HomeMy WebLinkAboutCDN 2017-02-13 Item 2C - Ordinances - Landscape Regulations Update (3 Ordinances) City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Community Development and Neighborhoods Committee
FROM: Jack Pace, DCD Director
BY: Carol Lumb, Senior Planner
Andrea Cummins, Urban Environmentalist
CC: Mayor Ekberg
DATE: February 7, 2017
SUBJECT: Update of Landscaping Code—TMC 18.52 and Associated Ordinances
ISSUE
Complete the process of updating Tukwila's landscaping regulations,found in TMC 18.52, and review
and adopt two additional ordinances that move provisions not related to landscaping from TMC 18.52
to other sections of the Zoning Code.
BACKGROUND
The current landscaping regulations were adopted 18 years ago in 1999,with only minor revisions to
the Chapter since. Recognizing the sensitive nature of the policy decisions to balance environmental
quality, property rights,aesthetics,and natural functions,the Council developed a three phase update
process:
Phase 1: Policy Development by the Tree and Environment Advisory Committee
Ateam of Tukwila residents, business and professional experts, and Planning Commission and City
Council representatives met from September, 2012 to May, 2013 to develop goals and policies on
the natural environment and urban forestry forthe Comprehensive Plan.
Phase 2: Update of the Natural Environment Element of the Comprehensive Plan
The Planning Commission and City Council reviewed policy direction from the Advisory Committee
and adopted the revised Natural Environment Element,June to December, 2013.
Phase 3: Align the regulations in the Zoning Code with the Comprehensive Plan
The Tree and Environment Advisory Committee reconvened in September and October, 2o16 to
review and revise a staff proposed draft of the Landscaping Code. The Planning Commission held a
public hearing on November 10, 2o16, made a few revisions to the draft and then forwarded their
recommended code to the City Council for its review.
DISCUSSION
The updated Tukwila Comprehensive Plan has the following goals and policies regarding urban
forestry,which in turn relate to the City's landscaping and tree regulations.Any proposed regulation
must implement and be consistent with these policies.
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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 4.23
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: %increase from 20%to achieve 23%cover
Heavy Industrial zones:l%increase from 9%to achieve 1o%cover
Tukwila Urban Center and Tukwila South:5%increase from 130/0 to achieve 3.8%cover
Office and Commercial: %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 1'x.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)
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 1-�.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.
A13.6 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.
413.7 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.
41 .:Lo 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 1 .11 Evaluate current parking lot landscape requirements to identify opportunities to
increase tree canopy.
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INFORMATIONAL MEMO
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Goal 4.14
Tukwila's streetscapes and landscaped areas are sustainable and attractive,and its
urban forest is healthy,diverse,and safe.
4.i4.3 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.u.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.u.6 Modify landscape code to require diversity of tree species in landscape plantings
and consideration of species already present in the vicinity.
4.3.4.7 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.
Several important points should be noted:
• In single family residential areas,the landscaping code applies only to non-residential
development such as religious facilities,schools, libraries, etc.
• For sites with non-conforming landscaping,a requirement to bring the landscaping into
compliance is only triggered when a site is being upgraded or redeveloped.
• No change is proposed to the City's nonconforming regulations at TMC Chapter 3.8.70.
SUMMARY OF PROPOSED CHANGES TO LANDSCAPING CODE
Much of the proposed new landscaping code has been modeled on landscaping requirements in TMC
3.8.28,the Tukwila Urban Center chapter,which are the most recent Council-approved landscaping
standards for the City. In addition,staff incorporated best practices from other jurisdictions and
comments from Puget Sound Energy(PSE).Attachment B to this memo is an annotated draft of the
landscaping code,which provides sources of the material and notes changes to the initial staff draft.
TMC 18.52.010. Purpose: Expanded to add references to the new Comprehensive Plan goals and
policies related to urban forestry, low impact development and to recognize the benefits that trees
provide to the built environment.
TMC 18.52.020. Landscaping Types: Includes standards for trees, shrubs and groundcover and
describes Types I, II, and III landscaping, as well as the landscaping required in parking lots.The
standards for street trees in the public frontage are a mix of language from TMC 3.8.28 and new text,
drawn primarily from the landscaping and tree code of Tigard, Oregon
TMC 18.52.030. Perimeter and Parking Landscaping Requirements by Zoning District:This is a table
that identifies the amount of landscaping required for the front, side and rear of properties in each
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INFORMATIONAL MEMO
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zoning district as well as any required parking lot landscaping. Proposed revisions are highlighted in
yellow and strikeout/underline indicates where the amount required has been increased.
A major proposed change is to require parking lot landscaping in all industrial zones.The code allows
flexibility in where this landscaping is located—either in the parking lot or clustered to accommodate
uses on-site.Another proposed change is to require landscaping in parking lots of 20 or fewer stalls.
The Annotated Draft Landscaping Code shows both the proposed and existing landscaping
requirements for ease of comparison. Finally,the table includes a number of footnotes—notes 1-io are
carry-overs from the current TMC 18.52.
TMC 3.8.52.040. Screening and Visibility: Most of this subsection is from either the existing TMC 18.52
or from TMC 18.28 Tukwila Urban Center chapter.The Visibility section is from the Crime Prevention
Through Environmental Design standards found in TMC 18.28.
TMC 3.8.52.050. Significant Tree Retention:This combines the current code in TMC 18.28 and
language taken from the Tigard, Oregon landscaping code. Retention of significant trees is incentivized
by allowing retained trees to be counted towards required landscaping. For each two percent of
effective canopy cover provided by retained trees the applicant would receive a two percent reduction
in the minimum landscape requirements. Up to 20%of the minimum landscape requirement may be
met this way.
TMC 3.8.52.o6o. Plant Material Requirements and Tree Standards: Most of this subsection is drawn
from TMC 18.28.The proposed code requires diversity of trees and shrubs,with guidance from the City
of Portland's landscaping code. Item#9 in this subsection includes language added by the Planning
Commission to address low impact development at the recommendation of Public Works.
New to the code are tree standards based on the stature of the tree. Large stature trees are preferred,
but it is recognized that not all sites can accommodate or are appropriate for this size tree, such as
street trees in the right-of-way.
TMC 3.8.52.070. Soil Preparation, Planting, and Irrigation: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.
TMC 2.8.52.o80. Maintenance and Pruning:The language of this new subsection on plant
maintenance is taken primarily from TMC 3.8.28 with some revisions by the Advisory Committee and
suggestions from PSE.
TMC 3.8.52.ogo. Landscape Plan Requirements:The language in this subsection is a mix of current
landscape code,TMC 3.8.52 and language from TMC 18.28.
TMC 3.8.52.3.00. Procedures: Identifies criteria for the consideration of landscape modifications and
establishes penalties for violations of the landscaping code.
The items in the current TMC 3.8.52 that do not apply directly to landscaping(TMC 18.52. o6o,
Recreation Space Requirements through TMC 3.8.52.ogo, Design of Collection Points for Garbage and
Recycling Containers)will be moved to either the multifamily district chapters,TMC 18.12 and TMC
18.14 or TMC 18.50, Supplemental Development Standards.
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FINANCIAL IMPACT
No direct financial impact to the City is expected due to these regulatory changes.
REQUESTED ACTION
The Committee is requested to review the proposed ordinances and forward them to the February 27,
2017, City Council Committee of the Whole meeting for a public hearing, review and possible adoption
by the Council on March 6, 2017.
ATTACHMENTS
A. Comprehensive Plan Goals and Policies
8. Annotated Draft Landscaping Code
C. Draft Ordinance Amending TMC 18.52
D. Draft Ordinance Amending TMC 18.12 and TMC 18.14
E. Draft Ordinance Amending TMC 18.5o
F. SEPA Documents
G. Tukwila Tree and Environment Advisory Committee Notes
H. Public Comments
I. TMC 18.52, Landscaping Code
J. TMC 18.28,Tukwila Urban Center
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Attachment A
NATURAL ENVIRONMENT
Urban Fps r2s�l"rY
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.
POLIC1 ES
4.12.1 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.
i > ' Ensure that the benefits of trees are factored into site design and permit decisions.
.T ?-s, 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.
4,12,5 Educate the public,elected officials and City staff about the importance of and benefits
provided by trees in Tukwila.
4 2 a Develop tree valuation methods to reflect the value trees provide,for use in assessing
fines,determining damages or estimating loss of tree benefits.
4, 2 7 Identify funding sources to support urban forestry planning and management,and
establish an urban forestry budget and account.
4,.c 7, Consider developing an"exceptional"or"heritage"tree program to foster tree appreciation
in the community.
Encourage public involvement in urban forest stewardship through volunteer events,free
training workshops,and other means.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-22
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26
NATURAL ENVIRONMENT
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 of 47%
Medium-and High-Density Residential: Maintain current City-wide coverage of 40%
POLICIES
4.13.1 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.
4.13.2 Improve retention of trees on steep slopes.
*
NOTE.• Some public rights-of-way(such as WSDOT's)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
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t.
ENVIRONMENT NATURAL
i
4.13.3 Continue to protect trees in sensitive areas and the shoreline through relevant regulations.
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.
4.13.5 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.
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.
4.13.8 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.
4.13.9 Collaborate with other government,non-profit organization,school and private sector
entities,to promote urban forest management and restoration.
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.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-24
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ENVIRONMENT NATURAL
t
GOAL 4.14
Tukwila' streetscapes and landscaped areas are sustainable and attractive,
and its urban forest is healthy,diverse,and safe.
POLICIES
4.14.1 Develop tree/urban forest inventories and assess the health of trees and forests in
Tukwila's public spaces.
4.14.2 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.
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.
4.14.5 Develop a mechanism to ensure that tree removal and maintenance companies have the
necessary qualifications and liability insurance to work in Tukwila.
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.
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
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NATURAL ENVIRONMENT
I
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.
4.14.10 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
I' 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.
I- Prepare and make available technical guidance for homeowners on tree selection,planting,care,
pruning,selecting a good arborist,and identifying and controlling invasive plants.
L" 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.
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.
C Expand the annual Arbor Day celebration to widen public participation;
` 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.
Develop mechanisms for monitoring tree canopy growth,removal and replacement-in addition
to periodic tree canopy assessments-using GIS and remote sensing methods;
Al Review and amend,as necessary,SAO and Shoreline regulations to ensure consideration of tree
retention, particularly in steep slope areas.
TUKWILA COMPREHENSIME PLAN - OCTOBER 2®13 PAGE 4-26
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NATURAL ENVIRONMENT
f? Incorporate requirements in geotechnical studies to ensure evaluation of the role trees play in
slope stability.
I'] Develop incentives for increasing retention of trees on steep slopes.
I 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.
l: 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.
L Revise City regulations to allow assessment of fines or requirement of financial guarantees in the
enforcement of corrective actions.
' ' 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.
C 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.
C 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.
F- Develop street tree regulations that prioritize shade over ornamental needs.
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-27
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NATURAL
RELATED INFORMATION
Natural Environment Background Report
Tukwila Sensitive Areas Map
Tukwila Shoreline Master Program
WRIA 9 Salmon Habitat Enhancement Plan
Abandoned Underground Coal Mine Hazards Assessment Report
Tukwila Urban Tree Canopy Assessment
Tukwila Municipal_Code,_Chapter 18.45
TUKWILA COMPREHENSIVE PLAN - OCTOBER 2013 PAGE 4-28
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,(Attachment B
TMC CHAPTER 18.52: Landscaping
18.52.010 Purpose
18.52.020 Landscaping Types
18.52.030 Landscaping Requirements by Zone District
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;
• Establish 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 Landscaping I I VpeS - Commented[CL1]:Mix of 18.28.230 and new text.
A. General Standards for All Landscaping ypeS ,,- Commented[CL2]:New section that consolidates the
language describing Types 1,II,and III landscaping that was
1. Trees repetitive.
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, let.) or the planned tree location does not _ - Commented[CL3]:From second sentence of 18.28.240
permit this size tree at maturity. s•1.i.
2. Shrubs:. Shrubs shall be spaced based on the mature size of the plant material selected
and shall achieve a continuous vertical laver within three(3)years.The shrubs will
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provide 4 feet clearance when mature when adjacent to'any fire hydrant or fire
department F onnectloH. =---------------=--------------==------- - Commented[CL4]:Last sentence added at request of the
--- ---
`3. Groundcover: ,Fire Dept.
a. Sufficient live qroundcovers of varying heights,colors and textures to cover,within
three 3 ears 100%of the yard area not needed for trees and shrubs.
b. If grass is being used as the groundeover,a four(4)ko diameter ring of bark mulch -- Commented[CLS]:Revised by Committee to increase size
is required around each tree. of ring from three feet to four.
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 eSlq-- -- Commented[CL6]:This language added to allow this
---------------------
reduction only if there is no parking between the building
_---—- and the front landscaping.
B.Type I-Light Perimeter Greening
------------------------------- - Commented[CL7]:The description of landscaping types
is drawn from TMC 18.52.030 and 18.28.230 B.
1._The purpose of Type 1 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.
C. Type II-Moderate Perimeter Greening. - Commented[CL8]:The text in C.generally from
---------------------------
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 signage.
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 Greening. ----------------------------
_. --,-- Commented[CL9]:The teat 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).
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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 encoura ed.Surface water
management design may also be combined with landscaping in parking llot In industrial_ - Commented[CL10]:18.28.240 B.6.b.(3)po tion.
districts C/LI LI HI MIC/L MIC/H clustering of interior parking lot landscaping may be
permitted to accommodate site sa -- ,Commented[CL11]:Last sentence in E.1-New text to
allow 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
echni ueS' -- .Commented[CL12]:18.28.240 B.6.b.(4)
b. Landscape islands shall,be placed at the ends of each row of parkinq to votect
asked vehicles from turning movements of other ehicle _-- Commented[CL13]:18.28.240 B.6.b.(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,
with the remaining area to contain a combination of shrubs livinq groundcover,and
Ulch''and -- Commented[CL14]: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 spacinq 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
laced at a minimum of one for every 15 parking ktallq. _________ __________- Commented[CLls]: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 echnigues as set forth _-- .Commented[CL16):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 ee. -- Commented[CL17]:S.a.and b.from Maple Valley
---- landscape code
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b. No plant material greater than 12 inches in height shall be located within two feet of
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 bV automobiles.Where
bioretention is used curb cuts shall be placed to allow stormwater runoff from
ac'acent pavements to enter the bioretention Stem. - - - -- ,-- .Commented[CL18]: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._ Parkinq lot landscape design shall accommodate pedestrian FirculatlOn- -_-________,-- Commented[CL19]:Added based on discussion by
Advisory Committee 10/4/16.
F. Street Trees in the Public Frontage.
1. Street tree spacing.
a..Street treespacing in the public frontage shall.be asspecified in TMC Section
18.52.060 B.2.based on the stature size of the kreed- - _ _-—-- Commented[CL20]:l.a is revised from 18.28.240 B.8.
b. Spacing must also consider sight distance at intersections drivewa locations and text
utilitV conflicts asspecified in TMC Section 18.52.060 13.0. ____-- Commented[CL211:18.28.240 B.B.last sentence
C. Street trees in the,public frontage shall be planted using the following eneral spacing_-- commented[CL22]:This text from 18.28.2408.8.b.with
standards: "general"text added at request of PW.
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).
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 si na a to avoid _
future conflicts with mature trees and landscaping -- Commented(CL23]:New text to ensure sign location is
considered when landscaping plan is developed. Key Bank
2. Tree grates. on TIB example of where this did not happen.
a. Tree grates are not encouraged, but when used,shall be designed(so that sections of_-- Commented(CL24]:Text from 18.28.240 B.&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 f6'x 61.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.
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a. Street trees are subject to the plantinq, 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 tandard-9. ,= Commented[CL25]:New text—City of Tigard Urban
• Uttigg Forestry Manual,pg.2-2.H.
Tom __._� w_ _��" _ __t Commented[CL26]:First sentence is from TMC
b. The.following standards apply to street tree rflaintenancel:-_ 11.20.150. .
i. Street trees shall be maintained consistent with International SOCIEtV Of `Commented[GA27):Deleted by Planning Commission
Arboriculture BMPs. Should be clarified,how does this work in practice?
ii. Street trees shall be maintained in a manner that does not impede public Commented[CL28]:Items c.-iii.-vii.-areirom City of
street or sidewalk traffic,consistent with the specifications in the Public Tigard urban Forestry Manual,pg.2-3.
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 1 8.06. X -- Commented[CL29]:The City currently uses the term
"hazardous tree"-however,the professional arborist
4. Trees planted in a median shall be appropriate for the plantina environment and meet the industry uses the term"defective tree"instead. The
following re uirement : definition will be revised to be called"defective tree",a
___ more accurate term.
a. Trees shall be consistent with previously approved median tree illini given space
constraints for roots and branches at maturity. commented[CL30]:4.a.and b.from City of Tigard
Urban Forestry Manual,(D.1-2,pg.4-1). Remaining text
b. Medi�lantinos shall provide adequate species diversity citywide and reasonable 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.
d. Structural soils shall be used to avoid the need for root barriers and to ensure the
success of the median plantings.
e. AnV median tree that.is removed must be replaced within the same.rriedian unless
spacing constraints exist. Replacement trees shall be of the same stature or greater
at maturity as the removed tree, consistent with other space 1considerationj --_ ;_- Commented[CL31]:Text of"consistent with other space
considerations`-added by Advisory Committee.
18.52.0320 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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Landscape Requirements by Zoning District(LFF=linear feet; SF=square feet)
r ZONING FRONT- - LANDSCAP . CANDSCAP'LANDSCAOE L�A�NDSCAPE CURRENT PROPOSED
i DISTRICTS YARD E TYPE E FOR SIDE FOR REAR I TYPE FOR LANDSCAPING LANDSCAPING
(SECOND FOR YARD ILF ! YARD SID IREAR REQUIRED FOR PKG FOR PARKING__ Commented(CL32]:To increase tree canopy per
------
FRONT) FRONTS LF I LTS' LOOTS _ Comprehensive Plan goal of 3%for commercially zoned
SF � t properties,propose increasingfront landscaping and adding
None for up to 20 side and rear landscaping in some districts.Where changes
C 20 stall for in the amount of landscaping is proposed,the change is
stalls; non- highlighted in yellow.
-7 1stall for 21-40 residential Commented[CL33]:This column is added for ease of
LDR(for stalls,- u comparing current parking lot landscaping requirements
uses other 151 Type I 10 10 Type I 12 1stall>40 stalls 15/stall if with proposed parking lot landscaping.It will not appear in
than PIUs perimeter the final table.
residential) landscape strip parking is
minimum of 2 LF placed
with average of 5 behind
_ LF width building
MDR _ 1 1511.11 Type I 10 10 T I Type I Same as LDR r Same as LDR
HDR 151•2.11 Type I 10 30 Type I Some as LDR Same as LDR
None for up to 20
stalls,
-10 1stall for 21-40 I
stalls,
I ; !
� I -Minimum of 200 i
I I I SF of interior
t landscaping plus 120/stall
151stall>40 stalls. p adjacent to
l I For areas placed 15/stall if
MUO 15(12.5)2 T e P �"11
Type P behind buildings or '
Type YP 9 Commented[CL34]:The current five feet is proposed to
parking is—'
otherwise screened be increased to six feet as this is the minimum area needed
placed for a large stature tree.
from streets,parks , behind
I and City trails,the
iinterior landscape I building
I
i
' requirement is
i 1 I reduced to a
' minimum of 200 SF i
plus 10 SF for each ,
kg.stall over 40.
0 - X15(12.5)1 Type F 6 54- ^!6 5° fi- Type 17 Some as MUO Same as
MUO
RCC 20(10)1•' T Type P 5°! 6 1011 {Type II ry Some as MUO T Same as
NCC 10&4 Type P,13 04 iDa,ii Type II Some as MUO Same as
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For areas
f adjacent to public I
or private streets,a
f minimum of
I
f f 15 1stall;
I I For areas placed
!' RC 10 I Type I" 6 � Type IIB behind bldgs.or Same as
I otherwise screened MUO
I from streets,parks
r
1 i and City trails,
I l minimum 10 SF of
I I interior landscape
I
— t !required/stall 1
RCM 101f Type 1 6 5° 04 Type IIB Same os RC Same as
MUO
I
15/stall
_
C/LI 15 a I Type 116 I L 5s''� 05.12 Type IIB I Same as RC 10/stall for
pkg placed
I behind bldg..
15/stall
Ll 15i�-.&: Type II 0°_12 0°'12 Type III None 10/Stall for Commented[CL351:Front landscaping is being increased
- ---- - ----- ----- --------pkg-placed—" h
and parking lot landscaping is being added to achieve
behind bldg. Comprehensive Plan goal of 3%increase in tree canopy by
HI 15 3O _Type II -04-12 J 0°'12 T e III I None ' 15/stall 2034 in light industrial districts.
------vp-----1-----------=--------
Commented ICL361:Front landscaping is proposed to
MIC/L 10_5 B Type II Os,lz Os,lz Type III None 10/stall ncrease and parking lot landscaping is being added to
achieve Comprehensive Plan goal of 1%increase in tree
MIC/H 103 B I Type II Os,lz I Os,lz Type III iuNOne v 110/stall canopy by 2034 in heavy industrial districts.
TUC See TMC Chapter 18.28 Same
PS _-) 152_3 I Type II 10° :0° Type III 1 S_a_m_e as R_C I No change_"" Commented[GL37]:landscaping required in TVS and
TSO is subject to the Tukwila South Development
T$I 0 15'2 Type I O10 O10 Type III +Same as RC No Change Agreement and Tukwila South Master Plan—any changes to
landscaping widths will be addressed through future
amendments to the Development Agreement.
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Table 18-XX
-- Commented[CL38]•Notes 1,2 4-10 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
ommunit;garden may be substituted for some or all of the landscaping_In order to qualify,a_-- Commented[CL39]:till 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
�ie clustered to permit truck movements or to accommodate other uses comm_o_n_ly found in__- commented[cLao]:#12 ached to provide flexibility for
these districts rf the crltena m TMC Section 18.52.070 A.2.C.are met. the location of landscaping in industrial districts.
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13.For NCC and RC zoned parcels in the Tukwila International Boulevard District, the Fr-on _- Commented[CL41):This language added to be
landscaping maybe 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 International Blvd.
off-street parking areas is provided.
—-' Commented(GA42t:Move this section before the table
t
1 Fees
A44—FA Af Fee
PGFFn
c The
,Withip
o In-i
plant FnMe�al
o if
13.Type Light Perimeter S
b. ()Re 6hFiAb peF iseven"Rear feet.
G. GFE)UREIGeV8F.
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FAWIGh; d
FA-00-he plaGed B*RgGf'gReiOF9VBFY40pag�6Rg6paGeS.
pedestFiaR path6-
saandaFd61
4. At 4east five feet fFem undeFgrbund utility lines-
iv. At leat6t seven.and one half feet fFam driveways.
V. At leas!thFee feet#em pad MOURted traRsferrnm(except 4 0 feet iR fFORt
#orassess).
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y* At least few feet fr6rn fiFe hydFaRt6 and-
0. MaRtiRg and lightiRg plaRS 6hall be G9OFd_.iAa#A_d_ F-;Q- that#996 aF9 RGI planted
19 Gi-44*9 RG WhOF8 lh6y Wall 9b6tF61GI e*06tipq 9F planned MF881 9F site lightiRO,While
2i TFee gFate6.
grate�a in
-b. 1.4he-A us�ed,tree gFate6 and land6Gaped tMe%vells,shall bA;; minim-rim 26 6quaFe feet
defined in T-MG
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18.52.040 Screening and Visibility
A. Screening
1. Screening of outdoor storage, mechanical equipment and garbage storage!areas and --__ Commented[AC43]-Taken directly from current code,
fences: 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 Falls7, ———————————————,-— Commented[CL44]:18.52.040 F.
c. Fences. All fences shall be placed on the interior side of any required perimeter
IdndScalziing_ - -- _-- .Commented[CL45]:18.52.040 G.
1
2. A mix of evergreen trees and evergreen shrubs shall be used to screen blank _alls._______ Commented[CL461:18.52.030 D.2.and 1s.zg.oaD 6.1.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(CL47]:Last sentence is from Crime
Prevention Through Environmental Design guidance.
B. ISI[)1[It�1 ------ -------- - -------.-- Commented(CL48]:Visibility subsection is from
18.28.240 8.2.The CPTED portion related to pruning of
1. Design of new landscaping and maintenance of existing landscaping shall consider plant material has been moved to its own subsection under
Crime Prevention Through Environmental Design (CPTED)principals and visibility for TMC 18.52.080 below.
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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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 07adAy1rigi -- Commented[CL49]:A.is a mix of TMC 18.52.030 D.10
diseased,or a nuisance species,as identified in the Tukwila Approved Tree List,and that and 18.28.240 B.11.
do not pose a safety hazard,Er conflict with overhead utilitv iis!as determined by the __. Commented[CL50):Added at request of P5
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.(50 -- Commented[AC51]:Revisions to TMC 18.54,the City's
tree regulations,will propose tree protection requirements.
B. Retained significant trees may be counted towards required landscaping; For each two -- commented[cLSZ]:From Tigard Municipalcode-
percent of effective canopy cover provided by preserved trees incorporated into a 18,790.050 CA-modified to allow 2%reduction in
development plan, a two percent reduction in the minimum landscape requirement may required landscaping rather thanTigard's 1%reduction
be granted. No more than 20%of the minimum landscape requirement may be reduced allowance.
for any one development.Approval is required per TMC Section 18.52.100.
C. The area designated for protection will vary based on the tree's diameter, pecies, age, ,- Commented[CL53]: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 WwR. ---------------------------------_-- Commented[CL54]: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 Association s-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 of Commented[CLSSI:From 18.52.030 DA.
2. Evergreen trees shall be a minimum of 6 feet in height at time of plantin _______-____-- Commented[CLS6]:18.52MO 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 beat least 18 inches in height,and full and bushy at time of lanting. _ - Commented[AC57]:Consistent with TMC 18.28 and
current TMC 18.52 standards.
5. New plant materials shall include native species or non-native species with lower water
re ulrements and that are adapted to the climatic conditions of the Pu et Sound Re IOn. -- Commented[AC58]:Revised based on Committee
- -- ----- p----
---------------------g-- oundR g---
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
pecles-_ -- Commented[CL59]: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 Portland'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 lante ____—-- Commented[CL60]:18.52.030 B.S.
7. Plant materials shall be selected that reinforce the landscape design concept, and are
appropria a to their location in terms of hardiness,cultural.requirements,tolerance to _-- commented[cL61]:TMC 18.28.240 8.1.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 FmendE'd. -— Commented[CL62]:TMC 18.52.030 D.1,.
9. Plant material requirements for bioretention facilities shall be in accordance with the
City's Bioretention Plant I-t,unless approved by stafft��fFe :--------------- -- ,Commented[CL63]:OTAK-NPDES permit language
Commented[CL64]:This language added by Planning
10.Non-developed site areas,such as utility easements,shall be landscaped and/or treated commission on 10/27/16 when reviewing revisions to
ith dW6t and erosion control planting r surfacin such as ever reens, roundcover, —— landscape code to implement Low Impact Development
--------------------9-------9---------9----g----- - amendments to code.
shrubs,trees,sod or a combination of similar materials. In areas with overhead HER
lines, no shrubs or trees shall be allowed that could mature-over 20 feet-feet Commented(CL65]:Slightly revised text from TMC
to height I Trees should not be lanted within 10 feet of _ le.sz.oaol.
- – — .._ •�--------------P_- ...-----------
underground utilities,such as power,water, sewer or storm dranage pipes. Commented[CL66]:Text revisions suggested by PSE
B.
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 oll g: __ -- Commented[CL67]: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 osslble:- _- Commented(CL68]: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 tanddfdS:- - ,,- Commented[CL69]: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 Fcessary__ - Commented[CL70]:Sentence uptothis point from
learances'4ek N, —— Tigard Urban Forestry Manual pg.2-2,p8.
----------------------------------------------
Commented[AC71]:Highlighted wording and deletion of
5. Root barriers may be installed according to the manufacture's specifications when a tree "height"at suggestion of PSE
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 Cit 's nvlronmentalist+. ___- ,- Commented[CL72]:p5 a blend of language from Tigard
Urban Forestry Manual pg.2-2,G.and staff language.
6. Low_water_usa-e s ecies are encouraged in-order-to minimize future irri atlon --_- __-- Commented[CL73]:The Advisory Committee substituted
requirements,except where site conditions within the required landscape areas ensure the phrase"low water usage"for the phrase"Drought
adequate moisture for rowth. tolerant".
Commented[CL74]•Items k6 from 18.28.240
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 ain.-----_-- Commented[CL757:From 18.28.240 C.2.,.
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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 oil;volume, _- Commented[CL76]:18.28.240 8.3.
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 D_Irectto7j Commented[CL77]:Language is mix ofTUC landscaping
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 031--______________- Commented[AC78]:Added 2.to acknowledge soils 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 PIR._ _— Commented[CL79]: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 Inche . _- commented[CL80]:4.from 18.28.240 B.3.c.
5. Installation of landscape plants must comply with BMPs including_____________ __- commented[CL81]:S.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. f rriclation.- l-- Commented[CL82]:B.from 18.28.240 B.4.except N3
- -
----------------------------------------------- _ below b y
' is new text added 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 including BMPs for daily timing of irrigation to optimize water .
infiltration and conservation.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.
a-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
eriod. ---------—-- Commented[CL83]: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
�mplanting areas free of weeds and trash and replacing any unhealthy or dead plant
aterlalS. Commented CL841:19.29.240 C.9.a.
B. Green roofs or rooftop gardens shall be maintained to industry standards and any dead
or dying plant material Leplace _----- -- --------------------------;-- Commented[CL85]:New language based on Advisory
Committee discussion 10/4/16.
C. Pruning of trees and hrubs is only allowed for the health of the plant material,to -----—,- Commented[CL86]: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
,pecificatZ7,as it now reads and as hereafter-amended----------------------—-- Commented[CL87]:18.28.240 B.9.b.
D. No tree planted by a property owner or the City to fulfill landscape requirements, Of any -J,- Commented[CL88]: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 18.52.100.6,
Violations.
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E. Private property owners shall collect and roper) dispose of all landscaping debris. _-- Commented[CL89]:New text to address problem of
Private property landscaping debris shall not be placed or blown into the public right of private property owners blowing debris into City ROW for
way for City collection.Violations will be subject to code enforcement action per TMC City collection.
Chapter 8.45.
F. Trees along the street frontages,as they mature, shall be limbed up, using rope)ISA _- Commented[CL90]:F.and G.are from the OPTED
pruning techniques,to a minimum height pf 8-18 feet depending on location of tree(over _ guidance in 18.28.240 B.2.
sidewalk, adjacent to road etc.)to allow adequate visibility and clearance for vehicles. Commented[CL91]:Revised from 18.28.240 B.2.based
Trees may be pruned to improve views of signage and entryways by using such on input from Public Works staff.
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.
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
direct of-by a certified arborist_The crown shall be maintained to at least 2/3 the _ - Commented[AC92]: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�g
too-close-to-overhead to_overhead or_under ground utility line obstruct views of traffic, d_)_ -- Commented[AC93]:Added at the request of PSE
Commented[CL94]:New text to address frequent
B. A Washington State licensed landscape architect or other accredited landscape design reasons given for requests to remove mature landscaping
rofessional shall prepare_the landscape plans in accordance with the standards herein_. on a,project site.
Detailed plans for landscaping and screening shall be submitted with plans for building FC.mmented[CL95]:All but last sentence in B.is from
and site improvements.The plans shall, at a minimum, include the type, quantity, spacing SDA. New handout will be prepared with list of
and location of plants and materials;typical planting details;soil amendment/installation; hat must be included on landscape plan.
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
Declaration submitted by_the owner or owner's agent prior to issuance of the Certificate_ _,- Commented[CL96]:Most of C.from 18.26.240 B.S.
of Occupancy.Any plant substitutions shall be noted on the Declaration. If necessary, Underlined text new to reflect current requirement when
due to weather conditions or construction scheduling,the installation may be postponed Landscaping Affidavit is completed&provided to City.
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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18.52.100 Procedures
A. Landscape MOdlf_IC8t1or1S_____________________________ __________—-- Commented[CL97]:This section identifies what types of
modifications will be considered,the process for reviewing
1. The following modifications to the requirements of this chapter may be considered either and establishes review criteria.
as a Type 2, Special Permission Director decision,or through design review if the project
is subject to that process.
a. Modifications to the requirements of Type I, II,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 HDR,.jn addition, ,-- .Commented[CL98]:18.52.020 B.
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 II
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,y Of bioretention facility _rOPOSed and proposed use_ ,-- Commented[CL99]:New language to address issues the
d. Credit for retained significant trees towards landscaping requirement. Advisory Committee discussed regarding the different
configurations of bioretention facilities,some of which
Wouldn't really look like a landscaped area.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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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 18.52.100 Commented(CL100]: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 11
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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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 rOf eC - Commented[CL101]:This provision added by Advisory
Committee.
B. - IOIV atI S ----------------_-- .Commented[CL1021:New subsection that identifies
what is a violation of the landscaping code and what the
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 ateriklk7- --_ - Commented[CL1031:New violation item.
2. Penalties: In addition to any other penalties or other enforcement actions,an Lpe js n--l,- Commented[CL1041: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 assessed against the property bwne as set forth below._Each unlawfully _ -__. Commented[CL105]:Added by the Planning Commission
removed or damaged tree shall constitute a separate violation. at their meeting on 11/10/16.After further consideration,
staff suggests going back to the language as previously
a. The amount of the penalty shall be assessed based on the table below.The Director written.
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 Allowable Fines per Picilatiorl. - Commented[CL106]:From Federal Way Tree Code;City
of Kirkland has similar monetary penalties.
Removal or damage of trees or specimen $1,000 per tree, or up to the marketable value "or specimen shrubs"added by Advisory Committee.
, hr rubs without applying for and obtaining of each tree removed or damaged as
required city appro yal 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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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 Re lacement Requirements
Diameter'of Tree Removed Number of Replacement Trees Re uire
p Iq�E( - Commented[CL106]:The current landscaping code does
(`measured at height of 4.5 feet from - not provide specific penalties for the removal of required
the round) trees.This chart mirrors the tree replacement ratios
4-6 inches(single trunk) 3 required in the shoreline regulations. Requiring
replacement trees is a way to replace lost tree canopy due
2 inches(any trunk of a multi-trunk tree to tree removal without a permit.
Over 6-8 inches 4
Over 8-20 inches 16
Over 20 inches 8
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, as other-wise- , Commented[CL107j: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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Attachment C
DRAN T
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, ADDING A NEW DEFINITION
RELATED TO TREES TO BE CODIFIED IN TUKWILA
MUNICIPAL CODE CHAPTER 18.06; AMENDING VARIOUS
ORDINANCES AS CODIFIED IN CHAPTER 18.52 OF THE
TUKWILA MUNICIPAL CODE TO RECODIFY VARIOUS
SECTIONS AND TO ESTABLISH NEW LANDSCAPE
REQUIREMENTS; REPEALING VARIOUS ORDINANCE
SECTIONS TO ELIMINATE EXISTING TUKWILA MUNICIPAL
CODE SECTIONS 18.52.035 AND 18.52.040; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila's current landscaping standards were adopted in 1999, with
minor amendments since that time; and
WHEREAS, new Comprehensive Plan goals and policies establish tree canopy goals
for all zoning districts; and
WHEREAS, the Comprehensive Plan recognizes trees for their benefits to the
environment, urban infrastructure and their aesthetic value; and
WHEREAS, Tukwila's streetscapes and landscaped areas should be sustainable and
attractive and its urban forest healthy, diverse and safe; and
WHEREAS, the Comprehensive Plan directs that new landscape standards be
developed to require diversity of tree species in landscape plantings and consideration of
species already present in the vicinity; and
WHEREAS, the Comprehensive Plan requires the establishment of minimum
standards and specifications to ensure long-term tree health for street trees and required
landscape trees including minimum soil volume, soil quality, plant quality, planting
techniques, irrigation, mulching, and tree pruning; and
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55
WHEREAS, the Comprehensive Plan directs that flexibility be included in the
landscape code to promote increased tree planting and reward the preservation of existing
healthy trees; and
WHEREAS, the Comprehensive Plan directs that opportunities be identified to
increase tree canopy in parking lot landscaping; and
WHEREAS, the Comprehensive Plan requires that criteria be established for
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; and
WHEREAS, it is important that required replacement trees at maturity have equivalent
or larger canopies than the removed trees, except where existing or future infrastructure
and/or public or private utilities impede the planting of large trees; and
WHEREAS, where required trees cannot be accommodated on-site, procedures for
off-site planting of replacement trees or payment into a dedicated tree replacement fund
should be established; and
WHEREAS, increasing the amount of tree canopy throughout the City supports the
low impact development goals of the Comprehensive Plan and the City's National
Pollution Discharge Elimination System permit; and
WHEREAS, the Tukwila Tree and Environment Advisory Committee, composed of
citizens, business representatives, environmental professionals and City officials, met in
September and October 2016 to review and provide guidance on landscaping regulations,
which were forwarded to the Tukwila Planning Commission for review; and
WHEREAS, on November 10, 2016, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and at that meeting adopted a motion recommending the
proposed changes; and
WHEREAS, on November 15, 2016, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non-Significance on the proposed
amendments; and
WHEREAS, in accordance with RCW 36.70A.106 and WAC 365-196-630, a notice of
intent to adopt the proposed revised development regulations was sent to the State of
Washington Department of Commerce and to other state agencies to allow for a review
and comment period, which comment period ended prior to adoption of this ordinance; and
WHEREAS, the Tukwila City Council, following adequate public notice, held a public
hearing on February 27, 2017, to receive testimony concerning the recommendations of
the Planning Commission;
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. TMC Section Adopted. A new section is hereby added to TMC
Chapter 18.06, "Definitions," as follows:
Defective Tree
"Defective Tree" means a tree that meets all of the following criteria:
1. A tree with a combination of structural defects and/or disease that makes it
subject to a high probability of failure; and
2. A tree in proximity to moderate to high frequency targets (persons or
property that can be damaged by tree failure); and
3. The hazard condition of the tree cannot be lessened with reasonable and
proper arboricultural practices nor can the target be removed.
Section 2. TMC Chapter 18.06, "Definitions," Amended. Ordinance No. 1758 §1 (part),
as codified in TMC Chapter 18.06, "Definitions," under the subparagraph entitled "Hazardous
Tree," is hereby amended to read as follows:
Hazardous Tree
See "Defective Tree." "1=azaFdeus ee meaR6 a tfee with a StF anti al defeGt E)
disease, or whiGh impedes safe vision or traffiG flGW, E)F othe i ntly poses a
threat to life 9F pFE)pe#y-.
Section 3. Chapter Title. Ordinance No. 1872 §14 (part), as codified at Tukwila
Municipal Code (TMC) Chapter 18.52, is hereby amended to retitle the chapter as
follows:
CHAPTER 18.52
LANDSCAPE REQUIREMENTS
Sections:
18.52.010 Purpose
18.52.020 Landscaping Types
18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone
District
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 Request for Landscape Modifications
18.52.1 10 Violations
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UADT9=D 48,F
f
SPA
Sees.
1 i2 ti's 01 n DuFpose
112 52 030 Perimeter I andsGape Types
18 52 non �a �.YVrz'j�°. Dl—r-raii�R^� ements
112 F7 n6n R�Ef�a�inavn vparc.�ce�,cr'ire{ e��
18.52.065 Light;Rg
18.52.080 ReGyGling-Sterage SmaGe for NOR Re ntial Uses
u r-
19.52.090 Design ef-Geeller--tion Points for Garbage and ReGyGliRg GGRta*4-�
Section 4. Repealer. Ordinance Nos. 2442 §2, 2251 §63, 2235 §14 and 1872 §14 (part),
as codified at TMC Section 18.52.035, are hereby repealed.
18 52 035 Interior Parking Lot I -andscapinn Requirement
Lan&Gapung within paFkuRg areas shall be provided as shewn be!
1. Requirements for each dip�n+ly sepaFa parking area within the LDR
-ror-c�avT�'�TT v�ry�cparu c�-Pc�'-''
zone for rises other than d welling units, and in the MDR and HDR zones:
aQ e 'c with to 20{ter aareas h up -20 PaFking -Sta!16-per ar mng aFea, ne rn-mt�rTiv�
londSGapinn is rervr rirerl
h. FeF areec� with Z21 40 parking ctak; area e g n�pparkjR 7 square foot of
, ,y r
G. For areas with inGFe than 40 paFkwng-stalls per parking area�square-
feet
GuedeliRes, r r for the ROFmal 15 squaFe feet to be providec1l),
d. All parking areas shall ha Aer landSGape strop a munimum of
meet wide with an -e i�lth of 5 foot
2. Requirements for e MLJQ, RCIG, and NCCz^vrpes:
:4. For lets with up to 20 parkiRg stalls, no interier landscaping us required.-
h. GZorr Irnk. �With C71 —40 parking stalls, minimum of—!G square feet of
interieF landSGape --q-i*Fed for eaGh parking stall eveF 20-.
n Cnr Into with more than 40 parkiRg 6tollc, o minimum of 200 square feet
of mnteruer landscape area plus 15 square feet for eaGh paFking stall ever 40 06 FequiFed.
streets, parks and Gity
plus 10 6quare feet for eaGh paFking stall E)veF 40.
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3_Requirements fGF paFkmng lets within the RG, RGM, CTLI, TSQ and
r
zones•
zv
rrc
a. F=Gr aFeas .djaGent to p blip OF private treets square
h. -f=GF aFea's placed behind buildings eF ethepwise SGTeene 7-TmTT StFeets
paFks and Gity trails of 10 square feet of interior landseape area is required
feF eaGh parking stall-.
4. Planting Stan/dwds:
area.paving. LandSGaped areas shall be plaGed at the ends of eaGh inteFier row in the paFking
aFea, w0th RG stall rnO-re than 10 stalls or 100 feet fFGm a landSGape
h The minim„m size for interior narking lot planting islands is 100 sg„ar
feet
G. PlantiRg islands shall b- a minim, rn of 6 feet in any dirention and
generally the length of the adjanent parking spans
d. Raised GUrbs GF GUFb steps shall be used around the landSGape
to prevent plant material from being 6tFUGk by automobiles.
e. A minimum of I reen or deniduo,,s tree is required per lanrlsnap
and Fnu'Gh-.
Section 5. Repealer. Ordinance Nos. 2251 §64 and 1872 §14 (part), as codified
at TMC Section 18.52.040, are hereby repealed.
A. Appropriate plant mateFials. New plant matw4s shall ;RG'ude native 6peGi
OF Ron Rative speGles that have adapted to the Gl*mat*G GonditiORS of the Puget Sound
Re&R and aFe suited to the plaRtiRg site, takiRg iRtc) aGGOURt final plaRt size, stresses
SUGh as heat or freezing, sp-aGe fer planting, overhead IiRes er undergFound utilities
wheFe sote Genditions within the Fequired land6Gape areas assure adequate Fno*6tuFe
seleGted fGF GOMpatibility with existing plant material eF stFeet trees-.
health and survival and shall ffiRGlude mRGGrpeFati0R and tilling iR Of argaRiG Material tG a
depth of 18 inGhes and MU'Gh;ng-.
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Section 6. TMC 18.52.010 Amended. Ordinance No. 1872 §14 (part), as codified
at TMC Section 18.52.010, "Purpose," is hereby amended to read as follows:
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;a4ke.
Regulate the protection of existing landscaping.
Establish requirements for the long-term maintenance of required landscaping.
Establish procedures for modifying landscaping requirements and penalties for
violations of the landscaping code.
Section 7. TMC 18.52.030 Amended and Recodified to TMC 18.52.020.
Ordinance Nos. 2251 §62 and Ord. 1872 §14 (part), as codified at TMC Section
18.52.030, "Perimeter Landscape Types," are hereby amended to recodify this section as
TMC Section 18.52.020, which shall read as follows:
18.52.020 PeFimeter Landscaping Types
A. General Standards for All Landscaping Types.
1. Trees.
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, etc.) or the planned tree location
does not permit this size tree at maturity.
2. Shrubs. Shrubs shall be spaced based on the mature size of the plant
material selected and shall achieve a continuous vertical layer within 3 years. The
shrubs will provide 4 feet clearance when mature when adjacent to any fire hydrant or
fire department connection.
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3. Groundcover.
a. 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.
b. If grass is being used as the groundcover, a 4-foot diameter ring of
bark mulch is required around each tree.
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 design.
AB. Type 1 — Light LandSGape Perimeter 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: A mix of deciduous and evergreen trees.ORe tree fnr oath 30
lineal foot of required perimeter eXGrIadring narb GUtc• a.n.
b. One shrub for e ic-h-p.etr 7 lineart feet_. of Fequired perimeter eXG'ud*ng
nUrb nUtc or a planted berm at least 24 innhes high• apt
c. c
'�Groundcover t„ Gover 90 of the landscape area within thrcQ
years.
•BC. Type II — Moderate LansGape-Perimeter Screening.
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: A mix of deciduous and evergreen trees. nne tree for eanh 200
line l feet of req aired perimeter excluding ni orb n�Ito; and
Trra.-G'rrcccvr'rcc�ulrca-perrrrcccr-gin ...y ......... ......�..., and
b. One shrub fer eaGh 5 per 4 lineart feet, of regUired perimeter excluding
curb cuts;L-�_
c. Living-Groundcover t() Gov r °e0%of the-IandSG°pe °re° Within thrptQ
years.
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GD.Type III — Heavy L ndsoa a Perimeter 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 between iRd strial areas and nearby residential
areas.
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).Qne tree per
lineal feet of required perimeter evnludffiRg oUrh oUts• anti
b. Privacy screen utilizing evergreen shrubs, screening walls or fences
Chn uh to provide a solid plantino sore �eiith a height of five to eight
(up to 7 feet tall). �-men-4�neig„�
Development-D;TeGtOF; and
c.
Living Groundcover W GGYer 90% of the laTndSGape area within three
yeaFS.
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 ap rking lot. Planting in
continuous landscaped planting strips between rows of parking is encouraged. Surface
water management design may also be combined with landscaping in parking lots. In
industrial districts (C/LI LI HI, MIC/L, MIC/H), clustering of interior parking lot
landscaping maybe permitted to accommodate site usage.
2. Landscape islands.
a. 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 from damage by vehicles through the use of curbs, tire stops, or other
protection techniques.
b. Landscape islands shall be placed at the ends of each row of parking
to protect parked vehicles from turning movements of other vehicles.
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,
with the remaining area to contain a combination of shrubs, living groundcover, and
mulch.
d. 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, the islands must be placed at minimums acing of 1 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 1 for every 15 ap rkin-g stalls.
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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 techniques as
set forth in TMC Chapter 14.30. All bioretention facilities must be protected by curbing
to prevent vehicle damage to the facility and for public safety.
4. Vehicular Overhang.
a. Vehicle overhang into any landscaping area shall not exceed two feet.
b. No plant material greater than 12 inches in height shall be located
within two feet of 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 system.
5 Pervious pavement shall be used where feasible including parking spaces
and pedestrian paths.
6. Parking lot landscape design shall accommodate pedestrian circulation.
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 tree.
b. Spacing must also consider sight distance at intersections, driveway
locations and utility conflicts as specified in TMC Section 18.52.060.B.3.
c. Street trees in the public frontage shall be planted using the following
general spacing standards:
(1) At least 3-1/2 feet back from the face of the curb.
(2) At least 5 feet from underground utility lines.
(3) At least 10 feet from utility poles.
(4) At least 7-1/2 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.
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 lightinq,
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 landscaping
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2. Tree grates.
a. Tree grates are not encouraged, but when used, shall be designed so
that sections of grate can be removed incrementally as the tree matures and shall be
designed to avoid accumulation of trash.
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
standards.
b. The following standards apply to street tree maintenance:
(1) Street trees shall be maintained consistent with International
Society of Arboriculture BMPs.
(2) 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) 8 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.
(d) 18 feet of clearance above public arterial streets.
(3) Street trees shall be maintained so as not to become a defective
tree as per the definition in TMC Chapter 18.06.
4. Trees planted in a median shall be appropriate for the planting environment
and meet the following requirements:
a. Trees shall be consistent with previously approved median tree plans,
given space constraints for roots and branches at maturity.
b. Median plantings shall provide adequate species diversity Citywide
and reasonable resistance to pests and diseases.
c. Columnar trees may be considered for median plantings to avoid
conflicts with vehicles and utilities.
d. Structural soils shall be used to avoid the need for root barriers and to
ensure the success of the median plantings.
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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
considerations.
DOlant material requWements
1 Plante, shall meet—the GU fcr i ArneriGan Standard for Nursery StE)Gk
,
and well faFrned, with well developed, fibrous root systems, free frern dead branGhes or
Foots. PlaRtS shall be fFee from damage Gaused by temperature extremes Of -Ar
-f �- d GOIGF. Plants shall be habituated to outdoor environmental
2. A mix of evergreen trees and evergreen shrubs shall be used tO GGFeen bla
walls
3. DeGidueus trees shall be used to allow visual aGGess to entryways, signage
and pedestrian use areas
4. F=veFgFeen shrubs shall be used to SGreen paFking lets along stFeet frontages.
0 of tFee6 and shrubs
shall be evergreen
6. Evergreen trees shall he a minimum of 6 feet in height at time of planting.
7. DeGidueus—trees shall have at least a 7 inGh Galiner r aatat time of nl� ar�gg,
6 Shrubs hall he at least 18 innhes in height at time of planting
9. No plants listed OR the GUFFeRt King Gounty Noxious Weed list may be used.
10.Existing vegetation may be used to meet the FequiFeFneRts of this Ghapter.
dead, dyiRg, er diseased and Mfhi�-h dl�- n.et pose a safety hazard as deteFn4'
.
and Canada-
Section 8. TMC 18.52.020 Amended and Recodified to TMC 18.52.030.
Ordinance Nos. 2442 §1, 2251 §61, 2235 §13 and 1872 §14 (part), as codified at TMC
Section 18.52.020, "Perimeter Landscaping Requirements by Zone District," are hereby
amended to recodify this section as TMC Section 18.52.030, which shall read as
follows:
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18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District
A.—In the various zone districts of the City, landscaping in the front, rear and side
yards and parking lots shall be provided as established by the various zone district
chapters of this title. These requirements are summarized in the following table Table
A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC
Chapter 18.28.
TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone
District
ZONING FRONT YARD LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPING
DISTRICTS (SECOND TYPE FOR FOR SIDE FOR REAR TYPE FOR FOR
FRONT) FRONTS YARD YARD SIDE/REAR PARKING LOTS
(linear feet) (linear feet) (linear feet) (square feet)
LDR 152 Type I 10 10 Type I 20 per stall for
(for uses other non-residential
than residential uses; 15 per
dwelling units) stall if parking is
placed behind
buildin
MDR 151,211 Type I 10 10 Type I Same as LDR
HDR 151,211 Type 1 10 10 Type I Same as LDR
MUO 15 (12.5)2" Type 17 564 5641-1 Type 17 20 per stall
adiacent to
street; 15 per
stall if parking is
placed behind
building
O 15 (12.5)2 Type 17 564 564 Type 17 Same as MUO
RCC 20 (10)2,3 Type 17 564 1011 Type II Same as MUO
NCC 5 104" Type l'13 04 04 11 Type II Same as MUO
RC 10 Type I13 564 04 Type 118 Same as MUO
RCM 10 Type 1 564 04 Type II$ Same as MUO
C/LI 42-5515 Type 16 5651-2 0512 Type 118 15 per stalls
10 per stall for
parkina placed
behind buildin
LI 42-.5152 Type II 0412 0412 Type III 15 per stall;
10 per stall for
parking placed
behind building
HI 42-.5152 Type II 04'2 0412 Type III 15 per stall
MIC/L 5 105 Type II 05'2 05'2 Type III 10 per stall
MIC/H 5 105 Type II 05'2 05'2 Type III 10 per stall
TUC—See TMC Chapter 18.28
TVs 152.3 Type II 04 04 Type III Same as C/LI
TSO 152,9 Type 1 010 010 Type III Same as C/LI
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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 subject to the approval criteria in TMC Section 18.52.100.13 upon
approval as a Type 2 menial peFF nissinn deGicinn
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 18.52.100.6^^^r^„°' �T.,r.° ' er.°^i,' n°rmiccinn
deGiSiG }. Bioretention may also be used as required landscaping subject to the
approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced
in proportion to the amount of perimeter area devoted to pedestrian-oriented space.
4. Increased to 10 feet if any portion of the yard is within 50 feet of 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 partnership with a nonprofit (501(c)(3)) with
community garden expertise is required to provide training, tools and assistance to
apartment residents. Partnership with the nonprofit with gardening expertise is required
throughout the life of the garden. If the community garden is abandoned, the required
landscaping must be installed. If the garden is located in the front landscaping, a
minimum of 5 feet of landscaping must be placed between the garden and the street.
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 these districts if the criteria in TMC Section 18.52.100.D
are met.
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13. For NCC and RC zoned parcels in the Tukwila International Boulevard
District the front landscaping may be reduced or eliminated if buildings are brought t out
to the street edge to form a continuous building wall, and if a primary entrance from the
front sidewalk as well as from off-street parking areas is provided.
13. The landSG ter may be aveFaged Of the total required squaFe feetage
LDR, MDR or HDR. Lands . eter averaging may be allowed as a Type-2
cneninl permiecinn rlenicinn if all of the fnllpi.inn Gritoria are met•-11
1 Plant mat al Gan ho ,steFed to more �entively careen parhinn area
and blank building walls.
ant-rr n�ceflrtr-cart-vc- ..t.-�v-mvrc-
retained
Guts and allow joint use of paFki behveen neighboring businesses,
4 Width of the perimeter landSGanlnn is not redUGed to the point that artivitie�
nn cote hennme a n,�icanne to neinhhnrc
vn ttil�.�rt�'v rrGe to eigh'pvrr.
5. AveFaging does net diminish the quality of the site land sGape as a whele.
Section 9. Regulations Established. Anew TMC Section 18.52.040, "Screening
and Visibility," is hereby established to read as follows:
18.52.040 Screening and VjsibilitX
A. Screening.
1. Screening of outdoor storage, mechanical equipment and garbage storage
areas and fences:
a. Outdoor storage shall be screened from abutting_ public and private
streets and from adjacent properties. Such screens shall be a minimum of 8 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 walls.
c. Fences. All fences shall be placed on the interior side of any required
perimeter landscaping
2. A mix of evergreen trees and evergreen shrubs shall be used to screen
blank walls.
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3. Evergreen shrubs and evergreen trees shall be used for screeninq along
rear rp operty 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.
B. Visibility.
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.
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.
Section 10. Regulations Established. A new TMC Section 18.52.050,
"Significant Tree Retention," is hereby established to read as follows:
18.52.050 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 lines 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 18.54).
B. Retained significant trees may be counted towards required landscaping. For
each 2% of effective canopy cover provided by preserved trees incorporated into a
development plan a 2% 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 re uired per TMC Section 18.52.100.
C. The area designated for protection will vary based on the tree's diameter,
species age and the characteristics of the planted area, and Best Management
Practices for protection shall be utilized (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 allowed.
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Section 11. Regulations Established. A new TMC Section 18.52.060, "Plant
Material Requirements and Tree Standards," is hereby established to read as follows:
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 Association-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-off).
2. Evergreen trees shall be a minimum of 6 feet in height at time of planting.
3. Deciduous trees shall have at least a 2-inch caliper at time of planting as
measured 4.5 feet from the ground, determined according to the American Standard for
Nursery Stock as it now reads and as hereafter amended.
4. Shrubs shall be at least 18 inches in height, and full and bushy at time of
planting_
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. 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.
a. If there are more than 8 required trees, no more than 40 percent may
be of one species.
b. If there are more than 24 required trees, no more than 20 percent may
be of one 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 of Washington or King County
noxious weed lists or otherwise known to be a nuisance or invasive shall not be planted.
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 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 amended.
9. Plant material requirements for bioretention facilities shall be in accordance
with the City's Bioretention Plant List, unless approved by staff.
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10. Non-developed site areas such as utility easements, shall be landscaped
and/or treated with erosion control planting or surfacing such as evergreens,
groundcover, shrubs, trees, sod or a combination of similar materials. In areas with
overhead utility 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.
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 shall seek to achieve a balance of the following:
a. Consistency with Tukwila Approved Tree List or the City's Bioretention
Plant List.
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 possible:
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 feet 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:
a. Small stature trees shall be planted with the center of their trunks a
minimum of 2 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.
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d. Trees shall generally be planted a minimum of:
(1) 4 feet on center from an fire re hydrant, above-ground utility or utility
pole;
(2) 2 feet on center from any underground utility;
(3) 5 feet on center from a street light standard;
(4) 20 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.
(5) 5 to 10 feet from building foundations depending on species.
4. Where there are overhead utility lines, the treespecies selected shall be of
a type which, at full maturity, will not interfere with the lines or require pruning to
maintain necessary clearances.
5. Root barriers may be installed according to the manufacturer'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 growth.
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.
Section 12. Regulations Established. A new TMC Section 18.52.070, "Soil
Preparation, Planting and Irrigation," is hereby established to read as follows:
18.52.070 Soil Preparation, Planting and Irrigation
A. Soil Preparation and Planting.
1. For landscaping in sidewalks and parking lots, or in limited areas of soil
volume 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
Best Management Practices (BMPs) as approved by the Director. Suspended
pavement systems (Silva Cells or similar) may also be used if approved by the Director.
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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.
3. For all other plantings (such as large planting areas where soil volumes are
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 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..
4. The applicant will be required to schedule an inspection b the he 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.
5. Installation of landscape plants must comply with BMPs including:
a. Planting holes that are the same depth as the size of the root ball and
two to 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 rag de_The root ball shall not extend above the soil surface and the flare
shall not be covered by soil or mulch.
d. 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 plants.
B. Irrigation.
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 viabilit ..
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, including BMPs, for daily timing of irrigation
to optimize water infiltration and conservation. 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
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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 3-Vear plant
establishment period.
Section 13. Regulations Established. A new TMC Section 18.52.080,
"Maintenance and Pruning," is hereby established to read as follows:
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
materials.
B. Green roofs or rooftop gardens shall be maintained to industry standards and
any dead or dying plant material replaced.
C. Pruning of trees and shrubs is only allowed for the health of the plant material,
to 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 specifications, as it now reads and as hereafter amended.
D. 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. Any tree 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 18.52.110 "Violations."
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.
F. As trees along the street frontages mature, they shall be limbed up, using
proper ISA pruning techniques, to a minimum height of 8 to 18 feet depending on
location of tree (over sidewalk, adeacent 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
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shall be done in accordance with ANSI Standard A-300 specifications, as it now reads
and as hereafter amended.
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 an ISA certified arborist. The crown shall be maintained to at
least 2/3 the height of the tree prior to pruning. Otherwise, trees shall not be topped.
Section 14. TMC 18.52.050 Amended and Recodified to TMC 18.52.090.
Ordinance Nos. 2368 §53, 2251 §65, 1971 §19 and 1872 §14 (part), as codified at TMC
Section 18.52.050, "Landscape Plan Requirements," are hereby amended to recodify
this section as TMC Section 18.52.090, which shall read as follows:
18.52.090 Landscape Plan Requirements
A. Landscape plan desiqn 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.).
AB. 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. Intl ded i^ The plans shall, at a
minimum, include the type, quantity, spacing and location of plants and materials;
undeFgFGund utilities (so as te avoid GenfliGts with proposed pIaRtiRg typical
planting details; soil amendment/installation; tree protection details as applicable; and
the location of irrigation systems and significant trees within 20 feet of the property line
on adiacent properties. Underground and at-ground utilities shall be shown on the
plans so that Ip anting 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
offices of the Department of Community Development-
9C. 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
G E)MMUnity Deyei'.,r,meRt 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. T"�f' owner shall Upon all .Jon+inn
areas fFee ef weeds and trash and replaGe any unhealthy or dead plaRt mateFials for:the
TIVIG SeGtiOR 8.28.180. ARY landSGapiRg required by this ohapter, shall be retained and
ma;nta*Red feF the life of the pFojeGt. Additionally, topping oF reFnE)Val Of reqUiFed trees is
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pmhibited. Only tFees that pose a dangeF E)F aFe diseased, as deteFrnmned by an is
A-hall be subjeGt to obtaining a tree permit and Feplarernent with trees that meet c)
ovnoorl the funr ffienal value of the removed trees
Section 15. Regulations Established. A new TMC Section 18.52.100, "Request
for Landscape Modifications," is hereby established to read as follows:
18.52.100 Request for Landscape Modifications
A. 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 proiect is subject to that process.
1. Modifications to the requirements of Type I II, 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.
2. Clustering and/or averaging of required landscaping. The landscape
perimeter may be clustered if the total required square footage is achieved, unless the
landscaping requirement has been increased due to proximity to LDR, MDR or HDR. In
addition up to 50% of the perimeter landscaping may be relocated to the interior
parking to provide more flexibility for site organization.
3. Substitution of bioretention facility for reguired landscaping for or Type I or II
landscaping. Landscaping in a bioretention facility that includes trees, shrubs and
groundcover may be counted up to 100% towards required landscaping depending on
the location type of bioretention facility proposed and proposed use.
4. Credit for retained significant trees towards landscaping requirement.
B. The following criteria apply to requests to modify required landscaping.
Modifications to landscaping requirements may be approved only if the following_criteria
are met:
1. The modification or revision does not reduce the landscaping to the point
that activities on the site become a nuisance to neighbors; and
2. The modification . or revision does not diminish the quality of the site
landscape as a whole; and
3. One or more of the following are met:
a. The modification or revision more effectively screens parking areas
and blank building walls; or
b. The modification or revision enables significant trees or existing built
features to be retained; or
c. 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;
or
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d. The modification or revision is used to incorporate pedestrian or transit
facilities; or
e. The modification is for properties in the NCC or RC districts along
Tukwila International Boulevard, where the buildings are brought out to the street edge
and a primary entrance from the front sidewalk as well as from off-street parking area
is provided; or
f. The modification is to incorporate alternative forms of landscaping
such as landscape planters, rooftop gardens, green roof, terraced planters or green
walls; or
g. The modification is to incorporate a community garden, subject to the
provisions of TMC Section 18.52.030, Note 11.
C. Revisions to existing landscaping may be approved only if the following criteria
are met:
1. The modification or revision does not reduce the landscaping to o the point
that activities on the site become a nuisance to neighbors; and
2. The modification or revision does not diminish the quality of the site
landscape as a whole; and either
a. Proposed vegetation removal, replacement, and any mitigation
measures proposed are consistent with the purpose and intent given in this chapter; or
b. 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.
3. In addition if trees are removed due to conflicts with utilities these trees
shall be replaced based on the tree replacement table (Table C) in TMC Chapter
18.52.110.
D. Clustering or perimeter averaging of landscaping may be considered if:
1. It does not diminish the quality of the site landscape as a whole; and
2. It does not create a nuisance to adjacent properties; and
3. If adjacent to residential development, the impacts from clustering are
minimized; and
4. One or more of the following criteria are met:
a. Clustering or perimeter averaging of plant material allows more
effective use of the industrial property; or
b. Clustering or perimeter averaging of landscaping enables significant
trees to be retained; or
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c. Clustering or perimeter averaging is used to reduce the number of
driveways and curb cuts and/or allow joint use of parking facilities between neighboring_
businesses: or
d. Clustering or perimeter averaging avoids future conflicts with signage.
E. Landscaping in a bioretention facility, which includes trees, shrubs, and
groundcovers as identified on the City's approved Bioretention Plant List and as
regulated in TMC Chapter 14.30, may be counted up to 100% towards required Type l
or Type II landscaping. Bioretention facilities shall not be counted towards required
Type III landscaping. All of the following criteria must be met:
1. The bioretention facility has been designed by a professional trained or
certified in low impact development techniques; and
2. The landscaping meets the screening requirements of the specified
landscape type; and
3. Public safety concerns have been addressed; and
4. The number of trees required by the landscape type are provided.
F. Retained significant trees.
1. 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
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.
2. 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 protect.
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Section 16. Regulations Established. A new TMC Section 18.52.110,
"Violations," is hereby established to read as follows:
18.52.110 Violations
A. Violations. The following actions shall be considered a violation of this
chapter:
1. Any removal or damage of landscaping that is required by this chapter.
2. Topping or excessive pruning of trees or shrubs, except as explicitly
allowed by this chapter.
3. Failure to replace dead landscaping materials.
B. Penalties. In addition to any other penalties or other enforcement actions, any
person who fails to comply with the provisions of this chapter also shall be subject to a
civil penalty assessed against the property owner as set forth herein. Each unlawfully
removed or damaged tree shall constitute a separate violation.
1. The amount of the penalty shall be assessed based on Table B below.
The Director may elect not to seek penalties or may reduce the penalties if he/she
determines the circumstances do not warrant imposition of any or all of the civil
penalties.
2. Penalties are in addition to the restoration of removed plant materials
through the remedial measures listed in TMC Section 18.52.110.C.
3. It shall not be a defense to the prosecution for a failure to obtain a permit
required by this chapter that a contractor, subcontractor, person with responsibility on
the site or person authorizing or directing the work erroneously believes a permit was
issued to the property owner or any other person.
TABLE B — Fines
Type of Violation Allowable Fines per Violation
Removal or damage of trees without $1,000 per tree, or up to the marketable value
applying for and Obtaining required of each tree removed or damaged as
City approval determined by an ISA certified arborist.
C. Remedial Measures. In addition to the penalties provided in TMC Section
18.52.110.8 the Director shall require any person conducting work in violation of this
chapter to mitigate the impacts of unauthorized work by car ing out remedial
measures.
1. 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.
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2. 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 stated in Table C.
TABLE C — Tree Replacement Requirements
Diameter* of Tree Removed *measured Number of Replacement Trees
at hei ht of 4.5 feet from the round Re uired
4-6 inches (single trunks 3
2 inches (any trunk of a multi-trunk tree)
Over 6-8 inches 4
Over 8-20 inches 6
Over 20 inches 8
D. Enforcement. It shall be the duty of the Community Development Director to
enforce this chapter pursuant to the terms and conditions of TMC Chapter 8.45 or as
otherwise allowed by law.
E. Inspection Access.
1. 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.
2. 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.
Section 17. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 18. Severability. If any section, subsection, paragraph, sentence, clause
or phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
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Section 19. Effective Date. This ordinance or a summary thereof shall be
published in the official newspaper of the City, and shall take effect and be in full force
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2017.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Allan Ekberg, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Rachel B. Turpin, City Attorney Ordinance Number:
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Attachment D
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS.
2199 §18, 1872 §14 (PART) AND 1853 §4 TO RELOCATE
CERTAIN SECTIONS OF THE TUKWILA MUNICIPAL CODE
FROM THE LANDSCAPE REQUIREMENTS CHAPTER TO THE
SUPPLEMENTAL DEVELOPMENT STANDARDS CHAPTER;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, regulations related to recreation space, lighting, recycling storage space
for residential and non-residential uses and design of collection points for garbage and
recycling containers are located in Tukwila Municipal Code Chapter 18.52, the
landscaping chapter of the Zoning Code; and
WHEREAS, the landscaping chapter of the Zoning Code is being completely revised
to include only landscaping-related regulations and to exclude regulations related to non-
landscaping issues; and
WHEREAS, regulations related to lighting, recycling storage space for residential and
non-residential uses and design of collection points for garbage and recycling containers
are better located in the Supplemental Development Standards chapter of the Zoning
Code; and
WHEREAS, the Tukwila Tree and Environment Advisory Committee, composed of
citizens, business representatives, environmental professionals and City officials, met in
September and October 2016 to review and provide guidance on landscaping regulations,
which were forwarded to the Tukwila Planning Commission for review; and
WHEREAS, on November 10, 2016, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and at that meeting adopted a motion recommending the
proposed changes; and
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WHEREAS, on November 15, 2016, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non-Significance on the proposed
amendments; and
WHEREAS, in accordance with RCW 36.70A.106 and WAC 365-196-630, a notice of
intent to adopt the proposed revised development regulations was sent to the State of
Washington Department of Commerce and to other state agencies to allow for a review
and comment period, which comment period ended prior to adoption of this ordinance; and
WHEREAS, the Tukwila City Council, following adequate public notice, held a public
hearing on February 27, 2017, to receive testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. TMC Section 18.50.100 Deleted. Ordinance No. 1853 §4, as codified at
TMC Section 18.50.100, "MIC/L and MIC/H Site Lighting Standards", is hereby
amended to delete the section from Tukwila Municipal Code (TMC) Chapter 18.50.
Section 2. TMC Section 18.52.065 Recodified. Ordinance No. 1872 §14 (part), as
codified at TMC Section 18.52.065, "Lighting," is hereby amended to recodify this
section as TMC Section 18.50.170, which shall read as follows:
18.50.170 Lighting Standards
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.
C. MIC/L and MIC/H. The following site lighting standards shall apply to portions
of developments within 100 feet of the Tukwila Manufacturing/Industrial Center
boundary as defined in the 1995 Comprehensive Plan:
1. The minimum light levels in parking areas, paths between the building and
street or parking areas shall be 1 foot candle;
2. The maximum ratio of average:minimum light level shall be 4:1 for
illuminated grounds;
3. Maximum illumination at the property line shall be 2 foot candles;
4. Lights shall be shielded to eliminate direct off-site illumination; and
5. General grounds need not be lighted.
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D. Variation from these standards may be granted by the Director of the
Department of Community Development based on technical unfeasibility or safety
considerations.
Section 3. TMC Section 18.52.070 Amended and Recodified. Ordinance No.
1872 §14 (part), as codified at TMC Section 18.52.070, "Recycling Storage Space for
Residential Uses," is hereby amended to recodify this section as TMC Section
18.50.180, which shall read as follows:
18.50.180 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, which shall be ap --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.
Section 4. TMC Section 18.52.080 Recodified. Ordinance No. 1872 §14 (part), as
codified at TMC Section 18.52.080, "Recycling Storage Space for Non-Residential
Uses," is hereby amended to recodify this section as TMC Section 18.50.185, which
shall read as follows:
18.50.185 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.
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Section 5. TMC Section. 18.52.090 Recodified. Ordinance No. 1872 §14 (part), as
codified at TMC Section 18.52.090, "Design of Collection Points for Garbage and
Recycling Containers," is hereby amended to recodify this section as TMC Section
18.50.190, which shall read as follows:
18.50.190 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.
Section 6. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 7. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 8. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2017.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Allan Ekberg, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Rachel B. Turpin, City Attorney Ordinance Number:
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Attachment E
DRIE"MrT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS.
2199 §18 AND 1872 §14 (PART), AS CODIFIED AT TUKWILA
MUNICIPAL CODE (TMC) SECTION 18.52.060, "RECREATION
SPACE REQUIREMENTS," TO REMOVE THAT SECTION
FROM TMC CHAPTER 18.52 AND ADD "RECREATION SPACE
REQUIREMENTS" TO TMC CHAPTERS 18.12 AND 18.14;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, regulations related to recreation space required in multi-family zoning
districts are located in TMC Chapter 18.52, the landscaping chapter of the Zoning Code;
and
WHEREAS, the landscaping chapter of the Zoning Code is being revised to include
only landscaping-related regulations and to exclude regulations related to non-landscaping
issues; and
WHEREAS, the recreation space regulations for multi-family development are better
suited to codification in the Medium Density and High Density Residential District chapters
of the Zoning Code; and
WHEREAS, the Tukwila Tree and Environment Advisory Committee, composed of
citizens, business representatives, environmental professionals and City officials, met in
September and October 2016 to review and provide guidance on landscaping regulations,
which were forwarded to the Tukwila Planning Commission for review; and
WHEREAS, on November 10, 2016, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and at that meeting adopted a motion recommending the
proposed changes; and
WHEREAS, on November 15, 2016, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non-Significance on the proposed
amendments; and
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WHEREAS, in accordance with RCW 36.70A.106 and WAC 365-196-630, a notice of
intent to adopt the proposed revised development regulations was sent to the State of
Washington Department of Commerce and to other state agencies to allow for a review and
comment period, which comment period ended prior to adoption of this ordinance; and
WHEREAS, the Tukwila City Council, following adequate public notice, held a public
hearing on February 27, 2017, to receive testimony concerning the recommendations of the
Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. TMC Section 18.52.060 Deleted. Ordinance Nos. 2199§18 and 1872§14
(part), as codified at TMC Section 18.52.060, "Recreation Space Requirements", are
hereby amended to delete the section from Tukwila Municipal Code (TMC) Chapter
18.52.
Section 2. Regulations Established. TMC Section 18.12.030, "Recreation Space
Requirements", is hereby established to read as follows:
18.12.030 Recreation Space Requirements
In the MDR zoning district, any proposed multiple-family structure, complex or
development shall provide, on the premises and for the use of the occupants, a minimum
amount of recreation space according to the 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 10 feet on all sides.
2. Indoor or Covered Space.
a. No more than 50% of the required recreation space may be indoor or
covered space in standard multi-family developments. Senior citizen housing must have
at least 20% indoor or covered space.
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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.
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 Section 18.12.030 (1),
and shall be designated, located and maintained in a safe condition.
b. Adequate fencing, plant screening or other buffer shall separate the
recreation space from parking areas, driveways or public streets.
c. The anticipated use of all required recreation areas shall be specified
and designed to clearly accommodate that use.
Section 3. Regulations Established. TMC Section 18.14.030, "Recreation Space
Requirements", is hereby established to read as follows:
18.14.030 Recreation Space Requirements
In the HDR zoning district, any proposed multiple-family structure, complex or
development shall provide, on the premises and for the use of the occupants, a
minimum amount of recreation space according to the 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
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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 10 feet on all sides.
2. Indoor or Covered Space.
a. No more than 50% of the required recreation space may be indoor or
covered space in standard multi-family developments. Senior citizen housing must have
at least 20% indoor or covered space.
b. The 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.
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 Section 18.14.030 (1),
and shall be designated, located and maintained in a safe condition.
b. Adequate fencing, plant screening or other buffer shall separate the
recreation space from parking areas, driveways or public streets.
c. The anticipated use of all required recreation areas shall be specified
and designed to clearly accommodate that use.
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Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 5. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 6. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2017.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Allan Ekberg, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Rachel B. Turpin, City Attorney Ordinance Number:
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92
Attachment F
City of Tukwila Jim Haggerton, Mayor
• Department of Community Development Jack Pace, Director
DETERMINATION OF NON-SIGNIFICANCE(DNS)
File Number: E16-0003
Applied: March 8,2016
Issue Date: November 15,2016
Applicant: City of Tukwila
Lead Agency: City of Tukwila
Description of Proposal: Amendments to the City's Zoning Code to completely revise the landscaping code,
found in TMC 18.52. The revisions to landscape code are to implement Comprehensive Plan goals and policies to
increase tree canopy throughout the City,support the low impact development and the City's National Pollution
Discharge Elimination System permit;regulate the protection of existing landscaping; promote safety;provide
screening between incompatible land uses; mitigate the effects of development on the environment; and establish
procedures for modifying landscaping requirements and penalties for violations of the landscaping code.
Location of Proposal: City-wide,non-project action
This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non-
Significance(DNS)for the above project based on the environmental checklist and the underlying legislative and
administrative proposal.
The City has determined that the proposal does not have a probable significant adverse impact on the environment.
An environmental impact statement(EIS) is not required under RCW 43.21c.030(2) (c). This decision was made
after review of a completed environmental checklist and other information on file with the lead agency. This
information is available to the public on request. Project materials including the application,any staff reports and
other studies related to the proposal are available Monday through Friday 8:30 a.m.—5:00 p.m. for inspection at
Tukwila Department of Community Development,6300 Southcenter Blvd.,Suite 100,Tukwila,WA 98188.
The project planner is Carol Lumb, who may be contacted at 206-431-3661 for further information.
This DNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m.,Tuesday,November
29,2016. The lead agency will not act on this proposal for 14 days from the date below.
Jack P esponsible Official Date
City ofvrukwila
6300 Southcenter Blvd
Tukwila,WA 98188
(206)431-3670
The decision is appealable to Superior Court pursuant to the Judicial Review of Land Use Decisions,Revised Code
of Washington(RCW 36.70C).Any appeal shall be linked to a specific governmental action. The State
6300 Southcenter Boulevard, Suite#100 • Tukwila, Washington 98188• Phone 206-431-3670 • Fax:2061431-W
Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action.
Appeals of environmental determinations shall be commenced within the time period to appeal the governmental
action that is subject to environmental review. (RCW 43.21C.0 75)
cc: State Department of Ecology,SEPA Division
King County Assessor
Andy Padvorak,Puget Sound Energy
Don Tomaso,Tukwila Fire Department
Initials Page 2 of 2 11/14/2016
94 WALong Range Projects\2016 Landscaping-Tree Code\SEPA\Determination of Non-Significance(2).docx
CITY OF TUKWILA SEPA
• Department of Community Development
6300 Southcenter Boulevard, Ste 100 ENVIRONMENTAL
t_ o Tukwila, WA 98188
Telephone: (206)431-3670 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).
N/A
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
95
SEPA Checklist
E-mail: Carol.Lumb @Tukwilawa.gov
Signature: to -C but Date: z '" it,
rl
STATE ENVIRONINIEN 'Al, POLICY AC]" C. -HECKLIST,
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 ye`s
explain.
96
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.
97
SEPA Checklist
B. ENVIRONMENTAL ELEMENTS
I. Earth
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
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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 l_
99
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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 waterZ
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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:
Deciduous tree: alder, maple,aspen,other
Ever.green 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.
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SEPA Checklist
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
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SEPA Checklist
6. Energy and Natural Resources
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
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SEPA Checklist
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
8. Land and Shoreline Ilse
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
b...' 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?
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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, ff applicable,what is the current shoreline master program designation of the site?
N/A —Non-Project Action
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SEPA Checklist
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:
NIA—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
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.
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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 materials)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. UgAt 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
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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. ,f,&tonic and Cultural Preserva_han
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
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SEPA Checklist
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. Tran godatian
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.
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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. LZUMu
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,
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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
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SEPA Checklist
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 ma. cwt
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
quality 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
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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 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. tea'
Signature:
Date Submitted:
113
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Attachment G
r
Tukwila Tree and Environment Advisory Committee
Meeting Notes
Meeting 1, September 13, 2016
Committee Members in Attendance: Sean Albert, Nancy Eklund, De'Sean Quinn, Don Scanlon, Sharon
Mann, Heidi Watters, Kathleen Wilson,Genevieve Christensen
Committee Members Absent: Stephen Reilly
Members of the Public in Attendance: Gordon Manley
Staff in Attendance: Andrea Cummins, Nora Gierloff,Carol Lumb
The meeting began at 6:05 p.m.
Topics of Discussion:
1. Brief introductions of committee members and staff, members of the public in attendance.
2. Public comment: (Time will be set aside at the beginning of each meeting for brief public
comments; the Committee is meeting in work session format,therefore, questions or
comments from the public that come up during the course of the meeting should be directed to
staff via e-mail or telephone calls after the meeting.)
• Gordon Manley introduced himself. He asked the Committee to consider the use of
dwarf and semi-dwarf trees on parcels where there isn't much room for planting. There
are a number of new cultivars that are small to medium in size. He has 19 trees on his
property, medium to small in size. Mr. Manley is on the interested party email list and
hopes to attend more of the Advisory Committee meetings.
• An email dated August 20, 2016 from Daryl Tapio with attached comments he provided
in 2012/2013 when the Committee was working on the Comprehensive Plan goals and
policies was provided to each Committee member.
3. Housekeeping items:
a. The meeting notes for each meeting will be prepared by staff.
b. The Committee will continue to meet starting at 6:00 p.m. and going until 8:30 p.m.
c. The next meeting will be September 29th—October meetings to be identified through a
Doodle Poll.
d. Councilmember Quinn commented that he is the Committee chair, but his role is to
facilitate.The group deliberated last time and reached consensus on issues—it is the
goal to use this same process again to reach recommendations to pass on to the
Planning Commission.
4. Review began of the draft landscaping code. A revised version which includes more side bar
notes identifying the sources used to develop the draft code was handed out to Committee
members.
5. It was suggested that the draft regulations be pared down and simplified to avoid wasting
applicant time and money when trying to determine what regulations apply to a project—
Committee members were asked to send suggestions to staff on how they would like to see the
chapter organized. In addition,when the new code is adopted by the City Council,a hand out
will be prepared to provide key requirements of the new landscape code.
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6. The rationale of the proposed regulations needs to be explained as much as possible.
7. The chart that is found on pages 2 and 3 appears to be missing the required landscaping for
second fronts—staff will check and correct.
8. There are several errors in the revisions to landscaping identified in the chart. For NCC,the
current requirement of 0 landscaping on the sides and fronts is proposed to be retained because
these lots tend to be small and additional landscaping will be obtained through the increase in
landscaping required in parking lots. For the RC and RCM districts,the proposal is to keep 0
landscaping in the rear,with the same rationale as for NCC. The Committee agreed with this
approach.
9. It was suggested that the landscaping required in parking lots be added to the table—staff will
work on integrating this.
10. The Committee discussed Note#11, which allows community gardens to be substituted for
some or all of the landscaping. The Committee directed that if a community garden is
substituted for front landscaping along the public street,there must be 5 feet of formal
landscaping before the community garden can be established. Staff will also look at adding a
community garden definition to the code that better identifies the criteria for when a
community garden would be approved.
11. Are there incentives that can be used to obtain additional landscaping,such as allowing
additional height,varying the setbacks or allowing property owner to use undeveloped right of
way for landscaping purposes.
12. Need staff guidance on how to achieve the canopy goals, particularly if no increase in
landscaping will occur until there is redevelopment of a site. How will the 3-6% increase in
canopy be achieved? Need a balanced,easily enforced code.
13. Discussion about substituting bioretention facilities for landscaping—the many forms these
facilities can take and that if the side slopes are steep the facility would not really resemble a
landscaping area. It was suggested that bioretention facilities not be allowed to substitute for
front landscaping and also to put right up front that they can only be used to substitute for Type
I and II landscaping—not Type III. Criteria for approval of substituting bioretention facilities for
landscaping, on page 18, may also need to be tightened up.
Action Items
1. Staff will send out a Doodle Poll to identify meeting dates in October.
2. The next meeting will pickup on page 4,TMC 18.52.030, Perimeter Landscaping Types.
The meeting closed at 8:15 pm.
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Tukwila Tree and Environment Advisory Committee
Meeting Notes
Meeting 2, September 29, 2016
Committee Members in Attendance: Sean Albert, Nancy Eklund, Don Scanlon, Sharon Mann, Heidi
Watters, Kathleen Wilson,
Committee Members Absent: Stephen Reilly, De'Sean Quinn, Genevieve Christensen
Members of the Public in Attendance: none
Staff in Attendance: Andrea Cummins, Nora Gierloff, Carol Lumb
The meeting began at 6:05 p.m.
Topics of Discussion:
• Brief introductions of committee members and staff.
• Public comment: (Time will be set aside at the beginning of each meeting for brief public
comments; the Committee is meeting in work session format, therefore, questions or
comments from the public that come up during the course of the meeting should be directed to
staff via e-mail or telephone calls after the meeting.)
• No members of the public were in attendance
• Housekeeping items:
• The draft meeting notes from 9-13-16 were reviewed—there were no revisions other
than correcting the date on the notes.
• Review continued on the draft landscaping code, picking up on page 4,TMC 18.52.030,
"Perimeter Landscaping Types":
1. Q18.52.030 a. 2.c.—if grass is being used as ground cover,the diameter ring of bark mulch
should be at least 4 feet around the tree.This same comment applies to the Type.11 and Type II
landscaping subsections. Staff will make the change.
2. OPage 6, under 2—why 2%credit for retaining existing healthy canopy cover? Staff will
research.
3. Epage,6; under 3.top of page, last sentence,there was discussion on how to address grade
changes around existing trees during construction-staff will review this language and come
back with suggested edits.
4. �TMC 18.52.040 A.4.—fix height off the ground from 6 inches to 4.5 ft.
5. *Discussion around what is meant by"drought tolerant plants"—staff will come back with
suggested plants for a drought tolerant plant list.
6. n#12, page 7, remove the phrase"and monoculture plantings are prohibited".
7. *There is duplication between some of the subsections—staff to look at ways to consolidate and
simplify the draft code—the revised chapter will be provided prior to the October 13th meeting.
For example, group all the screening items together, all plant material guidance together, all.
pruning requirements together etc. Nancy Eklund also provided suggested organizational
changes that will be addressed as part of the simplification and consolidation work on the draft
code.
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8. F*Related to the above item, move items 7-9 on page 9 to page 7 and consolidate so there is no
duplication.
9. For the approved tree list, are we considering banning the use of brittle trees such as
cottonwoods and alders? Yes.
10. E*!Page 7,#7, revise to start sentence in a positive way.
11. TMC 18.52.050: discussion about bioswales and bioretention facilities and their appearance;the
effect of the size of bioretention facilities and losing parking stalls. Also curbs should be placed
around bioretention facilities. Maintenance is key to the proper working of these facilities.
12. *Delete#10 on page 9 as this exact same text is also found on pg. 11 under"3. Design".
13. *Pg. 10,top of page—this paragraph is very long—create a new paragraph starting at"Trees
may only be pruned to lower their height...."
14. *Pg. 10,there is discussion about proper pruning of trees—there should also be reference to
the proper pruning of shrubs. Staff will use language from#7 on page 12 as template for shrub
care.
15. *Pg. 12, 5. Irrigation—add a requirement to remove temporary irrigation at the end of the 3
year establishment period.
16. Discussion on xeriscaping—establishment of this type of landscaping can take longer—also need
in-house expertise to review the plants proposed. Need a list of drought tolerant plants.
Consensus that no additional language needed to be added to 5.b.(2).
17: Under"6. Utility Easements"—why are evergreen trees required—wouldn't you want to keep
this area clear?- Response—evergreens are used for screening—depending on what kind of
utility easement it is, screening is appropriate.
18. �Pg. 12-combine pruning items in#7. with other pruning items sprinkled throughout draft.
19. Pg. 13: Skipped review of TMC 18.52.060, "Parking Lot Landscaping A.and B." so that staff can
finish integrating parking lot landscaping requirements into the Landscaping by District chart.
This chart will be available for the next meeting on October 4th and will be discussed along with
this section.
20. For trees in the public frontage—plant smaller trees rather than no trees at all—maybe dwarf
trees up to 12 ft.tall or at least some shrubs.
21. *Pg. 15, under C. 1.b.—check items (1)-(6)for consistency with standards previously set forth.
These standards are flexible to ensure that trees are planted—just not in a way that will conflict
with underground utility lines, power poles etc.
22. *Pg. 15, C. 1.f.—define what is meant by BMPs.
23. Pg. 16, h. iv.—use columnar trees under utility lines.
Action Items
1. See starred items above for items staff is to address in a revised Committee draft.
2. The next meeting will pick up on page 13,TMC 18.52.060, C. Parkin; Lot Landscaping and then
move to page 16,TMC 1852.070, Procedures.
The meeting closed at 8:25 pm.
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Tukwila Tree and Environment Advisory Committee
Meeting Notes
Meeting 3, October 4, 2016
Committee Members in Attendance: Don Scanlon, Sharon Mann, Heidi Watters, Kathleen Wilson,
Councilmember De'Sean Quinn
Committee Members Absent: Sean Albert, Nancy Eklund,Stephen Reilly, Genevieve Christensen
Members of the Public in Attendance: none
Staff in Attendance: Andrea Cummins, Nora Gierloff, Carol Lumb
The meeting began at 6:05 p.m.
Topics of Discussion:
• Brief introductions of committee members and staff.
• Public comment: (Time will be set aside at the beginning of each meeting for brief public
comments; the Committee is meeting in work session format,therefore, questions or
comments from the public that come up during the course of the meeting should be directed to
staff via e-mail or telephone calls after the meeting.)
• Andy Padvorak, Puget Sound Energy: Mr. Padvorak handles land use and environmental
permits for PSE;their mantra, right tree, right place. He will send staff comments. PSE
desires a clear path under utility lines and a clear process to remove trees rather than
top them when needed.
• The Committee asked how much clearance is needed? Mr. Padvorak said it depends on
what kind of line it is—he will get back to Committee.
0 Housekeeping items:
• The draft meeting notes from 9-29-16 were reviewed—as several Committee members
were absent, action was deferred to the 10/4 meeting.
Review continued on the draft landscaping code, picking up on page 13,TMC 18.52:060,
"Parking Lot Landscaping":
1. E18.52.060 and landscaping table: Committee directed that incentives to put the parking
behind buildings be included in the commercial and some industrial districts. Incentive would
be-reduced landscaping required for parking behind buildings.
2. Discussion on clustering of landscaping—would not want this to be the default for landscaping
on a site. The use of clustering.requires administrative approval—staff would review for
whether it is appropriate to cluster.
3. ["Page Page 14,#8, add reference to surface water chapter of TCC.
4. 14, is there a way to make sure pedestrian path of travel is established on the plans so
the landscaping isn't affected? Staff will review.
5. Epage 15, discussion on#10 at top of page—different types of materials that are permeable—
pavers, asphalt, concrete. What areas are adjacent to the landscape areas?Staff will look at
clarifying.
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6. Important for property owners to take care of their landscape areas—pick up trash,trim plant
material. This language is included under the Maintenance section—Code Enforcement used if
property is not maintained.
7. Suggest adding illustrations to the chapter—staff agrees and will be working on these to be
incorporated later.
8. Page 17,#2. Important for plant material on green roofs or rooftop gardens to be maintained
to industry standards—put onus on developer to meet purpose of landscape code. Staff will
look at language, probably in Maintenance subsection.
9. Page 18, d.: discussion on bioretention facilities—non-infiltrating vs. infiltrating and setback
requirements from structures. This can also affect the number of parking stalls that will fit on
site.
10. Page 18. e.: the value of retained significant trees should be posted during construction. If the
tree dies,what is enforcement? Becomes a code enforcement issue—violation of the
landscaping chapter.
11. *Page 18. B.1.b.—add shrubs.
12. *The Committee discussed whether to include fines for removal of trees without a permit. Staff
was directed to develop language establishing fines.
Action Items
1. See G starred items above for items staff is to address in a revised Committee draft.
2. The next meeting will review the revised landscaping chapter incorporating Committee changes.
The meeting closed at 8:25 pm.
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Meeting 4, October 13, 2016
Committee Members in Attendance: Don Scanlon, Sharon Mann, Heidi Watters, Kathleen Wilson,
Sean Albert, Nancy Eklund, Councilmember De'Sean Quinn
Committee Members Absent: Genevieve Christensen,Stephen Reilly,
Members of the Public in Attendance: none
Staff in Attendance: Andrea Cummins, Nora Gierloff, Carol Lumb
The meeting began at 6:05 p.m.
Topics of Discussion:
• Public comment: (Time will be set aside at the beginning of each meeting for brief public
comments; the Committee is meeting in work session format,therefore, questions or
comments from the public that come up during the course of the meeting should be directed to
staff via e-mail or telephone calls after the meeting.)
• No members of the public were in attendance.
• Housekeeping items:
• The draft meeting notes from 9-29-16 and 10-4-16 were reviewed—the Committee
approved both.
• A completely re-organized draft landscaping chapter that incorporated Committee revisions to-
date was provided to the Committee prior to the meeting. The Committee worked through the
re-organized landscaping chapter.
1. The Comprehensive Plan provides guidance on site organization on the Boulevard—Policies
8.4.1 and 8.4.2, in particular.These policies direct development be located right behind the
sidewalk. A footnote will be added to the landscaping table to address these two policies.
2. CSuggestion to organize the Landscaping Types so that perimeter landscaping is together,
followed by the interior/parking lot landscaping.
3. The Committee discussed whether to retain the parking lot landscaping in the landscaping
table that is,at the beginning of the chapter. The Committee directed that this column remain—
as a result, items#1, 2 of 18.52.030 E, Parking Lot Landscaping can be deleted as these repeat
what is in the table.
4. The concern was raised that, in the Manufacturing Industrial Center districts,where the Comp
Plan targets propose a canopy increase of one percentage point(from the existing 9%to the
10%target),the proportion of increase for"required front yard landscaping" (5 feet to 10 feet)
far exceeded any increases proposed for other districts having much more ambitious targets. .
Parking is highly desired in these districts to accommodate employees. Property owners won't
want to give up parking stalls to install landscaping. Parking garages are expensive—the
emphasis is on cutting project costs, not adding to them.
5. There was discussion on the threshold for when adding parking lot landscaping would be
required. Projects that trigger design review are subject to meeting the landscaping
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Meeting Notes
requirements of the Zoning Code. TMC 18.70.090 provides that"(t)he Board of Architectural
Review (or DCD Director if the project is subject to administrative design review) may modify the
standards of the landscaping chapter when, in their judgment, strict compliance with the
landscaping standards would create substantial practical difficulties,the existing and proposed
additional landscaping and screening materials together will adequately screen or buffer
possible use incompatibilities, soften the barren appearance of parking or storage areas, and/or
adequately enhance the premises appropriate to the use district and location of the site." In
addition,the clustering option in the draft landscaping code is proposed to allow flexibility in
where the landscaping is located if putting it in the parking lot affects the use of the site.
6. CPage 11, item#11, in the last sentence, add "power" so the sentence would read "Trees should
not be planted within 10 feet of underground power,water, sewer or storm drainage pipes."
7. Epage 15, B.—remove "and stamp"from the phrase "...shall prepare and StaMla the landscape
plans ...". Discussion centered on the fact that landscape design professionals who are
permitted to prepare landscape plans under the code cannot stamp the plans because they are
not licensed the way landscape architects are.
8. *The term "landscape professional" should be defined.
9. *Page 19,violations table: the Committee discussed the three levels of violations in the draft
chapter and directed that the three options be collapsed into just one—and that removal of
specimen shrubs be added as a violation along with the removal or damage of trees.
10. The Committee was asked if there were any significant issues that hadn't been addressed in the
revisions to the landscaping code—there were none except that direction is still needed on
whether the proposed changes to landscaping requirements in the Manufacturing Industrial
Center districts are of concern. Feedback on whether there are issues is expected by the week
of October 17th. If there are concerns,then the Committee agreed to meet on October 25th to
review and discuss those concerns.
11. The Committee will receive the information that goes to the Planning Commission,for its
meeting on November 10th
Action Items
1. See G starred items above for items staff is to address in a revised Committee draft.
2. The Committee agreed to meet on October 25th unless it is determined that the meeting is not
necessary.
The meeting closed at 8:25 pm.
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j Attachment H
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.
. 1
123
Daryl Tapia
P.O. Box 69736,Seattle WA 98168,
Entaffi dto1MplcCa),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
124
Daryl Tapio
P.O. Box 69736,Seattle WA 98168,
Email.dtg1g,mpi ap&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
125
ONW'o e:w
Landcover: High Density Residential j,/�' e,�x,, h����J�a '0 A"f."
High-Density Residential: allows a to 22.0 G !` ""S Y.
p re .1
dwelling units per net acre. Senior citizen horsing is
allowed rep to 60 dwelling units per acre, subject to ' 33
additional restrictions. The district is intended to
provide a high-density, multiple family district which
Impervious Peririous
is also compatible with commercial and office areas. 569E -49k
The majority of High Density Residential land cover
is impervious (56%), with 33% canopy. Pervious
surface represents 11% while bare soil represents Bare Soil
less than one percent(0.1%)
Figure 8-High Density
Residential
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 senres
Impervious
as an alternative to lower density family residential ss%
housing and more intensively developed group
residential housing and related uses. WOW Pervibus
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%). L Bare Soil
o.os%
Figure 9-Medium Density
Residential
Landcover: Low Density Residential
Low Density Residential: allows a maximum of 6.7
dwelling units per net acre. It is intended to provide
low density family residential areas together with a Pervipus
fiell range of urban infrastructure services in order 29% Impervious
to maintain stable residential neighborhoods and to 22%
prevent intrusions by incompatible land uses.
c
Almost half of the landcover in the Low Density o re soil
Residential zone is canopy (47%) while 29% is
47 a%
pervious. Impervious land cover represents 22% and open
Water
bare soil and open water represent l% each. wat at
Figure 10—Low Density
Residential
Tukwila, WA
Urban Tree Canopy Assessment 17
126
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.
ti 11 %C ICJ Voz41d
IP 14 j C44
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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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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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130
Carol Lumb
From: Padvorac,Andy <andy.padvorac @pse.com>
Sent: Thursday, October 06,20161:39 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—18.52.040.8.4; Edit wording
Page 12—18.52.050.8.1; 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.l.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.i.b; Edit wording
Thank you!
Andy Padvorac,A/CP/CESCL
Sr. Land Planner
Puget Sound Energy
Oft 42S-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 Taplo; Gasper Alexander; Gordon Manley;
i
131
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 13tH
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: http://www.tukwilawa.gov/departments/community-development/community-planning/tree-environment-
advisorv-committee/.
Please let me know if you have any questions.
Carol Lumb
CaroCLumb, -VCP, Senior PCa.nner
Department of Community Development
City of iiukwiCa .
63oo Southcenter BCvd, Suite loo
7ukwi a, 'W-A 98188
206-431-3661
CaroC.Lur,ibP9"ukiv i(a,iva.a 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**
2
132
2016 Draft landscaping Code
L SE Edits
TMC 18.52: Landscaping
18.52.010 Purpose
18.52.020 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 III
18.52.040 Plant Material Requirements and Tree Standards
A. Plant Material Requirements
B. Tree Standards
18.52.050 General Landscaping arid Screening Requirements
A. Purpose
B. General Landscaping Requirements
1. Visibility
2. Soil preparation and-planting
3. Design
4. Screening of Outdoor Storage,Mechanical Equipment and Garbage Storage
Areas
5. Irrigation
6. Utility Easements
7. Maintenance and pruning
8. Landscape Plan Requirements
18.52,060 Parking Lot Landscaping
A. Purpose
B. Interior Parking Lot Landscaping
C. Street Trees in the Pubic Frontage
18.52.070 Procedures
A. Landscape Modifications
1. Types of Modifications
2. Modification Approval Criteria
B. Violations
1. Chapter violations
2. Remedial Measures
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2016 Draft Landscaping Code
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3. Enforcement
4. Inspection Access
5. Penalties
18.52.010 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 goal's;
• increase tree canopy throughout the city to improve air quality,promote the
health of residents,visitors and employees, reduce heat islafids,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 lone 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
Tukwha 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 SIDE/jiEliF{ - Commented tCLlt:General note:to Increase tree
S (SEcoNV SIDE REAR YARD '
FRONT) YARD canopy per Comprehensive Plan goal of 3%for
Commercially zoned properties,propose increasing front
LDR l i landscaping and adding side and rear landscaping in some
(tor uses districts.Other commercial districts increased or
other 152
than Type 1 i 10 10 Type 1 landscaping added for same reason-see chart.
dwelling
units
MDR 15 1,2,11 i - Type 1 10 10 Type I'
HDR 15 1.2,11- Type 10 10 - u Type I
MUO 15 T Typa l7 4 4,11 Ty{�e I - Commented ICU]:The current five feet is being
2 _
O 15 "7 4 4 �^ 7 Increased to six feet as this is the minimum area needed for
-2 _ Type I - 66 Type I a large stature trees.
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2016 Draft landscaaina Code
(PSE Edits Oct. 6")
RCC 20 Type I7 �4 101, Type 11
- 23 NCC 4 Type 7 01 6 0444 Type 11 Commented[GL3):For NCC only an increase in the front
106 T I S
RC 10 Type I ¢64 ¢04 T 118 landscaping is proposed,no side or rear landscaping is
proposed for NCC and RC due to the small size of most lots.
RCM 10 Type I ¢64 6 Ca Type l l
yD
TUC—See TMC Chapter 18.28(to be integrated into TMC 18.52)
C/LI is 4a55 Type 16 65'12 05,12 Type 0a
LI L5_4"2 Type 11 4.12 04,12 Type III
HI 1544,62 Type II 04,12 04,12 ~Type III
MIC/L 104S Type li 65.12 05,12 Type III
MIC/H 10 55 Type It 05,12 05,12 Type III
TVs 152,3 Type II 04 04 Type I _ _ Commented[CL4):Landscaping required In TVs and TSO
T50 159,2 Type 1 010 to Type III 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
Notes:
- Development Agreement.
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
facilifies subject to the ap p roval'criteria in TMC 18.62.070 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 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 i mlnirn r of 10 feet and the lardscape 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 cafa-type seating and similar features subject to the approval criteria in TMC
18.52.060 A.2.a..Bloretention>may also be used as required landscaping subject to the approval Commented[CLS):As Part of obtaining approval of a new
criteria In TMC 18.52.070 A.2.t1.0 Required plant materials will be reduced in proportion to the National Pollution Discharge Elimination system permit
amount of perimeter area devoted to pedestrian oriented space. from Washington state Dept,of Ecology,the city is
4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR,MDR or HDR. incorporating the use of bioretention techniques to reduce
5. Increased to 15 feet it any portion of the yard is within 50 feet of LDR, MDR or HDR. the amount of storm water run-off.The landscaping code is
6. Increased to Type 11 if the front yard contains truck loading bays, service areas Or Incorporating recommendations from the City's consultant
on the use of bioretention as part of the formal site
Outdoor storage. landscaping.
7. Increased to Type-11 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 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 C/Ll, 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.
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2016 Draft Landscaping Code
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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 Idesigrtil Commented JUGI:Applies to all commercially zoned
y
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 Hbk. See TMC 18.52.070 A.2.c.for approval criteria. In addition, Commented[CUJ:18s2.o2o9.
up to 50%of the perimater landscaping may be relocated to the interi or parking to
provide more flexibility for site organization. See TMC.18.52.070 A.2.a.for
approval rCrltefl _ Commented(CL8J:New text to allow flexibility in site i
— design.
C. Bioretention Facility Oubstitutiolk Commented(CL91:New text based on recommendations'
from OTAK on allowing up to 20%of required front yard
Landscaping in a bioretention facility whict'includes trees,shrubs and groundcover landscaping In multifamily districts to count toward
may be counted up to 100%towards required landscaping depending on the landscaping requirement,
location and proposed use.See TMC 18.52.070 A.2.d.for approval criteria.
D. Plant Material Clustering and Olgneg4 Commented(CL101:New text,based on experience with
some requests to remove trees due to signage being 4
Landscaping may be clustered Wavoid conflicts with proposed signage.See TMC blocked,
18.52.070 A.2.c.for approval criteria:.,,
18.52.030 Perimeterlandslcaping fiype5�_ - Commented lCL11 I:mix of18.28.230 and next text.
ti
A. Type I-Light Screening k
1. The purpose of Type,l 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,, Laige canopy trees are preferred unless it can be shown that _
site conditions do not permit this size tree at Fiiaiun4 ---- Commented CL12:This textshould read the same as
b. Shrub spacing Is based on the mature size of plant material selected.One
C•2.abelow-wemis edmakingthiscorrection
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 II-Moderate Screening.
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1. The purpose of Type II landscaping is to enhance Tukwila's streetscapes,
provide a moderate visual separation between uses and zoning districts,screen
blankbuilding 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 showK,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 tree's 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 notbea4, Commented tCL1311:D.I.almost verbatim from current
dying,diseased,or a nuisance species,as identified in the Tukwila Approved code 18.52MOD-10. First part of paragraph is from
Tree List,and that do not pose a safety hazard or conflict with overhead utility 18.28.2408.f. J
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lines,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 TMC 18.54)00 -- Commented[CL14):Revisions td TMC 18.54,the City:
tree regulations,will propose tree protection requirementsi
PSE NOTE;the citv's definition of"hazardous tree," 18.06.395 has been
interpreted to not allow removal of a tree that will prow too tall underneath
overhead utility lines. We request the definition be revised to:
'"Hazardous tree'means a tree with a structural defect or disease,or
I which impedes safe vision or traffic flow,or will mature at a height that
could be too close to overhead utility lines,or otherwise currently poses a
threat to life or property."
2. Retained significant trees may be counted towards required,Iindscaping[For - Commented[CLls):From Tigard Municipal code-
each two percent of effective canopy cover provided by preserved trees that is 18.790.0500.4.—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
landscape requirement may be granted. No more than 20%of the minimum allowance.
landscape requirement may be reduced for any one development.Approval is
required per TMC 18.52.070 A.2.e.
3. The area designated for protection will.vary based'on the tree's diameter,
species,,age,and the characteristics of the„planted area and utilize Best commented[cue):Portion cfp3from 18.29,240 8.
-,----�;
Management Practices for Protection(See TMC 18.54(X ._Property owners _ Commented[eL17):Revisions to TMC 18.54,the cWs
may be required to fumi.sh a report by an ISA certified arborist to document a tree regulations,will propose tree protection requirements.
tree's condition if tree 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 are to be avoided.
18.52.040 Plant Material Requirements and Tree Standards
;i
A. Plant Material Requirements
1. 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-ft.. _ _ _ Commented[cue):From 18.52.030 D.I.
2. A mix of evergreen trees and evergreen shrubs shall be used to screen blank
W8II6l. N Commented 15L191:18.52.030 D.2.and 18.28,040 B.1.a.
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3. Evergreen trees shall be a minimum of 6 feet in height at time of blanting[ Commented(CL20]:18.52.0300.6.
4. Deciduous trees shall be a minimum 2 inch caliper six inches off the ground
when installedi. - Commented[CL21]:Mostly 18.52.0300.7.
5. Shrubs shall be at least 18-24 inches in height,and full and bushy at time of _
planting. - Commented(CL22]: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 commented(cus]:6 main text from 1B.ze.zaoe.l.g.
Region There must be a diversity of tree and sh rub,genus and species in the site
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 LSpeCIAS. - _ Commented ICL24]:items 6.a-c are from the City of
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,ho 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
otherwise known to be a nuisance or invasive may be blanteii� - Commented(CL25):18.52.0368.9.
B. Plant materials shall be selected that reihforce 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
stature tree species are required,per Tukwila Approved Tree list except where
there is insufficient planting area(due to`proximity to a building,street light,
above ground or underground utility line,�@td.). Commented[CL26]:18.28.240 B.11
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,grow
too close to overhead utility lines, obstruct traffic�tcL Commented ICL27]:Staff developed this language based
on problems we have encountered.
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 updated _ _ -- Commented[CL28]:18.52.o3oo.11.
11.Evergreen landscaping is appropriate for screening utility vaults and cabinets,
loading docks and some storage jarea4_ Commented(CL29):18.28.240 B 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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maintenance cost and low replacement costs are two advantages of planting
drought tolerant species in grouped configurations.I- -- - - - -- - Commenced[CL3o(:18.29.240 CJ,
13.Plant material requirements for bioretention facilities shall be in accordance with
the City's bioretention plant�is(l- . Commented(CL3i(:ornx
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{roilowin '
p __� Commented[CL32[:From City of Tigard,Oregon Urban
a. Consistency with approved Tree List or Bioretention Landscaping List. Forestry Manual
b. Compatibility with space constraints for roofs and bitanches at maturity.
c. Providing adequate species diversity citywide and reasonable resistance to
pests and diseases. r'
2. Tree Spacing: trees shall be provided adequate spacing from neW and existing
trees according to the following standards wherever b0ssibl4 -- Commented ICL331:From Tigard Urban Forestry Manual
a. Trees categorized as small stature on the tree list shall be spaced no greater
than 20 feet on centerjend not closer than 15 feet on center from other newly
planted or existing trees
b. Trees categorized as medium stature on the tree:llst shall be spaced no
greater than 30 feet on centerand 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 Wir dard : _- - Commented[434(:Tigard-urban Forestry Manual pg.
a. Small;stature trees shall be planted with the center of their trunks a minimum 7-4
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;
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iv. 20 feet from a street right of way comer;however,a greater or lesser
comer 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 topping or
pruning to maintain necessary clearances; _ I Commented(CL35):Tigard Urban Forestry manual .2-
2
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. Commented(CL36):Tigard Urban Forestry Manual pg.2-
2
6. Drought resistant species are encouraged in order to minimize irrigation
requirements,except where site conditions within the required landscape areas
ensure adequate moisture forbrowtfl. Commented[CL37):p6.9 18.28.240C.1.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 ftont 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
alrl. ------ ------_ _ ------------- -, " Commented[CL38]:This text accidently repeated below
under Design only need It In one spot-from 18.28.240 C.2.
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.
1.1/ISlbllltj�.
Commented(CL39):Whole Visibility subsection is from
--
__ ._ ---- --- ----------- ----- ._--------• --- - --- 18.28.2408.2.
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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,using proper _
ISA pruning techniques,to a minimum height bf,6-16 fe_ef� ependingon commented tct401:Revised from 18.28.240 8.2.based F
location of tree(over sidewalk,adjacent to road etc)-to allow adequate on input from PW
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 topped and
pruned is fewer-their neigh!to prevent interference with an overhead utility or
electrical line apid-with prior approval by the Director.The pruning must be
carried out under the direction ofby a certified arborist. The crown shall be
maintained to at least 2/3 the height of the tree prior to pruning. PSE note:
the"crown"criteria of 2/3 if not feasible for vegetation m_ aintenance by
utilities. Otherwise,trees shall not be topped:-
PSE note:consider moving text that is specific to utility tree topping and
pruning to a new section'T"for clarity.
b. Landscaping shall not obstruct.views'froir or into the driveway,sidewalk or
street. Landscape.,design shall allow for surveillance from streets and
buildings and avoid creating areal that might harbor criminal activity.
c.. Landscaping at cosswalks and other locations where vehicles and
pedestrians intersect musk 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,utility cabinets and mechanical 1
a 'ipment,and to obscure grillwork and fencing associated with subsurface
park'ind garages.Evergreen shrubs and trees shall be pruned so that 18
inches visibility at the base is maintained.
2. Soil Preparation and Planting.
a. For landscaping planted in sidewalks and parking lots,or in limited areas of
so'it volume,structural soils(Comell University product or similar)_must be__ __ commented ia,411:18.28.2408.3,
---- - - -- - - -- -
----
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 pavement s stems
(Silva Cells or similar)may also be used if approved by the birect4 - Commented[CL421:Language is mix of TUC Iandseaping J
chapter and new text developed by stall.
b. For landscaping planted in a bioretention facility,soils appropriate for use in
such facility must be used.See TMC 14.30, Surface Water Management for
soil standards. - -- Commented[CL431:Added b.to acknowledge soils used
- ----- -- - -- ----- --
for bioretention facilities are different from those used for
c. For all other plantings,(such as large planting areas where soil volumes are other planting areas, Reference to TMC 14,30 at request of
adequate for healthy root growth)soils must be prepared for planting in °W
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 ON. - Commented[CL441:18.28.240 g.3.b.
Cl. The applicant will be required to schedule an inspectio -
n 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 inche . commented[cL451:4,d,and a from 1e.zs.zao
e. Installation of landscape plants must eQmply with best management practices
including:
(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 burIapped(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 root 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
plants: .
3. 06sigrr. _ r
Commented[CL46146J:From TMC 18.28,Tukwila Urban
' Center chapter.
a. Shade trees should be planted to shade buildings'east and west-facing Commented[C147]:18.28.240 C.2.
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 Commented[eL4sl:This is currently a requirement In
bioretention ponds where{appropriates. the TUC district-however,City-wide we do not want to
have all landscaping areas serve as storm water collection
areas—we meant to revise this before sending to
4. Screening of outdoor storage,mechanical equipment and garbage storage Committee to say: 'Landscape areas mavbe designed to
areas and fences. allow....•
Commented[AC491:Taken directly from current code,
TMC 18.52.040 E.
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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 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/offences or masonry�walls{_ commented[CL50]:1852.040r.
c. Fences. All fences.shall be placed on the interior side of any required
perimeter landscaping Commented[CL 511:,18.52.040G.
5. irrigation._ _ Commented[CL52]:Taken directly from TMC 18.28,
TUkw08 Urban Center(TUC)District.
a. The intent of this standard is to ensure that plants will survive the critical Commented[CL53]:#5 from 18.28,240 8.4.
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 approvedby the Director.
(1)Irrigation shall be designed to conserve water by using the best
practical management techniques available.,These techniques may
de
inclu ,but not be limited to:drip irrigatiori(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. UtilityiesalongStreets IlEasefn-604 Commented(CLSQ:Takendirectly from current code,
TMC 18:52.040 J.
Utility alignments along streets,whether in easements or in ciy street rights-
of-way -a{ems when located betwee4-prGpeFly lines aft
behind street 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 sa*&-r4on-2utiht lines, no shrubs or trees shall be allowed that could
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( mature over 20 feet in height-a#FAMWFity Will be-a4ewa4. Trees should not be
planted within 10 feet of underground water, sewer or storm drainage pipes.
7. Maintenance and(Pruning(, _ Commented[CL5 il:Taken directly from TMC 18.28,
Tukwila Urban Center district-
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. Commented[CL56):18,28,240 C.9.a,
b. Pruning of trees is only allowed for the Health of the'tiee,to rnaintairi sight
distances or sight lines into commercial areas,oflif interfering with overhead
utilities. All pruning must be done in accordance+>Wh American National
Standards Institute(ANSI)A-300Oecificationk _ I Commented[CL571:18.28.240C.9.b.
c. No tree planted by a property owner or the City to fulfill landscape _
7equirements�or any existing tree,may be topped or removed without prior
Commented[cLSSI:This text a mix or cut
remcode
approval from the City.Any tree topped or removed without approval shall be 418,52.050 g,4 and new text.
subject to code enforcement action per TMC Chapter 8.45 in addition to the
requirements of TMC 18.52.070 B,Violations.
d. Private property owners shall collect all on-site landscaping debris and
'dispose of this material properly. Private property landscaping debris shall_ commented tel591:New text coaddress problem of
not be placed or blown into the public right of way,for City collection. y private property owners blowing debris into City ROW for
Violations will be subject to code enforcement action'per TMC Chapter 8.45. City collection.
4
8. Landscape.Plan Requirements. '
a. A Washington State licensed landscape architect or other landscape design
professional shall prepare and stamp the landscape plans in accordance with _- Commented[CLCOI:All but last sentence m a.is from
the standards herein. Detailed plans for landscaping and screening shall be 18.52.050 A.New handout being prepared with list of items
submitted with plans for building and site improvements. Included in the plans that must be included on landscape plan.
shall be type,quantity, spacing and location of plants and materials;typical
planting details;soil amendrhentlnstallation;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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cost of the labor and materials must be provided to the City before the
deferral is�ppred1. Commented(CL61):Most of b.from 19.28.240 B.S,
Underlined text new to reflect current requirement when
18.52.060 Parking Lot Landscaping Lands;aping Affidavit ls completed&LWded toCity.
A. Purpose: The purpose of this section is to mitigate adverse impacts created by
parking lots which include noise,glare,and increased heat and to improve their
physical appearant Commented(CL62):Need to add storm water to list of
Impacts parking lot landscaping addresses. !
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{stalll Commented(CL63):18.28.240ll,6:b.Remainder of text
except in C/LI,LI and HI,a minimum of 15 square feet per,stall is required and in new to require less landscaping In parking lots located in
the MIC/L,and MIC/H,a minimum of 10 square feet per stall is required. Industrial districts'
2. For surface parking lots located behind�buildings,or otherwise screened from
public or private streets or public spaces,aIminimum of 10 square feet of interior
parking lot landscaping is required for each parking stall in all Zones',. Commented(CL641:1828.240 8.6,b.(2)
3. Trees shall be evenly distributed.throughout the'piAing lot and planted in
continuous, landscaped planting,stOps between rows of parking is encouraged.
Surface water management design.may also be combined with landscaping in
parking tots.However,in industrial istricts,.(C/LI, LI, HI,MIC/L,MIC/H) Commented lCL6S):18.28.240 8,6:b.(3)portion.
clustering of interior puking lot landscaping rnaybe permitted to accommodate
site(usagq. Commented(CL66):03•New text to allow flexibility of
site design,
4. For parking lots adji celnt'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�stall4. commented[CL67]:Portion or 18.28.240 B.6.b.(3)
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
from damage by vehicles(curbs,tire stops,or other�eChniqueib. Commented(CL68]:18.28.240 B,6.b.(4)
6. Landscape islands shall be placed at the ends of each row of parking to protect
parked vehicles from turning movements of other Nehicles�, Commented(CL69]:18.26.240 9.6.b.(5)
7. 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
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island,with the remaining area to contain a combination of shrubs, living /--
groundcover,and knulcN. _ - _ _ -- '[Commented[CL70]:New text-goal is to Increase
�l number of large canopy trees in parking lots.
8. 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
teChnl4U9S. - Commented[CL71]:New text to support implementation
-- --- --
of bloretention techniques as part of formal landscaping
9. Vehicular Overhang.
a. Vehicle overhang into any landscaping area shall not exceed two feet Commented[CL72]:9.a.and b.from Maple Valley
b. No plant material greater than 12 inches in height shall be located within Y landscape code
two feet of 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 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(system. Commented ICL73):Last sentence in 9.c.-language
recommended by OTAK,City's consultant on Incorporating
10.Pervious pavement shall be used,where feasible,adjacent to landscape�reas[ bioretention features into City code,first sentence from
18.52.0354.d.
C. Street Trees in the Public Frontage. Commented(CL74]:Newtext-supports newNPOE5
permit and reduction of Impervious surfaces throughout
1. Purpose: The purpose of this section t 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 13.2.based on the stature size of the free_Spacinn must .- Commented(CL75):first sentence revised fm�l
also consider sight vision distance at intersections,driveway locations, 18.28.240 B.S.text
and utility conflicts as specified above in Section 18.52.040 B. -- -
Commented(eL7e]:18.28.240 B.8.last sentence
b. Street trees in the public frontage shall be planted using the general
guidance of the following spacing lstandards .......... __ ........ Commented(CL77]:18,28.240&B.b.-yellow text added
(1)At least 3.5 feet back from the face of the curb at request of Pw.
(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).
(6)At least 4 feet from fire hydrants and connections.
c. Tree grates are not encouraged,but when used,shall be designed so that Commented[CL78]:18.28.2408.a.C.,yellowtext
sections of grate can be removed incrementally as the tree matures and revised bated on meeting with Pwstaff j
shall be designed to avoid accumulation of trash.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 18.28.240.B.3,"Soil Preparation
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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 Hefurity{. Commented[CL79):
e. Planting plans shall consider the location of existing or planned signage to
avoid future conflicts from mature trees and WndScapind. _ Commented[CL90):New text to ensure sign location is
considered when landscaping plan is developed.Key Bank
f. Street trees are subject to the most current planting, maintenance,and on TIB example of where this did not happen.
removal standards and BMPs.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
a —
maintenance�Standards[ y Commented[CL81]:New text-City of'ngardUrban
_. _ -; - Forestry Manuel,pg.2.2.H.
g. Street Tree Maintenance:LandscaRing in the right of way•sl�all be
maintained by the abutting property owners) unless maintenance has
been accepted by the City. See TMC 11.20115dp ~ commented[CL921:From TMC 11.2o.1so-l-!dare
i. Street trees'sha.11 be maintained consistent with International from city of Tigard urban Forestry Mahual,pg.203
Society of Arbbrists best management practices.
ii. Street trees shall be maintained in a manner that does not impede
public street or sidewalk traffic,consistent with the specification in
-the'Public Works Infrastructure Design Manual, including:
a)` 8 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.
Street trees shall be maintained so as not to become a defective
tree as defined in TMC 18.061XXkj - Commented[CLS31:The terminology currently used Is
iv. For reasons of public and worker safety,trees near overhead utility hazardous tree"-the definition will be revised to be called
lines_shall only be pruned. too ed or removed by professionals "defective tree`,a more accurate term.
_
certified to work near energized utility wires.
h. Trees planted in a median shall be appropriate for the planting
environment,to achieve a balance of ther6llOwind: Commented[CL84]:h.i:iii from City of Tigard Urban
i. Consistency with previously approved median tree plans given Forestry Manual,(pg.4.11.Remaining text developed by
space constraints for roots and branches at maturity. staff.Currently there is no guidance on landscaping in
ii. Compatibility with space constraints for roots and branches at medians In the City's code.
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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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;MOdiflCatlOno Commented(CL85):This section identifies what types of
1. The following modifications to the requirements.of this chapter may be modificationswlu be considered,the process forreviewnng
considered either as a Type 2, Director decision or through the design review and esWbusnes reviewcrneria, i
process if the project is subject to design review.
a. Modifications to the requirements of Type I, 11,or Ill 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 landscapingc
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.
L 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.
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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b. Revisions to existing landscaping may be approved if either I or ii are met and
i both iii,iv and iv are i'nefj: - Commented[CL86]:My apologies for the crazy
i. Proposed vegetation removal, replacement,and any mitigation measures formatting-I cannot get word to accept the edits I
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 dimin0 the quality of the site
landscape as a whole.
V. If modification or revision does diminish the site landscape,such as tree
pruning, topping or removal to maintain safe clearance to overhead utility
lines,then commensurate off-site plantinct will be provided.
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. 1n 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 perimeter'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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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. VIOIatIOr1S Of this Cilteptelr Commented IC1871:clarifies what Is a violation of this.
chapter,and how violations will be addressed.
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
Chapter;
b. Topping or excessive pruning of trees except as allowed bythis code.
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 du.eto 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)
removed as follows:
Tree Re lacers t Requirements
Diameter'of Tree Removed ('measured Number of Replacement TreeslRequire 'commented t ctssl:The current landscaping code does
at height of 4.5 feet from the round not provide specific penalties for the removal of required
4-6 inches(single trunk) 3 trees.This chart mirrors the tree replacement ratios
required In the shoreline regulations.Requiring
2 inches an trunk of a multi-trunk tree replacement trees is a way to replace lost tree canopy due
Over 6-8 inches 4 to tree removal without a permit.
Over 8-20 inches 6
Over 20 inches 18
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3. Enforcement. It shall be the duty of the Community Development Director _
to enforce this chapter pursuant to the terms and conditions of TMC 8a. Commented tcu89t:items#3-5 are taken from the City's
Sensitive Area regulations,TMC 18.45; .
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 of this chapter,or failure to comply with any
of the requirements of this chapter shall be subject to the,penalties
prescribed in TMC Chapter 8.45, Enforcement and shall be imposed
pursuant to the procedures and conditions set forth in that chapter.
b. It shall not be 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.
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Attachment I
I
CHAPTER 18.52 ZONING FRONT YARD LANDSCAPE LANDSCAPE
DISTRICTS (SECOND TYPE FOR SIDE REAR TYPE FOR
LANDSCAPE, RECREATION, LDR FRONT)_ FRONTS YARD YARD SIDE/REAR
RECYCLING/SOLID WASTE (tor uses other 2
SPACE REQUIREMENTS than dwelling 15 Type I 10 10 Type I
units
Sections: MDR 151,2 Type 1 10 10 Type 1
18.52.010 Purpose HDR 1512 Type[ 10 10 Type I
18.52.020 Perimeter Landscaping Requirements by Zone
District MUO 15(12.5)2 Type I7 5a 5a Type 17
18.52.030 Perimeter Landscape Types o 2 a a 7
18.52.035 Interior Parking Lot Landscaping Requirements 15(12.5) Type I 5 5 Type I
18.52.040 General Landscaping and Screening Requirements Rcc 20(10)2'3 �Type 1 5a 10 Type II
18.52.050 Landscape Plan Requirements NCC 5a Type I7 0a 0a Type 11
18.52.060 Recreation Space Requirements - a a 8
18.52.065 Lighting RC 10 Type I 5 0 Type II
18.52.070 Recycling Storage Space for Residential Uses RCM 10 Type I 5a oa Type 18
18.52.080 Recycling Storage Space for Non-Residential Uses TUC-See TMC Chapter 18.28
18.52.090 Design of Collection Points for Garbage and —
Recycling Containers C/LI 12.55 Type 6 55 05 Type 118
LI 12.52 Type II Oa 0a Type III
18.52.010 Purpose
The purpose of this chapter is to establish minimum HI 12.5 2 Type II 0 0a Type III
requirements for landscaping to promote safety, to provide MIC/L 55 Type II 05 05 Type III
screening between incompatible land uses, to mitigate the MIC/H 55 Type 11 05 05 Type III
adverse effects of development on the environment, and to
improve the visual environment for resident and nonresident TVS 1523 Type II Oa 0a Type III
alike. TSO 1592 Type I 010 010 Type III
(Ord. 1 872§14(part), 1999)
Notes:
18.52.020 Perimeter Landscaping Requirements by 1. Minimum required front.yard landscaped areas in
Zone District the MDR and HDR zones may have up to 20% of their required
A. In the various zone districts of the City, landscaping in landscape area developed for pedestrian and transit facilities
the front, rear and side yards shall be provided as established by upon approval as a Type 2 special permission decision.
the various zone district chapters of this title. These 2. In order to provide flexibility of the site design while
requirements are summarized in the following table, except for still providing the full amount of landscaping required by code,
Tukwila Urban Center (TUC) requirements, which are listed in the front yard landscape width may be divided into a perimeter
TMC Chapter 18.28. 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.
Produced by the City of Tukwila, City Clerk's Office Page 18511
TUKWILA MUNICIPAL CODE
7. Increased to Type II if any portion of the yard is 1. Purpose is to provide extensive visual separation
within 50 feet of LDR, MDR or HDR. between industrial areas and nearby residential areas.
8. Increased to Type III if any portion of the yard is 2. Plant materials shall consist of the following:
within 50 feet of LDR, MDR or HDR. a. One tree per 20 lineal feet of required perimeter
9. Only required along public streets. excluding curb cuts; and
10. Increased to 10 feet if adjacent to residential uses b. Shrubs to provide a solid planting screen with a
or non-TSO zoning. height of five to eight feet or a solid wooden fence or masonry
B. The landscape perimeter may be averaged if the total wall to be approved by the Community Development Director;
required square footage is achieved, unless the landscaping and
requirement has been increased due to proximity to LDR, MDR c. Living groundcover to cover 90% of the
or HDR. Landscape perimeter averaging may be allowed as a landscape area within three years.
Type 2 special permission decision if all of the following criteria D. Plant material requirements.
are met: 1. Plants shall meet the current American Standard
1. Plant material can be clustered to more effectively for Nursery Stock(American Nursery and Landscape Association
screen parking areas and blank building walls. — ANLA), and shall be healthy, vigorous and well-formed, with
2. Perimeter averaging enables significant trees or well-developed, fibrous root systems, free from dead branches or
existing built features to be retained. roots. Plants shall be free from damage caused by temperature
3. Perimeter averaging is used to reduce the number extremes, lack of or excess moisture, insects, disease, and
of driveways and curb cuts and allow joint use of parking facilities mechanical injury. Plants in leaf shall be well foliated and of
between neighboring businesses. good color. Plants shall be habituated to outdoor environmental
4. Width of the perimeter landscaping is not reduced conditions(hardened-off).
to the point that activities on the site become a nuisance to 2. A mix of evergreen trees and evergreen shrubs
neighbors, shall be used to screen blank walls.
5. Averaging does not diminish the quality of the site 3. Deciduous trees shall be used to allow visual
landscape as a whole. access to entryways,signage and pedestrian use areas.
(Ord.2442§1,2014;Ord.2251§61,2009,Ord.2235§13,2009, 4. Evergreen shrubs shall be used to screen parking
Ord. 1872§14(part), 1999) lots along street frontages.
1$.52.030 Perimeter Landscape Types o 5. In perimeters located adjacent to residential zones
p yP 75/o of trees and shrubs shall be evergreen.
A.Type I landscape perimeter. 6. Evergreen trees shall be a minimum of 6 feet in
1. Purpose is to enhance Tukwila's streetscapes, height at time of planting.
provide a light visual separation between uses and zoning 7. Deciduous trees shall have at least a 2 inch caliper
districts, screen parking areas, and allow views to building at time of planting, determined according to the American
entryways and signage. Standard for Nursery Stock.
2. Plant materials shall consist of the following: 8. Shrubs shall be at least 18 inches in height at time
a. One tree for each 30 lineal feet of required of planting.
perimeter excluding curb cuts; and 9. No plants listed on the current King County Noxious
b. One shrub for each 7 lineal feet of required Weed list may be used.
perimeter excluding curb cuts or a planted berm at least 24 10. Existing vegetation may be used to meet the
inches high; and requirements of this chapter. All significant trees located within
c. Living groundcover to cover 90% of the any required perimeter landscaping area which are not dead,
landscape area within three years. dying, or diseased and which do not pose a safety hazard as
B. Type II landscape perimeter. determined by the Community Development Director shall be
1. Purpose is to enhance Tukwila's streetscapes, retained.
provide a moderate visual separation between uses and zoning 11. The classification of plant material as trees, shrubs
districts,screen blank building walls and parking areas, and allow and evergreens shall be as listed in the Hortus Third, A Concise
views to building entryways and signage. Dictionary of Plants Cultivated in the U.S. and Canada.
2. Plant materials shall consist of the following: (Ord.2251§62,2009;Ord. 1872§14(part), 1999)
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 Ill landscape perimeter.
Pagr5l�9-162 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
18.52.035 Interior Parking Lot Landscaping d. Raised curbs or curb stops shall be used
Requirements around the landscape islands to prevent plant material from
Landscaping within parking areas shall be provided as being struck by automobiles.
shown below. e. A minimum of 1 evergreen or deciduous tree is
1. Requirements for each distinctly separate parking required per landscape island, with the remaining area to contain
area within the LDR zone for uses other than dwelling units, and a combination of shrubs, living groundcover and mulch.
in the MDR and HDR zones: (Ord.2442§2,2014;Ord.2251§63,2009;Ord.2235§14,2009,
a. For areas with up to 20 parking stalls per Ord. 1872§14(part), 1999)
parking area, no interior landscaping is required. 18.52.040 General Landscape and Screening
b. For areas with 21 -40 parking stalls per parking Requirements
area, 7 square feet of interior landscape area is required for each
parking stall. A. Appropriate plant materials. New plant materials shall
c. For areas with more than 40 parking stalls per include native species or non-native species that have adapted
parking area, 12 square feet of interior landscape area Is to the climatic conditions of the Puget Sound Region and are
required for each parking stall (see Multi-Family Design suited to the planting site, taking into account final plant size,
Guidelines, Site Planning Section, No. 31, for the normal 15 stresses such as heat or freezing, space for planting, overhead
square feet to be provided). lines or underground utilities present, and shade or sun
d. All parking areas shall have a perimeter exposure. Drought resistant species are encouraged, except
landscape strip a minimum of 2 feet wide with an average width where site conditions within the required landscape areas assure
of 5 feet. adequate moisture for growth. Grass may be used as a
2. Requirements for parking lots within the 0, MUO, groundcover where existing or amended soil conditions assure
RCC, and NCC zones: adequate moisture for growth. Landscape perimeter trees
a. For lots with up to 20 parking stalls, no interior should be selected for compatibility with existing plant material or
landscaping is required. street trees.
b. For lots with 21 - 40 parking stalls, a minimum B. Site preparation. Site preparation and planting of
of 10 square feet of interior landscape area is required for each vegetation shall be in accordance with best management prac-
parking stall over 20. tices for ensuring the vegetation's long-term health and survival
c. For lots with more than 40 parking stalls, a and shall include incorporation and tilling in of organic material to
minimum of 200 square feet of interior landscape area plus 15 a depth of 18 inches and mulching.
square feet for each parking stall over 40 is required. For areas C. Coverage standards. All landscaped areas in the
placed behind buildings or otherwise screened from streets, MDR and HDR zones (including shrub beds) shall achieve 90%
parks and City trails the interior landscape requirement is live ground coverage in three years, and all areas not occupied
reduced to a minimum of 200 square feet plus 10 square feet for by a building (including surface parking areas)shall achieve 40%
each parking stall over 40. horizontal tree coverage in ten years.
3. Requirements for parking lots within the RC, RCM, D. Visibility. The landscaping shall not obstruct view from
C/LI, TSO and TVS zones: or into the driveway, sidewalk or street. Landscape design shall
a. For areas adjacent to public or private streets, a allow for surveillance from streets and buildings and avoid
minimum of 15 square feet of landscaping is required for each creating areas that might harbor criminal activity. No shrubs
parking stall. shall be planted or allowed to grow over two feet in height within
b. For areas placed behind buildings or otherwise thirty feet of intersecting curblines or pavement edges (see TMC
screened from streets, parks and City trails a minimum of 10 11.20.090). No tree may be planted within two feet of a sidewalk
square feet of interior landscape area is required for each or pavement edge.
parking stall. E. Outside storage areas. Outdoor storage shall be
4. Planting Standards: screened from abutting public and private streets and from
a. Interior landscape islands shall be distributed to adjacent properties. Such screens shall be a minimum of eight
break up expanses of paving. Landscaped areas shall be placed feet high and not less than 60% of the height of the material
at the ends of each interior row in the parking area, with no stall stored. Said screens shall be specified on the plot plan and
more than 10 stalls or 100 feet from a landscape area. approved by the Community Development Director. Except in the
b. The minimum size for interior parking lot MDR and HDR zones, where outdoor storage shall be fully
planting islands is 100 square feet. screened from all public roadways and adjacent parcels with a
c. Planting islands shall be a minimum of 6 feet in sight obscuring structure equal in height to the stored objects
any direction and generally the length of the adjacent parking and with a solid screen of exterior landscaping.
space.
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TUKWILA MUNICIPAL CODE
A top screen cover may be exempted if the item(s) has a maintained for the life of the project. Additionally, topping or
finished top and an equivalent design quality is maintained. The removal of required trees is prohibited. Only trees that pose a
screening structure shall reflect building architecture as danger or are diseased, as determined by an ISA certified
determined by the BAR to be appropriate. arborist, shall be allowed to be removed. Any illegal removal of
F. Ground level mechanical equipment and garbage required trees shall be subject to obtaining a tree permit and
storage areas shall be screened with evergreen plant materials replacement with trees that meet or exceed the functional value
and/or fences or masonry walls. of the removed trees.
G. Fences. All fences shall be placed on the interior side (Ord.2368§53,2012;Ord.2251§65,2009,
of any required perimeter landscaping. Ord. 1971§19,2001;Ord. 1872§14(part), 1999)
H. Lighting. Trees shall not be planted in locations where
they would obstruct existing or planned street or site lighting. 18.52.060 Recreation Space Requirements
I. Automatic irrigation. All landscape areas shall be In all MDR and HDR zoning districts, any proposed multiple-
served by an automatic irrigation system. Water conservation family structure, complex or development shall provide, on the
features such as moisture sensors with automatic rain shut-off premises and for the use of the occupants, a minimum amount of
devices, automatic timers, pressure regulating devices, backflow recreation space according to the following provisions:
prevention devices, separate irrigation zones for grass and 1. Required Area.
planting beds, and sprinkler heads matched to site and plant a. For each proposed dwelling unit in the multiple-
conditions shall be installed. Irrigation water shall be applied with family development and detached zero-lot-line type of
goals of avoiding runoff and overspray onto adjacent property, development, a minimum of 400 square feet(100 square feet for
non irrigated areas and impervious surfaces. senior citizen housing)of recreation space shall be provided.Any
J. Utility easements. Utility easements and other similar multiple-family structure, complex or development shall provide a
areas between property lines and curbing shall be landscaped minimum of 1,000 square feet of total recreation space.
and/or treated with dust and erosion control planting or surfacing b. Townhouse units shall provide at least 250
such as evergreens, groundcover, shrubs, trees, sod or a square feet of the 400 square feet of recreation space as private,
combination of similar materials. In areas of overhead trans- ground level open space measuring not less than 10 feet in any
mission lines, no shrubs or trees over 20 feet at maturity will be dimension.
allowed. Trees should not be planted within 10 feet of c. The front, side and rear yard setback areas
underground water, sewer or storm drainage'pipes. required by the applicable zoning district shall not qualify as
(Ord.2251§64,2009;Ord. 1872§14(part), 1999) recreation space. However, these setback areas can qualify as
recreation space for townhouses if they are incorporated into
18.52.050 Landscape Plan Requirements private open space with a minimum dimension of ten feet on all
A. A Washington State licensed landscape architect shall sides.
prepare and stamp the landscape plans in accordance with the 2. Indoor or Covered Space.
standards herein. Detailed plans for landscaping and screening a. No more than 50% of the required recreation
shall be submitted with plans for building and site improvements. space may be indoor or covered space in standard multi-family
Included in the plans shall be type, quantity, spacing and location developments. Senior citizen housing must have at least 20%
of plants and materials, site preparation and specifications for indoor or covered space.
soils and mulches, location of all overhead and underground b. The Board of Architectural Review may grant a
utilities(so as to avoid conflicts with proposed planting locations), maximum of two square feet of recreation space for each one
typical planting details and the location of irrigation systems. square foot of extensively improved indoor recreation space
B. Installation of the landscaping and screening shall be provided. Interior facility improvements would include a full range
completed and a Landscaping Declaration submitted by the of weight machines, sauna, hot tub, large screen television and
owner or owner's agent prior to issuance of the certificate of the like.
occupancy. If necessary, due to weather conditions or 3. Uncovered Space.
construction scheduling, the installation may be postponed to the a. A minimum of 50% of the total required
next planting season if approved by the Community Development recreation space shall be open or uncovered, up to 100% of the
Director and stated on the building permit. A performance total requirement may be in open or uncovered recreation space
assurance device equal to 150% of the cost of the labor and in standard multi-family developments. Senior citizen housing
materials must be provided to the City before the deferral is allows up to 80% of recreation space to be outdoors and has no
approved. The property owner shall keep all planting areas free minimum outdoor space requirement.
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
PagP5135-964 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
b. Recreation space shall not exceed a 4% slope 18.52.080 Recycling Storage Space for Non-
in any direction unless it is determined that the proposed space Residential Uses
design clearly facilitates and encourages the anticipated use as A. Recycling storage space for non-residential uses shall
endorsed by the Director. be provided at the rate of at least:
c. The Board of Architectural Review may grant a 1. Two square feet per every 1,000 square feet of
maximum credit of two square feet of recreation space for each building gross floor area in office, medical, professional, public
one square foot of outdoor pool and surrounding deck area. facility,school and institutional developments.
4. General Requirements. 2. Three square feet per every 1,000 square feet of
a. Multiple-family complexes (except senior citizen building gross floor area in manufacturing, industrial and other
housing, detached zero-lot-line and townhouses with nine or non-residential uses not specifically mentioned in these
fewer units), which provide dwelling units with two or more requirements.
bedrooms, shall provide adequate recreation space for children 3. Five square feet per every 1,000 square feet of
with at least one space for the 5-to-12-year-old group. Such building gross floor area in retail developments.
space shall be at least 25% but not more than 50% of the total B. Outdoor collection points shall not be located in any
recreation space required under TMC 18.52.060.1, and shall be required setback or landscape area.
designated, located and maintained in a safe condition. C. Collection points shall be located in a manner so that
b. Adequate fencing, plant screening or other hauling trucks do not obstruct pedestrian or vehicle traffic on-site,
buffer shall separate the recreation space from parking areas, or project into any public right-of-way.
driveways or public streets. (Ord. 1872§14(part), 1999)
c. The anticipated use of all required recreation
areas shall be specified and designed to clearly accommodate 18.52.090 Design of Collection Points for Garbage and
that use. Recycling Containers
(Ord.2199§18,2008,Ord. 1872§14(part), 1999) Residential and non-residential collection points shall be
designed as follows:
18.52.065 Lighting 1. An opaque wall or fence of sufficient size and
A. Parking and loading areas shall include lighting capable height to provide complete screening shall enclose any outside
of providing adequate illumination for security and safety. collection point. Architectural design shall be consistent with the
Lighting standards shall be in scale with the height and use of the design of the primary structure(s)on the site.
associated structure. Any illumination, including security lighting, 2. Collection points shall be identified by signs not to
shall be directed away from adjoining properties and public exceed two square feet.
rights-of-way. 3. Weather protection of recyclables and garbage
B. In the MDR and HDR zones, porches, alcoves and shall be ensured by using weather-proof containers or by
pedestrian circulation walkways shall be provided with low level providing a roof over the storage area.
safety lighting. Pedestrian walkways and sidewalks may be (Ord. 1872§14(part), 1999)
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 1-112 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)
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158
Attachment 7
CHAPTER 18.28 code that will be used to evaluate development projects or
TUKWILA URBAN CENTER improvement plans proposed on properties within the Tukwila
TUC DISTRICT Urban Center(TUC) zone area. The Code contains regulations
governing Use, Height, Building Placement, Public and Private
Sections: Frontage, Parking, Streets, Blocks, Open Space, Landscaping,
Site Design, and Architecture. See the Tukwila Comprehensive
INTRODUCTION Plan and Southcenter Subarea Plan for more detail about the
18.28.010 Purpose and Orientation long range vision for the Plan area and a discussion of City
18.28.020 How to Use the Development Code actions and investments that support implementation of the
18.28.030 Applicability and Design Review Southcenter vision.
Table 18-1: Summary of Applicable Review (Ord.2443 g2,2014)
Process and Standards/Guidelines 18.28.020 How to Use the Development Code
District-Based Standards A. The Development Code is organized into four primary
18.28.040 Districts sections:
18.28.050 District Land Uses 1. District-based standards,
Table 18-2:Land Uses Allowed By District 2. Corridor-based standards,
18.28.060 District Standards 3. Supplemental development regulations,and
Table 18-3: District Standards 4. A separate Southcenter Design Manual.
18.28.070 Structure Height B. Following are instructions on how to locate and review
18.28.080 Maximum Block Face Length the development regulations that apply to a specific property:
18.28.090 Permitted Corridor Types for New Streets 1. Locate the property on the District Map
18.28.100 Side and Rear Setbacks (Figure 18-16), and Corridor Map (Figure 18-19). Identify which
18.28.110 Side and Rear Yard Landscaping Requirements District and Corridor Type(s)apply to the property.
Corridor-Specific Standards 2. Review the District Standards (Tables 18-2 and
18.28.120 Corridors 18-3) and Corridor Standards (Figures 18-20 through 18-27)
and identify the specific standards for the applicable District and
18.28.130 Corridor Regulations Corridor Type. Note that the tables and figures are intended as a
Figures 18-20 through 18-27 summary and do not encompass all mandatory requirements
Corridor Standards presented throughout the development regulations.
18.28.140 New Streets 3. District-Based Standards (TMC Sections 18.28.040
18.28.150 Public Frontage Standards through 18.28.110)govern:
18.28.160 Building Orientation to Street/Open Space a. The use of a building or site;see Table 2, "Land
18.28.170 Frontage Building Coverage Uses Allowed by District."
18.28.180 Front Yard b. The scale and configuration of the built
18.28.190 On-Site Surface Parking Location environment;see Table 3, "District Standards."
18.28.200 Architectural Design Standards 4. Corridor-Based Standards (TMC Sections
18.28.210 Front Yard Encroachments 18.28.120 through 18.28.200)govern:
Supplemental Development Standards a. Thoroughfare configuration, public frontage
18.28.220 Special Corner Feature conditions, building and parking placement, front yard
18.28.230 Landscaping Types landscaping, and architectural aspects of that portion of a
18.28.240 General Landscaping building's fagade within the first 185 feet of a parcel, measured
18.28.250 Open Space Regulations from the curb line provided, however, that for Future Corridors
Table 18-4:Provision of Open Space mapped on Figure 18-19 these Corridor Standards do not apply
18.28.260 General Parking Requirements until the Corridor is activated by: (i) City acquiring the right-of-
Table 18-5: Provision of Parking way and installing thoroughfare and public frontage
18.28.270 General Parking Guidelines improvements or lawfully requiring dedication and installation of
18.28.280 Site Requirements the same in connection with a project proposal; or (ii) an
applicant or owner elects to install the Corridor improvements
INTRODUCTION and provide public access in connection with adjoining
18.28.010 Purpose and Orientation development. See the Corridor Standards (Figures 18-20
The purpose of this chapter is to implement the goals and through 18-27).
policies of the Tukwila Comprehensive Plan and Southcenter
Subarea Plan. This chapter contains the primary development
Produced by the City of Tukwila,City Clerk's Office Page %g3
TUKWILA MUNICIPAL CODE
b. More detailed information about the 5. Alterations to non-conforming structures, uses,
development regulations and guidelines that apply to each landscape areas or parking lots shall be made in accordance
Corridor can be reviewed in the subsequent sections. These with the standards in TMC Chapter 18.70, "Non-Conforming Lots,
regulations are set forth to ensure that the configuration, location, Structures and Uses,"except that existing structures greater than
orientation and design of new development match the envisioned the applicable districts maximum building height at the time of
character of all streets and open spaces in the Plan area. adoption of Ordinance No. 2443 (effective June 10, 2014) shall
5. Supplemental Development Regulations (TMC not be considered non-conforming as to height provisions.
Sections 18.28.220 through 18.28.280): These sections contain 6. Tukwila has adopted local amendments to the
regulatory definitions, requirements and guidelines that are International Building and Fire Codes, which should be reviewed
common for all properties in Southcenter. They address front early in the development process; see TMC Title 16, "Buildings
yard encroachments, special corner features, new streets and Construction."
configurations and guidelines, open space, landscaping, site 7. Boundary line adjustments, lot consolidations, short
components,and parking. plats, subdivisions and binding site improvement plans shall be
C. Interpretation of the Development Code. Most subject to the requirements of TMC Title 17, "Subdivisions and
sections of the code feature the following elements: Plats."
1. Purpose. Purpose statements are overarching 8. Signs shall be regulated according to Title 19,"Sign
objectives. and Visual Communication Code."
2. Standards. Standards use words such as "shall", 9. Public and private infrastructure must be designed
"must',or"is/are required",signifying required actions. , and built in compliance with the standards contained in the
3. Guidelines. Guidelines use words such as current edition of the Tukwila Public Works Department
"should" or "is/are recommended", signifying voluntary Infrastructure Design and Construction Standards.
measures. B. Intensification of Use. Maximum block face length
4. Alternatives. Some standards within the code (TMC Section 18.28.080) and public frontage improvements
allow applicants to propose alternative methods of meeting the (TMC Section 18.28.150) are required when an individualized
particular standards. In such cases, the applicant shall assessment by the Director determines that the improvements
demonstrate how the proposal meets the purpose of the are reasonably necessary as a direct result of the transportation
standard and the overall objectives of the Plan. impacts of a proposed development.
D. See the Applicability and Design Review section C: Pad Development, Expansions or Complete
(TMC Section 18.28.030) to determine how the provisions in this Redevelopment.
chapter apply to properties in the TUC zone and which other 1. Construction of a new pad building on a site with.
Tukwila codes may apply to a specific property. existing development shall meet all requirements for the new
(Ord.2443§3,2014) structure, and any alterations to non-conforming landscape areas
or parking lots shall be made in accordance with the standards in
18.28.030 Applicability and Design Review TMC Chapter 18.70, "Non-Conforming Lots, Structures and
A. Relationship to Other Tukwila Codes. Uses."
1. The provisions of this chapter apply to properties 2. Expansions of existing buildings shall meet all
within the Southcenter Plan Area, shown on the District Map requirements for the new portions of the structure, and any
(Figure 18-16). alterations to non-conforming landscape areas or parking lots
2. The provisions of this chapter shall modify the shall be made in accordance with the standards in TMC Chapter
regulations and other provisions in TMC Title 18, "Zoning," 18.70,"Non-Conforming Lots, Structures and Uses."
provided that the regulations and provisions of the entire Tukwila 3. Development of a vacant site or complete
Municipal Code shall apply when not specifically covered by this redevelopment of a site shall require compliance with all of the
chapter; and, further, provided that where Title 18 and the goals standards and guidelines in this chapter.
of the Southcenter Plan and this chapter are found to be in D. Design Review.(Table 18-i)
conflict, the provisions of this chapter shall apply unless 1. Design review for projects located in the Regional
otherwise noted. Center (TUC-RC), Transit Oriented Development Neighborhood
3. Areas within 200 feet of the Ordinary High Water (TUC-TOD), Pond (TUC-P), or Commercial Corridor (TUC-CC)
Mark (OHWM) of the Green River are subject to the regulations Districts:
in TMC Chapter 18.44, "Shoreline Overlay,"which supersede this a. Projects meeting the thresholds for design
chapter when in conflict. review set forth in subparagraph 18.28.030.D.1:b. and c. shall be
4. Areas meeting the definition of sensitive areas or evaluated using applicable regulations in this chapter and the
sensitive area buffers are subject to the regulations of TMC guidelines set forth in the Southcenter Design Manual. Work
Chapter 18.45, "Environmentally Sensitive Areas," and TMC performed within the interior of a structure does not trigger
Chapter 18.54, "Tree Regulations." design review or application of District or Corridor Standards.
Pagoo&-54 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
b. Major remodels and small scale projects. (3) New large scale residential or mixed-use
Projects meeting any one of the following criteria shall be building projects with more than 50 dwelling units (total on
reviewed administratively as a Type 2 decision (see TMC premises) will be reviewed by the Board of Architectural Review
Chapter 18.60): (BAR)as a Type 4 decision(see TMC Chapter 18.60).
(1) New non-residential structures between b. All other projects meeting the following
1,500 and 25,000 square feet in size(total on premises). thresholds for design review shall be evaluated using the
(2) New residential or mixed-use buildings applicable regulations in this chapter and the design review
providing up to 50 dwelling units(total on premises). criteria in TMC Section 18.60.050.
(3) Any exterior repair, reconstruction, Type of Review:
cosmetic alterations or improvements,when the cost of that work (1) Small scale new construction or exterior
exceeds 10% of the building's current assessed valuation (the expansions between 1,500 and 25,000 square feet shall be
cost of repairs to or reconstruction of roofs screened by parapet reviewed administratively as a Type 2 decision (see TMC
walls is exempt). Compliance with corridor-based architectural Chapter 18.60).
design standards and building orientation is required for existing (2) Major remodels. Any exterior repair,
buildings only if they are destroyed by any means to an extent of reconstruction, cosmetic alterations or improvements to buildings
more than 50% of their replacement cost at the time of over 10,000 square feet, when the cost of that work exceeds
destruction, in the judgment of the City's Building Official. 10% of the building's current assessed valuation (the cost of
(4) Exterior expansions between 1,500 and repairs to or reconstruction of roofs screened by parapet walls is
25,000 square feet in size(total on premises). exempt) shall be reviewed administratively as a Type 2 decision
c. Large scale projects. Projects meeting the (see TMC Chapter 18.60). Compliance with corridor-based
following criteria shall be reviewed by the Board of Architectural building orientation/placement and architectural design standards
Review(BAR)as a Type 4 decision(see TMC Chapter 18.60): is required for existing buildings only if they are destroyed by any
(1) New non-residential structures greater means to an extent of more than 50% of their replacement cost
than 25,000 square feet in size(total on premises). at the time of destruction, in the judgment of the City's Building
(2) New residential or. mixed-use buildings Official.
with more than 50 dwelling units(total on premises). (3) Large-scale new construction or exterior
(3) Exterior expansions greater than 25,000 expansions greater than 25,000 square feet shall be reviewed by
square feet in size(total on premises). the Board of Architectural Review as a Type 4 decision (see
d. Minor remodels and very small scale TMC Chapter 18.60).
projects. Projects NOT meeting the design thresholds set forth c. Minor remodels and very small scale
in subparagraph 18.28.030.D.1.b. or c. are not subject to design projects. Projects NOT meeting the design thresholds set forth
review and shall be evaluated using applicable regulations in this in subparagraph 18.28.030.D.2.a. or b. shall be evaluated using
chapter EXCEPT for the corridor-based architectural design applicable regulations in this chapter EXCEPT for the corridor-
standards. based architectural design standards.
2. Design Review for Projects located in the (Ord.2500§14,2016,Ord.2443§4,2014)
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).
Produced by the City of Tukwila, City Clerk's Office Page J"5
TUKWILA MUNICIPAL CODE
DISTRICT-BASED STANDARDS
18.28.040 Districts
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 18-16).
Figure 18-16:District Map
Districts
Commercial Corridor
Pond
Regional Center
Transit Oriented Development
1
Workplace ,,.y S 56th
••
•�• SouihcenterPlan Boundary i•� � ".tom% �>
�� �°•a•�J�il{siR_ w_a
O w
--. >' E ans Bla
4 � i
1
Baker BI m c
1 a y
i r
� (0 0 Q � jjjp
a o_
V a I
c �
Q
Ag — Tr D
b
i
Z _
Co orate rN
Blvd >_
C orate
Minkler Blv Mi or
Ian Dr
idlan Dr
ostco Dr
T Ian Dr
t
i
S178tn
�,.. ale Park D Dr m
2 e r N
PagS2&-56 Produced by the City of Tukwila, City Clerk's Office
TITLE 18-ZONING
B. Districts-Purpose. 2. The uses are organized by category and if allowed
1. TUC-RC, Regional Center. The area in the vicinity in a District are listed as either Permitted (P), Accessory (A),
of Westfield Southcenter Mall, with easy access to the bus Conditional(C),or Unclassified Use Permit(UUP).
Transit Center, is intended to provide an area that will continue to 3. All permitted uses for a single district are allowed
infill and intensify with more retail, services, and entertainment either alone or in combination with any other permitted uses
uses southward toward Strander Boulevard and eastward across within a parcel.
Andover Park West. Over the long term, infill development on 4. Other uses not specifically listed in this title are
the high-value property of the Mall may continue the transition permitted should the Director determine them to be similar in
from surface parking to structured parking, and may be nature to and compatible with other uses permitted outright within
increasingly characterized by mid-rise or high-rise building a District, consistent with the stated purpose of the District, and
components built over the retail base. consistent with the policies of the Southcenter Plan.
2. TUC-TOD, Transit Oriented Development (TOD)
Neighborhood. The area extending from the bus transit center (Ord.2443§6,2014)
on Andover Park West eastward towards the Sounder commuter 18.28.060 District Standards
rail/Amtrak station is intended to provide a more compact and For the scale and configuration of the built environment, see
vibrant mix of housing, office, lodging and supportive retail and Table 18-3,"District Standards."
service uses. Parking will be accommodated by a combination of 1. All Districts appear in the top row of the table.
off- and on-street parking spaces/lots. The overall structure of 2. The primary regulations are listed in the left-most
the TOD Neighborhood will be characterized by moderate column of the table in the order that they appear in the text.
development intensities and building heights. A fine-grained 3. The development standards that apply to each
network of streets with pedestrian amenities will increase the District can be reviewed by cross referencing a regulation with a
walkability of the area. District.
3. TUC-P, Pond District. The northern edge of the 4. More detailed information about the regulations and
Pond District is intended to provide an area of higher-density guidelines that apply to each District can be reviewed in the
mixed-use development over retail, restaurants and services, Tukwila Municipal Code section referenced in the row sub-
oriented towards the Pond and a paved waterfront esplanade. headings. These regulations are set forth to ensure that the
Maximum building heights will be lower than in the adjacent height and setbacks of new buildings and the scale of new blocks
Regional Center District, to provide sunlight to and views of the and streets are consistent with the purpose of each Southcenter
Pond. The eastern, western, and southern edges of the Pond District.
will be characterized by a more natural park environment. (Ord.2443§7,2014)
Buildings will be separated from the Pond by streets on the
eastern and southern edges, and stepped down in height toward 18.28.070 Structure Height
the water to preserve views. Ground floors on these edges will A. The minimum and maximum height of a structure shall
range from office to support services and retail uses, with more be as specified by District or modified by a special height overlay.
private uses like residential above. See Table 3,"District Standards."
4. TUC-CC, Commercial Corridor District. 1. Structures oriented to Baker Boulevard shall have
Southcenter Parkway will continue to feature auto-oriented retail an average height at least as high as the minimum listed in Table
and services in a manner similar to the existing patterns of 18-3,"District Standards."
development in that area. B. Pond Edge Height Limit.
5. TUC-WP, Workplace District. The large southern 1. Development located within 150 feet of the edge of
portion of the plan area will continue to provide a wide range of Tukwila Pond is not eligible for incentive height increases.
distribution, warehousing, light industrial, "big box" retail, and 2. The maximum height in this location shall be as
furniture outlets, with incremental infill by office and other specified by District.
complementary commercial uses. Residential uses may front the C. Public Frontage Improvement Height Incentive.
Green River. 1. As an incentive to provide public frontage
C. The scale and pattern of all development shall be improvements and/or new streets that are not otherwise required
governed by the standards and regulations for the applicable under this code, allowable structure heights may be increased to
District. the limits as specified for each District as shown in Table 18-3,
(Ord.2443§5,2014) "District Standards,"when:
18.28.050 District Land Uses a. Developers construct public frontage
improvements along their parcel frontages on existing streets,
For permitted uses of a building or site, see Table 18-2, constructed to the standards of this code;or
"Land Uses Allowed by District."
1. All Districts appear in the top row of the table.
Produced by the City of Tukwila, City Clerk's Office Page %cJ7
TUKWILA MUNICIPAL CODE
b. Developers construct new 20 foot wide half 18.28.080 Maximum Block Face Length
streets with one side of public frontage improvements, A. Definition. Block face length is a measure of a length
constructed to the standards of this code;or of a block, in feet, from curb face to curb face of two intersecting
c. The existing sidewalk width and configuration and publicly accessible streets(public or private).
along a parcel's frontage meets or exceeds the public frontage See Figure 18-17(below).
standard and, when averaged, the landscape width and'street
tree spacing meet the required public frontage standard. Figure 18-17: Block face length
Additional sidewalk width may substitute for an equal area of
landscaping.
d. In order to take advantage of this incentive, the BLOCK FACE LENGTH
public frontage improvements must start and stop at property
boundaries, intersections or traffic signals and transition safely to m
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 LU STREET m
based on its Corridor Type's public frontage standards. N M
b. The height bonus will be applied to a
percentage of 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 B. Regulation.
total building footprint on site is eligible for the height incentive. 1. When required per TMC Section 18.28.030.6,
D. Multi-Family Height Incentive. development sites (properties or assemblages of contiguous
1. As an incentive to construct residential dwelling properties)with a block face that exceeds the specified maximum
units, allowable structure heights may be increased to the limits block face length standard must construct new publicly
specified in Table 18-3,"District Standards." accessible streets in locations that result in the creation of city
2. Structures may be completely residential.or mixed blocks that do not exceed the maximum block face length for that
use,with residential uses comprising at least half of the occupied District.
floor area of the building. 2. For the purposes of determining block face length,
E. Structures qualify for increased height as set forth in alleys are considered as part of the interior of a block. For
Table 18-3, "District Standards," when integrating any of the development sites bounded by rivers or ponds, property lines
following combination of height incentives: along the adjacent water body and pedestrian ways providing
1. In the TUC-TOD District, allowable structure waterfront access may qualify as defining the edge of a block. In
heights may be increased to 115 feet for developments that meet no other case shall pedestrian ways qualify as defining the edge
both the frontal improvement and multi-family height incentive of a block.
requirements. 3. New streets must be designed, configured, and
2. In the TUC-TOD District, allowable structure located in accordance with TMC Section 18.28.140, "New
heights may be increased to 115 feet for developments that Streets."
achieve a LEED certification of silver or higher and meet either (Ord.2443§9,2014)
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§8,2014)
Paq f548-58 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
18.28.090 Permitted 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 18-19)shall be built as
one of the Corridor Types permitted in Table 18-3, "District
Standards." See TMC Section 18.28.140, "New Streets," for
more details.
(Ord.2443§10,2014)
Figure 18-19:Corridor Type Map
.Corridor
Commercial Corridor IJ�
Freeway Frontage Corridor
•� Future Commorcial Corridor ` +0000 I
Neighborhood Corridor + ® rr•
Future Neighborhood Condo � "e�•�•�•r
-Pedestrian Walkway
Tukwie Pond Esplanade � -�'• .�IMk+ri14�A .+•'�• _ ` .I`
wr....Urban Corridor `'►.� IS W acres 1May
1 f�
tz— future Urban Corridor j
Watkabto Corridor Evans of Dr it
� •Future Walkable Corridor
-�Workplace Corridor Baiter Blvd W -
-_Future Workplace Corridor 4
a 0.S Q
Str°ander
0} �0 1
i
! Track D
S 1681n St
i C orate r N V; >
Wip Blvd
MinNerBly Mi or
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_Upland Drg i
E
°����� Midland !
Costco'or
�•� Trilen d Dr /
17$Cr�
.. —siionlo Park D Dr w !,
'elk 1
Produced by the City of Tukwila, City Clerk's Office Page JW9
TUKWILA MUNICIPAL CODE
18.28.100 Side and Rear Setbacks floor, including building entrances, located along and oriented
A. The width of side and rear setbacks shall be as toward the street, pedestrian walkway or open space.
specified by Table 18-3,"District Standards." C. Eight Corridor Types are hereby established in the
B. Front yard setbacks are specified by the Corridor specific locations and with, the specific names indicated in
Standards (Figures 18-20 through 18-27). Figure 18-19, "Corridor Type Map."
(Ord.2443§11,2014) 1. Walkable Corridors. To provide and support a
high-quality pedestrian realm for shopping and strolling along
active retail, eating and entertainment uses, with buildings pulled
18.28.110 Side and Rear Yard Landscaping up to the street and parking located to the side or rear, on
Requirements Southcenter's primary streets connecting the Mall, Tukwila Pond,
A. The width of side and rear yard landscaping shall be as the Transit Center, and the Sounder Commuter Rail/Amtrak
specified by Table 3,"District Standards." Station. Sidewalks associated with these Corridors should be
B. Side and rear yard landscaping shall be designed, wide and unobstructed to provide ample room for pedestrians to
planted and maintained as specified in TMC Section walk, and, where appropriate, to encourage activities including
18.28.230.B, "Side and Rear Yard Landscape Types," and TMC outdoor dining and locations for kiosks, food carts, and flower
Section 18.28.240,"General Landscaping." stalls.
(Ord.2443§12,2014) 2. Pedestrian Walkways. The design and location of
this corridor is intended to supplement the existing and future
CORRIDOR-SPECIFIC STANDARDS street network with non-motorized pathways; to support and
foster an alternative mode of travel to motorized vehicles within
18.28.120 Corridors the area; and to provide a safe, pleasant, and direct route for
A. Purpose. To provide standards specific to a hierarchy pedestrians between significant activity areas (such as the
of corridors and to implement the vision for Southcenter as set Sounder Commuter Rail/Amtrak Station and Baker Boulevard,
forth in the Subarea Plan. and the Mall and Tukwila Transit Center with Tukwila Pond
B. A Corridor consists of the following elements (see Park). Pedestrian walkways should be wide with amenities such
figure 18-18 below): as trees, planters, benches and other street furniture. Buildings
should be pulled up to the edge of the corridor and designed to
Figure 18-18: Corridor Definition of Terms be pedestrian-friendly. Where appropriate, uses such as kiosks,
viewing areas, food carts and flower stalls shall be encouraged
UC[CE SIpEWAEd�i j„Aa of yam 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
j E 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.
ONT C OWA IEIVATE
fROMAQ PEOMEAGI T110ROlK.IBAEE iRONGGE iEOMA6!
4. Neighborhood Corridors. To provide an
intimately-scaled pedestrian environment within northern
Southcenter's higher density mixed-use neighborhoods, in a
1. Street: Comprised of the thoroughfare and public "complete streets" setting with on-street parking and bicycles
frontage. sharing the roadway with vehicles.
a. Thoroughfare — Includes the moving and 5. Urban Corridors. To provide an attractive
parking lanes from curb face to curb face. streetscape along the crossroads in the urban center, which
b. Public Frontage — The portion of a property provide greater capacity for transit and auto traffic, with modest
between the curb face and back of sidewalk, including the improvements for pedestrian safety.
sidewalk and any sidewalk landscaped areas. Public frontage is 6. Commercial Corridors. To provide greater
also associated with pedestrian walkways and open spaces, capacity for vehicles, and attractive streetscapes along heavily
such as Tukwila Pond or the Green River. travelled roadways serving auto-oriented commercial uses, with
2. Private Frontage. The portion of a property modest improvements for pedestrian safety.
between the back of sidewalk and the primary building facade
along the street, pedestrian walkway or open space, and portions
of all primary building fagades up to the top of the first or second
PaNW-60 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
7. Freeway Frontage Corridors. To provide heavily 18.28.140 New Streets
travelled parkways oriented towards both the area's freeways A. Purpose. New street regulations ensure the creation of
and Westfield Southcenter Mall, with modest improvements for an appropriate sized network of blocks, streets and pedestrian
pedestrian safety. paths that will support the envisioned future development.
8. Workplace Corridors. To provide streets serving B. Regulations.
truck loading and parking access for primarily 1. New streets shall be required when an
warehouse/distribution uses in the southern part of the individualized assessment by the Director determines that the
Southcenter area, with modest improvements for pedestrian improvements are reasonably necessary as a direct result of the
safety. proposed development. New streets may also be provided
(Ord.2443§13,2014) voluntarily by a developer,or constructed by the City.
18.28.130 Corridor Regulations 2. All New Streets:
9 a. New streets shall be designed based on their
A. This section contains regulations and guidelines for the Corridor Type.
provision, design, and configuration of new and existing streets b. New street locations must meet safety and
and adjacent public and private frontage to ensure that these spacing requirements,as approved by the Public Works Director.
components of a Corridor support the type of development c. New streets may be publicly or privately owned
desired within each district,enhance the connectivity of the street and maintained,as approved by the Public Works Director.
network, create safe and attractive streetscape environments, d. New streets shall connect with existing streets
encourage walking, and provide sufficient capacity and proper and be configured to allow for future extension whenever
accessibility and circulation as the area intensifies. possible.
B. The form of all development along a street, primary e. Permanent dead ends shall not be permitted,
open space, or water body shall be governed by the standards unless the new street dead ends at a public access point to the
and regulations of the applicable Corridor Type. Corridor Type Green River.
establishes the following: f. In order to maintain the accessibility provided by
1. For existing streets: A specific configuration of the block structure of the urban center, existing public streets or
the public frontage. alleys may not be closed permanently unless the closure is part
2. For new streets: A specific configuration for the of the provision of a network of new streets that satisfies all street
thoroughfare and public frontage. regulations.
3. For existing and new streets: Specific private g. New alleys and passageways do not satisfy
frontage requirements. street provision requirements.
4. For projects that trigger design review: h. New streets are encouraged to be located along
Architectural Design Standards. side property lines. These new streets may require coordination
C. Modifications. An applicant may propose with neighboring property owners in order to maximize the
modifications to the Corridor standards. Modifications must be continuity of the new street network.
approved by the Director as a Type 2 decision (TMC Chapter i. As part of new street construction or sidewalk
18.104). The applicant must show that the modified Corridor improvements, landscaped areas within the street right-of-way
design: should be designed to be functional stormwater treatment
1. Satisfies the urban design goals as stated in each facilities where appropriate.
Corridor Type's purpose,requirements, and description; (Ord.2443§15,2014)
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 18-20 through 18-
27 summarize the corridor regulations. TMC Sections 18.28.140
through 18.28.200 provide supporting details.
(Ord.2443§14;2014)
Produced by the City of Tukwila, City Clerk's Office Page 1"1
TUKWILA MUNICIPAL CODE
18.28.150 Public Frontage Standards planted with deciduous trees at intervals set forth in the Corridor
A. Regulations. Standards (Figures 18-20 through 18-27). Spacing shall be a
1. Public frontage standards establish a specific function of mature crown spread, and may vary widely between
configuration of improvements that match the configuration and species or cultivars. The trees shall have a minimum branching
design of new and existing thoroughfares. See Figure 18-28 for width of 8 feet within 5 years and when mature shall be large
an example of public frontage. broad canopy species selected from the City's recommended
street tree list established for each corridor.
Figure 18-28: Three examples of public frontages 8. Pedestrian-scale decorative street lighting shall be
installed with a maximum spacing consistent with
IF 6adc of sidewalk Street tree 14 BACK OF SIDEWALKO! recommendations of the Illuminating Engineering Society of
spacing:20-3V ; 06M 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
I be used to emphasize the pedestrian realm within the public
frontage. The sidewalk shall include a 1 foot wide paved auto
k—ts.o-I STHE� 4 2020'---30--r passenger landing located along the curb where on-street
sidewalk PEDESTRIAN
min. WALKWAY parking is present.
10. Street furnishings such as benches and trash
receptacles shall be provided where appropriate.
POND PROPERTY UNE R ,� r B. Exceptions.
r.
h SACK OFSIDEWALK 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
Y 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
ESPIAMOE
City-sponsored street improvement program with the approval of
2. Installation of new public frontage improvements, if the Director.
required by TMC Section 18.28.030.13 or constructed voluntarily, 2. When public frontage improvements are triggered
shall be as specified by the Corridor Type's public frontage by development on a portion of a larger site and the cost of the
standards (see Figures 18-20 through 18-27) along all parcel public frontage improvements is disproportionate to the triggering
frontages, except where the public frontage area already work,the Director will determine the degree of compliance.
contains the required features. (Ord.2443§16,2014)
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 18-20 through 18-27.
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
Pa_1,6$8-62 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
18.28.160 Building Orientation to Street/Open Space Figure 18-30: Example of features on a building oriented to street
A. Intent. The building orientation to street provisions are
intended to implement the vision for Southcenter by creating a At least eep`' n' facing
network of "complete streets" and corridors that provide
y•-'% I
pedestrian comfort, bicycle safety, and automobile movement _ r
according to their location and necessary function in the overall
area. The provisions herein include a hierarchy of street or Windows/ _ I „
"corridor"types ranging from vibrant and activated shopping and ra p�snty.j
dining frontages (Walkable Corridors) to the Workplace offacade
Corridors, which accommodate significant truck traffic and and 10'
support warehouse/distribution uses. The design provisions 11=4-
intend to physically enclose the street or pedestrian corridor to
create the sense of an outdoor room with connections across the / 510
street to the extent appropriate for the particular street or corridor
type. This is accomplished by locating buildings close to the r
street and containing visible pedestrian entries directly
accessible from the street, with parking areas predominately Figure 18-31:Examples of building orientation to streets/open
located to the side or rear of buildings along most corridors. space treatments
B. Regulation.
1. Building orientation is required or not required, as
specified by Corridor Type (see Figures 18-20 through 18-27.
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. r
Figure 18-29.Example of a building oriented to the street
Direct pedestrian Vehicular access to the
entries into building side of building with
from sidewalk parking to the side,rear,
and/or under/within
building
r
I I
Sfeef
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 18-30 and 18-31). See Section 14 of
the Southcenter Design Manual for additional standards and
guidelines for weather protection.
Produced by the City of Tukwila, City Clerk's Office Page 1"3
TUKWILA MUNICIPAL CODE
4. Parking structures, garages, and accessory c. In order to connect the public sidewalk with
buildings are permitted and encouraged to be located along active open spaces, courtyards, parking areas, and alleys in the
alleys in lieu of streets or open spaces. Those portions of interior or at the rear of a parcel, pedestrian passages designed
parking structures, garages, and accessory buildings that are to the standards in the Open Space Regulations, TMC Section
within 185 feet of the street are subject to applicable Corridor 18.28.250.E.2.j, may count toward frontage coverage
Standards (see Figures 18-20 through 18-27. requirements.
C. Corner Parcels. New buildings located at the (Ord.2443§18,2014)
intersection of two or more Corridors where building orientation is
required shall have an entrance(s) oriented towards at least one 18.28.180 Front Yard
Corridor to be determined by the developer. A. Setback.
(Ord.2443§17,2014) 1. The minimum and/or maximum required front yard
setback shall be as specified in the applicable Corridor
18.28.170 Frontage Building Coverage Standards. See Figures 18-20 through 18-27.
A. Regulations. 2. Setbacks for the Walkable Corridor may be
1. Frontage building coverage is the percentage of the increased to allow for additional pedestrian space (see Figure
length of the street frontage that is occupied by a primary 18-33)between the sidewalk and the building.
building fagade(s) excluding any side yard setbacks
(Figure 18-32). Figure 18-33:Example of exceeding maximum building setbacks
to provide pedestrian space
Figure 18-32: Frontage Building Coverage
FRONT STRUT
Y A Y T
X a X 1
iT T F 1T l-1 '7 . 1 ' F 7T 112-till L
r - �- --- -;
MIN.FROM YARD SMACK + -
�. I •—•—•— I -�I —.-- "T MAX FRONTV SMACK
Ovccwo
JDw NF d -
MOMAU X
COVCRAOL - `, x 100
2. Minimum building frontage coverage percentages
are required by the Walkable Corridor and Tukwila Pond B. Landscaping.
Esplanade Corridor Types (see frontage building coverage 1. The minimum required landscaping shall be as
minimum in Figures 18-20 and 18-22). specified in the applicable Corridor Standards.
3. Where required, all new development shall include See Figures 18-20 through 18-27.
buildings sited such that minimum frontage building coverage 2. Front yard landscaping shall be designed, planted
requirements are met. and maintained as specified in TMC Section 18.28.230.A, "Front
B. Exceptions. Yard Landscape Types," and TMC Section 18.28.240, "General
1. In order to provide vehicular access to parking Landscaping."
areas in the interior or at the rear of a parcel if no other access is 3. Front yard landscaping requirements shall be
available, vehicular breezeways may count toward frontage waived if the public frontage improvements are built to the
coverage requirements. required standard. Exceptions: perimeter parking lot landscaping
a. A vehicular breezeway is a covered driveway (see TMC Section 18.28.240.B.6) and blank wall screening
penetrating the building. standards (see Section 15 of the Southcenter Design Manual)
b. The width of a vehicular breezeway shall not still apply,where applicable.
exceed the width of the curb cut plus the width of an adjacent (Ord.2443§19,2014)
pedestrian sidewalk.
Paly,08-64 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
18.28.190 On-Site Surface Parking Location 3. Street Front Parking:
A. Permitted Locations. The permitted on-site surface a. This regulates the width of a front parking area
parking locations on a parcel shall be as specified in the allowed between a building and the closest street(Figure 18-35).
applicable Corridor Standards (Figures 18-20 through 18-27).
See TMC Sections 18.28.260 and 18.28.270 for additional Figure 18-35:Examples of Street Front Parking
parking regulations and guidelines.
B. On Site Parking Types. _ ;r i4 4r"#,4 r"#,r�, i.i Ji d,l'; F7`
1. Parking areas shall be designed as one of the , u ' °
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."
t
2. Surface Parking Lot—Front. `> AL
a. Definition: A parking lot that is located
between a building and the primary street fronting a development
(Figure 18-34).
Figure 18-34:Surface Parking-Front
b. For new construction the maximum width of
street front parking is regulated by Corridor Type. (See Figures
18-20 through 18-27.)
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.
Produced by the City of Tukwila, City Clerk's Office Page J"5
TUKWILA MUNICIPAL CODE
4. Surface Parking Lot-Side.
a. Definition: A parking lot that is located in part 5. Surface Parking Lot-Rear.
or entirely along the side of a building, in a side yard, and fully or a. Definition: A parking lot where a building(s) is
partially extends toward, but does not encroach into, the front located between the entire parking lot and the street so that it is
yard setback area. Parking located between a building and a not directly visible from a street. A rear parking lot does not
side property line that is directly visible from a street. extend beyond the rear wall of the primary building into any side
(Figure 18-36). yard setback, except where driveway access is provided.
(Figure 18-37).
Figure 18-36:Examples of Surface Parking-Side
Figure 18-37:Surface Parking-Rear
9
»�d
i
' 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
r ' within 185 feet of the street are subject to applicable Corridor
—i
Type standards,
® i (Ord.2943§20,2014)
i
Street
Pa $6-66 Produced by the City of Tukwila, City Clerk's Office
TITLE 18 —ZONING
18.28.200 Architectural Design Standards 2. Facade Articulation Increment - Requirements.
A. Applicability and definitions(see Figure 18-38). The maximum increment shall be as specified by Corridor Type
and ground level use. When a notch or pilaster/pier is used for
Figure 18-38: Example of vertical modulation and horizontal the massing element, measurement of the vertical increment
modulation shall be from centerline to centerline of elements (see Figures
18-39 and 18-40). See the Southcenter Design Manual, Section
Horizontal modulation(upper level stepbacic) 10, "Building Massing," A. and B., Facade Articulation, for
techniques to achieve this standard.
--� Figure 18-39:Facade articulation example for a mixed-use
building
i Arliculali
Incrernenf
--- ------ !�
Vertical modulati0tl
J T
1. Architectural design regulations control the
minimum required fagade articulation and transparency, and are
� L
determined by Corridor Type as shown in the Corridor
Standards. See Figures 18-20 through 18-27.
2. Street Facade. The architectural design = ! R v
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 Canofts
rhythm,dividing large buildings into smaller identifiable pieces. Bbiesanarenestrabonwem
4. Modulation. 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 Figure 18-40:Example of articulating fagade of residential
continuous exterior walls. building
B. Facade Articulation Regulations.
1. Intent. The objective of this section is to ensure 30' max. 30' max. 30' max.
that the length of new or renovated building facades maintain the
desired human scale and urban character appropriate for the
Southcenter area.
Produced by the City of Tukwila, City Clerk's Office Page 1"7
TUKWILA MUNICIPAL CODE
3. Major Vertical Modulation Increment —
Requirements. The maximum increment shall be as specified by Figure 18-42:Ground level transparency requirements apply to the
Corridor Type. See Figure 18-41 for an example, and the transparency percentage for the area between the height of 2 and
Southcenter Design Manual, Section 10, "Building Massing," C., 10 feet along the length of a building facade
Major Vertical Modulation Increment, for techniques to achieve
this standard.
Figure 18-41:Major Vertical Modulation Example it
Major vertical
modulation
Facade
articulation
increments
Figure 18-43:Examples of percentage of transparency between 2
and 10 feet along the length of a building facade
4. Side and rear facades. While there are no
specific requirements for side or rear facades 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. 75% Transparency
2. A minimum transparency percentage for the area
between the height of 2 and 10 feet along the length of a building
facade (Figures 18-42 and 18-43) that faces the applicable
Corridor is listed in Figures 18-20 through 18-27.
50% Transparency
Page148-68 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
3. A minimum 3 foot zone behind the window glazing 18.28.210 Front Yard Encroachments
must provide an unobstructed view of the establishment's goods Building overhangs such as trellises, canopies, awnings and
or services. Display areas separated from the interior of the freestanding covered walkways may extend horizontally into the
space may be used to meet this requirement if they have a depth public frontage up to a maximum of 6 feet and no closer than 8
of at least 3 feet and contain displays that are regularly updated feet from the back of curb. These overhangs must provide a
(see Figure 18-44). minimum of 8 feet clear height above sidewalk grade and not
interfere with street trees (see Figure 18-45).
Figure 18-44:Display window example
Figure 18-45:Encroachment provisions for building overhangs or
This example,meets the display window criteria: weather protection features
�-` Property
Line "
6, }
r max
This example does not meet the display window criteria: �
NOR
r
(Ord.2443§22,2014)
� f
SUPPLEMENTAL DEVELOPMENT STANDARDS
' I 18.28.220 Special Corner Feature
s
t ii ! A. Special comer 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 comer 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
4. Darkly tinted glass, mirrored glass, and glass 2 feet into the required setback areas but may not encroach into
covered by screening sheets, white, or UV protection film shall the public right-of-way. See TMC Section 18.28.210, "Front Yard
not meet transparency requirements. Encroachments."
5. On sites where all sides of a building are subject to D. Special corner features may exceed the permitted
Corridor Standards per TMC Section 18.28.020.B.4.a., ground height limit by 20 feet, up to a maximum of 115 feet.
level transparency may be waived for the facade facing the least (Ord.2443§23,2014)
travelled Corridor.
(Ord.2443§21,2014)
Produced by the City of Tukwila, City Clerk's Office Page 1"9
TUKWILA MUNICIPAL CODE
18.28.230 Landscaping Types f. Sufficient live groundcovers of varying heights,
A. Front Yard Landscaping Types. colors and textures to cover, within 3 years, 100% of the
1. Frontage Improvements per Corridor Type. landscape area not needed for trees and shrubs. Groundcover
a. When public frontage is constructed to meet the shall be planted with a minimum spacing of 12 inches on center
Corridor standard, any other front yard landscaping requirement for 4-inch pots and 18 inches on center for 1-gallon pots. If grass
shall be waived. Exceptions: perimeter parking lot landscaping is being used as the groundcover, a 3-foot diameter ring of bark
(see TMC Section 18.28.240.B.6) and blank wall screening mulch is required around each tree.
standards (see Section 15 of the Southcenter Desiqn Manual) 4. When there is an existing sidewalk that does not
still apply, where applicable. To qualify for the waiver, public meet the Corridor standard for public frontage and the sidewalk
frontage improvements must be made along the entire street remains in place, the required front yard landscaping width shall
fronting the parcel. Public frontage improvements may continue be measured from the back of sidewalk or edge of right-of-way,
into a courtyard or plaza. whichever is further from the road centerline.
b. For Corridor Types that contain a planting strip ' B. Side and Rear Yard Landscape Types (see Figure
(Urban, Commercial, Freeway Frontage and Workplace), 18-46).
minimum plantings shall consist of:
(1) Trees at the spacing listed per Corridor Figure 18-46:Illustrating the various side and rear yard treatment
Type. standards and options
(2) 1 shrub per 4 linear feet of frontage,
excluding curb cuts,or a planted berm at least 24 inches high. 1.Heavy landscape screening 2.Moderate landscape screening
(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 I
for 4-inch pots and 18 inches on center for 1-gallon pots. If grass i
is being used as the groundcover, a 3-foot diameter ring of bark 7
mulch is required around each tree. i
2. Paved/Sidewalk Extension.
a. Provide paved pedestrian areas along .—'--Property Line `,Property Line
the back of sidewalk, such as plazas or courtyards that
enhance/enlarge the public frontage.
b. Only permitted on parcels where the 3a.Shared pathway
public frontage improvements meet the Corridor Standards in this y 3a.Snared internal roadway
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. 4 ,�
b. Provide pathways connecting the public
sidewalk to the front door through parking areas. `Property Line :-Property Line
c. 1 tree per 500 square feet of landscaped ll
setback area or 1 tree per 20 to 30 linear feet of frontage
(depending on tree species and location of underground or at- 3c.Privacy rents 3d.Other -low hedge or
ground utilities and excluding curb cuts), whichever results in
more trees.
i
d. Where there are existing street trees, the I
additional trees required by this section'shall be planted behind 1
the sidewalk in an informal pattern and consist of a mix of r
deciduous and evergreens. a
e. Minimum 1 shrub per 4 linear feet of frontage,
excluding curb cuts,or a planted berm at least 24 inches high. :,Property Line *-Property Line
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TITLE 18—ZONING
1. Groundcover. e. Sufficient live groundcovers of varying heights,
a. This is appropriate where the adjacent uses are colors and textures to cover, within 3 years, 100% of the yard
compatible and no screening is necessary. area not needed for trees and shrubs. Groundcover must be
b. Cover side and rear yards with landscaped, planted with a minimum spacing of 12 inches on center for 4-inch
pervious surfaces. Landscaping treatment at a minimum shall pots and 18 inches on center for 1-gallon pots. If grass is being
consist of sufficient live groundcovers of varying heights, colors used as the groundcover, a 3-foot diameter ring of bark mulch is
and textures to cover, within 3 years, 100% of the landscape required around each tree.
area not needed for trees and shrubs. Groundcover must be (Ord.2443§24,2014)
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 18.28.240 General Landscaping
used as the groundcover, a 3-foot diameter ring of bark mulch is A. The provisions herein are applicable to setbacks, public
required around each tree. frontage areas, open space, and other areas on-premises.
2: Shared pathway along or adjacent to the property These regulations address plant materials and design, visibility,
line with landscaping. This is a desirable configuration that can irrigation, landscape plans, utility and service areas.
enhance pedestrian circulation and provides an efficient use of B. General Landscaping Requirements.
space. This treatment requires a recorded agreement with 1. Plant Materials.
applicable adjacent property owner(s). a. A mix of evergreen trees and evergreen shrubs
3. Shared internal drive along or adjacent to the shall be used to screen blank walls.
property line. This is a desirable configuration for non-residential' b. All plant material shall meet the most recent
uses that can enhance circulation and provides an efficient use American Standards for Nursery Plant Stock(ANSI Z60.1).
of space. c. Evergreen trees shall be a minimum of 6 feet in
4. Moderate Screening. height at time of planting.
a. Provide light visual separation along property d. Deciduous trees shall be a minimum 2.5 inch
lines between somewhat incompatible development. caliper six inches off the ground when installed.
b. Landscaping designed to screen parking/service e. Shrubs shall be at least 18 inches in height at
areas and blank side and rear building facades. time of planting.
c. Landscaping that maintains views to building f. Existing vegetation may be used to meet the
entrances and signage. perimeter landscaping requirements. Alt significant trees located
d. 1 tree per 20 linear feet of property line within any required perimeter landscape area that are not dead,
(excluding curb cuts) spaced regularly (except where there are dying, or diseased and that do not pose a safety hazard as
conflicts with utilities) and consisting of a mix of deciduous and determined by the City or a qualified arborist shall be retained
evergreen trees along the applicable property line. and protected during construction with temporary fencing or other
e. 1 shrub per 4 linear feet of property line, enclosure, as appropriate to the site. The area designated for
excluding curb cuts. protection will vary based on the tree's diameter, species, age,
f. Sufficient live groundcovers of varying heights, and the characteristics of the planted area. Property owners may
colors and textures to cover, within 3 years, 100% of the yard be required to furnish a report by an International Society of
area not needed for trees and shrubs. Groundcover must be Arborist (ISA) certified arborist to document a tree's condition.
planted with a minimum spacing of 12 inches on center for 4-inch The Director may require that an ISA certified arborist be
pots and 18 inches on center for 1-gallon pots. If grass is being retained to supervise tree protection during construction. Grade
used as the groundcover, a 3-foot diameter ring of bark mulch is changes around existing trees are to be avoided whenever
required around each tree. possible.
5. Heavy Screening. g. New plant materials shall include native species
a. Provide heavy visual separation along property or non-native species that are drought tolerant and have adapted
lines between highly incompatible development, such as to the climatic conditions of the Puget Sound Region. There
warehousing and residential uses. must be a diversity of tree and shrub genus and species in the
b. Landscaping designed to screen parking/service site landscaping, taking into account species in existing
areas and blank side and rear building facades. development around the site.
c. 1 tree per 20 linear feet of property line h. No species that are listed on the State or King
(excluding curb cuts) spaced regularly (except where there are County noxious weed lists may be planted.
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.
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i. Plant materials shall be selected that reinforce c. The applicant will be required to schedule an
the landscape design concept, and are appropriate to their inspection by the City of the planting areas prior to planting to
Location in terms of hardiness, tolerance to urban conditions, ensure soils are properly prepared.
maintenance needs and growth characteristics. Large and d. Installation of landscape plants must comply
medium canopy tree species are required, except where there is with best management practices including:
insufficient planting area (due to proximity to a building, street (1) Planting holes that are the same depth as
light,above ground or underground utility line,etc.). the size of the root ball and 2 times wider than the size of the root
2. Visibility. ball.
a. Design of new landscaping and maintenance of (2) Root balls of potted and balled and
existing landscaping shall consider Crime Prevention Through burlapped (B&B) plants must be loosened and pruned as
Environmental Design (CPTED) principals and visibility for safety necessary to ensure there are no encircling roots prior to
and views. Appropriate plant species shall be specified to avoid planting. At least the top 2/3 of burlap and all straps or wire
the need for excessive maintenance pruning. Trees along the baskets are to be removed from B&B plants prior to planting.
street frontages, as they mature, shall be limbed up to a (3) The top of the root flare, where the roots
minimum height of 6 feet (8 feet where they extend over and the trunk begin, should be about one inch from the
sidewalks)to allow adequate visibility and clearance for vehicles. surrounding soil. The root ball shall not extend above the soil
Trees may be pruned to improve views of signage and entryways surface.
by using such techniques as windowing, thinning, and limbing- (4) If using mulch around trees and shrubs,
up. However, no more than 1/4 of the canopy may be removed maintain at least a 3-inch mulch-free ring around the base of the
within any 2-year period, and the crown should be maintained to plant trunks and woody stems of shrubs. If using mulch around
at least 2/3 the height of the tree. All pruning shall be done in groundcovers until they become established, mulch shall not be
accordance with ANSI Standard A-300 specifications. Trees placed over the crowns of perennial plants.
may not be topped for any reason. Trees may only be pruned to 4. Irrigation.
lower their height to prevent interference with an overhead utility a. The intent of this standard is to ensure that
or electrical line,with prior approval by the Director. plants will survive the critical establishment period when they are
b. Landscaping shall not obstruct views from or most vulnerable due to lack of watering.
into the driveway, sidewalk or street. Landscape design shall b. All required plantings must be served by a
allow for surveillance from streets and buildings and avoid permanent automatic irrigation system.
creating areas that might harbor criminal activity. (1) Irrigation shall be designed to conserve
c. Landscaping at crosswalks and other locations water by using the best practical management techniques
where vehicles and pedestrians intersect must not block available. These techniques may include, but not be limited to:
pedestrians'and drivers'views. drip irrigation to minimize evaporation loss, moisture sensors to
d. Evergreen shrubs and trees shall be used for prevent irrigation during rainy periods, automatic controllers to
screening along rear property lines, around solid waste/recycling insure proper duration of watering, sprinkler head selection and
areas and mechanical equipment, and to obscure grillwork and spacing designed to minimize overspray, and separate zones for
fencing associated with subsurface parking garages. turf and shrubs and for full sun exposure and shady areas to
3. Soil Preparation and Planting. meet watering needs of different sections of the landscape.
a. For trees planted in sidewalks and parking lots, (2) Exceptions to the irrigation requirement
Cornell University CU-Structural Soils must be used to a may be approved by the Director, such as xeriscaping (i.e., low
preferred depth of 36 inches, to promote tree root growth and water usage plantings), plantings approved for low impact
provide structural support to the paved area. Minimum soil development techniques, established indigenous plant material,
volumes for tree roots shall be 750 square feet per tree (see or landscapes where natural appearance is acceptable or
specifications and sample plans for CU-Structural Soils). Trees desirable to the City. However, those exceptions will require
and other landscape materials shall be directly planted into a temporary irrigation until established.
planting mix, approved by the Director, that is installed on top of 5. Landscape Plan Requirements.
the structural soils. a. A Washington State licensed landscape
b. For all other plantings, soils must be prepared architect shall prepare and stamp the landscape plans in
for planting in accordance with BMP T5.13, "Post Construction accordance with the standards herein. Detailed plans for
Soil Quality and Depth," from the Washington Department of landscaping and screening shall be submitted with plans for
Ecology Stormwater Management Manual for Western building and site improvements. Included in the plans shall be
Washington (or as amended), regardless of whether a type, quantity, spacing and location of plants and materials;
stormwater permit is required by the City. 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.
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TITLE 18—ZONING
b. Installation of the landscaping and screening (4) Landscape islands must be a minimum of
shall be completed and a Landscaping Declaration submitted by 6 feet wide and a minimum of 100 square feet in area. All
the owner or owner's agent prior to issuance of the Certificate of landscaped areas must be protected from damage by vehicles
Occupancy. If necessary due to weather conditions or (curbs,tire stops,other techniques).
construction scheduling, the installation may be postponed to the (5) Landscape islands shall be placed at the
next planting season if approved by the Director and stated on ends of each row of parking to protect parked vehicles from
the building permit. A performance assurance device equal to turning movements of other vehicles.
150% of the cost of the labor and materials must be provided to (6) A minimum of one large-canopy
the City before the deferral is approved. evergreen or deciduous tree or two medium-canopy trees are
6. Parking Lots. required for every 100 square feet of landscaped island, with the
a. Setback and Perimeter Landscaping: remaining area to contain a combination of shrubs, living
(1) Surface parking lots shall set back a groundcover, and mulch (see Figure 18-47).
minimum of five feet from any open space, building fagade, or
Corridor back of sidewalk. The setback shall be designed and Figure 18-47.A single tree planted with no other materials and
planted with: little room for viability is not acceptable.
(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 M
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 7. Utility and Service Areas. Utility easements and
Workplace District, a minimum of 15 square feet per stall is other similar areas between property lines and curbing shall be
required for warehouse and light industrial uses. landscaped and/or treated with dust and erosion control planting
(2) For surface parking lots located behind or surfacing. Trees proposed under overhead transmission lines
buildings or otherwise screened from public or private streets or shall be approved by the City on a case-by-case basis.
public spaces, a minimum of 10 square feet of interior parking lot g Street Trees in the Public Frontage.
landscaping is required for each parking stall. a. Street tree spacing in the public frontage shall
(3) Flexibility is allowed for the layout of be as specified in the applicable Corridor Standards. For smaller
parking lots and landscaped areas, but the goal is to provide stature trees (those with canopies at maturity of less than 20
shade from trees that are evenly distributed throughout the feet), spacing should be every 20 feet. For larger canopy trees,
parking lot. Planting trees in continuous, landscaped planting spacing should be wider as appropriate to the mature spread of
strips between rows of parking is encouraged. This approach the tree. Spacing will also need to consider sight vision distance
may also be combined with surface water management design, at intersections,driveway locations,and utility conflicts.
For parking lots adjacent to public or private streets, if landscape b. Street trees in the public frontage shall be
islands are designed into the parking lot layout to divide planted to at least the following spacing standards:
continuous rows of parking stalls, they must be placed at (1) At least 3.5 feet back from the face of the
minimum spacing of every 10 parking spaces. For parking areas curb and with an approved root barrier installed on the curb side.
located behind buildings or otherwise screened from public or (2) At least 5 feet from underground utility
private streets or public spaces, if landscape islands are used, lines.
they shall be placed at a minimum of one island every 15 parking (3) At least 10 feet from power poles.
stalls. (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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(6) At least 4 feet from fire hydrants and d. All trees should be selected and located so they
connections. will not obstruct views to showroom windows and building
c. When used, tree grates and landscaped tree signage as they mature.
wells shall be a minimum 36 square feet in size (6' x 6'). Tree e. Evergreen landscaping (Figure 18-48) is
grates are not encouraged, but when used grates must have appropriate for screening utility vaults, loading docks and some
easily removable rings so that sections of grate can be removed storage areas. (Also see TMC Section 18.52.040 for screening
incrementally as the tree matures. Tree well size may be outdoor storage areas.)
adjusted to comply with ADA standards on narrower sidewalks.
Root barriers must be installed at curb face. See TMC Section Figure 18 48: Using evergreen landscaping to screen utilities
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. Maintenance 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 Materials.
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.
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TITLE 18—ZONING
f. Species selection is very important in grouped 18.28.250 Open Space Regulations
plantings (Figure 18-49). Drought tolerant species are strongly A. Purpose. This section contains regulations and
recommended and monoculture plantings are discouraged. Low guidelines for the provision, design, and configuration of new
maintenance cost and low replacement costs are two open spaces that may be publicly accessible. Open space
advantages of planting drought tolerant species in grouped regulations are set forth to ensure that the provision, design, and
configurations. Low (24-30 inches) shrubs, perennial or configuration of new open spaces contribute to the character of
groundcover plantings that provide a superior degree of and support the type of development desired within each District.
separation between the sidewalk and street at reduced Open space for residential uses is also intended to promote the
maintenance costs may be used. health of residents by providing on-site open space for
recreational activities, physical exercise, and/or food production.
Figure 18-49:Examples of landscaped tree wells 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 or g anized
rt - 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 18-4, "Provision of
Open Space."
- - - - - - --- 2. Compliance with the open space square footage
ratio listed in Table 18-4 is required for new construction, the
area of expansion of existing buildings and changes in use from
ILI one category in Table 18-4 to another.
r kk 3. Open space for new or expanded commercial and
i� #k
residential uses shall be built within the development by
h developers at the time development occurs.
f 4. Options for provision of open space.
i 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
j 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
2. Design. construction or change of use.
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.
(Ord.2443§25,2014)
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c. At the discretion of the Director, required c. Pedestrian spaces shall be comprised of a
pedestrian space for commercial uses or residential common greater proportion of hardscape (paved areas, fountains, plants
open space may be constructed off-premises and/or as part of a in pots), than softscape (grass or other landscape material).
larger open space being provided by the City or other private See Figure 18-50.
developments within that District or within 1,000 feet of the Figure 18-50:Examples of pedestrian spaces
project premises.
d. If strict compliance with these regulations would .
create substantial practical difficulties for a site and none of the "� f
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. d. Pedestrian spaces shall be publicly accessible
a. Ground level pedestrian spaces shall be during the hours of operation of the use. Pedestrian spaces,
connected to public sidewalks and abut public rights-of-way on at except for passages, shall be a minimum of 500 square feet or
least one side. the required amount of open space (whichever is less) in size,
b. Ground level pedestrian spaces shall be located contain seating areas, and open on to pedestrian generators
where they are visible and easily accessible to the public from such as entrances to offices,stores,or restaurants.
adjacent sidewalks and avoid masses of shrubs around edges. e. Pedestrian spaces shall be located to take
The space shall not be more than 2 feet above or below the advantage of sunlight to the greatest extent possible. South-
adjacent sidewalk. 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.
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TITLE 18 —ZONING
i. Pedestrian spaces shall not be located adjacent (a) Having the walkway meet the public
to dumpster enclosures, loading/service areas, or other sidewalk in an engaging and identifiable manner.
incompatible uses unless fully screened with an architecturally (b) Providing pedestrian amenities such
consistent wall or solid fence(no chain link)and landscaping. as alternative paving methods,seating, and planters.
j. Pedestrian passage design requirements: (c) Designing the passage using CPTED
(1) A passage shall serve as a pedestrian principles.
connector passing between buildings to provide shortcuts (5) Incorporate design treatments to mitigate
through long blocks and access to rear parking areas or impacts of any blank walls along the passageways (see Section
courtyards. (See Figure 18-51.) 15 of the Southcenter Design Manual).
(6) For properties adjacent to fixed rail transit
Figure18-51: Examples of pedestrian passages 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.
(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:
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3. Common open space design requirements (see (1) Site furnishings(tables, benches)
Figure 18-52, and Section 5 of the Southcenter Design Manual, (2) Picnic and/or barbecue areas
for additional guidance). (3) Patios, plazas, courtyards, or rooftop
terraces
Figure 18-52:Common open space examples (4) Active play areas for children
(5) Urban(private/individual)garden plots
(6) Pool and/or hot tub
(7) Multi-purpose room with cooking facilities
(8) Exercise facility
e. Common open spaces shall not be less than 20
feet wide.
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.
E_ j. Development shall incorporate Crime
Prevention Through Environmental Design (CPTED) principles
z p 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
a. Required building setback areas shall not be graffiti. Amenities provided within the space, such as benches,
counted towards common open space. planters, art and water features, shall be maintained for the life of
b. No more than 50 percent of the required the project.
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:
Pa#g48-78 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
G. Private Open Space for Residential Uses. a use not specifically mentioned in this table, the requirements
1. Private open spaces are privately owned and for the number of off-street parking spaces shall be determined
maintained and include outdoor balconies, decks, patios, yards, by the Director as a Type 2 Special Permission Decision. Such
courtyards, rooftop decks or gardens (Figure 18-53), or determination shall be based on the requirements for the most
landscaped areas used for recreation by inhabitants of a single comparable use specified in this section or a parking study.
dwelling unit. 2. Any off-street parking area already in use or
Figure 18-53:Rooftop Garden established hereafter shall not be reduced below the ratios
required in Table 18-5. 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
2. Private open space design requirements. owners agree to enter into a shared parking agreement, the
a. Required setback areas shall not be counted setbacks and landscaping requirements on their common
towards private open space provision requirements, unless property line(s) may be waived with that land used for parking,
configured as a private yard and accessed by secondary unit driveway and/or building. The total number of spaces may be
entrance(s). reduced if it is demonstrated through a parking study that
b. Private open spaces shall have primary access complementary uses, internal trip capture or uses with different
from the dwelling unit served. peak parking needs justify the reduction in number.
c. Private yard landscaping shall be consistent e. All or part of a development's parking
with "Side and Rear Yard Landscape Types" (TMC Section requirement may be satisfied through payment of in-lieu fees
18.28.230.6). based on the current real cost of constructing a parking space in
d. Access to a balcony or patio shall be limited to an exposed above-ground parking structure, when approved by
the dwelling served. the Director.
(Ord.2443§26,2014) C. Vehicular Access.
1. Curb Cuts and Driveways.
18.28.260 General Parking Requirements a. When access to parking facilities and loading
A. This section contains regulations and guidelines for the areas is provided from front or side streets, the maximum
provision, locations, and design of parking. Parking regulations number of curb cuts associated with a single development shall
are set forth to ensure that the provision of parking, and the be one two-lane curb cut or two one-lane curb cuts for each 500
design and configuration of parking areas, contribute to the linear feet of street frontage. Shared driveways and new public
character of and support the type of development desired within or private streets do not count against this total.
each District in the urban center. b. The maximum width of driveways/curb cuts is
B. Number of Parking Spaces. 15 feet for a one-lane and 30 feet for a two-lane driveway. In the
1. The minimum parking provision for vehicles Workplace District, the maximum width of driveways/curb cuts is
required by all new development and changes in use shall be as 35 feet.
specified in Table 18-5, "Provision of Parking." In the case of
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TUKWILA MUNICIPAL CODE
c. On Walkable and Neighborhood Corridors, the be designed for full size rather than compact size vehicles based
curb cut design for driveways or private streets shall match the on the dimensions in TMC Chapter 18.56, Figure 18-6.
height of the sidewalk to ensure that the sidewalk stays at a c. Turning and maneuvering space shall be
consistent grade for pedestrians, with the apron dipping down to located entirely on private property (Figure 18-55) unless
meet the street level starting at the planting strip or tree wells specifically approved by the Public Works Director.
(see Figure 18-54).
Figure 18-55. Not enough room on-site to exit loading area,
Figure 18-54:Example of driveway level with the height of the resulting in disruption of traffic movements
sidewalk
Driveway With Planting Strips
•4 4
tl0 X90 r
0
0
Planting strips allow the sidecvalk to remain level d. The slope of off-street parking spaces shall not
and in a continuous direLtlon. exceed 5%. The slope of entrance and exit driveways providing
access for off-street parking areas and internal driveway aisles
d. The total width of parking access openings on without parking stalls shall not exceed 15%.
the ground level of structured parking may not exceed 30 feet 3. Surface.
when fronting on a public or private street., a. The surface of any required off-street parking or
e. Driveways shall be set back a minimum of five loading facility shall be paved with asphalt, concrete or other
feet from adjoining properties(unless the driveway is shared with similar approved material(s) and shall be graded and drained as
adjacent premises), and a minimum of three feet from adjacent to dispose of all surface water,but'not across sidewalks.
buildings. b. All traffic-control devices, such as parking
f. If two adjoining properties combine their side stripes designating car stalls, directional arrows or signs, curbs
yards for the purposes of having a shared driveway, side yard and other developments shall be installed and completed as
landscaping requirements along that property line will be waived. shown on the approved plans.
g. Driveways may not be signalized. In order to be c. Paved parking areas shall use paint or similar
considered for installation of a traffic signal, a new public or devices to delineate car stalls and direction of traffic.
private street must be constructed per the standards in TMC d. Wheel stops shall be required on the periphery
Section 18.28.140. of parking lots so cars will not protrude into the public right-of-
h. These standards may be varied by the Director way, walkways, off the parking lot or strike buildings. Wheel
when there is a demonstrated conflict with truck maneuvering or stops shall be two feet from the end of the stall of head-in
fire access that cannot be addressed otherwise. parking.
D. Parking Lots. 4, Setbacks, Perimeter, and Interior Landscaping.
1. Dimensions. Minimum parking area dimensions a. Surface parking lots shall set back a minimum
for surface parking shall be as provided in TMC Chapter 18.56, of five feet from any back of sidewalk, open space, or building
Figure 18-6,"Off-street Parking Area Dimensions." facade. The setback shall be designed and planted as specified
2. Maneuverability. in TMC Section 18.28.240.6.6.a.
a. Adequate ingress to and egress from each b. See TMC Section 18.28.240.B.6.b for interior
parking space shall be provided without moving another vehicle Parking lot landscaping requirements.
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
Pagg68-80 Produced by the City of Tukwila, City Clerk's Office
TITLE 18—ZONING
5. Parking Lot Walkways. c. Pedestrian crossings are required when a
a. A hard-surfaced walkway a minimum of 6 feet in walkway crosses a paved area accessible to vehicles.
unobstructed width shall be provided for safe walking areas Applicants must continue the sidewalk pattern and material
through surface parking lots between main building entrances across internal driveways.
and sidewalks adjacent to streets. Front surface parking lots 6. Lighting and Safety. Parking and loading areas
shall provide such routes at a maximum spacing of every 300 shall include lighting capable of providing adequate illumination
feet or to each major building entrance, whichever is closer. for security and safety, provide clear views both to and within the
b. Walkways through parking areas (see Figure site, and be in scale with the height and use of the associated
18-56)shall be separated from vehicular parking and travel lanes structure. See also TMC Section 18.28.280.13,"Lighting."
by use of contrasting paving material, curbing, or landscaping E. Drive-Through Facilities.
and may be raised above the vehicular pavement. Trees and 1. Stacking lanes shall be located to the rear or least
pedestrian-scaled lighting (maximum 15 feet in height) shall be visible portion of a building.
used to clearly define pedestrian walkways or other pedestrian 2. Stacking lanes shall be designed to accommodate
areas within the parking area. expected queuing.
F. Parking Structures.
Figure 18-56:Parking lot walkway standards and example 1. Parking structures shall be located and designed to
minimize their impact on public streets and public spaces.
f Consider using residential dwelling units, retail storefronts or
office space to line the ground level fagades of parking structures
adjacent to apedestrian-oriented street or open space.
— 2. Parking structures shall be buffered from adjacent
residential development with heavy screening (see TMC Section
18.28.230.B.5, "Heavy Screening").
3. See the Southcenter Design Manual (Section 16,
30a MANX "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.
(Ord.2443§27,2014)
iPedestnen
walkways X
dw
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