HomeMy WebLinkAboutCOW 2018-04-09 Item 4 - Public Hearing - Ordinance Relating to Accessory Dwelling Units (ADUs) RegulationsCOUNCIL AGENDA SYNOPSIS
1 ilitialr
Meeting Date
Prepared by
Mayors review
Council review
10/02/17
NG
04/09/18
NG
L t'
(
04/16/18
❑ Bia'.'lnun'd
1Itg Date
Other
AItg Date
C.A"I'1 (( )RY Discussion
11 Ordinance
11 Public Hearing
Altg Date
4/9/18
A1,g Date 4/16/18
ITEM INFORMATION
ITEM No.
4 & 5.A.
STAN,' SPONSOR: NORA GIERLOFF
ORIGIN,A1. AGI:N1).A 11A1'1.: 10/2/17
Ac;I?Nl),\ Irl:\ITrrl,l:
Update to Accessory Dwelling
Unit Regulations
10/2/17 &
❑
AItg
Motion
Date
❑ Resolution
,AItg Dale
❑ Bia'.'lnun'd
1Itg Date
Other
AItg Date
C.A"I'1 (( )RY Discussion
11 Ordinance
11 Public Hearing
Altg Date
4/9/18
A1,g Date 4/16/18
Altg Date 4/9/18
SPONSOR ❑Council ❑Mayor
❑['mance ❑Fire TS ❑P R ❑Police ❑RV .❑C'outt
❑HR ►1DCD
SPONSOR'S At the Housing Policy Work Session Council prioritized a review and update to the
St'\IM.\RY Accessory Dwelling Unit zoning standards. Public outreach and education about this issue
began with a survey about possible changes to current ADU standards. The Planning
Commission held a hearing and has forwarded a recommended ordinance.
RI:A'II:AVw1 :1) BY ❑ C.O.W. Mtg.
❑ Trans &Infrastructure
DATE: 8/28/17,
CDN Comm
❑ Finance Comm. n Public Safetvv Comm.
❑ Parks Comm. P 1 Planning Comm.
CONIMI'FIT?E CI -LAIR: HOUGARDY, KRULLER
❑ :\rts Comm.
3/13/18
RECOMMENDATIONS:
SPONSOR/ADMIN.
CommITIEK
Department of Community Development
Unanimous Approval; Forward to Full Council
COST IMPACT / FUND SOURCE
ExII:NI)1'fuR1? R QUIRI:I) AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
10/2/17
Forward to PC for Public Hearing
4/9/18
MTG. DATE
ATTACHMENTS
10/2/17
Informational Memorandum dated 8/22/17 Updated 9/27/17 with attachments
Minutes from the Community Development and Neighborhoods Committee of 8/28/17
4/9/18
Informational Memorandum dated 3/6/18 with attachments (Updated after CDN Mtg.)
Minutes from the Community Development and Neighborhoods Committee of 3/13/18
4/16/18
0
4
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Community Development and Neighborhoods Committee
FROM: Jack Pace, Community Development Director
BY: Nora Gierloff, Deputy DCD Director
CC: Mayor Ekberg
DATE: March 6, 2018 Updated 4/3/18
SUBJECT: Accessory Dwelling Unit Code Amendments (Updated after CDN Meeting)
ISSUE
Should development regulations for Accessory Dwelling Units be changed to allow more
flexibility and encourage the development of this housing type?
BACKGROUND
In March 2017 the City Council held a Housing Policy Work Session and considered a variety of
housing related actions. One of the items that the Council prioritized for policy consideration
was an update to Accessory Dwelling Unit (ADU) zoning standards to be followed by an
amnesty program for existing units. The intention was to create additional housing options and
address the life safety issues in the many illegal ADU conversions in the City.
Staff began public outreach and education about this issue in mid-July 2017 by developing a
survey about possible changes to current ADU standards. The intent was to give the Council a
general sense of the public support for or opposition to the possible changes. The survey was
publicized at "See You in the Park" events, emailed to Tukwila boards and commissions,
emailed to 468 single family and duplex landlords with rental housing licenses, published in the
July Tukwila Reporter and posted on the City's Facebook account.
We received 165 responses to the survey, and overall a majority supported making changes to
all of Tukwila's current standards, though for some questions such as maintaining the owner
occupancy requirement there was less than a 10% spread. Staff took the survey results and
policy options to the Community Development and Neighborhoods Committee and City
Council, see Attachment E for links to prior packets.
Notice of the October 26, 2017 public hearing before the Planning Commission was mailed to
all LDR property owners and renters. The PC chose from a variety of proposed policy changes
related to Accessory Dwelling Units (ADUs), see Attachment G for a chart of ADU standards in
cher cities. Staff prepared a draft of the code changes to codify those policy choices along with
other suggested edits. On February 15 the Planning Commission reviewed the draft edits and
forwarded a recommendation to Council. There are currently 120 addresses in our email
interest list, see Attachment C for public comments on this issue.
5
6
INFORMATIONAL MEMO
Page 2
The City performed an environmental review (SEPA analysis) on this non -project action to
amend the Zoning Code with the proposed ADU changes and issued a Determination of Non -
Significance (DNS) on January 24, 2018.
DISCUSSION
The policy direction set by the PC is reflected in the draft ordinance at Attachment A and
summarized as follows:
1. Add a definition of ADU to the Zoning Code for clarity.
2. Remove ADUs as an accessory use in non-residential districts (MUO, 0, RCC, NCC, TVS
and TSO) because they must be accessory to an owner -occupied single-family house.
Allowing additional residential uses in these zones would increase incompatible uses
and environmental impacts such as noise.
3. Allow detached ADUs under the following conditions:
• Not allowed if there is an attached ADU on site (only 1 ADU per parcel)
• Unit may be up to 1,000 square feet (must still meet the existing standards for
total building footprints of 2,275 sf and maximum impervious area of 4,875 sf for a
6,500 sf lot see sample site plans at Attachment F.
• Detached units must be set back at least as far from the street as the main house. This
would not apply to the second front of a through or corner lot, where the unit is
incorporated into an existing structure such as a detached garage or where the main
house is set back at least 60 feet from the front property line, see Attachment B.
• Limit height to 20 feet except for apartments built over a garage which may be up to 25
feet tall. Building height is calculated from the mid -point of any elevation change
across the footprint of the house to the mid -point of the pitched roof.
4. Allow exceptions to the single family design standards for ADUs built with non-
traditional siding materials and for ADU additions that don't reflect the design of the
main house, see Attachment D. These would be administrative decisions with criteria
requiring high quality design and durable materials.
5. Increase the percentage of the house that can be occupied by an attached ADU from
33% to 40% up to a maximum of 1,000 cry SF, whichever is less. An attached
garage would not count toward the overall square footage of a house when calculating
the maximum square footage of an attached ADU. For example, in a house with 2,000
square feet of living area and a 400 square foot garage only the living area would be
used to calculate that an ADU could occupy 800 square feet (40%) of the total house.
6. Reduce the lot area requirement from 7,200 square feet to 6,500 square feet for both
attached and detached ADUs. This would still exclude ADUs from areas of the city
where the lots were platted at less than the current LDR standard of 6,500 square feet,
see Attachment H for a map of LDR lot sizes.
W:12018 Info Memos\ADUs.doc
INFORMATIONAL MEMO
Page 3
7. Retain the owner occupancy requirement for one unit on site, either the house or ADU.
8.
Art! IP- +, G(l.", G`['
+L. .. .J �.. &.. ..
A I.- .. cnn Cr :F+L. .. A.r i 1 • ..�ri �.-.., l.l.-..��i ,:+6, "es
str «t p r!:;nrr.Change the parking requirement to 1 off-street space per bedroom.
9. Limit ADUs to rental periods of 30 days or more and apply the Residential Rental
Business License requirements. This is consistent with the current standard for multi-
family units and meets the policy goal of creating additional housing options for
Tukwila residents rather than short term rentals for tourists.
10. Provide a 1 -year amnesty period for registration of illegal ADUs and allow owners to
request flexibility from the Director for the following standards:
• Exceeding the permitted height for a detached ADU
• Exceeding the permitted area for an attached or detached ADU._ip to a
maximum sauare footage to be determined
• Not Only providingone parking space for an when the ADU over 600 sf
!f. Ores more
• Roof pitch of less than 5:12
• Location of the ADU on the lot.
Owner occupancy, providing at least 1 parking space per ADU, and meeting the 6,500
SF minimum lot size would not be waived.
FINANCIAL IMPACT
Construction of additional dwelling units would result in modest increases to permit revenue,
rental license revenue and property taxes. Conducting outreach and inspections for existing
unpermitted ADUs would require building and code enforcement staff time.
RECOMMENDATION
The Council is being asked to hold a public hearing on the proposed ordinance at the April Stn
Committee of the Whole meeting and consider it at the subsequent April 16th Regular Meeting.
ATTACHMENTS
A. Draft Ordinance with ADU Code Changes in Strikeout/Underline
B. Deep Lot Examples
C. Public Comments
D. Photo of Incompatible Addition to Existing House
E. Background Material Links
F. Sample Site Plans
G. ADU Standards in other citie
&H. Map of Lots Zoned LDR
W:12018 Info Memos1ADUs.doc 7
8
NOTE: Shaded text on pages 1, 16 and 17 reflects changes
made after review by the Community Development and
Neighborhoods Committee on March 13, 2018.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, AMENDING VARIOUS
GnrIkI Alin ES AAIl TABLE .14 G "1 A AID USES
RUIIY/'11Vl+CJ AND I P L)I "LA vvw
ALLOWED BY DISTRICT," AS CODIFIED IN TITLE 18,
"ZONING," OF THE TUKWILA MUNICIPAL CODE, AND
ADDING NEW SECTIONS TO TITLE 18, PERTAINING TO
ACCESSORY DWELLING UNIT REGULATIONS;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila's Zoning Code, codified at the Tukwila Municipal
Code, Title 18, contains provisions pertaining to accessory dwelling units ("ADU"); and
WHEREAS, the Tukwila City Council desires to update the Zoning Code to make
modifications to the City's regulations for ADUs; and
WHEREAS, the City wishes to provide more affordable housing for its residents;
and
WHEREAS, the City wishes to minimize impact on surrounding single family homes
by limiting attached ADUs and detached ADUs to one per lot and reauirina documented
homeowner occupancy of at least one of the units 100% of the time; and
WHEREAS, the Zoning Code includes a "Definitions" section and the City wishes to
update it to include a definition of accessory dwelling unit; and
WHEREAS, the Zoning Code includes standards for the design of single family
dwellings and the City wishes to update them to address accessory dwelling units; and
WHEREAS, the City wishes to provide exceptions to the single family design
standards for high quality, innovatively designed ADUs; and
WHEREAS, the City wishes to adopt a new section of the Zoning Code with
standards for the location, size, height, and use of accessory dwelling units; and
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WHEREAS, the City wishes to adopt a new section of the Zoning Code with new
requirements for the registration of accessory dwelling units; and
WHEREAS, the City wishes to encourage the registration of existing accessory
dwelling units by offering additional flexibility during a one-year amnesty period; and
WHEREAS, the City wishes to remove accessory dwelling units as accessory uses in
non-residential zones; and
WHEREAS, on October 18, 2017, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on October 26, 2017, the Tukwila Planning Commission, following
adequate public notice, including notice mailed to all owners and tenants of Low Density
Residential -zoned parcels, held a public hearing to receive testimony concerning
amending the Tukwila Municipal Code as described herein; and
WHEREAS, on January 24, 2018, the City's State Environmental Policy Act
(SEPA) Responsible Official issued a Determination of Non -Significance on these
proposed amendments; and
WHEREAS, on February 15, 2018, the Tukwila Planning Commission adopted a
motion recommending the proposed amendments; and
WHEREAS, on April 9, 2017 the Tukwila City Council, following adequate public
notice, held a public hearing to receive a testimony concerning the recommendations of
the Planning Commission; and
WHEREAS, the City Council finds that the proposed amendments serve to further
implement the planning goals of the adopted Comprehensive Plan and the Growth
Management Act, bear a substantial relation to the public health, safety or welfare, and
promote the best long-term interests of the Tukwila community;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. TMC Section Adopted. A new section is hereby added to Tukwila
Municipal Code (TMC) Chapter 18.06, "Definitions," to read as follows:
Accessory Dwelling Unit
"Accessory dwelling unit (ADU)" means a dwelling unit that is within or attached to a
single-family dwelling or in a detached building on the same lot as the primary single-
family dwelling. An ADU is distinguishable from a duplex by being clearly subordinate
to the primary dwelling unit. both in use and appearance.
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Page 2 of 18
Section 2. Ordinance Nos. 2518 §7, 1971 §4, and 1758 §1 (part), as codified at
TMC Section 18.10.060, "Basic Development Standards," are hereby amended to read
as follows:
18.10.060 Basic Development Standards
Development within the Low -Density Residential District shall conform to the
following listed and referenced standards:
LDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
Average lot width (min. 20 ft.
street frontage width), minimum
Development Area, maximum
(only for single family
development)
6,500 sq. ft.
50 feet
75% on lots less than 13,000 sq. ft.
up to a maximum of 5,850 sq. ft.
45% on lots greater than or equal to
13,000 sq. ft.
Setbacks to yards, minimum:
• Front
• Front, decks or porches
• Second front
• Sides
• Rear
Height, maximum
Off-street parking:
• Residential
• Accessory dwelling unit
• Other uses
20 feet
15 feet
10 feet
5 feet
10 feet
30 feet
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
See TMC Section 18.50.220
18.10.030
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
Section 3. Ordinance Nos. 2199 §12, 1976 §23, and 1758 §1 (part), as codified at
TMC Section 18.12.070, "Basic Development Standards," are hereby amended to read
as follows:
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18.12.070 Basic Development Standards
Development within the Medium Density Residential District shall conform to the
following listed and referenced standards:
MDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
Lot area per unit
(multi -family)
8,000 sq. ft. (Applied to parent lot
for townhouse • lats
3,000 sq. ft. (For townhouses the
density shall be calculated based on
one unit per 3000 sq. ft. of parent lot area.
The "unit lot" area shall be allowed to
include the common access easements).
Average lot width
(min. 20 ft. street frontage width),
minimum
Setbacks, minimum:
• Front - 1st floor
60 feet
(Applied to parent lot
for townhouse plats)
Applied to parent lot for townhouse plats
• Front - 2nd floor
• Front - 3rd floor
• Second front - 1st floor
• Second front - 2nd floor
15 feet
20 feet
30 feet
(20 feet for townhouses)
7.5 feet
• Second front - 3rd floor
• Sides - 1st floor
10 feet
15 feet
(10 feet for townhouses)
10 feet
• Sides - 2nd floor
• Sides - 3rd floor
• Rear - 1st floor
• Rear - 2nd floor
• Rear - 3rd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
10 feet
20 feet
(10 feet for townhouses
unless adjacent to LDR)
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
Townhouse building separation, minimum
• 1 and 2 story buildings
• 3 story buildings
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10 feet
20 feet
Page 4 of 18
Height, maximum 30 feet
Applied to parent lot for townhouse plats
Landscape requirements (minimum):
See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter for further requirements
• Front(s)
• Sides
• Rear
15 feet
Development area coverage
10 feet
10 feet
50% maximum (75% for townhouses)
Recreation space
Off-street parking:
• Residential
• Accessory dwelling unit
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
• Other uses
See TMC Chapter 18.56,
Off-street Parking & Loading Regulations.
See TMC Section 18.50.220
A... .in n.. r.. socticrr. -f this. ch^p.tor
See TMC Chapter 18.56,
Off-street Parking & Loading Regulations
Section 4. Ordinance Nos. 2199 §14, 1976 §27, 1830 §3, and 1758 §1 (part), as
codified at TMC Section 18.14.070, "Basic Development Standards," are hereby
amended to read as follows:
18.14.070 Basic Development Standards
Development within the High -Density Residential District shall conform to the
following listed and referenced standards:
HDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
Lot area per unit
(multi -family, except
senior citizen housing)
Average lot width
(min. 20 ft. street frontage width),
minimum
Setbacks, minimum:
• Front - 1st floor
9,600 sq. ft. (Applied to parent lot
for townhouse plats)
2,000 sq. ft. (For townhouses the
density shall be calculated based on
one unit per 2000 sq. ft. of parent lot area.
The "unit lot" area shall be allowed to
include the common access easements.)
60 feet
(Applied to parent lot
for townhouse plats)
• Front - 2nd floor
Applied to parent lot for townhouse plats
15 feet
20 feet
• Front - 3rd floor 30 feet (20 feet for townhouses)
• Front- 4th floor 45 feet (20 feet for townhouses)
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• Second front - 1st floor
7.5 feet
• Second front - 2nd floor
10 feet
• Second front - 3rd floor
15 feet (10 feet for townhouses)
• Second front — 4th floor
• Sides - 1st floor
22.5 feet (10 feet for townhouses)
10 feet
• Sides - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Sides - 3rd floor
20 feet
(30 feet if adjacent to LDR)
(10 feet for townhouses
unless adjacent to LDR)
• Sides — 4th floor
• Rear - 1st floor
• Rear - 2nd floor
• Rear - 3rd floor
• Rear— 4th floor
Townhouse building separation, minimum
• 1 and 2 story buildings
• 3 and 4 story buildings
Height, maximum
Development area coverage
30 feet
(20 feet for townhouses
unless adjacent to LDR)
10 feet
20 feet
(10 feet for townhouses
unless adjacent to LDR)
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
30 feet
(20 feet for townhouses
unless adjacent to LDR)
10 feet
20 feet
45 feet
50% maximum (except senior citizen
housing), (75% for townhouses)
Landscape requirements (minimum):
See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter for further requirements
• Front(s)
• Sides
• Rear
Applied to parent lot for townhouse plats
Recreation space
Recreation space,
senior citizen housing
15 feet
10 feet
10 feet
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
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100 sq. ft. per dwelling unit
Page 6 of 18
Off-street parking:
• Residential (except senior citizen
housing)
• Accessory dwelling unit
See TMC Chapter 18.56,
Off-street Parking & Loading Regulations.
See TMC Section 18.50.220
Accessory Usc scst cr, of this chapter
• Other uses, including senior citizen See TMC Chapter 18.56,
housing Off-street Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall
comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency
for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise",
and, (3) adopted State and Federal standards for water quality and hazardous
materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether
adverse environmental impacts have been adequately mitigated.
Section 5. Ordinance Nos. 2251 §22, 1976 §30, 1872 §1, 1865 §18, 1830 §7, and
1758 §1 (part), as codified at TMC Section 18.16.080, "Basic Development Standards,"
are hereby amended to read as follows:
18.16.080 Basic Development Standards
Development within the Mixed Use Office District shall conform to the following
listed and referenced standards. In the Tukwila International Boulevard corridor, there
are circumstances under which these basic standards may be waived (see TMC
18.60.030). Certain setback and landscaping standards may be waived by the Director
of Community Development as a Type 2 decision when an applicant can demonstrate
that shared parking is provided. If a project requires a Type 4 approval process, certain
setbacks and landscaping may be waived by the BAR when an applicant can
demonstrate that the number of driveways is reduced, efficiency of the site is increased,
joint use of parking facilities is allowed or pedestrian oriented space is provided.
Landscaping and setback standards may not be waived on commercial property sides
adjacent to residential districts. (See the Tukwila International Boulevard Design
Manual for more detailed directions.)
MUO BASIC DEVELOPMENT STANDARDS
Lot area per unit,
multi -family (except senior citizen
housing), minimum
Setbacks to yards, minimum:
• Front
• Second front
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
3,000 sq. ft.
25 feet
12.5 feet
10 feet
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg. height,
setback 1 foot from property line)
min. of 10 feet and a max. of 30 feet
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15
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
10 feet
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg. height,
setback 1 foot from property line)
min. of 10 feet and a max. of 30 feet
Height, maximum 4 stories or 45 feet
Landscape requirements (minimum): See Landscape, Recreation,
Recycling/Solid Waste Space requirements chapter for further requirements
• Front
• Second front
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
15 feet
12.5 feet
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space,
senior citizen housing
5 feet
10 feet
5 feet
10 feet
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior citizen
housing)
".cc sscry' _4 ,_.1liny unit
• Office, minimum
• Retail, minimum
See TMC Chapter 18.56, Off street
Parking & Loading Regulations
TMA Secti.,Y, 1 Q 16 03n
i CCS$ cr j 1 IL r
3 per 1,000 sq. ft.
usable floor area
2.5 per 1,000 sq. ft.
usable floor area
• Other uses, including senior See TMC Chapter 18.56, Off-street
citizen housing Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site
shall comply with (1) standards adopted by the Puget Sound Air Pollution Control
Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter
8.22, "Noise", and, (3) adopted State and Federal standards for water quality and
hazardous materials. In addition, all development subject to the requirements of
the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately
mitigated.
Section 6. Ordinance Nos. 1976 §35, 1872 §2, and 1758 §1 (part), as codified at
TMC Section 18.18.080, "Basic Development Standards," are hereby amended to read
as follows:
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Page 8 of 18
18.18.080 Basic Development Standards
Development within the Office District shall conform to the following listed and
referenced standards:
OFFICE BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
10 feet
• Sides, if any portion of the yard
is within 50 feet of LDR, MDR, HDR
- 1st Floor
10 feet
- 2nd Floor
20 feet
- 3rd Floor
30 feet
• Rear
10 feet
• Rear, if any portion of the yard
is within 50 feet of LDR, MDR, HDR
- 1st Floor
10 feet
- 2nd Floor
20 feet
- 3rd Floor
_
30 feet
Height, maximum
3 stories or 35 feet
Landscape requirements (minimum):
Recycling/Solid Waste Space requirements
See Landscape, Recreation,
chapter for further requirements
• Front
15 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
10 feet
• Rear
5 feet
• Rear, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
10 feet
Off-street parking:
• Residential
See TMC 18.56, Off-street
Parking/Loading Regulations
Aw,^ll n -,nit
Cion Accessory c .-n+;cry
sn
v .,.,•, „
• n �cvn
.Use
n+ +hie nhn,+nr
• Office, minimum
3 per 1,000 sq. ft.
usable floor area
• Retail, minimum
2.5 per 1,000 sq. ft.
usable floor area
• Other uses
See TMC 18.56, Off-street
Parking & Loading Regulations
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Performance Standards: Use, activity and operations within a structure or a
site shall comply with (1) standards adopted by the Puget Sound Air
Pollution Control Agency for odor, dust, smoke and other airborne
pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all
development subject to the requirements of the State Environmental Policy
Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
Section 7. Ordinance Nos. 2518 §8, 1976 §39, 1872 §3, and 1758 §1 (part), as
codified at TMC Section 18.20.080, "Basic Development Standards," are hereby
amended to read as follows:
18.20.080 Basic Development Standards
Development within the Residential Commercial Center District shall conform to the
following listed and referenced standards:
RCC BASIC DEVELOPMENT STANDARDS
Lot area, minimum 5,000 sq. ft.
Lot area per unit (multi -family),
minimum
Setbacks to yards, minimum:
• Front
• Second front
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
3,000 sq. ft.
20 feet
10 feet
5 feet
10 feet
• Rear
10 feet
Height, maximum
3 stories or 35 feet
Landscape requirements (minimum): All setback areas shall be landscaped.
Required landscaping may include a mix of plant materials, bioretention
facilities, pedestrian amenities and features, outdoor cafe -type seating and
similar features, subject to approval. See Landscape, Recreation,
Recycling/Solid Waste Space chapter for further requirements
• Front 20 feet
• Second front
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space 200 sq. ft. per dwelling unit
(1,000 s . ft. min.)
10 feet
10 feet
10 feet
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18
Page 10 of 18
Off-street parking:
• Residential
L
• Office, minimum
• Retail, minimum
• Other uses
See TMC Chapter 18.56,
Off-street Parking & Loading
q Regulations
Sce Acccesevey Use cect!on
of chapter
3 per 1,000 sq. ft.
usable floor area
2.5 per 1,000 sq. ft.
usable floor area
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a
site shall comply with (1) standards adopted by the Puget Sound Air Pollution
Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC
Chapter 8.22, "Noise", and (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21C, shall be
evaluated to determine whether adverse environmental impacts have been
adequately mitigated.
Section 8. Ordinance Nos. 1976 §42, 1872 §4, 1865 §25, 1830 §13, and 1758 §1
(part), as codified at TMC Section 18.22.080, "Basic Development Standards," are
hereby amended to read as follows:
18.22.080 Basic Development Standards
Development within the Neighborhood Commercial Center District shall conform to
the following listed and referenced standards: In the Tukwila International Boulevard
corridor, there are circumstances under which these basic standards may be waived
(see TMC Section 18.60.030). Certain setback and landscaping standards may be
waived by the director of Community Development as a Type 2 decision when an
applicant can demonstrate that shared parking is provided. If a project requires a Type
4 approval process, certain setbacks and landscaping may be waived by the BAR when
an applicant can demonstrate that the number of driveways is reduced, efficiency of the
site is increased, joint use of parking facilities is allowed or pedestrian space is
provided. Landscaping and setback standards may not be waived on commercial
property sides adjacent to residential districts. See the Tukwila International Boulevard
Design Manual for more detailed directions.
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19
20
NCC BASIC DEVELOPMENT STANDARDS
Lot area per unit for senior citizen housing,
minimum
726 sq. ft. (senior housing)
Setbacks to yards, minimum:
• Front
• Second front
• Sides
6 feet (12 feet if located along
Tukwila International Blvd. S.)
5 feet
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
10 feet
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg.
height, setback 1 foot from
property line) min. of
10 feet and a max. of 20 feet
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Height, maximum
10 feet
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg.
height, setback 1 foot from
property line) min. of
10 feet and a max. of 20 feet
3 stories or 35 feet
(4 stories or 45 feet in the NCC of
the Tukwila International Boulevard,
if a mixed use with a residential
and commercial component)
Landscape requirements (minimum): See Landscape, Recreation,
Recycling/Solid Waste Space requirements chapter for further requirements
• Front
5 feet
• Front(s) if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Sides
10 feet
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
None
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space,
senior citizen housing
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10 feet
none
10 feet
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
100 sq. ft. per dwelling unit
Page 12 of 18
Off-street parking:
• Residential (except senior citizen
housing)
• A'sr+, onr /414 Itn llinr. +gni#
See TMC 18.56, Off-street
Parking/Loading Regulations
Soso TMC 13.22.030, �coc co y �i ce
.
• Office
3 per 1,000 sq. ft.
usable floor area
• Retail
• Manufacturing
2.5 per 1,000 sq. ft.
usable floor area
1 per 1,000 sq. ft.
usable floor area minimum
• Warehousing 1 per 2,000 sq. ft.
usable floor area minimum
• Other uses, including senior citizen See TMC 18.56, Off-street
housing Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site
shall comply with (1) standards adopted by the Puget Sound Air Pollution Control
Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise",
and, (3) adopted State and Federal standards for water quality and hazardous
materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether
adverse environmental impacts have been adequately mitigated.
Section 9. Ordinance Nos. 2500 §23, and 2098 §2, as codified at TMC Section
18.50.050, "Single -Family Dwelling Design Standards," are hereby amended to read as
follows:
18.50.050 Single -Family Dwelling Design Standards
All new single-family dwellings, including as well as accessory dwelling units and
other accessory structures that require a building permit, must:
1. Be set upon a permanent concrete perimeter foundation, with the space
from the bottom of the home to the ground enclosed by concrete or an approved
concrete product that can be either load bearing or decorative.
2. If a manufactured home, be comprised of at least two fully -enclosed
parallel sections, each of not less than 12 feet wide by 36 feet long.
3. Be thermally equivalent to the current edition of the Washington State
Energy Code with amendments.
4. Have exterior siding that is residential in appearance including, but not
limited to, wood clapboards, shingles or shakes, brick, conventional vinyl siding, fiber -
cement siding, wood -composite panels, aluminum siding or similar materials. Materials
such as smooth, ribbed or corrugated metal or plastic panels are not acceptable.
5. Have the front door facing the front or second front yard, if the lot is at least
40 feet wide. This reauirement does not apply to ADUs or accessory structures.
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21
6. Have a roofing material that is residential in appearance including, but not
limited to, wood shakes or shingles, standing seam metal, asphalt composition shingles
or tile, with a minimum roof pitch of 5:12.
Section 10. Ordinance Nos. 2368 §52, and 2098 §3, as codified at TMC Section
18.50.055, "Single -Family Design Standards Exceptions," are hereby amended to read
as follows:
18.50.055 Single -Family Design Standard Exceptions
A. The design standards required in TMC Section 18.50.050 (4), (5) and (6) may
be modified by the Community Development Director as a Type 2 Special Permission
decision.
1. The criteria for approval of use of unconventional exterior sidina are as
follows:
a. The structure exhibits a high decree of design quality. including a mix
of exterior materials. detailing. articulation and modulation: and
b. The proposed sidina material is durable with an expected life span
similar to the structure: and
c. The siding material enhances a uniaue architectural design.
42. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
a. The proposed roof pitch is consistent with the style of the house (for
example modern, southwestern);
b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet
in height;
c. If a sloped roof is proposed, it must have at least 24 -inch eaves; and
d. The house exhibits a high degree of design quality, including a mix of
exterior materials, detailing, articulation and modulation.
23. The criteria for approval of a house with a front door that faces the side or
rear yard are as follows:
a. The topography of the lot is such that pedestrian access is safer or
more convenient from the side or rear yard;
b. The house will be set back at least twice the minimum front yard
setback;
c. The entrance is oriented to take advantage of a site condition such as
a significant view; or
d. The entry feature is integral to a unique architectural design.
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Page 14 of 18
B. The design standards required in TMC Section 18.50.050 (5) and (6) may also
be modified by the Community Development Director as a Type 2 Special Permission
decision if the proposal includes a replacement of a single wide manufactured home
with a double wide and newer manufactured home. The property owner can apply for
this waiver only one time per property starting from the date of adoption of this
ordinance. Additionally, the proposal should result in aesthetic improvement to the
neighborhood.
C. The desian standards required in TMC Section 18.50.220.A (4) may be
modified by the Community Development Director as a Type 2 Special Permission
decision. The desian of an attached ADU that does not reflect the desian vocabulary of
the existing primary residence may be approved if the new portion of the structure
exhibits a high degree of desian auality. including a mix of durable exterior materials,
detailing, articulation and modulation.
Section 11. TMC Section Adopted. TMC Section 18.50.220, "Accessory Dwelling
Unit (ADU) Standards," is hereby established to read as follows:
18.50.220 Accessory Dwelling Unit (ADU) Standards
A. General Standards.
1. ADUs may only be built on lots that meet the minimum lot size reauired in
the Zoning District they are located within.
2. Only one ADU, either attached or detached, is permitted per parcel
containing a single-family dwelling.
3. Attached ADUs may occupy a maximum of 40% of the sauare footage of
the primary single-family dwelling (excluding the area of any attached
1,000 sauare feet, whichever is less.
4. Attached ADUs created through additions to the primary single-family
dwelling shall be consistent with the roof pitch, materials and window type of the
existina structure.
5. Detached ADUs may be a maximum of 1,000 sauare feet. If built over a
detached garage, the detached aaraae would not count toward the area limit for the
ADU.
arage) or up to
6. Detached ADUs may be uo to 20 feet in height, except that an ADU built
over a detached garage may be up to 25 feet in total height.
7. Detached ADUs must be set back at least as far from the street as the
primary single-family dwelling. This does not apply to the second front of a through or
corner lot, where the unit is incorporated into an existina structure, or where there is
at least 60 feet between the existina single-family dwelling and the front property line.
8. The ADU may not be sold as a condominium or otherwise segregated in
ownership from the primary single-family dwelling.
9. ADUs may not be rented for periods of less than 30 days.
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Page 15 of 18
23
B. Parking.
1. One off-street parkin° space must be provided for each studio or one
bedroom ADU. with one additional space required for each additional bedrooms
... µr .J +: �C {�. ^.�I Ij : ✓ Gn J �rw .ori
Z. Th, r. r. 1.r"r,rl A nI 1 .,....-I.�.-,n n.�...�.i�� ;..
of rc......:rod :f +hc co' .'tom r ' ; *h"
h., .-. c�c.r.rl F. -.+w+ +rr.rd +h.-+ knr. 1...-...I .. n+rr., + r. rLinn
• a,,...�s.
32. These ADU parking spaces are in addition to anv parking spaces required
for the primary single-family dwelling.
43. Tandem spaces are permitted.
C. Owner Occupancy Reauirement.
1. A person who owns at least 50% of the property must physically reside in
either the 'ADU or the primary single-family dwelling. The owner's unit may not be
rented to another party for anv period of time.
2. The owner must provide documentation of their occupancy such as a
vehicle or voting registration. Falsely certifying owner occupancy or failure to comply
with the residency requirement shall result in the loss of ADU reaistration and penalties
per TMC Chapter 5.06.
3. The owner or owners must sign and record an affidavit on forms provided
by the City acknowledging that this reauirement shall run with the land.
4. If the owner occupancy reauirement is violated an owner shall either:
a. Re -occupy one of the units, or
b. Remove the elements of the accessory dwelling unit that make it a
complete, separate dwelling unit.
D. Failure to comply with anv of the requirements of this section shall be subiect to
enforcement and penalties as prescribed in TMC Chapter 8.45 and the issuance of a
Notice of Violation and Order in accordance with TMC Section 8.45.070.
Section 12. TMC Section Adopted. TMC Section 18.50.230, "Accessory Dwelling
Unit (ADU) Registration Procedures," is hereby established to read as follows:
18.50.230 Accessory Dwelling Unit (ADU) Registration Procedures
A. To gain the City's approval to establish an ADU. a property owner shall submit
a reaistration form, sign and record an affidavit of owner occupancy, and obtain a
building permit for anv necessary remodeling or construction.
B. All ADUs existing prior to the enactment of these requirements shall apply for
reaistration within one year after the effective date of Ordinance No. . Within the
one-year amnesty period existing ADUs may be registered without meeting one or more
of the following standards:
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24
Page 16 of 18
Exceeding the permitted height for a detached ADU.
2. Exceeding the permitted area for an attached or detached ADU up to a
maximum of XX sauare feet.
3. Net -Only providing a sccond one parking space for an when the ADU over
feet :^ area, if reauiresd more.
4. Having a roof pitch of less than 5:12.
5. Location of the ADU on the lot.
C. Illegally -created ADUs must be brought into compliance with the life safety
requirements of the Tukwila Municipal Code, International Residential Code and
International Property Maintenance Code or they must be removed.
D. If either the primary single-family dwelling or the ADU will be rented, a
Residential Rental Business License per TMC Chapter 5.06 must be obtained prior to
occupancy of the unit by a tenant.
Section 13. Table 18-6: "Land Uses Allowed by District," as codified in TMC Title
18, relating to "Dwelling unit—Accessory," and footnote 17, are hereby amended as set
forth below. The amended Table 18-6 is attached as Exhibit A.
P = Permitted outright;
A = Accessory (customarily appurtenant
and incidental to a permitted use) ;
C = Conditional (subject to TMC
18.64); U = Unclassified (subject to
TMC 18.66); S=Special Permission
(Administrative approval by the
Director)
WR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MICAMIC/H
TVS
TSO
PRO
17
Dwelling unit—Accessory
A
A
A
A
A
A
A
A
A
17. See TMC Section 18.50.220 for Aaccessory dwelling unit,- standards provided:.
u.111111111.11,4.41
n im..m
In+ of 7 ')nn cn. lnrc. fno}-
n�n r1��1nlli.. nit it' nn rn +knn 220% .-.f +hc. one. Fr+n+.tines of +hn
SCC , "� . ...ay
4,rimnr.. r '4- Jn nnrJ n i .-r-"..rws of '1 nnn cin.. rG, fnn+ •.L+i`.hn. inr io 1 n
�,... 1, 1,11•.,) ,,,..,..,.,....... .-1 . ,..,... ...,1..+...... ,1.'-1. ..,.."..... .....
n of +hn rr`.+i.J..nnnn in +hn ..r.i rnoirin4n� ,OF n r.nronn .ihn �: inn s.•�+ Innc+
.,..� ,.. 111 1 ,u ,, ... .., . .,• y I, . �. r.......,. ....
�n0% of +hn 4,r4 -r rhi
rl rl.��c.11inn 1141+ itc• r, es" in+n +kr. rimnn1 rJn+nnhnrl ninn In fnm.l,
1• ,..........y M,,.. r .. N..... , y u .. ..0 , �,...y
noirJpnr`n n+ n.-.4 r+r.-.+ .nit cn +4...+ hn+h 1141+r+ nnnnr +n In of +k
rJn rnc if nnno+r. ..+.h..n. � 11rrica•
u. ;..
C•
minim..... of +i-. rvv nn rLPinn c.•.nd r. es.. +hn n nnrF.i n,i+h 1 +
m nn nn rn
1111. ,1111 W ..., ., r........y .,r... .y 1111 ,
minirn..m of fn..r c+no•..-, fnr 1141+c n.rr+r inn c•n. inrca fon+• nn�J
v..�....... .. ,.. ., —"•-•... 1111..,, . ,..,. c . v. . v.... .. r....,.... ... ..., ..+....�......, 1111... ...
+knn PACT
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Page 17 of 18
25
Section 14. 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 15. 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 16. 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 , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachment: Exhibit A, Table 18-6: Land Uses Allowed by District
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Page 18 of 18
Exhibit A — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Adult day care
A
A
A
A
A
_A
A
P
Adult entertainment (subject to location restrictionsl)
P
P
P
P
P
P
P
Airports, landing fields and heliports (except emergency sites)
U
U
U
U
U
U
U
Amusement Parks
C
C
C
C
C
C
P
Animal rendering
U
P
Animal shelters and kennels, subject to additional State and local
regulations (less than 4 cats/dogs = no permit)
C
C
C
C
C
C
Animal Veterinary, including associated temporary indoor boarding;
access to an arterial required
P
P
P
P
P
P
P
P
P
P
Automobile, recreational vehicles or travel trailer or used car sales lots
P
P
P
P
P
P
P
Automotive services, gas (outside pumps allowed), washing, body and
engine repair shops (enclosed within a building), and alternate fueling
station (not wholesale distribution facilities).
P
P
P
P
P
P
P
P
P
P
Beauty or barber shops
p
p
p
p
p
p
p
p
p
C3
C4
p
p
Bed and breakfast lodging for not more than twelve guests
C
C
C
Bed and breakfast lodging (no size limit specified)
C
P
Bicycle repair shops
P
P
P
P
P
P
P
P
P
P
P
P
P
Billiard or pool rooms
P
A
P
P
P
P
P
P
P
Boarding Homes
C
C
Brew Pubs
P
P
C
P
P
P
P
P
P
P
P
P
P
Bus stations
P
P
P
P
P
P
P
P
P
P
Cabinet shops or carpenter shops employing less than five people
P
P
P
I P
P
P
P
P
Cargo containers (*see also TMC 18.50.060)
A&S
A&S
A&S
A&S
A&S
A&S
P
P
P
P
P
Cement manufacturing
U
U
U
U
U
U
Cemeteries and crematories
C
C
C
C
C
C
C
C
C
C
C
C
Adopted 2016 -Ordinance No 2500
N
Page 1
N
CO
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
NS
I
TSO
PRO
Colleges and universities
C
C
C
C
C
C
C
C
C6
C6
C6
P
Commercial laundries
P
P
P
P
P
P
P
Commercial Parking
P7
P7
P7
P7
P7
P8
P8
P8
Computer software development and similar uses
P
P
P
P
P
P
P
P
P
P9
C10
P
P
P
Contractor storage yards
P
P
P
P
P
P
Continuing care retirement facility
C
C
C
C
C
C
C
P
Convalescent & nursing homes & assisted living facility for not more
than twelve patients
C
P
P
P
C
P
P
P
P
P
P
Convalescent & nursing homes & assisted living facility for more than
twelve patients
C
C
C
C
C
C
C
P
Convention facilities
P
P
P
P
P
P
P
Correctional institutes
U11
U
U
U
Daycare Centers (not home-based)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Daycare Family Home (Family Child Care Home)12
A
A
A
A
A
A
A
A
A
A
A
Diversion facilities and diversion interim services facilities south of
Strander Blvd
U
Dormitory
C
C
C
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
Drive-in theatres
C
C
C
C
C
C
Dwelling — Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
p
P14
Dwelling- Detached Zero -Lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units
P
Dwelling -Townhouses
P
Dwelling —Multi -family
p
P15
P14
Dwelling — Multi -family units above office and retail uses
P
P
P
P
C16
22/
ac
P14
Dwelling—Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development standards
P
meeting
density
and all
other
MDR
standard
P
60/ac
P
60/ac
P
60/
ac
P
60/ac
P
60/ac
C16
100
/ac
P14
Dwelling unit —Accessory1
A
A
A
A
A
A
A
A
A
Page 2
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
T50
PRO
Electrical Substation — Distribution
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Electrical Substation —Transmission/Switching
U
U
U
U
Electric Vehicle Charging Station — Level 1 and Level 2
A
A
A
P
P
P
P
P
P
P
P
P
P
P
P
P
Electric Vehicle Charging Station — Level 3, battery exchange stations, and
rapid charging stations. (TMC 18.50.140)
A
A
A
A
A
A
P
P
P
P
P
P
P
P
P
P
Essential public facilities, except those uses listed separately in any of the
other zones
U
U
U
U
U
U
U
U
U
Extended -stay hotel/motel
P
P
P
P
P
P
P
Farming and farm -related activities
P
P
Financial, banking, mortgage, other services
P
P
P
P
P
P
P
P
C3
C4
P
P
Fire & Police Stations
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Fix -it, radio or television repair shops/rental shops
P
P
P
P
P
P
P
P
P
Fraternal organizations _
P
P
C
P
P
P
P
P
P
P
P
Frozen food lockers for individual or family use
P
P
P
P
P
P
P
P
Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as
residence and is subject to the regulations affecting the main building.
A
A
Greenhouses (noncommercial) and storage sheds not exceeding 1,000
A
A
A
A
Greenhouses or nurseries (commercial)
P
P
P
P
P
P
P
P
P
Hazardous waste treatment and storage facilities (off-site) subject to
compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08)
C
C
Heavy equipment repair and salvage
_
P
P
P
P
P
P
Helipads, accessory
C
Home Occupation *see definition and accessory use
A
A
A
A
A
A
A
A
A
A
Hospitals
C
C
C
C
C
C
C
C
P
Hospitals, sanitariums, or similar institutes
C
Hotels
P
P
P
P
P
C
C
P
P
Hydroelectric and private utility power generating plants
U
U
U
U
U
U
U
U
Industries involved with etching, film processing, lithography,
printing and publishing
P
P
P
P
P
P
P
P
P
Internet Data/Telecommunication Centers
C
P
P
P
P
P
P
P
Landfills and excavations which the responsible official, acting pursuant to
the State Environmental Policy Act, determines are significant environmental
actions
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
Laundries; self -serve, dry cleaning, tailor, dyeing
P
P
P
P
P
P
P
P
P
P
P
P
P
Libraries, museums, or art galleries (public)
C
C
P
P
P
C
P
P
P
P
P
P
P
P
P
P
Manuf./Mobile home park18
C
P
Page 3
N
CO
W
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
CA I
LI
HI
MICA
MIC/H
NS
TSO
PRO
Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or
pollution:
A) Manufacturing, processing and/or packaging pharmaceuticals
and related products, such as cosmetics and drugs
P19
P
P
P
P
P
P
P
P
P
B) Manufacturing, processing and/or packaging previously prepared
materials including, but not limited to, bags, brooms, brushes,
canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood
P19
P
P
P
P
P
P
P
P
P
C) Manufacturing, processing, assembling, packaging and/or repairing
electronic, mechanical or precision instruments such as medical
and dental equipment, photographic goods, measurement and
control devices, and recording equipment
P19
P
P
P
P
P
P
P
P
P
D) Manufacturing, processing, packaging of foods, such as baked goods,
beverages, candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods, and meats (no slaughtering)
i)) Fermenting and distilling included
P
P
P
P
ii)) No fermenting and distilling
P19
p
p
p
P
P
Manufacturing and industrial uses that have moderate to substantial
potential for creating off-site noise, smoke, dust, vibration or other external
environmental impacts:
A) Manufacturing, processing and/or assembling chemicals, light
metals, plastics, solvents, soaps, wood, coal, glass, enamels,
textiles, fabrics, plaster, agricultural products or animal
products (no rendering or slaughtering)
C
C
P
C
P
C
B) Manufacturing, processing and/or assembling of previously
manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining, and
consumable electrode melting; and similar heavy industrial uses
C
C
P
C
P
C
C) Manufacturing, processing and/or assembling of previously prepared
metals including, but not limited to, stamping, dyeing, shearing or
punching of metal, engraving, galvanizing and hand forging
C
C
C
P
P
P
P
C
Page 4
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
D) Manufacturing, processing, assembling and/or packaging of
electrical or mechanical equipment, vehicles and machines
including, but not limited to, heavy and light machinery, tools,
airplanes, boats or other transportation vehicles and equipment
P
P
P
P
P
C
E) Heavy metal processes such as smelting, blast furnaces,
drop forging or drop hammering
C
P
Manufacturing, refining or storing highly volatile noxious or explosive products
(less than tank car lots) such as acids, petroleum products, oil or gas, matches,
fertilizer or insecticides; except for accessory storage of such materials
U
U
U
U
Marijuana producers, processors, or retailers (with state issued license)
P
p
P20
Mass transit facilities
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
Medical and dental laboratories
P
P
P
P
P
P
P
P
P
Minor expansion of an existing warehouse
S
Mortician and funeral homes
P
P
P
P
P
P
C
Motels
P
P
P
P
P
C
C
P
P
Movie theaters with three or fewer screens
P
Movie theaters with more than 3 screens
S
Offices including: medical, dental, government (excluding fire & police stations),
professional, administrative, business, e.g. travel, real estate & commercial
P23
p
P23
P24
P
p
P
P
p
P9
C10
P25
C26
P
P
Office or sample room for wholesale or retail sales, with less than 50%
storage or warehousing
P
Outpatient and emergency medical and dental services
, C3
C4
Park & ride lots
C
C
C
C
C
C
C
C
C
C
C
C
Parking areas
A
_ A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses, or commercial recreation
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Pawnbroker
C
C
P
P
P
P
P
Planned Shopping Center (mall)
P
P
P
P
P
P
P27
Plumbing shops (no tin work or outside storage)
P
P
P
P
P
P
P
P
Radio, television, microwave, or observation stations and towers
C
_ C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
Railroad freight or classification yards
U
U
U
U
Railroad tracks (including lead, spur, loading or storage)
P
P
P
P
P
P
Recreation facilities (commercial — indoor) — athletic or health clubs
P
P
P
P
P
P
P
P
C3
p
p
p
Recreation facilities (commercial — indoor), including bowling alleys,
skating rinks, shooting ranges
C
P
P
P
P
P
P
Page 5
W
N
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S= Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Recreation facilities (commercial — outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields
C
C
C
C
Recreation facilities (public), including, but not limited to sports
fields, community centers and golf courses
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Recreational area and facilities for employees
A
A
A
A
A
A
A
A
A
A
A
A
A
Religious facilities with an assembly area less than 750 sq.ft.
P
P
P
P
P
P
P
P
P
P
P
Religious facilities with an assembly area greater than 750 sq.ft. and
community center buildings
C
C
C
C
C
C
C
C
C
C
C
Religious facility and community center buildings
C
C
C
Removal and processing of sand, gravel, rock, peat, black soil and other
natural deposits together with associated structures
U
U
U
U
U
U
Rental of vehicles not requiring a commercial driver's license
P
P
P
P
P
P
P
P
P
Rental of commercial trucks and fleet rentals requiring a commercial
driver's license
P
P
P
P
P
P
P
Research and development facilities
P
P
Residences for security or maintenance personnel
A
A
A
A
A
A
A
A
A
A
A
A
A
Restaurants including drive through, sit down, cocktail lounges in
conjunction with a restaurant
P
P
P
P
P
P
P
P
P
Restaurants including cocktail lounges in conjunction with a restaurant
P
P
C
P
Retail sales of furniture appliances, automobile parts and accessories,
liquor, lumber/bldg. materials, lawn & garden supplies, farm supplies
P
P
P
P
P
P
P
P
Retail sales, e.g. health/beauty aids/prescription drugs/
food/hardware/notions/crafts/supplies/housewares/electronics/
photo-equip/film processing/ books/magazines/stationery/
clothing/shoes/flowers/plants/pets/jewelry/gifts/rec. equip/
sporting goods, and similar items
P
P
P
P
P
P
P
P
C3
C4
P
P
Retail sales as part of a planned mixed-use development where at least 50%
of gross leasable floor area development is for office use; no auto -oriented
retail sales (e.g., drive-ins, service stations)
P
P
Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble works, and the assembly of products from
the above materials
C
C
P
C
P
C
C
Sales and rental of heavy machinery and equipment subject to
landscaping requirements of TMC Chapter 18.52*
P
P
P
P
P
P
P
Salvage and wrecking operations
P
P
C
Salvage and wrecking operations which are entirely enclosed within a building
P
P
P
P
Schools and studios for education or self-improvement
p
p
p
p
p
p
p
p
p
P9
C10
P28
P
P
Page 6
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
i
HDR
MU0
0
RCC
NCC
RC
RCM
CIL I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Schools, preschool, elementary, junior & senior high schools
(public), and equivalent private schools
C
C
C
C
C
C
C
C
C
C
C
p
(public
only)
Ly
Secure community transition facility
U
Self -storage facilities
P
P
P
P
P
P
P
P
p
Sewage lift station
U
U
U
U
U
U
U
P
Shelter
P
P
P
P
P
Stable (private)
A30
A30
A30
p
Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened
L pursuant to TMC Chapter 18.52
P
P
P
P
P
P
P
P
P
Storage (outdoor) of materials is permitted up to a height of 20 feet
with a front yard setback of 25 feet, and to a height of 50 feet with a
front yard setback of 100 feet; security required
P
P
P
C
C
Storm water - neighborhood detention + treatment facilities
U
U
U _
_ U
U
U
U
P
Storm water pump station
U
U
U
U
U
U
U'
Studios — Art, photography, music, voice and dance
P
P
P
P
P
P
P
P
P
Taverns, nightclubs
P
P
P
P
P
P31
P31
p
p
Telephone exchanges
P
P
P
P
P
P
P
P
P
P
P
P
Theaters, except those theaters which constitute "adult
entertainment establishments" as defined by this Zoning Code
_
p
p
p
p
p
p
p
P32
Tow -truck operations, subject to all additional State and local regulations
P
P
P
P
P
P
P
Transfer stations (refuse and garbage) when operated by a public agency
U
U
U
U
Truck terminals
P
P
P
P
P
P
Utilities, regional
C
Vehicle storage (no customers onsite, does not include park -and -fly operations)
P
Warehouse storage and/or wholesale distribution facilities
P
P
P
P
P
P
P
P
Water pump station
U
U
U
U
U
U
U
P
Water utility reservoir and related facilities
U
U
U
U
U
U
U
Wireless Telecommunications Facilities (*see TMC Ch. 18.58)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
W
OJ
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within
or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be
located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by
following a straight line between the nearest points of public entry into each establishment.
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, outpatient and
emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of
those uses.
4. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial
services, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses
and/or the employees of those uses.
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on-site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on-site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively
impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent
streets.
8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations.
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation,
manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
Page 8
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation,
manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. Allowed after residential design manual with criteria for approval is adopted by ordinance.
15. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and
TMC Section 18.52.060, 2-4, Recreation Space Requirements.
16. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non -industrial in nature); must be located
on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond.
17. See TMC Section 18.50.220 for Aaccessory dwelling unit, standards. provided:
a r ,�i. tnn.r thy., 33"' ..r1h.. roctago .,G t!to. ,.; .., ., .... rocit'._.. .......,J ....:,..,. foot, ..l_: i...., 1.�.,...
cno
h t Anil. unit.; apr^ar to y,_ of the
:told tt:t
18. Manufactured/mobile home park, meeting the following requirements:
a. the development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c. vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall he subject to the approval of the Tukwila Fire Department.
19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may
manufacture, process, assemble and/or package the following:
a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no
slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood;
d. electronic, mechanical, or precision instruments;
e. other manufacturing and assembly of a similar light industrial character;
f industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in
basis;
g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the
City's performance standards.
20. Where the underlying zoning is HI or TVS.
W
01
Page 9
w
rn
21. Minor expansion of an existing warehouse if the following criteria are met:
a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse;
b. The proposed expansion will not increase any building dimension that is legally non -conforming;
c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement;
d. The proposed expansion must be constructed within two years of the date of approval;
e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located.
22. Movie theaters with more than three screens if the following criteria are met:
a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila;
b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan;
d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located.
23. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
24. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International
Boulevard.
25. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC).
26. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions:
a. New Office Developments:
(1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003.
(2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are
shown in Figure 18-12.
b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a
conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may
convert to a stand-alone office use subject to the provisions of this code.
27. Planned shopping center (mall) up to 500,000 square feet.
28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use.
Page 10
29. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas
or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW
71.09.020 as amended, that include:
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
(3) One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under
TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities.
c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established
pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional
facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August
19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the
location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit
application.
30. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule
or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot.
31. No night clubs.
32. Theaters for live performances only, not including adult entertainment establishments.
Page 11
38
Proposed Language to Address Deep Lots:
7. Detached ADUs must be set back at least as far from the street as the primary
single-family dwelling. This does not apply to the second front of a through or corner
lot, where the unit is incorporated into an existing structure, or where there is at least 60
feet between the existing single-family dwelling and front property line.
Examples of deep lots with existing houses set back from the street where adding a
detached ADU in front of the primary residence would be consistent with the
neighborhood development pattern.
Attachment B
39
40
Public Comments on ADU Changes
From: Sandra Kruize
Sent: Wednesday, April 4, 2018 9:20 AM
Subject: mother in law cottages and regulation changes
Dear Ms. Gierloff:
I am submitting this question to you regarding Tukwila's allowing backyard cottages and
changes to mother-in-law apartment regulations.
Why is there zero acknowledgement of the need to retain and or sustain wildlife in this low
residential plan? Currently, in these neighborhoods, minimal human amenities are considered; space,
height, number of vehicles and more.
It's as if there is no such thing as wildlife habitat. That is reflected in the hodge podge of yards;
most are neatly kept grass with some ornamental shrubs and trees mixed with what is still left of native
large trees and conifers.
Others make no accommodation for any. They have huge garages and almost a full ash fault
front yard.
Now, newer, much bigger homes are set on lots that once held smaller homes. The result is loss
of wildlife habitat; and this does not seem to be worth defending and regulating.
Tukwila has Parks and a Parks Commission. It has the Tukwila Community Center that hosts an
annual Wildlife Habitat Fair.
Wildlife cannot exist in patches of parks. It has to have a web of habitat. Good stewardship of
City of Tukwila requires attention to the importance of wildlife habitat in residential neighborhoods; not
just in showcase parks.
Otherwise, the future of low residential neighborhoods will be more and more barren of wildlife
and its habitat. I want City of Tukwila to step up to this aspect of life and judge it to be worth formally
accommodating.
From: Jonathan Tweet
Sent: Monday, April 2, 2018 8:04 AM
Subject: "granny pods"
I'm a longtime Tukwila resident, and I won't be at the meeting on the 9th, but I'd like to submit a
comment in favor of allowing residents to build small, secondary units on their property.
Attachment C
41
From: Darin Perrollaz
Sent: Sunday, April 1, 2018 1:33 PM
Subject: re: Mother -in -Law apartment regulations/accessory dwelling units
My husband and I moved east of the mountains from Tukwila in August. We lived in Tukwila for over
20+ years. Having grown up in the country, we had a yearning to get back to living more simply and less
harried. We just received the flyer asking "What do you think?" about an amnesty program for existing
unregistered ADUs and limiting ADU rentals to 30 days or longer. This email comes in response to this
flyer. While we no longer live in Tukwila, I felt compelled to give you my opinion on the matter.
We lived in a neighborhood in Tukwila that was seeing a rise in such ADus and I am not sure why the city
is calling them Mother -in -Law apartments. If they truly were for Mother -in -Laws, I could see the benefit
as many of our elderly are struggling under a heavy load of burgeoning out of control taxes. The ADUIs
in our old neighborhood were tool or garden sheds converted into living spaces for whole families
connected to homes that had multiple families living in single family dwelling homes. We lived kitty
corner to two such homes that were multifamily homes and had between 8-11 cars associated with
them. One home regularly blasted Karaoke until all hours of the night and the other fiesta music which
equaled lots of noise and frustration on many fronts for all the neighbors living around them.
While I didn't love living in the city, these challenges made living closer to neighbors without regard to
noise levels even more disagreeable. I find it appalling that amnesty will be granted to these homes
where people are piling in single dwelling homes because the cost of living/taxes/unaffordability of
homes makes it untenable for them to live like the rest of those around them who will have to foot a
disproportionate tax load as single family units.
Making an all inclusive neighborhood does not mean changing the current structure to accommodate
everyone. I think the City of Tukwila should look at cutting spending and reducing taxes to make it
affordable to live there rather than allowing more high density living structures (if you can call them that
from what we've observed). I would suggest that the only benefit of enacting this piece of legislation is
so that the city can collect more taxes to make more wasteful expenditures.
Living freer and less tax burdened in the country and thankful for it,
Anna Perrollaz
Former Tukwila Resident
From: William C. Holstine
Sent: Thursday, March 1, 2018 7:19 AM
Subject: Re: PC Changes to ADU Draft Regulations
Thanks Nora! Have mixed emotions with item 2 of recent ADUs being allowed in front of main home
structures because of potential degradation of aesthetics in neighborhoods some of which are already
very marginal in appearance. I can live with it but have reservations....Thanks again....Bill
Sent: Thursday, February 22, 2018 11:56 AM
To: Verna Seal
Subject: PC Changes to ADU Draft Regulations
42
Verna:
As Seattle, and by extension Tukwila, grow rapidly, alternatives to traditional housing is
imperative. ADUs are a wonderful alternative.
Yet, as we plan for the future let us not forget the past. Regarding #3 (Allow exceptions to the single
family design standards for ADUs built with non-traditional siding materials and for ADU additions that
don't reflect the design of the main house) an ADU should reflect design of original house. This is
especially important with historical homes such as those on Foster Hill.
Drive through Wallingford to see a monstrosity in middle of block of Craftsman bungalows.
Richard McLeland-Wieser
Tukwila, Washington 98168
Sent: Monday, January 15, 2018 9:05 PM
Subject: Mother-in-law dwelling
Hi Nora,
I am for the new ordinance allowing mother-in-law dwellings.
Best regards, Charlene
From: Nora Gierloff
Sent: Friday, January 12, 2018 8:42 AM
To: 'William C. Holstine'
Cc: Robin Tischmak
Subject: RE: ADU Regulation Update
Hi Bill,
Thanks for your comments. I am forwarding them on to our City Engineer Robin Tischmak who is in
charge of roadway design. The addition of an ADU would not trigger frontage improvements
(construction of curb, gutter, sidewalk) along a lot as they are only required for short plats of 5 or more
lots or commercial development.
Nora Gierloff
From: William C. Holstine
Sent: Friday, January 12, 2018 7:03 AM
Subject: Re: ADU Regulation Update
Nora:
Not related to the environmental issues but general comments concerning on street parking of which
I'm not a fan but well aware of the inevitable in high density areas near apartments, etc.:
43
Let's limit on street parking to one side of the street whenever possible and make sure there are street
lights on the street. Safer for foot traffic and provides visibility for auto drivers to see such traffic at night
and vice versa and would be a positive measure for drivers to better see children who are likely to dart
into the street between parked cars.
One side parking gives less impediments to emergency responders, much greater visual surveillance of
the neighborhood by fellow neighbors such that the residents collectively can see both sides of parked
cars, greater prevention of crime and burglaries of homes and autos and a greater deterrent to crime
simply because the neighborhood is more open, lighted and eliminates would be cover provided by both
sides street parking for the criminal element prevalent in our society. Aesthetically much more
appealing and a lot less like a used car lot. All in the interest of safety for foot traffic, safer homes, less
crime, potentially less liability for auto drivers and better aesthetics for the neighborhood and our city.
Bill Holstine
Sent: Tuesday, January 9, 2018 10:43 AM
Subject: Re: ADU Regulation Update
Nora,
My comments regarding the proposed ADU regulation update for the City of Tukwila as follows:
1. Detached ADU's should be limited to 800 SF in size per the Council's original recommendation in the
Staff Report to the Planning Commission prepared October 18th, 2017.
2. Detached ADU's should be limited to a height of 25' to allow (2) 10' floors and a pitched roof. A 20'
height limit will encourage flat roofs which do not fit the character of any neighborhood in Tukwila.
3. Unrelated to ADU's - Minimum lot area requirements should be reduced to 5,000 SF for LDR zones.
There are many 10,000 SF lots that could be easily short platted and developed into another
independent residence. Residential development in Tukwila is stagnant and this change would
reinvigorate the development market and increase land values. Tukwila is a short commute to Seattle
and should be considered a up and coming neighborhood for home buyers looking in Seattle but cannot
quite afford it.
4. Remove the requirement for owner occupancy of the primary residence or the ADU. Residential
property owners should have the right to use their property as they see fit.
Please keep me in the loop on this as it progresses.
Thank you.
Tyler Wilcox
City of Tukwila Resident
From: Brian Kennedy
Sent: Monday, January 8, 2018 12:15 PM
Subject: Re: ADU Regulation Update
Hi Nora,
44
All I can say is that it may be a good idea, but I don't want to see my neighbor put one close to my
property line, I don't want them to move the person that is living in a motorhome, with kids and a
dangerous pit bull, in their driveway to live next door and I don't want to see any garbage buildup.
Sent: Monday, November 27, 2017 12:19 PM
Subject: Backyard Cottages
If I'm not too late to chime in, I support the concept of backyard cottages wholeheartedly, assuming the
property has the open space to handle it. Low income housing is vital, but so is leaving breathable green
space without too much pavement.
Todd Rudge
Allentown resident
Sent: Friday, November 3, 2017 12:03 PM
Subject: Tukwila backyard cottages and M -I -L apartments
Hello, Nora --
I'm responding to a halfsheet mailing I received recently about a public hearing for backyard cottages,
etc. It said you were the person to contact on this subject.
Anyway, I'm a longtime resident (since 1979) and I am very MUCH in favor of changing the regulations to
make it possible/easier to have an additional dwelling.
Would you please include me in your email updates or surveys?
Thank you in advance,
Alison MacLeod
45
46
Photo of an addition to an existing house where the architectural designs do not match.
Attachment D
47
48
Accessory Dwelling Unit Background Material Links
8/28/17 Community Development and Neighborhoods Packet
http://records.tukwilawa.gov/WebLink/1/fol/291473/Rowl.aspx
8/28/17 CDN Minutes
http://records.tukwilawa.gov/WebLink/1/doc/291530/Pagel.aspx
10/9/17 Committee of the Whole packet
http://records.tukwilawa.gov/WebLink/1/edoc/294963/pagel.aspx
10/9/17 COW minutes
http://records.tukwilawa.gov/WebLink/1/doc/295356/Pagel.aspx
10/26/17 Planning Commission Packet
http://records.tukwilawa.gov/WebLink/1/fol/295293/Rowl.aspx
10/26/17 Planning Commission minutes
http://records.tukwilawa.gov/WebLink/1/doc/295599/Pagel.aspx
2/15/18 Planning Commission Packet
http://records.tukwilawa.gov/WebLink/1/fol/303440/Rowl.aspx
2/15/18 Planning Commission Minutes
http://records.tukwilawa.gov/WebLink/1/doc/303980/Pagel.aspx
Attachment E
49
50
r
100'
7,200 SF Lot
72'
10'
To reduce size to 800 SF ADU this
v
>
0
E
al
a)
0
-o
0
C13
ca
40'x25' footprint 1,000 SF
Single story 2 Bdrm ADU
1,450 SF Footprint for 2 Story
House with 2 car Garage
Max building footprints 2,457 SF
Max Development Coverage per lot 5,400 SF
Total this example 3,260 SF
20' front setback, 5' side, 10' rear
Driveway, parking pad
and sidewalks are 810 SF
5'
51
52
11
825 SF Single story ADU
Size limited by Max Footprint
1,450 SF Footprint for 2 Story
House with 2 car Garage
Max building footprints 2,275
Max Development Coverage 4,875 SF
Total this example 2,940 SF
20' front setback, 5' side, 10' rear
Driveway and
sidewalks are 665 SF
725 SF Single story 1 Bdrm ADU
Size limited by Max Footprint
1,200 SF Footprint for
House with 1 car Garage
Max Development Coverage 4,125 SF
Total this example 2,725 SF
20' front setback, 5' side, 10' rear
Driveway, parking pad
and sidewalks are 800 SF
53
92'
5,500 SF Lot
60' 110'
725 SF Single story
1 Bdrm Attached
ADU, Size limited
by Max Footprint
4
1,200 SF Footprint for
House with 1 car Garage
Max building footprints 1,925
Max Development Coverage 4,125 SF
Total this example 2,735 SF
20' front setback, 5' side, 10' rear
Driveway, parking pad
and sidewalks are 740 SF
5'
54
G)
Comparison
City
of Accessory Dwelling Unit
Standards
Height
Parking Requirement
Owner
Occupancy
Fees
Min. Lot Size Max. Unit Size
Other Regulations
Tukwila
Attached
Only
smaller of 1/3 sf
of main house or
7,200 1,000 sf
NA
2 for main house, 1 for
ADU up to 600 sf, 2 for
ADU over 600 sf
Required
None
Incorporated into the primary single-family
residence so that both units appear to be of
the same design as if constructed at the
same time, Not sold as a condo, Detached
not permitted
Renton
Attached
and
Detached
smaller of 3/4 sf
ofhmain house or
Same as zone 800 sf
30', but no
taller than
main house
2 for main house, 1 for
ADU
Required,
signed
affidavit,
notice on title
Conditional Use Permit, match main house, Admin
Max 50 allowed per year in City, meet CUP
impervious surface and building coverage $1,500
Kent
Attached
and
Detached
Specific zoning
requirements of
each zone. ADU
in new
development
limited to 800 sf
or 33% of the
same as Zone principal home
23' but not to
exceed the
height of the
principal
building
2 for main house, 1 for
IADU
1 unit must be
owner
occupied for 6
months of the
year, Recorded
covenant
Planning
Review
Immediate neighbors of an ADU applicant
will be notified of the pending ADU permit ,
within 15 days of the application being '
deemed complete. x$93
SeaTac
Attached
and
Detached
Attached
NEW: 800 SF
EXISTING: 45% of
Same as the principal
Zone. 1 ADU home
per lot Detached 800 SF
20'
Parking for main house
by zone, 1 for ADU up
to 600 sf, 2 for ADU
over 600 sf
Must occupy
for at least 9
months,
affidavit and
documentatio
n of residency
required.
{
'ADU must be registered with the City of
SeaTac. Occupancy limit of 2 people for 440
SF, 3 people for 600 SF, 4 people for 800 SF.
Waiver for additional parking requirements
can be granted if adequate street parking is
available. Impact fee is 60% of SF rate.
$129
01
01
01
Owner
City Min. Lot Size Max. Unit Size Height Parking Requirement Occupancy
Other Regulations Fees
Burien
Same as Lower of 10ft
Zone. ADU above the
footprint no height of the
more than Attached 1000 SF primary
15% of the Detached 800 SF, existing 1 additional parking
total lot area Exceptions structure or space is required. Required,
Attached or 80% of the possible for the max Parking should be on signed and
and main buildings at least allowed in the the side or rear of the recorded
Detached residence ,5 years old zone I building. affidavit _
1
Only 1 entrance per street front unless
hidden. Designed to match main building. i
Non -conforming ADU's can apply to become
legal ADU's if they meet all requirements set
fourth in the BMC. No impact fees for ADUs. None
I
Seattle (in SF Zone)
Attached Same as zone 1,000 sf NA
Required,
1 for main house, 1 for signed
ADU, waiver is possible covenant
Max 8 residents on site unless all related. No
public comment period on application or
I appeal allowed.
Duplex building standards for sound and fire $210 +
separation if new construction, Only 1 visible plan
entrance per street, Sewer capacity charge review
for new connections. fee
Required,
1 for main house, 1 for signed
Detached 4,000 800 sf ADU, waiver is possible ,covenant
Entrance can't face nearest side yard or rear i based
unless on an alley. Not allowed in the b on value
shoreline. Must pay sewer capacity charge. of work
Portland
No additional for ADU No
1 or more related persons plus up to 5
additional persons, Some utility hook up and
!impact fees reduced or waived
Only 1 entrance on street facade
smaller of 3/4 sf
of main house or
,Attached Same as zone 800 sf NA
smaller of 3/4 sf
of main house or
Detached Same as zone 800 sf 20' height No additional for ADU , No
,Smaller footprint than main house, 40'
setback from front lot line or behind the
house, design to match main house, Duplex
building standards if new construction
own
Single Family Lot Sizes
360 - 3,000 to 5,999 SF
289 6,000 to 6,500 SF
217 12,000 to 13,000 SF
3,928 ' Other LDR Lots
I Parks and Schools
Neighborhoods
Foster
Point
Cascade
View `_—
horndyke
M M it k—er
-;1
1 i.7 :.'- \
Attachment H
58
City of Tukwila
City Council Community Development & Neighborhoods Committee
COMMUNITY DEVELOPMENT & NEIGHBORHOODS COMMITTEE
Meeting Minutes
March 14, 2018 - 5:30 p.m. - Hazelnut Conference Room, City Hall
Councilmembers: Kathy Hougardy, Acting Chair; Dennis Robertson, Thomas McLeod
Staff: David Cline, Jack Pace, Nora Gierloff, Rick Still, Charlotte Archer, Laurel
Humphrey
CALL TO ORDER: Acting Chair Hougardy called the meeting to order at 5:30 p.m.
I. BUSINESS AGENDA
A. South King Housing and Homelessness Partnership's 2017 Annual Report
The presenter was not in attendance.
B. Grant Application: 10 -Minute Walk Planning Efforts
Staff is seeking Committee approval to submit the 10 -Minute Walk Planning Grant and Technical
Assistance Application to the National Recreation and Park Association (NRPA) for funding and
assistance to help the community meet its park needs. The 10 -minute walk pledge was signed
by the Mayor in February and endorses a vision that everyone deserves a park or open space
within a 10 -minute walk of home. If selected, Tukwila would be eligible for funding and technical
assistance to identify issues and additional locations toward achieving open space equity for
residents. Grant funding would require no City match and there would be minimal impactto staff
time as funding would support additional labor. UNANIMOUS APPROVAL.
C. Ordinance: Accessory Dwelling Units (ADUs)
Staff is seeking Council approval of an ordinance that would amend Accessory Dwelling Unit
(ADU) regulations to allow more flexibility and encourage development in an effort to create
more housing options and address safety issues in illegal ADUs. In March 2017 the City Council
gave staff direction to prioritize this update and provide an amnesty period for existing units.
Staff embarked on a public outreach and feedback campaign that generated 165 survey
responses reflecting majority support to change all current ADU standards. The proposed
ordinance reflects policy choices for both attached and detached ADUs approved by the Planning
Commission last month. There are several significant policy decisions in the proposal as
summarized in the memo, including structure size, minimum lot size, owner occupancy, design
standards, setbacks, and more. Councilmembers asked clarifying questions and offered
suggestions. Councilmember Hougardy stated that she would like the maximize size to be 800 sf
for both attached and detached ADUs. Councilmember Robertson agrees that owner occupancy
should be required. He also requested the addition of two recitals:
59
Community Development & Neighborhoods Minutes March 13, 2018
• Whereas, the City wishes to provide more affordable housing for its residents; and
• Whereas, the City wishes to minimize impact on surrounding single family homes
by limiting ADUs and DADUs to one per lot and requiring documented homeowner
occupancy of at least one of the units 100% of the time; and
Councilmember Hougardy noted that she has been researching the impact of ADUs on
affordable housing and there are differences of opinion. She suggested it would be helpful to
contact an organization like A Regional Coalition for Housing (ARCH) to see if their policy efforts
toward increasing ADUs are quantifiably helpful with increasing affordable housing stock. Staff
offered that providing smaller units can naturally alleviate some housing pressure. All three
Councilmembers expressed concern with getting the parking requirement right. Staffsuggested
that one solution could be to link parking requirements to number of bedrooms rather than
square footage, as that may more accurately reflect occupancy. Councilmember McLeod stated
that would make sense for Tukwila. Councilmember Robertson requested the addition of a
specific size limit to the waiver request for maximum permitted area for all ADUs. Staff noted
that with regard to waivers it is important to incentivize compliance with regulations, or people
could continue to provide illegal ADUs and life safety concerns of the City will continue to go
unaddressed.
The Committee requested the following for the Committee of the Whole discussion:
• Amend to link parking requirements to number of bedrooms rather than square
footage
• Add pages illustrating lot sizes with varying examples of ADUs
• Remove the parking waiver option
• Flag the maximum square footage for a discussion item
• Include in the COW packet the table showing other cities' regulations
NO RECOMMENDATION. FORWARD TO APRIL 9, 2018 COMMITTEE OF THE WHOLE.
D. Short -Term Rental Regulations
Staff is seeking Committee direction on whether to prohibit or regulate short-term rentals for
ADUs and single-family dwellings. The code currently prohibits short-term (less than 30 days)
rentals in multi -family dwellings but is silent on single-family and mobile -home dwellings.
Dormitories, boarding houses, and bed and breakfast facilities are also unrestricted for short and
long-term rentals. Due to the growth of such companies as Airbnb and Vacation Rental by Owner,
many cities are working to implement regulations in this area, with Seattle and Kirkland taking
action at the end of 2017. Short-term rentals are already occurring, even in multi -family
dwellings, with a December 28, 2017 online search revealing around 35 listings for Tukwila. If the
City Council were to allow short-term rentals, property owners would be licensed through the
Rental Housing Program which would provide a modest revenue increase, although there would
be additional work associated with enforcement. Councilmember Robertson spoke about a
short-term rental on his block that was advertised on Airbnb and made his neighbors very
unhappy due to bringing more strangers and vehicles around. Councilmember McLeod spoke in
60