HomeMy WebLinkAboutCOW 2018-05-14 COMPLETE AGENDA PACKETy
14,
Tukwila City Council Agenda
•
COMMITTEE OF THE WHOLE
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Allan Ekberg, Mayor Counci/members: ❖ Dennis Robertson ❖ Kathy Hougardy
David Cline, City Administrator ❖ De'Sean Quinn ❖ Kate Kruller
Verna Seal, Council President •:• Thomas McLeod ❖ Zak Idan
1908
Monday, May
2018; 7:00 PM Tukwila City Hall Council Chambers
1. CALL TO ORDER / PLEDGE OF ALLEGIANCE
2. PUBLIC
COMMENTS
At this time, you are invited to comment on items not included on this agenda
(please limit your comments to five minutes per person). To comment
on an item listed on this agenda, please save your comments until the issue is
presented for discussion. (Refer to back of agenda page for additional information.)
3. PUBLIC
HEARING
An ordinance relating to regulations for Accessory Dwelling Units (ADUs).
Public Hearing continued from April 9, 2018 Committee of the Whole meeting.
Pg.1
4. SPECIAL ISSUES
a. An ordinance relating to regulations for Accessory Dwelling Units
(ADUs).
b. Council consensus on short-term rentals.
c. A resolution adopting a Tukwila Municipal Arts Plan.
Carolyn Law, visual artist; and Lesley Bain, Framework Cultural
Placemaking.
d. Council consensus to proceed with design development for the
Justice Center as part of the Public Safety Plan.
e. Fire Department Hazardous Materials (HazMat) incident billing:
(1) An ordinance reenacting Tukwila Municipal Code Chapter
6.14,"Hazardous Materials Cleanup," to authorize the recovery of
costs associated with responses to hazardous materials incidents
within the City of Tukwila response areas.
(2) A fee resolution adopting a revised Fire Department Fee Schedule.
Pg.1
Pg.65
Pg.93
Pg.165
Pg.177
Pg.181
Pg.185
5. REPORTS
a. Mayor
b. City Council
c. Staff
d. Council Analyst
6. MISCELLANEOUS
7. ADJOURNMENT
City
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www.tukwilawa.aov, and in alternate formats with advance notice for those with disabilities.
Tukwila Council
meetings are audio/video taped (available at www.tukwilawa.gov)
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PUBIJ] C HEARINGS
Public! Hlaarings are raquirad by law bafcma thea Ccunail warn taka action on matters affaating tela publics
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. After the Public Hearing is cI ased and during the C aunc]i] maatinig, thle C ounc:il mai' choosy to discuss
tha :issue among thamisah as, or dafcir the c isaussion to a future C ounciil mewling, wiilhcut furthler plublia
lastimony. Council nation may only t a taken during' Regular ar Spacial Maatings.
COUNCIL MEETING SCHEDULE
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Regular Me c 1 in gs - ilha Mayor, al eat ad by 1 ha people to a four-year term, prasidas at all Ragular C ounc:i l
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ona-year term. C ommittea of the Whole meetings are hald the 2nc and 4th Mondays at 7:00 p.m.
Issues discussed thane ara fbrwardad to Ragulan ar Special C aunci] maatings for offiaial actiari.
COUNCIL AGENDA SYNOPSIS
heeling Dade
Prepared by
Mayor:). review
Council review
10/02/17
NG
C.VII :G()RY 11 Ducuseion
%/
04/09/18
NG
(i_
.1 Ordinance
5/14/18
NG
<--
/ 41
5/21/18
NG
SPONSOR ❑Council ❑ti1a)or
DCD ❑I'inance Fire ❑71V ❑PSR ❑Police ❑Pl$' ❑Court
ITEM INFORMATION
ITEM No.
3 &4.A.
STAFF SP(AsoR: NORA GIERLOFF
ORIGIN.AI. AGI:ND.A D:A'I'I,:: 10/2/17
AGICN),\ Iri:m Trim.: Update to Accessory Dwelling Unit Regulations
C.VII :G()RY 11 Ducuseion
10/2/17 &
❑
A11,Date
Motion
❑ Resolution
Altg Date
.1 Ordinance
❑ Bid.-Iavard
.11tg Date
1 Public Hearths
❑ Other
:1NDate
Alts Date
4/9/18.5/14/18
Altg Dale 5/21/18
AItg Date 4/9&5/14
SPONSOR ❑Council ❑ti1a)or
DCD ❑I'inance Fire ❑71V ❑PSR ❑Police ❑Pl$' ❑Court
HR 11
SPoNSUR'S At the Housing Policy Work Session Council prioritized a review and update to the
Su:\I,\I \R\' 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:vII:AVI:r BY ❑ C.O.W. Mtg.
❑ Trans &Infrastructure
DATE: 8/28/17,
A
CDN Comm
❑ Finance Comm. ❑ Public Safety Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR: HOUGARDY, KRULLER
❑ Arts Comm.
3/13/18
RECOMMENDATIONS:
SPONSOR/ADMIIN.
COMMMFI'TIU.
Department of Community Development
Unanimous Approval; Forward to Full Council
COST IMPACT / FUND SOURCE
F \PINDPI'GRI? RIQUIRI,D 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
Continue Public Hearing to 5/14/18
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
5/14/18
As above.
5/21/18
4
2
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/
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
other 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.
3
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 tor 800) 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 (or 80C_ 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 sauare feet,
see Attachment H for a map of LDR lot sizes.
4 W:12018 Info MemoslADUs.doc
INFORMATIONAL MEMO
Page 3
7. Retain the owner occupancy requirement for one unit on site, either the house or ADU.
8.
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the parking reauirement 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, up to a
maximum sauare footage to be determined
• 14c4 -Only providing a sccondone parking space few- when the ADU 94€4.-600-4
ires 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 9th
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
L. Background Material Links
F. Sample Site Plans
G. ADU Standards in other cities
&H. Map of Lots Zoned LDR
W:12018 Info Memos\ADUs.doc
5
6
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
ORDINANCES AND TABLE 18-6, "LAND USES
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 housina 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 requiring 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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Page 1 of 18
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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 dwellina unit (ADU)" means a dwellina unit that is within or attached to a
single-family dwellina 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 fronta•e width), minimum
Development Area, maximum
(only for single family
development)
Setbacks to yards, minimum:
• Front
• Front, decks or porches
• Second front
6,500 s
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.
• Sides
• Rear
Height, maximum
Off-street parking:
• Residential
20 feet
• Accessory dwelling unit
• Other uses
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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Page 3 of 18
9
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 8,000 sq. ft. (Applied to parent lot
for townhouse plats)
Lot area per unit
(multi -family)
Average lot width
(min. 20 ft. street frontage width),
minimum
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).
60 feet
(Applied to parent lot
for townhouse platsL
Setbacks, minimum: Applied to parent lot for townhouse plats
• Front - 1st floor
• Front - 2nd floor
15 feet
• Front - 3rd floor
• Second front - 1st floor
• Second front - 2nd floor
20 feet
30 feet
(20 feet for townhouses)
• Second front - 3rd floor
• Sides - 1st floor
• Sides - 2nd floor
• Sides - 3rd floor
7.5 feet
10 feet
15 feet
(10 feet for townhouses)
10 feet
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 1st floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear - 2nd floor
• Rear - 3rd floor
10 feet
20 feet
(10 feet for townhouses
unless adjacent to LDR)
Townhouse building separation, minimum
• 1 and 2 story buildings
• 3 story buildings
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
10 feet
20 feet
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Page 4 of 18
Height, maximum I 30 feet
Landscape requirements (minimum):
See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter for further requirements
Applied to parent lot for townhouse plats
• Front(s)
15 feet
• Sides
• Rear
10 feet
Development area coverage
Recreation space
Off-street parking:
• Residential
10 feet
50% maximum (75% for townhouses)_
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
See TMC Chapter 18.56,
Off-street Parking & Loading Regulations.
• Accessory dwelling unit
• Other uses
See TMC Section 18.50.220
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)
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.)
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
15 feet
• Front - 2nd floor
20 feet
• Front - 3rd floor
30 feet (20 feet for townhouses)
• Front — 4th floor
45 feet (20 feet for townhouses)
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11
• 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
22.5 feet (10 feet for townhouses)
• Sides - 1st floor
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
30 feet
(20 feet for townhouses
unless adjacent to LDR)
• Rear - 1st floor
10 feet
• Rear - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear— 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
Townhouse building separation, minimum
• 1 and 2 story buildings
10 feet
• 3 and 4 story buildings
20 feet
Height, maximum
45 feet
Development area coverage
50% maximum (except senior citizen
housing), (75% for townhouses)
Landscape requirements (minimum): Applied to parent lot for townhouse plats
See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter for further requirements
• Front(s)
15 feet '
• Sides
10 feet
• Rear
_ 10 feet
Recreation space
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
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Page 6 of 18
Off-street parking:
• Residential (except senior citizen See TMC Chapter 18.56,
housing) Off-street Parking & Loading Regulations.
• Accessory dwelling unit See TMC Section 18.50.220
n,.,.,,er.r n, I I , +;„n "-a +4. r. "1.1 +.-.r
• 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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Page 7 of 18
13
• Rear
10 feet
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
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
15 feet
• Front
• Second front
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
12.5 feet
5 feet
10 feet
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
5 feet
10 feet
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
Off-street parking:
• Residential (except senior citizen
housing)
100 sq. ft. per dwelling unit
See TMC Chapter 18.56, Off street
Parking & Loading Regulations
C... TI\Ar 10 la rV)r
�.r...G s iv- .v vGv.tL . rJ. t J.:wv ,
A I Inns.
• Office, minimum
• Retail, minimum
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 43.21 C, shall be evaluated to
determine whether adverse environmental impacts have been adequately
miti • ated.
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 1 25 feet
• Second front 1 12.5 feet
• Sides 1 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 1 10 feet
- 2nd Floor 1 20 feet
- 3rd Floor 1 30 feet
Height, maximum 1 3 stories or 35 feet
Landscape requirements (minimum): See Landscape, Recreation,
Recycling/Solid Waste Space requirements 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
/1 y r1wc!!irr.-. ori ifSc-
Accessory UCC sscticr.
: ccccc c.
of this chapter
New, .
• 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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Page 9 of 18
15
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
Lot area per unit (multi -family),
minimum
Setbacks to yards, minimum:
• Front
• Second front
• Sides
5,000 sq. ft.
3,000 sq. ft.
20 feet
10 feet
5 feet
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
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
• 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
20 feet
10 feet
10 feet
10 feet
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16
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Page 10 of 18
Off-street parking:
• Residential
• Office, minimum
• Retail, minimum
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
.F.48-e-se€44944.
of this chapter
I
3 per 1,000 sq. ft.
usable floor area
2.5 per 1,000 sq. ft.
usable floor area
• Other uses
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
adequatel miti•ated.
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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Page 11 of 18
17
NCC BASIC DEVELOPMENT STANDARDS
Lot area per unit for senior citizen housing,
minimum
Setbacks to yards, minimum:
726 sq. ft. (senior housing)
• 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
• Front(s) if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• 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
None
10 feet
none
10 feet
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
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100 sq. ft. per dwelling unit
Page 12 of 18
Off-street parking:
• Residential (except senior citizen
housing)
• Office
• Retail
See TMC 18.56, Off-street
Parking/Loading Regulations
JSb Tui(' 10 0') nen A I look
3 per 1,000 sq. ft.
usable floor area
• Manufacturing
• Warehousing
2.5 per 1,000 sq. ft.
usable floor area
1 per 1,000 sq. ft.
usable floor area minimum
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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19
20
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 dearee of desian aualitv. includina a mix
of exterior materials, detailina. articulation and modulation: and
b. The proposed siding material is durable with an expected life span
similar to the structure: and
c. The sidina material enhances a uniaue architectural desian.
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 design 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 design of an attached ADU that does not reflect the design vocabulary of
the existing primary residence may be approved if the new portion of the structure
exhibits a high degree of design quality, 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 required 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 square footage of
the primary single-family dwelling (excluding the area of any attached garage) or up to
1,000 square 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
existing structure.
5. Detached ADUs may be a maximum of 1,000 sauare feet. If built over a
detached garage, the detached garage would not count toward the area limit for the
ADU.
6. Detached ADUs may be u• to 20 feet in height, except that an ADU built
over a detached garage may be uo 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. -e -F where the unit is incorporated into an existing structure, or where there is
at least 60 feet between the existing 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
21
B. Parking.
1. One off-street parking space must be provided for each studio or one
bedroom ADU. with one additional space required for each additional bedroom.s
jeco than. 6110 oo are foot :" a oo or rJ + cr`}000s fcr n D IS over 600 s rarc feet
'') Thi o�ni.r.rl /1rf'1,1 I ...rl.�ir..-. c•.-.uv� in r+n# rv�U;rn.1 if #h� r�Zri.r.l .+ter.+.�ir�ir-�n +h
..- . v v'.. u ✓ v r,ar r r..t vr✓ ... v v. . v . r �v-f..r S.? Jtii •r.rr r� .r r
DU car. be nor` s i -I from o street that hos Iota! yr c+rev} rkinry
32. These ADU parking spaces are in addition to any parking spaces required
for the primary single-family dwelling.
43. Tandem spaces are permitted.
C. Owner Occupancy Re_guirement.
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 any period of time.
2. The owner must provide documentation of their occupancy such as a
vehicle or voting reaistration. Falsely certifying owner occupancy or failure to comply
with the residency requirement shall result in the loss of ADU registration 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 requirement shall run with the land.
4. If the owner occupancy requirement 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 any of the requirements of this section shall be subject 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 registration form. sian and record an affidavit of owner occupancy. and obtain a
building permit for any necessary remodeling or construction.
B. All ADUs existing prior to the enactment of these requirements shall apply for
registration within one year after the effective date of Ordinance No. . Within the
one-year amnesty period existing ADUs may be reaistered without meetina one or more
of the following standards:
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Page 16 of 18
1. Exceedina the permitted heiaht for a detached ADU.
2. Exceeding the permitted area for an attached or detached ADU up to a
maximum of XX square feet.
3. Not Only providina a second one parking space for an when the ADU over
600 scuore feet in area, f reauires4 more.
4. Having a roof Ditch of less than 5:12.
5. Location of the ADU on the lot.
C. Illeaally-created ADUs must be brouaht 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)
LDR
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
VV. inim..m 1.,+ .-.f 7 '')Cr ...-1I,�rn fnn+•
9La. a iell ,n,....,,. ,.... •-r. •
t.s., s..Iuu... ........,
(•'G'Loce ry rJ`...�..II.. r. unit in r%., mono +Sh.... '.200% of .,... .,-r. f":+
primary ro..idenco and a mex mu -m of 1,000 square feet whiohevnr is loss•
o. - _r.e of +he recidcn -en the prim-ary
Cesi'Lenoe of a person -who owns .Pt (oust
�(10/ ..f +hn nrr`nr+.,
t• -•—r`-'.
rJ e!! ng unit is incorporated into +ho primary detached dingle family
rooirlonco not a sec -4— ..ni+ s^ +ham+ "of," ,.ni+ss an ner.r +o ba of +h. comp
if sl+ns+ nm- +im
e. minimum of throe parking spaces on the property with .nits less than. 600
••
minimum.
foot, n� minimum m of four o for ,un tv r 6:110 s� re font an -1
o�:�o s a .,,.,,�m�. .� .,woes ..i� over .quo.... ., o..�
f the units aro not co!d as condominiums.
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Page 17 of 18
23
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 restrictions')
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
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)
01
Page 1
N
0)
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
Colleges and universities
C
C
C
C
C
C
C
C
C6
C6
C6
P
Commercial laundries
P7
P7
P
P7
P
P7
P
P7
P
P8
P
P8
P
P
-�
Commercial Parking
Computer software development and similar uses
P
P
P
P
P
P
P
P
P
Contractor storage yards
P
Continuing care retirement facility
C
Convalescent & nursing homes & assisted living facility for not more
than twelve patients
C
P
P
PC
Convalescent & nursing homes & assisted living facility for more than
twelve patients
C
Convention facilities
P
Correctional institutes
U11
U
U
Daycare Centers (not home-based)
P
P
P
P
P
P
Daycare Family Home (Family Child Care Home)12
A
A
A
A
Diversion facilities and diversion interim services facilities south of
Strander Blvd
Dormitory
C
A13
A13
A13
A13
A13
A13
A13
A13
A13
Al3
A13
Drive-in theatres
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
Dwelling –Multi -family
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
1i
Dwelling unit–Accessory
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
CA I
LI
HI
MIC/L
MIC/H
NS
TSO
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
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
CA I
LI
HI
MICA
MIC/H
TVS
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
NS
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
L1
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
LL
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
N
W
O
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
T5O
PRO
Recreation facilities (commercial — outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields
1
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
I
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
HOR
MUO
0
RCC
NCC
RC
RCM
C/L 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)
L7
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
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
I
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
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:
n-•-coory
io. !—:, r h .^ ''< c :!-:o footazzofd a •xt_ixi nth; rel I 049 sq•u.., 6o't WEiCheYel is ioc�.
erre i•fth, •ecidoncet- is,.h,- 7ri•r„t.,. _.,..: ,F ,- .;f. ,ger.;,.., :.L... .a,,...,... 1,.,..+ enoi ,,.c+r.., ,... .._+..
s .Iltn - unit i : primary of loo f .
v:
wv{ •. ir-poi4."0-tict-A?]t In.-a...i.:Ft'rie::
............. ---` `- r -'^a r-- p`-' �'-° ---- i _ 1 � � ia:t� _.:. rh ti_ F!}(; c Ott �a:7 'a r�tr:; _.:`;- � .;Y... -„ .... ,, .,- _nn .. .., t
tot:ni: ozo...t.ria :.,..,na^r
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 be 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
OJ
Page 9
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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.
One mile from any existing secure community transitional facility or correctional institution.
(3)
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
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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
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Additional Public Comments about ADUs
From: Scott Kruize
Sent: Tuesday, April 10, 2018 10:03 AM
Subject: Council meeting about proposals to allow more ADUs and rentals
Dear Mr. Mayor:
Thank you for listening to me testify last night at the City Council meeting. I've sent the
following message to the departments of Planning and Community Development, and to Laurel
Humphrey to Forward to the City Council members. I expect all will give it due consideration,
but I wanted you, also, to be clear on what I believe would seriously degrade the livability of
our neighborhoods.
I attended the City Council meeting of April 9, 2018, and spoke in opposition to proposals to
allow more ADUs and rentals.
My point is that whatever the details —ADU specifications, amnesty provisions, and the like—
any steps that allow more ADUs and rentals amount to denying citizens any right to live in a
single-family, low-density residential neighborhood. The phrase itself would lose its meaning if
ADUs and rentals are allowed by anyone who wants them.
Tukwila has areas zoned for multi -family high-density residence, which could be expanded if it
were somehow essential for Tukwila to increase its population. I believe such an increase is not
in the interests of Tukwila or its residents. More people will NOT make Tukwila more livable!
Apparently most residents don't know just what these proposals will do to our neighborhoods,
largely due to their not being adequately informed up till now. When residents do understand
the consequences, there will be serious and vehement resistance. That is why I urge rejection
of all these proposals, and insist existing ordinances be enforced, so that our neighborhoods
may be left as livable as they are now. Citizens living in single-family low-density residential
neighborhoods should be allowed to do so.
Respectfully, --Scott Kruize
Ms. Kruize,
Thank you for your interest and involvement in the discussion about changes to Tukwila's
Accessory Dwelling Unit regulations. Tukwila has allowed attached ADUs since 1995 in
accordance with State law. The current discussion is focused on aligning our ADU regulations
with Tukwila's housing priorities.
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We used a variety of outreach methods to publicize last year's survey about possible ADU
regulation changes:
• See You in the Park Events — 7/12, 7/26, 8/9
• Flyers at Valley View Sewer and Public Safety Plan Open Houses
• Included on the public safety flyers distributed in multiple neighborhoods by
Communications Dept.
• Distributed to Planning Commission, City Council, Parks Commission, TIBAC, COPCAB,
Arts Commission, and Block Watch Captains
• Mailed/emailed information to the 468 single family and duplex landlords with rental
housing licenses
• Article in the July Tukwila Reporter
• Posted on the City's Facebook account
• Flyers at DCD, City Hall, TCC counters
• Emailed information to city residents who have expressed interest in neighborhood
issues
However, that was not the end of our outreach efforts. I have been updating our interested
parties list via email throughout the review process and we have sent 2 postcards to all LDR
owners and renters. The first was prior to the Planning Commission hearing and the second
prior to the City Council hearing. Many Tukwila residents and property owners have submitted
comments and suggestions throughout the process, yourself included.
The next opportunity for discussion will be at the May 14th Council meeting. I will send out a
reminder to the email interest group about that date.
Sincerely,
Nora Gierloff
Deputy DCD Director
City of Tukwila
Original Message
From: sandra
Sent: Tuesday, April 10, 2018 11:02 AM
Subject: mother in law cottages and regulation changes
Dear Nora:
This is an addition to my address of the City Council at last evening's public meeting. The issue
of the preliminary survey persisted for me so that I needed to address this further with the
Council and have it on public record. Please forward this additional address to the Council for
me.
Thank -you,
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Sandra Kruize
Tukwila City Council
Re: final summary from my 4/9/18 address to the Council on the subject of Accessory Dwelling
Unit Code changes.
Council Members:
To inform myself, confirm and prepare my focus, I read over the Informational
Memorandums on Monday afternoon, 4/9. At the Public Meeting I conveyed what most
troubled me.
However, the issue of the survey beginning in July, 2017, stayed with me for having very
serious consequences which I hadn't thought out. I realized that, because the survey had been
directly sent to Landlords, Boards and Commissions only, and not to Low Density Residential
property owners, it was biased. How could the three methods used for LDR people; one single
issue of Tukwila Reporter, a posting of Tukwila's Face Book page, and "See you in the Park"
event publicity match the import and strength of direct contact?
It is clear from this that the survey was biased and would have been made useless by
any reasonable body made aware of this.
Last evening I felt strongly enough to twice request that the survey be re sent to all LDR
property owners. I have realized this is far short of what needs justly to be done.
What needs to be done to insure a just, unbiased process that supports an honest
outcome is to put on hold the existing larger process until a new survey is sent out, is returned,
examined, and reconfigured with the Memorandum, thereby updating it to a correct,
description.
This is so important to the vitality of the City and the ability of its leaders to be
transparent.
Please include this in my address and please inform me of an update.
Sincerely,
Sandra Kruize
From: Pam Carter
Sent: Monday, April 9, 2018 12:33 AM
Subject: April 9 COW Agenda Item 4 - Public Hearing on ADU regulations
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41
There are definitely better ways to spend my birthday than at a Public Hearing so I am
submitting my comments by email.
I support the 10 changes listed on pages 6 & 7 of the agenda packet. I believe the maximum size
should be 1,000 sf which would allow a nice, 2 bedroom ADU.
However, I do have a major problem with the fourth Whereas shown on packet page 9. It
requires the homeowner to occupy one of the units 100% of the time. I feel it is the height of
arrogance to even consider prohibiting a homeowner from taking a vacation or wintering in
Arizona. The requirements in the actual ordinance (see packet page 24, C. Owner Occupancy
Requirement) is reasonable. You should strike that fourth Whereas.
ADUs serve several functions and deserve a place in Tukwila. For some older residents, an ADU
is a way to supplement their retirement incomes. They allow increased density while
maintaining a single family neighborhood. The smaller size of an ADU appeals to younger folk
who are just starting out as well as older folk who wish to downsize. Not everyone wants to live
in a large home nor in a multi -family building. The ADU is an excellent solution for some folks. I
would also remind you that in the 2014 community conversations leading up to the Comp Plan
update, there was quite a bit of support for both attached and detached ADUs — well except for
the ugly, blue tower.
I certainly do not support the statement that your decisions on ADUs and Short Term Rentals
"could change the complexion" of our neighborhoods.
Pam Carter
From: Scott Kruize
Sent: Saturday, April 7, 2018 9:32 AM
Subject: Re: amnesty ADUs may increase City revenue, but at high cost
Ms. Gierloff:
Let me add to what I first wrote in October.
What other reason could there be for this proposal to allow ADUs, but to increase tax revenue
for the City of Tukwila?
But before the City gives into that temptation, consider the costs. Tukwila would have to
administrate and keep abreast of all developments of ADUs, and try (!) to collect appropriate
revenue from them. I predict the cost will offset --or more than offset-- any small gain.
Much worse is the cost to Tukwila residents, few of whom would get any BENEFIT from newly -
permitted ADUs... but would see increased traffic, parking hassles, noise, and everything else
associated with increased residential density. The 'artificial' (neighborhood) conditions we live
it would worsen across the board... the natural environment of Tukwila, stressed heavily
already, would be significantly degraded.
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42
This whole matter --deliberately increasing residential density in our small city -- is a terrible
idea and should be vigorously and permanently rejected. Why in the world would we want to
make life here worse for everybody... just so there could be MORE of us here?! --Makes no
sense!
If there actually is a legitimate need, and drive for, more residents here, then the least -bad
approach would be to expand our existing high-density zones. At least that wouldn't penalize,
quite so badly, those of us who wish to live in our low-density neighborhoods.
Sincerely, --Scott Kruize
From: Scott Kruize
Sent: Saturday, April 7, 2018 9:19 AM
Subject: amnesty ADUs increase density
Ms. Gierloff:
I stand by what I wrote in October:
There are perfectly good and legitimate reasons why people want to live in low-density
neighborhoods with single-family dwellings. The effect of allowing the changes [to allow ADUs]
... would be to start changing such neighborhoods into high-density.
Already, within our present zoning codes for low-density neighborhoods, it is possible for a
single-family home to accommodate some fluctuation in the number of its members. Children
are born, grow up and move out, and older grandparents and other relatives age and leave
their own homes to move in with younger relatives. To accommodate such changes, a modest
amount of adjusting usable living space can be done right now.
... "Internal" isn't quite clear... "Attached" and "Detached" will both result in more and larger
buildings filling up low-density neighborhoods, until they become de facto high-
density. Residents come and go, but expansion and addition to buildings — that's permanent.
Somewhere along that 'path', there could be no more effective resistance possible to
permitting single-family homes be demolished and replaced with townhouses, apartments, and
condominiums.
Tukwila right now already has a variety of zoned areas. If we citizens deem it essential for our
population density to increase, expansion of high-density zones should be considered. We
should not penalize those of us who wish to live in our low-density neighborhoods.
Regards, --Scott Kruize
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From: LYDIA Quintero
Sent: Wednesday, April 4, 2018 1:00 PM
Subject: ADU's
I would like to attend this session but might not be able to come this day.
Very interested with MIL changes.We see it in the news about adult children not being able to
afford rent or parents needing help from children.We should be able to provide all of these if
we have a ruling allowing backyard cottages or internal.
Lydia
From: PATRICIA PERRY
Sent: Wednesday, April 4, 2018 10:41 AM
Subject: ADU Limits
Good Morning.
I received the flyer in the mail about the ADU rentals.
I am very much opposed to limiting ADU rental to 30 days or longer. For one I dont understand
the reasoning and my suspicion is the city just wants to control the money thru taxes, licensing
and fees to their advantage. It also feels like the Hotel/motel business is pushing for this....
If my income drops and I decide I want to stay in my home and not foreclose and the way I can
do that is by airbnb or vrbo for short stays...then why not? It is my space and I am providing a
positive space from where people can see the area.
Also
If Tukwila is going to consider an amnesty program then I think it should cover anyone who
already owns property in the Tukwila city limits whether they have an ADU or not at that
time. Then...after a future date drawn in the sand it will be known that if you wish to purchase
property in Tukwila that one will not be able to rent purchased space out for shorter then 30
days (if that was something they had in mind). Do not put that regulation on those of us who
have been living here and paying taxes for over 15 years.
I am out of town on the 9th or I would be at the meeting.
I believe I must be missing something as to why we as a city are even considering this
step....Thoughts?
Dang this makes me sad ....
Thanks
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6
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
45
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
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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.:
47
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,
48
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
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50
Photo of an addition to an existing house where the architectural designs do not match.
Attachment D
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52
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/Page1.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/Page1.aspx
Attachment E
53
54
r
100'
7,200 SF Lot
72'
10'
To reduce size to 800 SF ADU this
v
>
0
E
E
a)
0
co
v
as
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
55
56
0'
6,500 SF Lot
65'
10'
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
5'
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
57
92'
5,500 SF Lot
60'
1,200 SF Footprint for
House with 1 car Garage
1
725 SF Single story
1 Bdrm Attached
ADU, Size limited
by Max Footprint
Mew
Max building footprints 1,925
Max Development Coverage 4,125 SF
Total this example 2,735 SF
20' front setback, 5' side, 10' rear
5'
Driveway, parking pad
and sidewalks are 740 SF
58
m
G)
Comparison
City
of Accessory
Dwelling Unit Standards i
I
Min. Lot Size Max. Unit Size
Height
Parking Requirement
Owner
Occupancy
Other Regulations
Fees
Tukwila
Attached
Only
7,200I
smaller of 1/3 sf
of main house or
1,000 sf
NA
2 for main house, 1 for
ADU up to 600 sf, 2 for
ADU over 600 sf
Required
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
None
Renton
Q
30', but no
taller than
main house
Attached
and
I Detached
smaller of 3/4 sf
,of main house or
Same as zone 800 sf
2 for main house, 1 for
ADU
Required,
signed
affidavit,
notice on title
Conditional Use Permit, match main house,
Max 50 allowed per year in City, meet
impervious surface and building coverage
Admin
CUP
$1,500
Kent
Specific zoning
requirements of
each zone. ADU
in new
development
limited to 800 sf
or 33% of the
principal home
Attached
and
Detached
same as Zone
23' but not to
exceed the
height of the
principal
building
1 unit must be
owner
occupied for 6
months of the
2 for main house, 1 for year, Recorded
ADU covenant
Immediate neighbors of an ADU applicant
will be notified of the pending ADU permit
within 15 days of the application being
deemed complete.
Planning
Review
$93
SeaTac
Attached
and
Detached
Same as
Zone. 1 ADU
per lot
Must occupy
for at least 9
months,
Parking for main house affidavit and
by zone, 1 for ADU up documentatio
to 600 sf, 2 for ADU n of residency
over 600 sf required.
Attached
NEW: 800 SF
EXISTING: 45% of
the principal
home
Detached 800 SF
20'
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'.
O,
City
Min. Lot Size Max. Unit Size
Height
'Parking Requirement
Owner
Occupancy
Other Regulations Fees
Burien
Attached
and
Detached
Same as Lower of 10ft
Zone. ADU above the
footprint no height of the
more than Attached 1000 SF primary I
15% of the Detached 800 SF, existing 1 additional parking
total lot area Exceptions structure or space is required.
or 80% of the possible for the max Parking should be on
main buildings at leastallowed in the the side or rear of the
residence 5 years old Izone ,building.
Required,
signed and
recorded
affidavit
I
Only 1 entrance per street front unless
hidden. Designed to match main building.
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. iNone
Seattle (in SF Zone)
I
'
I
,Attached Same as zone 1,000 sf
NA
1 for main house, 1 for
ADU, waiver is possible
Required,
signed
covenant
Max 8 residents on site unless all related. No I
public comment period on application or
appeal allowed.
Duplex building standards for sound and fire $210 +
separation if new construction, Only 1 visible plan
entrance per street, Sewer capacity charge I review
for new connections. fee
Detached 1
4,000 800 sf
1 for main house, 1 for
ADU, waiver is possible
Required,
signed
covenant
Entrance can't face nearest side yard or rear based
unless on an alley. Not allowed in the on value
shoreline. Must pay sewer capacity charge. 1 of work
Portland
Attached
Detached
smaller of 3/4 sf
of main house or
Same as zone 800 sf
NA
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
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 I
(building standards if new construction
Duwamis
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
Foster
Point
Other LDR Lots
Parks and Schools
Neighborhoods
Cascade
View.
McMicken'
Attachment H
62
City of Tukwila
r
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 impact to 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:
63
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. Staff suggested
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
64
COUNCIL AGENDA SYNOPSIS
Initials
AVleeting Date
Prepared by
Mayor- review
Council review
04/09/18
NG
C1
/1
05/14/18
NG
❑ Bid .°lward
Alia, Dale
1
❑ Otber
Afro Date
C.A I I It OItl' 11 Discussion
Alts Dale
SPONs M ❑Council A layor
DCD ❑1'finance Fire TS ❑1'& R ❑Police ❑PI -V' ❑Com./
❑I IR i1
SPONSOR'S A review of Tukwila's short term (less than 30 day) rental housing regulations for
SLTNL \Ri' accessory dwelling units, single family houses, multi -family units, and boarding houses.
Council consensus is requested to choose to allow or prohibit the different types of short-
term rentals, and send the issue to the Planning Commission for a public hearing and
recommendation.
RI;A'II•I\\ I•:1) NV ❑ C.O.AV'. I\Itg.
❑ Trans &Infrastructure
DATE: 3/13/18
ITEM INFORMATION
ITEM No.
4.B.
ST\Li; SPONSOR: NORA GIERLOFF
OItIDIN,AI.:\(I?NI).A D;A'1'I:: 04/09/18
;\(;I:NI).\ HEM Trrl.I•:
Update to Short Term Rental Regulations
4/9&5/I4
❑
:111g
A lotion
Dale
❑ Resolution
A lly Dade
n Ordinance
Ag Dade
❑ Bid .°lward
Alia, Dale
❑ Public ['eating
AFt Dale
❑ Otber
Afro Date
C.A I I It OItl' 11 Discussion
Alts Dale
SPONs M ❑Council A layor
DCD ❑1'finance Fire TS ❑1'& R ❑Police ❑PI -V' ❑Com./
❑I IR i1
SPONSOR'S A review of Tukwila's short term (less than 30 day) rental housing regulations for
SLTNL \Ri' accessory dwelling units, single family houses, multi -family units, and boarding houses.
Council consensus is requested to choose to allow or prohibit the different types of short-
term rentals, and send the issue to the Planning Commission for a public hearing and
recommendation.
RI;A'II•I\\ I•:1) NV ❑ C.O.AV'. I\Itg.
❑ Trans &Infrastructure
DATE: 3/13/18
CDN Comm
❑ Finance Comm. ❑ Public Safety Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR: KRULLER
❑ Arts Comm.
RECOMMENDATIONS:
SPONSOR/ADMIN.
CON1MrrrI:I:
Department of Community Development
No Recommendation, Forward to Full Council
COST IMPACT / FUND SOURCE
I?yI'I :NDI"I'LIRI: RIIQL'IRIII) AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
4/9/18 Forward to 5/14 C.O.W.
MTG. DATE ATTACHMENTS
4/9/18
Informational Memorandum dated 3/6/18 with attachments, updated 3/23/18 after CDN
Minutes from the Community Development and Neighborhoods Committee of 3/13/18
5/14/18
As above
r_c
66
SLjof Tukwila
Allan Ekberg,
INFORMATIONAL MEMORANDUM
TO: Community Development and Neighborhoods Committee
FROM: Jack Pace, DCD Director
BY: Charlotte Archer, Asst. City Attorney; Nora Gierloff, Deputy DCD Director;
Minnie Dhaliwal, Planning Supervisor
CC: Mayor Ekberg
DATE: March 23, 2018
SUBJECT: Short-term Rental Regulations (Updated after CDN Committee)
ISSUE
Should Tukwila update its short-term residential rental regulations to address ADUs and single
family houses?
BACKGROUND
In conjunction with the City's discussions pertaining to detached accessory dwelling unit (ADU)
regulations, which began in March 2017, the City Council requested a review of the City's
regulation of short-term (defined as a period of less than thirty days) rentals within the City.
This review was intended to focus on the use of single-family and multi -family residences, as well
as both attached and detached ADUs, for the purpose of obtaining rental income, commonly via
an online marketplace such as HomeAway, Vacation Rental By Owner ("VRBO") or AirBnB.
Anecdotally, property owners in the City are using their residential structures for both short- and
long-term rentals on a regular basis (see Attachment A). The intention for this project was to
review and revise, where necessary, the standards for rentals.'
A. Existina Reaulations for Short and Lona -term Rentals.
Whether a particular residential building located within the City may be used as a short-term or
long-term rental is determined by the regulations set out in Title 18 TMC Zoning Code. Currently,
multi -family dwellings shall not be used for a rental tenancy of less than one month. See TMC
18.06.247. There is no prohibition on the use of a multi -family dwelling as a long-term rental.
1 Beyond the scope of this analysis are the following, which are subject to distinct regulations: Assisted
Living Facilities (TMC 18.06.058); Continuing Care Retirement Communities (TMC 18.06.170);
Convalescent/Nursing Homes (TMC 18.06.173); Correctional Institutions, including transitional housing
(TMC 18.06.178); Extended -Stay Hotel or Motels (TMC 18.06.287); Hotels (TMC 18.06.440); Motels (TMC
18.06.585); Secure Community Transitional Facilities (TMC 18.06.706); Senior Citizen Housing (TMC
18.06.708); Shelters (TMC 18.06.743); commercial properties used for the purposes of short-term and
extended -stay housing, such as motels, hotels, and extended stay motels.
67
INFORMATIONAL MEMO
Page 2
There is no restriction on the use of a single-family dwelling as a short- or long-term rental.
Similarly, there is no restriction on the use of mobile home dwellings in mobile home parks for
short- or long-term rentals. Moreover, Tukwila's current standards for attached ADUs permit the
rental of the ADU but require owner -occupancy of the either the primary residence or ADU. The
draft ADU ordinance that allows detached ADUs has a placeholder ban on rentals of less than 30
days. That could be modified based on the Council's overall decision about short-term rentals.
There are other categories of uses that may be used for short- and long-term rentals, including:
• Dormitories defined as "a residential building or use which provides housing for students
attending an affiliated school or housing for members of a religious order."
• Boarding House defined as "a residential building which provides housing on a short-term
commercial basis for tenants" is a conditional use in the MDR and HDR zones.
• Bed and breakfast facilities defined as "an owner occupied dwelling unit that contains
guest rooms where lodging is provided for compensation," are permitted in the LDR, MDR
and. HDR zones as conditional uses (for up to twelve guests), and guests shall be limited
to a 14 -day maximum length of stay. Tukwila has never received an application for a bed
and breakfast conditional use permit.
Two other residential uses currently not identified in the TMC may also be affected by an
amendment to the City's existing regulations for short- and long-term rentals. First, adult family
homes (AFH)2 could arguably be considered residential properties used for rental purposes;
however, state law prohibits the City from enacting regulations that put up a road -block to the
placement of AFHs in all areas zoned for residential purposes. Second, the same analysis would
likely apply to a residence used to house people with disabilities, including the recovery from a
drug addiction.3
B. Existing Licensure Reauirements for Rental Properties.
Tukwila's Residential Rental Business License and Inspection Program, codified at Chapter 5.06
of the Tukwila Municipal Code (TMC), establishes an annual rental licensure requirement for all
"units" intended for rent. Each dwelling unit must be inspected for life safety issues every four
years and a Certificate of Compliance is issued by the City for those units that meet all
requirements. The code is silent about whether it applies to short-term rentals.
C. Regulation of Short -Term Rentals by Neiahborina Jurisdictions.
Staff analyzed the methods other cities in Washington utilize to regulate short-term rentals to
develop a proposed model for Tukwila, see Attachment B. This issue is currently being debated
in many jurisdictions in Washington in light of the dramatic recent growth of major companies in
the short-term rental industry, as well as the housing crisis in the greater Seattle area.
2 Adult family homes are defined by state law as "a residential home in which a person or persons provide
personal care, special care, room, and board to more than one but not more than six adults who are not
related by blood or marriage to the person or persons providing the services." RCW 70.128.010.
3 See RCW 36.70.990.
68
INFORMATIONAL MEMO
Page 3
On December 11, 2017, Seattle adopted new regulations to prevent property owners from
operating short-term rentals as if they were hotels, as part of a larger effort to ensure an adequate
supply of long-term rental stock for the City's permanent residents, see Attachment C. The new
regulations limit hosts to two dwelling units each and requires a special license to operate said
rentals. The City also requires short-term rental platforms, such as AirBnB, HomeAway and
VRBO, to obtain a special "platform license" to facilitate bookings in Seattle. In advance of
adopting these regulations, the City approved a new tax on short-term rentals, again designed to
prevent property owners from operating short-term rentals as if they were hotels.
Similarly, in October 2017, the City of Kirkland adopted Ordinance 0-4607, which regulates
rentals lasting for less than thirty days. Properties must be owner -occupied at least 245 days per
year and a "Short -Term Rental Business License" from the City is required. The use of an ADU
as a short-term rental is allowed for up to 120 days per year, as long as the property owner (or
authorized agent) occupy the primary residence for at least 245 days per year. A property
manager must live within 15 miles of the residence when residence is used for short-term rental
purposes. The City further dictates terms that must be included in the rental agreement, including
a provision that "encourages renters to exercise best efforts to avoid conflicts with neighbors
related to issues such as noise, littering, parking and trespass." The City also requires a business
license for long-term rentals, including owner -occupants with a roommate.
ANALYSIS
Council is being asked to set a policy direction on short-term rentals.
A. Advantages of Permitting Short -Term Rentals.
Given the results of Staff's search (see Attachment A), there appears to be an existing
marketplace for the short-term (defined as 29 days or less) rental of single- and multi -family
dwellings in the City. This is occurring despite the codified prohibition on the use of multi -family
dwellings for this purpose.
From a policy perspective, short-term rentals can bring numeroue benefits to those who operate
them, their visitors, and the surrounding neighborhood. Many :r dividL.te Some homeowners use
short-term rentals to help afford offset the cost of their own -home, eithefincluding renting out a
b.,esemer t a cperc ..hc,.. they 2 �t of te':'r the. se!v They.
w ... , � .,r room; or the entire home �.. �e �:�: ,_� ei:. ..,. Kent,
for example, adopted regulations to allow the rental of ADUs "ftlo make homeownership more
affordable because it will be easier to buy both new and existina homes with the help of an
accessory dwelling unit."4 SeaTac likewise currently permits the use of ADUs for rent to "increase
opportunities for home ownership and allow older homeowners to remain in their homes and
obtain extra income. companionship. and security."5 Some iurisdictions find that ADUs may
increase the supply of affordable rental units and may provide a variety in affordable rental units.
Additionally. short-term rentals may provide a e meen€ for he ccw r ere to corn more more'
than by renting out th&r prcpertygreater return on investment for homeowners looking to rent, as
short-term rental rates often outpace rates for rentals on a long-term basis. _For visitors, short-
term rentals efte^ 1ffor a more effcrdeb!e t c , er.d chort t&m rcrt-!- may cost less than
' Kent City Code § 18.08.350(3).
5 SeaTac Municipal Code § 15.465.100(A)(4).
69
INFORMATIONAL MEMO
Page 4
traditional hotels or motels, which in turn provides a means to bring tourists and their co ltee
spending power to Tukwila.
B. Disadvantages of Permitting Short -Term Rentals.
TheSome jurisdictions have recently studied the rise in the use of rental properties as short-term
rentals has also hac and the negative impacts iFtsuch rentals have had to communities throughout
Washington. ShortFor example, Seattle recently studied the impact short-term rentals can
.,.+:{:c;on„ '^F'a+c rc„+o' ccctchad on affordable housina within the City, and found that the moro
commercial use of short-term rental platforms hoc (by commercial operators, rather
than traditional single-family homeowners) has resulted in the removal of houses, condos and
apartments e#from the long-term housing market. Scmc chc't terra-renta'c See Attachment C.
The significant impact of short-term rentals on affordable housina availability was also the subiect
of a Harvard Law and Policy Review article, which concluded
So lona as a property owner or leaseholder can rent out a room on
Airbnb for cheaper than the price of a hotel room, while earning a
substantial premium over the residential market or rent -controlled
rent, there is an overpowering incentive to list each unit in a building
on Airbnb... In tight housing markets with near -zero vacancy rates,
a sudden reduction in supply naturally increases rents. particularly
because neither the market nor the public sector can swiftly add to
the housing stock.6
In addition, some jurisdictions have found that some short-term rentals can attract disruptive
>:ictcrc, who arc vacationing withinvisitors to residential areas, and can which may
have a negative impact on property values. A study commissioned by the hotel industry indicated
some short-term rentals may have negative impacts on prcr=e t <o;. ee. Se.mc ct dicc hove
ii,.,cc+2d carte .......~co..:_ed .hcrt t_.m rent ais impact the hotel/motel industry. Short-
term commercial rentals are likely subiect to the largerCity's business ccmmunity, bylicensure
and tax reauirements. but do not Day thereby circumventing traditional lodging taxes. ShortThere
is also some evidence in the aforementioned studies that short-term rentals may also contribute
to creating a transient community, and increacocreate an increased parking demand in residential
areas.
Some of these negative effects may be mitigated by placing restrictions on commercial short-term
rental operators. or by only allowing rentals of rooms within owner occupied dwellings as opposed
to entire units. However, regulating the short or long-term rental of individual rooms within an
owner -occupied dwelling would be a significant expansion of the Residential Rental Business
License program. Additionally, without cooperation from the online rental platforms it is difficult to
identify properties and enforce the current short-term rental regulations. We receive lodging tax
as a lump sum and AirBnB only reports aggregate rental data, rather than by address.
Currently, the City has no permitted Bed and Breakfast facilities. This appears to be a somewhat
antiquated form of residential use, with the rise of AirBnB and other online alternatives. The City
6 Full article available at http://harvardlor.com/wp-content/uploads/2016/02/10.1 10 Lee.pdf.
Full article available at htto://www.cbrehotels.com/EN/Research/Pages/An-Analvsis-of-Airbnb-in-the-United-
States.aspx.
70
INFORMATIONAL MEMO
Page 5
is aware of a few Boarding Houses within the City and there are ongoing code enforcement
complaints relating to un -permitted Boarding Houses in the LDR zoning district (where this use is
prohibited). The existing definition of a Boarding House makes this regulation difficult to enforce,
given its use of undefined terms like "short-term" and "commercial basis." Similarly, there is no
cap on the number of tenants that may reside in one residential building, no requirement that the
building is owner -occupied, and no other relevant regulations such as higher parking standards.
C. Options.
With this context in mind, the City could opt to prohibit short-term rental of all dwelling units within
the City, including entire single-family residences, rooms within owner -occupied residences,
multi -family residences, ADUs (attached and detached), mobile and manufactured homes, Bed
and Breakfast facilities, and Boarding Houses.
Alternatively, the City could permit the use of some or all types of dwelling units as short-term
rentals, subject to restrictions such as:
(1) limitations on the number of lease agreements per dwelling unit;
(2) caps on the number of occupants per bedroom;
(3) the length of time the dwelling unit may be occupied by a tenant within a calendar year;
(4) require certain amount of parking stalls for the property, if used for rental purposes;
and/or
(5) owner -occupancy requirements.
As discussed briefly above, there are additional restrictions from state law on regulations for adult
family homes and inpatient substance abuse facilities. The City Attorney would craft language for
these uses based on the overall direction from Council.
FINANCIAL IMPACT
Allowing short-term rentals and requiring them to be licensed would modestly increase the
revenue to the Rental Housing Program. Enhanced enforcement of short-term rental restrictions
would require additional resources.
RECOMMENDATION
The Council is being asked to review Tukwila's short-term residential rental regulations, chose to
allow or prohibit the different types of short-term rentals, and send the issue to the Planning
Commission for a public hearing and recommendation.
ATTACHMENTS:
A. Results of Staff Review of Rental Listings.
B. Table of Neighboring Jurisdictions' Regulation of Short-term Rental Properties
C. Regulating Short Term Rentals Seattle Policy Brief
71
INFORMATIONAL MEMO
Page 6
ATTACHMENT A
Staff Research Regarding Existing Short -Term Rental Stock
Staff reviewed the inventory of short-term rental properties (as advertised on Craigslist,
VRBO and AirBnB), in order to determine the scope of the existing use of these services. A
review of AirBnB and VRBO, on December 28, 2017, found approximately 35 short-term rentals
offered in Tukwila, including the following:
- Three bedroom home, for $149/night
Private room in single family home, for $38/night
- Towne and Country Hotel, Furnished 3 bedroom suite for $250/night
- Two bedroom condo, for $135/night
One bedroom condo, for $85/night
- Studio cabin (ADU), for $55/night
- Guesthouse (ADU), for $65/night
Room in single family home with private bath, for $40/night
Private room in single family house, for $56/night
- Private room in three-bedroom apartment, for $60/night
- Single family home, for $112/night
- Detached ADU (Cottage), for $80/night
- Private room in single family home, for $45/night
Two bedroom apartment, $120/night
72
INFORMATIONAL MEMO
Page 7
ATTACHMENT B
Neighboring Jurisdictions' Regulation of Short -Term Rentals
Jurisdiction
Single -Family
Residences
ADUs
(Detached or
Attached)
Multi -Family
Residences
Licensure
Requirements
(if any)
Relevant Code
Citations
Tacoma
Permitted: (1)
Permitted, up
May rent 3-9
Must obtain a
TMC 13.06.575 —
may rent the
to 4 people in
quest rooms,
Business
Short Term
entire dwelling
all Residential.
after
License: must
Rentals: TMC
to one family or
Commercial,
receiving an
obtain a
13.06.150.C.7 —
a Group of up to
Mixed -Use.
approved
Transient
Short Term
6 people in all
and Downtown
Conditional
Accommodation
Rental in ADUs;
Residential,
Districts
Use Permit
License if
TMC 6B.20 —
Commercial,
(CUP), in R-
renting 3 or
Annual Business
Mixed -Use. and
3, R -4L, RA.
more rooms.
License: TMC
Downtown
R-5, RCX,
68.140 —
Districts: (2)
and NRX
Transient
may rent 1-2
Districts
Accommodations
Guest rooms
(these are
within an owner-
generally
occupied
residential
dwelling in all
districts that
Residential
allow duplex.
Districts,
triplex, and
including single-
multifamily
family districts.
dwellings).
SeaTac
No prohibition.
Permitted,
No
prohibition,
N/A
SMC Ch. 15.465
no regulation
owner-
occupancy
no regulation
requirement
and maximum
occupancy
restrictions
(based on
size)
Renton
No prohibition.
Permitted, with
RMC 4 -2 -
no regulation
conditional use
080(A)(7)
permit and
owner -
occupancy.
Kent
"Dwelling unit"
Permitted,
No
prohibition,
Business
KCC 15.02.130:
defined to imply
owner-
occupancy
License
KCC Ch. 5.14
rental of entire
no regulation
Required
unit can be on a
requirement
weekly,
monthly, or
for six months
every calendar
longer basis
year.
73
INFORMATIONAL MEMO
Page 8
Puyallup
Bed and
Permitted,
PMC 20.20.015:
Breakfast
owner-
occupancy
PMC
House
20.20.010(11)
permitted,
requirement
subiect to owner
occupancy and
occupant cap
with conditional
use permit)
Sumner
Presumably
Permitted,
No
prohibition
N/A
SJC 18.04.0940:
permitted (no
owner-
SMC 18 10.030
express
occupancy
prohibition,
requirement
although
and maximum
restriction that
occupancy
dwelling shall
restrictions
be used for"one
(based on
family")
size)
Bothell
Bed and
Permitted,
BMC 12.06.110
Breakfast
owner-
facilities
occupancy (for
permitted in
6 months)
most zones,
required and
capped at four
cap on
bedrooms and
occupancy
subiect to
parking
restrictions and
owner -
occupancy
Poulsbo
Permitted
Prohibited
Prohibited
None
PMC 18.70.070
San Juan
County
Permitted, no
more than 38
guests per
bedroom;
parking required
Permitted
(attached
only), max 3
guests per
bedroom;
parking
required;
owner must
occupy ADU
or primary
residence
Permitted in
Commercial
zone only
"Vacation
Rental Permit"
required
SJCC 18.40.270
8 San Juan County Council is currently considering legislation to reduce this to two guests per bedroom.
74
INFORMATIONAL MEMO
Page 9
Clyde Hill
Permitted, with
limits on
occupancy,
parking, and
use (for lodging
only, can't be
used for events)
Permitted, with
limitations on
occupancy,
parking, and
use (for
lodging only,
can't be used
for events)
Permitted,
with limits on
occupancy,
parking, and
use (for
lodging only,
can't be
used for
events)
I lwaco
Conditional use
in single-family,
zones with
limits on
occupancy and
parking.
Permitted use
in certain
specified
zones
Permitted
use in
certain
zones
Business
License
Required
Ch. 5.20 CHMC
Business
License
Required
Ch. 15.41 IMC
Leavenworth
Prohibits use of
entire dwellings
as vacation
rentals; permits
short-term
rental of a
portion of a
home when the
property owner
lives on-site
throughout the
visitor's stay
with appropriate
permits,
including a
business
license
Westport
Permitted,
subject to
occupancy cap,
parking and
other standards
Permitted,
subject to
owner -
occupancy
requirement
and permitting
Prohibited
Business
License
Required
Permitted, but
only 1
vacation rental
unit per
"property"
Prohibited Business
License
Required
LMC 18.52.120
Ch. 17.22 WMC
75
76
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Estimated AirBnB rental reviews in Seattle in
July 2013 (top) and July 2015 (bottom).
Data from insideairbnb.com
2
78
Introduction
For many years, short term home rentals have been a popular
lodging choice for travelers in Europe and certain high volume
tourist destinations in the United States. With the advent
of technology-based online platforms that facilitate the
marketing and booking of short term rentals, this market has
rapidly expanded across the globe.
One need only look at the rise of two of the major companies
in the short term rental industry to view the incredibly fast
pace of growth. Airbnb received its first $20,000 seed grant
in 2009.1 In December 2015, less than seven years later, the
company confirmed a round of $1.5 billion in venture capital
funding, bringing its total valuation up to $25.5 billion.2 Its
website now touts more than 2 million listings available in
34,000 cities across 191 countries.3
HomeAway, another vacation rental company that includes
the website VRBO.com (Vacation Rentals by Owner),
launched in 2006 and also grew rapidly; the company's
website states its annual revenue increased 28.9% in 2014
over the prior year.4 Previously a publicly traded company on
the NASDAQ exchange, Homeaway was acquired by Expedia
in late 2015 for $3.9 billion, a price nearly 20% higher than
its market value at that point.5 It currently offers more than 1
million listings in 190 countries.6
No evidence suggests that the growth of this industry in
Seattle is any different. While Seattle -specific data has not
been made publicly available by major players in the short
term rental marketplace, external websites scrub Airbnb
listings data and aggregate the information for market
analysis. These websites show recent rapid growth in the
number of listings.' Airbnb states on its website, "The
number of guests using Airbnb has grown steadily since 2009,
with visitation more than doubling every year.”
"My landlord is a nice guy, he has kept the rent relatively reasonable for me and my
partner, but he's recently informed us we will need to leave in a few months because he
wants to rent out the property on Airbnb."
-K., Seattle resident
Benefits and Challenges of
Short Term Rentals
Short term rentals bring numerous benefits to those who operate them,
their visitors, and the surrounding neighborhood. Many individuals use
short term rentals as a way to help afford their own home, either renting
out a basement, a spare room, or the entire home when they are out
of town themselves. In a housing market that presents affordability
challenges, there is no doubt short term rentals alleviate the housing
burden for the many families that operate them.
For visitors, short term rentals often offer a more affordable option. Short
term rentals bring tourists, wedding parties, visiting family members and
their collective spending power to neighborhoods across Seattle. Airbnb
recently estimated the economic impact of its visitors in Seattle was $178
million from August 2014 to July 2015, supporting 1,700 jobs.8
At the same time, the more commercial use of short term rental platforms
has taken entire houses, condos and apartments off of the long term
housing market. One external website estimates that roughly one-third
of Airbnb's listings in Seattle are from hosts with multiple listings. These
could be multiple rooms in a house or completely separate units; hosts
with multiple listings are more likely to be commercial operators not
renting portions of their own primary residence.' A recent report published
by CBRE Hotels' American Research found that 79 percent of Airbnb's
revenue in Seattle comes from entire home listings and the revenue
generated by hosts with multiple entire -home listings increased by 183
percent between 2015 and 2016.10 Commercial enterprises utilizing
online rental platforms to market multiple units in multiple locations
further exacerbate the housing crisis facing Seattle.
Without regulation, this practice could continue to rapidly expand. As a
3
79
0
Any strategy the City
can pursue to put more
units into the long
term market is worth
examination.
4
80
recent Harvard Law and Policy Review article explains, "So long as
a property owner or leaseholder can rent out a room on Airbnb for
cheaper than the price of a hotel room, while earning a substantial
premium over the residential market or rent -controlled rent, there is
an overpowering incentive to list each unit in a building on Airbnb...
In tight housing markets with near -zero vacancy rates, a sudden
reduction in supply naturally increases rents, particularly because
neither the market nor the public sector can swiftly add to the
housing stock." 11
The extent of Seattle's housing crisis is well known. Lower income
renters are being pushed further from the center city as prices
rise; home buyers face an extreme lack of options and strong
competition for every purchase offer.
In 2015, Mayor Murray's Housing Affordability and Livability Agenda
(HALA) taskforce put forward recommendations to achieve his goal
of 50,000 new units of housing over the next 10 years, with 20,000
of these units designated as affordable. Short term rentals are not
the leading cause of the severe shortage of housing (at all levels
of affordability), but they have exacerbated an existing crisis. Any
strategy the City can pursue to put more units into the long term
market is worth examination.
One of the recommendations from the HALA taskforce focused
on short term rentals. Specifically, the taskforce recommended
that the City pursue collecting taxes on this activity and dedicating
those tax dollars to affordable housing. Currently, the City lacks the
taxing authority to implement this recommendation. The sales tax
is collected by the State and the hotel -motel tax in Washington is
revenue carved out from the State's portion of the sales tax and
remitted to local jurisdictions; state law dictates how this revenue
can be spent. Facing this lack of options for new taxing authority,
we have focused on regulatory actions that would align with the
HALA goal of putting more units into the long term market.
"The only unit I have rented through a short term rental service, Airbnb, has been
my primary residence, a single family home located in an SF 5000 zone. I utilize the
service for times when I will be on vacation, and my rental days have never exceeded
thirty days per year."
- G., landlord and AirBnB host
While secondary to the housing concern, short term rentals
also pose challenges to a fair economic playing field in the
vacation market as it is unclear how many operators apply for the
necessary business license and pay all applicable taxes. Further,
many neighbors of units that have been converted to short term
rentals raise legitimate questions about neighborhood livability.
Regulatory Systems in
Other Cities
A review of the regulatory approach taken by other jurisdictions
reveals a wide range of regulatory responses. On one end of
the spectrum, some jurisdictions have focused exclusively on
collecting the appropriate taxes that apply to short term rental
transactions. On the other end, cities ranging from New York City
to Santa Monica have enforced much stricter regulations; in New
York City, apartments cannot be rented out for less than 30 days.
Per a new law in Santa Monica, short term rental operators will
have to live on the property during any short term rental stay.
Other cities have attempted to find a middle ground. Philadelphia
allows for short term rentals up to 90 cumulative days a year
without a permit, requires a permit and owner occupancy of the
unit for rentals from 90-180 cumulative days a year, and prohibits
short term rentals for more than 180 cumulative days a year. San
Jose allows short term rentals of up to 180 days a year without
a host present and year-round with a host present. Both cities
were cited byAirbnb's Public Policy Team as positive examples for
Seattle to explore.
5
81
Taxation and Regulatory
Context in Seattle
Short term rental transactions currently operate outside of a solid
regulatory framework in Seattle. Any person providing lodging
services is required to collect and remit retail sales tax, meaning that
anyone who offers their home or a portion of their home for short
term rental should be paying this tax. Airbnb recently announced an
agreement with the Washington State Department of Revenue to
pay sales tax on behalf of its hosts, but it is unclear how many other
owners pay the retail sales tax (9.6% in Seattle) on their units if they
are not offering the units through Airbnb's website.
"Last year a [neighboring townhouse] unit was sold.... One neighbor found
that the owner is now renting out all three bedrooms in the house and
apparently runs it as an AirBnB.... When I mentioned this to a couple of
friends living in other parts of the city two of them said they were aware of
similar situations in their areas."
-E., concerned neighbor
The Convention and Trade Center tax (15.6% when combined
with sales tax) only applies to lodging businesses with 60 or more
units. The sales tax is the only applicable tax to a short term rental
transaction, because the basic hotel/motel tax in Washington State
is collected as part of the state's portion of the sales tax and then
remitted to local jurisdictions.
The vast majority of short term rental operators do not have
business licenses, which are currently required . While most if not
all short term rental operators would fall under the Business and
Occupation Tax minimum threshold of $100,000 in gross revenue,
they are still required to get a license and report their revenue.
With the exception of Bed and Breakfasts, commercial lodging
(hotels and motels) are not allowed in residential zones. In single
family zones, bed and breakfasts are allowed with conditions
6
82
outlined in Seattle Municipal Code 23.44.051. They must
have a business license, adhere to dispersion requirements,
establish quiet hours, must be operated by the principal
owner and the owner must live on site, must notify neighbors,
have limited signage, and meet parking requirements. In
multifamily zones, bed and breakfasts have similar but slightly
less restrictive requirements (SMC 23.45.545G).
Regulatory Role for
Government
While some elements of the current short term rental market
are novel, including the technology and the flexibility it offers,
many aspects of this market are simply business operations.
The City has always played a regulatory role when it comes
to business and determining what level of operations is
appropriate in residential areas.
Any City government regulations should support one of these
three goals:
Balance the economic opportunity created by short
term rentals with the need to maintain supply of
long-term rental housing stock available at a range of
prices.
Ensure a level playing field for individuals and
companies in the short term rental market.
Protect the rights and safety of owners, guests and
neighbors of these units.
As explained in the Benefits and Challenges section, the
first goal is the most pressing for Seattle City government.
The primary elements of the regulatory scheme proposed
below were built to address this issue. At the same time, the
proposed regulations also either directly or indirectly support
the second and third goals.
Primary goal
Providing economic
opportunity while
maintaining rental
housing stock
O
7
83
Proposed Regulations for
Seattle Short Term Rental
Operators
With any regulation, one must start by defining the activity
being regulated. In this case, we are defining short term
rentals as any stays of 29 nights or fewer in duration. Stays
longer than 29 nights in duration would not be subject to this
proposal or be part of any cumulative short term rental stay
calculations. We believe any stays of 30 nights or more fill a
need in our housing market for households in transition. One
benefit of the technology that facilitates the marketing and
booking of short term rentals is that it expanded this niche in
the housing market.
Requirements
Primary Residence
Short term rental operator resides
on-site
I
Business License
Existing Requirement
Short Term Rental Operator's
License
New Requirement
Not Primary Residence
Short term rental operator resides
off-site
Business License
Existing Requirement
Short Term Rental Operator's
License
New Requirement
Limited to 1 dwelling unit in addition
to the operator's primary residence
located in the City of Seattle
New Requirement
The basic proposed framework for short term rentals in
Seattle would look like this:
You will be :
1. limited to renting your primary residence (including
an in-law unit or backyard cottage associated with
your primary residence) and a maximum of one
additional dwelling unit and
2. required to register with the City and get a new
Short Term Rental Operator license as well as a
business license, an existing requirement. You will
also be subject to a few more standards, including
providing:
• proof that the unit is your primary residence,
• the license number on any short term rental listing,
• a local contact number for guests, and
• a signed declaration that the unit is up to code
This proposed limit on the number of units is designed
to meet the goal of maintaining our long term housing
supply.
This requirement will impact those who use these
platforms commercially, not homeowners trying to make
a little extra income on the side. The proposal would
allow an exception to the proposed limits for operators
of existing short-term rentals located in the Downtown,
South Lake Union, and Uptown Urban Centers (areas
where many of the City's lodging uses are located) while
not allowing this commercial activity to expand.
We also propose leveling the regulatory playing field for
traditional bed and breakfasts, which still operate under
regulations from the pre -online short term rental era.
By lessening some the regulatory burden they currently
face, the City can bring traditional bed and breakfasts in
line with the new regulations for short term rentals.
0
The affected operators
will be those who
use these platforms
commercially, not
homeowners trying
to make a little extra
income on the side.
9
85
A Summary of \ew
Regulations / requirements
Regulations Facing Operators
Operator's primary Operator resides
residence
off-site
Applicable policy goal
Title 5 Business License (existing
requirement)
x
x
0 0
Pay all applicable taxes (existing
requirement)
x
x
0 0
Prohibit evidence of STR use
from exterior for except for signs
as permitted by the sign code
x
x•
Limit # of units to the primary
residence and one additional
dwelling unit
x
O
Provide proof that the dwelling
unit offered for short term rental
is their primary residence
x
NA
O
Provide a local contact to all
guests
x
x
co
Require operators declare that
the unit meets the requirements
of the Housing and Building
Maintenance Code
x
x
0
Require posting of basic safety
information for guests within
rental units
x
x0
10
86
Proposed Regulations for
Seattle Short Term Rental
Platforms
After surveying practices in other jurisdictions, it became clear
that receiving data from the online platform companies is vital
to an effective enforcement structure. In order to facilitate the
enforcement, the City will need to collect basic information from
the Short Term Rental Platforms like VRBO or Airbnb. To do
so, these companies will need to register for a new regulatory
license with the City.
"I am a residential cleaner and have cleaned for several Airbnb renters and have
thought for a very long time that this was severely adding to the housing problem in our
city. I find it unfair how people could sit on empty apartments and rent them out for
income while my friends, who are willing to pay a monthly rent, can't find an affordable
apartment in the city."
-S., residential cleaner
The only requirements for the license will be
a) to provide information about Seattle's regulations to
operators using the platform
b) to share basic data with the City on a quarterly basis,
including the total number of short term rentals listed on the
platform and the total number of nights each listing was rented
through the short term rental platform and
c) provide booking services only with operators who have been
issued a short-term rental operator's license.
11
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Concluding Remarks and
Comments on Equity
Inevitably, no citywide policy can best meet the individual
needs of every short term rental operator. The proposed
regulations detailed above attempt to strike a balance that
recognizes both the benefits and challenges offered by short
term rentals. They also attempt to focus on this issue through
an equity -based lens: while there are a variety of stakeholders
and interests in this area, those looking for an affordable
home in this city are more in need of supportive local
government intervention than those offering their second (or
third or fourth) homes to out-of-town visitors.
After these regulations are translated into legislation, they will
be vetted through the full public process of the City Council,
where input is eagerly accepted and further revisions robustly
debated.
Endnotes
1 http://techcrunch.com/2009/03/04/y-combinators-airbed-and-
breakfast-casts-a-wider-net-for-housing-rentals-as-airbnb/
2http://www.wired.com/2015/12/airbnb-confirms-1-5-billion-funding-
round-now-valued-at-25-5-billion/
3https://www.airbnb.com/about/about-us
4https://www.homeaway.com/info/media-center/presskit
5http://www.nyti mes.com/2015/11/05/business/dea l book/exped is-to-
acqu i re-homeaway-for-3-9-bi ll ion.htm l?_r=0
6https://www.homeaway.com/info/about-us
7See https://www.airdna.co/sample/us/washington/seattle or http://
insideairbnb.com/get-the-data.html
8http://blog.airbnb.com/economicimpactsinseattle/
9http://insideairbnb.com/seattle/
10 https://www.ahla.com/sites/default/files/CBRE_AirbnbStudy_2017.
pdf
11 http://harvardlpr.com/wp-content/uploads/2016/02/10.1_10_Lee.pdf
Pat Perry
Additional Public Comments about Short Term Rentals
From: Pam Carter <pmcarter@jps.net>
Sent: Monday, April 9, 2018 12:32 AM
Subject: April 9 COW Agenda Item 5 - Short Term Rental regulations
This topic is a little more challenging. It would be foolish to think outlawing short term rentals
would mean they would cease to exist in Tukwila. However, some reasonable regulations seem
appropriate.
I am less concerned about a homeowner who rents out a single bedroom in her house as the
additional income could enable that homeowner to remain in her home. I do have a problem
with the commercial operator who has a number of multi -family properties that are used solely
for short term rentals. Seattle's proposed regulations on packet pages 80 to 82 seem
reasonable to me. (I do not support Seattle's regulations as adopted.) Obtaining a business
license is important. I'm unsure about requiring a Rental Housing license and inspection for a
single bedroom. That may be a bit of overkill but reasonable when renting out an entire
dwelling unit (house, ADU, condo, or apartment).
Frankly, the argument about strangers in the neighborhood is not something I can accept. To
me it seems awfully close to the statement about changing the complexion of our
neighborhoods. The City doesn't prohibit the long-term rental of homes in our single-family
neighborhoods, even though this changes the "complexion" of the neighborhood.
If we do allow short-term rentals in single-family zones, the B and B regulations should be
checked to make sure they do not conflict. We may not have any B and Bs right now, but that
doesn't mean we won't in the future. If there are several in Burien, why not Tukwila?
Pam Carter
7
89
90
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. Staff suggested
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 asAirbnb 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
91
Community Development& Neighborhoods Minutes March 13, 2018
favor of allowing short-term rentals with appropriate regulations. Councilmembers Hougardy
and Robertson spoke in favor of prohibition due to neighborhood impacts and the loss of ADUs
for longer term housing relief. The Committee requested that this policy discussion be brought
to the full Council prior to staff drafting an ordinance for the Planning Commission. They also
requested information on other short-term rental regulations in South King County, if any exist.
TO APRIL 9, 2018 COMMITTEE OF THE WHOLE.
II. MISCELLANEOUS
Staff asked if the Committee had any questions on the South King Housing and Homelessness
Partnership's 2017 Annual Report. Councilmember Hougardy noted that the 3 -year program is
coming to an end and asked if there are next steps. Human Services staff noted that the program is
in flux due to a staffing change. Councilmember Hougardy stated that the SKHHP seems to have
focused on homelessness and shelters, but the larger issue of housing diversity and affordability
should also have a regional approach, such as ARCH in East King County. Staff mentioned that the
Mayor meets with other South King County Mayors to talk about regional coordination around
homelessness and poverty, and that collaboration is key for suburban cities who have to compete
for resources. The area's Human Services providers also share a collaborative approach regarding
strategies and funding.
Adjourned 7;34 p.m.
Committee Chair Approval
Minutes by LH
92
COUNCIL AGENDA SYNOPSIS
Initial.,
lldeeliag Date
Prepared by
A1ayor:1. review
Council review
05/14/18
TG
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1
05/21/18
TG
❑ 13i61 . braid
II kg Date
1
1
❑ Other
.11tg Date
CV'I'I':GORy ►1 Di.tcw,rion
11 Resolution
Alltg Dale
AIts, Date 5/21/18
SPONSO1i ❑Council' Mayor ❑1 t DCD ❑Finance ❑Fire TS 11Pe~R
❑Police PIF' ❑Court
SPONSOR'S Adopt by Resolution the Tukwila Municipal Arts Plan and Implementation Plan for Public
SuM,M.vRY Art 2018-2019
ITEM INFORMATION
ITEM No.
4.C.
SI'.AI:IF SPONSOR: TRACY GALLAWAY
ORIGINAL ACIiNI).A D,A"1'1;: 5/14/18
\ u:NDD.v Iii:vI TTrl,l:
Municipal Arts Plan
Adoption
5/14/18
❑ tl lotion
A Date
❑ Ordinance
:111,g Dale
❑ 13i61 . braid
II kg Date
n Public l-ieariii
Altg Date
❑ Other
.11tg Date
CV'I'I':GORy ►1 Di.tcw,rion
11 Resolution
Alltg Dale
AIts, Date 5/21/18
SPONSO1i ❑Council' Mayor ❑1 t DCD ❑Finance ❑Fire TS 11Pe~R
❑Police PIF' ❑Court
SPONSOR'S Adopt by Resolution the Tukwila Municipal Arts Plan and Implementation Plan for Public
SuM,M.vRY Art 2018-2019
RIA'll•:AV'I:1D By ❑ C.O.W. INItg.
❑ Trans &Infrastructure
DATE: 4/24/18
1 CDN Comm
❑ Finance Comm. n Public Safety Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR: KRULLER
11
Arts Comm.
RECOMMENDATIONS:
SPoNsoR/ADMIN.
COM\trfrEA:
Parks & Recreation
Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
ExPI:NDI"1'URI: RI :(?UJRI: AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $0 $0
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
05/14/18
C
MTG. DATE
ATTACHMENTS
5/14/18
Informational Memorandum dated 4/18/18
Draft Resolution
Tukwila Municipal Arts Plan and Implementation Plan for Art 2018-2019
Powerpoint presentation
Minutes from the CDN meeting of 4/24/18
5/21/18
n'0
94
City of Tukwila
Allan Ekberg, Mayor
Parks & Recreation Department - Rick Still, Director
TO: Community Development and Neighborhoods Committee
FROM: Rick Still, Director Parks & Recreation
BY: Tracy Gallaway, P&R Manager
CC: Mayor Ekberg
DATE: April 18, 2018
SUBJECT: Tukwila Municipal Arts Plan Adoption
ISSUE
Presentation of the Tukwila Municipal Arts Plan for adoption by resolution.
BACKGROUND
In 2014, the Tukwila Municipal Code was updated to include section 2.30.050 Creation of Municipal
Arts Fund for Capital Arts Projects. Commonly referred to as the 1% Art Fund, the intent of the fund is
to integrate artwork into capital projects, however where it is not possible to incorporate art into the
project, a calculated contribution is made to the Municipal Arts Fund instead.
On September 12, 2016, staff reported to Community Affairs and Parks Committee the intent to
develop a Public Arts Plan and in 2017, Carolyn Law and Lesley Bain (C/Law Studio and Framework
Cultural Placemaking) were retained as consultants for the project. The consultants' scope of work was
three -fold. The first area of emphasis was to engage with the community, Arts Commission, City staff
and elected officials to develop a conceptual framework and strategic opportunities for art in Tukwila.
The second area of emphasis was to develop a Municipal Arts Plan (MAP). The MAP focused on
aligning the community's artistic priorities for art and culture with the existing vision the City and
community had developed through the Strategic Plan, the Comprehensive Plan and the Parks &
Recreation Open Space Plan. The MAP also identified potential locations and approaches for art within
the city.
Additionally, the consultants were tasked to assist in the development of an initial implementation
strategy that included a draft list of potential projects, and cultural events that could be tied to the focus
areas identified in the Municipal Arts Plan.
DISCUSSION
Through the MAP process, and with input from community participants, seven goals were developed:
1. Balance of projects and locations;
2. Effective use of resources and partnerships;
3. Projects that will use art to strengthen connections in the community;
4. Opportunities for all in the community to make and display art in Tukwila;
5. Engage artists, both local and beyond, to enrich the cultural dialogue and expression within
Tukwila;
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
95
Municipal Arts Plan Adoption
CDN 4.24.18
Page 2
6. Increased sense of identity for Tukwila that is meaningful to the community and visible to the
broader public;
7. Integrate arts and culture into the built environment wherever possible.
The MAP identifies four theme areas as important to Tukwila:
✓ River
✓ Tukwila International Boulevard
✓ Southcenter District
✓ Tukwila Village
To implement the plan, we are recommending the use of Artists -In -Residence (AiRs) projects at two of
the identified community locations, the River and Tukwila International Boulevard. Setting up two
simultaneous AiRs residencies will result in a variety of potential activity and be centered on creating
experiences, enabling collaborations, and building relationships through direct involvement of Tukwila's
diverse residents and city staff. AiRs allow for the City to assess what kind of cultural activities the
community connects with and support and guide art interventions including permanent artworks.
Now complete, the MAP provides direction for staff on how to support artwork through the City that
enhances qualify of life while influencing the identity and image of the City. The MAP is being presented
to the Community Development and Neighborhoods Committee for consideration of adoption by
resolution.
FINANCIAL IMPACT
Funding for projects comes from eligible capital funds transferred to the Municipal Arts Fund. There are
no additional general fund contributions or impacts.
RECOMMENDATION
The Committee is being asked to consider adopting the Tukwila Municipal Arts Plan by resolution and
forwarding to the subsequent May 14, 2018 Committee of the Whole and May 21, 2018 Regular City
Council Meetings.
ATTACHMENTS
• DRAFT Resolution
• Tukwila Municipal Arts Plan and Implementation Plan for Public Art 2018-2019
• PPT Presentation
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
96
L Lid Lill
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, ADOPTING THE TUKWILA
MUNICIPAL ARTS PLAN FOR THE CITY OF TUKWILA.
WHEREAS, the City of Tukwila, through the Tukwila Municipal Arts Plan, has identified the
importance and value of engaging with the community to explore ways of using art to beautify and
enrich the community; and
WHEREAS, the City of Tukwila Parks & Recreation Department desires to engage the
community to connect the community's priorities for art and culture to the well -considered vision
the City and community have developed through adoption of the Comprehensive Plan, Strategic
Plan and the Parks, Recreation and Open Space Plan, and to look for ways that arts and culture
can contribute to Tukwila's future and directly benefit those who work, live, and play in the City of
Tukwila; and
WHEREAS, the City of Tukwila, through Ordinance No. 2527, has established the Municipal
Arts Fund, designating 1% of City Capital Improvement Projects for public art; and
WHEREAS, the Tukwila Municipal Arts Plan (the "Plan") was created after solicitation and
receipt of public input via multiple outreach methods; and
WHEREAS, City staff and the Arts Commission have completed review and modification of
the Tukwila Municipal Arts Plan, and have forwarded the Plan to the City Council for review and
adoption;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
HEREBY RESOLVES AS FOLLOWS:
The Tukwila Municipal Arts Plan, attached hereto as Exhibit A, is hereby adopted.
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 Verna Seal, Council President
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Exhibit A — Tukwila Municipal Arts Plan
W:\Word Processing\Resolutions\Municipal Arts Plan adopted 4-17-18
TG bjs
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Page 1 of 1
97
98
JANUARY 30, 2018
TUKWILA
ARTS
Tukwila Municipal Arts Plan
Carolyn Law
& Framework
Cultural
Placemaking
99
TUKWILA PUBLIC ARTS & CULTURE MASTER PLAN
TABLE OF CONTENTS
Introduction 3
Acknowledgements 4
Framing the Plan's Roadmap 6
What We Heard 7
THE ROADMAP
Vision + Goals 8
Vision 8
Intent 9
Goals 10
What + Where 11
Types of Projects 11
Priority Locations 12
Focus Areas & Projects 13
The River 13
Tukwila International Boulevard 18
Southcenter District 22
Tukwila Village 25
Community -Wide Projects 28
Events 28
Artist -In -Residence Projects 29
Matrix 30
THE TOOLKIT
Nuts + Bolts 32
Developing the Arts Commission 32
Staffing and Consultants 32
Bi -Annual Planning 33
Initial Project Framework 33
Assessment Process 34
Partnerships 34
Beyond the % for Art Ordinance 35
Artist Selection Process 36
2 -Year Checklist 38
Resources 40
INTRODUCTION
Tukwila is an energetic, remarkable and varied community comprised of those
who live, work and visit. It includes long-time residents and those that have
recently arrived from around the world. Its distinct neighborhoods, school system,
varied businesses types, employment centers, and regional shopping and entertainment
are home to Tukwila's residents and attract people from around the metropolitan area.
Tukwila's has an enviable system of parks, with the beautiful Green River and wooded hilly
terrain. Tukwila is home to major institutions like the Museum of Flight and Starfire, and is
a crossroads of major freeway infrastructure. The people of Tukwila are rightly proud of
their city and aspire to having their own community, and the broader public, recognize and
partake of its many assets.
The art master plan challenges Tukwila to engage in an
intentional, unfolding process that will create / explore
/ experiment with how arts and cultural activity best en-
gage the broadest part of the community with the social
fabric and physical and emotional sense of place. The
goal of the process is to establish a distinctive, respon-
sive and flexible mosaic of contemporary cultural expres-
sions and activities. In doing so, a thoughtful network of
bridges will be built between diverse cultural expressions
to ideas, art forms to people and meaningful locations
thereby inevitably enriching the City.
The City of Tukwila has spent a good deal of effort en-
gaging with its citizens on the vision for their community.
The Comprehensive Plan, Strategic Plan, the Parks &
Open Space Plan, branding efforts and the Community
Conversations solicited broad input on the values and
priorities of the community. This art plan builds on those
key documents, looking for ways that arts and culture
can contribute to the ambitions for Tukwila's thoughtfully
considered future. This art master plan links priorities
for art and culture to the well -considered vision that the
community has set out for itself, aspiring to the goal in
the City's Strategic Plan: explore ways of using art to
beautify and enrich the community.
TUKWILAARTS 101
ACKNOWLEDGEMENTS
We would like to thank the many who contributed to a strong grounding of the "who,
what, where" of Tukwila that was essential to understand before embarking on crafting a
plan that would be specific to this amazing City. City staff and Council, the Tukwila Arts
Commission and members of the community all took time to share their stories and views
with us. The various planning documents the City has prepared were also invaluable to
understanding the larger framework of future civic goals.
CITY OF TUKWILA
Allan Ekberg, Mayor
Rick Still, Parks & Recreation Director
Tracy Gallaway, Project Manager
CITY COUNCIL
Verna Seal, President
Dennis Robertson
Kathy Hougardy
De'Sean Quinn
Kate Kruller
Thomas McLeod
Zak Idan
ARTS COMMISSION
Cynthia Chesak
Sheila Coppola
Helen Enguerra
Trisha Gilmore
Daniel Humkey
Brian Kennedy
Alex Villella
Yuriko Rollins,
Student Representative
CITY STAFF
David Cline, City Administrator
Peggy McCarthy, Finance Director
Laurel Humphrey, Council Analyst
Stephanie Gardner, Parks & Recreation
Derek Speck, Economic Development
Brandon Miles, Economic Development
Jay Wittwer, Fire Chief
Mike Perfetti, Public Works
Tanya Taylor, Public Works
In honor of
Steven Mullet,
1943-2017
Former Mayor
and Art
Commissioner
COMMUNITY
Sean Albert, Parks Commission
Abbie Anderson, KCLS
Action Tukwila
Hamdi Abdulle, Somali Youth & Family Club
Mette Hanson, Artist, Duwamish Hill
CONSULTANTS
Carolyn Law, Artist
Lesley Bain, FAIA, Framework Cultural Placemaking
102
TUKWILA ARTS 4
FRAMING THE PLAN'S ROADMAP
This art master plan presents a road map that allows the
City—in concert with the community—to explore how
arts and cultural activities best achieve the City's newly
established vision, mission, and goals for this important
component of civic life. The plan creates a matrix of po-
tential art and cultural integration possibilities tied to key
locations and/or whole features in Tukwila. The plan's
goal is to intentionally contribute to Tukwila's vibrancy
and character while supporting and creating new inter-
connections between community members, workers and
visitors to each other and to the place that the people of
Tukwila call home.
We interviewed and spoke with staff from Administra-
tion, Parks, Planning, Public Works and Fire Depart-
ment, elected members of the City Council, Arts Com-
mission members and a Park Commissioner, a King
County Librarian, Action Tukwila, Somali Youth and
Family Club director, and the artist for Duwamish Hill
Preserve.
Everyone was insightful about the direction the city and
their civic involvement should be heading to create the
most livable community. There was a well -articulated
sense of vision, understanding, and unified direction.
Many considerations were shared about how best to
use arts & culture as a strong ingredient for community
building and place -making. There was a desire to foster
a greater degree and complexity of cross-over and un-
derstanding between various groups invested in working
on behalf of the City.
It was understood that engaging artists to explore
contemporary cultural artistic expression and insights
in ways that would bring the community together and
forge a unique sense of social/cultural equity for Tukwila
could do this, but should be described in a way that was
specifically "Tukwilan".
The desire to take action and springboard off the 1%
ordinance is strong. It is also clear that there are wonder-
ful potential partnerships that the City could avail itself
of. Yet the City must be in a leadership role and guide
developing the overarching structure for the role arts and
culture will play on behalf of the community and help
strengthen all aspects of a livable, sustainable place to
live and work.
In particular, when talking about physical Tukwila, we
heard that Tukwila International Boulevard with the new
library, gathering space and housing is a focus as it has
the potential to gather people together by providing a
central spine that demonstrates a concrete sense of
caring for a place. The importance of the river was also
much mentioned, with acknowledgement that it is not
well used or known. "Re -seeing" infrastructure was talk-
ed about by purposefully using "tactical urbanism"—side-
walk treatments and interesting vertical gestures coupled
with other projects to claim the streets as true places
rather than merely functional. There was some mention
of neighborhoods and amplifying their distinctiveness.
And the building of housing and mixed use buildings in
the Southcenter District will ultimately change the way
that area of the city is inhabited, used and perceived.
Addressing this mix of physical spaces using arts and
culture will support a healthy, vital community for the
current and future demographic mix.
TUKWILAARTS 103
THE ROADMAP
WHAT WE HEARD
• Policy should reflect that creative art and cultural
expressions are core values of the City.
• The City should support and look for ways to increase
the involvement of community members in creative
endeavors.
• Artists should be included on design and planning
teams, influencing project designs with artistic
approaches and art concepts.
• The City should recognize the important part that
beautiful and interesting civic and public spaces
have to play in the health and vitality of Tukwila's
community.
• Artists should be involved in a variety of artist -in -
residence situations that contribute to bringing diverse
aspects of the community together and expanding the
thinking within City departments about infusing arts
and culture wherever possible in their work.
• The City should use art and culture to foster a
collaborative spirit between departments and staff
members.
• Cultural expressions and activities should be visible
thoughout the City at all scales, including in the rights-
of-way, sidewalks, parks, the river trail, and public
places.
• City -sponsored performances and festivals should
bring locals and non -locals together, seeding ideas for
more types of cultural activity and sharing that could
come directly from community members and groups.
In Summary:
There is an expressed desire to
create an overall vital, beautiful
integration of physical and cultural/
social environments that ultimately
imbues Tukwila with a distinctive
appreciation of place and sense of
belonging.
The City should adopt a policy of
engaging the arts and the capacity
of artists to devise temporary,
permanent and interactive art
projects and processes as a key
element in creative place -making
and community -building.
Integrate art throughout the city. —
Tukwila Parks & Open Space Plan
104
TUKWILAARTS 6
THE
ROADMAP
VISION + GOALS
VISION
Arts and culture are active and visible in
many ways in Tukwila, bringing pleasure
and vitality to everyday life. Tukwila's
civic identity and pride are strengthened
through celebrating arts and culture,
engaging and reflecting the multifaceted
nature of the community, generating bonds
among people and adding meaning to the
places where they live and work.
106
TUKWILAARTS 8
VISION + GOALS
INTENT Decisions regarding use of public funds
for art and culture will provide a balance of
project types and locations, based on the
intent and vision of Tukwila Arts.
THE SPECTRUM OF ART AND CULTURE IN TUKWILA WILL INCLUDE:
Art at purposely selected civic buildings
Art and culture that highlights the particular places that make
Tukwila unique
Community engagement projects that emphasize the creative
process
Community -wide culturally -based gatherings, events and
performances
TUKWILA ARTS 107
VISION + GOALS
GOALS
Provide a balance of project types and locations, based
on the intent and vision of Tukwila Arts.
Use resources effectively, leveraging partnerships and
additional sources of funding.
Target projects that will use the arts to strengthen
connections to the special places of Tukwila, and among
community members.
Increase a sense of identity for Tukwila that is both visible
to the broader public and meaningful to the people who
live and work in Tukwila.
Encourage participation for all in opportunities to make
and display creative art in Tukwila.
Engage artists both within the city and beyond to enrich
the cultural dialogue and expression available within
Tukwila.
Encourage City departments to seek opportunities that
integrate arts and culture into all aspects of planning and
implementation of projects in the built environment.
108
TUKWILAARTS 10
ILIWHAT + WHERE
TYPES OF
PROJECTS
This plan encourages City support for a variety of types
of projects. These will include permanent physical
art projects, temporary projects, civic residencies,
community engagement and events focused on culture,
with artist involvement.
The spectrum of art and culture in Tukwila will include:
• Art at purposely selected civic buildings
• Art and culture that highlights the particular places that
make Tukwila unique
• Community engagement projects that emphasize the
creative process
• Community -wide culturally -based gatherings, events
and performances
City of Tukwila, Backyard Wildlife Festival
ti
Community process for Multiplicity, John Fleming, Artist
TUKWILA ARTS
1109
WHAT + WHERE
PRIORITY
LOCATIONS
Projects should be located to have the most positive im-
pact for the community and to meet the goals of Tukwila
Arts. Art is often incorporated into public buildings and
spaces, including civic buildings and parks. The art at the
library and at the light rail station are excellent examples
of permanent public art experienced by a wide segment
of community members. Duwamish Hill is an exemplar
of incorporating art into parks. Public art is also well
located as part of visible civic infrastructure, such as
bridges or transit hubs.
Three key districts have been identified as well suited
to public art in Tukwila. These include the river, Tukwila
International Boulevard, and the Southcenter District.
Incorporating art into these special areas would be in
keeping with the City's Comprehensive Plan and with
multiple outreach efforts.
Beyond a focus on districts, projects that are intended to
be community -wide, and designed to draw people from
throughout Tukwila should be implemented as part of
each 2 -year plan. These types of projects are outlined
within the plan in the Focus Areas & Projects section that
follows.
Provide prominent public art and
interpretive markers at highly visible
locations, explaining the history of
the Interurban Trolley, the Green/
Duwamish River, Duwamish Hill
Preserve, and other important
buildings, sites, events or persons.
—Comprehensive Plan
110
TUKWILAARTS 12
FOCUS AREAS & PROJECTS
THE RIVER
The Green/Duwamish River is a defining feature,
running through the entire length of Tukwila. The river
is not only a highly visible feature of Tukwila's natural
systems, it has been central to the city's history and
economy. Many of the City's green open spaces
lie along the river, connected by the Green River
Trail. Already, some of Tukwila's finest art is along the
river, such as the work at Duwamish Hill Preserve, and
signature community celebrations take place along the
river the Community Center and Fort Dent Park. Art, in
the form of permanent works and celebratory events,
can strengthen the role of the river in Tukwila's identity
and community life.
Despite the fact that the Green/Duwamish River is
the city's spine, it is hard to reach from many parts
of Tukwila. Major changes in topography and heavily
trafficked arterials separate many neighborhoods from
the river physically and perceptually. Art and cultural
events can help reinforce the river as a destination,
and focus on connections to the river.
Pr
Increase public access to the river—
Tukwila Comprehensive Plan Goal
111
FOCUS AREAS & PROJECTS
Some of Tukwila's finest art is along the river. The
top image is Duwamish Gardens, which is both a
salmon habitat restoration site and public park, with
interpretive signs and art that help tell the story of
the Native Americans who made their home on the
river.
Community celebrations take place along the river,
such as the 4th of July at Fort Dent Park.
Bottom left is an image of the Chaotic Cartographers
(Vanessa de Wolf, Cristen Call, Lydia Swartz) at
the Tukwila Revealed event in 2015, a walk along
the Duwamish interspersed with performance,
storytelling and artmaking, as part of the Duwamish
Revealed project funded in part with a national grant
by Art Place.
The bottom right image shows Seasonal Rounds,
by artist Mette Hanson, at Duwamish Hill Preserve.
Seasonal Rounds is a focal point and gathering
place in the cultural gardens, which feature native
plants and habitats traditionally used by the Puget
Sound Salish people.
112
TUKWILA ARTS
14
FOCUS AREAS & PROJECTS
THE RIVER
WHAT CAN ART DO?
• Art can help people connect to the river: Newark
staged a parade for neighborhoods to walk to the river
together.
• Art can mark access points to the river with large
scale, joyful installations. This location would be a
great place to make the river visible!
• Art can mark sequence along the river, like this
milestone—one of nine by Jim Collins along the river in
Chatanooga Tennesee. The art could also define the
Tukwila segment of the Green River Trail
• Increase the attractiveness of the river as a
destination as a beautiful and humane place
• Build on the successful events already taking place
near the river
Newark Riverfront Park and Plan, Hector & many oth
Mile Markers, Jim Collings, Chatanooga TN
�� •kms- _. s�
' WaterFire, Providence RI
TUKWILA ARTS
143
FOCUS AREAS & PROJECTS
THE RIVER
WHAT'S POSSIBLE
Ideas to jump-start thinking:
• Art on adjacent buildings
• Mural program
• Creative signage
• Events along the river
• Floating art
• Performances
• Skate, Stroll & Roll
• Treasure hunt
• Parades to the river
• Parades along the river
• Linear sculpture park
• Interactive art
Fiesta, Carol Gold, Little Rock AK
•
•
•
•••.
•° - Wee Pixels, Fratnework Cultural Placemaking
Runner, Pete Beeman
114
TUKWILA ARTS
16
FOCUS AREAS & PROJECTS
GOALS FOR ART &
CULTURE AT THE RIVER
Focus the arts on existing public
assets along the river, including
Duwamish Hill Preserve/Cecil Moses
Memorial Parks/North Wind's Weir, =_
Tukwila Community Center, Fort
Dent Park and Bicentennial Park. In
these locations, consider celebratory
events; social practice projects; and
temporary or seasonal installations.
Runoff, Stephanie Beck
Look for opportunities to better
connect the river to Tukwila's
neighborhoods, highlighting access
points and routes to the river
including Duwamish Gardens, Tukwila
Community Center, Codiga Park,
BECU Headquarters, Foster Point
(57th Ave Mini Park and lookout
point), Foster Golf Links, Fort Dent/
Starfire Sports Complex, and
Bicentennial Park.
TUKWILA ARTS
145
FOCUS AREAS & PROJECTS
TUKWILA INTERNATIONAL
BOULEVARD
The ambition for Tukwila International Boulevard is as
a multicultural district, with small businesses and resi-
dences serving diverse communities around the region.
Art and culture can contribute to the vision for Tukwila
International Boulevard, reflecting and celebrating the
rich mix of backgrounds and making the character of the
neighborhood visible.
The vision for the Tukwila International
Boulevard District is an area that is a
complete neighborhood with a thriving,
multicultural residential and business
community with vibrant places to live,
work, shop, and play for everyone.
The District is a safe and walkable
destination with an authentic, main
street character that is connected to
other destinations.
—Comprehensive Plan, 8-25
Invest public funds in the infrastructure
and public amenities necessary to
catalyze private investment, stimulate
the location of businesses and housing,
and create an attractive neighborhood.
—Comprehensive Plan, 8-26
with Tukwila Village
116
TUKWILA ARTS 18
FOCUS AREAS & PROJECTS
TUKWILA INTERNATIONAL
BOULEVARD
WHAT CAN ART DO?
Art can give identity to International Boulevard
as a place with a rich culture and home to ethnic
businesses
Art can jump start a transformation of International
Boulevard, as new businesses and new urban form
take shape
• Art bring color and beauty to International
Boulevard.
The Tukwila Arts Commission
shall ensure that Tukwila's
characteristics, such as its
history and cultural diversity, are
considered in public art projects—
Comprehensive Plan 1.3.6
TUKWILA ARTS
1147
FOCUS AREAS & PROJECTS
WHAT'S POSSIBLE?
Ideas to jump-start thinking:
• Art on banners
• Art on ground plane—streets and sidewalks
• Lighting
• Gathering Places
• Sculpture in the right-of-way
• Art -based events, festivals and parades
• Distinctive murals
1111k4
Banners, created at Camp Winnarainbow
Silicon Forest. Brian Borello
Come Sit at My Table, Art/Sports/Potluck, Action Tukwila
118
TUKWILAARTS 20
FOCUS AREAS & PROJECTS
GOALS FOR ART &
CULTURE AT TUKWILA
INTERNATIONAL
BOULEVARD
Add art that celebrates the
international character of the district
and increases its visibility
Support social practice projects such
as community mapping, walking
tours, story gathering, etc
Vision Sketch of Tukwila International Boulevard, CNU Charrete
TUKWILAARTS
1219
FOCUS AREAS & PROJECTS
SOUTHCENTER DISTRICT
The Southcenter District is the city's primary
commercial hub, a concentrated center of employment,
and a regional destination for shopping and
entertainment. The area is also moving from a model
of automobile dominance to a paradigm of mixed use,
transit access and walkability.
The vision for the Southcenter District is clearly spelled
out in the Subarea Plan and the Southcenter Design
Manual. The spectrum of arts and cultural opportunities
can support the vision, and serve in the near term as a
way to help people orient themselves and imagine the
positive aspects of its future. These goals are intended
as a guide both for prioritizing expenditure of public art
funds, and for private investments in art and culture. By
coordinating private efforts, the "sum of the parts" will
have a greater impact in the district.
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120
TUKWILA ARTS 22
FOCUS AREAS & PROJECTS
WHAT CAN ART DO?
• Art can help Tukwila kick-starting their plans and help
people imagine what the visions might feel like.
• Art can mark important places and help people find
their way to destinations.
• Art can create and define space, making places that
attract people and activities.
WHAT'S POSSIBLE?
Ideas to jump-start thinking:
• Large scale or iconic art
• Art that helps wayfinding
• Small scale art that humanizes space
• Events of all sizes
• Artistic treatment of the public right-of-way
• Environmentally -related art at the pond
• Artistic connections to the river
Echo Orbit, Sandra Selig, Brisbane
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Bourke Street Mall Lighting, Studio 505
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Street Painting, Lang/Baumann
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TUKWILAARTS 121
FOCUS AREAS & PROJECTS
GOALS FOR ART & CULTURE IN
THE SOUTHCENTER DISTRICT
Use art to help generate an
understandable hierarchy of spaces
in the developing neighborhood,
with gathering places of community
significance and intuitive routes to
transit
Enhance Southcenter District area
streetscape/sidewalks in advance of
new development
Encourage parklets & pop -ups used
for events and arts activity spaces
Highlight neighborhood parks leading
into the river trail system
"Unearth" Tukwila Pond and the
portion of the Green River that passes
through Southcenter, restoring
their natural health and beauty,
and featuring them prominently as
amenities that enhance the identity
and drawing power of Southcenter.—
Southcenter Subarea Plan p5
Diagram of Southcenter District vision, showing connections to the
Sounder Station, the Westfield Mall and Tukwila Pond. —Southcenter
Subarea Plan p.12
122
TUKWILAARTS 24
FOCUS AREAS & PROJECTS
TUKWILA VILLAGE
with Tukwila International Boulevard
The City of Tukwila has led the transformation of six
acres near Tukwila International Boulevard and South
144th Street into a heart for the community. Public art
is a highlight of the recently opened library, community
meeting space, cafe and plaza. Future development
should continue to value the very successful community-
based process for public art as Tukwila Village is built
out and used, with events and activities drawing on the
cultural richness of Tukwila.
Tukwila Village —
the intent (is) that it will catalyze
and demonstrate the intensity
and quality of development
envisioned for the area. Tukwila
Comprehensive Plan 8-8
Activate public and private
community gathering spaces with
temporary events including food,
art, music, pop -ups and activities
that leverage nearby assets, such
as schools and cultural facilities,
and reflect the international,
multicultural character of the TIB
area. Tukwila Comprehensive
Plan 8-23
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Twin Sculptures at Tukwila Village, Andersen Studios
TUKWILA ARTS
1223
FOCUS AREAS & PROJECTS
WHAT CAN ART DO?
• Arts and culture can enliven and engage the
community at many levels, sharing culture and
celebrations with music, dance, art, traditions, and
food.
• Arts and culture at Tukwila Village can be a model
of the value of community engagement for other
developments
WHAT'S POSSIBLE?
Ideas to jump-start thinking:
• Community-based art
• Artist -led celebrations, events and performances
• Concerts
• Artists in residencies
• Activation of Tukwila International Boulevard
124
TUKWILAARTS 26
FOCUS AREAS & PROJECTS
GOALS FOR ART &
CULTURE IN TUKWILA
VILLAGE
Events that are annual or developed
using a themed approach, using
a range of artists to conceive of
engaging community events
Temporary participatory art projects
that temporarily transform the
gathering place for a set amount of
time
TUKWILAARTS 1225
FOCUS AREAS & PROJECTS
COMMUNITY -WIDE PROJECTS
EVENTS
Art and cultural events draw the people of Tukwila
together to celebrate, create shared special occasions
and make shared memories. Art -based events can help
define community culture: we are the city that has fun,
annual activities on the river.
Tukwila could have more of these shared, joyful experi-
ences in park space, along the river, or along Tukwila
International Boulevard. Such events could be City led,
or community-based with City support.
There is already a very successful tradition of events in
Tukwila. The City sponsors annual events including the
Family 4th at the Fort and the Backyard Wildlife Festival.
Community organizations and partnerships also sponsor
events, such as Action Tukwila and religious organiza-
tions. The schools also have art events and cultural
celebrations.
However, there is still room for a wide range of gather-
ings and events that are specifically generated by artist's
concepts. Instead of following models from elsewhere,
Tukwila could adapt models to serve its community
needs. Instead of an art walk, there could be a monthly
showcase of dance, storytelling, or other creative activi-
ties of interest to the community.
Events could:
• Engage with infrastructure in ways that create
neighborhood identity or highlight a City amenity
• Incorporate temporary art works
• Highlight connections, such as routes to the river
• Feature cultural traditions, visual and performing arts
• Create annual traditions
126
TUKWILAARTS 28
FOCUS AREAS & PROJECTS
ARTIST -IN -RESIDENCE
PROJECTS
Involving artists in the community and with City agencies
can be a productive way to foster arts and creativity in
broad and sometimes unexpected ways. There are in-
teresting models of artists -in -residence energizing public
agencies; in Tukwila this could be an artist embedded in
the Parks Department to brainstorm and gather ideas for
the river, parks, Community Center, etc. with City staff.
Other programs have artists -in -residence serve as role
models and mentors to local artists and artisans.
Examples of successful residencies include:
King County Trail System
An artist team developed temporary art and a range of
engagement activities to showcase the trail system that
was underused by county residents. The residency al-
lowed the public art program to see what types of proj-
ects would be most successful in adding to the use and
meaning of this wonderful asset.
Green Infrastructure and Waterways
Artist -in -Residence Program, Seattle Public Utilities
Working with SPU staff in a 6 -month residency, artist
Vaughn Bell developed an art master plan to guide public
art commissions that would be integrated into drainage
and wastewater projects, showing people how we relate
to our environment.
Artist -in Residence -Program
Seattle Department of Transportation
A two-part Art Plan for Seattle's Department of Transpor-
tation was developed by artist Daniel Mihalyo (link pro-
vided in Resources). One of the ideas from the plan that
has been enacted is a residency at the Fremont Bridge.
Outcomes have been a literary work on Seattle's history
by Elissa Washuta and a sound installation, "Bridge Talks
Back", by Kristen Ramirez.
Creative Community Housing Project
This residency, run by The Creatives Project of Atlanta,
offers free studio space and subsidized housing to six
artists, with the intent of "nurturing the arts eco -system
through arts education service". Artists are nurtured and
mentored themselves, and also give back through the
Community Arts Program.
TUKWILAARTS 1227
PROJECT MATRIX
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TYPES OF PROJECT
civic buildings
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tukwila village
southcenter
parks
infrastructure
non -place -based
permanent
■
■
■
temporary
■
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■
community
engagement
■
■
■
civic
residency
■
gatherings/
events
■
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environmental
■
■
128
TUKWILA ARTS 30
THE
TOOLKIT
NUTS & BOLTS
THE ARTS
COMMISSION
With the new % Ordinance, the Arts Commission will
have broader responsibility than in the past. Commis-
sioners will work in partnership with staff to uphold the
ordinance. They will partner with staff to bring the pro-
gram to fruition using this plan as a platform to frame and
realize the most creative, productive uses of the available
funds in the near future. Additionally, Commissioners
effectively become front-line arts and culture advocates
within the community, further broadening the program's
impact. Commissioners can craft multiple ways to ac-
tively build bridges between the community and the arts
beyond the projects funded by the % funds.
Developing a specific addendum to Tukwila's standard
commissioner handbook will be a very helpful first step in
clarifying the Arts Commissioners' roles. Clearly outlining
responsibilities establishes an environment that supports
members working together effectively. Beyond specific
responsibilities, the addendum would outline how the
Commission interacts with staff, methodology for picking
new members, budget review, project review procedures,
etc.
There are many local examples of municipalities
Tukwila's size that have developed standards for their
arts commissions. Communities such as Shoreline,
Edmonds, Kent and Redmond have long-standing
programs with arts commissions. There is no reason to
reinvent, but rather reviewing and gleaning from these
other municipalities would be efficient.
STAFFING AND
CONSULTANTS
For a program such as Tukwila's, it would be best, and
even necessary, to have dedicated staff time allotted for the
program to thrive and grow. For example, Shoreline has
a 1/2 time FTE that is able to do excellent work continually
developing their program and advocating for the arts within
the community and City staff. Depending on Tukwila's bud-
getary ability initially, the City could consider hiring a person
experienced in public art for a specific contractual period.
This would be very helpful in getting the program off to a
strong start in the initial 2-3 year period.
Since the arts are seen as a strong additive to a city's
economy, arguments can be made to invest in dedicated
staffing. It is very difficult for an existing staff member to
take on an arts program along with other responsibilities.
Our metropolitan area has a wealth of people in the arts that
are looking for just such a job. They come with exceptional
skills that will quickly help establish and evolve a program.
Small arts programs, especially if there is not dedicated
staff, find it difficult to run artist selection processes and
larger art planning efforts. It is more efficient and cost effec-
tive to use outside consultants to handle these occasional
processes.
We are fortunate to have very good resources within our
larger area. One notable resource is 4 Culture's Public Art
Program. There are also very competent individual arts
consultants that can undertake this work.
130
TUKWILAARTS 32
NUTS & BOLTS
BI -ANNUAL
PLANNING
A public art budget is typically tied to the ordinance.
Certain projects in the Capital Improvement Plan (CIP)
generate the % dollars. Because CIP projects are based
on multi-year projections and then outlined for the next
fiscal year, it is possible to plan forward for the % for Art
money that will be generated.
The responsible City staff member should outline a
2 -year plan for the use of these monies and present this
plan of monies tied to project type and schedule for the
Arts Commission to make a recommendation for approv-
al, based on the priorities of the Art Plan. Having a clear
plan for project types and expenditures is essential to
effectively have art that achieves the vision and goals set
out by the City. Once the plan gains approval, projects
unfold accordingly.
INITIAL PROJECT
FRAMEWORK
This plan proposes the City develops an initial plan that
outlines the "What, Where & Budget" of projects for
the first 2 years of using the % Ordinance. In this initial
framework, an exploratory range of carefully selected
arts & cultural projects with desired impacts would be
shepherded forward. At the end of each year, it is recom-
mended that the projects be assessed for level of suc-
cess by staff and Arts Commission. At that point, appro-
priate tweaks and adjustments would be made based on
what is being learned to be particularly effective for the
Tukwila community.
The Initial Plan allows the arts program-
ming to be flexible and responsive to the
unique circumstances at play in Tukwila.
The arts program would become a living
program that deliberately activates and
TUKWILAARTS 1331
NUTS & BOLTS
ASSESSMENT PARTNERSHIPS
PROCESS
An assessment matrix, based on the intent, vision and
goals of Tukwila Arts, should be developed to determine
successes, lessons learned, impact and balance of
project types that is aligned with the vision and goals of
the program. The City would determine the best way get
feedback from the community to couple with internal City
staff assessment, The finding of the assessment process
would be presented to the Arts Commission for discus-
sion and to determine to continue with the remaining
projects outlined in the 2 to 3 -year planning framework or
to make specific, informed changes.
Public art (including larger scale
imaginative sculptures) adds
to the ambiance of a place.
Little, if any, public art exists
in Tukwila.—Tukwila Brand
Fieldwork Research
The reach of the 1% for Art program could be greatly
expanded and energized by developing partnerships
with existing organizations that currently have interesting
relationships to the community. This would increase the
ability of the program to be unique to Tukwila.
A sampling of groups, non -profits and institutions to part-
ner with are:
• Action Tukwila
• Tukwila and Highline School Districts
• King County Library
• Non -profits working with diverse populations
• Sounders
• Local businesses
• SHAG
• Museum of Flight
• Forterra
132
TUKWILAARTS 34
NUTS & BOLTS
BEYOND THE 1%
FOR ART
ORDINANCE
Support cultural understanding of City staff
Beyond the 1% for Art money, it is also possible for the
City to develop an internal climate where staff is consis-
tently factoring in arts & culture as a component of how
they scope upcoming City projects, policies and initia-
tives. It is possible to add in a line for arts activity beyond
the % for Art ordinance.
Artists on Design Teams
Additionally, the City could decide to request that artists
with public art experience be added to teams applying for
City CIP projects. Or if projects are being developed in-
ternally, staff could bring an artist on for certain input, etc.
to collaborate with staff. Again, this would be added to
the overall budget as a line item. This approach is stated
in the goals. To insure that the firms understand what the
City is looking for, a comprehensive approach stated in
a policy with specific language should be developed that
would then be used in every RFQ the City publishes.
Funding for creative projects
There is also the opportunity to use some of the arts
funds to seed a range of activity in the City that is gener-
ated by groups and neighborhoods. For instance, small
City granting programs for various neighborhood initiated
projects can be used to evolve community understanding
of the role the arts play in strengthening their community.
As well, adding someone who is well versed in creative
thinking on projects would enhance a sense of place as
well as broaden the potential approach and impact for
community-based projects.
Collaborations
With an Art Plan and a staffed Arts Commission, Tukwila
will be well placed to take advantage of a variety of part-
nership opportunities. These may include business own-
ers who are interested in providing public art; institutions
such as schools and libraries; community groups and
non -profits. Tukwila has already had major successes in
the work with community groups such as Action Tukwila
and non -profits including Forterra.
TUKWILAARTS 1333
NUTS & BOLTS
ARTIST SELECTION PROCESS
CALLS FOR ARTISTS
Calls for artists are generally developed with input from
appropriate staff tied to a particular project. They would
be advertised with approximately 6-8 weeks to the dead-
line for submittal of qualifications. For many projects, it
is preferable to have artists assigned to projects early
on, so that they can incorporate art opportunities into the
design of the project. Otherwise, opportunities can be
missed, and the art can feel like an afterthought.
There are several options for artist selection. First is an
open call, where any artist may apply within a described
geographic area. The open call typically includes a
description of the project, eligibility and any other require-
ments, and the budget. There are several services that
manage the submissions if Tukwila does not want to
coordinate the submission internally. One that is used by
many programs is CaFE (CallForArtists.org).
The most typical method of artist selection recommended
is a Request for Qualifications (RFQ). That allows artists
to be selected directly on the strength of past work and
expressed understanding and interest in the particular
project. RFQ's typically select a short list of artists to
interview in order to determine the final selection of the
project artist. This process then asks the selected artist
to research and interact with the community, the project
site, City department staff, etc. The result is that the art-
ist understands more deeply the community and place
where the artwork or art activity will live or happen al-
lowing the development of a concept that will more likely
resonate and fully contribute to the cultural life of the
community. There is the added benefit of having a richer
interactive exchange between artists and community dur-
ing the concept development phase. This process fully
realizes the potential and benefits of having artist working
within a community and public spaces.
Over the past several years there has been a return
to public art programs using a Request for Proposals
(RFP). The RFP typically asks a small group of selected
artists to submit a proposal or concept for the art; best
practice would reimburse artists for creative work done to
create a concept for the art. This process is not recom-
mended, as it would not allow commissioned artists to
fully explore the complexity of Tukwila before developing
a project idea.
Another option is to create an invitational list, with a small
number of artists appropriate to the project solicited to
apply. The list can be compiled through the recommenda-
tions of a panel or contacting other public art programs.
This is particularly appropriate if the art project needs
someone from a particular discipline or with specific pre-
vious project expertise.
134
TUKWILAARTS 36
The third option, direct selection from a roster may only
be possible for small projects with budgets that do not
require a more involved competitive process. For ex-
ample, for artist -led events or social practice projects the
City may put out a call for artists that results in a roster
of qualified artists from which artists could be directly
selected as different opportunities are planned and
scheduled.
SELECTION PANELS
All selection processes for public art require a selec-
tion panel be organized that has the expertise to make
a qualified decision. Panels are usually kept reasonably
small — 3-4 people. Panel participants usually have a
working public artist or artist familiar with art in public
places, those from the design professions and perhaps a
community member tied to the project location. It is also
common to have non-voting members of a selection pro-
cess that represent the community, the City department,
etc. They can offer more insight and information to the
voting panel that helps make a beneficial selection.
If possible, panelists should be given a small honorarium
for their time.
CONTRACTS
Once the panel has selected an artist they will need a
contract to enable them to commence with the services
you have determined in your call, or through discussion
with the artist. The contract should address timeline and
process for development and acceptance of a concept,
payment schedule, copyright, and many other topics.
There are many sample contracts available to adapt for
your use. Tukwila can adapt a contract template from
another program through the City's legal department. It is
suggested that you use a contract from one of the local
public art programs with extensive experience.
TUKWILAARTS '5
136
RESOURCES
ORGANIZATIONS
GENERAL
Forecast Public Art — Public Art Toolkit
A long time non-profit dealing with public art — wonderful
nuts & bolts website
http://forecastpublicart.org/toolkit/
Americans for the Arts — Public Art Network (PAN)
PAN has a lot of helpful information on administrative
aspects of public art programming
https://www.americansforthearts.org/
LOCAL
Seattle Office of Arts & Culture
http://www.seattle.gov/arts/programs/public-art
4Culture
https://www.4culture.org/
Shoreline Public Art Program
http://www.shorelinewa.gov/government/departments/
parks-recreation-cultural-services/events-arts-and-cul-
t u re/ p u b l i c -a rt -p rog ra m
Edmonds Public Art Program
http://www.edmondswa.gov/homepage/explore-more-
news/197-government/boards-commissions-committees/
arts-commission/1316-edmonds-public-art.html
Redmond Pubic Art Program
http://www. redmond.gov/ParksRecreation/artsandcultu re/
visual arts/
Artist Trust
https://www.artisttrust.org/
138
TUKWILAARTS 40
PUBLICATIONS
PUBLIC ART BASICS
Public Art by the Book
Barbara Goldstein (former head of Seattle and San Jose,
CA public art programs)
Public Art by the Book is a nuts and bolts guide for arts
professionals and volunteers creating public art in their
communities.
"What is Public Art", Association for Public Art, article
http://www.associationforpublicart.org/what-is-public-art/
CALLS FOR ARTISTS
Abridged Call for Artists Guidelines
Americans for the Arts
http://www.americansforthearts.org/sites/default/files/
pdf/2013/by_program/networks_and_councils/public_art_
network/CallforArtistsGuide_Abridged.pdf
ARTIST RESIDENCIES
RAAC—Regional Arts and Cultural Council
This public art program, serving Oregon's Clackamas,
Washington and Multnomah's counties, has a number of
different residencies to look at for inspiration. The sample
call for a neighborhood artist -in -residence opportunity
can be found at:
https://racc.org/resources/listings/racc-public-art-opportu-
nity-humboldt-neighborhood-artist-residence-portland/
Artist Residencies in the Public Realm: A Resource
Guide for Creating Residencies and Fostering Suc-
cessful Collaborations, Office of Public Art, Pittsburgh,
PA
https://www.pittsburghartscouncil.org/storage/documents/
Artist_in_the_Public_Realm_Residency_Resource_
Guide.pdf
Seattle Department of Transportation Art Plan
Part 1
http://www.seattle.gov/Documents/Departments/Arts/
Downloads/Arts-Plans/SDOTartplanl .pdf
Part 2
http://www.seattle.gov/Documents/Departments/Arts/
Downloads/Arts-Plans/SDOTartplan2.pdf
TUKWILAARTS 1439
framework
TUKWILA
ARTS
APRIL 10, 2018
Carolyn Law &
Framework Cultural Placemaking
OVERVIEW
With
the adoption of the Tukwila Municipal Arts Plan, the City is
concurrently launching its first implementation plan for public art.
The first round of projects will focus on engaging a wide range of
community members to explore and test the possibilities of art that supports the
goals of the Tukwila Municipal Arts Plan.
GOALS
This first round of projects is also intended to result in a
better understanding of the interests of the community
and the most valuable opportunities offered by the key
places in Tukwila. The lessons learned will set the stage
for thoughtful and effective art and arts programs in the
years to come.
The goals of the first round of projects are to:
• Make the arts visible in the community, and a source
of conversation and inquiry
• Explore and test opportunities for art
• Engage a wide spectrum of community members and
City staff
• Focus on key geographic areas that connect the
diverse neighborhoods of Tukwila
• Use funds available strategically
2
142
BUDGET
Funds from qualifying projects are identified and annu-
ally transferred to the Arts 1% fund. These funds do not
all need to be used in the calendar year, and it would
be prudent to retain some of the initial funding until
there is some exploration regarding the priorities of the
community.
SCHEDULE
The schedule graphic shows that in 2018, the Municipal
Arts Plan and Implementation Plan are to be adopted,
and a Call for Artists sent out for the first round of proj-
ects. Assuming that these initial projects are artist resi-
dencies, the projects would extend from 3rd Quarter 2018
through summer 2019.
SCHEDULL
2018
2019
Maria Moleni, "Hard in the Paint" basketball court, done while an
Artist -in -Residence with City of Boston
3
143
Q1
Q2
Q3
Q4
Q1
Q2
Q3
Q4
Adopt Municipal Arts Plan & Implementation Plan
end out Artist Call for first two projects
■C■■
■■'■■■■■
■■��
■■D■■■■■
■■■
■■■■
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Engage artists
Artists Residencies
•
•
•
■■
Reading on the River
Residency assessment points
■■■■
■.■■■■�■
■■■■■■■D
■■■■■■■�
.
.
■■
Lessons learned from Residencies
Biennial Program Review
Plan next round of projects
Maria Moleni, "Hard in the Paint" basketball court, done while an
Artist -in -Residence with City of Boston
3
143
PROPOSED PUBLIC ART PROJECTS
2018/19
Two simultaneous Artist -in -Residencies of a one-year
duration are recommended that will explore two import-
ant focus areas of the Tukwila Public Art Master Plan
— Tukwila Arts. The two areas are the River and Tukwila
International Boulevard.
WHAT IS AN ARTIST -IN -
RESIDENCY?
The role of the Artist -In -Residence is to instigate thought-
ful and stimulating experiences and ideas through a
variety of creative means and processes. An AiR explores
and celebrates community character. Artist -in -Residen-
cies (AiRs) produce a variety of creative interactions for
community members of all ages and backgrounds.
An artist, who is "embedded" in the community, generates
a series of out -of -the -ordinary interactive experiences
that engage people in diverse ways allowing them to
relate to each other and explore the place they live in.
These activities reveal different aspects of the complex,
evolving character of a town's culture and sense of place
including population demographics, linguistic character-
istics; physical and natural resources; cultural history;
climate; customs; landscape features; and built and
infrastructure elements.
The goal of the residencies is to strengthen the sense of
community among residents, reinforce a sense of belong-
ing to their place, enable the community to more deeply
relate to the wonderful complexity of the City, and add
delight to the lives of the residents.
4
144
WHAT CAN AN AiR
ACCOMPLISH?
• Creatively animate public interactions and public
space(s) — indoor, outdoor and online
• Provide multiple, connected opportunities for the
community to engage with an artist and interact in
stimulating ways with an important aspect of the City's
environment through creative practices and activity
• Broaden the experiences community members
have with others supporting more sharing and
understanding of what makes up their community as
well as the physical place they live in
• Contribute to generating a sense of civic pride and
having a stake in where people live
Drumming led by artists -in -residence at Manheim County School
District, PA
WHY START WITH AiRs?
As Tukwila embarks on their public art program, AiRs
allow many types of interactions and on-going creative ex-
perimentation that will allow the City to assess what kind
of cultural activities the community particularly connects
with and enjoys. Additionally, the City can assess what
aspects of the river and TIB would benefit from other art
interventions including permanent artworks.
Having the broadest range of creative activity will give the
City and Arts Commission more to assess regarding how
the community benefits and appreciates this new offering
of public art, allowing the next stage of planning to be
well -based in community priorities.
Setting up two simultaneous residencies will result in an
interesting variety of potential activities for the communi-
ty. And the artists can support and collaborate with each
other deepening their creative capacity to think of ways to
engage people and place.
Importantly, AiRs can establish multiple collaborative
relationships. The artists can go internal to the City to help
staff develop an understanding within City departments
of the powerful role arts & culture can play for their work
on infrastructure, CIP projects, community programs. The
artists will be able to establish relationships with multiple
community members and groups, Tukwila schools, and
various non-profit, service and other organizations.
TUKWILA AiRs
Tukwila's artist -in -residencies will explore two of the Public
Art Master Plan focuses - the River and the TIB. These
two focuses are very important physical, environmental,
and social aspects of the City's environment. They
intersect with many daily aspects of community life. Both
areas will benefit from creative attention that will heighten
the visibility, understanding, and use by the community
and visitors. Additionally, they can enhance the aesthetics
and character of the TIB and deepen the use and
appreciation of the beauty of the river.
The activity of the AiRs will be generative in nature and
prioritize creative engagement with issues and ideas
over the production of permanent art works. They are
centered on creating experiences, enabling collaboration,
and building relationships through direct involvement of
Tukwila's diverse residents.
Programs developed by artists may include, but are not
limited to, creatively framed conversations or dialogues,
interactive performances, purposeful creative social
activities, temporary art installations, and workshops.
Residency activities may take place at various sites in
relation to the River or the TIB, including indoor and
outdoor civic or public spaces and infrastructure.
Each residency's activities and outcomes
are not predetermined, but will be developed
by the artist in relation to a deepening
understanding of the community and the
"place" of Tukwila.
5
145
RELATIONSHIP OF AiRs
TO CITY DEPARTMENTS &
STAFF
There would be on-going contact and collaboration with
various City staff and the Arts Commission over the
period of the residency. Additionally, as artists explore the
community further, it is likely that they can plant the seeds
of future collaborative possibilities with civic groups and
non -profits.
Vaughn Bell, 45th Street Viaduct Approach, as Seattle Department of
Transportation Artis-in-Residence
.._." ` ..
Mierle Laderman Ukeles, Mirrored Garbage Truck, NY Department of
Transportation Artist -in -Residence
146
WHAT THE AiR BUDGET
COVERS
Each AiR would function as half time work for the
selected artist with a proposed budget of $30,000 which
is inclusive of artist's time for all aspects of the residency
— research, meetings, planning and implementing for all
activities. Each artist would set up a regular schedule for
times they will be in the City, independent of engagement
activities.
A materials budget of $10,000 could be used on request
to buy needed supplies for activities, temporary installa-
tions, etc.
It is suggested that the AiR artists have access to a reg-
ular space/desk and "office hours" within the City offices
to support interactions with staff. A dedicated space and
hours where community members know they can regu-
larly find the artists would also be beneficial. All of these
details are to be determined as artists understand more
fully how best to work within the context of the City and
their focus area.
Finally, because the river focus overlaps with the pro-
posed Public Works site and the TIB overlaps with the
proposed Public Safety building site, it would be benefi-
cial to have the artists' thought on these locations as the
City explores what kind of public art projects could be
developed for these important City facilities.
THE TWO AiRs
RIVER -BASED ARTIST -IN -
RESIDENCY
The river is a winding spine that runs the full length of
Tukwila, and is central to the history of the people of the
valley. In some ways the river creates a barrier for people
to connect from one side to the other. In other ways, it
provides a connection along the length of the city. It has
been shaped over time from the confluence of the Black
and White Rivers into the Duwamish River, and has been
part of Tukwila history from its agricultural roots to the
industrial era. An artist, working with the community, can
imagine what future roles could mean for the Duwamish
and for Tukwila.
An AiR could include an interpretation of the river's
history and ecology, and its connection to the people that
have lived alongside and nearby over time – highlighting
changes and relationship. There are already excellent
examples to begin with—public art at Duwamish Hill and
Duwamish Gardens Park, events at Fort Dent and the
Community Center. In 2015, artist Greg Bern organized
Tukwila Revealed, a walk along the river interspersed
with performance, storytelling and art -making.
An artist -in -residence could draw on the many examples
of river -related public art that have celebrated and
activated waterways, and strengthened connections
between communities and riverfronts. An artist -in -
residence could lead an arts -based program that would
be a part of the summer's Reading on the River program.
1,-
EARTH Celebrations sponsors multiple artist -in -residencies for social
art practice and ecology; Hudson River Pageant, New York
1
f f
Greg Lee, Artist -in -Residence, Yesler Terrace. Vietnamese/Cambodian -
Garden tours as part of community trust building k
Ann Hirsch, Safety Orange Swimmers, temporary installation, Grand
Rapids Ml, each figure represents a million refugees worldwide
147
TIB -BASED ARTIST -IN -
RESIDENCY
The Tukwila International Boulevard (TIB) is an important
transportation corridor and connector in Tukwila for
the western side of the City. While the current physical
environment of the TIB is very mixed and presents more
as a classic "strip", the physical, commercial, and social
character is evolving rapidly. The City has supported the
implementation of development that will transform the TIB
into more of a "place". This involves a restructuring of the
road itself to slow traffic, denser housing within proximity
to the light rail station, eventual location of a major City
public safety building, community amenities such as a
library, commons building with a plaza, and more.
This residency will focus on the length of the TIB, but with
an initial focus on a core area of the TIB at the S.144th
Street & TIB intersection. This area is evolving as the
Tukwila Village. This includes a well -used branch of the
King County Library system, the first new SHAG housing
primarily for +55 seniors, and some live/work units along
with considerable future housing, a Community Commons
building with a meeting room, cafe and outdoor gathering
plaza. With this unfolding development, the TIB currently
feels like it emanates north and south from the Tukwila
Village core.
The TIB also houses many small commercial enterprises
that reflect the deep diversity of Tukwila's community.
The hope is that the evolution of the street will continue to
support this activity as it is part of the unique character of
the community and City.
The TIB AiR could focus on activities that bring people
to this core area strengthening a sense of community
ownership, explore ways of adding temporary
enhancements along lengths of the TIB or at specific
intersections, highlight neighborhood pedestrian
crossings along the corridor, "claim the corridor" by giving
it a unique cultural character, and more. Beyond the core,
the AiR can then explore the length with the south point
anchored by the light rail station and eventually the public
safety building and a northern point where it crosses the
Duwamish River and the Green River Trail.
There are many potential partnerships for this residency
including the King County library, SHAG, Foster High
School, Action Tukwila, Forterra, among others.
8
148
Olaniyi Akindiya Akirash, Artist -in -Residence, BSaso L'Oju Egun-
Behind the Mask, Community Collaboration, Austin TX
Each AiRs has a proposed total
budget of $40,000:
• $30,000 for the artist time to work
in the City with their focus area at
approximately half time for one year
• $10,000 to allow the purchase of
necessary supplies for interactive
activities, temporary art works, etc.
LOOKING AHEAD FOR FUTURE
1% FOR ART PLANNING
UPCOMING CIVIC
PROJECTS
With the 2016 approval of the Public Safety Plan, several
significant public projects are in the planning stages:
three fire stations; the Public Works Shops, and a Justice
Center. These projects are important civic buildings.
The sites have some potentially powerful attributes for
art and for Tukwila's identity. The Public Works Shops,
on South 112th Street between Tukwila International
Boulevard and East Marginal Way. The shops will be
visible along both TIB and East Marginal Way and act
as a marker for the northern edge of the City in relation
to the important river. The Justice Center site, also on
TIB, is highly visible and needs artistic consideration as
a civic symbol and in order to integrate it into the kind
of neighborhood that is desired for the future of the TIB.
This project can also impact the character of the TIB
substantially and work with other projects that can be
implemented during and after the AiR for the TIB.
LESSONS LEARNED FROM
AiRs
The Artists in Residence programs will ideally engage
a wide range of community members in the arts and
the potential for arts and culture in Tukwila. It will be
important to learn from the AiRs about community
interests, opportunities and priorities. This aspiration
should be clear in the selection process and codified in
a series of moments where "lessons learned" can be
shared during and after the residencies.
IMPLEMENTATION REVIEW
In the fall of 2019, a look -back at the initial round of
projects, the role of the Arts Commission, and the
relationship of the Arts Plan to the community, to partners
and to City staff should be reviewed.
PRIORITIES
The AiRs and other community and partner conversations
should be the basis of setting priorities for use of funding
for art. Consideration should be given to refining the
opportunities outlined in the Art Plan, and balancing
types of art (permanent, temporary, art -based events
etc.) and the amount of funding for civic buildings and
infrastructure vs key community locations.
0
Caleb Duarte, Artist -in -Residence, with forty undocumented
youth in foster care, Oakland CA
The following is an example of a Request for Proposals for an Artist -
in -Residence, released by the City of Seattle . It is included as a
template for the kind of information included in an AiR call.
150
SAMPLE RFQ FREMONT BRIDGE ARTIST -IN -RESIDENCE
Introduction
The Seattle Office of Arts & Culture (ARTS), in partnership with the Seattle Department of Transportation (SDOT),
seeks a practicing composer and/or musician to be an Artist -in Residence in the northwest tower of the Fremont
Bridge. The selected composer and/or musician will undertake an in-depth exploration of the historic bridge's role
and meaning for the city of Seattle and create music in response to this residency.
Background
The Fremont Bridge has four control towers with a bridge operator working out of the southeast tower. The bridge
opened in 1917 and is listed on the National Register of Historic Places. It is the key transportation link between
the Fremont, Queen Anne and Westlake communities. Fremont Bridge is a bascule or draw bridge that swings
upward. The Fremont Bridge averages 13 openings per day, with as many as 35 openings on a summer day,
making it one of the busiest bascule bridges in the world. A bridge operator is on site every day in the southeast-
ern tower, the only tower actively used for bridge control. The two towers on the north end of the bridge are unoc-
cupied. The northwest tower will be used as the studio for this residency opportunity. It measures approximately
13 feet by 8 feet, has 10 -foot ceilings and is furnished with a desk, chair, overhead lights, windows, and an air
conditioning unit. The tower's windows feature 360 -degree views of the surrounding area.
Art on the Fremont Bridge
This opportunity marks the fourth art project associated with the Fremont Bridge's towers. In the 1990s, Rod-
man Miller's neon "Rapunzel" and "Elephant and Child" artworks were installed in the bridge's northern towers,
where they remain. In 2005, artist Daniel Mihalyo recommended the creation of a bridge tower artist studio in an
SDOT Art Plan he authored as part of an artist residency at SDOT. In 2009, artist Kristen Ramirez was selected
as the bridge's first artist -in -residence and produced a temporary sound installation on the bridge combining oral
histories with found sound. In 2016, writer Elissa Washuta used the tower as her writer's studio from which she
researched and wrote two long -form essays about the history of Seattle's topography and waterways. This oppor-
tunity marks the first time an artist residency at this bridge is being offered to the music community.
More information about the bridge can be found at:
Seattle Department of Transportation
www.seattle.gov/transportation/bridges
SDOT Art Plan 2005
www.seattle.gov/transportation/artplan
Elissa Washuta, Writer in Residence, 2016
www.washington.edu/news/2016/06/21 /qa-essayist-elissa-washuta-on-being-the-fremont-bridges-first-writer-in-
residence-another-recent-award-and-her-upcoming-book
Kristen Ramirez, Artist in Residence, 2009
www.kristenramirez.com/work/bridge-talks-back
Seattle Municipal Archives Collection
clerk.seattle.gov
History Link
www.historylink.org
151
Scope of Work
Residency
Last year, the Fremont Bridge celebrated its 100th birthday. This coming summer 2018, a composer/mu-
sician will undertake an in-depth exploration of the historic bridge and respond to the experience with a
sound -based project. The residency includes access to the northwest tower of the Fremont Bridge. Artists
cannot live in the tower, but may use the space as a studio, a platform for observing the bridge and its
surroundings, or as a base from which to interact with the community. Early in the residency, the artist will
be asked to meet and discuss his/her approach to the residency project with staff from ARTS and SDOT. In
consultation with staff, the artist will set studio hours and propose concepts for the musical project, its public
presentation and documentation. The artist will be required to comply with a strict safety protocol while on
the bridge, including communication with the bridge operator and restricted access to specific locations
within the bridge. The artist residency will run from June through August 2018.
Project, presentation, documentation
The residency will include an ongoing public component such as a blog or social media posts, in addition
to community engagement events. The residency will culminate in a musical work and public presentation
of the work produced while in residence. The sound piece shall represent or illuminate some aspect of the
bridge and the bridge's history, be it real or metaphorical. The artist will propose and implement public pre-
sentation(s) of the project through performance(s), public engagements, or other types of exhibition at loca-
tions and times to be determined in consultation with staff from ARTS and SDOT. While the artist retains the
copyright, the sound piece shall be made available to the public digitally, residing on the ARTS website and
potential other sites, depending on project partnerships. Where possible, ARTS staff will provide technical
assistance, introductions to community resources, and other information as needed.
Following a public presentation of the work, the artist will provide high-quality documentation of the project
for inclusion in the Municipal Art Collection. Documentation could be in the form of a CD, video/DVD, artist's
book, print materials, select objects created/exhibited as part of the project, or other appropriate forms of
documentation.
Eligibility
The call is open to established professional musicians/composers living in Seattle or within 100 miles of
Seattle. The artist selection panel will consider artistic diversity as one factor in the selection process. Artists
who are well represented or have received City Artist grants, may not be prioritized as highly as those who
have not. Students are not eligible to apply.
Budget
The project budget is $10,000 USD ($5,000 for residency, $5,000 for sound project, presentation, docu-
mentation), inclusive of all residency costs, project, presentation, documentation of the work, and applicable
taxes. Payment will be made in installments based on benchmarks established by ARTS in consultation
with the artist.
Application Deadline & Timeline
The application deadline is 10.59 p.m. (PST), Tuesday, March 20, 2018.
Tuesday, March 20, 2018, 10.59 p.m. (PST) — deadline for applications
Week of April 16 — April 20, 2018 — selection panel convenes to review applications
Week of April 30 — May 4, 2018 — finalists interviewed by selection panel
Late May 2018 — artist contracted
June, July, August 2018 — residency
Application Requirements
Applications must include:
• Letter of Interest (not to exceed 2,000 characters). Please provide a statement describing your interest
in this particular residency addressing how you are uniquely qualified for this project, as well as informa
tion about how you work, what kind of music you are involved in, what you propose to create for this
residency, and what you consider the role of music in civic life.
• Work Samples. Each artist may submit up to three (3) representative songs or compositions from their
body of work, upon which the jurists will base their decision. Applicants will provide up to three (3) links to
each song/composition via SoundCloud, Vimeo, or YouTube. Password -protected links will not be accepted,
152
due to time constraints during the panel selection process. Applicants who prefer private submissions may mail
in a CD/DVD to: Kristen Ramirez, Office of Arts & Culture, PO Box 94748, Seattle WA 98124-4748. Please note
that the selection panel will listen to songs/compositions at up to 1 minute/submission.
• Resume. No longer than two pages. Your resume should summarize your experience as a composer/
musician.
• Three References. Names, addresses, emails, and phone numbers for three professional references who can
speak to the quality of your music and your potential to succeed in this residency.
Selection Criteria
The artist will be selected on the basis of the following criteria:
• Quality of music samples
• History of on-going growth and exploration; evidence of work across genres or in collaboration with other
musicians
• Demonstration of commitment to the values of this project, which may include an interest in history, urban
infrastructure, and/or Seattle's waterways.
• Strength, creativity, and appropriateness of letter of interest
• Evidence of artistic diversity
The selection process will take place in two parts. During the first round, a panel of music professionals, SDOT
representatives and community members will review the applicants' work samples, qualifications and other ma-
terials. The panelists will identify up to four finalists to interview at a second panel meeting approximately one
month later. The panel will select one composer/musician to be awarded the residency commission.
Questions
Please email Kristen Ramirez at kristen.ramirez@seattle.gov or call 206.615.1095 with any questions about this
project.
Kristen Ramirez
Public Art Project Manager
Seattle Office of Arts & Culture and Department of Transportation
phone: 206.615.1095
email: kristen.ramirez@seattle.gov
web: www.seattle.gov/arts and www.seattle.gov/sdot
Street address: 700 Fifth Avenue, Suite 1766, Seattle, WA 98104
Mailing address: PO Box 94748, Seattle, WA 98124-4748
Commitment to Racial Equity
The Seattle Office of Arts & Culture commits to an anti -racist work practice that centers the creativity and lead-
ership of people of color - those most impacted by structural racism - to move toward systems that benefit us
all. We also acknowledge that we are on Indigenous land, the traditional territories of the Coast Salish people.
We envision a city of people whose success, safety and health are not pre -determined by their race. A city
where all artists, performers, writers and creative workers have the freedom, agency and platform to share and
amplify their stories, art, cultures and experiences. At the same time, we acknowledge that our actions - both
conscious and unconscious, past and present - have benefited some communities while limiting opportunities
and outcomes for communities of color. We work toward our vision by addressing and working to eliminate insti-
tutional racism in our programs, policies and practices.
In alignment with the City's Race and Social Justice Initiative, we seek new solutions that use arts as a strategy
to drive not only our office, but the City as a whole toward racial equity and social justice. We will continue to
break barriers and build arts -integrated tools that challenge the status quo, and push us toward the inclusive
society we envision.
If you have any questions about our commitment, or would like to know more about the work we are doing,
please call us at (206) 684-7171 or email at arts.culture@seattle.gov.
153
framework
154
TUKWILA
ARTS
Tukwila Municipal Arts Plan
01
TYPES OF PROJECTS
The spectrum of art and culture in Tukwila will include:
• Art at purposely selected civic buildings
• Art and culture that highlights the particul
places that make Tukwila unique
• Community engagement projects that
emphasize the creative process
• Community -wide culturally -based gatherings,
events and performances
Clark Weigman. Soundings
tigirrt._-47- le
Community process for Multiplicity, John Fleming, Artist
City of Tukwila, Backyard Wildlife Festival
THE RIVER
WHAT CAN
ART DO?
• Art can help people connect to
the river:
• Art can mark access points to
the river with large scale, joyful
installations.
• Art can mark sequence along the
river
• The art could also define the
Tukwila segment of the Green
River Trail
• Increase the attractiveness of
the river as a destination as a
beautiful and humane place
• Build on the successful events
already taking place near the river
01
CO
TIB
TUKWILA INTERNATIONAL BOULEVARD
WHAT CAN
ART DO?
Use banners, signage, and
architectural and landscape
elements to "advertise" the new
identity throughout the TIB District
—Comprehensive Plan 8-24
• Art can give identity to
International Boulevard
as a place with a rich
culture and home to
ethnic businesses
• Art can jump start
a transformation of
International Boulevard,
as new businesses and
new urban form take
shape
• Art bring color and
beauty to International
Boulevard.
SOUTHCENTER DISTRICT
WHAT CAN ART DO?
• Art can help Tukwila kick-
starting their plans and help
people imagine what the
visions might feel like.
• Art can mark important
places and help people find
their way to destinations.
• Art can create and define
space, making places that
attract people and activities.
TUKWILA VILLAGE
WHAT CAN ART DO?
• Arts and culture can enliven
and engage the community at
many levels, sharing culture and
celebrations with music, dance,
art, traditions, and food.
• Arts and culture at Tukwila
Village can be a model of the
value of community engagement
for other developments
ARTIST -IN -RESIDENCE
PROJECTS
WHAT CAN AN AiR
ACCOMPLISH?
interactions and public
space(s) - indoor, outdoor
and online
• Provide multiple, connected
opportunities for the
community to engage with
an artist
• Broaden the experiences
community members have
with others
• Contribute to generating a
sense of civic pride
162
City of Tukwila
City Council Community Development & Neighborhoods Committee
COMMUNITY DEVELOPMENT & NEIGHBORHOODS COMMITTEE
Meeting Minutes
April 24, 2018 - 5:30 p.m. - Hazelnut Conference Room, City Hall
Councilmembers: Kate Kruller, Chair, Kathy Hougardy, Zak Idan
Staff: Rick Still, Tracy Gallaway, Stacy Hansen, Jack Pace, Minnie Dhaliwal, Laurel
Humphrey
Guests: Carolyn Law, artist, & Lesley Bain, Framework Cultural Placemaking; Mike
Pruett, Segale Properties, LLC
CALL TO ORDER: Chair Kruller called the meeting to order at 5:30 p.m.
I. BUSINESS AGENDA
A. Community Development Block Grant Application: Minor Home Repair Program
Staff is seeking Council approval to submit an application to King County requesting
$110,000 in Community Development Block Grant funds for the 2019 Minor Home Repair
Program. The City of Tukwila Human Services Department will continue to serve as fiscal
administrator for the cities of Tukwila, SeaTac, Des Moines and Covington. If granted, each
City will be designated $25,875. In 2017, contractors served 19 unduplicated households in
Tukwila. UNANIMOUS APPROVAL. FORWARD TO MAY 7, 2018 REGULAR CONSENT
AGENDA.
Resolution: Adopting Tukwila Municipal Arts Plan
Staff is seeking Council approval of a resolution that would adopt a Tukwila Municipal Arts
Plan. The Plan was developed with input from the community and serves as a conceptual
framework and strategic approach to art in the City. An accompanying implementation plan
includes a draft list of projects and cultural events that could link to the focus areas identified
in the Plan. The four theme areas identified in the Plan are the River, Tukwila International
Boulevard, Southcenter District, and Tukwila Village. To begin implementing the Plan, staff is
recommending the hiring of Artists -in -Residence to work on projects at Tukwila International
Boulevard and the River. Funding for art projects comes from eligible capital funds that are
transferred to the Municipal Arts Fund per TMC 2.30.050. UNANIMOUS APPROVAL.
FORWARD TO MAY 14, 2018 COMMITTEE OF THE WHOLE.
C. Grant Application:
Staff is seeking Committee approval to apply for Recreation Conservation Office - Washington
Wildlife and Recreation Program (WWRP) grant funding to purchase property on South 116th
Street along the Green River, due by March 5, 2018. The current property owner has expressed
enthusiastic interest in having his property help meet riverbank restoration needs and provide
recreational opportunities. The property is located in close proximity to City major capital
163
164
COUNCIL AGENDA SYNOPSIS
Meeting Date
Prepared A)
Mayor's review
Council review
05/14/18
RB
(^ .�
j�
❑ Ordinance
Aug Date
n Bid.'azvard
AI{g Date
❑ Public Hearing
Altg Date
❑ Other
AIlg Date
C.VI'I'AR)RY 11 Disruesion
,1 k1 Date
SPONSOR ❑Council
❑iJR DCD ❑Finance Fire TS' P&R ❑Police ❑PIE"' ❑Court
V1Mayor
SPONSOR'S Staff is seeking Council consensus to move forward to the Design Development phase of
SUMMARY the Justice Center.
RI:A'II,AV'I'.D DY ❑ C.O.W. Mtg. ❑ CDN Comm
❑ 'Trans &Infrastructure ❑ Arts Comm.
DATE: 5/7 & 5/8
11 Finance
ITEM INFORMATION
ITEM No.
4.D.
STAFF SPONSOR: RACHEL BIANCHI
ORIGIN;U.AGI:ND,A DAlI'',: 5/14/18
,\GI:ND.\ HEM TIT1.1 l.1: Justice Center Schematic Design and Cost Estimate
5/14/18
❑ Motion
,l fig Date
❑ Resolution
Altg Date
❑ Ordinance
Aug Date
n Bid.'azvard
AI{g Date
❑ Public Hearing
Altg Date
❑ Other
AIlg Date
C.VI'I'AR)RY 11 Disruesion
,1 k1 Date
SPONSOR ❑Council
❑iJR DCD ❑Finance Fire TS' P&R ❑Police ❑PIE"' ❑Court
V1Mayor
SPONSOR'S Staff is seeking Council consensus to move forward to the Design Development phase of
SUMMARY the Justice Center.
RI:A'II,AV'I'.D DY ❑ C.O.W. Mtg. ❑ CDN Comm
❑ 'Trans &Infrastructure ❑ Arts Comm.
DATE: 5/7 & 5/8
11 Finance
Comm.
Comm.
CIL-\IR: HOUGARDY/QUINN
11 Public Safety Comm.
❑ Parks
COMMITTEE
❑ Planning Comm.
RECOMMENDATIONS:
SPONSOR/ADMIN.
CMIMIT1.1N
Mayor's Office
Unanimous Approval from PS Committee to move to C.O.W.
COST IMPACT / FUND SOURCE
E\PI•:NDI'I'URI' RI:QUIRI:D AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
MTG. DATE
ATTACHMENTS
5/14/18
Informational Memorandum dated May 1, 2018
Justice Center Schematic Design Presentation
Minutes from the Public Safety Committee meeting of 5/7/18
.1,_i_
166
TO:
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
Public Safety Committee
Finance Committee
FROM: Rachel Bianchi
CC: Mayor Ekberg
DATE: May 1, 2018
SUBJECT: Justice Center Schematic Design and Updated Fire Station Budget
ISSUE
The City has completed Schematic Design of the Justice Center. As the Council's Program
Management Quality Assurance (PMQA) Consultant has indicated, the end of Schematic
Design provides the owner with the first "real" budget number for the project. At the end of the
programming phase, the budget for the Justice Center was increased to $68.5 million, largely
due to cost escalation and market conditions. The Schematic Design estimates confirm this
budget.
BACKGROUND
The Justice Center will hold the City's Police Department, Municipal Court and Emergency
Operations Center. It will provide a seismically safe, efficient facility for City staff and better
access to key City services for the public. Stakeholders from the Police Department, Court and
EOC have been directly involved in the planning and design of the facility, which features the
following:
• Conference center area allows for flexible use by City staff and the community that morphs
into the Emergency Operations Center during an activation; this maximizes the use of
key space.
• Modern Court facilities, including necessary private meeting rooms, holding area, and
probation spaces.
• Critical police functions addressed, including records area, evidence, training facilities and
team areas to facilitate teamwork.
• NeighborHUB theme that creates a joint staff room area for co-worker collaboration.
• Planned areas for future expansion (second court room when needed, additional office
space for the Police Department).
The pre-program Justice Center square footage was targeted at 45,500. While the architects
and stakeholders worked to produce a design at that square footage, it was determined that the
loss of key functions in the building were not acceptable and the building as currently designed
is at 47,200. The City's General Contractor/Construction Management firm, BNBuilders (BNB),
confirmed that the savings was less than $350,000 to achieve the 45,500 square footage. Key
efficiencies lost in the 45,500 SF design include the hallway in the conference center, requiring
public access to that space to go through the Police Department, loss of evidence storage,
training space and an interview room in the Police Department, and reduction to one holding cell
in the Court. The 47,200 SF version is what was estimated at $68.5 million.
Similar to the process with the fire stations, once Schematic Design was finished, DLR Group's
cost estimator, Roen, and BNB, independently of each other, developed cost estimates for the
Justice Center. Both initial cost estimates came within less of one percent of each other and the
two organizations have agreed to the $68.5 million budget. The ability to have a GC/CM on
167
INFORMATIONAL MEMO
Page 2
board early and intimately involved in the Schematic Design effort directly led to this successful
cost estimate reconciliation.
RECOMMENDATION
Staff is seeking committee approval to forward this issue to the May 14, 2018 Committee of the
Whole meeting for consensus with a recommendation that the City continue into the Design
Development phase for the Justice Center. The Council's PMQA Consultant concurs with the
staff recommendation.
Despite the budget challenges, the need for a modern, Justice Center remains very real, for the
broader community and for the staff that work in these facilities. Staff recommends moving
forward to the next phase, Design Development, while the Finance Committee continues its
work to identify strategies for closing the financial gap on the Public Safety Plan. Roen, the cost
estimator for DLR Group estimates that cost escalation for this project is $115,000 per month.
The Council will continue to have multiple decision points in the future that provide "off ramps" if
so desired.
ATTACHMENT
Justice Center Schematic Design Presentation
168 W.12018 Info MemoslJusticeCenterDesign.doc
TUKWILA JUSTICE CENTER
LARGE TREES
MEDIUM TREES 70
SMALL TREES 124
SHRU RIGROUNDCOVE R AREA: 4.201113 SF
STORMWATER 0 ETENTPON AREA' 6200 SF
LAWN AREA
' CONCRETE AREA:
ASPHALT AREA
51TE FURNISHINGS :
4050 SF
17500 SF
73000 SF
200 LF
ASPHALT
Cri
IS S
PAVEMENT TYP
SD DRAFT VERSION - 2018-04-06
SHRUB!
GROLJ NDCOVER
AR EA. TYP
CONCRETE
PAVEMENT, TY P
- CONCRETE, STEEL,
LANDSCAPE + SITE PLAN CONCEPT
TUKWILA JUSTICE CENTER
FIRST FLOOR
SALLY
SALLY
N
8 16 32
FUTURE COURTROOM
LEVEL 1 AREA TOTAL FACILITY GROSS SF AREA
Police 13,583 Police 28,154
EOC 1,906 EOC 1,906
Courts 9,571 Courts 9,571
Shared Spaces 5,260 Shared Spaces 5,260
Building Support 4,728 Building Support 4,983
Total 31,864 GSF Total 46,690 GSF
SECOND FLOOR
0
o 0
0
16 32
LEVEL 2 AREA TOTAL FACILITY GROSS SF AREA
Police 14,571 Police 28,154
EOC EOC 1,906
CourtsCourts 9,571
Shared Spaces — Shared Spaces 5,260
Building Support 255 Building Support 4,983
Total 14,826 GSF Total 46,690 GSF
COST ESTIMATE
CITY OF TUKWILA
Public Safety Plan
Justice Center
Conceptual udget Summary
YOE $ (in thousands)
FUNDING SOURCE - ased on Initial Project Costs
YEAR OF EXPENDITURE (YOE) SUM MARY
Justice Center
A/E Services (both design & CA)
11/16/17
UTGO (voter-
approved)
Impact Fees
General
Fund
Enterprise
Funds
TOTAL
Fire Stations
18,824
4,750
858
-
24,432
Justice Center
28,629
-
-
-
28,629
Public Works Shop
-
-
14,747
14,746
29,493
Facilities Total
47,453
4,750
15,605
14,746
82,554
Fire Apparatus/Equipment
29,932
-
-
-
29,932
Public Safety Plan Total
$ 77,385
$ 4,750
$ 15,605
$ 14,746
$ 112,486
PROJECT COSTS
Justice Center Program -INITIAL UDGETESTIMATE
Project Category
Justice Center
A/E Services (both design & CA)
2,292,714
Permits/Fees
439,890
Construction for uilding (pre -con, const, tax)
16,532,615
Construction for Site Development
-
Construction Related Costs (incl bond)
1,034,797
PM Services (incl other prof svcs)
_ 1,269,789
Contingency (incl Construction & Proj)
1,059,195
Land Acquisition
6,000,000
TOTAL
28, 629, 000
Justice Center - UDGET ESTIMATE (Schematic Design, May2018)
FUNDING
GAP
Project Category
Justice Center
A/E Services (both design & CA)
3,500,000
1,207,286
Permits/Fees
700,000
260,110
Construction for uilding (pre -con, const, tax)
26,477,794
9,945,179
Construction for Site Development (incl ROW)
12,260,884
12,260,884
Construction Related Costs (incl bond)
2,112,639
1,077,842
PM Services (incl other prof svcs)
1,594,000
324,211
Contingency (incl Construction & Project)
5,757,731
4,698,536
Contingency for Site Contamination (soils, hazmat)
750,000
750,000
SU TOTAL
53,153,048
30,524,048
Land Acquisition
14,133,295
8,133,295
Contingency for Land Acquisition
1,250,000
1,250,000
TOTAL
68,536,343
39,907,343
NEXT STEPS
•COUNCIL CONSENSUS TO PROCEED
•DESIGN DEVELOPMENT
•TARGET VALUE COORDINATION WITH GCCM
•COORDINATION WITH CITY OF TUKWILA
PLANNING AND PARKS DEPARTMENT
•EARLY CONSTRUCTION PACKAGES FOR GCCM
City of Tukwila
City Council Public Safety Committee
PUBLIC SAFETY COMMITTEE
Meeting Minutes
May 7, 2018 - 5:30 p.m. - Hazelnut Conference Room, City Hall
Councilmembers: Kathy Hougardy, Chair; Dennis Robertson, Thomas McLeod
Staff: David Cline, Rachel Bianchi, Chris Flores, Peggy McCarthy, Eric Dreyer, Ben
Hayman, William Rodal, Henry Hash, Bruce Linton, Laurel Humphrey
Guests: Justine Kim & Ethan Bernau, Shiels Obletz Johnsen; Steve Goldblatt, consultant;
Erica Loynd & Lori Coppenrath, DLR Group
CALL TO ORDER: Chair Hougardy called the meeting to order at 5:30 p.m.
I. ANNOUNCEMENT
II. BUSINESS AGENDA
A. Legislation related to Hazardous Materials Incident Responses
Staff is seeking Council approval of an ordinance and a resolution that would allow the City to
recover the cost associated with responding to hazardous materials incidents. The proposed
ordinance would reenact TMC 6.14, "Hazardous Materials Cleanup," to include new language
requiring those responsible for a hazardous materials incident to assume responsibility for the
cost of the response. The resolution would amend the Fire Department Fee Schedule to include
a $250 minimum fee for hazardous incident response plus any "extraordinary costs" as defined
in the code. UNANIMOUS APPROVAL. FORWARD TO MAY 14, 2018 COMMITTEE OF THE
WHOLE.
B. Fire Department Apparatus Equipment Purchase
Staff is seeking Council approval to purchase outfitting equipment in an amount not to exceed
$235,000.00 for the two Fire engines and ladder truck approved by Council in February 2018.
Existing department inventory will be transferred to the new apparatus if it is still serviceable.
As follow up to the April 16, 2018 Committee discussion, staff presented a list detailing the
estimated equipment costs for one Pierce Aerial #5905 and two Pierce Pumpers #5904 and
#5906. UNANIMOUS APPROVAL. FORWARD TO MAY 21, 2018 REGULAR CONSENT AGENDA.
C. Justice Center Schematic Design and Updated Budget
*Staff is seeking Council approval to proceed with the Design Development phase of the new
Justice Center building. Schematic Design is now complete, providing the Council with the first
predictable budget for the project, which is verified at the $68.5 million estimated at the end of
the programming stage. The schematic design is for a 46,690 square foot building. The pre-
program square footage was targeted at 45,500, but it was not possible to design a building that
size without losing key functions. The building design reflects the collaborative effort of the
stakeholders in Police, Court, and Emergency Operations. The proposal includes a flexible
175
Public Safety Committee Minutes May 7, 2018
conference area, modern court facilities, police functionality, joint staff areas, and planned
areas for future expansion if needed. Schematic design represents 30% design while design
development will be 60%. UNANIMOUS APPROVAL. FORWARD TO MAY 14, 2018 COMMITTEE
*
OF THE WHOLE.
D. Public Safety Plan Financing
Staff updated the Committee on the work that the Finance Committee has been doing on Public
Safety Plan financing, specifically developing potential strategies to address the budget gap
that has resulted from market conditions. The Finance Committee has been reviewing these
strategies since February, and have discussed debt capacity, impact fees, land sales, REET, new
revenue options, general fund and capital improvement prioritization, and more. The Finance
Committee has requested information on the overall budget forecast for the City and the six-
year financial plan before it can make a recommendation to the Full Council. Once the Council
makes a final decision, an open house for the public will be held. DISCUSSION ONLY.
III. MISCELLANEOUS
The 2018 Public Safety Committee Work Plan was included in the packet for Councilmember
reference.
Adjourned 6:51 p.m.
Committee Chair Approval
176
COUNCIL AGENDA SYNOPSIS
1 uitials
Meeting Date
Prepared by
Mayor's review
Council review
05/14/18
CF
of costs for
adopting revised
response to Hazardous Materials incident
fire department fee schedule.
05/21/18
CF
❑ Bid , lward
Mtg Date
❑ Public Hearing
A1tg Date
❑ Other
Mtg Date
C.CI'I?GORY /1 Discussion
i1 Resolution
/1 Ordinance
Mtg Date
Mlg Dale 05/21/18
Mtg Dade 05/21/18
SPONSOR ❑Council❑Mayor HR ❑DCD Finance
ITEM INFORMATION
ITEM No.
4.E.
S'1':\FF SP( )\SOR: JAY C. WITTWER
ORIUIN.\I, :\cll•:N1).\ D,VI I:: 05/14/18
AGENDA ITEm i Trrl,E
Ordinance authorizing
and a resolution
recovery
repealing and
of costs for
adopting revised
response to Hazardous Materials incident
fire department fee schedule.
05/14/18
❑ Motion
A 1tg Date
❑ Bid , lward
Mtg Date
❑ Public Hearing
A1tg Date
❑ Other
Mtg Date
C.CI'I?GORY /1 Discussion
i1 Resolution
/1 Ordinance
Mtg Date
Mlg Dale 05/21/18
Mtg Dade 05/21/18
SPONSOR ❑Council❑Mayor HR ❑DCD Finance
❑P&R Police ❑P1V ❑Court
I Fire TS
SPONSOR'S Repealing Resolution NO. 1883 and adopting a revised fee schedule will allow the city to
SuMNI,\RY recover portions of costs at rates updated to be more reflective of current operations and
related expenses. Repealing Ordinance NO. 1519 and reenacting TMC Chapter 6.14
authorizes the recovery of costs associated with responses to Hazardous Materials
incidents within the City of Tukwila.
RI?VIEWIM BY ❑ C.O.W. Mtg. ❑ CDN Comm ❑ Finance Comm.
❑ Trans &Infrastructure ❑ Arts Comm. ❑ Parks Comm.
DATE: 05/07/14 COMMITTEE CHAIR: HOUGARDY
/1 Public Safety Comm.
❑ Planning Comm.
RECOMMENDATIONS:
SPONSOR/AD:AIIN.
COMMITTEE
Fire Department
Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EX RIIQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$N/A $N/A $N/A
Fund Source: N/A
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
05/14/18
MTG. DATE
ATTACHMENTS
05/14/18
Informational Memorandum dated 05/01/18
Ordinance and Resolution in Draft Form
Minutes from the Public Safety Committee meeting of 5/7/18
05/21/18
178
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Public Safety Committee
FROM: Jay C. Wittwer, Fire Chief
BY: Chris Flores, Assistant Fire Chief
CC: Mayor Ekberg
DATE: 05/01/18
SUBJECT: Ordinance authorizing recovery of costs for response to Hazardous
Materials incidents. Resolution repealing and adopting revised fire
department fee schedule.
ISSUE
Repealing Resolution NO. 1883 and adopting a revised fee schedule will allow the city to
recover portions of costs at rates updated to be more reflective of current operations and related
expenses. Repealing Ordinance NO. 1519 and reenacting TMC Chapter 6.14 authorizes the
recovery of costs associated with responses to Hazardous Materials incidents within the City of
Tukwila.
BACKGROUND
The current Fire Department Fee Schedule is obsolete based upon current operating costs
related to the provision of services external to emergency response. Recent changes in state
law provide for the recovery of extraordinary costs related to Hazardous Materials spills or
releases associated with Motor Vehicle and Transportation accidents/incidents or spills and
releases associated with incidents of other origin, an example being an industrial spill or release
in a commercial facility.
DISCUSSION
Some of the operational costs associated with response to Hazardous Materials incidents and
other extraordinary incidents can be placed upon the responsible party/parties. Fire Department
Fees can be updated to be more reflective of costs associated with the provision and
administration of permits, plan review, and inspections.
FINANCIAL IMPACT
Revenue projections have not been developed. Existing tools will be utilized to monitor and
track impacts to revenue.
RECOMMENDATION
The Council is being asked to approve the resolution and ordinance and consider this item at
the May 14, 2018 Committee of the Whole meeting and subsequent May 21, 2018 Regular
Meeting.
ATTACHMENTS
Ordinance in Draft Form
Resolution in Draft Form
179
180
JA‘ r Tor
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, REPEALING ORDINANCE
NO. 1519; REENACTING TUKWILA MUNICIPAL CODE
CHAPTER 6.14, "HAZARDOUS MATERIALS CLEANUP,"
TO AUTHORIZE THE RECOVERY OF COSTS
ASSOCIATED WITH RESPONSES TO HAZARDOUS
MATERIALS INCIDENTS WITHIN THE CITY OF TUKWILA
RESPONSE AREAS; PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, there are occasions when the City of Tukwila must respond to
hazardous materials incidents, as defined by RCW 70.136.020, to protect the public
from actual or threatened harm; and
WHEREAS, such incidents may require special cleanup activities, such as causing
the contents of a vehicle to be deposited upon a street or highway, or its appurtenances;
and
WHEREAS, such incidents may require traffic control, scene safety, detours,
removal of debris resulting from the incident, hazardous material control and hazardous
material removal; and
WHEREAS, the individual who willfully or negligently caused such incidents should
be liable for the costs of the City of Tukwila's response to the incident; and
WHEREAS, RCW 4.24.314(2) provides that "Any person, other than a person
transporting hazardous materials or an operating employee of a company, responsible
for causing a hazardous materials incident, as defined in RCW 70.136.020, is liable to a
municipal fire department or fire district for extraordinary costs incurred by the municipal
fire department or fire district, in the course of protecting the public from actual or
threatened harm resulting from the hazardous materials incident, until the incident
oversight is assumed by the department of ecology;" and
WHEREAS, RCW 4.24.314(3) defines "extraordinary costs" as "those reasonable
and necessary costs incurred by a governmental entity in the course of protecting life
and property that exceed the normal and usual expenses anticipated for police and fire
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181
protection, emergency services, and public works. These shall include, but not be
limited to, overtime for public employees, unusual fuel consumption requirements, any
loss or damage to publicly owned equipment, and the purchase or lease of any special
equipment or services required to protect the public during the hazardous materials
incident;" and
WHEREAS, the Tukwila Fire Department is the appropriate agency to have
jurisdiction over such incidents;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Repealer. Ordinance No. 1519 is hereby repealed.
Section 2. TMC Chapter 6.14 Reenacted. Tukwila Municipal Code (TMC) Chapter
6.14 is hereby reenacted to read as follows:
CHAPTER 6.14
HAZARDOUS MATERIALS CLEANUP
Sections:
6.14.010 Definitions
6.14.020 Compliance
6.14.030 Liability for extraordinary costs
6.14.040 Incident response costs
6.14.050 Presentation of claims
6.14.060 Fees
Section 3. TMC Section 6.14.010 is hereby established to read as follows:
6.14.010 Definitions
As used in this chapter, these terms shall be defined as follows:
1. "Extraordinary costs" means those reasonable and necessary costs
incurred by the City of Tukwila. Tukwila Fire Department. and local authorities in the
course of protecting life and property that exceed the normal and usual expenses
anticipated for police and fire protection, emergency services and public works. These
shall include, but not be limited to, overtime for City employees; unusual fuel
consumption requirements; any loss or damage to City -owned equipment; and the
purchase or lease of any special equipment or services. and all processing and data
collection costs required to protect the environment. community property and the public
during the hazardous materials incident.
2. "Hazardous materials" means:
a. Materials which, if not contained may cause unacceptable risks to human
life within a specified area adjacent to the spill. seepage, fire, explosion, or other release,
and will, conseauently, reauire evacuation;
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Page 2 of 4
b. Materials that, if spilled, could cause unusual risks to the general public
and to emergency response .ersonnel responding at the scene;
c. Materials that, if involved in a fire will •ose unusual risks to emergenc
response personnel:
d. Materials reauirina unusual storage or transportation conditions to assure
safe containment; or
e. Materials requiring unusual treatment, packaging, or vehicles during
transportation to assure safe containment.
3. "Hazardous materials incident" means an incident creatina a danger to
persons, property, or the environment as a result of spillage. seepage, fire, explosion, or
release of hazardous materials, or the possibility thereof.
4. "Person" means an individual, partnership, corporation, or association.
Section 4. TMC Section 6.14.020 is hereby reenacted to read as follows:
6.14.020 Compliance
Any person transporting hazardous materials shall clean up be responsible for the
cleanup of any hazardous materials incident that occurs during transportation, and shall
take such additional action as may be reasonably necessary after consultation with the
Tukwila Fire Department in order to achieve compliance with all applicable federal and
State laws and regulations.
Section 5. TMC Section 6.14.030 is hereby reenacted to read as follows:
6.14.030 Liability for extraordinary costs
Any person responsible for causing the hazardous materials incident, other than
operating employees of the transportation company involved in the incident, is liable to
the City for extraordinary costs incurred by the City in the course of protecting the public
from actual or threatened harm resulting from the hazardous materials incident. The
liability stated in this chapter applies to an owner of a vehicle or a vehicle operated with
the owner's permission, the owner of a property or an individual on the owner's
property, or a person who willfully or negligently causes or permits such an incident to
occur.
Section 6. TMC Section 6.14.040 is hereby established to read as follows:
6.14.040 Incident response costs
Any person causing a hazardous materials incident reauirina a City of Tukwila,
Tukwila Fire Department or local authority response shall be responsible for the
extraordinary costs of the hazardous materials incident response. Such _costs shall
include, but not be limited to, traffic control, detours, scene safety, removal of debris
resulting from the hazardous materials incident, hazardous material control and
hazardous material removal.
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Page 3 of 4
183
184
Section 7. TMC Section 6.14.050 is hereby established to read as follows:
6.14.050 Presentation of claims
The City of Tukwila, Tukwila Fire Department and local authorities may present
claims for liability under this chapter. bring actions for recovery thereon. and settle and
compromise, in their discretion, claims arisina under this chapter.
Section 8. TMC Section 6.14.060 is hereby established to read as follows:
6.14.060 Fees
Fees related to incident response costs and "extraordinary costs" shall be in
accordance with the Fire Department Fee Schedule adopted by resolution of the City
Council.
Section 9. 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 10. 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 11. 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:
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A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUKWILA, WASHINGTON, REPEALING
RESOLUTION NO. 1883 AND ADOPTING A
REVISED FIRE DEPARTMENT FEE SCHEDULE.
WHEREAS, the City has analyzed current Fire Department fees for permits, plan
review and re -inspections; and
WHEREAS, the City Council wishes to recover a portion of the City's costs for
processing of permit applications, plan reviews and re -inspections; and
WHEREAS, adopting Fire Department fees in a separate document will improve
clarity and accessibility and allow them to be more easily updated in the future; and
WHEREAS, the City of Tukwila desires to assess a fee in conjunction with
preparedness and response costs to all incidents where a liable party is responsible for
said action; and this cost will begin to offset, but is not limited to, special education and
training requirements of personnel, cleaning of equipment and turnouts, wear and tear
of equipment, staffing costs, fuel consumption, loss or damage to publicly -owned
equipment, and the purchase or lease of any special equipment or services required to
protect the environment, community property and the public;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. Repealer. Resolution No. 1883 is hereby repealed.
Section 2. Fire Department Fee Schedule. Fire Department fees will be charged
according to the following schedule, which shall supersede any previously adopted fire
permit fee, plan review fee or re -inspection fee.
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Page 1 of 4
185
186
FIRE DEPARTMENT FEE SCHEDULE
FIRE PERMIT FEES
TYPE
Fire permits required by the International Fire Code
TMC 16.16.080
Short term permits (i.e. for food vendors); for events not to exceed
3 consecutive days in duration:
- Liquid propane permit
- Open flame permit
TMC 16.16.080
Temporary / Special Events Permit:
TMC 16.16.030
- Commercial
- Residential
PLAN REVIEW FEES
For alternative fire protection
TMC 16.16.080
Commercial:
For 1-5 devices/heads
For 6 or more devices/heads
Single-family:
Resubmittal fee
FEE
$150.00 for each permit
$25.00 for each permit
systems
$400.00
$100.00
Base fee = $200.00
Base fee = $300.00 + $2.00 per
device/head in excess of 10
Base fee = $50.00 + $1.50 per
sprinkler head in excess of 10
$300.00
For fire alarm plans
TMC 16.40.040
Commercial:
For 1-5 devices
For 6 or more devices
Base fee = $200.00
Base fee = $300.00 + $2.00 per device
in excess of 10
Single-family: Base fee = $50.00 + $1.50 per device
in excess of 10 devices
Resubmittal fee
$300.00
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Page 2 of 4
TYPE FEE
For sprinkler system plans
TMC 16.42.040
Commercial:
For 1-5 heads Base fee = $200.00
For 6 or more heads Base fee = $300.00 + $2.00 per
sprinkler head in excess of 10
Single-family: Base fee = $50.00 + $1.50 per
sprinkler head in excess of 10
Resubmittal fee
$300.00
RE -INSPECTION FEES
For new construction, tenant improvements or spot inspections
TMC 16.16.080
TMC 16.40.130
TMC 16.42.110
TMC 16.46.150
TMC 16.48.150
$100.00
For company level inspections:
TMC 16.16.080
On the follow-up inspection 30 days after the initial company level violation,
when the inspector finds that the violations have not been corrected = $60.00
On the second follow-up inspection, when the inspector finds that the
violations have not been corrected = $85.00
On the third follow-up inspection, when the inspector finds that the violations
have not been corrected = $110.00
Fee for the fourth and any subsequent follow-up inspections when the inspector
finds that the violations have not been corrected = $135.00
APPEAL FEE
TMC 16.16.090
TMC 16.40.170
TMC 16.42.150
TMC 16.46.170
TMC 16.48.170
$250.00
RECOVERY OF HAZARDOUS INCIDENT RESPONSE COSTS
TMC Chapter 6.14
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Minimum fee for incident
response costs =
$250.00. plus any
"extraordinary costs,"
as defined per
TMC Chapter 6.14.
Page 3 of 4
187
188
Section 3. Effective Date. The fee schedule contained in this resolution shall be
effective immediately.
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 Verna Seal, Council President
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
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City of Tukwila
City Council Public Safety Committee
PUBLIC SAFETY COMMITTEE
Meeting Minutes
May 7, 2018 - 5:30 p.m. - Hazelnut Conference Room, City Hall
Councilmembers: Kathy Hougardy, Chair; Dennis Robertson, Thomas McLeod
Staff: David Cline, Rachel Bianchi, Chris Flores, Peggy McCarthy, Eric Dreyer, Ben
Hayman, William Rodal, Henry Hash, Bruce Linton, Laurel Humphrey
Guests: Justine Kim & Ethan Bernau, Shiels Obletz Johnsen; Steve Goldblatt, consultant;
Erica Loynd & Lori Coppenrath, DLR Group
CALL TO ORDER: Chair Hougardy called the meeting to order at 5:30 p.m.
I. ANNOUNCEMENT
II. BUSINESS AGENDA
A. Legislation related to Hazardous Materials Incident Responses
*Staff is seeking Council approval of an ordinance and a resolution that would allow the City to
recover the cost associated with responding to hazardous materials incidents. The proposed
ordinance would reenact TMC 6.14, "Hazardous Materials Cleanup," to include new language
requiring those responsible for a hazardous materials incident to assume responsibility for the
cost of the response. The resolution would amend the Fire Department Fee Schedule to include
a $250 minimum fee for hazardous incident response plus any "extraordinary costs" as defined
in the code. UNANIMOUS APPROVAL. FORWARD TO MAY 14, 2018 COMMITTEE OF THE
WHOLE.
B. Fire Department Apparatus Equipment Purchase
Staff is seeking Council approval to purchase outfitting equipment in an amount not to exceed
$235,000.00 for the two Fire engines and ladder truck approved by Council in February 2018.
Existing department inventory will be transferred to the new apparatus if it is still serviceable.
As follow up to the April 16, 2018 Committee discussion, staff presented a list detailing the
estimated equipment costs for one Pierce Aerial #5905 and two Pierce Pumpers #5904 and
#5906. UNANIMOUS APPROVAL. FORWARD TO MAY 21, 2018 REGULAR CONSENT AGENDA.
C. Justice Center Schematic Design and Updated Budget
Staff is seeking Council approval to proceed with the Design Development phase of the new
Justice Center building. Schematic Design is now complete, providing the Council with the first
predictable budget for the project, which is verified at the $68.5 million estimated at the end of
the programming stage. The schematic design is for a 46,690 square foot building. The pre-
program square footage was targeted at 45,500, but it was not possible to design a building that
size without losing key functions. The building design reflects the collaborative effort of the
stakeholders in Police, Court, and Emergency Operations. The proposal includes a flexible
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190
Upcoming Meetings & Events
May 2018
14th (Monday)
15th (Tuesday)
16th (Wednesday)
17th (Thursday)
18th (Friday)
19th (Saturday)
> Transportation &
Infrastructure
Cmte.,
5:30 PM
(Hazelnut
(
Conference Room)
> City Council
Committee of
the Whole Mtg.,
7:00 PM
(Council Chambers)
➢ Community
Development &
Neighborhoods
Cmte.,
5:30 PM
(Hazelnut
Conference
Room)
Green Tukwila
"Duwamish
Shoreline Spring
Work Party"
2:00 PM -5:00 PM
Meet at the Green
River Trail @
BECU Campus
(12770 Gateway
Drive)
httos://forterra.ore/
> Tukwila
;mar'
Sesiety;
Cancelled
Bike to Work Day
Celebration
7:00 - 9:30 AM
Bicentennial
Park (7200
Strander Blvd.)
Green Tukwila
"Duwamish Hill
Preserve
Restoration"
10:00 AM - I :00 PM
(3800 S. 115'" St.)
httas://forterra.org/
event
Reception at the
Tukwila Heritage
and Cultural Center
commemorating
Southcenter's 50-
Year anniversary.
$10 per person.
RSVP to
206-244-4478 or
tukwilaheritagectrtt
tukwilahistory.org
event
" Arts
Commission,
5:00 PM
(Community
Center)
21st (Monday)
22nd (Tuesday)
23rd (Wednesday)
24th (Thursday)
25th (Friday)
26th (Saturday)
> Public Safety
Cmte,
5:30 PM
(Hazelnut
Conference Room)
> City Council
Regular Mtg.,
7:00 PM
(Council
Chambers)
> Finance Cmte,
5:30 PM
(Hazelnut
Conference
Room)
➢ Planning
Commission,
6:30 PM
(Council
Chambers)
Tukwila inti. Blvd.
Action Cmte's
Trash Pickup Day
9:00 - 10:00 AM
For location or
information contact
Sharon Mann
206-200-3616
Off— Leash Play Areas for Dogs!
Upper Foster Memorial Park: 13919 53' Ave S (Approx. half -acre of fenced play area, Watering station)
Crestview Park: 16200 42"d Ave S. (Approx. 1 -acre in size, Separate play areas for small and large dogs, Watering
station, Clean off station)
➢ Arts Commission: 3rd Wed., 5:00 PM, Tukwila Community Center. Contact Tracy Gallaway at 206-767-2305.
S. Civil Service Commission: 1st Mon., 5:00 PM, Human Resources Conf. Room. Contact Michelle Godyn at 206-431-2187.
Community Development and Neighborhoods Committee: 2nd & 4th Tues., 5:30 PM, Hazelnut Conf. Room. Contact Laurel
Humphrey at 206-433-8993. (A) 2018 lodging tax application from the City of Tukwila in the amount of $90,500.00 for Southcenter's
50th anniversary. (B) A briefing on Tukwila's animal regulations to include chickens and rats/rodents. (C) Zoning for homeless
services.
➢ COPCAB (Community Oriented Policing Citizens Adv. Board): 2nd Thurs., 6:30 PM, Duwamish Conference Room.
Contact Chris Partman at 206-431-2197
> Equity & Social Justice Commission: 1st Thurs., 5:15 PM, Hazelnut Conf. Room. Contact Mia Navarro at 206-454-7564.
>Finance Committee: 1st & 3rd Tues., 5:30 PM, Hazelnut Conf. Room. Contact Laurel Humphrey at 206-433-8993.
>Human Services Advisory Brd: Community Services and Engagement Office. Contact Stacy Hansen at 206-433-7180.
➢ Library Advisory Board: 1st Tues., 5:30 PM, Community Center. Contact Stephanie Gardner at 206-767-2342.
> Park Commission: 2nd Wed., 5:30 PM, Community Center. Contact Robert Eaton at 206-767-2332.
➢ Planning Commission/Board of Architectural Review: 4'h Thurs., 6:30 PM, Council Chambers at City Hall. Contact Wynetta Bivens
at 206-431-3670.
>Public Safety Committee: 1st & 3rd Mon., 5:30 PM, Hazelnut Conf. Room. Contact Laurel Hutnphrey at 206-433-8993.
>Tukwila Historical Society: 3rd Thurs., 7:00 PM, Tukwila Heritage & Cultural Center, 14475 59'u' Avenue S.
Contact Louise Jones -Brown at 206-244-4478.
>Tukwila Intl. Blvd. Action Cmte: 2nd Tues., 7:00 PM, Valley View Sewer District. Contact Chief Linton at 206-433-1815.
Transportation and Infrastructure Committee: 2nd & 4th Mon., 5:30 PM, Hazelnut Conf. Room. Contact Laurel Humphrey at
206-433-8993. (A) Strander Boulevard Extension Phase 3 BP/Olympic Pipeline Design Reimbursements. (B) Chinook Wind Grant
Application. (C) Riverton Creek Flap Gate Removal Acceptance ofSRFB Grant. (D) 53rd Ave S. - S. 137°1 St. to S 144'x' St.
Memorandum of Agreement with SCL/City of Seattle. (E) 42"d Ave S Phase 111 & Gilliam Culvert Replacement Projects Consultant
Management Supplement #1 with AECOM. (F) Annual Pavement and Repair Program Forecast Informational Update. (G)
Transportation and Infrastructure Committee 2018 Work Plan. (H) 2019 Budget Provisio for Sea Tac Int '1 Airport Impact Study.
191
Tentative Agenda Schedule
MONTH
MEETING 1 -
REGULAR
MEETING 2 -
C.O.W.
MEETING 3 -
REGULAR
MEETING 4 -
C.O.W.
May
7
14
21
29 (Tuesday)
See agenda packet
Special Presentation:
cover sheet for
Washington Recreation
this week's agenda:
and Park Association
May 14, 2018
(WRPA) Legislative
Committee of the
Citation of Merit Award
Whole Meeting.
to former City of
Tukwila Councilmember
Joe Duffie.
Consent Agenda:
Authorize the purchase
of accessory equipment
and tools to outfit Fire
Department apparatus
in the amount of
$235,000.00.
Unfinished Business:
-A resolution
adopting a Tukwila
Municipal Arts Plan.
-A fee resolution
related to billing for
Fire Department
response to HazMat
incidents.
-An ordinance
amending various
ordinances and Table
18-6, "Land Uses
Allowed by District,"
as codified in Title 15,
"Zoning," of the
Tukwila Municipal
Code, and adding
new sections to Title
18, pertaining to
Accessory Dwelling
Unit regulations
(ADUs).
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