HomeMy WebLinkAboutCDN 2018-10-09 Item 2B - Ordinance - Off-Street Parking Regulations AmendmentCity of Tukwila
Allan Ekberg, Mayor
INFOR ATIONAL ME ORANDU
To: Community Development and Neighborhoods
From: Jack Pace, Director Community Development
By: Moira Carr Bradshaw, Senior Planner
Copy: Mayor Ekberg
Date: October 2, 2018
Subject: Proposed Zoning Code Amendment related to required "off-street parking"
Issue
Should the City change the Zoning Code as relates to the location of required off-street
parking areas for municipal uses and police stations?
Background
The City is purchasing land for public parking for the Justice Center that is not adjacent to the
building but across a public street. The parking would be a stand along use on the property
and therefore not accessory to a building. There is discussion that the north parking lot
could be programmed with uses in addition to parking, but the principle use of the site would
be the required public parking for the Justice Center.
Discussion
The proposal is to modify the Zoning Code to allow off -premises parking as a conditional use
for municipal uses and police stations and to clarify the location standards for required off-
street parking.
1. Amend the Land Uses Allowed by District table (TMC Table 18-6) to allow as
conditional uses in most zones off -premises parking areas for municipal uses and
police stations.
2. Amend the off-street parking regulations Chapter (TMC 18.56) to clarify the
standards for the locating parking areas.
Changes to the City's development regulations are governed by the procedures of
"Amendments to the Comprehensive Plan and Development Regulations" chapter of the
Zoning Code (Tukwila Municipal Code (TMC) 18.80.) This proposed amendment was not on
the City's annual docket and is considered an emergency amendment that necessitates
expeditious action because it would preserve the welfare of the public, support the economic
well-being of the City, and address the absence of public facilities and services (TMC
18.80.020.)
This amendment was referred to the Planning Commission after the Community
Development and Neighborhoods Committee's public meeting on August 28, 2018.
(Attachment A) The Planning Commission held a public hearing on September 27, 2018 on
21
INFORMATIONAL MEMO
Page 2
the proposed amendment. The hearing was noticed in the Seattle Times and posted in the
Legal Notice section of the City's web page. The Commission received no testimony and
after deliberations forwards a recommendation of approval for the proposed amendment to
the City Council. (Attachment B)
Financial Impact
None.
Recommendation
Forward the draft ordinance (Attachment C) to a public hearing at the October 22, 2018
Committee of the Whole meeting for discussion and the Special Meeting on October 22,
2018 for adoption.
Attachments
A. Staff Report to Planning Commission
B. Planning Commission Meeting DRAFT Minutes 9-27-2018
C. Draft Ordinance with attachment
22 W:\2018 Info Memos\ OffStreetParking.doc
Attach ent A
Department of Community Development Jack Pace, Director
Staff Report to The Planning Commission
Prepared September 19, 2018
File Numbers: PL18-0060, L18-0070 Code Amendments
E18-0010 SEPA Checklist
Request:
Allan Ekberg, Mayor
Zoning Code amendment to modify the requirements for off-
street parking. The Planning Commission will hold a public
hearing on the proposed amendments and make
recommendations to the City Council for review and adoption.
Public Hearing: September 27, 2018. The Notice of Public Hearing was
published in the Seattle Times and the City web site.
SEPA:
Location:
Staff:
Attachments:
Proposal
A Determination of Nonsignificance was issued on September
13, 2018 with a two week comment period that ends on
September 27, 2018.
City-wide
Moira Bradshaw
A. Land Use Table Figure 18-6
B. Off -Street Parking and Loading Regulations
C. Community Development and Neighborhoods Committee Minutes
1. Amend the "Land Uses Allowed by District" table (Table 18-6) (Attachment
A) to allow stand along parking areas for municipal offices and police
stations.
2. Amend the Off-street Parking Regulations Chapter (Attachment B) to clarify
the standards for the location of off -premises parking.
Page 1 of 4
97 23
Process
This proposed change is considered an emergency per the Docket section of the Code
(TMC 18.80.020 (A)) that necessitates expeditious action to support the economic well-
being of the City and is needed to address the potential absence and availability of a
public facility and services.
The City Council's Committee on Community Development and Neighborhoods held a
public meeting on August 28, 2018 and after consideration, referred amendment of the
development regulations to accommodate off -premises parking for the Justice Center to
the Planning Commission for further review and then a recommendation to the City
Council. (Attachment C)
Background
Amendments to the development regulations are governed by Chapter 18.80 of the
Zoning Code (Tukwila Municipal Code (TMC) 18.) City staff is requesting modification to
the Zoning Code to accommodate the proposed siting and design of the City's new
Justice Center.
Per the Code, the following information is required to accompany any proposed
amendments to the development regulations.
1. What is proposed and why?
The amendment is proposed because the City is purchasing land for a municipal
facility referred to as the Justice Center that will be located on the north and
south sides of S. 150th Street on the west side of Tukwila International Boulevard.
The schematic design for the Center is to use place the facility and staff parking
on the south side of S. 150th Street and the public/customer parking on the north
side of the street. The building will provide a facility for the Department of Police,
the Emergency Management Organization, and the Municipal Court and have
conference rooms available to the public on weekends and evenings. (TMC
18.80.010 (1))
2. What are the anticipated impacts?
The anticipated impacts of locating public parking for municipal courts and police
stations as a standalone use is limited as the proposed amendment only applies
to municipal courts and police stations.
3. Why are development regulations deficient?
The existing regulations limit the development of stand-alone parking lots.
Traditional stand-alone parking lots, such as Commercial Parking and Park n
Ride facilities, are listed as permitted or conditional uses in specific zones.
Otherwise all other off-street parking may only be located on a lot with a principal
use.
Page 2 of 4
24
4. How does the proposal promote the goals of the Growth Management Act?
The proposed amendment facilitates the siting of an essential public facility and
therefore would be supported by the Growth Management Act.
5. How does the proposed amendment comply with the applicable Countywide
Planning Policies?
The proposed amendment does not contradict the Countywide Planning Policies.
6. What changes would be required in functional plans?
No change is required in the City's functional plans due to this proposed
amendment.
7. What capital improvements would be needed to support the proposed change?
No capital improvements are directly required by the proposed zoning code
amendment.
8. What other changes are required to other City codes to implement the
amendment?
No other change is required to other City codes, plans or regulations to
implement the proposed change.
Discussion
The Council must consider (TMC 18.80.050(B)) the following in deciding what action to
take on a proposed amendment:
I. Is the issue already adequately addressed in the Comprehensive Plan?
The proposal is an amendment to the development regulations and not the
Comprehensive Plan.
2. If the issue is not addressed in the Comprehensive Plan, is there a public need for
the proposed change?
The size requirements for the City's essential public facility are over 3.5 acres. The
City's choice for the facility is in a neighborhood with relatively small lots (9 were
purchased) thereby necessitating locating the facility over several blocks.
3. Is the proposed change the best means for meeting the identified public need?
The proposed changes limit the potential for stand-alone parking lots to municipal
offices and police stations and require a conditional use. A conditional use process
include public notice of surrounding property owners and residents and a public
hearing before a Hearing Examiner. The five criteria for conditional uses address
meeting the performance standards of the district in which the use will be located; be
Page 3 of 4
25
compatible with the surroundings; be in keeping with the goals and policies of the
Comp Plan; and include mitigating measures to minimize impacts.
4. Will the proposed change result in a net benefit to the community?
The proposed changes limit the potential for stand along parking lots to municipal office
and police stations; requires a conditional use process before a stand -along parking
lot may be approved; and will allow the design and the construction of the Justice
Center to proceed on schedule.
Conclusions
Per the Committee's direction, staff was to limit the scope of the proposed changes.
Police stations are a conditional use in all zones except Tukwila Valley South. A
conditional use requires a public hearing and consideration of impacts and compliance
with performance criteria. Requiring a conditional use for the off -site parking would not
delay the review process for the use and would incorporate the issue and consideration
of off -site parking into the overall siting consideration for both the use and it's needed
parking.
Attachment A and B are excerpts from the City's Zoning Code showing language
additions and subtractions that would be required to implement changes that would
allow the proposed municipal facility to move forward.
Requested Action
Recommend approval of the proposed amendments to the Zoning Code to the City
Council.
Page 4 of 4
26
Attachment 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
:ed outrigh'
:o a perm'
condititonal (subject toTMC 18 64);, u= unclassified (5uhlecttoT +IC
8.66); "S =Special Permission (Administratiue approval bythe Director)ri
io
c
60
Pai
Adult day care
A
A
A
A
A
A
A
P
Adult entertainment (subject to location restrictions')
P
P
P
P
P
Airports, landing fields and heliports (except emergency sites)
Amusement Parks
C
C
U
C
u
c
u
c
u
u
u
c
u
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
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
Beauty or barber shops
P
P
P
P
P
P
C3
C4
P
Bed and breakfast lodging for not more than twelve guests
c
C
C
Bed and breakfast lodging (no size limit specified)
c
Bicycle repair. shops
P
P
P
P
P
P
P
P
P
P
Billiard or pool rooms
P
A
P
P
P
6
P
P
P
Boarding Homes
C
c
Brew Pubs
P
c
P
P
P
P
P
P
P
P
P
Bus stations
P
P
P
P
P
P
P
Cabinet shops or carpenter shops employing less than five people
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
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
Page 1 of 11
Page 1
27
Attachment A
P - Permitted outright, A Accessory )customarily appurtenant and
incidental to a permitted use)
C=Condition al(subject toTMG18,64), U=Unclas5lfie d(subjecttoTM6 '
18,66); S_Spec'al Permission (Ad ministrativeapprova lbytheDirector )
LDR
MDR
H0R
MUO
O
ACC
NCC
RC
RCM
C(Li
tI
N!
MYCfI,
MICJH
TUS
7SO
PRO
Colleges and universities
C
C
C
C
C
C
C.
C
C6
C6
C6
P
Commercial laundries
P
P
P
P
P
P
P
Commercial Parking:
P7
P7
P7
P7
P7
P8
P8.
P8
Computer software developrnent and similar uses
P
P
P
P
P
P
P
P
P
P9
co1
P
P
P
Contractor storage yards
P
P
P
P..
P
P
Continuing care retirement facility
C
C
C
C
C
C
C
P
Convalescent & nursing homes & assisted living facility for not more
than twelve patients
C
P
P
P
C
P
P
P
P
P
P
Convalescent & nursing homes & assisted living facility for more than
twelve patients
C
C
C
C
C.
C
C
P
Convention facilities
P
P
P
P
P
P
P
Correctional institutes.
U11
U
U
U
Daycare Centers (not home -based)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Daycare Family Home (Family Child Care Horne)',
A.
A
A
A
A
A
A
A
A
A
A
Diversion facilities and diversion interim services facilities south of
Strander Blvd
U
Dormitory
C.
C
C
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
Drive-in theatres
C
C
C
C
C
C
Dwelling — Detached single family (Includes site builtmodular home or
new manufactured home). One: detached single family dwelling per
existing lotpermitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
P
P14
Dwelling- Detached Zero -Lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units
P
Dwelling -Townhouses
P _.
Dwelling —Multifamily
P
P15
P14
Dwelling —.Multi-family units above office and retail uses
P
P
P
P
C16
22/
ac
P14
Dwelling —Senior citizen housing, including assisted living facility for seniors
'see purpose section of chapter, uses sections, and development standards
P
meeting
density
and all
other
MDR
standard
P
60/ac
P
60/ac
P
60/
ac
P
60/ac
P
60/ac
C16
100
/ac
P14
ar
Dwelling unit —Accessory
A
A
A.
Page 2 of 11
P gc2
28
Attachment A
P = Permitted outright' A = Accessory (customarily appurtenant and
C =ConditiOnal )subject to TMC18.64)- U =.- Unclassified (subject to TMC
18.66); S =Special Permission (Administrative approval by the Director)
LOR
MDR
NOR
MDO
a
RCC
NCC
RC
RCM
C/L I
It
HI
MICA,
mic/H
TVS
rtO
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 arid Level 2
A
A
A
P
P
P
P
P
P
P
P
P
P
P
PP
Electric Vehicle Charging Station — Level 3, battery exchange stations, and
rapid charging stations. (TMC 18.50.140)
A
A
A
A
A
A
PP
P
P
P
PP
Essential public facilities, except those uses listed separately in any of the
other zones
U
UUUU
UUUU
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
P9/
C3
C4
P
P
Fire & Police Stations
C
C
C
C
CCCC
C
C
C
C
C
C
0
P
Fix -it, radio or television repair shops/rental shops
PPP
P
PPP
P
P
Fraternal organizations
P
P
C
P
P
P
PP
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 sqift, 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)
PPP
P
PPP
P
P
Hazardous waste treatment and storage facilities (off -site) subject to
compliance with state siting criteria (RC \iV 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
PPPPCCPP
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
PPPPP
PPP
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
PP
Libraries, museums, or art galleries (public)
C
C
P
P
P
C
P
P
P
P
P
P
P
P
PP
Manuf./Mobile home park"
C
P
Page 3 of 1 I
r, ge 3
29
Attachment 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); 5 = Special Permission (Administrative approval by the Director)
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
P19P
P
P
P
P
P
P
PP
8) 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
PPPPP
PPP
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
P19P
P
P
P
P
P
PPP
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 arid distilling included
PP
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
CCPPP
PC
Page 4 of 11
Page 4
30
Attachment A
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a
C . Conditional (subject to TIVIC 18.64)i U = Unclassified (subject toTMC
18.66); S =Special Permission (Administrative approval by tile Director)
LOR
MDR
NCR
MUO
0
RLC
NCC
RC
RCM
I
Li
NI
MICA,
MIC/14
130
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
PPP
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
UUUU
UUUUUUUU
Medical and dental laboratories
P
P
P
P
P
P
P
P
P
21
Minor expansion of an existing warehouse
5
Mortician and funeral homes
P
P
P
PP
P
C
Motels
P
P
P
P
P
C
C
PP
Movie theaters with three or fewer screens
P
22
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
pp
P9
C10
P25
C26
PP
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
CC
CCCCCCCC
Parking areas
A
A
A
A
A
AA
A
A
A
A
A
A
A
AA
Parkine areas (stand-alone) for government offices and police
C
C
C
C
CCCC
CCCCC
C
CP
stations
Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses, or commercial recreation
P
P
P
P
PPP
P
PPPPP
PPP
P
Pawnbroker
C
C
P
PP
P
P
Planned Shopping Center (mall)
P
P
P
PP
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
CC
Railroad freight or classification yards
U
U
U
U
Railroad tracks (including lead, spur, loading or storage)
PPP
P
P
P
Recreation facilities (commercial — indoor) — athletic or health clubs
P
P
P
P
P
PPP
C3
P
5
P
Recreation facilities (commercial — indoor), including bowling alleys,
skating rinks, shooting ranges
C
P
P
PP
P
P
Page 5 of II
P gc 5
31
Attachment A
P = Permitted outright; A= Accessory (customarily appurtenant and
C =Conditional (subject tOTMC 18-64); U = Unclassified fsefilecttoTMC
18.66); S =Special Permission (Administrative approval by the Director)
LDLL
MDR
HDR
MD°
°
RCC
DCC
RC
RCM
C/L I
LI
IR
MIC/L
MICiLL
IVS
1SO
PRO
Recreation facilities (commercial — outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields
C
C
C
C
Recreation facilities (public), including, but not limited to sports
fields, community centers and golf courses
C
C
C
C
C
CC
CCCCC
CC
P
Recreational area and facilities for employees
A
A
A
A
A
A
A
A
A
A
A
AA
Religious facilities with an assembly area less than 750 sq.ft.
P
P
P
P
P
P
PPP
P
P
Religious facilities with an assembly area greater than 750 sq.ft. and
community center buildings
C
CCCC
CCCC
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
UUU
U
U
U
Rental of vehicles not requiring a commercial driver's license
P
P
P
P
P
P
P
PP
Rental of commercial trucks and fleet rentals requiring a commercial
driver's license
P
PP
P
P
PP
Research and development facilities
P
P
Residences for security or maintenance personnel
A
A
A
A
A
A
AAAA
A
AA
Restaurants including drive through, sit down, cocktail lounges in
conjunction with a restaurant
P
PPPPP
PPP
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
PPP
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
PPP
P
P
P
P
C3
ca
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
CC
Sales and rental of heavy machinery and equipment subject to
landscaping requirements of TMC Chapter 18.52*
P
PP
P
P
PP
Salvage and wrecking operations
P
P
C
Salvage and wrecking operations which are entirely enclosed within a building
P
P
P
P
Schools and studios for education or self-improvement
P
P
PPP
P
PPP89p28
C10
PP
Page 6 of 11
P ge 6
32
Attachment A
P = Permitted outright; . A = Accessory (cusfomar[y appurtenant and
ineidentaiito a permitted
C=Condit ianai(subjecttoTMC18.64),U=Unclass(fled (subjecttoTMC
28.66); , 5=Spec ia!Per mission (Ad ministrat!veapproval by the Director)
LDR"
MPR "
HbR
MUO'-.
O
RCC
NCC
RC
RCM
CfLC
LI
H(
MICit
lc
'NS
TSo
PRo:
Schools, preschool, elementary, junior & senior high schools
(public), and equivalent private schools
C
C
C
C
C
CCC
C
C
C
P
(public
only)
29
Secure community transition facility
U
Self-storagefaciliti es
p
PPPPP
p
PP
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
PPPPP
PPP
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
PPP
P
P
P
P
Taverns, nightclubs
P
P
P
P
P
P31
P31
pp
Telephone exchanges
P
P
PP
P
PPPP
P
PP
Theaters,except those theaters which constitute"adult
entertainment establshments" 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 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
Watc'r utility reservoir and related facilities
U
U
U
U
U
U
U
Wireless Telecommunications Facilities (*see TMC Ch. 18.58)
P
P
P
P
PPPP
PPPPP
P
PP
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 of
Page 7
33
Attachment A
1. Adult entertainment establishments are pennitted, 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 withiuone-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 childcare 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 lineTiom 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.
cNo 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/healthclubsRetail sates and services are limited to uses of a type and size that
clearly intend to serve other pennitted 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 ofa
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 stntcture having substantial ground floor retail or commercial activi
environments are not negatively impacted by the parking use; or
Page8ofll
s and designed such that the pedestrian and commercial
Page 8
34
Attachment A
b. located at least 175 feet from adjacent arterial streets and behind a building that, combinedwith. 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 Ihnited 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:
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 pennitted 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, andTMC 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 accessory dwelling unit standards.
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 perfonnance 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. phannaceuticals and related products such as cosmetics and drugs;
c. bags,brooms, brushes; canvas, clay, clotlhing, 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.
Page -9 of 11
Page 9
35
Attachment A
20. Where the underlying zoning is Hi orTVS.
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-confonntng;
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 tenns-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 followingcriteria 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 rnanufacturing 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 thatareineligible 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 oflice 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.
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 ofa "risk potential activity/facility" as defined in RCW
71.09.020 as amended, that include:
Page 10 of 11
Page I 0
36
(3)
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensedpreschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(t) Churches, synagogues, temples and mosques; and
(g) Public libraries.
One mile from any existing secure community transitional facility or correctional institution.
Attachment A
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-I2.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 shall be taken into consideration to detennine 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 Tess than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule
or pony for each 20,000 square feet of stable and pasture area, but not more than a. total of two of the above mentioned animals shall be allowed on the same lot.
31. No night clubs.
32. Theaters for live performances only, not including adult entertainment establishments.
Page 11 of 11
37
38
Attachment B
CHAPTER 1 8.56
OFF-STREET PARKING AND
LOADING REGULATIONS
Sections:
18.56.010 Purpose
18.56.020 Chapter Application
18.56.030 Reduction of Existing Parking Spaces
18.56.040 General Requirements
18.56.050 Required Number of Parking Spaces
18.56.060 Loading Space Requirements
18.56.065 Residential Parking Requirements
18.56.070 Cooperative Parking Facility
18.56.080 Parking for the Handicapped
18.56.090 Compact Car Allowance
18.56.100 Uses Not Specified
18.56.110 Landscaping and Screening
18.56.120 Filing of Plans
18.56.130 Development Standards for Bicycle Parking
18.56.135 Electric Vehicle Charging Station Spaces
18.56.140 Administrative Variance from Parking Standards
18.56.010 Purpose
It is the purpose of this chapter to provide for adequate, convenient, and safe off-street parking and loading areas
for the different land uses described in this title.
(OrrL 1795,§3 (part). 1997; Ord„ 1758 .§1 (part). 199.5)
18.56.020 Chapter Application
Off-street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the
requirements of this chapter, at the time any building or structure is erected, enlarged or at the time there is a change
in its principal use.
(Ord. 1795 (§13 (part), 19979 Ord. 175.8§1 ( (3.70„ 1.995)
18.56.030 Reduction of Existing Parking Spaces
Any off-street parking area already in use or established hereafter shall not be reduced below the limits required
by this chapter by the construction of any addition to a building or structure, nor by the erection of an additional building
or structure on the property. Any change of principal and/or secondary use must meet the parking requirements of the
new use.
Oad 1795 §3 (part) 1997, Ord 1758 §1 (part), 19951
18.56.040 General Requirements
Any required off-street parking and loading facilities shallbe developed in accordance with the following standards:
t 4—LOCATION.
use shall require H aring Examiner approval for the entire parking lot.
a. Any required off-street parking shall be accessory to a primary use unless as allowed by
the Land Use Tables 18-2 and 18-6; Additionally, any required off-street parking area that is
located off -premises shall be -subject to compliance with the- Covenant parking standards in the
Cooperative Parking Facility section.
Page 'I Of 7
39
Attachment B
2. PARKING DIMENSIONS. Minimum parking area dimensions for surface and structured parking facilities
shall be as provided in Figure 18-6. Standard and compact parking stalls shall be allowed a two -foot landscaping
overhang to count towards the stall length.
3. TANDEM PARKING SPACES. In the MDR and HDR zones, tandem spaces (where one car is parked
directly behind another) will be allowed for each three bedroom and 1/3 of all two bedroom units. No more than 1/3 of
all project parking spaces may be tandem and all tandem parking spaces will be designed for full size rather than
compact size vehicles based on the dimensions in Figure 18-6.
4. PARKING AREA AND PARKING AREA ENTRANCE AND EXIT SLOPES. The slope of off-street parking
spaces shall not exceed 5%. The slope of entrance and exit driveways providing access for off-street parking areas
and internal driveway aisles without parking stalls shall not exceed 15%.
5. DRIVEWAYS AND MANEUVERABILITY,
a. Adequate ingress to and egress from each parking space shall be provided without moving another
vehicle and without backing more than 50 feet.
b. Turning and maneuvering space shall be located entirely on private property unless specifically
approved by the Public Works Director.
c: All parking spaces shall be internally accessible to one another without reentering adjoining public
streets. This standard does not apply to single family, duplex, triplex, fourplex or townhouse uses or where cooperative
parkinq is approved-
d. When off-street parking is provided in the rear of a building and a driveway or lane alongside the
building provides access to rear parking area, such driveway shall require a minimum width of twelve feet and a
sidewalk of at least a three-foot section, adjoining the building, curbed or raised six inches above the driveway surface.
This standard does not apply to single family, duplex, triplex, fourplex or townhouse uses.
e. Ingress and egress to any off-street parking lot shall not be located closer than 20 feet from point of
tangent to an intersection.
f. The Public Works Director or the Community Development Director may require ingress separate
from an egress for smoother and safer flow of traffic.
6. The Director may require areas not designed or approved for parking to be appropriately marked and/or
signed to prevent parking.
7. SURFACE.
a. The surface of any required off-street parking or loading facility shall be paved with permeable
pavement, which is the preferred material, or asphalt, concrete or other similar approved material(s) that maintains a
durable uniform surface and shall be graded and drained as to dispose of all surface water, but not across sidewalks.
b. Any parking stalls provided in excess of the required minimum shall use permeable pavement where
technically feasible in accordance with the Surface Water Design Manual, adopted in accordance with TMC Chapter
14.30.
c. All traffic -control devices, such as parking stripes designating car stalls, directional arrows or signs,
bull rails, curbs and other developments shall be installed and completed as shown on the approved plans:
d. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic.
e. Where pedestrian walks are used in parking lots for the use of foot traffic only, they shall be curbed
or raised six inches above the lot surface.
f. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public
right-of-way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of
head -in parking.
8. PARALLEL PARKING STALLS. Parallel parking stalls shall be designed so that doors of vehicles do not
open onto the public right-of-way.
9. OBSTRUCTIONS. No obstruction that would restrict car door opening shall be permitted within five feet
of the centerline of a parking space.
10. LIGHTING: Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue
glare or reflection on adjoining premises.
11. CURB -CUTS. All parking areas shall have specific entrance and/or exit areas to the street. The width
of access roads and curb -cuts shall be determined by the Public Works Director. The edge of the curb -cut or access
40
Attachment B
road nhoU be as required by the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in
single-family districts shall be limited to a maximum of 20 feet in width and the location shall be approved bVthe Public
Works Director.
12. PARKING STALL, Parking stalls shall not be used for permanent or semi -permanent parking or storage
of trucks or materials.
��2�8§/���1����8 ��2�����O����f�
Ord,2�1 §66, 2009� Or:i,Y7,95 §3�rt), '199":
U��Y%5B§1(pamt), YBg.5D
18.56.050 Required Number of Parking Spaces
The minimum number of off-street parking spaces for the listed uses shall be as shown in Figure 18-7, Minimum
parking requirements shall be maintained over the life of the original or primary use. Any additional uses, either
secondary or accessory in nature, must have parking available that does not impact the minimum parking of the original
or primary use. This extends to parking spaces used for park -and -fly lots or use of parking for storage or outdoor
displays, NOTE: Automobile parking requirements for TUC -RC, TUC-TOD and TUC -Pond Districts are listed in TIVIC
Section 18.28,260,
2442§1 2014: Ord, 2368 §55, 2012: Ord, 2251 §611, 2009;
18.56.060 Loading Space 'Requirements
Off-street space for standing, loading and unloading services shall beprovided iOsuch amanner aSnot tUobstruct
freedom Vftraffic movement on streets or alleys. For all office, commercial, and industrial uses, each loading space
shall consist of at least a104oOtbv3O'f0ntloading space with 14-fnOtheight o|oarannoforsmaUtruokaouVhaopjckup
trucks, or a 12'fbot by 65-foot loading space with 14'hmt height clearance for large trucks, including tractor -trailer.
These requirements may bemodified aVaType 1decision, where the Community Development CUrectVrfindsthak
such reduction will not result in injury to neighboring property, or obstruction of fire lanes/traffic, and will be in harmony
with the purposes and intent ofthis chapter.
A]n� 2368 2012Dnd, 17955, §2 fpao0 1907
18.56.065 Residential Parking and Storage Requirements
A. Parking and vehicle storage limitations on properties devoted to single-family residential use shall be as
follows:
1. Motor vehicles on property devoted to single-family residential use shall be parked on an approved
durable uniform surface that is designed to retain surface water on -site and without causing impacts. |fnecessary,
surface water may drain to street if no other design is feasible. Motor vehicles, other than those specified in TINC
Section 18.56.065.A.2` shall not be parked in setbacks except in front nrsecondary front -yard setbacks from ot[oeto.
when inadriveway that provides access 0oanapproved parking location, and isinconformance with TMCTitle 18..as
that title currently exists Vraoit may b8subsequently amended. Parking inthe rear setback for a single-family home
iSpermitted where the parking i8connected toarear alley.
2. Recreational vehicles, boats or trailers shall be parked, kept or stored on an approved durable uniform
surface and shall not be parked, kept or stored in required front yard setbacks, except for a driveway,Recreational
vehicle parkinginthesideorrearyands8tbacknisa||owed.p0VidednPr8CreaUona|Vehideiop8rkedSo3Stopmvont
access byemergency responders to'all sides 0fastructure.
3- No more than 50% of the front yard or 800 square feet, whichever is smaller, may be approveddunuU]e
uniform surface, Anapproved durable uniform surface exceeding this requirement prior k)August 25,20O4may he
maintained, but shall not be expanded, The Director VfCommunity Development may approve exceptions to this
requirement for an access driveway, particularly on pie -shaped or other odd shaped lots where it is infeasible to meet
this requirement.
4` Single-family properties nnpre-exdsting. legal lots Ufrecord containing less than 8.5DUsquare feet are
exempt from the percentages noted inTIVICSection 18,50.U85.A.3i
41
Attachment B
5. No more than six motor vehicles shall be parked on a single-family residential property of13,000 square
feet or less outsideof a carport or enclosedfor period of more than 48 hours. For purposes of this section,
11 single-family residential property" means any parcel containing a single-family residence or multiple parcels combined
containing one single-family residence, typically identified by a single address located in the LDR zone. The parking
limitations in this subsection shall apply to all motor vehicles as defined by state law with the exception of motorcycles
and mopeds.
B. Each unit in a townhouse development shall have an attached garage with parking for at least one vehicle or
a parking space in an underground garage.
C. Waiver from the requirement for number ofrequired stalls. The Director shall have the discretion 1Vwaive
the requirement to construct a portion of the off-street parking requirement if, based on a parking demand study, the
property owner establishes that the dwelling will be used primarily to house residents who donot and will not drive due
to a facto[ other than age. Such a study nh8|| ensure that ample parking is provided for residents who can drivo,
guests, caregivers and other persons who work ot the residence. |fsuch awaiver isgranted, the property owner shall
provide 8site plan, which demonstrates that inthe event ofachange 'ofuse that eliminates the reason for the 'waiver,
there isample room Onthe site to provide the number ofoff-street parking spaces required bythis Code. |nthe event
that a change of use or type of occupant is proposed that would alter the potential number of drivers living or working
at the dwelling, the application for change of use shall be conditioned on construction of any additional off-street parking
spaces required t8meet the standardsof this Code.
(Ord.2518���16, Ord. 2368 §5,7, 2072: Oral, 2199��2008,
��7@76 §021 2001)
18.56.070 Cooperative Parking Facility
A. SHARED PARKING When two nrmore property owners agree to enterinto ashared parking agreement,
the setbacks and landscaping requirements nntheir common property |ine(u)may Ue waived with that land used for
parking, driveway and/or building.
B. COVENANT PARKING: When remises parking isprovided Vnalot other than the lot ofthe use h)
which itioaccessory, the following conditions shall apply:
`
1, Off-street parkiUWthat 'is required for 3principal use may belocated off
principal usowhen that oarkinqsupply isrequired tomeet the minimum number ofoff-street parkinnspaces
^TMC 18.56,054 and provided itisaccessory to a orimam use (ngi a stand-alone parkinq area) unless
allowed by the Land Use Tables 18'2and 18-G.
4-2 1 Aoovenent between the owner or operator of the principal use that the covenant parkinq will serve, the
owner of the parking spaces, and the City stating the responsibilities of the parties shall be executed. This
covenant and accompanying legal descriptions ofthe principal use and the lot upon which the spaces are to
be located shall be recorded with King County, and copy with the recording number and parking layouts
shall besubmitted aopart Vfany permit application for development.
heo0V8nant lot must be within 800 feet ofthe primary commercial use ora shuttle service to the use
must be provided with its route, service and operations approved by the Director.
C. When any Shared orCovenant parking agreement between parties, as referenced ab0ve, is modified or
terminated, the owner ofthe parking spaces shall bnresponsible for notifying the Director. |nthis 'event, all affected
parties shall provide documentation that aminimum of5D%ofthe required minimum parking will bnavailable within SO
days following termination of the agreement, with the remainder to be available 365 daysfollowing termination ufthe
original agreement, If a variance is sought, the application must be submitted within 14 days of the signed agreement
toterminate and the reduction in parking spaces will only beallowed ifthe variance |S'approved.
D. COMPLEMENTARY PARKING: AnODqp|e08ntary use is a portion of the development that functions
differently than the primary use but is designed to serve or enhance the primary land use without creating additional
parking needs for the primary traffic generator. Up to 10&0fthe usable floor area cf abuilding Urfacility may be
occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal
use. Examples ofcomplementary uses include pharmacies in hospitals or medical offices, food courts or restaurants
in shopping center Orretail establishments,
PG
e4of7
42
AftachmeQtB
E. Applications for shared, covenant m complementary parking shall be processed a3Type 2decisions, pursuant
toTINC18j08.Q2U
18.58'080 Parking for the Handicapped
All parking providedfor the handicapped, definitions ofthe 1981Americans with Disabilities Act
(ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended UyWashington
Administrative Code, ^section 51.30.8tseq. (3Be FiouyeY8'8)
/Ood, 1795§2(,oanU^ 1997: Or 1758 J1 An=r@/ I935)
18.56-090 Compact Car Allowance
A. Amaximum of 30% of thetotal off-street parking stalls mpact cars.
B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a minimum
of eight -inch letters and maintained as such over the life of the use of both the space and the adjacent structure it
serves.
C. Dimensions ofcompact parking stalls shall conform b0the standards 'asdepicted |nFigure 1R'6gfthis chapter.
D. Compact spaces shall be reasonably dispersed throughout the parking lot.
07ni 1795 §2A»and, /9A'7: Dnt 7758§1 (part), �9951/'
18.56.100 Uses Not Specified
In the case of a use not specifically mentioned in this chapter, the .requirements for off-street parking facilities shall
be determined by the Director. Such determination shall be based upon the requirements for the most comparable
use specified in this chapter.
18-58110 Landscaping and Screening
Landscaping and screening requirements shall be as provided in the Landscape, ReoreaUon, Recycling/ Solid
Waste Space Requirements 'chapter ofthis title,
18.56120 Filing ofPlans
Detailed plans of off-street parking areas, indicating the proposed development including the location, size, shape,
design' curU'outs, adjacent streets, circulation of traffic, ingress and egress to parking lots and other features and
appurtenances of the proposed parking facility, Sha|| be filed with and eV/awed by the Community Development
DireCtor. The parking area shall be developed and completed to the required standards before anoccupancy permit
for the building may beissued, The parking lot layout shall be reviewed as part of the underlying land use or the
construction permit If the proposal includes only reconfiguring of the parking lot such as adding/deleting parking
opacgs, making changes to the interior parking lot landscaping, or altering fire lanes, but nVother land use permit or
other construction permit isrequired, thonthemothpingpmpoGa|sha||be[8vi8wed8noType2deCisinnpmcessas
outlined inTIVICSection 10^1OR.O2U.
(Ord, 2308§58 20121: Ord, Y7Q5§2 1997�
18.56.130 Development Standards for Bicycle Parking
A. Required numberparking spaces: The required number Dfparking spaces for bicycles are included
inTINC1O.58,050,Figure 18-7
B. Location:
1, Required bicycle parking must be located within 5Ofeet of an entrance to the building muse
% Bicycle iprovided within abuilding, but the location must be accessible for bicycles
C. Safety_and Security.-
1 . Legitimate bicycle spaces are individual units within ribbon racks, inverted 'U'racks, locking wheel racks,
lockers, orother similar permanent structures,
43
Attachment B
3. Ifbicycle parking isnot visible from the streot,a signmust beposted indicating the location ofthe bicycle
parking spaces,
4. All bicycle parking must beseparated from motor vehicle traffic bx8barrier, curb, post, bollard nrother
similar device.
D. Process: Upon application hoand review bythe Community Development Director, subject to a Type 1
decision process as outlined in TMC Section 18,108.020, the bicycle parking requirements may be modified or waived,
where appropriate.
18.56.135 Electric Vehicle Charging Station Spaces
A. Applicability. Regulations are applicable tOall parking lots orgarages, except those that include restricted
electric vehicle charging stations.
B. Number ofstations. Nominimum number Qfcharging station spaces iarequired.
C. Minimum Parking Requirements, An electric vehicle charging station space may be included in the calculation
for minimum required parking spaces that are required pursuant to other sections of this chapter.
D. Location and Design Critetia. The provision of electric vehicle parking will vary based on the design and use
of the primary parking lot. The following required and additional locational and design criteria are provided in
recognition of the various parking lot layout options.
1 . Where provided, parking for electric vehicle charging purposes is required to include the following:
a. Signage. Each charging station space shall be posted with signage indicating the space is only for
electric vehicle charging purposes. Days and hours of operation shall be included if time limits or tow away provisions
are to be enforced. Refer to the Manual on Uniform Traffic Control Devices for electric vehicle and parking signs,
Electric Vehicle Parkinq Siqn Examples:
12"x12"
b Maintenance, Charging station equipment shall be maintained in all respects, including the
functioning ofthe charging equipment. ,4telephone number orother contact information shall beprovided Vnthe
charging station equipment for reporting when the equipment is not functioning or when other problems are
eACpunhomd.
c. Accessibility. Where charging station equipment is provided within an adjacent pedestrian circulation
area, such as a sidewalk or accessible route to the building entrance, the charging equipment shall be located so as
not tointerfere with accessibility requirements ofYVAC51`5O-005.
d. Lighting. VVh8na charging StaUVO equipment is installed, adequate Site lighting shall exist, Vn|8gS
charging is allowed during daytime hours only.
2. Charging station spaces for electric vehicles should also consider the following 'signGgeinformation:
a. Information on the charging 'station, identifying voltage and amperage levels and any time of use,
fees, 0rsafety information.
b. |OstaUoUoD of directional signs at the parking lot entrance and at appropriate decision points to
effectively guide motorists 8zthe charging station Space(S). Refer blthe Manual 0nUniform Traffic 'Control Devices for
electric vehicle and directional signs.
44
1�x 6"
12^:12^
Attachment B
18.56.140 Administrative Variance from Parking Standards
A. General:
1. A request for an administrative variance from required parking standards must be received prior to any
issuance of building or engineering permits, Administrative variances are only eligible for requests for reductions of
required parking between 1% and 10Y6. Requests for reductions from minimum parking standards in excess of 10Y6
must be made tOthe Hearing Examiner,
2. The project developer shall present all findings 'tnthe Director prior toany final approvals, including design
review, conditional use permit review, building review or any other permit reviews required bythe Director.
B. Criteria:
1. All requests for reductions inparking shall h8reviewed under the criteria established inthis section.
2. |naddition tothe following requirements, the Director may require specific measures not listed toensure
that all impacts with reduced parking are mitigated, Any spillover parking which cannot be mitigated to the satisfaction
of the Director will serve as the basis for denial. A reduction may be allowed, pursuant to either an administrative
variance or requests t8the Hearing Examiner, after:
a.All shared parking strategies are explored.
b. On -site park and ride opportunities are fully explored.
n. The site is in compliance with the CK ' he trip reduction ordinance or, if not an affected
employer as'defined Uythe Qty'Sordinance, agrees bobecome affected.
d.The site ]oatleast 3OOfeet away from asingle-family residential zone.
o. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative
effects.
C. Process:
t An applicant shall submit evidence that decreased parking will not have a negative impact on surrounding
properties or potential future uses. This may take the form of a brief report for administrative variances. Decreases in
excess uf1O96 must bemade hathe Hearing Examiner. The Director may require additional studies 'k/ensure that
negative impacts are properly miUgahad. A complete and detailed Parking Demand Study is required for requests
reviewed bythe Hearing Examiner.
2. All site characteristics should bedescribed |nthe report, including:
a. Site accessibility for transit.
b.Site proximity b7transit, with 15-Vo3Ominuteheadwayo
c` Shared use ofon-site parking,
d. 3hoMad use of off -site parking.
8'Combined on -site parking,
L Employee density.
g. Adjacent land uses.
D. Review: Applications for administrative variances for reductions below minimum parking requirements
between 1Y6and 1OY6shall b8processed asType 2decisions, pursuant t0TMCSection 181A8.O2O. Applications for
reductions from minimum parking requirements in excess of 10% shall be processed as Type 3 decisions, pursuant to
TMCSection 18.1O8,O3O.including ahearing before the Hearing Examiner.
h]ni236D§00, 2013; Ord /79562(pon), 1997)
45
46
City of Tukwila
City Council Community Development & Neighborhoods Committee
COMMUNITY DEVELOPMENT & NEIGHBORHOODS COMMITTEE
Meeting Minutes
August 28, 2018 - 5:30 p. m. - Hazelnut Conference Room, City Hall
Councilmembers: Kate Kruller, Chair; Kathy Hougardy, Zak Idan
Staff: David Cline, Brandon Miles, Moira Bradshaw, Rick Still, Craig Zellerhoff, Gail
Labanara, Tracy Gallaway, Vicky Carlsen, Laurel Humphrey
CALL TO ORDER: Chair Kruller called the meeting to order at 5:30 p.m.
I. BUSINESS AGENDA
Motion was made, seconded and carried, to move the presentation to the end of the agenda.
A. Off -Street Parking Amendment
The proposed Justice Center design includes a parking area that is across South 150th Street from
the main building. This would be a standalone use, not accessory to the building, and therefore
not allowed per the Zoning Code. Staff is seeking Committee direction on whether or not to
forward the item to the Planning Commission to make a recommendation on modifying
regulations for required off-street parking areas to allow the City to use the parcels for the
Justice Center parking. A map of the proposed Justice Center layout was distributed. FORWARD
TO PLANNING COMMISSION.
B. Proposed 2019-2020 Biennial Budget
Staff presented proposed 2019-2020 budgets for the following departments and funds:
Parks and Recreation
To help balance the City's budget, the department is proposing reductions in the areas of extra
labor staffing, supplies, and professional services. Proposals include the elimination of the
Fourth of July event and No School Day camps and reduced service levels for Camp Tukwila,
senior events, adult basketball, and cooking classes.
Land Acquisition and Park Fund (Fund 301)
King County park levy funding is currently the main source for this fund, with three projects
scheduled in 2019/2020: Parks and Recreation Open Space Plan update, development of a
potential park, and final paving of Fort Dent parking lot.
Committee members asked clarifying questions about the proposed budgets. Chair Kruller
asked staff to make the formatting of the programs associated with Priority Based Budgeting
consistent across departments where possible. FORWARD TO SEPTEMBER 10, 2018
COMMITTEE OF THE WHOLE.
47
Community Development & Neighborhoods Minutes August 28, 2018
II. PRESENTATION
Chair Kruller shared information and photographs of the Pybus Public Market located in Wenatchee,
Washington, which is a public market and community space funded by public -private partnership
open since 2013. It holds over 20 restaurants, shops and specialty stores as well as farmers market
vendors on the grounds outside. Chair Kruller noted that Pybus and similar market projects in
Olympia and Bellingham offer good examples to Tukwila leadership to keep in mind for the Tukwila
International Boulevard district. The Committee requested that the presentation be given to the
Committee of the Whole in the near future.
III. MISCELLANEOUS
Adjourned 6:41 p.m.
Committee Chair Approval
Minutes by LH
48
B
City of Tukwila
Planning Commission
PLANNING COMMISSION (PC) MINUTES
Date: September 27, 2018
Time: 7:40 PM
Location: Council Chambers
Present: Chair, Nhan Nguyen; Commissioners, Sharon Mann, Mike Hansen, Louise Strander
and Heidi Watters
Absent: Vice Chair, Dennis Martinez and Commissioner Miguel Maestas
Staff: Minnie Dhaliwal, Planning Supervisor; Moira Bradshaw, Senior Planner and
Wynetta Bivens, Planning Commission Secretary
Chair Nguyen opened the public hearing and swore in those wishing to provide testimony.
Commissioner Strander disclosed due to the subject of the stand-alone parking Wand off-street
parking, and her family owns a stand-alone parking lot in the City„ -She recused herSeifand left the
courtroom at 7:45 PM.
CASE NUMBER: L18-0070
APPLICANT: City of Tukwila
REQUEST: Zoning Code Amendment modifying the location requirements for off-stieet
parking as it relates to government offices and police stations
LOCATION: City Wide
Moira Bradshaw, Senior Planner, Department of Community Development gave the presentation
for staff. The proposal is forc. Zoning Code Amendments to Inc 1) Landuse Table that lists the
various uses allowed in the 2) Off-street parking regulations, and to clarify the locational
standards for off-street parking
Staff handed out an aerial of the propelty acquired by the City for the Justice Center that provided
sonie background on what generated the request and proposal.
PROPOSAL:
Add a new category in the LandusebTale for plaorkeiarklgnpgarehas that arem stand-alone formunicipal be
offices and police stations. To permitted as conditional use, in all
zones where police stations
currently are also conditional use , for a stand-anlot and police station.
Staff noted the followm
• The anticipated impacts for the proposal are minimum for a very targeted code amendment.
• Business parking is currently required to be located on the lot with the business.
• The proposal would be supportive of the Growth Management Act.
• Four questions in the Tukwila Municipal Code (TMC 18.80.050(b)) will be used as the
criteria to address this issue.
RECOMMENDATION:
49
Page 2
Public Hearing Minutes
September 27, 2018
Staff is recommending approval of the proposed amendments to the Zoning Code be forwarded to
the City Council.
There were no public comments.
The public hearing was closed.
DELIBERATION:
Commissioner Mann discussed using the parking lot for farmer's market. CommissioneriotWafters
stated that existing structure that is not part of the site should help screen the parking
Commissioner Hansen asked what type of notice was provided for this code amendment. Staff
clarified that the public hearing notice was published in the Seattle Times and posted onthe•ew
City's
website. Also, Justice Center is subject to design review and the Board of ArchitecturaiReview
will be making a decision on the design of the Justice Center at a future date. Additionally,evlpubric
notice for the conditional use permit and design review will include notificationof the surrounding
property owners and tenants. The Planning Commission were in consenus onforwarding the
proposed amendment as proposed by staff to the City Council for their consideration.
MOTION:
Commissioner Hansen made a motion to approve Case Number PL18-0060 and L18-0070 Code
Amendments and forward them to the City Council for their approval. Commissioner Waders
seconded the motion. The motion passed unanimously
Submitted by:
Wynetta Bivens
Planning Commission Secretary
50
Page 3
Public Hearing Minutes
September 27, 2018
51
52
c
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 AMENDING OFF-STREET PARKING
REGULATIONS AS CODIFIED IN TUKWILA MUNICIPAL CODE
CHAPTER 18.56; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila's Zoning Code, codified at Tukwila Municipal Code
Title 18, contains provisions pertaining to off-street parking regulations; and
WHEREAS, the City Council desires to update the Zoning Code to make
amendments to the City's regulations for off-street parking; and
WHEREAS, the City wishes to address the need for off -premises parking for the
Justice Center project; and
WHEREAS, the Zoning Code currently states that required off-street parking be an
accessory use on a lot; and
WHEREAS, the City believes the requirements for a secure and safe public criminal
justice facility requires the separation of certain uses; and
WHEREAS, the Department of Community Development has determined that the
proposed amendments for the location of required off-street parking areas for municipal
uses and police stations is an emergency that needs immediate consideration; and
WHEREAS, the proposed amendments will support the economic well-being of the
City; and
WHEREAS, the City finds that clarification on the location of required off-street
parking is needed; and
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Page 1 of 6 53
WHEREAS, on September 13, 2018, the City's State Environmental Policy Act
(SEPA) Responsible Official issued a Determination of Non -Significance on these
proposed amendments; and
WHEREAS, on September 19, 2018, 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 September 27, 2018, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code as described herein and recommended approval of the
amendments; and
WHEREAS, on October 22, 2018 the Tukwila City Council, following adequate
public notice, held a public hearing to receive 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, HEREBY ORDAINS AS FOLLOWS:
Section 1. Table 18-6, "Land Uses Allowed by District." Ordinance No. 2500 §3,
as codified in Tukwila Municipal Code (TMC) Chapter 18.09, is hereby amended to
modify Table 18-6: "Land Uses Allowed by District," as codified in TMC Title 18, to add
a new parking use as set forth below. The amended Table 18-6 is attached as Exhibit A.
Parking areas, for municipal uses and
police stations
c
c
c
c
c
Section 2. TMC Section 18.56.040 Amended. Ordinance Nos. 2518 §13, 2500
§24, 2368 §54, 2251 §66, 1795 §3 (part) and 1758 §1 (part), as codified at TMC Section
18.56.040, "General Requirements," are hereby amended to read as follows:
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18.56.040 General Requirements
Any required off-street parking and loading facilities shall be developed in
accordance with the following standards:
1. LOCATION.
a. Any required off-street parking shall be accessory to a primary use
except as allowed by the Land Use Tables 18-2 and 18-6;
b. Additionally, off -premises parking areas shall be sublect to compliance
with the covenant parking standards in TMC Section 18.56.070, "Cooperative Parking
Facility."
2. PARKING DIMENSIONS. Minimum parking area dimensions for surface
and structured parking facilities shall be as provided in Figure 18-6. Standard and
compact parking stalls shall be allowed a two -foot landscaping overhang to count
towards the stall length.
3. TANDEM PARKING SPACES. In the MDR and HDR zones, tandem
spaces (where one car is parked directly behind another) will be allowed for each three
bedroom and 1/3 of all two bedroom units. No more than 1/3 of all project parking
spaces may be tandem and all tandem parking spaces will be designed for full size
rather than compact size vehicles based on the dimensions in Figure 18-6.
4. PARKING AREA AND PARKING AREA ENTRANCE AND EXIT SLOPES.
The slope of off-street parking spaces shall not exceed 5%. The slope of entrance and
exit driveways providing access for off-street parking areas and internal driveway aisles
without parking stalls shall not exceed 15%.
5. DRIVEWAYS AND MANEUVERABILITY.
a. Adequate ingress to and egress from each parking space shall be
provided without moving another vehicle and without backing more than 50 feet.
b. Turning and maneuvering space shall be located entirely on private
property unless specifically approved by the Public Works Director.
c. All parking spaces shall be internally accessible to one another without
reentering adjoining public streets. This standard does not apply to single family,
duplex, triplex, fourplex or townhouse uses, or where cooperative parking is approved.
d. When off-street parking is provided in the rear of a building and a
driveway or lane alongside the building provides access to rear parking area, such
driveway shall require a minimum width of twelve feet and a sidewalk of at least a three-
foot section, adjoining the building, curbed or raised six inches above the driveway
surface. This standard does not apply to single family, duplex, triplex, fourplex or
townhouse uses.
e. Ingress and egress to any off-street parking lot shall not be located
closer than 20 feet from point of tangent to an intersection.
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f. The Public Works Director or the Community Development Director
may require ingress separate from an egress for smoother and safer flow of traffic.
6. The Director may require areas not designed or approved for parking to be
appropriately marked and/or signed to prevent parking.
7. SURFACE.
a. The surface of any required off-street parking or loading facility shall be
paved with permeable pavement, which is the preferred material, or asphalt, concrete or
other similar approved material(s) that maintains a durable uniform surface and shall be
graded and drained as to dispose of all surface water, but not across sidewalks.
b. Any parking stalls provided in excess of the required minimum shall
use permeable pavement where technically feasible in accordance with the Surface
Water Design Manual, adopted in accordance with TMC Chapter 14.30.
c. All traffic -control devices, such as parking stripes designating car
stalls, directional arrows or signs, bull rails, curbs and other developments shall be
installed and completed as shown on the approved plans.
d. Paved parking areas shall use paint or similar devices to delineate car
stalls and direction of traffic.
e. Where pedestrian walks are used in parking lots for the use of foot
traffic only, they shall be curbed or raised six inches above the lot surface.
f. Wheel stops shall be required on the periphery of parking lots so cars
will not protrude into the public right-of-way, walkways, off the parking lot or strike
buildings. Wheel stops shall be two feet from the end of the stall of head -in parking.
8. PARALLEL PARKING STALLS. Parallel parking stalls shall be designed
so that doors of vehicles do not open onto the public right-of-way.
9. OBSTRUCTIONS. No obstruction that would restrict car door opening
shall be permitted within five feet of the centerline of a parking space.
10. LIGHTING. Any lighting on a parking lot shall illuminate only the parking
lot, designed to avoid undue glare or reflection on adjoining premises.
11. CURB -CUTS. All parking areas shall have specific entrance and/or exit
areas to the street. The width of access roads and curb -cuts shall be determined by the
Public Works Director. The edge of the curb -cut or access road shall be as required by
the Public Works Director for safe movement of vehicles or pedestrians. Curb -cuts in
single-family districts shall be limited to a maximum of 20 feet in width and the location
shall be approved by the Public Works Director.
12. PARKING STALL. Parking stalls shall not be used for permanent or semi-
permanent parking or storage of trucks or materials.
Section 3. TMC Section 18.56.070 Amended. Ordinance Nos. 1795 §2 (part) and
1758 §1 (part), as codified at TMC Section 18.56.070, "Cooperative Parking Facility,"
are hereby amended to read as follows:
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18.56.070 Cooperative Parking Facility
A. SHARED PARKING: When two or more property owners agree to enter into a
shared parking agreement, the setbacks and landscaping requirements on their
common property line(s) may be waived with that land used for parking, driveway and/or
building.
B. COVENANT PARKING: When off -site premises parking is provided on a lot
other than the lot of the use to which it is accessory, the following conditions shall apply:
1. Required off-street parking may be located off -premises when that parking
supply is required to meet the minimum number of off-street parking spaces (T C
Section 18.56.050) and is provided as secondary to a principal use, except as allowed
by the Land Use Tables 18-2 and 18-6.
42. A covenant shall be executed between the owner or operator of the
principal use that the covenant parking will serve, the owner of the parking spaces, and
the City stating the responsibilities of the parties . This covenant and
accompanying legal descriptions of the principal use and the lot upon which the spaces
are to be located shall be recorded with King County, and a copy with the recording
number and parking layouts shall be submitted as part of any permit application for
development.
23. The covenant lot must be within 800 feet of the primary commercial use or
a shuttle service to the use must be provided with its route, service and operations
approved by the Director.
C. When any Shared or Covenant parking agreement between parties, as
referenced above, is modified or terminated, the owner of the parking spaces shall be
responsible for notifying the Director. In this event, all affected parties shall provide
documentation that a minimum of 50% of the required minimum parking will be available
within 90 days following termination of the agreement, with the remainder to be
available 365 days following termination of the original agreement. If a variance is
sought, the application must be submitted within 14 days of the signed agreement to
terminate and the reduction in parking spaces will only be allowed if the variance is
approved.
D. COMPLEMENTARY PARKING: A complementary use is a portion of the
development that functions differently than the primary use but is designed to serve or
enhance the primary land use without creating additional parking needs for the primary
traffic generator. Up to 10% of the usable floor area of a building or facility may be
occupied by a complementary use without providing parking spaces in addition to the
number of spaces for the principal use. Examples of complementary uses include
pharmacies in hospitals or medical offices, food courts or restaurants in a shopping
center or retail establishments.
E. Applications for shared, covenant or complementary parking shall be processed
as Type 2 decisions, pursuant to TMC Section 18.108.020.
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Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 5. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 6. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, a
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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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
Adult day care
A
A
A
A
A
A
A
P
Adult entertainment (subject to location restrictionsi)
P
P
P
P
P
P
P
Airports, landing fields and heliports (except emergency sites)
u
u
u
u
Amusement Parks
C
C
C
C
C
C
P
Animal rendering
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
2
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
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
Billiard or pool rooms
P
A
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
C11
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Page 1 of 11
Page 1
Pertrtted�otrtrr ht . Acces�o . , custotnar�l. a a
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Colleges and universities
C
C
C
C
C
C
C
C
C6
C6
C6
P
Commercial laundries
P
P
P
P
P
P
P
Commercial Parking
P7
P7
P7
P7
P7
P8
P8
P8
Computer software development and similar uses
P
P
P
P
P
P
P
P
P
C10
P
P
P
Contractor storage yards
P
P
P
P
P
P
Continuing care retirement facility
C
C
C
C
C
C
C
P
Convalescent & nursing homes & assisted living facility for not more
than twelve patients
C
P
P
P
C
P
P
P
P
P
P
Convalescent& nursing homes & assisted living facility for more than
twelve patients
C
C
C
C
C
C
C
P
Convention facilities
p
p
p
P
p
p
p
Correctional institutes
U11
U
U
U
Daycare Centers (not home -based)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Daycare Family Home (Family Child Care Home)12
A
A
A
A
A
A
A
A
A
A
A
Diversion facilities and diversion interim services facilities south of
Strander Blvd
U
Dormitory
C
C
C
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
Drive-in theatres
C
C
C
C
C
C
Dwelling — Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
P
P14
Dwelling- Detached Zero -Lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units
P
Dwelling- Townhouses
P
Dwelling —Multi -family
P
P15
P14
Dwelling — Multi -family units above office and retail uses
P
P
P
P
C16
22/
ac
P14
Dwelling —Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development standards
P
meeting
density
and all
other
MDR
standard
P
60/ac
P
60/ac
P
60/
ac
P
60/ac
P
60/ac
C16
100
/ac
P14
17
Dwelling unit — Accessory
A
A
A
Page 2 of 11
Page 2
r oh
0-1
M ea re az
[
C
C
C
C
C
C
C
C
C
[
C
P
Electrical Substation —Tmrumbsinn/Switchimg
U
u
o
U
Electric Vehicle Charging Station — Level zand Level 2
x
x
A
p
p
p
p
p
p
p
p
P
P
p
p
P
Electric Vehicle Charging Station — Level S,battery exchange stations, and
rapid charging stations. (TKx[z8.5U.z4O)
x
A
A
A
A
x
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
smended'stayhote|/mote|
p
P
p
p
p
p
,
Farming and farm -related activities
P
p
Financial, banking, mortgage, other ,em
p
p
p
P
p
p
p
p
p�ice�
C3
C«
p
p
Fire & Police Stations
C
C
c
C
C
C
C
[
C
[
C
C
[
C
C
p
nx-itradio nrtelevision repair shops/rental shops
p
p
p
p
p
p
p
p
p
Fraternal organizations
p
P
[
p
P
P
p
p
p
p
p
Frozen food lockers for individual n,family use
p
p
p
p
p
p
p
p
Garage o,carport (pnvate)not exceeding 1,5Uusq.ft.onsame lot as
residence and issubject tothe regulations affectingthemain building.
A
A
Greenhouses (noncommeoia|)and storage sheds not exceeding l'UOO
x
A
A
A
Greenhouses n/nurseries (commerciaV
p
p
P
p
p
p
p
p
p
Hazardous waste treatment and storage facilities (off-sde)mbjectm
compliance with state oitingonena(RQwChapter70.1O5)(3eenwC2z.O8)
C
C
Heavy equipment repair and salvage
p
p
p
p
p
p
*e|ipads,acceaory
C
Home Occupation *see definition and accessory use
A
4
4
A
x
A
A
x
A
«
Hospitals
C
C
C
[
C
C
C
C
P
Hospitals, sanitariums, o/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
[
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
V
U
U
U
u
u
u
U
o
U
U
u
U
u
Laundries; se|f-seme'dry cleaning, tailor, dyeing
p
p
p
p
p
p
r
p
p
p
p
p
r
Libraries, museums, orart galleries (public)
c
C
p
P
p
c
p
p
p
p
p
p
p
p
p
p
N1anuf./Mobi|ehome park"
[
p
Page 3ofll
6)
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
(3) 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 of 11
Page 4
D)
meter#Ottgiiiilar,„
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
E) Heavy metal processes such as smelting, blast furnaces,
drop forging or drop hammering
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
Marijuana producers, processors, or retailers (with state issued license)
Mass transit facilities
u
u
u
u
u
u
u
u
u
u
u
u
u
u
P
P20
u
Medical and dental laboratories
P
P
P
ID
ID
P
P
P
Minor expansion of an existing warehouse
Mortician and funeral homes
P
P
ID
ID
P
P
Motels
ID
P
P
ID
P
ID
ID
Movie theaters with three or fewer screens
ID
22
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
ID
ID
ID
P
P
P9
C10
P25
C26
ID
ID
Office or sample room for wholesale or retail sales, with less than 50%
storage or warehousing
ID
Outpatient and emergency medical and dental services
C3
C4
Park & ride lots
Parking areas
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
Parking areas, for municipal uses and police stations
c
c
c
c
c
c
c
c
c
c
c
c
Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses, or commercial recreation
P
P
13
13
ID
ID
ID
P
P
P
13
P
ID
ID
P
P
ID
Pawnbroker
P
P
ID
ID
Planned Shopping Center (mall)
ID
ID
ID
ID
P
ID
P27
Plumbing shops (no tin work or outside storage)
13
P
P
P
ID
P
ID
ID
Radio, television, microwave, or observation stations and towers
Railroad freight or classification yards
u
u
u
u
Railroad tracks (including lead, spur, loading or storage)
P
ID
ID
ID
ID
Recreation facilities (commercial — indoor) —athletic or health clubs
P
ID
P
P
13
P
P
13
C3
ID
P
ID
Recreation facilities (commercial — indoor), including bowling alleys,
skating rinks, shooting ranges
c
ID
ID
P
P
ID
P
Page 5 of 11
Page 5
6)
Q .,, w ,.,
a1t1CI t�tak tt7 E'i 1ttt�E[E;
z ,
ttzstratnre.a okia b the D��or{
r
r
v<
C
C
C
}
�
C
,
Recreation facilities (commercial — outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields
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 Tess than 750 sq.ft.
P
P
P
P
P
P
P
P
P
P
P
Religious facilities with an assembly area greater than 750 sq.ft. and
community center buildings
C
C
C
C
C
C
C
C
C
C
C
Religious facility and community center buildings
C
C
C
Removal and processing of sand, gravel, rock, peat, black soil and other
natural deposits together with associated structures
U
U
U
U
U
U
Rental of vehicles not requiring a commercial driver's license
P
P
P
P
P
P
P
P
P
Rental of commercial trucks and fleet rentals requiring a commercial
driver's license
P
P
P
P
P
P
P
Research and development facilities
P
P
Residences for security or maintenance personnel
A
A
A
A
A
A
A
A
A
A
A
A
A
Restaurants including drive through, sit down, cocktail lounges in
conjunction with a restaurant
P
P
P
P
P
P
P
P
P
Restaurants including cocktail lounges in conjunction with a restaurant
P
P
C
P
Retail sales of furniture appliances, automobile parts and accessories,
liquor, lumber/bldg. materials, lawn & garden supplies, farm supplies
P
P
P
P
P
P
P
P
Retail sales, e.g. health/beauty aids/prescription drugs/
food/hardware/notions/crafts/supplies/housewares/electronics/
photo-equip/film processing/ books/magazines/stationery/
clothing/shoes/flowers/plants/pets/jewelry/gifts/rec. equip/
sporting goods, and similar items
P
P
P
P
P
P
P
P
C3
C4
P
P
Retail sales as part of a planned mixed -use development where at least 50%
of gross leasable floor area development is for office use; no auto -oriented
retail sales (e.g., drive-ins, service stations)
P
P
Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble works, and the assembly of products from
the above materials
C
C
P
C
P
C
C
Sales and rental of heavy machinery and equipment subject to
landscaping requirements of TMC Chapter 18.52*
P
P
P
P
P
P
P
Salvage and wrecking operations
P
P
C
Salvage and wrecking operations which are entirely enclosed within a building
P
P
P
P
Schools and studios for education or self-improvement
P
P
P
P
P
P
P
P
P
P9
C10
P28
P
P
Page 6 of 11
Page 6
. ... .
Evil
MMI
OEM
Isom
gg
JIM
III, Bill
.....
Schools, preschool, elementary, junior & senior high schools
C
C
[
[
C
[
C
[
[
[
C
p
(public(pub|��andequkm�mpnva�schoob
only)��emmmunhyt
�ns��n�d| a
U
Self -storage facilities
p
P
r
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
r
Storage (outdonr)ofmaterials allowed tobemanufactured orhandled
within facilities conforming touses vnderthischapter; and screened
pursuant toTxx[Chapter 18.5z
p
p
p
p
p
P
p
p
p
Storage (outdoor)ofmaterials ispermitted uptoaheight of2Ofeet
with afront yard setback ufz5feet, and toaheight of5Ofeet with a
front yard setback ofzOOfeet; security required
p
p
p
[
C
Storm water - neighborhood detention + treatment facilities
U
U
u
U
U
u
u
p
Storm water pump station
U
u
U
o
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
eme�ainmentegab|ishmen� a�de�nedbythi�Znnin�[ode
"
p
p
p
p
p
p
p
p33
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 byapublic agency
u
u
U
U
Truck term|na|s
p
p
r
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 (*seeTrwCCh. z8J8)
P
P
p
r
p
p
p
p
p
p
p
p
p
p
p
P
p
Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within psimilar zone; and
b. Consistent with the stated purpose ofthe zone; and
cConsistent with the policies of the Tukwila Comprehensive Plan.
M
Cn
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, I-IDR, MUO, O, 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.
Page 8 of 11
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.
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 accessory dwelling unit standards.
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;
Page 9of11
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 Ell or TVS.
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:
(I) 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 fuming 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 12/1 1/1995 (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.
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28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use.
29. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or
zones are located within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as
amended, that include:
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks; publicly dedicated trails; and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
(3) One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel whichis 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 Tiealth 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.
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