HomeMy WebLinkAboutPlanning 2020-02-27 COMPLETE AGENDA PACKET/ City of Tukwila Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
HAIR HEIDI WATTERS; COMMISSIONERS DENNIS MARTINEZ, SHARON MANN, LOUISE
3TRANDER, KAREN SIMMONS, DIXIE STARK AND ANDREA REAY
PLANNING COMMISSION (PC) WORK SESSION
AGENDA
FEBRUARY 27, 2020 - 6:30 PM
CITY OF TUKWILA
I. CALL TO ORDER
II. ATTENDANCE
III. ADOPT MINUTES
IV. Motion to promote 2019 Vice -Chair to Chair for 2020.
V. Motion to elect 2020 Vice -Chair.
Work Session:
VI. CASE NUMBER: L 17-0067
PURPOSE: Accessory Dwelling Unit regulations update
LOCATION: City Wide
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
Date:
Time:
Location:
Present:
City of Tukwila
BOARD OF ARCHITECTURAL REVIEW (BAR)
MINUTES
August 22, 2019
6:30 PM
Council Chambers
Chair Dennis Martinez; Commissioners, Sharon Mann, Mike Hansen, Louise
Strander, Karen Simmons and Dixie Stark
Absent: Vice Chair Heidi Watters
N
Staff: Department of Community Development (DCD) Planning Supervisor Minnie
Dhaliwal, Senior Planner Lynn Miranda, Planr Commission Secretary Wynetta
Bivens
Adopt Commissioner Mann made a motion to ad6pt the June 27, inutes for case
Minutes: numbers L18-0056; L19-0032 and -0033. Commissioner seconded the
motion. Motion passed.
Chair Martinez opened the public hearing and swo in those wishing to provide testimony.
CASE NUMBER: L19-0053 The Confluence - Bellwether Tukwila Apartments
APPLICANT: Diana Keys, Johnson Braund, Inc.
REQUEST: Design Review application to con truct Na., 103-unit affordable housing
project. 1
LOCATION: 370 a St, Tukwila WA 98188.
Lynn Miranda, Senior Planner, DCD, asked tNessioners the appearance of fairness
questions. Commissioner Mann disclosed that d at a City Council meeting on the
development regarding the lack of parking and ound area for the project. There were no
objections fo AR to hear the case.
Ms. Mir gave an rview of the design review process, background on the site and the project,
design criteria, and went over the Development Agreement, which was approved in 2017. The
Development Agreement allows modification of several development standards, as listed in the
August 12, 2019 staff report. The proposed project meets the adopted standards that were modified
by the City Council. The project meets design criteria and building design. Staff noted that a
maximum building ength standard was waived by the Development Agreement, which was to be
determined durin review by the BAR. Staff also noted that the recreation space exceeds the
amount recommends the Development Agreement.
Staff noted they received four public comments during the comment period, as well as a fifth
comment by email on August 21 st, in addition to a comment letter from Commissioner Watters that
was provided to the Commissioners. For the record, staff verified the Commissioners did not
communicate with Commissioner Watters regarding her email.
Page 2 of 3
August 22, 2019
BAR Minutes
RECOMMENDATIONS:
1. Staff recommended the BAR approve the maximum building length.
2. Staff recommended approval of the proposed project with four conditions as noted in the
August 22, 2019 staff report.
Richard Lau, Director of Real Estate Development, Water Housing, for the applicant, provided
background information about their company. He stated this is their first development in Tukwila.
He said they were approached by the City of Tukwila to address a need for affordable housing and
displacement in the region.
Ayla Mull, Design Team, and Diana Keys, Designer of Housing, Jo raund, Inc., for the
applicant, went over the design concepts and answered questions fo ommission.
TESTIMONY:
David Puki, citizen, requested work be completed fo ility upgrades, ?Trground work and
sidewalks all at the same time on S. 152nd St, so th is torn up only once. He also said there
is not adequate parking provided on -site, he said was less than one parking space for each
residential unit.
r
Mr. Puki requested a copy of the Development Agreement or be directed to where it is located on
the website so he can understand the regulations. Staff provided Mr. Puki a copy of the
Development Agreement. Pahl
Brian Whiting, citizen, said he was representing the interest of the property owners at the Avalon
Apartment to the west of the project. He said they have great concerns regarding the height of the
building, which will overshadow their apartments. He said there are some big issues regarding;
security for their prIterty between the walkway and 152nd, such as, increased prowlers on 152nd�
the ownership of the fence between the properties, and insufficient parking for the amount of units,
and he is concerned it will cause people to park on their property. He also expressed concern that
the infrastructure cannot handle the amount of water and sewer needed.
The applicant responded to the concerns raised by Mr. Whiting. They said that the Development
AgAment allows them to build up to a 70 ft. height, but they are only building up to 55 %2 ft. A
shadow stu was completed, and the project has minimum impacts to the west and east
properties. current plan for the fence on the west property line is to maintain or replace the
fence as nee he applicant stated they are claiming neither access nor the property but are
providing a pat quired per the Development Agreement for potential future development
connection, in pre n of When the south and west property is re -developed. The connection is
only on their site and not affect the adjacent properties. The applicant also addressed Mr.
Puki's parking concerns, stating that the street parking is not inclusive in the 100 stalls and there is
a .97 ratio that meets the Development Agreement.
Chul Kim, citizen, said that his family owns the apartments on the east side of the development
and inquired about the potential impact on rental rates for one and two bedrooms in the area.
Richard Lou, for the applicant, responded to Mr. Kim's inquiry.
There was no additional public testimony.
2
Page 3 of 3
August 22, 2019
BAR Minutes
Staff provided clarification and addressed several questions for the PC.
Blake Erlanson, Landscape Architect, for the applicant, responded to questions raised concerning
lighting along the pathway on the west side of the property. He also addressed security for the
play area.
The Commissioners expressed concerns regarding the parking issue and the applicant addressed
several questions. The applicant also addressed the PC inquiries regarding utilities, water, sewer
and lighting.
Chair Martinez read an email the Commissioners received from C
absent. The email addressed questions and comments regarding lar.
suggested materials. The applicant addressed Commissioner Wat
some requests in the email were not required of them, per the
The applicant also answered several additional
The public hearing was closed.
DELIBERATION:
Commissioner Mann said that she feels disappointed
Agreement does not allow the Commission to address
She said it is out of their control at this time. mlkkh,
MOTION: W I
Commissioner Mann in*
d to approve Case
staff s findings, conclusions, recommendations,
ier Watters who was
tree species and
its and mentioned
for
ssioner that the Development
issues raised by the community.
L19-0053 Design Review request based on
itions as noted in the August 12, 2019 staff
report. Commissioner Hansen seconded t otion.�tion passed.
DIRECTOR'S REPORT:
- Staff noted there were no upcoming agenda items.
- Commissioner Martinez thanked staff and the applicant and asked staff to reach out and
work with the Development Agreement in-house.
- Commissioner Mann thanked Ms. Miranda for the presentation.
- Commissioner Hansen thanked the applicant and welcomed them to the community.
Submitted by: Wynetta Bivens
Planning Commission Secretary
Adjourned: 8:30 PM
3
51
{ City of Tukwila Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
STAFF REPORT TO THE PLANNING COMMISSION
FOR THE FEBRUARY 18, 2020
FILE NUMBERS: L17-0067
ISSUE: What revisions are needed to the Accessory Dwelling Unit regulations that
were adopted in July 2018?
LOCATION: City Wide
STAFF: Minnie Dhaliwal, Deputy Director
ATTACHMENTS: A. Map of ADU Registrations received during amnesty program
B. Ordinance 2581
BACKGROUND
Ordinance 2581 adopted by the City Council on July 2, 2018, updated Tukwila's Accessory Dwelling
Unit (ADU) regulations. The updated regulations allow for detached ADUs and require new and existing
ADUs to apply for registration. A one-year amnesty period adopted under Ordinance 2581 allowed for
property owners with ADUs that were created illegally or which were in existence prior to an area's
annexation to come forward to register their ADUs under more flexible zoning rules, provided the units
met building code's life safety standards.
Zoning flexibility given to existing ADUs applying for registration during the amnesty period included the
following:
• Exceeding the permitted height for a detached ADU
• Exceeding the permitted area for an attached or detached ADU, up to 1,200 square feet
• Not providing a second parking space for a two bedroom ADU
• Roof pitch of less than 5:12
• Location of the ADU on the lot.
Owner occupancy, providing at least one parking space per ADU, and meeting the minimum lot size for
a detached ADU were conditions that could not be waived per Council direction. The one-year amnesty
registration period ended on July 1, 2019.
A total of 30 ADU Registration Applications have been received since the city adopted the new ADU
regulations. A total 21 were received during the Amnesty program and only four asked for relief from
zoning standards under the Program. See attached map for the location of these ADUs. Here is the
current review status of these applications:
Approved: 9
Denied: 1
Withdrawn:2
Under construction (not pre-existing but new): 8
Pending: 10 (waiting for the applicant to fix items identified during construction or record owner
occupancy affidavit)
Tukwila City Nall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
5
Page 2
Issues that came to light as we started implementing the ADU amnesty program:
A. Zoning related issues:
• ADU vs main house size limitations: Many basement ADUs in one-story homes are the
same size as the main floor of the primary home, so it's difficult for them to meet the size
limit of 40% of the primary dwelling. Meeting this requirement either involves increasing
the size of the primary dwelling or reducing the size of the basement unit by making some
of the square footage unusable.
• Owner Occupancy requirement: Owner occupancy is hard to enforce and the property
owners that are currently renting out both units on a property did not want to apply under
the amnesty program if they had to meet the owner occupancy requirement. However,
units in these circumstances are discovered in the process of rental registration process. It
is difficult for the city's code enforcement team to do any enforcement if one of the units is
not occupied by the homeowner.
• Pre-existing duplexes: There are existing duplexes (both legal non -conforming and
illegal) in the LDR zone. No owner occupancy requirements apply to duplexes. Policy
direction is needed on how to enforce or legalize pre-existing duplexes. Additionally, one
application that was denied was for the property with a pre-existing duplex and a detached
ADU in the LDR zone. Ordinance 2581 allows a detached ADU on the same lot as the
primary single-family dwelling, but not if there is already a duplex on the lot.
• Amnesty: Few of the ADUs actually needed amnesty from the zoning requirements. Only
four of the 21 applications submitted needed amnesty, due to the ADU exceeding the
permitted area. Two of the detached ADUs were over 800 square feet (810 square feet;
1,000 square feet). Two attached ADUs had a basement size of the same size as the
primary dwelling unit (870 square feet; 1,000 square feet).
B. Construction related issues:
Units are difficult to inspect after the fact, especially elements that are covered up.
Life safety issues found so far during inspections have included repairing stairs,
handrails, and landings for staircases up to second story units; fixing decks; widening or
changing the height of rescue windows; adding smoke and/or carbon monoxide
detectors; proper installation of utilities; replacing unrated heating equipment; and
installation of fire walls between garages/workshops and ADUs. ADUs applying for
amnesty were not required to install fire suppression systems.
If major issues come up during inspection the homeowners are reluctant to complete and
go through the approval process. For example, if there are no windows in bedrooms, they
do not pass the initial inspection and have to make changes which many homeowners
are reluctant to complete.
C. Cost of obtainina approval:
ADUs located in the Valley View Sewer District must pay a General Facility Charge of
$3,226.00. Additionally, all ADUs constructed after Feb. 1, 1990 are subject to a King
County sewer capacity charge that is either a monthly charge of approximately $65 for 15
years or a lump sum payment of approximately $10,000. Both attached and detached
ADUs are subject to these fees.
City of Tukwila impact fees (parks, fire and transportation) apply for detached ADUs but
not attached ADUs. Parks impact fees are $2,859; Fire impact fees are $1,790 (1,683 if
0
Page 3
sprinkler system is installed); Transportation impact fees range from $350 to $550
depending on the location.
There are some ADU owners with unoccupied units who do not want to pay for or deal
with the hassle of making the necessary changes to their units to bring them into life
safety compliance due to costs. Therefore, they choose not to register their ADU.
There is no fee for registering an ADU with the City. Standard building permit and
inspection fees apply depending on the cost of improvements.
City Council was briefed on all the issues listed above and the Planning and Economic Development
Committee has forwarded this item for the Planning Commission's review and recommendation. The
Committee has directed that all four zoning related items listed above be reviewed by the Planning
Commission to determine what amendments are necessary.
DISCUSSION
1. ADU vs main house size limitations: Under current regulations attached ADUs may occupy a
maximum of 40% of the square footage of the single-family dwelling (excluding the area of any
attached garage) or up to 1000 square feet, whichever is less. Detached ADUs may be a
maximum of 800 square feet and if built over a detached garage, the detached garage does not
count toward the areas limit for the ADU.
This requirement can be easily met for new homes, however many basement ADUs in one-story
homes are the same size as the main floor of the primary home, so it's difficult for them to meet
the size limit of 40% of the primary dwelling. Meeting this requirement either involves increasing
the size of the primary dwelling or reducing the size of the basement unit by making some of the
square footage unusable. The percentage limit varies from 40% to 75% in some cities. Some
cities have a maximum size limit and no percentage requirement.
Pros
Cons
Option 1
No Change. Keep the 40% size
ADU is smaller than
It limits some preexisting
limit up to a maximum of 1,000
the main house thus
homes from getting an
square feet.
preserving the single
ADU registered without
family character of
adding on the house or
the neighborhood.
making some area
unusable.
Option 2
Increase the 40% size limit for all
This may give more
It limits some preexisting
attached ADUs up to a maximum of
flexibility yet keep
homes from getting an
1000 square feet. This increase
the maximum size of
ADU registered without
could range from 40% to 75%
an attached ADU to
adding on the house or
1000 square feet.
making some area
unusable
Option 3
Keep the 40% size limit up to a
Provides flexibility for
There may be some
maximum of 1,000 sq. ft. for new
existing homes while
small existing homes
homes. For preexisting homes
keeping the
that could have equal
allow an ADU up to a maximum
percentage limit for
square footage for the
size of 1000 sq. ft. but have no
new construction.
two units making the
percentage limit to allow better use
structure more like a
of floor space.
o
duplex.40 /o of a 2,500
sq. ft. home is 1,000 sq.
7
Page 4
ft. Therefore, under this
option any homes that
are less than 2,500 sq.
ft. could have 1,000 sq.
ft. ADU and it may be
more than 40% of the
structure. Under this
option an existing 2,000
sq. ft. home could have
two 1,000 sq. ft. units
making the structure
more like a duplex
Option 4
No % limit, just the maximum size
Provides the most
There could be homes
limit of 1,000 sq. ft. for an ADU
flexibility for new and
that are 2,000 sq. ft. and
existing homes while
have two 1,000 sq. ft.
limiting the size of an
units making the
ADU to 1,000 sq. ft.
structure more like a
duplex
Staff recommends Option 3
2. Owner Occupancy requirement: Owner occupancy is hard to enforce and the property owners
that are currently renting out both units on a property did not want to apply under the amnesty
program if they had to meet the owner occupancy requirement. However, units in these
circumstances are discovered in the process of rental registration process. It is difficult for the
city's code enforcement team to do any enforcement if one of the units is not occupied by the
homeowner.
Pros
Cons
Option 1
Keep the owner occupancy
More homeowners
Hard to enforce
requirement
living on their
particularly for
property can lead to
preexisting homes that
better upkeep of the
have two rental units.
property and less
Policy direction is
turnover in the
needed if these units
community.
should remain under the
city's rental inspection
program for inspection
related to healthy
housing code (mold, hot
water etc) even though
they do not meet zoning
code requirements.
Option 2
Remove the owner occupancy
Easy to enforce
Potentially it could lead
requirement
to more rental properties
than homeowners living
on their property.
Staff recommends Option 1
Page 5
3. More than two units on one lot: One application that was denied during the amnesty program
was for the property with a pre-existing duplex and a detached ADU in the LDR zone.
Ordinance 2581 allows a detached ADU on the same lot as the primary single-family dwelling,
but not if there is already a duplex on the lot.
Pros
Cons
Option 1
Do not allow more than two units in
Preserves single
Some property owners
LDR zone (one main house and
family character of
may not benefit from
one ADU)
the neighborhood
ADU regulations.
Option 2
Allow a detached ADU on lots that
Allows opportunity
Three units on an LDR
have a legal non -conforming
for homeowners with
zoned parcel.
duplex and the minimum lot size is
non -conforming uses
19,500 sq. ft. thus meeting density
to benefit from
requirements of the LDR zone
adding an ADU
Staff recommends Option 2
4. Amnesty: Few of the ADUs actually needed amnesty from the zoning requirements. Only four
of the 21 applications submitted needed amnesty, due to the ADU exceeding the permitted
area. Two of the detached ADUs were over 800 square feet (810 square feet; 1,000 square
feet). Two attached ADUs had a basement size of the same size as the primary dwelling unit
(870 square feet; 1,000 square feet).
Pros
Cons
Option 1
Extend Amnesty Program
Provide additional
Could encourage illegal
opportunity for
construction
homeowners to
come forward and
legalize their ADUs
Option 2
Do not Extend the Amnesty
Provides consistent
None
Program
and fair regulations.
Not many
homeowners took
advantage of the
program due to
costs.
Staff recommends Option 2
NEXT STEPS
Based on the policy direction from the Planning Commission staff will prepare an ordinance for the
public hearing on April 23, 2020. After the public hearing the Planning Commission will finalize their
recommendation to the City Council. City Council will then hold a public hearing on the Planning
Commission recommended draft prior to final adoption.
9
10
12
J00411111 *
ulty of Tukwi*la
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, AMENDING VARIOUS
ORDINANCES AND TABLE 18-6, "LAND USES
ALLOWED BY DISTRICT," AS CODIFIED IN TITLE 18,
"ZONING," OF THE TUKWILA MUNICIPAL CODE, AND
ADDING NEW SECTIONS TO TITLE 18, PERTAINING TO
ACCESSORY DWELLING UNIT REGULATIONS;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila's Zoning Code, codified at the Tukwila Municipal
Code, Title 18, contains provisions pertaining to accessory dwelling units ("ADU"); and
WHEREAS, the Tukwila City Council desires to update the Zoning Code to make
modifications to the City's regulations for ADUs; and
WHEREAS, the City wishes to provide more affordable housing for its residents;
and
WHEREAS, the City wishes to minimize impact on surrounding single family homes
by limiting attached ADUs and detached ADUs to one per lot and requiring documented
homeowner occupancy of at least one of the units 100% of the time; and
WHEREAS, the Zoning Code includes a "Definitions" section and the City wishes to
update it to include a definition of accessory dwelling unit; and
WHEREAS, the Zoning Code includes standards for the design of single family
dwellings and the City wishes to update them to address accessory dwelling units; and
WHEREAS, the City wishes to provide exceptions to the single family design
standards for high quality, innovatively designed ADUs; and
WHEREAS, the City wishes to adopt a new section of the Zoning Code with
standards for the location, size, height, and use of accessory dwelling units; and
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 1 of 1A
f�
WHEREAS, the City wishes to adopt a new section of the Zoning Code with new
requirements for the registration of accessory dwelling units; and
WHEREAS, the City wishes to encourage the registration of existing accessory
dwelling units by offering additional flexibility during a one-year amnesty period; and
WHEREAS, the City wishes to remove accessory dwelling units as accessory uses in
non-residential zones, and
WHEREAS, on October 18, 2017, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on October 26, 2017, the Tukwila Planning Commission, following
adequate public notice, including notice mailed to all owners and tenants of Low Density
Residential -zoned parcels, held a public hearing to receive testimony concerning
amending the Tukwila Municipal Code as described herein; and
WHEREAS, on January 24, 2018, the City's State Environmental Policy Act
(SEPA) Responsible Official issued a Determination of Non -Significance on these
proposed amendments; and
WHEREAS, on February 15, 2018, the Tukwila Planning Commission adopted a
motion recommending the proposed amendments; and
WHEREAS, on April 9, 2017 the Tukwila City Council, following adequate public
notice, held a public hearing to receive a testimony concerning the recommendations of
the Planning Commission; and
WHEREAS, the City Council finds that the proposed amendments serve to further
implement the planning goals of the adopted Comprehensive Plan and the Growth
Management Act, bear a substantial relation to the public health, safety or welfare, and
promote the best long-term interests of the Tukwila community;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. TMC Section Adopted. A new section is hereby added to Tukwila
Municipal Code (TMC) Chapter 18.06, "Definitions," to read as follows:
Accessory Dwelling Unit
"Accessory dwelling unit (ADU)" means a dwelling unit that is within or attached to a
single-family dwelling or in a detached building on the same lot as the primary single-
family dwelling. An ADU is distinguishable from a duplex by being clearly subordinate
to the primary dwelling unit, both in use and appearance.
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
)GTs Page 2 of 18
Section 2. Ordinance Nos. 2518 §7, 1971 §4, and 1758 §1 (part), as codified at
TMC Section 18.10.060, "Basic Development Standards," are hereby amended to read
as follows:
18.10.060 Basic Development Standards
Development within the Low -Density Residential District shall conform to the
following listed and referenced standards:
LDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
. . ... ............ . .
6,500sq._ ft
Average lot width (min. 20 ft.
street frontage width),_minimum
50 feet
Development Area, maximum
(only for single family
development)
75% on lots less than 13,000 sq. ft.
up to a maximum of 5,850 sq. ft.
..... . ...... . . . ........ . ..... —
45% on lots greater than or equal to
131GNN. ft.
Setbacks to yards, minimum:
• Front
20 feet
• Front, decks or porches
15 feet
• Second front
. ........ .
10 feet
• Sides
5 feet
• Rear
10 feet
JHeight, maximum
30 feet
Off-street parking:
- Residential
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
. . .. ...... .. .... ...... .
• Accessoty dwelling unit
See TMC Section 18.50.220
• Other uses
---
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
....... .
Section 3. Ordinance Nos. 2199 §12, 1976 §23, and 1758 §1 (part), as codified at
TMC Section 18.12.070, "Basic Development Standards," are hereby amended to read
as follows:
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 3 of
19
18.12.070 Basic Development Standards
Development within the Medium Density Residential District shall conform to the
following listed and referenced standards:
MDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
8,000 sq. ft. (Applied to parent lot
for townhouse plats)
Lot area per unit
3,000 sq. ft. (For townhouses the
(multi -family)
density shall be calculated based on
one unit per 3000 sq. ft. of parent lot area.
The "unit lot" area shall be allowed to
include the common access easements).
Average lot width
60 feet
(min. 20 ft. street frontage width),
(Applied to parent lot
minimum
for townhouse plats)
Setbacks, minimum: Applied to parent lot for townhouse plats
• Front - 1st floor
15 feet
• Front - 2nd floor
20 feet
• Front - 3rd floor
30 feet
(20 feet for townhouses)
• Second front - 1st floor
7.5 feet
• Second front - 2nd floor
10 feet
• Second front - 3rd floor
15 feet
(10 feet for townhouses)
• Sides - 1st floor
10 feet
• Sides - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Sides - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear - I st floor
10 feet
• Rear - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
Townhouse building separation, minimum
* I and 2 story buildings
10 feet
* 3 story buildings
20 feet
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
1G,6bjs Page 4 of 18
Height, maximum
30 feet
Landscape requirements (minimum): Applied to parent lot for townhouse plats
See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter for further requirements
• Front(s)
15 feet
• Sides
10 feet
• Rear
10 feet
Development area coverage
50% maximum (75% for townhouses)
Recreation space
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Off-street parking:
• Residential
See TMC Chapter 18.56,
Off-street Parking & Loading Regulations.
• Accessory dwelling unit
See TMC Section 18.50.220
• Other uses
See TMC Chapter 18.56,
Off-street Parking & Loading Regulations
Section 4. Ordinance Nos. 2199 §14, 1976 §27, 1830 §3, and 1758 §1 (part), as
codified at TMC Section 18.14.070, "Basic Development Standards," are hereby
amended to read as follows:
18.14.070 Basic Development Standards
Development within the High -Density Residential District shall conform to the
following listed and referenced standards:
Lot area, minimum
9,600 sq. ft. (Applied to parent lot
for townhouse plats)
Lot area per unit
2,000 sq. ft. (For townhouses the
(multi -family, except
density shall be calculated based on
senior citizen housing)
one unit per 2000 sq. ft. of parent lot area.
The "unit lot" area shall be allowed to
include the common access easements.)
Average lot width
60 feet
(min. 20 ft. street frontage width),
(Applied to parent lot
minimum
for townhouse plats)_
Setbacks, minimum: Applied to parent lot for townhouse plats
• Front - 1st floor
15 feet
• Front - 2nd floor
20 feet
• Front - 3rd floor
30 feet (20 feet for townhouses)
• Front — 4th floor
45 feet (20 feet for townhouses)
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 5 of
i Y
• Second front - 1st floor
7.5 feet
• Second front - 2nd floor
10 feet
• Second front - 3rd floor
15 feet (10 feet for townhouses)
• Second front— 4th floor
22.5 feet (10 feet for townhouses)
• Sides - 1st floor
10 feet
• Sides - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Sides - 3rd floor
20 feet
(30 feet if adjacent to LDR)
(10 feet for townhouses
unless adjacent to LDR)
• Sides — 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
• Rear - 1st floor
10 feet
• Rear - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear — 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
Townhouse building separation, minimum
• 1 and 2 story buildings
10 feet
• 3 and 4 story buildings
20 feet
Height, maximum
45 feet
Development area coverage
50% maximum (except senior citizen
housing), (75% for townhouses)
Landscape requirements (minimum): Applied to parent lot for townhouse plats
See Landscape, Recreation, Recycling/
Solid Waste Space requirements
chapter for further requirements
• Fronts
15 feet
• Sides
10 feet
• Rear
10 feet
Recreation space
400 sq. ft. per dwelling unit
1,000 sq. ft. min.
Recreation space,
100 sq. ft. per dwelling unit
senior citizen housing
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
RG$bis Page 6 of 18
Off-street parking:
• Residential (except senior citizen
See TMC Chapter 18.56,
housing)
Off-street Parking & Loading Regulations.
• Accessory dwelling unit
See TMC Section 18.50.220
• Other uses, including senior citizen
See TMC Chapter 18.56,
housing
Off-street Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall
comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency
for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise",
and, (3) adopted State and Federal standards for water quality and hazardous
materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether
adverse environmental impacts have been adequately mitigated
Section 5. Ordinance Nos. 2251 §22, 1976 §30,
1758 §1 (part), as codified at TMC Section 18.16.080,
are hereby amended to read as follows:
18.16.080 Basic Development Standards
1872 §1, 1865 §18, 1830 §7, and
"Basic Development Standards,"
Development within the Mixed Use Office District shall conform to the following
listed and referenced standards. In the Tukwila International Boulevard corridor, there
are circumstances under which these basic standards may be waived (see TMC
18.60.030). Certain setback and landscaping standards may be waived by the Director
of Community Development as a Type 2 decision when an applicant can demonstrate
that shared parking is provided. If a project requires a Type 4 approval process, certain
setbacks and landscaping may be waived by the BAR when an applicant can
demonstrate that the number of driveways is reduced, efficiency of the site is increased,
joint use of parking facilities is allowed or pedestrian oriented space is provided.
Landscaping and setback standards may not be waived on commercial property sides
adjacent to residential districts. (See the Tukwila International Boulevard Design
Manual for more detailed directions.)
MUO BASIC DEVELOPMENT STANDARDS
--- . .. .... -
Lot area per unit, 3,000 sq. ft.
multi -family (except senior citizen
housing), minimum
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
10 feet
• Sides, if any portion of the yard is
Ratio of 1.51 setback
within 50 feet of LDR, MDR, HDR
(for every 1.5 feet of bldg. height,
setback 1 foot from property line)
min. of 10 feet and a max. of 30 feet
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 7 of
16
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Height, maximum
Landscape requirements (minimum):
Recycling/Solid Waste Space requires
• Front
• Second front
• Sides
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Recreation space
Recreation space,
senior citizen housing
Off-street parking:
- Residential (except senior citizen
10 feet
Ratio of 1.51 setback
(for every 1.5 feet of bldg. height,
setback 1 foot from property line)
min. of 10 feet and a max. of 30 feet
4 stories or 45 feet
See Landscape, Recreation,
vents chapter for further requirements
15 feet
12.5 feet
5 feet
10 feet
5 feet
10 feet
200 sq. ft. per dwelling unit
-_(1,000 sq. ft. min.)
100 sq. ft. per dwelling unit
See TIVIC Chapter 18.56, Off street
housing) Parkirlg_& Loading Regulations
• Office, minimum 3 per 1,000 sq. ft.
usable floor area
• Retail, minimum 2.5 per 1,000 sq. ft.
usable floor area
• Other uses, including senior See TIVIC Chapter 18.56, Off-street
citizen housing Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site
shall comply with (1) standards adopted by the Puget Sound Air Pollution Control
Agency for odor, dust, smoke and other airborne pollutants, (2) TIVIC Chapter
8.22, "Noise", and, (3) adopted State and Federal standards for water quality and
hazardous materials. In addition, all development subject to the requirements of
the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to
determine whether adverse environmental impacts have been adequately
m
Section 6. Ordinance Nos. 1976 §35, 1872 §2, and 1758 §1 (part), as codified at
TIVIC Section 18.18.080, "Basic Development Standards," are hereby amended to read
as follows:
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 8 of 18
20
18.18.080 Basic Development Standards
Development within the Office District shall conform to the following listed and
referenced standards:
OFFICE BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
10 feet
• Sides, if any portion of the and is within 50 feet of LDR, MDR, HDR
- I st Floor
10 feet
- 2nd Floor
20 feet
- 3rd Floor
30 feet
• Rear
10 feet
• Rear, if any portion of the and is within 50 feet of LDR, MDR, HDR
- 1st Floor
10 feet
- 2nd Floor
20 feet
- 3rd Floor
30 feet
Height, maximum
3 stories or 35 feet
Landscape requirements (minimum): See Landscape, Recreation,
Recycling/Solid Waste Space requ . rements chapter for further requirements
• Front
15 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
10 feet
• Rear
5 feet
• Rear, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
10 feet
Off-street parking:
• Residential
See TMC 18.56, Off-street
Parking/Loading Regulations
• Office, minimum
3 per 1,000 sq. ft.
usable floor area
• Retail, minimum
2.5 per 1,000 sq. ft.
usable floor area
• Other uses
See TMC 18.56, Off-street
Parking & Loading Regulations
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 9 o21f 18
Performance Standards: Use, activity and operations within a structure or a
site shall comply with (1) standards adopted by the Puget Sound Air
Pollution Control Agency for odor, dust, smoke and other airborne
pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal
standards for water quality and hazardous materials. In addition, all
development subject to the requirements of the State Environmental Policy
Act, RCW 43.21 C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
Section 7. Ordinance Nos. 2518 §8, 1976 §39, 1872 §3, and 1758 §1 (part), as
codified at TMC Section 18.20.080, "Basic Development Standards," are hereby
amended to read as follows:
18.20.080 Basic Development Standards
Development within the Residential Commercial Center District shall conform to the
following listed and referenced standards:
RCC BASIC DEVELOPMENT STANDARDS
Lot area, minimum - -----------
. .................--
5,000 sq. ft
Lot area per unit (multi -family),
3,000 sq. ft.
minimum
.. . ............... . . . .... .
........... . ..
Setbacks to yards, minimum-:
- front
. .. . ...... .
20 feet
. .... .........
- Second front
10 feet
. .. ................ ........... .. . . . ... ........... . ......
• Sides
— -------- --
5 feet
• Sides, if any portion of the yard is
10 feet
within 50 feet of LDR, MDR, HDR
. . ....... ..
- Rear
10 feet
maximum 3 stories or 35 feet
Landscape requirements (minimum): All setback areas shall be landscaped.
Required landscaping may include a mix of plant materials, bioretention
facilities, pedestrian amenities and features, outdoor cafe -type seating and
similar features, subject to approval. See Landscape, Recreation,
.-Rey dingVSolid Waste Space chapter for further requirements
• Front
20 feet
• Second front
10 feet
• Sides, if any portion of the yard is
. . . ..........
10 feet
within 50 feet of LDR, MDR, HDR
• Rear, if any portion of the yard is
....................
10 feet
within 50 feet of LDR, MDR, HDR
Recreation space
200 sq. ft. per dwelling unit
_(1,000 sq. ft. min. __
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
22 NG:bjs Page 10 of 18
. . . . . . . .... . ...........
Off-street parking:
• Residential
See TIVIC Chapter 18.56,
Off-street Parking & Loading
Regulations
• Office, minimum
3 per 1,000 sq. ft.
usable floor area
• Retail, minimum
2.5 per 1,000 sq. ft.
usable floor area
• Other uses
- - ------
See TIVIC Chapter 18.56, Off-street
Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a
site shall comply with (1) standards adopted by the Puget Sound Air Pollution
Control Agency for odor, dust, smoke and other airborne pollutants, (2) TIVIC
Chapter 8.22, "Noise", and (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21 C, shall be
evaluated to determine whether adverse environmental impacts have been
uately mitigated.
Section 8. Ordinance Nos. 1976 §42, 1872 §4, 1865 §25, 1830 §13, and 1758 §1
(part), as codified at TIVIC Section 18.22.080, "Basic Development Standards," are
hereby amended to read as follows:
18.22.080 Basic Development Standards
Development within the Neighborhood Commercial Center District shall conform to
the following listed and referenced standards: In the Tukwila International Boulevard
corridor, there are circumstances under which these basic standards may be waived
(see TIVIC Section 18.60.030). Certain setback and landscaping standards may be
waived by the director of Community Development as a Type 2 decision when an
applicant can demonstrate that shared parking is provided. If a project requires a Type
4 approval process, certain setbacks and landscaping may be waived by the BAR when
an applicant can demonstrate that the number of driveways is reduced, efficiency of the
site is increased, joint use of parking facilities is allowed or pedestrian space is
provided. Landscaping and setback standards may not be waived on commercial
property sides adjacent to residential districts. See the Tukwila International Boulevard
Design Manual for more detailed directions.
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 11 of 18
23
NCC BASIC DEVELOPMENT STANDARDS
Lot area per unit for senior citizen housing,
726 sq. ft. (senior housing)
minimum
Setbacks to yards, minimum:
• Front
6 feet (12 feet if located along
Tukwila International Blvd. S.
• Second front
5 feet
• Sides
10 feet
• Sides, if any portion of the yard is
Ratio of 1.5:1 setback
within 50 feet of LDR, MDR, HDR
(for every 1.5 feet of bldg.
height, setback 1 foot from
property line) min. of
10 feet and a max. of 20 feet
• Rear
10 feet
• Rear, if any portion of the yard is
Ratio of 1.5:1 setback
within 50 feet of LDR, MDR, HDR
(for every 1.5 feet of bldg.
height, setback 1 foot from
property line) min. of
10 feet and a max. of 20 feet
Height, maximum
3 stories or 35 feet
(4 stories or 45 feet in the NCC of
the Tukwila International Boulevard,
if a mixed use with a residential
and commercial component)
Landscape requirements (minimum): See Landscape, Recreation,
Recycling/Solid Waste Space requirements chapter for further requirements
• Front
5 feet
• Front(s) if any portion of the yard is
10 feet
within 50 feet of LDR, MDR, HDR
• Sides
None
• Sides, if any portion of the yard is
10 feet
within 50 feet of LDR, MDR, HDR
• Rear
none
• Rear, if any portion of the yard is
10 feet
within 50 feet of LDR, MDR, HDR
Recreation space
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
100 sq. ft. per dwelling unit
senior citizen housing
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 12 of 18
24
Off-street parking:
• Residential (except senior citizen
See TIVIC 18.56, Off-street
housing)
Parking/Loading Regulations
• Office
3 per 1,000 sq. ft.
usable floor area
• Retail
2.5 per 1,000 sq. ft.
usable floor area
• Manufacturing
1 per 1,000 sq. ft.
usable floor area minimum
• Warehousing
1 per 2,000 sq. ft.
usable floor area minimum
• Other uses, including senior citizen
See TIVIC 18.56, Off-street
housing
Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site
shall comply with (1) standards adopted by the Puget Sound Air Pollution Control
Agency for odor, dust, smoke and other airborne pollutants, (2) TIVIC 8.22, "Noise",
and, (3) adopted State and Federal standards for water quality and hazardous
materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether
adverse environmental impacts have been adequately mitigated.
Section 9. Ordinance Nos. 2500 §23, and 2098 §2, as codified at TIVIC Section
18.50.050, "Single -Family Dwelling Design Standards," are hereby amended to read as
follows:
18.50.050 Single -Family Dwelling Design Standards
All new single-family dwellings, as well as accessory dwelling units and other
accessory structures that require a building permit, must:
1. Be set upon a permanent concrete perimeter foundation, with the space
from the bottom of the home to the ground enclosed by concrete or an approved
concrete product that can be either load bearing or decorative.
2. If a manufactured home, be comprised of at least two fully -enclosed
parallel sections, each of not less than 12 feet wide by 36 feet long.
3. Be thermally equivalent to the current edition of the Washington State
Energy Code with amendments.
4. Have exterior siding that is residential in appearance including, but not
limited to, wood clapboards, shingles or shakes, brick, conventional vinyl siding, fiber -
cement siding, wood -composite panels, aluminum siding or similar materials. Materials
such as smooth, ribbed or corrugated metal or plastic panels are not acceptable.
5. Have the front door facing the front or second front yard, if the lot is at least
40 feet wide. This requirement does not apply to ADUs or accessory structures.
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 13 of 18
25
6. Have a roofing material that is residential in appearance including, but not
limited to, wood shakes or shingles, standing seam metal, asphalt composition shingles
or tile, with a minimum roof pitch of 5:12.
Section 10. Ordinance Nos. 2368 §52, and 2098 §3, as codified at TIVIC Section
18.50.055, "Single -Family Design Standards Exceptions," are hereby amended to read
as follows:
18.50.055 Single -Family Design Standard Exceptions
A. The design standards required in TIVIC Section 18.50.050 (4), (5) and (6) may
be modified by the Community Development Director as a Type 2 Special Permission
decision.
1. The criteria for approval of use of unconventional exterior siding are as
follows:
a. The structure exhibits a high degree of design quality, including a mix
of exterior materials, detailing, articulation and modulation; and
b. The proposed siding material is durable with an expected life span
similar to the structure; and
c. The siding material enhances a unique architectural design.
2. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
a. The proposed roof pitch is consistent with the style of the house (for
example modern, southwestern);
in height;
b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet
c. If a sloped roof is proposed, it must have at least 24-inch eaves; and
d. The house exhibits a high degree of design quality, including a mix of
exterior materials, detailing, articulation and modulation.
3. The criteria for approval of a house with a front door that faces the side or
rear yard are as follows:
a. The topography of the lot is such that pedestrian access is safer or
more convenient from the side or rear yard;
b. The house will be set back at least twice the minimum front yard
setback;
c. The entrance is oriented to take advantage of a site condition such as
a significant view; or
d. The entry feature is integral to a unique architectural design.
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
2NG:bjs Page 14 of 18
6
B. The design standards required in TIVIC Section 18.50.050 (5) and (6) may also
be modified by the Community Development Director as a Type 2 Special Permission
decision if the proposal includes a replacement of a single wide manufactured home
with a double wide and newer manufactured home. The property owner can apply for
this waiver only one time per property starting from the date of adoption of this
ordinance. Additionally, the proposal should result in aesthetic improvement to the
neighborhood.
C. The design standards required in TIVIC Section 18.50.220.A (4) may be
modified by the Community Development Director as a Type 2 Special Permission
decision. The design of an attached ADU that does not reflect the design vocabulary of
the existing primary residence may be approved if the new portion of the structure
exhibits a high degree of design quality, including a mix of durable exterior materials,
detailing, articulation and modulation.
Section 11. TIVIC Section Adopted. TIVIC Section 18.50.220, "Accessory Dwelling
Unit (ADU) Standards," is hereby established to read as follows:
18.50.220 Accessory Dwelling Unit (ADU) Standards
A. General Standards.
1. Detached ADUs may only be built on lots that meet the minimum lot size
required in the Zoning District they are located within. Attached ADUs have no minimum
lot size requirement.
2. Only one ADU, either attached or detached, is permitted per parcel
containing a single-family dwelling.
3. Attached ADUs may occupy a maximum of 40% of the square footage of
the primary single-family dwelling (excluding the area of any attached garage) or up to
1,000 square feet, whichever is less.
4. Attached ADUs created through additions to the primary single-family
dwelling shall be consistent with the roof pitch, materials and window type of the
existing structure.
5. Detached ADUs may be a maximum of 800 square feet. If built over a
detached garage, the detached garage would not count toward the area limit for the
ADU.
6. Detached ADUs may be up to 20 feet in height, except that an ADU built
over a detached garage may be up to 25 feet in total height.
7. Detached ADUs must be set back at least as far from the street as the
primary single-family dwelling. This does not apply to the second front of a through or
corner lot, where the unit is incorporated into an existing structure, or where there is at
least 60 feet between the existing single-family dwelling and the front property line.
8. ADUs should be designed and located in a manner that minimizes the impact
on adjacent development. This can be achieved by avoiding window and door
placement directly across from openings on neighboring structures or where that is not
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 15 of 18
27
practical using clerestory windows or obscure glass. Screening with fences and
landscaping can be used to limit visibility of ADUs and enhance privacy.
9. The ADU may not be sold as a condominium or otherwise segregated in
ownership from the primary single-family dwelling.
10. ADUs may not be rented for periods of less than 30 days.
1. One off-street parking space must be provided for each studio or one
bedroom ADU, with one additional space required for each additional bedroom.
2. These ADU parking spaces are in addition to any parking spaces required
for the primary single-family dwelling.
3. Tandem spaces are permitted.
C. Owner Occupancy Requirement.
1. A person who owns at least 50% of the property must physically reside in
either the ADU or the primary single-family dwelling. The owner's unit may not be
rented to another party for any period of time.
2. The owner must provide documentation of their occupancy such as a
vehicle or voting registration. Falsely certifying owner occupancy or failure to comply
with the residency requirement shall result in the loss of ADU registration and penalties
per TMC Chapter 5.06.
3. The owner or owners must sign and record an affidavit on forms provided
by the City acknowledging that this requirement shall run with the land.
4. If the owner occupancy requirement is violated an owner shall either:
a. Re -occupy one of the units, or
b. Remove the elements of the accessory dwelling unit that make it a
complete, separate dwelling unit.
D. Failure to comply with any of the requirements of this section shall be subject to
enforcement and penalties as prescribed in TMC Chapter 8.45 and the issuance of a
Notice of Violation and Order in accordance with TMC Section 8.45.070.
Section 12. TMC Section Adopted. TMC Section 18.50.230, "Accessory Dwelling
Unit (ADU) Registration Procedures," is hereby established to read as follows:
18.50.230 Accessory Dwelling Unit (ADU) Registration Procedures
A. To gain the City's approval to establish an ADU, a property owner shall submit
a registration form, sign and record an affidavit of owner occupancy, and obtain a
building permit for any necessary remodeling or construction.
B. All ADUs existing prior to the enactment of these requirements shall apply for
registration within one year after the effective date of Ordinance No. 2581. Within the
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
yel S Page 16 of 18
one-year amnesty period existing ADUs may be registered without meeting one or more
of the following standards:
1. Exceeding the permitted height for a detached ADU.
2. Exceeding the permitted area for an attached or detached ADU up to a
maximum of 1,200 square feet.
3. Only providing one parking space when the ADU requires more.
4. Having a roof pitch of less than 5:12.
5. Location of the ADU on the lot.
C. Illegally -created ADUs must be brought into compliance with the life safety
requirements of the Tukwila Municipal Code, International Residential Code and
International Property Maintenance Code or they must be removed.
D. If either the primary single-family dwelling or the ADU will be rented, a
Residential Rental Business License per TMC Chapter 5.06 must be obtained prior to
occupancy of the unit by a tenant.
Section 13. Table 18-6: "Land Uses Allowed by District," as codified in TMC Title
18, relating to "Dwelling unit —Accessory," and footnote 17, are hereby amended as set
forth below. The amended Table 18-6 is attached as Exhibit A.
r r r � t5
�i- �,> r,J / r �/ r t,,,;/1ft
t,
r J
/ "r ,J,
rr t t r
211, '. 'd
✓r 1 1 �
Jr• ,r, t t
r rr
�
J.f . >r , f
t, �
f, .
r.b (
1. l t r ,✓
rr/ � ,
1, �l •
l I, �
r � I
7'({
� 1
(�
l.f �
4 r/� 4
5 /(,
t, J
,/ r rr^�
fl f
1 t, r
/
� o
/, a�
Ir
�1 %t
/
� �./
f n 1, r
.f / �
�
a IF I
T,
r r 1 r
// rl
/
it �{
�;
,J � }
/rf �
� � �7
JJ��
l itl,
r r
,.rl
f
J
r
r�F
J
� /
o.f
/ /
rl
/
�, ,I
"i f rf
/r,r / �f!} .,I /Jr��, ., • ,f. ( �1,
fi°�I %.i/, d)(' '/r. .�1r Ar lil l� 1
f MINE
� �r1��
,
r
,Y
1 ,� � , / • •, t
s �
J '✓f `'i� .�l "i
r i
((r �
//J
t%
� ,f
cf
/ r
/ �
�
f�rr P �
,
!
ir'
jt
J.
./ Jr
�rFr61�Jfii,/l,�
�,,�
�
I
•,
r,urr,/,i ,)/ 5 )�
..,a..r,..✓/r>//r�,bll,r lrJli �tr���%nl �. JJf,rr?'��(/..ri�/,✓,If.�� I�..Zf�Itj�.,If �I,,, c..,r.
J�b4
i✓ 1, Jr r. (t,�I,t.
(rr+�,.r �ar Rl/.., rlfl�:�:T ,. fi„n�,.l
>t
.J�r/r .. lf��rl
r'!, r
1 %r r�
t
,<,
17
Dwellingunit— Accessory A
A
A A A A A
A
A
17. See TMC Section 18.50.220 for accessory dwelling unit standards.
Section 14. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 15. Severability. If any section, subsection, paragraph, sentence, clause
or phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
W: Word Processing\Ordlnances\ADU regulations updated strike-thru 6-26-18.doc
NG:bjs Page 17 of 18
Section 16. Effective Date. This ordinance or a summary thereof shall be
published in the official newspaper of the City, and shall take effect and be in full force
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of 12018.
ATTEST/AUTHENTICATED:
wa
aKA
Christy O'Flandrty, MMC, City CleriF Allan k kMe r�*, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk: L- - 4
Passed by the City Council:
Published: --f-I --I-
Effective Date: j
Rachel B. Turpin, City Attorney Ordinance Number:
Attachment: Exhibit A, Table 18-6: Land Uses Allowed by District
W: Word Processing\Ordinances\ADU regulations updated strike-thru 6-26-18.doc
N 30 G: bj's Page 18 of 18