HomeMy WebLinkAboutPlanning 2012-02-23 Item 5 - Attachment B - Draft Ordinance and Proposed AmendmentsAttachment B
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL
CODE TITLE 5 "BUSINESS LICENSE AND REGULATIONS
TITLE 8 "PUBLIC PEACE, MORALS AND SAFETY TITLE 17
"SUBDIVISION AND PLATS TITLE 18 "ZONING CODE
AND TITLE 21 "ENVIROMENTAL REGULATIONS" TO
INCORPORATE A VARIETY OF HOUSEKEEPING CODE
AMENDMENTS PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Zoning Code establishes procedures for processing site specific
rezones and the city wishes to clarify those procedures to meet the State Law
requirements; and
WHEREAS, the Zoning Code establishes design standards for single family
dwelling units and the city wishes to allow exceptions to those standards for the
replacement of single wide manufactured homes with newer manufactured homes; and
WHEREAS, Title 5 and Title 8 of the Tukwila Municipal Code have some sections
that reference zoning designations and the city wishes to correct the inaccurate
references; update list of schools /parks to update the areas designated as drug free
zones; clarify the public notice requirements for noise variances; correct the inaccurate
references in the violations sections; add flexibility to residential parking area limitations;
and
WHEREAS, the Zoning Code establishes regulations for the method of calculating
building height and the city wishes to amend it to have a different method of calculation
for residential structures on sloping lots; and
WHEREAS, the Zoning Code includes a definitions section and the city wishes to
update it to include a definition of tow truck operations; and update the definitions of
regulated and isolated wetlands to be consistent with the Environmentally Sensitive
Ares Chapter; and
WHEREAS, the Zoning Code establishes thresholds for when projects are subject
to design review and the city wishes to update the thresholds to be consistent with the
recently adopted Shoreline Master Program; clarify thresholds and criteria for non-
residential development in Low Density Residential zone; and clarify when modifications
to design review approvals are required; and
WHEREAS, the Zoning Code establishes permit application types and procedures
and the city wishes the different sections to be consistent; and
WHEREAS, the Zoning Code establishes landscaping regulations and the city
wishes to clarify regulations pertaining to illegal removal of required landscaping; and
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WHEREAS, the Zoning Code establishes procedures for public notice and the city
wishes to update the mailing procedures to allow sending the notice of decision by
email; and
WHEREAS, the Zoning Code establishes building height regulations in different
areas and the city wishes to correct the building heights exception areas map that
inadvertently changed the building height in one area as part of Ordinance 2186 update;
and
WHEREAS, changes to the allowed uses in MIC /L and MIC /H zone were made as
part of the Comprehensive Plan update and adopted by Ordinance 2335 that grouped
manufacturing uses under two sub categories: a) those with little potential for creating
off -site impacts and b) those with moderate to substantial potential for creating off -site
impacts; and the city wishes to follow the same format for other zones that allow
manufacturing uses; and
WHEREAS, Title 21 of the Tukwila Municipal Code establishes procedures for
SEPA applications and the city wishes to clarify public notice requirements for SEPA
applications; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, at that
meeting adopted a motion recommending the proposed changes;
WHEREAS, on the Tukwila City Council, following adequate public
notice, held a public hearing to receive a testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance Nos. 2355 §16, 2011; Ord. 1482 §1 (part), 1988 as codified in
TMC Chapter 5.44 Tow Truck Operations, are hereby amended to read as follows
5.44.030 3 is Application
A. Every person desiring to operate or have charge of a tow truck business within the
City shall make a written application to the Finance Director for a license to do so.
B. Such application shall be referred to the Planning Director for review to insure the
proper location and screening of the proposed operation as set forth in TMC
Section 2. Ordinance Nos. 1482 §1 (part), 1988 as codified in TMC Chapter 5.44 Tow
Truck Operations, is hereby deleted:
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Attachment B
Section 3. Ordinance No 837 §2 (part), 1998 as codified in TMC Chapter 8.28
Nuisances, is hereby amended to read as follows:
8.28.180 Landscape Maintenance
In addition to the foregoing, it constitutes a nuisance for anyone to fail to maintain
landscaping, including but not limited to lawns, shrubs, trees and other plantings,
whether of native growth or domestic vegetation in commercial, manufacturing or
industrial, or multiple dwelling residential areas of the City; and it is a nuisance to fail to
maintain landscaping as designated in the landscaping and maintenance plan
required before occupancy
Section 4. Ordinance Nos. 1808 §1, 1997; Ord. 1621 §I, 1992 as codified in TMC
Chapter 8.07 Controlled Substances, Paraphernalia, Poisons and Toxic Fumes, are
hereby amended to read as follows:
As described in this section, the following areas are designated as drug free
zones, subject to the provisions of this section:
1. Schools (includes 1,000 -foot buffer zone):
a Foster High School 4242 S. 144th
b Showalter Middle School 4628 S. 144th St.
c Tukwila Elementary 5939 S. 149th St.
d Cascade View Elementary 13601 32nd Ave. S.
e. Thorndyke Elementary 4415 S. 150 St
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2. Parks:
a Duwamish Park 42nd Ave. S. /S. 116th St.
b Pea Patch Codiga Farm, or as designated by City.
c Riverton Park 45th Ave. S. /S. 133rd St.
d 57th Avenue Park 57th Ave. S. /S. 133rd St.
e Hazelnut Park 59th Ave. S. /S. 147th St.
f Fort Dent Park Southcenter Blvd./ Interurban Ave.S.
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Attachment B
g Tukwila Park 65th Ave. S. /S. 153rd St.
h Ikawa Park 6200 Southcenter Blvd.
i Bicentennial Park Christensen Rd. /Strander Blvd.
j Duwamish /Green River Trail Part of valley river trail system along shores of the
Duwamish /Green River
k Interurban Trail S. 180th to north City limits
I Crestview Park 42nd Ave. S. /S. 162nd St.
m Crystal Springs Park 51 st Ave. S. /S. 158th St.
n Joseph Foster Memorial Park 53rd Ave. S. /S. 137th St.
o Southgate Park 40th Ave. S. /S. 133rd St.
p Community Center Park 42nd Ave. S. /S. 124th
q Old Southgate School Park 41 st Ave. S. /S. 131 st St.
r Tukwila Pond Park S. 168th /Strander Blvd.
s Designated park trails
3. Community Centers:
a Tukwila Community Center12424 42nd Ave. S.
4. Libraries:
a Tukwila Library 14475 59th Ave. S.
b Foster Library 4060 S. 144th
Section 5. Ordinance No. 2293 §13, 2010 as codified in TMC Chapter 8.22 Noise, is
hereby amended to read as follows:
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For variances 30 days or less, notice is not required except:
(3) In the case of residential parties and prior to granting the variance, the applicant
shall provide written notice to all residents within 500 feet of where the event D
is being held. When the 500 foot radius includes multi family complexes, all residents of
the complex shall be notified. V.
Section 6. Ordinance No. 1838 §2 (part), 1998 as codified in TMC Chapter 8.45 Civil
Violations, is hereby amended to read as follows:
8.45. 030 o io
E. It is unlawful to:
1. Maintain, allow, permit or fail to prevent a nuisance as defined in TMC Chapter 8.28
or as defined throughout the Tukwila Municipal Code; and
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Attachment B
2. Fail to comply with any applicable provisions of the Tukwila Municipal Code,
including, but not limited to, the regulations and requirements found in the following
sections of the Tukwila Municipal Code, as now in effect or as may be amended
hereafter:
TMC 5.04.115 Penalties.
8.22.290 11"" Penalties.
9.32.200 Penalties.
9.44.13&" Enforcement.
2
1 4. 06 0 Penalties.
14.16.110 Penalty for violation.
16.04.020 Uniform codes adopted.
16.16.072 Parking in fire lanes prohibited.
16.52.080 Penalties for noncompliance.
16.54._V00 Penalties.
17.28.020 Penalties.
Penalty for violations.
Section 7. Ordinance Nos. 2251 §1 (part), 2009; Ord. 2056 §1 (part), 2004 as codified
in TMC Chapter 8.25 Vehicle Storage and Parking on Single-Family Residential
Property, are hereby amended to read as follows:
D. Approved durable uniform surfaces outside of structures on-site may cover a
maximum of 1,200 square feet or 10% of the lot surface, whichever is greater.
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E. No more than 50% of the front yard or 800 square feet, whichever is smaller, may be
approved durable uniform surface. An approved durable uniform surface exceeding this
requirement prior to August 25, 2004 may be maintained, but shall not be expanded.
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F. Single-family properties on pre-existing, legal lots of record containing less than
6,500 square feet are exempt from the s of 8.25.020D
Section 8. Ordinance Nos. Ord. 2199 §19, 2008; Ord. 1976 §62, 2001 as codified in
TMC Chapter 18.56 Off-street Parking and Loading Regulation, are hereby amended to
read as follows:
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Attachment B
A. Two off street parking spaces shall be provided for each dwelling unit which contains
up to three bedrooms. One
additional off street parking space shall be required for every two bedrooms in excess of
three bedrooms in a dwelling unit (i.e., four- and five bedroom dwelling units shall have
three off street parking spaces, six- and seven bedroom homes shall have four spaces,
and so on).
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. The Director shall have the discretion to waive 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 do not
and will not drive due to a factor other than age. Such a study shall assure that ample
parking is provided for residents who can drive, guests, caregivers and other persons
who work at the residence. If such a waiver is granted, the property owner shall provide
a site plan, which demonstrates that in the event of a change of use, which eliminates
the reason for the waiver, there is ample room on the site to provide the number of off
street parking spaces required by this Code. In the 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 to meet the standards of this Code.
Section 9. Ordinance Nos. Ord. 1971 §2, 2001; Ord. 1758 §1 (part), 1995 as codified
in TMC Chapter 18.06 Definitions, are hereby amended to read as follows:
"Building height' means the height of a building as calculated by the
method in the Washington State Building Code,
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Attachment B
Height Limit
Lowest Grade
Actual Grade is
greater than
15%
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Attachment B
Height Limit
f 15'
15' Section 3
15'
Section 2 r
Section 1
MEMEM
Average Grade or Lowe stGrade for each section
Section 10. A new section is hereby added to TMC Chapter 18.06, Definitions, as
follows:
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Section 11. Ordinance Nos. 2075 §1 (part), 2004; Ord. 1758 §1 (part), 1995 as
codified in TMC Chapter 18.06 Definitions, are hereby amended to read as follows:
18.06 9 33 Wetiand Regulated
"Regulated wetland" means ponds or lakes 30 acres or less and those lands subject to
the "wetland" definition contained in this chapter.. t.f
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Section 12. Ordinance Nos. 2075 §1 (part), 2004; Ord. 1758 §1 (part), 1995 as
codified in TMC Chapter 18.06 Definitions, are hereby amended to read as follows:
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Section 13. Ordinance Nos. 2251 §11, 2009; Ord. 1989 §2, 2002; Ord. 1976 §18,
2001; Ord. 1758 §1 (part), 1995 as codified in TMC Chapter 18.10 Low Density
Residential, are hereby amended to read as follows:
18.10 .030(3)3 Accessory
3. Family child care homes, provided the facility shall be licensed by the Department of
a and shall provide a safe passenger loading zone. (This same language needs to
amended in the accessory uses section in CC, CC, C,
RCM, TUC, TVS and S)
Section 14. Ordinance Nos. 2257 §5, 2009; Ord. 2251 §13, 2009; Ord. 1865 §7, 1999
as codified in TMC Chapter 18.10 Low Density Residential, are hereby amended to
read as follows:
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Design review is required for all conditional c unclassified uses
Design review is required for developments in
a Commercial Redevelopment Area that propose the uses and standards of an adjacent
commercial zone as well as development in the Urban Overlay District.
(See TMC Chapter 18.60, Board of Architectural Review.)
Section 15. Ordinance No. 2301 §1 (part), 2010 as codified in TMC Chapter 18.45
Environmentally Sensitive Areas, is hereby amended to read as follows:
Exceptions
A. REASONABLE USE EXCEPTIONS
1. If application of TMC Chapter 18.45 would deny all reasonable use of the property
containing wetlands, watercourses or their buffers, the property owner or the proponent
of a development proposal may apply for a reasonable use exception.
2. Applications for a reasonable use exception shall be a Type "wF decision and shall be
processed pursuant to TMC Chapter 18.104.
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Attachment B
3. If the applicant demonstrates to the satisfaction of the r S ..r
that application of the provisions of TMC Chapter 18.45 would deny all
reasonable use of the property, development may be allowed which is consistent with
the general purposes of TMC Chapter 18.45 and the public interest.
4. The r ,r, ..r in granting approval of the reasonable use
exception, must determine that:
a. There is no feasible on -site alternative to the proposed activities, including reduction
in size or density, modifications of setbacks, buffers or other land use restrictions or
requirements, phasing of project implementation, change in timing of activities, revision
of road and lot layout, and /or related site planning that would allow a reasonable
economic use with fewer adverse impacts to the sensitive area.
b. As a result of the proposed development there will be no unreasonable threat to the
public health, safety or welfare on or off the development proposal site.
c. Alterations permitted shall be the minimum necessary to allow for reasonable use of
the property.
d. The proposed development is compatible in design, scale and use with other
development with similar site constraints in the immediate vicinity of the subject property
if such similar sites exist.
e. Disturbance of sensitive areas has been minimized by locating any necessary
alterations in the buffers to the greatest extent possible.
f. The inability to derive reasonable use of the property is not the result of:
(1) a segregation or division of a larger parcel on which a reasonable use was
permittable after the effective date of Sensitive Areas Ordinance No. 1599, June 10,
1991;
(2) actions by the owner of the property (or the owner's agents, contractors or others
under the owner's control) that occurred after the effective date of the sensitive areas
ordinance provisions that prevents or interferes with the reasonable use of the property;
or
(3) a violation of the sensitive areas ordinance;
g. The w when approving a reasonable use exception,
may impose conditions, including but not limited to a requirement for submission and
implementation of an approved mitigation plan designed to ensure that the
development:
(1) complies with the standards and policies of the sensitive areas ordinance to the
extent feasible; and
(2) does not create a risk of damage to other property or to the public health, safety and
welfare.
h. Approval of a reasonable use exception shall not eliminate the need for any other
permit or approval otherwise required for a project, including but not limited to design
review.
Section 16. Ordinance No. 2301 §1 (part), 2010 as codified in TMC Chapter 18.45
Environmentally Sensitive Areas, is hereby amended to read as follows:
18.45.120 Areas of Potential ^r rr
7 1-esignation, r and Buffers
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Attachment B
C. Each development proposal containing or threatened by an area of potential geologic
instability Class 2 or higher shall be subject to a geotechnical report pursuant to the
requirements of TMC Chapter 18.45.040 ;.`r and 18.45.060. The geotechnical report
shall analyze and make recommendations on the need for and width of any setbacks or
buffers necessary to achieve the goals and requirements of TMC Chapter 18.45.
Development proposals shall then include the buffer distances as defined within the
geotechnical report.
Section 17. Ordinance Nos. 2251 §49, 2009; Ord. 1971 §19, 2001; Ord. 1872 §14
(part), 1999 as codified in TMC Chapter 18.52 Landscaping, Recreation,
Recycling /Solid Waste Space Requirements, are hereby amended to read as follows:
Landscape it
A. A Washington State licensed landscape architect shall prepare and stamp the
landscape plans in accordance with the standards herein. Detailed plans for
landscaping and screening shall be submitted with plans for building and site
improvements. Included in the plans shall be type, quantity, spacing and location of
plants and materials, site preparation and specifications for soils and mulches, location
of all overhead and underground utilities (so as to avoid conflicts with
proposed planting locations), typical planting details and the location of irrigation
systems.
B. Installation of the landscaping and screening shall be completed and a Landscaping
Declaration submitted by the owner or owner's agent prior to issuance of the certificate
of
occupancy. If necessary due to weather conditions or construction scheduling the
installation may be postponed to the next planting season if approved by the
Community Development Director and stated on the building permit. A performance
assurance device equal to 150% of the cost of the labor and materials must be provided
to the City before the deferral is approved. The property owner shall keep all planting
areas free of weeds and trash and replace any unhealthy or dead plant materials for the
life of the project in conformance with the intent of the approved landscape plan and
TMC 8.28.180.
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Section 18. Ordinance Nos. 2251 §66, 2009; Ord. 1795 §3 (part), 1997;
Ord. 1758 §1 (part), 1995 as codified in TMC Chapter 18.56 Off street Parking and
Loading Regulations, are hereby amended to read as follows:
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Attachment B
f. The Public Works Director or
may require ingress separate from an egress for smoother and safer flow
of traffic.
Section 19. Ordinance Nos. 1795 §2 (part), 1997; Ord. 1770 §33, 1996; Ord. 1758 §1
(part), 1995 as codified in TMC Chapter 18.56 Off street Parking and Loading
Regulations, are hereby amended to read as follows:
Loading c Requirements
Off street space for standing, loading and unloading services shall be provided in such
a manner as not to obstruct freedom of traffic movement on streets or alleys. For all
office, commercial, and industrial uses, each loading space shall consist of at least a
ten -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as
pickup trucks, or a12 -foot by 65 -foot loading space with 14 -foot height clearance for
large trucks, including tractor trailer large spaces.
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These requirements may be modified as a Type decision, where the
r r finds that such reduction
will not result in injury to neighboring property or obstruction of fire lanes; or traffic and
will be in harmony with the purposes and intent of this chapter.
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Attachment B
Section 20. Ordinance Nos. 1795 §2 (part), 1997; Ord. 1758 §1 (part), 1995
as codified in TMC Chapter 18.56 Off street Parking and Loading Regulations, are
hereby amended to read as follows:
18.56.120 Filing o f
Detailed plans of off street parking areas, indicating the proposed development
including the location, size, shape, design, curb -cuts, adjacent streets, circulation of
traffic, ingress and egress to parking lots and other features and appurtenances of the
proposed parking facility, shall be filed with and reviewed by the DCD. The parking area
shall be developed and completed to the required standards before an occupancy
permit for the building may be issued ,f Vk t
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Section 21. Ordinance No. 1795 §2 (part), 1997 as codified in TMC Chapter 18.56 Off
street Parking and Loading Regulations, is hereby amended to read as follows:
D. Process: Upon application to and review by the
subject to a Type decision process outlined in TMC 18.108.0- the bicycle parking
requirements may be modified or waived, where appropriate.
Section 22. Ordinance No. 1795 §2 (part), 1997 as codified in TMC Chapter 18.56 Off
street Parking and Loading Regulations, is hereby amended to read as follows:
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 10 Requests for reductions from minimum parking standards in excess of 10%
must be made to the T Tr E
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2. The project developer shall present all findings to the Director prior to any final
approvals, including design review, conditional use permit review, building review or any
other permit reviews required by the Director.
B. Criteria.
1. All requests for reductions in parking shall be reviewed under the criteria established
in this section.
2. In addition to the following requirements, the Director may require specific measures
not listed to ensure that
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Attachment B
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 to the
Planning Commission, after:
a. All shared parking strategies are explored.
b. On -site park and ride opportunities are fully explored.
c. The site is in compliance with the City's commute trip reduction ordinance or, if not an
affected employer
as defined by the City's ordinance, agrees to become affected.
d. The site is at least 300 feet away from a single family residential zone.
e. A report is submitted providing a basis for less parking and mitigation necessary to
offset any negative effects.
C. Process.
1. 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 of 10% must be made to
the r ,r, ..r The Director may require additional studies
to ensure that negative impacts are properly mitigated. A complete and detailed Parking
Demand study is required for requests reviewed by the Planning Commission.
2. All site characteristics should be described in report, including
a. Site accessibility for transit.
b. Site proximity to transit, with 15- to 30- minute
headways.
c. Shared use of on -site parking.
d. Shared use of off -site parking.
e. Combined on -site parking.
f. Employee density.
g. Adjacent land uses.
D. Review. Applications for Administrative Variances for reductions below minimum
parking requirements between 1 and 10% shall be processed as Type 2 decisions,
pursuant to TMC 18.108.020. Applications for reductions from minimum parking
requirements in excess of 10% shall be processed as Type "W' decisions, pursuant to
TMC 18.108.&t.30, including a hearing before the r F S r
Section 23. Ordinance Nos. 2257 §11, 2009; Ord. 2251 §73, 2009; Ord. 2235 §15,
2009; Ord 2118 §1, 2006; Ord. 2005 §17, 2002; Ord. 1865 §50, 1999; Ord. 1758 §1
(part), 1995 as codified in TMC Chapter 18.60 Board of Architectural Review, are
hereby amended to read as follows:
18.60. 030 co of on
A. The rules and regulations of the Board of Architectural Review shall be the same as
those stated for the Planning Commission in the bylaws of the Tukwila Planning
Commission.
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Attachment B
B. The DCD Director will review projects meeting the thresholds for administrative
design review. The BAR will review all other projects requiring design review approval.
The
Board and the DCD Director shall have the authority to approve, approve with
conditions, or deny all plans submitted based on a demonstration of compliance with all
of the guidelines of this chapter, as judged by the preponderance of evidence standard.
C. Design review is required for the following described land use actions:
1. All developments will be subject to design review with the following exceptions:
a. Developments exempted in the various districts;
b. Developments in LI, HI, MIC /L and MIC /H districts, except when within 300 feet of
residential districts or within 200 feet of the Green /Duwamish River or that require a
shoreline permit;
2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost
of that work equals or exceeds 10% of the building's assessed valuation (for costs
between 10% and 25 the changes will be reviewed administratively);
a. for sites whose gross building square footage exceeds 10,000 square feet in MUO,
O, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and
b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International
Boulevard corridor (see TMC Figure 18 -9).
c. for any multi family structures in MDR and HDR zones.
3. Development applications using the procedures of 18.60.60, Commercial
Redevelopment Area.
4. Development applications using the procedures of 18.43, Urban Renewal Overlay
District.
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D. For development in the NCC, RC, and MUO zones within the Tukwila International
Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and setback
standards
may be waived and conditioned, upon approval of plans by the BAR, in accordance with
criteria and guidelines in the Tukwila International Boulevard Design Manual, as
amended. Landscaping and setback standards may not be waived on commercial
property sides adjacent to residential districts.
E. No changes shall be made to approved designs without further BAR or Director
approval and consideration of the change in the context of the entire project; except that
the Director is authorized to approve minor, insignificant modifications which have no
impact on the project design.
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Attachment B
Section 24. Ordinance Nos. 2235 §16 §17, 2009; Ord. 2199 §20, 2008; Ord. 1986
§16, 2001; Ord 1865 §51, 1999; Ord. 1758 §1 (part), 1995 as codified in TMC Chapter
18.60 Board of Architectural Review, are hereby amended to read as follows:
C. Multi Family, Hotel and Motel Design Review Criteria. In reviewing any multi family
hotel motel V
r... the following criteria shall be used by the BAR in its decision making as well
as the Multi Family Design Manual or Townhouse Design Manual. Detached zero -lot-
line type of developments shall be subject to the Townhouse Design Manual.
1. SITE PLANNING.
a. Building siting, architecture, and landscaping shall be integrated into and blend
harmoniously with the neighborhood building scale, natural environment, and
development characteristics as envisioned in the Comprehensive Plan. For instance, a
multi family development's design need not be harmoniously integrated with adjacent
single family structures if that existing single family use is designated as "Commercial"
or "High- Density Residential" in the Comprehensive Plan. However, a "Low- Density
Residential" (detached single family) designation would require such harmonious design
integration.
b. Natural features, which contribute to desirable neighborhood character, shall be
preserved to the maximum extent possible. Natural features include, but are not limited
to, existing significant trees and stands of trees, wetlands, streams, and significant
topographic features.
c. The site plan shall use landscaping and building shapes to form an aesthetically
pleasing and pedestrian scale streetscape. This shall include, but not be limited to
facilitating pedestrian travel along the street, using architecture and landscaping to
provide a desirable transition from streetscape to the building, and providing an
integrated linkage from pedestrian and vehicular facilities to building entries.
d. Pedestrian and vehicular entries shall provide a high quality visual focus using
building siting, shapes and landscaping. Such a feature establishes a physical transition
between the project and public areas, and establishes the initial sense of high quality
development.
e. Vehicular circulation design shall minimize driveway intersections with the street.
f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be
coordinated with site
development to ensure a harmonious transition between adjacent projects.
g. Varying degrees of privacy for the individual residents shall be provided; increasing
from the public right ofway, to common areas, to individual residences. This can be
accomplished through the use of symbolic and actual physical barriers to define the
degrees of privacy appropriate to specific site area functions.
h. Parking and service areas shall be located, designed and screened to interrupt and
reduce the visual impact of large paved areas;
i. The height, bulk, footprint and scale of each building shall be in harmony with its site
and adjacent long -term structures.
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Attachment B
2. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project shall be based on the
quality of its design and its ability to harmonize building texture, shape, lines and mass
with the surrounding neighborhood.
b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony
with those existing permanent neighboring developments which are consistent with, or
envisioned in, the Comprehensive Plan. This will be especially important for perimeter
structures. Adjacent structures that are not in conformance with the Comprehensive
Plan should be considered to be transitional. The degree of architectural harmony
required should be consistent with the nonconforming structure's anticipated
permanence.
c. Building components, such as windows, doors, eaves, parapets, stairs and decks
shall be integrated into the overall building design. Particular emphasis shall be given to
harmonious proportions of these components with those of adjacent developments.
Building components and ancillary parts shall be consistent with the anticipated life of
the structure.
d. The overall color scheme shall work to reduce building prominence and shall blend in
with the natural environment.
e. Monotony of design in single or multiple building projects shall be avoided. Variety of
detail, form, and siting shall be used to provide visual interest. Otherwise monotonous
flat walls and uniform vertical planes of individual buildings shall be broken up with
building modulation, stairs,
decks, railings, and focal entries. Multiple building developments shall use siting and
additional architectural variety to avoid inappropriate repetition of building designs and
appearance to surrounding properties.
3. LANDSCAPE AND SITE TREATMENT.
a. Existing natural topographic patterns and significant vegetation shall be reflected in
project design when they contribute to the natural beauty of the area or are important to
defining neighborhood identity or a sense of place.
b. Landscape treatment shall enhance existing natural and architectural features, help
separate public from private spaces, strengthen vistas and important views, provide
shade to moderate the affects of large paved areas, and break up visual mass.
c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and
provide an inviting and stable appearance. Direct pedestrian linkages to the public
street, to on -site recreation areas, and to adjacent public recreation areas shall be
provided.
d. Appropriate landscape transition to adjoining properties shall be provided.
4. MISCELLANEOUS STRUCTURES.
a. Miscellaneous structures shall be designed as an integral part of the architectural
concept and landscape. Materials shall be compatible with buildings, scale shall be
appropriate, colors shall be in harmony with buildings and surroundings, and structure
proportions shall be to scale.
b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish
screening of service yards and other places that tend to be unsightly. Screening shall
be effective in winter and summer.
Page 17 of 32
27
Attachment B
c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be
screened from view. Screening shall be designed as an integral part of the architecture
(i.e., raised parapets and fully enclosed under roof) and landscaping.
d. Exterior lighting standards and fixtures shall be of a design and size consistent with
safety, building architecture and adjacent area. Lighting shall be shielded and restrained
in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall
not be used unless clearly demonstrated to be integral to building architecture.
Section 25. Ordinance Nos. 2251 §16, 2009; Ord. 2005 §1 2002;
Ord. 1865 §11, 1999; Ord. 1758 §1 (part), 1995) as codified in TMC Chapter 18.12
Medium Density Residential, are hereby amended to read as follows:
Section 26. Ordinance Nos. 2005, §2, 2002; Ord. 1865 §15, 1999;
Ord. 1758 §1 (part), 1995 as codified in TMC Chapter 18.14 High Density Residential,
are hereby amended to read as follows:
Section 27. Ordinance Nos. 2005 §3, 2002; Ord. 1758 §1 (part), 1995
as codified in TMC Chapter 18.16 Mixed Use Office, are hereby amended to read as
follows:
18. 16.070
Design review is required for all Droiects located within the shoreline iurisdiction that
involve new buildina construction or exterior chana cost of exterior chans-
exceeds 10% s assessed valuation. structures
Page 18 of 32
Attachment B
1,500 square feet or larger outside the shoreline iurisdiction, for all structures containing
multi family dwellings and all structures in the Tukwila International Boulevard corridor.
Commercial structures between 1,500 and 5,000 square feet, multi family structures up
to 1,500 square feet, and all buildings up to 1,500 square feet in the Tukwila
International Boulevard corridor will be reviewed administratively. Design review is also
required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet.
(See the Board of Architectural Review chapter of this title.)
Section 28. Ordinance Nos. 2005 §4, 2002; Ord. 1758 §1 (part), 1995
as codified in TMC Chapter 18.18 Office, are hereby amended to read as follows:
Section 29. Ordinance Nos. 2005 §5, 2002; Ord. 1758 §1 (part), 1995
as codified in TMC Chapter 18.20 Residential Commercial Center, are hereby amended
to read as follows:
Section 30. Ordinance Nos. 2005 §6, 2002; Ord. 1758 §1 (part), 1995 as codified in
TMC Chapter 18.22 Neighborhood Commercial Center, are hereby amended to read as
follows:
Page 19 of 32
M
Attachment B
exterior repairs, reconstructions, alterations or improvements to buildings over 10,000
square feet or in the Tukwila International Boulevard corridor.
(See the Board of Architectural Review chapter of this title.)
Section31. Ordinance Nos. 2005 §7, 2002; Ord. 1865 §30, 1999;
Ord. 1758 §1 (part), 1995 as codified in TMC Chapter 18.24 Regional Commercial, are
hereby amended to read as follows:
18.24.070 Design Review
Design review is required for all oroiects located within the shoreline iurisdiction that
involve new buildina construction or exterior chanaes if the cost of the exterior chanaes
equals or exceeds 10% of the buildina's assessed valuation. and all hotels and motels
and for other commercial structures 1,500 square feet or larger outside the shoreline
iurisdiction. Outside of the Tukwila International Boulevard corridor, commercial
structures between 1,500 and 5,000 square feet and multi family structures up to 1,500
square feet will be reviewed administratively. Within the Tukwila International Boulevard
corridor (see TMC Figure 18 -9), design review is required for all new development as
well as certain exterior repairs, reconstructions, alterations or improvements.
Commercial and multi family structures up to 1,500 square feet will be reviewed
administratively.
(Details on design review are found in Chapter 18.60, Board of Architectural Review.)
Section 32. Ordinance Nos. 2005 §8, 2002; Ord. 1758 §1 (part), 1995 as codified in
TMC Chapter 18.26 Regional Commercial Mixed Use, are hereby amended to read as
follows:
Section 33. Ordinance Nos. 2084 §2 (part), 2005 as codified in TMC Chapter 18.28
Tukwila Urban Center, are hereby amended to read as follows:
Page 20 of 32
30
Attachment B
and 2,500 square feet and multi family structures up to 1,500 square feet will be
reviewed administratively. Design review is also required for certain exterior repairs,
reconstructions, alterations or improvements to buildings over 10,000 square feet.
(See Board of Architectural Review chapter of this title.)
Section 34. Ordinance Nos. 2005 §10, 2002; Ord. 1758 §1 (part), 1995 as codified in
TMC Chapter 18.30 Commercial /Light Industrial, are hereby amended to read as
follows:
Section 35. Ordinance Nos. 2005 §11, 2002; Ord. 1758 §1 (part), 1995
as codified in TMC Chapter 18.32 Light Industrial, are hereby amended to read as
follows:
Section 36. Ordinance Nos. 2005 §12, 2002; Ord. 1793 §1, 1997; Ord. 1758 §1 (part),
1995 as codified in TMC Chapter 18.34 Heavy Industrial, are hereby amended to read
as follows:
Section 37. Ordinance Nos. 2335 §5, 2011; Ord. 2005 §13, 2002; Ord. 1758 §1 (part),
1995 as codified in TMC Chapter 18.36 Manufacturing Industrial Center /Light, are
hereby amended to read as follows:
Page 21 of 32
31
Attachment B
Section 38. Ordinance Nos. 2335 §9, 2011; Ord. 2005 §14, 2002; Ord. 1758 §1 (part),
1995 as codified in TMC Chapter 18.38 Manufacturing Industrial Center /Heavy, are
hereby amended to read as follows:
Section 39. Ordinance Nos. 2005 §15, 2002; Ord. 1758 §1 (part), 1995 as codified in
TMC Chapter 18.40 Tukwila Valley South, are hereby amended to read as follows:
Section 40. Ordinance Nos. 2186 §1, 2007; Ord. 1758 §1 (part), 1995)
as codified in TMC Chapter 18.50 Supplemental Development Regulations, are hereby
amended to read as follows:
Spe cial i io
There is hereby established a special height limitation area, as depicted by Figure 18 -3
'C �..r Exhibit I within which no building shall
be erected which exceeds six (6) stories in height, notwithstanding the provisions for the
zoning district within which the subject property may lie.
Section 41. Ordinance No. 2098 §3, 2005 as codified in TMC Chapter 18.50
Supplemental Development Regulations, are hereby amended to read as follows:
Single -Family xc io
A The design standards required at 18.50.050 (5) and (6) may be modified by the DCD
Director as a Type 2 Special Permission decision.
1. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
Page 22 of 32
32
Attachment B
a. The proposed roof pitch is consistent with the style of the house (for example
modern, southwestern);
b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height;
c. If a sloped roof is proposed, it must have at least 24 -inch eaves; and
d. The house exhibits a high degree of design quality, including a mix of exterior
materials, detailing, articulation and modulation.
2. 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.
C
t
a
r
Section 42. Ordinance No.2251 §67, 2009; Ord. 1795 §3 (part), 1997;
Ord. 1758 §1 (part), 1995 as codified in TMC Chapter 18.56 Off street Parking and
Loading Regulations, are hereby amended to read as follows:
Required of c
The minimum number of off street parking spaces for the listed uses shall be as shown
in Figure 18 -7 w.. _t 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.
Section 43. Ordinance No. 1769 §4 (part), 1996) as codified in TMC Chapter 18.66
Unclassified Use Permit, is hereby amended to read as follows:
Expansion of x i c -Animal Rendering Facilities
In addition to the structures permitted pursuant to TMC 18.66.110, existing animal
rendering facilities shall be allowed to construct new facilities to update and /or
modernize such use without needing to obtain a new or revised unclassified use permit
if such construction involves an intensification of the permitted existing facility. For
purposes of this section, "facilities" shall refer to all structures, including tanks,
processing equipment, buildings and other improvements used in the rendering
operation, and "intensification" shall mean new construction shall meet all of the
requirements below. Any proposed new construction which fails to meet one or more of
Page 23 of 32
33
Attachment B
the requirements of intensification shall be considered an enlargement or expansion,
and shall require an application for a new or revised unclassified use permit for the
facilities which constitute the enlargement or expansion:
1. The construction of new facilities shall be considered an intensification and may be
permitted without the need to obtain an Unclassified Use Permit (UUP) if:
a. The total area of the site is not increased.
b. The construction of new facilities does not generate more than ten new vehicle trips
at peak hour, as determined pursuant to TMC Chapter 9.48, related to traffic
concurrency.
c. No new facilities are located in they
d. The new facilities will comply with the performance standards set forth in TMC
18.66.130.
e. The construction of new manufacturing facilities does not result in more than a 5%
cumulative increase in the manufacturing capacity of the processing facility.
f. The construction will not increase the extent of any nonconformity of any structure by
reason of its height, bulk or setbacks.
Section 44. Ordinance Nos. 2294 1 2010; Ord. 2251 §75, 2009; Ord. 2235 19,
2009; Ord. 2135 §19, 2006; Ord. 2119 §1, 2006 as codified in TMC Chapter 18.104
Permit Application Types and Procedures, are hereby amended to read as follows:
Classification of o c t Permit Applications
Project permit decisions are classified into five types, based on the degree of discretion
associated with each decision, as set forth in this section. Procedures for the five
different types are distinguished according to who makes the decision, whether public
notice is required, whether a public meeting and /or a public hearing is required before a
decision is made, and whether administrative appeals are provided.
1. TYPE 1 DECISIONS are made by City administrators who have technical
expertise, as designated by ordinance. Type 1 decisions may be appealed to the
Hearing Examiner who will hold a closed record appeal hearing based on the
information presented to the City administrator who made the decision. Public notice is
not required for Type 1 decisions or for the appeals of those decisions.
Page 24 of 32
34
Attachment B
TYPE 1 DECISIONS
TYPE OF PERMIT
DECISION
MAKER
Administrative Variance for
Community
Noise 30 days or less
Development
(TMC 8.22.120)
Director
Any land use permit or
As specified
approval issued by the City,
by ordinance
unless specifically
Director
categorized as a Type 2, 3,
4, or 5 decision by this
Chapter
Boundary Line Adjustment,
Community
including Lot Consolidation
Development
(TMC Chapter 17.08)
Director
Development Permit
Building
Official
Minor modification to design
Community
review approval (TMC
Development
18.60.030)
Director
Minor Modification to PRD
Community
(TMC 18.46.130)
Development
Director
Tree Permit (TMC 18.54) Community
Development
Director
Wireless Communication Community
Facility, Minor (TMC 18.58) Development
Director
2. TYPE 2 DECISIONS are decisions which are initially made by the Director or, in
certain cases, other City administrators or committees, but which are subject to an open
record appeal to the Hearing Examiner, Board of Architectural Review, or, in the case of
shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW
90.58.
Page 25 of 32
35
Attachment B
TYPE 2 DECISIONS
TYPE OF PERMIT
Administrative
Design Review
(TMC 18.60.030)
Administrative
Planned
Residential
Development
(TMC 18.46.110)
Administrative
Variance for Noise
31 -60 days
(TMC Section
8.22.120)
Binding Site
Improvement Plan
(TMC Chap. 17.16)
Cargo Container
Placement
(TMC 18.50.060)
Code
Interpretation
(TMC 18.90.010)
Exception from
Single Family
Design Standard
(TMC 18.50.050)
Modification to
Development
Standards (TMC
18.41.100)
Parking standard
for use not
specified
(TMC 18.56.100)
r
INITIAL
APPEAL
DECISION
BODY
MAKER
(open
Community
record
Development
appeal)
Community
Board of
Development
Architectur
Director
al Review
Short Plat
Hearing
Committee
Examiner
Community Hearing
Development Examiner
Director
Short Plat Hearing
Committee Examiner
Community
Hearing
Development
Examiner
Director
Community
Hearing
Development
Examiner
Director
Community
Hearing
Development
Examiner
Director
Community Hearing
Development Examiner
Director
Community Hearing
Development Examiner
Director
Page 26 of 32
36
Attachment B
Sensitive Areas
Community
Hearing
(except
Development
Examiner
Reasonable Use
Director
Exception)
(TMC 18.45)
Shoreline
Community
State
Substantial
Development
Shorelines
Development
Director
Hearings
Permit (TMC
Bd
Chapter 18.44)
Short Plat
Short Plat
Hearing
(TMC 17.12)
Committee
Examiner
71
1C ry
Wireless
Community
Hearing
Communication
Development
Examiner
Facility, Minor
Director
(TMC 18.58)
3. TYPE 3 DECISIONS are quasi-judicial decisions made by the Hearing Examiner
following an open record hearing. Type 3 decisions may be appealed only to Superior
Court, except for shoreline variances and shoreline conditional uses that may be
appealed to the State Shorelines Hearings Board pursuant to RCW 90.58.
Page 27 of 32
37
Attachment B
TYPE 3 DECISIONS
ra
Page 28 of 32
INITIAL
APPEAL
DECISION
BODY
TYPE OF PERMIT
MAKER
(closed
record
appeal)
Resolve uncertain
Hearing
Superior
zone district
Examiner
Court
boundary
Variance (zoning,
Hearing
Superior
shoreline,
Examiner
Court
sidewalk, land
alteration, sign)
TSO Special
Hearing
Superior
Permission Use
Examiner
Court
(TMC Section
18.41.060)
Conditional Use
Hearing
Superior
Permit
Examiner
Court
Modifications to
Hearing
Superior
Certain Parking
Examiner
Court
Standards (TMC
Chapter 18.56)
Reasonable Use
Hearing
Superior
Exceptions under
Examiner
Court
Sensitive Areas
Ordinance (TMC
Section 18.45.180)
Variance for Noise
Hearing
Superior
in excess of 60
Examiner
Court
days (TMC Section
8.22.120)
Variance from
Hearing
Superior
Parking Standards
Examiner
Court
over 10% (TMC
Section 18.56.140)
ra
Page 28 of 32
Attachment B
Subdivision
Hearing
Superior
Preliminary Plat
Examiner
Court
with no associated
Commission Examiner
with an associated
Design Review
Design Review
application
(TMC 17.14.020)
(TMC Section
17.14.020)
Wireless
Hearing
Superior
Communication
Examiner
Court
Facility, Major or
Waiver Request
(TMC Chapter
18.58)
4. TYPE 4 DECISIONS are quasi judicial decisions made by the Board of
Architectural Review or the Planning Commission, following an open record hearing.
Type 4 decisions may be appealed to the Hearing Examiner based on the record
established by the Board of Architectural Review or Planning Commission, except
Shoreline Conditional Use Permits, that are appealable to the State Shorelines
Hearings Board pursuant to RCW 90.58.
TYPE 4 DECISIONS
INITIAL APPEAL
DECISION BODY
TYPE OF PERMIT MAKER (closed
record
appeal)
Public Hearing Board of Hearing
Design Review Architectural Examiner
(TMC Chap.
Review
18.60)
Subdivision
Planning Hearing
Preliminary Plat
Commission Examiner
with an associated
Design Review
application
(TMC 17.14.020)
v
x y
Page 29 of 32
W
Attachment B
5. TYPE 5 DECISIONS are quasi judicial decisions made by the Hearing Examiner
or City Council following an open record hearing. Type 5 decisions may be appealed
only to Superior Court.
TYPE 5 DECISIONS
INITIAL APPEAL
Section 45. Ordinance No. 1768 §2 (part), 1996 as codified in TMC Chapter 18.104
Permit Application Types and Procedures, is hereby amended to read as follows:
Notice of c o
A. The Department shall provide written notice in a timely manner of the final
decision on permits requiring Type 2, 3, 4 and 5 decisions and on permits requiring
Page 30 of 32
.s
DECISION
BODY
TYPE OF PERMIT
MAKER
(closed
record
appeal)
Planned
City
Superior
Residential
Council
Court
Development
(PRD), including
Major
Modifications
(TMC Chap.
18.46)
Rezone (TMC
City
Superior
Chapter 18.84)
Council
Court
Sensitive Area
City
Superior
Master Plan
Council
Court
Overlay (TMC
18.45.160)
Shoreline
City
Superior
Environment Re-
Council
Court
designation
(Shoreline Master
Program)
Subdivision Final
City
Superior
Plat
Council
Court
(TMC 17.12.030)
Unclassified Use
City
Superior
(TMC Chapter
Council
Court
18.66)
Section 45. Ordinance No. 1768 §2 (part), 1996 as codified in TMC Chapter 18.104
Permit Application Types and Procedures, is hereby amended to read as follows:
Notice of c o
A. The Department shall provide written notice in a timely manner of the final
decision on permits requiring Type 2, 3, 4 and 5 decisions and on permits requiring
Page 30 of 32
.s
Attachment B
Type 1 decisions which require SEPA review. Such notice shall identify the threshold
determination, if any, and the procedures for administrative appeals, if any. Notice shall
be delivered by first class mail or in person to the applicant, to the Department
of Ecology and to agencies with jurisdiction, and to all parties of record.
B. Notices of Decision for Shoreline Substantial Development permits shall also
comply with the requirements of RCW 90.58.
Section 46. Ordinance No. 2103 §1 (part), 2005 as codified in TMC Chapter 18.120
Housing Options Program, is hereby amended to read as follows:
Review is o Process
A. Limited time frame to apply. When the Director of DCD selects an application as
outlined in TMC 18.120.030, the project proponent must apply within one year for the
appropriate
decision(s) or the selection will become null and void.
B. Type of Application. Decision types are described in the Permit Application Types
and Procedures Chapter of the Tukwila Zoning Code (TMC 18.104). In all cases, design
review is required and shall be consolidated per "Consolidation of Permit Applications"
in the Permit Application Types and Procedures Chapter (TMC 18.104.030).
land use
3 s w 4,x 5 fey,,. mw
Section 47. Ordinance No. 1770 §84, 1996; Ord. 1344 §10, 1985;
Ord. 1331 §19, 1984 as codified in TMC Chapter 21.04 State Environmental Policy Act,
are hereby amended to read as follows:
A. Whenever public notice is required, the City shall follow the procedures set forth in
this section.
B. Public notice will be given in the following situations:
1. When the City issues the following Determinations of Non Significance (DNS):
a. DNS involving another agency with jurisdiction,
b. DNS involving the demolition of any structure or facility not exempted by WAC 197-
11- 800(2) (f) or 197 -11 -880,
c. DNS involving the issuance of a clearing or grading permit not exempted by WAC
197 -11 -800 throughl 97 -11 -890,
d. DNS issued following a request for early notice pursuant to WAC 197 -11- 350(2),
e. Mitigated DNS issued pursuant to WAC197 -11- 350(3),
f. DNS issued following the withdrawal of a DS pursuant to WAC 197 -11- 360(4);
2. When the City issues a Determination of Significance to commence scoping;
3. When a draft EIS (DEIS) is available for public comment;
Page 31 of 32
_r1
Attachment B
4. Whenever the City holds a public hearing pursuant to WAC 197 -11 -535, provided that
if the project requires a Type 3, 4 or 5 decision, such hearing shall be consolidated with
the public hearing on the merits of the project;
5. Whenever the responsible official determines that public notice is required.
C. The City shall give public notice by using the public notice procedures set forth in
TMC 18.104.110 and .120
D. Notice of public hearings on non project proposals shall be published in a newspaper
of general circulation in the City.
E. The City may require an applicant to compensate the City for the costs of compliance
with the public notice requirements for the applicant's proposal and /or provide services
and
materials to assist.
Section 48. 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 49. 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 2011.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Attachments:
Exhibit A Revised Figure 18 -3
Exhibit B- Revised Figure 18 -7
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Page 32 of 32
42
d
1
1
S 144 Si
1S
1
Special Height Exception Area:
Up to Ten (10) Stories Allowed
Special Height Exception Area:
Up to Six (6) Stories Allowed
Special Height Exception Area:
Up to Four (4) Stories Allowed
Special Height Limitation Area:
Limited to No More than Six (6) Stories
NIS
L
J I 1
1
Westfield
Shoppingtown 1
Southoenter 1
Mall
S ander Ivd 1
1 1
1• I I 1
V
i
i
i
1 slaosl 1
WHIPTRAI
north
Figure 18 -3
Building
Height Exception
Areas
43
Exhibit B
Figure 18 -7 Required Number of Parking Spaces for Automobiles and Bicycles
Use Automobile Standard Bicycle Standard
Single family and multi- 2 for each dwelling unit that contains up to 3 For multi- family, 1 space per
family dwellings bedrooms. 1 additional space for every 2 bedrooms 10 parking stalls, with a
in excess of 3 Bedrooms in a dwelling unit. minimum of 2 spaces. No
Additional parking may be required for home requirement for single
occupations and accessory dwelling units as family.
otherwise proved by this title.
Multi family and Mixed- One for each dwelling tulit that contains up to one One secure, covered,
Use residential (in the bedroom. 0.5 additional spaces for every bedroom in ground -level bicycle parking
Urban Renewal Overlay excess of one bedroom in a multi family dwelling space shall be provided for
(URO)) trait. every four residential tmits
At least 75 of required residential parking is
provided in an enclosed structure (garage or
podium). The structure must be screened from view
from public rights of way.
Senior Citizen Housing For 15 units or less, 1 space per dwelling unit. For 1 space per 50 parking stalls,
dwellings with more than 15 with a
units, a minimum of 15 spaces are required, plus 1 minimum of 2 spaces.
space per 2 dwelling units.
Religious facilities, 1 for each 4 fixed seats 1 space per 50 parking stalls,
mortuaries and funeral with a minimum of 2 spaces.
homes
One automobile space at no charge to a car sharing
program (if available) for every 50 to 200 residential
spaces on site. An additional space shall be
provided for developments with over 200 parking
spaces. All car share spaces are in addition to
required residential parking. If car sharing
programs are not available when the building is
constructed, an equivalent ntunber of guest parking
spaces shall be provided. These shall be converted
to dedicated car- sharing spaces when the program
becomes available.
m a mixed -use or multi-
family development.
Convalescent/ nursing/ r
est homes
Food stores and markets
1 for every 4 Beds with a minimum of 10 stalls
1 for each 300 square feet of usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Exhibit B
High schools 1 for each staff member plus 2 for every 5 students or
visitors
Hospitals 1 for each lied
Hotels, motels and 1 for each room, plus one employee space for each 20
extended stay rooms, rounded to the
next highest figure
Manufacturing 1 for each 1,000 square feet of usable floor area
Office, commercial and
professional Buildings,
banks, dental and
medical clinics
Places of public
assembly, including
auditoriums, exhibition
halls, community clubs,
community centers, and
private clubs
Post offices
Restaurant
3.0 for each 1,000 square feet of usable floor area
The Director shall determine the number of required
parking spaces, with a minimum of 1 space for every
100 square -feet of assembly area. To ensure parking
adequacy for each proposal, the Director may
consider the following:
a. A parking study or documentation paid for by the
applicant and administered biy the City regarding
the actual parking demand for the proposed use, or
b. Evidence in available planning and teclunical
studies relating to the proposed use.
3 for each 1,000 square feet of usable floor area
1 for each 100 square feet of usable floor area
Restaurant, Fast food 1 for each 50 square feet of usable floor area. Fifty
percent of any outdoor
seating area will be added to the usable floor area for
parking requirement
calculations.
Retail Sales, Bulk 2.5 for each 1,000 square feet of usable floor area
Retail sales, General 4 for each 1,000 square feet of usable floor area if
located within the TUC or
TVS zoning districts; 2.5 for each 1,000 square feet of
usable floor area if
located in any other zoning district.
Schools, Elementary 1.5 for each staff member
Junior High
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per classroom
Fly
Exhibit B
Shopping center (mall), planned, per usable floor area size, as listed below
500,000 sq. ft. or 5 for every 1,000 sq. ft.
larger
25,000 499,999 sq. ft. 4 for every 1,000 sq. ft.
Taverns
Theaters
Warehousing
1 for every 4 persons based on occupancy load
1 space per 50 parking stalls, with a
minimum of 2 spaces.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
1 for every 4 fixed seats. If seats are not fixed, 1 1 space per 100 seats, with a
per 3 seats, with minimum of 2 spaces.
concurrence of Fire Chief, consistent with
maximum allowed occupancy
1 for every 2,000 square feet of usable floor area 1 space per 50 parking stalls, with a
minimum of 2 spaces.
M