HomeMy WebLinkAboutCOW 2021-09-13 Item 4A / 5A - Public Hearing - Ordinance Amending TMC Title 18 "Zoning" for Emergency, Supportive and Transitional Housing to Comply with House Bill 1220COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council revie)»
9/13/21
NG
❑ Resolution
Mtg Date
0 Ordinance
9/20/21
NG
❑ Other
Mtg Date
Mtg Date 9/20/21
Mtg Date 9/13/21
SPONSOR ❑ Council ❑ Mayor ❑ Admin
❑ Finance ❑ Fire ❑ Pe'R ❑ Police ❑ PIF
Svcs 11 DCD
SPONSOR'S The recently enacted State law HB 1220 requirescitiesto permit indoor emergency
SUMMARY shelters, indoor emergency housing, permanent supportive housing and transitional
housing in specific zones. Cities may enact local regulations controlling occupancy, spacing,
and intensity of use. The Council is being asked to consider and approve the proposed
ordinance.
REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
DATE: 6/7/21, 8/16/21 COMMITTEE CHAIR: HOUGARDY
Planning & Community
Dev.
ITEM INFORMATION
ITEM No.
4.A. & 5.A.
1
STAFF SPONSOR: NORA GIERLOFF
ORIGINAL AGENDA DATE: 9/13/ 21
AGENDA ITEM TITLE Zoning Code Amendments for HB 1220 Compliance
CATEGORY ❑ Discussion
Mtg Date
❑ Motion
Mtg Date
❑ Resolution
Mtg Date
0 Ordinance
❑ Bid Award
Mtg Date
0 Public Hearing
❑ Other
Mtg Date
Mtg Date 9/20/21
Mtg Date 9/13/21
SPONSOR ❑ Council ❑ Mayor ❑ Admin
❑ Finance ❑ Fire ❑ Pe'R ❑ Police ❑ PIF
Svcs 11 DCD
SPONSOR'S The recently enacted State law HB 1220 requirescitiesto permit indoor emergency
SUMMARY shelters, indoor emergency housing, permanent supportive housing and transitional
housing in specific zones. Cities may enact local regulations controlling occupancy, spacing,
and intensity of use. The Council is being asked to consider and approve the proposed
ordinance.
REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
DATE: 6/7/21, 8/16/21 COMMITTEE CHAIR: HOUGARDY
Planning & Community
Dev.
❑ Planning Comm.
RECOMMENDATIONS:
SPONSOR/ADMIN.
COMMITTEE
Department of Community Development
Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
9/13/21
9/20/21
MTG. DATE
ATTACHMENTS
9/13/21
Informational Memorandum dated 8/10/21 (updated 8/31/21)
A. Excerpt of Zoning Code Use Table
B. Ordinance in Draft Form
C. List of King County Shelters and Transitional/Supportive Housing
D. Minutes from the Planning Commission hearing of 7/22/21
Minutes from the Planning and Community Development Committee meeting of 8/16/21
1
2
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Nora Gierloff, DCD Director
CC: Mayor Ekberg
DATE: August 10, 2021 — Amended 8/31/21
SUBJECT: Zoning Code Updates to Address HB 1220 Requirements
ISSUE
The recently enacted State law HB 1220 requires cities to permit indoor emergency
shelters and indoor emergency housing in any zones where hotels are allowed. Additionally, it
requires permanent supportive housing and transitional housing to be permitted in all zones that
allow residences or hotels.
BACKGROUND
The State legislature has passed House Bill 1220 which addresses additional housing analysis
in comprehensive plan updates, homeless shelters, supportive housing, and easing accessory
dwelling unit (ADU) regulations. We will address the comprehensive plan requirements when we
begin our periodic update of our plan next year. We had begun discussion of updates to ADU
regulations in 2019 but that was put on hold during the pandemic. When we restart that project
we can review the suggested policies. The ordinance currently under review responds to the
sections that state cities may not prohibit:
• Indoor emergency shelters and indoor emergency housing from locating in any zones
where hotels are allowed as of September 30, 2021, or
• Transitional housing or permanent supportive housing from locating in any zone that
allows hotels or dwellings as of July 25, 2021.
The zones where residential dwelling units or hotels are allowed encompass nearly every zone
in Tukwila, see use table in Attachment A. The bill does allow cities to develop reasonable
occupancy, spacing, and intensity of use requirements to protect public health and safety so
long as the conditions do not prevent the siting of a sufficient number of facilities to
accommodate the cities' projected needs. There is currently no guidance about how to calculate
the number of facilities or residents served required to meet this need.
Here is the bill as passed by the legislature: - http://lawfilesext.leg.wa.gov/biennium/2021-
22/Pdf/Bills/House%20Passed%20Legislature/1220-S2.PL.pdf?q=20210510101723
Tukwila currently does not permit indoor emergency shelters or indoor emergency housing. If
we do not amend our Zoning Code to allow these uses and one is proposed after the effective
date of HB 1220 our Code could be challenged, and we would likely need to allow it to locate
here. Furthermore, by not adopting regulations we would forfeit the opportunity for local control
over spacing from other facilities, number of residents, and operational standards (for example
good neighbor agreements).
Tukwila currently has no regulations that differentiate transitional housing or permanent
supportive housing from any other type of multi -family housing. If we do not amend our Zoning
Code and one of these facilities were proposed we would apply our existing code standards
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1
4
INFORMATIONAL MEMO
Page 2
(height, lot coverage, density, design review) but would not have any local control over spacing
from other facilities, number of residents, or operational standards.
The Planning and Community Development (PCD) Council Committee was briefed on these
changes and potential local regulatory requirements on June 7, 2021. They forwarded the issue
on to the Planning Commission to develop a recommendation. The Planning Commission held a
public hearing, amended the draft ordinance language, and recommended the Zoning Code
changes shown in Attachment B. The PC amendments are highlighted in the ordinance.
DISCUSSION
In addition to adding the new uses to our Zoning Code definitions and use table, the Planning
Commission recommended that we adopt local regulations controlling occupancy, spacing, and
intensity of use to proactively address potential concerns and conflicts with these uses.
Shelter Type
The PCD Committee supported the requirement for shelters to use a residential model
where clients are screened, admitted and assigned a space for the duration of their stay rather
than a day or night shelter model where people must leave with their belongings each day. On-
site services would be limited to residents and not offered for drop in use. The stability offered
by this model has better outcomes for the clients and fewer impacts on the surrounding
neighborhood.
The Planning Commission added a requirement that buildings must have secure entrances
staffed 24/7 with individual units only accessible through interior corridors.
Transit Access
The PCD Committee supported the requirement that shelters and housing be located within a
half mile walking distance of a bus or rail transit stop so that these transit dependent populations
can reach services and employment. The Planning Commission concurred.
Below is a transit system map showing the bus and rail service in Tukwila.
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/Updated HB 1220 info for 9-13/Updated HB 1220 Info Memo.docx
INFORMATIONAL MEMO
Page 3
Community RIM
Fellowship
Sear's'Super Saver Foil
Giurrh by the
Side oielle Road
Seaiat Center
Garage
1111
\\,
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/Updated HB 1220 info for 9-13/Updated HB 1220 Info Memo.docx
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6
INFORMATIONAL MEMO
Page 4
Facility Spacing
Staff recommended that, to avoid a concentration of uses, we require that shelters be at
least a half mile from any other shelters, and supportive or transitional housing be at least a half
mile from any other supportive or transitional housing. At PCD we discussed a one mile
spacing but that would likely not allow an adequate number of sites in Tukwila.
The map below shows a half mile radius from Pacific Court, Tukwila's only permanent
supportive housing. Tukwila does not currently have any emergency shelters
or emergency housing. There are four Way Back Inn units (two single
family homes and one duplex) that serve as domestic shelters but under the draft language they
would not be subject to the proposed spacing requirements. The Conquest Center transitional
housing has moved out of Tukwila. Group homes and adult family homes are regulated
differently and would not be subject to the proposed regulations.
The Planning Commission discussed different spacing alternatives, such as using the rental
housing inspection quadrants to limit the number of facilities, but ultimately retained the half mile
spacing language.
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/Updated HB 1220 info for 9-13/Updated HB 1220 Info Memo.docx
INFORMATIONAL MEMO
Page 5
Maximum Size
The number of residents in a facility would be required to comply with life safety
regulations in the building and fire codes. In addition, the Planning Commission
recommended a maximum facility size of 45 residents for shelters and a maximum size that
varies by zone for transitional/supportive housing.
• 15 in LDR,
• 30 in MDR, and
• 45 in HDR or other zones.
These sizes are within the range of existing shelters and transitional/supportive
housing developments in King County, see list of King County facilities in Attachment C. Pacific
Court in Tukwila has 32 units with a maximum number of 50 residents.
Good Neighbor Agreement
The PCD Committee supported the requirement that operators of shelters and supportive or
transitional housing be required to work with the City and adjacent residents and businesses to
develop a set of standards covering quiet hours, smoking areas, security procedures, litter,
landscaping, and screening. The Planning Commission concurred.
Code of Conduct
The PCD Committee supported the requirement that operators of shelters and supportive or
transitional housing work with the City to develop a set of standards and expectations that
residents must agree to follow. The Planning Commission concurred.
Parking Plan
Staff recommends that operators of shelters and supportive or transitional housing work with
the City to develop a parking plan showing that the facility has adequate parking to meet the
expected demand from residents, staff, service providers, and visitors. There are no parking
requirements for these uses in the Zoning Code and as facility types and operations may vary it
would be more accurate to set individualized requirements. Residents will not be allowed
to park off site and all vehicles would have to be operational. The Planning Commission
concurred.
Emergency Services
The PCD Committee supported the requirement that operators of shelters and supportive or
transitional housing develop coordination plans with both the Police and Fire Departments
including protocols for response to the facility and to facility residents throughout the City.
The Planning Commission added a cross reference to the thresholds for increased security
measures contained in the Safety in Overnight Lodging Chapter 5.60.040-060 when calls for law
enforcement services exceed a semi-annual per -room number. If calls for
law enforcement services exceed the agreed upon threshold in any given quarter, the facility
operator would work with the City to reduce calls below the threshold level.
Communication
The PCD Committee supported the requirement that operators of shelters and supportive or
transitional housing provide regular reports to the Human Services Program Coordinator on
how facilities are meeting performance metrics such as placement of residents into permanent
housing or addiction treatment programs. The content and frequency of these reports
would be specified in a Memorandum of Agreement between the City and operator. The
Planning Commission concurred.
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/Updated HB 1220 info for 9-13/Updated HB 1220 Info Memo.docx
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INFORMATIONAL MEMO
Page 6
FINANCIAL IMPACT
Passage of the ordinance would not result in any direct costs to the City.
RECOMMENDATION
The Council is being asked to hold a hearing on this item at the September 13, 2021 Committee
of the Whole meeting and approve the ordinance at the subsequent September 20, 2021
Regular Meeting.
ATTACHMENTS
A. Excerpt of Zoning Code Use Table
B. Draft Ordinance
C. List of King County Shelters and Transitional/Supportive Housing
G D. Planning Commission Minutes from 7/22/21 Hearing
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/Updated HB 1220 info for 9-13/Updated HB 1220 Info Memo.docx
Exhibit A — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/ti
TVS
TSO
PRO
Dwelling - Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
P
P14
Dwelling- Detached Zero -Lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units
P
P14
Dwelling- Townhouses
P
P14
Dwelling -Multi-family
P
P15
P14
Dwelling - Multi -family units above office and retail uses
P
P
P
P
22� ac
P14
Dwelling -Senior citizen housing, including assisted living fac l ty for seniors
'see purpose section of chapter, uses sections, and development standards
P
meeting
density and
all other
MDR
standards
P
60/ac
P
60/ac
P
60/
ac
P
60/ac
P
60/ac
C16
100/
ac
P14
Dwelling unit - Accessory "
A
A
A
Hotels
P35
P
P
PP
C
C
P
P
Motels
P
P
PP
C
C
P
P
Shelter
P
P
P
P P
10
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL
CODE (TMC) TITLE 18 TO COMPLY WITH ENGROSSED SECOND
SUBSTITUTE HOUSE BILL 1220; ADDING DEFINITIONS,
ALLOWED LOCATIONS, AND CRITERIA FOR VARIOUS TYPES
OF EMERGENCY, SUPPORTIVE AND TRANSITIONAL HOUSING;
AMENDING ORDINANCE NO. 1976, AS CODIFIED AT TMC
CHAPTER 18.06; AMENDING TABLE 18-6, "LAND USES
ALLOWED BY DISTRICT;" PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in July 2021 the Washington State Legislature enacted House Bill 1220,
supporting emergency shelters and housing through local planning and development
regulations with an effective date of July 25, 2021; and
WHEREAS, Section 3 of HB 1220 contains the following preemption of local zoning
authority:
A code city shall not prohibit transitional housing or permanent supportive
housing in any zones in which residential dwelling units or hotels are
allowed. Effective September 30, 2021, a code city shall not prohibit
indoor emergency shelters and indoor emergency housing in any zones
in which hotels are allowed, except in such cities that have adopted an
ordinance authorizing indoor emergency shelters and indoor emergency
housing in a majority of zones within a one -mile proximity to transit.; and
WHEREAS, the City of Tukwila's municipal code currently contains limited
regulations related to the types of housing and shelter activities established in HB 1220;
and
WHEREAS, the bill does permit cities to impose reasonable occupancy, spacing, and
intensity of use requirements on permanent supportive housing, transitional housing,
indoor emergency housing, and indoor emergency shelters to protect public health and
safety; and
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WHEREAS, the City Council desires to develop reasonable occupancy, spacing, and
intensity of use requirements for these types of housing to protect public health and safety
so long as the conditions do not prevent the siting of a sufficient number of facilities to
accommodate the City's projected needs; and
WHEREAS, on July 6, 2021, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non -Significance on the proposed
amendments; and
WHEREAS, no comments were received on the City's Determination of Non -
Significance on the proposed amendments; and
WHEREAS, on July 22, 2021, the Tukwila Planning Commission, following adequate
public notice, held a public hearing to receive testimony concerning amending the Tukwila
Municipal Code and at that meeting adopted a motion recommending the proposed
changes; and
WHEREAS, on July 29, 2021, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on September 13, 2021, the Tukwila City Council, following adequate
public notice, held a public hearing to receive testimony concerning the recommendations
of the Planning Commission; and
WHEREAS, based on careful consideration of the facts and law including, without
limitation, the public testimony received, the Planning Commission's recommendation
dated July 22, 2021 and the Staff Report dated August 10, 2021, the City Council finds
that the proposed amendments attached and incorporated herein should be approved as
presented;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings of Fact. The Tukwila City Council finds as follows:
A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below comply with the requirements of the
Washington State Growth Management Act and the City of Tukwila's Municipal Code.
Section 2. TMC Section Adopted. A new section is hereby added to Tukwila
Municipal Code (TMC) Chapter 18.06, "Definitions," as follows:
Emergency Housing
"Emergency housing" shall have the meaning listed in RCW 36.70A.030.
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Section 3. TMC Section Adopted. A new section is hereby added to TMC Chapter
18.06, "Definitions," as follows:
Emergency Shelter
"Emergency shelter" shall have the meaning listed in RCW 36.70A.030.
Section 4. TMC Section Adopted. A new section is hereby added to TMC Chapter
18.06, "Definitions," as follows:
Permanent Supportive Housing
"Permanent supportive housing" shall have the meaning listed in RCW 36.70A.030.
Section 5. TMC Section Adopted. A new section is hereby added to TMC Chapter
18.06, "Definitions," as follows:
Transitional Housing
"Transitional housing" means a facility that provides housing, case management, and
supportive services to homeless persons or families and that has as its purpose
facilitating the movement of homeless persons and families into independent living.
Section 6. TMC Chapter 18.06, "Definitions," Amended. Ordinance No. 1976 §16,
as currently codified at TMC Section 18.06.743, "Shelter," or as hereafter re -numbered, is
hereby amended to read as follows:
18.06.743 Domestic Shelter
"Domestic Shelter" means a one- or two -unit residential building providing
residential housing on a short-term basis for victims of abuse and their dependents
- ' ' . _ _ _ _ . ••'- e (children under the age of 18).
Section 7. Regulations Established. TMC Section 18.50.250, "Emergency Housing
and Emergency Shelter Criteria," is hereby established to read as follows:
18.50.250 Emergency Housing and Emergency Shelter Criteria
Emergency housing and emergency shelter facilities are allowed subject to the
following criteria:
1. It must be a 24 -hour -a -day facility where beds or rooms are assigned to
specific residents for the duration of their stay.
2. On-site services such as laundry, hygiene, meals, case management, and
social programs are limited to the residents of the facility and not available for drop-in use
by non-residents.
3. The facility must be located within a half mile walking distance of a bus or rail
transit stop.
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4. Facilities must be at least a half mile from any other emergency housing or
emergency shelter, calculated as a radius from the property lines of the site. This
distance may be reduced upon the applicant submitting documentation that there is a
barrier such as a river or freeway preventing access between the facilities, and the path
of travel between them on public roads or trails is at least half a mile.
5. The maximum number of residents in a facility is limited to the general
capacity of the building but in no case more than 45.
6. Buildings must have secure entrances staffed 24/7, with individual units only
accessible through interior corridors.
Section 8. Regulations Established. TMC Section 18.50.260, "Permanent
Supportive Housing and Transitional Housing Criteria," is hereby established to read as
follows:
18.50.260 Permanent Supportive Housing and Transitional Housing Criteria
Permanent supportive housing and transitional housing facilities are allowed subject
to the following criteria:
1. On-site services such as laundry, hygiene, meals, case management, and
social programs are limited to the residents of the facility and not available for drop-in use
by non-residents.
2. The facility must be located within a half mile walking distance of a bus or rail
transit stop.
3. Facilities must be at least a half mile from any other permanent supportive
housing or transitional housing, calculated as a radius from the property lines of the site.
This distance may be reduced upon the applicant submitting documentation that there is
a barrier such as a river or freeway preventing access between the facilities, and the path
of travel between them on public roads or trails is at least half a mile.
4. The maximum number of residents in a facility is limited to the general
capacity of the building but in no case more than 15 in LDR, 30 in MDR, and 45 in HDR
or other zones.
5. Buildings must have secure entrances staffed 24/7, with individual units only
accessible through interior corridors.
Section 9. Regulations Established. TMC Section 18.50.270, "Memorandum of
Agreement for Emergency Housing, Emergency Shelter, Permanent Supportive Housing or
Transitional Housing," is hereby established to read as follows:
18.50.270 Memorandum of Agreement for Emergency Housing, Emergency
Shelter, Permanent Supportive Housing or Transitional Housing
Prior to the start of operation, the City and facility operator shall develop and execute
a Memorandum of Agreement containing, at a minimum, the following items:
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Page 4 of 6
1. A Good Neighbor Agreement addressing the following items:
a. Quiet hours,
b. Smoking areas,
c. Security procedures,
d. Litter, and
e. Adequacy of landscaping and screening.
2. A Code of Conduct establishing a set of standards and expectations that
residents must agree to follow.
3. A parking plan approved by the City showing that the facility has adequate
parking to meet the expected demand from residents, staff, service providers and visitors.
Residents may not park off-site and all vehicles must be operational.
4. A coordination plan with both the Police and Fire Departments, including
protocols for response to the facility and to facility residents throughout the City and a
maximum number of responses threshold for law enforcement services as established by
calls for services in TMC Sections 5.60.040 through 5.60.060. If calls for law enforcement
services exceed the agreed upon threshold in any given quarter, the facility operator will
work with the City to reduce calls below the threshold level.
5. A requirement to provide regular reports to the City's Human Services
Program Coordinator on how facilities are meeting performance metrics such as
placement of residents into permanent housing or addiction treatment programs.
Section 10. Table 18-6, "Land Uses Allowed by District," Amended. "Tablel8-6:
Land Uses Allowed by District," as codified in Tukwila Municipal Code Title 18, is hereby
amended to add four additional uses and modify the name of one existing use ("Shelter")
as set forth below. The amended Tablel8-6 is attached as Exhibit A.
Exhibit A — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LOR, MOR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.50.060
P Permitted outright; A A Accessory lcustomarlty appurtenant and
Incidental to a permitted use);
C = Conditional (subject to TMC 18.64); U Unclassified (subject to TMC
18.56); 5 = Special Permission (Administrative approval by the Cerector)
Mont
suJo
0
cc
'C
ACM
CA
tl
MCA
PRO
Domestic Shelter
P
P
P
PP
Emergency Housing
P38
P38
P38
P38
P38
P38
P38
P38
P38
Emergency Shelter
_
P38
P38
P38
P38
P38
P38
P38
P38
P38
Permanent Supportive Housing
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
Transitional Housing
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
38. Subject to the criteria and conditions at TMC Sections 18.50.250 and 18.50.270.
39. Subject to the criteria and conditions at TMC Sections 18.50.260 and 18.50.270.
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Section 11. 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 12. 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 13. 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 , 2021.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachment: Exhibit A, Table 18-6: Land Uses Allowed by District
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Page 6 of 6
Exhibit A — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Adult day care
A
A
A
A
A
A
A
P
Adult entertainment (subject to location restrictions')
P
P
P
P
P
P
P
Airports, landing fields and heliports (except emergency sites)
U
U
U
U
U
U
U
Amusement Parks
C
C
C
C
C
C
P
Animal rendering
U
P
Animal shelters and kennels, subject to additional State and local
regulations (less than 4 cats/dogs = no permit)
C
C
C
C
C
C
Animal Veterinary, including associated temporary indoor boarding;
access to an arterial required
P
P
P
P
P
P
P
P
P
P
Automobile, recreational vehicles or travel trailer or used car sales lots2
P33
P
P
P
P
P
P
Automotive services, gas (outside pumps allowed), washing, body and
engine repair shops (enclosed within a building), and alternate fueling
station (not wholesale distribution facilities).
P34
P34
P
P
P
P
P
P
P
P
Beauty or barber shops
P
P
P
P
P
P
P
P
P
C3
C4
P
P
Bed and breakfast lodging for not more than twelve guests'
C
C
C
Bed and breakfast lodging (no size limit specified)
C
P
Bicycle repair shops
P
P
P
P
P
P
P
P
P
P
P
P
P
Billiard or pool rooms
P
A
P
P
P
P
P
P
P
Boarding Homes
C
C
Brew Pubs
P
P
C
P
P
P
P
P
P
P
P
P
P
Bus stations
P
P
P
P
P
P
P
P
P
P
Cabinet shops or carpenter shops employing less than five people
P
P
P
P
P
P
P
P
Cargo containers (*see also TMC 18.50.060)
A&S
A&S
A&S
A&S
A&S
A&S
P
P
P
P
P
Cement manufacturing
U
U
U
U
U
U
Cemeteries and crematories
C
C
C
C
C
C
C
C
C
C
C
C
Page 1
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Colleges and universities
C
C
C
C
C
C
C
C
C6
C6
C6
P
Commercial laundries
P
P
P
P
P
P
P
Commercial Parking (Commercial parking is a use of land or structure for
the parking of motor vehicles as a commercial enterprise for which hourly,
daily, or weekly fees are charged. TMC Section 18.06.613)
P7
P7
P7
P7
P7
P8
P8
P8
Computer software development and similar uses
P
P
P
P
P
P
P
P
P
C10
P
P
P
Contractor storage yards
P
P
P
P
P
P
Continuing care retirement facility
C
C
C
C
C
C
C
P
Convalescent & nursing homes & assisted living facility for not more
than twelve patients
C
P
P
P
C
P
P
P
P
P
P
Convalescent & nursing homes & assisted living facility for more than
twelve patients
C
C
C
C
C
C
C
P
Convention facilities
P
P
P
P
P
P
P
Correctional institutes
U11
U
U
U
Daycare Centers (not home-based)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Daycare Family Home (Family Child Care Home)12
A
A
A
A
A
A
A
A
A
A
A
Diversion facilities and diversion interim services facilities south of
Strander Blvd
U
Domestic Shelter
P
P
P
P
P
Dormitory
C
C
C
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
Drive-in theatres
C
C
C
C
C
C
Dwelling — Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
P
P14
Dwelling- Detached Zero -Lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units
P
P14
Dwelling- Townhouses
P
P14
Dwelling —Multi -family
P
P15
P14
Dwelling — Multi -family units above office and retail uses
P
P
P
P
22/ ac
P14
Dwelling—Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development standards
P
meeting
density and
all other
MDR
standards
P
60/ac
P60/
60/ac
P
ac
P
60/ac
P
60/ac
C16
100/
ac
P14
Dwelling unit—Accessory 17
A
A
A
Page 2
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Electrical Substation — Distribution
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Electrical Substation — Transmission/Switching
U
U
U
U
Electric Vehicle Charging Station — Level 1 and Level 2
A
A
A
P
P
P
P
P
P
P
P
P
P
P
P
P
Electric Vehicle Charging Station — Level 3, battery exchange stations, and
rapid charging stations. (TMC 18.50.140)
A
A
A
A
A
A
P
P
P
P
P
P
P
P
P
P
Emergency Housing
P38
P38
P38
P38
P38
P38
P38
P38
P38
Emergency Shelter
P38
P38
P38
P38
P38
P38
P38
P38
P38
Essential public facilities, except those uses listed separately in any of the
other zones
U
U
U
U
U
U
U
U
U
Extended -stay hotel
P35
P
P
P
P
P
P
Farming and farm -related activities
P
P
Financial, banking, mortgage, other services
P
P
P36
P36
P
P
P
P
C3
C4
P
P
Fire & Police Stations
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Fix -it, radio or television repair shops/rental shops
P
P
P
P
P
P
P
P
P
Fraternal organizations
P
P
C
P
P
P
P
P
P
P
P
Frozen food lockers for individual or family use
P
P
P
P
P
P
P
P
Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as
residence and is subject to the regulations affecting the main building.
A
A
Greenhouses (noncommercial) and storage sheds not exceeding 1,000
A
A
A
A
Greenhouses or nurseries (commercial)
P
P
P
P
P
P
P
P
P
Hazardous waste treatment and storage facilities (off-site) subject to
compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08)
C
C
Heavy equipment repair and salvage
P
P
P
P
P
P
Helipads, accessory
C
Home Occupation *see definition and accessory use
A
A
A
A
A
A
A
A
A
A
Hospitals
C
C
C
C
C
C
C
C
P
Hospitals, sanitariums, or similar institutes
C
Hotels
P35
P
P
P
P
C
C
P
P
Hydroelectric and private utility power generating plants
U
U
U
U
U
U
U
U
Industries involved with etching, film processing, lithography,
printing and publishing
P
P
P
P
P
P
P
P
P
Internet Data/Telecommunication Centers
C
P
P
P
P
P
P
P
Landfills and excavations which the responsible official, acting pursuant to
the State Environmental Policy Act, determines are significant environmental
actions
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
Laundries; self -serve, dry cleaning, tailor, dyeing
P
P
P
P
P
P
P
P
P
P
P
P
P
Libraries, museums, or art galleries (public)
C
C
P
P
P
C
P
P
P
P
P
P
P
P
P
P
Page 3
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Manuf./Mobile home park18
C
P
Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or
pollution:
A) Manufacturing, processing and/or packaging pharmaceuticals
and related products, such as cosmetics and drugs
P19
P
P
P
P
P
P
P
P
P
B) Manufacturing, processing and/or packaging previously prepared
materials including, but not limited to, bags, brooms, brushes,
canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood
P19
P
P
P
P
P
P
P
P
P
C) Manufacturing, processing, assembling, packaging and/or repairing
electronic, mechanical or precision instruments such as medical
and dental equipment, photographic goods, measurement and
control devices, and recording equipment
P19
P
P
P
P
P
P
P
P
P
D) Manufacturing, processing, packaging of foods, such as baked goods,
beverages, candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods, and meats (no slaughtering)
i)) Fermenting and distilling included
P
P
P
P
ii)) No fermenting and distilling
P19
P
P
P
P
P
Manufacturing and industrial uses that have moderate to substantial
potential for creating off-site noise, smoke, dust, vibration or other external
environmental impacts:
A) Manufacturing, processing and/or assembling chemicals, light
metals, plastics, solvents, soaps, wood, coal, glass, enamels,
textiles, fabrics, plaster, agricultural products or animal
products (no rendering or slaughtering)
C
C
P
C
P
C
B) Manufacturing, processing and/or assembling of previously
manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining, and
consumable electrode melting; and similar heavy industrial uses
C
C
P
C
P
C
C) Manufacturing, processing and/or assembling of previously prepared
metals including, but not limited to, stamping, dyeing, shearing or
punching of metal, engraving, galvanizing and hand forging
C
C
C
P
P
P
P
C
Page 4
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L
LI
HI
MIC/L
MIC/H
TVS
T50
PRO
D) Manufacturing, processing, assembling and/or packaging of
electrical or mechanical equipment, vehicles and machines
including, but not limited to, heavy and light machinery, tools,
airplanes, boats or other transportation vehicles and equipment
P
P
P
P
P
C
E) Heavy metal processes such as smelting, blast furnaces,
drop forging or drop hammering
C
P
Manufacturing, refining or storing highly volatile noxious or explosive products
(less than tank car lots) such as acids, petroleum products, oil or gas, matches,
fertilizer or insecticides; except for accessory storage of such materials
U
U
U
U
Marijuana producers, processors, or retailers (with state issued license)
P
P
P20
Mass transit facilities
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
Medical and dental laboratories
P
P
P
P
P
P
P
P
P
21
Minor expansion of an existing warehouse
S
Mortician and funeral homes
P
P
P
P
P
P
C
Motels
P
P
P
P
C
C
P
P
Movie theaters with three or fewer screens
P
Movie theaters with more than 3 screens2
S
Offices including: medical, dental, government (excluding fire & police stations),P9
professional, administrative, business, e.g. travel, real estate & commercial
P23
p
P23
P24
p
p
P
P
P
C10
P25
C26
P
P
Office or sample room for wholesale or retail sales, with less than 50%
storage or warehousing
P
Outpatient and emergency medical and dental services
C3
C4
Park & ride lots
C
C
C
C
C
C
C
C
C
C
C
C
Parking areas
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
Parking areas, for municipal uses and police stations
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses, or commercial recreation
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Pawnbroker/Payday lender
C
P
P
P
P
P
Permanent Supportive Housing
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
Planned Shopping Center (mall)
P
P
P
P
P
P
P27
Plumbing shops (no tin work or outside storage)
P
P
P
P
P
P
P
P
Radio, television, microwave, or observation stations and towers
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
Railroad freight or classification yards
U
U
U
U
Railroad tracks (including lead, spur, loading or storage)
P
P
P
P
P
P
Recreation facilities (commercial — indoor) — athletic or health clubs
P
P
P
P
P
P
P
p
C3
p
p
p
Recreation facilities (commercial — indoor), including bowling alleys,
skating rinks, shooting ranges
C
P
P
P
P
P
P
Page 5
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Recreation facilities (commercial — outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields
C
C
C
C
Recreation facilities (public), including, but not limited to sports
fields, community centers and golf courses
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Recreational area and facilities for employees
A
A
A
A
A
A
A
A
A
A
A
A
A
Religious facilities with an assembly area less than 750 sq.ft.
P
P
P
P
P
P
P
P
P
P
P
Religious facilities with an assembly area greater than 750 sq.ft. and
community center buildings
C
C
C
C
C
C
C
C
C
C
C
Religious facility and community center buildings
C
C
C
Removal and processing of sand, gravel, rock, peat, black soil and other
natural deposits together with associated structures
U
U
U
U
U
U
Rental of vehicles not requiring a commercial driver's license
P37
P
P
P
P
P
P
P
P
Rental of commercial trucks and fleet rentals requiring a commercial
driver's license
P
P
P
P
P
P
P
Research and development facilities
P
P
Residences for security or maintenance personnel
A
A
A
A
A
A
A
A
A
A
A
A
A
Restaurants including drive through, sit down, cocktail lounges in
conjunction with a restaurant
P36
P
P
P
P
P
P
P
P
Restaurants including cocktail lounges in conjunction with a restaurant
P
P
C
P
Retail sales of furniture appliances, automobile parts and accessories,
liquor, lumber/bldg. materials, lawn & garden supplies, farm supplies
P
P
P
P
P
P
P
P
Retail sales, e.g. health/beauty aids/prescription drugs/
food/hardware/notions/crafts/supplies/housewares/electronics/
photo-equip/film processing/ books/magazines/stationery/
clothing/shoes/flowers/plants/pets/jewelry/gifts/rec. equip/
sporting goods, and similar items
P
P
P36
P36
P
P
P
P
C3
C4
P
P
Retail sales as part of a planned mixed-use development where at least 50%
of gross leasable floor area development is for office use; no auto-oriented
retail sales (e.g., drive-ins, service stations)
P
P
Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble works, and the assembly of products from
the above materials
C
C
P
C
P
C
C
Sales and rental of heavy machinery and equipment subject to
landscaping requirements of TMC Chapter 18.52*
P
P
P
P
P
P
P
Salvage and wrecking operations
P
P
C
Salvage and wrecking operations which are entirely enclosed within a building
P
P
P
P
Schools and studios for education or self-improvement
P
P
P
P
P
P
P
P
P
P9
C10
P28
P
P
Page 6
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Schools, preschool, elementary, junior & senior high schools
(public), and equivalent private schools
C
C
C
C
C
C
C
C
C
C
C
P
(public
only)
29
Secure community transition facility
U
Self -storage facilities
P
P
P
P
P
P
P
P
P
Sewage lift station
U
U
U
U
U
U
U
P
Shelter
P
P
P
P
P
Stable (private)
A30
A30
A30
p
Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened
pursuant to TMC Chapter 18.52
P
P
P
P
P
P
P
P
P
Storage (outdoor) of materials is permitted up to a height of 20 feet
with a front yard setback of 25 feet, and to a height of 50 feet with a
front yard setback of 100 feet; security required
P
P
P
C
C
Storm water - neighborhood detention + treatment facilities
U
U
U
U
U
U
U
P
Storm water pump station
U
U
U
U
U
U
U
Studios — Art, photography, music, voice and dance
P
P
P
P
P
P
P
P
P
Taverns, nightclubs
P
P
P
P
P
P31
P31
P
p
Telephone exchanges
P
P
P
P
P
P
P
P
P
P
P
P
Theaters, except those theaters which constitute "adult
entertainment establishments" as defined by this Zoning Code
P
P
P
P
P
P
P
P32
Tow -truck operations, subject to all additional State and local regulations
P
P
P
P
P
P
P
Transfer stations (refuse and garbage) when operated by a public agency
U
U
U
U
Transitional Housing
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
P39
Truck terminals
P
P
P
P
P
P
Utilities, regional
C
Vehicle storage (no customers onsite, does not include park -and -fly operations)
P
Warehouse storage and/or wholesale distribution facilities
P
P
P
P
P
P
P
P
Water pump station
U
U
U
U
U
U
U
P
Water utility reservoir and related facilities
U
U
U
U
U
U
U
Wireless Telecommunications Facilities (*see TMC Ch. 18.58)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or
zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the
proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section
shall be measured by following a straight line between the nearest points of public entry into each establishment.
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film
processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as
beauty and barber shops, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that
clearly intend to serve other permitted uses and/or the employees of those uses.
4. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film
processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such
as beauty and barber shops, financial services, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a
type and size that clearly intend to serve other permitted uses and/or the employees of those uses.
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on-site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on-site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is either:
a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and
commercial environments are not negatively impacted by the parking use; or
b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides
effective visual screening from adjacent streets.
8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations.
Page 8
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with
an established aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an
established aviation, manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed
on all other lands in the TSO after a residential design manual with criteria for approval is adopted by ordinance.
15. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083,
Maximum Building Length, and TMC Section 18.52.060, 2-4, Recreation Space Requirements.
16. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non -industrial in
nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minlder Pond.
17. See TMC Section 18.50.220 for accessory dwelling unit standards.
18. Manufactured/mobile home park, meeting the following requirements:
a. the development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c. vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22.
These businesses may manufacture, process, assemble and/or package the following:
a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods
and meats (no slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood;
d. electronic, mechanical, or precision instruments;
e. other manufacturing and assembly of a similar light industrial character;
f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace
on a walk-in basis;
g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and
meeting the City's performance standards.
20. Where the underlying zoning is HI or TVS.
Page 9
21. Minor expansion of an existing warehouse if the following criteria are met:
a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse;
b. The proposed expansion will not increase any building dimension that is legally non -conforming;
c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement;
d. The proposed expansion must be constructed within two years of the date of approval;
e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located.
22. Movie theaters with more than three screens if the following criteria are met:
a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila;
b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master
Plan;
d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located.
23. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
24. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along
Tukwila International Boulevard.
25. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC).
26. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions:
a. New Office Developments:
(1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003.
(2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone
office uses are shown in Figure 18-12.
b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be
recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the
Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code.
27. Planned shopping center (mall) up to 500,000 square feet.
28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use.
29. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or
zones are located within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
Page 10
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as
amended, that include:
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
(3) One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC
18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities.
c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW
71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to
the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002,
are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk
sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application.
30. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule
or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot.
31. No night clubs.
32. Theaters for live performances only, not including adult entertainment establishments.
33. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-
60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre-existing
legally established automotive sales where existing parking lots abut the public frontage must provide effective visual screening of the parking lot from sidewalks (or street if no
sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is
vacated or abandoned for more than 24 consecutive months and a new business is proposed.
34. Allowed; however, if in the TIB Study Area, as set forth in Figure 18-60, the following conditions apply: Outdoor storage of vehicles, tires, or other materials used for service
is not permitted. Gas stations are permitted if the pumps and parking are located behind the building, the pumps meet the setback requirements, and the pumps comply with
building and fire codes. Queuing lanes are not permitted between buildings and back of sidewalk. Wholesale distribution and storage of fuel (e.g. natural gas, propane, gasoline)
are not permitted in the TIB Study Area. Pre-existing legally established automotive service uses with outdoor storage or parking abutting the public frontage must provide
effective visual screening of the parking and outdoor stored materials from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the
following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive months and a
new business is proposed.
35. Allowed if the following are provided: a full-service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or lobby, and
a minimum 90 rooms.
36. Allowed, however if in the TIB Study area, as set forth in Figure 18-60, the following conditions apply: Drive-through facilities are permitted when located behind a building.
Queuing lanes are not permitted between buildings and public frontage sidewalks. Where the use is located on a corner or with access to an alley, drive-throughs must exit to a
side street or an alley that connects to a side street, where feasible.
37. Automotive rentals must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure
18-60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date.
38. Subject to the criteria and conditions at TMC 18.50.250 and 18.50.270.
39. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270.
Appendices
APPENDIX 5: PROJECTS INCLUDED IN THE SEATTLE/KING COUNTY ANALYSIS
Organization Name
Emergency Shelter
Project Name
Beds/Units
Auburn Youth Resources
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Congregations for the Homeless
Congregations for the Homeless
DAWN
Downtown Emergency Service
Center (DESC)
Friends of Youth
Hopelink
Hospitality House
Multiservice Center (MSC)
The Sophia Way
The Sophia Way
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
Arcadia Shelter
ARISE (Renton)
HOME for Women (Kent)
HOME Program (Kent)
Reach Out (Federal Way)
Congregations for the Homeless
Shelter
Eastside Winter Response Shelter -
Men
Confidential Shelter
Crisis Respite
The Landing
Avondale Park
Hospitality House (Burien)
MSC Family Shelter (Kent)
Eastside Winter Response Shelter -
Women & Children
The Sophia Way
YWC34.621 Auburn Emergency
YWCA14.623 East Cherry
Emergency
6 beds (youth)
25 beds; 2 overflow
beds
12 overflow beds
25 beds; 1 overflow
bed
40 seasonal beds
30 beds
50 seasonal beds
7 units; 2 beds
20 beds
20 beds (14 youth); 5
seasonal beds
8 units
9 beds
15 units
30 seasonal beds
21 beds
7 units
12 units
City of Seattle Funded Emergency Shelter
Abused Deaf Women Advocacy
Services (ADWAS)
Archdiocesan Housing Authority
(AHA)
Catholic Community Services
(CCS)
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
A Place of Our Own - ES - C
Noel House / St. Mark's - C
Sacred Heart - C
FASC / Operation NightWatch - C
First United Methodist Church - C
Hammond House - C
Roy Street - C
3 beds; 6 units
72 beds
9 units; 4 overflow
beds
80 beds; 1 overflow
bed
60 beds
40 beds; 1 overflow
bed
40 beds; 1 overflow
bed
Seattle/King County Homeless Performance Assessment and Recommendations A-19 29
30
Appendices
Catholic Community Services
(CCS)
Downtown Emergency Service
Center (DESC)
Downtown Emergency Service
Center (DESC)
Immanuel Community Services
Mary's Place
New Beginnings
Salvation Army
Salvation Army
Salvation Army
Salvation Army
Salvation Army
Shalom Zone Nonprofit
Association
SHARE
Solid Ground
Solid Ground
YouthCare
St. Martin de Porres - C
Main Shelter - C
Kerner Scott Women's Shelter - C
Recovery Program / Transitional
Housing - C
Bianca's Place - C
Emergency Shelter - C
City of Seattle Winter Response
Shelter - C
King County Admin Building -
Winter Response - C
Pike Street - C
William Booth (lower level) - C
Catherine Booth House - C
ROOTS Young Adult Shelter - C
All SHARE shelters - C
Family Shelter - C
Broadview Shelter - C
Orion Shelter - C
YWCA Seattle - King - SIS Late Night Shelter - C
Snohomish
YWCA Seattle - King - YWC13.120 Angeline's Enhanced
Snohomish Night Shelter - C
YWCA Seattle - King - YWC14.621 Downtown Emergency
Snohomish - C
YWCA Seattle - King - YWC14.625 Willow Street
Snohomish Enhanced Emergency - C
Mr -
Organization Name
Archdiocesan Housing Authority
(AHA)
Archdiocesan Housing Authority
(AHA)
Auburn Youth Resources
Catholic Community Services
(CCS)
Catholic Community Services FUSION
(CCS)
Transitional Housing
Project Name
Spruce Park Apartments
Traugott Terrace TH
Severson House
Alder Crest
212 beds; 34 seasonal
beds
184 beds; 14 overflow
beds
25 beds
15 beds
22 units
5 units; 3 beds
76 beds; 3 overflow
beds
50 seasonal beds
20 beds; 7 overflow
beds
91 beds; 16 overflow
beds
9 units; 3 beds
45 beds (youth)
258 beds; 25 overflow
beds
14 units
10 units
15 beds (youth); 5
overflow beds
44 overflow beds
80 beds; 5 overflow
beds
12 units; 14 beds
35 units; 11 overflow
beds
Beds/Units
4 units
12 beds
11 beds (youth)
8 units
16 units
A-20
Seattle/King County Homeless Performance Assessment and Recommendations
Appendices
Catholic Community Services GPD Michael's Place 18 beds
(CCS)
Catholic Community Services Harrington House (Bellevue) 8 units
(CCS)
Catholic Community Services Katherine's House 6 beds
(CCS)
Catholic Community Services Rita's House (Auburn) 6 beds
(CCS)
Community Psychiatric Clinic El Rey 16 beds
(CPC)
Community Psychiatric Clinic The Willows 15 units
(CPC)
Community Psychiatric Clinic Cedar House 8 beds (youth)
(CPC)
Compass Housing Alliance GPD - Renton Regional Veteran's 10 units; 26 beds
Program
Compass Housing Alliance GPD - Veterans Program (Shoreline) 25 beds
Compass Housing Alliance Othello House 4 beds
Elizabeth Gregory Home Elizabeth Gregory Home at Maple 7 beds
Leaf House
Friends of Youth New Ground Avondale Park 24 units
Friends of Youth New Ground Bothell 14 units (youth)
Friends of Youth New Ground Kirkland 9 beds (youth)
Hopelink Avondale Park II (Redmond) 27 units
Hopelink Heritage Park/ Alpine Ridge 15 units
(Bothell)
Hopelink Hopelink Place 20 units
Kent Youth and Family Services Watson Manor (Kent) 7 units (youth); 2 child
only beds
KITH Petter Court Transitional 4 units
Low Income Housing Institute Cate Apartments / GPD -Cate 11 units
(LIHI) Apartments
Low Income Housing Institute Columbia Court 13 units
(LIHI)
Low Income Housing Institute Denny Park 8 units
(LIHI)
Low Income Housing Institute GPD - Arion Court 16 beds
(LIHI)
Low Income Housing Institute Martin Court 13 units; 28 beds
(LIHI)
Low Income Housing Institute Meadowbrook View 15 units
(LIHI)
Low Income Housing Institute Tyree Scott - TH 6 units
(LIHI)
Multiservice Center (MSC) Family Transitional Program - S. 6 units
King county
Seattle/King County Homeless Performance Assessment and Recommendations
A-21 31
32
Appendices
Multiservice Center (MSC)
Multiservice Center (MSC)
Pioneer Human Services
Salvation Army
Salvation Army
Solid Ground
Solid Ground
Solid Ground
St Stephen Housing Association
St Stephen Housing Association
The Sophia Way
Valley Cities Counseling and
Consultation
Vietnam Veterans Leadership
Program (VVLP) / Compass
Housing Alliance
Vietnam Veterans Leadership
Program (VVLP) / Compass
Housing Alliance
YMCA
YouthCare
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
Catholic Community Services
(CCS)
Men's Transitional Housing (Federal
Way)
Titusville Station
GPD - Mark Cooper House
GPD - Veterans Transitional
Program
William Booth Center (upper floor)
Bethlehem House
Rent Assistance at SandPoint
SandPoint Family Program
City Park Townhouses Transitional
Housing (Auburn
Nike Manor Transitional Housing
The Sophia Way Transitional
Housing
Valley Cities Transitional Housing
Bennett House
Burien
YMCA Shared Homes
Straley House
Auburn Transitional Housing
11 beds
15 beds
38 beds
30 beds
48 beds
1 unit
18 beds
26 units
11 units
8 units
7 beds
3 units
6 beds
6 beds
24 beds (youth)
12 beds (youth)
12 units
Central Area Transitional Housing 42 units
Family Village - Case Managed Units 5 units
Family Village (Redmond)
Aloha Inn - CS
20 units
66 beds
City of Seattle Funded Transitional Housing
Compass Housing Alliance Cascade Women's Transitional - CS 32 beds
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
Compass Housing Alliance
Pioneer Square Men's Program - CS
Scattered Sites (Bryant, Cedar,
Evanston, Phinney) - CS
HomeStep / Transitions /
Transitions 2 - CS
Cesar Chavez House - CS
Magnolia House - CS
Mary Witt / Rosa Parks House - CS
78 beds
22 beds (5 youth)
14 units
5 beds
5 beds
10 beds
A-22
Seattle/King County Homeless Performance Assessment and Recommendations
Appendices
Compass Housing Alliance
El Centro de la Raza
First Place School
Friends of Youth
Muslim Housing Services
Salvation Army
Solid Ground
United Indians of all Tribes
Urban League of Seattle
YMCA
YouthCare
YouthCare
YouthCare
Miracle Manor - CS
Transitional Housing Program
Ferdinand/Shelton Houses - CS
Housing Stabilization Program - CS
New Ground - SandPoint (Harmony
House) - CS
Muslim Housing Services
Transitional Housing - CS
Bridges to Housing - CS
Santos Place - CS
United Indians Youth Home - CS
MJ Harder House - CS
Young Adults in Transition - CS
Home of Hope - CS
Passages (Sand Point) - CS
Ravenna House - CS
6 beds
2 units
6 units
6 units (youth)
15 units
11 units; 30 beds
42 beds
25 beds (youth)
7 beds (youth)
20 beds (youth)
18 beds (youth)
8 beds (youth)
10 beds (youth)
Organization Name
Permanent Supportive Housing
Project Name Beds/Units
Archdiocesan Housing Authority
(AHA)
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Archdiocesan Housing Authority
(AHA)
Archdiocesan Housing Authority
(AHA)
Asian Counseling and Referral
Services (ACRS)
Asian Counseling and Referral
Services (ACRS)
Catholic Community Services
(CCS)
Catholic Community Services
(CCS)
Catholic Community Services
(King County)
Community Housing Mental
Health
Frederic Ozanam House (Westlake
2)
Sta. Teresita del Nino Jesus
56 beds
25 units
Parke Studios (at the Josephinum) 15 beds
Westlake 53 beds
Bakhita Gardens 70 beds
Dorothy Day 41 beds
HOPES 15 beds
The Beacon 6 beds
Palo Studios 17 beds
The Cedars 10 beds
Monica's Place 5 beds
Leighton Apartments 15 beds
Seattle/King County Homeless Performance Assessment and Recommendations A-23 33
34
Appendices
Congregations for the Homeless Congregations -Permanent Housing 69 beds
Program
Downtown Emergency Service Aurora Supportive Housing 87 beds
Center (DESC)
Downtown Emergency Service Evans (415 10th) 75 beds
Center (DESC)
Downtown Emergency Service Kerner Scott - OPH 15 beds
Center (DESC)
Downtown Emergency Service Lyon Building 64 beds
Center (DESC)
Downtown Emergency Service Morrison Hotel 190 beds
Center (DESC)
Downtown Emergency Service Rainier Supportive Housing 50 beds
Center (DESC)
Downtown Emergency Service Scattered Site for MI Adults 60 beds
Center (DESC)
Downtown Emergency Service Union Hotel 52 beds
Center (DESC)
Downtown Emergency Service 1811 Eastlake 75 beds
Center (DESC)
Downtown Emergency Service Cottage Grove Apartments 20 beds
Center (DESC)
Evergreen Treatment Services REACH Respite Case Management 40 beds
Friends of Youth FOY Permanent Housing with 16 units
Supports
Hopelink Duvall Place 8 units
Imagine Housing Francis Village 15 units
Imagine Housing Johnson Hill / Chalet Apartments 12 units
Imagine Housing Rose Crest Apartments 8 units
Imagine Housing Velocity Housing Stability Program 12 units
Plymouth Housing Group (PHG) Shelter Plus Care \ Shelter Plus Care 74 units; 706 beds
HIV
Low Income Housing Institute Frye Hotel 48 beds
(LIHI)
Low Income Housing Institute Glen Hotel 37 beds
(LIHI)
Low Income Housing Institute Greenwood House 9 beds
(LIHI)
Low Income Housing Institute Broadway House 7 beds
(LIHI)
Low Income Housing Institute White River Gardens 8 beds
(LIHI)
Plymouth Housing Group (PHG) Gatewood 74 beds
Plymouth Housing Group (PHG) Humphrey 81 beds
Plymouth Housing Group (PHG) Pacific Hotel \ Pacific Hotel HIV 74 beds
Plymouth Housing Group (PHG) Plymouth on Stewart 84 beds
Plymouth Housing Group (PHG) Plymouth Place 70 beds
A-24 Seattle/King County Homeless Performance Assessment and Recommendations
Appendices
Plymouth Housing Group (PHG)
Plymouth Housing Group (PHG)
Plymouth Housing Group (PHG)
Plymouth Housing Group (PHG)
Solid Ground
Solid Ground
Sound Mental Health
Sound Mental Health
Sound Mental Health
Sound Mental Health
Sound Mental Health
Sound Mental Health / Low
Income Housing Institute
Sound Mental Health / Low
Income Housing Institute
Sound Mental Health / Low
Income Housing Institute
The Sophia Way
Transitional Resources
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
Valley Cities Counseling and
Consultation
YMCA
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YWCA Seattle - King -
Snohomish
YMCA
Scargo
Simons Building (3rd and Blanchard)
St. Charles
Williams Apartments
Brettler Place
P.G. Kenney Place
Homestead Family Housing
Kasota
Kenyon Housing
Pacific Court
South County Pilot
Ernestine Anderson Place
45 beds
92 beds
61 beds
81 beds
51 units
15 beds
25 units
45 beds
18 beds
48 beds
50 beds
45 beds
Gossett Place 9 units; 27 beds
McDermott Place / VASH
McDermott Place
Sophia's Home
Avalon Place
Coming Up
Families First
Homeless Services Enhancement
Program
Pathways First
Valley Cities Landing
Home At Last
Family Village Issaquah -Project
Based
Opportunity Place
75 beds
29 beds
15 beds
22 beds
24 units
12 units; 8 beds
14 units
24 beds
8 units; 7 beds
26 beds
29 beds
Summerfield Apartments 13 beds
YMCA Permanent Housing 9 units; 4 beds
City of Seattle Funded Permanent Supportive Housing
Archdiocesan Housing Authority
(AHA) / Catholic Community
Services (CCS)
Compass Housing Alliance
Downtown Emergency Service
Center (DESC)
Wintonia - C
Nyer Urness House - C
Canaday House - C
92 beds
75 beds
83 beds
Seattle/King County Homeless Performance Assessment and Recommendations A-25 35
36
Appendices
Organization Name
Rapid Rehousing
Project Name
Beds/Units
Catholic Community Services CCS RRH Pilot 15 units
(CCS)
City of Seattle Funded Rapid Rehousing
El Centro de la Raza El Centro Rapid Rehousing - C 3 units
Wellspring Family Services Wellspring RRH Pilot - C 6 units
YWCA Seattle - King - Snohomish YWCA Rapid Rehousing - C 2 units
Solid Ground SGO RRH Programs - C 27 units
A-26 Seattle/King County Homeless Performance Assessment and Recommendations
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
CITY OF TUKWILA
PLANNING COMMISSION
PUBLIC HEARING MINUTES
Date: July 22, 2021
Time: 6:30 PM
Location: Virtual meeting via Microsoft Teams
Present:
Staff:
Protocols:
Chair Louise Strander; Vice Chair Karen Simmons; Commissioners Dennis Martinez, Sharon
Mann, Dixie Stark, Andrea Reay and Apneet Sidhu
Nora Gierloff, Depai linent of Community Development (DCD), Director; Emily Miner,
Assistant City Attorney; and Planning Commission (PC) Secretary Wynetta Bivens
Nora Gierloff, DCD Director, went over the virtual meeting protocols.
Adopt
Minutes: Commissioner Mann raised some concerns regarding the accuracy of the 6/24/21 PC minutes
and asked staff to review the PC recording to verify accuracy.
Commissioner Mann moved to table adoption of the minutes until the next meeting to ensure
accuracy. Commissioner Martinez seconded the motion. Motion passed.
The Planning Commission Secretary later reviewed the 6/24/21 recording and confirmed based
on the findings, the minutes that were submitted in the 7/22/21 PC packet were accurate.
Verbatim minutes of the findings for the section of the minutes in question were emailed to the
PC on 7/23/21.
Chair Strander opened the public hearing for:
CASE NUMBERS: E21-0003; L21-0092
PURPOSE: Consider Tukwila Zoning Code changes to respond to new requirements in State
law regarding permitted locations for emergency shelters, transitional housing, and
permanent supportive housing.
LOCATION: Citywide
Chair Strander swore in persons wishing to speak.
Nora Gierloff, DCD Director, gave the presentation. She said that HB 1220 is a new State law that will go into
effect 9/30/21. There are different sections in the ordinance, but the current focus for PC review is on housing
and homeless/supportive shelters, which are mandatory and apply to all cities and counties. The first section of
this bill will add some additional analysis around affordable housing needs assessments and displacement, etc.,
which was recently addressed in the Housing Action Plan. The Zoning Code is being updated to reflect the
changes that have been made. In 2022 there will also be a focus to add some new requirements to the
Comprehensive Plan Update, which must be completed by 2024. In addition, there is a section for updates to the
Accessory Dwelling Unit (ADU) regulation, which is not mandated. However, the suggestions from the State
will be reviewed in the future when DCD staffing levels are more robust. Review of the ADUs had begun in
2020 but had to be tabled due to the pandemic.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: Tukwi(aWA.gov
37
PC Public Hearing
7/22/21
Page 2
Director Gierloff noted that emergency shelters and housing must be permitted where hotels are permitted, in
regional commercial, various industrial, and Tukwila South Districts. Also, transitional/supportive housing must
be permitted where hotels or housing is permitted. All zoning is encompassed citywide. These mandatory
changes for housing facilities are needed, and the goal is to proportionally distribute them across the State. There
are different kinds of shelters and supportive housing, but Tukwila currently allows for one type, which is for
domestic violence survivors. There are a few currently in Tukwila, which are single family homes or duplexes.
These few will be exempt from the new standards proposed in the ordinance, because the needs are different than
those of larger facilities.
Although the facilities are mandated, each city has control over operational criteria, to ensure increased success
of the facilities, and over location, to prevent excessive facilities, while accommodating an equitable share of
facilities.
A walkthrough was provided of staff's proposed changes and criteria to the ordinance. Also, next steps were
provided.
PUBLIC TESTIMONY
There were no public comments.
Director Gierloff and the City Attorney addressed several clarifying questions for the PC.
Commissioner Strander closed the public hearing.
DELIBERATIONS
There was extensive discussion on several issues. Following are some of the noted questions and concerns.
- Is it the ultimate goal to not have single-family zoning in Tukwila?
Will the State provide funding so cities will have the capacity to accommodate mandates?
- Non -Tukwila residents should not be allowed to seek shelter at Tukwila facilities.
- What are the implications if the State's 9/30/21 deadline is not met?
- Will walkability be determined for facilities located within a half -mile of transits?
- Concern was expressed regarding property values of homeowners adjacent to the facilities being
impacted.
- Will the current shelters in the community be permitted to count toward the mandates?
- Clarification was requested on why ADU's will be addressed at a later time.
- Is there any way to separate residents within the shelters?
There was a walk-through of the proposed Ordinance Language.
PC recommended revised language to the Ordinance Language (see motions below)
MOTIONS:
Commissioner Mann moved to amend language for 18.06.XXX Transitional Housing, to read;
"Transitional housing" means a facility that provides housing, case management, and supportive
services to homeless persons or families and that has as its purpose facilitating the movement of
homeless persons and families into independent living." Commissioner Martinez seconded the motion.
Motion passed.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gav • Website: TukwilaWA.gov
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PC Public Hearing
7/22/21
Page 3
Commissioner Mann moved to amend the language for 18.50.250 Emergency Housing and
Emergency Shelter Criteria; #5 to read; "The maximum number of residents in a facility is limited to
the general capacity of the building but in no case more than 45." Commissioner Stark seconded the
motion. Commissioner Sidhu opposed. Motion passed.
Commissioner Mann moved to amend added criteria #6 for 18.50.250 Emergency Housing and
Emergency Shelter Criteria; to read; "Buildings must have secure entrances staffed 24/7 with individual
units only accessible through interior corridors." Commissioner Martinez seconded the motion.
Commissioner Simmons opposed. Motion passed.
Commissioner Mann Moved to amend 18.50.260 Permanent Supportive Housing and Transitional
Housing Criteria #4; to read; "The maximum number of residents in a facility is limited to the general
capacity of the building but in no case more than 15 in LDR, 30 in MDR and 45 in HDR or other
zones." Commissioner Martinez seconded the motion. Motion passed.
Commissioner Mann Moved to amend added criteria #5 to 18.50.260 Permanent Supportive Housing
and Transitional_ Housing Criteria; to read; "Buildings must have secure entrances staffed 24/7 with
individual units only accessible through interior corridors." Commissioner Martinez seconded the
motion. Commissioner Simmons opposed. Motion passed.
Commissioner Mann moved to amend language to 18.50.270 Emergency Housing, Emergency
Shelter, Permanent Supportive Housing or Transitional Housing Memorandum of Agreement, Criteria
#4; to read: "A coordination plan with both the Police and Fire Departments, including protocols for response to
the facility and to facility residents throughout the City and a maximum number of responses threshold for law
enforcement services as established by calls for services in TMC 5.60.040-060. If calls for law enforcement
services exceed the agreed upon threshold in any given quarter, the facility operator will work with the City to
reduce calls below the threshold level." Commissioner Stark seconded the motion. Motion passed.
Commissioner Mann moved to forward Case Number L21-0092 as amended to City Council for their
review. Commissioner Martinez seconded the motion. Motion passed.
DIRECTOR'S REPORT
- In August the Small Cell Ordinance will go to PC for review.
- Commissioner Martinez and Commissioner Sidhu expressed their interest in staff receiving
help handling their workload due to the staffing shortage.
Adjourned:
Submitted by:
Adopted:
10:15 p.m.
Wynetta Bivens
Planning Commission Secretary
8/26/21
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gav • Website: TukwilaWA.gov
39
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City of Tukwila
City Council Planning & Community Development Committee
Meeting Minutes
August 16, 2021 - 5:30 p.m. - Electronic Meeting due to COVID-19 Emergency
Councilmembers Present: Kathy Hougardy, Chair; Verna Seal, Thomas McLeod
Brandon Miles, Rachel Bianchi, Nancy Eklund, Emily Miner, Derek
Speck, Tracy Gallaway, Laurel Humphrey
Guests: Tobias Levey, Wadajir
I. BUSINESS AGENDA
Staff Present:
A. Ordinance: Im • lementin • House Bill 1220 relatin • to Emer • Su ortive &
Transitional Housing
Staff is seeking Council approval or an ordinance that would amend Tukwila Municipal Code
Title 18 to comply with requirements of HB 1220 adding definitions, allowed locations and
criteria for various types of emergency, supportive and transitional housing.
enc
111 I
Item(s) for follow-up:
• Add 6/7/21 Planning Commission minutes to future packet material
• Show Planning Commission changes to draft ordinance in different colored font
• Add context or description of ramifications of not implementing HB 1220
Committee Recommendation
Unanimous approval. Forward to September 13, 2021 Committee of the Whole.
B. Wadajir Project Update
Staff and Forterra briefed the Committee on the status of a potential Development Agreement
for the Wadajir project, which proposes to build a 154,500 square foot mixed use project on the
old Knight's inn motel property including 100 owner -occupied units. The DA would address
issues including structured parking, minimum required parking, setbacks, and recreation
space. The next phase of the project is community outreach to collect feedback from
neighborhood stakeholders.
• Provide the TranspoGroup Parking Study
• Provide information on financial implications of tax exemption programs.
Committee Recommendation
Return to Committee.
II. MISCELLANEOUS
The meeting adjourned at 6:37 p.m.
�r Committee Chair Approval
L
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