HomeMy WebLinkAboutReg 2021-10-18 Item 6B - Ordinance - Development Standards for Multi-Family Residential Developments in Tukwila South Overaly ZoneCOUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
9/13/21
MB
❑ Motion
Mtg Date
❑ Resolution
Mtg Date
9/27/21
MB
11 Public Hearing
❑ Other
Mtg Date
10/11/21
MB
Mtg Date 9/13/21
SPONSOR ❑ Council ❑ Mayor ❑ Admin
10/18/21
MB
SPONSOR'S New multifamily design guidelines must be adopted and existing multifamily development
SLTb MARY standards amended to allow residential development on certain lands covered by the
Tukwila South Overlay (TSO) district. Staff is requesting the Council hold a public hearing
on the proposed draft ordinance and forward this item for discussion at the September 27,
2021 and adoption at the October 4, 2021 Regular Meeting.
REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
DATE: 8/2/21 COMMITTEE CHAIR: HOUGARDY
ITEM INFORMATION
ITEM No.
6.B.
STAFF SPONSOR: MAX BAKER
ORIGINAL AGENDA DATE: 9/13/21
AGENDA ITEM TITLE Tukwila South Overlay proposed design guidelines and development standards.
CATEGORY 11 Discussion
9/27 & 10/11
❑ Motion
Mtg Date
❑ Resolution
Mtg Date
11 Ordinance
❑ Bid Award
Mtg Date
11 Public Hearing
❑ Other
Mtg Date
Mtg Date
Mtg Date 10/ 18/21
Mtg Date 9/13/21
SPONSOR ❑ Council ❑ Mayor ❑ Admin
❑ Finance ❑ Fire ❑ P&'R ❑ Police ❑ PIF
Svcs 11 DCD
SPONSOR'S New multifamily design guidelines must be adopted and existing multifamily development
SLTb MARY standards amended to allow residential development on certain lands covered by the
Tukwila South Overlay (TSO) district. Staff is requesting the Council hold a public hearing
on the proposed draft ordinance and forward this item for discussion at the September 27,
2021 and adoption at the October 4, 2021 Regular Meeting.
REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance
❑ LTAC ❑ Arts Comm. ❑ Parks Comm.
DATE: 8/2/21 COMMITTEE CHAIR: HOUGARDY
/1 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
Forward to Committee of the Whole
9/27/21
Forward to Committee of the Whole
10/11/21
MTG. DATE
ATTACHMENTS
9/13/21
Informational Memorandum dated 8/2/21 (updated after Committee) with attachments
PowerPoint
Minutes from the Planning and Community Development Committee meeting of 8/2/21
9/27/21
*No attachments - Please refer to 9/13/21 C.O.W. packet*
10/11/21
Informational Memorandum dated 10/4/21
Proposed revisions
to TSO development standards
Link to 9/13/2021 Agenda Packet
10/18/21
Ordinance (in strike-thru underline format after 9/13/21 C.O.W.)
q
92
NOTE: Text in underline and strike-thru format—and with shading—
shows text being added or deleted from the ordinance version
that was included in the agenda packet at the 9/13/21 C.O.W.
meeting and as per discussion at the 10/11/21 C.O.W. meeting.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES
AS STATED HEREIN AND AS CODIFIED IN VARIOUS SECTIONS
OF TUKWILA MUNICIPAL CODE (TMC) TITLE 18, "ZONING"
(18.41.080, 18.41.090, 18.41.100, 18.50.083 AND 18.52.040), TO
SET DEVELOPMENT STANDARDS FOR MULTI -FAMILY
RESIDENTIAL DEVELOPMENTS IN THE TUKWILA SOUTH
OVERLAY ZONE; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South
Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan;
and
WHEREAS, the City also desires that its Zoning Code include development standards
and design guidelines for residential uses in the Tukwila South area; and
WHEREAS, Ordinance No. 2235 amended Title 18, "Zoning," of the Tukwila Municipal
Code (TMC) in 2009 to implement the Tukwila South Master Plan by creating the Tukwila
South Overlay (TSO) zone and to integrate regulations for that district with the existing code;
and
WHEREAS, Table 18-6, "Land Uses Allowed by District." was amended by Ordinance
No. 2235 to allow multi -family dwellings, including multi -family units above office and retail
uses, senior citizen housing and assisted living facilities for seniors to be permitted in the
Tukwila South Overlay zone after a residential design manual with criteria for approval is
adopted by ordinance; and
WHEREAS, when Ordinance No. 2235 adopted the TSO zone and standards in 2009,
it was expressly contemplated that development standards regarding residential uses would
be adopted in the future; and
WHEREAS, the Tukwila South Project Draft Environmental Impact Statement (DEIS)
was issued April 5, 2005, the Final EIS was issued on July 7, 2005, and an Addendum to
the Final EIS was issued on September 23, 2005; and
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WHEREAS, on July 19, 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 June 10, 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 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;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Chapter 18.41.080 Amended. Ordinance Nos. 2580 §3 and 2235 §10
(part), as codified at Tukwila Municipal Code (TMC) Section 18.41.080, "Design Review,"
subparagraph E.9, are hereby amended to read as follows:
E.9. Substantial conformance with the criteria contained in the Tukwila South Design
Manual for commercial development, the Tukwila South Residential Design Guidelines, or
other Design Manual as stipulated by TMC Chapter 18.60.
Section 2. Chapter 18.41.090 Amended. Ordinance Nos 2580 §4 and 2235 §10
(part), as codified at TMC Section 18.41.090, "Basic Development Standards," are hereby
amended to read as follows:
18.41.090 Basic Development Standards
A. Residential Uses.
1. Residential use development on all lands within the TSO shall conform to
the development standards set forth in TMC Section 18.41.090.A and the Tukwila South
Residential Design Guidelines. Modifications to these standards are available pursuant
to TMC Section 18.41.100, "Modifications to Development Standards through Design
Review."
2. The development standards herein are based on the height of new
residential buildings. Specifically:
a. Buildings three stories or less are subject to townhouse and low-rise
standards.
Buildings between four to seven stories are subject to mid -rise
standards.
c. Buildings eight stories or taller are subject to high-rise standards.
d. For buildings with a varying number of stories, the tallest number of
stories shall determine which set of standards apply.
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Page 2 of 13
Table 18.41.090
Tukwila South Overlay Residential Development Standards
Standard
Setbacks/yards, minimum
TSO
Townhouses & Low-rise
(3 stories or less)
(feet)
TSO
Mid -rise
(4-7 stories)
TSO
High-rise
(8 or more stories)
Front'
Arterial streets
15
15
15
All other streets
10
10
10
Side2
Up to 3rd story
5
53
53
41h story and above
n/a
154
154
Rear3
Up to 3rd story
5
53
53
41h story and above
n/a
154
154
1 In the event modifcation is pursued under TMC Section 18.41.100, front setbacks may be
reduced to no less than 5 feet.
2 Structures or portions of structures containing multi -family dwelling units that have solar
access only from a side or rear setback -facing window(s) must be set back at least 15 feet
from side and rear property lines. Structures must also maintain at least 15 feet of separation
from adjacent structure elevations that provide the only solar access for a multi -family
dwelling unit. See the Tukwila South Residential Guidelines for a graphic example.
3 When adjacent to a townhouse, the minimum setback is 15 feet.
4 When adjacent to a townhouse, the setback for portions of a structure taller than 35 feet must
increase by 1 foot for each additional 1 foot in building height.
Building height, maximum
Building Height
(feet)
45
85
125
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Standard
TSO
Townhouses & Low-rise
(3 stories or less)
Outdoor lighting height, maximum (feet)
TSO
Mid -rise
(4-7 stories)
TSO
High-rise
(8 or more stories)
Light poles in parking
areas
Light poles along
pedestrian walkways,
trails, plazas, building
entries, and other
pedestrian -oriented
areas
Building wall -mounted
lighting
Building mounted
lights fully recessed
into the underside of a
ceiling, soffit, or
overhang
20
20
20
12
12
12
15
15
15
No limit
Building length, maximum (feet)
Maximum building
length
No limit
No limit
200
200
200
Recreation space per unit, minimum square footage (see TMC Section 18.41.090.3 for more
information)' 8
Recreation space
Residential development must provide on -sites and off-site10
recreation space at the following standard:
• 200 square feet total.
• 75 square feet per unit, on-site.
• 125 square feet per unit, off-site.
Senior citizen housing must provide 100 square feet of recreation space per unit.
8 Developments with 10 or more dwelling units must provide a children's play area in the on-
site recreation space. A children's play area is not required for senior citizen housing or if the
proposed structure or related development project is within 1/4 mile, measured along
constructed sidewalks and/or trails of the perimeter, of a recreation facility for children that is
open to residents of the proposed structure.
9 Recreation area provided on-site must be functional space for active and passive recreation
purposes and located within the same parcel or tract as the proposed development.
10 The Director may approve the required off-site recreation area to be located on-site provided
that the recreation space meets the design guidelines set forth in this chapter. If off-site
recreation space is approved to be located on-site, that space must be active outdoor
recreation space.
on site, the applicant shall demonstrate why off site recreation space is impractical to be
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Page 4 of 13
Standard
TSO
Townhouses & Low-rise
(3 stories or less)
Parking spaces per dwelling unit, minimum
TSO
Mid -rise
(4-7 stories)
TSO
High-rise
(8 or more stories)
Studio
1 -bedroom
2 -bedroom
3 -bedroom
1
1
1
1
1
1
1.5
1.5
1.5
2
2
2
3. Off -Site Recreational Area Requirements. The following requirements
would apply to Off -Site Recreational Areas within the TSO district:
a. Off -Site Recreational Area Conditions:
(1) Off-site recreation areas must be accessible within 1/4 mile for a
children's play area up to 1/2 mile for all other offsite recreation areas as measured from the
closest structure containing residential units; accessory buildings such as fitness centers,
parking garages, utility structures, etc. will not qualify. The entire ar e - e ,+te
recreation space shall be credited toward meeting the offsite recreation space requirement
if any portion of it is within the 1/2 mile perimeter measurement of the proposed residential
" Off-site recreation space located up
to 1 mile from a structure containing residential units as measured along existing or future
sidewalks and trails shall be credited toward meeting the offsite recreation space
requirement.
(2) A recreation area constructed in fulfilment of this requirement should
be designed to serve the neighborhood in which it is located. The space may be privately -
owned, provided residents living in the area have access. New improvements must be
located adjacent to, and highly visible from, a street (public or private) or public trail. The
exact facilities to be located will be evaluated during the design review and/or platting
prece s and will be scaled appropriately to the overall size of the recreation area provided.
The facilities to be located will be approved by the Director during the design review and/or
platting process.
b. Minimum Off -Site Recreational Area Design: Minimum size
requirements apply: 1/ 4 acre of usable off-site recreation space must be provided to meet
the standard. This qualifies as the minimum size for an off-site recreation area. These 1/1
in the list below: Off-site recreational areas must be designed and sized to accommodate a
combination of active and passive recreational facilities.
Examples of qualifying facilities:
(1) Children's play equipment
(2) Picnic areas and/or tables
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(3) Benches
(4) Pea patch/other specialized community garden
(5) Grassy fields/areas of suitable size for active recreation
(6) Sport courts
(6) Trails and associated landscaped corridors on private property
(7) Other amenities the Director determines meet the goal of
providing active or passive recreation opportunities
c. Larger Off -Site Recreational Areas:
(1) Any offsite recreation area developed in excess of the offsite
recreation area requirement for a given development, regardless of their size and subject
to the 1/4 -acre size minimum, may be banked toward future development for an indefinite
period.
(2) Should a larger, consolidated recreation area of 2.0 acres or more
be provided, the improvements can be used to fulfill current development proposal
requirements. See "Timing of Recreation Space Provision" below for more information.
(3) If a project constructs a recreation area of less than 2.0 acres but
greater than a development's required offsite recreation amount, the area developed in
excess may be banked only if the offsite recreation area is constructed at the same time
as the residential project.
(4) To qualify, the proposed recreation area must be located adjacent
to, and highly visible from, a street (public or private) or trail and provide a range of active
and passive recreational opportunities (as outlined in this Chapter) for multiple ages and
physical abilities. Only those areas that are usable may count towards the off-site
recreation space requirement. The following areas are excluded: parking lots, utility
sheds, inaccessible natural/planted areas, any landscaped area required by code, and
unimproved steep slopes as defined in TMC Section 18.45.120.
(5) Larger off-site recreational areas are typically characterized by
recreational activities that serve a range of individuals and groups, such as field games,
court games, craft areas, playground apparatus, picnicking, and space for quiet/passive
activities. Neighborhood recreation areas may contain active recreational facilities such
as softball, basketball, volleyball, handball, tennis, children's play structures, trails, and
grass areas for activities and/or picnic facilities. The exact facilities to be located will be
determined during the design and/or platting process and will be scaled appropriately to
the overall size of the recreation area provided.
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d. Timing of Recreation Space Provision: Construction of off-site
recreation space must meet the following timelines.
(1) For sites under 2.0 acres in area, the off-site recreation space must
be constructed and receive final construction permit approval prior to the issuance of
certificate of occupancies for any project receiving credit for the off-site recreation space.
(2) For sites equal to or in excess of 2.0 acres, the City will permit
delayed construction of the off-site recreation space as follows:
(a) Construction permits must be applied for within two years of the
associated residential project(s) using such off-site recreation space to satisfy their
recreation space requirement and receiving certificate(s) of occupancy. Provided:
i. A financial guarantee (bond, assignment of account,
irrevocable standby letter of credit, or cash), acceptable to the Director, in an amount
necessary to complete the off-site recreation improvements is provided to the City.
ii. The owner of the property for the off-site recreation area has
provided an appropriate legal mechanism acceptable to the City to access the identified
off-site recreation area, such as an easement, at no cost, and to construct the off-site
recreation space improvements in the event that the applicant and/or property owner have
not completed the improvements within the prescribed timelines.
iii. The requirements in TMC Section 18.41.090.A.3.d.(a).i and
ii are not required if the permits for off-site recreation space have received final approval
by the City.
(3) No additional residential projects within the 1/2 mile radius of the
deferred off-site recreation area will be allowed to move forward with construction until
such off-site recreation space construction has been completed.
(4) Construction of the off-site recreation improvements must be
completed within a timely manner from permit approvals. If adequate provisions, as
determined by the Director, cannot be put in place to ensure the future construction of the
off-site recreation space, then the space shall be constructed prior to the issuance of any
certificate of occupancy for any developments using the off-site area to meet recreational
space requirements.
e. Sensitive Area Tracts: Off-site recreation space credit can be given
for any trails, lookouts, or other passive recreation activities constructed within sensitive
area tracts, subject to compliance with the City's Sensitive Area Master Plan for Tukwila
South and the City's Environmental Areas Ordinance. The sensitive areas tracts would
need to meet the locational requirements outlined in this Chapter (1/2 mile from closest
perimeter of a residential project). Only the areas of improvement within a sensitive area
tract would count towards the recreation space requirement, not the entire tract.
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4. Performance Standards: Use, activity, and operations within a structure or
a site shall comply with: (1) standards adopted by the Puget Sound Air Pollution Control
Agency for odor, dust, smoke and other airborne pollutants; (2) TMC Chapter 8.22,
"Noise"; and (3) adopted State and Federal standards for water quality and hazardous
materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, Chapter 43.21C RCW, shall be evaluated to determine whether
adverse environmental impacts have been adequately mitigated.
B. Connectivity and Circulation Guidelines.
1. Any development with a residential component shall front a roadway that
meets City approved public or private street standards.
2. Access to development sites needs to include provisions for non -motorized
circulation, including dedicated pedestrian access that separates pedestrians from
motorized traffic via curb and/or landscaped planter strip. Development along public
rights-of-way should not preclude bus stops and bike infrastructure. Private street
development, contained within tracts or easements, may be required to include shared
and/or dedicated bike lanes, on -street parking, and/or drop-off/loading zones.
3. Existing curb cuts from Southcenter Parkway and South 200th Street are to
be used for access to the adjacent development sites and to extend private streets,
contained within tracts or easements. If no curb cut exists along an existing road fronting
a development site, City of Tukwila Public Works may review and approve new curb cut
location(s) along such street frontage, subject to intersection spacing and site distance
standards.
4. New streets are encouraged to connect to adjacent parcels at an interval no
greater than 700 feet. Where nearby parcels and associated private streets have already
been developed, proposed private streets, whether in tracts or easements, shall align and
connect.
5. Future block development is encouraged to create a maximum block
perimeter 2,000 linear feet. The block will be defined with a minimum of two vehicle
through connections. The remaining two sides of the block may be pedestrian/bicycle
connections only or could accommodate vehicle traffic; see example below.
6. Permanent dead-end streets should be avoided, if possible.
7. All developments must meet minimum Fire Department and Public Works
Department access and grade requirements including, but not limited to, minimum street
clearance, turning radii, and turnaround design.
8. The Director may provide exceptions to these guidelines in the event they
are unable to be adhered to due to physical/topographical constraints, the creation of an
unusable parcel(s) of land, or an inability to fulfill the requirements without significantly
interfering with the proposed function(s) of the development given that the overall intent
of the guidelines is still fulfilled.
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BLOCK EXAMPLE:
J
Keernum Block face 700feec
New Street
Block A
i
f�.dmun wear j I,
Palmate, LIM Feetea.
Naw Peclettrian/8kycle Path �1-
1I
1I
Block B
I �
I �
8
1
Section 3. Chapter 18.41.100 Amended. Ordinance No. 2235 §10 (part), as codified
at TMC Section 18A1.100, "Modifications to Development Standards through Design
Review," is hereby amended to read as follows:
18.41.100 Modifications to Development Standards through Design Review
A. An applicant may request a modification to the Basic Development Standards
established by TMC Section 18.41.090 as part of a design review application. The
applicant shall submit a written description of the proposed modification and address the
decision criteria stated in subsection 18.41.100.B; the Director may condition the approval
of a modification request when such conditions are necessary to achieve conformity with
these decision criteria.
B. The Director may grant modifications to the Basic Development Standards
established by TMC Section 18.41.090 for individual cases provided that, for development
of a residential use, the Director shall find that either the modification is allowed because
it results in a more thoughtful urban design for the project consistent with the Tukwila
South Residential Design Guidelines, or that all five criteria below are met and, for
development of a non-residential use, the Director shall find that all five criteria below are
met:
1. The modification is required due to unique circumstances related to the
subject property that create significant practical difficulties for development and use
otherwise allowed by this code;
2. The modification conforms to the intent and purpose of the Tukwila South
Master Plan, any applicable development agreements, and this code;
3. The modification will not be injurious to other property(s) in the vicinity;
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4. The modification will not compromise the current or reasonably anticipated
provision of circulation, access, utility service or any other public service; and
5. An approved modification shall be the minimum necessary to ameliorate the
identified practical difficulties giving rise to the request.
Section 4. Chapter 18.50.083 Amended. Ordinance Nos. 2580 §5, 2199 §16, and
1758 §1 (part), as codified at TMC Section 18.50.083, "Maximum Building Length," are
hereby amended to read as follows:
18.50.083 Maximum Building Length
In the MDR and HDR zone, the maximum building length shall be as follows:
For all buildings except as described
below:
MDR
HDR
50 ft.
50 ft.
Maximum building length with bonus for modulating off -sets:
• For structures with a maximum building
height of 2 stories or 25 feet, whichever
is less, and having horizontal modulation
or a minimum vertical change in roof
profile of 4 feet at least every two units or
50 feet, whichever is less
MDR
HDR
.100 ft.
200 ft.
• For structures with a building height over
2 stories or 25 feet, whichever is less,
with a horizontal & vertical modulation of
4 feet or an 8 -foot modulation in either
direction
MDR
HDR
.100 ft.
200 ft.
• For townhouse structures with horizontal
modulation or a minimum vertical change
in roof profile of 4 feet at least every two
units or 50 feet, whichever is less
MDR
HDR
80 ft.
125 ft
Maximum building length with bonus for modulating off -sets: Modulation shall be
required for every 2 units or 50 feet, whichever is less, as measured along the building's
length. Grouping of offsets in maximum four unit modules may be permitted only with
BAR approval (see Figure 18-5).
Section 5. Chapter 18.41.100 Amended. Chapter 18.52.040 Amended. Ordinance
Nos. 2580 §6 and 2523 §8, as currently codified at TMC Section 18.52.040, "Perimeter and
Parking Lot Landscaping Requirements by Zone District;" and Ordinance Nos. 2442 §1,
2251 §61, 2235 §13, and 1872 §14 (part), as then codified at TMC Section 18.52.020,
"Perimeter Landscaping Requirements by Zone District," are hereby amended to read as
follows and codified as TMC Section 18.52.040.
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18.52.040 Perimeter and Parking Lot Landscaping Requirements by Zone District
In the various zone districts of the City, landscaping in the front, rear and side yards and
parking Tots shall be provided as established by the various zone district chapters of this title.
These requirements are summarized in the following table (Table A), except for Tukwila
Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28. Additional
landscape requirements apply in the Shoreline Overlay District, as directed by TMC
18.44.060, "Vegetation Protection and Landscaping."
TABLE A
ZONING
DISTRICTS
FRONT
YARD
(SECOND
FRONT)
(linear feet)
LANDSCAPE
TYPE FOR
FRONTS
LANDSCAPE
FOR SIDE
YARD
(linear feet)
LANDSCAPE
FOR REAR
YARD
(linear feet)
LANDSCAPE
TYPE FOR
SIDE/REAR
LANDSCAPING
FOR PARKING
LOTS (square
feet)
LDR
(for uses other
than
residential)
152
Type!
10
10
Type!
20 per stall for
non-residential
uses; 15 per stall
if parking is
placed behind
building
MDR
151'2'"
Type!
10
10
Type!
Same as LDR
HDR
151,z 11
Type!
10
10
Type!
Same as LDR
MUO
15 (12.5)2'11
Type 1'
64
64,11
Type 1'
20 per stall
adjacent to street;
15 per stall if
parking is placed
behind building
0
15 (12.5)2
Type!'
64
64
Type!'
Same as MUO
RCC
20 (10)2'3
Type!'
64
1011
Type 11
Same as MUO
NCC
104'"
Type 17'13
04
04'11
Type II
Same as MUO
RC
10
Type 113
64
04
Type 118
Same as MUO
RCM
10
Type 1
64
04
Type 118
Same as MUO
C/LI
15
Type 16
65' 12
05' 12
Type 118
15 per stall; 10
per stall for
parking placed
behind building
LI
152
Type 11
04.12
04' 12
Type 111
15 per stall; 10
per stall for
parking placed
behind building
HI
152
Type 11
04,12
04,12
Type 111
15 per stall
MIC/L
105
Type 11
05' 12
05' 12
Type 111
10 per stall
MIC/H
105
Type 11
05,12
05' 12
Type III
10 per stall
TUC — See TMC Chapter 18.28
TVS — See TMC Chapter 18.40
TSO — See TMC Chapter 18.41
Notes:
1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their
required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC
Section 18.52.120.C.
2. In order to provide flexibility of the site design while still providing the full amount of landscaping required
by code, the front yard landscape width may be divided into a perimeter strip and one or more other
landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet
and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the
building mass.
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3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor
cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.120.C.
Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section
18.52.120.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted
to pedestrian -oriented space.
4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage.
7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR.
8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR.
9. Only required along public streets.
10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non -TSO zoning.
11. In the MDR and HDR districts and other districts where multifamily development is permitted, a
community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership
with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and
assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required
throughout the life of the garden. If the community garden is abandoned, the required landscaping must be
installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed
between the garden and the street.
12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be
clustered to permit truck movements or to accommodate other uses commonly found in these districts if the
criteria in TMC Section 18.52.120.D are met.
13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may
be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and
if a primary entrance from the front sidewalk as well as from off-street parking areas is provided.
Section 6. 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 7. 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 8. 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.
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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 Allan Ekberg, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Office of the City Attorney
Attachment: Tukwila South Residential Design Guidelines dated March 9 October 18, 2021
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