HomeMy WebLinkAboutPlanning 2022-05-26 COMPLETE AGENDA PACKETCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierlof,, AICP, Director
CHAIR KAREN SIMMONS; COMMISSIONERS APNEET SIDHU, LOUSIE
STRANDER, DENNIS MARTINEZ, SHARON MANN, AND ALEXANDRIA
TEAGUE
CITY OF TUKWILA
BOARD OF ARCHITECTURAL REVIEW (BAR)
PUBLIC HEARING AGENDA
MAY 26, 2022 - 6:30 PM
FOR TECHNICAL SUPPORT DURING THE MEETING YOU MAY CALL 1-206-433-7155
I. CALL TO ORDER
II. ATTENDANCE
III. ADOPT 4/28/22 MINUTES
IV. MOTION FOR COMMISSIONER SIDHU TO ASSUME THE VACATED VICE CHAIR
POSITION FOR THE REMAINDER OF 2022
V. CASE NUMBER: N/A
PURPOSE: 2022 Title 18 Zoning Housekeeping Amendments
LOCATION: Citywide
VI. DIRECTOR'S REPORT
VII. ADJOURN
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
BOARD OF ARCHITECTURAL REVIEW (BAR)
PUBLIC HEARING
MINUTES
Date: April 28, 2022
Time: 6:30 PM
Location: Virtual meeting via Microsoft Teams
Protocol: Max Baker, AICP, Development Supervisor, Department of Community
Development (DCD) explained the protocol for the virtual meeting as well as
public hearing procedures.
Chair Simmons called the public hearing to order.
The PC Secretary took roll call.
Present: Chair Karen Simmons; Vice Chair Andrea Reay; Commissioners
Louise Strander, Sharon Mann, Apneet Sidhu, and Alexandria Teague
Excused
Absent: Commissioner Dennis Martinez
Staff: DCD Director Nora Gierloff, AICP; Development Supervisor Max Baker, AICP;
Long Range Planning Manager Nancy Eklund, AICP; Associate Planner Breyden
Jager; and PC Secretary Wynetta Bivens
Adopt
Minutes: Commissioner Strander moved to adopt the February 24, 2022, minutes.
Commissioner Sidhu seconded the motion. Motion passed.
Chair Simmons opened the public hearing for:
CASE NUMBERS: L21-0104
PURPOSE: Major Modification to Approved Design Review for expansion of Vietnamese
Martyr's Church
LOCATION: 6841 S 180TH ST, Parcel No. 3623049087
Chair Simmons swore in persons wishing to speak on the project.
Breyden Jager, Associate Planner, DCD, asked the Commissioners the Appearance of Fairness
Questions. There were no disclosures.
Breyden Jager gave the staff presentation on the proposed project, which is a Major Modification
to a previously approved Design Review decision. The applicant is requesting approval for:
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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BAR Public Hearing
4/28/22
Page 2
Reduced building footprint
- Architectural design changes to all church facades
- Modified parking area
- Revised fire access lane
An overview was provided on the previous request, review process, proposed site plan
characteristics and surroundings, previous site plan, and design changes. Both parking and
landscaping exceed the code requirements.
Staff read into the record a public comment letter received via email from Nancy Sackman,
Duwamish Cultural Preservation Committee on 4/22 that included the following two
recommendations:
- An archeological review is performed for the project where there is significant ground
disturbance, etc.
- Only native plantings be used for landscaping to provide native habitat, etc.
Staff's Recommendation
As noted in the PC packet Staff Report dated April 28, 2022, staff recommended approval with
the three conditions listed.
Staff and the applicant addressed clarifying questions from the PC:
Commissioner Strander requested for the record that staff explain what the term "CUP"
means, which was noted on the first slide of the staff presentation. Staff stated CUP
means Conditional Use Permit.
- Commissioner Sidhu noted for the record that for this project, 360 parking stalls are
required, and after the building sq. ft. reduction, there are still 439 parking stalls. Staff
responded in the affirmative.
- Commissioner Sidhu noted for the record, that the applicant widened the fire lane by 2
feet to a width of 14 ft. and removed three trees, which they are now willing to replace.
Staff responded in the affirmative.
Prior to the public hearing, the applicant informed staff that they did not wish to give a
presentation.
Public Comments
Sean Hill, Architect, Broderick Architects, for the applicant, stated he has been working on this
project for over three years. He said he worked with the city on the previous CUP and tried his best
to accommodate staffs requested changes. He concluded saying he hopes that the PC fmds the
changes to their liking and that they will approve the project.
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Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
BAR Public Hearing
4/28/22
Page 3
Kevin Broderick, Principal, Broderick Architects, for the applicant commented on the public
comment email received from the Duwamish Cultural Preservation Committee concerning the
excavation recommendation. He said, "keep in mind the current building is going to be in the same
place where the existing building will be torn down." And that the foundation is on pipe piles that
are driven 160 ft. into the ground, so there is very limited excavation associated with the project.
There were no additional public comments.
Staff Amended Condition:
Staff stated that they came to the determination, following a discussion that took place after the PC
packet was finalized, that condition number two in the staff report should be revised. The following
language for condition number two, on page 16 of the staff report reads in part, "...the applicant
shall obtain approval of an amendment to the shoreline permit..." Staff is proposing to revise the
language to read in part, "...the applicant shall obtain approval of a new Shoreline Tree Permit...."
Chair Simmons closed the public hearing.
There were no deliberations.
Motions:
Commissioner Reay moved to approve case number L21-0104 based on the findings and
conclusions contained in the staff report dated April 28, 2022, with conditions 1 a — 1 f, 2 as
amended by staff, and 3. Commissioner Teague seconded the motion.
Commissioner Strander moved to amend the motion to approve case number L21-0104 based
on the findings and conclusions contained in the staff report dated April 28, 2022, with
conditions lb, 2 as amended by staff, and 3. Commissioner Reay seconded the motion.
Final Motion:
Commissioner Reay moved to approve the amended motion to approve case number L21-0104
based on the findings and conclusions contained in the staff report dated April 28, 2022, with
conditions lb, 2 as amended by staff and 3, as follows:
1. Prior to approval of Development Permit D21-0032, submit a complete and detailed
landscaping plan that includes irrigation, planting, and soil details in conformance with
the requirements of TMC 18.28, Tukwila Urban Center. The City's Urban
Environmentalist has evaluated the preliminary Landscape Plan and required the
following conditions of approval:
b. Within the shoreline buffer, landscaping trees and shrubs are to be native species
per TMC 18.44.060.F.1.g.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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BAR Public Hearing
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2. Prior to approval of Development Permit D21-0032, the applicant shall obtain approval
of a Shoreline Tree Permit for removal of three additional trees within the shoreline
jurisdiction.
3. Prior to approval of Development Permit D21-0032, the applicant shall submit plans for a
trash enclosure to screen the refuse and disposal area in the southern parking area from
view of the church development, and particularly, the Green River trail.
Commissioner Mann seconded the motion. All were in favor. Motion passed.
A recess was taken.
The meeting resumed and the BAR transitioned into a PC work session.
Work Session Minutes — Zoning Code Housekeeping Amendments.
Max Baker, AICP, Development Supervisor, DCD, provided an overview and gave some
background on the proposed amendments to the Tukwila Municipal Code (TMC) to address
housekeeping updates to various chapters of the code. The code has been updated every two or
three years. However, due to COVID-19 there has been a stall in the typical timeframe for
updating the code, staff intends to start completing code updates annually
Staff explained the various reasons why code revisions were proposed and addressed the various
types of updates recommended. There was discussion on the proposed changes to the
Housekeeping code to obtain feedback from the PC. Staff noted that the language in the packet
is not what would actually be incorporated into the ordinance to change the code. Rather, it is a
list of potential changes that may be implemented, revised, or rejected. The goal of the revisions
proposed by staff is to eliminate confusing or inconsistent language in various sections of the
code to streamline code interpretation and provide more clarity to development review
Staff walked through the proposed recommendations and addressed clarifying questions from the
PC. Below is a summary of PC changes recommended to the language proposed by staff in the
staff report:
Staff -proposed changes — and/or PC amendments:
A. 1. 3. Title 8 - Public Peace Morals and Safety - No changes proposed.
B. 1. Title 9 - Vehicles and Traffic - No changes.
C. 1. Title 17 - Subdivisions and Plats - No changes.
D. Title 18 - Zone:
1.a. - 1.c. - No changes.
1.d. - Amend paragraph - add a double quotation in front of the word – "Revise
- Replace double quotations with a single quotation around the words –
`Specified Sexual Activities'.
2. – 3. - No change.
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BAR Public Hearing
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E. 1.
4. - Staff will return with additional information on `Single Family Dwelling
Design Standards.
5.b. - Staff will return with additional information on roof pitch,
comprehensive explanation, pros, cons, impacts of changes, and/or other
options for consideration.
5.c. - 11 - No changes.
Title 19 - Sign -Staff were asked to clean up the sign code because it is
confusing.
Director's Report
- A public hearing will be scheduled on the Housekeeping Code Amendments to provide
opportunity for the public to give feedback and the PC to give final feedback.
- Upcoming agenda items are a townhouse project for review in the next month or two and
an apartment building design review in a few months.
- Staff is providing a briefing on the Comprehensive Plan process to the City Council (CC)
on May 9 for their feedback, then staff will start working with PC on how to lay that out
over the next few years.
- Director Gierloff said she would like to start thinking about in-person meetings. The PC
meetings are currently held virtually, operating under a suspension of the Open Public
Meetings Act for COVID. If that suspension expires then the PC members will need to
think about returning to in-person meetings or to some kind of hybrid meetings in the
future. She mentioned that the CC is completely in-person now. She asked the PC for
their feedback to gather input on how they feel about in-person or a hybrid meeting
approach. She said she understands their positions are voluntary and wants to work with
them in their comfort zone.
- Some PC gave feedback that they would like to remain remote for their safety and said
remaining remote would work if someone contracted COVID and felt like joining
remotely, and it would ensure there is a quorum by joining remotely when they are
unavailable to join in-person. There was opposition regarding meeting physically in a
conference room due to the health risk concerns.
The May PC meeting will be held virtually.
- Director Gierloff informed the PC that she sent them a link addressing Commissioner
Mann's request raised at the previous PC meeting regarding housing in Tukwila.
Chair Simmons asked for a motion to adjourn.
Commissioner Reay moved to adjourn, and Commissioner Mann seconded the motion.
Adjourned: 9:10 pm
Submitted by: Wynetta Bivens
PC Secretary
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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6
To:
From:
By:
Copy:
Date:
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
Planning and Community Development Committee
Nora Gierloff, AICP, Director DCD
Max Baker, AICP, Development Supervisor
Mayor Ekberg
March 21, 2022
SUBJECT: 2022 Housekeeping Code Updates
ISSUE
Should four Chapters of the Tukwila Municipal Code be amended to address housekeeping items? The
affected Chapters include TMC 8 — Public Peace, Morals, and Safety, TMC 17 — Subdivisions and Plats,
Chapter 18 — Zoning, and Chapter 19 — Sign Code.
BACKGROUND
Staff has grouped together amendments to the Tukwila Municipal Code for your consideration. The
process for these code amendments includes a briefing to the Planning and Community Development
Committee, who would then forward the proposed amendments to the Planning Commission to review
in detail and conduct a public hearing. Staff would then bring the Planning Commission's
recommendations back to Committee. After the committee's review, the recommendations would then
be scheduled for a public hearing at a Committee of the Whole meeting.
The proposed amendments will also require review under the State's SEPA regulations, and a 60 -day
review by the Department of Commerce.
Included in this memo is a list of the proposed amendments with a brief explanation. (Please note that
some amendments may require modifications in other code sections to ensure consistency.) The
majority of these changes are housekeeping in nature to streamline or clarify processes, correct
inconsistencies created by past amendments, correct code citations or numbering, and codify code
interpretations. Revisions to the noise ordinance and the zoning district land use table have also been
proposed to address anachronous regulations and provide additional clarification where necessary.
DISCUSSION OF PROPOSED CHANGES
A. Title 8 — Public Peace, Morals, and Safety
1. Modify the definition of "Residential Party" to include "Residential Party or Other Noise
Generating Event," in both the Noise Code and the section of the Zoning Code so that loud
events, other than parties, must also acquire a variance (TMC 8.22.020 and 8.22.120). This
clarification will make it clear that Type 1 Noise Variances for parties/events are subject to
noticing those within 500 feet. It does not pertain to whether or not they need a variance.
2. Modify the public noticing requirement for Type 1 Noise Variances to clarify that notice is
required to residents and businesses within 500 feet in the case of residential parties and
events (TMC 8.22.120.B.(3)).
3. Eliminate the requirement that those conducting exempt daytime noise -generating activities
submit proof that they have notified adjacent property owners of potential noise (as
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INFORMATIONAL MEMO
Page 2
required by the code). Examples of these types of exempt activities include construction or
the movement of construction -related materials; testing of emergency back-up generators
or other emergency equipment; bells, chimes or carillons operating for not more than five
minutes in any one hour; and aircraft engine testing and maintenance not related to flight
operations (TMC 8.22.110).
3 Title Tuehiclec a :e
1. Update stcps for applicants to apply for traffic concurrency so that they complete
information during permit intake and can pay for it under their permit instead of applying
•" -
C. Title 17 — Subdivisions and Plats
1. Clarify that Boundary Line Adjustments and Lot Consolidations shall not result in the
creation of lots with split zoning (TMC 17.08.030).
D. Title 18 — Zoning
1. Modify code definitions and the table defining land uses allowed in each zoning district:
a. Rename "Outpatient Medical Clinic" to "Clinic, Outpatient Medical" so that it is listed
alphabetically between "Clearing" and "Closed Record Appeal." (TMC 18.06.150)
b. In compliance with adopted legislation, revise the definition of Essential Public Facilities
to clarify that it does not include facilities that are operated by a private entity in which
persons are detained in custody under process of law pending the outcome of legal
proceedings. (RCW 36.70A.200)
c. Relocate and renumber location of definition of Revetment (TMC 18.06.677), currently
between TMC 18.06.676, Regional Detention Facility and TMC 18.06.680, Research and
Development Facility, to correct alphabetizing, and adjust any references in other
sections to reference correct code citation.
d. Revise the Adult Entertainment Establishments sub -definition for Adult Bathhouse to "a
commercial establishment which excludes any person by virtue of age from all or any
portion of the premises, or which provides to its patrons an opportunity for engaging in
"Specified Sexual Activities," with or without a membership fee."
2. Update references in the Zoning Code to "Environmentally Sensitive Areas" (ESAs) to new
approved term "Critical Areas" to be consistent with nomenclature changed in the
Environmentally Critical Areas chapter, TMC 18.45, in 2020.
3. To support the intent of the Nonconforming provisions of the Code, add a requirement for
bonding when the primary structure is proposed to be demolished, while accessory
structures are proposed to remain. The bond shall cover the 150% of the demolition cost
should an approved primary use not be applied for within 1 year. This has been the City's
practice in the past; however, it has not been codified to date. (TMC 18.70.050)
4. Correct reference and process errors in the Shoreline Overlay chapter of the Code (TMC
18.44). With the update of the Shoreline Master Program in 2020, the City intended to
allow Shoreline Conditional Use Permits to be processed as Type 3 permits, rather than Type
8
INFORMATIONAL MEMO
Page 3
4 permits. This change was made in in the Shoreline Overlay chapter of the Code, but not
made uniformly within other parts the Zoning Code. It needs to be corrected to avoid
confusion about the process required for Shoreline CUPs.
5. Change the Supplemental Development Standards (TMC 18.50) as follows:
a. Clarify how an applicant can acquire a "Retaining Wall Setback Waiver(s)." The current
code does not specify the process to be used, although it is intended to be the "Type 2
Special Permission Decision to the Community Development Director."
b. Codify a January 24, 2020, zoning interpretation that found that the 5/12 roof pitch
requirements for single-family dwellings are interpreted to apply to a minimum of 75%
of the total building footprint square footage (TMC 18.50.050.6).
6. Update individual zoning district basic development standards sections to ensure they are
consistent with changes made to the Landscape Chapter in 2017. At the time the Landscape
Code was updated, it was intended that the individual district requirements would be
modified, however this was overlooked in the final adoption process.
Modify reference in TMC 18.54.080 Table A(1) to remove "see Tree Permit Application for
additional detail." Since the Permit Center began taking permit applications online, those
applications have been streamlined and additional information is no longer presented in this
location.
7. TMC 18.54.140 - Tree Permit Exception — Modify the Permit Exceptions section of the code
to remove reference to a Tree Exception Permit. The tree permit exception criteria listed can
be applied to a Tree Permit instead of to a separate Tree Exception Permit. This type of
permit is not listed in TMC 18.104. Remove reference to a Tree Exception Permit in TMC
18.54.030.A.3. and TMC 18.54.130.B. Add reference to exception criteria to TMC 18.54.050,
"All Tree Permit applications shall meet the criteria outlined below for approval, or meet the
criteria for a tree permit exception found in TMC 18.54.140."
8. Update Table 18-6 to consolidate uses listed as "Restaurants including drive through, sit
down, cocktail lounges in conjunction with a restaurant" and "Restaurants including cocktail
lounges in conjunction with a restaurant" into one use called "Restaurants including drive
through, sit down, and cocktail lounges in conjunction with a restaurant." Along with this
change, also consolidate the zones where this use is permitted, combining what is currently
listed and matching the zones where brew pubs are permitted. Further work is required at a
later date to define the different types of restaurants.
9. Correct reference in TMC 18.44.110.G.6.a, Administration: Non -Conforming Development:
Non -Conforming Parking Lots, which cite landscape standards, but cites wrong section.
Currently, citation says "..., except as necessary to meet vegetation protection and
landscaping standards consistent with TMC Section 18.44.110.E.7." The section should
reference TMC 18.44.110.G.7, Administration: Non -Conforming Development: Non -
Conforming Landscape Areas.
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INFORMATIONAL MEMO
Page 4
10. In 2017 and 2020, the City's Landscaping Regulations were updated to modify, among other
changes, landscape buffer requirements. These changes were made in the landscaping
code, however, they did not also modify the requirements listed in the individual zoning
district sections of the code. The following changes would address that:
a. TMC 18.10.060 (LDR) Basic Development Standards — add a reference to TMC 18.52,
as conditioned, for Landscape requirements for Uses other than residential.
b. For all other district chapters, remove any previous district landscape requirements
and add reference to TMC 18.52 Table A for minimum landscape requirements.
c. Revise perimeter landscaping requirements set forth in TMC 18.52 Table A to not be
greater than the required setbacks set forth in each district's development
standards section.
11. Update Table 18-6, Land Uses Allowed by District, to streamline categories and remove
outdated land use types. See Attachment A for proposed changes.
E. Title 19 — Sign
1. TMC 19, Sign Code, has several needed amendments
a. Eliminate the excess process that requires businesses to submit a "notice of copy change
form" when they wish to reface an existing, permitted sign. (TMC 19.20.040(6)(d),
19.32.075(4), and 19.20.030(B)(7)(D))
b. Clarify in TMC 19.20.040 that all freestanding signs follow the monument sign standards.
There has been customer confusion as to whether there is another Code section where
freestanding sign standards are contained. Suggested language: "Monument and
freestanding signs are permitted within all commercial and industrial zones, subject to
the following standards."
c. Codify 2019 code interpretation for murals, see Attachment B.
FINANCIAL IMPACT
N/A
RECOMMENDATION
The Council is being asked to forward this item for the Planning Commission review and
recommendation. After the Planning Commission review staff will come back to the Planning and
Economic Development Committee in early summer, following review by the Washington Department
of Commerce and completion of the SEPA process. At that time the Committee will decide if the item is
ready for a public hearing by the Committee of the Whole.
ATTACHMENTS
A. Proposed revisions to Table 18-6: Land Uses Allowed by District
B. 2019 code interpretation regarding artistic murals as opposed to signs
C. Title 8: Public Peace, Morals, and Safety — Proposed Markups
D. Title 17: Subdivisions and Plats — Proposed Markups
E. Title 18: Zoning — Proposed Markups
F. Title 19: Signs — Proposed Markups
10
Commented [MB6]: Not defined, covered by "Manufacturing." J
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
TV5
T50
11.
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
UI
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, travel trailer lot,P33
P
P
P
P
P
P
recreational vehicles or or used car sales
Vehicle sales lot
Automotive (outside body
P34
P34
P
P
P
P
P
P
P
PI
..crvices, gas pumps allowed), washing, and
shops (enclosed within building), fueling
engine repair a and alternate
station (not wholesale distribution facilities). Vehicle service station
8 auty or barber shop ,1
R
P
P
R
P
P
12-
R
%3
G4
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.
R
R
R
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 Icss than five people
P
P
P
P
R
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
Commented [MB1]: Define:
Any area of land which is used or intended for the landing and
takeoff of aircraft, any appurtenant areas which are used or intended
for airport buildings or other airport facilities or rights-of-way, and
all airport buildings and facilities.
Commented [MB2]: Define.
Change to "Vehicle Sales Lot"
Commented [MB3]: Change to "Service Station."
Add "enclosed engine repair" to definition.
Commented [MB4]: Reflects Table 18-2
Remove, covered under "General Retail in 18.06"
Commented [MB5]: Not a standalone use
ICemeteries and crematories
1
C
1
C
1
C
C
1
C
1
C
C
1
C
C
C
1
C
12
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
Colleges and universities
C
C
C
C
C
C
C
C
C6
C6
C6
P
JCommerciallaundries _
P
P
P_
P
P
P
P
Commercial Parking
P7
P7
P7
P7
P7
P8
P8
P8
(Computer development
P
P
P
P
P
P
P
P
PE�8
P-9
R
P
software and similar uses
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
PCP
P
PP
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
PPP
P
PPPPP
P
PP
Daycare Family Home (Family Child Care Home)12
A
A
A
A
A
A
A
A
A
A
A
Diversion facilities and diversion interim services facilities south of
Strander Blvd
U
Dormitory
C
C
C
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
A13
Drive-in theatres
C
C
C
C
C
C
Dwelling — Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
P
P14
Dwelling- Detached Zero -Lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units
P
Dwelling- Townhouses
P
Dwelling —Multi -family
P
P15
P14
Dwelling — Multi -family units above office and retail uses
P
P
P
P
C16
22/
ac
P14
Dwelling—Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development standards
P
meeting
density
and all
other
MDR
standard
P
60/ac
P
60/ac
P
60/
ac
P
60/ac
P
60/ac
C16
100
/ac
P14
Dwelling unit—Accessory1'
A
A
A
Page 2
Commented [MB7]: Define:
Means an establishment where textiles are washed for commercia,
industrial, and institutional entities not located on the same site.
Commented [MB8]: Include as a part of definition of "Office"
Commented [MB9]: Define.
Means storage yards operated by, or on behalf of a contractor for
storage of large equipment, vehicles, or other materials commonly
used in the individual contractor's type of business; storage of scrap
materials used for repair and maintenance of contractor's own
equipment; and buildings or structures for uses such as offices and
repair facilities.
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
5 = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
IL18.66);
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
NS
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
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/motel
P35
P
P
P
P
P
P
Farming and farm -related activities
P
P
Financial, banking, mortgage, other services
R
P
R36
4236
R
R
R
R
64
42
R
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.,hops/rental shop:)
42
R
R
R
R
R
R
R
R
Fraternal organizations
R
R
G
R
R
R
R
42
R
R
R
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
Hospital:)r sSanitariums, 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
Manuf./Mobile home park's
C
P
Page 3
14
Commented [MB10]: Covered as "Retail"
1
Commented [MB11]: Covered as "General Retail" or "Storage"
Commented [MB12]: Permitted in dwellings as covered in
18.06.430; an occupation or profession which is customarily
incident to or carried on in a dwelling place, and not one in
which the use of the premises as a dwelling place is largely
incidental to the occupation carried on by a resident of the
dwelling place.
Commented [MB13]: Redundant
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
NS
TSO
PRO
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
PPP
P
P
PP
8) Manufacturing, processing and/or packaging previously prepared
materials including, but not limited to, bags, brooms, brushes,
canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood
P19
P
P
PPP
P
P
PP
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
PP
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
PPP
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
CP
C
P
C
8) 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
CCP
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
CPP
P
P
C
Page 4
15
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
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
8) Heavy metal processes such as smelting, blast furnaces,
drop forging or drop hammering
C
P
Manufacturing that includes I{ock crushing, asphalt or concrete
C
C
P
C
P
C
I ^I
C
batching or mixing, stone cutting, brick manufacture, marble works,
and the assembly of products from the above materials
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
Minor expansion of an existing warehouse)
S
Mortician and funeral homes
P
P
P
P
P
P
C
Motels
P
P
P
P
P
C
C
P
P
Movie theaters with three or fewer screens
P
Movie thcatcrs with marc than 3 scrccnR�
8
Offices including: medical, dental, government (excluding fire & police stations),
professional, administrative, business, e.g. travel, real estate & commercial
P23
P
P23
P24
p
P
P
P
P
P9
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)
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
C
C
P
P
P
P
P
Planned Shopping Center (mall)
P
P
P
P
P
P
P27
Plumbing shops (no tin work or outside storage
P
P
42P
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
Page 5
16
Commented [MB14]: Moved from later in table
Commented [MB15]: Recommend moving to Tukwila South
Overlay chapter as a section item.
Commented [MB16]: Recommend adding as a footnote to
"Theaters" (see below).
Commented [MB1$]: Footnotes 3 and 4 refer to retail.
Commented [MB17]: Covered by "Offices: medical, dental"
above. Footnotes are incorrect and correspond to retail uses as well.
Commented [MB19]: Functionally the same as General Retail,
move to that section.
Recreation facilities (commercial — indoor) — athletic or health clubs
P
P
PP
P
P
P
P
C3
P
P
P
Recreation facilities (commercial — indoor), including bowling alleys,
skating rinks, shooting ranges
C
P
P
PP
P
P
17
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
CCC
C
C
C
P
Recreational area and facilities for employees
A
A
A
A
A
A
AAAA
A
AA
Religious facilities with an assembly area less than 750 sq.ft.
C
C
C
P
P
PPP
P
PPP
P
P
Religious facilities with an assembly area greater than 750 sq.ft. and
associated community center buildings
C
—
C
—
C
—
C
CCCC
CCCC
C
C
b3eligious facility and community center building
E
E
E
Removal and processing of sand, gravel, rock, peat, black soil and other
natural deposits together with associated structures
UUU
U
U
U
Rental of vehicles not requiring a commercial driver's license
P37
P
P
PP
P
P
P
P
Rental of commercial trucks and fleet rentals requiring a commercial
driver's license
P
PP
P
P
P
P
Research and development facilities
P
P
Residences for security or maintenance personnel
A
A
A
A
A
A
AAA
A
A
AA
Restaurants drive-through permitted including drive through, sit down,
P36
P
P
PP
P
P
P
P
cocktail lounges in conjunction with a restaurant)
Restaurants, drive-through not permitted including cocktail lounges in
P
P
C
P
rnnil nrtinn with n rnctnn cent
Retail furniture
p
p
p
R
R
R
R
R
sales of appliances, automobile parts and accessories,
liquor, lumber/bldg. materials, lawn & garden fiupplics, farm supplies
Retail, General sales, e.g. h alth/b auty aids/prescription drugs/
P
P#
P
P36
P36
P
P
PP
C3
C34
P
P
food/hardware/notions/crafts/supplies/housewares/electro ics/
n
books/magazines/stationery/
photo equip/film processing/
clothing/shoes/flowers/plants/pets/jewelry/sifts/rcc. equip/
cporting goods, and similar item
1Rctail development where least 50%
P
la
sales as part of a planned mixed use at
leasable floor development is for
of groan arca office th,c; n out oriented
retail sales (e.g., drive ins, service stations
(Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble works, and the assembly of products from
the above materials
C
CP
C
P
C
C
Sales and rental of heavy machinery and equipment subject to
landscaping requirements of TMC Chapter 18.52*
P
PP
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
PP
Page 6
18
Commented [MB20]: Covered by preceding categories.
[Commented [MB21]: Helps clarify which zones do and don't
permit drive-throughs
Commented [MB23]: Add footnote:
"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)."
Commented [MB22]: These categories are redundant (e.g.
hardware — building materials).
See footnotes 3 and 4 for edits as well.
Commented [MB24]: Remove from MUO as General Retail is
already permitted.
Add as footnote to General Retail in Office zone, above.
Commented [MB25]: Move to "Manufacturing" section
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
CCC
C
C
C
P
(public
only)
29
Secure community transition facility
U
Self -storage facilities
P
PPPPP
PPP
Sewage lift station
U
U
U
U
U
U
U
P
Shelter
P
P
P
P
P
Stable (private)
A30
A30
A30
p
Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened
pursuant to TMC Chapter 18.52
P
PPPPP
PPP
Storage (outdoor) of materials is permitted up to a height of 20 feet
with a front yard setback of 25 feet, and to a height of 50 feet with a
front yard setback of 100 feet; security required
P
P
P
C
C
Storm water - neighborhood detention + treatment facilities
U
U
U
U
U
U
U
P
Storm water pump station
U
U
U
U
U
U
U
Studios—Art, photography, music, voice and dance
P
P
PPP
P
P
P
P
Taverns, nightclubs
p
p
p
p
p
P31
P31
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
1P321
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
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
PPPPP
PP
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
PPP
P
PPPP
P
PP
P
Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
Commented [MB26]: Add to footnote
Commented [MB27]: Define: Truck terminal means land and
buildings used as a relay station for the transfer of a load from one
vehicle to another or one party to another. The terminal cannot be
usedfor permanent or long-term storage.
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 b auty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumcr 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 recr ation/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 h alth and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film procexing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recr tion equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial
.,ervices, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services arc limited to uses of a type and size that cl arly intend to serve other permitted use.,
and/or the employees of those uses.
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on-site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on-site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively
impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III lands caping, provides effective visual screening from adjacent
streets.
8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations.
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation,
manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
Page 8
20
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 Leaming 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 Minkler Pond.
17. See TMC Section 18.50.220 for accessory dwelling unit standards.
18. Manufactured/mobile home park, meeting the following requirements:
a. the development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c. vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may
manufacture, process, assemble and/or package the following:
a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no
slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood;
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
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 medicalldental 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.
Page 10
22
29. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas
or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW
71.09.020 as amended, that include:
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
One mile from any existing secure community transitional facility or correctional institution.
(3)
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 pattem 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- and movie theaters with three or fewer screens are permitted. Movie theaters with more
than three screens will require a Special Permission Permit.
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
Page 11
23
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. Allow 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.
24
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
CODE INTERPRETATION
Code interpreted: Sign, Title 19
Date: August 26, 2019
Proposal from Seattle Chocolate:
Seattle Chocolate submitted a proposal for a mural to the City on August 21, 2019. The proposed
location for the mural is on the front facade of the building located at 1180 Andover Park W. Due to the
texture of the wall the mural will be printed on vinyl, and will be 56 feet by 13 feet. The mural proposal
request and the proposed design are attached.
Interpretation:
The question at hand is whether or not murals are permitted in the City of Tukwila. A contradiction in
TMC 19 and a desire by businesses to put murals on their blank walls requires a code interpretation to
determine what constitutes a mural and what constitutes a sign.
The City's interpretation is that murals that do not convey a message that represents a product, service,
or registered trademark, and which do not identify the uses, are not considered signs.
Why this interpretation developed?
There has been growing interest in creating murals in the City. In the industrial and commercial areas of
the City there is ample wall space for showcasing artwork and creativity.
To be considered a "sign" under the City's Sign Code, the materials placed or constructed must convey a
message or image and be used to inform or attract the attention of the public. Once considered a sign, it
must adhere to the size and placement requirements outlined in the code.
A disconnect in TMC 19 has been identified. While a mural could be construed to fit the code's definition
of a sign, in TMC 19.20.050.F.4. Incentive Signage allows a business to have a building -mounted sign on
a wall without a public entrance given they provide architectural interest. One of the allowable options
for architectural interest listed in the code is "artwork such as mosaic, mural, or sculptural relief over at
least 50 percent of the wall surface."
What is the justification for the interpretation?
Murals in a cityscape can contribute to placemaking and creating a sense of identity and community,
which are all elements of goals outlined in the City's Comprehensive Plan.
Goal 1.7 of Tukwila's Comprehensive Plan states, "Tukwila's retail areas are characterized by high-
quality urban design that accommodates a mix of compatible residential, commercial and light industrial
uses." Policy 1.7.7. of this goal is to "encourage placemaking through creative use of signage, art, and
high-quality materials."
Moving forward, The City will develop a process for regulating murals and artwork on businesses within
the City, as well as for distinguishing a mural from a sign.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
25
Conditions:
• The vinyl must be maintained to avoid fading and deterioration due to weather.
• Any change to the design must be submitted to the City.
Attached: Code Interpretation Request
Proposed esign
r;L
Signature of Interpreter
12
Approvt'by Director of Community Development
26
TV
Date:
e/� L/1)
Date:
8/21/19
Ms. Meredith Sampson
Ms. Minnie Dhaliwal
City of Tukwila Department of Community Development
6200 Southcenter Boulevard
Tukwila, WA 98188
Re: Zoning verification letter
Dear Meredith and Minnie,
Thank you for working with me on the Kyler Martz art installation for outside our Seattle Chocolate
headquarters here in Tukwila. We commissioned Kyler to design something special and arresting for our
building that reflected what our company and brands represented in Seattle. Kyler came up with two
concepts that we liked, but we agreed that the attached concept was the one that best represented our
80% female staff, love of color and enthusiasm for our business and Seattle. He calls the piece, the Cha
Cha's and uses his iconic retro tattoo imagery for their faces.
Our hope for this art installation is that it will stop passersby and they will wonder what the message is
and what is going on behind that wall. They'll see that it's thought provoking, but also fun and a
celebration of something. Hopefully, they'll come inside and discover our factory, its tour and our
chocolate products and we'll have new fans and customers.
We don't believe that the rectangular shapes are unique to chocolate or are obvious communicators of
our products as people drive by, like a good sign would be. Therefore, the code and limits that pertain to
signs in Tukwila, should not apply to this mural.
There will be one major modification to the Cha Cha's and that is that the legs will cross the bodies more
like a Rockette and have Tess opportunity for low -minded, crude graffiti or selfie posts.
I think this will attract a following and fan base among Washington residents and visitors alike. Thank
you for your support.
Sincerely,
27
Jean Thompson
CEO and Owner
Seattle Chocolate Company
$375 fee
28
29
30
are
but
'on,
and
t or
TITLE 8 — PUBLIC PEACE, MORALS AND SAFETY
18. "Person" means any individual, firm, association,
partnership, corporation or any other entity, public or private.
19. "Plainly audible" means sound made by a sound -
producing source that can be heard by a person using their
unaided hearing faculties. Plainly audible sound includes any
component of sound, including but not limited to, rhythmic bass or
comprehensible musical rhythms. It is not necessary for such
person to be able to determine the title, specific words or artist of
music or the content of any speech for the sound to be considered
"plainly audible."
20. "Public highway" means the entire width between
the boundary lines of every way publicly maintained by the
Washington State Department of Transportation (WSDOT) or any
county or city, when any part thereof is generally for the use of the
public for purposes of vehicular travel or a matter of right.
21. "Real property" means an interest or aggregate of
rights in land that is guaranteed and protected by law; for purposes
of this chapter, the term "real property" includes a leasehold
interest.
22. "Receiving property" means real property within
which the maximum permissible sound levels specified herein
shall not be exceeded from sources outside such property.
Individual offices or dwelling units within a building may constitute
a receiving property.
23. "Residence" means a building regularly or
intermittently occupied by a person for dwelling, lodging or
sleeping purposes.
24. "Residential party" means a social gathering held
in a place of residence.
25. "Sound level" means the weighted sound pressure
level measured by the use of a metering characteristic and
weighted as specified in American National Standards Institute
Specifications, Section 1.4-1971.
26. "Sound level meter" means a sound level
measuring device, either Type I or Type II, as defined by American
National Standards Institute Specifications, ANSI S1.4-1983.
27. "Sound -producing source" means anything that is
capable of making sound. Sound- producing source includes, but
is not limited to, the following:
a. air conditioning or heating units, heat pumps,
refrigeration units (including those mounted on vehicles) and
swimming pool or hot tub pumps;
b. air horns, bells or sirens;
c. audio equipment;
d. domestic tools, including chain saws, electric
drills, electric saws, hammers, lawn mowers, leaf/snow blowers,
and similar tools and devices;
nec
not
inst
gen
dev
e. loudspeakers or public address systems;
f. musical instruments;
g. human voice;
h. animal sounds;
i. mechanical or electrical noise;
j. vehicle engines or exhaust systems, other than
regular traffic upon a highway, road or street;
k. residential party;
I. motor vehicle sound systems; or
m. commercial music
28. "Warning device" means any device intended to
provide public warning of potentially hazardous, emergency or
illegal activities, including, but not limited to, a burglar alarm or
vehicle backup signal, but not including any fire alarm.
(Ord. 2293 §3, 2010)
8.22.030 General Powers of the Administrator
A. Subject to the provisions of this code, the administrator
may take such action as may be necessary to abate a sound -
producing source that causes or may cause, by itself or in
combination with any other sound -producing source or sources,
an unreasonable or prohibited noise. The administrator may
exercise or delegate any of the functions, powers and duties
vested in him or her or in the department by this chapter.
Highlight Maxwell -B
24. "Residential party or Other
Noise Generating Event"
nec
in tl
provisions of this chapter.
D. The administrator shall have the
of violation for violations of this chapter.
are
ved
the
power to issue notices
(Ord. 2293 §4, 2010)
8.22.040 Measurement of Sound
A. The use of a sound level meter is not required to verify a
noise violation.
B. If the measurement of sound is made with a sound level
meter, it shall be an instrument in good operating condition and
shall meet the requirement for a Type I or Type II instrument, as
described in American National Standards Institute Specifications,
ANSI S1.4-1983. If the measurements are made with other
instruments or assemblages of instruments, the procedure must
be carried out in such a manner that the overall accuracy shall be
at least that called for in ANSI S1.4-1983 for Type II instruments.
(Ord. 2293 §5, 2010)
Produced by the City of Tukwila, City Clerk's Office
Pag—16
TITLE 8 — PUBLIC PEACE, MORALS AND SAFETY
property is located in a commercial or industrial district of the City
and provided that the applicant shall provide written notice to all
residents within 500 feet of the project including all residents of
multi -family complexes. Notice shall be provided between ten and
thirty days of the onset of construction activity and shall enumerate
the anticipated construction schedule for the length of the project.
An affidavit of distribution shall be provided to the City.
10. Sounds created by existing or new electrical
substations and existing or new stationary equipment used in the
conveyance of water, waste water and natural gas by a utility are
exempt from the nighttime reduction of TMC Section 8.22.050(B)
only.
B. Nothing in these exemptions is intended to preclude the
administrator from requiring installation of the best available noise
abatement technology consistent with economic feasibility. The
establishment of such requirement shall be subject to the
provisions of RCW 34.05.
(Ord. 2293 §11, 2010)
8.22.110 Sounds Exempt During Daytime Hours
A. The following sound -producing sources are exempt from
the provisions of this chapter during daytime hours:
1. Aircraft engine testing and maintenance not related
to flight operations, provided that aircraft testing and maintenance
shall be conducted at remote sites whenever possible.
2. Bells, chimes or carillons operating for not more than
five minutes in any one hour.
Strikthrough Maxwell -0
"Residential Parties or Other
Noise Generating Events" (TMC
8.22.020)
Highlight Maxwell -B
residents and businesses
h
It
>,
is
)r
n
)t
113111 1.11\.• VI 13131.31 VIIJ VI 1111.3 VI IU131V1 4JV1VVV\.11 1 P\IVI UI 113 J1 IV!, IVIVIlULY
through Friday and 8AM and 6PM, Saturday, Sunday and State -
recognized holidays.
C. Nothing in these exemptions is intended to preclude the
administrator from requiring installation of the best available noise
abatement technology consistent with economic feasibility. The
establishment of such requirement shall be subject to the
provisions of RCW 34.04.
(Ord. 2293 §12, 2010)
8.22.120 Variances
A. Any person who owns or operates a sound -producing
source may apply for a variance.
B. Application types are based on the number of days/nights
the sound source will exceed the maximum permissible sound
levels as shown in the following table:
Number of
days/nights
maximum
permissible
sound level
may be
exceeded
within a 12 -
month period
Variance
Permit Type
Notice of
Application
Requirements
Public Hearing
Requirements
30 days or
less
Type 1
Administrative
Variance
No notice (2,3)
No
Hearing
31-60 days
Type 2
Administrative
Variance
Mailed notice
(1,2)
No
Hearing
More than 60
days
Type 3
V ance
Mailed notice
(1,2)
Public
Hearing
(1) Mailed notice shall be provided per TMC Section
18.104.120 with the exception that tenants that are not affected
tenants per TMC Section 8.22.020 are not required to be sent
notice.
(2) The administrator shall have the discretion in
unusual circumstances (i.e., unusual type or intensity of noise or
length of request) to require (additional) public notification
procedures, such as causing notice to be published on the City's
website, mailed notice provided to a wider geographic area, and/or
notice posted at the site.
(3) In the case of rcsidcntial partics and prior to
granting any variance, the applicant shall provide written notice to
all residents within 500 feet of where the party or project is being
held. When the 500 foot radius includes multi -family complexes,
all residents of the complex shall be notified. Written notice shall
be provided between 10 and 30 days of the onset of activity and
shall enumerate the anticipated party hours or work schedule for
the length of the project. An affidavit of distribution shall be
provided to the City.
C. Variance types, procedures and appeals are pursuant to
Title 18 of the Tukwila Municipal Code.
D. Applications for a variance to exceed the maximum
permissible sound levels shall supply information, including but not
limited to:
1. The nature, source, intensity and location of the
sound;
2. The hours during the day and/or night the noise will
occur;
Produc`+3b1 by the City of Tukwila, City Clerk's Office
Page 8-18
TITLE 17 — SUBDIVISIONS AND PLATS
TITLE 17
SUBDIVISIONS
AND PLATS
Chapters:
17.04 General Provisions.
17.08 Boundary Line Adjustments and Lot Consolidations
17.12 Detailed Procedures for Short Subdivisions
17.14 Detailed Procedures for Subdivisions
17.16 Detailed Procedures for Binding Site Improvement Plan
17.20 Design and Improvement Standards for the Subdivision
of Land
17.24 Procedures for Public Improvements
17.28 Exceptions, Penalties, Severability, Liability
CHAPTER 17.04
GENERAL PROVISIONS
Sections:
17.04.010 Title
17.04.020 Purpose
17.04.030 Scope, exceptions
17.04.040 Definitions
17.04.050 Dedications
17.04.060 Survey content
17.04.070 Notification of other agencies
17.04.010 Title
This code shall be known as the "City of Tukwila Subdivision
Code."
(Ord. 1833 §1(part), 1998)
17.04.020 Purpose
The purpose of this code is to provide rules, regulations,
requirements, and standards for subdividing land in the City,
insuring that the public health, safety, general welfare, and
aesthetics of the City shall be promoted and protected; that orderly
growth, development, and the conservation, protection and proper
use of land shall be insured; that the character of the developing
area is safeguarded and promoted; that proper provisions for all
public facilities including circulation, utilities, open space, and
services shall be made; and that the goals and policies of the
Tukwila Comprehensive Plan are furthered through the
subdivision of land.
(Ord. 1833 §1(part), 1998)
17.04.030 Scope, exceptions
A. SCOPE:
1. The subdivision of land within the City of Tukwila
shall comply with Chapter 58.17 RCW.
2. Where this code imposes greater restrictions or
higher standards upon the development of land than other laws,
ordinances or restrictive covenants, the provisions of this code
shall prevail.
B. EXCEPTIONS: This ordinance shall not apply to
divisions and activities described as inapplicable in RCW
58.17.040; provided that boundary line adjustments and lot
consolidations are subject to the provisions contained in TMC
Chapter 17.08; provided further that binding site improvement
plans are subject to the provisions contained in TMC Chapter
17.16.
(Ord. 1833 §1(part), 1998)
17.04.040 Definitions
The definitions of the Zoning Code, TMC Chapter 18.06, are
hereby adopted by reference.
(Ord. 1833 §1(part), 1998)
Produced by the City of Tukwila, City Clerk's Office
Page` i 7--1
TITLE 17 — SUBDIVISIONS AND PLATS
17.04.050 Dedications
A. ACT OF DEDICATION: The intention to dedicate real
property to the public shall be evidenced by showing the
dedication on the plat prepared for approval. All dedications,
including easements, rights-of-way and real property shall be
clearly and precisely indicated on the face of the plat. Unless
specifically noted otherwise on the plat, approval of the plat for
recording shall constitute acceptance of the dedications.
B. PUBLIC STREETS: All streets and parcels of land
shown on the final plat and intended for public use shall be offered
for dedication for public use, except the approving entity may allow
the conveyance of certain public improvements to be conveyed to
a homeowner's association or similar non-profit corporation.
C. CERTIFICATE: If the subdivision includes a dedication,
the final plat shall include a certificate of dedication or reference to
a separate written instrument which dedicates all required streets
and other areas to the public. The certificate or instrument of
dedication shall be signed and acknowledged before a notary
public by every person having any ownership interest in the lands
divided and recorded as part of the final plat.
D. TITLE REPORT: Every proposed final plat containing a
dedication must be accompanied by a title report confirming that
the title of the lands as described and shown on the plat is in the
name of the owners signing the certificate of dedication.
(Ord. 1833 §1(part), 1998)
17.04.060 Survey content
A. INFORMATION - Whenever a survey is submitted for a
short plat or subdivision, the following information shall be
included:
1. The name of the plat, City of Tukwila file number,
graphic scale and north arrow. The survey shall be done to a scale
of one inch equals 100 feet unless otherwise approved by DCD,
and shall be drawn with black drawing ink in record of survey
format.
2. Existing features such as rivers, streets, railroads
and structures.
3. The lines and names of all existing or platted streets
or other public ways, parks, playgrounds, and easements adjacent
to the final plat, subdivision or dedication, including municipal
boundaries, township lines, and section lines.
4. In the event the plat constitutes a replat, the lots,
blocks, streets, etc., of the previous plat shall be shown by dotted
lines in their proper positions in relation to the new arrangement of
the plat, the new plat being shown in solid lines so as to avoid
ambiguity.
5. Legal description of the subdivision boundaries.
6. A complete survey of the section or sections in which
the plat or replat is located, if necessary, including:
a. All stakes, monuments or other evidence found
on the ground and used to determine the boundaries of the
subdivision. Location and monuments found or reset with respect
to any established centerline of streets adjacent to or within the
proposed subdivision. All other monuments found or established
in making the survey of this subdivision or required to be installed
by provisions of this title.
b. City or County boundary lines when crossing or
adjacent to the subdivision.
c. The location and width of streets and easements
intersecting the boundary of the tract.
d. Tract, block and lot boundary lines and street
rights-of-way and centerlines, with dimensions, bearings, radii,
arcs and central angles, points of curvature and tangent bearings.
Tract boundaries, lot boundaries and street bearings shall be
shown to the nearest second with basis of bearings. All distances
shall be shown to the nearest one-hundredth foot.
e. The width and location of existing and proposed
easements and rights-of-way.
7. Lot and block numbers beginning with the number
one (1) and numbered consecutively without omission or
duplication.
8. Tracts to be dedicated to any public or private
purpose shall be distinguished from lots intended for general
development with notes stating their purpose and any limitations.
B. STATEMENTS - The plat shall include the following
statements:
1. A statement to be signed by the Public Works
Director approving the survey data, the layout of the streets, alleys
and other rights-of-way, design of bridges, sewage and water
systems, drainage systems and other structures.
2. A certificate bearing the printed names of all persons
having an interest in the subdivided land, signed by the persons
and acknowledged by them before a notary public, consenting to
the subdivision of the land and reciting a dedication by them of all
land shown on the plat to be dedicated for public uses, and a
waiver by them and their successors of all claims for damages
against any governmental authority arising from the construction
and maintenance of public facilities and public property within the
subdivision.
3. A certificate with the seal of and signature of the
surveyor responsible for the survey and final plat with the following
statement:
, registered as a land surveyor by
the State of Washington, certify that this plat is based on an actual
survey of the land described herein, conducted by me or under my
supervision; that the distances, courses and angles are shown
thereon correctly; and that monuments other than those monuments
approved for setting at a later date, have been set and lot corners
staked on the ground as depicted on the plat."
Produc+3a by the City of Tukwila, City Clerk's Office
Page 17-2
TITLE 17 — SUBDIVISIONS AND PLATS
4. Certification from the King County Treasurer that all
taxes and assessments for which the property may be liable have
been duly paid, satisfied or discharged as of the date of
certification.
5. Certification of examination and approval by the
County Assessor.
6. Recording Certificate for completion by the King
County Department of Records and Elections.
7. Certification of Examination and Approval by the
Seattle -King County Health Department when the lot(s) are served
by septic system(s).
8. City of Tukwila Finance Director Certificate that
states there are no delinquent special assessments, and that all
special assessments on any of the property that is dedicated as
streets, alleys or for other public use are paid in full at the date of
certification.
9. Certification by the Public Works Director that the
subdivider has complied with one of the following:
a. All improvements have been installed in
accordance with the requirements of this title and with the
preliminary plat approval, and that original and reproducible mylar
or electronic records in a format approved by Public Works and
meeting current Public Works drawing standards for road, utility
and drainage construction plans certified by the designing
engineer as being "as constructed" have been submitted for city
records.
b. An agreement and bond or other financial
security have been executed in accordance with TMC 17.24.030
sufficient to assure completion of required improvements and
construction plans.
10. Certificate of dedication pursuant to TMC
17.04.0500.
11. For short plats, binding site improvement plans and
boundary line adjustments, a certificate of approval to be signed
by the DCD Director, Public Works Director and Fire Chief.
12. For subdivisions, a certificate of approval to be
signed by the Mayor and City Clerk.
(Ord. 1833 §1(part), 1998)
17.04.070 Notification of other agencies
Notice of the filing of a preliminary plat within 1,000 feet of the
municipal boundaries, or which contemplates the use of special
use districts or other city's or town's utilities, shall be given to the
appropriate special districts, county, city or town authorities.
Notice of the filing of a preliminary plat located adjacent to the
right-of-way of a State highway shall be given to the State
Department of Highways. In addition, notice of all preliminary plats
shall be submitted to the appropriate school district. All such
notices shall include the hour, location, and purpose of the hearing
and a description of the property to be platted.
(Ord. 1833 §1(part), 1998)
CHAPTER 17.08
BOUNDARY LINE ADJUSTMENTS
AND LOT CONSOLIDATIONS
Sections:
17.08.010
17.08.020
17.08.030
17.08.040
17.08.050
Purpose
Scope
Preliminary approval
Recording
Expiration
17.08.010 Purpose
It is the intent to provide an efficient and timely process that
allows consistent review; to ensure such actions do not create
non -conformities with zoning and other city regulations; to provide
a permanent record of boundary line adjustments and lot
consolidations; and to ensure appropriate provisions are made for
access and utility easements; in a manner consistent with RCW
58.17.040(6).
(Ord. 1833§1(part), 1998)
17.08.020 Scope
This chapter applies to all boundary line adjustments and lot
consolidations which are otherwise exempt from RCW
58.17.040(6), Subdivision Regulations.
(Ord. 1833 §1(part), 1998)
17.08.030 Preliminary approval
A. In order to receive preliminary approval, the applicant
shall submit to the Director (as defined in TMC Chapter 18.06) a
complete application, in quantities specified by the City, and meet
the criteria for approval.
B. A complete application consists of the following:
1. A completed application on a form provided by the
City and fee as identified in TMC Chapter 18.88.
2. A neat and readable plan drawn to a standard
decimal (engineer) scale. A survey may be required if it is
determined that level of information is needed to ensure the
adjustment meets the approval criteria. The plan shall show the
following information:
a. Property lines, with those that remain in their
existing location shown as a solid line, those that are being moved
or removed shown as a dashed line, and those that have been
relocated shown as a solid line and clearly identified as a relocated
line.
b. Dimensions of all property lines and area of the
lots, before and after the adjustment.
c. Location and floor area of all structures on the
site, and their setbacks from existing and new property lines.
d. Location and purpose of all easements on the
site.
e. Location, purpose and legal description of any
new or extended easements proposed.
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e. Are consistent with applicable development
standards and will not cause the boundary line adjustment or lot
consolidation to violate any applicable City policy or regulation.
f. Are consistent with the conditions of the
preliminary approval, provided that a minor modification may
revise conditions of the preliminary approval so long as the
revisions are consistent with the minor modification limitations set
by TMC Section 17.08.030.D.a-e.
2. Major modifications are those which, as determined
by the Director, are not minor modifications as defined in this code,
or
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TITLE 17 — SUBDIVISIONS AND PLATS
f. Location of adjacent public roads and points of
access from the public road(s) if a lot does not front on a public
road; show how and where access is provided.
g. Location of existing utilities and utility easements.
h. Calculations that demonstrate that required
yards of the Uniform Building Code are met.
3. Before and after legal description of the affected lots.
C. In order to approve a boundary line adjustment or lot
consolidation, the Short Subdivision Committee shall determine
the project complies with the following criteria:
1. No additional lots, sites, parcels, tracts or divisions
are created.
2. The adjustment will not create non -conforming lots
with respect to zoning dimension and area standards, zoning
setbacks and lot area coverage standards.
3. The degree of non-conformance on existing non-
conforming lots with respect to zoning dimension and area
standards, zoning setbacks and floor area ratio are not increased.
4. All lots have legal access to a public road. Existing
required private access road improvements and easements are
not diminished below subdivision ordinance standards for lots that
are served by a private access road.
5. Existing easements for utilities are appropriate for
their intended function, or they are extended, moved or otherwise
altered to an appropriate location.
6. The adjustment does not create any non -
conformities with respect to the Uniform Building Code or any
other locally administered regulation.
D. Minor and major modifications to a preliminary
approval.
1. Minor modifications proposed by an applicant after a
preliminary approval decision has been issued may be approved
by the Director as a Type 1 decision, based on review and
recommendations of the Short Subdivision Committee. The
Director may include conditions as part of an approval of a minor
modification to ensure conformance with the criteria below. Minor
modifications are those which:
a. Do not increase the number of lots beyond the
number previously approved, or which maintain the number of lots,
or that decrease the number of lots in the subdivision below the
number previously approved.
b. Do not decrease the aggregate area of open
space, or the design or location of stormwater systems or
roadways in the project by 10% or more.
c. May realign internal roadways and lot lines, but
do not relocate any roadway access point to an exterior street.
d. Do not alter the exterior boundaries of the
project.
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Highlight Maxwell -B
2. The adjustment will not create
non -conforming lots with respect to zoning
dimension and area standards, zoning
setbacks and lot area coverage standards.
The adjustment will not result in the creation
of lots with split zoning.
B. A complete final application shall
documents required for recording including:
1. Drawing or survey of the boundary line adjustment.
2. Before and after legal descriptions of the affected
lots.
consist of the
3. Affidavit of ownership.
4. Application on a form provided by the Department of
Community Development.
5. Other documentation necessary to demonstrate the
conditions of the approval have been met.
C. Upon receiving approval from the City, the applicant will
be responsible for picking up the documents from DCD and
recording them with King County Office of Records. A copy of the
recorded documents must be returned to DCD to finalize the
approval process. The adjustment shall not be deemed complete
until the City receives these documents.
(Ord. 1833 §1(part), 1998)
17.08.050 Expiration
The boundary line adjustment application shall expire if it has
not been recorded within one year from the date of approval. Upon
written request from the applicant prior to the expiration date, the
Short Subdivision Committee is authorized to grant one extension,
not to exceed six months.
(Ord. 1833 §1(part), 1998)
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TITLE 17 — SUBDIVISIONS AND PLATS
CHAPTER 17.12
DETAILED PROCEDURES
FOR SHORT SUBDIVISIONS
Sections:
17.12.010 Scope
17.12.015 Decision process
17.12.020 Preliminary short plat approval
17.12.030 Final short plat approval
17.12.040 Expiration
17.12.050 Limitations on further subdivision
17.12.060 Contiguous short plats
17.12.070 Unit lot short plats
17.12.010 Scope
Any land being divided into nine or fewer parcels, lots, unit
lots, tracts or sites for the purpose of sale, lease, or gift, any one
of which is less than 20 acres in size, shall meet the requirements
of this chapter.
(Ord. 2199 §1, 2008; Ord. 1833 §1(part), 1998)
17.12.015 Decision process
Applications for short plat approval shall be processed as a
Type 2 decision, subject to the provisions of TMC 18.108.020.
(Ord. 1833 §1(part), 1998)
17.12.020 Preliminary short plat approval
A. Application/fees. The following items are required, in
quantities specified by the City, for a complete Short Plat
application for preliminary approval. Items may be waived if, in the
judgment of the Short Subdivision Committee, they are not
applicable to the proposal:
1. Items contained in TMC Section 18.104.060.
2. Completed Preliminary Short Plat Application Form
as prescribed by the City with fee as identified in TMC Chapter
18.88.
3. Completed Application Checklist.
4. A complete SEPA Checklist application if project is
not exempt from SEPA.
5. Complete applications for other required land use
approvals.
6. A vicinity map showing location of the site.
7. A survey prepared to the standards identified in TMC
Section 17.04.060.
8. Site and development plans that provide the
following information:
a. The owners of adjacent land and the names of
any adjacent subdivisions.
b. Lines marking the boundaries of the existing
lot(s) (any existing lotto be eliminated should be a dashed line and
so noted).
c. Locations of existing and proposed public street
rights-of-way and easements and private access easements.
d. Location, floor area and setbacks of all existing
structures on the site.
e. Lot area, lot line dimensions and average widths
for each lot.
f. Location of proposed new property lines and
numbering of each lot.
g. Location, dimension and purpose of existing and
proposed easements. Provide recorded documents that identify
the nature and extent of existing easements.
h. Location of any proposed dedications.
i. Existing and proposed topography at two -foot
contour intervals, extending to five feet beyond the project
boundaries.
j. Location of any critical areas and critical area
buffers (slopes 15% or greater, wetlands or watercourses) on the
site.
k. Location, size and species of any trees located
within a critical area or its buffer or the shoreline zone unless none
of these trees are to be removed and their location is not likely to
create undue hardship on individual lots with respect to TMC
Chapter 18.54, "Urban Forestry and Tree Regulations."
I. Location of existing and/or proposed fire
hydrants to serve the project.
m. Description, location and size of existing and
proposed utilities, storm drainage facilities and roads to serve the
lots.
n. Expected location of new buildings and
driveways, including finished floor elevations of the buildings.
9. Letter of water and sewer availability if the provider
is other than the City of Tukwila.
B. Review procedures.
1. Referral to Other Departments. Upon receipt of an
application for a short subdivision, the Director shall transmit one
copy of the application to each member of the Short Subdivision
Committee, and one copy to any department or agency deemed
necessary.
2. Short Subdivision Committee Decision. The
Short Subdivision Committee may approve, approve with
modifications, or deny the application for a short subdivision
pursuant to Type 2 permit procedures. No formal meeting of the
Committee is required so long as the Chair obtains the
recommendations and consent of the other members of the
Committee before issuing a decision.
C. Criteria for preliminary short plat approval. The Short
Subdivision Committee shall base its decision on an application
on the following criteria:
1. The proposed Short Plat is in conformance with the
Tukwila Comprehensive Plan, and any other such adopted plans.
2. Appropriate provisions have been made for water,
storm drainage, erosion control and sanitary sewage disposal for
the short plat that are consistent with current standards and plans.
3. Appropriate provisions have been made for road,
utilities and other improvements that are consistent with current
standards and plans.
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TITLE 17 — SUBDIVISIONS AND PLATS
4. Appropriate provisions have been made for
dedications, easements and reservations.
5. The design, shape and orientation of the proposed
lots are appropriate to the proposed use for which the lots are
intended and are compatible with the area in which they are
located.
6. Appropriate provisions for the maintenance of
commonly owned private facilities have been made.
7. The short plat complies with the relevant
requirements of the Tukwila Subdivision Ordinance.
8. The short plat complies with the requirements of the
Tukwila Zoning Ordinance and other relevant local regulations.
D. Minor and major modifications to a preliminary short
plat approval.
1. Minor modifications proposed by an applicant after a
preliminary approval decision has been issued may be approved
by the Director as a Type 2 decision, based on review and
recommendations of the Short Subdivision Committee. The
Director may include conditions as part of an approval of a minor
modification to ensure conformance with the criteria below. Minor
modifications are those which:
a. Do not increase the number of lots beyond the
number previously approved, or which maintain the number of lots,
or that decrease the number of lots in the subdivision below the
number previously approved.
b. Do not decrease the aggregate area of open
space, or the design or location of stormwater systems or
roadways in the project by 10% or more.
c. May realign internal roadways and lot lines, but
do not relocate any roadway access point to an exterior street.
d. Do not alter the exterior boundaries of the
project.
e. Are consistent with applicable development
standards and will not cause the short plat to violate any applicable
City policy or regulation.
f. Are consistent with the conditions of the
preliminary approval, provided that a minor modification may
revise conditions of the preliminary approval so long as the
revisions are consistent with the minor modification limitations set
by TMC Section 17.12.020.D.a-e.
2. Major modifications are those which, as determined
by the Director, are not minor modifications as defined in this code,
or either add property or lots or substantially change the basic
design, density, open space, or other substantive requirement or
provision. If the applicant proposes to make one or more major
changes, the revised plan(s) shall be processed as a new
application.
(Ord. 2649 §3, 2021; Ord. 1833 §1(part), 1998)
17.12.030 Final short plat approval
A. APPLICATION: The following items are required, in
quantities specified by DCD, for a complete application for final
short plat approval. Items may be waived if in the judgment of the
Short Subdivision Committee said items are not applicable to the
particular proposal:
1. Completed Short Plat Final Approval Form.
2. Completed Application Checklist.
3. Documentation of the square footage of each lot and
mathematical boundary closure of the subdivision, of each lot and
block, of street centerlines, showing the error of closure, if any.
4. A final survey which complies with the standards set
forth in TMC 17.04.060 and with all certificates signed except for
those to be signed by the City and those to be signed at recording.
5. A title insurance report confirming that the title of the
land in the proposed subdivision is vested in the name of the
owners whose signatures appear on the plat's certificate.
6. A bond in a form acceptable to the City Attorney
pursuant to TMC 17.24.030 if improvements are to be deferred.
7. Legal descriptions of all the tracts located within the
boundaries of the short plat.
8. As -built plans for all new roads and utilities.
9. Binding maintenance agreements to provide for the
maintenance of commonly owned private facilities.
10. Signatures on the following certificates on the face
of the plat (when appropriate) from the surveyor that prepared the
plat, the King County Treasurer, Seattle -King County Health
Department, City of Tukwila Finance Director, Owner's affidavit
and certificate of dedication as identified in TMC 17.04.060.
B. FINAL APPROVAL REVIEW PROCEDURES:
1. The Short Subdivision Committee may grant final
approval of the short subdivision when they find the criteria listed
in TMC 17.12.0300 have been met. No formal meeting of the
Committee is required so long as the Chair obtains the
recommendations and consent of the other members of the
Committee before issuing a decision.
2. Upon final approval of the short plat, the applicant
shall record the plat and all other relevant documents with the King
County Department of Records and Elections. The subdivider is
responsible for paying the recording fee(s). Upon completion of
recording, the applicant shall provide DCD with a copy of the
recorded documents. The short plat shall not be considered final
until these documents have been provided to DCD.
C. CRITERIA FOR APPROVAL: To grant final approval of
a short plat, the Short Subdivision Committee must determine that
it meets the following decision criteria:
1. All requirements for short plats as set forth in the
Subdivision Code are met.
2. All terms of the preliminary short plat approval have
been met.
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TITLE 17 — SUBDIVISIONS AND PLATS
3. The requirements of Chapter 58.17 RCW, other
applicable state laws, and any other applicable City ordinances
have been met.
4. All required improvements have been installed in
accordance with City standards or an improvement agreement
with financial guarantee pursuant to TMC 17.24.030 has been
entered into by the applicant and accepted by the City.
5. That the plat is technically correct and accurate as
certified by the land surveyor responsible for the plat.
(Ord. 1833 §1(part), 1998)
17.12.040 Expiration
If the short plat is not recorded within one year of the date of
preliminary short plat approval, the short plat shall become null
and void. Upon written request by the subdivider prior to the
expiration date, the Short Subdivision Committee may grant one
extension of not more than one year.
(Ord. 1833 §1(part), 1998)
17.12.050 Limitations on further subdivision
Any land subdivided under the requirements of this chapter
shall not be further divided for a period of five years without
following the procedures for subdivision, except when the short
plat contains fewer lots than allowed for a short plat, in which case
an additional short plat may be approved if the total number of lots
within the boundaries of the original short plat does not exceed
nine.
(Ord. 1833 §1(part), 1998)
17.12.060 Contiguous short plats
No application for a short plat shall be approved if the land
being divided is held in common ownership with a contiguous
parcel which has been divided in a short plat within the preceding
five years and the total number of lots created in both short plats
would exceed nine. When the total number of lots exceeds four
but is less than ten, the paving, curb, gutter and sidewalk shall be
provided per TMC 17.20.030C.6.c(1).
(Ord. 1833 §1(part), 1998)
17.12.070 Unit lot short plats
A. Sites developed or proposed to be developed with
townhouses, cottage housing, compact single-family, or zero -lot -
line units may be subdivided into individual unit lots. The
development as a whole shall meet development standards
applicable at the time the permit application is vested. Any private,
usable open space for each dwelling unit shall be provided on the
same lot as the dwelling unit that it serves.
B. Subsequent platting actions, additions or modifications to
the structure(s) may not create or increase any nonconformity of
the parent lot.
C. Access easements and joint use and maintenance
agreements shall be executed for use of common garage or
parking areas, common open space (such as common play
areas), and other similar features, as recorded with the King
County Department of Records and Elections.
D. Within the parent lot, required parking for a dwelling unit
may be provided on a different unit lot than the lot with the dwelling
unit, as long as the right to use that parking is formalized by an
easement on the plat, as recorded with the King County
Department of Records and Elections.
E. The fact that the unit lot is not a separate buildable lot,
and that additional development of the individual unit lots may be
limited as a result of the application of development standards to
the parent lot, shall be noted on the plat, as recorded with the
Director of the King County Department of Records and Elections.
F. Construction of townhouse dwelling foundations may
commence prior to final short plat approval, provided:
1. The proposed short plat has received preliminary
approval, and the necessary financial sureties have been filed to
assure construction of required public improvements;
2. Partial or complete construction of structures shall
not relieve the subdivider from, nor impair City enforcement of,
conditions of subdivision approval;
3. Construction shall not proceed beyond foundations,
and units shall not be rented or sold, nor occupancy permits
issued, until final short plat approval is granted.
(Ord. 2199 §2, 2008)
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TITLE 17 — SUBDIVISIONS AND PLATS
CHAPTER 17.14
DETAILED PROCEDURES
FOR SUBDIVISIONS
Sections:
17.14.010 Scope
17.14.020 Preliminary plat
17.14.030 Final plat
17.14.040 Phasing
17.14.050 Expiration
17.14.060 Unit lot subdivisions
17.14.010 Scope
Any land being divided into ten or more parcels, lots, unit lots,
tracts or sites, for the purpose of sale or gift, any one of which is
less than 20 acres in size, or any land which has been divided
under the short subdivision procedures within five years and is not
eligible for further short platting, pursuant to Section 17.12.010,
shall conform to the procedures and requirements of this chapter.
(Ord. 2199 §3, 2008; Ord. 1833 §1(part), 1998)
17.14.020 Preliminary plat
A. Decision process. Applications for preliminary plat
approval shall be processed as a Type 3 decision (or Type 4
decision when there is an associated design review) subject to the
provisions of TMC Section 18.108.030 (or TMC Section
18.108.040).
B. Application. The following items are required, in
quantities specified by the City, for a complete application for
preliminary plat approval. Items may be waived if, in the judgment
of the Director, the items are not applicable to the particular
proposal:
1. Completed Preliminary Plat Application Form and
fee, as identified in TMC Chapter 18.88.
2. Completed Application Checklist.
3. A complete SEPA Checklist application if project is
not exempt from SEPA.
4. Complete applications for other required land use
approvals.
5. A vicinity map showing location of the site.
6. A survey prepared to the standards identified in TMC
Section 17.04.060.
7. All existing conditions shall be delineated. Site and
development plans shall provide the following information:
a. Owners of adjacent land and the names of any
adjacent subdivisions.
b. Lines marking the boundaries of the existing
lot(s). (Any existing lot to be eliminated should be a dashed line
and so noted.)
c. Approximate names, locations, widths and
dimensions of existing and proposed public street rights-of-way
and easements and private access easements, parks and other
open spaces, reservations, and utilities.
d. Location, floor area and setbacks of all existing
structures on the site.
e. Lot area, dimensions and average widths for
each lot.
f. Location of proposed new property lines and
numbering of each lot.
g. Location, dimension and purpose of existing and
proposed easements. Provide recorded documents that identify
the nature and extent of existing easements.
h. Location of any proposed dedications.
i. Existing and proposed topography at two -foot
contour intervals extending to five feet beyond project boundaries.
j. Location of any critical areas and critical area
buffers (slopes 15% or greater, wetlands or watercourses) on the
site.
k. Location, size and species of any trees located
within a critical area or its buffer or the shoreline zone unless none
of these trees are to be removed and their location is not likely to
create undue hardship on individual lots with respect to TMC
Chapter 18.54, "Urban Forestry and Tree Regulations."
I. Source of water supply, method of sewage
disposal, and manner of surface runoff control.
m. Location of existing and proposed fire hydrants to
serve the project.
n. Description, location and size of existing and
proposed utilities, storm drainage facilities and roads to serve the
lots.
o. A survey of existing trees and vegetation with a
retention/removal plan for the preservation of significant trees and
vegetation.
p. Expected location of new buildings, their
driveways and finished floor elevations.
8. Letter of water and sewer availability if the provider
is other than the City of Tukwila.
9. Two sets of mailing labels for all property owners and
tenants (residents or businesses) within 500 feet of the
subdivision.
10. Items required by TMC Section 18.104.060 not
already listed above.
C. Review procedures.
1. Referral to Other Offices. Upon receipt of a
complete preliminary plat application, the Director shall transmit a
notice of application and one copy of the preliminary plat to each
of the following offices, where appropriate: Public Works, Building
Division, Fire Department, Police Department, King County Health
Department, the appropriate school district, and each public utility
agency serving the area in which the property proposed for
subdivision is located.
2. Departmental Review. The other interested
departments and agencies shall review the preliminary plat and
may submit to the Department of Community Development written
comments with respect to the preliminary plat decision criteria.
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TITLE 17 — SUBDIVISIONS AND PLATS
3. Public Notice and Public Hearing. The process for
public notice, hearings, decisions and appeals shall be as
provided for Type 3 decisions (or Type 4 decisions if the plat is
combined with an associated design review) as identified in TMC
Title 18, "Zoning Code."
D. Criteria for preliminary plat approval. The decision -
maker shall base its decision on an application for preliminary plat
approval on the following criteria:
1. The proposed subdivision is in conformance with the
Tukwila Comprehensive Plan and any other City adopted plans.
2. Appropriate provisions have been made for water,
storm drainage, erosion control and sanitary sewage disposal for
the subdivision that are consistent with current standards and
plans.
3. Appropriate provisions have been made for road,
utilities and other improvements that are consistent with current
standards and plans.
4. Appropriate provisions have been made for
dedications, easements and reservations.
5. The design, shape and orientation of the proposed
lots are appropriate to the proposed use for which the lots are
intended and are compatible with the area in which they are
located.
6. The subdivision complies with the relevant
requirements of the Tukwila Subdivision and Zoning Ordinances,
and all other relevant local regulations.
7. Appropriate provisions for maintenance of privately
owned common facilities have been made.
8. The subdivision complies with RCW 58.17.110.
E. Minor and major modifications to an approved
preliminary plat.
1. Minor modifications proposed by an applicant after a
preliminary approval decision has been issued may be approved
by the Director as a Type 2 decision, based on review and
recommendations of City departments including Public Works,
Fire, Building, and Planning. The Director may include conditions
as part of an approval of a minor modification to ensure
conformance with the criteria below. Minor modifications are
those which:
a. Do not increase the number of lots in the
subdivision beyond the number previously approved, or which
maintain the number of lots, or that decrease the number of lots in
the subdivision below the number previously approved.
b. Do not decrease the aggregate area of open
space, or the design or location of stormwater systems or
roadways in the subdivision by 10% or more.
c. May realign internal roadways and lot lines, but
do not relocate any roadway access point to an exterior street from
the plat.
d. Do not alter the exterior boundaries of the
subdivision.
e. Are consistent with applicable development
standards and will not cause the subdivision to violate any
applicable City policy or regulation.
f. Are consistent with the conditions of the
preliminary approval, provided that a minor modification may
revise conditions of the preliminary approval so long as the
revisions are consistent with the minor modification limitations set
by TMC Section 17.14.020.E.a-e.
2. Major modifications are those which, as determined
by the Director, are not minor modifications as defined in this code,
or either add property or lots or substantially change the basic
design, density, open space, or other substantive requirement or
provision. If the applicant proposes to make one or more major
changes, the revised plan(s) shall be processed as a new
application.
(Ord. 2649 §4, 2021; Ord. 2124 §1, 2006;
Ord. 1833 §1(part), 1998)
17.14.030 Final plat
A. Application. The following items are required, in
quantities specified by the City, for a complete application for final
plat approval. Items may be waived if in the judgment of the
Director said items are not applicable to the particular proposal:
1. Completed Application Form and fee as identified in
TMC Chapter 18.88.
2. Completed Application Checklist.
3. Copies and one original of the final plat survey in
conformance with the standards set forth in TMC Section
17.04.060.
4. A plat certificate from a title insurance company
documenting the ownership and title of all interested parties in the
plat, subdivision or dedication, and listing all encumbrances. The
certificate must be dated within 45 calendar days prior to the date
of filing the application for final plat approval.
5. Private covenants intended to be recorded with the
plat.
6. Any documentation necessary to demonstrate
conditions of preliminary plat approval have been met.
7. King County Assessor's maps which show the
location of each property within 500 feet of the subdivision; two
sets of mailing labels for all property owners and tenants (residents
or businesses) within 500 feet of the subdivision.
8. Maintenance agreements, easements and other
documents ready for recording.
9. Signatures on the following certificates on the face
of the plat (when appropriate) from the surveyor that prepared the
plat, the King County Treasurer, Seattle -King County Health
Department, City of Tukwila Finance Director, Owner's affidavit
and certificate of dedication as identified in TMC Section
17.04.060.6.2.
B. Final Plat Review Procedures. Applications for final
plat approval shall be processed as a Type 2 decision subject to
the provisions of TMC Section 18.108.020.
1. Referral to Other Departments and Agencies.
The Director shall distribute the final plat to all departments and
agencies who received the preliminary plat, and to any other
departments, special purpose districts and other governmental
agencies deemed necessary.
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TITLE 17 — SUBDIVISIONS AND PLATS
2. Departmental Approval. The other interested
departments and agencies shall review the final plat and may
submit to the Department of Community Development written
comments with respect to the final plat decision criteria. If the final
plat is in order, the Public Works Director shall sign the appropriate
certificates on the mylar original.
3. Filing Final Plat.
a. Before the final plat is submitted to the Director,
it shall be signed by the City Treasurer (Finance Director) and the
Director of Public Works. Upon approval by the Director, it shall
be signed by the Mayor and attested by the City Clerk.
b. The applicant shall file the final plat with the King
County Department of Records and Elections. The plat will be
considered complete when a copy of the recorded documents is
returned to the Director.
C. Criteria for final plat approval. In approving the final
plat, the Director shall find:
1. That the proposed final plat bears the required
certificates and statements of approval.
2. That a title insurance report furnished by the
subdivider confirms the title of the land, and the proposed
subdivision is vested in the name of the owner(s) whose
signature(s) appears on the plat certificate.
3. That the facilities and improvements required to be
provided by the subdivider have been completed or, alternatively,
that the subdivider has submitted with the proposed final plat a
performance bond or other security in conformance with TMC
Section 17.24.030.
4. That the plat is certified as accurate by the land
surveyor responsible for the plat.
5. That the plat is in conformance with the approved
preliminary plat.
6. That the plat meets the requirements of Chapter
58.17 RCW and other applicable state and local laws which were
in effect at the time of preliminary plat approval.
(Ord. 2649 §5, 2021; Ord. 1833 §1(part), 1998)
17.14.040 Phasing
A. Approval of phasing plan. The subdivider may develop
and record the subdivision in phases. Any phasing proposal shall
be submitted for Hearing Examiner review at the time at which a
preliminary plat is submitted. If there is an associated design
review application, the phasing proposal and associated
preliminary plat may be combined with the design review
application and submitted for Planning Commission review. If
modifications to an approved phasing plan are proposed, they
shall be resubmitted for review by the original preliminary plat
decision -maker. Approval of the phasing plan shall be based upon
making the following findings:
1. The phasing plan includes all land contained within
the approved preliminary plat, including areas where off-site
improvements are being made.
2. The sequence and timing of development is
identified on a map.
3. Each phase shall consist of a contiguous group of
lots that meets all pertinent development standards on its own.
The phase cannot rely on future phases for meeting any City
codes.
4. Each phase provides adequate circulation and
utilities. Public Works has determined that all street and other
public improvements, including but not limited to drainage and
erosion control improvements, are assured. Deferment of
improvements may be allowed pursuant to TMC Chapter 17.24.
5. The first phase submitted for final subdivision
approval must be recorded within five years of the date of
preliminary plat approval, unless an extension is granted pursuant
to TMC Section 17.14.050.B, TMC Section 17.14.050.0 and TMC
Section 17.14.050.D.
(Ord. 2649 §6, 2021; Ord. 1833 §1(part), 1998)
17.14.050 Expiration
A. The preliminary plat approval for a subdivision shall
expire unless a complete application for final plat meeting all
requirements of this chapter is submitted to the Director within five
years of the date of preliminary plat approval; provided that the
Director may extend a preliminary plat pursuant to this section.
B. Time Limitations. Extension(s) shall be requested in
writing and are subject to the criteria set forth in TMC Section
17.14.050.0. The extension(s) shall be subject to the following
time limitations:
1. Preliminary plats less than 100 acres that receive
approval after the effective date of this ordinance shall expire
within five years from the date of the preliminary approval;
provided that the subdivider has the option of requesting one 1 -
year extension, for a maximum of six years from the date of the
preliminary approval to the date of recording of the final phase.
2. Preliminary plats greater than 100 acres and that
received approval prior to the effective date of this ordinance shall
expire within five years from the date of the preliminary plat
approval; provided that the subdivider has the option of requesting
up to three extensions as follows: the first extension may be for
three years, and each subsequent extension for not exceeding two
years each. This allows for a maximum of 12 years between the
date of the preliminary approval and the date of recording of the
final phase.
C. Criteria for Granting Extensions. The following criteria
shall be used to review an extension request for a preliminary plat
approval:
1. A written request for extension is filed at least 30
days before the expiration of the preliminary plat; and
2. Unforeseen circumstances or conditions that are not
the result of voluntary actions of the applicant necessitate the
extension of the preliminary plat; and
3. Conditions within the subject property or
immediately adjacent to the subject property have not changed
substantially since the preliminary plat was first approved; and
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TITLE 17 — SUBDIVISIONS AND PLATS
4. An extension of the preliminary plat will not cause
substantial detriment to existing uses in the immediate vicinity of
the subject property or to the community as a whole; and
5. The applicant has demonstrated reasonable
diligence in attempting to meet the time limit imposed; and
6. The preliminary plat complies with applicable City
code provisions in effect on the date the application for extension
was made.
D. Process for Granting Extensions. Applicant shall
request the extension in writing prior to the expiration of the
preliminary plat approval. The request shall include discussion of
how it complies with the criteria listed under TMC Section
17.40.050.C. The Director shall review and approve requests for
an extension of a preliminary plat. The Director shall provide 14 -
day notice to all parties of record for the preliminary plat approval
prior to making the decision on the extension. The Director's
decision will also be provided to all parties of record.
E. Appeal Process for Extensions. The Director's
decision regarding the extension request may be appealed to the
Hearing Examiner pursuant to TMC Chapter 18.116. The Hearing
Examiner shall hold a closed record appeal hearing based on the
information presented to the Director.
(Ord. 2649 §7, 2021; Ord. 2124 §2, 2006;
Ord. 1833 §1 (part), 1998)
17.14.060 Unit lot subdivisions
A. Sites developed or proposed to be developed with
townhouses, cottage housing, compact single-family, or zero -lot -
line units may be subdivided into individual unit lots. The
development as a whole shall meet development standards
applicable at the time the permit application is vested. Any private,
usable open space for each dwelling unit shall be provided on the
same lot as the dwelling unit it serves.
B. Subsequent platting actions, additions or modifications to
the structure(s) may not create or increase any nonconformity of
the parent lot.
C. Access easements and joint use and maintenance
agreements shall be executed for use of common garage or
parking areas, common open space (such as common play
areas), and other similar features, as recorded with the King
County Department of Records and Elections.
D. Within the parent lot, required parking for a dwelling unit
may be provided on a different unit lot than the lot with the dwelling
unit, as long as the right to use that parking is formalized by an
easement on the plat, as recorded with the King County
Department of Records and Elections.
E. The fact that the unit lot is not a separate buildable lot,
and that additional development of the individual unit lots may be
limited as a result of the application of development standards to
the parent lot, shall be noted on the plat, as recorded with the
Director of the King County Department of Records and Elections.
F. Construction of townhouse dwelling foundations may
commence prior to final plat approval, provided:
1. The proposed plat has received preliminary
approval, and the necessary financial sureties have been filed to
assure construction of required public improvements;
2. Partial or complete construction of structures shall
not relieve the subdivider from, nor impair City enforcement of
conditions of, subdivision approval;
3. Construction shall not proceed beyond foundations,
and units shall not be rented or sold, nor occupancy permits
issued, until final plat approval is granted.
(Ord. 2199 §4, 2008)
Produced by the City of Tukwila, City Clerk's Office
Page— 11
TITLE 17 — SUBDIVISIONS AND PLATS
CHAPTER 17.16
DETAILED PROCEDURES FOR
BINDING SITE IMPROVEMENT PLAN (BSIP)
Sections:
17.16.010 Purpose
17.16.020 Applicability
17.16.030 Preliminary Binding Site Improvement Plan (BSIP)
Approval
17.16.040 Final Approval of Plan
17.16.050 Improvements
17.16.060 Revision of Plan
17.16.070 Expiration
17.16.010 Purpose
This chapter is established to:
1. Provide an optional process for land under single
ownership to be divided for the purpose of sale or lease;
2. Accommodate the division of land for the purpose of sale
or lease of property within an integrated commercial or industrial
center, which allows certain zoning standards (minimum parking,
setbacks, landscaping, lot area and lot dimension) on the
individual lots to be modified provided the standards for the entire
center are met;
3. Facilitate alternative ownership options by allowing
Binding Site Improvement Plans in conjunction with a
condominium process for residential, commercial, or industrial
purposes (RCW 64.34);
4. Allow phased infrastructure improvements for large tracts
of land.
(Ord. 2236 §1, 2009; Ord. 1833 §1(part), 1998)
17.16.020 Applicability
A. ELIGIBILITY: A Binding Site Improvement Plan
application may be submitted for a project located on any land
zoned multi -family, commercial or industrial consistent with the
terms of this chapter.
B. CONSTRUCTION AUTHORIZATION THROUGH
OTHER PERMITS: A Binding Site Improvement Plan creates or
alters existing lot lines. A Binding Site Improvement Plan does not
authorize construction. Construction is permitted upon approval of
construction and building permits that implement the Binding Site
Improvement Plan.
(Ord. 2236 §2, 2009; Ord. 1833 §1(part), 1998)
17.16.030 Preliminary Binding Site Improvement Plan
(BSIP) approval
A. APPLICATION/FEES: The following items are
required, in quantities specified by DCD, for a complete Binding
Site Improvement Plan application. Items may be waived if, in the
judgment of the Short Subdivision Committee, said items are not
applicable to the particular proposal:
1. Completed Binding Site Improvement Plan
Application Form as prescribed by the DCD Director with fee as
identified in TMC Chapter 18.88.
2. Completed Application Checklist.
3. A complete SEPA Checklist application if project is
not exempt from SEPA.
4. Complete applications for other required land use
approvals.
5. A vicinity map showing location of the site.
6. A survey prepared to the standards specified in TMC
17.04.060.
7. Site and development plans which provide the
following information. The plans shall be neat and accurate on a
decimal scale sufficient in size and detail to demonstrate the
Binding Site Improvement Plan meets the ordinance
requirements, on sheets in record of survey format:
a. The owners of adjacent land and the names of
any adjacent subdivisions.
b. Lines marking the boundaries of the existing
lot(s) (any existing lot to be eliminated should be a dashed line and
so noted).
c. Locations of existing and proposed public street
rights-of-way and easements and private access easements.
d. Location, floor area and setbacks of all existing
structures on the site.
e. Lot area, lot line dimensions and average widths
for each lot.
f. Location of proposed new property lines and
numbering of each lot.
g. Location, dimension and purpose of existing and
proposed easements. Provide recorded documents that identify
the nature and extent of existing easements.
h. Location of proposed dedications.
i. Existing and proposed topography at two -foot
contour intervals extending to five feet beyond the project
boundaries.
j. Location of sensitive areas and sensitive area
buffers (slopes 20% or greater, wetlands or watercourses) on the
site.
k. Location, size and species of any trees located
within a sensitive area or its buffer or the shoreline zone unless
none of these trees are to be removed and their location is not
likely to create undue hardship on individual lots with respect to
TMC Chapter 18.54.
I. Location of existing and/or proposed fire hydrants
to serve the project.
m. Description, location and size of existing and
proposed utilities, storm drainage facilities and roads to serve the
lots.
n. Expected location of new buildings and
driveways, including finished floor elevations of the buildings. This
requirement may be waived by the Responsible Official for long-
term, phased developments where a phasing plan is required.
8. Letter of water and sewer availability if the provider
is other than the City of Tukwila.
9. Parking calculations to demonstrate that the
requirements of TMC Chapter 18.56 have been met.
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TITLE 17 — SUBDIVISIONS AND PLATS
10. Proposed cross easement and maintenance
agreement for shared parking, circulation, utility and landscaping
improvements.
11. Legal descriptions of all tracts located within the
boundaries of the short plat.
12. Consistency report addressing how the project
complies with the applicable review criteria.
13. Estimated construction schedule with phasing plan
and schedule.
14. Additional requirements for condominiums: Provide
the following information on the site plan: number of units
proposed, building dimensions, height and number of stories,
distance between buildings, type of construction, sprinkler or non -
sprinkler, and occupancy classification.
15. Items contained in TMC 18.104.060 not already
listed above.
B. REVIEW PROCEDURES: An application for Binding
Site Improvement Plan shall be reviewed and acted upon in the
same manner prescribed in TMC 17.12.020B for short
subdivisions.
C. APPROVAL CRITERIA:
1. Prior to approval of any Binding Site Improvement
Plan, the Short Subdivision Committee shall insure that the
following improvements are provided to sufficiently service the
anticipated uses throughout the proposed plan and the decision
criteria that follow are met:
a. Adequate water supply.
b. Adequate sewage disposal.
c. Appropriate storm drainage improvements.
d. Adequate fire hydrants.
e. Appropriate access to all anticipated uses within
the plan.
f. Provision for all appropriate deed, dedication,
and/or easements.
g. Monumentation of all exterior tract corners.
2. Legal Lots:
a. Residential Binding Site Improvement Plan shall
consist of one or more contiguous, legally -created lots and each
lot shall meet the minimum dimensional requirements of the
applicable zone or overlay district.
b. If the site will contain commercial or industrial
uses, or mixed-use commercial and residential uses, the lots shall
meet the minimum dimensional requirements of the zoning district
or meet the definition of "integrated site" in TMC Chapter 18.06,
such that when taken as a whole and not considering interior lot
lines, the integrated site meets all applicable zoning and
subdivision requirements.
3. Appropriate easements and maintenance
agreements for shared facilities, including but not limited to,
circulation, parking, utilities and landscaping, have been provided.
4. Modifications to the minimum zoning standards for
individual lots located within the integrated site -- including
setbacks, parking, landscaping, lot area and lot dimension -- are
not detrimental to the public health, safety and welfare, do not
adversely affect the rest of the integrated site or other properties
in the vicinity, and do not impede planned street, trail or pedestrian
networks for the neighborhood or district.
5. Common improvements necessary to serve any
particular phase of development must be sufficient for meeting the
zoning and subdivision requirements for that phase.
6. Access to the integrated site meets the subdivision
ordinance standards. Access within the site provides for safe and
efficient circulation and meets Fire Department access
requirements.
7. The circulation system incorporates appropriate
provisions for safe pedestrian activity to the site from the street
and from building to building within the site.
8. The sign regulations shall be applied to the
integrated site as a whole. For example, the number of
freestanding signs allowed is based on one site within the Binding
Site Improvement Plan. Individual ownerships within the
integrated site are not considered to be separate sites in
determining the number of freestanding signs allowed.
9. The requirements of the Washington State Building
Code are met.
10. Future Development: The Binding Site Improvement
Plan shall contain a provision requiring that any subsequent
development of the site shall be in conformance with the approved
and recorded Binding Site Improvement Plan.
11. Dedication Statement: Where lands are required or
proposed for dedication, the applicant shall provide a dedication
statement and acknowledgement on the Binding Site
Improvement Plan.
12. Additional Approval Criteria for Binding Site
Improvement Plans Proposing Condominium Ownership:
Condominium developments are eligible for Binding Site
Improvement Plan approval when the purpose of such approval is
to divide the property so a portion of the parcel or tract can be
subjected to either RCW Chapter 64.32 or 64.34. A Binding Site
Improvement Plan can only be approved when the development
has already been constructed or when the approval has been
obtained and a building permit for an entire development or a
portion of a development is issued.
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TITLE 17 — SUBDIVISIONS AND PLATS
13. Additional Approval Criteria for Phased
Development: If the applicant chooses to develop the property in
a phased development, the applicant must execute a development
agreement with the City pursuant to RCW 36.706.170 if one is not
already in place. This agreement shall govern, at a minimum, the
use and development of the property subject to the Binding Site
Improvement Plan, including:
a) vesting applicable to subsequent permits;
b) the manner in which each phase of the
development will proceed to ensure that the roads and utilities
necessary to serve each phase of the development are
constructed prior to the development of each phase;
c) expiration of the agreement and all provisions
therein.
14. Consistency: The Binding Site Improvement Plan
shall be consistent with any City approved master plans and
development agreements.
(Ord. 2236 §3, 2009; Ord. 1833 §1(part), 1998)
17.16.040 Final approval of plan
A. Prior to the plan being granted final approval, a
survey, prepared by a licensed surveyor to the standards
contained in TMC 17.04.060, shall be submitted to the Short
Subdivision Committee with the final plan. The survey and plan
shall be consistent with the preliminary approval.
B. Once the Short Subdivision Committee determines
the survey, plan and other documents for recording are consistent
with the preliminary approval, it will be certified for filing by the
chair of the Short Subdivision Committee.
C. After being certified for filing by the Short Subdivision
Committee, Binding Site Improvement Plans and survey shall be
filed by the applicant with the King County Department of Records
and Elections, and a copy of the recorded documents shall be
returned to the Department of Community Development prior to
issuance of any building permits for construction within the site.
The applicant shall pay all costs associated with this filing.
D. Binding Effect: Approved Binding Site Improvement
Plans shall be binding and shall be enforceable by the City. All
provisions, conditions and requirements of the Binding Site
Improvement Plan shall be legally enforceable on the purchaser
or on any person acquiring a lease or other ownership interest of
any lot, tract, or parcel created pursuant to the Binding Site
Improvement Plan.
(Ord. 2236 §4, 2009; Ord. 1833 §1(part), 1998)
17.16.050 Improvements
A. IMPROVEMENTS: The following improvement
requirements shall be met for each Binding Site Improvement Plan
prior to the issuance of a building permit for construction within a
Binding Site Improvement Plan.
1. IMPROVEMENTS REQUIRED: Consistent with
TMC Chapter 17.20, and subject to any applicable development
agreement, the following tangible improvements shall be provided
for, either by actual construction or a construction schedule
approved by the City and bonded by the applicant, before a
Binding Site Improvement Plan may be recorded: grading and
paving of streets and alleys; installation of curbs, gutters,
sidewalks, monuments, sanitary and storm sewers, street lights,
water mains and street name signs; together with all appurten-
ances thereto to specifications and standards of this code,
approved by the Short Subdivision Committee and in accordance
with other standards of the City. A separate construction permit
will be required for any such improvements, along with associated
engineering plans prepared per the City Drafting Standards.
2. Modifications: Proposals that contain commercial or
industrial uses, or mixed-use commercial and residential uses,
and meet the definition of "integrated site" in TMC 18.06 are not
required to submit a modification request. Where a proposal is not
eligible to be an "integrated site" or where the definition of "inte-
grated site" does not expressly allow for a modification of a
particular standard(s), modifications of improvement standards
required in TMC Chapter 17.20 shall be made through the
exception process in TMC Chapter 17.28.
B. Phasing of Improvements: To satisfy improvement
requirements, the Short Subdivision Committee is authorized to
impose conditions and limitations on the Binding Site Improvement
Plan. If the Short Subdivision Committee determines that any
delay in satisfying requirements will not adversely impact the
public health, safety or welfare, the Committee may allow
requirements to be satisfied prior to issuing the first building permit
for the site, or prior to issuing the first building permit for any
phase, or prior to issuing a specific building's certificate of
occupancy, or in accordance with an approved phasing plan, or in
accordance with plans established by a development agreement
or as otherwise permitted or required under City code.
(Ord. 2236 §5, 2009; Ord. 1833 §1(part), 1998)
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TITLE 17 — SUBDIVISIONS AND PLATS
17.16.060 Revision of plan
A. ALTERATION: Alteration of an approved Binding Site
Improvement Plan, excluding standard easements for utilities and
lot line adjustments, shall be accomplished following the same
procedures required for a new Binding Site Improvement Plan
application as set forth in this chapter; provided, that only owners
of lots within the Binding Site Improvement Plan that are directly
affected by the proposed alteration shall be required to authorize
application for the alteration. If property subject to a Binding Site
Improvement Plan approval is the subject of a development
agreement, the alteration of the approved Binding Site
Improvement Plan shall not require an amendment to the
development agreement or approval by the City Council and, after
approval and recording, shall automatically be incorporated within
the development agreement unless otherwise provided in the
development agreement.
B. VACATION: Vacation of a recorded Binding Site
Improvement Plan shall be accomplished by following the same
procedures required for a new Binding Site Improvement Plan
application as set forth in this chapter. If a portion of a Binding Site
Improvement Plan is vacated, the property subject to the vacation
shall constitute one lot, and the balance of the approved Binding
Site Improvement Plan shall remain as approved. Any non -con-
formities created by such a vacation must be remedied prior to
final approval of the vacation. If a Binding Site Improvement Plan
property subject to a Binding Site Improvement Plan approval is
the subject of a development agreement, the vacation of the
approved Binding Site Improvement Plan, whether total or partial,
shall not require an amendment to the development agreement or
approval by the City Council and, after approval and recording
shall automatically be incorporated within the development
agreement unless otherwise provided in the development
agreement.
(Ord. 2236 §6, 2009; Ord. 1833 §1(part), 1998)
17.16.070 Expiration
If the binding site improvement plan is not recorded within one
year of the date of the preliminary BSIP, the BSIP shall become
null and void. Upon written request by the applicant prior to the
expiration date, the Short Subdivision Committee may grant one
extension of not more than one year.
(Ord. 2251 §2, 2009)
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TITLE 17 — SUBDIVISIONS AND PLATS
CHAPTER 17.20
DESIGN AND IMPROVEMENT STANDARDS
FOR THE SUBDIVISION OF LAND
Sections:
17.20.010 Applicability
17.20.020 Improvements, supervision, inspections and
permits required
17.20.030 General standards
17.20.010 Applicability
The standards contained in this chapter are to be used as the
basic standards for addressing the approval criteria for
subdivisions, short plats, boundary line adjustments and binding
site improvement plans. The decision making entity may require
additional standards be met if it is determined necessary to meet
the approval criteria for a particular application.
(Ord. 1833 §1(part), 1998)
17.20.020 Improvements, supervision, inspections
and permits required
A. REQUIRED IMPROVEMENTS: Every subdivider may
be required to grade and pave streets and alleys, install curbs and
gutters, sidewalks, monuments, sanitary and storm sewers, water
mains, fire hydrants, street lights and name signs, together with all
appurtenances in accordance with specifications and standards of
this code, approved by the Public Works Department, and in
accordance with other standards of the City.
B. SUPERVISION AND INSPECTION: A licensed engineer
or engineering firm, acceptable to the Department of Public Works,
shall be responsible for the supervision and inspection of all
subdivision improvements. All improvements shall be certified in
writing as completed in accordance with plans and specifications
as approved by the Department of Public Works.
C. PERMITS: Prior to proceeding with any subdivision
improvements, the subdivider shall obtain those permits from the
City as are necessary. The subdivider is also responsible for
complying with all applicable permit requirements of other Federal,
State and local agencies.
(Ord. 1833§1(part), 1998)
17.20.030 General Standards
A. Environmental Considerations.
1. Critical Areas. Land that contains a critical area or
its buffer as defined in TMC Title 18, or is subject to the flood zone
control ordinance as defined in TMC Chapter 16.52, shall be
platted to reflect the standards and requirements of the critical
areas overlay zone, TMC Chapter 18.45, the planned residential
development overlay if required pursuant to TMC Chapter 18.46,
and/or the flood zone control ordinance, TMC Chapter 16.52. No
lot shall be created that does not contain an adequate building site,
given the environmental considerations of the lot and current
development standards.
2. Trees. In addition to meeting the requirements of
TMC Chapter 18.54, "Urban Forestry and Tree Regulations,"
every reasonable effort shall be made to preserve existing trees
and vegetation, and integrate them into the subdivision's design.
B. Compatibility with Existing Land Use and Plans.
1. Buffer between uses. Where single-family
residential subdivisions are to be adjacent to multiple -family,
commercial or industrial land use districts, and where natural
separation does not exist, adequate landscape buffer strips and/or
solid fences for screening shall be provided.
2. Conformity with existing plans. The location of all
streets shall conform to any adopted plans for streets in the City.
If a subdivision is located in the area of an officially designated
trail, provisions may be made for reservation of the right-of-way or
for easements to the City for trail purposes. The proposed
subdivision shall respond to and complement City ordinances,
resolutions, and comprehensive plans.
3. Other City regulations. All subdivisions shall
comply with all adopted City regulations. In the event of a conflict,
the more restrictive regulation shall apply.
4. Accessory structures. If a subdivision, short plat,
or boundary line adjustment in a residential zone would result in
an accessory structure remaining alone on a lot, the structure must
be demolished before preliminary approval, or the owner must
provide a bond or other financial guarantee acceptable to the
Director in the amount of 150% of the cost of demolition and
assurance that the accessory structure will be demolished if a
residence is not built on the lot within 12 months of final approval.
C. Streets.
1. Extension. Proposed street systems shall extend
existing streets at the same or greater width, unless otherwise
approved by the Department of Public Works and authorized by
the Director in approval of the plat. Where appropriate, streets
shall be extended to the boundaries of the plat to ensure access
to neighboring properties. The City's goal is to have an integrated
system of local streets whenever practical. Grading of steep
topography may be necessary to achieve this objective. However,
in critical areas, the layout and construction of streets shall follow
the standards and procedures of the critical areas overlay zone.
Dedication of additional right-of-way may be required for a short
plat when it is necessary to meet the minimum street width
standards or when lack of such dedication would cause or
contribute to an unsafe road or intersection.
2. Names. All proposed street names or numbers shall
be subject to approval by the Department of Community
Development.
3. Intersections. Any intersection of public streets,
whatever the classification, shall be at right angles as nearly as
possible and not be offset insofar as practical.
4. Street layout. Street layout shall provide for the
most advantageous development of the subdivision, adjoining
areas, and the entire neighborhood. Evaluation of street layout
shall take into consideration potential circulation solutions. While
it is important to minimize the impact to the topography from
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TITLE 17 — SUBDIVISIONS AND PLATS
creating an integrated road system, improved site development
and circulation solutions shall not be sacrificed to minimize the
amount of cut and fill requirements of the proposal. Where critical
areas are impacted, the standards and procedures for rights-of-
way in the critical areas overlay zone shall be followed.
5. Private access roads may be authorized if:
a. Allowing private access roads in the area being
subdivided will not adversely affect future circulation in
neighboring parcels of property; and
b. Adequate and reasonable provisions are made
for the future maintenance and repair of the proposed private
access roads; and
c. The proposed private access roads can
accommodate potential full (future) development on the lots
created; and
d. For residential subdivisions, the proposed private
access roads do not serve more than four lots nor are more than
200 feet in length. Those access roads 150 feet or greater in
length shall have a turnaround built to Fire Department standards.
e. For commercial and industrial subdivisions, when
private access roads are authorized, there shall be a minimum
easement width of 40 feet. With the exception of minimum
easement widths, private access roads shall be designed and
constructed in accordance with the Department of Public Works
standards, and zoning setbacks shall be required as though the
easement were a public right-of-way.
6. Public roads.
a. Right-of-way and paving widths for public roads
shall be based as shown in the following table. The minimum
paving and right-of-way width shall be used unless the City
Engineer demonstrates a wider width is needed due to site
circumstances, including but not limited to topography, traffic
volume, street patterns, on -street parking, lot patterns, land use
and bike and transit facilities, that justify an increase in width.
Type of Street
Right -of -Way
Roadway
Pavement
Principal Arterial
80 -100 feet
48 - 84 feet
Minor Arterial
60 - 80 feet
36 - 64 feet
Collector Arterial
60 - 80 feet
24 - 48 feet
Access Road
50 - 60 feet
28 - 36 feet
Cul -De -Sac
Roadway
40 feet
26 feet
Turnaround
92 feet (dia.)
81 feet (dia.)
Alley
20 feet
15 feet
Private Access Roads
Residential
20 feet
20 feet
Commercial
40 feet
28 feet
b. Design: The design and alignment of all public
streets shall conform to the following standards unless otherwise
approved by the Department of Public Works:
(1) Cul-de-sacs: Cul-de-sacs are not allowed
unless there is no reasonable alternative or the cul-de-sac is
shown on an officially adopted street plan. When allowed, they
shall not exceed a length of 600 feet unless the City determines
that adequate alternative emergency access will be provided.
(2) Street Grades: Street grades shall not
exceed 15%. However, provided there are no vehicular access
points, grades may be allowed up to 18%, for not more than 200
feet when:
(a) Exceeding the grades would facilitate
a through street and connection with the larger neighborhood;
(b) The greater grade would minimize
disturbance of critical slopes;
(c) The Fire Marshal grants approval of
the grade transition; and
(d) Tangents, horizontal curves, vertical
curves, and right-of-way improvements conform to Department of
Public Works standards.
c. Full width improvement:
(1) When interior to a subdivision or a short
plat of five or more lots, all publicly owned streets shall be
designed and installed to full width improvement as provided
below:
(a) Shall be graded as necessary to
conform to Department of Public Works standards.
(b) Shall be of asphaltic concrete
according to Department of Public Works standards.
(c) Shall have permanent concrete curbs
and gutters according to Department of Public Works standards.
(d) Shall have storm drains consisting of
the proper size pipe and catch basins; sizes to be approved by the
Department of Public Works prior to the public hearing for the
preliminary plat.
(e) Shall have sidewalks provided at a
minimum width as specified in TMC Chapter 11.12.
(2) When interior to a short plat of four or
fewer lots, all public streets and all privately owned streets that
have the potential to serve five or more lots shall be designed and
installed to full width improvement as provided below:
(a) Shall be graded as necessary to
conform to Department of Public Works standards.
(b) Shall be of asphaltic concrete
according to Department of Public Works standards.
(c) Shall provide storm drainage to be
approved by the Department of Public Works.
(d) Shall provide sidewalk right-of-way or
easements at a minimum width as specified in TMC Chapter
11.12.
(e) Shall construct or provide L.I.D. no -
protest agreements for permanent concrete curbs, gutters, and
sidewalks according to Department of Public Works standards.
(f) Shall be dedicated to the City or
subject to a binding agreement for future dedication.
(3) All privately owned roads that will serve
four or fewer houses shall be designed and installed to full width
improvement as provided below:
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TITLE 17 — SUBDIVISIONS AND PLATS
(a) Shall be graded as necessary to
conform to Department of Public Works standards.
(b) Shall be of asphaltic concrete
according to Department of Public Works standards.
(c) Shall provide storm drainage to be
approved by the Department of Public Works.
d. Half width improvement:
(1) Streets abutting the perimeter of a
subdivision or short plat of five or more lots shall provide the full
improvements on the half of the street adjacent to the site,
provided additional paving may be required to ensure safe and
efficient roads exist to serve the subdivision; provided further that
there are no physical obstructions to completing the other half of
the roadway; and that there is a minimum of 20 feet of paving.
(2) If the future grade or alignment of the
adjacent public street is unknown and it is not feasible to establish
the grade in a reasonable period or the immediate improvement of
the street would result in a short, isolated segment of improved
street and similar street improvements in the vicinity are unlikely
to occur within six years, the City may approve a delay of
improvements. The owner(s) must agree to enter into a binding
L.I.D. no -protest agreement to further improve the street to full
public street standards in the future; however adjacent streets
must still be improved to the minimum level necessary, in the
judgment of the City Engineer, to safely accommodate traffic
generated by the proposed subdivision or short plat.
(3) Streets abutting the perimeter of a short
plat of four or fewer lots shall provide L.I.D. no -protest agreements
for construction of frontal improvements on the half of the street
adjacent to the site, provided that there is a minimum of 20 feet of
paving.
D. Utilities.
1. Generally. All utilities designed to serve the
subdivision shall be placed underground and, if located within a
critical area, shall be designed to meet the standards of the critical
areas overlay zone. Those utilities to be located beneath paved
surfaces shall be installed, including all service connections, as
approved by the Department of Public Works; such installation
shall be completed and approved prior to application of any
surface materials. Easements may be required for the main-
tenance and operation of utilities as specified by the Public Works
Department.
2. Sanitary sewers. Sanitary sewers shall be provided
to each lot at no cost to the City and designed in accordance with
City standards. Septic systems may be installed when approved
by the Seattle -King County Department of Public Health and when
the existing sewer system will not be available to the lot within the
life of the preliminary approval.
3. Storm drainage. The storm drainage collection
system shall meet the requirements of the City's stormwater
ordinance standards (TMC Chapter 14.28).
4. Water system. Each lot within a proposed
subdivision shall be served by a water distribution system
designed and installed in accordance with City standards.
Locations of fire hydrants and flow rates shall be in accordance
with City standards and the Uniform Fire Code.
E. Blocks.
1. Length. Residential blocks should not be less than
300 feet nor more than 1,000 feet in length, (600 - 2,000 feet for
commercial and industrial areas). Where circumstances warrant
for the purpose of implementing the Comprehensive Plan, the
Planning Commission may require one or more public pathways
of not less than six feet nor more than 15 feet in width, either by
dedication or easement, to extend entirely across the width of the
block to connect public rights-of-way.
2. Width. Blocks shall be wide enough to allow two
tiers of lots, except where abutting a major street or prevented by
topographical conditions or size of the property, in which case the
Director may approve a single tier.
3. Pedestrian considerations. Blocks, roads and
pedestrian improvements shall be designed to provide a safe and
convenient pedestrian network.
F. Lots.
1. Arrangement. Insofar as practical, side lot lines
shall be at right angles to street lines or radial to curved street
lines. Each lot must have access to a public street that is approved
at the time of plat review; however, rather than designing flag lots,
access shall be accomplished with common drive easements.
2. Lot design. The lot area, width, shape, and
orientation shall be appropriate for the location of the subdivision,
for the type of development and land use contemplated, and shall
conform with the requirements of the zoning ordinance.
3. Corner lots. Corner lots may be required to be
platted with additional width to allow for the additional side yard
requirements.
G. Landscaping.
1. Each lot within a new subdivision or short plat of five
lots or greater shall be landscaped with at least one tree in the
front yard to create a uniform streetscape.
2. Landscaping shall conform with Public Works
standards.
H. Street Signs. The subdivider shall be responsible for the
initial cost of any street name or number signs, or street markings,
including installation thereof, that Public Works finds necessary for
the subdivision.
I. Lighting. Street lighting shall conform to the Department
of Public Works standards unless the Public Works Director
requires alternative fixtures, poles, and/or spacing to contribute to
an overall design concept of the subdivision.
J. Monumentation.
1. Imprinted monument. All monuments set in
subdivisions shall be at least 1/2 inch x 24 -inch steel bar or rod, or
equivalent, with durable cap imprinted with the license number of
the land surveyor setting the monument.
2. Centerline monument. After paving, except as
provided in TMC Section 17.20.030.J.5, monuments shall be
driven flush with the finished road surface at the following
intersections:
Produciti by the City of Tukwila, City Clerk's Office
Page 17-18
TITLE 17 — SUBDIVISIONS AND PLATS
a. Centerline intersections.
b. Points of intersection of curves if placement falls
within the paved area; otherwise, at the beginnings and endings
of curves.
c. Intersections of the plat boundaries and street
center lines.
3. Property line monumentation. All front corners,
rear corners, and beginnings and endings of curbs shall be set
with monuments, except as provided in TMC Section
17.20.030.J.5. In cases where street curbs are concentric and/or
parallel with front right-of-way lines, front property line
monumentation may be provided by brass screws or concrete
nails at the intersections of curb lines and the projections of side
property lines. If curb monumentation is used, it shall be noted on
the plat, and also that such monumentation is good for projection
of line only and not for distance.
4. Post-monumentation. All monuments for exterior
boundaries of the subdivision shall be set and referenced on the
plat prior to plat recording. Interior monuments need not be set
prior to recording if the developer certifies that the interior
monuments shall be set within 90 days of final subdivision
construction inspection by the Department of Public Works, and if
the developer guarantees such interior monumentation.
5. Post-monumentation bonds. In lieu of setting
interior monuments prior to final plat recording as provided in TMC
Section 17.20.030.J.3, the Public Works Director may accept a
bond in an amount and with surety and conditions satisfactory to
the Director, or other secure method as the Public Works Director
may require, providing for and securing the actual setting of the
interior monuments.
(Ord. 2649 §8, 2021; Ord. 1971 §21, 2001;
Ord. 1833 §1(part), 1998)
Produced by the City of Tukwila, City Clerk's Office Page `7- 19
TITLE 17 — SUBDIVISIONS AND PLATS
Sections:
17.24.005
17.24.010
17.24.020
17.24.030
CHAPTER 17.24
PROCEDURES FOR
PUBLIC IMPROVEMENTS
Purpose
Plans and permits required for public improvements
Process for installing public improvements
Improvement agreements and financial guarantees
17.24.005 Purpose
It is the intent to have all infrastructure improvements required
by a subdivision, short plat, binding site improvement plan, or
boundary line adjustment completed prior to final approval of the
proposed land action. The City realizes that there may be
instances where the completion of the improvement may not be
the best course of action, including, but not limited to: final lift for
the roadway, completing sidewalks while development
construction is ongoing, minor punch list items, etc. In those
instances, the Director of Public Works may accept a bond or other
financial security in lieu of the completion of the infrastructure
improvements.
(Ord. 2124 §3(part), 2006)
17.24.010 Plans and permits required for public
improvements
A. Approval of a preliminary plat, short plat, binding site
improvement plan or boundary line adjustment shall constitute
approval for the applicant to develop construction plans and
specifications, for all facilities and improvements, in substantial
conformance to the preliminary approval, design standards, and
any special conditions required by the Short Subdivision
Committee, Hearing Examiner, or Planning Commission; to obtain
permits and complete installation for said improvements; and to
prepare a final plat, plans, surveys and other documents for
recording.
B. Prior to installing improvements, the developer shall
apply for all required permits for those improvements. The
applications shall include development plans as specified on the
application form. [Note: See TMC Chapters 11.08 and 11.12 for
additional guidance on standards and permit requirements for
improvements in the public right-of-way.]
(Ord. 2649 §9, 2021; Ord. 2124 §3(part), 2006;
Ord. 1833§1(part), 1998)
17.24.020 Process for installing public improvements
Improvements installed by the developer of the subdivision or
short plat, either as a requirement or of the subdividers own option,
shall conform to the requirements of this title and improvement
standards, specifications, inspections and procedures as set forth
by the Department of Public Works, and shall be installed in accor-
dance with the following procedures:
1. Work shall not be commenced until plans have been
checked for adequacy and approved by Public Works to the extent
necessary for the evaluation of the subdivision or short plat
proposal. Plans shall be prepared in accordance with the
requirements of the City.
2. Work shall not commence until Public Works has
been notified in advance and, if work has been discontinued for
any reason, it shall not be resumed until Public Works has been
notified.
3. Public improvements shall be constructed under the
inspection and to the satisfaction of the Director of Public Works.
The City may require changes in typical sections and details if
unusual conditions arise during construction to warrant the
change.
4. All underground utilities, sanitary sewers and storm
drains installed in the streets by the developer of the subdivision
or short plat shall be constructed prior to the surfacing of streets.
Stubs for service connections and underground utilities and
sanitary sewers shall be placed to a length obviating the necessity
for disturbing the street improvements when surface connections
are made.
5. Plans showing all improvements as built shall be
filed with the City upon completion of the improvements.
(Ord. 2124 §3(part), 2006; Ord. 1833 §1(part), 1998)
17.24.030 Improvement agreements and financial
guarantees
A. Required improvements. Before any final subdivision,
short plat, binding site improvement plan or boundary line
adjustment is finally approved, the subdivider shall install required
improvements and replace or repair any such improvements which
are damaged in the development of the subdivision. In lieu of the
completion of the actual construction of all required improvements
(public and private) and prior to the approval of a final plat, the
Public Works Director may accept a bond in an amount and with
surety and conditions satisfactory to the Director, or other secure
method, providing for and securing to the City the actual
construction and installation of all required improvements. This is
in addition to the requirements of TMC Chapter 11.08 requiring a
performance bond for all work being done in the public right-of-
way. If the Public Works Director accepts a bond for the
completion of the work, the subdivider shall execute and file with
the City an agreement guaranteeing completion of such
improvements together with any needed replacement or repair.
The agreement shall:
1. Specify the period of time within which all work
required shall be completed. The time for completion shall not
exceed one year from the date of final approval of the subdivision.
The agreement may provide for reasonable extensions of time for
completion of work. Extensions must be requested, approved by
the Public Works Director, and properly secured in advance of the
required initial completion date.
2. Require notice by the subdivider to the Public Works
Director promptly upon completion of all required improvements.
Produciii by the City of Tukwila, City Clerk's Office
Page 17-20
TITLE 17 — SUBDIVISIONS AND PLATS
3. Provide for notice of approval or disapproval by the
Public Works Director of the improvement within a reasonable time
after receiving notice of completion.
4. Require financial security to be provided by the
subdivider pursuant to TMC Section 17.24.030.C.
5. Provide that, if the subdivider fails to complete all
required work within the period specified, the City may take steps
to demand performance of the developer's obligation within a
reasonable time not to exceed 90 days from the date of demand.
6. Provide that, if the required improvements are not
completed within that time, the City may take action to require the
subdivider to forfeit the financial security.
7. Provide that the City shall be entitled to recover all
costs of such action including reasonable attorney's fees.
8. Provide that, following recovery of the proceeds of
the financial security, those proceeds shall be used to complete
the required improvements and pay the costs incurred.
9. Provide that, should the proceeds of the financial
security be insufficient for completion of the work and payment of
the costs, the City shall be entitled to recover the deficiency from
the subdivider.
B. Maintenance agreement. Regardless of whether all
required improvements are completed prior to final approval of any
subdivision of land, as a condition of such approval the subdivider
shall execute an agreement to assure successful operation of said
improvements. [Note: See TMC Section 11.08.110 for details.]
The agreement shall:
1. Require the subdivider to post a bond or other
financial security to secure successful operation of all required
improvements and full performance of the developer's
maintenance obligation. Such financial security shall be effective
for a two-year period following approval of installation of all
required improvements.
2. Require the subdivider to perform maintenance
functions on drainage improvements for a period of time not to
exceed two years from approval of their completion or final plat
approval, whichever is later. Such maintenance functions shall be
specified by the Public Works Director, and shall be reasonably
related to the burdens that the subdivision will impose on drainage
facilities during the time maintenance is required. The City may
agree to accept and perform maintenance of the improvements, in
which case the subdivider's obligation to perform maintenance
functions shall terminate.
3. Not relieve the subdivider of liability for the defective
condition of any required improvements discovered following the
effective term of the security given.
4. Provide a waiver by the subdivider of all claims for
damages against any governmental authority, which may occur to
the adjacent land as a result of construction, drainage, and
maintenance of the streets and other improvements.
C. Performance bond. To assure full performance of the
agreements required herein, the subdivider shall provide one or
more of the following in a form approved by the City Attorney:
1. A surety bond executed by a surety company
authorized to transact business in the State of Washington.
2. An irrevocable letter of credit from a financial
institution stating that the money is held for the purpose of
development of the stated project.
3. An assignment of account with a financial institution
which holds the money in an account until such time the City signs
a written release. The assignment of account will allow the City to
withdraw the funds in the event the provisions of the agreement
are not met.
4. A cash deposit made with the City of Tukwila.
D. Amount of Financial Security. The financial security
provided shall be 150% of the estimated cost of the improvements
to be completed and all related engineering and incidental
expenses, final survey monumentation and preparation of
reproducible Mylar or electronic records in a format approved by
Public Works and meeting current Public Works drawing
standards of the "as -built" improvements. The subdivider shall
provide an estimate of these costs for acceptance by the Public
Works Director.
E. Defective Work. The acceptance of improvements by
the City shall not prevent the City from making a claim against the
subdivider for any defective work if such is discovered within two
years after the date of completion of the work.
(Ord. 2649 §10, 2021; Ord. 2124 §3(part), 2006;
Ord. 1833 §1(part), 1998)
Produced by the City of Tukwila, City Clerk's Office
Page `T- 21
TITLE 17 — SUBDIVISIONS AND PLATS
Sections:
17.28.010
17.28.015
17.28.020
17.28.030
17.28.040
CHAPTER 17.28
EXCEPTIONS, PENALTIES,
SEVERABILITY, LIABILITY
Exceptions
Sale, lease or transfer of land in violation of this
chapter
Penalties
City not liable
Severability
17.28.010 Exceptions
A. EXCEPTION CRITERIA: Exceptions from the
requirements of this code may be granted when undue hardship
may be created as a result of strict compliance with the provisions
of this code. Any authorization for exception may prescribe
conditions deemed necessary or desirable for the public interest.
An exception shall not be granted unless:
1. There are special physical circumstances or
conditions affecting said property, such that the strict application
of the provisions of this code would deprive the applicant of the
reasonable use or development of his land; and
2. The exception is necessary to insure such property
rights and privileges as are enjoyed by other properties in the
vicinity and under similar circumstances; and
3. The granting of the exception will not be detrimental
to the public welfare or injurious to other property in the vicinity.
B. PROCEDURES: An application for any exception from
this code shall be submitted in writing by the subdivider, as part of
the application for short subdivision, binding site improvement
plan, or preliminary plat. Such application shall fully state all
substantiating facts and evidence pertinent to the request.
1. Short subdivision: A short subdivision or binding site
improvement plan exception shall be reviewed by the Short
Subdivision Committee in conjunction with review of the short
subdivision or binding site improvement plan application. The
decision of the Short Subdivision Committee shall be final and
conclusive unless appealed in accordance with the appeal
procedure for Type 2 decisions set forth in TMC 18.108.020.
2. Preliminary plat: A preliminary plat exception shall
be considered by the Planning Commission at the same time the
public hearing is conducted for the preliminary plat.
(Ord. 2124 §4, 2006; Ord. 1833 §1(part), 1998)
17.28.015 Sale, lease or transfer of land in violation of
this chapter
Any person, firm, corporation, association, or any agent of any
person, firm, corporation, or association who violates any
provision of RCW 58.17 or Tukwila Municipal Code Title 17,
"Subdivisions and Plats", relating to the sale, offer for sale, lease,
or transfer of any lot, tract, or parcel of land, shall be guilty of a
gross misdemeanor; and each sale, offer for sale, lease or transfer
of each separate lot, tract, or parcel of land in violation of any
provision of RCW 58.17 or Tukwila Municipal Code Title 17,
"Subdivisions and Plats", shall be deemed a separate and distinct
offense.
(Ord. 2549 §20, 2017)
17.28.020 Penalties
Any other violation of any provision, or failure to comply with
any of the requirements of this chapter, shall be subject to
enforcement and penalties as prescribed in TMC Chapter 8.45
and the issuance of a Notice of Violation in accordance with TMC
Section 8.45.070.
(Ord. 2549 §21, 2017; Ord. 1838 §16, 1998;
Ord. 1833 §1 (part), 1998)
17.28.030 City not liable
This code shall not be construed to relieve from or lessen the
responsibility of any person owning any land or building,
constructing or modifying any subdivisions in the City for damages
to anyone injured or damaged either in person or property by any
defect therein; nor shall the City or any agent thereof be held as
assuming such liability by reason of any preliminary or final
approval or by issuance of any permits or certificates authorized
herein.
(Ord. 1833 §1 (part), 1998)
17.28.040 Severability
If any section, subsection, clause or phrase of this code is for
any reason held to be unconstitutional, such decision shall not
affect the validity of the remaining portions of this code.
(Ord. 1833 §1 (part), 1998)
Producia by the City of Tukwila, City Clerk's Office
Page 17-22
TITLE 18 — ZONING
18.06.005 General Definitions
Except where specifically defined in this Chapter, all words
used in this title shall carry their customary meanings. Words used
in tl'
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or which provides to its patrons
an opportunity for engaging in
"Specified Sexual Activities,"
with or without a membership
fee."
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whose primary function is to provide direct access to adjacent
parking spaces and which, as a secondary function, also provides
circulation within parking areas.
(Ord. 1758 §1 (part), 1995)
18.06.016 Accessory Dwelling Unit
"Accessory dwelling unit (ADU)" means a dwelling unit that is
within or attached to a single-family dwelling or in a detached
building on the same lot as the primary single-family dwelling. An
ADU is distinguishable from a duplex by being clearly subordinate
to the primary dwelling unit, both in use and appearance.
(Ord. 2581 §1, 2018)
18.06.017 Adaptive Management
"Adaptive management" means the use of scientific methods
to evaluate how well regulatory and non -regulatory actions protect
a critical area.
(Ord. 2625 §1, 2020; Ord. 2075 §1 (part), 2004)
18.06.018 Adjacent
"Adjacent" means lying near or close to; sometimes,
contiguous; neighboring. Adjacent implies that the two objects are
not widely separated, though they may not actually touch.
(Ord. 2075 §1 (part), 2004)
18.06.020 Adult Day Care
"Adult day care" means a facility which provides supervised
daytime programs where up to six frail and/or disabled adults can
participate in social, educational, and recreational activities led by
paid staff and volunteers.
(Ord. 1758 §1 (part), 1995)
18.06.025 Adult Entertainment Establishments
A. "Adult entertainment establishments" means adult motion
picture theaters, adult drive-in theaters, adult bookstores, adult
cabarets, adult video stores, adult retail stores, adult massage
parlors, adult sauna parlors or adult bathhouses, which are defined
as follows:
1. "Adult bathhouse" means a commercial bathhouse
which excludes any person by virtue of age from all or any portion
of the premises.
2. "Adult bookstore" means a retail establishment in
which:
a. 30% or more of the "stock -in -trade" consists of
books, magazines, posters, pictures, periodicals or other printed
materials distinguished or characterized by an emphasis on matter
depicting, describing or relating to "specified sexual activities" or
"specified anatomical areas"; and/or
b. Any person is excluded by virtue of age from all
or part of the premises generally held open to the public where
such material is displayed or sold.
3. "Adult cabaret" means a commercial establishment
which presents go-go dancers, strippers, male or female
impersonators, or similar types of entertainment and which ex-
cludes any person by virtue of age from all or any portion of the
premises.
4. "Adult massage parlor" means a commercial
establishment in which massage or other touching of the human
body is provided for a fee and which excludes any person by virtue
of age from all or any portion of the premises in which such service
is provided.
5. "Adult motion picture theater" means a building,
enclosure, or portion thereof, used for presenting material dis-
tinguished or characterized by an emphasis on matter depicting,
describing or relating to "specified sexual activities" or "specified
anatomical areas" for observation by patrons therein.
6. "Adult retail store" means retail establishment in
which:
a. 30% or more of the "stock -in -trade" consists of
items, products or equipment distinguished or characterized by an
emphasis on or simulation of "specified sexual activities" or
"specified anatomical areas"; and/or
b. Any person is excluded by virtue of age from all
or part of the premises generally held open to the public where
such items, products or equipment are displayed or sold.
7. "Adult sauna parlor" means a commercial sauna
establishment which excludes any person by virtue of age from all
or any portion of the premises.
8. "Adult video store" means a retail establishment in
which:
a. 30% or more of the "stock -in -trade" consists of
prerecorded video tapes, disks, or similar material distinguished or
characterized by an emphasis on matter depicting, describing or
relating to "specified sexual activities" or "specified anatomical
areas"; and/or
Produced by the City of Tukwila, City Clerk's Office
Page —8
18.
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TITLE 18 — ZONING
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Change to "Clinic, Outpatient
Medical"
18.06.137
Cargo Container
"Cargo container" means a standardized, reusable vessel that
was:
1. Originally, specifically or formerly designed for or
used in the packing, shipping, movement or transportation of
freight, articles, goods or commodities; and/or,
2. Designed for or capable of being mounted or moved
on a rail car; and/or
3. Designed for or capable of being mounted on a
chassis or bogie for movement by truck trailer or loaded on a ship.
(Ord. 1989 §1, 2002)
18.06.140 Certified Arborist
See "Qualified Tree Professional"1.
(Ord. 2569 §4, 2018; Ord. 1758 §1 (part), 1995)
18.06.142 Charging Levels
"Charging levels" means the standardized indicators of
electrical force, or voltage, at which an electric vehicle's battery is
recharged. The terms "Level 1, 2, and 3" are the most common EV
charging levels and include the following specifications:
1. Level 1 is considered slow charging.
2. Level 2 is considered medium charging.
3. Level 3 is considered fast or rapid charging.
(Ord. 2324 §3, 2011)
18.06.143 Channel Migration Zone
"Channel migration zone" means the area along a river within
which the channel(s) can be reasonably predicted to migrate over
time as a result of natural and normally occurring hydrological and
related processes when considered with the characteristics of the
river and its surroundings.
(Ord. 2347 §6, 2011)
18.06.145 Clearing
"Clearing" means removal or causing to be removed, through
either direct or indirect actions, any vegetation from a site. Actions
considered to be clearing include, but are not limited to, causing
irreversible damage to roots or trunks; poisoning; destroying the
structural integrity; and/or any filling, excavation, grading, or
trenching in the root area of a tree which has the potential to cause
irreversible damage to the tree.
(Ord. 1758 §1 (part), 1995)
18.06.150 Outpatient Medical Clinic
"Outpatient medical clinic" means a building designed and
used for the medical, dental and surgical diagnosis and treatment
of patients under the care of doctors and nurses and/or
practitioners and does not include overnight care facilities. This
category does not include diversion facility or diversion interim
services facility.
(Ord. 2287 §3, 2010; Ord. 1758 §1 (part), 1995)
18.06.152 Closed Record Appeal
"Closed record appeal" means a quasi-judicial appeal to a
hearing body designated by this chapter from a decision regarding
a project permit application that was made after an open record
hearing. Testimony and submission of relevant evidence and
information shall not be permitted at a hearing on such an appeal.
The hearing on such an appeal shall be limited to argument
based on the testimony, evidence and documents submitted at the
open record hearing conducted on the project permit application.
(Ord. 1768 §1 (part), 1996)
18.06.155 Club
"Club" means an incorporated or unincorporated association
of persons organized for a social, education, literary or charitable
purpose.
(Ord. 1758 §1 (part), 1995)
18.06.165 Comprehensive Plan
"Comprehensive Plan" means the adopted City of Tukwila
Comprehensive Plan.
(Ord. 1758 §1 (part), 1995)
18.06.170 Continuing Care Retirement Community
"Continuing care retirement community" means housing
planned and operated to provide a continuum of accommodations
and services for seniors including, but not limited to, at least two of
the following housing types: independent living, congregate
housing, assisted living, and skilled nursing care.
(Ord. 2235 §1 (part), 2009)
18.06.173 Convalescent/Nursing Home
"Convalescent/nursing home" means a residential facility,
such as a hospice, offering 24-hour skilled nursing care for patients
suffering from an illness, or receiving care for chronic conditions,
mental or physical disabilities or alcohol or drug detoxification,
excluding correctional facilities. Care may include in-patient
administration of special diets, bedside nursing care and treatment
by a physician or psychiatrist. The stay in a convalescent/nursing
home is in excess of 24 consecutive hours. This category does not
include diversion facility or diversion interim services facility.
(Ord. 2287 §4, 2010; Ord. 1976 §13, 2001)
18.06.175 Cooperative Parking Facility
"Cooperative parking facility" means an off-street parking
facility shared by two or more buildings or uses.
(Ord. 1758 §1 (part), 1995)
1 City Clerk's Note: Codified under Tukwila Municipal Code Section 18.06.845 "Tree".
Producby the City of Tukwila, City Clerk's Office Page 18-12
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TITLE 18 — ZONING
2. Foundation engineering: applied geology, soil
mechanics, rock mechanics, structural engineering to design, and
construction of civil engineering and other structures. Evaluate
foundation performance (static and dynamic loading), stability of
natural and excavated slopes, stability of permanent and
temporary earth -retaining structures, construction problems,
control of water movement and soil pressures, maintenance and
rehabilitation of old buildings.
3. Rock engineering: buildings, dams, deep
excavations, tunnels.
(Ord. 2075 §1 (part), 2004)
18.06.269 Environment Designation
"Environment designation" means the term used to describe
the character of the shoreline in Tukwila based upon the
recommended classification system established by WAC 173-26-
211 and as further refined by Tukwila's Shoreline Master Program
(SMP).
(Ord. 2347 §11, 2011)
18.06.270 Essential Public Facility
"Essential public facility" means a facility which provides a
basic public service, provided in one of the following manners:
directly by a government agency, by a private entity substantially
funded or contracted for by a government agency, or provided by
a private entity subject to public service obligations (i.e., private
utility companies which have a franchise or other legal obligation
to provide service within a defined service area).
(Ord. 1758 §1 (part), 1995)
18.06.280 Essential Use
"Essential use" means that use for the preservation or
promotion of which the use district was created and to which all
other permitted uses are subordinate.
(Ord. 1758 §1 (part), 1995)
18.06.283 Essential Utility
"Essential utility" means a utility facility or utility system where
no feasible alternative location exists based on an analysis of
technology and system efficiency.
(Ord. 2625 §5, 2020)
18.06.285 Essential Street, Road, or Right -of -Way
"Essential street, road, or right-of-way" means a street, road
or right-of-way where no feasible alternative location exists based
on an analysis of technology and system efficiency.
(Ord. 2625 §4, 2020; Ord. 1758 §1 (part), 1995)
18.06.287 Extended -Stay Hotel or Motel
"Extended -stay hotel or motel" means a building or buildings
or portion thereof, the units of which contain independent
provisions for living, eating and sanitation including, but not limited
to, a kitchen sink and permanent cooking facilities, a bathroom and
a sleeping area in each unit, and are specifically constructed, kept,
used, maintained, advertised and held out to the public to be a
place where temporary residence is offered for pay to persons for
a minimum stay of more than 30 days and a maximum stay of six
months per year. Extended -stay hotels or motels shall not include
dwelling units, as defined in this section, for permanent occupancy.
The specified units for extended -stay must conform to the required
features, building code, and fire code provisions for dwelling units
as set forth in this code. Nothing in this definition prevents an
extended -stay unit from being used as a hotel or motel unit.
Extended -stay hotel or motels shall be required to meet the
hotel/motel parking requirements. Not included are institutions
housing persons under legal restraint or requiring medical attention
or care.
(Ord. 2251 §4, 2009)
18.06.290 Extremely Hazardous Waste
"Extremely hazardous waste" means those solid wastes
designated in WAC 173-303-070 through 173-303-103 as
extremely hazardous waste.
Highlight Maxwell -B
This does not include facilities
that are operated by a private
entity in which persons are
detained in custody under
process of law pending the
outcome of legal proceedings.
ster
ion,
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Jies
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Loll l,ul 1 IJlal R. 0, VI 0tUUIGJ VI Mal° I ICI VG UGI I I1I IOUCIIGu III 011 lllar
circumstances that such approaches are currently available and
likely to achieve the intended results;
2. The action provides a reasonable likelihood of
achieving its intended purpose; and
3. The action does not physically preclude achieving
the project's primary intended legal use.
In cases where these guidelines require certain actions unless
they are infeasible, the burden of proving infeasibility is on the
applicant. In determining an action's infeasibility, the reviewing
agency may weigh the action's relative public costs and public
benefits, considered in the short- and long-term time frames.
(Ord. 2347 §12, 2011)
Produced by the City of Tukwila, City Clerk's Office Page 117
TITLE 18 — ZONING
18.06.652 Pruning
"Pruning" means the cutting or limbing of tree or shrub
branches as specified in the American National Standards Institute
(ANSI) A300 Pruning standards, and the companion "Best
Management Practices — Tree Pruning" published by the
International Society of Arboriculture. Pruning does not include the
removal of any portion of the top of the tree, sometimes referred to
as "topping".
(001) Topping
"Topping" means the inappropriate pruning practice used
to reduce tree height by cutting to a predetermined crown limit
without regard to tree health or structural integrity. Topping
does not use acceptable pruning practices as described in the
American National Standards Institute (ANSI) A300 Pruning
standards, and the companion "Best Management Practices —
Tree Pruning" published by the International Society of
Arboriculture, such as crown reduction, utility pruning, or crown
cleaning to remove a safety hazard, dead or diseased material.
(Ord. 2569 §20, §27, 2018)
18.06.655 Public Access
"Public access" means the ability of the general public to
reach, touch or enjoy the water's edge, to travel on the waters of
the state, and to view the water and the shoreline from adjacent
locations. Public access may be provided by an owner by
easement, covenant, or similar legal agreement of substantial
walkways, corridors, parks, or other areas serving as a means of
view and/or physical approach to public waters. The Director may
approve limiting public access as to hours of availability, types of
activity permitted, location and area.
1)
Highlight Maxwell -B
Move to after "Restaurant, Fast
Food"
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6)
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tura. 7ibs.1 (part), 79y6)
18.06.658 Public Right -of -Way
"Public right-of-way" means all public streets, alleys and
property granted, reserved for, or dedicated to public use for
streets and alleys, together with all public property granted,
reserved for, or dedicated to public use, including but not limited to
walkways, sidewalks, trails, shoulders, drainage facilities,
bikeways and horse trails, whether improved or unimproved,
including the air rights, subsurface rights, and easements related
thereto.
(Ord. 2135 §2 (part), 2006)
18.06.660 Rapid Charging Station
"Rapid charging station" means an industrial grade electrical
outlet that allows for faster recharging of electric vehicle batteries
through higher power levels and that meets or exceeds any
standards, codes, and regulations set forth by chapter 19.28 RCW
and is consistent with rules adopted under RCW 19.27.540.
(Ord. 2324 §10, 2011)
18.06.662 Reach
"Reach" means a segment of a watercourse with uniform
characteristics.
(Ord. 1758 §1 (part), 1995)
18.06.665 Recreation Space
"Recreation space" means covered and uncovered space
designed and intended for active and/or passive recreational
activity including but not limited to tennis courts, swimming pools,
cabanas, playgrounds, playfields, or wooded areas, and
specifically excluding any parking area, driveway, or rockery.
(Ord. 1758 §1 (part), 1995)
18.06.670 Recreation Space, Covered
"Covered recreation space" means an area of ground covered
or overlaid by an artificial or manmade surface, such as rooftops or
pavement.
(Ord. 1758 §1 (part), 1995)
18.06.675 Recreation Space, Uncovered
"Uncovered recreation space" means an area of ground
characterized by a natural surface, such as lawn, forests, or
sandboxes (for children's play).
(Ord. 1758 §1 (part), 1995)
18.06.676 Regional Detention Facility
"Regional detention facility" means a stormwater detention
and/or retention facility that accepts flow from multiple parcels
and/or public right-of-way. The facility may be public or private.
(Ord. 2347 §28, 2011)
18.06.677 Revetment
"Revetment" means a sloping structure built to increase bank
strength and protect an embankment or shore against erosion by
waves or river currents. A revetment is usually built of rock rip -rap,
wood, or poured concrete. One or more filter layers of smaller rock
or filter cloth and "toe" protection are included. A revetment
typically slopes and has a rough or jagged face. The slope
differentiates it from a bulkhead, which is a vertical structure.
(Ord. 2347 §29, 2011)
Producby the City of Tukwila, City Clerk's Office Page 18-26
TITLE 18 — ZONING
18.10.060 Basic Development Standards
Development within the Low -Density Residential District shall
conform to the following listed and referenced standards:
LDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
6,500 sq. ft.
Average lot width (min. 20 ft.
street frontage width),
minimum
50 feet
Development Area, maximum
(only for single family
development)
75% on lots less than 13,000 sq. ft.
up to a maximum of 5,850 sq. ft.
45% on lots greater than or equal to
13,000 sq. ft.
Setbacks to yards, minimum:
• Front
20 feet
• Front, decks or porches
15 feet
• Second front
10 feet
• Sides
5 feet
• Rear
10 feet
Height, maximum
30 feet
Off-street parking:
• Residential
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
• Accessory dwelling unit
See TMC Section 18.50.220
• Other uses
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
(Ord. 2581 §2, 2018; Ord. 2518 §7, 2016;
Ord. 1971 §4, 2001; Ord. 1758 §1 (part), 1995)
Note Maxwell -B
Add section "Landscaping," refer
to TMC 18.52 for requirements.
CHAPTER 18.12
MEDIUM DENSITY RESIDENTIAL
(MDR) DISTRICT
Sections:
18.12.010 Purpose
18.12.020 Land Uses Allowed
18.12.030 Recreation Space Requirements
18.12.060 Design Review
18.12.070 Basic Development Standards
18.12.010 Purpose
A. This district implements the Medium Density Residential
Comprehensive Plan designation, which allows up to 14.5 dwelling
units per net acre. It is intended to provide areas for family and
group residential uses, and serves as an alternative to lower
density family residential housing and more intensively developed
group residential housing and related uses. Through the following
standards this district provides medium -density housing designed
to provide:
1. Individual entries and transition from public and
communal areas to private areas;
2. Building projections, level changes and so forth to
effectively define areas for a variety of outdoor functions as well as
privacy; and
3. Landscaping and open space to serve as extension
of living areas.
B. Certain MDR properties are identified as Commercial
Redevelopment Areas (see Figures 18-10 or 18-9) to encourage
aggregation with commercial properties that front on Tukwila
International Boulevard. Aggregation and commercial
redevelopment of these sites would implement the Pacific Highway
Revitalization Plan and provide opportunities to redefine and
create more uniform borders between the commercial corridor and
adjacent residential neighborhoods.
C. Certain MDR properties are located in the Urban Renewal
Overlay (see Figure 18-15). Existing zoning and development
standards will remain in place, although multi -family buildings
would be permitted. The overlay provides additional alternate
development standards that may be applied to development within
the Urban Renewal Overlay upon request of the property owner
and if the development meets certain qualifying criteria. Urban
Renewal Overlay district standards would implement the Tukwila
International Boulevard Revitalization Plan through more intensive
development.
(Ord. 2257 §6 (part) 2009; Ord. 1865 §8, 1999;
Ord. 1758 §1 (part), 1995)
Produced by the City of Tukwila, City Clerk's Office Page 140
TITLE 18 — ZONING
18.12.070 Basic Development Standards
Development within the Medium Density Residential District
shall conform to the following listed and referenced standards:
MDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
8,000 sq. ft.
(Applied to parent lot
for townhouse plats)
Lot area per unit
(multi -family)
3,000 sq. ft.
(For townhouses the density shall be calculated
based on one unit per 3000 sq. ft. of parent lot
area. The "unit lot" area shall be allowed to include
the common access easements).
Average lot width
(min. 20 ft. street frontage
width), minimum
60 feet
(Applied to parent lot
for townhouse plats)
Setbacks, minimum: Applied to parent lot for townhouse plats
• Front - lst floor
15 feet
• Front - 2nd floor
20 feet
• Front - 3rd floor
30 feet
(20 feet for townhouses)
• Second front -
1st floor
7.5 feet
• Second front -
2nd floor
10 feet
• Second front -
3rd floor
15 feet
(10 feet for townhouses)
• Sides -1st floor
10 feet
• Sides - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Sides - 3rd floor
20 feet
(30 feet if adjacent to LDR; 10 feet for
townhouses unless adjacent to LDR)
• Rear- 1st floor
10 feet
• Rear - 2nd floor
20 feet
(10 feet for townhouses unless adjacent to LDR)
• Rear - 3rd floor
20 feet
(30 feet if adjacent to LDR; 10 feet for
townhouses unless adjacent to LDR)
Townhouse building separation, minimum:
• 1 and 2 story buildings
10 feet
• 3 story buildings
20 feet
Height, maximum
30 feet
Landscape Scc • -: • -
requirements (minimum): .. ... - - :.
Landscapc, Rccrcotion, Rccycling/Solid Oats -
Waste Spacc rcquircmcnts chapter for
furthcr rcquircmcnts
• Front(s)
15 fcct
Sidcs
10 fcct
• R ar
10 fcct
Development area coverage
50% maximum (75% for townhouses)
Recreation space
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Off-street parking:
• Residential
See TMC Chapter 18.56, Off-street Parking &
Loading Regulations.
• Accessory dwelling unit
See TMC Section 18.50.220
• Other uses
See TMC Chapter 18.56, Off-street Parking &
Loading Regulations
(Ord. 2581 §3, 2018; Ord. 2199 §12, 2008;
Ord. 1976 §23, 2001; Ord. 1758 §1 (part), 1995)
Sections:
18.14.010
18.14.020
18.14.030
18.14.060
18.14.070
CHAPTER 18.14
HIGH DENSITY RESIDENTIAL
(HDR) DISTRICT
Purpose
Land Uses Allowed
Recreation Space Requirements
Design Review
Basic Development Standards
18.14.010 Purpose
A. This district implements the High -Density Residential
Comprehensive Plan designation, which allows up to 22.0 dwelling
units per net acre. Senior citizen housing is allowed up to 60
dwelling units per acre, subject to additional restrictions. It is
intended to provide a high-density, multiple -family district which is
also compatible with commercial and office areas. Certain HDR
properties are identified as Commercial Redevelopment Areas
(see Figures 18-9 or 18-10) to encourage aggregation and
redevelopment of properties that front on Tukwila International
Boulevard. Aggregation and commercial redevelopment of these
sites would implement the Pacific Highway Revitalization Plan and
provide opportunities to redefine and create more uniform borders
between the commercial corridor and adjacent residential
neighborhoods.
B. Certain HDR properties are located in the Urban Renewal
Overlay (see Figure 18-15). Existing zoning and development
standards will remain in place. The overlay provides additional
to applied to
pon request of
;rtain qualifying
ndards would
'italization Plan
Strikeffilirough Maxwell -B
See TMC 18.52
1865 §12, 1999;
§1 (part), 1995)
Refer to TMC Chapter 18.09, "Land Uses Allowed by District."
(Ord. 2500 §6, 2016)
18.14.030 Recreation Space Requirements
In the HDR zoning district, any proposed multiple -family
structure, complex or development shall provide, on the premises
and for the use of the occupants, a minimum amount of recreation
space according to the provisions of TMC Section 18.14.030,
subparagraphs 1 through 4. In the TSO zone with underlying LDR
zoning on land that adjoins the City of SeaTac, recreation space
shall meet the provisions of TMC Section 18.14.030,
subparagraphs 2 through 4, in addition to the minimum required
area as specified in TMC Section 18.41.090.A.1.
Productl"by the City of Tukwila, City Clerk's Office Page 18-42
CHAPTER 18.16
MIXED USE OFFICE
(MUO) DISTRICT
Sections:
18.16.010 Purpose
18.16.020 Land Uses Allowed
18.16.060 On -Site Hazardous Substances
18.16.070 Design Review
18.16.080 Basic Development Standards
18.16.010 Purpose
This district implements the Mixed -Use Office Comprehensive
Plan designation which allows up to 14.5 dwelling units per net
acre. Senior citizen housing is allowed up to 60 dwelling units per
acre, subject to additional restrictions. It is intended to create and
maintain areas characterized by professional and commercial
office structures, mixed with certain complementary retail and
residential uses.
18.1E
F
TITLE 18 — ZONING
• Sides - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Sides — 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
• Rear -1st floor
10 feet
• Rear - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear— 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
Townhouse building separation, minimum
• 1 and 2 story buildings
10 feet
• 3 and 4 story buildings
20 feet
Height, maximum
45 feet
Development area coverage
50% maximum (except senior citizen
housing; 75% for townhouses)
Landscape requirements (minimum): Applied to parcnt lot for
Sec Landscape, Rccroation, townhouse plats
Rccycling/Solid Waste Space
rcquircmcnts chapter for furthcr
rcquircmcnts
• Front(s)
15 fcct
• Sidcs
10 fcct
• Roar
10 fcct
Recreation space
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except
senior citizen housing)
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations.
• Accessory dwelling unit
See TMC Section 18.50.220
• Other uses, including
senior citizen housing
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, act
a site shall comply with (1) standards
Pollution Control Agency for odor,
pollutants, (2) TMC Chapter 8.22,
Federal standards for water quality
all development subject to the requirements
Policy Act, RCW 43.21 C, shall be
environmental impacts have been
vity and operations within a structure or
adopted by the Puget Sound Air
dust, smoke and other airborne
"Noise", and, (3) adopted State and
and hazardous materials. In addition,
of the State Environmental
evaluated to determine whether adverse
adequately mitigated.
(Ord. 2581 §4, 2018; Ord. 2199 §14, 2008; Ord. 1976 §27, 2001,
Ord. 1830 §3, 1998; Ord. 1758 §1 (part), 1995)
Strikethrough
Maxwell -B
See TMC 18.52
18.1E
Idling, or
hazar Shall be
permi .,, .,,, , .., .permitted
use. On-site hazardous waste treatment and storage facilities shall
be subject to the State siting criteria (RCW 70.105). (See TMC
Chapter 21.08.)
(Ord. 1758 §1 (part), 1995)
rt), 1995)
District."
§7, 2016)
18.16.070 Design Review
Design review is required for all projects located within the
shoreline jurisdiction that involve new building construction or
exterior changes if the cost of the exterior changes equals or
exceeds 10% of the building's assessed valuation, for commercial
structures 1,500 square feet or larger outside the shoreline
jurisdiction, for all structures containing multi -family dwellings and
all structures in the Tukwila International Boulevard corridor.
Commercial structures between 1,500 and 5,000 square feet,
multi -family structures up to 1,500 square feet, and all buildings up
to 1,500 square feet in the Tukwila International Boulevard corridor
will be reviewed administratively. Design review is also required for
certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
(See TMC Chapter 18.60, Board of Architectural Review.)
(Ord. 2368 §11, 2012; Ord. 2005 §3, 2002;
Ord. 1758 §1 (part), 1995)
Produced by the City of Tukwila, City Clerk's Office Page 1~$-44
TITLE 18 — ZONING
18.16.080 Basic Development Standards
Developme
conform to the
Tukwila Internat
under which th
18.60.030). Ce
waived by the
decision when
is provided. If a
District shall
ndards. In the
circumstances
ed (see TMC
dards may be
t as a Type 2
hared parking
rocess, certain
Striketfiraugh.M axweil-B!
See TMC 18.52
setbacks and landscaping may be waived by the BAR when an
applicant can demonstrate that the number of driveways is
reduced, efficiency of the site is increased, joint use of parking
facilities is allowed or pedestrian oriented space is provided.
Landscaping and setback standards may not be waived on
commercial property sides adjacent to residential districts. (See
the Tukwila International Boulevard Design Manual for more
detailed directions.)
MUO BASIC DEVELOPMENT STANDARDS
Lot area per unit,
multi -family (except senior
citizen housing), minimum
3,000 sq. ft.
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
10 feet
• Sides, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
Ratio of 1.5:1 setback (for every
1.5 feet of bldg. height, setback 1
foot from property line) min. of 10
feet and a max. of 30 feet
• Rear
10 feet
• Rear, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
Ratio of 1.5:1 setback (for every
1.5 feet of bldg. height, setback 1
foot from property line) min. of 10
feet and a max. of 30 feet
1 Height, maximum
4 stories or 45 feet
Landscape Scc Landscapc, Rccr
requirements (minimum): ation,
Rccycling/Solid Wastc Spacc for furthcr
rcquircmcnts
chaptcr
rcquircmcnts
Front
15 fcct
Second
12.5 fcct
-front
Sidcs
5 fcct
• Sidcs, if thc
10 fcct
any portion of
is 50 fcct LDR,
yard within of
MDR, HDR
Roar
5 fcct
Rcor, if any portion of thc
is 50 fcct LDR,
10 fcct
yard within of
MDR, HDR
Recreation space
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior
citizen housing)
See TMC Chapter 18.56,
Off street Parking & Loading
Regulations
• Office, minimum
3 per 1,000 sq. ft.
usable floor area
• Retail, minimum
2.5 per 1,000 sq. ft.
usable floor area
• Other uses, including senior
citizen housing
See TMC Chapter 18.56, Off -
street Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a
structure or a site shall comply with (1) standards adopted by the
Puget Sound Air Pollution Control Agency for odor, dust, smoke
and other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and,
(3) adopted State and Federal standards for water quality and
hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21 C,
shall be evaluated to determine whether adverse environmental
impacts have been adequately mitigated.
(Ord. 2581 §5, 2018; Ord. 2251 §22, 2009;
Ord. 1976 §30, 2001; Ord. 1872 §1, 1999;
Ord. 1865 §18, 1999; Ord. 1830 §7, 1998;
Ord. 1758 §1 (part), 1995)
Producy the City of Tukwila, City Clerk's Office Page 18-45
TITLE 18 — ZONING
CHAPTER 18.18
OFFICE (0) DISTRICT
Sections:
18.18.010 Purpose
18.18.020 Land Uses Allowed
18.18.060 On -Site Hazardous Substances
18.18.070 Design Review
18.18.080 Basic Development Standards
18.18.010 Purpose
This district implements the Office Comprehensive Plan
designation. It is intended to provide for areas appropriate for
professional and administrative offices, mixed with certain retail
uses. Because of the generally light environmental and traffic
impacts and daytime use characteristics of offices, it is further
intended that such districts may serve as buffers between
residential districts and commercial and/or industrial areas.
4"° " (part), 1995)
18.18.020 Land
Refer to TMC
Strikethrouplaxvwell-B
See TMC 18.52
18.18.060 On -S
No on-site haz handling, or
hazardous waste treatment and storage facilities shall be
permitted, unless clearly incidental and secondary to a permitted
use. On-site hazardous waste treatment and storage facilities shall
be subject to the State siting criteria (RCW 70.105).
(See TMC Chapter 21.08.)
(Ord. 1758 §1 (part), 1995)
by District."
400 §8, 2016)
18.18.070 Design Review
Design review is required for all projects located within the
shoreline jurisdiction that involve new building construction or
exterior changes if the cost of the exterior changes equals or
exceeds 10% of the building's assessed valuation, and for
commercial structures 1,500 square feet or larger outside the
shoreline jurisdiction. Commercial structures between 1,500 and
5,000 square feet will be reviewed administratively. Design review
is also required for certain exterior repairs, reconstructions,
alterations or improvements to buildings over 10,000 square feet.
(See TMC Chapter 18.60, Board of Architectural Review.)
(Ord. 2368 §13, 2012; Ord. 2005 §4, 2002;
Ord. 1758 §1 (part), 1995)
18.18.080 Basic Development Standards
Development within the Office District shall conform to the
following listed and referenced standards:
OFFICE BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
10 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR,
HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
10 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR,
HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
Height, maximum
3 stories or 35 feet
Landscape Scc Landscapc, Rccr
requirements (minimum): ation,
Rccycling/Solid Wastc Spacc for furthcr
rcquircmcnts chaptcr
rcquircmcnts
— f'ei t-
15 fcct
•- Sccond front
12.5 fcct
Sidcs
5 fcct
Sidcs, if any portion of thc
yard is within 50 fcct of
LDR, MDR, HDR
10 fcct
Reai-
5 fcct
• Rear, if thc
40 feet
any portion of
is 50 ft LDR,
yard within of
MDR, HDR
Off-street parking:
• Residential
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
• Office, minimum
3 per 1,000 sq. ft.
usable floor area
• Retail, minimum
2.5 per 1,000 sq. ft.
usable floor area
• Other uses
See TMC Chapter 18.56, Off-street
Parking/Loading Regulations
Performance Standards: Use, activity and operations within a
structure or a site shall comply with (1) standards adopted by the
Puget Sound Air Pollution Control Agency for odor, dust, smoke and
other airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted
State and Federal standards for water quality and hazardous
materials. In addition, all development subject to the requirements of
the State Environmental Policy Act, RCW 43.21 C, shall be evaluated
to determine whether adverse environmental impacts have been
adequately mitigated.
(Ord. 2581 §6, 2018; Ord. 1976 §35, 2001;
Ord. 1872 §2, 1999; Ord. 1758 §1 (part), 1995)
Produced by the City of Tukwila, City Clerk's Office Page 146
TITLE 18 — ZONING
CHAPTER 18.20
RESIDENTIAL COMMERCIAL CENTER
(RCC) DISTRICT
Sections:
18.20.010 Purpose
18.20.020 Land Uses Allowed
18.20.060 On -Site Hazardous Substances
18.20.070 Design Review
18.20.080 Basic Development Standards
18.20.010 Purpose
This district implements the Residential Commercial Center
Comprehensive Plan designation which allows a maximum of 14.5
dwelling units per net acre. It is intended to create and maintain
pedestrian -friendly commercial areas characterized and scaled to
serve a loc. • -' - • - - • - - - -' - - ••' -f residential, retail,
service, offi ity uses.
758 §1 (part), 1995)
18.20.020
Refer t
See TMC 18.52
(lowed by District."
Ord. 2500 §9, 2016)
18.20.060
No on-si e azar.ous su.s ance processing and handling, or
hazardous waste treatment and storage facilities shall be
permitted, unless clearly incidental and secondary to a permitted
use. On-site hazardous waste treatment and storage facilities shall
be subject to the State siting criteria (RCW 70.105).
(See TMC Chapter 21.08.)
(Ord. 1758 §1 (part), 1995)
18.20.070 Design Review
Design review is required for all new commercial and
multifamily structures and all projects located within the shoreline
jurisdiction that involve new building construction or exterior
changes if the cost of the exterior changes equals or exceeds 10%
of the building's assessed valuation. Commercial and multi -family
structures up to 1,500 square feet will be reviewed administratively.
Design review is also required for certain exterior repairs,
reconstructions, alterations or improvements to buildings over
10,000 square feet.
(See TMC Chapter 18.60, Board of Architectural Review.)
(Ord. 2368 §15, 2012; Ord. 2005 §5, 2002;
Ord. 1758 §1 (part), 1995)
18.20.080 Basic Development Standards
Development within the Residential Commercial Center
District shall conform to the following listed and referenced
standards:
RCC BASIC DEVELOPMENT STANDARDS
Lot area, minimum
5,000 sq. ft.
Lot area per unit (multi -family),
minimum
3,000 sq. ft.
Setbacks to yards (minimum):
• Front
20 feet
• Second front
10 feet
• Sides
5 feet
• Sides, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
10 feet
• Rear
10 feet
Height, maximum
3 stories or 35 feet
Landscape requirements (minimum): All setback ar as shall be
landscaped. Required landscaping include
may a mix of plant
biorctcntion facilities, features,
materials, pedestrian amenities and
typc features, to
outdoor cafe seating and similar subject approval.
for further
requirements
€
20 fcct
Sccond front
10 fcct
— Sidcs, if thc
10 fcct
any portion of
is 50 fcct LDR,
yard within of
MDR, HDR
R if thc
10 fcct
ar, any portion of
is 50 fcct LDR,
yard within of
MDR, HDR
Recreation
200 ft. dwelling
space
sq. per unit
(1,000 sq. ft. min.)
Off-street parking:
• Residential
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
• Office, minimum
3 per 1,000 sq. ft.
usable floor area
• Retail, minimum
2.5 per 1,000 sq. ft.
usable floor area
• Other uses
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a
structure or a site shall comply with (1) standards adopted by the
Puget Sound Air Pollution Control Agency for odor, dust, smoke
and other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and,
(3) adopted State and Federal standards for water quality and
hazardous materials. In addition, all development subject to the
requirements of the State Environmental Policy Act, RCW 43.21 C,
shall be evaluated to determine whether adverse environmental
impacts have been adequately mitigated.
(Ord. 2581 §7, 2018; Ord. 2518 §8, 2016; Ord. 1976 §39, 2001;
Ord. 1872 §3, 1999; Ord. 1758 §1 (part), 1995)
Productl'by the City of Tukwila, City Clerk's Office Page 18-47
TITLE 18 — ZONING
18.22.080 Basic Development Standards
Development within the Neighborhood Commercial Center
District shall con
standards: In the
are circumstance
waived (see TMC
standards may
Development as
demonstrate that
a Type 4 approval
ferenced
or, there
may be
dscaping
mmunity
ant can
requires
ping may
be waived by the BAR when an applicant can demonstrate that the
number of driveways is reduced, efficiency of the site is increased,
joint use of parking facilities is allowed or pedestrian space is
provided. Landscaping and setback standards may not be waived
on commercial property sides adjacent to residential districts.
See the Tukwila International Boulevard Design Manual for more
detailed directions
NCC BASIC DEVELOPMENT STANDARDS
Lot area per unit for senior citizen
housing, minimum
726 sq. ft.(senior housing)
Setbacks to yards, minimum:
• Front
6 feet (12 feet if located along
Tukwila International Blvd. S.)
• Second front
5 feet
• Sides
10 feet
• Sides, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Ratio of 1.5:1 setback (for every
1.5 feet of bldg. height, setback 1
foot from property line) min. of 10
feet and a max. of 20 feet
• Rear
10 feet
• Rear, if any portion of the yard is
within 50 feet of LDR, MDR, HDR
Ratio of 1.5:1 setback (for every
1.5 feet of bldg. height, setback 1
foot from property line) min. of 10
feet and a max. of 20 feet
Height, maximum
3 stories or 35 feet
(4 stories or 45 feet in the NCC of
the Tukwila International
Boulevard, if a mixed use with a
residential and commercial
component)
Landscape -
requirements (minimum): . .. , . . ,
Front(s)
5 fcct
Front(s), if thc
10 fcct
any portion of yard
is within 50 fcct of LDR, MDR,
HDR
Sidcs
Nonc
Sidcs, if thc is
10 fcct
any portion of yard
within 50 fcct of LDR, MDR, HDR
— Roar
Nonc
Roar, if thc is
10 fcct
any portion of yard
50 fcct LDR, MDR, HDR
within of
Recreation space
200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior
citizen housing)
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
• Office
3 per 1,000 sq. ft.
usable floor area minimum
• Retail
2.5 per 1,000 sq. ft.
usable floor area minimum
• Manufacturing
1 per 1,000 sq. ft.
usable floor area minimum
• Warehousing
1 per 2,000 sq. ft.
usable floor area minimum
• Other uses, including senior
citizen housing
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a structure or
a site shall comply with (1) standards adopted by the Puget Sound Air
Pollution Control Agency for odor, dust, smoke and other airborne
pollutants, (2) TMC Chapter 8.22 "Noise", and (3) adopted State and
Federal standards for water quality and hazardous materials. In addition
all development subject to the requirements of the State Environmental
Policy Act, RCW 43.21 C shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
(Ord. 2581 §8, 2018; Ord. 1976 §42, 2001;
Ord. 1872 §4, 1999; Ord. 1865 §25, 1999;
Ord. 1830 §13, 1998; Ord. 1758 §1 (part), 1995)
Produced by the City of Tukwila, City Clerk's Office Page 149
TITLE 18 — ZONING
18.24.080 Basic Development Standards
Development within the Regional Commercial district shall
conform to the following listed and referenced standards. In the
Tukwila International Boulevard corridor, there are circumstances
under which these basic standards may be waived (see TMC
18.60.030). Certain setback and landscaping standards may be
waived by the Director of Community Development as a Type 2
decision when an applicant can demonstrate that shared parking
is provided. If a project requires a Type 4 approval process, certain
setbacks and landscaping may be waived by the BAR when an
applicant can demonstrate that the number of driveways is
reduced, efficiency of the site is increased, joint use of parking
facilities is allowed, or pedestrian -oriented space is provided.
Landscaping and setback standards may not be waived on
commercial property sides adjacent to residential districts. See the
Tukwila International Boulevard Design Manual for more detailed
directions. See also Chapter 18.50, Supplemental Development
Regulations.
See TMC 18.52
RC BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi -family,
except senior citizen housing),
minimum
2,000 sq. ft.
Where the height limit is 6 stories:
622 sq. ft.
Where the height limit is 10 stories:
512 sq. ft.
Setbacks to yards, minimum:
• Front
20 feet
• Second front
10 feet
• Sides
10 feet
• Sides, if any portion of the yard
is within 50 feet of LDR, MDR,
HDR
Ratio of 1.5:1 (for every 1.5 feet of
bldg. ht., setback 1 foot from property
line) with a minimum of 10 feet and a
maximum of 30 feet
When 3 or more stories
30 feet
• Rear
10 feet
• Rear, if any portion of the yard
is within 50 feet of LDR, MDR,
HDR
Ratio of 1.5:1 (for every 1.5 feet of
bldg. ht., setback 1 foot from property
line) with a minimum of 10 feet and a
maximum of 30 feet
When 3 or more stories
30 feet
Height, maximum
3 stories or 35 feet
Landscape requirements (minimum :
Sec Landscapc, Rccr RccyclinglSolid Wastc
ation,
Spacc rcquircmcnts chaptcr for furthcr rcquircmcnts
Front(s)
10 fcct
Sidcs
5 fcct
Sidcs, if thc
10 fcct
any portion of yard
is within 50 ft of LDR, MDR,
HDR
•- Rc%ar
Nonc
•- Rear, if thc
10 fcct
any portion of yard
is 50 fcct LDR, MDR,
within of
HDR
Recreation space
200 sq. ft. per dwelling unit (1,000 sq.
ft. min.)
Recreation space, senior citizen
housing
100 sq. ft. per dwelling unit
Off -Street Parking:
• Residential
See TMC Chapter 18.56,
Off street Parking & Loading
Regulations
• Office
3 per 1,000 sq. ft.
usable floor area minimum
• Retail
2.5 per 1,000 sq. ft.
usable floor area minimum
• Manufacturing
1 per 1,000 sq. ft.
usable floor area minimum
• Warehousing
1 per 2,000 sq. ft.
usable floor area minimum
• Other uses, including senior
citizen housing
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a structure or
a site shall comply with (1) standards adopted by the Puget Sound Air
Pollution Control Agency for odor, dust, smoke and other airborne
pollutants, (2) TMC Chapter 8.22 "Noise" and (3) adopted State and
Federal standards for water quality and hazardous materials. In addition all
development subject to the requirements of the State Environmental Policy
Act, RCW 43.21 C shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
(Ord. 1976 §45, 2001; Ord. 1872 §5, 1999;
Ord. 1865 §31, 1999; Ord. 1758 §1 (part), 1995)
Produc tI'by the City of Tukwila, City Clerk's Office Page 18-51
TITLE 18 — ZONING
18.26.080 Basic Development Standards
Development within the Regional Commercial Mixed Use
District shall conform to the following listed and referenced
standards:
RCM BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi -family,
except senior citizen housing),
minimum
3,000 sq. ft.
Setbacks to yards, minimum:
• Front
20 feet
• Second front
10 feet
• Sides
10 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
10 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
Height, maximum
3 stories or 35 feet
Landscape requirements (minimum):
Scc Landscapc, Rccrcation, Rccycling/ Solid Waste Spacc
rcquircmcnts
Chaptcr for furthcr rcquircmcnts
Front(s)
10 fcct
Sidcs
5 fcct
Sidcs, if thc
10 fcct
any portion of yard
is 50 fcct LDR, MDR,
within of
HER-
-Roar
Nonc
Rcar, if thc
10 fcct
any portion of yard
is 50 fcct LDR, MDR,
within of
HD
Recreation space
200 sq. ft. per dwelling unit,
1,000 sq. ft. min.
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
Off street parking
• Residential (except senior
citizen housing)
See TMC Chapter 18.56, Off street
Parking & Loading Regulations
• Office
3 per 1,000 sq. ft.
usable floor area minimum
• Retail
2.5 per 1,000 sq. ft.
usable floor area minimum
• Manufacturing
1 per 1,000 sq. ft.
usable floor area minimum
• Warehousing
1 per 2,000 sq. ft.
usable floor area minimum
• Other uses, including senior
citizen housing
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a structure or
a site shall comply with (1) standards adopted by the Puget Sound Air
Pollution Control Agency for odor, dust, smoke and other airborne
pollutants, (2) TMC Chapter 8.22, "Noise", and, (3) adopted State and
Federal standards for water quality and hazardous materials. In addition,
all development subject to the requirements of the State Environmental
Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
(Ord. 1976 §47, 2001; Ord. 1872 §6, 1999;
Ord. 1830 §19, 1998; Ord. 1758 §1 (part), 1995)
See TMC 18.52
Produced by the City of Tukwila, City Clerk's Office Page X53
TITLE 18 — ZONING
CHAPTER 18.30
COMMERCIAL/LIGHT INDUSTRIAL
(C/LI) DISTRICT
Sections:
18.30.010 Purpose
18.30.020 Land Uses Allowed
18.30.060 On -Site Hazardous Substances
18.30.070 Design Review
18.30.080 Basic Development Standards
18.30.010 Purpose
This district implements the Commercial/Light Industrial
Comprehensive Plan designation. It is intended to provide for
areas characterized by a mix of commercial, office, or light
industrial uses. The standards are intended to promote viable and
attractive commercial and industrial areas.
(Ord. 1758 §1 (part), 1995)
18.30.020 Land Uses Allowed
Refer to TMC Chapter 18.09, "Land Uses Allowed by District."
(Ord. 2500 §15, 2016)
18.30.060 On -Si
No on-site haz
hazardous waste
permitted, unless cl
use. On-site hazard
be subject to the S
Chapter 21.08.)
dling, or
hall be
ermitted
ties shall
ee TMC
(Ord. 1758 §1 (part), 1995)
18.30.070 Design Review
Design review is required for new developments within 300
feet of residential districts, all projects located within the shoreline
jurisdiction that involve new building construction or exterior
changes if the cost of the exterior changes equals or exceeds 10%
of the building's assessed valuation, or for developments larger
than 1,500 square feet outside the shoreline jurisdiction.
Commercial structures between 1,500 and 10,000 square feet will
be reviewed administratively. Design review is also required for
certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
(See TMC Chapter 18.60, Board of Architectural Review.)
(Ord. 2368 §31, 2012; Ord. 2005 §10, 2002;
Ord. 1758 §1 (part), 1995)
18.30.080 Basic Development Standards
Development within the Commercial Light Industrial District
shall conform to the following listed and referenced standards:
C/LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Second front, if any portion
of the yard is within 50 feet
of LDR, MDR, HDR
15 feet
• Sides
5 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR,
HDR
- 1st floor
15 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
5 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR,
HDR
- 1st floor
15 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
Height, maximum
4 stories or 45 feet
Landscape requirements
Scc Landscape, Rccr ation,
Recycling/ Solid Waste Space
rcquircmcnts chaptcr for furthcr
rcquircmcnts
(minimum):
Fronts
12.5 fcct
— Fronts, if any portion of thc
is 50 fcct LDR,
15 fcct
yard within of
MDR, HDR
— Sidcs
5 fcct
Sidcs, if any portion of thc yard
is 50 fcct LDR, MDR,
15 fcct
within of
HDR
Rear-
Nonc
R ar, if any portion of thc yard
is within 50 fcct of LDR, MDR,
HDR
1 -5 -feet
Off street parking
• Warehousing
1 per 2,000 sq. ft.
usable floor area min.
• Office
3 per 1000 sq. ft.
usable floor area min.
• Retail
2.5 per 1000 sq. ft.
usable floor area min.
• Manufacturing
1 per 1,000 sq. ft.
usable floor area min.
• Other Uses
See TMC Chapter 18.56, Off-street
Parking/Loading Regulations
Performance Standards: Use, activ
a site shall comply with (1) standards
Pollution Control Agency for odor, dust,
pollutants, (2) TMC Chapter 8.22, "Noise",
Federal standards for water quality
all development subject to the requirements
Policy Act, RCW 43.21C, shall be evaluated
adverse environmental impacts have
ty and operations within a structure or
adopted by the Puget Sound Air
smoke and other airborne
and, (3) adopted State and
and hazardous materials. In addition,
of the State Environmental
to determine whether
been adequately mitigated.
(Ord. 1872 §8, 1999; Ord. 1758 §1 (part), 1995)
Producby the City of Tukwila, City Clerk's Office Page 18-85
TITLE 18 — ZONING
CHAPTER 18.32
LIGHT INDUSTRIAL
(LI) DISTRICT
Sections:
18.32.010 Purpose
18.32.020 Land Uses Allowed
18.32.060 On -Site Hazardous Substances
18.32.070 Design Review
18.32.080 Basic Development Standards
18.32.010 Purpose
This district implements the
Comprehensive Plan designation. It is
characterized by distributive and light
supportive commercial and office uses.
Light Industrial Use
intended to provide areas
manufacturing uses, with
(Ord. 1758 §1 (part), 1995)
18.32.020 Land Uses Allowed
Refer to TMC Chapter 18.09, "Land Uses Allowed by District."
(Ord. 2500 §16, 2016)
18.32.060 On -Si
No on-site haz
hazardous waste
permitted, unless cl
use. On-site hazard
be subject to the S
Chapter 21.08.)
ndling, or
shall be
permitted
lities shall
See TMC
18.32.070 Design Review
Administrative design review is required for all projects located
within the shoreline jurisdiction that involve new building
construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, or
new developments within 300 feet of residential districts.
(Ord. 2368 04, 2012; Ord. 2005 §11, 2002;
Ord. 1758 §1 (part), 1995)
18.32.080 Basic Development Standards
Development within the Light Industrial District shall conform
to the following listed and referenced standards:
LI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
25 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR,
HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
5 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR,
HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
Height, maximum
4 stories or 45 feet
Landscape
requirements (minimum):
Scc Landscapc, Rccrcotion, Rccycling/Solid Wastc Spacc
• Fronts
12.5 fcct
• Sidcs
Nene-
• Sidcs, if the
10 fcct
any portion of
is 50 fcct LDR,
yard within of
MDR, HDR
• Roar
Nene-
• R if the
10 fcct
ar, any portion of yard
is 50 fcct LDR, MDR,
within of
HDR
Off street parking
• Warehousing
1 per 2,000 sq. ft.
usable floor area min.
• Office
3 per 1,000 sq. ft.
usable floor area min.
• Retail
2.5 per 1,000 sq. ft.
usable floor area min.
• Manufacturing
1 per 1,000 sq. ft.
usable floor area min.
• Other Uses See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a
structure or a site shall comply with (1) standards adopted by the
Puget Sound Air Pollution Control Agency for odor, dust, smoke and
other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and, (3)
adopted State and Federal standards for water quality and hazardous
materials. In addition, all development subject to the requirements of
the State Environmental Policy Act, RCW 43.21C, shall be evaluated
to determine whether adverse environmental impacts have been
adequately mitigated.
(Ord. 1872 §9, 1999; Ord. 1758 §1 (part), 1995)
Produced by the City of Tukwila, City Clerk's Office Page 186
TITLE 18 — ZONING
CHAPTER 18.36
MANUFACTURING INDUSTRIAL CENTER/ -
LIGHT (MIC/L) DISTRICT
Sections:
18.36.010 Purpose
18.36.020 Land Uses Allowed
18.36.060 On -Site Hazardous Substances
18.36.070 Design Review
18.36.080 Basic Development Standards
18.36.010 Purpose
This district implements the Manufacturing Industrial Cen-
ter/Light Industrial Comprehensive Plan designation. It is intended
to provide a major employment area containing distributive light
manufacturing and industrial uses and other uses that support
those industries. This district's uses and standards are intended to
enhance the redevelopment of the Duwamish Corridor.
(Ord. 1758 §1 (part), 1995)
18.36.020 Land Uses Allowed
Refer to TMC
18.36.060 On -
No on-site ha
hazardous wast
permitted, unless
use. On-site haza
Strikothrou Yaxwl I -B
d by District."
00 §18, 2016)
handling, or
s shall be
a permitted
acilities shall
be subject to the State siting criteria (RCW 70.105). (See TMC
Chapter 21.08.)
(Ord. 1758 §1 (part), 1995)
18.36.070 Design Review
Administrative design review is required for all new office
development and other new developments within 300 feet of
residential districts, or all projects located within the shoreline
jurisdiction that involve new building construction or exterior
changes if the cost of the exterior changes equals or exceeds 10%
of the building's assessed valuation.
(Ord. 2368 §38, 2012; Ord. 2335 §5, 2011;
Ord. 2005 §13, 2002; Ord. 1758 §1 (part), 1995)
18.36.080 Basic Development Standards
Development within the Manufacturing Industrial Center/Light
Industrial District shall conform to the following listed and
referenced standards:
MIC/L BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
20 feet
• Second front
10 feet
• Second front, if any portion of
the yard is within 50 feet of
LDR, MDR, HDR
15 feet
• Sides
None
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor
15 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
None
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor
15 feet
- 2nd floor
20 feet
- 3rd floor I 30 feet
Height, maximum I 4 stories or 45 feet
Landscape
requirements (minimum):
Scc Landscape, Recreation, Rccyc ing/ Solid Waste Space
requirements
chapter for further rcquircmcnts-
Fronts
5 fcct
•- Fronts, if any portion of thc yard
is 50 fcct LDR, MDR,
15 fcct
within of
HDR
•- Sidcs
Nonc
— Sides, if thc
15 fcct
any portion of yard
is 50 fcct LDR, MDR,
within of
HDR
Rcor
Nonc
•- Roar, if thc
feet
any portion of yard
is 50 fcct LDR, MDR,
within of
HDR
Off Street Parking
• Warehousing
1 per 2,000 sq. ft.
usable floor area min.
• Office
3 per 1,000 sq. ft.
usable floor area min.
• Manufacturing
1 per 1,000 sq. ft.
usable floor area min.
• Other Uses
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a structure or a site
shall comply with (1) standards adopted by the Puget Sound Air Pollution Control
Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter
8.22, "Noise", and, (3) adopted State and Federal standards for water quality and
hazardous materials. In addition, all development subject to the requirements of
the State Environmental Policy Act, RCW 43.21C, shall be evaluated to
determine whether adverse environmental impacts have been adequately
mitigated.
(Ord. 1872 §11, 1999; Ord. 1758 § 1(part), 1995
Producdd'by the City of Tukwila, City Clerk's Office Page 18-88
TITLE 18 — ZONING
CHAPTER 18.38
MANUFACTURING INDUSTRIAL CENTER/ -
HEAVY (MIC/H) DISTRICT
Sections:
18.38.010 Purpose
18.38.020 Land Uses Allowed
18.38.060 On -Site Hazardous Substances
18.38.070 Design Review
18.38.080 Basic Development Standards
18.38.010 Purpose
This district implements the Manufacturing Industrial
Center/Heavy Industrial Comprehensive Plan designation. It is
intended to provide a major employment area containing heavy or
bulk manufacturing and industrial uses, distributive and light
manufacturing and industrial uses, and other uses that support
those industries. This district's uses and standards are intended to
enhance the redevelopment of the Duwamish Corridor.
(Ord. 1758 §1 (part), 1995)
18.38.020 Land Uses Allowed
Refer to TMC Chap
18.38.060 On -Site
No on-site hazardo
hazardous waste tre
permitted, unless clear)
use. On-site hazardous was e rea me
be subject to the State siting criteria
Chapter 21.08.)
by District."
§19, 2016)
andling, or
shall be
permitted
n an s orage acilities shall
(RCW 70.105). (See TMC
(Ord. 1758 §1 (part), 1995)
18.38.070 Design Review
Administrative design review is required for all new office
development and other developments within 300 feet of residential
districts or all projects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of
the exterior changes equals or exceeds 10% of the building's
assessed valuation.
(Ord. 2368 §40, 2012; Ord. 2335 §9, 2011;
Ord. 2005 §14, 2002; Ord. 1758 §1 (part), 1995)
18.38.080 Basic Development Standards
Development within the Manufacturing Industrial
Center/Heavy Industrial District shall conform to the following listed
and referenced standards:
MIC/H BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum:
• Front
20 feet
• Second front
10 feet
• Second front, if any portion of the
yard is within 50 feet of LDR,
MDR, HDR
15 feet
• Sides
None
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor
15 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
None
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
- 1st floor 15 feet
- 2nd floor I 20 feet
- 3rd floor I 30 feet
Height, maximum I 125 feet
Landscape requirements (minimum):
Scc Landscapc, Rccrc'ation, Rccycling/ Solid Wastc Spacc
rcquircmcnts
chaptcr for furthcr rcquircmcnts-
Fronts
5 fcct
•- Fronts, if any portion of thc yard
is 50 fcct LDR, MDR,
15 fcct
within of
lD
— Sidcs
Nonc
Sidcs, if thc is
15 fcct
any portion of yard
within 50 fcct of LDR, MDR, HDR
•- Rear-
Nonc
— Rear, if thc is
15 fcct
any portion of yard
50 fcct LDR, MDR, HDR
within of
Off Street Parking
• Warehousing
1 per 2,000 sq. ft.
usable floor area min.
• Offices
2.5 per 1,000 sq. ft.
usable floor area min.
• Manufacturing
1 per 1,000 sq. ft.
usable floor area min.
• Other Uses
See TMC Chapter 18.56, Off-street
Parking & Loading Regulations
(Ord. 1872 §12, 1999; Ord. 1758 §1 (part), 1995)
Produced by the City of Tukwila, City Clerk's Office Page 18'-89
TITLE 18 — ZONING
70.105D RCW, or to the Department of Ecology when it conducts
a remedial action under Chapter 70.105D RCW.
2. Boatyard improvements to mee NPDES permit
requirements.
site improvem
boatyard facilit
discharge elimi
3. V
improvements
Department of
Striketh
rot axwell-B
Type 3
person installing
in an existing
ational pollutant
I permit.
and safety
Vashington State
ties meeting the
conditions of RCW 90.58.356 are not required to obtain a
substantial development permit, conditional use permit, variance,
letter of exemption, or other local review.
4. Projects consistent with an environmental excellence
program agreement pursuant to RCW 90.58.045.
5. Projects authorized through the Energy Facility Site
Evaluation Council process, pursuant to chapter 80.50 RCW.
D. Substantial Development Permit Requirements.
1. Permit Application Procedures. Applicants for a
Shoreline Substantial Development Permit shall comply with
permit application procedures in TMC Chapter 18.104.
2. Exemptions.
a. To qualify for an exemption, the proposed use,
activity or development must meet the requirements for an
exemption as described in WAC 173-27-040, except for properties
that meet the requirements of the Shoreline Restoration Section,
TMC Section 18.44.100. The purpose of a shoreline exemption is
to provide a process for uses and activities which do not trigger the
need for a Substantial Development Permit, but require
compliance with all provisions of the City's SMP and overlay
district.
b. The Director may impose conditions to the
approval of exempted developments and/or uses as necessary to
assure compliance of the project with the SMA and the Tukwila
SMP, per WAC 173-27-040(e). For example, in the case of
development subject to a building permit but exempt from the
shoreline permit process, the Building Official or other permit
authorizing official, through consultation with the Director, may
attach shoreline management terms and conditions to building
permits and other permit approvals pursuant to RCW 90.58.140.
3. A substantial development permit shall be granted
only when the development proposed is consistent with:
a. The policies and procedures of the Shoreline
Management Act;
b. The provisions of Chapter 173-27 WAC; and
c. This Shoreline Master Program.
E. Shoreline Conditional Use Permit.
1. Purpose. As stated in WAC 173-27-160, the
purpose of a Conditional Use Permit (CUP) is to allow greater
flexibility in the application of use regulations of this chapter in a
manner consistent with the policies of RCW 90.58.020. In
authorizing a conditional use, special conditions may be attached
to the permit by the City or the Department of Ecology to prevent
undesirable effects of the proposed use and/or assure consistency
of the project with the SMA and the City's SMP. Uses which are
specifically prohibited by the Shoreline Master Program shall not
be authorized with approval of a CUP.
2. Application. Shoreline Conditional Use Permits are
a Typc 4 Permit processed under TMC Chapter 18.104.
3. Application requirements. Applicants must meet
all requirements for permit application and approvals indicated in
TMC Chapter 18.104 and this chapter.
4. Approval Criteria.
a. Uses classified as shoreline conditional uses may
be authorized, provided that the applicant can demonstrate all of
the following:
(1) The proposed use will be consistent with
the policies of RCW 90.58.020 and the policies of the Tukwila
Shoreline Master Program;
(2) The proposed use will not interfere with the
normal public use of public shorelines;
(3) The proposed use of the site and design of
the project will be compatible with other permitted uses within the
area and with uses planned for the area under the Comprehensive
Plan and this chapter;
(4) The proposed use will cause no significant
adverse effects to the shoreline environment in which it is to be
located; and
(5) The public interest suffers no substantial
detrimental effect.
b. In the granting of all Conditional Use Permits,
consideration shall be given to the cumulative impact of additional
requests for like actions in the area. For example, if Conditional
Use Permits were granted to other developments in the area where
similar circumstances exist, the total of the conditional uses shall
also remain consistent with the policies of Chapter 90.58 RCW and
all local ordinances and shall not produce substantial adverse
effects to the shoreline environment.
F. Shoreline Variance Permits.
1. Purpose. The purpose of a Shoreline Variance
Permit is strictly limited to granting relief from specific bulk,
dimensional, or performance standards set forth in this chapter
where there are extraordinary or unique circumstances relating to
the physical character or configuration of property such that the
strict implementation of this chapter will impose unnecessary
hardships on the applicant or thwart the Shoreline Management
Act policies as stated in RCW 90.58.020. Reasonable use
requests that are located in the shoreline must be processed as a
variance, until such time as the Shoreline Management Act is
amended to establish a process for reasonable uses. Variances
from the use regulations of this chapter are prohibited.
2. Application requirements. Applicants must meet
all requirements for a Type 3 permit application and approvals
indicated in TMC Chapter 18.104.
3. Shoreline Variance Permits should be granted in
circumstances where denial of a permit would result in
inconsistencies with the policies of the Shoreline Management Act
(RCW 90.58.020). In all instances, the applicant must demonstrate
Producdd-by the City of Tukwila, City Clerk's Office
Page 18-123
TITLE 18 — ZONING
5. Have the front door facing the front or second front
yard, if the lot is at least 40 feet wide. This requirement does not
apply to ADUs or accessory structures.
6. Have a roofing material that is residential in
appearance including, but not limited to, wood shakes or shingles,
standing seam metal, asphalt composition shingles or tile, with a
minimum roof pitch of 5:12.
(Ord. 2581 §9, 2018; Ord. 2500 §23, 2016; Ord. 2098 §2, 2005)
18.50.055 Single -Family Design Standard Exceptions
_ -'• �� � -• i o _- •n18.50.050
(4), 5) an. (6 may be modified by the Community D- elopment
Di -ctor as a Typc 2 Spccial Pcrmission dccision.
1. The criteria for approval of use of unc ventional
exte '.r .'d' e . e - f• o
a. The structure exhibits a high degree of design
quality, including a mix of exterior materials, detailing, articulation
and modulation; and
b. The proposed siding material is durable with an
expected life span similar to the structure; and
c. The siding material enhances a unique
architectural design.
2. Thc criteria for approval of a roof pitch flattcr than
5:12 arc as follows:
a. Thc proposcd roof pitch is consistcnt with thc
style of thc house (for cxamplc modcrn, southwcstcrn);
b. If a flat roof is proposcd, thc top of thc parapet
may not cxcccd 25 fcct in hcight;
c. If a slopcd roof is proposcd, it must havc at Icast
24 inch avcs; and
and modulation.
3. The criteria for approval of a house with a front door
that faces the side or rear yard are as follows:
a. The topography of the lot is such that pedestrian
access is safer or more convenient from the side or rear yard;
b. The house will be set back at least twice the
minimum front yard setback;
c. The entrance is oriented to take advantage of a
site condition such as a significant view; or
d. The entry feature is integral to a unique
architectural design.
B. Thc design standards rcquircd in TMC Scction 18.50.050
{5) and (6) may also be modified by thc Community Development
can apply for this waivcr only one time per property starting from
should result in acsthctic improvcmcnt to thc neighborhood.
C. T d • .n
18.50.22
Director
an attac
existing p
the structure exhibits a high degre
mix of durable exterior material
modulation.
(Ord. 2581 §10, 2018; Ord. 236
.. r.
e• it
MC Section
elopment
design of
.A 4) a be modifi-d b the Com u ity re
s a Typc 2 Spccial Pcrmission dccision. Th
ed ADU that does not reflect the design voca
ary of the
portion of
of design quality, including a
, detailing, articulation and
§52, 2012; Ord. 2098 §3, 2005)
18.50.060 Cargo Containers s Accessory Structures
A. Cargo containers are alto d outright in the LI, HI, MIC/L,
MIC/H and TVS zones, subject to b ilding setbacks.
B. New containers may be al owed as accessory structures
in LDR, MDR, and HDR for institu ional uses, and in RC, RCM,
TUC, TSO and ' I use. All new
containers are n decision and
the restrictions
C. Criter
1. Only two cargo containers will be allowed per lot,
maximum length of 40 feet.
2. The container is located to minimize the visual impact
to adjacent properties, parks, trails and rights-of-way as
determined by the Director.
3. The cargo container is sufficiently screened from
adjacent properties, parks, trails and rights-of-way, as determined
by the Director. Screening may be a combination of solid fencing,
landscaping, or the placement of the cargo containers behind,
between or within buildings.
4. If located adjacent to a building, the cargo container
must be painted to match the building's color.
5. Cargo containers may not occupy any required off-
street parking spaces.
6. Cargo containers shall meet all setback requirements
for the zone.
7. Outdoor cargo containers may not be refrigerated.
8. Outdoor cargo containers may not be stacked.
D. Licensed and bonded contractors may use cargo
containers in any zone for temporary storage of equipment and/or
materials at a construction site during construction that is
authorized by a City building permit.
(Ord. 2235 §12, 2009; Ord. 2066 §1, 2004;
Ord. 1989 §9, 2002)
as part of a Type 1
Development Permit.
Produced by the City of Tukwila, City Clerk's Office
Page 18 `157
TITLE 18 — ZONING
C. Senior citizen housing development in HDR is exempt
from development area coverage maximum; however, if the senior
citizen housing is converted to regular apartments, the 50% limit
must be met.
D. The 50% maximum development area coverage for
townhouse development may be increased up to a maximum of
75% development area coverage, if the applicant uses low -impact
development techniques that are technically feasible and in
accordance with the Surface Water Design Manual (TMC Chapter
14.30).
(Ord. 2518 §10, 2016; Ord. 2199 §17, 2008; Ord. 1830 §28, 1998;
Ord. 1758 §1 (part), 1995)
18.50.090 Height Limitation for Amusement Devices
Amusement devices shall be allowed up to 115 feet in height
in any commercial or industrial zones. Any devices that exceed
the height limit of the zone in which they are located shall be
subject to a conditional use permit.
(Ord. 1815 §2, 1997)
18.50.110 Archaeological/Paleontological Information
Preservation Requirements
The following provisions shall apply in all zones:
1. If there is reason to believe that archaeological
resources will be disturbed, a cultural resources assessment shall
be conducted and, if warranted, an archaeological response plan
and provisions for excavation monitoring by a professional
archaeologist shall be made prior to beginning construction. The
assessment should address the existence and significance of
archaeological remains, buildings and structures on the State or
Federal historic registers, observable paleontological deposits and
may include review by the State Archaeologist.
p
9
p
a
a
a
a
it
c
P
a
e
d
0
Highlight Maxwell -B
"setbacks.. with a Type 2 Special
Permission Decision by the
Community Development
Director"
U. Ifle Ulfe(,1UI Ib dULIFUfILtU LU.
a. conduct studies to generally identify areas of
archaeological/ paleontological potential;
b. make determinations to implement these
provisions; and
I
I
c. waive any and all of the above requirements,
except for TMC 18.50.110-4 (reporting of discovered Indian
burials), if the proposed action will have no probable significant
impact on archaeological or historical resources that are eligible for
listing in the National Register of Historic Places, or on observable
paleontological resources. Examples of such actions include
excavation of fill materials, disturbance of less than 10,000 square
feet of native soils to a depth of 12 inches, penetration of native
soils with pilings over a maximum 8% of the building footprint, and
paving over native soils in a manner that does not damage cultural
resources. The above examples are illustrative and not
determinative. A case-by-case evaluation of
archaeological/paleontological potential value and proposed
disturbance must be made.
(Ord. 2076 §1, 2004)
18.50.130 Structures Over Public R -O -W
A developer who controls parcels on both sides of a public
right-of-way may request approval to bridge the street with a
structure as a Type 2 special permission decision. Only the width
of the building that extends across the street is exempt from
setbacks; the remainder of the building must meet them. The
developer must also obtain air rights and comply with all other
relevant codes, including the Washington State Building Code.
(Ord. 1971 §18, 2001)
18.50.140 Charging Station Locations
Level 1 and Level 2 charging stations are allowed as an
accessory use in the predominantly residential zones LDR, MDR
and HDR. Level 1 and Level 2 charging stations are allowed as a
permitted use in all other zones. Level 3 charging stations, battery
exchange stations, and rapid charging stations are allowed as a
permitted use in all zones that allow other automotive services
such as gas stations, and are allowed as an accessory use in all
other zones.
(Ord. 2324 §12, 2011)
18.50.150 Retaining Wall Setback Waiver
Retaining walls with an exposed height greater than four feet
may be allowed in required front, side or rear yard setbacks under
the following circumstances:
1. When the applicant's property is on the lower side of
the retaining wall and it is not visible from adjacent properties or is
screened by landscaping; or
2. When a wall built on a property line or perpendicular
to it benefits the lots on both sides, and the owners of both
properties agree to jointly maintain the wall; or
3. When a wall in a front yard is required due to roadway
expansion or improvements.
(Ord. 2176 §2, 2007)
ProducdaT'by the City of Tukwila, City Clerk's Office
Page 18-159
TITLE 18 — ZONING
3. Maintenance and Pruning.
a. Street trees are subject to the planting,
maintenance, and removal standards and Best Management
Practices (BMPs) as adopted by the International Society of
Arboriculture, as it now reads and as hereafter amended. Street
trees planted prior to the adoption of the most current tree planting
standards shall be exempt from these planting standards but are
still subject to current removal and maintenance standards.
b. The following standards apply to street tree
maintenance:
(1) Street trees shall be maintained consistent
with International Society of Arboriculture BMPs.
(2) Street trees shall be maintained in a
manner that does not impede public street or sidewalk traffic,
consistent with the specifications in the Public Works Infrastructure
Design Manual, including:
(a) 8 feet of clearance above public
sidewalks.
(b) 13 feet of clearance above public local
and neighborhood streets.
(c) 15 feet of clearance above public
collector streets.
arterial streets.
(3)
(d) 18 feet of clearance above public
Street trees shall be maintained so as not
to become a defective tree as per the definition in TMC Chapter
18.06.
TABLE A
4. Trees planted in a median shall be appropriate for the
planting environment and meet the following requirements:
a. Trees shall be consistent with previously
approved median tree plans, given space constraints for roots and
branches at maturity.
b. Median plantings shall provide adequate species
diversity Citywide and reasonable resistance to pests and
diseases.
c. Columnar trees may be considered for median
plantings to avoid conflicts with vehicles and utilities.
d. Structural soils shall be used to avoid the need for
root barriers and to ensure the success of the median plantings.
e. Any median tree that is removed must be
replaced within the same median unless spacing constraints exist.
Replacement trees shall be of the same stature or greater at
maturity as the removed tree, consistent with other space
considerations.
(Ord. 2625 §47, 2020; Ord. 2523 §7, 2017; Ord. 2518 §11, 2016;
Ord. 2251 §62, 2009; Ord. 1872 §14 (part), 1999)
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 lots 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.
roaucea ay the uny or 1 uKwna, uny C:/erK's ur ice
age 1s=
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 1
10
10
Type 1
20 per stall for
non-residential
uses; 15 per stall if
parking is placed
behind building
MDR
151, 2, 11
Type 1
10
10
Type!
Same as LDR
HDR
151, 2, 11
Type 1
10
10
Type!
Same as LDR
MUO
15 (12.5)4.11
Type 1'
64
64.11
Type!'
20 per stall adjacent
to street;
15 per stall if parking
is placed behind
building
O
15 (12.5)2
Type!'
4
-
, 5', 1 0' if near
LDR, MDR, HDR
Same as MUO
RCC
• 8 2, 3
Type!'
64
Same as MUO
NCC
4-94,11
Type 17' 73
/4
04.11
Type 11
Same as MUO
RC
/
Type 113
04
Type 118
Same as MUO
RCM
6'
/
!
Type I
04
Type 118
Same as MUO
111
C/LI
10
Type 16
65, 12
--
05.12
5'
Type 118
15 per stall;
10 per stall for parking
Second Front: 12.5', 15' if
placed behind building
near
LDR, MDR, HDR
_
I
roaucea ay the uny or 1 uKwna, uny C:/erK's ur ice
age 1s=
TITLE 18 — ZONING
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)
LI
Type II
04.12
04, 12
Type III
15 per stall;
10 per stall for
parking placed
behind building
Second
Front: 12.5'
HI
Type II
04.12
04,12
Type III
15 per stall
MIC/L
1
Type II
05,12
05,12
Type III
10 per stall
MIC/H
105
Type II
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.
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.
(Ord. 2661 §5, 2021; Ord. 2627 §30, 2020; Ord. 2625 §48, 2020;
Ord. 2580 §6, 2018; Ord. 2523 §8, 2017; Ord. 2442 §1, 2014;
Ord. 2251 §61, 2009; Ord. 2235 §13, 2009;
Ord. 1872 §14 (part), 1999)
Producdd by the City of Tukwila, City Clerk's Office Page 18-167
TITLE 18 — ZONING
18.70.050 Nonconforming Structures
Where a lawful structure exists at the effective date of adoption
of this title that could not be built under the terms of this title by
reason of restrictions on area, development area, height, yards or
other characteristics of the structure, it may be continued so long
as the structure remains otherwise lawful subject to the following
provisions:
1. No such structure may be enlarged or altered in such
a way that increases its degree of nonconformity. Ordinary
maintenance of a nonconforming structure is permitted, pursuant
to TMC Section 18.70.060, including but not limited to painting, roof
repair and replacement, plumbing, wiring, mechanical equipment
repair/replacement and weatherization. These and other
alterations, additions or enlargements may be allowed as long as
the work done does not extend further into any required yard or
violate any other portion of this title. Complete plans shall be
required of all work contemplated under this section.
2. Should such structure be destroyed by any means to
an extent of more than 50% of its replacement cost at time of
destruction, in the judgment of the City's Building Official, it shall
not be reconstructed except in conformity with provisions of this
title, except that in the LDR zone, structures that are
nonconforming in regard to yard setbacks or sensitive area buffers,
but were in conformance at the time of construction may be
reconstructed to their original dimensions and location on the lot.
3. Should such structure be moved for any reason or
any distance whatsoever, it shall thereafter conform to the
regulations for the zone in which it is located after it is moved.
4. When a nonconforming structure, or structure and
premises in combination, is vacated or abandoned for 24
consecutive months the structure. or structure and premises in
Note Maxwell -B
Add a requirement for bonding when the
primary structure is proposed to be
demolished, while accessory structures
are proposed to remain that would
otherwise be nonconforming.
The bond shall cover the 150% of the
demolition cost should an approved
primary use not be applied for within 1
year.
QIIU LI IG IVVIAZI G VI IIGVV II ILIUJIVII IIILV LI IG JULUQId\ UVGJ IIVL
exceed 50% of the square footage of the current intrusion.
7. In wetlands, watercourses and their buffers, existing
structures that do not meet the requirements of the Critical Areas
Overlay District chapter of this title may be remodeled,
reconstructed or replaced, provided that:
a. The new construction does not further intrude into
or adversely impact an undeveloped critical area or the required
buffer, except where an interrupted buffer waiver has been granted
by the Director. However, legally constructed buildings, other than
accessory structures, may:
(1) Expand vertically to add upper stories in
exchange for buffer enhancement, provided no significant tree is
removed.
(2) Expand laterally along the building side
that is opposite of critical area up to a maximum of 1,000 square
feet, provided that expansion is outside 75 percent of the required
buffer; buffer enhancement is proposed; and no significant tree is
removed.
(3) Expand laterally along the existing building
lines in exchange for buffer enhancement, provided the expansion
into the buffer is less than 50 percent of the current encroachment
or 500 square feet, whichever is less; expansion is outside 75
percent of the required buffer; and no significant tree is removed.
(4) Enclose within existing footprint in
exchange for buffer enhancement, provided no significant tree is
removed.
b. The new construction does not threaten the public
health, safety or welfare.
c. The structure otherwise meets the requirements
of this chapter.
8. In areas of potential geologic instability, coal mine
hazard areas, and buffers, as defined in the Critical Areas Overlay
District chapter of this title, existing structures may be remodeled,
reconstructed or replaced, provided that:
a. The new construction is subject to the
geotechnical report requirements and standards of TMC Sections
18.45.120.6 and 18.45.120.0;
b. The new construction does not threaten the public
health, safety or welfare;
c. The new construction does not increase the
potential for soil erosion or result in unacceptable risk or damage
to existing or potential development or to neighboring properties;
and
d. The structure otherwise meets the requirements
of this chapter.
(Ord. 2625 §66, 2020; Ord. 2518 §15, 2016;
Ord. 1819 §1 (part), 1997)
18.70.060 Repairs and Maintenance
If any building is devoted in whole or in part to any
nonconforming use, work may be done in any period of twelve
consecutive months on ordinary repairs, or on repair or
replacement of nonbearing walls, fixtures, wiring or plumbing to an
extent not exceeding 25% of the current replacement value of the
building.
(Ord. 1819 §1 (part), 1997)
18.70.070 Building Safety
A. Nothing in this title shall be deemed to prevent the
strengthening or restoring to a safe condition of any nonconforming
Produced by the City of Tukwila, City Clerk's Office
Page 18 '215
TITLE 18 — ZONING
4. TYPE 4 DECISIONS are quasi-judicial decisions made by 5. TYPE 5 DECISIONS are quasi-judicial decisions made by
the Board of Architectural Review or the Planning Commission, the Hearing Examiner or City Council following an open record
following an open record hearing. Type 4 decisions may be hearing. Type 5 decisions may be appealed only to Superior Court.
appealed to the Hearing Examiner based on the record established
by the Board of Architectural Review or Planning Commission,
TYPE 4 DECISIONS
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(closed record
appeal)
Public Hearing Design
Review
(TMC Chapter 18.60)
Board of
Architectural
Review
Hearing
Examiner
Subdivision — Preliminary Rat
with an associated Design
Review application
(TMC Section 17.14.020)
Planning
Commission
Hearing
Examiner
Subdivision Phasing Plan (for
a subdivision with an
associated Design Review)
(TMC Section 17.14.040)
Planning
Commission
Hearing
Examiner
Shorclinc Conditional Usc
planning
State-
Shorclincs
Pcrmit
Commi:r ion
Scction 18.44.050)
H Board
{TMC
arings
TYPE 5 DECISIONS
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(closed record
appeal)
Planned Residential
Development (PRD),
including Major
Modifications
(TMC Chapter 18.46)
City Council
Superior Court
Site specific rezone along
with an accompanying
Comprehensive Plan map
change
(TMC Chapter 18.84)
City Council
Superior Court
Critical Area Master Plan
Overlay
(TMC Section 18.45.160)
City Council
Superior Court
Shoreline Environment
Re -designation (Shoreline
Master Program)
City Council
Superior Court
Unclassified Use
(TMC Chapter 18.66)
City Council
Superior Court
(Ord. 2649 §11, 2021; Ord. 2627 §32, 2020; Ord. 2442 §6, 2014;
Ord. 2368 §70, 2012; Ord. 2251 §75, 2009; Ord. 2235 §19, 2009;
Ord. 2135 §19, 2006; Ord. 2119 §1, 2006)
18.104.020 Consolidation of SEPA Procedures and
Appeals
Except as provided in TMC 21.04.280, no administrative
appeals of procedural and substantive SEPA decisions shall be
permitted. In any case in which an administrative appeal of a
procedural or substantive SEPA decision is made, the hearing on
such appeal shall be consolidated with the hearing on the merits of
the underlying permit(s).
(Ord. 1768 §2 (part), 1996)
18.104.030 Consolidation of Permit Applications
A. Applicants shall have the right to request that all permit
applications related to a single project be processed as a
consolidated permit application.
B. All permits included in consolidated permit applications
that would require more than one Type of land use decision
process, shall be processed together, including any administrative
appeals, using the highest numbered land use decision Type
applicable to the project application; except that decisions on Type
1 applications shall still be made by the responsible administrative
agency or officer and shall not be subject to administrative review
or appeal.
(Ord. 1768 §2 (part), 1996)
Producdd-'by the City of Tukwila, City Clerk's Office Page 18-230
TITLE 19 — SIGN AND VISUAL COMMUNICATIONS CODE
19.08.145 "Height,
Height, Freestai
vertically from the lo
five feet from said sig
19.08.150 "Industr
Industrial Zone i
MIC/L or MIC/H.
ra. part),
19.08.155 "Institutional Use"
Institutional Use means any non-residential use located within
a residential zone that provides services to the surrounding
neighborhood or residential community. Common institutional
uses include, but are not limited to, fire stations, public or private
schools, religious institutions, public parks, libraries and other
similar type uses.
(Ord. 2303 §2 (part), 2010)
19.08.160 "Landmark Business"
Landmark Business is an entity that occupies at least 60,000
square feet of building space on a premise that contains at least
five separate businesses or uses.
(Ord. 2303 §2 (part), 2010)
19.08.162 "LEED"
LEED means the Leadership in Energy and Environmental
Design or successor program, as administered by the United
States Green Building Council or successor agency.
(Ord. 2375 §4, 2012)
19.08.165 "Master Sign Program"
Master Sign Program means a coordinated signage scheme
for all signs on a premise that may include deviations from the
standard sign requirements.
(Ord. 2303 §2 (part), 2010)
19.08.170 "Monument Sign"
Monument Sign means a sign supported by at least two posts
or columns or with a base that extends at least 75 percent of the
sign panel length. Monument signs may also consist of painted
text or channel letters mounted on a freestanding seating wall or
retaining wall where the total height of the structure meets the
limitations of this code.
(Ord. 2303 §2 (part), 2010)
19.08.180 "Multi -Family Complex"
Multi -Family Complex means any structure or group of
structures within a re,Mitial zone that contains at least five
dwelling units.
(Ord. 2303 §2 (part), 2010)
19.08.185 "Off -Premise Signage"
Off -Premise Signage means a permanent sign not located on
the premises of the use or activity to which the sign pertains.
(Ord. 2303 §2 (part), 2010)
19.08.190 "Parking Structure Incentive Sign"
Parking Structure Incentive Sign means a flush -mounted
building sign permitted on parking structures and intended for
periodic changes in copy.
(Ord. 2303 §2 (part), 2010)
19.08.195 "Permanent Sign"
Permanent Sign means any sign erected without a restriction
on the time period allowed for its display as specified in this code.
(Ord. 2303 §2 (part), 2010)
19.08.200 "Pole Banner"
Pole Banner means a fabric banner sign attached to a street
or parking lot light pole.
(Ord. 2303 §2 (part), 2010)
19.08.210 "Portable Sign"
Portable Sign means a sign not permanently affixed to a
structure and is designed for or capable of being relocated, except
those signs explicitly designed for people to carry on their persons
or those permanently affixed to motor vehicles operating in their
normal course of business.
(Ord. 2303 §2 (part), 2010)
Produced by the City of Tukwila, City Clerk's Office Pag9-6
Note Maxwell -B
Add "Mural" definition, clarify that
areas that don't explicitly contain
text or company logos aren't
considered as part of the
maximum sign area.
ra. part),
19.08.155 "Institutional Use"
Institutional Use means any non-residential use located within
a residential zone that provides services to the surrounding
neighborhood or residential community. Common institutional
uses include, but are not limited to, fire stations, public or private
schools, religious institutions, public parks, libraries and other
similar type uses.
(Ord. 2303 §2 (part), 2010)
19.08.160 "Landmark Business"
Landmark Business is an entity that occupies at least 60,000
square feet of building space on a premise that contains at least
five separate businesses or uses.
(Ord. 2303 §2 (part), 2010)
19.08.162 "LEED"
LEED means the Leadership in Energy and Environmental
Design or successor program, as administered by the United
States Green Building Council or successor agency.
(Ord. 2375 §4, 2012)
19.08.165 "Master Sign Program"
Master Sign Program means a coordinated signage scheme
for all signs on a premise that may include deviations from the
standard sign requirements.
(Ord. 2303 §2 (part), 2010)
19.08.170 "Monument Sign"
Monument Sign means a sign supported by at least two posts
or columns or with a base that extends at least 75 percent of the
sign panel length. Monument signs may also consist of painted
text or channel letters mounted on a freestanding seating wall or
retaining wall where the total height of the structure meets the
limitations of this code.
(Ord. 2303 §2 (part), 2010)
19.08.180 "Multi -Family Complex"
Multi -Family Complex means any structure or group of
structures within a re,Mitial zone that contains at least five
dwelling units.
(Ord. 2303 §2 (part), 2010)
19.08.185 "Off -Premise Signage"
Off -Premise Signage means a permanent sign not located on
the premises of the use or activity to which the sign pertains.
(Ord. 2303 §2 (part), 2010)
19.08.190 "Parking Structure Incentive Sign"
Parking Structure Incentive Sign means a flush -mounted
building sign permitted on parking structures and intended for
periodic changes in copy.
(Ord. 2303 §2 (part), 2010)
19.08.195 "Permanent Sign"
Permanent Sign means any sign erected without a restriction
on the time period allowed for its display as specified in this code.
(Ord. 2303 §2 (part), 2010)
19.08.200 "Pole Banner"
Pole Banner means a fabric banner sign attached to a street
or parking lot light pole.
(Ord. 2303 §2 (part), 2010)
19.08.210 "Portable Sign"
Portable Sign means a sign not permanently affixed to a
structure and is designed for or capable of being relocated, except
those signs explicitly designed for people to carry on their persons
or those permanently affixed to motor vehicles operating in their
normal course of business.
(Ord. 2303 §2 (part), 2010)
Produced by the City of Tukwila, City Clerk's Office Pag9-6
TITLE 19 — SIGN AND VISUAL COMMUNICATIONS CODE
19.20.040 Permanent Free -Standing Signage in
Commercial/Industrial Zones
Monument signs are permitted within all commercial and
industrial zones, subject to the following standards:
1. Design Standards. Each premise is permitted to
have one free-standing monument -style sign. Additional
monument signs are permitted if the premise contains over 800
feet of linear frontage on City or quasi -public streets, per Table 1
below.
Table 1 — Design Standards for Permanent Monument
Signs in Commercial and Industrial Zones
Total
ROW of
Premise
Allowable Sign
Message Area
Total
Allowable
Sign Size
Maximum
Height
Number
of Signs
Less than
400 feet
36 square feet
per side/72
square feet
total
54 square feet
per side/108
square feet
total
6 feet
One
400-599
feet
50 square feet
per side/100
square feet
total
70 square feet
per side/140
square feet
total
7 feet
One
600-799
feet
60 square feet
per side/120
square feet
total
80 square feet
per side/160
square feet
total
7 feet
One
800-999
feet
66 square feet
per side/132
square feet
total
88 square feet
per side/176
square feet
total
8 feet
Two
1,000 feet
and over
72 square feet
per side/144
square feet
total
96 square feet
per side/192
square feet
total
g feet
One for
every 400
feet of
linear
street
frontage.
a. Allowable sign message area is either the face
panel of the sign or, for channel letters or signs painted on seating
or retaining walls, that portion of the sign devoted to the actual
message, logo or business name.
b. Total size is the entire area of the sign, including
the support structure.
c. Monument signs located on a premise with at
least one building that is certified as LEED by the GBCI shall be
permitted to have a sign message area increase and total size
area increase of one percent.
2. Special Corner Properties or Properties with Multiple
Street Frontages. A property that borders on more than one public
street, but has less than 800 total feet of linear frontage, is
permitted to have one monument sign per street frontage if the
following criteria are met:
a. The property has at least 200 feet of frontage on
each public street where a sign will be placed;
b. Each public street provides direct access to the
property; and
c. For each separate street frontage Table 1 shall
be used to determine the design standards for any proposed
monument sign.
m
th
ac
a
m
Highlight Maxwell
Monument and freestanding
signs are permitted within all
commercial and
industrial zones, subject to the
following standards:
BII be placed at a
o sign taller than
i ice triangle of an
_, sign will not pose
miffed width of a
rgency response,
al ress number or
address number range of the premise listed on he structure. The
address shall not be counted toward the allowable sign message
area limit. Address numbers must be plainly legible and visible
from the street fronting the property. These numbers shall contrast
with their background. Address numbers shall be Arabic numerals
or alphabet letters. Numbers shall be a minimum of four inches
high with a minimum stroke width of 1.5 inches.
6. A monument sign permitted under this section is
permitted to complete refaces and copy changes without having
to obtain a new permit, provided ALL of the following criteria are
met:
a. The monument sign was authorized by the City
under a permit issued on or after August 24, 2010.
b. The property owner, or authorized agent of the
property owner, was the applicant to secure the permit as required
by TMC Section 19.20.040 (6)(a).
c. The reface or copy change does not include any
structural changes to the sign that result in a change of sign or
message area, modification in sign height, inclusion of a dynamic
sign component, or change in the monument sign's location.
d- Within 30 days of complction of thc copy changc
thc City a Noticc of Copy Changc Form with a photo of thc rcviscd
Gign facc.
(Ord. 2375 §7, 2012; Ord. 2303 §5 (part), 2010)
19.20.050 Permanent Building -Mounted Signs in
Commercial/Industrial Zones
A. Flush -Mounted Building Signs (Wall Signs).
1. Each separate tenant suite with an exterior public
entrance is permitted to have one flush -mounted building sign per
exterior public entrance. Additionally, each multi -tenant premise
with one or more buildings totaling 25,000 square feet or more, but
that does not qualify for the Master Sign Program and has gone
through design review, is allowed one additional flush -mounted
building sign of up to 50 square feet for the complex in addition to
individual tenant signs. In the MIC/H zone no more than one flush -
mounted wall sign shall be permitted per cardinal direction;
regardless of the location of public entrances.
2. Buildings where multiple tenants share a common
entrance may have one flush -mounted building sign per exterior
public entrance.
3. Wall signs may only be placed within the section of
exposed building face that qualifies for the placement of the
building -mounted sign.
Produc`dti by the City of Tukwila, City Clerk's Office Page 19-15
TITLE 19 — SIGN AND VISUAL COMMUNICATIONS CODE
g. One roof sign may be allowed per structure. One
additional roof -top sign may be permitted if the roof -top signs are
approved as part of the design review approval of the structure.
2. Grand monument signs, subject to the following
standards:
a. Grand monument signs may be allowed only
within the TUC and TVS zones.
b. Each grand monument sign would substitute for
one of the monument signs the premises is eligible to install under
Section 19.20.040.
c. Any poles or columns supporting the sign must
have an architectural treatment such as brick, stone or wood
cladding that is consistent with the design of the buildings on site.
d. Sign message area may be increased up to 100
square feet per side, 200 square feet total and the limitation on
structure size is removed. For sites over 85 acres, the sign
message area may be increased up to 500 square feet per side,
1000 square feet total.
e. The sign structure must be set back from the side
and rear property lines of the premise a distance equal to the
height increase requested or five feet, whichever is greater. The
minimum front setback is the smaller of the front yard required in
the zoning district or the height increase requested.
f. Total height of the sign structure may not exceed
the height of the tallest building on the premises, except for sites
over 85 acres, the height may exceed the tallest building but shall
not exceed 115 feet.
g. No more than two grand monument signs are
allowed per premises.
3. Landmark business wall signs, subject to the
following standards:
a. Landmark businesses are allowed up to four
flush -mounted building signs, one for each wall that faces a
cardinal direction.
b. The allowed sign area is six percent of the total
exterior wall of the tenant space, up to a maximum of 500 square
feet.
c. Landmark businesses that have a portion of their
exterior wall obscured by a structure may place their signage on
the structure wall parallel to their obscured wall.
(Ord. 2501 §8, 2016; Ord. 2303 §9 (part), 2010)
19.32.070 Existing Signs Not Conforming to a Master
Sign Program
Any new or amended Master Sign Program shall include the
removal of any existing, non -conforming signs on the premises.
The applicant may propose a phased schedule for bringing into
conformance all signs not conforming to the proposed or amended
program, or Chapter 19.36 of this code, within three years. If
phasing is proposed, a financial guarantee acceptable to the
Director shall be held by the City until the premises is brought into
compliance with the Sign Code and approved Master Sign
Program.
(Ord. 2303 §9 (part), 2010)
19.32.075 Copy and Refaces of Monument and Grand
Monument Signs Approved under this Chapter
A monument sign or grand monument sign permitted under
this section is permitted to complete refaces and copy changes
without having to obtain a new permit, provided ALL of the
following criteria are met:
1. The monument sign or grand monument sign was
authorized by the City under a permit issued on or after August 24,
2010.
2. The property owner, or authorized agent of the
property owner, was the applicant to secure the permit as required
by TMC Section 19.32.075 (1).
3. The reface or copy change does not include any
structural changes to the sign that result in a change of sign or
message area, modification in sign height, inclusion of a dynamic
sign component, or change in the monument or grand monument
sign's location.
q- Within 30 days of complction of thc copy changc or
rcfacc, thc property owncr or authorizcd agcnt shall transmit to thc
City a Noticc of Copy Changc Form with a photo of thc rcviscd
sign facc.
(Ord. 2375 §10, 2012)
19.32.080 Regional Gateway Sign
In addition to the signs otherwise allowed under the Master
Sign Program, the City may allow by development agreement on
property adjacent to two interstate highways, installation of one
sign intended to attract and welcome visitors to the Tukwila Urban
Center area of the City. The standards for such a sign shall be set
forth in the development agreement.
(Ord. 2303 §9 (part), 2010)
19.32.090 Binding Effect
After approval of a Master Sign Program, no permanent signs
shall be erected, placed, painted or maintained, except in
conformance with such plan, and such plan shall be enforced in
the same way as any provision in this code. The Master Sign
Program shall be referenced to the lease agreements for all
leasable space within the project and recorded on the property
title. In case of any conflict between the provisions of such a plan
and any other provisions in this code, this section shall control.
(Ord. 2303 §9 (part), 2010)
Produced by the City of Tukwila, City Clerk's Office Page 25