HomeMy WebLinkAboutPlanning 2023-08-24 COMPLETE AGENDA PACKET°City
of Tukwila
Department of Community Development - Nora Gierloff, AlCP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
AGENDA
AUGUST 24, 2023 - 6:30 PM
Allan Ekberg, Mayor
To Participate in the Virtual Meeting at 6:30 pm:
By Phone: Dial +1 253-292-9750, Access 779 253 241#
Online: To join this meeting virtually please click on Planning Commission on the 8/24/23 calendar
date on the events page located at https://www.tukwilawa.gov/events/
For Technical Support during the meeting, you may call 1-206-433-7155
Join in-person at: 6200 Southcenter Blvd, Council Chambers, Tukwila, WA. 98188
Start time
I. Call to Order 6:30
II. Roll Call 6:32
III. Amendment of the Agenda (if necessary) 6:34
IV. Adopt — 7/27/23 PC Minutes 6:37
V. Public Comment (acknowledge whether any written comments were received) 6:40
VI. Old Business (none)
VII. New Business
1. PROS Element Review 6:45
2. Draft Code Amendment Review 7:05
VIII. Director's Report 7:45
IX. Adjournment 7:50
Reminder: Staff is available to address Planning Commissioner questions regarding packets anytime — we
encourage Commissioners to call or email staff by noon on the Tuesday before the Commission
meeting date. Please call or email Commission Secretary Wynetta Bivens, at 206-431-3654 or
Wvnetta.Bivens@TukwilaWA.gov to be connected with the appropriate staff member Thank
you!
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
PLANNING COMMISSION (PC)
MINUTES
Date: July 27, 2023
Time: 6:30 PM
Location: Hybrid Meeting - via Microsoft Teams / public, in-person attendance, Council Chambers, 6200
Southcenter Blvd, Tukwila, WA 98188
Call to Order
Vice Chair Mann called the meeting to order at 6:30 p.m.
Roll Call
The PC Secretary took roll call.
Present: Vice Chair Sharon Mann, Commissioners Louise Strander, Dennis Martinez, and Martin Probst
Excused
Absence: Commissioner Alexandria Teague
Unexcused
Absence: Chair Apneet Sidhu
Staff: Director Nora Gierloff, American Institute of Certified Planners (AICP), Department of
Community Development (DCD); Long Range Planning Manager Nancy Eklund, AICP, DCD;
Senior Planner Neil Tabor, AICP, DCD and PC Secretary Wynetta Bivens
Approval of Minutes
Commissioner Strander moved to adopt the 6/22/23 PC minutes. Commissioner Martinez seconded the
motion. Motion passed.
Written General Public Comments
No submittals.
Unfinished Business
• Middle Housing Recommendations — An update on Middle Housing project with suggested
recommendations for code updates.
Neil Tabor, Senior Planner, AICP, DCD, gave the presentation for staff. He stated that the meeting is a
continuance from previous discussions with the Planning Commission about Middle Housing (MH). He stated
that he would be giving a joint presentation with the consultant team on the summary of MH. An overview
was given on the outreach received thus far and some of the general suggested code updates.
He started the presentation with background information noting that 1.27 million new housing units are
needed in Washington by 2044. He noted that a shortfall in new housing production occurred statewide
between 2000-2015, while Tukwila's housing growth between 2006-2018 lagged significantly behind other
cities in the region. Between 2019 and present, Tukwila saw far greater housing production than previous
year, but with the housing growth predominantly coming from new 55+ apartments. Tukwila needs to create
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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PC Meeting
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250 new net housing units per year until 2044 to meet the allocated housing target. He provided a
breakdown of some additional housing background. Housing cost increased 56% for median single family
between 2018-2023; almost 50% of renters are cost burdened and 23% are severely cost burdened, paying at
least 50% of their income toward housing, etc. He noted that these projections are released 3-4 years after
the data collection, meaning the 2015-2019 data sample may not fully encompass current trends.
Neil also went over the MH survey community feedback noting that 30% of the residents had no concern
over MH, that support for the availability of more housing options was wanted, and that privacy and parking
were the primary concerns. He also provided a re -cap on some legislative allowances and restrictions
and/or requirements for HB1337 and HB1110, both of which must be adopted by 6/1/25. Tukwila must
allow a minimum of six of nine housing types in the city.
He also provided some historical context on residential codes and the trends for Low Density Residential
(LDR). The focus, at this time, is primarily on the LDR area, but he provided some history on the Median
Density Residential (MDR), and High Density Residential (HDR) zones.
Neil Heller, Principal, Neighborhood Workshop, a consulting firm that helps with ideas and projects to
strengthen and develop neighborhoods, presented on Tukwila low-density residential regulatory standards
and testing of potential code amendments. He explained that they use a prototype builder return on
community (ROC) model to test modifications for more affordable home ownership. He discussed the
process he used to research and experiment with changes to regulatory standards and how those differences
could change the costs of development of various housing types along with their expected purchase or rent
costs. They concluded that small cottages and duplexes are the most feasible housing types for likely owner
occupancy in Tukwila. He also went over rent prototypes modeling outcomes, which showed parking
impacts. Models were completed on housing choice opportunities for increasing affordability, what goes
directly into the models, what are some of their assumptions with return metrics, and external factors that
greatly influence processes such as building codes, finances, etc.
Ian Crozier, Associate Planner, Makers Architecture and Urban Design, presented on the MH
recommendations of code changes for the following seven key code update opportunities.
1) Lower minimum lot sizes from 6,500 sq. ft. to 5,000 sq. ft., or 3,000 sq. ft. for a cottage house.
2) Allow multiple units per lot, which would meet the HB 1110 allowance.
3) Reduce parking requirements.
4) Support market choices — such as duplex cluster housing.
5) Compact rental types, in the MDR zone.
6) Expand housing types.
7) Lower price points for ownership opportunities.
He also provided a summary recommendation for permitted dwellings, lot area, density, reduced setbacks and
increasing the height allowance from 30 feet to 35 feet and increase the design review from 2,500 sq ft. to
above 5,000 sq. ft., in addition to other dimensional standard recommendations, etc.
The presentation concluded with several questions to obtain feedback from the
commissioners.
Questions and/or recommendations raised by PC:
- Question: What percentage of land in Tukwila is residential — staff will follow up later.
Suggestion: Take into consideration when reviewing parking that a lot of
employment in Tukwila is in transportation and one or two vehicles are brought
home during off hours that will need to be parked. May need to look at parking
restrictions for commercial vehicles.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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There are unexpected expenses for homeowners who may not have the income to address them.
Would like to look at other options such as cluster housing.
- Need to think about how parking issues are resolved.
- Hold developers accountable for continued beautification.
- Focus on privacy area inside and outside the home: Back yards, play areas, etc.
- Larger than 5 -foot setbacks.
- Provide the PC with a map of the transit areas in the LDR that is not subject to
parking restrictions versus the LDR parking required areas.
New Business
None
Director's Report:
Tour of the Habitat for Humanity site in Renton was confirmed for August 10th, at 6:30 pm.
Commissioners, the Mayor, and Council Member Kruller who will be attending the tour should meet at
the site in Renton.
- Director Gierloff requested that PC confirm their attendance for PC meetings.
- The upcoming PC schedule has been created and provided for PC meetings for the remainder of the year.
The schedule includes a few additional meetings in September, October, March 2024, and possibly
January 2024. PC members that attended the meeting in person received a hard copy of the schedule. The
schedule will be emailed and later a hard copy sent to the PC that were absent.
- Staff has scheduled an open house on September 20th at Foster High School.
- To make it easier, PC will start receiving packets that include existing elements showing the proposed
text changes in a "track changes" format, as well as in a "clean" format. Staff will provide PC members
with a 3 -ring binder for the hole -punched packet materials.
Inquiry was made on the status of the vacant PC position. Background checks are in progress, once
completed, interviews with be scheduled with the Mayor, the City Council President and Director
Gierloff.
- Inquiry was made on the absenteeism. It was noted there have been multiple meetings when there's been
only four Commissioners. Director Gierloff stated that four positions are up for reappointment. Terms
expire 12/31/23 and that is a factor that will be considered. It was suggested that vacant PC positions be
advertised in the Hazelnut. It was pointed out this has happened recently. A total of eight applications
were received for the vacant position to choose from.
- Inquiry on whether there is any other construction almost finalized. It was noted that there are two design
reviews projects.
For the record, the PC Secretary noted that due to computer problems and phone tag, there were some
difficulties receiving Commissioner Teague's response regarding her attendance at the meeting.
Commissioner Teague was able to connect by phone at 6:35 pm on 7/27 to inform the PC Secretary of her
absence. Commissioner Teague's absence is excused.
Adjourned: 8:15 p. m.
Commissioner Martinez moved to adjourn; Commissioner Strander seconded the motion. All were in favor of
adjourning.
Submitted by: Wynetta Bivens
PC Secretary
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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4
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning Commission
FROM: Nancy Eklund, AICP, Long Range Planning Manager
DATE: August 14, 2023
SUBJECT: Tukwila 2024-2044 Comprehensive Plan — Draft Parks, Recreation, and Open
Space Element
BACKGROUND
The Tukwila Comprehensive Plan ("Comp Plan") includes a Parks, Recreation, and Open Space
Element. Although a parks and recreation element is listed in RCW 36.70A.070 as a "mandatory
element," it is not required because the state did not provide funding to assist in developing
local elements when this provision was added to the GMA, although park and recreation
facilities are considered important to plan for and fund (RCW 36.70A.070(8)).
Tukwila's Parks Department has historically funded development of a Parks, Recreation, and
Open Space Plan (PROS). The PROS Plan identifies how conditions have changed; identifies new
needs and priorities for parks, recreation, and open space; and aligns recommendations with
available resources for building, maintaining, and managing the system. The PROS plan was last
updated in 2020. The Parks Element goals and policies correspond directly to those developed
for the PROS plan.
The Park Commission recently reviewed the proposed changes to the Element and has
forwarded this draft on to the Planning Commission for their review. Changes proposed are
noted in "track changes" and justifications for those changes are shown in footnotes. The
Element includes the following proposed changes:
• The inventory of parks facilities has been modified to be more clearly
presented. The Department will be reviewing this section over the next few months and
may make additional updates to present clearly which facilities are the responsibility of
the City, which are jointly managed with community partners, and which are owned and
maintained by external agencies/entities.
• Text that is no longer current in the Element (e.g., population information, etc.)
has been updated.
• The Issues section reflecting public input received during the 2020 PROS Plan's
development has been updated in the element to reflect the themes that guided the
update to the PROS goals and policies.
• The goals and policies in the Parks Element have been updated to be consistent
with the 2020 PROS Plan goals and policies. In one or two instances, language may have
been added to ensure the required regional policies have been included in the City's
2024 Comprehensive Plan update.
Over the next few months, the Parks Department will review the Implementation Strategies to
update them. In 2029, the City will be required to report how well it is doing in implementing 5
INFORMATIONAL MEMO
Page 2
its Comprehensive Plans goals and policies. To facilitate this reporting, the strategies in this
Plan are being augmented with information on who will be implementing the strategies and on
what timeline the strategies are expected to be completed. The Park Commission will review
the strategies developed before forwarding the final Parks Element to the Planning Commission
for their review.
RECOMMENDATION
Staff recommends that the Planning Commission consider the draft element and approve it as
forwarded by the Park Commission at this time.
ATTACHMENTS
A. PROS Element (Edits)
B. PROS Element (Clean)
6ps://tukwilawa-my.sharepoint.com/personal/neil_tabor_tukwilawa_gov/Documents/Desktop/1. PC Info Memo - PARKS ELEMENT 8-24-23_.docx
PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
PARKS, RECREATION AND OPEN SPACE1
WHAT YOU WILL FIND IN THIS CHAPTER:
• A description of the existing facilities, operations of the system, and intergovernmental
coordination;
• A summary of issues; and
• The goals, policies and implementation strategies to guide development of the desired future parks,
recreation and open space system.
PURPOSE
Tukwila's parks, recreation and open space system provides opportunities for all residents
and workers, all ages, and all cultures and language groups to enjoy nature, gather together
and exercise. This system supports healthy lifestyles, community interaction and identity,
while supporting economic vitality. This system also provides for interaction with nature,
protection and conservation of the environment, and a walking and biking network for
physical activity and transportation.
The Parks, Recreation and Open Space Element guides decision-making that is consistent
with Washington's Growth Management Act, community priorities, and related planning
efforts and policies, which in turn are the basis for determining the future of Tukwila's parks,
recreation, and open space system. State requirements and local aspirations are fulfilled by
the Parks, Recreation and Open Space Background Report and the Parks, Recreation and
Open Space (PROS) Comprehensive Plan, which is incorporated by reference in Tukwila's
Comprehensive Plan.
EXISTING SYSTEM AND INTERGOVERNMENTAL COORDINATION
Park Lands
the location in the developed
shows of all parks and recreation resources system, comprising and
this to the in the City. Thcrc 29
system and add number of rcsourccs available arc also n Orly acres of
lands. (Figure 1}
open space
1 Changes to text found in original Comprehensive Plan have been edited to reflect the 2020 PROS plan
and the policies found there. Where information was out of date or inaccurate, it has been updated.
Proposed revisions are shown in "track changes" format. Formatting for the document will be finalized
at a later date, including formatting of the maps, tables, and figures within the entire document.
2 Changed format to present information as a table rather than text.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
' - - - • - -- e e. e In total, there are 33 in the
_ . . _ _ . park properties
City's inventory, totaling 260.7 acres of parks and open space, classified as either a Local
Park, Special Use Park or Open Space, as shown in Table X.
• Local parks are mostly located in residential areas and range in size from 0.1 acres
(Riverton Mini Park) to 10+ acres and provide places to play, gather, and/or
experience nature.
• Special use parks have a single purpose such as the golf course at Foster Golf Links, or
feature a unique facility or feature that is intended for the entire community, such as
Codiga Park or Duwamish Hill Preserve. As noted below, some sites are owned or
operated by other providers.
• Open space (and undeveloped parcels) Parks are intended for natural green space
preservation, habitat restoration or protection, or similar purpose.
Table X — Public Park Facilities in Tukwila
Number
Park Type Acres
of Parks
Local Parks 10 47.7
Special Use Parks 11 182.4
Open Space 12 30.6
33 260.7
Source: City of Tukwila Parks, Recreation, and OpenSpace
Plan, March 2023
Of the park and recreation facilities available within the City, several are provided through
agreements and easements with other entitles, such as the Tukwila School District, Highline
School District, King County, and special districts such as the Tukwila Municipal School
District.
Another recreational resource within Tukwila is its trail corridors. Trail Corridors are linear
parks that facilitate pedestrian and bicycle movement via trails in an attractive open space
setting. Trails range in length and width and may be located in utility corridors, along street
rights of way, in riparian/natural corridors, or in conjunction with other easements.
3 Provided information on the quantity and types of city parks, identifying ownership and maintenance
responsibility.
4 Called out trails to address in a specific paragraph.
s For Trails: See Pages C7 & C8 of PROS Plan Supplement. Walk and Roll Plan is noted as default resource.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
The existing System Map (Figure 1) shows the location of all parks and recreation resources
in the system, comprising developed and undeveloped park lands. Trails, schools, and
recreation sites owned by other providers are also part of this system and add to the number
of resources available in the City. There arc also nearly 29 acres of open space lands.'
(Figure 1)
Open Space Network
Although not officially mapped, there is an informal and varied network of undeveloped land,
made up of the river channel and its banks, creek corridors, landscaped yards and public
street trees, and steep valley hills, such as the State highway rights-of-way. This undeveloped
open space creates a green network that softens the impact of the urban environment in
which we live and work. Much of this informal open space network exists and will be
maintained due to community standards and environmental regulations.
Programs and Services
The City of Tukwila offers a wide range of recreational programs and public services. The
Tukwila Community Center serves a vital role by providing the majority of public recreation
programming and support services in the city. Along with the City -sponsored programs, the
number of park- and recreation -related opportunities available to Tukwila residents is
expanded through neighboring communities, public schools, private providers and non-
profits. Starfire Sports, SeaTac Community Center, Tukwila Pool, and the Matt Griffin YMCA
provide additional programs in and around Tukwila.
Intergovernmental Coordination
Tukwila relies on partnerships with several organizations and local governments to provide
services to area residents and to ensure coordination with land use policies. At the
crossroads of the regional trail system, Tukwila coordinates with the neighboring cities of
Renton and SeaTac, and other governments including King County, to plan, develop and
manage the regional trail system. Managing the city's Green/Duwamish River frontage also
requires coordination with local, King County and Statewide environmental policies and
regulations.
The City partners with area schools to increase access to sport fields and playgrounds in areas
that lack parks. The Highline and Tukwila School Districts partner with the City by leasing
6 Map will be updated.
Open Space was described earlier; and trails were moved to a separate paragraph.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
former school sites for park uses. In general, public schools also present an opportunity for
access to recreation activities since they are well distributed in the City, especially in areas
without access to park land.
In 2011, Tukwila residents voted to create the Tukwila Metropolitan Park District to fund and
operate the Tukwila Pool. This independent entity provides aquatics programming at the pool
facility located on Tukwila School District property. The City also works with King County to
expand park and recreation opportunities.
ISSUES'
Several community priorities and key needs key issues emerged as a result of outreach and
engagement activities associated with the 2020 PROS Plan. These , a include: ape
in the development thc tion the
considered of parks, recrc\ and open space system over
planning period.
Connection and Access
The city's sloping terrain, thc Green/Duwamish River, and of busy streets and major
presence
rccr ational in thc Green/Duwamish River, there arc limited connections to thc
potential
waterfront and a need to expand river access opportunities.
These issues may be addressed either by creating additional and non traditional
in finding to increase transportation
opportunities underserved neighborhoods and/or ways
alternatives to serve existing recreational sites.
Disconnected Limited Open Space Network
and
Open that that natural benefits
spaces arc undeveloped ar as offer system and/or provide
for trail water These include riverfront lands,
public use such as activities and access. sites
wooded hillsides. The benefits
ar as and/or steeply sloped environmental of open spaces arc
discussed in the Natural Environment
also element.
1icalth, the these If
and residents value protection of resources. and when acquisition of
is
property not
through is Encouraging
appropriate, maintaining open space regulation an option. and
to further these
supporting voluntary community stewardship efforts restore and preserve
builds for that
areas community and support network.
8 The list of issues provided in the existing Comprehensive Plan Parks element was from the previous PROS plan
and has been deleted. The new text below is from the 2020 Parks Plan.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
Community Gathering Spaccs
Many residents come from that value community Having
cultures especially gathering places.
welcoming for small and large to come together fosters
open and places groups a sense of
community.
Activities range from socializing to farmers markets even
could and celebrating and gathering
in the
places event of emergencies.
There limited that accommodate large within the
arc currently areas can public gatherings
to larger All the will need to be well located,
accommodate group activities. spaces safe and
accessible for a widc range of ages and abilities, and contribute to the City's identity. A
community wide could help identify the location of a large
process public gathering place.
Reinvigorated Quality Sof Existing Parks Aand Facilities
The community has expressed a desire to elevate the quality of existing parks and facilities to
make them more inviting, comfortable, and stimulating. Reinvesting and maximizing use of
existing resources resonated strongly with residents.
• Enhance basic comfort and safety.
• Stimulate park activities and formats- upgrade or expand features within existing
parks (e.g., community gardens, playgrounds, and areas for dogs).
• Address barriers — —increase maintenance and repair/restoration practices,
incorporate sustainable practices and artistic elements into parks.
Safe, Family -Friendly Places
Concern for safety often keeps community members from enjoying parks and trails. When
asked to identify barriers within the park system, respondents most frequently cited feeling
unsafe in certain areas. Respondents also frequently cited needed maintenance and
upgrades to equipment and facilities as key issues. Overall, community members are seeking
changes to support safe, family -friendly parks throughout Tukwila.
Affordable, Stimulating Experiences For All Ages
Community feedback also noted many opportunities for parks to offer greater stimulation
across all age groups- providing for more things to do and the introduction of new features,
facilities, or activities. Suggestions pointed to a need for a rich variety of elements to
support multiple types of activities, especially those catering to young children, older youth,
teens, adults, and seniors. The Older Adults Recreational Services Needs Assessment (2019)
also highlighted a need to address social isolation among older adults, which can lead to
significant health issues. Community members are looking for better activation of spaces and
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
more stimulating experiences. They also noted affordability as an important quality to
maintain.
Close Interaction With Nature
Getting out in nature is the top reason respondents indicated for spending time in Tukwila
parks. Whether getting out to observe, relax, or exercise, community members enjoy close
interaction with nature. Further, participants identified providing natural, low impact places
that support wildlife habitat as the top idea for improving parks and recreation in the city.
Community members value Tukwila's abundant natural elements: forests, Tukwila Pond, the
Green/Duwamish River, native plants, and animals (particularly salmon). Another high
priority was expanding programs and activities related to nature and outdoor recreation
activities, such as wildlife watching, guided hikes, and Wildlife Fairs.
Fun Fitness Opportunities
Exercising, playing, and dog walking are among the most popular activities that draw
residents to Tukwila's parks. Community members also value open grass areas for play and
pick-up sports. Overall, features and programs that support fitness are an important part of
Tukwila's system. Beyond competitive sport facilities, participants
are looking for fun play and fitness activities that bring exercise regimes to parks, expand or
close gaps in the trail network (specifically east -west connectors and loops), and respond to
current trends. Providing a variety of enjoyable
ways to stay fit and healthy is particularly crucial in Tukwila, where recent studies show fewer
people exercise as compared to the King County average.
Expanded Parks/Preserved Open Space
Community members conveyed a sense of urgency around preserving sufficient open space
for future generations to enjoy. Residents appreciate convenient access to parks and green
space for fresh air, exercising, socializing,
dog walking, and screen breaks. Particularly with Tukwila's share of denser housing types
(over 60% of housing includes four or more units), anticipated residential development, and
limited land available for new parks, it is crucial to acquire park land to keep pace with
growth. Strategically acquiring land to grow the system may broaden park access to ensure
that every resident is no more than a 10 -minute walk from a high-quality place to play,
exercise, enjoy nature, or link to a trail.
Cultural Heritage Inspiration
A strong connection to cultural roots stood out as a distinguishing aspect of Tukwila's system.
The rich cultural heritage of Tukwila can be traced back to the indigenous people of the area.
Participants emphasized the importance of respecting tribal traditions and values. One of the
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
top ideas for improving the system is to create unique places that reflect Tukwila's character,
history, or culture. Expanding cultural arts programming, cultural celebrations, and
educational events are community members' highest program -related priorities. Indigenous
peoples' links to nature, stories, arts, and other practices provide inspiration that can be
conveyed through physical designs, as well as
through programming. Participants expressed a desire to hold cultural events as a way to
bring people of different cultures together. The City can explore ways to support these
community led gatherings within parks and community facilities.
Vibrant Urban Water Centerpiece
Community members see the Green/Duwamish River and Tukwila Pond Park as major assets
that could be further accentuated as a focus of the system. The waters and banks of the 12.5 -
mile segment of the river sustain fish and wildlife and provide a serene backdrop to nearby
parks and trails. Tukwila can continue to lead in restoring this urban ecosystem and
maintaining the health of the river. Numerous responses captured a desire to invest in parks
and habitat restoration of green spaces along the river and within Tukwila Pond Park.
Additional ideas involved expanding river -related recreational activities, such as canoeing or
kayaking, and activating portions of the Green River Trail with vendors, cafes, and river -facing
patios.
Lively Park -Adjacent Commerce
Participants described nearby food, cafes, and other businesses as an important means of
better activating parks. They pinpointed the synergy created between parks and commerce
and expressed a desire to see more local businesses and development around parks to
stimulate park use. Providing places to gather and eat was also rated among the top ideas for
making parks and recreation better in Tukwila. In addition to providing traditional picnic and
gathering areas in parks, nearby commerce could help meet needs of busy residents,
workers, and families with convenient access to refreshments and park -facing seating areas.
Convenient, Accessible System
Participants identified unsafe, or lack of, pedestrian and bicycle connections as predominant
reasons preventing park use. A long-term goal is for every Tukwila resident to be within a
safe 10 -minute walk from a quality park or green space. Improving walking paths, bike
routes, and trails and closing gaps in the system will facilitate safe and comfortable access.
Lack of convenient public transportation was also indicated as a top barrier. Another critical
need involves improved promotion and wayfinding around parks. Not knowing where
Tukwila parks are located was the top reason respondents identified that keeps them from
using parks. Overall, residents seek to maximize use of park and facility resources by making
access more comfortable and convenient.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
Population Growth and Changing Demographic;'
PREPARING FOR FUTURE GROWTH
Tukwila's population has grown slowly in the past with an average annual growth rate of
2.09% between years 2015 and 2023. This was far lower than the county -wide average but
only about one-third the rate of growth in the nearby jurisdictions of Renton, Kent and
Burien.
In terms of housing unit growth, over the past six years there has been a modest increase in
multi -family construction, with nearly 1,350 units constructed and more underway. This
development has occurred in the northeast part of the Southcenter District and along the
Tukwila International Boulevard Corridor. Per King County's adopted Growth Targets, Tukwila
must plan for and accommodate 6,500 net new housing units between 2019 and 2044, or
roughly another 5,200 between 2023 and 2044 at a pace of about 250 new units per year.
New growth may occur in the Tukwila South District which is zoned for intensive mixed use
development, within the Southcenter District, existing higher density mixed use zones, and
within existing residential areas due to new state legislation that allows additional units on
single family lots. New residents and visitors will require additional services and recreation
opportunities. - - . - --
when the will occur is unknown. Change is likely to happen slowly during the
growth planning
and then increase in the urban and local centers when the tipping occurs
period growth point
for the Southccntcr and Tukwila South ar as. New residents and visitors will require
additional services and recreation opportunities.
CELEBRATING DIVERSE 0111 TI IDES
The City's base its diversity mean that Tukwila must
changing population and great cultural
be to respond to the needs its residents, in to
able anticipate and changing of order provide
that fully many different backgrounds demographics.
fecr ation services serve and
Access, Awareness Affordability
and
1 .•■ 1 i 11 \ e 1 1 1 •..•• 1
Tukwila desire that to home. Residents in
residents recreational opportunities arc close
to times locations.
particular arca youth seek affordable places play at convenient and
9 Deleted Population Growth an Changing Demographics header.
10 This section was updated to reflect current demographic data.
11 The information deleted is from the previous Parks Plan; it was rewritten as shown on pages 5 and 6 of this draft.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
EXPANDING AWARENESS
•
.. .. . .
and involvement from the to improve the The
strengthen participation public park system.
City's traditional means its services will need to beyond the
of advertising expand
recreational brochure, City website to r Tukwila's
and community signage, ach and engage
busy, diverse, multi multi lingual
cultural and population.
MAVIMIZINr_ CAPACITY
Many the City's developed have limited capacity for features due to their
of parks additional
The there is little land
small size. open spaces arc environmentally constrained and available
for Demand to thc City
expanded or additional parks. will continue grow, so will need
that do large land
creative ways of expanding recreation resources not require acquisitions.
PARTNERSHIPS
Partnering with neighboring jurisdictions, and and othcr in
private public providers, groups
Tukwila can be a means of increasing access to recreational opportunities and rccr ational
capacity.
H People Places
althicr and
expected life span and higher incidence of chronic dis ase than othcr areas of thc County.
Exercise, and access to healthy foods and outdoor spaces are all needed to support
play
happy and healthy lifestyles.
Sustainable Maintenance
that Tess than recreational function. Future improvements
and provide optimal and
decisions be tied to maintenance needs in to the
acquisition should order sustain system.
Figure 2,
GOALS, POLICIES, AND STRATEGIES
Goals and policies guide the desired future of the parks, recreation, and open space system
over the planning period. Policies reflect public needs, past and current planning efforts and
priorities, as well as strategic planning, design and management principles. The Tukwila
Parks, Recreation and Open Space System Concept Map is the graphic representation of
these goals and policies. (Figure 2)
12 Figure 2 (a PROS System Concept map) will be reformatted and updated.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
Goal 6.1: Safe, Convenient and Connected System Parks, recreation
opportunities and open spaces are close to home and work and are
interconnected by safe streets, off-street trails, and public transportation.
POLICIES
6.1.1 Create a system of close -to -home recreation opportunities, aiming for a %-mile to /2 -
mile travel distance between most residential uses and parks and recreation areas. Prioritize
historically underserved communities for open space improvements and investments.,
6.1.2 Create a system of close -to -work recreation opportunities, aiming for a %-mile to %-
mile travel distance between most employment places and parks and recreation areas.
6.1.3 Link parks to neighborhood gathering spots and other destinations in the community
and region such as schools, neighboring jurisdictions, regional parks and natural areas, and
major employment centers.
6.1.4 Improve the pedestrian and bicycle environment by creating safe and efficient
connections across busy streets, railways and the Green/Duwamish River.
6.1.5 Increase physical and scenic connectivity with the Green/Duwamish River.
6.1.6 Integrate linkages to recreation areas and open spaces when planning and designing
the transportation system.
6.1.7 Align parks and recreation programs and services with public transit service and
advertise how to attend by transit.,
Include the availability of public transportation with the design and provision of parks and
recreation programs and services.
6.1.8 Continue to provide a safely -designed and maintained trail system. "'Strive for a
safely designed and maintained trail systcm.
13 Added to address PSRC Policy En -15: Provide parks, trails, and open space within walking distance of
urban residents: Prioritize historically underserved communities for open space improvements and
investments.
14 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan Policy)
15 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan Policy)
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.1.9 Distribute public recreational facilities throughout the City so that they are easily
accessible to residents, visitors, and those who come to Tukwila to work.
6.1.10 Create a trail system that links significant community focal points, andpoints and
connects the trail network together at strategic pointsiinks the lowland and upland trails at
strategic points.,
6.1.11 Connect concentrations of commercial and retail activity with the trail network.
6.1.12 Maximize potential and capacity of existing parks and recreation resources to offset
existing and future demand.
6.1.13 Identify and create opportunities to develop parks, civic places (including schools) and
public spaces, especially in or adjacent to centers.,
Implementation Strategies'$
• Replace numerical park land level -of -service standard with an overall park land service area
distance.
• Update the Public Recreation Overlay Comprehensive Plan designation to reflect the goals of this
Element and of the Concept Map.
• Pursue trail easements in areas with natural amenities, and incorporate them into a City-wide trail
system.
16 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan Policy)
17 New Policy - added portion of PSRC Policy D-11: Identify and create opportunities to develop parks, civic places
(including schools) and public spaces, especially in or adjacent to centers.
18 Implementation strategies shown are from the existing Comprehensive Plan Parks Element and have not been
reviewed to determine if they have been completed or if the Department should develop new implementation
strategies yet. The Parks department will review these Implementation Policies and return the revised set to the
Parks Board for their review. The City will be required to document how successful it has been at making progress
on these strategies within 5 years of the Comp Plan's adoption. We will need to format the implementation
strategies as follows to provide the accountability needed.
Policy being
supported by
Implementation
Strategy
Strategy
Potential Partners
Time Frame for Action
List number of
policy
List Implementation strategy
Who will work on the item — e.g., Parks staff,
the Parks Board, Public Works, the City
Council,... etc.
Time frames, e.g.:
Near Term — years 2024 to 2029
Mid Term — years 2029 to 2034
Long Term — years 2034-2039
Ongoing.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
• Seek trail easements from willing private property owners where no public right-of-way is
available for a link in the network,
• Consider the street sidewalk system as a link in the connecting network, when necessary.
Goal 6.2: A Network of Green Spaces- Recreational amenities, historical sites,
rivers, wetlands, creeks, and other natural resources that are connected to
each other and neighboring networks of lands. This network defines Tukwila
as Northwest city, and includes visually significant bands of vegetation and
that contraest with the built environment, and restoration and protection of
wildlife habitat, especially for salmon.:
POLICIES
6.2.1 Recognize that the City's open space network will be made up of public and private
lands that provide or have the potential to provide, many different the following functions
- Passive recr resources;
ational
- Non transportation links between lands;
motorized network
- Flood control functions and stormwatcr detention;
- Water biofiltration;
quality enhancement, such as
- Preservation to landmarks that help the
of and public access community make up
City's identity, including the historic
river and sites;
- Urban forest and enhancement, and vegetated corridors;
preservation
- Wildlife habitat and opportunities for salmon habitat enhancement; and/or
- Other benefit.
public
6.2.2 Use the following as to select and acquire for or donation
guidance public purchase
U
Provides access to or along the river, other waterway, or a wetland;
public
- Provides a corridor for a trail network connection;
- Has to fill in the system, including under served neighborhoods;
potential .aps park
- Protects important the
natural resources and/or other elements of natural
environment;
- Would be developed for that the function
otherwise a use will reduce open space of
the
property;
- Provides buffer between industrial highways,
a residential ares and ares, and
railways; and/or
- Provides benefit.
other public
19 Policy in removed from PROS Plan at last update. Being removed here to keep the two documents consistent.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.2.32 Retain and expand the open space network through acquisition, donation, easements,
partnerships and regulation.
6.2.43 Coordinate with other regional and local plans to complement and enhance the
Tukwila open space network.
6.2.64 Integrate natural features, such as daylighting streams, and adding trees, shrubs, and
other plants into the built environment, including residential, commercial, and industrial
areas.
6.2.65 Pursue efforts that) ncrease the public's awareness and stewardship of the City's open
space resources and benefits, including examples such as organizing volunteer events,
developing and distributing informationsuch as volunteer events and development and
distribution of information.'
6.2.6 Monitor and maintain natural areas to control invasive species and other impacts.'
6.2.7 Co -locate public infrastructure, environmental and recreational projects when
practicable.'
Implementation Strategies
• Apply a range of measures to preserve and protect the open space network, including:
o Sensitive areas regulations.
o Shoreline regulations.
o Land altering regulations. a Landscaping regulations. a Tree regulations.
o Parks Impact Fees.
• Pursue acquisition and development of the high-priority needs through the Capital
Improvement Program (CIP), as guided by the Parks, Recreation, and Open Space Plan.
• Develop property dure sale and review
procedures with local public and private agencies for potential open space acquisition
sites.24
• Maintain and protect undeveloped rights-of-way within or adjacent to parks and the open
space network.
20 Text rearranged to reflect policy in 2020 Plan.
21 Policies 6-2.6 and 6-2.7 are new to the PROS Plan and have been added here to the Comp Plan PROS Element.
22 Policy from PROS plan added here.
23 To be formatted as required at future date.
24 Implementation strategy in the existing 2020 RPSO plan — new language for some strategies.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
• Work with property owners and encourage non -purchase options, including conservation
easements, current use assessment, and development covenants. Accept donations of
properties where public benefit is anticipated or planned.
• Design site planning and subdivision standards that offer flexibility and reflect the
purpose of open space network areas.
• Develop a comprehensive vision for recreation along the Green/Duwamish River Corridor.
• Update tree protection and clearing regulations that achieve open space network and
natural environment goals and policies.
• Pursue Support an urban forestry program to implement policies in the Natural
Environment element of the Comprehensive Plan.
• Conduct •-,d maintain a city-wide tree inventory, and identify ways to improve and
increase the urban tree canopy.
• Maximize external funding opportunities and seek matching funds from other sources, for
the purchase of open space lands identified for acquisition.
• Continue to work with businesses, private property owners and volunteers to maintain
and foster stewardship of open space areas.
Goal 6.3: A Sense of Community - Tukwila's parks and recreation
opportunities build community cohesion by providing places and programs for
social interaction and gatherings of all sizes, with designs that strengthen
community identity.
POLICIES
6.3.1 Design and recreation facilities that encourage social interaction and the
parks
of large and small
gathering groups"6
6.3.2 Design parks and recreation facilities that celebrate unique features of Tukwila and
that to life neighborhood needs. These futures
contribute quality of and should reflect
neighborhood height, bulk
and scale.
6.3.3' Sponsor Hold community events that encourage interaction between neighbors and
celebrate the diversity of Tukwila.
6.3.4? Interpret local culture, history and environment throughout the system.
zs The policies are as shone in the magazine.
26 Deleted policy found in Comp Plan - policy was not included in PROS plan.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.3.M Integrate art throughout the City, guided by the Work with Tukwila Municipal Arts
Commission to Plan.integrate art throughout the City.
6.3.65 Leverage the opportunities presented by multiple redevelopment projects to expand
Tukwila's park and trails system into Tukwila South and Southcenter, serving the needs of new
residents, as well as visitors and workers of this evolving area.Support plans, policies, projects and
to expand and improve the in the Southcenter,
programs park and open space system
new facilities that the residents, while
and programs enhance overall experience of also
the needs business owners visitors.
considering of employees, and
6.3.7 Where f to buffers between residential and
asiblc, acquire parks serve as uses
industrial highways railways.
ares, or
Implementation Strategies 27
• Add places for social gathering by adding features in parks with existing capacity and in
new facilities.
• Increase access to places for social gathering in identified focus areas of the Parks,
Recreation and Open Space Plan.
• Identify and secure a suitable location for a larger -scale public gathering space — including
but not limited to the Southcenter/Tukwila Urban Center area and the Tukwila
International Boulevard area — per the Parks, Recreation, and Open Space Plan.
• Develop design guidelines to ensure that uses and structures adjacent to parks recognize
and complement open spaces and public amenities.
• Prepare standards and guidelines for parks and open spaces that ensure access to
sunlight, a sense of security, seating, landscaping, accessibility, and connections to
surrounding uses and activities.
• Work with public agencies to incorporate public spaces as an important element of major
public transportation, utilities and facilities projects.
• Develop strategies for public-private partnerships that will result in public open spaces to
serve as focal points and settings for special events and other activities.
• Examine alternative spaces for each neighborhood in identified park access gap areas that
could be used to create a neighborhood gathering spot.
• Consider Consider locating parklets in commercial areas, such as in the vicinity of Tukwila
International Boulevard and the Tukwila Urban Center/Southcenter area.
• Partner with Tukwila Village to activate Sullivan Center and expand opportunities for
social ancr ins -ohesion.ovidc a socia spaee
gatherings -l -gathering
27 These implementation strategies will also need be needed.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
• Develop and implement a parks and public spaces beautification program that includes
public art, landscape and lstreetscape enhancements, formal, informal, seasonal and
annual plantings, installation of hanging floral baskets and banners, new park furnishings,
security lighting, etc.
Goal 6.4: Opportunities for All- Tukwila's parks, recreation opportunities and
public services offer something for all ages, abilities, and cultures, in settings
locations and times that are convenient to as many as possible.
POLICIES
6.4.1 Offer flexible recreation programming that is constantly improving and responding to
current trends and community desires.
6.4.2 Provide programs, activities and special events that embrace Tukwila's many
cultures, customs and interests.
6.4.3 Design accessible parks, facilities, and programs for all ages and abilities.
6.4.4 Increase the capacity at existing parks and recreation facilities to maximize use and
expand public access.
6.4.5 Provide indoor and outdoor spaces designed for increased access and flexibility of
use.
6.4.6 Consider future growth needs and planned density when providing parks and
recreation opportunities to meet community needs.
6.4.7 Expand program options through enhanced partnerships with businesses and
organizations, and through volunteerism.
6.4.8 ,Develop a city-wide special event permitting process to promote and encourage
tourism, art, culture and sports events.
28 New implementation approach added by Parks
29 New policies from Parks staff
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.4.9 Address mobility and accessibility barriers to parks, facilities, and programs through the
development and implementation of a transition plan for parks and recreation, consistent
with the Americans with Disabilities Act of 1990.
6.4.10 Ensure the provision of a variety of inclusive programs, activities, and events to better
serve persons with physical and/or developmental disabilities and adapt offerings to
encourage social inclusion and belonging.
6.4.11 Provide, promote and encourage reasonable accommodations- changes, exceptions,
modifications or adjustments to rules, policies, practices, programs or services so that a
person with a disability has an equal opportunity to use and enjoy parks and recreation
facilities, parks and programs.
6.4.12 Provide, promote, and encourage meaningful language access so that persons with
Limited English Proficiency (LEP) can realize improved access to department programs,
services, and information, consistent with Title VI of the Civil Rights Act of 1964.
Implementation Strategies,
• Use innovative outreach strategies to determine community desires and priorities in
developing and locating program offerings.
• Add places for unstructured play by adding features in parks with existing capacity, as
identified in the Parks, Recreation and Open Space Plan.
• Increase access to unstructured play in identified focus areas of the Parks, Recreation, and
Open Space Plan.
• Continue to seek locations for new multi -use all-weather and lighted sports fields and ball
sport courts at sites with adequate capacity, as identified in the Parks, Recreation and
Open Space Plan.
• Partner with the Highline, Tukwila, and Seattle school districts, the Tukwila Metropolitan
Park District, King County, neighboring jurisdictions and other providers, to improve
community access to programs and services during non -school hours.
• Identify locations and funding for a facility serving the Tukwila International Boulevard
area.
• Develop a Recreation Program Plan that addresses all programs and services of the
Department's programming functions, including activity selection, type, and scope of
programs, trend analysis and program lifecycle, -and outreach initiatives.
30 Put Implementation into a table, and Existing and new policies added by Parks staff.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
• Recruit instructors and coordinators from different cultural backgrounds to introduce the
community to activities and events from their culture.
• Incorporate measures of participation diversity into program performance targets and
encourage program offerings that reflect trending topics and interests.
• Develop and implement an ADA Transition Plan that prioritizes the elimination of physical
barriers to parks, facilities, and programs.
.-Develop and implement a Language Access Plan- the process by which the Department
will provide meaningful access to parks and recreation programs, services and activities
for persons with LEP.
Goal 6.5: Safe, Inviting, and Affordable- Parks and facilities are safe, well
maintained and clean, and programs and services that are welcoming and
accessible for all people.
POLICIES
6.5.131
6.5.2 Design parks and public spaces using accepted public safety standards such as Crime
Prevention through Environmental Design Principles (CPTED) or Defensible Space.
6.5.242 Reflect the highest standard of design quality in public developments to
enhance neighborhood quality and set a high design standard for private development.
6.5.343 Develop site-specific master plans or site designs that guide all major park
improvements and that achieve cohesive design and efficient phasing of projects.
6.5.454 Involve the community, including expected users and neighborhood residents,
in implementation.
appropriate aspects of capital project and program planning and
6.5.665 Involve community partners and volunteers in the construction and
maintenance of parks to increase the sense of public ownership and reduce City costs.
6.5.6-76 Increase access to affordable, free, or reduced -cost programs and services.
6.5.747 Expand awareness of the full range of program offerings and recreation
options made available by the City and others.
31 Formatting of this document
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.5.8 Maintain parks and public spaces so that they are safe, clean, and welcoming.
Implementation Strategiesi
• Create a toolkit that provides updated guiding principles and actionable tactics to inform
park planning, design and development so that parks, trails and open spaces are more
inviting, welcoming and foster opportunities for greater belonging. Design guidelines
should include example landscape designs, treatments, furnishings and functionality that
desired most amongst the diverse cultures of Tukwila.
• i.mplcmcnt dcsign
-Bevel-ay and updatcd park guidclincs and policics.
• Expand recreation programming and services in identified focus areas of the Parks,
Recreation and Open Space Plan, using a combination of mobile programming, classes
and activities held at City -owned and school district -owned locations, and other sites as
appropriate.
• Refine the cost -recovery framework to increase affordability of all programs.
• Pursue alternative service delivery models, such as mobile programming at employment
areas, to enhance programming options and convenience.
• Partner with Highline, Seattle and Tukwila school districts, Tukwila Metropolitan Park
District, King County, neighboring jurisdictions and other providers, to improve
community access to programs and services.
• Expand and enhance volunteer programs and opportunities.
• Expand and diversify outreach efforts to increase awareness of and involvement in parks
programs.
• Develop and implement a procedure for working with expected park users and
neighborhood residents when developing new parks or land features, or adding programs
to existing parks.
• Develop a sponsorship program to support low/no-cost programming and expanded
events and activities.
• Secure a non-profit partner to serve as a fiscal sponsor/foundation supporting Tukwila
Parks and Recreation.
Goal 6.6: Healthy People and Places - Parks and recreation opportunities that
promote healthy, active lifestyles are designed and managed to engage and
enhance the natural environment and the local economy.
POLICIES
32 Will format into table; Parks staff added implementation strategies.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.6.1 Provide services for all ages to encourage community members to try new activities
and build a habit of healthy living.
6.6.2 Promote healthy food choices and active living programs as a central focus for
community education.
6.6.3 Strive to create Ensure that projects and programs that create a provide social,
economic, and environmental benefit to the community.33
6.6.4 Leverage the park, recreation, and open space system to meet the needs of the
residents while considering economic development and needs of visitors, business, and
cmployccsworkers.
6.6.5 Provide public education resources and volunteer opportunities to promote
understanding and appreciation of Tukwila's natural environment and Green/ Duwamish River
ecosystem, while building an environmental stewardship ethic in the community.
6.6.6 Encourage and support the use of public lands for urban agriculture activities
6.6.7 Promote urban agriculture activities through existing and new programming armor
partnerships.
6.6.87 Consider long-term management, operations, and maintenance needs when
implementing new projects and programs.
6.6.98 Employ best practices in managing facilities, parks, and open space areas, and provide
continuing education for City staff on these practices.
Implementation Strategies
• Provide accessible programs and classes that promote healthy activity and food choices
for residents of all ages.
• Develop a volunteer project database to serve as a clearinghouse for Citywide volunteer
opportunities.
• Work with volunteer organizations and the City of Tukwila Parks Commission to identify
ways to strengthen the park system.
33 Revised Plan to be consistent with 2020 plan
34 Combined 6.6.6 and 6.6.7 (as in PROS Plan)
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
• Continue to provide a variety of volunteer programsopportunities multiple programs and
business units , nature walks and interpretive services, as well as use of social media and
public outreach, to foster Tong -term support and stewardship.
• Cr ate an environmental stewardship staff position to coordinate with other City
Departments and volunteer organizations.
• Increase environmental stewardship and awareness by offering food system and urban
agriculture programs and classes. Identify joint -use agreements for publicly- or privately -
owned sites for uses such as urban farms, community gardens and pea patches.
• Seek development incentives, grants, and other funding sources, including public-private
partnerships, to support development of urban agriculture sites and programming.
• Review development regulations for barriers to implementing urban agriculture activities.
• Identify the preferred location for an additional community garden, which may include a
children's learning garden.
• Encourage and support farmers' market opportunities that are accessible to all residents.
• Develop and implement system -wide environmental strategies for management and
operations.
• Co -locate public infrastructure, environmental and recreational projects where practical.
• Conduct maintenance efficiency improvements to better align smaller parks with the way
these sites are used by the public.
• Develop and use integrated pest management plans for all parks, with the least hazard to
people, property and the environment.
• Regularly maintain and monitor natural areas to control invasive species and other
impacts.
• Incorporate designs with green infrastructure, water and energy efficiency, recycling,
waste prevention and low -impact design storm water management, that reduce
environmental impacts.
• Implement recycling opportunities at all parks and facilities.
RELATED INFORMATION
Parks, Recreation and Open Space Background Report
Parks, Recreation and Open Space (PROS) Plan and technical appendices
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
PARKS, RECREATION AND OPEN SPACE1
WHAT YOU WILL FIND IN THIS CHAPTER:
• A description of the existing facilities, operations of the system, and intergovernmental
coordination;
• A summary of issues; and
• The goals, policies and implementation strategies to guide development of the desired future parks,
recreation and open space system.
PURPOSE
Tukwila's parks, recreation and open space system provides opportunities for all residents
and workers, all ages, and all cultures and language groups to enjoy nature, gather together
and exercise. This system supports healthy lifestyles, community interaction and identity,
while supporting economic vitality. This system also provides for interaction with nature,
protection and conservation of the environment, and a walking and biking network for
physical activity and transportation.
The Parks, Recreation and Open Space Element guides decision-making that is consistent
with Washington's Growth Management Act, community priorities, and related planning
efforts and policies, which in turn are the basis for determining the future of Tukwila's parks,
recreation, and open space system. State requirements and local aspirations are fulfilled by
the Parks, Recreation and Open Space Background Report and the Parks, Recreation and
Open Space (PROS) Comprehensive Plan, which is incorporated by reference in Tukwila's
Comprehensive Plan.
EXISTING SYSTEM AND INTERGOVERNMENTAL COORDINATION
Park Lands2
In total, there are 33 park properties in the City's inventory, totaling 260.7 acres of parks and
open space, classified as either a Local Park, Special Use Park or Open Space, as shown in
Table X.
1 Changes to text found in original Comprehensive Plan have been edited to reflect the 2020 PROS plan
and the policies found there. Where information was out of date or inaccurate, it has been updated.
Proposed revisions are shown in "track changes" format. Formatting for the document will be finalized
at a later date, including formatting of the maps, tables, and figures within the entire document.
2 Changed format to present information as a table rather than text.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
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Existing Comprehensive Plan (with proposed changes)
• Local parks are mostly located in residential areas and range in size from 0.1 acres
(Riverton Mini Park) to 10+ acres and provide places to play, gather, and/or
experience nature.
• Special use parks have a single purpose such as the golf course at Foster Golf Links, or
feature a unique facility or feature that is intended for the entire community, such as
Codiga Park or Duwamish Hill Preserve. As noted below, some sites are owned or
operated by other providers.
• Open space (and undeveloped parcels) Parks are intended for natural green space
preservation, habitat restoration or protection, or similar purpose.
Table X — Public Park Facilities in Tukwila
3
Park Type
Number
of Parks
Acres
Local Parks 10 47.7
Special Use Parks 11 182.4
Open Space 12 30.6
33 260.7
Source: City of Tukwila Parks, Recreation, and OpenSpace
Plan, March 2023
Of the park and recreation facilities available within the City, several are provided through
agreements and easements with other entitles, such as the Tukwila School District, Highline
School District, King County, and special districts such as the Tukwila Municipal School
District.
Another recreational resource within Tukwila is its trail corridors. Trail Corridors4 5are linear
parks that facilitate pedestrian and bicycle movement via trails in an attractive open space
setting. Trails range in length and width and may be located in utility corridors, along street
rights of way, in riparian/natural corridors, or in conjunction with other easements.
The existing System Map6 (Figure 1) shows the location of all parks and recreation resources
in the system, comprising developed and undeveloped park lands. Trails, schools, and
3 Provided information on the quantity and types of city parks, identifying ownership and maintenance
responsibility.
4 Called out trails to address in a specific paragraph.
5 For Trails: See Pages C7 & C8 of PROS Plan Supplement. Walk and Roll Plan is noted as default resource.
6 Map will be updated.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
recreation sites owned by other providers are also part of this system and add to the number
of resources available in the City. '
(Figure 1)
Open Space Network
Although not officially mapped, there is an informal and varied network of undeveloped land,
made up of the river channel and its banks, creek corridors, landscaped yards and public
street trees, and steep valley hills, such as the State highway rights-of-way. This undeveloped
open space creates a green network that softens the impact of the urban environment in
which we live and work. Much of this informal open space network exists and will be
maintained due to community standards and environmental regulations.
Programs and Services
The City of Tukwila offers a wide range of recreational programs and public services. The
Tukwila Community Center serves a vital role by providing the majority of public recreation
programming and support services in the city. Along with the City -sponsored programs, the
number of park- and recreation -related opportunities available to Tukwila residents is
expanded through neighboring communities, public schools, private providers and
nonprofits. Starfire Sports, SeaTac Community Center, Tukwila Pool, and the Matt Griffin
YMCA provide additional programs in and around Tukwila.
Intergovernmental Coordination
Tukwila relies on partnerships with several organizations and local governments to provide
services to area residents and to ensure coordination with land use policies. At the
crossroads of the regional trail system, Tukwila coordinates with the neighboring cities of
Renton and SeaTac, and other governments including King County, to plan, develop and
manage the regional trail system. Managing the city's Green/Duwamish River frontage also
requires coordination with local, King County and Statewide environmental policies and
regulations.
The City partners with area schools to increase access to sport fields and playgrounds in areas
that lack parks. The Highline and Tukwila School Districts partner with the City by leasing
former school sites for park uses. In general, public schools also present an opportunity for
access to recreation activities since they are well distributed in the City, especially in areas
without access to park land.
Open Space was described earlier; and trails were moved to a separate paragraph.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
In 2011, Tukwila residents voted to create the Tukwila Metropolitan Park District to fund and
operate the Tukwila Pool. This independent entity provides aquatics programming at the pool
facility located on Tukwila School District property. The City also works with King County to
expand park and recreation opportunities.
ISSUES'
Several community priorities and key needs emerged as a result of outreach and
engagement activities associated with the 2020 PROS Plan. These include:
Reinvigorated Quality of Existing Parks and Facilities
The community has expressed a desire to elevate the quality of existing parks and facilities to
make them more inviting, comfortable, and stimulating. Reinvesting and maximizing use of
existing resources resonated strongly with residents.
• Enhance basic comfort and safety.
• Stimulate park activities and formats- upgrade or expand features within existing
parks (e.g., community gardens, playgrounds, and areas for dogs).
• Address barriers — increase maintenance and repair/restoration practices,
incorporate sustainable practices and artistic elements into parks.
Safe, Family -Friendly Places
Concern for safety often keeps community members from enjoying parks and trails. When
asked to identify barriers within the park system, respondents most frequently cited feeling
unsafe in certain areas. Respondents also frequently cited needed maintenance and
upgrades to equipment and facilities as key issues. Overall, community members are seeking
changes to support safe, family -friendly parks throughout Tukwila.
Affordable, Stimulating Experiences For All Ages
Community feedback also noted many opportunities for parks to offer greater stimulation
across all age groups- providing for more things to do and the introduction of new features,
facilities, or activities. Suggestions pointed to a need for a rich variety of elements to
support multiple types of activities, especially those catering to young children, older youth,
teens, adults, and seniors. The Older Adults Recreational Services Needs Assessment (2019)
also highlighted a need to address social isolation among older adults, which can lead to
significant health issues. Community members are looking for better activation of spaces and
more stimulating experiences. They also noted affordability as an important quality to
maintain.
8 The list of issues provided in the existing Comprehensive Plan Parks element was from the previous PROS plan
and has been deleted. The new text below is from the 2020 Parks Plan.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
Close Interaction With Nature
Getting out in nature is the top reason respondents indicated for spending time in Tukwila
parks. Whether getting out to observe, relax, or exercise, community members enjoy close
interaction with nature. Further, participants identified providing natural, low impact places
that support wildlife habitat as the top idea for improving parks and recreation in the city.
Community members value Tukwila's abundant natural elements: forests, Tukwila Pond, the
Green/Duwamish River, native plants, and animals (particularly salmon). Another high
priority was expanding programs and activities related to nature and outdoor recreation
activities, such as wildlife watching, guided hikes, and Wildlife Fairs.
Fun Fitness Opportunities
Exercising, playing, and dog walking are among the most popular activities that draw
residents to Tukwila's parks. Community members also value open grass areas for play and
pick-up sports. Overall, features and programs that support fitness are an important part of
Tukwila's system. Beyond competitive sport facilities, participants
are looking for fun play and fitness activities that bring exercise regimes to parks, expand or
close gaps in the trail network (specifically east -west connectors and loops), and respond to
current trends. Providing a variety of enjoyable
ways to stay fit and healthy is particularly crucial in Tukwila, where recent studies show fewer
people exercise as compared to the King County average.
Expanded Parks/Preserved Open Space
Community members conveyed a sense of urgency around preserving sufficient open space
for future generations to enjoy. Residents appreciate convenient access to parks and green
space for fresh air, exercising, socializing,
dog walking, and screen breaks. Particularly with Tukwila's share of denser housing types
(over 60% of housing includes four or more units), anticipated residential development, and
limited land available for new parks, it is crucial to acquire park land to keep pace with
growth. Strategically acquiring land to grow the system may broaden park access to ensure
that every resident is no more than a 10 -minute walk from a high-quality place to play,
exercise, enjoy nature, or link to a trail.
Cultural Heritage Inspiration
A strong connection to cultural roots stood out as a distinguishing aspect of Tukwila's system.
The rich cultural heritage of Tukwila can be traced back to the indigenous people of the area.
Participants emphasized the importance of respecting tribal traditions and values. One of the
top ideas for improving the system is to create unique places that reflect Tukwila's character,
history, or culture. Expanding cultural arts programming, cultural celebrations, and
educational events are community members' highest program -related priorities. Indigenous
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
peoples' links to nature, stories, arts, and other practices provide inspiration that can be
conveyed through physical designs, as well as
through programming. Participants expressed a desire to hold cultural events as a way to
bring people of different cultures together. The City can explore ways to support these
community led gatherings within parks and community facilities.
Vibrant Urban Water Centerpiece
Community members see the Green/Duwamish River and Tukwila Pond Park as major assets
that could be further accentuated as a focus of the system. The waters and banks of the 12.5 -
mile segment of the river sustain fish and wildlife and provide a serene backdrop to nearby
parks and trails. Tukwila can continue to lead in restoring this urban ecosystem and
maintaining the health of the river. Numerous responses captured a desire to invest in parks
and habitat restoration of green spaces along the river and within Tukwila Pond Park.
Additional ideas involved expanding river -related recreational activities, such as canoeing or
kayaking, and activating portions of the Green River Trail with vendors, cafes, and river -facing
patios.
Lively Park -Adjacent Commerce
Participants described nearby food, cafes, and other businesses as an important means of
better activating parks. They pinpointed the synergy created between parks and commerce
and expressed a desire to see more local businesses and development around parks to
stimulate park use. Providing places to gather and eat was also rated among the top ideas for
making parks and recreation better in Tukwila. In addition to providing traditional picnic and
gathering areas in parks, nearby commerce could help meet needs of busy residents,
workers, and families with convenient access to refreshments and park -facing seating areas.
Convenient, Accessible System
Participants identified unsafe, or lack of, pedestrian and bicycle connections as predominant
reasons preventing park use. A long-term goal is for every Tukwila resident to be within a
safe 10 -minute walk from a quality park or green space. Improving walking paths, bike
routes, and trails and closing gaps in the system will facilitate safe and comfortable access.
Lack of convenient public transportation was also indicated as a top barrier. Another critical
need involves improved promotion and wayfinding around parks. Not knowing where
Tukwila parks are located was the top reason respondents identified that keeps them from
using parks. Overall, residents seek to maximize use of park and facility resources by making
access more comfortable and convenient.
1
9 Deleted Population Growth an Changing Demographics header.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
PREPARING FOR FUTURE GROWTH10
Tukwila's population has grown slowly in the past with an average annual growth rate of
2.09% between years 2015 and 2023. This was far lower than the county -wide average but
only about one-third the rate of growth in the nearby jurisdictions of Renton, Kent and
Burien.
In terms of housing unit growth, over the past six years there has been a modest increase in
multi -family construction, with nearly 1,350 units constructed and more underway. This
development has occurred in the northeast part of the Southcenter District and along the
Tukwila International Boulevard Corridor. Per King County's adopted Growth Targets, Tukwila
must plan for and accommodate 6,500 net new housing units between 2019 and 2044, or
roughly another 5,200 between 2023 and 2044 at a pace of about 250 new units per year.
New growth may occur in the Tukwila South District which is zoned for intensive mixed use
development, within the Southcenter District, existing higher density mixed use zones, and
within existing residential areas due to new state legislation that allows additional units on
single family lots. New residents and visitors will require additional services and recreation
opportunities. New residents and visitors will require additional services and recreation
opportunities.
Figure 212
GOALS, POLICIES, AND STRATEGIES
Goals and policies guide the desired future of the parks, recreation, and open space system
over the planning period. Policies reflect public needs, past and current planning efforts and
priorities, as well as strategic planning, design and management principles. The Tukwila
Parks, Recreation and Open Space System Concept Map is the graphic representation of
these goals and policies. (Figure 2)
Goal 6.1: Safe, Convenient and Connected System Parks, recreation
opportunities and open spaces are close to home and work and are
interconnected by safe streets, off-street trails, and public transportation.
POLICIES
to This section was updated to reflect current demographic data.
11 The information deleted is from the previous Parks Plan; it was rewritten as shown on pages 5 and 6 of this draft.
12 Figure 2 (a PROS System Concept map) will be reformatted and updated.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.1.1 Create a system of close -to -home recreation opportunities, aiming for a %-mile to Y2 -
mile travel distance between most residential uses and parks and recreation areas. Prioritize
historically underserved communities for open space improvements and investments.13
6.1.2 Create a system of close -to -work recreation opportunities, aiming for a %-mile to %-
mile travel distance between most employment places and parks and recreation areas.
6.1.3 Link parks to neighborhood gathering spots and other destinations in the community
and region such as schools, neighboring jurisdictions, regional parks and natural areas, and
major employment centers.
6.1.4 Improve the pedestrian and bicycle environment by creating safe and efficient
connections across busy streets, railways and the Green/Duwamish River.
6.1.5 Increase physical and scenic connectivity with the Green/Duwamish River.
6.1.6 Integrate linkages to recreation areas and open spaces when planning and designing
the transportation system.
6.1.7 Align parks and recreation programs and services with public transit service and
advertise how to attend by transit.14
6.1.8 Continue to provide a safely -designed and maintained trail system.15
6.1.9 Distribute public recreational facilities throughout the City so that they are easily
accessible to residents, visitors, and those who come to Tukwila to work.
6.1.10 Create a trail system that links significant community focal points and connects the
trail network together at strategic points.16
6.1.11 Connect concentrations of commercial and retail activity with the trail network.
13 Added to address PSRC Policy En -15: Provide parks, trails, and open space within walking distance of
urban residents: Prioritize historically underserved communities for open space improvements and
investments.
14 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan Policy)
15 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan Policy)
16 The added text is as shown in the PROs Plan (Policy had been updated from the previous Comp Plan Policy)
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.1.12 Maximize potential and capacity of existing parks and recreation resources to offset
existing and future demand.
6.1.13 Identify and create opportunities to develop parks, civic places (including schools) and
public spaces, especially in or adjacent to centers.17
Implementation Strategies18
• Replace numerical park land level -of -service standard with an overall park land service area
distance.
• Update the Public Recreation Overlay Comprehensive Plan designation to reflect the goals of this
Element and of the Concept Map.
• Pursue trail easements in areas with natural amenities, and incorporate them into a City-wide trail
system.
• Seek trail easements from willing private property owners where no public right-of-way is
available for a link in the network,
• Consider the street sidewalk system as a link in the connecting network, when necessary.
Goal 6.2: A Network of Green Spaces- Recreational amenities, historical sites,
rivers, wetlands, creeks, and other natural resources that are connected to
each other and neighboring networks of lands. This network defines Tukwila
as Northwest city, and includes visually significant bands of vegetation and
that contrast with the built environment, and restoration and protection of
wildlife habitat, especially for salmon.
17 New Policy - added portion of PSRC Policy D-11: Identify and create opportunities to develop parks, civic places
(including schools) and public spaces, especially in or adjacent to centers.
18 Implementation strategies shown are from the existing Comprehensive Plan Parks Element and have not been
reviewed to determine if they have been completed or if the Department should develop new implementation
strategies yet. The Parks department will review these Implementation Policies and return the revised set to the
Parks Board for their review. The City will be required to document how successful it has been at making progress
on these strategies within 5 years of the Comp Plan's adoption. We will need to format the implementation
strategies as follows to provide the accountability needed.
Policy being
supported by
Implementation
Strategy
Strategy
Potential Partners
Time Frame for Action
List number of
policy
List Implementation strategy
Who will work on the item — e.g., Parks staff,
the Parks Board, Public Works, the City
Council,... etc.
Time frames, e.g.:
Near Term — years 2024 to 2029
Mid Term — years 2029 to 2034
Long Term — years 2034-2039
Ongoing.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
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Existing Comprehensive Plan (with proposed changes)
POLICIES
6.2.1 Recognize that the City's open space network will be made up of public and private
lands that provide, or have the potential to provide, many different functions.
6.2.2 Retain and expand the open space network through acquisition, donation, easements,
partnerships and regulation.
6.2.3 Coordinate with other regional and local plans to complement and enhance the
Tukwila open space network.
6.2.4 Integrate natural features, such as daylighting streams, and adding trees, shrubs, and
other plants into the built environment, including residential, commercial, and industrial
areas.
6.2.5 Increase the public's awareness and stewardship of the City's open space resources
and benefits, including examples such as organizing volunteer events, developing and
distributing information.20
6.2.6 Monitor and maintain natural areas to control invasive species and other impacts.,
6.2.7 Co -locate public infrastructure, environmental and recreational projects when
practicable.22
Implementation Strategies23
• Apply a range of measures to preserve and protect the open space network, including:
o Sensitive areas regulations.
o Shoreline regulations.
o Land altering regulations. a Landscaping regulations. a Tree regulations.
o Parks Impact Fees.
19 Policy in removed from PROS Plan at last update. Being removed here to keep the two documents consistent.
20 Text rearranged to reflect policy in 2020 Plan.
21 Policies 6-2.6 and 6-2.7 are new to the PROS Plan and have been added here to the Comp Plan PROS Element.
22 Policy from PROS plan added here.
23 To be formatted as required at future date.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
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• Pursue acquisition and development of the high-priority needs through the Capital
Improvement Program (CIP), as guided by the Parks, Recreation, and Open Space Plan.
• Develop property acquisition and disposition policies and procedures with local public
and private agencies for potential open space acquisition sites.24
• Maintain and protect undeveloped rights-of-way within or adjacent to parks and the open
space network.
• Work with property owners and encourage non -purchase options, including conservation
easements, current use assessment, and development covenants. Accept donations of
properties where public benefit is anticipated or planned.
• Design site planning and subdivision standards that offer flexibility and reflect the
purpose of open space network areas.
• Develop a comprehensive vision for recreation along the Green/Duwamish River Corridor.
• Update tree protection and clearing regulations that achieve open space network and
natural environment goals and policies.
• Support an urban forestry program to implement policies in the Natural Environment
element of the Comprehensive Plan.
• Conduct and maintain a city-wide tree inventory, and identify ways to improve and
increase the urban tree canopy.
• Maximize external funding opportunities and seek matching funds from other sources, for
the purchase of open space lands identified for acquisition.
• Continue to work with businesses, private property owners and volunteers to maintain
and foster stewardship of open space areas.
Goal 6.3: A Sense of Community - Tukwila's parks and recreation
opportunities build community cohesion by providing places and programs for
social interaction and gatherings of all sizes, with designs that strengthen
community identity.
POLICIES25
26
6.3.1 Design parks and recreation facilities that celebrate unique features of Tukwila and
that contribute to quality of life and neighborhood needs.
6.3.2 Hold community events that encourage interaction between neighbors and celebrate
the diversity of Tukwila.
6.3.3 Interpret local culture, history, and environment throughout the system.
6.3.4 Integrate art throughout the City, guided by the Tukwila Municipal Arts Plan..
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
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Existing Comprehensive Plan (with proposed changes)
6.3.5 Leverage the opportunities presented by multiple redevelopment projects to expand
Tukwila's park and trails system into Tukwila South and Southcenter, serving the needs of new
residents, as well as visitors and workers of this evolving area.
Implementation Strategies 27
• Add places for social gathering by adding features in parks with existing capacity and in
new facilities.
• Increase access to places for social gathering in identified focus areas of the Parks,
Recreation and Open Space Plan.
• Identify and secure a suitable location for a larger -scale public gathering space — including
but not limited to the Southcenter/Tukwila Urban Center area and the Tukwila
International Boulevard area — per the Parks, Recreation, and Open Space Plan.
• Develop design guidelines to ensure that uses and structures adjacent to parks recognize
and complement open spaces and public amenities.
• Prepare standards and guidelines for parks and open spaces that ensure access to
sunlight, a sense of security, seating, landscaping, accessibility, and connections to
surrounding uses and activities.
• Work with public agencies to incorporate public spaces as an important element of major
public transportation, utilities and facilities projects.
• Develop strategies for public-private partnerships that will result in public open spaces to
serve as focal points and settings for special events and other activities.
• Examine alternative spaces for each neighborhood in identified park access gap areas that
could be used to create a neighborhood gathering spot.
• Consider locating parklets in commercial areas, such as in the vicinity of Tukwila
International Boulevard and the Tukwila Urban Center/Southcenter area.
• Partner with Tukwila Village to activate Sullivan Center and expand opportunities for
social gatherings and ins cohesion.
• Develop and implement a parks and public spaces beautification program that includes
public art, landscape and 28streetscape enhancements, formal, informal, seasonal and
annual plantings, installation of hanging floral baskets and banners, new park furnishings,
security lighting, etc.
24 Implementation strategy in the existing 2020 RPSO plan — new language for some strategies.
25 The policies are as shone in the magazine.
26 Deleted policy found in Comp Plan - policy was not included in PROS plan.
27 These implementation strategies will also need be needed.
28 New implementation approach added by Parks
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
Goal 6.4: Opportunities for All- Tukwila's parks, recreation opportunities and
public services offer something for all ages, abilities, and cultures, in settings
locations and times that are convenient to as many as possible.
POLICIES
6.4.1 Offer flexible recreation programming that is constantly improving and responding to
current trends and community desires.
6.4.2 Provide programs, activities and special events that embrace Tukwila's many
cultures, customs and interests.
6.4.3 Design accessible parks, facilities, and programs for all ages and abilities.
6.4.4 Increase the capacity at existing parks and recreation facilities to maximize use and
expand public access.
6.4.5 Provide indoor and outdoor spaces designed for increased access and flexibility of
use.
6.4.6 Consider future growth needs and planned density when providing parks and
recreation opportunities to meet community needs.
6.4.7 Expand program options through enhanced partnerships with businesses and
organizations, and through volunteerism.
6.4.8 29Develop a city-wide special event permitting process to promote and encourage
tourism, art, culture and sports events.
6.4.9 Address mobility and accessibility barriers to parks, facilities, and programs through the
development and implementation of a transition plan for parks and recreation, consistent
with the Americans with Disabilities Act of 1990.
6.4.10 Ensure the provision of a variety of inclusive programs, activities, and events to better
serve persons with physical and/or developmental disabilities and adapt offerings to
encourage social inclusion and belonging.
29 New policies from Parks staff
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.4.11 Provide, promote and encourage reasonable accommodations- changes, exceptions,
modifications or adjustments to rules, policies, practices, programs or services so that a
person with a disability has an equal opportunity to use and enjoy parks and recreation
facilities, parks and programs.
6.4.12 Provide, promote, and encourage meaningful language access so that persons with
Limited English Proficiency (LEP) can realize improved access to department programs,
services, and information, consistent with Title VI of the Civil Rights Act of 1964.
Implementation Strategies"
• Use innovative outreach strategies to determine community desires and priorities in
developing and locating program offerings.
• Add places for unstructured play by adding features in parks with existing capacity, as
identified in the Parks, Recreation and Open Space Plan.
• Increase access to unstructured play in identified focus areas of the Parks, Recreation, and
Open Space Plan.
• Continue to seek locations for new multi -use all-weather and lighted sports fields and
sport courts at sites with adequate capacity, as identified in the Parks, Recreation and
Open Space Plan.
• Partner with the Highline, Tukwila, and Seattle school districts, the Tukwila Metropolitan
Park District, King County, neighboring jurisdictions and other providers, to improve
community access to programs and services during non -school hours.
• Identify locations and funding for a facility serving the Tukwila International Boulevard
area.
• Develop a Recreation Program Plan that addresses all programs and services of the
Department's programming functions, including activity selection, type, and scope of
programs, trend analysis and program lifecycle, and outreach initiatives.
• Recruit instructors and coordinators from different cultural backgrounds to introduce the
community to activities and events from their culture.
• Incorporate measures of participation diversity into program performance targets and
encourage program offerings that reflect trending topics and interests.
• Develop and implement an ADA Transition Plan that prioritizes the elimination of physical
barriers to parks, facilities, and programs.
Develop and implement a Language Access Plan- the process by which the Department will
provide meaningful access to parks and recreation programs, services and activities for
persons with LEP.
3° Put Implementation into a table, and Existing and new policies added by Parks staff.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
Goal 6.5: Safe, Inviting, and Affordable- Parks and facilities are safe, well
maintained and clean, and programs and services that are welcoming and
accessible for all people.
POLICIES
6.5.131 Design parks and public spaces using accepted public safety standards such as Crime
Prevention through Environmental Design Principles (CPTED) or Defensible Space.
6.5.2 Reflect the highest standard of design quality in public developments to enhance
neighborhood quality and set a high design standard for private development.
6.5.3 Develop site-specific master plans or site designs that guide all major park
improvements and that achieve cohesive design and efficient phasing of projects.
6.5.4 Involve the community, including expected users and neighborhood residents, in
appropriate aspects of capital project and program planning and implementation.
6.5.5 Involve community partners and volunteers in the construction and maintenance of
parks to increase the sense of public ownership and reduce City costs.
6.5.6 Increase access to affordable, free, or reduced -cost programs and services.
6.5.7 Expand awareness of the full range of program offerings and recreation options made
available by the City and others.
6.5.8 Maintain parks and public spaces so that they are safe, clean, and welcoming.
Implementation Strategies32
• Create a toolkit that provides updated guiding principles and actionable tactics to inform
park planning, design and development so that parks, trails and open spaces are more
inviting, welcoming and foster opportunities for greater belonging. Design guidelines
should include example landscape designs, treatments, furnishings and functionality that
desired most amongst the diverse cultures of Tukwila.
• Expand recreation programming and services in identified focus areas of the Parks,
Recreation and Open Space Plan, using a combination of mobile programming, classes
31 Formatting of this document
32 Will format into table; Parks staff added implementation strategies.
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
and activities held at City -owned and school district -owned locations, and other sites as
appropriate.
• Refine the cost -recovery framework to increase affordability of all programs.
• Pursue alternative service delivery models, such as mobile programming at employment
areas, to enhance programming options and convenience.
• Partner with Highline, Seattle and Tukwila school districts, Tukwila Metropolitan Park
District, King County, neighboring jurisdictions and other providers, to improve
community access to programs and services.
• Expand and enhance volunteer programs and opportunities.
• Expand and diversify outreach efforts to increase awareness of and involvement in parks
programs.
• Develop and implement a procedure for working with expected park users and
neighborhood residents when developing new parks or land features, or adding programs
to existing parks.
• Develop a sponsorship program to support low/no-cost programming and expanded
events and activities.
• Secure a non-profit partner to serve as a fiscal sponsor/foundation supporting Tukwila
Parks and Recreation.
Goal 6.6: Healthy People and Places - Parks and recreation opportunities that
promote healthy, active lifestyles are designed and managed to engage and
enhance the natural environment and the local economy.
POLICIES
6.6.1 Provide services for all ages to encourage community members to try new activities
and build a habit of healthy living.
6.6.2 Promote healthy food choices and active living programs as a central focus for
community education.
6.6.3 Strive to create projects and programs that provide social, economic, and
environmental benefit to the community.33
6.6.4 Leverage the park, recreation, and open space system to meet the needs of the
residents while considering economic development and needs of visitors, business, and
workers.
33 Revised Plan to be consistent with 2020 plan
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
6.6.5 Provide public education resources and volunteer opportunities to promote
understanding and appreciation of Tukwila's natural environment and Green/ Duwamish River
ecosystem, while building an environmental stewardship ethic in the community.
6.6.6 Encourage and support the use of public lands for urban agriculture activities through
existing and new programming or partnerships.34
6.6.7 Consider long-term management, operations. and maintenance needs when
implementing new projects and programs.
6.6.8 Employ best practices in managing facilities, parks, and open space areas, and provide
continuing education for City staff on these practices.
Implementation Strategies
• Provide accessible programs and classes that promote healthy activity and food choices
for residents of all ages.
• Develop a volunteer project database to serve as a clearinghouse for Citywide volunteer
opportunities.
• Work with volunteer organizations and the City of Tukwila Parks Commission to identify
ways to strengthen the park system.
• Continue to provide a variety of volunteer opportunities multiple programs and business
units , nature walks and interpretive services, as well as use of social media and public
outreach, to foster long-term support and stewardship.
• Increase environmental stewardship and awareness by offering food system and urban
agriculture programs and classes. Identify joint -use agreements for publicly- or privately -
owned sites for uses such as urban farms, community gardens and pea patches.
• Seek development incentives, grants, and other funding sources, including public-private
partnerships, to support development of urban agriculture sites and programming.
• Review development regulations for barriers to implementing urban agriculture activities.
• Identify the preferred location for an additional community garden, which may include a
children's learning garden.
• Encourage and support farmers' market opportunities that are accessible to all residents.
• Develop and implement system -wide environmental strategies for management and
operations.
• Co -locate public infrastructure, environmental and recreational projects where practical.
34 Combined 6.6.6 and 6.6.7 (as in PROS Plan)
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PARKS, RECREATION AND OPEN SPACE
Chapter 6
* Provide references (source, date, page) for all data added
Existing Comprehensive Plan (with proposed changes)
• Conduct maintenance efficiency improvements to better align smaller parks with the way
these sites are used by the public.
• Develop and use integrated pest management plans for all parks, with the least hazard to
people, property and the environment.
• Regularly maintain and monitor natural areas to control invasive species and other
impacts.
• Incorporate designs with green infrastructure, water and energy efficiency, recycling,
waste prevention and low -impact design storm water management, that reduce
environmental impacts.
• Implement recycling opportunities at all parks and facilities.
RELATED INFORMATION
Parks, Recreation and Open Space Background Report
Parks, Recreation and Open Space (PROS) Plan and technical appendices
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TO:
FROM:
BY:
DATE:
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
Tukwila Planning Commission
Nora Gierloff, AICP, DCD Director
Neil Tabor, AICP, Senior Planner
August 24, 2023
SUBJECT: Code Amendment Package
ISSUE
This agenda item is to brief the Planning Commission at their August 24, 2024, meeting on a
proposed code amendment package and receive feedback on certain items for consideration.
Amendments to TITLE 17 — SUBDIVISIONS AND PLATS and TITLE 18 — ZONING are proposed.
BACKGROUND
Staff has identified a number of areas of Tukwila's code that will be impacted by recent changes
in state law, are ambiguous in their current form, or could be amended to provide a clearer and
more efficient process. Due to the amount of recent state legislation that will require code
amendments by June 2025, and the time required with the Planning Commission for the
comprehensive plan update, staff suggests separating these various topics into multiple code
amendment packages.
CODE AMENDMENT TOPICS AND DISCUSSION
Accessory Dwelling Units
HB 1337 was passed in the 2023 legislative session, which requires Tukwila, and other
jurisdictions across the state, to amend accessory dwelling unit (ADU) regulations to comply
with certain minimum allowances. Tukwila's regulations currently exceed these limits. Staff
suggests adopting this largely prescriptive code update to preserve additional Planning
Commission and staff time for other required work that will be necessary over the next year
and a half.
Major updates required to comply with standards within HB 1337 include:
• Removing owner -occupancy requirements
• Increasing the number of ADUs permitted per lot from one to two
• Increasing the maximum size allowance from 800 sqft to 1,000 sqft
• Allowing ADUs to be sold to separate owners through the condo process
• Updating parking requirements for ADUs near transit to comply with RCW 36.70A.698
Tukwila City Nall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
47
INFORMATIONAL MEMO
Code Amendment Package
August 24, 2024
Page 2 of 3
Parking Near Transit Requirements
SB 6617 became effective on June 11, 2020, limiting the amount of parking jurisdictions could
require for certain types of housing near transit. Staff suggests updating the parking table
(Figure 18-7) to comply with this state requirement.
Comprehensive Plan and Development Regulations Amendment Process
Staff proposes separating the process for amendments of the comprehensive plan and
development regulations through creation of a new section of municipal code, TMC 18.82
Amendments to Development Regulations. It is the intent that separation of these two
processes will provide more flexibility to update development regulations to keep up with
changes in state requirements, more efficiently distribute staff workload, and provide more
clarity to applicants.
Proposed amendments to TMC 18.84, Requests For Changes In Zoning, clarify the timeline and
sequencing of rezone requests to comply with state law and provide clarity to applicants.
Home Occupation Standards
Staff is proposing to remove home occupation, or home-based business, standards from the
definition of the term and create a new section with these standards, and provide other
standards to prevent impact on the surrounding neighborhood. Per the advice of legal staff, a
distinction for allowances between typical home-based businesses and those with special
protections under Washington State law is also proposed.
Wireless Provisions
Staff identified provisions within the permit application types and procedures that do not
adhere to language that was updated with the last wireless code update. The draft code
amends the items listed in the tables for consistency with the language for these types of
applications.
Variance Requirements for Lot Area
Current regulations require that residential development on lots not meeting the minimum lot
area receive a variance prior to developing even a single-family home. This change would
INFORMATIONAL MEMO
Code Amendment Package
August 24, 2024
Page 3 of 3
provide lots not meeting the width and/or area minimums with the ability to develop without a
variance if all other development standards (setbacks, lot coverage, environmental) are met.
Removing the variance requirement would remove a barrier to development that adds
additional unnecessary cost and time to development, as well as staff time. Roughly 20% of Low
Density Residential (LDR) lots in Tukwila do not meet the minimum lot size requirements and
would require a variance if developed or redeveloped.
Amending Footnote Referencing Tukwila South Residential Design Manual
Staff identified a footnote reference that is now out of date after the adoption of the design
manual and proposes amending this reference.
FINANCIAL IMPACT
N/A
RECOMMENDATION
No recommendation at this time. This item will receive a public hearing at a September 14th,
2023, meeting of the Planning Commission.
ATTACHMENTS
A. Draft code amendments (edits)
B. Draft code amendments (clean)
50
Draft Code Amendments (Markup)
Accessory Dwelling Units
18.06.248 Dwelling, Single -Family
"Single-family dwelling" means a building, -modular home or new manufactured home, designed to contain no more
than one dwelling unit plus twoonc accessory dwelling units.
(Ord. 2098 §1, 2005; Ord. 1976 §5, 2001;
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
(Ord. 2581 §1, 2018)
"Accessory dwelling unit" means a dwelling unit located on the same lot as a single-family housing unit, duplex, triplex,
townhome, or other housing unit.
18.50.220 Accessory Dwelling Unit (ADU) Standards
A. For the purposes of this section, terms shall be defined as follows:
1. "Major transit stop" means a stop on a high capacity transportation system funded or expanded under
the provisions of chapter 81.104 RCW, including but not limited to commuter rail stops, stops on rail or fixed guideway
systems, including transitways, stops on bus rapid transit routes or routes that run on high occupancy vehicle lanes, stops
for a bus or other transit mode providing actual fixed route service at intervals of at least fifteen minutes for at least five
hours during the peak hours of operation on weekdays.
2. "Principal Unit" means the single-family housing unit, duplex, triplex, townhome, or other housing unit
located on the same lot as an accessory dwelling unit.
BA. General Standards.
1. Detached ADUs may only be built on lots that meet the minimum lot size required in the Zoning District they
are located within. Attached ADUs have no minimum lot size requirement.
21. e • - - - . _ Two
(2) ADUs may be created per lot. The lot shall contain one (1) principal unit and a maximum of two (2) ADUs. These ADUs
may be either attached or detached.
32. Attached ADUs may occupy a maximum of 40% of the square footage of the primary single family
dwellingprincipal unit (excluding the area of any attached garage) or up to 1,000 square feet, whichever is Iessgreater.
/1. Attached ADUs created through additions to thc primary single family dwelling shall be consistent with thc
roof pitch, materials and window type of the existing structure.
35. Detached ADUs may be a maximum of 800 1,000 square feet. -If built over a detached garage, the detached
garage would not count toward the area limit for the ADU.
46. Detached ADUs may be up to 20 25 feet in height, -
up to 25 feet in total height.,
57. ADUs are subject to the development standards of the zoning district they are located within. Development
standards relating to setbacks and development coverage do not apply to conversions of existing non -conforming structures
that are proposed for ADU conversion. New ADUs are not subject to rear yard setbacks on parcels where the rear yard
abuts an alley. Detached ADUs must be set back at least as far from the street as the primary single family dwelling. This
does not apply to the second front of a through or corner lot, where the unit is incorporated into an existing structure, or
where there is at least 60 feet between the existing single family dwelling and the front property line.
8. ADUs should be designed and located in a manner that minimizcs thc impact on adjacent development. This
can be achieved by avoiding window and door placement directly across from openings on neighboring structures or where
visibility of ADUs and enhance privacy.
9. The ADU may not be sold as a condominium or otherwise segregated in ownership from thc primary single
family dwelling.
1-60.ADUs may not be rented for periods of less than 30 days.
B. Parking.
1. One off-street parking space must be provided for each studio or one bedroom ADU, with onc additional space
required for each additional bedroom.
2. These ADU parking spaces are in addition to any parking spaces required for the primary single family
dwelling. See Table 18-7 for parking requirements.
23. Tandem spaces are permitted.
C. Owner Occupancy Requirement.
1. A person who owns at least 50% of the property must physically reside in either thc ADU or thc primary single
family dwelling. The owner's unit may not be rented to another party for any period of time.
2. The owner must provide documentation of their occupancy such as a vehicle or voting registration. Falsely
certifying owner occupancy or failure to comply with the residency requirement shall result in the loss of ADU registration
and penalties per TMC Chapter 5.06.
3. The owner or owners must sign and record an affidavit on forms provided by thc City acknowledging that this
requirement shall run with the land.
q. If the owner occupancy requirement is violated an owner shall either:
a. Re occupy one of the units, or
b. Remove the elements of the accessory dwelling unit that make it a complete, separate dwelling unit.
D. Failure to comply with any of the requirements of this section shall be subject to enforcement and penalties as
prescribed in TMC Chapter 8.45 and the issuance of a Notice of Violation and Order in accordance with TMC Section
8.45.070.
{Ord. 2581 §11, 2018)
i
A. To gain the City's approval to establish an ADU, a property owner shall submit a registration form, sign and record
an affidavit of owncr occupancy, and obtain a building permit for any necessary remodeling or construction.
B. All ADUs existing prior to thc enactment of these requirements shall apply for registration within onc y r after thc
effective date of Ordinance No. 2581. Within the onc yc}ar amnesty period existing ADUs may be registered without meeting
one or more of the following standards:
1. Exceeding the permitted height for a detached ADU.
2. Exceeding the permitted area for an attached or detached ADU up to a maximum of 1,200 square feet.
3. Only providing one parking space when the ADU requires more.
/1. Having a roof pitch of less than 5:12.
5. Location of the ADU on the lot.
C. Illegally created ADUs must be brought into compliance with the life safety requirements of the Tukwila Municipal
Code, International Residential Code and International Property Maintenance Code or they must be removed.
D. If either the primary single family dwelling or the ADU will be rented, a Residential Rental Business License per
{Ord. 2581 §12, 2018)
17.14.060 Unit lot subdivisions
A. Sites developed or proposed to be developed with townhouses, cottage housing, compact single-family, accessory
dwelling units, 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.
52
ADU Parking & Parking Near Transit
Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles
NOTE: Automobile parking requirements for TUC -RC, TUC-TOD and TUC -Pond Districts are listed in
TMC Section 18.28.260.
Use
Automobile Standard
Bicycle Standard
Single-family and multi -family
dwellings
2 for each dwelling unit that contains up
to 3 bedrooms.
1 additional space for every
2 bedrooms in excess of
3 bedrooms in a dwelling unit. Additional
parking may be required for home
occupations and accessory dwelling units
as otherwise proved by this title.
For multi -family, 1 space per
10 parking stalls, with a minimum of 2
spaces. No requirement for single
family.
Multi -family dwelling within
0.75 for each studio
For multi -family, 1 space per
one-quarter mile of a transit
1 for each one bedroom unit
10 parking stalls, with a minimum of 2
stop that receives transit
2 for each unit two bedrooms or larger
spaces.
service at least four times per
hour for twelve or more hours
per day.
*See RCW 36.70A.620(3)
Accessory dwelling units
1 for each unit
N/A
Accessory dwelling units within one-
No parking required
N/A
garter mile of a major transit stop
*See TMC 18.50.220(A)(1)
Single-family and multi -family
0.75 for each studio
For multi -family, 1 space per
dwellings affordable to 0-50%
1 for each one bedroom unit
10 parking stalls, with a minimum of 2
area median income within
2 for each unit two bedrooms or larger
spaces. No requirement for single family.
one-quarter mile of a transit
stop that receives transit
service at least two times per
hour for twelve or more hours
per day.
*See RCW 36.70A.620(1)
53
Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles
NOTE: Automobile parking requirements for TUC-RC, TUC-TOD and TUC-Pond Districts are listed in
TMC Section 18.28.260.
Use
Automobile Standard
Bicycle Standard
Multi-family and mixed-use residential
(in the Urban Renewal Overlay (URO))
One for each dwelling unit that contains
up to one bedroom.
0.5 additional spaces for every bedroom
in excess of one bedroom in a multi-
family dwelling unit.
At least 75% of required residential
parking is provided in an enclosed
structure (garage or podium). The
structure must be screened from view
from public rights of way.
One automobile space at no charge to a
car sharing program (if available) for
every 50 to 200 residential spaces on
site. An additional space shall be
provided for developments with over 200
parking spaces. All car share spaces are
in addition to required residential parking.
If car sharing programs are not available
when the building is constructed, an
equivalent number of guest parking
spaces shall be provided. These shall be
converted to dedicated car-sharing
spaces when the program becomes
available
One secure, covered, ground-level
bicycle parking space shall be provided
for every four residential units in a
mixed-use or multi-family development.
Senior citizen housing
For 15 units or less, 1 space per dwelling
unit. For dwellings with more than 15
units, a minimum of 15 spaces are
required, plus 1 space per 2 dwelling
units.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Senior citizen housing and housing for
1 for 15 beds with a minimum of 2, to
1 space per 50 parking stalls, with a
persons with disabilities within one-
accommodate staff and visitors
minimum of 2 spaces.
quarter mile of a transit stop that
receives transit service at least four
times per hour for twelve or more hours
per day.
*See RCW 36.70A.620(2)
Religious facilities, mortuaries and
funeral homes
1 for each 4 fixed seats
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Convalescent/nursing/
rest homes
1 for every 4 beds with a minimum of 10
stalls
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Food stores and markets
1 for each 300 square feet of usable floor
area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
High schools
1 for each staff member plus 2 for every 5
students or visitors
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Hospitals
1 for each bed
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Hotels, motels and extended stay
1 for each room, plus one employee
space for each
20 rooms, rounded to the next highest
figure
1 space per 50 parking stalls, with a
minimum of 2 spaces.
54
Use
Automobile Standard
Bicycle Standard
Manufacturing
1 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Office, commercial and professional
buildings, banks, dental and medical
clinics
3.0 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Places of public assembly, including
auditoriums, exhibition halls,
community clubs, community centers,
and private clubs
The Director shall determine the number
of required parking spaces, with a
minimum of 1 space for every 100 square
feet of assembly area. To ensure parking
adequacy for each proposal, the Director
may consider the following:
a. A parking study or documentation paid
for by the applicant and administered by
the City regarding the actual parking
demand for the proposed use, or
b. Evidence in available planning and
technical studies relating to the proposed
use.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Post offices
3 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Restaurant
1 for each 100 square feet of usable floor
area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Restaurant, fast food
1 for each 50 square feet of usable floor
area. Fifty percent of any outdoor seating
area will be added to the usable floor
area for parking requirement calculations.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Retail sales, bulk
2.5 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Retail sales, general
4 for each 1,000 square feet of usable
floor area if located within the TVS zoning
district; 2.5 for each 1,000 square feet of
usable floor area if located in any other
zoning district. NOTE: Reference TMC
Section 18.28.260 for TUC Districts.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Schools, elementary & junior high
1.5 for each staff member
1 space per classroom
Shopping center (mall), planned, per usable floor area size, as listed below:
500,000 sq. ft. or larger
5 for every 1,000 square feet
1 space per 50 parking stalls, with a
minimum of 2 spaces.
25,000 — 499,999 sq. ft.
4 for every 1,000 square feet
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Taverns
1 for every 4 persons based on
occupancy load.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Theaters
1 for every 4 fixed seats. If seats are not
fixed, 1 per 3 seats, with concurrence of
Fire Chief, consistent with maximum
allowed occupancy
1 space per 100 seats, with a minimum
of 2 spaces.
Warehousing
1 for every 2,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Comprehensive Plan and Development Regulation Amendments
55
Chapter 18.80 Amendments To The Comprehensive Plan -An -el -Development -Regulations
Sections:
18.80.010 Application
18.80.015 Documents to be Submitted with Application
18.80.020 Comprehensive Plan Amendment Docket
18.80.030 Notice and Comment
18.80.040 Staff Report
18.80.050 Council ConsiderationReview Procedures for Docket Requests
18.80.060 Council Decision
18.80.010 Application
A. Any interested person (including applicants, citizens, Tukwila Planning Commies ion, residents, City staff and
officials, and staff of other agencies) may submit an application for an text amendment to either the Comprehensive
Plan or the development regulations to the Department of Community Development. Such applications, except site
specific rezones along with the underlying Comprehensive Plan map change, are fer legislative decisions and are not
subject to the requirements or procedures set forth in TMC Chapters 18.104 to 18.116. In addition to the requirements
of TMC Section 18.80.015, Tthe application shall specify, in a format established by the Department:
1. A detailed statement of what is proposed and why;
2. A statement of the anticipated impacts of the change, including the geographic area affected and the
issues presented by the proposed change;
3. An explanation of why the current Comprehensive Plan or development regulations are deficient or should
not continue in effect;
4. A statement of how the proposed amendment complies with and promotes the goals and specific
requirements of the Growth Management Act;
5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies;
6. A statement of what changes, if any, would be required in functional plans (i.e., the City"s water, sewer,
storm water or shoreline plans) if the proposed amendment is adopted;
7. A statement of what capital improvements, if any, would be needed to support the proposed change, and
how the proposed change will affect the capital facilities plans of the City; and
8. A statement of what other changes, if any, are required in other City codes, plans or regulations to
implement the proposed change.
(Ord. 2368 §64, 2012; Ord. 1770 §52, 1996;
Ord. 1758 §1 (part), 1995)
56
A. Applications for amendments to the Comprehensive Plan or development regulations shall provide thc
following documents in such quantities as are specified by the Department:
1. An application form provided by the Department.
2. King County Assessor"c map(s) which show the location of ach property within 300 feet of the
property that is the subject of the proposed amendment.
3. Two sets of mailing labels for all property owners and occupants (businesses and residents), including
tenants in multiple occupancy structures, within 300 feet of the subject property, or pay a fee to the City for
generating mailing labels.
1. A vicinity map showing the location of the site.
5. A surrounding ar map showing Comprehensive Plan designations, zoning designations, shoreline
designations, if applicable, and existing land uses within a 1,000 foot radius from the site"s property lines.
6. A site plan, including such details as may be required by the Department.
7. A landscaping plan, including such details as may be required by the Department.
8. Building elevations ef-prepesed structures, including such details as may be required by the
Department.
9. Such photomaterial transfer or photostat of the maps, site plan and building elevation, including such
details as may be required by the Department.
10. Such other information as the applicant determines may be helpful in evaluating the proposal, including
color renderings, economic analyses, photos, or material sample boards.
B. The Department shall have the authority to waive any of the requirements of this section for proposed
• - • - •, "s discretion, such information is not relevant or
would not be useful to consideration of the proposed amendment.
(Ord. 2368 §65, 2012; Ord. 1770 §53, 1996)
18.80.020 Comprehensive Plan Amendment Docket
A. Purpose. The purpose of this section is to establish procedures, pursuant to RCW 36.70A, for the review and
amendment of the Comprehensive Plan. The Department shall maintain a docket of all proposed changes to thc
1. The Growth Management Act, RCW 36.70A, provides that the Comprehensive Plan amendments be
considered no more than once a year with limited exceptions. The Growth Management Act further provides that all
proposals shall be considered by the governing body concurrently so the cumulative effect of the various proposals
can be ascertained.
2. The Annual Comprehensive Amendment Review Docket ("Annual Review Docket") will establish the annual
list of proposed Comprehensive Plan amendments and related development regulations that the City Council
determines should be included for review and consideration for any given year.
3. Placement of an amendment request on the Annual Review Docket does not mean the amendment request
will be approved by the City Council.
B. If either the Department or the Council determines that a proposed change may be is an emergency, the
Department shall prepare the staff report described below and forward the proposed change to the Council for
immediate consideration, subject to the procedural requirements for consideration of amendments. -An emergency
amendment is a proposed change or revision that necessitates expeditious action to address one or more of the
following criteria:
1. Preserve the health, safety or welfare of the public.
2. Support the social, economic or environmental well-being of the City.
3. Address the absence of adequate and available public facilities or services.
4. Respond to decisions by the Central Puget Sound Growth Management Hearings Board, the state or
federal courts, or actions of a state agency or the legislature.
DC. Non -emergency changes shall be compiled and submitted to the Council for review on an annual basis +n
March to establish items to be included on the annual docket, and so that cumulative effects of the proposals can be
57
determined.- Proposed changes received by the Department after January 1 of any year shall be held over for the
following year"s review, unless the Council or the Department determines the proposed change_ may bcis an
emergency.
(Ord. 2071 §1, 2004; Ord. 1770 §54, 1996;
Ord. 1758 §1 (part), 1995)
18.80.030 Notice and Comment
The docket of proposed changes shall be posted on the Department of Community Development's website and
posted in the offices of the Department and made available to any interested person. At least four weeks28 days -prior
to the Council"s annual consideration of the changes proposed on the docket, the City shall publish a notice in a
newspaper of general circulation in the City, generally describing the proposed changes including areas affected,
soliciting written public input to the Department of Community Development on the proposed changes, and identifying
the date on which the Council will consider the proposed changes to be considered..
(Ord. 1758 §1 (part), 1995)
18.80.040 Staff Report
A. At least two wccksl4 days —prior to Council consideration of any proposed amendment to either the
Ccomprehensive Pplan or development regulations, the Department shall prepare and submit to the Council a staff
report which that addresses the following:
1. the issues set forth in this chapterAn evaluation of the application material;
2. !impact upon the Tukwila Comprehensive Plan and zoning code;
3. Impact upon surrounding properties, if applicable;
4. Aalternatives to the proposed amendment; and
5. Aappropriate code citations and other relevant documents.
B. The Departments report shall transmit a copy of the application for each proposed amendment, any written
comments on the proposals received by the Department, and shall contain the Departments recommendation on
adoption, rejection, or deferral of each proposed change.
(Ord. 1758 §1 (part), 1995)
58
18.80.050 Review Procedure for Comprehensive Plan Docket Requests
A. The City Council shall consider each request for an amendment to either the Comprehensive Plan—or
at a clic Council meeting, at which the applicant will be allowed to make a presentation. Aany person may submitting
a written comment on the proposed change or shall also be allowed an opportunity to make an responsive oral
presentation. Such opportunities for oral presentation shall be subject to reasonable time limitations established by
the Council.
B. The Council will consider the following in deciding what action to take regarding any proposed amendment:
1. Is the issue already adequately addressed in the Comprehensive Plan?
2. If the issue is not addressed in the Comprehensive Plan, is there a public need for the proposed change?
3. Is the proposed change the best means for meeting the identified public need?
4. Will the proposed change result in a net benefit to the community?
C. Following Council consideration as provided by TMC Sections 18.80.050A and 18.80.050B, the City Council
shall take action as follows:
1. Add the proposed amendment to the Annual Review Docket and rRefer the proposed amendment it to
the Planning Commission for further review and a recommendation to the City Council;
2. Defer further Council consideration for one or more years to allow the City further time to evaluate the
application of the existing plan or regulations and consider it as part of a future Annual Review Docket; or
3. Reject the proposed amendment.
(Ord. 2368 §66, 2012; Ord. 1856 §1, 1998; Ord. 1770 §55, 1996;
Ord. 1758 §1 (part), 1995)
Chapter 18.82 AMENDMENTS TO DEVELOPMENT REGULATIONS
Sections:
18.82.010 Application
18.82.020 Review Procedures
18.82.030 Staff Report
18.82.040 Council Decision
18.82.010 Application
Any interested person (including applicants, residents, City staff and officials, and staff of other agencies) may submit
an application for a text amendment to the Tukwila Municipal Code development regulations to the Department. Such
applications are legislative decisions and are not subject to the requirements or procedures set forth in TMC
Chapters 18.104 to 18.116. The application shall specify, in a format established by the Department:
1. A detailed statement of what is proposed and why;
2. A statement of the anticipated impacts of the change,_includinq the geographic area affected and the
issues presented by the proposed change;
3. An explanation of why the current regulations are deficient or should not continue in effect;
4. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer,
stormwater or shoreline plans) if the proposed amendment is adopted;
5. A statement of what capital improvements, if any, would be needed to support the proposed change, and
how the proposed change will affect the capital facilities plans of the City; and
6. A statement of what other changes, if any, are required in other City codes plans or regulations to
implement the proposed change.
59
18.82.020 Review Procedures
The following shall apply to processing a text amendment to development regulations:
1. The City Council shall either forward the amendment to the Planning Commission for a recommendation
or resect the amendmentdecidc whether to review the amendment or direct the Planning Commission to
review the amendment.
2. If the Planning Commission is directed to review the amendment, the Planning Commission shall, after
considering the amendment at a public hearing, vote and forward a written recommendation to the City
Council.
3. The Planning Commission's written recommendation shall be presented to the City Council unchanged
and accompanied by an Informational Memorandum that includes any staff proposed changes to the
Planning Commission's recommendation. If any of staffs proposed changes are substantively different
from the Planning Commission's recommendation, the City Council may remand the changes to the
Planning Commission before proceeding further with action on the amendment.
4. At least one public hearing shall be held before the Planning Commission prior to the City Council acting
on an amendment. An additional hearing before the City Council may be held at the Council's discretion.
5. At least 14 days prior to the public hearing the City shall publish a notice in the City's newspaper of record
generally describing the proposed changes including areas affected, soliciting written public input oto the
Department on the proposed changes, and identifying the date on which the proposed changes will be
considered.
18.82.030 Staff Report
A. Prior to consideration of any proposed amendment, the Department shall prepare and submit to the
reviewing body a staff report that addresses the following:
1. An evaluation of the application materials;
2. Impact upon the Tukwila Comprehensive Plan and Zoning Code;
3. Impact upon surrounding properties, if applicable;
4. Alternatives to the proposed amendment; and
5. Appropriate code citations and other relevant documents.
B. The Department's report shall transmit a copy of the application for each proposed amendment, any written
comments on the proposals received by the Department, and shall contain the Department's recommendation on
adoption, rejection, or deferral of each proposed change.
18.82.040 Council Decision
Following receipt of the Planning Commission's recommendation on a proposed amendment referred to the
Commission the City Council may:
1. Adopt the amendment as proposed;
2. Modify and adopt the proposed amendment;
3. Remand to the Planning Commission for further proceedings; or
4. Deny the proposed amendment.
60
18.84.010 Application Submittal
Applications for rezone of property, along with the request for a Comprehensive Plan map change, shall be
submitted to the Department of Community Development. Proposed changes received by the Department after January
1 of any year shall be held over for the following year's review. A -sSite specific rezone and the accompanying
Comprehensive Plan map change application shall be a Type 5 decision processed in accordance with the provisions
of TMC Section 18.108.050.
(Ord. 2368 §67, 2012; Ord. 2116 §1 (part), 2006)
18.84.040 Council Decision
A. After holding a public hearing and evaluating the application against the criteria at TMC Section 18.84.020,
the City Council may:
1. Adopt the rezone and map amendment as proposed;
2. Modify or condition the proposed rezone and map amendment; or
3. Deny the proposed rezone and map amendment.
b. Action under TMC Chapter 18.84, which amends the official Zoning Map, shall require the adoption of an
ordinance by the City Council pursuant to the Tukwila Municipal Code and State law. Due to the Growth Management
Act, RCW 36.70A, which provides that Comprehensive Plan amendments be considered no more frequently than once
a year, any rezone ordinance must be adopted by the Council concurrently with action on the Annual Review Docket
items.
(Ord. 2116 §1 (part), 2006)
Home Occupations
Definitions Section, 18.06
18.06.430 Home Occupation
"Home occupation" means an occupation or profession which is customarily incidentto orcarried 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
residentofthedwelling place_; provided, that:
1. Thereshall benochangeintheoutsideappearance of the surrounding residential development;
2. No home occupation shall be conducted in any accessory building;
3. Traffic generated by such home occupations shall not create a nuisance;
/I. No equipment or process shall be used in such home occupation which creates noise, vibration, glare,
5. The business involves no more than one person who is not a resident of the dwelling; and
6. An off-street parking space shall be made available for any non residentemployee.
New Section in Supplemental Development Standards, 18.50
18.50.240 Home Occupation
A. Home occupations shall meet the following standards:
1. There shall be no change in the outside appearance of the surrounding residential development;
61
2. No home occupation shall be conducted in any accessory building. This provision shall not apply
to adult family homes defined in RCW 70.128.010 or community facilities as defined in RCW 72.05.020;
3. Traffic generated by a home occupation shall not exceed two (2) visitors at any given time, and no
more than eight (8) total two-way visitor and non-resident employee trips per day;
4. The number of vehicles associated with a home -occupation parked on site shall not exceed two (2)
vehicles and must be parked on-site. Vehicles associated with the business shall not exceed:
a. A gross vehicle weight of 10,000 pounds;
b. A height of ten (10) feet; or
c. A length of 22 feet;
5. An off-street parking space shall be made available for any non-resident employee. All Pparking
spaces shall meet all development standards;
6. The business shall not involve more than one person who is not a resident of the dwelling. This
provision shall not apply to adult family homes defined in RCW 70.128.010 or community facilities as
defined in RCW 72.05.020; and
7. Outdoor storage of materials associated with the home occupation is prohibited.
Wireless Code Process
CHAPTER 18.104
PERMIT APPLICATION
TYPES AND PROCEDURES
Sections:
18.104.010 Classification of Project Permit Applications
18.104.020 Consolidation of SEPA Procedures and Appeals
18.104.030 Consolidation of Permit Applications
18.104.040 Relationship to SEPA
18.104.050 Pre -application Conferences
18.104.060 Application Requirements
18.104.070 Notice of Complete Application to Applicant
18.104.080 Notice of Application - Contents
18.104.090 Notice of Application - Procedure
18.104.100 Party of Record
18.104.110 Posted Notice
18.104.120 Mailed Notice
18.104.130 Time Periods for Permit Issuance
18.104.140 Applications - Modifications to Proposal
18.104.150 Vesting
18.104.160 Hearing scheduling - Notice of Hearing
18.104.170 Notice of Decision
62
18.104.180 Referral to Other City Departments
18.104.190 Date of Mailing
18.104.010 Classification of Project Permit Applications
Project permit decisions are classified into five types, based on the degree of discretion associated with each
decision, as set forth in this section. Procedures for the five different types are distinguished according to who makes
the decision, whether public notice is required, whether a public meeting and/or a public hearing is required before a
decision is made, and whether administrative appeals are provided.
1. TYPE 1 DECISIONS are made by City administrators who have technical expertise, as designated by
ordinance. Type 1 decisions may be appealed to the Hearing Examiner who will hold a closed record appeal hearing
based on the information presented to the City administrator who made the decision. Public notice is not required for
Type 1 decisions or for the appeals of those decisions.
63
TYPE 1 DECISIONS
TYPE OF PERMIT
DECISION MAKER
Administrative Variance for Noise — 30
days or less
(TMC Section 8.22.120)
Community Development
Director
Any land use permit or approval issued by
the City, unless specifically categorized as a
Type 2, 3, 4, or 5 decision by this chapter
As specified by ordinance
Boundary Line Adjustment, including Lot
Consolidation
(TMC Chapter 17.08)
Community Development
Director
Minor Modification of a Boundary Line
Adjustment or
Lot Consolidation Preliminary Approval
(TMC Section 17.08.030)
Community Development
Director
Development Permit
Building Official
Minor modification to design review approval
(TMC Section 18.60.030)
Community Development
Director
Minor Modification to PRD
(TMC Section 18.46.130)
Community Development
Director
Tree Permit
(TMC Chapter 18.54)
Community Development
Director
Wireless Communication Facility, MThor
Eligible Facilities
Community Development
Director
(TMC Chapter 18.58)
2. TYPE 2 DECISIONS are decisions that are initially made by the Director or, in certain cases, other City
administrators or committees, but which are subject to an open record appeal to the Hearing Examiner, Board of
Architectural Review, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant
to RCW 90.58.
TYPE 2 DECISIONS
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(open record
appeal)
Administrative Design Review
(TMC Section 18.60.030)
Community
Development
Director
Board of
Architectural
Review
Administrative Planned Residential
Development
(TMC Section 18.46.110)
Short Plat
Committee
Hearing
Examiner
Administrative Variance for Noise —
31-60 days
(TMC Section 8.22.120)
Community
Development
Director
Hearing
Examiner
Binding Site Improvement Plan
(TMC Chapter 17.16)
Short Plat
Committee
Hearing
Examiner
64
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(open record
appeal)
Cargo Container Placement
(TMC Section 18.50.060)
Community
Development
Director
Hearing
Examiner
Code Interpretation
(TMC Section 18.90.010)
Community
Development
Director
Hearing
Examiner
Exception from Single -Family
Design Standard
(TMC Section 18.50.050)
Community
Development
Director
Hearing
Examiner
Modification to Development
Standards
(TMC Section 18.41.100)
Community
Development
Director
Hearing
Examiner
Parking standard for use not
specified (TMC Section
18.56.100),
and modifications to certain
parking standards
(TMC Sections 18.56.065, .070,
.120)
Community
Development
Director
Hearing
Examiner
Critical Areas (except
Reasonable Use Exception)
(TMC Chapter 18.45)
Community
Development
Director
Hearing
Examiner
Shoreline Substantial
Development Permit
(TMC Chapter 18.44)
Community
Development
Director
State
Shorelines
Hearings Board
Shoreline Tree Permit
Community
Development
Director
Hearing
Examiner
Short Plat
(TMC Chapter 17.12)
Short Plat
Committee
Hearing
Examiner
Minor Modification of a Short
Plat Preliminary Approval
(TMC Section 17.12.020)
Community
Development
Director
Hearing
Examiner
Minor Modification of a
Subdivision Preliminary Plat
(TMC Section 17.14.020)
Community
Development
Director
Hearing
Examiner
Subdivision — Final Plat
(TMC Section 17.14.030)
Community
Development
Director
Hearing
Examiner
Modification to TUC Corridor
Standards
(TMC Section 18.28.110. C)
Community
Development
Director
Hearing
Examiner
Modification to TUC Open Space
Standards (TMC Section
18.28.250.D.4.d)
Community
Development
Director
Hearing
Examiner
Transit Reduction to Parking
Requirements (TMC Section
18.28.260.B.5.b)
Community
Development
Director
Hearing
Examiner
Wireless Communication
Community
Development
Director
Hearing
Examiner
Facility, Minor
(TMC Chaptor 18.58)
Wireless Communication
Community
Development
Director
Hearing
Examiner
Facility, Macro Facilities — No
New Tower (TMC 18.58.060)
65
3. TYPE 3 DECISIONS are quasi-judicial decisions made by the Hearing Examiner following an open record
hearing. Type 3 decisions may be appealed only to Superior Court, except for shoreline variances and shoreline
conditional uses that may be appealed to the State Shorelines Hearings Board pursuant to RCW 90.58.
TYPE 3 DECISIONS
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(closed record
appeal)
Resolve uncertain zone district boundary
Hearing
Examiner
Superior Court
Variance (zoning, shoreline, sidewalk, land
alteration, sign)
Hearing
Examiner
Superior Court
TSO Special Permission Use
(TMC Section 18.41.060)
Hearing
Examiner
Superior Court
Conditional Use Permit
Hearing
Examiner
Superior Court
Modifications to Certain Parking Standards
(TMC Chapter 18.56)
Hearing
Examiner
Superior Court
Reasonable Use Exceptions under Critical
Areas Ordinance
(TMC Section 18.45.180)
Hearing
Examiner
Sup erior Court
Variance for Noise in excess of 60 days
(TMC Section 8.22.120)
Hearing
Examiner
Superior Court
Variance from Parking Standards over
(TMC Section 18.56.140)
Hearing10% Examiner
Sup erior Court
Subdivision — Preliminary Plat with no
associated Design Review application
(TMC Section 17.14.020)
Hearing
Examiner
Superior Court
Subdivision Phasing Plan
(TMC Section 17.14.040)
Hearing
Examiner
Superior Court
Wireless Communication Facility, Major or
Waiver Request Macro Facilityies or -New
Hearing
Examiner
Superior Court
Towers
(TMC Chapter 18.58.070)
Shoreline Conditional Use Permit
Hearing
Examiner
State
Shorelines
Hearings Board
Variance for Substandard SF Lots
18.70.030 Substandard Lots
A. A lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width and/or
minimum lot area for the zone in which it is located, may still be developed, without the need for a variance, as a
separate lot if the proposed use is one which is permitted in the zone, and the proposed development can comply with
the remaining requirements of this title regarding basic development standards for the applicable zone and other
applicable land use and environmental requirements.
B. A lot, as defined in TMC 18.06.500, which cannot meet the basic development standards (other than lot width)
for the applicable zone and other applicable land use and environmental requirements, may be developed only if it is
combined with adjacent lot(s) in a manner which allows the combined lots to be dcvclopcd in a manner which does
66
requirements. In the event lots are combined in order to comply with the requirements of this subsection, a boundary
line adjustment shall occur so that the combined lots are henceforth considered a single lot.
BG. Nothing in this subsection shall be deemed to prevent the owner of a sub -standard lot from applying for or
receiving approval of variances pursuant to TMC Chapter 18.72.
Tukwila South Standards Reference
Table 18-6, note #14
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.
67
68
Draft Code Amendments (Clean)
Accessory Dwelling Units
18.06.248 Dwelling, Single -Family
"Single-family dwelling" means a building, modular home or new manufactured home, designed to contain no more
than one dwelling unit plus two accessory dwelling units.
(Ord. 2098 §1, 2005; Ord. 1976 §5, 2001;
Ord. 1758 §1 (part), 1995)
18.06.016 Accessory Dwelling Unit
(Ord. 2581 §1, 2018)
"Accessory dwelling unit" means a dwelling unit located on the same lot as a single-family housing unit, duplex, triplex,
townhome, or other housing unit.
18.50.220 Accessory Dwelling Unit (ADU) Standards
A. For the purposes of this section, terms shall be defined as follows:
1. "Major transit stop" means a stop on a high capacity transportation system funded or expanded under
the provisions of chapter 81.104 RCW, including but not limited to commuter rail stops, stops on rail or fixed guideway
systems, including transitways, stops on bus rapid transit routes or routes that run on high occupancy vehicle lanes, stops
for a bus or other transit mode providing actual fixed route service at intervals of at least fifteen minutes for at least five
hours during the peak hours of operation on weekdays.
2. "Principal Unit" means the single-family housing unit, duplex, triplex, townhome, or other housing unit
located on the same lot as an accessory dwelling unit.
B. General Standards.
1. Two (2) ADUs may be created per lot. The lot shall contain one (1) principal unit and a maximum of two (2)
ADUs. These ADUs may be either attached or detached.
2. Attached ADUs may occupy a maximum of 40% of the square footage of the principal unit (excluding the area
of any attached garage) or up to 1,000 square feet, whichever is greater.
3. Detached ADUs may be a maximum of 1,000 square feet. If built over a detached garage, the detached garage
would not count toward the area limit for the ADU.
4. Detached ADUs may be up to 25 feet in height.
5. ADUs are subject to the development standards of the zoning district they are located within. Development
standards relating to setbacks and development coverage do not apply to conversions of existing non -conforming structures
that are proposed for ADU conversion. New ADUs are not subject to rear yard setbacks on parcels where the rear yard
abuts an alley._
6. ADUs may not be rented for periods of less than 30 days.
B. Parking.
1.See Table 18-7 for parking requirements.
2. Tandem spaces are permitted.
17.14.060 Unit lot subdivisions
A. Sites developed or proposed to be developed with townhouses, cottage housing, compact single-family, accessory
dwelling units, 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.
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ADU Parking & Parking Near Transit
Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles
NOTE: Automobile parking requirements for TUC -RC, TUC-TOD and TUC -Pond Districts are listed in
TMC Section 18.28.260.
Use
Automobile Standard
Bicycle Standard
Single-family and multi -family
dwellings
2 for each dwelling unit that contains up
to 3 bedrooms.
1 additional space for every
2 bedrooms in excess of
3 bedrooms in a dwelling unit. Additional
parking may be required for home
occupations as otherwise proved by this
title.
For multi -family, 1 space per
10 parking stalls, with a minimum of 2
spaces. No requirement for single
family.
Multi -family dwelling within
one-quarter mile of a transit
stop that receives transit
service at least four times per
hour for twelve or more hours
per day.
*See RCW 36.70A.620(3)
0.75 for each studio
1 for each one bedroom unit
2 for each unit two bedrooms or larger
For multi -family, 1 space per
10 parking stalls, with a minimum of 2
spaces.
Accessory dwelling units
1 for each unit
N/A
Accessory dwelling units within one-
quarter mile of a major transit stop
*See TMC 18.50.220(A)(1)
No parking required
N/A
Single-family and multi -family
dwellings affordable to 0-50%
area median income within
one-quarter mile of a transit
stop that receives transit
service at least two times per
hour for twelve or more hours
per day.
*See RCW 36.70A.620(1)
0.75 for each studio
1 for each one bedroom unit
2 for each unit two bedrooms or larger
For multi -family, 1 space per
10 parking stalls, with a minimum of 2
spaces. No requirement for single family.
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Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles
NOTE: Automobile parking requirements for TUC-RC, TUC-TOD and TUC-Pond Districts are listed in
TMC Section 18.28.260.
Use
Automobile Standard
Bicycle Standard
Multi-family and mixed-use residential
(in the Urban Renewal Overlay (URO))
One for each dwelling unit that contains
up to one bedroom.
0.5 additional spaces for every bedroom
in excess of one bedroom in a multi-
family dwelling unit.
At least 75% of required residential
parking is provided in an enclosed
structure (garage or podium). The
structure must be screened from view
from public rights of way.
One automobile space at no charge to a
car sharing program (if available) for
every 50 to 200 residential spaces on
site. An additional space shall be
provided for developments with over 200
parking spaces. All car share spaces are
in addition to required residential parking.
If car sharing programs are not available
when the building is constructed, an
equivalent number of guest parking
spaces shall be provided. These shall be
converted to dedicated car-sharing
spaces when the program becomes
available
One secure, covered, ground-level
bicycle parking space shall be provided
for every four residential units in a
mixed-use or multi-family development.
Senior citizen housing
For 15 units or less, 1 space per dwelling
unit. For dwellings with more than 15
units, a minimum of 15 spaces are
required, plus 1 space per 2 dwelling
units.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Senior citizen housing and housing for
persons with disabilities within one-
quarter mile of a transit stop that
receives transit service at least four
times per hour for twelve or more hours
per day.
*See RCW 36.70A.620(2)
1 for 15 beds with a minimum of 2, to
accommodate staff and visitors
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Religious facilities, mortuaries and
funeral homes
1 for each 4 fixed seats
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Convalescent/nursing/
rest homes
1 for every 4 beds with a minimum of 10
stalls
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Food stores and markets
1 for each 300 square feet of usable floor
area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
High schools
1 for each staff member plus 2 for every 5
students or visitors
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Hospitals
1 for each bed
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Hotels, motels and extended stay
1 for each room, plus one employee
space for each
20 rooms, rounded to the next highest
figure
1 space per 50 parking stalls, with a
minimum of 2 spaces.
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Use
Automobile Standard
Bicycle Standard
Manufacturing
1 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Office, commercial and professional
buildings, banks, dental and medical
clinics
3.0 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Places of public assembly, including
auditoriums, exhibition halls,
community clubs, community centers,
and private clubs
The Director shall determine the number
of required parking spaces, with a
minimum of 1 space for every 100 square
feet of assembly area. To ensure parking
adequacy for each proposal, the Director
may consider the following:
a. A parking study or documentation paid
for by the applicant and administered by
the City regarding the actual parking
demand for the proposed use, or
b. Evidence in available planning and
technical studies relating to the proposed
use.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Post offices
3 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Restaurant
1 for each 100 square feet of usable floor
area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Restaurant, fast food
1 for each 50 square feet of usable floor
area. Fifty percent of any outdoor seating
area will be added to the usable floor
area for parking requirement calculations.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Retail sales, bulk
2.5 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Retail sales, general
4 for each 1,000 square feet of usable
floor area if located within the TVS zoning
district; 2.5 for each 1,000 square feet of
usable floor area if located in any other
zoning district. NOTE: Reference TMC
Section 18.28.260 for TUC Districts.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Schools, elementary & junior high
1.5 for each staff member
1 space per classroom
Shopping center (mall), planned, per usable floor area size, as listed below:
500,000 sq. ft. or larger
5 for every 1,000 square feet
1 space per 50 parking stalls, with a
minimum of 2 spaces.
25,000 — 499,999 sq. ft.
4 for every 1,000 square feet
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Taverns
1 for every 4 persons based on
occupancy load.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Theaters
1 for every 4 fixed seats. If seats are not
fixed, 1 per 3 seats, with concurrence of
Fire Chief, consistent with maximum
allowed occupancy
1 space per 100 seats, with a minimum
of 2 spaces.
Warehousing
1 for every 2,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Comprehensive Plan and Development Regulation Amendments
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Chapter 18.80 Amendments To The Comprehensive Plan
Sections:
18.80.010 Application
18.80.020 Comprehensive Plan Amendment Docket
18.80.030 Notice and Comment
18.80.040 Staff Report
18.80.050 Review Procedures for Docket Requests
18.80.060 Council Decision
18.80.010 Application
A. Any interested person (including applicants, residents, City staff and officials, and staff of other agencies) may
submit an application for a text amendment to the Comprehensive Plan to the Department. Such applications, except
site specific rezones along with the underlying Comprehensive Plan map change, are far legislative decisions and are
not subject to the requirements or procedures set forth in TMC Chapters 18.104 to 18.116. The application shall specify,
in a format established by the Department:
1. A detailed statement of what is proposed and why;
2. A statement of the anticipated impacts of the change, including the geographic area affected and the
issues presented by the proposed change;
3. An explanation of why the current Comprehensive Plan or development regulations are deficient or should
not continue in effect;
4. A statement of how the proposed amendment complies with and promotes the goals and specific
requirements of the Growth Management Act;
5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies;
6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer,
storm water or shoreline plans) if the proposed amendment is adopted;
7. A statement of what capital improvements, if any, would be needed to support the proposed change, and
how the proposed change will affect the capital facilities plans of the City; and
8. A statement of what other changes, if any, are required in other City codes, plans or regulations to
implement the proposed change.
(Ord. 2368 §64, 2012; Ord. 1770 §52, 1996;
Ord. 1758 §1 (part), 1995)
18.80.020 Comprehensive Plan Amendment Docket
A. Purpose. The purpose of this section is to establish procedures, pursuant to RCW 36.70A, for the review and
amendment of the Comprehensive Plan.
1. The Growth Management Act, RCW 36.70A, provides that the Comprehensive Plan amendments be
considered no more than once a year with limited exceptions. The Growth Management Act further provides that all
proposals shall be considered by the governing body concurrently so the cumulative effect of the various proposals
can be ascertained.
2. The Annual Comprehensive Amendment Review Docket ("Annual Review Docket") will establish the annual
list of proposed Comprehensive Plan amendments and related development regulations that the City Council
determines should be included for review and consideration for any given year.
3. Placement of an amendment request on the Annual Review Docket does not mean the amendment request
will be approved by the City Council.
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B. If either the Department or the Council determines that a proposed change is an emergency, the Department
shall prepare the staff report described below and forward the proposed change to the Council for immediate
consideration, subject to the procedural requirements for consideration of amendments. An emergency amendment is
a proposed change or revision that necessitates expeditious action to address one or more of the following criteria:
1. Preserve the health, safety or welfare of the public.
2. Support the social, economic or environmental well-being of the City.
3. Address the absence of adequate and available public facilities or services.
4. Respond to decisions by the Central Puget Sound Growth Management Hearings Board, the state or
federal courts, or actions of a state agency or the legislature.
C. Non -emergency changes shall be compiled and submitted to the Council for review on an annual basis to
establish items to be included on the annual docket, and so that cumulative effects of the proposals can be determined.
Proposed changes received by the Department after January 1 of any year shall be held over for the following year's
review, unless the Department determines the proposed change is an emergency.
(Ord. 2071 §1, 2004; Ord. 1770 §54, 1996;
Ord. 1758 §1 (part), 1995)
18.80.030 Notice and Comment
The docket of proposed changes shall be posted on the Department of Community Development's website and
made available to any interested person. At least 28 days prior to the Council's annual consideration of the changes
proposed on the docket, the City shall publish a notice in a newspaper of general circulation in the City, generally
describing the proposed changes including areas affected, soliciting written public input to the Department on the
proposed changes, and identifying the date on which the Council will consider the proposed changes to be considered..
(Ord. 1758 §1 (part), 1995)
18.80.040 Staff Report
A. At least 14 days prior to Council consideration of any proposed amendment to the Comprehensive Plan, the
Department shall prepare and submit to the Council a staff report that addresses the following:
1. An evaluation of the application material;
2. Impact upon the Tukwila Comprehensive Plan and zoning code;
3. Impact upon surrounding properties, if applicable;
4. Alternatives to the proposed amendment; and
5. Appropriate code citations and other relevant documents.
B. The Department's report shall transmit a copy of the application for each proposed amendment, any written
comments on the proposals received by the Department, and shall contain the Department's recommendation on
adoption, rejection, or deferral of each proposed change.
(Ord. 1758 §1 (part), 1995)
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18.80.050 Review Procedure for Comprehensive Plan Docket Requests
A. The City Council shall consider each request for an amendment to the Comprehensive Plan at a Council
meeting, at which any person may submit a written comment on the proposed change or make an oral presentation.
Such opportunities for oral presentation shall be subject to reasonable time limitations established by the Council.
B. The Council will consider the following in deciding what action to take regarding any proposed amendment:
1. Is the issue already adequately addressed in the Comprehensive Plan?
2. If the issue is not addressed in the Comprehensive Plan, is there a public need for the proposed change?
3. Is the proposed change the best means for meeting the identified public need?
4. Will the proposed change result in a net benefit to the community?
C. Following Council consideration as provided by TMC Sections 18.80.050A and 18.80.050B, the City Council
shall take action as follows:
1. Add the proposed amendment to the Annual Review Docket and refer it to the Planning Commission for
further review and a recommendation to the City Council;
2. Defer further Council consideration for one or more years to allow the City further time to evaluate the
application of the existing plan or regulations and consider it as part of a future Annual Review Docket; or
3. Reject the proposed amendment.
(Ord. 2368 §66, 2012; Ord. 1856 §1, 1998; Ord. 1770 §55, 1996;
Ord. 1758 §1 (part), 1995)
Chapter 18.82 AMENDMENTS TO DEVELOPMENT REGULATIONS
Sections:
18.82.010 Application
18.82.020 Review Procedures
18.82.030 Staff Report
18.82.040 Council Decision
18.82.010 Application
Any interested person (including applicants, residents, City staff and officials, and staff of other agencies) may submit
an application for a text amendment to the Tukwila Municipal Code development regulations to the Department. Such
applications are legislative decisions and are not subject to the requirements or procedures set forth in TMC
Chapters 18.104 to 18.116. The application shall specify, in a format established by the Department:
1. A detailed statement of what is proposed and why;
2. A statement of the anticipated impacts of the change, including the geographic area affected and the
issues presented by the proposed change;
3. An explanation of why the current regulations are deficient or should not continue in effect;
4. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer,
stormwater or shoreline plans) if the proposed amendment is adopted;
5. A statement of what capital improvements, if any, would be needed to support the proposed change, and
how the proposed change will affect the capital facilities plans of the City; and
6. A statement of what other changes, if any, are required in other City codes plans or regulations to
implement the proposed change.
18.82.020 Review Procedures
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The following shall apply to processing a text amendment to development regulations:
1. The City Council shall either forward the amendment to the Planning Commission for a recommendation
or reject the amendment.
2. If the Planning Commission is directed to review the amendment, the Planning Commission shall, after
considering the amendment at a public hearing, vote and forward a written recommendation to the City
Council.
3. The Planning Commission's written recommendation shall be presented to the City Council unchanged
and accompanied by an Informational Memorandum that includes any staff proposed changes to the
Planning Commission's recommendation. If any of staffs proposed changes are substantively different
from the Planning Commission's recommendation, the City Council may remand the changes to the
Planning Commission before proceeding further with action on the amendment.
4. At least one public hearing shall be held before the Planning Commission prior to the City Council acting
on an amendment. An additional hearing before the City Council may be held at the Council's discretion.
5. At least 14 days prior to the public hearing the City shall publish a notice in the City's newspaper of record
generally describing the proposed changes including areas affected, soliciting written public input to the
Department on the proposed changes, and identifying the date on which the proposed changes will be
considered.
18.82.030 Staff Report
A. Prior to consideration of any proposed amendment, the Department shall prepare and submit to the
reviewing body a staff report that addresses the following:
1. An evaluation of the application materials;
2. Impact upon the Tukwila Comprehensive Plan and Zoning Code;
3. Impact upon surrounding properties, if applicable;
4. Alternatives to the proposed amendment; and
5. Appropriate code citations and other relevant documents.
B. The Department's report shall transmit a copy of the application for each proposed amendment, any written
comments on the proposals received by the Department, and shall contain the Department's recommendation on
adoption, rejection, or deferral of each proposed change.
18.82.040 Council Decision
Following receipt of the Planning Commission's recommendation on a proposed amendment the City
Council may:
1. Adopt the amendment as proposed;
2. Modify and adopt the proposed amendment;
3. Remand to the Planning Commission for further proceedings; or
4. Deny the proposed amendment.
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18.84.010 Application Submittal
Applications for rezone of property, along with the request for a Comprehensive Plan map change, shall be
submitted to the Department. Proposed changes received by the Department after January 1 of any year shall be held
over for the following year's review. A site specific rezone and the accompanying Comprehensive Plan map change
application shall be a Type 5 decision processed in accordance with the provisions of TMC Section 18.108.050.
(Ord. 2368 §67, 2012; Ord. 2116 §1 (part), 2006)
18.84.040 Council Decision
A. After holding a public hearing and evaluating the application against the criteria at TMC Section 18.84.020,
the City Council may:
1. Adopt the rezone and map amendment as proposed;
2. Modify or condition the proposed rezone and map amendment; or
3. Deny the proposed rezone and map amendment.
b. Action under TMC Chapter 18.84, which amends the official Zoning Map, shall require the adoption of an
ordinance by the City Council pursuant to the Tukwila Municipal Code and State law. Due to the Growth Management
Act, RCW 36.70A, which provides that Comprehensive Plan amendments be considered no more frequently than once
a year, any rezone ordinance must be adopted by the Council concurrently with action on the Annual Review Docket
items.
(Ord. 2116 §1 (part), 2006)
Home Occupations
Definitions Section, 18.06
18.06.430 Home Occupation
"Home occupation" means an occupation or profession which iscustomarilyincidenttoorcarriedoninadwellingplace,andnot
one in which the use of the premises as a dwelling place is largely incidental totheoccupationcarriedonbyaresidentofthe
dwelling place.
New Section in Supplemental Development Standards, 18.50
18.50.240 Home Occupation
A. Home occupations shall meet the following standards:
1. There shall be no change in the outside appearance of the surrounding residential development;
2. No home occupation shall be conducted in any accessory building. This provision shall not apply
to adult family homes defined in RCW 70.128.010 or community facilities as defined in RCW 72.05.020;
3. Traffic generated by a home occupation shall not exceed two (2) visitors at any given time, and no
more than eight (8) total two-way visitor and non-resident employee trips per day;
4. The number of vehicles associated with a home -occupation shall not exceed two (2) vehicles and must
be parked on-site. Vehicles associated with the business shall not exceed:
a. A gross vehicle weight of 10,000 pounds;
b. A height of ten (10) feet; or
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c. A length of 22 feet;
5. An off-street parking space shall be made available for any non-resident employee. All parking
spaces shall meet all development standards;
6. The business shall not involve more than one person who is not a resident of the dwelling. This
provision shall not apply to adult family homes defined in RCW 70.128.010 or community facilities as
defined in RCW 72.05.020; and
7. Outdoor storage of materials associated with the home occupation is prohibited.
Wireless Code Process
CHAPTER 18.104
PERMIT APPLICATION
TYPES AND PROCEDURES
Sections:
18.104.010 Classification of Project Permit Applications
18.104.020 Consolidation of SEPA Procedures and Appeals
18.104.030 Consolidation of Permit Applications
18.104.040 Relationship to SEPA
18.104.050 Pre -application Conferences
18.104.060 Application Requirements
18.104.070 Notice of Complete Application to Applicant
18.104.080 Notice of Application - Contents
18.104.090 Notice of Application - Procedure
18.104.100 Party of Record
18.104.110 Posted Notice
18.104.120 Mailed Notice
18.104.130 Time Periods for Permit Issuance
18.104.140 Applications - Modifications to Proposal
18.104.150 Vesting
18.104.160 Hearing scheduling - Notice of Hearing
18.104.170 Notice of Decision
18.104.180 Referral to Other City Departments
18.104.190 Date of Mailing
18.104.010 Classification of Project Permit Applications
Project permit decisions are classified into five types, based on the degree of discretion associated with each
decision, as set forth in this section. Procedures for the five different types are distinguished according to who makes
the decision, whether public notice is required, whether a public meeting and/or a public hearing is required before a
decision is made, and whether administrative appeals are provided.
1. TYPE 1 DECISIONS are made by City administrators who have technical expertise, as designated by
ordinance. Type 1 decisions may be appealed to the Hearing Examiner who will hold a closed record appeal hearing
78
based on the information presented to the City administrator who made the decision. Public notice is not required for
Type 1 decisions or for the appeals of those decisions.
TYPE 1 DECISIONS
TYPE OF PERMIT
DECISION MAKER
Administrative Variance for Noise — 30
days or less
(TMC Section 8.22.120)
Community Development
Director
Any land use permit or approval issued by
the City, unless specifically categorized as a
Type 2, 3, 4, or 5 decision by this chapter
As specified by ordinance
Boundary Line Adjustment, including Lot
Consolidation
(TMC Chapter 17.08)
Community Development
Director
Minor Modification of a Boundary Line
Adjustment or
Lot Consolidation Preliminary Approval
(TMC Section 17.08.030)
Community Development
Director
Development Permit
Building Official
Minor modification to design review approval
(TMC Section 18.60.030)
Community Development
Director
Minor Modification to PRD
(TMC Section 18.46.130)
Community Development
Director
Tree Permit
(TMC Chapter 18.54)
Community Development
Director
Wireless Communication Facility, Eligible
Facilities
(TMC Chapter 18.58)
Community Development
Director
2. TYPE 2 DECISIONS are decisions that are initially made by the Director or, in certain cases, other City
administrators or committees, but which are subject to an open record appeal to the Hearing Examiner, Board of
Architectural Review, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant
to RCW 90.58.
TYPE 2 DECISIONS
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(open record
appeal)
Administrative Design Review
(TMC Section 18.60.030)
Community
Development
Director
Board of
Architectural
Review
Administrative Planned Residential
Development
(TMC Section 18.46.110)
Short Plat
Committee
Hearing
Examiner
Administrative Variance for Noise —
31-60 days
(TMC Section 8.22.120)
Community
Development
Director
Hearing
Examiner
Binding Site Improvement Plan
(TMC Chapter 17.16)
Short Plat
Committee
Hearing
Examiner
80
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(open record
appeal)
Cargo Container Placement
(TMC Section 18.50.060)
Community
Development
Director
Hearing
Examiner
Code Interpretation
(TMC Section 18.90.010)
Community
Development
Director
Hearing
Examiner
Exception from Single -Family
Design Standard
(TMC Section 18.50.050)
Community
Development
Director
Hearing
Examiner
Modification to Development
Standards
(TMC Section 18.41.100)
Community
Development
Director
Hearing
Examiner
Parking standard for use not
specified (TMC Section
18.56.100),
and modifications to certain
parking standards
(TMC Sections 18.56.065, .070,
.120)
Community
Development
Director
Hearing
Examiner
Critical Areas (except
Reasonable Use Exception)
(TMC Chapter 18.45)
Community
Development
Director
Hearing
Examiner
Shoreline Substantial
Development Permit
(TMC Chapter 18.44)
Community
Development
Director
State
Shorelines
Hearings Board
Shoreline Tree Permit
Community
Development
Director
Hearing
Examiner
Short Plat
(TMC Chapter 17.12)
Short Plat
Committee
Hearing
Examiner
Minor Modification of a Short
Plat Preliminary Approval
(TMC Section 17.12.020)
Community
Development
Director
Hearing
Examiner
Minor Modification of a
Subdivision Preliminary Plat
(TMC Section 17.14.020)
Community
Development
Director
Hearing
Examiner
Subdivision — Final Plat
(TMC Section 17.14.030)
Community
Development
Director
Hearing
Examiner
Modification to TUC Corridor
Standards
(TMC Section 18.28.110. C)
Community
Development
Director
Hearing
Examiner
81
Modification to TUC Open Space
Standards (TMC Section
18.28.250.D.4.d)
Community
Development
Director
Hearing
Examiner
Transit Reduction to Parking
Requirements (TMC Section
18.28.260.8.5.b)
Community
Development
Director
Hearing
Examiner
Wireless Communication
Facility, Macro Facilities — No
New Tower (TMC 18.58.060)
Community
Development
Director
Hearing
Examiner
3. TYPE 3 DECISIONS are quasi-judicial decisions made by the Hearing Examiner following an open record
hearing. Type 3 decisions may be appealed only to Superior Court, except for shoreline variances and shoreline
conditional uses that may be appealed to the State Shorelines Hearings Board pursuant to RCW 90.58.
TYPE 3 DECISIONS
TYPE OF PERMIT
INITIAL
DECISION
MAKER
APPEAL BODY
(closed record
appeal)
Resolve uncertain zone district boundary
Hearing
Examiner
Superior Court
Variance (zoning, shoreline, sidewalk, land
alteration, sign)
Hearing
Examiner
Superior Court
TSO Special Permission Use
(TMC Section 18.41.060)
Hearing
Examiner
Superior Court
Conditional Use Permit
Hearing
Examiner
Superior Court
Modifications to Certain Parking Standards
(TMC Chapter 18.56)
Hearing
Examiner
Superior Court
Reasonable Use Exceptions under Critical
Areas Ordinance
(TMC Section 18.45.180)
Hearing
Examiner
Sup erior Court
Variance for Noise in excess of 60 days
(TMC Section 8.22.120)
Hearing
Examiner
Superior Court
Variance from Parking Standards over
10%
(TMC Section 18.56.140)
Hearing
Examiner
Sup erior Court
Subdivision — Preliminary Plat with no
associated Design Review application
(TMC Section 17.14.020)
Hearing
Examiner
Superior Court
Subdivision Phasing Plan
(TMC Section 17.14.040)
Hearing
Examiner
Superior Court
Wireless Communication Facility, Macro
Facility- New Tower
(TMC Chapter 18.58.070)
Hearing
Examiner
Sup erior Court
Shoreline Conditional Use Permit
Hearing
Examiner
State
Shorelines
Hearings Board
Variance for Substandard SF Lots
18.70.030 Substandard Lots
A. A lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width and/or
minimum lot area for the zone in which it is located, may still be developed, without the need for a variance, as a
separate lot if the proposed use is one which is permitted in the zone, and the proposed development can comply with
82
the remaining requirements of this title regarding basic development standards for the applicable zone and other
applicable land use and environmental requirements.
B. Nothing in this subsection shall be deemed to prevent the owner of a sub -standard lot from applying for or
receiving approval of variances pursuant to TMC Chapter 18.72.
Tukwila South Standards Reference
Table 18-6, note #14
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.
83