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Planning 2023-09-14 COMPLETE AGENDA PACKET
City of Tukwila Allan Ekberg, Mayor Department of Community Development - Nora Gierloff, A!CP, Director CITY OF TUKWILA BOARD OF ARCHITECTURAL REVIEW (BAR) AND PLANNING COMMISSION (PC) AGENDA SEPTEMBER 14, 2023 - 6:30 PM To Participate in the Virtual Meeting at 6:30 pm: By Phone: Dial +1 253-292-9750, Access 668 389 131# Online: To join this meeting virtually please click on Planning Commission on the 9/14/23 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 (p.m.) I. Call to Order 6:30 II. Roll Call 6:35 III. Amendment of the Agenda (if necessary) 6:37 IV. Adopt — 8/24/23 PC Minutes 6:40 V. Public Comment (acknowledge whether any written comments were received) 6:45 VI. Old Business (none) VII. New Business 6:50 a. Board of Architectural Review — PUBLIC HEARING CASE NUMBER: PURPOSE: LOCATION: L23-0004 Design Review Hearing for Village at 47th Senior Housing 10811 47th Ave S., Tukwila, Washington b. Planning Commission — PUBLIC HEARING CASE NUMBER: L23-0092 PURPOSE: Update to development regulations in Tukwila Municipal Code including Accessory Dwelling Units, Parking and other miscellaneous updates in Title 17 and Title 18. LOCATION: N/A VIII. Director's Report IX. Adjournment 8:20 8:30 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 Wynetta.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: August 24, 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 Chair Sidhu called the meeting to order at 6:35 p.m. Roll Call The PC Secretary took roll call. Present: Chair Apneet Sidhu, Commissioners Louise Strander, Dennis Martinez, Alexandria Teague, and Martin Probst Excused Absence: Vice Chair Sharon Mann 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; Isaac Gloor, Associate Planner, DCD; and PC Secretary Wynetta Bivens Approval of Minutes Commissioner Martinez made a motion to adopt the 8/24/23 Minutes. Commissioner Probst seconded the motion. Motion carried. Written General Public Comments No submittals. Unfinished Business None New Business a. Parks and Recreation Open Space Element Review Nancy Eklund, Long Range Planning Manager, AICP, DCD gave the presentation for staff and invited Pete Mayer, Director, Parks and Recreation (also currently servicing as interim Deputy City Administrator, Administrative Services) to provide comments on the Parks Element. Under the Growth Management Act (GMA), the Parks Element is a required element. In addition, the Parks and Recreation (Parks) Department regularly develops a separate Parks, Recreation, and Open Space (PROS) Plan, which Parks regularly updates. The PROS Plan was most recently updated and adopted by the City Council in 2020. During the update of the PROS Plan, an extensive public outreach effort identified a range of issues and priorities to be addressed; these Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 1 PC Meeting 8/24/23 Page 2 have been updated in the Parks Element to correspond to the PROS Plan. The goals and policies in the existing Parks Element are the same as those listed in the PROS Plan. Any new policies that appear in the Parks Element have been added to comply with the requirement that regional policies from the King County Countywide Planning Policies and Vision 2050 also be included. Nancy also passed out a detailed inventory of city parks as requested by a commissioner and noted that the inventory portion of the element would be updated to include a summary of this data. The Parks Plan also includes greyed -out text pertaining to implementation strategies. The Parks Department will be updating this list to identify how they will be implementing policies in the plan, who will be involved in that effort and on what time schedule. The expectation is to complete the list over the next few months and this addition will be presented to the PC later this year or in early 2024. Director Mayer and Director Gierloff addressed clarifying questions for the PC. Director Mayer said that he appreciated the collaboration of the Parks and Recreation Advisory Commission and those members who have participated to date, those who will continue to be actively involved and those members providing insight as a part of the internal processes. Parks was fortunate to have such a comprehensive PROS Plan, which has made it easier to mirror for the Parks Element. b. Draft Code Amendment Review Neil Tabor, Senior Planner, AICP, DCD presented jointly with Isaac Gloor, Associate Planner, DCD. Neil introduced the discussion, noting that the proposed code amendments were necessitated by recent legislation adopted by the 2023 legislature, as well as to correct errors identified in the code and to clarify code and comprehensive plan amendment processes. He noted that this was a good time to undertake some of the needed amendments since it would allow staff to break up some of the anticipated amendments necessary over the next year and a half as the Plan is amended. He noted that staff will be very busy with the Comprehensive Plan updates during that time, so it would be a good time to have the PC review some of the needed changes now. Isaac Gloor addressed the first item, pertaining to HB1337 that requires all jurisdictions in the state to adopt very specific regulations regarding Accessory Dwelling Units (ADUs). He went over some of the requirements of the bill and provided comparisons to the current requirements in the Tukwila Municipal Code. Additionally, he went over areas of non-compliance with the upcoming state law. Staff is recommending holding a public hearing and adopting the updates since the requirements are so specific without much room for nuance, in order to preserve future PC review time for some of the more complex reviews including the Comprehensive Plan Update. He walked through the draft code amendments provided in the packet and identified work necessary to comply with recent state legislation pertaining to ADUs: - The owner occupancy section was removed since it is no longer allowed. The definition of ADUs was changed to include the state -mandated language regarding "primary unit." Allowing the number of ADUs per lot to go from one to two per lot. - Increasing the maximum size allowance from 800 sq. ft. to 1,000 sq. ft. Changed the maximum height for a detached ADUs to be up to 25 ft., consistent with the Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 2 PC Meeting 8/24/23 Page 3 current requirement for detached ADUs above a garage. Keeping the prohibition on ADUs short term rental limit to less than 30 days. - Updating the table for parking requirements to reflect ADU parking requirements there, rather than in the section of code specifically addressing ADU development. Staff addressed several clarifying questions from the PC. - Commissioner Stander asked, "in order to accommodate some of the mandates, will the sites still be able to accommodate the landscaping requirements." She said she would be interested in getting a report on tree mitigation. Staff indicated that tree removal requirements would not be affected by this proposal and that they would still need to be met. Neil Tabor went over additional topics, including requirements to comply with previously passed state law, address errors identified in code, and integrate suggestions for cleaning up processes. These included: - Parking Near Transit Requirements Comprehensive Plan and Development Regulations Amendment Process - Home Occupation Standards Wireless Provisions - Variance Requirements for Lot Area Amending Footnote Referencing Tukwila South Residential Design Manual There will be a public hearing on these updates on September 14tH Director's Report - On September 14th, there will be two public hearings for the PC: (1) Design Review and (2) Comprehensive Plan Amendments. - Staff will hold a Comp Plan open house at Foster High School on September 20th, 5:30 to 8:00 p.m. - On October 5th, there will be a second Special Meeting of the PC, this one pertaining to land use and housing. - Director Gierloff and Mayor Ekberg will be interviewing several candidates to fill the vacant PC position and are hoping the new commissioner will be onboard and able to begin on September 28th. - Regarding PC meetings: - Commissioners were asked to please communicate with the PC Secretary regarding meeting attendance; we need to know, especially for public hearings. - Holiday schedule in November and December; PC will meet on the second Thursday of those two months. - The PC will be seeing the Parks Implementation Strategies at a future meeting. The state is requiring that, at the five-year mark, the city demonstrates the progress it has made on policy implementation. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 3 PC Meeting 8/24/23 Page 4 - Commissioner Martinez reported that he attended the Habitat for Humanity tour on August 10th and complimented them on putting 12 middle housing units on a long narrow section of land. He encouraged the PC to attend such events if there is an opportunity in the future. Director Gierloff noted that there would be an opportunity to see the development at an opening of the Renton Habitat for Humanity site on August 26, before they are occupied. Adjourned 7:45 p. m. Commissioner Probst moved to adjourn; Commissioner Martinez 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 4 REQUEST: HEARING DATE: NOTIFICATION: City of Tukwila Allan Ekberg, Mayor Department of Community Development - Nora Gierloff, AICP, Director FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: OWNER: LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: A. B. C. D. E. F. G. H. STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Design Review approval for 272 -unit senior living development, including associated bridged site access, drive aisles, parking, pedestrian walkways, utilities, stormwater management facilities, and landscaping. September 14, 2023 Notice was sent to property owners and tenants within 500' of the site and agencies with jurisdiction. The City received comments from the Department of Fish and Wildlife, which stated concerns over the permanent impacts to the wetland and stream habitats. The City worked with the applicant extensively to incorporate mitigation to those impacts into the project plan. Notice of Hearing was sent on August 23, 2023. On August 31, 2023 the Seattle Times and City of Tukwila Legal Notice section included the notice of the public hearing. L23-0004 SEPA (E22-0009) Special Permission — Critical Areas (L22-0132) Special Permission — Critical Areas (L22-0133) Rezone, LDR to HDR (L16-0083) Ryan Patterson Vintage at Tukwila LP 10811 47th Ave S, Tukwila, WA High Density Residential (HDR) Determination of Non -Significance (DNS) issued June 30, 2023. Max Baker, Development Supervisor Design Review Project Description and Analysis provided by applicant Site and Floor Plans Landscape Plan Critical Areas Plans Exterior Elevations Site Lighting Plan Open Space Calculations Wall Design Exhibit Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 5 L23-0004 Design Review Staff Report Village at 47th Page 2 of 13 STAFF REPORT ORGANIZATION This project is subject to the development standards set forth for the High Density Residential (HDR) district in Tukwila Municipal Code Board of Architectural (BAR) design approval under the Office Design Review Section of the Tukwila Municipal Code (TMC 18.18.070). The project is subject to design criteria included in Chapter 18.60.050. Following a project description and site information, the report reviews compliance with the Development Standards set forth for the HDR district. The report then outlines the approval criteria for Design Review by the Board of Architectural Review and compares the project proposal and applicant responses to this criteria, conclusions follow each section. Design review is a Type 4 decision made by the Board of Architectural Review. The Design Review request will be decided by the Board of Architectural Review in an open record public hearing on September 14, 2023. FINDINGS VICINITY/SITE INFORMATION Background and Project Information This project proposes an approximately 272 -unit affordable senior living development on a 10.59 acre site. This will include drive aisles, approximately 167 parking stalls, pedestrian walkways, utilities, stormwater management facilities, and landscaping. The site contains steep slopes and is encumbered by areas of moderate to high landslide hazard, wetlands, and a stream. Access to the site necessitates the bridging of an onsite stream. The land is currently undeveloped and is elevated from nearby terrain, upslope from Interstate 5. Adjacent properties are undeveloped, developed with single family uses, and rights of way. Per the applicant's provided narrative: "The proposed project (building and associated facilities including drive aisles and below grade parking) has been located in the central portion of the site. The project will only disturb approximately 35 — 40% of the site with the balance remaining in the native condition and/or being improved as part of a wetland mitigation plan. The topography, existing vegetation / tree canopies and distance between the developed portion of the property and single family lots will significantly limit view of the multi -family building from the residences along 47th Avenue S. Significant trees, wetlands, and a stream will be preserved to the greatest extent possible." Surrounding Land Uses The subject property is located in the Ryan Hill neighborhood along 47th Ave S in Tukwila. S Ryan Way is located to the north. Parcels to the north, east, and south of the site are zoned Low Density Residential (LDR) and are either developed with single-family homes or vacant. The parcel immediately south of the site is owned by Seattle City light and contains high-voltage transmission towers. Martin Luther King Jr Way S and Interstate 5 are located to the west of the site, both of which are inaccessible from the site itself. 6 L23-0004 Design Review Staff Report Village at 47th Page 3 of 13 DEVELOPMENT STANDARDS — High Density Residential (TMC 18.60.080) The following development standards apply to projects within the HDR zoning district; project compliance follows each standard: • Setbacks, minimum: o Front: 15' (first floor) to 45' (fourth floor) - Complies o Second Front(s): 7.5' — 22.5' — Not applicable o Sides: 10'-30' - Complies o Rear: 10'-30' - Complies Height, maximum: 45' — Complies: Average grade plane height calculation = 44' 5 %", see Fig. 1. Fig. 1: Roof Height Calculation Landscaping: o Front: 15' — Complies o Second Front: 15' — Complies. See design review criteria 3.e. below for more information. o Side: 6' — Complies o Rear: 6'—Complies Development Area coverage: 50% maximum (except senior citizen housing) - Complies Off Street Parking: Complies - Per TMC Figure 19-7, Senior Citizen Housing require 1 space per 2 dwelling units (.5 spaces/unit) for dwellings with more than 15 units. The project proposes 272 housing units and 163 parking stalls (.6 space/unit), meeting the requirements. Parking Lot Landscaping: Not applicable — All proposed parking will be located within an internal parking garage. DESIGN REVIEW CRITERIA (TMC 18.60.050) Multi -Family Design Review Criteria is separated into five sections. Within each section are criteria covering such issues as pedestrian and vehicular circulation, architectural relationships, building design, and landscaping. Design Review Criteria explain requirements for development proposals. They are the decision criteria by which the Board of Architectural Review will decide whether to approve, condition or deny a project. In reviewing any application for "multi -family, hotel, motel, or nonresidential development in a Low Density Residential zone," the following criteria shall be used by the BAR in its decision making. 7 [23-0004 Design Review Staff Report Village at 47th Page 4 of 13 1. SITE PLANNING a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. Applicant's Response: The Project has been designed to avoid and minimize critical areas impacts. Mitigation is proposed to offset where critical area impacts are unavoidable. Wetland B is proposed to be filled in its entirety (0.06 -acre), this will be mitigated through the purchase of credits from the King County In Lieu Fee Program. A bridge is proposed over the Wetland A / Stream 1 riparian complex to avoid any direct impacts to either the stream or wetland. Buffer impacts are proposed to accommodate the access roads with buffer replacement provided for no net loss of buffer area. An additional 1.5 acres of forest outside of any buffers are proposed for retention to maintain the biodiversity corridor mapped in this area that connects this site with other undeveloped properties to the south and east. Staff Comments: The project site is adjacent to and across from LDR zoning on the north, east, and south sides. The closest corner of the building is approximately 350' from the nearest property line. The building's positioning and orientation on the site was intended to preserve the wooded steep slopes, three large wetlands, and wetland buffer areas to the south which comprise almost one-half of the site, and minimize impacts to the single-family residences to the east. The majority of the southern portion of the site will be preserved and will be recommended to be placed into a Sensitive Areas easement or tract as part of a separate Lot Consolidation application. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high-quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. Applicant Response: A prominent entrance will be featured along 47th Ave. S. including proper signage. Pedestrians and vehicles will be routed across a bridge spanning a stream, wetlands, and associated buffers to the featured building corner, containing additional signage, leasing office, and building amenities. Landscaping will be strategically placed to separate ground level residences and provide privacy from public areas. Existing vegetation and topography will buffer residences from the general public. Drive aisles are screened by existing vegetation and topography from public ROW. Proposed L23-0004 Design Review Staff Report Village at 47th Page 5 of 13 landscaping will be incorporated along drive aisles to reduce the visual impact for tenants and guests. Service areas will be located towards the northwest corner of the building and screened appropriately from tenant view to the greatest extent feasible. Staff Comments: Following discussions with Puget Sound Regional Fire Authority (formerly Tukwila Fire), it was deemed necessary that the site provide two access point from 47th Ave S into the site. The main entrance into the site will be from the northeast corner while a secondary access point will be provided further south, see Attachment B A 5' wide sidewalk meeting ADA requirements will be provided along the northern edge of the main access driveway and will connect to 47th Ave S. 47th Ave S will require reconstruction as a result of the project; applicant will be held to completing road, frontage, and access improvements along 47th Ave S per standards set forth in the Public Works Infrastructure Design Manual to be reviewed as part of a future Right of Way Use permit. A 5' sidewalk will encircle the perimeter of the structure and may be accessed via six entry points from the building. All required onsite parking will be provided within an integrated parking garage on the ground floor of the structure while a loading zone for deliveries will be located at the southern end of the site. These consolidated vehicle access points will reduce potential vehicle and pedestrian conflicts and allow for safe pedestrian circulation onsite. Six ADA parking spots will be located inside the parking garage closest to the garage and lobby entrance, providing safe and quick access for disabled tenants and visitors. Staff recommends that the painted crosswalk across the northern drive aisle be revised to a raised crosswalk at the same height as the sidewalk to ensure a consistent grade for pedestrians and to slow vehicles entering the site. UPDATE, August 29, 2023: Applicant has provided revised crosswalk proposal incorporating staff recommendations, see Fig. 3. EXIS7TNG ON—SITE TREES - AND VEGETATION TO BE RETAINED, TYP PROTECTED PER MC STANDARDS M*I IMM PROPOSED BUILDING Auvreirec741NAL PLAN. Fig. 2: Location of Painted Crosswalk (revised 8.29.23, see Fig. 3) 9 RETAINED, TY P. PROTECTED PER TMC STANDARDS. L23-0004 Design Review Staff Report Village at 47th Page 6 of 13 2�et�4.p G_ lel Fig. 3: Revised Crosswalk Design, 8.29.2023 g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right -of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. The site is naturally separated from adjacent properties by natural features including a mix of deciduous and evergreen landscaping, hills, and decorative rock walls. The nearest neighboring property is over 350' away and will not be readily visible from the development. Elevated courtyards and gathering spaces are fully enclosed by walls and separated from the ground floor to ensure residents' privacy and safety. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. The project's site is organized in a manner that works to reduce visual and direct impacts to surrounding development. Existing topography is employed to hide the development from neighboring structures by placing the buildings within the lower areas of the site, see Fig. 4. Fig. 4: Topographic Cross Section of Development Site 10 [23-0004 Design Review Staff Report Village at 47th Page 7 of 13 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. Applicant Response: The exterior building design is contemporary in form and features a prominent brick base to help ground the building with lighter materials and color on the levels above. The brick base will incorporate projecting / recessed bricks at the lowest level (P1) and flush faced bricks at the level above (R1) to create differentiating textures, visually breaking up the mass. Aluminum storefront systems highlight communal amenity areas within the building on the ground floor. Above the brick base on levels R2 -R4, wall fins correspond with the dwelling unit living rooms and sliding glass door / railings creating visual interest by providing building elevation articulation and material transitions. In addition, smaller metal trim fins are proposed at dwelling unit windows to provide shadow lines and mimic the larger scaled wall fins. Staff Response: The building's proposed height was reviewed and approved by the City's Building Official and meets the HDR zone's maximum allowable height of 45' feet. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. Applicant Response: The selection of the exterior materials palette is appropriate for the climate of the Pacific Northwest. Proposed durable exterior materials include brick, cement fiber siding, vinyl siding, aluminum storefront systems, exposed concrete with sack finish, metal trim, and metal balconies. The color scheme will allow the building to blend in with existing and proposed trees and landscaping. L23-0004 Design Review Staff Report Village at 47th Page 8 of 13 Staff Response: Rather than constructing one very large rectangular building, the building's mass is broken up by separating the upper floors into two separate structures above the parking garage. Visual diversity in facades from all perspectives is provided by varying materials, entry structures, and projecting facades. Outdoor building elements such as the facility's common area patios and decks also serve to break up the building's massing. ME Pe wadi. Exterior Building Materials Mick Vinyl Lap Siding Concrete Columna Concrete BoarM1rormad Was Meal Trim Meal Balconies Aluminum eronalma/ Cines Vinyl F utuross Light Fures Mutual Materials Brick Color Coal Creek Texture: Coated & Protruding/Recessed Vinyl lap Siding Color: White/ Grey Texture: Smooth Hardie Panel Siding Hardie Panel Siding Concrete Columns Metal Trim Metal Balconies Color: Succulent Color Iron Ore Color: Natural Texture. Smooth Texture: Smooth Finish. Sack Fig. 5: Proposed Materials and Colors 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. The building is oriented to the north and south to maximize the opportunity to view the surrounding wooded area. Roughly half the site will remain undeveloped, retaining a significant amount of steep slopes, wetland areas, and trees and vegetation (see Fig. 6). On the upland portion of the site to be developed, the site will be cleared, and a mix of native and ornamental deciduous and coniferous trees, shrubs, and groundcover will be replanted according to the landscape plan (see Attachment C). The remaining existing stands of trees around the perimeter of the site will be protected during construction. Additional native plantings will be installed within the remaining "mitigation area" and will 12 L23-0004 Design Review Staff Report Village at 47th Page 9 of 13 be reviewed as part of separate Critical Areas permits. Further, the project will remove non-native species from the wetland buffers and maintain the wooded steep slopes and wetland areas. Wetland X(150' Buffer} — ' ` \ Wetlaltd E (80' Buffer) I t WetlaStd AAilso'BuHerer) 11 Wetland F r}50' Buffer) ti See Figure 7 See Figure 8 • Stream A (BO Buffer Wetland B Wetland C (150' Buffer) / J1 Wetland C (150' Buffer) Wetland G (80' Buffer) LEGEND ▪ Project Boundary Existing Foundation Wetlands C.1 Wetland Buffers Stream Centerline I_ Stream Buffer Proposed 1 -ft Contours IMPACTS & MITIGATION LEGEND VA Proposed Wetland Fill (Wetland B) 2,594 Sr Welland A4& Stream Buffer Reduction 5,693 SF Wella nd 4,3 Buffer Reduction 21,275 SF Wetland Bu7er Reduction 1,608 SF TOTAL REDUCTION: 31,286 SF Wetland AA&Stream A Buffer Replacement 30,144 SF Wetland C Buffer Replacement 10.214 SF TUTAL REPLACEMENT: 40,358 SF NET GAIN: 5,772 SF - Voluntary Buffer Addition 70.320 SF 5.0.6. uUM Morb6rVacwm NmEmrCALMEA MErraxaSn STRAW SEVEN ME5 xnE MEd SURVEYED ox MAXIS s 33,.61 CO. Fig. 6: Proposed Preservation and Mitigation Areas -_= � ▪ -,- , - - Fig. 7 Soil Nail wall locations in blue SOIL NAIL (TECCO) Due to the site's topography, large retaining walls are required to stabilize the site for development and vehicle access, see Attachment H. Decorative walls in the form of Rockery and Lock + Load Walls are proposed for the northern and western retaining walls. For the eastern retaining walls a Soil Nail (Tecco) wall is proposed, Fig. 7. The applicant has proposed to screen these Soil Nail walls using a landscaping combination of vining plants (Boston Ivy) and grasses (Mixed Sedum Tray). 13 L23-0004 Design Review Staff Report Village at 47th Page 10 of 13 The eastern elevation of the building contains a large unscreened wall for the parking garage, staff recommends the installation of additional trees in this location to break up this visual mass. This may be accomplished with additional installations of Acer Rubrum trees similar to those located to the south within the same landscaping strip, see Fig. 8. UPDATE, August 29, 2023: Applicant has provided additional landscaping and trees along eastern elevation. Proposed landscaping strip will be relocated to eastern (outside) edge of sidewalk to accommodate this additional landscaping, see Fig. 9 ea I Acer Rubrum recommended, 30' spacing. Fig. 8: Staff -Recommended Additional Landscaping (revised 8.29.2023, see Fig. X.) Fig. 9: Revised eastern landscaping strip, 8.29.2023 c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on-site recreation areas, and to adjacent public recreation areas shall be provided. A 5' wide sidewalk meeting ADA requirements will be provided along the northern edge of the main access driveway and will connect to new sidewalks along 47th Ave S. An additional sidewalk will encircle the perimeter of the structure and may be accessed via six entry points from the building. The full length of the perimeter walkway will be over 1200', just under one quarter mile. Due to this distance, staff recommends that benches be placed along the perimeter sidewalk to provide exterior seating for residents. UPDATE, August 29, 2023: Applicant has provided exterior seating for along perimeter sidewalk, see Attachment C for locations. 14 L23-0004 Design Review Staff Report Village at 47th Page 11 of 13 d. Appropriate landscape transition to adjoining properties shall be provided. The development area is substantially separated from adjoining properties by naturally landscaped hillsides. Visibility into the site will be low and neighboring sites will be sufficiently screened by topography and plantings. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. Trash collection will take place within the parking garage of the structure with final disposal taking place at the northeastern corner of the site within an enclosed structure. Roof mounted mechanical equipment will be hidden behind a parapet while other roof mounted mechanical equipment will be setback out of sight. No mechanical equipment is proposed for the exterior perimeter of the building. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off-site glare spill-over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Per TMC 18.50.170, "A. Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights-of-way. B. In the MDR and HDR zones, porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with lighting bollards." The applicant has provided a luminaire schedule demonstrating that all parking areas are illuminated to one footcandle or more for safety and that lighting on the site will not spill over to adjacent sites, see Attachment F. CONCLUSIONS 1. Site Planning The building's height complies with code requirements for the High -Density Residential district. The proposed building's mass is appropriately separated into two structures above the parking garage. Two second -story outdoor patios are provided within the northern mass on the east and west faces of the building, taking advantage of the site's topography and solar exposure. An indoor courtyard is provided in 15 L23-0004 Design Review Staff Report Village at 47th Page 12 of 13 the center of the south mass. This arrangement allows all units within the development to face an open space. The darker colors punctuated with lighter colors and transparency, the incorporation of natural materials such as brick and metal, and the location of landscaping along the building's perimeter work to break up the appearance of a large structure. Staff Recommendations: • Painted crosswalk across the northern drive aisle be revised to a raised crosswalk at the same height as the sidewalk to ensure a consistent grade for pedestrians and to slow vehicles entering the site. UPDATE, August 29, 2023: Applicant has provided revisions addressing this recommendation. 2. Building Design. The proposed building presents a consistent architectural expression that is in keeping with the residential nature of the project, the surrounding residential development, and the naturally wooded site. The building should have little visual impact on the residential properties to the east as it will be set back from the property line and screened with significant landscaping, both natural and ornamental. Modulation of the facades, changes in materials, and designing the building's height to increase to the south away from the main entryway will only further reduce the visual impact to neighboring properties. 3. Landscape and Site Treatment. Roughly half of the site will be protected as wetlands and open space. The proposed landscape plan provides an attractive entryway to the site, enhances building and site focal points, screens the building from adjacent residences and softens the edges of the building. Wetland buffer areas will be enhanced with native vegetation. To allow easy movement for people with disabilities, sidewalks are of sufficient width. Landscaping is largely in compliance with Tukwila Municipal Code standards. The City's Urban Environmentalist has reviewed and approved proposed plant species, siting and materials to ensure appropriate spacing. The perimeter landscaping follows a coherent design concept, which will soften the impact of the building and paved areas on surrounding properties and create a more pedestrian -friendly atmosphere. Staff Recommendations: • Installation of additional trees along the eastern elevation to break up the visual mass of the large wall in this location. UPDATE, August 29, 2023: Applicant has provided revisions addressing this recommendation. • Installation of benches along the perimeter sidewalk to provide exterior seating for residents. UPDATE, August 29, 2023: Applicant has provided revisions addressing this recommendation. 4. Miscellaneous Structures and Street Furniture Surface parking lot and walkway lighting provides safe, visible pathways for pedestrians through the site. In addition to residential units, services, and facilities normally found in a senior housing project, several other amenities are provided for residents and visitors including three outdoor gathering spaces. Mechanical 16 L23-0004 Design Review Staff Report Village at 47th Page 13 of 13 equipment and refuse containers will be screened by walls and roof forms. Site lighting is designed to avoid off-site glare onto the neighboring residential properties while safely lighting the site. RECOMMENDATION Staff recommends approval of the Design Review application with no conditions following revisions provided by the applicant on August 29, 2023. 17 18 City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 AoCHrECIUR EAL'. f ORMS January 13, 2023 Re: Design Review — Public Hearing for Village at 47th project Discussion of project consistency with design criteria: Village at 47th is a new 272 -unit affordable senior living multifamily development located southwest of the intersection of S. Ryan Way and 47th Ave. S. in Tukwila, WA. The project will be 100% at or below 60% AMI serving seniors over the age of 55 including the veteran population. The property is zoned HRD (High Density Residential). The proposed building is 5 stories tall (44'-5 3/4" tall above the average grade) with approximately 308,692 gross square feet building area. The maximum building height for High Density Residential zoned properties per TMC section 18.14 is 45' above average grade. Please refer to the accompanying drawings and project information. Site Planning Considerations: The proposed project (building and associated facilities including drive aisles and below grade parking) has been located in the central portion of the site. The project will only disturb approximately 35 — 40% of the site with the balance remaining in the native condition and/or being improved as part of a wetland mitigation plan. The topography, existing vegetation / tree canopies and distance between the developed portion of the property and single family lots will significantly limit view of the multi -family building from the residences along 47th Avenue S. Significant trees, wetlands, and a stream will be preserved to the greatest extent possible. A prominent entrance will be featured along 47th Ave. S. including proper signage. Pedestrians and vehicles will be routed across a bridge spanning a stream, wetlands, and associated buffers to the featured building corner, containing additional signage, leasing office, and building amenities. Landscaping will be strategically placed to separate ground level residences and provide privacy from public areas. Existing vegetation and topography will buffer residences from the general public. Drive aisles are screened by existing vegetation and topography from public ROW. Proposed landscaping will be incorporated along drive aisles to reduce the visual impact for tenants and guests. Service areas will be located towards the northwest corner of the building and screened appropriately from tenant view to the greatest extent feasible. A traffic impact analysis has been prepared documenting the minimal impact the project will have on the area from a traffic perspective. Environmental Design Considerations: The Project has been designed to avoid and minimize critical areas impacts. Mitigation is proposed to offset where critical area impacts are unavoidable. Wetland B is proposed to be filled in its entirety (0.06 -acre) that will be mitigated through the purchase of credits from the King County In Lieu Fee Program. A bridge is proposed over the Wetland A / Stream 1 riparian complex to avoid any direct impacts to either the stream or wetland. Buffer impacts are proposed to accommodate the access roads with buffer replacement provided for no net loss of buffer area. An additional 1.5 acres of forest that occur outside of any buffers are 19 proposed for retention to maintain the biodiversity corridor mapped in this area that connects this Site with other undeveloped properties to the south and east. Landscape Design Considerations: The landscape at The Village at 47th is a combination of ornamental landscapes designed to accent the architecture, soften the building foundation, and provide useable open space for future residents while providing native revegetation to improve the site's ecological function. The revegetation of areas impacted during construction focuses on reestablishing native planting in an area currently inundated with blackberry and ivy. The sites ornamental landscape focuses on utilizing a blend of native and native adaptive plantings to provide a cohesive and diverse landscape from the entry off 47th to shade trees spaced around the building perimeter. The four courtyard spaces are designed to be experienced by future senior tenants and have been laid out to provide flexible outdoor gathering spaces, accessible from the interior common space, and a generous walking path through the courtyards with dispersed seating for residents to rest. The planting near the entry and in the courtyards are a mixed palette focusing on color, texture, and scent to activate the design as users travel through the space. Building Design Considerations: The exterior building design is contemporary in form and features a prominent brick base to help ground the building with lighter materials and color on the levels above. The brick base will incorporate projecting / recessed bricks at the lowest level (P1) and flush faced bricks at the level above (R1) to create differentiating textures, visually breaking up the mass. Aluminum storefront systems highlight communal amenity areas within the building on the ground floor. Above the brick base on levels R2 -R4, wall fins correspond with the dwelling unit living rooms and sliding glass door / railings creating visual interest by providing building elevation articulation and material transitions. In addition, smaller metal trim fins are proposed at dwelling unit windows to provide shadow lines and mimic the larger scaled wall fins. The selection of the exterior materials palette is appropriate for the climate of the Pacific Northwest. Proposed durable exterior materials include brick, cement fiber siding, vinyl siding, aluminum storefront systems, exposed concrete with sack finish, metal trim, and metal balconies. The color scheme will allow the building to blend in with existing and proposed trees and landscaping. The building will include one -bedroom and two-bedroom dwelling units and feature abundant amenity spaces including a Social Room, Game / Billiards Room, Lounge, Theater, Library / Business Center, Pet Spa, Fitness Room, Wellness Room, and an Arts and Crafts Room, to encourage physical and social health for the senior residents. 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XPi.• • 4..; •$4%I��OI� REVEGITATION AREA OI��OI��OI��OIp�s,I��,fl��r�0I��0I��0I� (:?rfo' VOLUNTARY WETCAND STREAM BUFFER ADDITION AREA, PLANS BY OTHERS 0 v 0 0 0 PLANT SCHEDULE (°) O TREES SHRUBS 0 'e` 0 0 0 0 0 QTY 11 13 BOTANICAL / COMMON NAME Acer circinatum / Vine Maple Acer macrophyllum / Big Leaf Maple 8 Acer palmatum 'Bloodgood' / Bloodgood Japanese Maple 3 Acer platanoides 'Worrenred TM / Pacific Sunset Maple 17 Acer rubrum 'Armstrong' / Armstrong Red Maple 4 Chamoecyparis nootkotensis 'Pendulo' / Weeping Alaska Cedar 15 Chamoecyparis obtusa 'Gracilis' / Slender Hinoki Cypress 10 Fraxinus oxycarpa `Raywood` / Raywood Ash 13 Pseudotsuga menziesii / Douglas Fir 15 Thuja plicata / Western Red Cedar 13 Thuja plicata 'Excelsa' / Excelsa Cedar QTY BOTANICAL / COMMON NAME 99 Azalea x 'Girard's Pleasant White' / Girard's White Azalea 203 Cornus sericea Kelseyi' / Kelsey's Dwarf Red Twig Dogwood 16 Holodiscus discolor / Ocean—spray 57 Hydrangea quercifolia 'Munchkin' / Munchkin Ookleof Hydrangea 46 ltea virginica 'Henry's Garnet' / Henry's Garnet Sweetspire 57 Mahonia aquifolium / Oregon Grape 29 Myrica californica / Pacific Wax Myrtle 96 Nandina domestic° 'Gulf Stream' / Heavenly Bamboo 49 Nepeta x faossenii 'Walkers Low' / Walkers Low Catmint 70 Pieris japonica 'Mountain Fire' / Mountain Fire Pieris 44 Ribes sanguineum 'King Edward VII' / Red Flowering Currant 123 Sarcococca ruscifolia / Fragrant Sarcococca 93 Symphoricarpos albus / Common White Snowberry 47 Taxus x media 'Densiformis' / Dense Spreading Yew 42 Voccinium ovatum / Evergreen Huckleberry ROOT COND. B & B B & B B & B B & B B & B B & B B & B & B & B B & B B & B ROOT COND. 2 Gal 2 Gol 5 Gol 5 Gol 5 Gal 1 Gal 5 Gal 5 Gal 1 Gal 5 Gal 5 Gal 5 gal 5 Gal 5 Gal 5 Gol SIZE 1.5" Col 6' Ht 1.5 Cal 2" Cal 2" Cal 6' Ht 6' Ht 2" Cal 6' Ht 6' Ht 6' Ht SIZE 18" Ht 18" Ht 36" Ht 24" Ht 24" Ht 18" Ht 36" Ht 24" Ht 18" Ht 24" Ht 36" Ht 24" Ht 36" Ht 24" Ht 36" Ht FERNS art GRASSES VINE T ANNUALS/PERENNIAL S 0 APA GROUND COVER. 111 f •0• QTY BOTANICAL / COMMON NAME 65 Polystichum munitum / Western Sword Fern OTY BOTANICAL / COMMON NAME 98 Calamogrostis x acutifloro 'Karl Foerster' / Feather Reed Grass QTY BOTANICAL / COMMON NAME 72 Parthenocissus tricuspidate / Boston Ivy OTY BOTANICAL / COMMON NAME 64 Astilbe chinensis 'Vision in White' / Vision in White Astilbe 44 Salvia nemorosa 'Caradonna' / Caradonna Perennial Salvia OTY BOTANICAL / COMMON NAME 327 Arctostaphylos uva—ursi / Kinnikinnick 452 Carex oshimensis 'Evergold' / Evergold Japanese Sedge 42 Liriope muscari 'Super Blue' / Super Blue Liriope 52 Lonicera pileata 'Moss Green' / Moss Green Honeysuckle 105 Mahonia repens / Creeping Oregon Barberry ROOT COND. 1 Gol ROOT COND. 5 Gal SIZE 18" Ht SIZE 24" Ht ROOT COND. SIZE 1 Gal ROOT COND. 1 gal. 1 gal SIZE 1 Gal 1 Gal 1 Gal 2 Gal 1 Gal 65 Prunus lourocerasus 'Mount Vernon' / Mount Vernon English Laurel 1 Gol 87 Sarcococca hookeriana humilis / Himalayan Sweet Box 1,116 sf Sedum sp. / Mixed Sedum Tray 1 Gal SIZE 18" Ht 18" Ht SPACING 24" O.C. 24" O.C. 24" O.C. 48" O.C. 24" O.C. 36" O.C. 36" O.C. F ATWELL 25 CENTRAL WAY, SUITE 400, KIRKLAND, WA 98033 P: 425.216.4051 F: 425.216.4052 W W W.ATW ELL -G ROU P. COM SCALE: AS NOTED PROJECT MANAGER: BLAKE ERLANDSON, PLA PROJECT LA: BLAKE ERLANDSON, PLA DESIGNER: GA VIN CASTANEDA ISSUE DATE: 8/28/2023 Z 0 L tY W 1- 5 0 0 DR LANDSCAPE PLAN VILLAGE AT 47TH LANDSCAPE PLAN CITY OF TUKWILA WASHINGTON ,F, ks<<` 8/28/2,023 NOT 2,tiC cv 44, C'' o f 6EXF.041' 'INDSCAPE As 6, R. M M C wq/ti M FOR CONSTRUCTION JOB NUMBER: 21-033 SHEET NAME: LS -01 SHT 1 OF 1 28 Wetland A (150' Buffer) i Wetlank (80' Buffer) 1 I r/ 1 • Wetland F (150' Buffer) • i • i• • See Inset Map u wetland N • Wetland AA (150' Buffer) Stream A (80' Buffer) ♦ • 111111..11, 8201 164th Avenue Northeast, Suite 200, PMB 141 Redmond, Washington (206) 309 - 8100 • ♦ BUFFER AVERAGING MAP - NORTH Tukwila Village at 47th Critical Areas Report and Mitigation Plan 47th Avenue South, Tukwila, Washington • • S3AVHILI See Inset Map Proposed Bridge No direct critical area impacts Itaittlik_41-04/ LEGEND Project Boundary Existing Foundation Wetlands L1 Wetland Buffers — - — - — Stream Centerline Proposed Wetland Fill (Wetland B) Wetland AA & Stream A Buffer Reduction Wetland AA Buffer Reduction Wetland C Buffer Reduction Wetland AA & Stream A Buffer Replacement Wetland C Buffer Replacement Voluntary Buffer Addition Proposed 1 -ft Contours Feet 0 10 20 Feet 0 15 30 SOURCE: CAD PROVIDED BY PACLAND NOTE: CRITICAL AREA (WETLANDS & STREAMS) BOUNDARIES HAVE BEEN SURVEYED ON PARCELS 3348401860, 3348401820, 3348401810, AND #0033 DEC 2022 FIGURE 7 is 29 0 35 70 140 3348401800. Wetland C (150' Buffer) Wetland G (80' Buffer) 8201 164th Avenue Northeast, Suite 200, PMB 141 vvL .Ia nd Redmond, Washington (206) 309 - 8100 BUFFER AVERAGING MAP - SOUTH Tukwila Village at 47th Critical Areas Report and Mitigation Plan 47th Avenue South, Tukwila, Washington ( LEGEND Project Boundary Existing Foundation Wetlands L1 Wetland Buffers — - — - — Stream Centerline #0033 DEC 2022 FIGURE 8 Proposed Wetland Fill (Wetland B) Wetland AA & Stream A Buffer Reduction Wetland AA Buffer Reduction Wetland C Buffer Reduction Wetland AA & Stream A Buffer Replacement Wetland C Buffer Replacement Voluntary Buffer Addition Proposed 1 -ft Contours SOURCE: CAD PROVIDED BY PACLAND NOTE: CRITICAL AREA (WETLANDS & STREAMS) BOUNDARIES HAVE BEEN SURVEYED ON PARCELS 3348401860, 3348401820, 3348401810, AND 3348401800. 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GRADE 12'-6" P1 T/ SLAB 0'-0" L 1 SIDING - HARDIE PANEL SIZE: 120" x 48" SHERWIN WILLIAMS - "IRON ORE" SW 7069 SIDING - HARDIE PANEL SIZE: 120" x 48" SHERWIN WILLIAMS - "SUCCULENT" SW 9650 SIDING - VINYL LAP SIDING PATTERN: 8" LAP SIDING COLOR: WHITE FINISH: SMOOTH SIDING - VINYL LAP SIDING PATTERN: DOUBLE 4" LAP SIDING COLOR: VICTORIAN GREY FINISH: SMOOTH CONCRETE COLUMNS COLOR: NATURAL FINISH: SACK CONCRERTE WALL COLOR: NATURAL FINISH: BOARD -FORMED CONCRETE CANOPY COLOR: PAINT - IRON ORE METAL TRIM LOCATION: ACCENT FIN AT WINDOWS COLOR: IRON ORE 11 12 13 14 15 METAL BALCONIES COLOR: BLACK ALUMINUM STOREFRONT (LEVEL P1) VINYL WINDOWS (LEVELS R1 -R4) LIGHT FIXTURE BUILDING SIGNAGE Architecture All Forms archaf.com IIIIIIIIP ii•••••••• Immo= 1111111fr r IIIIIIIIIIIIIIIII South Elevation I}IrlI Iijllllr}���� �� �# f Wi PARAPET T/ PLATE ob 59' - 5 3/4" ROOF B/ JOIST ob 54' - 6" R4 T/ CONC. 45'-3" r = R3 T/ CONC. ob z 35'-0" 0 J 5 CO R2 T/ CONC. ob 24' - 9" R1 B/ SLAB ob 13'-6" VG. GRADE 12'-6" P1 T/ SLAB ob 0'-0" SCALE: 1/16" = 1'-0" 1 1 1 =_ 11111111 11111111 —11111111111111111 • —_ ! 11111 - ffl. E = 11M =- 1= IIIIIIIIIIIIIIIII_ 111111IIIIIIIII 111111111—_1 =1� _ ili =11= M _ 1E 1,1111111111111111 IIIIIIIIIIIIIIIII 1M 1110_ 11111111111111111 ME [moo' 1 H w z 0 J 5 m MN M_ d West Elevation SCALE: 1/1611= 1'-0" Material Legend VILLAGE AT 47TH Tukwila, Washington 1/13/23 BRICK - MUTUAL MATERIALS SHAPE: MODULAR 3-5/8" x 2-1/4" x 7-5/8" W/ 3/8" MORTAR JOINT COURSING: STRETCHER COLOR: COAL CREEK TEXTURE: COATED GROUT: DARK GRAY BRICK - MUTUAL MATERIALS SHAPE: MODULAR 3-5/8" x 2-1/4" x 7-5/8" W/ 3/8" MORTAR JOINT COURSING: STRETCHER (REFER TO DETAIL FOR PATTERN OF RECESSED OR PROTRUDING BRICKS) COLOR: COAL CREEK TEXTURE: COATED GROUT: DARK GRAY 1 SIDING - HARDIE PANEL SIZE: 120" x 48" SHERWIN WILLIAMS - "IRON ORE" SW 7069 SIDING - HARDIE PANEL SIZE: 120" x 48" 6 SHERWIN WILLIAMS - "SUCCULENT" SW 9650 SIDING - VINYL LAP SIDING PATTERN: 8" LAP SIDING COLOR: WHITE FINISH: SMOOTH SIDING - VINYL LAP SIDING PATTERN: DOUBLE 4" LAP SIDING COLOR: VICTORIAN GREY FINISH: SMOOTH PARAPET T/ PLATE ob 59'- 5 3/4" ROOF B/ JOIST ob 54' - 6" Y R4 T/ CONC. ob 45'-3" R3 T/ CONC. ob 35'-0" R2 T/ CONC. kin 24' - 9" R1 B/ SLAB ob 13'-6" AVG. GRADE 12'-6" P1 T/ SLAB k 0'-0" CONCRETE COLUMNS COLOR: NATURAL FINISH: SACK CONCRERTE WALL COLOR: NATURAL FINISH: BOARD -FORMED CONCRETE CANOPY COLOR: PAINT - IRON ORE METAL TRIM LOCATION: ACCENT FIN AT WINDOWS COLOR: IRON ORE 11 12 13 14 15 METAL BALCONIES COLOR: BLACK ALUMINUM STOREFRONT (LEVEL P1) VINYL WINDOWS (LEVELS R1 -R4) LIGHT FIXTURE BUILDING SIGNAGE Architecture All Forms archaf.com N E Perspective N.T S. Exterior Building Materials Brick Vinyl Lap Siding Concrete Columns Concrete Board -formed Walls Metal Trim Metal Balconies Aluminum Storefront / Glass Vinyl Windows Light Fixtures VILLAGE AT 47TH Tukwila, Washington 1/13/23 ■ WEEMEINI rar••=6MmaillE1 NEM =MEW Mutual Materials Brick Color: Coal Creek Texture: Coated & Protruding/Recessed ir Vinyl Lap Siding Color: White / Grey Texture: Smooth Hardie Panel Siding Color: Succulent Texture: Smooth Hardie Panel Siding Color: Iron Ore Texture: Smooth Concrete Columns Color: Natural Finish: Sack i. Metal Trim Metal Balconies Architecture All Forms archaf.com 34 v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v, v ■■■■■■■■b�■■■■■■■b■■■.■.■■■■■b i■■■■■■■■■.-■■■■■■■■■■■periu■■■■■■ INNv MEL— 11111 "I "I "1 '1 '1 "I 111111111111111 vi vi vi "I v v "I v, v, v, , v, v, v, v v, v, v, v v, v, v, v, v, v, v, v, v, v, v v, v, v, v ►-I , v, v, v, v, v, v, v, v, v, "I "I "I "I , %riflt� v , vi ,�vi "I v "1 "I "I "I vi "I "I "I v v v COPYRIGHT 2023, EMERALD CITY ENGINEERS, INC. APAMONAG J: \2185-010 VINTAGE AT BEACON HILL, TUKWILA, WA\DWG\E100 SITE PLAN LTG.DWG 01-16-2023 13:08 "1 v, v, v, v, v, v, v, v, v, v, v, v, v, v v v 35 © 2022 ARCHITECTURE ALL FORMS u EMERALD CITY ENGINEERS, 21 705 Highway 99 Lynnwood, WA 98036 TEL: 425-741-1200 INC n — t CONSULTANT ,00000000 o°<9' C.:. FR�°opp OP°FWy'ti�;000, z,/, --o o°-\.,_cl 0. . o 0 z o �p L. 46458 • e pp •. /STE ..• �O ppb,,OOocich,- ° r 47T1 0 ISSUED FOR DESCRIPTION DATE DATE 11/09/22 JOB NO. 2185-010 DRAWING TITLE SITE PLAN LIGHTING SHEET NUMBER 1 0 0 35 _ 1 1 . ", N"I ", ", ", ", ", ", � vN IUI 1u■u■u■■■ \\u■u■u■■■■U■I ■U11■u■UUU iii 11NE " , S D41 S " " "I "I "1 1 " 1 " ", ", " " " -1 "� "I "I ", ", ", ", ", ", ", ", ", ", ", ", ", ", ", " ", ", ", ", ", ", ", ", ", ", ", ", ", ", ", " ", ", ", ", ", ", ", ", ", ", 1 "I "I "I " "1 '1 '1 "I "I "I "I "I "I "I "I IlIlIlIlINhIl� ", ", "I "I " 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .nn nn nn nn nn nn 0.1 0.3 0.6 1 •: 0.1 0.2 0.7 2.5 4.: nn nn nn nn ni ", ", " "I "I 1 "I "I " " 0:2 ", ", ", ", ", ", ", ", ", ", ", ", ", ", ", ", " " 3:7 1,6» ", ", ", ", " 2.6 1.8. . 3.6 3.6 35 2.9 C;OP RIGHT 2023, EMERALD CITY ENGINEERS, INC. A1, 0NAG J:\2185-010 VINTAGE AT BEACON HILL, TUKWILA, WA\DWG\E101 SITE PLAN LTG PHOTOMETRICS.DWG 01-16-2023 13:07 ", ", ", ", ", ", ", ", ", ", ", ", ", ", © 2022 ARCHITECTURE ALL FORMS EMERALD CITY ENGINEERS, 21 705 Highway 99 Lynnwood, WA 98036 TEL: 425-741-1200 INC n - t CONSULTANT ,00000000 o°<9' C.:. FR�°opp o°OP °FW y'ti�; 00o 0 0 Z' 0 �p ::: OOH L. 46458 p /STE ... p -0ogS;00000 r 47T1 0 ISSUED FOR DESCRIPTION DATE DATE 11 /09/22 JOB NO. 2185-010 DRAWING TITLE SITE PLAN LIGHTING SHEET NUMBER TRACE LITE commercial & industrial lighting D ESC RIPTION TRACE'LITE's third generation TLED112P series LED wallpack features an updated SSL light engine that provides 0-10V dimming, as well as improvements in efficacy, lumen output, and thermal management while still maintaining the consistency of our proven decorative quarter -sphere housing. The TLED112P housing is constructed of die-cast aluminum with a UV resistant, thermoset polyester powder coated finish that provides durable protection from environmental conditions, corrosion and the elements. The SSL light engine's LEDs -are protected by a high -impact, tempered glass lens. SPECIFICATIONS Construction: The TLED112P series has a precision designed aluminum housing with stainless steel hardware, tempered glass lens, silicone gaskets and a UV resistant, thermoset polyester powder coat finish. The interior wiring space is easily accessible through the frameiens assembly at the bottom of the luminaire and offers durable performance with clean, architectural aesthetics. The TLED112P is completely sealed with silicone gaskets. Optics: Our TLED112P series wallpack delivers exceptional Tight quality with available correlated color temperature options of 3000K, 4000K or 5000K, a CRI of 585 and a projected color shift of less than 1%. The TLED112P LED light engine is specifically, designed to distribute Tight forward and to the sides providing the ideal wallpack distribution that puts Tight where it is needed in the most efficient way possible. Producing up to 3382 delivered lumens, the TLED112P has an L70 of 50,000 hours. Electrical: The TLED112P includes 0.10V dimming as a standard option with LEDs powered by constant current, high efficiency Class 2 LED driver with active power factor correction (0.90 typical), an 1P56 rating. all around protection against over - voltage, over -temperature, short circuit conditions, and lightning. The TLED112P driver has a standard voltage sensing input of 120 - 277VAC 501fi011z, a Class A EMI rating, complies with U L8750 safety regulations and with ANSI/IEEE 062.41 ClassA operation. The TLED112P is suitable kr operation in -31°F to 104°F (-35°C to 40°C) ambient conditions. Thermal Management: Our LED light engine is mounted directly to a dedicated, custom designed LEDLITEiogic Thermal heat sink. The configuration of the heat sink is unique and has been sized to maximize the thermal dissipation of the traditional wallpack housing. This configuration optimizes the heat removal for the LEDs, which in tum, ma kers possible the high efficacy, lumen output and longevity of the TLED112P. Environmentally Friendly Design: TLE0112P luminaires consume very little energy and provide long life in comparison to traditional lamp technologies. The TLED112P-66-VS censurnes only 43 watts, however the light output can conservatively be compared to a 150W or 200W HID luminaire of similar design. The TLED112P provides a significant reduction in KW load and carbon emissions. Installation: The TLED112P series wallpack features our EZ -LITE gasketed steel quick mount plate with a built in bubble level that can be mounted to any vertical surface, and allows the TLED112P to be easily wired to a recessed J -box. Optional tamper- resistant hardware is available for applications where there is a high rate of vandalism and theft or in high traffic public spaces. Battery Back -Up (Option: BB): TRACE"LITE's battery back-up option provides approximately 1400lurnens for 90 minutes in the event of a primary power failure. The battery back-up option incudes a battery pack along with a charging/transfer device that keeps the battery pack charged during normal AC operation and transfers battery power to a portion of the LED modules when the device senses that the primary AC power has Failed. Suitable for operation in 32°F to 104°F (0°G to 40°C) ambient conditions_ Transient Protection System (Option: TP): The LEDLI TElogic optional transient protection device is designed to be used in conjunction with our LED drivers. The "-TP" option utilizes a 3 -leaded device that protects Line -Ground, Line -Neutral, and Neutral -Ground in accordance with IEEE! ANSI C62.41.2 guidelines. The surge current rating of the "-TP" option is 10,000 amps. Photo -control {Accessory: PCI: Optional field installed photocontrol provides dusk -till -dawn security. Input voltage must be specified to match fixture input voltage. Model: Accessories: Job Name: TLED112P 3rd Generation Architectural LED Wallpack Dale: Type: 5YEAR WARRANTY Specs of a Glance' CALLOUT N of LEDs 42 LEDs 66 LEDs Wattage NO 27 43 Lumens (Intl 2,152 3,352 Efficacy (LPW} ea 75 Equivalency 1 D HID 160w HID CCT 30001(, 40000. 500016 CRI 385 Optics Type II Very Shod Input Voltagr 120-277 Voltage Sensing Warranty 5 Year& Certifications ARRA Ambient Temp -35°C Ia 40'C (-31'F Iv 104°F] • 50000 CGT tested Testing 8, Compliance: The reliability and performance of the TLED112P is evaluated in accordance with the parameters outlined and reported by LM -79 and LM -50 documents. Photometric data is tested to IESNA LM -79-08 standard by an independent testing laboratory. Lumen maintenance, or LTO, a measure of long term reliability, is determined for the light source, which consists of the LED and PSB sub -assembly as installed in the luminaire, using LM -80 in-situ thermal and reliability data as provided by the LED manufacturer in accordance with DOE/ EPA standards. Warranty: Any component that fails due 1.0 manufacturer's defect is guaranteed for 5 years. The warranty does not cover physical damage, abuse or acts of God. Manufacturer reserves the right to charge for such repairs if deemed necessary. FIXTURE W1 d"series Specifications EPA: 1 1, Length: Width: Height 1: Height 2: (max): Weight: 351 Ls 15" 7-1/4" e= cm/ 3.5" D -Series Size 2 rirjaroico Number Legacy LED Area Luminaire r"°`°° DLC GAILP Buy American fliFhElY hid Ordering Information DSX2 LED ODA HlilliinaLtA H2 I �f. Introduction The modern styling of the D -Series is striking yet unobtrusive - making a bold, progressive statement even as it blends seamlessly with its environment. The D -Series distills the benefits of the latest in LED technology into a high performance, high efficacy, long -life luminaire. The outstanding photometric performance results in sites with excellent uniformity, greater pole spacing and lower power density. The Size 2 is ideal for replacing400-1000W metal halide in area lighting applications with energy savings of up to 80% and expected service life of over 100,000 hours. EXAMPLE DSX2 LED P7 40KT3M MVOLT SPA NLTAIR2 PIRHN DDBXD G1 Series LEDs Color temperate re Distribution Voltage Wanting 0102 LED Fomentepties P1 PS' P2 P6 P3 P7' P4 P8' Rotated optics P19' P13'"= P11' P141•2 P12' 30K 3009K 40k 40000 508 5000K T1S T25 r2M 1'31 13M T4M (TTM Type 1 Shat (kuenlol sal Type II Short Type 11 Medlin Type 111 Short Type 111 Medium Type IV Medium FolwA.11mm Medium TSPS 155 1514 TSW BLC 1300 RC{0 lypeyVeryShon' typeV Shat' Typed Merium Backlight cntrol' Lek Corner cutoff' Rightmrntrcutoff' MYIXT' %VOLT (2778-48119}'" 120' 208' 240' 277' 347 9 480' Shipped indaded SPA Square pole mounting RPA Round pdemouming 1° WDA Wall bracket' SPUA1BA Square pole universal momung adaptor" RPOMBA Round pde universal mounting adaptor" Shipped separately IMA 8 ODB%D 0 Mast arm mounting brradcet a daper (specify finish} •0 Control opt ions Other options Finish yeyo "Qr Generation 001e0J Shipped installed NLT8112 nLeginAIR generationtruble d" PIRHM Network, Ei-Lerel motionlamhea sensor. PER NEMktwist-Iodereceptacleonly(nocontrols) PERS Fre-wirerupial leanly (no controls) '1.14 PER7 Soren -wire receptadecrlly (no ccmrolt}'t ° DMG 0-10V dimming emend out back of housing for external central (nomntrels)" DS Dual switching s"t' PIRB Bi -level, motion/ambient sensor, 15-30' maiming height,anteent sensor enable at 5k PIRHIFC3V Higklew,motionfamblent sensoi 15-3 P mounting height, amWnt sensor enabled at 10" FAO Fidd Adjustable Cutput"" Shipped installed 115 House-sideshield '3 SF Single fuse (120, 277, 3474)" OF Doublets? 4208, 240,48010 L90 LAN rotated optics' 890 Right rotated optics' NA SVC ambientoperator's ' RRA Buy Frnericatn) Act Compliant Shipped separately 8S Bird spikes" EGS E%[ernal glare 11lleld 668110 001.07 plan OWH70 0051-50 061.1300 01161'00 Dark bronze Black Natural dumielm White Teslureddarkbronze Tetered black Tenured natural aluminum OWHG%0 Texmredwhke G1 Generar"on t 9A LITI'DAf/4 LICNTING COMMERCIAL OUTDOOR One Lithania Way • Conyers, Georgia 30012 • Phone: 1-530-705-SEEU(73781 • •.°•-•:••: iarhori.; ram D 2011-2022 Acuity Brands Lighting.lnc WI rights reserved. DSH2 LED G1 Ray. 06/11/22 Page 1 of 8 FIXTURE S3 SITE LUMINAIRE SCHEDULE CALLOUT SYMBOL LAMP DESCRIPTION BALLAST MOUNTING MODEL INPUT VA VOLTS NOTE 1 S3LED 46458 O .. o % ...FC/STEE-. �<�po < '/OVAL EAG\OHO a0O❑❑❑000 (1) 175W LED OUTDOOR: LED POLE LIGHT, TYPE IV OPTICS, WITH SQUARE POLE. FULL CUTOFF LED DRIVER POLE & BASE LITHONIA LIGHTING DSX2 LED 100C 530 40K T4M MVOLT SPA DDBXD POLE: SSS 4C 175 MULTIPLE PROVIDE STEEL POLE, FXITURE HEIGHT NOT TO EXCEED 20'. ISSUED FOR # S3LED—HS DATE (1) 175W LED OUTDOOR: LED POLE LIGHT, TYPE IV OPTICS, WITH SQUARE POLE. FULL CUTOFF, HOUSE SIDE SHIELD LED DRIVER POLE & BASE LITHONIA LIGHTING DSX2 LED 100C 530 40K T4M MVOLT SPA DDBXD POLE: SSS 4C 175 MULTIPLE PROVIDE STEEL POLE, FXITURE HEIGHT NOT TO EXCEED 20'. W1® (1) 43W LED OUTDOOR: ARCHITECTRUAL LED WALLPACK W/ BATTERY BACKUP LED DRIVER WALL TRACE LITE TLED112P-42—VS—BB 43 120V 1P 2W EXTERIOR EXITS COPYRIGHT 2023, EMERALD CITY ENGINEERS, INC. APAMONAG J: \2185-010 VINTAGE AT BEACON HILL, TUKWILA, WA\DWG\E103 SITE PLAN LTG NOTES.DWG 01-16-2023 13:20 © 2022 ARCHITECTURE ALL FORMS Ill IP EMERALD CITY ENGINEERS, 21 705 Highway 99 Lynnwood, WA 98036 TEL: 425-741-1200 INC — CONSULTANT DOp❑❑❑oo, 0° C. hR�� o1:36pP.oWy//po ❑ cn m z : ❑ 0o 4).o° 46458 O .. o % ...FC/STEE-. �<�po < '/OVAL EAG\OHO a0O❑❑❑000 r 47T1 0 ISSUED FOR # DESCRIPTION DATE DATE 11/09/22 JOB NO. 2185-010 DRAWING TITLE SITE PLAN LIGHTING NOTES SHEET NUMBER 38 Village at 47th by Vintage - Tukwila, WA Open Space/Recreatioin Calculations - Senior Housing - 272 Dwelling Units Proposed - 100 SF per Unit Required - 272 Units x 100 SF = 27,200 SF Total - Minimum of 20% of Recreation space must be indoor or covered - 27,200 SF x .20 = 5,440 SF Min. - Senior housing allows up to 80% (21,760 SF) of recreation space to be outdoors. No minimum. Exterior: Courtyard Exterior Total 21,101 SF 21,101 SF Exterior Total 21,101 SF Interior : P1 R1 R2 R3 R4 Interior Total 4,269 SF 1,212 SF 1,212 SF 1,212 SF 1,212 SF 9,117 SF Interior Total 9,117 SF Site Total I 30,218 SF 0 (Grand Total 30,218 SF Required 27,200 SF % Provided 111% 39 40 Elevation (Feet) 150 130 110 — 90 Existing Grade 0I Bedrock Rockery SECTION A -A' 0 10 20 40 1"=20' M Scale in Feet r;----------------- ---- • • • • • 70—I— v• V / - �_-'v 80 7. ---- • V / • /�-)" 1 1 1• l V I7— -- v 1 I / • 4r • 60 • • • `\ 5077I14 `• I. vv'•\ \ \ • v v \ • • • • • • • • • • • • • • • 7. 7 • 7 • 2 x. 7. \ v `•v•v\ vv • •_ • \7 � • • 7 • 7 \ / / • 90 7 vA \• v \/ '100 - • • • 7. • 7 7 7 • 7 • • • • • \\ , / V1 v // v� I / \/ • • • • • • • _� • • • / 7 / / 7 \\ • \ ,/ 11 1 / - _— 90 7. 7. ���-100 • • 1 I ,110 • • ... 17 \ ��. • • 7. • • • • • 7 v\ 7- 7. \�--— \ • • v • v/ �v • — — A vv 7 • v v • 140���', / 7 \ • ....._\ \ 7•v• 7 / \.\ • 7�r�—/7A 7 7 7\V A \ • • \1 7 \ \ 7\\ • \\ /—��/ / \ \ I \\ 1 7 •\ \— �•_ \ \. •—_I\ — 7 •\ • • / \ \ \— \ \ \\\ \ \ • \ • • 2 110 •\ lj \ \\\ •• \ 7 \ • \ • • �\ 7 \ \• I • • \\\/\• \ / I _ •\_ • \ 7 • / 1 \ 21 \ • 1 �� \ ----1 1 \I \\ \\ \\ \ -• k \ \ 1 / 1 1 \\•\• 1 I \ \ \ \ •• \\\1\ /• • \\ --\--\ 1 _/\\\ \ 100 ▪ • • ---_/_---/--- --- r-- ---------- — • __=rl v• _--__• •—\\ \T - } • \1: 7 — - .T-\\\ \ II -\90 • • —� _\\- •\ • • • / -T _--/ \vvII / / 1/ --__ . 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The Planning Commission will hold a public hearing on the proposed amendments and make recommendations to the City Council for review and adoption. September 14, 2023 Citywide Neil Tabor, AICP, Senior Planner A. Proposed Zoning and Subdivision Code Changes in Strikeout/Underline Format B. Proposed Zoning and Subdivision Code Changes in Changes Integrated Format ISSUE Should staff make amendments to development regulations within TITLE 17 — SUBDIVISIONS AND PLATS and TITLE 18 — ZONING to comply with changes in state law, correct errors identified, amend regulatory requirements, and clarify the code and comprehensive plan amendment process? 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 and City Council for the comprehensive plan update, staff suggests separating state law mandated code amendments into multiple code amendment packages, and pairing these items with other beneficial amendments as capacity allows. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98IS8 • 206-433-1800 • Website: TukwilaWA.gov 43 STAFF REPORT Code Amendment Package September 14, 2023 Page 2 of 4 CODE AMENDMENT TOPICS AND DISCUSSION 1. Accessory Dwelling Units (ADUs) • Amend TMC 17.14.060 to allow ADUs to use the unit lot subdivision process • Amend TMC 18.06.016 to update ADU definition • Amend TMC 18.50.220 ADU standards to comply with upcoming updates to state law • Remove TMC 18.50.230 regarding ADU Owner Occupancy Compliance EHB 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 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 EHB 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 2. Parking Near Transit Requirements • Amend Figure 18-7 to update parking standards to comply with state requirements SHB 2343 became effective on June 11, 2020, codified in RCW 36.70A.620, limiting the amount of parking jurisdictions can require for market rate housing, very low, and extremely low- income housing, and housing for seniors or persons with disabilities near transit. Staff proposes updating the parking table (Figure 18-7) to comply with this existing state requirement. 3. Comprehensive Plan and Development Regulations Amendment Process • Amend TMC 18.80 to remove references to amending development regulations and clarify comprehensive plan amendment docketing process • Create TMC 18.82 "Amendments to Development Regulations" • Amend TMC 18.84 to clarify sequencing of site specific rezones with annual comprehensive plan amendments STAFF REPORT Code Amendment Package September 14, 2023 Page 3 of 4 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". The state Growth Management Act (GMA) restricts amendments to the comprehensive plan to only once a year, while development regulations are not bound to the same restriction and multiple amendments may be needed per year based on changes to state law, court rulings, identification of errors or inconsistencies in code, interpretations, or implementation of other planning projects. 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 GMA limitations of how often the comprehensive plan can be updated and provide clarity to applicants. 4. Home Occupation Standards • Modify TMC 18.06.430 to remove regulations from home occupation definition • Create TMC 18.50.240 section "Home Occupations" 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. Staff also proposes to add other standards to limit the impact of home occupations on their surrounding neighborhoods. 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. 5. Wireless Communication Facility Permit Application Types and Procedures • Amend TMC 18.104 to reflect accurate wireless facility terminology Staff identified provisions within the permit application types and procedures that are not consistent with language that was updated with the last wireless code update. The proposed draft code amends the items listed in the tables within TMC 18.104 for consistency with the language for these types of applications within TMC 18.58, Wireless Communication Facilities. 45 STAFF REPORT Code Amendment Package September 14, 2023 Page 4 of 4 6. Variance Requirements for Lot Area • Amend TMC 18.70.030 to modify when a lot that is substandard due to lot area needs to apply for a variance prior to development Current regulations require that development on lots not meeting the minimum lot area receive a variance prior to developing even a single-family home. This change would provide lots not meeting the lot area minimums with the ability to develop without a variance if all other development standards (setbacks, lot coverage, environmental, etc.) 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. 7. Amend Footnote Referencing Tukwila South Residential Design Manual • Amend Table 18-6 to remove footnote #14 and reference in table Staff identified a footnote reference that is now out of date after the adoption of the Tukwila South Residential Design Manual and proposes removing this footnote and reflecting in the table. FINANCIAL IMPACT N/A REQUESTED ACTION Hold the public hearing on the proposed code amendments, review the amendments, and forward the language as proposed or amended to the City Council for review and adoption. ATTACHMENTS A. Draft code amendments (strikeout/underline format) B. Draft code amendments (changes integrated format) 46 Formatted: Font: 13 pt Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow, Not Italic Formatted: Font: 11 pt, Not Bold Formatted: Font: 11 pt Formatted: Font: Arial Narrow, No underline Formatted: Font: Arial Narrow Attachment A: Draft Code Amendments (Strikeout/Underline) .1 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 twoone accessory dwelling units. 18.06.016 Accessory Dwelling Unit (Ord. 2098 §1, 2005; Ord. 1976 §5, 2001; Ord. 1758 §1 (part), 1995) building on the same lot as the primary single family dwelling. An ADU is distinguishable from a duplex by being clearly subordinate to the primary dwelling unit, both in use and appearance. (Ord. 2581 §1, 2018) ;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 astop 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 bc built on lots that meet the minimum lot size required in thc Zoning District thcy arc located within. Attached ADUs have no minimum lot size requirement. 21. Only one ADU, cithcr attached or dctachcd, is permitted per parcel containing a single family dwelling. 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 principal unit (excluding the area of any attached garage) or up to 1,000 square feet, whichever is lessgreater. 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, except that an ADU built over a detached garage may bc up to 25 feet in total height., 57. ADUs are subiect 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 ADU5 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, whcrc thc unit is incorporatcd into an cxisting structure, or where there is at Ic\act 60 feet between thc existing tingle family dwclling and the front property line. Adopted 2016 — Ordinance No. 2500 Last Amended 2022 — Ordinance No. 2678 Page 1 Formatted: Font: 11 pt Formatted: Font: Arial Narrow, No underline Formatted: Font: 11 pt Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow practical using clerestory windows or obscure glass. Screening with fences and landscaping can be used to limit visibility of ADUs and enhance privacy. 9.The ADU may not be cold as a condominium or otherwise segregated in ownership from the primary single family dwelling 460.ADUs may not be rented for periods of less than 30 days. B. Parking. 1. .. - _ _ - • -- - - - - -- ,._ 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. 1. A person who owns at least 50% of the property must physically reside in either the ADU or the 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 rccord an affidavit on forms provided by thc City acknowledging that this A. If the owner occupancy requirement is violated an owner shall either: a. Rc occupy one of the units, or D. Failure to comply with any of thc rcquircmcnts of this section shall be subject to enforcement and penalties as prescribed _ fOrd,2584-544,2918) A. To gain thc 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 rcquircmcnts shall apply for registration within onc y r after thc effective date of Ordinance No. 2581. Within thc onc y ar amnesty period existing ADUs may be registered without meeting onc or more of thc 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. A. 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 thc life safcty rcquircmcnts 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 thc ADU will be rented, a Residential Rental Business License per TMC Chapter 5.06 mutt be obtained prior to occupancy of the unit by a tenant. fOrd,2581412,204-8) 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 Tots. 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. Page 2 48 Formatted: Font: Arial Narrow Formatted: Font: (Default) Arial Narrow, 12 pt, Font color: Blue Formatted: Space After: 0 pt, Line spacing: single, Keep with next, Tab stops: 0.75", Left Formatted: Font: Arial Narrow �. ADU Parking & Parking Near Transit Requirements Figure 18-7 — Required Number of Parking Spaces for Automobiles and Bicycles MOTE: Automobile parking requirements for TUC -RC, TUC-TOD and TUC -Pond Districts are listed in TMC Section 18.28.260. pse 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. ) lulti-family dwelling within one-quarter mile of a transit 0.75 for each studio 1 for each one bedroom unit For multi -family, 1 space per 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 withiRone- quarter mile of a major transit stop No parking required N/A *See TMC 18.50.220(A)(1) Single-family and multi -family dwellings affordable to 0-50% 0.75 for each studio 1 for each one bedroom unit For multi -family, 1 space per 10 parking stalls, with a minimum of 2 area median income within 2 for each unittwo 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) Page 3 Formatted: Font: 13 pt Formatted: Font: Arial Narrow Formatted Table Formatted: Font: (Intl) Arial Narrow Formatted: Font: Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow 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 )vlulti-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 accommodate staff and visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. 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) ,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. fligh 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. rospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 spaces. Motels, 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. Use Automobile Standard Bicycle Standard ) lanufacturing 1 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. 50 Page 4 Formatted Table l Formatted: Font: (Intl) Arial Narrow Formatted: Font: Arial Narrow l Formatted: Font: (Intl) Arial Narrow l Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Right: 0.55", Line spacing: single Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: Arial Narrow Formatted: Font: (Intl) Arial Narrow 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. ftetail 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. Page 5 Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow [ Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow [ Formatted: Font: (Intl) Arial Narrow [ Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: (Intl) Arial Narrow Formatted: Font: Arial Narrow 3. Comprehensive Plan and Development Regulation Amendments Chapter 18.80A4mendments To The Comprehensive Plan 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 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 an text amendment to either the Comprehensive Plan of -the to the Department . Such applications, except site specific rezones along with the underlying Comprehensive Plan map change, are for—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) Page 6 52 Formatted: Font: 13 pt Formatted: Font: Not Italic Formatted: Indent: First line: 0" 1 1 ■ A. Applications for amendments to the Comprehensive Plan or development regulations shall provide the following documents in such quantities as arc specified by thc Dcpartmcnt: 1. An application form provided by the Department. 2. King County Assessor subject of thc 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 fcct of the subject property, or pay a fee to the City for generating mailing labels. /1. A vicinity map showing the location of thc site. 5. A surrounding area map showing Comprehensive Plan designations, zoning designations, shoreline designations, if applicable, and cxisting land uses within a 1,000 foot radius from thc 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 of proposed structures, including such details as may be required by the Department. 9. Such photomatcrial transfer or photostat of thc maps, site plan and building elevation, including such details ac 10. Such other information as the applicant determines may be helpful in evaluating the proposal, including color B. The Department shall have the authority to waive any of the requirements of this section for proposed amendments that arc not site specific or whcn, in thc Dcpartmcnt"c discretion, such information is not relevant or would not be useful to consideration of the proposed amendment. 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. B. If either the Department or the Council determines that a proposed change -may -14e 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. BC. Non -emergency changes shall be compiled and submitted to the Council for review on an annual basis in March 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 years review, unless -he Council -or the Department determines the proposed change_ may-beis 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 pasted -in the offices of the Department and made available to any interested person. -At least fourweeks28 days -prior to the Councils 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 Page 7 Formatted: Left, Indent: First line: 0", Keep with next, Tab stops: 0.75", Left + Not at 0.5" + 0.56" 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 wccks14 days -prior to Council consideration of any proposed amendment to cithcr the Csomprehensive Pplan or development rcgulationo, the Department shall prepare and submit to the Council a staff report wh oh -that addresses the following: 1. the issues set forth in this chapterAn evaluation of the application material; 2. Ifmpact 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) Page 8 54 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 development regulations, except site specific rezones along with the request for a Comprehensive Plan map change, at a public—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 : 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 • - :::: -:. • . 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 Decisiort 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 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 Page 9 Formatted: Font: Arial Narrow Formatted: Font: Not Bold Formatted: Font: Not Bold Formatted: Font: Not Bold Formatted: Font: Arial Narrow [ Formatted: Font: Arial Narrow, Bold Formatted: Font: Arial Narrow, Bold [ Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow 55 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. 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 Dovolopmont 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 07, 2012; Ord. 2116 §1 (part), 2006) 18.84.040 ArdinancoReguiredCouncil 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 Page 10 56 Formatted: Font: Arial Narrow Formatted: No bullets or numbering Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow 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) Page 11 57 �4. Home Occupation Standards Definitions Section, 18.06 18.06.430 Home Occupation ;Home occupation" means an occupation or profession which is customarily incident to or carried on in a dwelling place, and not one in which the use of the premises as a dwelling place is largely incidental to the occupation carried on byaresidentofthedwelling place_; provided, that: 2. No home occupation shall be conducted in any accessory building; 3. Traffic generated by such home occupations shall not create a nuisance; d. Noequipment orproccccshall bcmod insuch homcoccupation which cr atcsnoicc,vibration, glare, fumes, odor, or electrical interference detectable to the normal senses off thc lot; 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 resident employee. New Section in Supplemental Development Standards, 18.50 18.50.240 Home Occupations .............. 21. 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 c. A length of 22 feet; 5. An off-street parking space shall be made available for any non-resident employee. All Rparkinq 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 58 7. Outdoor storage of materials associated with the home occupation is prohibited. Page 12 Formatted: Font: Arial Narrow Formatted: Font: 13 pt [ Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow, Bold [ Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow, Bold, No underline Formatted: Font: Arial Narrow, Bold, No underline Formatted: Font: Arial Narrow, No underline Formatted: Font: (Default) Arial Narrow Formatted: Font: (Default) Arial Narrow Formatted: Indent: First line: 0.65" Formatted: Font: (Default) Arial Narrow Formatted: Indent: Left: 1" Formatted: Font: Arial Narrow Formatted: Font: Arial Narrow, No underline Formatted: Font: Arial Narrow Formatted: Indent: Left: 0" Page 13 59 5. Wireless Communication Facility Permit Application Types and Procedures 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 based on the information presented to the City administrator who made the decision. Public notice is not required for Type 1 decisions or for the appeals of those decisions. Page 14 60 Formatted: Font: 13 pt Formatted: Font: Arial Narrow 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, Miner 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 Page 15 61 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 WicelessGemmunisatien Fasility,Miner {TMC Chaptcr 18.58) Community Deno, Direeter u Examiner Wireless Communication Community Development Director Hearing Examiner Facility Macro Facilities — No New Tower (TMC 18.58.060) Page 16 62 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 Superior 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, Maon-er Waiver Roguect Macro Facilityics or -New Hearing Examiner Superior Court Towers (TMC Chapter 18.58.070) Shoreline Conditional Use Permit Hearing Examiner State Shorelines Hearings Board Page 17 63 Page 18 64 6. Variance Requirements for Lot Area 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 (othcr than lot width) for the applicable zone and othcr applicable land use and environmental requirements, may be developed only if it is combined with development standards for the applicable zone and other applicable land use and environmental requirements. In thc event lots arc combined in order to comply with thc requirements of this subsection, a boundary line adjustmcnt shall occur so that the 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_ Page 19 Formatted: Font: 13 pt Formatted: Font: Arial Narrow Formatted: Normal, No bullets or numbering 7. Amend Footnote Referencing Tukwila South Residential Design Manual Table 18-6, note #14 Exhibit A — Table 18-6: Land Uses Allowed by District See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline. For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) AL LDR MDR M. HDR MUO 0 RCC NCC RC AIL RCM C/L 1 LI HI MIC/L MIC/H TVS TSO PRO Adult day care A A A A A A A P Adult entertainment (subject to location restrictions') P P P P P P P Airports, landing fields and heliports (except emergency sites) 11 U U U U U U Amusement Parks C C C C C C P Animal rendering U P Animal shelters and kennels, subject to additional State and local regulations (less than 4 cats/dogs = no permit) C C C C C C Animal Veterinary, including associated temporary indoor boarding; access to an arterial required P P P P PPP P P P Bed and breakfast lodging for not more than twelve guests' C C C Bed and breakfast lodging (no size limit specified) C P Bicycle repair shops P P PPP P PPPP P P P Boarding Homes C C Brew Pubs P P CPP P PPPP P PP Adopted 2016 — Ordinance No. 2500 Last Amended 2022 — Ordinance No. 2678 66 Page 20 ( Formatted: Font: (Default) Arial Narrow Formatted: Left: 0.39", Right: 0.44", Top: 0.72", Bottom: 0.68", Width: 11", Height: 8.5" Formatted: List Paragraph, Indent: Left: 0.5" Formatted: Font: 13 pt Formatted: Font: Arial Narrow, 12 pt, Bold l Formatted: Font: Arial Narrow Bus stations P P P P P P P P P P Cargo containers (*see also TMC 18.50.060) A&S A&S A&S A&S A&S A&S P P P P P Cement manufacturing U U U U U U Cemeteries and crematories C C C C C C C C C C C C Colleges and universities C C C C C C C C C6 C6 C6 P Commercial laundries P P P P P P P Commercial Parking (Commercial parking is a use of land or structure for the parking of motor vehicles as a commercial enterprise for which hourly, daily, or weekly fees are charged. TMC Section 18.06.613) P7 P7 P7 P7 P7 P8 P8 P8 Page 21 67 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Contractor storage yards P P P P P P Continuing care retirement facility C C C C C C C P Convalescent & nursing homes & assisted living facility for not more than twelve patients C P P P CP P PP P P Convalescent & nursing homes & assisted living facility for more than twelve patients C C C C C C C P Convention facilities P P P P P P P Correctional institutes U11 U U U Daycare Centers (not home-based) P P P PPP P PPPPP PPP Daycare Family Home (Family Child Care Home)12 A A A A A A A A A A A Diversion facilities and diversion interim services facilities south of Strander Blvd U Domestic Shelter P P P P P Dormitory C C C A13 A13 A13 A13 A13 A13 A13 A13 A13 A13 A13 Drive-in theatres C C C C C C Dwelling — Detached single family (Includes site built, modular home or new manufactured home). One detached single family dwelling per existing lot permitted in MUO, 0, RCC, NCC, TVS. P P P P P P P P P14 Dwelling- Detached Zero -Lot Line Units P Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units P P14 Dwelling -Townhouses P P14 Dwelling —Multi -family P P14& P14 Dwelling — Multi -family units above office and retail uses P P P P C156 22/ P44 Dwelling — Senior citizen housing, including assisted living facility for seniors *see purpose section of chapter, uses sections, and development standards P meeting density and all other MDR standards P 60/ac p 60/ac p 60/ ac P 60/ac p 60/ac C156 100/ ac P14 Dwelling unit — Accessory 17 A A A Electrical Substation — Distribution C C C C C CC CCCCC CCP Electrical Substation —Transmission/Switching U U U U Page 22 68 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U =Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) 1 LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO J Electric Vehicle Charging Station — Level 1 and Level 2 A A A P P PPP P PPPP P P P Electric Vehicle Charging Station — Level 3, battery exchange stations, and rapid charging stations. (TMC 18.50.140) A A A A A APP P PPPP P PP Emergency Housing P378 P378 P378 P37 P37 P378 P378 P378 P37 Emergency Shelter P378 P378 P378 P37 P37 P378 P378 P378 P37 Essential public facilities, except those uses listed separately in any of the other zones U UUUUU UUU Extended -stay hotel P345 P P P P P P Farming and farm -related activities P P Fire & Police Stations C C C C CCCC CCCCC CCP Fraternal organizations P P CPP P PPP P P Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as residence and is subject to the regulations affecting the main building A A Greenhouses (noncommercial) and storage sheds not exceeding 1,000 sq./ft A A A A Greenhouses or nurseries (commercial) PPP P PPP P P Hazardous waste treatment and storage facilities (off-site) subject to compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08) C C Heavy equipment repair and salvage P P P P P P Helipads, accessory C Home Occupation (Permitted in dwellings as covered in TMC Section 18.06.430.) A A A A A A A A A A Hospitals C C C C C C C C P Hotels P345 P P P P C C P P Hydroelectric and private utility power generating plants U U U U U U U U Industries involved with etching, film processing, lithography, printing and publishing P P P P P p p P P Internet Data/Telecommunication Centers C P P P P P P P Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions U U U U U U U U U U U U U U U Laundries; self -serve, dry cleaning, tailor, dyeing P PPP P PPPPP P P P Libraries, museums, or art galleries (public) C C P P PCP P PPPPP PPP Manuf./Mobile home park 18 C P Page 23 69 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Manufacturing and industrial uses that have little potential for creating off-site noise, smoke, dust, vibration or other external environmental impacts or pollution: A) Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs P189 p PPPPP p PP B) Manufacturing, processing and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood P189 P P PPP P P P P C) Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment P189 p p p pp p P P P D) Manufacturing, processing, packaging of foods, such as baked goods, beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering) i)) Fermenting and distilling included p p p p ii)) No fermenting and distilling P189 P P P P P Manufacturing and industrial uses that have moderate to substantial potential for creating off-site noise, smoke, dust, vibration or other external environmental impacts: (A) Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) C CPC P C (B) Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses C P C P C (C) Manufacturing, processing and/or assembling of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging C CC p p p P C D) Manufacturing, processing, assembling and/or packaging of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment P PPP p C E) Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering C P Page 24 70 Formatted: Tab stops: 0.75", Left P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Manufacturing that includes rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble works, and the assembly of products from the above materials C C P C P C C Manufacturing, refining or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials U U U U Marijuana producers, processors, or retailers (with state issued license) P P P19 Mass transit facilities U U U U UUUU UUUUU UUU Medical and dental laboratories P P P P P P P P P Minor expansion of an existing warehouse 21 S Mortician and funeral homes P P P P P P C Motels P PPPPC CPP Offices including: medical, dental, government (excluding fire & police stations), professional, administrative, computer software development, business, e.g. travel, real estate & commercial P223 P P223 P234 P P P P P P9 C30 P24& C256 P P Office or sample room for wholesale or retail sales, with less than 50% storage or warehousing p Park & ride lots C C CC CCCCC CCC Parking areas A A A A A AA A A AAAA A AA Parking areas, for municipal uses and police stations C C C C CCCC CCCCC CCP Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses, or commercial recreation p p p p p PP p PPPPP PPP P Pawnbroker/Payday lender C C P P P P P Permanent Supportive Housing P389 P389 P389- P389- P389 P389 P389 P389 P389 P389 P38 P38 P389 P389 P389 P38 Planned Shopping Center (mall) P P P P P P P26 Radio, television, microwave, or observation stations and towers C C C C CCCC CCCCC CCC Railroad freight or classification yards U U U U Railroad tracks (including lead, spur, loading or storage) P P P P p P Page 25 71 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC `8.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Recreation facilities (commercial — indoor) — athletic or health clubs P P PP P P P P C3 PPP Recreation facilities (commercial — indoor), including bowling alleys, skating rinks, shooting ranges C P P P P P P Recreation facilities (commercial —outdoor), including golf courses, golf driving ranges, fairgrounds, animal race tracks, sports fields C C C C Recreation facilities (public), including, but not limited to sports fields, community centers and golf courses C C C C C C C C CCCC C C P Recreational area and facilities for employees A A A A A A AAAA A AA Religious facilities with an assembly area less than 750 sq.ft. C C C p p PPP PPPP p p Religious facilities with an assembly area greater than 750 sq.ft. and associated community center buildings C C C C CCCC CCCC C C Removal and processing of sand, gravel, rock, peat, black soil and other natural deposits together with associated structures UUU U U U Rental of vehicles not requiring a commercial driver's license P36 P PPP P P P P Rental of commercial trucks and fleet rentals requiring a commercial driver's license P PP P P P P Research and development facilities p p Residences for security or maintenance personnel A A AA A A AAAA A AA Restaurants, drive-through permitted P356 P PPP P P PP Restaurants, drive-through not permitted P P C P Retail, General P P4 P P356 P356 P P P P C3 C3 P P Sales and rental of heavy machinery and equipment subject to landscaping requirements of TMC Chapter 18.52* p PP p p p p Salvage and wrecking operations P P C Salvage and wrecking operations which are entirely enclosed within a building p p p p Sanitariums, or similar institutes C Schools and studios for education or self-improvement p p PP p p p p p p9 P278 PP Schools, preschool, elementary, junior & senior high schools (public), and equivalent private schools C C C C C CC C C C C p (public only) Secure community transition facility 29 U Page 26 72 rFnrmaltarl• Wirith• 11" Haight• R S" I' = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); 5 = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Self -storage facilities P p P p P P P P P ( Formatted Table Sewage lift station U U U U U U U P Shelter P P P P P a._._. Formatted Table Stable (private) A2930 A2939 A2930 P Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and creened pursuant to TMC Chapter 18.52 P P P P P P P P P Storage (outdoor) of materials is permitted up to a height of 20 eet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required P P P C C Storm water - neighborhood detention + treatment facilities U U U U U U U P Storm water pump station U U U U U U U Studios — Art, photography, music, voice and dance P P PPP P P P P —averns, nightclubs P P P P P P301 P304 P P I Formatted: Font: (Default) +Body (Calibri) —elephone exchanges P P PP P ' ) ) P PP !( Formatted: Font: (Default) +Body (Calibri), 9 pt —heaters, except those theaters which constitute "adult entertainment establishments" as defined by this Zoning Code P P P P P P P P31 l Formatted: Font: (Default) +Body (Calibri), 9 pt —ow -truck operations, subject to all additional State and local P P P P P P P ( L Formatted: Indent: Left: 0.19" I eeulations ransfer stations (refuse and garbage) when operated by a public U U U U _. [ Formatted: Font: (Default) +Body (Calibri) -ransitional Housing P389 P384 P389 P384 P388 P388 P388 P384 P388 P388 P38 P38 P388 P389 P389 P38 Formatted: Font: (Default) +Body (Calibri) ruck terminals p p p p p p ( Formatted: Font: (Default) +Body (Calibri), 9 pt Utilities, regional C { Formatted: Font: (Default) +Body (Calibri), 9 pt Vehicle sales lot2 P324 P P P P P P ( Formatted: Indent: Left: 0.19" Vehicle service station P334 P334 P P P P P P P P ( Formatted: Font: (Default) +Body (Calibri) Vehicle storage (no customers onsite, does not include park -and -fly P Formatted: Font: (Default) +Body (Calibri) Warehouse storage and/or wholesale distribution facilities P P P P P P P P ....* Formatted: Font: (Default) +Body (Calibri), 9 pt Water pump station _...I U U U U U U 2 : ' Formatted: Font: (Default) +Body (Calibri), 9 pt Water utility reservoir and related facilities _...I U U U U U U .:1 ' Formatted: Indent: Left: 0.19" Formatted: Font: (Default) +Body (Calibri) Wireless Telecommunications Facilities (*see TMC Ch. 18.58) P P P P P P P P P P P P P P Pt Formatted: Font: (Default) +Body (Calibri) 19. 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 145. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and TMC Section 18.52.060, 2-4, Recreation Space Requirements. 156. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non -industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 167. See TMC Section 18.50.220 for accessory dwelling unit standards. 198. Manufactured/mobile home park, meeting the following requirements: a. b. c. d. the development site shall comprise not less than two contiguous acres; overall development density shall not exceed eight dwelling units per acre; vehicular access to individual dwelling units shall be from the interior of the park; and emergency access shall be subject to the approval of the Tukwila Fire Department. 189. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may manufacture, process, assemble and/or package the following: a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no slaughtering); b. pharmaceuticals and related products such as cosmetics and drugs; c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood; d. electronic, mechanical, or precision instruments; e. other manufacturing and assembly of a similar light industrial character; f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in basis; businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the City's performance standards. g• 1929. Where the underlying zoning is HI or TVS. 204. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is legally non -conforming; 74 Formatted: Font: (Default) +Body (Calibri), 9 pt Formatted: Font: (Default) +Body (Calibri), 9 pt Formatted: Font: (Default) +Body (Calibri) c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; d. The proposed expansion must be constructed within two years of the date of approval; e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 212. Movie theaters with more than three screens if the following criteria are met: a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 223. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above. 234. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International Boulevard. 245. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC). 75 256. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are shown in Figure 18-12. b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code. 267. Planned shopping center (mall) up to 500,000 square feet. 278. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use. 289. Secure community transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed day care and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and community centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. (3) One mile from any existing secure community transitional facility or correctional institution. b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application. 2930. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 301-. No night clubs. 76 312. Theaters for live performances, not including adult entertainment establishments and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens will require a Special Permission Permit. 323. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre-existing legally established automotive sales where existing parking lots abut the public frontage must provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive months and a new business is proposed. 334. Allowed; however, if in the TIB Study Area, as set forth in Figure 18-60, the following conditions apply: Outdoor storage of vehicles, tires, or other materials used for service is not permitted. Gas stations are permitted if the pumps and parking are located behind the building, the pumps meet the setback requirements, and the pumps comply with building and fire codes. Queuing lanes are not permitted between buildings and back of sidewalk. Wholesale distribution and storage of fuel (e.g. natural gas, propane, gasoline) are not permitted in the TIB Study Area. Pre-existing legally established automotive service uses with outdoor storage or parking abutting the public frontage must provide effective visual screening of the parking and outdoor stored materials from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive months and a new business is proposed. 345. Allow if the following are provided: a full-service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms. 356. Allowed, however if in the TIB Study area, as set forth in Figure 18-60, the following conditions apply: Drive-through facilities are permitted when located behind a building. Queuing lanes are not permitted between buildings and public frontage sidewalks. Where the use is located on a corner or with access to an alley, drive-throughs must exit to a side street or an alley that connects to a side street, where feasible. 367. Automotive rentals must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. 378. Subject to the criteria and conditions at TMC 18.50.250 and 18.50.270. 389. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270. Formatted: Font: Arial Narrow, 11 pt Formatted: Font: Arial Narrow 77 78 Attachment B: Draft Code Amendments (Changes Integrated) 1. 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. Adopted 2016 — Ordinance No. 2500 Last Amended 2022 — Ordinance No. 2678 Page 1 79 2. ADU Parking & Parking Near Transit Requirements 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. 80 Page 2 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. 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. 81 Page 3 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. 82 Page 4 3. Comprehensive Plan and Development Regulation Amendments 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 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 04, 2012; Ord. 1770 02, 1996; Ord. 1758 §1 (part), 1995) 83 Page 5 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. 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. 84 (Ord. 1758 §1 (part), 1995) Page 6 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 05, 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 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. 85 Page 7 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 staff's 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. 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. 86 Page 8 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) 87 Page' 4. Home Occupation Standards Definitions Section, 18.06 18.06.430 Home Occupation "Home occupation" means an occupation or profession which is customarily incidenttoorcarried on in a dwelling place, and not one in which the use of the premises as a dwelling place is largely incidentaltotheoccupationcarriedon byaresidentofthedwelling place. New Section in Supplemental Development Standards, 18.50 18.50.240 Home Occupations 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 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. 88 Page 10 5. Wireless Communication Facility Permit Application Types and Procedures 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 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. 89 Page 11 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 90 Page 12 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 (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 18.28.260.8.5.b) Community Development Director Hearing Examiner Wireless Communication Facility, Macro Facilities — No New Tower (TMC 18.58.060) Community Development Director Hearing Examiner TYPE OF PERMIT INITIAL DECISION MAKER APPEAL BODY (closed record appeal) Resolve uncertain zone district boundary Hearing Examiner Superior Court 91 Page13 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 Superior 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 Superior Court Shoreline Conditional Use Permit Hearing Examiner State Shorelines Hearings Board 92 Page 14 6. Variance Requirements for Lot Area 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. 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. 93 Page 15 7. Amend Footnote Referencing Tukwila South Residential Design Manual Table 18-6, note #14 Exhibit A — Table 18-6: Land Uses Allowed by District See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline. For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO Adult day care A A A A A A A P Adult entertainment (subject to location restrictions') P P P P P P P Airports, landing fields and heliports (except emergency sites) U U U U U U U Amusement Parks C C C C C C P Animal rendering U P Animal shelters and kennels, subject to additional State and local regulations (less than 4 cats/dogs = no permit) C C C C C C Animal Veterinary, including associated temporary indoor boarding; access to an arterial required P P P P P P P P P P Bed and breakfast lodging for not more than twelve guestss C C C Bed and breakfast lodging (no size limit specified) C P Bicycle repair shops P P P P P P P P P P P P P Boarding Homes C C Brew Pubs P P C P P P P P P P P P P Bus stations P P P P P P P P P P Cargo containers (*see also TMC 18.50.060) A&S A&S A&S A&S A&S A&S P P P P P Adopted 2016 — Ordinance No. 2500 Last Amended 2022 — Ordinance No. 2678 94 Page 16 Cement manufacturing U U U U U U Cemeteries and crematories C C C C C C C C C C C C Colleges and universities C C C C C C C C C6 C6 C6 P Commercial laundries P P P P P P P Commercial Parking (Commercial parking is a use of land or structure for the parking of motor vehicles as a commercial enterprise for which hourly, daily, or weekly fees are charged. TMC Section 18.06.613) P7 P7 P7 P7 P7 P8 P8 P8 95 Page 17 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO Contractor storage yards P P P P P P Continuing care retirement facility C C C C C C C P Convalescent & nursing homes & assisted living facility for not more than twelve patients C P P P C P P P P P P Convalescent & nursing homes & assisted living facility for more than twelve patients C C C C C C C P Convention facilities P P P P P P P Correctional institutes U11 U U U Daycare Centers (not home-based) P P P P P P P P P P P P P P P Daycare Family Home (Family Child Care Home)12 A A A A A A A A A A A Diversion facilities and diversion interim services facilities south of Strander Blvd U Domestic Shelter P P P P P Dormitory C C C A13 A13 A13 A13 A13 A13 A13 A13 A13 A13 A13 Drive-in theatres C C C C C C Dwelling — Detached single family (Includes site built, modular home or new manufactured home). One detached single family dwelling per existing lot permitted in MUO, 0, RCC, NCC, TVS. P P P P P P P P P Dwelling- Detached Zero -Lot Line Units P Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units P P Dwelling- Townhouses P P Dwelling —Multi -family P P14 P Dwelling — Multi -family units above office and retail uses P P P P C15 22/ P Dwelling — Senior citizen housing, including assisted living facility for seniors *see purpose section of chapter, uses sections, and development p p p p standards P meeting density and all other MDR standards P 60/ac p 60/ac P 60/ ac P 60/ac p 60/ac C15 100/ ac P Dwelling unit — Accessory 17 A A A Electrical Substation — Distribution C C C C C C C C C C C C C C P Electrical Substation —Transmission/Switching U U U U Page 18 96 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H NS TSO PRO Electric Vehicle Charging Station — Level 1 and Level 2 A A A P P P P P P P P P P P P P Electric Vehicle Charging Station — Level 3, battery exchange stations, and rapid charging stations. (TMC 18.50.140) A A A A A A PP P P P P P P P P Emergency Housing P37 P37 P37 P37 P37 P37 P37 P37 P37 Emergency Shelter P37 P37 P37 P37 P37 P37 P37 P37 P37 Essential public facilities, except those uses listed separately in any of the other zones U U U U U U U U U Extended-stay hotel P34 P P P P P P Farming and farm-related activities P P Fire & Police Stations C C C C C CCC C C C C C C C P Fraternal organizations P P CPP P P P P P P Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as residence and is subject to the regulations affecting the main building A A Greenhouses (noncommercial) and storage sheds not exceeding 1,000 sq./ft A A A A Greenhouses or nurseries (commercial) P P P P P P P P P Hazardous waste treatment and storage facilities (off-site) subject to compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08) C C Heavy equipment repair and salvage P P P P P P Helipads, accessory C Home Occupation (Permitted in dwellings as covered in TMC Section 18.06.430.) A A A A A A A A A A Hospitals C C C C C C C C P Hotels P34 P P P P C C P P Hydroelectric and private utility power generating plants U U U U U U U U Industries involved with etching, film processing, lithography, printing and publishing P P P P P p p P P Internet Data/Telecommunication Centers C P P P P P P P Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions U U U U U U U U U U U U U U U Laundries; self-serve, dry cleaning, tailor, dyeing P P P P P P P P P P P P P Libraries, museums, or art galleries (public) C C P P P C P P P P P P P P P P Manuf./Mobile home park 18 C P Page 19 97 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H NS TSO PRO Manufacturing and industrial uses that have little potential for creating off-site noise, smoke, dust, vibration or other external environmental impacts or pollution: A) Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs P18 p p p p p p p p p B) Manufacturing, processing and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood P18 P P P P P P P P P C) Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment P18 p p p p p p p p p D) Manufacturing, processing, packaging of foods, such as baked goods, beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering) i)) Fermenting and distilling included p p p p ii)) No fermenting and distilling P18 P P p P P Manufacturing and industrial uses that have moderate to substantial potential for creating off-site noise, smoke, dust, vibration or other external environmental impacts: (A) Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) C C P C P C (B) Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses C P C P C (C) Manufacturing, processing and/or assembling of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging C C C p p p p C D) Manufacturing, processing, assembling and/or packaging of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment P p p p p C E) Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering C p Page 20 98 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I LI HI MIC/L MIC/H NS TSO PRO Manufacturing that includes rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble works, and the assembly of products from the above materials C C P C P C C Manufacturing, refining or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials U U U U Marijuana producers, processors, or retailers (with state issued license) P P P19 Mass transit facilities U U U U U U U U U U U U U U U U Medical and dental laboratories P P P P P P P P P Minor expansion of an existing warehouse 21 S Mortician and funeral homes P P P P P P C Motels P P P P P C C P P Offices including: medical, dental, government (excluding fire & police stations), professional, administrative, computer software development, business, e.g. travel, real estate & commercial P22 P P22 P23 P P P P P P9 C10 P24 C25 P P Office or sample room for wholesale or retail sales, with less than 50% storage or warehousing p Park & ride lots C C C C C C C C C C C C Parking areas A A A A A A A A A A A A A A A A Parking areas, for municipal uses and police stations C C C C C C C C C C C C C C C P Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses, or commercial recreation p p p p p p p p p p p p p p p p P Pawnbroker/Payday lender C C P P P P P Permanent Supportive Housing P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 Planned Shopping Center (mall) P P P P P P P26 Radio, television, microwave, or observation stations and towers C C C C C C C C C C C C C C C C Railroad freight or classification yards U U U U Railroad tracks (including lead, spur, loading or storage) P P P P P P Page 21 99 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Recreation facilities (commercial — indoor) — athletic or health clubs P P P P P P P P C3 P P P Recreation facilities (commercial — indoor), including bowling alleys, skating rinks, shooting ranges C p p P P P p Recreation facilities (commercial — outdoor), including golf courses, golf driving ranges, fairgrounds, animal race tracks, sports fields C C C C Recreation facilities (public), including, but not limited to sports fields, community centers and golf courses C C C C C C C C C C C C C C P Recreational area and facilities for employees A A A A A A A A A A A A A Religious facilities with an assembly area less than 750 sq.ft. C C C p p p p p p p p p p p Religious facilities with an assembly area greater than 750 sq.ft. and associated community center buildings C C C C C C C C C C C C C C Removal and processing of sand, gravel, rock, peat, black soil and other natural deposits together with associated structures U U U U U U Rental of vehicles not requiring a commercial driver's license P36 P P P P P P P P Rental of commercial trucks and fleet rentals requiring a commercial driver's license P P P P P P P Research and development facilities p p Residences for security or maintenance personnel A A A A A A A A A A A A A Restaurants, drive-through permitted P35 P P P P P P P P Restaurants, drive-through not permitted ' p C P Retail, General P P4 P P35 P35 P P P P C3 C3 P P Sales and rental of heavy machinery and equipment subject to landscaping requirements of TMC Chapter 18.52* p p p p p p p Salvage and wrecking operations p p C Salvage and wrecking operations which are entirely enclosed within a building P P P P Sanitariums, or similar institutes C Schools and studios for education or self-improvement p p p P P P P P P P9 P27 P P Schools, preschool, elementary, junior & senior high schools (public), and equivalent private schools C C C C C C C C C C C P (public only) Secure community transition facility 29 U Page 22 100 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S = Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Self -storage facilities A29 A29 p p p PP p p p p Sewage lift station U U U U U P U U P P P P P Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required P Shelter P P P P P Stable (private) A29 A29 A29 p Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to TMC Chapter 18.52 P P P P P P P P P Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required P P P C C Storm water - neighborhood detention + treatment facilities U U U U U U U P Storm water pump station U U U U U U U Studios—Art, photography, music, voice and dance P P P P P P P P P Taverns, nightclubs P P P P P P30 P30 P P Telephone exchanges P P P P P P P P P P P P Theaters, except those theaters which constitute "adult entertainment establishments" as defined by this Zoning Code p p p p p p P P31 Tow -truck operations, subject to all additional State and local regulations P p p p p p p Transfer stations (refuse and garbage) when operated by a public U U U U Transitional Housing P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 Truck terminals P P P P P P Utilities, regional C Vehicle sales lot2 P32 P P P P P P Vehicle service station P33 P33 P P P P P P P P Vehicle storage (no customers onsite, does not include park -and -fly P Warehouse storage and/or wholesale distribution facilities P P P P P Water pump station U U U U U U U P Water utility reservoir and related facilities U U U U U U U 101 Wireless Telecommunications Facilities (*see TMC Ch. 18.58) P P P P P P P P P P P P P P P P P 14. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and TMC Section 18.52.060, 2-4, Recreation Space Requirements. 15. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non -industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 16. See TMC Section 18.50.220 for accessory dwelling unit standards. 19. Manufactured/mobile home park, meeting the following requirements: a. the development site shall comprise not less than two contiguous acres; b. overall development density shall not exceed eight dwelling units per acre; c. vehicular access to individual dwelling units shall be from the interior of the park; and d. emergency access shall be subject to the approval of the Tukwila Fire Department. 18. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may manufacture, process, assemble and/or package the following: a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no slaughtering); b. pharmaceuticals and related products such as cosmetics and drugs; c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood; d. electronic, mechanical, or precision instruments; e. other manufacturing and assembly of a similar light industrial character; f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in basis; g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the City's performance standards. 19. Where the underlying zoning is HI or TVS. 20. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is legally non -conforming; c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; d. The proposed expansion must be constructed within two years of the date of approval; e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; 102 f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 21. Movie theaters with more than three screens if the following criteria are met: a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above. 23. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International Boulevard. 24. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC). 103 25. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are shown in Figure 18-12. b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code. 26. Planned shopping center (mall) up to 500,000 square feet. 27. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use. 28. Secure community transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed day care and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and community centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. (3) One mile from any existing secure community transitional facility or correctional institution. b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application. 29. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 30. No night clubs. 104 31. Theaters for live performances, not including adult entertainment establishments and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens will require a Special Permission Permit. 32. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre-existing legally established automotive sales where existing parking lots abut the public frontage must provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive months and a new business is proposed. 33. Allowed; however, if in the TIB Study Area, as set forth in Figure 18-60, the following conditions apply: Outdoor storage of vehicles, tires, or other materials used for service is not permitted. Gas stations are permitted if the pumps and parking are located behind the building, the pumps meet the setback requirements, and the pumps comply with building and fire codes. Queuing lanes are not permitted between buildings and back of sidewalk. Wholesale distribution and storage of fuel (e.g. natural gas, propane, gasoline) are not permitted in the TIB Study Area. Pre-existing legally established automotive service uses with outdoor storage or parking abutting the public frontage must provide effective visual screening of the parking and outdoor stored materials from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive months and a new business is proposed. 34. Allow if the following are provided: a full-service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms. 35. Allowed, however if in the TIB Study area, as set forth in Figure 18-60, the following conditions apply: Drive-through facilities are permitted when located behind a building. Queuing lanes are not permitted between buildings and public frontage sidewalks. Where the use is located on a corner or with access to an alley, drive-throughs must exit to a side street or an alley that connects to a side street, where feasible. 36. Automotive rentals must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. 37. Subject to the criteria and conditions at TMC 18.50.250 and 18.50.270. 38. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270. 105