HomeMy WebLinkAboutPCD 2024-07-08 COMPLETE AGENDA PACKETCity of Tukwila
Planning and Community
Development Committee
O Dennis Martinez, Chair
O Tosh Sharp
O Armen Papyan
AGENDA
MONDAY, JULY 8, 2024 — 5:30 PM
Distribution:
D. Martinez
T. Sharp
A. Papyan
Mayor McLeod
M. Wine
A. Youn
L. Humphrey
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Item
Recommended Action
Page
1.
BUSINESS AGENDA
a. Ordinance updating Accessory Dwelling Unit (ADU)
regulations.
a.
Forward to 7/22 C.O.W. &
Special Meeting Consent
Pg.1
Isaac G/oor, Associate Planner
Agenda
b. Ordinance establishing Tiny Home Village
regulations.
b.
Forward to 7/22 C.O.W. &
8/5 Regular Meeting.
Pg.19
Nora Gier/off, Community Development Director
2.
MISCELLANEOUS
Next Scheduled Meeting: August 12, 2024
S. The City of Tukwila strives to accommodate individuals with disabilities.
Please contact the City Clerk's office at 206-433-1800 (TukwilaCityClerk@TukwilaWA.gov) for assistance.
City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Nora Gierloff, DCD Director
BY: Isaac Gloor, Associate Planner
CC: Thomas McLeod
DATE: July 8, 2024
SUBJECT: Title 18 Housekeeping: Accessory Dwelling Units
ISSUE
Minor housekeeping amendments to Title 18 to update Accessory Dwelling Unit development
standards.
BACKGROUND
In November of 2023, the City Council approved zoning code amendments that altered the
development standards for Accessory Dwelling Units (ADUs) to comply with the recently passed
State Law, known during development as HB 1337. These amendments allow for all parcels
where Single -Family Homes are permitted to now develop up to two ADUs, in either attached or
detached form, without owner occupancy and, if near frequent transit, without additional parking.
Parking standards for single-family homes were not changed, and ADUs are still subject to most
of the same development standards as single-family homes are, including setbacks and
impervious surface limits. While the majority of changes made were amendments to TMC 18.50,
the chapter containing 'Supplemental Development Standards', additional areas where code
must be changed to comply with Tukwila's requirements have been identified in the time since
the Council's action.
On May 23rd, 2024, the Planning Commission held a public hearing on this topic and
unanimously agreed to recommend that the City Council approve these amendments.
DISCUSSION
Below is a summary of the identified code sections and proposed changes:
• TMC Table 18-6: Land Uses Allowed by District
o Issue: State law requires that Tukwila permit ADUs anywhere that the City
permits Single -Family Homes. Most of Tukwila's Single -Family Homes are
located within Tukwila's three residential zoning districts: Low -Density
Residential, Medium -Density Residential, and High -Density Residential. The land
use table currently permits ADUs within those districts. However, Tukwila also
permits single-family homes within several other districts, including the Mixed
Use Office (MUO), Office (0), Residential Commercial Center (RCC),
Neighborhood Commercial Center (NCC), Tukwila Valley South (TVS), and
Tukwila South Overlay (TSO) districts. As Table 18-6 does not show that ADUs
are permitted within those districts, Tukwila could not allow a new ADU to be
established within them. This leaves Tukwila out of compliance with the
requirements of State Law.
o Suggested Change: Staff proposes to amend TMC Table 18-6 to include ADUs
as permitted accessory uses within the MUO, 0, RCC, NCC, TVS, and TSO
zoning districts. While this would permit ADUs within 4 additional zoning districts
than what is currently permitted, the impact is expected to be minor, as these
districts do not currently contain many eligible properties and are unlikely to in
the future.
1
INFORMATIONAL MEMO
Page 2
• TMC 18.50.220(B)(3): Accessory Dwelling Unit (ADU) Standards; General Standards
o Issue: This code section establishes the maximum size of detached ADUs,
which, as required by the State, is set at 1000 square feet. However, it also
states that if an ADU is built over a detached garage, the department will not
count the square footage of the detached garage toward the maximum size of an
ADU. While this is accurate, it implies that in other scenarios, the department
would count the square footage of a garage and use that to limit the size of
ADUs. This implicit meaning is unintentional, and if enforced, would violate state
requirements.
o Suggested Change: Staff proposes to amend TMC 18.50.220(B)(3) to remove
the sentence "If built over a detached garage, the detached garage would not
count toward the area limit for the ADU". This change would remove the
implication that other types of garages may count toward ADU area limits. This
sentence is unnecessary, as garages are not habitable and would not count
toward an ADUs floor area in any circumstance.
• TMC 18.50.055(C): Single -Family Dwelling Design Standard Exceptions
o Issue: Washington State allows cities to establish design standards for ADUs,
provided that those standards are no more restrictive than the standards for
single-family dwellings. The TMC does this by establishing design standards for
all new single-family dwellings, as well as accessory dwelling units and other
accessory structures that require a building permit. These standards, as they are
equally applied, comply with State requirements. Prior to the November code
update by Council, Tukwila's Accessory Dwelling Unit standards contained
design requirements that were more restrictive than those for single-family
homes. While those requirements were removed from the code specifically
referencing ADUs, Tukwila's single-family design standards still contain a
reference to the now defunct code section.
o Suggested Change: Staff proposes to correct this scriveners error and remove
TMC 18.50.055(C).
FINANCIAL IMPACT
None.
RECOMMENDATION
The Council is being asked to approve the ordinance as proposed and consider this item at the
July 22, 2024 Committee of the Whole meeting and the Special Meeting Consent Agenda later
that night.
ATTACHMENT
A. 2024 ADU Housekeeping Ordinance
2
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/ADU Housekeeping Ordinance/Info Memo - ADU Housekeeping.docx
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL
CODE (TMC) SECTIONS 18.50.055 AND 18.50.220;
AMENDING TABLE 18-6; TO ENSURE ACCESSORY
DWELLING UNIT REGULATION COMPLIANCE WITH STATE
LAW; PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila is an incorporated city within a fully planning jurisdiction
under the Growth Management Act (GMA), per RCW 36.70A.040; and
WHEREAS, the City of Tukwila is subject to the provisions of Engrossed House Bill
("EHB") 1337 as a fully planning jurisdiction; and
WHEREAS, Tukwila Municipal Code (TMC) Section 18.50.055 establishes exceptions
from Single -Family design standards relating to Accessory Dwelling Units, and
WHEREAS, TMC Section 18.50.220 establishes development regulations related to
Accessory Dwelling Units; and
WHEREAS, Table 18-6 of the TMC establishes the zoning districts that Accessory
Dwelling Units may be permitted within; and
WHEREAS, on November 6, 2023, the City Council passed Ordinance No. 2716,
updating many of the development regulations existing within the TMC regarding Accessory
Dwelling Units that were non -compliant with EHB 1337; and
WHEREAS, the City has identified sections of the TMC that require further updates to
be compliant with EHB 1337; and
WHEREAS, on May 22, 2024, the City submitted the proposed amendment to the
Washington State Department of Commerce for its expedited 30-day review and received
documentation of completion of the procedural requirement (Submittal ID 2024-S-7090);
and
2024 Legislation: Amend ADU regulations
Version: 6/26/24
Staff: I. Gloor
Page 1 of 4
3
WHEREAS, in taking the actions set forth in this ordinance, the City has complied with
the requirements of the State Environmental Policy Act, Chapter 43.21 C RCW; and any
action taken by a city to comply with the requirements of EHB 1337 is not subject to legal
challenge under chapter 43.21 C RCW; and
WHEREAS, the Tukwila Planning Commission held a duly noticed public hearing on
May 23, 2024; and
WHEREAS, the City Council held a duly noticed public hearing on July 22, 2024; and
WHEREAS, based on careful consideration of the facts and law, the City Council finds
that the proposed amendments attached and incorporated herein should be approved as
presented;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings of Fact. The City Council finds as follows:
A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below are consistent with EHB 1337.
Section 2. TMC Section 18.50.055 Amended. Ordinance Nos. 2678 §14; 2581 §10;
2368 §52; and 2098 §3, as codified at TMC Section 18.50.055, "Single -Family Design
Standard Exceptions," are hereby amended to read as follows:
18.50.055 Single -Family Design Standard Exceptions
A. The design standards required in TMC Section 18.50.050 (4), (5) and (6) may be
modified by the Community Development Director as part of the building permit approval
process.
1. The criteria for approval of use of unconventional exterior siding are as follows:
a. The structure exhibits a high degree of design quality, including a mix of
exterior materials, detailing, articulation and modulation; and
b. The proposed siding material is durable with an expected life span similar
to the structure; and
c. The siding material enhances a unique architectural design.
2. The criteria for approval of a house with a front door that faces the side or rear
yard are as follows:
a. The topography of the lot is such that pedestrian access is safer or more
convenient from the side or rear yard;
b. The entrance is oriented to take advantage of a site condition such as a
significant view; or
2024 Legislation: Amend ADU regulations
Version: 6/26/24
Staff: I. Gloor
Page 2 of 4
4
c. The entry feature is integral to a unique architectural design.
B. The design standards required in TMC Section 18.50.050 (5) and (6) may also
be modified by the Community Development Director as part of the building permit
approval process if the proposal includes a replacement of a single wide manufactured
home with a double wide and newer manufactured home. The property owner can apply
for this waiver only one time per property starting from the date of adoption of this
ordinance. Additionally, the proposal should result in aesthetic improvement to the
neighborhood.
C. The design standards required in TMC Section 18.50.220.A (4) may be modified
The design of an attached ADU that does not reflect the design vocabulary of the existing
degree of design quality, including a mix of durable exterior materials, detailing,
articulation and modulation.
Section 3. TMC Section 18.50.220 Amended. Ordinance Nos. 2716 §5 and 2581
§11 as codified at TMC Section 18.50.220, "Accessory Dwelling Unit (ADU) Standards,"
subparagraph B.3, are hereby amended to read as follows:
18.50.220 Accessory Dwelling Unit (ADU) Standards
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.
Section 4. TMC Table 18-6, "Land Uses Allowed by District," Amended.
Ordinance No. 2718 §7, as codified at TMC Table 18-6, "Land Uses Allowed by District" is
hereby amended as forth in the amended Table 18-6 attached as Exhibit A.
Section 7. Corrections by City Clerk or Code Reviser Authorized. Upon
approval of the City Attorney, the City Clerk and the code reviser are authorized to make
2024 Legislation: Amend ADU regulations
Version: 6/26/24
Staff: I. Gloor
Page 3 of 4
5
necessary corrections to this ordinance, including the correction of clerical errors;
references to other local, state or federal laws, codes, rules, or regulations; or ordinance
numbering and section/subsection numbering.
Section 8. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 9. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2024.
ATTEST/AUTHENTICATED:
Andy Youn, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Thomas McLeod, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachment: Exhibit A, Table 18-6: "Land Uses Allowed by District"
2024 Legislation: Amend ADU regulations
Version: 6/26/24
Staff: I. Gloor
Page 4 of 4
6
Exhibit A — Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C =Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
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 guests5
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
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
Adopted 2016 — Ordinance No. 2500
Last Amended 2023 — Ordinance No. 2718
Page 1
03
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C=Conditional(subjecttoTMC18.64); U=Unclassified(subjecttoTMC
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
T50
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/
ac
P
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
C15
100/
ac
p
Dwelling unit — Accessory 16
A
A
A
A
A
A
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 2
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
CA I
LI
HI
MICA
MIC/H
TVS
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 17
C
P
Page 3
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C=Conditional(subjecttoTMC18.64); U=Unclassified(subjecttoTMC
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
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
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 4
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L
LI
HI
MIC/L
MIC/H
TVS
T50
PRO
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 20
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 5
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Recreation facilities (commercial — indoor) — athletic or health clubs i
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 1
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
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
C10
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 28
U
Page 6
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to
TMC 18.66); S = Special Permission (Administrative approval by the
Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Self -storage facilities
P
P
P
P
P
P
P
P
P
Sewage lift station
U
U
U
U
U
U
U
P
Shelter
P
P
P
P
P
Stable (private)
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 agency
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 operations)
P
Warehouse storage and/or wholesale distribution facilities
P
P
P
P
P
P
P
P
Water pump station
U
U
U
U
U
U
U
P
Water utility reservoir and related facilities
U
U
U
U
U
U
U
Wireless Telecommunications Facilities (*see TMC Ch. 18.58)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Note: The Director of Community Development will make a determination for uses not specifically fisted in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located
within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities;
In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use
is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured
by following a straight line between the nearest points of public entry into each establishment.
(3)
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses.
4. Retail sales as part of a planned mixed -use development where at least 50% of gross leasable floor area development is for office use; no auto -oriented retail sales (e.g. drive-ins, service
stations).
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on -site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on -site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations.
Page 8
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. 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.
17. 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.
Page 9
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;
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).
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;
Page 10
(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.
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.
Page 11
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.
Page 12
City of Tukwila
Thomas McLeod, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Nora Gierloff, DCD Director
CC: Mayor McLeod
DATE: July 8, 2024
SUBJECT: Zoning Code Updates for Tiny Home Villages
ISSUE
Should Tukwila enact specific regulations for Tiny Home Villages? The City has previously
permitted two villages under the emergency shelter regulations but the current proposal is to
enact specific regulations tailored to this housing type.
BACKGROUND
In 2021 Tukwila amended its Zoning Code to address the State requirement in HB 1220 that
indoor emergency shelters and indoor emergency housing be permitted in any zones where
hotels are allowed and that permanent supportive housing and transitional housing be permitted
in all zones that allow residences or hotels. At that time Tukwila did not enact specific
regulations for Tiny Home Villages (THV).
Proposed definition:
"Tiny Home Villages" means temporary shelter comprised of two or more sleeping
structures up to 120 square feet in size with common hygiene and kitchen facilities
managed by a host organization which provides on -site services.
This proposal was presented to the City Council's Planning and Community Development
Committee on April 8, 2024 who then forwarded it to the Planning Commission for a
recommendation. At that time the proposal also included updates to regulations for other types
of emergency and supportive housing but the two issues have been separated with only THV
moving forward at this time. The State Department of Commerce recently released new
guidance for regulating shelters, transitional housing, emergency housing and permanent
supportive housing (collectively referred to as STEP) and staff is evaluating how that affects
Tukwila's regulations.
The Planning Commission held a work session on the THV topic on May 23rd and a public
hearing on June 27th. Attachment A contains the PC recommended ordinance. The only change
the PC made to the draft ordinance was to delete THV from the Low Density Residential (LDR)
Zone in the Zoning Code use table.
DISCUSSION
Cities may enact reasonable occupancy, spacing, and safety requirements for temporary tiny
home villages to protect public health and safety so long as the conditions do not preclude the
siting of these villages by religious institutions per RCW 35A.21.360 Hosting the homeless by
religious organizations —When authorized —Requirements —Prohibitions on local
actions.
19
INFORMATIONAL MEMO
Page 2
The PC recommendation is to use a similar framework to the standards Tukwila has adopted for
other types of emergency housing. This is a residential model where clients
are screened, admitted, and assigned a space for the duration of their stay rather than a day or
night shelter model where people must leave with their belongings each day. On -site services
would be limited to residents and not offered for drop in use. The stability offered by this model
has better outcomes for the clients and fewer impacts on the surrounding neighborhood.
Therefore, the draft ordinance contains the following standards:
1. It must be a 24-hour-a-day facility where tiny homes are assigned to specific residents for
the duration of their stay.
2. On -site services such as laundry, hygiene, meals, case management, and social
programs are limited to the residents of the facility and not available for drop -in use by
non-residents.
3. The maximum number of units permitted on a site is constrained by adherence to life
safety, infrastructure, and environmental codes but in no case will more than 45 units be
permitted.
4. A Memorandum of Agreement between the host organization and the city per TMC
18.50.270 must be executed prior to the start of construction.
In addition, the following standards contained in RCW 35A.21.360 would also apply:
1. The duration of the village will be for a minimum of a one-year term that is renewable
according to the terms of a memorandum of understanding agreed to by the host
organization and City.
2. The maximum unit square footage is one hundred twenty square feet each, with units
set at least six feet apart.
3. Electricity and heat must be provided and are subject to inspection by the City.
4. Space heaters, if provided, must be approved by the local fire authority.
5. Doors and windows must be included and be lockable, with the managing agency and
host organization also possessing keys.
6. Each unit must have a fire extinguisher.
7. Adequate restrooms and hygiene facilities must be provided, including restrooms
solely for families if present, along with handwashing and potable running water to be
available if not provided within the individual units, including accommodating black
water.
Transit Access
Originally staff had proposed a requirement that villages (like other types of emergency housing)
be located within a half mile walking distance of a bus or rail transit stop which was intended to
allow these transit dependent populations to reach services and employment. However, the City
cannot preclude a religious organization from hosting a village regardless of the distance to
transit so that criterion has been dropped.
Unit Count
Setting a unit count of 45 would allow potential expansions of the two existing villages in Tukwila.
Miracle Village has 30 units and Riverton Village has 22. However, not all sites may accommodate
this number due to the need to meet Fire Code, access requirements, critical area setbacks,
infrastructure requirements, etc.
Facility Operator
In addition to religious institutions, the Planning Commission recommended draft code allows
villages on sites owned or controlled by a government agency such as Tukwila or King County.
20
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/THV Ordinance/PCD Info Memo THV 7-8-24.docx
INFORMATIONAL MEMO
Page 3
Location
The original proposal was to allow THV as accessory uses in all zones that allow religious
institutions. The Planning Commission recommendation was to not allow THV in the Low Density
Residential (LDR) zoning district. Many of Tukwila's religious organizations, including Riverton
Park United Methodist Church, are located within the LDR zone, so not allowing THV there would
create a conflict with State law. If the ordinance is not amended to align with the rights afforded
to religious organizations under RCW 35A.21.360, the City could be subject to a legal challenge.
FINANCIAL IMPACT
Passage of the ordinance would not result in any direct costs to the City.
RECOMMENDATIONS
A. On the advice of the City Attorney's Office, staff recommends that Council amend the
use table in the PC draft ordinance to allow THV in LDR Zoning consistent with current
uses and to avoid a conflict with State Law for the LDR zone.
B. The Council is being asked to approve the ordinance as proposed or amended and
consider this item at the July 22, 2024 Committee of the Whole meeting and subsequent
August 5, 2024 Regular Meeting.
ATTACHMENTS
A. Planning Commission Recommended Draft Ordinance
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/THV Ordinance/PCD Info Memo THV 7-8-24.docx
21
22
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, ADDING A DEFINITION FOR TINY
HOME VILLAGES; ESTABLISHING A NEW TUKWILA
MUNICIPAL CODE (TMC) SECTION 18.50.240 TO REGULATE
TEMPORARY TINY HOME VILLAGES; AMENDING TMC
SECTION 18.50.270 AND TABLE 18-6, "LAND USES
ALLOWED BY DISTRICT;" PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, a regional housing shortage and unaffordable housing costs have led to
an increase in the unhoused population in our region; and
WHEREAS, some religious institutions find it within their mission to offer support and
shelter to unhoused persons; and
WHEREAS, the City Council desires to develop reasonable occupancy, operational,
and safety requirements for temporary tiny home villages to protect public health and
safety so long as the conditions do not preclude the siting of temporary tiny home villages
by religious institutions per RCW 35A.21.360, and
WHEREAS, the City Council finds that temporary tiny home villages offer a level of
security and privacy that support stability and the movement into permanent housing;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings of Fact. The City Council finds as follows:
A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below comply with the requirements of the
Washington State Growth Management Act and the Tukwila Municipal Code.
Section 2. New Definition Adopted. A new section is hereby added to the Tukwila
Municipal Code (TMC) Chapter 18.06, "Definitions," as follows:
2024 Legislation: Establish Tiny Home Village Regs
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Page 1 of 4
23
Tiny Home Villages
"Tiny Home Villages" means temporary shelter comprised of two or more sleeping
structures up to 120 square feet in size with common hygiene and kitchen facilities
managed by a host organization which provides on -site services.
Section 3. Regulations Established. A new TMC Section 18.50.240 is hereby
established to read as follows:
18.50.240 Tiny Home Villages
Tiny Home Villages are allowed on properties owned or controlled by a religious
organization or government agency, subject to the following criteria:
1. It must be a 24-hour-a-day facility where tiny homes are assigned to specific
residents for the duration of their stay.
2. On -site services such as laundry, hygiene, meals, case management, and social
programs are limited to the residents of the facility and not available for drop -in use by
non-residents.
3. The duration of the village will be for a minimum of a one-year term that is
renewable according to the terms of a memorandum of understanding agreed to by the
host organization and City.
4. The maximum unit square footage is one hundred twenty square feet each, with
units set at least six feet apart.
5. Electricity and heat must be provided and are subject to inspection by the City.
6. Space heaters, if provided, must be approved by the local fire authority.
7. Doors and windows must be included and be lockable, with the managing agency
and host organization also possessing keys.
8. Each unit must have a fire extinguisher.
9. Adequate restrooms and hygiene facilities must be provided, including restrooms
solely for families if present, along with handwashinq and potable running water to be
available if not provided within the individual units, including accommodating black water.
10. The maximum number of units permitted on a site is constrained by adherence to
life safety, infrastructure, and environmental codes but in no case will more than 45 units
be permitted.
11.A Memorandum of Agreement between the host organization and the city per
TMC 18.50.270 must be executedprior to the start of construction
2024 Legislation: Establish Tiny Home Village Regs
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Page 2 of 4
24
Section 4. TMC Section 18.50.270 Amended. Ordinance No. 2658 §9, as codified
at TMC Section 18.50.270, "Memorandum of Agreement for Emergency Housing,
Emergency Shelter, Permanent Supportive Housing or Transitional Housing," is hereby
amended to read as follows:
18.50.270 Memorandum of Agreement for Emergency Housing, Emergency
Shelter, Tiny Home Villages Permanent Supportive Housing or Transitional
Housing
Prior to the start of operation, the City and facility operator shall develop and execute
a Memorandum of Agreement containing, at a minimum, the following items:
1. A Good Neighbor Agreement addressing the following items:
a. Quiet hours,
b. Smoking areas,
c. Security procedures,
d. Litter, and
e. Adequacy of landscaping and screening.
2. A Code of Conduct establishing a set of standards and expectations that residents
must agree to follow.
3. A parking plan approved by the City showing that the facility has adequate parking
to meet the expected demand from residents, staff, service providers and visitors.
Residents may not park off -site and all vehicles must be operational.
4. A coordination plan with both the Police and Fire Departments, including protocols
for response to the facility and to facility residents throughout the City and a maximum
number of responses threshold for law enforcement services as established by calls for
services in TMC Sections 5.60.040 through 5.60.060. If calls for law enforcement
services exceed the agreed upon threshold in any given quarter, the facility operator will
work with the City to reduce calls below the threshold level.
5. A requirement to provide regular reports to the City's Human Services Program
Coordinator on how facilities are meeting performance metrics such as placement of
residents into permanent housing or addiction treatment programs.
6. Any other terms required for consistency with RCW 35A.21.360.-
Section 5. TMC Table 18-6, "Land Uses Allowed by District," Amended.
Ordinance No. 2718 §7, as codified at TMC Table 18-6, "Land Uses Allowed by District" is
hereby amended as forth in the amended Table 18-6 attached as Exhibit A.
Section 6. Corrections by City Clerk or Code Reviser Authorized. Upon
approval of the City Attorney, the City Clerk and the code reviser are authorized to make
necessary corrections to this ordinance, including the correction of clerical errors;
2024 Legislation: Establish Tiny Home Village Regs
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Page 3 of 4
25
references to other local, state or federal laws, codes, rules, or regulations; or ordinance
numbering and section/subsection numbering.
Section 7. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 8. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2024.
ATTEST/AUTHENTICATED:
Andy Youn, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Thomas McLeod, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachment: Exhibit A, Table 18-6: "Land Uses Allowed by District"
2024 Legislation: Establish Tiny Home Village Regs
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Staff: N. Gierloff
Page 4 of 4
26
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/LI
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 guests5
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
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
Adopted 2016 — Ordinance No. 2500
IN Last Amended 20243 — Ordinance No. 2482731
Page 1
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C=Conditional(subjecttoTMC18.64); U=Unclassified(subjecttoTMC
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
T50
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/
ac
P
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
C15
100/
ac
p
Dwelling unit — Accessory 16
A
A
A
A
A
A
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 2
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
CA I
LI
HI
MICA
MIC/H
TVS
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 17
C
P
Page 3
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C=Conditional(subjecttoTMC18.64); U=Unclassified(subjecttoTMC
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
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
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 4
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L
LI
HI
MIC/L
MIC/H
TVS
T50
PRO
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 20
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 5
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Recreation facilities (commercial — indoor) — athletic or health clubs i
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 1
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
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
C10
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 28
U
Page 6
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to
TMC 18.66); S = Special Permission (Administrative approval by the
Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/L I
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Self -storage facilities
P
P
P
P
P
P
P
P
P
Sewage lift station
U
U
U
U
U
U
U
P
Shelter
P
P
P
P
P
Stable (private)
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
Tiny Home Villages39
P
P
P
P
P
p
p
p
p
p
p
p
p
Tow -truck operations, subject to all additional State and local regulations
P
P
P
P
P
P
P
Transfer stations (refuse and garbage) when operated by a public agency
U
U
U
U
Transitional Housing
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 operations)
P
Warehouse storage and/or wholesale distribution facilities
P
P
P
P
P
P
P
P
Water pump station
U
U
U
U
U
U
U
P
Water utility reservoir and related facilities
U
U
U
U
U
U
U
Wireless Telecommunications Facilities (*see TMC Ch. 18.58)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Note: The Director of Community Development will make a determination for uses not specifically fisted in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
W c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located
within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities;
In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use
is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured
by following a straight line between the nearest points of public entry into each establishment.
(3)
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses.
4. Retail sales as part of a planned mixed -use development where at least 50% of gross leasable floor area development is for office use; no auto -oriented retail sales (e.g. drive-ins, service
stations).
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on -site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on -site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations.
Page 8
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. 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.
17. 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.
Page 9
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;
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).
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;
Page 10
(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.
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.
Page 11
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.
39. Tiny Home Villages are permitted, subject to the criteria and conditions at TMC Sections 18.50.240 and 18.50.270.
Page 12