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Tukwila
•. COMMITTEE
City
Council
OF
THE
Agenda
WHOLE
+
1.0
1905
Thomas McLeod, Mayor Councilmembers: + De'Sean Quinn ❖ Tosh Sharp
Marty Wine, City Administrator ❖ Armen Papyan ❖ Jovita McConnell
Mohamed Abdi, Council President ❖ Dennis Martinez ❖ Hannah Hedrick
ON -SITE PRESENCE:
TUKWILA CITY HALL
COUNCIL CHAMBERS
REMOTE PARTICIPATION FOR THE PUBLIC:
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Monday, July 22, 2024; 7:00 PM • Ord #2731 • Res #2100
1. CALL TO ORDER / PLEDGE OF ALLEGIANCE
2. LAND
ACKNOWLEDGEMENT
The City of Tukwila is located on the ancestral lands of the Coast Salish people.
We acknowledge their continuing connections to land, waters and culture.
We pay our respects to their elders past, present and emerging.
3. PUBLIC COMMENTS
including comment
on items both on and
not on the meeting agenda
Those wishing to provide public comments may verbally address the City
Council both on -site at Tukwila City Hall or via phone or Microsoft Teams for
up to 5 minutes for items both on and not on the meeting agenda.
To provide comment via phone or Microsoft Teams, please email
citycouncil@tukwilawa.gov with your name and topic by 5:00 PM on the
meeting date. Please clearly indicate that your message is for public comment
during the meeting, and you will receive further instructions.
4. PRESENTATIONS
Update from Recology.
Alissa Campbell, Government & Community Relations Manager,
Recology
Pg. 1
5. SPECIAL ISSUES
a. An ordinance updating Accessory Dwelling Unit (ADU)
regulations.
b. An ordinance establishing Tiny Home Village regulations.
Pg.13
Pg.33
6. REPORTS
a. Mayor
b. City Council
c. Staff
7. MISCELLANEOUS
8. EXECUTIVE SESSION
9. ADJOURN TO SPECIAL MEETING
(continued...)
COMMITTEE OF THE WHOLE MEETING
July 22, 2024
Page 2
❖ SPECIAL MEETING ❖
• Ord #2731 • Res #2100
1. CALL TO ORDER / ROLL CALL
2. CONSENT AGENDA
a. Approval of Minutes: 7/15/24 (Regular Mtg.)
b. Approval of Vouchers
c. An ordinance 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.
Pg.13
3. ADJOURN TO CLOSED SESSION
This
Remote
agenda
Tukwila
❖ CLOSED SESSION •:-
Collective Bargaining — Pursuant to RCW 42.30.140(4)(b)
Location: Hazelnut Conference Room (CR #3)
is available at
Council meetings
www.tukwilawa.gov, and in alternate formats with advance notice for those with disabilities.
are audio taped (and video taped as of 9/14/20). Available at www.tukwilawa.gov)
largo If you are in need of translation or interpretation services at a Council meeting,
Wplease contact us at 206-433-1800 by 12:00 p.m. on the meeting date.
WELCOME TO THE TUKWILA CITY COUNCIL MEETING
The Tukwila City Council encourages community participation in the local government process and
welcomes attendance and public comment at its meetings.
MEETING SCHEDULE
Regular Meetings are held at 7:00 p.m. on the 1st and 3rd Mondays of each month. The City Council takes
formal action in the form of motions, resolutions and ordinances at Regular Meetings.
Committee of the Whole Meetings are held at 7:00 p.m. on the 2nd and 4th Mondays of each month. The
City Council considers current issues, discusses policy matters in detail, and coordinates the work of
the Council at Committee of the Whole meetings.
PUBLIC COMMENTS
Members of the public are given the opportunity to address the Council for up to 5 minutes on items both on
and not on the meeting agenda during Public Comments. The City Council will also accept comments on an
agenda item when the item is presented in the agenda, but speakers are limited to commenting once per
item each meeting.
When recognized by the Presiding Officer, please go to the podium if on -site or turn on your microphone if
attending virtually and state your name clearly for the record. The City Council appreciates hearing from you
but may not respond or answer questions during the meeting. Members of the City Council or City staff may
follow up with you following the meeting.
PUBLIC HEARINGS
Public Hearings are required by law before the Council can take action on matters affecting the public
interest such as land -use laws, annexations, rezone requests, public safety issues, etc. The City Council
Rules of Procedure provide the following guidelines for Public Hearings:
1. City staff will provide a report summarizing and providing context to the issue at hand.
2. City staff shall speak first and be allowed 15 minutes to make a presentation.
3. The applicant is then allowed 15 minutes to make a presentation.
4. Each side is then allowed 5 minutes for rebuttal.
5. After City staff and the applicant have used their speaking time, the Council may ask further
clarifying questions of the speakers.
6. Members of the public who wish to address the Council on the hearing topic may speak for 5
minutes each.
7. Speakers are asked to sign in on forms provided by the City Clerk.
8. The Council may ask clarifying questions of speakers and the speakers may respond.
9. Speakers should address their comments to the City Council.
10. If a large number of people wish to speak to the issue, the Council may limit the total amount of
comment time dedicated to the Public Hearing.
11. Once the Presiding Officer closes the public hearing, no further comments will be accepted, and the
issue is open for Councilmember discussion.
12. Any hearing being held or ordered to be held by the City Council may be continued in the manner as
set forth by RCW 42.30.100.
For more information about the City Council, including its complete Rules of
Procedure, please visit: https://www.tukwilawa.gov/departments/city-council/
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Mid -Year Overview
• Contract benefit highlights in 2024
• Customer service and operations metrics
• Contamination Reduction Program success
• Target outreach to multifamily and commercial
• Recology Store metrics
• Upcoming events and continued service benefits
• New collection fleet: efficient collection on route
• Full-time dedicated Customer Service representative, and full-time Waste -Zero Specialist
• Access to Recology Store for hard -to -recycle drop-offs, bill pay, and waste -diversion
opportunities
• Free Bulky Item Pickup
• Free Kitchen Compost Pails
RP
- Cyber event: November 2023 —
February 2024
- Significant decrease of call and email
volume in March: systems fully
functioning and standard operational
procedures resuming
- Additional Customer Service staff hired
- Additional training implemented in
response to City feedback
- Customer Service Satisfaction Average
Score: 4.2/5
2500
2000
N
'cl 1500
W
as
N
7 1000
U
500
■ Customer Ema i I s
• Calls
Nov-23
573
1579
Tukwila Call and Email Volumes
Dec-23 Jan-24
453 785
894 1555
MI
Feb-24 Mar-24
506 334
926 650
Apr-24 May-24
350 349
663 611
- High call volumes impacted
hold times were increased
during the months of December
2023 through February 2024
- Increased staffing reduced
average seconds to answer
significantly
- The average seconds to
answer in 20 seconds is an
above -standard metric that
Recology strives to maintain for
excellent service
ASA (Seconds)
Average Seconds to Answer and Calls Answered in 20
Seconds
50.00
45.00
40.00
35.00
30.00
25.00
20.00
15.00
10.00
5.00
0.00
83.61%
100%
90%
80
70%
60%
50
40
30%
20%
10%
0%
- All systems resumed full accessibility
in March: missed services have
decreased significantly
- Collection routes refined as data has
been continually validated in response
to feedback from the field and
customers
- Target: I Miss/I ,000 (39 total misses
per month)
- Recruited new Operations Supervisor
to ensure exceptional service
120
100
0
60
40
0
0
January
y
Total Misses: January - May 2024
February Ivlarch April May
Tukwila Waste Zero Specialist Successes - Contamination
Program & Diversion Outreach:
• 116 Technical Assistances with Commercial and Multifamily
properties
• Over 1,000 Recycle Right Bags provided at Doorhanging &
Property Events!
• 149 Site Visits
• 34 sites improved from 10% contamination to acceptable
levels (<10%) — out of 104 total sites
• 61 provisions of signage (including multilingual signage)
• Southcenter Earth Day Fair
• Tukwila Repair Event — May 11th
• Recycling Event - May 18th
• Tukwila and Recology 2024 ReThink Art Contest
• Other Tabling Events: 3 at Multifamily
and Commercial properties
• 300+ hard -to -recycle drop-offs
• February 2024: Scissor Repair Workshop
• May 2024: Mending Workshop
• August 2024: Scissor Repair Workshop
1600
10
1200
1000
800
600
400
200
Rea)logy HighUne Store Dropoffs: Tukwila Top Items
Styrofoam - Te ti Le - 333 Fluorescent Electronic - Books - 44 AppLiances -
1,476 Gations a LLons Bulbs - 141.1 50 Items Items 40 Items
Ga
• Interactive Survey in Fall 2024: Feedback from customers; available in English,
Spanish, Amharic, Vietnamese, Somali
• Fall Yard Waste Event - November 9th
• Southcenter Touch a Truck - July 27th
• Hullabaloo - August 17th
• Materials Recovery Facility (MRF) Innovation: In October 2024, six robotic additions
• New Hauling Yard: In the summer of 2024, Recology will begin construction of a new
yard in the town of Maltby
• Annual Service Guide to be mailed in November
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12
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
07/22/24
IG
ITEM INFORMATION
ITEM No.
5.A. &
Spec 2.C.
STAFF SPONSOR: ISAAC GLOOR
ORIGINAL AGENDA DATE: 7/22/24
AGENDA ITEM TITLE TMC Title 18 Housekeeping: Accessory Dwelling Units
CATEGORY ® Discussion
Mtg Date 7/22/24
❑ Motion
Mtg Date
❑ Resolution
Mtg Date
Z Ordinance
Mtg Date 7/22/24
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Mtg Date
SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW
SPONSOR'S
SUMMARY
The proposal is to enact housekeeping code amendments for Accessory Dwelling Units
(ADUs) consistent with State requirements. The amendments would permit ADUs in all
zoning districts that permit single family homes and would correct errors in the TMC. The
Council is being asked to consider and approve the ordinance.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ® Planning & Community Dev.
❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ® Planning Comm.
DATE: 7/8/24 COMMITTEE CHAIR: MARTINEZ
RECOMMENDATIONS:
SPONSOR/ADMIN. Department of Community Development
COMMITTEE Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $
$
Fund Source:
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
7/22/24
MTG. DATE
ATTACHMENTS
7/22/24
Informational Memorandum dated 7/8/24
Draft Ordinance
Minutes from the PCD Committee meeting of 7/8/24 (distributed separately)
13
14
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.
15
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
16
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
17
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, 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
c. The entry feature is integral to a unique architectural design.
2024 Legislation: Amend ADU regulations
Version: 6/26/24
Staff: I. Gloor
Page 2 of 4
18
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
primary residence may be approved if the new portion of the structure exhibits a high
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
necessary corrections to this ordinance, including the correction of clerical errors;
2024 Legislation: Amend ADU regulations
Version: 6/26/24
Staff: I. Gloor
Page 3 of 4
19
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 Thomas McLeod, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Office of the City Attorney 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
20
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
TS0
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
N.) Last Amended 2023 — Ordinance No. 2718
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 (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
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/L I
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 I
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 listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
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
COUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Mayor's review
Council review
7/22/24
NG
8/5/24
NG
ITEM INFORMATION
ITEM No.
5.B.
STAFF SPONSOR: NORA GIERLOFF
ORIGINAL AGENDA DATE: 7/22/24
AGENDA ITEM TITLE Tiny Home Village Ordinance
CATEGORY ® Discussion
Mtg Date 7/22/24
SPONSOR
Motion
Aft Q Date
Resolution
h1tg Date
Council ❑ Mayor ❑ Admin Svcs ® DCD
® Ordinance
1Date 7/22/24
Bid Award
MtQ Date
Finance ❑ Fire
❑ Public Hearing
Alt p Date
❑ Other
AItg Date
❑ P&R ❑ Police ❑ PIG
SPONSOR'S
SUMMARY
The proposal is to enact specific regulations for Tiny Home Villages consistent with the
City's approach to other forms of emergency housing. This is a residential model where
clients are screened, admitted, and assigned a space for the duration of their stay. On -site
services such as laundry, hygiene, meals, case management, and social programs would be
limited to residents. The Council is being asked to consider and approve the ordinance.
REVIEWED BY
❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ® Planning & Community Dev.
❑ LTAC
DATE: 7/ 8/ 24
❑ Arts Comm.
❑ Parks Comm. ❑ Planning Comm.
COMMITTEE CHAIR: MARTINEZ
RECOMMENDATIONS:
SPONSOR/ADMIN. Department of Community Development
COMMITTEE Unanimous Approval; Forward to Committee of the Whole
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED
$0
AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
7/22/24
8/5/24
MTG. DATE
7/22/24
8/5/24
RECORD OF COUNCIL ACTION
ATTACHMENTS
Informational Memorandum dated 7/8/24 (revised after 7/8 PCD Committee)
Draft Ordinance (revised after 7/8 PCD Committee)
Minutes from the PCD Committee meeting of 4/8/24
Minutes from the Planning Commission meeting of 6/27/24
Minutes from the PCD Committee meeting of 7/8/24 (distributed separately)
33
34
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 Updated 7-22-24
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.
The City Council's Planning and Community Development Committee reviewed the PC
recommended ordinance on July 8, 2024 and made the following changes:
• Added back THV to the LDR Zone - unanimous
• Struck language that would have allowed government agencies to host THV —
unanimous
• Changed the maximum number of THV on a site from 45 to 30 — 2 in favor
35
INFORMATIONAL MEMO
Page 2
The ordinance in Attachment A reflects these changes.
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.
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. (PCD changed to 30 unit max)
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
36
INFORMATIONAL MEMO
Page 3
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.
The PCD Committee struck this language.
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.
The PCD Committee addressed this conflict by adding THV back into the LDR Zone.
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. PCD Amended Planning Commission Recommended Draft Ordinance
37
38
NOTE: Shaded text reflects changes made after
discussion at the 7/8/24 Planning &
Community Development Committee meeting.
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.
2024 Legislation: Establish Tiny Home Village Regs
Version: 7/2/24
Staff: N. Gierloff
Page 1 of 4
39
Section 2. New Definition Adopted. A new section is hereby added to the Tukwila
Municipal Code (TMC) Chapter 18.06, "Definitions," as follows:
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 er „overnment 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 3045
units be permitted.
2024 Legislation: Establish Tiny Home Village Regs
Version: 7/2/24
Staff: N. Gierloff
Page 2 of 4
40
11.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
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.
2024 Legislation: Establish Tiny Home Village Regs
Version: 7/2/24
Staff: N. Gierloff
Page 3 of 4
41
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;
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
Version: 7/2/24
Staff: N. Gierloff
Page 4 of 4
42
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
TS0
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 20243 — Ordinance No. 2482731
W
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 (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
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/L I
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 I
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
PPP
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 listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
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
City of Tukwila
City Council Planning & Community Development Committee
Meeting Minutes
April 8, 2024,5:30 p.m. - Hybrid Meeting; Hazelnut Conference Room & MS Teams
Councilmembers Present: Dennis Martinez, Chair; Tosh Sharp, Armen Papyan
Staff Present: Marty Wine, Nora Gierloff
Chair Martinez called the meeting to order at 5:30 p.m.
BUSINESS AGENDA
A. Zoning Code - Tiny Home Villages and Emergency Housing
Staff briefed the committee on proposed changes to the Zoning Code that would address
Tiny Home Villages and Emergency Housing, and requested approval to forward to the
Planning Commission for a hearing and recommendation.
Item(s) for follow-up:
• Provide information on the numbers of shelters, tiny house villages and other housing
solutions in the region.
• Forward proposal to Planning Commission that includes: a correlation with the
maximum number of units and the size of the site; allowing a fenced site with a
controlled entrance in the absence of an internal hallway; retaining the half -mile
separation requirement; and regulating facility size by number of units rather than
occupants.
Committee Recommendation
Forward to Planning Commission.
MISCELLANEOUS
The meeting adjourned at 6:44 p.m.
DR Committee Chair Approval
55
56
City of Tukwila
Thomas McLeod, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC)
MINUTES
Meeting Date: June 27, 2024
Time: 6:30 p.m.
Location: Hybrid Meeting - via Microsoft Teams / Public, In -Person Attendance, Council
Chambers, 6200 Southcenter Blvd., Tukwila, WA 98188
Call to Order
Chair Probst called the Tukwila PC meeting to order at 6:30 p.m.
Roll Call
The PC Secretary took roll call.
Present: Chair Martin Probst; Commissioners Louise Strander, Ann Durant, Jane Ho, Richard
McLeland Wieser, Alex Kaehler, and Jacob Halverson
Staff:
Director Nora Gierloff, American Institute of Certified Planners (AICP), Department
of Community Development (DCD); Development Supervisor Max Baker, AICP,
DCD; Associate Planner Issaac Gloor, DCD; and PC Secretary Wynetta Bivens, DCD
Amendment of the Agenda
None.
Approve Minutes
Commissioner Strander moved to approve the 3/14/24 minutes. Commissioner Durant seconded the motion.
Motion carried.
Commissioner McLeland Wieser moved to approve the 5/23/24 minutes. Commissioner Kaehler seconded the
motion. Commissioner Strander and Durant abstained as they were absent. Motion carried.
Written General Public Comments
No submittals.
New PC Member Introduced
Jacob Halverson
Old Business
None.
New Business
A. File Number L24-0026 - Tiny Home Village (THV) — Zoning Code Amendment
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
57
Planning Commission Minutes
6/27/24
Page 2
Purpose: Consider amendments to enact specific regulations for THVs and make recommendations to
the City Council (CC) for their review and adoption.
Location: Citywide
Chair Probst asked staff to give the presentation.
Director Nora Gierloff, DCD, gave the presentation for staff. She noted that a work session was held on this topic
at the last PC meeting. She said that the proposed ordinance language would adopt regulations for THVs. She
explained that THVs are individual small sleeping structures with shared hygiene and kitchens facilities, which
are usually run by organizations that provide social services. This is one of the many types of housing options that
provide shelter and support for people to exit homelessness. Currently, there are two THVs in existence in
Tukwila, which were approved under the general umbrella of emergency housing. The city would like to adopt
specific regulations to make it clear that THVs is an approved use in Tukwila, so people understand the
requirements for a new THV or for expanding an existing one. THVs are allowed specifically for religious
organizations under RCW 35A.21.360. The city is proposing using local control to require a residential model
where individuals need to be vetted prior to admission. THVs are designed as temporary housing to help
individuals get on their feet, then move on to permanent housing within approximately six months. This is
different from drop -in shelters with a daily turnover in population.
In addition to stating the essential services, the city is requesting that organizations hosting or operating a THV,
and the city enter into a three-way Memorandum of Agreement to set out expectations, procedures, and to create a
process for dispute resolution. The city did this with the existing THVs and found it to be helpful for working out
operating procedures and giving the neighbors an opportunity to have a voice. Director Gierloff explained the
maximum number of units on a site is 45 as a starting point. Staff discussed the topic with the Planning and
Community Development (PCD) Council Committee to arrive at this number. However, not every site will be
able to accommodate that number of units. The role of facility operator was also discussed. This is often a non-
profit agency. Staff recommend extending this role to other government agencies as was discussed at the work
session.
Director Gierloff addressed several clarifying questions from the PC.
Public Hearing
Public Comment Letter
There was one public comment letter received from Jan Bolerjak, prior to 5:00 pm 6/27, which was emailed
to the PC upon receipt.
Chair Probst opened the public hearing and asked staff to facilitate public comment.
Public Testimony
Marta Kidane, Community Engagement Manager, Low Income Housing Institute, a community outreach non-
profit organization that provides resources and intentional shared safe spaces spoke. She said her
organization is going to host a community meeting and provide information on what a THV is and what their
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
58
Planning Commission Minutes
6/27/24
Page 3
organization does for both the community and those in the THV. She said they provide 24-hour security with
on -site cameras, a fence that blends in and on -site case management, which is very important. She said it is
not just about the home itself but regaining connectivity and continued support for individuals to get
permanent housing, an ID, a license, a social security card, and health services. A THV also provides
resources if someone has a dependency issue, etc. There is a code of conduct and there are boundaries. She
also offered to provide tours of the THV.
Jon Grant, Chief Strategy Officer, Low Income Housing Institute, said he was there when the first THV
development was being proposed. And he helped advocate for funding that was established for the Miracle Tiny
Home Village and Riverton Park Village in Tukwila. He said they have been working very hard to make sure the
programs are responsive to community needs. He provided some history and addressed a question raised by PC
on the number of units at Riverton Park Church. He noted that the Low -Income Housing Institute operates 18
THVs around Puget Sound. It's an opportunity for more affordable housing and shelter. He said they would ask
that the cap for a THV is no less than 45 units. The THV is the opposite of an encampment and adding homes to
the Riverton Park Church site will mean not having tent encampments.
There was no further public testimony.
Chair Probst closed the public hearing.
Recommendation
Staff recommended PC move forward the zoning regulation for the THV to CC as proposed by staff.
Motion and Deliberation
r
Commissioner Strander moved to forward the THV regulations to CC for their approval as amended to strike
language in 18.50.240 allowing THV on properties owned or controlled by a government agency.
Commissioner McLeland Wieser seconded the motion.
Commissioner Halverson made a friendly amendment to amend 18.50.240 to prohibit THV on government
owned property and areas zoned as public recreation overlay (PRO) in the zoning code Table 18-6. Director
Gierloff said that per the use table, PRO is not a zone where THVs are proposed to be allowed. There was no
second to the amendment.
Motion to strike the government agency language failed.
Commissioner Halverson moved to amend the staffs recommendation in Table 18.6 to prohibit THV in the
Low Density Residential (LDR) zone. Commissioner Durant seconded the motion.
The PC had an extensive discussion including what would qualify as a genuine religious organization. Director
Gierloff pointed out that many of the City's religious organizations are in the LDR zone so the amendment
could create a conflict with the rights of these organizations under RCW 35A.21.360. Motion carried. Four in
favor.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
59
Planning Commission Minutes
6/27/24
Page 4
Chair Probst opened the second public hearing for:
B. File Number: L24-0051
Purpose: Consideration of Zoning Code Amendments relating to Accessory Dwelling Units
(ADUs)
Location: Citywide
Chair Probst asked staff to give the presentation.
Associate Planner Isaac Gloor, DCD, gave the presentation for staff This item is pertaining to changes
to Title 18, the City's Zoning Code, for permit processing and the application for design review. He
provided some background information on how permits are processed and how design review is done.
He said that this is a legislative action that requires public notice and a hearing. There are rules for each
step of the permit process, and they are written and governed by the Tukwila Municipal Code (TMC).
One of the most important issues for people applying for a permit is the "shot clock". The TMC allows
for a permit to be reviewed for up to 120 days, which is the amount of time when someone has applied
for a permit, and it has been determined by the permit department that they have submitted everything
that is required to be reviewed for compliance. Currently, a final review determination must be issued
within 120 days. The "shot clock" stops if the applicant is required to resubmit requested information or
it has been determined a permit is not in compliance per the TMC and needs to be corrected. The "shot
clock" starts again once there are submittals.
Staff noted that the Tukwila Zoning Code is several decades old and has been amended multiple times,
which has caused the permit types and processes to become cluttered and repetitive. The goal is to
simplify and clarify the code. Design review is one type of permit that is required for certain larger
commercial projects and almost all multi -family projects. There are two different kinds of design
reviews: administrative or public hearing design review. Design review governs the aesthetic standards
for buildings. Administrative design review permits are reviewed by staff The standards for public
hearing design review are the same, but the review procedures are different. For these projects staff and
the applicant create a presentation and present it to the Board of Architectural Review (BAR), which is
the PC who also sits as the BAR body. The BAR applications are infrequent and take a lot longer to
schedule and are more legally binding with potential consequences.
Background was also provided on two major new bills, SB 5290 and HB 1293, which changed everything
about how permits are reviewed. SB 5290 broke out the review timelines based on the depth of review for
new permit timelines. For projects that do not require public notice the "shot clock" changed from 120 days
to 65 calendar days including weekends. For projects that do require public notice but do not require public
hearing the "shot clock" is now 100 calendar days. For projects that require both public notice and public
hearing the "shot clock" is 170 calendar days. HB 1293 severely limits the BAR to either approve or deny a
permit since only one public hearing can be held. The city is required to adopt the new permitting timelines
to comply fully with SB 5290. The PC would no longer sit as a BAR body if approved. Other standards for
HB 1293 will be addressed in the future.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
60
Planning Commission Minutes
6/27/24
Page 5
Staff also addressed clarifying questions for the PC. Some PC were in opposition of the BAR no longer
reviewing design review permits.
Recommendation
Staff requests that the PC forward a recommendation for adoption of the amendments to Title 18 — Zoning to
the CC for their review and approval.
Chair Probst opened the public hearing.
Public Testimony
There was no public testimony.
Chair Prost closed the public hearing.
Deliberation
Two PC expressed an interest in conducting administrative design review hearings in addition to staff. The
PC does not have the ability to hold administrative design review hearings.
A request was made for PC to receive a briefing on submitted administrative design review projects.
Motion
Commissioner Probst moved that the Zoning Code amendments pertaining to permit processing and other
code clarifications as provided in the Commission packet are approved and forwarded to the CC for their
approval. Commissioner Kaehler seconded the motion. There was one vote against. Motion carried.
Director's Report
There will not be a PC meeting in July.
Regulations around middle housing to add new housing types to the low -density residential zones for
townhouses, courtyard apartments, small apartment buildings, as well as design review regulations
will come to the PC in the fall for their review.
PC were informed about a Sound Transit meeting regarding a deferred light rail station at Boeing
Access Road from the first package of Sound Transit improvements, as well as the deferred Graham
Street Station on July 17, from 4:30 p.m. - 7:00 p.m.
Adjourn
Commissioner Durant moved to adjourn. Commissioner Ho seconded the motion. Motion carried.
Adjourned: 8:32 p.m.
Submitted By: Wynetta Bivens
PC Secretary
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
61
62
UPCOMING MEETINGS AND EVENTS
JULY- AUGUST 2024
City Council meetings and Council Committee meetings will be conducted in a hybrid model, with in -person and virtual attendance available.
JULY 22 MON
JULY23 TUE
JULY 24 WED
JULY25 THU
JULY26 FRI
JULY 27 SAT
* Finance and
Governance Meeting
5:30 PM
City Hall - Hazelnut
Room
Hybrid Meeting
* Transportation and
Infrastructure Services
Meeting
5:30 PM
6300 Building - 2"d Floor
Duwamish Conference
Hybrid Meeting
* City Council
Committee of the
Whole Meeting
7:00 PM
City Hall Council
Chambers
Hybrid Meeting
Special Meeting to
immediately follow
Committee of the Whole
Meeting.
COMMUNITY EMERGENCY
RESPONSE TEAM
Free CERT session taught by
Puget Sound Regional Fire
Authority. Learn to apply
basic response and
organizational skills to save
lives and protect property.
Sep 26 thru Nov 16
Session 1: 1:00 PM — 4:00 PM
Session 2: 6:00 PM — 9:30 PM
Click here to register.
Tukwila Village
Farmers Market
EBT accepted and summer
meals for families are provided.
3:00 PM — 6:00 PM
Tukwila Village Plaza
14350 Tukwila Intl Blvd
CONCERT IN THE PARK:
BRIAN VOGAN & HIS GOOD
BUDDIES
Join us for a fun, inclusive and
interactive music for children and
their parents.
5:30 PM — 6:30 PM
Joseph Foster Memorial Park
13919 53rd Ave S
Click here for information.
Cancelled
TEEN LATE NIGHT
Free event for teens with a
ton of activities including
basketball, volleyball,
video games, pool, air
hockey, dodgeball and so
much more! Optional $2
for snack and drink
bracelet.
July12, 19 & 26
8:00 PM — 11:00 PM
Tukwila Community
Center
112424 42nd Ave S
Truck
TOUCH -A -TRUCK EVENT
Join us for a fun family event
and get up close to amazing
trucks and vehicles from City
of Tukwila, Puget Sound
Regional Fire Authority, King
County Metro and
many more!
11:00 AM — 2:00 PM
Westfield Southcenter Mall
2800 Southcenter Mall
Click here for information.
JULY 29 MON
JULY30 TUE
JULY 31 WED
AUG 1 THU
AUG 2 FRI
AUG 3 SAT
No Council or Committee
meetings due to
the 5m Monday.
Give Blood = Save 3 lives
URGENT NEED! DONATE
AND ENTER TO WIN
TICKETS TO SEE
TAYLOR SWIFT!
It takes 1,000 donors a day to
sustain a blood supply for
patients in our community.
Click here to schedule an
appointment.
Or call
1-800-398-7888.
You can also donate
umbilical cord blood after the
birth of your baby to
save a life.
Click here for information.
Tukwila Village
Farmers Market
EBT accepted and summer
meals for families are provided.
3:00 PM — 6:00 PM
Tukwila Village Plaza
14350 Tukwila Intl Blvd
KING COUNTY REGIONAL
HAZARD MITIGATION PLAN
SURVEY
Please take our survey. Your
feedback will help us coordinate
and identify projects for the
community that will lessen
impacts to a disaster. Survey
only takes 5 minutes.
Click here for the survey.
For more information, email
emergencyprep@tukwilawa.gov.
* Equity and Social
Justice Commission
5:30 PM
Hybrid Meeting
kg King County
Elections
Ballot drop boxes are open.
Visit Elections office to
register or update your
registration online or by
mail no later than July 29.
Or, in -person through
Aug 6.
King County Elections
919 SW Grady Way
Click here for information.
ENTRY-LEVEL
FIREFIGHTER
REGISTRATION OPEN
To register, visit below link
and select
WAFIRECAREERS. This
will automatically register
you for the 5 partners
including Puget Sound
Fire. WA Fire Careers will
pull scores on Aug 31 for
February 2025 Academy.
Click here for information.
29TH ANNUAL TUKWILA
COMMUNITY YARD SALE
Join us for a fun, inclusive
and interactive music for
children and their parents.
8:30 AM — 4:00 PM
Email
recycle@TukwilaWA.gov
or call 206-431-2445 for
more information.
Click here for information.
CITY HALL & 6300 BUILDINGS ARE OPEN TO THE PUBLIC MONDAYS THRU THURSDAYS 8:30 AM - 4:00 PM
JUL 19 & 26 - TEEN LATE NIGHT 8:00 PM - 11:00 PM TUKWILA COMMUNITY CENTER
Free safe environment for teens with a ton of activities including basketball, volleyball, video games, pool, etc. Optional $2 for snack & drink bracelet.
AUG 3 - ANNUAL COMMUNITY YARD SALE ** SIGN UP BY JUL 19 **
Sign up today to hold a sale at your home at the same time as other Tukwila residents. Clean your closets, make money, and shop for bargains!.
Click here for information.
AUG 6 - NATIONAL NIGHT OUT SIGN-UP YOUR NEIGHBORHOOD BBQ!
City leaders and staff, police officers and firefighters will stop by your gathering for food, fun and conversation on August 6. Click here for information.
AUG 8 - PUZZLE PARTY SOCIALS 3:30 PM - 7:30 PM TUKWILA COMMUNITY CENTER
Free event for ages 8 and up. See above for more information.
AUG 28 - COMPREHENSIVE PLAN OPEN HOUSE 6:00 PM - 8:00 PM SULLIVAN CENTER -14350 TUKWILA INTERNATIONAL BLVD
The final draft of the Comprehensive Plan will be presented. More to come.
** SHARE YOUR INPUT ON THE 2025-2026 BIENNIAL BUDGET!
The City Council is dedicated to creating a budget that mirrors the community's priorities! Residents can select and rank their top service priorities. Click here for information.
** NOW THRU AUG 29 - TREE GIVEAWAYS!
Tukwila residents can apply for FREE trees. Must apply by Aug 29. Click here for information.
** JOIN US FOR MANY FUN AND FREE SUMMER EVENTS!
There's something for everyone. Live music and dance, movies, games and food trucks! Click here for information.
Join free Park N Play events. Click here for information on PARK N PLAY events.
FREE SUMMER MEALS FOR AGES 18 AND UNDER!
FREE SUMMER MEALS ir Summer Food Service Program provides free summer meals for children in King County. Click here for more information.
forTUKWILA KW5&TEENS 44 Summer Meals Locator: English Espanol Af Somali Tieng Vigt
CASCADE VIEW COMMUNITY PARK
FOSTER HIGH SCHOOL
TUKWILA ELEMENTARY
TUKWILA VILLAGE FARMER'S MARKET
TUKWILA COMMUNITY CENTER
14211 37*H Ave S
4242 S 144^ St
5939 S 149° St
14350 Tukwila International Blvd
12424 42,* Ave S
Jul 10-Aug 25 Mon - Fri
Jul y-Aug 3 Mon - Thu
Jul 5-Aug 3 Mon - Thu
Jun 21-Aug 30 Wednesdays
Jul y-Aug 25 Mon - Fri
Lunch: 11:45 AM — 12:45 PM
Breakfast: 7:30 AM — 8:00 AM
Breakfast: 8:30 AM — 9:00 AM
Dinner: 4:30 PM — 6:30 PM
Lunch: 11:15 AM — 12:15 PM
Snack: 1:45 PM — 2:00 PM
Lunch: 11:00 AM — 11:30 AM
Lunch: 12:00 PM — 12:30 PM
Halal friendly options.
Snack: 3:00 PM — 3:30 PM
Meals available for caregivers too!
r FOOD BANK OPENS: TUESDAYS, THURSDAYS AND SATURDAYS 10:00 AM — 2:30 PM 3118 S 140TH ST, TUKWILA
Ile. VOLUNTEERS - In need of volunteers for food packaging or food distributions. To volunteer, click here to sign up.
DONORS - Please donate at tukwilapantry.org/please-donate/. Donations can be dropped off on Tuesday -Saturday from 8 AM —11 AM or by appointment.
Click here for a current list of items in need.
PARTICIPATE IN SUMMER READING AND EARN PRIZES NOW THRU AUG 31
Visit your library to sign up for summer reading and earn prizes! Click here for information.
FUN ACTIVITIES AND OTHER EVENTS AT TUKWILA LIBRARY Click here for information.
64
Tentative Agenda Schedule I
MEETING 1 —
REGULAR
MEETING 2 —
C.O.W.
MEETING 3 —
REGULAR
MEETING 4 —
C.O.W.
JULY 1
See below links for the
agenda packets to view
the agenda items:
July-i 2024
Wer-k-Sessien
Cancelled
July 1, 2024
Regular Meeting
JULY 8
See below links for the
agenda packets to view
the agenda items:
July-8,2A24
Comm"` —f the `• hole "--"—g
Cancelled
JULY 15
See below links for the
agenda packets to view
the agenda items:
July 15, 2024
Work Session
July 15, 2024
Regular Meeting
JULY 22
See below links for the
agenda packets to view
the agenda items:
July 22, 2024
Committee of the Whole /
Special Meeting
MEETING 1 —
REGULAR
MEETING 2 —
C.O.W.
MEETING 3 —
REGULAR
MEETING 4 —
C.O.W.
AUGUST 5
WORK SESSION
Update on Public Works Shops Phase 2.
REGULAR MEETING
PROCLAMATION
National Night Out Proclamation.
CONSENT AGENDA
- Authorize the Mayor to sign contract
for the Sewer Lift Station #12 Retrofit
Design project, in the amount of
$250,000.00.
- Authorize the Mayor to sign
Amendment #1 to a contract for the
Sewer Lift Station #5 Rebuild project,
in the amount of $140,000.00.
- Authorize the purchase of a large water
meter replacement, in the amount of
$130,000.00.
- An ordinance approving a franchise
agreement with Wholesail Networks.
- Tax and License Software Budget
Approval.
UNFINISHED BUSINESS
- An ordinance 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."
- Quarterly Finance Report.
NEW BUSINESS
Authorize the Mayor to sign Kroger
National Opioid Settlement Participation
Agreement.
AUGUST 12
SPECIAL ISSUES
Discussion on 2025-2026 Biennial
Budget:
(1) Overview of Specia Funds
(2) Debt Service
(3) Internal Service Funds
AUGUST 19
WORK SESSION
2023-2024 Tukwila Comprehensive Plan
Update: Review of Individual Elements
(Part 1 of 2).
REGULAR MEETING
PRESENTATION
Annual State of the Court Address.
CONSENT AGENDA
- Contract with CAST architecture for
middle housing standards and
residential design standards update, in
the amount of $90,000.00.
- Alternative Response Team Grant
Agreement.
- Axon Evidence Justice Agreement.
- Sound Health Contract Renewal.
- Future of Work and Facilities Review.
AUGUST 26
SPECIAL ISSUES
- Final rate study recommendations.
- Streamlining the Permitting Process
and Implementing Provisions of the
Local Project Review Act.
Special Meeting to follow
Committee of the Whole Meeting.
NEW BUSINESS
A resolution adopting new rate
structure.