HomeMy WebLinkAboutCOW 2012-04-23 Item 3B - Public Hearing - Housekeeping Code AmendmentsCOUNCIL AGENDA SYNOPSIS
Initials ITEM NO.
Meetin,q Date Prepared by M`}yor's r Lview Council review] Q
04/23/12 MD 3.B.
05/07/12 MD
4.B.
ITEM INFORMATION
STAFF SPONSOR: MINNIE DHALIWAL ORIGINAL AGENDA DATE: 0 4/23/12
AGENDA ITEM TPTLE 2012 Housekeeping Code Amendments
CATEGORY Discussion Motion Resolution Ordinance Bid Award Public Hearing ❑Other
Mtg Date 04123112 Mtg Date Mt Date Mtg Date 05/07/12 Mt Date Mtg Date 04123112 Mtg Date
SPONSOR Council Mayor HR DCD Finance Fire IT P&R Police PW
SPONSOR'S The Council is being asked to consider some housekeeping code changes to Tukwila
SUMMARY Municipal Code. The proposed code changes range from code clarification to updating
development regulations and permit processes. The Council is being asked to hold a public
hearing on 4/23/12 and schedule the adoption of the proposed changes on 5/7/12.
REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DATE: 04/09/12 COMMITTEE CHAIR: HOUGARDY
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
Fund Source:
Comments:
MTG. DATE
04/23/12
MTG. DATE
04/23/12
RECORD OF COUNCIL ACTION
ATTACHMENTS
Informational Memorandum dated 4/18/12
Draft Ordinances: Titles 18 &5, 8.07, 8.22, 8.25, 8.28, 8.45, 21.04
Minutes from the Planning Commission meetings of 1/26/12 2/23/12
Table outlining current rezone process the Planning Commission recommendations
Memo to Community Affairs and Parks Committee dated 10/5/11, regarding single family
residential development standards along with the attachments and minutes of meeting
Comparison of building height standards of Tukwila and some neighboring cities
Map showing the location of manufactured homes in Tukwila
Photos of some of the manufactured homes in Tukwila
Minutes from the Community Affairs and Parks Committee meeting of 04/09/12
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City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO: Mayor Haggerton
Community Affairs and Parks Committee
FROM: Jack Pace, Community Development Director
BY: Minnie Dhaliwal, Planning Supervisor
DATE: April 18, 2012
SUBJECT: 2012 Housekeeping Code Amendments
ISSUE
Should the Tukwila Municipal Code be amended to include some housekeeping code
changes that range from code clarification to updating development regulations and
permit processes?
BACKGROUND
Staff has grouped amendments to the Zoning Code Title 18, along with some minor
amendments to Title 5, 8 and 21 of the Tukwila Municipal Code for your consideration.
Staff had previously briefed Community Affairs and Parks Committee on January 9,
2012, regarding a number of housekeeping code amendments. The Committee decided
to forward the proposed amendments to Planning Commission for consideration and
review. Planning Commission held a public hearing on all the proposed changes on
January 26, 2012, and February 23, 2012. The Planning Commission's
recommendations are reflected in the attached ordinances in the underline /strikeout
format.
DISCUSSION OF THE PROPOSED CHANGES
Included in this memo is a list of the proposed amendments with a brief explanation.
The first two topics involve some policy decisions, whereas the remaining amendments
are just correcting inaccuracies or codifying existing code interpretations. Each
proposed change is discussed below. There are a total of seven ordinances as advised
by the city attorney's office. The first ordinance covers all amendments to the Zoning
Code (Title 18) and Title 5. The remaining ordinances are for the following chapters:
8.07, 8.22, 8.25, 8.28, 8.45, and 21.04.
A. Refine the Comprehensive Plan Amendment and rezone procedures to
separate the legislative and associated quasi judicial process. The city
attorney has advised staff that Tukwila needs to revise the way it reviews and
processes quasi judicial, site specific rezones to ensure that they are treated
distinctly from legislative, area -wide rezones.
E
INFORMATIONAL MEMO
Page 2
Tukwila's Comprehensive Plan and Zoning map classifications are identical.
Whenever a rezone of any size or type is proposed, changes to both the
Comprehensive Plan map and the Zoning Map are needed.
At this time quasi judicial, site specific rezones follow essentially the same process
as legislative decisions, except the Planning Commission and the City Council are
told that they are acting in a quasi judicial manner, appearance of fairness
questions are asked, and members are told to avoid ex parte communication. Site
visits are advertised to the public, and done in a group. Under the State Law a
quasi judicial project should have only one open record hearing. The current
process includes multiple Council meetings. The details of the current process and
are included in Attachment B.
Our current process could result in a strong possibility that the quasi judicial
matters will not be handled in compliance with the State Law, leading to potentially
costly legal challenges for the City. Staff outlined various options to CAP for
processing site specific rezones in a quasi judicial manner. CAP asked staff to
remove those options from consideration that did not involve Planning Commission
review.
Planning Commission focused on two options: 1) Staff and the Planning
Commission hold a public information meeting in an open house format and the
City Council holds an open record hearing before making the final decision; 2)
Planning Commission holds an open record hearing before making a
recommendation to the City Council; City Council holds a closed record hearing
before making a final decision. The details of option 1 and option 2 are discussed
in Attachment B.
Under both these options the City Council makes the final decision and the City
Council decision may be appealed to Superior Court. Under option 1 there is no
formal recommendation of the Planning Commission to the City Council and the
purpose of the public meeting will be only information sharing. Both options meet
the State Law requirements of one open record hearing as well as the requirement
that the Comprehensive Plan cannot be amended more than once a year unless it
qualifies as an emergency.
Planning Commission has recommended keeping site specific rezones as Type 5
decision (option 1), unless the City Council wants to delegate the authority to the
Planning Commission to hear all site specific rezones as Type 4 decision (option
2). Sections 65 to 71 of the Zoning Code Ordinance incorporate the changes
required to consider site specific rezones (along with the accompanying
comprehensive plan map amendments) as Type 5 quasi judicial applications.
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INFORMATIONAL MEMO
Page 3
B. Single Family Design Standards: Staff had previously briefed the Community
Affairs and Parks Committee in October 2011, regarding some options for
regulating the bulk and size of single family dwelling units. See Attachment C for
the memo to CAP and the minutes of the meeting. At that time the Committee gave
direction to staff to amend the method of calculating building height for sloping
sites and to not make any other changes to the building footprint or setback
regulations. Planning Commission reviewed the alternate method of calculating
height for sloping lots and recommended amending the building height definition to
give the developers two options: 1) measuring from the lowest grade; or 2) to
establish different measuring points for different sections of the structure and allow
the structure to better respond to the topography. Section 2 of the Title 18
ordinance includes Planning Commission's recommendations on this issue. Also,
Attachment D includes comparison of Tukwila's building height standards with
some of our neighboring cities.
Since October 2011 an issue related to manufactured homes and the existing
design standards of minimum roof pitch requirements and front door facing the
street was raised by a Tukwila citizen at a City Council meeting. Based on the King
County Assessor's data there are a total of 70 manufactured homes in the Low
Density Residential zone in Tukwila. Attachment E is the map showing the location
of these units in Tukwila. Also, Attachment F includes photos of some of the units.
In order to address the issue of replacement of existing single wide manufactured
homes staff outlined three options for the CAP committee to consider. At the
January 9, 2012, CAP meeting option 3 was removed from consideration:
1. Amend the Single Family Design Standards to allow the Director to modify the roof
pitch and front door facing the street requirement if the proposal includes
replacement of a single wide mobile home with a newer and larger manufactured
home.
2. Do not make any changes and require all new single family dwelling units to meet
the existing design standards.
3. Do not have any design standards for single family dwelling units. This option was
removed from consideration by CAP.
Planning Commission recommended allowing all new single family dwelling units to
meet the design standards while still allowing waiver from 5:12 roof pitch or front door
facing the street requirement for owners of single wide manufactured homes if the
proposal includes a replacement of a single wide with a double wide manufactured
home. Additionally, the Planning Commission has recommended that the property
owner can apply for this waiver only one time per property and the proposal should
result in aesthetic improvement to the neighborhood. Section 53 of the Zoning Code
Ordinance includes the Planning Commission's recommendation on this issue.
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INFORMATIONAL MEMO
Page 4
C. Other miscellaneous code amendments:
There are a number of code clarifications or updates needed to clean up the code
where either the references are outdated or code interpretations need to be codified. A
summary of the proposed amendments is listed below.
1. Zoning Code Ordinance: The following changes are proposed to Title 5 and
Title 18:
a) Amendments to Title 5 are proposed to correct the inaccurate references to
zoning designations. (Section 1 and Section 74)
b) The definitions section of Title 18 is amended:
i) A definition of tow truck operations is added. (Section 3)
ii) Definition of a 'regulated' and an 'isolated wetland' is deleted as recommended
by the Department of Ecology (DOE). Zoning Code was amended in 2004 to
include a definition of a 'wetland' and the definitions a 'regulated' and an
'isolated wetland' are outdated. Additionally, the references to 1987
Delineation Manual are deleted as recommended by DOE. (Section 4, 48, 49,
75,76)
c) Family child care homes are regulated by the Department of Early Learning
and not DSHS. This change is needed in the accessory uses section of all
zones that list family child care homes as an accessory use. (Section
5,7,9,11,13,15,17,20,27,43,47)
d) Design Review Thresholds:
i) Per the recently adopted Shoreline Master Program design review is required
for all projects within the shoreline jurisdiction. This language needs to be
added under the design review section of all zones. (Sections
6,8,10,12,14,16 ,18,22,25,29,32,35,37,39,41,45)
ii) Additional clarification is needed for the design review thresholds for non-
residential development in the Low Density Residential Zone. Specifically, any
new non residential construction or exterior repairs that exceed 25 percent of
the building's assessed value should be subject to design review by the Board
of Architectural Review and any exterior repairs that are more than 10 percent
but less than 25 percent should be subject to administrative design review.
Additionally, there is no the criteria for design review in single family zones.
The design review criteria for multifamily, hotel, motel development addresses
sensitivity to neighborhood building scale; therefore multifamily, hotel, motel
criteria should be used for reviewing institutional uses in single family zones.
(Section 62, 63)
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INFORMATIONAL MEMO
Page 5
iii) Language is added to provide clarification that if an existing site had gone
through design review then any modification within 10 years will be subject to
minor or major mod if ication.(Section 62)
e) Permit application types and procedures:
i) Reasonable Use Exception is listed as a Type 3 permit under 18.104, but is
listed as Type 4 under 18.45.180. TMC 18.45.180 is proposed to be amended
to be consistent with 18.104(Section 51)
ii) Ingress /egress design decision is proposed to be made by the Director instead
of the Planning Commission (Section 55)
iii) The parking requirements for uses not listed in the code are determined by the
Director and the table lists some decisions to be made by the Planning
Commission. However there is no process or criteria for approval, therefore
those uses are deleted and the decision is deferred to the Director. (Section
56)
iv) Type 4 process is required for modifications to the loading space requirements
while the decision for the number of parking spaces is made by the Director.
Staff is proposing that a Type 1 Director's approval be used for deviations from
loading space requirements. Also, the requirement for the number of loading
spaces is deleted (Section 57)
v) Parking lot restriping approval is being proposed as Type 2 Director's
approval. (Section 59)
vi) Modifications to bicycle parking requirements are proposed to be approved by
the Director as a Type 1 process. (Section 60)
vii) TMC 18.104 references variances from parking standards as Hearing
Examiner's decision, however 18.56.140 lists it as Planning Commission
approval. TMC 18.56.140 is proposed to be amended to be consistent with
18.104 (Section 61)
viii) TMC 18.104 lists conditional uses as Type 3 permits while 18.44.130 lists
shoreline conditional use as Type 4. TMC 18.104 is amended to be consistent
with 18.44. Also, shoreline tree permit application is added as a Type 2
process to be consistent with 18.44(Section 71)
ix) Process for approving different sign permits is deleted from Title 18 as it was
covered under Title 19 (Section 71)
x) The process for approving proposals under the Housing Options Program is
amended to be consistent with 18.104.010(Section 73)
f) TMC 18.45.120 references incorrect section. It should be 18.45.040C and not B.
(Section 50)
g) Building Heights Exception areas map needs to be corrected as it
inadvertently changed the shading for one area when it was amended by
Ordinance 2186. Exhibit A of the Title 18 Ordinance includes the corrected
map. (Section 52)
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INFORMATIONAL MEMO
Page 6
h) The regulations for removal of trees from the required landscaped area need to
be clarified. A process for approving changes to the approved landscaping,
replacement and penalty for violations is proposed. In order to meet the
legislative intent of the landscape chapter any required landscaping should be
retained and maintained for the life of the project. Additionally, topping or
removal of required trees should be prohibited. Only trees that pose a danger
or are diseased should be all allowed to be removed. Any illegal removal of
required trees should be subject to obtaining a tree permit and should be
replaced with trees that meet or exceed the functional value of the removed
trees. (Section 54)
i) TMC 18.66.120 is amended to reference the term `shoreline buffer' instead of
river /low impact environment, in order to be consistent with the recently
adopted Shoreline Master Program. (Section 64)
j) Language is proposed so that the notice of decision can be emailed instead of
the requirement to mail it by first class. (Section 72)
k) Changes to the allowed uses in the MIC /L and MIC /H zones were made as
part of the Comprehensive Plan update of the Manufacturing Industrial Center.
Primarily all the different uses listed under manufacturing were categorized
under two sub categories:
i) Manufacturing and industrial uses that have little potential for creating off -site
noise, smoke, dust vibration or other external environmental impacts or
pollution, including but not limited to manufacturing, processing, assembling,
packaging and /or repairing of:
ii) Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration and other external
environmental impacts, including but not limited to manufacturing, processing,
assembly, packaging and /or repair of
Staff proposed adding similar sub headings in the other zones that list
manufacturing uses to be consistent with the format in MIC /L and MIC /H. At
the Planning Commission hearing in January there was discussion regarding
manufacturing uses in C /LI zone. It was decided to notify the property owners
of C /LI zone and the hearing was continued to February. At the February
meeting the Planning Commission decided to not make any substantive
changes to the allowed uses in C /LI, but to add the subheading similar to
MIC /L and MIC /H zones to all the other zones that allow manufacturing uses.
(Section 19,21,23,24,26,28 ,30,31,33,34,36,38,40,42,44,46)
2. Title 8 is proposed to be amended to address the following:
a) A list of schools and parks for the designated drug free zones has to be
updated to include the new schools and parks that have been built since the
code was adopted. The Community Affairs and Parks (CAP) Committee at
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INFORMATIONAL MEMO
Page 7
April 9, 2012, meeting asked staff to look into keeping the Tukwila Heritage
and Culture Center as a drug free zone, if the State Law allowed it, and also
find out if only K thru 12 schools are eligible. Per RCW 69.50.435, a civic
center that is publically owned or operated can be designated as a drug free
zone. Also, only K -12 (public and private) schools are eligible to be designated
as a drug free zone. The changes requested by CAP are included in the draft
ordinance. (Chapter 8.07 Ordinance)
b) Clarification is provided regarding when public notice is required for noise
variances. (Chapter 8.22 Ordinance)
c) Parking limitations on single family lots are included in Title 8. Discretionary
approval process is added for properties that cannot meet the requirement for
maximum paved area due to the shape of the lots. (Chapter 8.25 Ordinance).
Also, a reference is added to Title 18 Residential Parking Requirements
section to cross reference. (Section 58 of the Zoning Code Ordinance).
d) Incorrect references to zoning designations are corrected (Chapter 8.28
Ordinance)
e) Violations section of Title 8 needs to be updated to reference the correct
sections. (Chapter 8.45 Ordinance)
3. Title 21 is amended to clarify public notice requirements for SEPA applications
and decisions. (Chapter 21.04 Ordinance)
RECOMMENDATION
The Committee of the Whole is being asked to hold a public hearing on April 23, 2012,
and schedule the adoption of the proposed changes on May 7, 2012, Regular Meeting.
ATTACHMENTS
Draft Ordinances: Zoning Code(Title 18 &5), 8.07, 8.22, 8.25, 8.28, 8.45, 21.04
A. Planning Commission meeting minutes from January 26, 2012 and February 23,
2012.
B. Table outlining the current rezone process and the Planning Commission's
recommended option 1&2.
C. Memo to Community Affairs and Parks Committee dated October 5, 2011,
regarding single family residential development standards, along with the
attachments and the minutes of the meeting.
D. Comparison of building height standards of Tukwila and some neighboring cities
E. Map showing the location of manufactured homes in Tukwila
F. Photos of some of the manufactured homes in Tukwila
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lC-i
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED
IN TUKWILA MUNICIPAL CODE (TMC) TITLE 5, "BUSINESS
LICENSE AND REGULATIONS," AND TITLE 18, "ZONING CODE," TO
CLARIFY AND UPDATE THE ZONING CODE AND ITS PROVISIONS;
REPEALING ORDINANCE NO. 1482 §1 (PART), AS CODIFIED AT
TMC SECTION 5.44.130, ORDINANCE NO. 1758 §1 (PART), AS
CODIFIED AT TMC SECTION 18.06.681, AND ORDINANCE NOS. 2075
§1 (PART) AND 1758 §1 (PART), AS CODIFIED AT TMC SECTIONS
18.06.932 AND 18.06.933; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Zoning Code establishes procedures for processing site specific
rezones and the City of Tukwila (the "City wishes to clarify those procedures to meet
state law requirements; and
WHEREAS, the Zoning Code establishes design standards for single family
dwelling units and the City wishes to allow exceptions to those standards for the
replacement of single wide manufactured homes with newer manufactured homes; and
WHEREAS, Title 5 of the Tukwila Municipal Code (TMC) has some sections that
reference zoning designations and the City wishes to correct the inaccurate references
and
WHEREAS, the Zoning Code establishes the method of calculating building height
and the City wishes to amend it to have a different method of calculation for residential
structures on sloping lots; and
WHEREAS, the Zoning Code includes a definitions section and the City wishes to
update it to include a definition of tow truck operations, and to delete the definitions of
regulated and isolated wetlands to be consistent with the Environmentally Sensitive
Areas Chapter, and
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WHEREAS, the Zoning Code establishes thresholds for when projects are subject
to design review and the City wishes to update the thresholds to be consistent with the
recently adopted Shoreline Master Program, clarify thresholds and criteria for non-
residential development in the Low Density Residential zone, and clarify when
modifications to design review approvals are required; and
WHEREAS, the Zoning Code establishes permit application types and procedures
and the City desires consistency throughout the different sections of the TMC; and
WHEREAS, the Zoning Code establishes landscaping regulations and the City
wishes to clarify regulations pertaining to illegal removal of required landscaping; and
WHEREAS, the Zoning Code establishes procedures for public notice and the City
wishes to update the mailing procedures to allow sending the notice of decision by
email; and
WHEREAS, the Zoning Code establishes building height regulations for different
areas of the City and the City wishes to correct the building height exception areas map
that was part of the update adopted on December 3, 2007 (Ordinance No. 2186), and
WHEREAS, changes to the allowed uses in the Manufacturing /Industrial Center
Light (MIC /L) and Manufacturing /Industrial Center Heavy (MIC /H) zones were made
as part of the Comprehensive Plan update and adopted by Ordinance No. 2335, which
grouped manufacturing uses under two sub categories: a) those with little potential for
creating off -site impacts and (b) those with moderate to substantial potential for creating
off -site impacts; and the City wishes to follow the same format for other zones that allow
manufacturing uses; and
WHEREAS, on January 11, 2012, the City's SEPA Responsible Official issued a
Determination of Non Significance on the proposed amendments; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
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Section 1. Tukwila Municipal Code (TMC) Chapter 5.44, "Tow Truck
Businesses," Amended. Ordinance Nos. 2355 §16 and 1482 §1 (part), as codified at
TMC Section 5.44.030, "License Application," are hereby amended to read as follows:
A. Every person desiring to operate or have charge of a tow truck business within
the City shall make a written application to the Finance Director for a license to do so.
B. Such application shall be referred to the P Community Development
Director for review to insure the proper location and screening of the proposed
operation as set forth in TMC Title 18
Section 2. TMC Chapter 18.06, "Definitions," Amended. Ordinance Nos. 1971
§2 and 1758 §1 (part), as codified in TMC Section 18.06.100, "Building Height," are
hereby amended to read as follows:
"Building height" means the height of a building as calculated by the method in the
Washington State Building Code, except if the slope of the subiect property is 15% or
more and the subiect property is zoned residential, then buildina heiqht shall be
calculated by either option 1 or option 2 listed below:
1. The qrade plane shall be established from the lowest finished Grade or
lowest existing qrade (whichever is lower) adioininq the building at any exterior wall; or
Height Limit
Lowest Grade
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Actual Grade is
greater than
15%
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2. In order to allow the structures to better respond to the topographv of
slopinq sites. a structure will be allowed to adiust the points at which heiaht is
measured. This may be accomplished by establishinq separate qrade planes at
intervals of at least 15 feet for different sections of the structure.
Height Limit
15'
15' Section 3
15'
f Section 2
r
Section 1
0
Average Grade or Lowest Grade for each section
Additionally, the Citv may require a topographic survey from a licensed land surveyor
when the existing qrade will be disturbed to accomplish the construction or when the
final height of the new structure in the area where qrade is beina disturbed is within 2
feet of the allowed heiqht limit for the structure as measured above the existing or
finished grade.
Section 3. TMC Section Adopted. A new section is hereby added to TMC
Chapter 18.06, "Definitions," as follows:
Tow Truck Operations
"Tow Truck Operations" means anv storage vard, buildinq, or vehicle
storage /impounding lot for a towing business, including tow vehicles with towed vehicles
attached. Tow truck operations do not include central offices for phone dispatch if tow
trucks, drivers, or impounded vehicles do not come to the office.
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Section 4. TMC Chapter 18.06, "Definitions," Amended. Ordinance No. 1758
§1 (part), as codified in TMC Chapter 18.06, "Definitions," under the subparagraph
entitled "Wetland Edge," is hereby amended to read as follows:
Wetland Edge
"Wetland edge" means the boundary of a wetland as delineated based on the 449-7
manual iiR use jany ary 1 1x995 by the C F Pro +en+lon AgeRGy aR d the
U. Army Corns of Engineers approved federal wetland delineation manual and
applicable reaional supplements.
Section 5. TMC Chapter 18.10, "Low Density Residential (LDR) District,"
Amended. Ordinance Nos. 2251 §11, 1989 §2, 1976 §18, and 1758 §1 (part), as
codified at TMC Section 18.10.030, "Accessory Uses," subparagraph 3, are hereby
amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of SeGial and Health Ser„ir•es gmiGe of Child Care PornY Early Learnina or
its successor aaencv and shall provide a safe passenger loading zone.
Section 6. TMC Chapter 18.10, "Low Density Residential (LDR) District,"
Amended. Ordinance Nos. 2257 §5, 2251 §13, and 1865 §7, as codified at TMC
Section 18.10.055, "Design Review," are hereby amended to read as follows:
Design review is required for all conditional uses, and unclassified uses, or non-
residential development within the shoreline iurisdiction that involve construction of a
new buildinq or exterior chanqes if the cost of the exterior work equals or exceeds 10%
of the buildinq's assessed valuation. Design review is required for developments in a
Commercial Redevelopment Area that propose the uses and standards of an adjacent
commercial zone as well as development in the Urban Overlay District.
Section 7. TMC Chapter 18.12, "Medium Density Residential (MDR) District,"
Amended. Ordinance Nos. 2251 §14, 1989 §3, 1976 §21 and 1758 §1 (part), as
codified at TMC Section 18.12.030, "Accessory Uses," subparagraph 3, are hereby
amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of SGGial and Health SeNiGes QffiGe ef Child Care PoliGyEariv Learninq or
its successor aaencv and shall provide a safe passenger loading zone.
Section 8. TMC Chapter 18.12, "Medium Density Residential (MDR) District,"
Amended. Ordinance Nos. 2251 §16, 2005 §1, 1865 §11, and 1758 §1 (part), as
codified at TMC Section 18.12.060, "Design Review," are hereby amended to read as
follows..
Design review is required for all new multi family structures, mobile or manufactured
home parks, fer- developments in a Commercial Redevelopment Area that propose the
uses and standards of an adjacent commercial zone, and in the shoreline iurisdiction, if
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new buildinq construction or exterior chances are involved and the cost of the exterior
work equals or exceeds 10% of the buildina's assessed valuation. Multi- family
structures up to 1,500 square feet will be reviewed administratively.
Section 9. TMC Chapter 18.14, "High Density Residential (HDR) District,"
Amended. Ordinance Nos. 2251 §17, 1989 §4, 1976 §25, and 1758 §1 (part), as
codified at TMC Section 18.14.030, "Accessory Uses," subparagraph 3, are hereby
amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of SGGial and H S eS QffhGe of Child GaFe PeliG Learninq or
its successor aaency and shall provide a safe passenger loading zone.
Section 10. TMC Chapter 18.14, "High Density Residential (HDR) District,"
Amended. Ordinance Nos. 2005, §2, 1865 §15, and 1758 §1 (part), as codified at TMC
Section 18.14.060, "Design Review," are hereby amended to read as follows:
Design review is required for all multi family structures, mobile or manufactured home
parks -fer- developments in a Commercial Redevelopment Area that propose the
uses and standards of an adjacent commercial zone, and in the shoreline jurisdiction, if
new buildinq construction or exterior chances are involved and the cost of the exterior
work equals or exceeds 10% of the buildina's assessed valuation. Multi- family
structures up to 1,500 square feet will be reviewed administratively.
Section 11. TMC Chapter 18.16, "Mixed Use Office (MUO) District," Amended.
Ordinance Nos. 2251 §20, 1976 §29, and 1758 §1 (part), as codified at TMC Section
18.16.030, "Accessory Uses," subparagraph 4, are hereby amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of SGGial�l and Health SeFViG Early Learning or
its successor agencv and shall provide a safe passenger loading zone.
Section 12. TMC Chapter 18.16, "Mixed Use Office (MUO) District," Amended.
Ordinance Nos. 2005 §3 and 1758 §1 (part), as codified at TMC Section 18.16.070,
"Design Review," are hereby amended to read as follows:
Design review is required for all oroiects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, for commercial structures
1,500 square feet or larger outside the shoreline jurisdiction, for all structures containing
multi family dwellings and all structures in the Tukwila International Boulevard corridor.
Commercial structures between 1,500 and 5,000 square feet, multi family structures up
to 1,500 square feet, and all buildings up to 1,500 square feet in the Tukwila
International Boulevard corridor will be reviewed administratively. Design review is also
required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet.
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Section 13. TMC Chapter 18.18, "Office (0) District," Amended. Ordinance
Nos. 2251 §24, 1976 §32, and 1758 §1 (part), as codified at TMC Section 18.18.030,
"Accessory Uses," subparagraph 4, are hereby amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of SGGial and Health SC FVie-es Early Learnina or
its successor aaencv and shall provide a safe passenger loading zone.
Section 14. TMC Chapter 18.18, "Office (0) District," Amended. Ordinance
Nos. 2005 §4 and 1758 §1 (part), as codified at TMC Section 18.18.070, "Design
Review," are hereby amended to read as follows:
Design review is required for all proiects located within the shoreline iurisdiction that
involve new building construction or exterior chanaes if the cost of the exterior chanaes
equals or exceeds 10% of the buildina's assessed valuation. and for commercial
structures 1,500 square feet or larger outside the shoreline jurisdiction. Commercial
structures between 1,500 and 5,000 square feet will be reviewed administratively.
Design review is also required for certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
Section 15. TMC Chapter 18.20, "Residential Commercial Center (RCC)
District," Amended. Ordinance Nos. 2251 §27, 1976 §37, and 1758 §1 (part), as
codified at TMC Section 18.20.030, "Accessory Uses," subparagraph 4, are hereby
amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of SE)^�l and Heal S eFViGes Offi,.o of Child Coro P ^r^y Eariv Learning or
its successor aaencv and shall provide a safe passenger loading zone.
Section 16. TMC Chapter 18.20, "Residential Commercial Center (RCC)
District," Amended. Ordinance Nos. 2005 §5 and 1758 §1 (part), as codified at TMC
Section 18.20.070, "Design Review," are hereby amended to read as follows:
Design review is required for all new commercial and multifamily structures and all
proiects located within the shoreline jurisdiction that involve new building construction or
exterior chances if the cost of the exterior chanaes equals or exceeds 10% of the
buildinc's assessed valuation. Commercial and multi family structures up to 1,500
square feet will be reviewed administratively. Design review is also required for certain
exterior repairs, reconstructions, alterations or improvements to buildings over 10,000
square feet.
Section 17. TMC Chapter 18.22, "Neighborhood Commercial Center (NCC)
District," Amended. Ordinance Nos. 2251 §30, 1976 §41, and 1758 §1 (part), as
codified at TMC Section 18.22.030, "Accessory Uses," subparagraph 4, are hereby
amended to read as follows:
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4. Family child care homes, provided the facility shall be licensed by the
Department of c„r.ial an d Health S eFV i es Earlv Learninq or
its successor aqencv and shall provide a safe passenger loading zone.
Section 18. TMC Chapter 18.22, "Neighborhood Commercial Center (NCC)
District," Amended. Ordinance Nos. 2005 §6 and 1758 §1 (part), as codified at TMC
Section 18.22.070, "Design Review," are hereby amended to read as follows:
Design review is required for all commercial and for all multi family structures and all
proiects located within the shoreline iurisdiction that involve new building construction or
exterior chanaes if the cost of the exterior chanqes equals or exceeds 10% of the
building's assessed valuation. Commercial and multi family structures up to 1,500
square feet will be reviewed administratively. Design review is also required for certain
exterior repairs, reconstructions, alterations or improvements to buildings over 10,000
square feet or in the Tukwila International Boulevard corridor.
Section 19. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2287 §13, 2251 §32, 2021 §2, 1986 §7, 1971 §10, 1865
§27, 1830 §14, 1814 §2 (part), and 1758 §1 (part), as codified at TMC Section
18.24.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Regional Commercial District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Businesses that include a retail component in conjunction with their
manufacturing operation and meeting this chapter's other performance standards.
These businesses may manufacture, process, assemble and /or package the following:
foods, including, but not limited to baked goods, beverages, candy, canned or
preserved foods, dairy products and byproducts, frozen foods, instant foods and meats
(no slaughtering).
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
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12. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
13. Computer software development and similar uses.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
16. Daycare centers.
17. 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.
18. Extended -stay hotel /motel.
19. Financial:
a. banking
b. mortgage
c. other services
20. Fix -it, radio or television repair shops /rental shops.
21. Fraternal organizations.
22. Frozen food lockers for individual or family use.
23. Greenhouses or nurseries (commercial).
24. Hotels.
25. Industries involved with etching, film processing, lithography, printing and
publishing.
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
28. Manufacturing and industrial uses that have little potential for creatinq off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
includina but not limited to, manufacturina, processinq, assembling, packaginq and /or
repairing of Man, Ufa GtUFinn nrnr i ng angler paGka ring
a. Pharmaceuticals and related products, such as cosmetics and drugs-
219 cam: c: Previously prepared
materials including, but not limited to, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, tile and wood-
30 M aR Mart urinn pfoc- -o3c.44g, a 4b n paGkag C PAJOr
repairing Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and recording
equipment.
34 Medical and dental laboratories.
3230. Mortician and funeral homes.
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3331.
Motels.
-34
Offices, including:
a.
outpatient medical clinic
b.
dental
c.
government excluding fire and police stations
d.
professional
e.
administrative
f.
business, such as travel, real estate
g.
commercial
35
Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
36
Planned shopping center (mall).
37
Plumbing shops (no tin work or outside storage).
3$
Recreation facilities (commercial indoor), athletic or health clubs.
30
Recreation facilities (commercial indoor), including bowling alleys,
skating rinks, shooting ranges.
40
Religious facility with an assembly area less than 750 square feet.
44
Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport
utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
4240.
Restaurants, including:
a.
drive through
b.
sit down
c.
cocktail lounges in conjunction with a restaurant
43
Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
44
Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment and
film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
45
Schools and studios for education or self- improvement.
46
Self- storage facilities.
4745.
Storage (outdoor) of materials allowed to be manufactured or handled
within facilities
conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
43 Studios art, photography, music, voice and dance.
40 Taverns, nightclubs.
6048. Telephone exchanges.
0449. Theaters, excluding adult entertainment establishments, as defined by
this code.
5250. Warehouse storage and /or wholesale distribution facilities.
5351. Other uses not specifically listed in this title, which the Director
determines to be:
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a. similar in nature to and compatible with other uses permitted outright
within this district, and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 20. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2251 §33, 1989 §5, 1976 §43, and 1758 §1 (part), as
codified at TMC Section 18.24.030, "Accessory Uses," subparagraph 4, are hereby
amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of zeGial and Health S ices OffiGe of Child GaFe PG4GyEarIv Learnina or
its successor aaencv and shall provide a safe passenger loading zone.
Section 21. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2287 §14, 2251 §34, 2135 §10, 1974 §3 1865 §28, 1830
§15, and 1758 §1 (part), as codified at TMC Section 18.24.040, "Conditional Uses,"
subparagraph 12, are hereby amended to read as follows:
12. Manufacturinq and industrial uses that have little potential for creatina off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
limited to Mmanufacturing, processing and /or assembling previously prepared metals,
including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving,
galvanizing and hand forging.
Section 22. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2005 §7, 1865 §30, and 1758 §1 (part), as codified at TMC
Section 18.24.070, "Design Review," are hereby amended to read as follows:
Design review is required for all voiects located within the shoreline iurisdiction that
involve new buildinq construction or exterior chanaes if the cost of the exterior changes
eauals or exceeds 10% of the building's assessed valuation. and all hotels and motels
and for other commercial structures 1,500 square feet or larger outside the shoreline
iurisdiction. Outside of the Tukwila International Boulevard corridor, commercial
structures between 1,500 and 5,000 square feet and multi family structures up to 1,500
square feet will be reviewed administratively. Within the Tukwila International Boulevard
corridor (see TMC Figure 18 -9), design review is required for all new development as
well as certain exterior repairs, reconstructions, alterations or improvements.
Commercial and multi family structures up to 1,500 square feet will be reviewed
administratively.
Section 23. TMC Chapter 18.26, "Regional Commercial Mixed -Use (RCM)
District," Amended. Ordinance Nos. 2287 §15, 2251 §35, 2021 §3, 1986 §8, 1971
§11, 1830 §17, 1814 §2, and 1758 §1 (part), as codified at TMC Section 18.26.020,
"Permitted Uses," are hereby amended to read as follows:
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The following uses are permitted outright within the Regional Commercial Mixed Use
District, subject to compliance with all other applicable requirements of the Tukwila
Municipal Code:
1. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Businesses that include a retail component in conjunction with their
manufacturing operation and meeting this chapter's other performance standards.
These businesses may manufacture, process, assemble and /or package foods,
including, but not limited to baked goods, beverages, candy, canned or preserved
foods, dairy products and byproducts, frozen foods, instant foods and meats (no
slaughtering).
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
12. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
13. Computer software development and similar uses.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
16. Daycare centers.
17. Dwelling multi family units above office and retail uses.
18. Extended -stay hotel /motel.
19. Financial:
a. banking
b. mortgage
c. other services
20. Fix -it, radio or television repair shops /rental shops.
21. Fraternal organizations.
22. Frozen food lockers for individual or family use.
23. Greenhouses or nurseries (commercial).
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24. Hotels.
25. Industries involved with etching, film processing, lithography, printing and
publishing.
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
28. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke. dust, vibration or other external environmental impacts or pollution,
including but not limited to. manufacturing, processina, assembling, packaginq and /or
repairinq of: nu faGt Finr. nrnnocsing and!Gr paGkag*Rg
a. Pharmaceuticals and related products, such as cosmetics and drugs,
2-9 Previously prepared
materials, including, but not limited to, bags, brooms, brushes, canvas, clay, clothing,
fur, furniture, g ink, paint, paper, plastics, rubber, tile and wood
30 C. M 'faGtU PFGGessi' Mcco p aGk .wttt OF
Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and recording
equipment.
X Medical and dental laboratories.
32 Mortician and funeral homes.
33 Motels.
34 Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
35 Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
3634. Planned shopping center (mall).
3-7 Plumbing shops (no tin work or outside storage).
39 Recreation facilities (commercial indoor), athletic or health clubs.
39 Recreation facilities (commercial indoor), including bowling alleys,
skating rinks, shooting ranges.
49 Religious facility with an assembly area less than 750 square feet.
44 Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
42- Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
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4-3 Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
44 Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment and film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
46 Schools and studios for education or self- improvement.
4644. Self- storage facilities.
4745. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
48 Studios art, photography, music, voice and dance.
49 Taverns, nightclubs.
60 Telephone exchanges.
54 Theaters, excluding adult entertainment establishments, as defined by
this code.
52 Warehouse storage and /or wholesale distribution facilities.
53 Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district;
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 24. TMC Chapter 18.26, "Regional Commercial Mixed -Use (RCM)
District," Amended. Ordinance Nos. 2287 §16, 2251 §37, 2135 §11, 1974 §4, 1865
§32, 1830 §18, and 1758 §1 (part), as codified at TMC Section 18.26.040, "Conditional
Uses," subparagraph 11, are hereby amended to read as follows:
11. Manufacturinq and industrial uses that have little potential for creatinq off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
limited to AA processing and /or assembling previously prepared metals,
including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving,
galvanizing and hand forging.
Section 25. TMC Chapter 18.26, "Regional Commercial Mixed -Use (RCM)
District," Amended. Ordinance Nos. 2005 §8 and 1758 §1 (part), as codified at TMC
Section 18.26.070, "Design Review," are hereby amended to read as follows:
Design review is required for all proiects located within the shoreline iurisdiction that
involve new buildinq construction or exterior changes if the cost of the exterior chanqes
equals or exceeds 10% of the building's assessed valuation, and for commercial
structures 1,500 square feet or larger and for all structures containing multi family
dwellings outside the shoreline iurisdiction. Commercial structures between 1,500 and
5,000 square feet and multi family structures up to 1,500 square feet will be reviewed
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30
administratively. Design review is also required for certain exterior repairs,
reconstructions, alterations or improvements to buildings over 10,000 square feet.
Section 26. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance Nos. 2287 §17, 2251 §38, and 2084 §2 (part), as codified at
TMC Section 18.28.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Tukwila Urban Center District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers nor sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employing less than five people.
10. Commercial laundries.
11. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
16. Daycare centers.
17. Extended -stay hotel /motel.
18. Financial:
a. banking
b. mortgage
c. other services
19. Fix -it, radio or television repair shops /rental shops.
20. Fraternal organizations.
21. Frozen food lockers for individual or family use.
22. Greenhouses or nurseries (commercial).
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23. Heavy equipment repair and salvage.
24. Hotels.
25. Industries involved with etching, film processing, lithography, printing, and
publishing.
26. Internet data /telecommunication centers.
27. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
28. Libraries, museums or art galleries (public).
29. Manufacturinq and industrial uses that have little Dotential for creatinq off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including, but not limited to, manufacturing, Drocessina, assembling, packaainq and /or
repairing of
a. fFoods, including, but
not limited to, baked goods, beverages (except fermenting and distilling), candy, canned
or preserved foods, dairy products and byproducts, frozen foods, instant foods and
meats (no slaughtering)..
30 P harmaceuticals and
related products, such as cosmetics and drugs -i
-34C nn r,rnrocc and /nr paGkag*R P reviously prepared
materials, including, but not limited to, bags, brooms, brushes, canvas, clay, clothing,
fur, furniture, glass, ink, paint, paper, plastics, rubber, tile and wood.
32 n anu R' 4g pf �_Jc:44g, ossembfing, pack andA)f
Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and recording
equipment.
-33
24
35
3633.
a.
b.
Medical and dental laboratories.
Mortician and funeral homes.
Motels.
Offices, including:
outpatient medical clinic
dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
37 Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
38 Pawnbrokers
39 Planned shopping center (mall).
49 Plumbing shops (no tin work or outside storage).
44 Railroad tracks (including lead, spur, loading or storage).
4239. Recreation facilities (commercial indoor), athletic or health clubs.
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32
4-340. Recreation facilities (commercial indoor), including bowling alleys,
skating rinks, shooting ranges.
44 Religious facility with an assembly area less than 750 square feet.
45 Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
46 Restaurants, including:
a. drive through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
47 Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
46 Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment and film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
49 Schools and studios for education or self improvement.
59 Self- storage facilities.
-5 4 Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
5249. Studios art, photography, music, voice and dance.
5-3 Taverns, nightclubs.
64 Telephone exchanges.
55 Theaters, excluding adult entertainment establishments, as defined by
this code.
5653. Warehouse storage and /or wholesale distribution facilities.
5754. Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district, and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 27. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance Nos. 2251 §39 and 2084 §2 (part), as codified at TMC Section
18.28.030, "Accessory Uses," subparagraph 4, are hereby amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of Anom, ueai+.SeA4Ge, OffiGe ef Child Care PG4GYEarlv Learning or
its successor aaencv and shall provide a safe passenger loading zone.
Section 28. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance Nos. 2287 §18, 2251 §40, 2135 §12, 2097 §15, and 2084 §2
(part), as codified at TMC Section 18.28.040, "Conditional Uses," subparagraph 14, are
hereby amended to read as follows:
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33
14. Manufacturinq and industrial uses that have little potential for creating off-
site noise, smoke. dust, vibration or other external environmental impacts or pollution,
limited to M processing and /or assembling previously prepared metals,
including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving,
galvanizing and hand forging.
Section 29. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance No. 2084 §2 (part), as codified at TMC Section 18.28.070,
"Design Review," is hereby amended to read as follows:
Design review is required for all projects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, and for all commercial
structures larger than 1,500 square feet, and for all structures containing multi family
development outside the shoreline jurisdiction. Commercial structures between 1,500
and 2,500 square feet and multi family structures up to 1,500 square feet will be
reviewed administratively. Design review is also required for certain exterior repairs,
reconstructions, alterations or improvements to buildings over 10,000 square feet.
Section 30. TMC Chapter 18.30, "Commercial /Light Industrial (C /LI) District,"
Amended. Ordinance Nos. 2287 §20, 2251 §41, 2021 §5, 1986 §10, 1974 §6, 1971
§13, 1830 §23, 1814 §2, and 1758 §1 (part), as codified at TMC Section 18.30.020,
"Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Commercial Light Industrial District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
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, O, NCC, RC,
RCM or TUC zone districts or any other residentially -zoned property,
(2) In or within one -half mile of:
(a) Public or private school with curricula equivalent to elementary, junior
or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities,
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
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34
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
3. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
4. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
5. Beauty or barber shops.
6. Bicycle repair shops.
7. Billiard or pool rooms.
8. Brew pubs.
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
12. Commercial parking; provided it is:
a. located within a structure having substantial ground -floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
13. Computer software development and similar uses.
14. Contractor storage yards.
15. Convention facilities.
16. Convalescent and nursing homes for not more than 12 patients.
17. Daycare centers.
18. Extended -stay hotel /motel.
19. Financial:
a. banking
b. mortgage
c. other services
20. Fix -it, radio or television repair shops /rental shops.
21. Fraternal organizations.
22. Frozen food lockers for individual or family use.
23. Greenhouses or nurseries (commercial).
24. Heavy equipment repair and salvage.
25. Hotels.
26. Industries involved with etching, film processing, lithography, printing and
publishing.
27. Internet data /telecommunication centers.
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35
28. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
29. Libraries, museums or art galleries (public).
30. Manufacturinq and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaginq and /or
repairinq of:
M an a ,nufa nrnnacoing gnat /or assembling of
vebic4 2 r+r) mr+nhinC I ding but ngt limited to heavy an light maGhiReFy tools
ern' .....J. heavy
igala -Roc es a egg �inm�nt
Q'7'T�4P'T'
,34 F oods, including,
but not limited to, baked goods, beverages (except fermenting and distilling), candy,
canned or preserved foods, dairy products and byproducts, frozen foods, instant foods
and meats (no slaughtering)
b P harmaceuticals and
related products, such as cosmetics and drugsi-
-33c. e,', P reviously- prepared
materials, including, but not limited to, bags, brooms, brushes, canvas, clay, clothing,
fur, furniture, glass, ink, paint, paper, plastics, rubber, tile and woodi-
34d. AAanufaGtUF pfeGessin g, assem paG agin aPAA
repg- Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and recording
equipment.
31. Manufacturinq and industrial uses that have moderate to substantial
potential for creatinq off -site noise, smoke, dust, vibration and other external
environmental impacts, but limited only to manufacturinq, processinq, assembly,
packaginq and /or repair of electrical or mechanical equipment, vehicles and machines,
including, but not limited to, heavy and light machinerv, tools, airplanes, boats or other
transportation vehicles and equipment.
35 Medical and dental laboratories.
36 Mortician and funeral homes.
3 34. Motels.
36 Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e administrative
f. business, such as travel, real estate
g. commercial
39 Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
4837. Pawnbrokers.
438. Planned shopping center (mall).
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36
42- Plumbing shops (no tin work or outside storage).
43 Railroad tracks (including lead, spur, loading or storage).
44 Recreation facilities (commercial indoor), athletic or health clubs.
46 Recreation facilities (commercial indoor), including bowling alleys,
skating rinks, shooting ranges.
46 Religious facility with an assembly area less than 750 square feet.
47 Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
4645. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
49 Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
59 Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
54 Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment and film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
5249. Sales and rental of heavy machinery and equipment subject to
landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
53 Salvage and wrecking operations that are entirely enclosed within a
building.
54 Schools and studios for education or self improvement.
55 Self- storage facilities.
56 Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
57 Studios art, photography, music, voice and dance.
56 Taverns, nightclubs.
59 Telephone exchanges.
6857. Theaters, excluding adult entertainment establishments, as defined by
this code.
6 Tow truck operations, subject to all additional State and local
regulations
62 Truck terminals.
63 Warehouse storage and /or wholesale distribution facilities.
64 Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district;
b. consistent with the stated purpose of this district; and
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37
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 31. TMC Chapter 18.30, "Commercial /Light Industrial (C /LI) District,"
Amended. Ordinance Nos. 2287 §21, 2251 §43, 2135 §13, 1865 §36, 1830 §24, and
1758 §1 (part), as codified at TMC Section 18.30.040, "Conditional Uses," are hereby
amended to read as follows:
The following uses may be allowed within the Commercial Light Industrial District,
subject to the requirements, procedures and conditions established by the Conditional
Use Permits chapter of this title:
1. Amusement parks.
2. Animal shelters and kennels, subject to all additional State and local
regulations (less than four cats or dogs does not need a permit).
3. Cemeteries and crematories.
4. Religious facility with an assembly area greater than 750 square feet and
community center buildings.
5. Colleges and universities.
6. Convalescent and nursing homes for more than 12 patients.
7. Drive -in theaters.
8. Electrical substations distribution.
9. Fire and police stations.
10. Hospitals.
11. Manufacturinq and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration and other external
environmental impacts, includina but not limited to, manufacturinq, processing,
assembly, packaginq and /or repair of
a. yore: Chemicals, light metals,
plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster,
agricultural products or animal products (no rendering or slaughtering).
4-2b. ManufaGtUrig, RFGEOEC.44g andJ4r a ssembl i ng ef 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.
4-3C MaR ufaGtL Jrinr. r_1FGGeccinn andler occomhlinn Previously prepared
metals, including, but not limited to, stamping, dyeing, shearing or punching of metal,
engraving, galvanizing and hand forging.
44 Park and -ride lots.
4-5 Radio, television, microwave or observation stations, and towers.
46 Recreation facilities (commercial outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields.
x7- Recreation facilities (public), including, but not limited to, sports fields,
community centers and golf courses.
48 Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble work and the assembly of products from the above materials.
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Section 32. TMC Chapter 18.30, "Commercial /Light Industrial (C /LI) District,"
Amended. Ordinance Nos. 2005 §10 and 1758 §1 (part), as codified at TMC Section
18.30.070, "Design Review," are hereby amended to read as follows:
Design review is required for new developments within 300 feet of residential districts
all proiects located within the shoreline iurisdiction that involve new building construction
or exterior chanqes if the cost of the exterior changes equals or exceeds 10% of the
building's assessed valuation, or within 200 feet oft e GFeen/Dtw^amisr",- R4ef for
developments larger than 1,500 square feet outside the shoreline iurisdiction.
Commercial structures between 1,500 and 10,000 square feet will be reviewed
administratively. Design review is also required for certain exterior repairs,
reconstructions, alterations or improvements to buildings over 10,000 square feet.
Section 33. TMC Chapter 18.32, "Light Industrial (LI) District," Amended.
Ordinance Nos. 2287 §23, 2251 §44, 2021 §6, 1986 §11, 1974 §7, 1971 §14, 1814 §2,
1774 §1, and 1758 §1 (part), as codified at TMC Section 18.32.020, "Permitted Uses,"
are hereby amended to read as follows:
The following uses are permitted outright within the Light Industrial District, subject to
compliance with all other applicable requirements of the Tukwila Municipal Code:
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, O, NCC, RC,
RCM or TUC zone districts or any other residentially zoned property,
(2) In or within one -half mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities,
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.32.020.1.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.
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39
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employing less than five people.
10. Commercial laundries.
11. Commercial parking subject to TMC Chapter 18.56, Off- Street Parking and
Loading Regulations.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convention facilities.
15. Daycare centers.
16. Extended -stay hotel /motel.
17. Financial:
a. banking
b. mortgage
c. other services
18. Fix -it, radio or television repair shops /rental shops.
19. Fraternal organizations.
20. Frozen food lockers for individual or family use.
21. Greenhouses or nurseries (commercial).
22. Heavy equipment repair and salvage.
23. Hotels.
24. Industries involved with etching, film processing, lithography, printing and
publishing.
25. Internet data /telecommunication centers.
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
28. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
metals, including, but
not limited to, manufacturing, processing, repairinq, packaging and /or assemblv of:
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EM
a. Previously prepared metals, including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand- forgingj-
29 Mangy f Gtu F� *R g lI __q c+ �e, acv hlinn of �GFiGal er morh�nin�l
v-sh c40 rnaGh :RC d i ng ng, ba RO l i m i ted to heavy and light
_2 nd eq uinmont
e t airplanes Icy
39b M an u f aG tuFiRg nrOGessinn and /or paGkaginy of F ood, including,
but not limited to, baked goods, beverages (including fermenting and distilling), candy,
canned or preserved foods, dairy products and byproducts, frozen foods, instant foods
and meats (provided that no slaughtering is permitted)-
34 P harmaceuticals and
related products, such as cosmetics and drugsi-
32 MaRufaGtUring, pro ucc� P reviously prepared
materials, including, but not limited to, bags, brooms, brushes, canvas, clay, clothing,
fur, furniture, glass, ink, paint, paper, plastics, rubber, tiles and woods;-
33e. ,M angy �fontL irinn, Mmeessin w��, p� r3 CrtttIGF
Fepg-Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and recording
equipment.
29. Manufacturinq and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts, but limited only to manufacturing, processing or assemblinq of
electrical or mechanical equipment, vehicles, and machines, including but not limited to,
heavy and liqht machinery, tools, airplanes, boats and other transportation vehicles and
e ui ment.
34 Medical and dental laboratories.
35 Mortician and funeral homes.
36 Motels.
-37 Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
38 Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
39 Pawnbrokers.
49 Planned shopping center (Mall).
44 Plumbing shops (no tin work or outside storage).
4 Railroad tracks (including lead, spur, loading or storage).
43 Recreation facilities (commercial indoor), athletic or health clubs.
44 Recreation facilities (commercial indoor), including bowling alleys,
skating rinks, shooting ranges.
4541. Religious facility with an assembly area less than 750 square feet.
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41
4642. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
47 Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
4 Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
40 Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment and film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
60 Retail sales of furniture, appliances, and automobile parts and
accessories, liquor, lumber /building materials, lawn and garden supplies, farm supplies.
54 Sales and rental of heavy machinery and equipment subject to
landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
5248. Salvage and wrecking operations that are entirely enclosed within a
building.
53 Schools and studios for education or self improvement.
54 Self- storage facilities.
55 Storage (outdoors) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
56 Taverns, nightclubs.
57 Telephone exchanges.
5354. Theaters, excluding adult entertainment establishments, as defined by
this code.
5055. Tow truck operations, subject to all additional State and local
regulations
60 Truck terminals.
64 Warehouse storage and /or wholesale distribution facilities.
62 Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district and
b. consistent with the stated purpose of this district and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 34. TMC Chapter 18.32, "Light Industrial (LI) District," Amended.
Ordinance Nos. 2287 §24, 2251 §46, 2135 §14, 1865 §38, and 1758 §1 (part), as
codified at TMC Section 18.32.040, "Conditional Uses," are hereby amended to read as
follows:
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42
The following uses may be allowed within the Light Industrial District, subject to the
requirements, procedures and conditions established by the Conditional Use Permits
chapter of this title:
1. Amusement parks.
2. Animal shelters and kennels, subject to all additional State and local
regulations (less than four cats or dogs does not need a permit).
3. Cemeteries and crematories.
4. Religious facility with an assembly area greater than 750 square feet and
community center buildings.
5. Colleges and universities.
6. Drive -in theaters.
7. Electrical substations distribution.
8. Fire and police stations.
9. Hospitals.
10. Manufacturinq and industrial uses that have moderate to substantial
potential for creatinq off -site noise, smoke, dust, vibration or other external
environmental impacts, including but not limited to, manufacturinq, processing or
assemblinq:
a. Chemicals, light metals,
plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster,
agricultural products or animal products (no rendering or slaughtering;
b MaRufaGWPiPg, 1g and or a ssembling 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.
4-2 Park and -ride lots.
4-3 Radio, television, microwave or observation stations and towers.
4-4 Recreation facilities (commercial outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields.
4-5 Recreation facilities (public), including, but not limited to, sports fields,
community centers and golf courses.
4-6 Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble work, and the assembly of products from the above
materials.
Section 35. TMC Chapter 18.32, "Light Industrial (LI) District," Amended.
Ordinance Nos. 2005 §11 and 1758 §1 (part), as codified at TMC Section 18.32.070,
"Design Review," are hereby amended to read as follows:
Administrative design review is required for all proiects located within the shoreline
iurisdiction that involve new buildinq construction or exterior changes if the cost of the
exterior chanqes eauals or exceeds 10% of the buildinq's assessed valuation, or new
developments within 300 feet of residential districts. er within 200 foot Gr een /D wamich
Rive
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43
Section 36. TMC Chapter 18.34, "Heavy Industrial (HI) District," Amended.
Ordinance Nos. 2287 §25, 2251 §47, 2021 §7, 1986 §12, 1974 §8, 1971 §15, 1814 §2,
1774 §2, and 1758 §1 (part), as codified at TMC Section 18.34.020, "Permitted Uses,"
are hereby amended to read as follows:
The following uses are permitted outright within the Heavy Industrial District, subject to
compliance with all other applicable requirements of the Tukwila Municipal Code:
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, O, NCC, RC,
RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within one -half mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools; and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC Section 18.34.020.1.x. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5 Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employing less than five people.
10. Commercial laundries.
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ii
11. Commercial parking subject to TMC Chapter 18.56, Off Street Parking and
Loading Regulations.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convention facilities.
15. Daycare centers.
16. Extended -stay hotel /motel.
17. Financial:
a. banking
b. mortgage
c. other services
18. Fix -it, radio or television repair shops /rental shops.
19. Fraternal organizations.
20. Frozen food lockers for individual or family use.
21. Greenhouses or nurseries (commercial).
22. Heavy equipment repair and salvage.
23. Hotels.
24. Industries involved with etching, film processing, lithography, printing, and
publishing.
25. Internet data /telecommunication centers..
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
28. Manufacturinq and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
includinq but not limited to, manufacturing, processing, repairing, packaging and /or
assemblv of:
28 Man„fa inn andler r Is I h nlastins
Etta r- ���ece s s ae erg f� ling— s- k�e�- EOa +g t m e t a l s,
setven ±3, claps., weed, Goal, glasc, Vic, ±-eat ec, f-ab4c_c, plaster, CgF
2-9- Ma�n„f Gturin nre Gessin g 3. a :-4/--Gr _a ss emb li n g ele GtF i Ga ll or ieG iGal
ppi inm f�9tihti� M nrl�man r hj a Z� E RG! dinn but not limited to heav
`7 y and light �C�ITG'Q Z
monhinery teels airnlan -j- heats er ether transnertatien vehi C a -Rd equipm-MI.
metals SUGh as i ron and stee.
uses-
a. 3-1. Previously prepared
metals, including, but not limited to, stamping, dyeing, shearing or punching of metal,
engraving, galvanizing and hand- forging i-
47 M„faGt„ring nren an d/or naGkaging of
b. an
r� -ra�� Food, including,
but not limited to, baked goods, beverages (including fermenting and distilling), candy,
canned or preserved foods, dairy products and byproducts, frozen foods, instant foods
and meats (provided that no slaughtering is permitted)
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45
c_ ?'I. Pharmaceuticals and
related products, such as cosmetics and drugs.
C1. 34. MaRufaGtUF PFOGO'C-C-: Rg, 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.
e.357 MaRufaGtWigg, PFGGeSS n paGk c a ..PAAd r
Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and recording
equipment.
29. Manufacturina and industrial uses that have moderate to substantial
potential for creatina off -site noise, smoke, dust, vibration and other external
environmental impacts includina but not limited to, manufacturing, processing,
assembling, packaaina and /or reaairinq of:
a. Chemicals, liaht metals, plastics, solvents, soaDS, wood, coal, glass,
enamels, textiles, fabrics, plaster, agricultural products or animal products (no renderina
or slauahterina)L.
b. Electrical or mechanical equipment. vehicles and machines, includina,,
but not limited to, heavv and light machinerv, tools, airplanes, boats or other
transportation vehicles and eauipment:
c. Previously manufactured metals. such as iron and steel fabrication;
steel production by electric arc melting, arqon oxygen refining, and consumable
electrode melting: and similar heavv industrial uses,
36 Medical and dental laboratories.
37 Mortician and funeral homes.
33 Motels.
30 Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
Cl. professional
e. administrative
f. business, such as travel, real estate
g. commercial
40 Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
44 Pawnbrokers.
42- Planned shopping center (mall).
43 Plumbing shops (no tin work or outside storage).
4438. Railroad tracks (including lead, spur, loading or storage).
4539. Recreation facilities (commercial indoor), athletic or health clubs.
46 Religious facility with an assembly area less than 750 square feet.
47 Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
43 Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
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40 Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant.
50 Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
54 Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
52 Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble work, and the assembly of products from the above
materials.
5347. Sales and rental of heavy machinery and equipment subject to
landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
-54 Salvage and wrecking operations.
0-5 Schools and studios for education or self- improvement.
-56 Self- storage facilities.
-57 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.
5652. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
-50 Taverns, nightclubs.
60 Telephone exchanges.
6455. Theaters, excluding adult entertainment establishments, as defined by
this code.
62 Tow truck operations, subject to all additional State and local
regulations
63 Truck terminals.
64 Warehouse storage and /or wholesale distribution facilities.
65 Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 37. TMC Chapter 18.34, "Heavy Industrial (HI) District," Amended.
Ordinance Nos. 2005 §12, 1793 §1, and 1758 §1 (part), as codified at TMC Section
18.34.070, "Design Review," are hereby amended to read as follows:
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Administrative design review is required for all proiects located within the shoreline
iurisdiction that involve new buildina construction or exterior chanaes if the cost of the
exterior changes equals or exceeds 10% of the buildina's assessed valuation, or new
developments within 300 feet of residential developments or w i hi R 200 foot of +ho
GF /rluwamish R o ve r Administrative design review is also required for new
developments that are outside the shoreline iurisdiction and over 45 feet in height.
Section 38. TMC Chapter 18.36, "Manufacturing /Industrial Center Light
(MIC /L) District," Amended. Ordinance Nos. 2335 §2, 2287 §27, 2251 §50, 2235 §6
(part), 2021 §8, 1986 §13, 1974 §9, 1954 §2, 1814 §2, 1774 §3, and 1758 §1 (part), as
codified at TMC Section 18.36.020, "Permitted Uses," are hereby amended to read as
follows:
The following uses are permitted outright within the Manufacturing Industrial
Center /Light Industrial District, subject to compliance with all other applicable
requirements of the Tukwila Municipal Code.
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, O, NCC, RC,
RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public library,
(b) public park, trail, or public recreational facility; or
(c) religious facility.
b. The distances specified in TMC Section 18.36.020.1.a. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
3. Bicycle repair shops.
4. Brew pubs.
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5. Bus stations.
6. Commercial laundries.
7. Contractor storage yards.
8. Day care centers.
9. Heavy equipment repair and salvage.
10. Industries involved with etching, film
publishing.
processing, lithography, printing, and
11. Internet data /telecommunication centers.
12. Laundries:
a. self serve;
b. dry cleaning;
c. tailor, dyeing.
13. Libraries, museums or art galleries (public).
14. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. E!e� ui—v ^T eG laf�$ al— egkFEp Ef3tz P °hn^l c rr I E E;lkadi —l -RE}t
limited to heavy and light machinery, tee 24p4aoe -c, boats or other tran
yehinlo and equipment;
b Previously prepared metals including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand forging;
e Food, including but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (provided that no slaughtering is
permitted);
dc. Pharmaceuticals and related products, such as cosmetics and drugs;
e 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, and
f Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment;
15. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts or pollution, but limited only to manufacturing, processinq,
assemblinq, packaginq and /or repairinq of electrical or mechanical equipment, vehicles
and machines including, but not limited to, heavv and light machinerv, tools, airplanes,
boats or other transportation vehicles and equipment.
4-5 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.
46 Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
418. Railroad tracks, (including lead, spur, loading or storage).
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4-8 Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo ,vans and
certain trucks).
49 Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
2-0 Restaurants, including:
a. drive through,
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
24 Sales and rental of heavy machinery and equipment subject to
landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
2 Salvage and wrecking operations that are entirely enclosed within a
building.
2.3 Self- storage facilities.
2 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.
2-526. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
2627. Taverns.
2 Telephone exchanges.
2-8 Tow truck operations, subject to all additional State and local
regulations
2 Truck terminals.
38 Warehouse storage and /or wholesale distribution facilities.
34 Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 39. TMC Chapter 18.36, "Manufacturing /Industrial Center Light
(MIC /L) District," Amended. Ordinance Nos. 2335 §5, 2005 §13, and 1758 §1 (part),
as codified at TMC Section 18.36.070, "Design Review," are hereby amended to read
as follows:
Administrative design review is required for all new office development and other new
developments within 300 feet of residential districts, or all Droiects located within the
shoreline iurisdiction that involve new buildinq construction or exterior changes if the
cost of the exterior changes equals or exceeds 10% of the building's assessed
valuation thin 200 feet of the n /rlinei _Amish Rider
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Section 40. TMC Chapter 18.38, "Manufacturing /Industrial Center Heavy
(MIC /H) District," Amended. Ordinance Nos. 2335 §6, 2287 §28, 2251 §52, 2235 §7,
2021 §9, 1986 §14, 1974 §10, 1971 §16, 1814 §2, 1774 §4, and 1758 §1 (part), as
codified at TMC Section 18.38.020, "Permitted Uses," are hereby amended to read as
follows:
The following uses are permitted outright within the Manufacturing Industrial
Center /Heavy lRdustrial District, subject to compliance with all other applicable
requirements of the Tukwila Municipal Code.
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, O, NCC, RC,
RCM or TUC zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities,
(3) In or within 1,000 feet of:
(a) public library,
(b) public park, trail, or public recreational facility; or
(c) religious facility.
b. The distances specified in TMC Section 18.38.020.1.a. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
3. Bicycle repair shops.
4. Brew pubs.
5. Bus stations.
6. Computer software development and similar uses.
7. Contractor storage yards.
8. Day care centers.
9. Heavy equipment repair and salvage.
10. Industries involved with etching, film processing, lithography, printing, and
publishing.
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11. Internet data /telecommunication centers.
12 Laundries:
a. self serve;
b. dry cleaning;
c. tailor, dyeing.
13. Libraries, museums or art galleries (public).
14. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Previously prepared metals including, but not limited to, stamping,
dyeing shearing earing p u r n c h h ing of metal, engraving, galvanizing and hand forging.
b. E!eGtFiGCEi or FnGGTIaniGRl eq'u veh iGGles 'and rnaGh
to n beats er other transportation vehicles
and equi
bs. Food, including but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (provided that no slaughtering is
permitted).
cd. Pharmaceuticals and related products, such as cosmetics and drugs.
d e. 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.
e f. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
15. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts, including, but not limited to:
a. Heavy metal processes such as smelting, blast furnaces, drop forging
or drop hammering;
b. Manufacturing, processing, assembly, packaging and repair of:
(1) Chemicals, light metals, plastics, solvents, soaps, wood, coal,
glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no
rendering or slaughtering); and
(2) 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.
(3) Electrical or mechanical equipment, vehicles and machines
includina, but not limited to, heavv and liaht machinerv, tools, airplanes, boats or other
transportation vehicles and eauipment.
16. Offices; must be associated with another permitted uses (e.g.,
administrative offices for a manufacturing company present within the MIC).
17. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
18. Railroad tracks (including lead, spur, loading or storage).
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19. Recreation facilities (commercial indoor), athletic or health clubs.
20. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
21. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
22. Restaurants, including:
a. drive through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
23. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work, and the assembly of products from the above materials.
24. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
25. Salvage and wrecking operations.
26. Schools for professional and vocational education if associated with an
established aviation, manufacturing or industrial use.
27. Self- storage facilities.
28. 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.
29. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
30. Taverns.
31. Telephone exchanges.
.32. Tow truck operations, subject to all additional State and local regulations.
33. Truck terminals.
34. Warehouse storage and /or wholesale distribution facilities.
35. Other uses not specifically listed in this title, pursuant to TMC Section
18.104.010(2), which the Director determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 41. TMC Chapter 18.38, "Manufacturing /Industrial Center Heavy
(MIC /H) District," Amended. Ordinance Nos. 2335 §9, 2005 §14, and 1758 §1 (part),
as codified at TMC Section 18.38.070, "Design Review," are hereby amended to read
as follows:
Administrative design review is required for all new office development and other
developments within 300 feet of residential districts or+ all projects located within the
shoreline iurisdiction that involve new building construction or exterior changes if the
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cost of the exterior changes eauals or exceeds 10% of _the buildina's assessed
valuation 200 foot of the Groon D wanes !i�ior
Section 42. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2287 §30, 2251 §54, 2235 §8, 2097 §17, 2021 §10, 1986
§15, 1974 §11, 1971 §17, 1830 §25, 1814 §2, 1774 §5, and 1758 §1 (part), as codified
at TMC Section 18.40.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Tukwila Valley South District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
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, O, NCC, RC,
RCM or TUC zone districts or any other residentially zoned property,
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools; and
(b) Care centers, preschools, nursery schools or other child care
facilities,
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC Section 18.40.020.1.a. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
3. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
4. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
5. Beauty or barber shops.
6. Bicycle repair shops.
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7. Billiard or pool rooms.
8. Brew pubs.
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
12. Commercial parking, subject to TMC Chapter 18.56, Off Street Parking and
Loading Regulations.
13. Computer software development and similar uses.
14. Contractor's storage yards.
15. Convalescent and nursing homes for not more than 12 patients.
16. Convention facilities.
17. Daycare centers.
18. Dwelling one detached single family unit per existing lot (includes factory
built or modular home that meets UBC).
19. Extended -stay hotel /motel.
20. Farming and farm related activities.
21. Financial:
a. banking
b. mortgage
c. other services
22. Fix -it, radio or television repair shops /rental shops.
23. Fraternal organizations.
24. Frozen food lockers for individual or family use.
25. Greenhouses or nurseries (commercial).
26. Heavy equipment repair and salvage.
27. Hotels.
28. Industries involved with etching, film processing, lithography, printing and
publishing.
29. Internet data /telecommunication centers.
30. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
31. Libraries, museums or art galleries (public).
32. Manufacturinq and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts of pollution,
includinq but not limited to, manufacturinq, processing, assembling, packaginq and /or
repairing of:
a. Food, including, but not
limited to, baked goods, beverages (including fermenting and distilling), candy, canned
or preserved foods, dairy products and byproducts, frozen foods, instant foods and
meats (provided that no slaughtering is permitted)i-
-3-3b. ManufaGtUF;-- --�Rg and er paGkagi Pharmaceuticals and
related products, such as cosmetics and drugs.
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84 ^nrni Previously prepared
materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, the and wood-
35d. p�eo^ n a_R�
u
repairing Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices and recording
equipment.
36 Medical and dental laboratories.
37 Mortician and funeral homes.
39 Motels.
39 Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
49 Pawnbrokers.
44 Planned shopping center (mall).
4 Plumbing shops (no tin work or outside storage).
4-3 Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
44 Railroad tracks (including lead, spur, loading or storage).
48 Recreation facilities (commercial indoor), athletic or health clubs.
46 Recreation facilities (commercial indoor), including bowling alleys,
skating rinks, shooting ranges.
47 Religious facility with an assembly area of less than 750 square feet.
46 Rental of vehicles not requiring a commercial driver's License (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
4946. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
58 Research and development facilities.
54 Restaurants, including:
a. drive through,
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
-52 Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment and film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
5-8 Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
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64 Sales and rental of heavy machinery and equipment subject to
landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
55 Salvage and wrecking operations that are entirely enclosed within a
building.
5653. Schools and studios for education or self- improvement.
6754. Self- storage facilities.
6655. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
6-9 Studios art, photography, music, voice and dance.
69 Taverns, nightclubs.
64 Telephone exchanges.
6259. Theaters, excluding adult entertainment establishments, as defined by
this code.
63 Tow truck operations, subject to all additional State and local
regulations
6461. Truck terminals.
6662. Warehouse storage and /or wholesale distribution facilities.
66 Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district;
b. consistent with the stated purpose of this district, and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 43. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2251 §55, 1976 §59, and 1758 §1 (part), as codified at
TMC Section 18.40.030, "Accessory Uses," subparagraph 3, are hereby amended to
read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department Of z^^i°' and Health- SeFViGes OffiGe ef Ghild Care PG4GYEarlv Learning or
its successor agencv. and shall provide a safe passenger loading zone.
Section 44. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2251 §56, 2135 §18, 1865 §46, 1830 §26, and 1758 §1
(part), as codified at TMC Section 18.40.040, "Conditional Uses," are hereby amended
to read as follows:
The following uses may be allowed within the Tukwila Valley South District, subject to
the requirements, procedures, and conditions established by the Conditional Use
Permits chapter of this title.
1. Amusement parks.
2. Animals shelters and kennels, subject to all additional State and local
regulations (less than 4 cats or dogs does not need a permit).
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3. Cemeteries and crematories.
4. Colleges and universities.
5. Convalescent and nursing homes for more than 12 patients.
6. Drive -in theaters.
7. 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.
8. Electrical substations distribution.
9. Fire and police stations.
10. Hospitals, sanitariums, or similar institutions.
11. Manufacturina and industrial uses that have moderate to substantial
potential for creatina off -site noise, smoke, dust, vibration or other external
environmental impacts, including, but not limited to, manufacturing, processing,
assemblv, packaginq and repair of:
a. pfGGess� a- n /Gr Ussem b li ng 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-
4-2 ManwfaGtWing, PFGGOGS ng andler assemblingChemicals, light
metals, plastics, solvents, soap, wood, coal, glass, enamels, textiles, fabrics, plaster,
agricultural products or animal products (no rendering or slaughtering)i-
43 C Mana.RufaGt iri caring- pr r a 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-
4-4 Previously prepared
metals including, but not limited to, stamping, dyeing, shearing or punching of metal,
engraving, galvanizing and hand forging.
4-5 Park and ride lots.
4-8 Radio, television, microwave, or observation stations and towers.
4-7 Recreation facilities (public) including, but not limited to, sports fields,
community centers, and golf courses.
4-815. Recreation facilities (commercial outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields.
4-9 Religious facility with an assembly area greater than 750 square feet
and community center buildings.
2-0 Rock crushing, asphalt or concrete batching or mixing, stone cutting,
brick manufacture, marble work, and the assembly of products from the above
materials.
2 -4-18. Salvage and wrecking operations.
22 Schools, preschool, elementary, junior or high schools (public), and
equivalent private schools.
2-3 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.
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Section 45. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2005 §15 and 1758 §1 (part), as codified at TMC Section
18.40.070, "Design Review," are hereby amended to read as follows:
Design review is required for new development within 300 feet of residential districts, for
all proiects located within the shoreline iurisdiction that involve new buildina construction
or exterior chanaes if the cost of the exterior chanaes equals or exceeds 10% of the
building's assessed valuation 200- feet ef- the rte;eeDwammsn- Rear for
developments larger than 1,500 square feet and for all multi family developments
outside the shoreline iurisdiction. Commercial structures between 1,500 and 10,000
square feet and multi family structures up to 1,500 square feet will be reviewed
administratively.
Section 46. TMC Chapter 18.41, "Tukwila South Overlay (TSO) District,"
Amended. Ordinance Nos. 2287 §31, 2251 §57, and 2235 §10 (part), as codified at
TMC Section 18.41.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Tukwila South Overlay district,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Adult daycare.
2. 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, O, NCC, RC,
RCC, RCM or TUC zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools; and
(b) Care centers, preschools, nursery schools or other child care
facilities;,
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.41.020.2.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. Amusement parks.
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4. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
5. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
6. Beauty or barber shops.
7. Bed and breakfast lodging.
8. Bicycle repair shops.
9. Billiard or pool rooms.
10. Brew pubs.
11. Bus stations.
12. Cabinet shops or carpenter shops employing less than five people.
13. Colleges and universities.
14. Computer software development and similar uses.
15. Continuing care retirement facility.
16. Convalescent and nursing homes.
17. Convention facilities.
18. Daycare centers.
19. Dwelling (allowed after residential design manual with criteria for approval
is adopted by ordinance):
a. one detached single family unit per lot
b. multi family
c. multi family units above office and retail space
Cl. senior citizen housing
20. Electrical substation and distribution.
21. Extended -stay hotel /motel.
22. Farming and farm related activities.
23. Financial:
a. banking
b. mortgage
c. other services
24. Fire and police stations.
25. Fix -it, radio or television repair shops /rental shops.
26. Fraternal organizations.
27. Frozen food lockers for individual or family use.
28. Greenhouses or nurseries (commercial).
29. Hospitals.
30. Hotels.
31. Industries involved with etching, film processing, lithography, printing and
publishing.
32. Internet data /telecommunication centers.
33. Laundries:
a. self -serve
b. dry- cleaning
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c. tailor, dyeing
d. commercial
34. Libraries, museums or art galleries (public).
35. Manufacturina and industrial uses that have little potential for creatinq off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to. manufacturinq, processing, assemblina, packaainq and /or
repairin of:
a. fFood, including, but not
limited to, baked goods, beverages (including fermenting and distilling), candy, canned
or preserved foods, dairy products and by products, frozen foods, instant foods and
meats (provided that no slaughtering is permitted)
36b M irinn nrnroccinn and /or paGkaginn Pharmaceuticals and
related products, such as cosmetics and drugs.
37 Previously prepared
materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, tile and woodi-
38d MaRufaGtLIF Pfeeess i R aGs eRIb paGkagiR andlef
fepaifiRg Electronic, mechanical or precision instruments such as medical and dental
equipment, photographic goods, measurement and control devices, and recording
equipment.
30 Medical and dental laboratories.
40 Motels.
44 Movie theaters with three or fewer screens.
42- Neighborhood stormwater detention and treatment facilities.
43 Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
44 Pawnbrokers.
40 Planned shopping center (mall) up to 500,000 square feet.
46 Plumbing shops (no tin work or outside storage).
47- Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
48 Private stable.
40 Recreation facilities (commercial indoor), athletic or health clubs.
50 Recreation facilities (commercial indoor), including bowling alleys,
skating rinks, shooting ranges.
64 Religious facility with an assembly area of less than 750 square feet.
X 49. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
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58 Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
54 Research and development facilities.
5-5 Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
56 Retail sales of health and beauty aids, prescription drugs, food,
hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo
equipment and film processing, books, magazines, stationery, clothing, shoes, flowers,
plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
7 Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
56 Sales and rental of heavy machinery and equipment subject to
landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
59 Schools and studios for education or self- improvement.
68 Self- storage facilities.
64 Sewage lift stations.
6259. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
63 Studios art, photography, music, voice and dance.
64 Taverns, nightclubs.
6562. Telephone exchanges.
66 Theaters for live performances only, not including adult entertainment
establishments.
67 Tow truck operations, subject to all additional State and local
regulations
66 Water pump station.
6966. Vehicle storage (no customers onsite, does not include park- and -fly
operations).
70 Other uses not specifically listed in this title, which the Director
determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district and
b. consistent with the stated purpose of this district and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 47. TMC Chapter 18.41, "Tukwila South Overlay (TSO) District,"
Amended. Ordinance Nos. 2251 §58 and 2235 §10 (part), as codified at TMC Section
18.41.030, "Accessory Use," subparagraph 3, are hereby amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or
its successor agencv and shall provide a safe passenger loading zone.
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Section 48. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.040,
"Sensitive Areas Special Studies," subparagraph B.4.a.(1), is hereby amended to read
as follows:
4. Identification and characterization of all sensitive areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed
project as described in the following sections;
a. Characterization of wetlands must include:
(1) A wetland delineation report that includes methods used, field
indicators evaluated and the results. Wetland delineation must be performed in
accordance with
Washington DepartmeRt of- Ecele Ma{c-h— 997 (eras FeviseQ). approved federal
wetland delineation manual and applicable reaional supplements. Field data forms are
to be included in the report. Data collection points are to be shown on the site plan with
their corresponding numbers indicated. After the City of Tukwila confirms the
boundaries, they are to be professionally surveyed to the nearest square foot and the
site plan modified as necessary to incorporate the survey data. Exact wetland acreage
will be calculated after the boundaries have been surveyed.
Section 49. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.080,
"Wetlands Designations, Ratings and Buffers," subparagraph A.1., is hereby amended
to read as follows:
A. WETLAND DESIGNATIONS.
1. For the purposes of TMC Chapter 18.45, "wetlands" and "regul and tom
wetlands"- defined in the Definitions chapter of this title. A wetland boundary is the
line delineating the outer edge of a wetland established by using the approved federal
wetland delineation manual and applicable regional supplements. :sh, gtenT -State
Section 50. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.120,
"Areas of Potential Geologic Instability Designation, Rating and Buffers," subparagraph
C, is hereby amended to read as follows:
C. Each development proposal containing or threatened by an area of potential
geologic instability Class 2 or higher shall be subject to a geotechnical report pursuant
to the requirements of TMC Chapter 18.45.040 43 and 18.45.060. The geotechnical
report shall analyze and make recommendations on the need for and width of any
setbacks or buffers necessary to achieve the goals and requirements of TMC Chapter
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18.45. Development proposals shall then include the buffer distances as defined within
the geotechnical report.
Section 51. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.180,
"Exceptions," subparagraph A, is hereby amended to read as follows:
A. REASONABLE USE EXCEPTIONS
1. If application of TMC Chapter 18.45 would deny all reasonable use of the
property containing wetlands, watercourses or their buffers, the property owner or the
proponent of a development proposal may apply for a reasonable use exception.
2. Applications for a reasonable use exception shall be a Type 4 decision
and shall be processed pursuant to TMC Chapter 18.104.
3. If the applicant demonstrates to the satisfaction of the Plan++ng
Gemmossie+�Hearina Examiner that application of the provisions of TMC Chapter 18.45
would deny all reasonable use of the property, development may be allowed that is
consistent with the general purposes of TMC Chapter 18.45 and the public interest.
4. The GernmissmonHearinq Examiner, in granting approval of the reasonable
use exception, must determine that:
a. There is no feasible on -site alternative to the proposed activities,
including reduction in size or density, modifications of setbacks, buffers or other land
use restrictions or requirements, phasing of project implementation, change in timing of
activities, revision of road and lot layout, and /or related site planning that would allow a
reasonable economic use with fewer adverse impacts to the sensitive area.
b. As a result of the proposed development there will be no unreasonable
threat to the public health, safety or welfare on or off the development proposal site.
c. Alterations permitted shall be the minimum necessary to allow for
reasonable use of the property.
d. The proposed development is compatible in design, scale and use with
other development with similar site constraints in the immediate vicinity of the subject
property if such similar sites exist.
e. Disturbance of sensitive areas has been minimized by locating any
necessary alterations in the buffers to the greatest extent possible.
of:
f. The inability to derive reasonable use of the property is not the result
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(1) a segregation or division of a larger parcel on which a reasonable
use was permittable after the effective date of Sensitive Areas Ordinance No. 1599,
June 10, 1991;
(2) actions by the owner of the property (or the owner's agents,
contractors or others under the owner's control) that occurred after the effective date of
the sensitive areas ordinance provisions that prevents or interferes with the reasonable
use of the property; or
(3) a violation of the sensitive areas ordinance,
g. The Gem ieaHearina Examiner, when approving a reasonable use
exception, may impose conditions, including but not limited to a requirement for
submission and implementation of an approved mitigation plan designed to ensure that
the development:
(1) complies with the standards and policies of the sensitive areas
ordinance to the extent feasible; and
(2) does not create a risk of damage to other property or to the public
health, safety and welfare.
h. Approval of a reasonable use exception shall not eliminate the need for
any other permit or approval otherwise required for a project, including but not limited to
design review.
Section 52. TMC Chapter 18.50, "Supplemental Development Standards,"
Amended. Ordina nce Nos. 2186 §1 and 1758 §1 (part), as codified at TMC 18.50.020,
"Special Height Limitation Areas," are hereby amended to read as follows:
There are is hereby established a special height limitation areas, as depicted by Figure
18 -3. "iit "in iNhinh ne building shall be oronted which ex si (6) stories- in height
ma y The revised Figure 18 -3, attached hereto as Exhibit A, is hereby adopted.
Section 53. TMC Chapter 18.50, "Supplemental Development Standards,"
Amended. Ordinance No. 2098 §3, as codified at TMC Section 18.50.055, "Single
Family Design Standard Exceptions," is hereby amended to read as follows:
A. The design standards required in TMC Section 18.50.050 (5) and (6) may be
modified by the Communitv DeveloomentGG9- Director as a Type 2 Special Permission
decision.
1. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
a. The proposed roof pitch is consistent with the style of the house (for
example modern, southwestern);
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b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet
in height;
c. If a sloped roof is proposed, it must have at least 24 -inch eaves; and
d. The house exhibits a high degree of design quality, including a mix of
exterior materials, detailing, articulation and modulation.
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 house will be set back at least twice the minimum front yard
setback;
c. The entrance is oriented to take advantage of a site condition such as
a significant view; or
d. The entry feature is integral to a unique architectural design.
B. The design standards required in TMC Section 18.50.050 (5) and (6) may also
be modified by the Communitv Development Director as a Tvpe 2 Special Permission
decision if the proposal includes a replacement of a single wide manufactured home
with a double wide and newer manufactured home. The oropertv owner can apply for
this waiver oniv one time per Dropertv startina from the date of adoption of this
ordinance. Additionally, the proposal should result in aesthetic improvement to the
neighborhood.
Section 54. TMC Chapter 18.52, "Landscape, Recreation, Recycling /Solid
Waste Space Requirements," Amended. Ordinance Nos. 2251 §65, 1971 §19, and
1872 §14 (part), as codified at TMC Section 18.52.050, "Landscape Plan Require-
ments," are hereby amended to read as follows:
A. A Washington State licensed landscape architect shall prepare and stamp the
landscape plans in accordance with the standards herein. Detailed plans for
landscaping and screening shall be submitted with plans for building and site
improvements. Included in the plans shall be type, quantity, spacing and location of
plants and materials, site preparation and specifications for soils and mulches, location
of all overhead and underground utilities (so as to avoid conflicts with proposed planting
locations), typical planting details and the location of irrigation systems.
B. Installation of the landscaping and screening shall be completed and a
Landscaping Declaration submitted by the owner or owner's agent prior to issuance of
the certificate of occupancy. If necessary, due to weather conditions or construction
scheduling, the installation may be postponed to the next planting season if approved
by the Community Development Director and stated on the building permit. A
performance assurance device equal to 150% of the cost of the labor and materials
must be provided to the City before the deferral is approved. The property owner shall
keep all planting areas free of weeds and trash and replace any unhealthy or dead plant
materials for the life of the project in conformance with the intent of the approved
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landscape plan and TMC Section 8.28.180. Anv landscaping required by this chapter
shall be retained and maintained for the life of the oroiect. Additionallv, toppinq or
removal of required trees is prohibited. Only trees that pose a danqer or are diseased,
as determined by an ISA certified arborist, shall be allowed to be removed. Anv illegal
removal of required trees shall be subiect to obtaininq a tree permit and replacement
with trees that meet or exceed the functional value of the removed trees.
Section 55. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 2251 §66, 1795 §3 (part), and 1758 §1
(part), as codified at TMC Section 18.56.040, "General Requirements," subparagraph
5.f., are hereby amended to read as follows:
5. f. The Public Works Director or the Communitv Development
DirectorPlanning Commission may require ingress separate from an egress for
smoother and safer flow of traffic.
Section 56. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 2251 §67, 1795 §3 (part), and 1758 §1
(part), as codified at TMC Section 18.56.050, "Required Number of Parking Spaces,"
are hereby amended to read as follows:
The minimum number of off street parking spaces for the listed uses shall be as shown
in Figure 18 -7. Minimum parking requirements shall be maintained over the life of the
original or primary use. Any additional uses, either secondary or accessory in nature,
must have parking available that does not impact the minimum parking of the original or
primary use. This extends to parking spaces used for park- and -fly lots or use of parking
for storage or outdoor displays.
Figure 18 -7 Required Number of Parking Spaces for Automobiles and Bicycles
Use
Single family and multi-
family dwellings
Automobile Standard
2 for each dwelling unit that
contains up to 3 bedrooms.
1 additional space for every
2 bedrooms in excess of 3
bedrooms in a dwelling unit.
Additional parking may be
required for home
occupations and accessory
dwelling units as otherwise
proved by this title.
Bicycle Standard
For multi- family,1 space per
10 parking stalls, with a
minimum of 2 spaces. No
requirement for single family.
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Use
Multi- family and Mixed -Use
residential (in the Urban
Renewal Overlay (URO))
At least 75% of required
residential parking is
provided in an enclosed
structure (garage or podium).
The structure must be
screened from view from
public rights of way.
Senior Citizen Housing
Religious facilities, mortuaries
and funeral homes
Automobile Standard
One for each dwelling unit
that contains up to one
bedroom. 0.5 additional
spaces for every bedroom in
excess of one bedroom in a
multi- family dwelling unit.
One automobile space at no
charge to a car sharing
program (if available) for
every 50 to 200 residential
spaces on site. An additional
space shall be provided for
developments with over 200
parking spaces. All car share
spaces are in addition to
required residential parking.
If car sharing programs are
not available when the
building is constructed, an
equivalent number of guest
parking spaces shall be
provided. These shall be
converted to dedicated car
sharing spaces when the
program becomes available.
For 15 units or less, l space
per dwelling unit. For
dwellings with more than
15 units, a minimum of
15 spaces are required, plus
1 space per 2 dwelling units.
1 for each 4 fixed seats
Bicycle Standard
One secure, covered, ground
level bicycle parking space
shall be provided for every
four residential units in a
mixed -use or multi- family
development.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
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Use
Universities,
other
post Voc-ational Schools and
educational instibations
Convalescent/ nursing/ rest
homes
Food stores and markets
High schools
Hospitals
Hotels, motels and extended
stay
Manufacturing
Automobile Standard
Shall be determined by
on an ev aluati on of
informatien concerning traffic
generated by prepeseduse.
1 for every 4 beds with a
minimum of 10 stalls
1 for each 300 square feet of
usable floor area
Bicycle Standard
1 space per- 50 par-king .zcuus
with a miniii+um E) 2 Gp ees_
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 for each staff member plus 2 1 space per 50 parking stalls,
for every 5 students or visitors with a minimum of 2 spaces.
1 for each bed
1 for each room, plus one
employee space for each
20 rooms, rounded to the next
highest figure
1 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Office, commercial and 3.0 for each 1,000 square feet 1 space per 50 parking stalls,
professional buildings, banks, of usable floor area with a minimum of 2 spaces.
dental and medical clinics
Outdoor- sports areas Shall be deter-ff4ned b 1 s-paEe per- 50 par-king stalls
f 2 spaces.
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Use
Places of public assembly,
including auditoriums,
exhibition halls, community
clubs, community centers, and
private clubs
Post offices
libraries
police and fire stations
Restaurant
Restaurant, Fast food
Retail Sales, Bulk
Retail sales, General
Automobile Standard
The Director shall determine
the number of required
parking spaces, with a
minimum of 1 space for every
100 square -feet of assembly
area. To ensure parking
adequacy for each proposal,
the Director may consider the
following:
a. A parking study or
documentation paid for
by the applicant and
administered by the City
regarding the actual
parking demand for the
proposed use, or
b. Evidence in available
planning and technical
studies relating to the
proposed use.
3 for each 1,000 square feet of
usable floor area
1 for each 100 square feet of
usable floor area
1 for each 50 square feet of
usable floor area. Fifty percent
of any outdoor seating area
will be added to the usable
floor area for parking
requirement calculations.
2.5 for each 1,000 square feet
of usable floor area.
4 for each 1,000 square feet of
usable floor area if located
within the TUC or TVS zoning
districts; 2.5 for each 1,000
square feet of usable floor
area if located in any other
zoning district.
Bicycle Standard
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
4 space per 50 parking stalls,
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
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FEB
Use
Automobile Standard
Schools, Elementary Junior 1.5 for each staff member
High
Bicycle Standard
1 space per classroom
Shopping center (mall), planned, per usable floor area size, as listed below:
500,000 sq. ft. or larger 5 for every 1,000 sq. ft. 1 space per 50 parking stalls,
with a minim of 2 spaces.
25,000 499,999 sq. ft.
Taverns
Theaters
Warehousing
4 for every 1,000 sq. ft. 1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 for every 4 persons based on 1 space per 50 parking stalls,
occupancy load. with a minim of 2 spaces.
1 for every 4 fixed seats. If
seats are not fixed,1 per 3
seats, with concurrence of
Fire Chief, consistent with
maximum allowed occupancy
1 for every 2,000 square feet of
usable floor area.
1 space per 100 seats, with a
minimum of 2 spaces.
1 space per 50 parking stalls,
with a minim of 2 spaces.
Section 57. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 1795 §2 (part), 1770 §33, and 1758 §1
(part), as codified at TMC Section 18.56.060, "Loading Space Requirements," are
hereby amended to read as follows:
Off street space for standing, loading and unloading services shall be provided in such
a manner as not to obstruct freedom of traffic movement on streets or alleys. For all
office, commercial, and industrial uses, each loading space shall consist of at least a
10 -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as
pickup trucks, or a 12 -foot by 65 -foot loading space with 14 -foot height clearance for
large trucks, including tractor-trailer largo spa The prL3GFibed number of spaG
required are as follows-
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Number of SpaGes Other Cornmemial and industrial Buildings O
minimum large snares)
m 2 10,000 to 25,000
-3 25,000 to 85,000
4 85,000 to 155,000
C 5 a555,000 to 23 -,r O
235, 500 tom ?2..,
7 27r,
g 425
-9 535,000 to 655,0000
^^t-0 655,000 to 775,000-
44 775,000 to 925,000-
These requirements may be modified as a Type 1 4 decision, where the Communitv
Development Director Planning G_c_)rn1m1i__1;ZS1MGR GF en appeal, the City GeunG4 finds that
such reduction will not result in injury to neighboring property, or obstruction of fire
lanes /-or traffic, and will be in harmony with the purposes and intent of this chapter.
Section 58. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 2199 §19 and 1976 §62, as codified at TMC
Section 18.56.065, "Residential Parking Requirements," are hereby amended to read as
follows:
A. Two off street parking spaces shall be provided for each dwelling unit which
contains up to three bedrooms. One additional off street parking space shall be
required for every two bedrooms in excess of three bedrooms in a dwelling unit (i.e.,
four- and five bedroom dwelling units shall have three off street parking spaces, six
and seven bedroom homes shall have four spaces, and so on).
B. Each unit in a townhouse development shall have an attached garage with
parking for at least one vehicle or a parking space in an underground garage.
C. The Director shall have the discretion to waive the requirement to construct a
portion of the off street parking requirement if, based on a parking demand study, the
property owner establishes that the dwelling will be used primarily to house residents
who do not and will not drive due to a factor other than age. Such a study shall assure
that ample parking is provided for residents who can drive, guests, caregivers and other
persons who work at the residence. If such a waiver is granted, the property owner
shall provide a site plan, which demonstrates that in the event of a change of use, which
eliminates the reason for the waiver, there is ample room on the site to provide the
number of off street parking spaces required by this Code. In the event that a change
of use or type of occupant is proposed that would alter the potential number of drivers
living or working at the dwelling, the application for change of use shall be conditioned
on construction of any additional off street parking spaces required to meet the
standards of this Code.
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D. Parkinq in a Low Densitv Residential (LDR) zone is subiect to vehicle storage
and parking requlations listed under TMC Chapter 8.25.
Section 59. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 1795 §2 (part) and 1758 §1 (part), as
codified at TMC Section 18.56.120, "Filing of Plans," are hereby amended to read as
follows:
Detailed plans of off street parking areas, indicating the proposed development
including the location, size, shape, design, curb -cuts, adjacent streets, circulation of
traffic, ingress and egress to parking lots and other features and appurtenances of the
proposed parking facility, shall be filed with and reviewed by the DGDCommunity
Development Director. The parking area shall be developed and completed to the
required standards before an occupancy permit for the building may be issued. The
parking lot lavout shall be reviewed as part of the underlvinq land use or the
construction permit. If the proposal includes only reconfipurinq of the Parkinq lot such
as addinq /deletinq parkinq spaces, makinq chanqes to the interior parking lot
landscapinq, or alterinq fire lanes. but no other land use permit or other construction
permit is required, then the restripinq proposal shall be reviewed as a Tvpe 2 decision
process as outlined in TMC Section 18.108.020.
Section 60. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance No. 1795 §2 (part), as codified at TMC Section
18.56.130, "Development Standards for Bicycle Parking," subparagraph D, is hereby
amended to read as follows:
D. Process. Upon application to and review by the Communitv Development
Director subject to a Type 1 4 decision process as outlined in
TMC Section 18.108.04 the bicycle parking requirements may be modified or
waived, where appropriate.
Section 61. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance No. 1795 §2 (part), as codified at TMC Section
18.56.140, "Administrative Variance from Parking Standards," is hereby amended to
read as follows:
A. General.
1. A request for an administrative variance from required parking standards
must be received prior to any issuance of building or engineering permits.
Administrative variances are only eligible for requests for reductions of required parking
between 1% and 10 Requests for reductions from minimum parking standards in
excess of 10% must be made to the Planning COMM iSSOGR Hearinq Examiner.
2. The project developer shall present all findings to the Director prior to any
final approvals, including design review, conditional use permit review, building review
or any other permit reviews required by the Director.
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B. Criteria:
1. All requests for reductions in parking shall be reviewed under the criteria
established in this section.
2. In addition to the following requirements, the Director may require specific
measures not listed to ensure that all impacts with reduced parking are mitigated. Any
spillover parking which cannot be mitigated to the satisfaction of the Director will serve
as the basis for denial. A reduction may be allowed, pursuant to either an administrative
variance or requests to the Planning Commission Hearing Examiner, after:
a. All shared parking strategies are explored.
b. On -site park and ride opportunities are fully explored.
c. The site is in compliance with the City's commute trip reduction
ordinance or, if not an affected employer as defined by the City's ordinance, agrees to
become affected.
d. The site is at least 300 feet away from a single family residential zone.
e. A report is submitted providing a basis for less parking and mitigation
necessary to offset any negative effects.
C. Process:
1. An applicant shall submit evidence that decreased parking will not have a
negative impact on surrounding properties or potential future uses. This may take the
form of a brief report for administrative variances. Decreases in excess of 10% must be
made to the PlaRniRg CommissienHearinci Examiner. The Director may require
additional studies to ensure that negative impacts are properly mitigated. A complete
and detailed Parking Demand Study is required for requests reviewed by the Planting
Gemm Hearinq Examiner.
2. All site characteristics should be described in the report, including:
a. Site accessibility for transit.
b. Site proximity to transit, with 15- to 30- minute headways.
c. Shared use of on -site parking.
d. Shared use of off -site parking.
e. Combined on -site parking.
f. Employee density.
g. Adjacent land uses.
D. Review: Applications for administrative variances for reductions below
minimum parking requirements between 1% and 10% shall be processed as Type 2
decisions, pursuant to TMC Section 18.108.020. Applications for reductions from
minimum parking requirements in excess of 10% shall be processed as Type 34
decisions, pursuant to TMC Section 18.108.04 including a hearing before the
Planning Gemmission Hearina Examiner.
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Section 62. TMC Chapter 18.60, "Board of Architectural Review," Amended.
Ordinance Nos. 2257 §11, 2251 §73, 2235 §15, 2118 §1, 2005 §17, 1865 §50, and
1758 §1 (part), as codified at TMC Section 18.60.030, "Scope of Authority," are hereby
amended to read as follows:
A. The rules and regulations of the Board of Architectural Review shall be the
same as those stated for the Planning Commission in the bylaws of the Tukwila
Planning Commission.
B. The DGD- Community Development Director will review projects meeting the
thresholds for administrative design review. The BAR will review all other projects
requiring design review approval. The Board and the DGD Community Development
Director shall have the authority to approve, approve with conditions, or deny all plans
submitted based on a demonstration of compliance with all of the guidelines of this
chapter, as judged by the preponderance of evidence standard.
C. Design review is required for the following described land use actions:
1. All developments will be subject to design review with the following
exceptions:
a. Developments exempted in the various districts;
b. Developments in LI, HI, MIC /L and MIC /H districts, except when within
300 feet of residential districts or within 200 feet of the Green /Duwamish River or that
require a shoreline permit;
2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if
the cost of that work equals or exceeds 10% of the building's assessed valuation (for
costs between 10% and 25 the changes will be reviewed administratively):
a. For sites whose gross building square footage exceeds 10,000 square
feet in MUO, O, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and
b. For any site in the NCC, MUO or RC zoning districts in the Tukwila
International Boulevard corridor (see TMC Figure 18 -9).
c. For any multi family structures in MDR and HDR zones.
d. For all conditional and unclassified uses in the LDR zone that involve
construction of a new building or exterior repairs that exceed 10% of the assessed value
of the buildina.
3. Development applications using the procedures of TMC Section 18.60.60,
Commercial Redevelopment Area.
4. Development applications using the procedures of TMC Chapter 18.43,
Urban Renewal Overlay District.
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5. All proiects located within the shoreline iurisdiction that involve construction
of a new buildina or exterior chances, if the cost of the exterior work eauals or exceeds
10% of the buildina's assessed valuation, except the construction of a sinale family
house is exempt.
6. Modification of a buildina and /or the site, if the buildina and /or site had
gone through desiqn review within the last 10 vears, shall reauire modification of the
oriainal decision. Minor modifications of BAR approval shall be processed as
administrative desian review and maior modifications of BAR approval shall reauire
BAR approval.
D. For development in the NCC, RC, and MUO zones within the Tukwila
International Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and
setback standards may be waived and conditioned, upon approval of plans by the BAR,
in accordance with criteria and guidelines in the Tukwila International Boulevard Design
Manual, as amended. Landscaping and setback standards may not be waived on
commercial property sides adjacent to residential districts.
E. No changes shall be made to approved designs without further BAR or Director
approval and consideration of the change in the context of the entire project; except that
the Director is authorized to approve minor, insignificant modifications which have no
impact on the project design.
Section 63. TMC Chapter 18.60, "Board of Architectural Review," Amended.
Ordinance Nos. 2235 §16 and §17, 2199 §20, 1986 §16, 1865 §51, and 1758 §1 (part),
as codified at TMC Section 18.60.050, "Design Review Criteria," subparagraph C, are
hereby amended to read as follows:
C. Multi Family, Hotel and Motel Design Review Criteria. In reviewing any
application for multi family, hotel, motel, or non residential development in a Low
Densitv Residential zone a ppliGatieR the following criteria shall be used by the BAR in
its decision making, as well as the Multi Family Design Manual or Townhouse Design
Manual. Detached zero -lot -line type of developments shall be subject to the
Townhouse Design Manual.
1. SITE PLANNING.
a. Building siting, architecture, and landscaping shall be integrated into
and blend harmoniously with the neighborhood building scale, natural environment, and
development characteristics as envisioned in the Comprehensive Plan. For instance, a
multi family development's design need not be harmoniously integrated with adjacent
single family structures if that existing single family use is designated as "Commercial"
or "High- Density Residential" in the Comprehensive Plan. However, a "Low- Density
Residential" (detached single family) designation would require such harmonious design
integration.
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b. Natural features, which contribute to desirable neighborhood character,
shall be preserved to the maximum extent possible. Natural features include, but are not
limited to, existing significant trees and stands of trees, wetlands, streams, and
significant topographic features.
c. The site plan shall use landscaping and building shapes to form an
aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be
limited to facilitating pedestrian travel along the street, using architecture and
landscaping to provide a desirable transition from streetscape to the building, and
providing an integrated linkage from pedestrian and vehicular facilities to building
entries.
d. Pedestrian and vehicular entries shall provide a high quality visual
focus using building siting, shapes and landscaping. Such a feature establishes a
physical transition between the project and public areas, and establishes the initial
sense of high quality development.
e. Vehicular circulation design shall minimize driveway intersections with
the street.
f. Site perimeter design (i.e., landscaping, structures, and horizontal
width) shall be coordinated with site development to ensure a harmonious transition
between adjacent projects.
g. Varying degrees of privacy for the individual residents shall be
provided, increasing from the public right -of -way, to common areas, to individual
residences. This can be accomplished through the use of symbolic and actual physical
barriers to define the degrees of privacy appropriate to specific site area functions.
h. Parking and service areas shall be located, designed and screened to
interrupt and reduce the visual impact of large paved areas.
i. The height, bulk, footprint and scale of each building shall be in
harmony with its site and adjacent long -term structures.
f c� Il I I J [el i7 �Cy [e7J
a. Architectural style is not restricted; evaluation of a project shall be
based on the quality of its design and its ability to harmonize building texture, shape,
lines and mass with the surrounding neighborhood.
b. Buildings shall be of appropriate height, scale, and design /shape to be
in harmony with those existing permanent neighboring developments that are consistent
with, or envisioned in, the Comprehensive Plan. This will be especially important for
perimeter structures. Adjacent structures that are not in conformance with the
Comprehensive Plan should be considered to be transitional. The degree of
architectural harmony required should be consistent with the nonconforming structure's
anticipated permanence.
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c. Building components, such as windows, doors, eaves, parapets, stairs
and decks shall be integrated into the overall building design. Particular emphasis shall
be given to harmonious proportions of these components with those of adjacent
developments. Building components and ancillary parts shall be consistent with the
anticipated life of the structure.
d. The overall color scheme shall work to reduce building prominence
and shall blend in with the natural environment.
e. Monotony of design in single or multiple building projects shall be
avoided. Variety of detail, form, and siting shall be used to provide visual interest.
Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall
be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple
building developments shall use siting and additional architectural variety to avoid
inappropriate repetition of building designs and appearance to surrounding properties.
3. LANDSCAPE AND SITE TREATMENT.
a. Existing natural topographic patterns and significant vegetation shall
be reflected in project design when they contribute to the natural beauty of the area or
are important to defining neighborhood identity or a sense of place.
b. Landscape treatment shall enhance existing natural and architectural
features, help separate public from private spaces, strengthen vistas and important
views, provide shade to moderate the effects of large paved areas, and break up visual
mass.
c. Walkways, parking spaces, terraces, and other paved areas shall
promote safety and provide an inviting and stable appearance. Direct pedestrian
linkages to the public street, to on -site recreation areas, and to adjacent public
recreation areas shall be provided.
provided.
d. Appropriate landscape transition to adjoining properties shall be
4. MISCELLANEOUS STRUCTURES.
a. Miscellaneous structures shall be designed as an integral part of the
architectural concept and landscape. Materials shall be compatible with buildings, scale
shall be appropriate, colors shall be in harmony with buildings and surroundings, and
structure proportions shall be to scale.
b. The use of walls, fencing, planting, berms, or combinations of these
shall accomplish screening of service yards and other places that tend to be unsightly.
Screening shall be effective in winter and summer.
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c. Mechanical equipment or other utility hardware on roof, ground or buildings
shall be screened from view. Screening shall be designed as an integral part of the
architecture (i.e., raised parapets and fully enclosed under roof) and landscaping.
d. Exterior lighting standards and fixtures shall be of a design and size
consistent with safety, building architecture and adjacent area. Lighting shall be
shielded and restrained in design with no off -site glare spill -over. Excessive brightness
and brilliant colors shall not be used unless clearly demonstrated to be integral to
building architecture.
Section 64. TMC Chapter 18.66, "Unclassified Use Permits," Amended.
Ordinance No. 1769 §4 (part), as codified at TMC Section 18.66.120, "Expansion of
Existing Unclassified Use Animal Rendering Facilities," is hereby amended to read as
follows:
In addition to the structures permitted pursuant to TMC Section 18.66.110, existing
animal rendering facilities shall be allowed to construct new facilities to update and /or
modernize such use without needing to obtain a new or revised unclassified use permit
if such construction involves an intensification of the permitted existing facility. For
purposes of this section, "facilities" shall refer to all structures, including tanks,
processing equipment, buildings and other improvements used in the rendering
operation, and "intensification" shall mean new construction shall meet all of the
requirements below. Any proposed new construction that fails to meet one or more of
the requirements of intensification shall be considered an enlargement or expansion,
and shall require an application for a new or revised unclassified use permit for the
facilities which constitute the enlargement or expansion:
1. The construction of new facilities shall be considered an intensification and
may be permitted without the need to obtain an Unclassified Use Permit (UUP) if:
a. The total area of the site is not increased.
b. The construction of new facilities does not generate more than 10 new
vehicle trips at peak hour, as determined pursuant to TMC Chapter 9.48, related to
traffic concurrency.
c. No new facilities are located in the shoreline buffer ERV*FGRrneR
or Low lrnpaGt pertion ef the Shoreline.
d. The new facilities will comply with the performance standards set forth
in TMC Section 18.66.130.
e. The construction of new manufacturing facilities does not result in
more than a 5% cumulative increase in the manufacturing capacity of the processing
facility.
f. The construction will not increase the extent of any nonconformity of
any structure by reason of its height, bulk or setbacks.
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2. Any proposed new facility which does not meet criteria 1.a through 1.f
above shall be considered an enlargement or expansion, and shall comply with the
provisions of TMC Chapter 18.66, Unclassified Use Permits.
3. Whether or not a proposed new facility is considered an intensification or
an expansion /enlargement, all other applicable codes such as construction codes,
SEPA, etc., shall continue to apply.
Section 65. TMC Chapter 18.80, "Amendments to the Comprehensive Plan
and Development Regulations," Amended. Ordinance Nos. 1770 §52 and 1758 §1
(part), as codified at TMC Section 18.80.010, "Application," are hereby amended to read
as follows:
Any interested person (including applicants, citizens, Tukwila Planning Commission,
City staff and officials, and staff of other agencies) may submit an application for an
amendment to either the Comprehensive Plan or the development regulations to the
Department of Community Development. Such applications, except site specific
rezones alonq with the underlvinq Comprehensive Plan map change, are for legislative
decisions and. are not subject to the requirements or procedures set forth in TMC
Chapters 18.104 to 18.116. In addition to the requirements of TMC Section 18.80.015,
the application shall specify, in a format established by the Department:
1. A detailed statement of what is proposed and why;
2. A statement of the anticipated impacts of the change, including the
geographic area affected and the issues presented by the proposed change;
3. An explanation of why the current Comprehensive Plan or development
regulations are deficient or should not continue in effect;
4. A statement of how the proposed amendment complies with and promotes
the goals and specific requirements of the Growth Management Act;
5. A statement of how the proposed amendment complies with applicable
Countywide Planning Policies;
6. A statement of what changes, if any, would be required in functional plans
(i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment
is adopted;
7. A statement of what capital improvements, if any, would be needed to
support the proposed change, and how the proposed change will affect the capital
facilities plans of the City; and
8. A statement of what other changes, if any, are required in other City codes,
plans or regulations to implement the proposed change.
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Section 66. TMC Chapter 18.80, "Amendments to the Comprehensive Plan
and Development Regulations," Amended. Ordinance No. 1770 §53, as codified at
TMC Section 18.80.015, "Documents to be Submitted with Application," is hereby
amended to read as follows:
A. Applications for amendments to the Comprehensive Plan or development
regulations shall provide the following documents in such quantities as are specified by
the Department:
1. An application form provided by the Department.
2. King County Assessor's map(s) which show the location of each property
within 300 feet of the property that is the subject of the proposed amendment.
3. Two sets of mailing labels for all property owners and occupants
(businesses and residents), including tenants in multiple occupancy structures, within
300 feet of the subject property, or nav a fee to the Citv for aeneratinq mailinq labels.
4. A vicinity map showing the location of the site.
5. A surrounding area map showing Comprehensive Plan designations,
zoning designations, shoreline designations, if applicable, and existing land uses within
a 1,000 -foot radius from the site's property lines.
6. A site plan, including such details as may be required by the Department.
7. A landscaping plan, including such details as may be required by the
Department.
8. Building elevations of proposed structures, including such details as may
be required by the Department.
9. Such photomaterial transfer or photostat of the maps, site plan and building
elevation, including such details as may be required by the Department.
10. Such other information as the applicant determines may be helpful in
evaluating the proposal, including color renderings, economic analyses, photos, or
material sample boards.
B. The Department shall have the authority to waive any of the requirements of
this section for proposed amendments that are not site specific or when, in the
Department's discretion, such information is not relevant or would not be useful to
consideration of the proposed amendment.
Section 67. TMC Chapter 18.80, "Amendments to the Comprehensive Plan
and Development Regulations," Amended. Ordinance Nos. 1856 §1, 1770 §55, and
1758 §1 (part), as codified at TMC Section 18.80.050, "Council Consideration," are
hereby amended to read as follows:
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A. The City Council shall consider each request for an amendment to either the
Comprehensive Plan or development regulations, except site specific rezones along,
with the request for a Comprehensive Plan map change, at a public meeting, at which
the applicant will be allowed to make a presentation. Any person submitting a written
comment on the proposed change shall also be allowed an opportunity to make a
responsive oral presentation. Such opportunities for oral presentation shall be subject
to reasonable time limitations established by the Council.
B. The Council will consider the following in deciding what action to take regarding
any proposed amendment:
1. Is the issue already adequately addressed in the Comprehensive Plan?
2. If the issue is not addressed in the Comprehensive Plan, is there a public
need for the proposed change?
3. Is the proposed change the best means for meeting the identified public
need?
4. Will the proposed change result in a net benefit to the community?
C. Following Council consideration as provided by TMC Sections 18.80.050A and
18.80.050B, the City Council shall take action as follows:
1. Refer the proposed amendment to the Planning Commission for further
review and a recommendation to the City Council;
2. Defer further Council consideration for one or more years to allow the City
further time to evaluate the application of the existing plan or regulations; or
3. Reject the proposed amendment.
Section 68. TMC Chapter 18.84, "Requests for Changes in Zoning,"
Amended. Ordinance No. 2116 §1 (part), as codified at TMC Section 18.84.010,
"Application Submittal," is hereby amended to read as follows:
Application for rezone of property, along with the request for a Comprehensive Plan
map change, shall be submitted to the Department of Community Development. Site
specific rezone and the accompanvina Comprehensive Plan map change The
application shall be a Type 5 decision processed in accordance with the provisions of
TMC Section 18.108.050.
Section 69. TMC Section 18.84.015 Adopted. TMC Section 18.84.015,
"Documents to be Submitted with Application," is hereby established to read as follows:
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18.84.015 Documents to be Submitted with Application
A. Applications for rezones and the accompanvinq Comprehensive Plan map
change shall provide the followina documents in such quantities as are specified by the
Department:
1. An application form provided by the Department.
2. King Countv Assessor's map(s) which show the location of each property
within 300 feet of the propertv that is the subiect of the proposed amendment.
3. Two sets of mailing labels for all propertv owners and occupants
(businesses and residents), including tenants in multiple occupancv structures, within
300 feet of the subiect propertv, or oav a fee to the Citv for aeneratina mailinq labels.
4. A vicinitv map showing the location of the site.
5. A surroundinq area map showina Comprehensive Plan designations,
zoninq designations, shoreline designations, if applicable, and existina land uses within
a 1,000 -foot radius from the site's propertv lines.
6. A site plan, includinq such details as may be required by the Department.
7. A landscaping plan, includinq such details as may be required by the
Department.
8. Buildinq elevations of proposed structures, includinq such details as may
be required by the Department.
9. Such photomaterial transfer or photostat of the maps, site plan and buildinq
elevation, including such details as may be required by the Department.
10. Such other information as the applicant determines may be helpful in
evaluating the proposal, includina color renderings, economic analvses, photos, or
material sample boards.
B. The Department shall have the authoritv to waive any of the requirements of
this section for proposed amendments when, in the Department's discretion, such
information is not relevant or would not be useful to consideration of the proposed
amendment.
Section 70. TMC Chapter 18.84, "Requests for Changes in Zoning,"
Amended. Ordinance No. 2116 §1 (part), as codified at TMC Section 18.84.020,
"Criteria," is hereby amended to read as follows:
Each determination granting a rezone and the accompanvina Comprehensive Plan map
chanae shall be supported by written findings and conclusions, showing specifically that
all of the following conditions exist:
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1. The proposed .amendment to the Zoning Map is consistent with the goals,
objectives, and policies of the Comprehensive Plan,
2. The proposed amendment to the Zoning Map is consistent with the scope
and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the
zone classification applied for;
3. There are changed conditions since the previous zoning became effective
to warrant the proposed amendment to the Zoning Map; and
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and general welfare, and
will not adversely affect the surrounding neighborhood, nor be injurious to other
properties in the vicinity in which the subject property is located.
Section 71. TMC Chapter 18.104, "Permit Application Types and Procedures,"
Amended. Ordinance Nos. 2294 §1, 2251 §75, 2235 §19, 2135 §19, and 2119 §1, as
codified at TMC Section 18.104.010, "Classification of Project Permit Applications," are
hereby amended to read as follows:
Project permit decisions are classified into five types, based on the degree of discretion
associated with each decision,' as set forth in this section. Procedures for the five
different types are distinguished according to who makes the decision, whether public
notice is required, whether a public meeting and /or a public hearing is required before a
decision is made, and whether administrative appeals are provided.
1. TYPE 1 DECISIONS are made by City administrators who have technical
expertise, as designated by ordinance.. Type 1 decisions may be appealed to the
Hearing Examiner who will hold a closed record appeal hearing based on the
information presented to the City administrator who made the decision. Public notice is
not required for Type 1 decisions or for the appeals of those decisions.
TYPE 1 DECISIONS
I l'll:11115612 »NIT, 111
Administrative Variance for Noise 30 days
or less
(TMC Section 8.22.120)
Any land use permit or approval issued by the
City, unless specifically categorized as a Type
2, 3, 4, or 5 decision by this chapter
Boundary Line Adjustment, including Lot
Consolidation
(TMC Chapter 17.08)
DECISION
MAKER
Community
Development
Director
As specified by
ordinance
Community
Development
Director
Development Permit
Building Official
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Minor modification to design review approval Community
(TMC Section 18.60.030)
Development
(open record
Director
Minor Modification to PRD
Community
(TMC Section 18.46.130)
Development
nenifinally requiring approval of the Planning
Director
CernMURit-y
Development
C OMMiSSion or menials of Sinn permits that
are appealable
Tree Permit
DoreG-'tGF
Community
(TMC Chapter 18.54)
Development
Review
Director
Wireless Communication Facility, Minor
Community
(TMC Chapter 18.58)
Development
Examiner
Director
2. TYPE 2 DECISIONS are decisions that are initially made by the Director or,
in certain cases, other City administrators or committees, but which are subject to an
open record appeal to the Hearing Examiner, Board of Architectural Review, or, in the
case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to
RCW 90.58.
TYPE 2 DECISIONS
INITIAL APPEAL BODY
TYPE OF PERMIT
DECISION
(open record
MAKER
appeal)
Administrative Design Review
Community
Board of
(TMC Section 18.60.030)
Development
Architectural
Director
Review
Administrative Planned
Short Plat
Hearing
Residential Development
Committee
Examiner
(TMC Section 18.46. 110)
Administrative Variance for
Community
Hearing
Noise 31 -60 days
Development
Examiner
(TMC Section 8.22.120)
Director
Binding Site Improvement Plan
Short Plat
Hearing
(TMC Chapter 17.16)
Committee
Examiner
Cargo Container Placement
Community
Hearing
(TMC Section 18.50.060)
Development
Examiner
Director
Code Interpretation
Community
Hearing
(TMC Section 18.90. 010)
Development
Examiner
Director
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Exception from Single Family
Community
Hearing
Design Standard
Development
Examiner
(TMC Section 18.50.050)
Director
Modification to Development
Community
Hearing
Standards
Development
Examiner
(TMC Section 18.41.100)
Director
Parking standard for use not
Community
Hearing
specified
Development
Examiner
(TMC 18.56.100),
Director
and modifications to certain
parking standards
(TMC 18.56.065..070..120)
Sensitive Areas (except
Community
Hearing
Reasonable Use Exception)
Development
Examiner
(TMC Chapter 18.45)
Director
Shoreline Substantial
Community
State Shorelines
Development Permit
Development
Hearings Board
(TMC Chapter 18.44)
Director
Shoreline Tree Permit
Communitv
Hearinq
Development
Examiner
Director
Short Plat
Short Plat
Hearing
(TMC Chapter 17.12)
Committee
Examiner
X11
seGtiens of TMG Title4 -9) DireGte
Wireless Communication Community Hearing
Facility, Minor Development Examiner
(TMC Chapter 18.58) Director
3. TYPE 3 DECISIONS are quasi judicial decisions made by the Hearing
Examiner following an open record hearing. Type 3 decisions may be appealed only to
Superior Court, except for shoreline variances and shoreline conditional uses that may
be appealed to the State Shorelines Hearings Board pursuant to RCW 90.58.
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i•
TYPE 3 DECISIONS
TYPE OF PERMIT
Resolve uncertain zone district
boundary
Variance (zoning, shoreline,
sidewalk, land alteration, sign)
TSO Special Permission Use
(TMC Section 18.41.060)
Conditional Use Permit
Modifications to Certain
Parking Standards
(TMC Chapter 18.56)
Reasonable Use Exceptions
under Sensitive Areas
Ordinance
(TMC Section 18.45.180)
Variance for Noise in excess of
60 days
(TMC Section 8.22.120)
Variance from Parking
Standards over 10%
(TMC Section 18.56.140)
Shoreline GGRditinnal Use
Perm S end
a- 8:44:803
Subdivision Preliminary Plat
with no associated Design
Review application
(TMC Section 17.14.020)
Wireless Communication
Facility, Major or Waiver
Request
(TMC Chapter 18.58)
INITIAL
DECISION
MAKER
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
Hearing
Examiner
APPEAL BODY
(closed record
appeal)
Superior Court
Superior Court
Superior Court
Superior Court
Superior Court
Superior Court
Superior Court
Superior Court
Superior Court
Superior Court
4. TYPE 4 DECISIONS are quasi judicial decisions made by the Board of
Architectural Review or the Planning Commission, following an open record hearing.
Type 4 decisions may be appealed to the Hearing Examiner based on the record
established by the Board of Architectural Review or Planning Commission, except
Shoreline Conditional Use Permits, that are appealable to the State Shorelines
Hearings Board pursuant to RCW 90.58.
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TYPE 4 DECISIONS
TYPE OF PERMIT
Public Hearing Design Review
(TMC Chapter 18.60)
Subdivision Preliminary Plat
with an associated Design
Review application
(TMC Section 17.14.020)
Shoreline Conditional Use
Permit
(TMC Section 18.44.050)
INITIAL
DECISION
MAKER
Board of
Architectural
Review
Planning
Commission
APPEAL BODY
(closed record
appeal)
Hearing
Examiner
Hearing
Examiner
Planninq State Shorelines
Commission Hearinqs Board
5. TYPE 5 DECISIONS are quasi judicial decisions made by the Hearing
Examiner or City Council following an open record hearing. Type 5 decisions may be
appealed only to Superior Court.
TYPE 5 DECISIONS
INITIAL APPEAL BODY
TYPE OF PERMIT
DECISION
(closed record
MAKER
appeal)
Planned Residential
City Council
Superior Court
Development (PRD), including
Major Modifications
(TMC Chapter 18.46)
Site specific Rrezone alonq
City Council
Superior Court
with an accomnanvinq
Comprehensive Plan map
chanqe
(TMC Chapter 18.84)
Sensitive Area Master Plan
City Council
Superior Court
Overlay
(TMC Section 18.45.160)
Shoreline Environment
City Council
Superior Court
Re- designation (Shoreline
Master Program)
Subdivision Final Plat
City Council
Superior Court
(TMC Section 17.12.030)
Unclassified Use
City Council
Superior Court
(TMC Chapter 18.66)
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Section 72. TMC Chapter 18.104, "Permit Application Types and Procedures,"
Amended. Ordinance No. 1768 §2 (part), as codified at TMC Section 18.104.170,
"Notice of Decision," is hereby amended to read as follows:
A. The Department shall provide written notice in a timely manner of the final
decision on permits requiring Type 2, 3, 4 and 5 decisions and on permits requiring
Type 1 decisions which require SEPA review. Such notice shall identify the threshold
determination, if any, and the procedures for administrative appeals, if any. Notice shall
be delivered by first class mail, email or in person to the applicant, to the Department of
Ecology and to agencies with jurisdiction, and to all parties of record.
B. Notices of Decision for Shoreline Substantial Development permits shall also
comply with the requirements of RCW 90.58.
Section 73. TMC Chapter 18.120, "Housing Options Program," Amended.
Ordinance No. 2103 §1 (part), as codified at TMC Section 18.120.050, "Review and
Application Process," subparagraph B, is hereby amended to read as follows:
B. Type of Application. Decision types are described in the Permit Application
Types and Procedures Chapter of the Tukwila Zoning Code (TMC Chapter 18.104). In
all cases, design review is required and shall be consolidated per "Consolidation of
Permit Applications" in the Permit Application Types and Procedures Chapter (TMC
Section 18.104.030). The tvpe of land use application shall be determined pursuant to
the permit tvpes and thresholds listed under TMC Section 18.104.010.
The type of appliGatiens shall depeRd en the size and type of proposed pFej
1. i f 1 so f our t c a re proposed hen a Typ s hal�c
f e l l t-lwed;
them a Type 4 deGisien shall be followed; nr
3. if more thaR 9 additional lots are pmpE)sed, then a Type 5 deGision shall be
Section 74. Repealer. Ordinance No. 1482 §1 (part), as codified at TMC Section
5.44.130, "Location and base of operation," is hereby repealed.
Section 75. Repealer. Ordinance No. 1758 §1 (part), as codified at TMC Section
18.06.681, "Regulated Wetlands," is hereby repealed.
Section 76. Repealer. Ordinance Nos. 2075 §1 (part) and 1758 §1 (part), as
codified at TMC Sections 18.06.932, "Wetland, Isolated," and 18.06.933, "Wetland,
Regulated," are repealed.
Section 77. Corrections by City Clerk or Code Reviser. 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.
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w e
Section 78. 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 78. 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 1 2012.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Jim Haggerton, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Shelley M. Kerslake, City Attorney Ordinance Number:
Attachment: Exhibit A Revised Figure 18 -3
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0
s
U
ON Special Height Exception Area:
Up to Six (6) Stories Allowed
Special Height Exception Area:
Up to Four (4) Stories Allowed
Special Height Limitation Area:
Limited to No More than Six (6) Stories
J j
or
L 31 VIA
IO N
Figure 18-3
Building
Height Exception
Areas
91
92
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 1808
§1 AND 1621 §1, AS CODIFIED AT TUKWILA MUNICIPAL CODE
SECTION 8.07.040, SUBPARAGRAPH G, TO UPDATE THE LIST
OF SCHOOLS, LIBRARIES AND PARKS; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Title 8 of the Tukwila Municipal Code designates some areas as drug
free zones and includes a list of schools, parks, community centers and libraries and the
City wishes to update those lists for determining the areas designated as drug free
zones; and
WHEREAS, on January 11, 2012, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non Significance on the proposed
amendments; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinances Amended. Ordinance Nos. 1808 §1 and 1621 §1, as
codified at Tukwila Municipal Code Section 8.07.040, "Drug Free Zones Enhanced
Penalties," subparagraph G, are hereby amended to read as follows:
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93
G. As described in this section, the following areas are designated as drug free
zones, subject to the provisions of this section:
1. Schools (includes 1,000 -foot buffer zone):
a Foster High School
b Showalter Middle School
c Tukwila Elementary
d Cascade View Elementary
e Thorndyke Elementary
f Aviation Hiah School
g Academv Schools /Children's Academv
2. Parks:
a I Duwamish Park
b Codiqa Park PatGh
c Riverton Mini Park
d 57th Avenue Park
e Hazelnut Park
f Fort Dent Park
g I Tukwila Park
h Ikawa Park
i Bicentennial Park
j Duwamish /Green River Trail
4
�m
�n
10
�p
q
r
s
t
U
v_
W
Interurban Trail
Crestview Park
Crystal Springs Park
Joseph Foster Memorial Park
Southgate Park
Community Center Park
Riverton Park (Did Southgate SGhGG
Pa*
Tukwila Pond Park
Designated park trails
Cascade View Communitv Park
Duwamish Hill Preserve
Macadam Wetlands Park
Cecil Moses Park
4242 S. 144th
4628 S. 144th St.
5939 S. 149th St.
13601 32nd Ave. S.
4415 S. 150th St
9229 East Marainal Wav S
14601 Interurban Ave. S.
42nd Ave. S. /S. 116th St.
12535 50th PI. FaF
45th Ave. S. /S. 133rd St.
57th Ave. S. /S. 133rd St.
59th Ave. S. /S. 147th St.
Southcenter Blvd./ Interurban
Ave. S.
65th Ave. S. /S. 153rd St.
6200 Southcenter Blvd.
Christensen Rd. /Strander Blvd.
Part of valley river trail system
along shores of the
Duwamish /Green River
S. 180th to north City limits
42nd Ave. S. /S. 162nd St.
51 st Ave. S. /S. 158th St.
53rd Ave. S. /S. 137th St.
40th Ave. S. /S. 133rd St.
42nd Ave. S. /S. 124`
4101 S. 131 st St. 41 sAve
&!S. 1-34st-&
S. 168th /Strander Blvd.
37th Ave S. S. 142nd St
3800 S. 115th St.
S. 144th St. /Macadam Rd.
11013 W. Marginal PI.
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M
3. Community Centers:
a Tukwila Community Center
b Tukwila Heritaae and Cultural Center
4. Libraries:
,a Tu kwila L i bFafy
ab Foster Library
bE Library Connection Southcenter
12424 42nd Ave. S
14475 59th Ave. S.
1175 59th �y
•rv— T.7t i cr S.
4060 S. 144th
1115 Southcenter Mall
Section 2. Corrections by City Clerk or Code Reviser. 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 3. 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 4. 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 1 2012.
ATTEST /AUTH ENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
r Ordinance Number:
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99
M
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2293
§13, AS CODIFIED AT TUKWILA MUNICIPAL CODE SECTION
8.22.120, SUBPARAGRAPH B, TO CLARIFY THE NOTICE
REQUIREMENTS FOR NOISE VARIANCES; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Chapter 8.22, "Noise," of the Tukwila Municipal Code contains
procedures for granting noise variances and the City wishes to clarify the public notice
requirements for noise variances; and
WHEREAS, on January 11, 2012, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non Significance on the proposed
amendments; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106, and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance Amended. Ordinance No. 2293 §13, as codified at Tukwila
Municipal Code Section 8.22.120, "Variances," subparagraph B, is hereby amended to
read as follows:
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97
B. Application types are based on the number of days /nights the sound source will
exceed the maximum permissible sound levels as shown in the following table:
Number of days /nights
maximum permissible
Notice of
Public
sound level may be
Variance
Application
Hearing
exceeded within a
Permit Type
Requirements
Requirements
12 -month period
30 days or less
Type 1
Administrative
No notice X2,3)
Hearing
Variance
31 -60 days
Type 2
Administrative
Mailed notice �''2�
Haring
Variance
More than 60 days
Type 3
Variance
Mailed notice (1,2)
Public
Hearing
(1) Mailed notice shall be provided per TMC Section 18.104.120 ex
with the exception that tenants that are not affected tenants per TMC Section
8.22.020 are not required to be sent notice.
(2) The administrator shall have the discretion in unusual circumstances (i.e.,
unusual type or intensity of noise or length of request) to require (additional)
public notification procedures, such as causing notice to be published on the
City's website, mailed notice provided to a wider geographic area, and /or notice
posted at the site.
(3) In the case of residential parties and prior to granting qn
ythe variance,
the applicant shall provide written notice to all residents within 500 feet of where
the event party or proiect is being held. When the 500 foot radius includes multi-
family complexes, all residents of the complex shall be notified. Written notice
shall be provided between 10 and 30 days of the onset of activity and shall
enumerate the anticipated party hours or work schedule for the lencith of the
proiect. An affidavit of distribution shall be provided to the Citv.
Section 2. Corrections by City Clerk or Code Reviser. 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 3. 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.
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Section 4. 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 2012.
ATTEST /AUTH E NTI CATE D:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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w e
Mrs, s,
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 2251
§1 (PART) AND 2056 §1 (PART), AS CODIFIED AT TUKWILA
MUNICIPAL CODE SECTION 8.25.020, SUBPARAGRAPHS D, E
AND F, TO ADD FLEXIBILITY TO RESIDENTIAL PARKING
AREA LIMITATIONS; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Title 8 of the Tukwila Municipal Code includes regulations on vehicle
storage and parking on single family residential properties and the City wishes to add
flexibility to residential parking area limitations; and
WHEREAS, on January 11, 2012, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non Significance on the proposed
amendments; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinances Amended. Ordinance Nos. 2251 §1 (part) and 2056 §1
(part), as codified at Tukwila Municipal Code Section 8.25.020, "Parking Limitations,"
subparagraphs D, E and F, are hereby amended to read as follows:
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101
D. Approved durable uniform surfaces outside of structures on -site may cover a
maximum of 1,200 square feet or 10% of the lot surface, whichever is greater. The
Director of Communitv Development may approve exceptions to this requirement for an
access drivewav, particularly on lots where there is a need for a Iona driveway.
102
E. No more than 50% of the front yard or 800 square feet, whichever is smaller,
may be approved durable uniform surface. An approved durable uniform surface
exceeding this requirement prior to August 25, 2004 may be maintained, but shall not
be expanded. The Director of Community Development may approve exceptions to this
requirement for an access drivewav, particularly on pie— shaped or other odd shaped
lots where it is infeasible to meet this reauirement.
F. Single- family properties on pre- existing, legal lots of record containing less than
6,500 square feet are exempt from the percentages r equ ir e m e i of noted in TMC
Section 8.25.020, subparagraphs D and E.
Section 2. Corrections by City Clerk or Code Reviser. 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 3. 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 4. 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 2012.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk Jim Haggerton, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Shelley M. Kerslake, City Attorney Ordinance Number:
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING ORDINANCE NO. 1837 §2 (PART), AS
CODIFIED AT TUKWILA MUNICIPAL CODE SECTION 8.28.180, TO
CORRECT AN OUTDATED ZONING DESIGNATION; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the "Landscape Maintenance" section of Tukwila Municipal Code
Chapter 8.28, "Nuisances," references an outdated zoning designation and the City
wishes to correct the inaccurate reference; and
WHEREAS, on January 11, 2012, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non Significance on the proposed
amendments; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106 and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance Amended. Ordinance No. 1837 §2 (part), as codified at
Tukwila Municipal Code Section 8.28.180, "Landscape Maintenance," is hereby
amended to read as follows:
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103
In addition to the foregoing, it constitutes a nuisance for anyone to fail to maintain
landscaping, including but not limited to lawns, shrubs, trees and other plantings,
whether of native growth or domestic vegetation in commercial, manufacturing or
industrial, or multiple dwelling residential areas of the City; and it is a nuisance to fail to
maintain any landscaping as designated in the landscaping and maintenance plan
required before occupancy_ areas of the City zoned r M
ffi
Section 2. Corrections by City Clerk or Code Reviser. 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 3. 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 4. 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 1 2012.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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3
>r
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 1838
§2 (PART), AS CODIFIED AT TUKWILA MUNICIPAL CODE
SECTION 8.45.030, SUBPARAGRAPH E, TO CORRECT
OUTDATED SECTION REFERENCES; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the "Violations" section of Tukwila Municipal Code Chapter 8.45,
"Enforcement," references various outdated sections of the Tukwila Municipal Code and
the City wishes to correct the inaccurate references; and
WHEREAS, on January 11, 2012, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non Significance on the proposed
amendments, and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106, and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance Amended. Ordinance No. 1838 §2 (part), as codified at
Tukwila Municipal Code Section 8.45.030, "Violations," subparagraph E, is hereby
amended to read as follows:
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105
E. It is unlawful to:
1. Maintain, allow, permit or fail to prevent a nuisance as defined in TMC
Chapter 8.28 or as defined throughout the Tukwila Municipal Code; and
2. Fail to comply with any applicable provisions of the Tukwila Municipal
Code, including, but not limited to, the regulations and requirements found in the
following s°^f ^s chapters of the Tukwila Municipal Code, as now in effect or as may
be amended hereafter:
TMG
8.22.29-09.22.1-5-0
Penalties.
Penalties.
13.08.120
i
Pe Ralty for violation.
16.16.0 RaFk i n f l aRes
16.54.31
19.36.01012.17 PeRalty for violations.
Chapter
5.04 Licenses Generaliv
8.22 Noise
9.32 Abandoned and Junked Motor
Title
"Business Licenses and Reaulations"
"Public Peace, Morals and Safetv"
"Vehicles and Traffic"
"Vehicles and Traffic"
"Water and Sewers"
"Water and Sewers"
"Buildings and Construction"
"Buildings and Construction"
"Buildinas and Construction"
"Buildinas and Construction"
"Subdivisions and Plats"
"Sian and Visual Communication Code"
Section 2. Corrections by City Clerk or Code Reviser. 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.
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I I V
Vehicles
9.44
Commute Trip Reduction Plan and
Program Requirements
14.06
Backflow Prevention Assemblies
14.16
Sewer Charqes
16.04
Buildings and Construction
16.16
International Fire Code
16.52
Flood Plain Manaqement
16.54
Gradinq
17.28
Exceptions, Penalties, Severabilitv
Liabilitv
19.12
Permits
Title
"Business Licenses and Reaulations"
"Public Peace, Morals and Safetv"
"Vehicles and Traffic"
"Vehicles and Traffic"
"Water and Sewers"
"Water and Sewers"
"Buildings and Construction"
"Buildings and Construction"
"Buildinas and Construction"
"Buildinas and Construction"
"Subdivisions and Plats"
"Sian and Visual Communication Code"
Section 2. Corrections by City Clerk or Code Reviser. 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.
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I I V
Section 3. 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 4. 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 2012.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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107
1:
1UL� �C-3
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS.
1770 §84,1344 §10, AND 1331 §19, AS CODIFIED AT TUKWILA
MUNICIPAL CODE SECTION 21.04.210, TO CLARIFY PUBLIC
NOTICE PROCEDURES FOR SEPA; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Title 21 of the Tukwila Municipal Code establishes procedures for
State Environmental Policy Act (SEPA) applications and the City wishes to clarify public
notice requirements for SEPA applications; and
WHEREAS, on January 11, 2012, the City's SEPA Responsible Official issued a
Determination of Non Significance on the proposed amendments; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106, and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance Amended. Ordinance Nos. 1770 §84, 1344 §10, and 1331
§19, as codified at Tukwila Municipal Code Section 21.04.210, "Public Notice
Procedure," are hereby amended to read as follows:
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109
A. Whenever public notice is required, the City shall follow the procedures set
forth in this section.
B. Public notice will be given in the following situations:
1. When the City issues the following Determinations of Non Significance
(DNS):
a. DNS involving another agency with jurisdiction;
b. DNS involving the demolition of any structure or facility not exempted
by WAC 197 -11- 800(2) (f) or 197 -11 -880;
c. DNS involving the issuance of a clearing or grading permit not
exempted by WAC 197 -11 -800 through197 -11 -890;
d. DNS issued following a request for early notice pursuant to WAC 197-
11- 350(2);
e. Mitigated DNS issued pursuant to WAC197 -11- 350(3);
f. DNS issued following the withdrawal of a DS pursuant to WAC 197 -11-
360(4).
2. When the City issues a Determination of Significance to commence
scoping.
3. When a draft EIS (DEIS) is available for public comment.
4. Whenever the City holds a public hearing pursuant to WAC 197 -11 -535,
provided that if the project requires a Type 3, 4 or 5 decision, such hearing shall be
consolidated with the public hearing on the merits of the project.
5. Whenever the responsible official determines that public notice is required.
C. The City shall give public notice by using the public notice procedures set forth
in TMC Sections 18.104.110 and .120.. at the time the application is determined
complete. The notice of decision shall be emailed or mailed to the applicant, parties of
record and the agencies with iurisdiction for the proiects listed under subsection B
above.
D. Notice of public hearings on non project proposals shall be published in a
newspaper of general circulation in the City.
E. The City may require an applicant to compensate the City for the costs of
compliance with the public notice requirements for the applicant's proposal and /or
provide services and materials to assist.
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aft
Section 2. Corrections by City Clerk or Code Reviser. 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 3. 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 4. 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 2012.
ATTEST /AUTH ENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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111
112
Attachment A
tarty or Tukwila
Planning Commission
Planning Commission (PC) Minutes
Date: January 26, 2012
Time: 6:30 PM
Location: City Hall Council Chambers
Present: Brooke Alford, Chair; Thomas McLeod, Vice Chair; Commissioners, Louise Strander, David
Shumate, and Jeri Frangello- Anderson
Arrived: Commissioner, Mike Hansen arrived at 6:35 PM
Absent: Commissioner, Aaron Hundtofte
Staff: Nora Gierloff, Deputy DCD Director, Minnie Dhaliwal, Planning Supervisor, and Wynetta
Bivens, Planning Commission Secretary
Chair Alford opened the public hearing at 6:30 PM.
Minutes: Commissioner McLeod made a motion to adopt the December 15, 2011 minutes. Commissioner
Strander noted one correction and seconded the motion. The motion was unanimously
approved. Correction: Commissioner Jeri Frangello- Anderson, was absent at the 12/15/11
meeting.
PLANNING COMMISSION PUBLIC HEARING
CASE NUMBER: L12 -001
APPLICANT: City of Tukwila
REQUEST: A series of proposed housekeeping code amendments ranging from code
clarification to policy decisions about allowed uses and development
standards.
LOCATION:. City wide
Minnie Dhaliwal, Planning Supervisor, Department of Community Development presented the staff
report. She gave a brief overview on the proposed code amendments. Similar housekeeping code
amendments were last updated in 2009.The current meeting and legislative approval process was
explained. Also, background and history was provided on the proposed code amendments, discussion
followed
PROPOSED CHANGES:
Site Specific Rezones
The State law requires only one public hearing for quasi-judicial site specific rezones, which typically
also involve changes to the Comprehensive Plan map, as the Zoning and Comprehensive Plan maps are
identical in Tukwila. However, the City is currently holding two public hearings and several Council
Committee meetings. The city attorney has advised that the process needs to be changed to meet the
State law. Therefore, staff is asking the Planning Commission to make a decision between Option 1
Option 2b as drafted in the 1/27/12 PC packet. Staff is recommending option 1.
There was extensive discussion on the proposed options, and potential revisions to the proposed
language.
Page 1 of 4 113
PC Hearing Minutes
January 26, 2012
ACTION: Option 1 Staff was asked to provide the Commission with more information and
clarification on what the role of the Commissioners is pertaining to giving, gathering, and
sharing information in a public meeting, and whether option 1 will involve making a
recommendation to the City Council by the Planning Commission.
Single Family Designs Standards
Entered into the record was a public comment letter by Sandra Kruzie, Tukwila resident, that was
received on January 26, 2012, and it was handed out to the Commissioners at the public hearing.,
In 2004, the Zoning Code was amended requiring the same design standards for homes built on site and
manufactured homes. In response to a citizen complaint staff briefed the Community Affairs and Parks
Committee (CAP) in October 2011, regarding different options of regulating the bulk and size of single
family dwelling units. This was in response to a complaint regarding houses being built that are too
large in their neighborhood. The committee gave staff directions to amend the method of calculating
building height on sloping lots.
Recently, another Tukwila resident raised an issue with the City Council regarding the current design
standards, which prevent the replacement of a single -wide manufactured home with a much better
manufactured home, as it did not meet some design standards. The current standards require all homes
to have a minimum roof pitch of 5:12 and the front door to face the street.
After discussion on this issue, the PC approved Option 1:
ACTION: Amend the Single Family Design Standards to allow the replacement of a single wide
mobile home with a newer and larger manufactured home, a one -time allowance. Staff will
draft some qualifying language addressing what the community is gaining from allowing
this waiver.
PUBLIC TESTIMONY:
Gary Singh, Developer, expressed concern with changing the building height rules that have been in
effect for a very long time. He said the City has slopes, which will dramatically change the size of the
houses with the new method of calculating building heights. Mr. Singh asked if Attachment G could be
looked into. He talked about building height comparisons of the surrounding cities: Kent, Renton, and
Burien, stating they allow 35 ft. structure heights and Tukwila is 5 ft. lower than the other three cities.
He said that he wonders why Tukwila wants to lower the building heights more. He said he thinks that
the 30 ft limit is great but if it is changed, it's going to create a lot of complications. Mr. Singh said if
someone can build a bigger house, he wonders why it is not allowed.
Staff noted that in 2007, the City Building Official looked at the referenced Attachment G.
Explanation was given on Tukwila and the methods of calculating building height by surrounding cities.
Commissioner Alford stated that Tukwila does have homes that are built out of scale, and that they
distract from the community. She said efforts should be made to respond to the land and the
surrounding community.
Staff walked through the proposed changes listed in Attachment F and Attachment I. The PC
discussed and approved. staffs proposed recommendations with the following changes:
114 Page 2 of 4
PC Hearing Minutes
January 26, 2012
Attachment F;
Page 2: Correct the name of the park to Duwamish Hill Preserve.
Page 5: Building Height, add the word "at" to state that the different grade planes be of intervals at least
15 feet.
Page 6: Add the phrase "or its successor" after Department of Early Learning.
Page 8: Landscape Plan Requirements section, add the following clarifying language "dead or dying
trees as determined by a certified arborist"
Page 8: Loading Space Requirement section Eliminate this section
Page 9: Filing of Plans section, change the word "restriping" to "reconfiguring with some thresholds,
such as adding new spaces, changes to landscaping islands and fire lanes.
Discussion of the proposed changes related to manufacturing uses listed under Attachment I followed.
The discussion focused on the following use that is permitted in C/LI zone, "Manufacturing,
processing and/or assembling 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
Commissioner Alford asked, "Why are manufacturing uses that have significant potential for causing
environmental pollution, such as noise, smoke, and dust, permitted in the Commercial Light Industrial
(C/LI) area." She said, "It doesn't seem appropriate for the zone.
Ms. Dhaliwal stated that she looked into this matter further to understand what the category means,
where it is allowed, and what the legislative intent was when it was adopted in 1995. She said it is a
permitted use in C/LI, HI, MIC/L, MIC/H zones, and is a conditional use in TVS. It is likely that it was
permitted due to some existing business. It is a broad category and the scale of products being
manufactured could be small or big under this zone.
Ms. Dhaliwal stated if the other Commissioners felt this was an issue that they could consider the
following options:
1. Recommendation that the vehicle, auto and boat manufacturing be moved to a Conditional Use in
C/LI. If this option is selected then there should be a provision that before it goes to the City
Council there is additional notice provided to the property owners of this zone informing them of
the options. This would allow property owners a chance to weigh in at the City Council public
hearing.
2. Leave as staff has written.
3. No change at this time, and look at it more comprehensively later.
She said in the past there was some sensitivity to making decisions that caused existing businesses to
become non conforming, and that should be taken into consideration, and proper notice be given before
making any changes that exceed the purview of housekeeping code amendments.
Nora Gierloff, Deputy DCD Director, commented that the mildest approach with the least impact would be
Page 3 of 4 115
PC Hearing Minutes
January 26, 2012
to make it a Conditional Use, which would allow some additional control for new uses but it would not make
any existing uses non conforming.
Ms. Dhaliwal said that if the Commission wants to make a recommendation to the City Council, then she
suggests notifying the property owners in the C/LI zone, and holding a public hearing on the proposed
change.
Commissioner Alford asked for the other Commissioners opinion on the issue. Discussion on this issue
continued during deliberation.
There were no additional comments.
The public hearing was closed.
The PC deliberated.
At the next meeting, staff will provide the PC with a memo of the requested information on the Site
Specific Rezones, Option 1, with an attached ordinance of all of the other proposed changes. The PC
will complete deliberation on the revised ordinance, and then make a recommendation to forward to the
City Council.
The Commission took a vote regarding notifying property owners that the PC would be holding a public
hearing to change vehicle and boat manufacturing to a Conditional Use in the C/LI. Four
Commissioners were in favor, Commissioners Strander and Hansen were opposed.
CONTINUANCE:
The hearing will be continued to February 23, 2012, at which time staff will return with more specific
ordinance language. Staff will also send out a notice to the property owners in the C/LI on the prpsosed
changes to manufacturing uses and inform them of the public hearing continuance on February 23
DIRECTOR'S REPORT:
Anthony Ritch, Regional Senior Vice President, Westfield, is tentatively scheduled to attend
the February 23 meeting and provide an update on the mall.
Work continues on the TUC Plan, staff is not certain it will be ready to bring back to the PC in
February.
A training opportunity was shared with the PC, if interested they can contact Nora, or Evie
Boykan, Tukwila Human Services Program Manager to RSVP.
Greater Youth Involvement, community outreach,- Staff said they are unable to take on this
project at this time, and asked if anyone would be interested in taking on this project, and
developing a proposal to be submitted to the Mayor. Nora asked to be notified if anyone is
interested.
Staff inquired whether the link to review their PC packet on laserfiche electronically is
sufficient, or whether they would also prefer to have a packet mailed to them.
Submitted By: Wynetta Bivens
Planning Commission Secretary
Adjourned: 9:22 PM
Adopted: 02/23/12
116 Page 4 of 4
City o f Tukwila
Planning Commission
Planning Commission (PC) Minutes
Date: February 23, 2012
Time: 6:30 PM
Location: City Hall Council Chambers
Present: Brooke Alford, Chair; Commissioners, Louise Strander, Mike Hansen, David Shumate, Aaron
Hundtofte, and Jeri Frangello- Anderson
Absent: Vice Chair, Thomas McLeod
Staff: Nora Gierloff, Deputy DCD Director, Minnie Dhaliwal, Planning Supervisor, and Wynetta
Bivens, Planning Commission Secretary
Chair Alford opened the public hearing at 6:30 PM.
Minutes: Commissioner Strander made a motion to adopt the January 26, 2012 Planning Commission
minutes. Commissioner Hansen seconded the motion. The motion was unanimously approved.
SPECIAL PRESENTATION:
Antony Ritch, Regional Senior Vice President, Development, Westfield Shopping Mall, gave a presentation
regarding the mall's vision at the request of the Planning Commission. Mr. Ritch expressed their pride in being a
true partner and investing in the community. He said that it is through the shared visions and partnerships that
they are able to achieve the best results for the community, customers, retailers, and investors. Recently,
Southcenter won a "gold" award for the mall expansion. Mr. Ritch said the award is a very prestigious award in
the industry, and was a real compliment to the City, and the team, for the remodel accomplishment, which was
achieved under the City's current planning codes.
Westfield became in involved with the TUC Plan in 2002, and is interested in continuing to work with staff on the
revised draft TUC Plan. They have some concerns with the original TUC Draft, which they have discussed with
staff. They feel that the proposed development regulations are not economically viable for developers. Concern
was expressed with the way the code was written in the previous draft. And also with the following language,
`the shopping industry shift is away from internal focused malls to more open air malls', Westfield felt the
previous draft Plan was far too prescriptive, and could be an issue for redeveloping the assets with a very specific
form of development. A Canadian pension fund investor has purchased the largest ever real estate investment
with Westfield for a 45 percent stake of Southcenter and a number of other development assets. Mr. Ritch said
they look forward to continuing to invest in Southcenter and being part of the next evolution of Tukwila.
Mr. Ritch said they do not want to discourage investors. He stated that they share the vision for the Southcenter
region to become more diversified with residential and office uses. They want to work with the City, but they
need assurance that the infrastructure is in place. Public transportation, the roads, and connectivity are extremely
important. However, they can't continue to invest if there is a risk that retailers and investors are going to go
elsewhere due to better planning environments in which they can work, and this is a major concern. Mr. Ritch
said that Westfield looks forward to receiving the next draft of the Plan and participating in conversations. He
said the results of the Southcenter remodel have been fantastic, and they are very proud to say that Southcenter is
extremely strong and has come through the recession in a very solid fashion, and they think that the product is
truly world class.
Commissioner Hansen, said that he concurs with many of the things Mr. Ritch said, and he believes it's the right
direction for the TUC Plan. Mr. Hansen said Westfield is the engineer for Southcenter, moving forward. He said
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PC Hearing Minutes
February 23, 2012
transportation will be critical to how people continue to move through the TUC and have the good planning
development that everyone wants to have. He also thanked Westfield for being part of the community and
commended them on doing a great job.
Commissioner Hundtofte asked what in particular is still outstanding. for Westfield with the second draft.
Mr. Ritch answered that they provided a very detailed list of concerns in the original draft and they have not
received any new information on which to comment. Once they receive new information, they will put together
detailed comments. He also said that they would be happy to come back and discuss their comments.
Additional comments from the PC The Commissioners thanked Mr. Ritch for the presentation, congratulated
Westfield on winning the gold award, and expressed their appreciation for having Westfield in the City.
Commissioner Alford asked if Westfield had a 10, 20, or 50 year plan for a vision for this property in their
organization for the future. Commissioner Alford also asked if Westfield could potentially see having residential
housing above the mall one day.
Mr. Ritch said they face a challenge having plans that are as far out as 10 -50 years. He said that five years out is
even difficult to predict with all of the changes that happen and they are constantly adjusting their plans. He said
they want to continue to diversify the assets, keep open communication with the community and retailers, and
evolve plans from there. He said the most important thing to do is to keep investing. Regarding housing above
the mall, Mr. Ritch said what drives the ability to do mixed use is a lot of the infrastructure. He said it's very site
specific and it depends on the timing and the demand
Commission Shumate expressed concern regarding the price of gas continuing to rise in the next few years and
the impact it's going to have on people who normally drive to the mall. He said he hopes there will be a
contingency plan on getting people from the train station, light rail, or the bus, to the mall.
Mr. Ritch stated they are very adept at working with cities to integrate public transportation, and would be more
than willing to work with the City on this issue.
PLANNING COMIVIISSION PUBLIC HEARING
1/26/12 CONTINUANCE:
Chair Alford swore in those wishing to provide public testimony.
CASE NUMBER: L12 -001
APPLICANT: City of Tukwila
REQUEST: A series of proposed housekeeping code amendments ranging from code
clarification to policy decisions about allowed uses and development standards.
LOCATION: City wide
Minnie Dhaliwal, Planning Supervisor, Department of Community Development, explained that at the 1/26/12
public hearing it was proposed to add sub headings to the manufacturing uses that are allowed in the various
zones including those allowed in the Commercial and Light Industrial (C/LI) zone. The discussion focused on one
of the permitted uses listed as manufacturing of tools, vehicles, and machinery, and whether it should continue to
be listed as a permitted use or changed to a conditional use. Since the 1/26/12 public hearing, staff has notified all
of the property owners of the C/LI zone that the Planning Commission is reviewing this particular use. Staff
received three comment letters on this issue, which were provided to the Commissioners. Staff noted that the C/LI
zone is spread out throughout the city and only a small portion of the overall area is adjacent to residential areas.
Commissioner Strander disclosed that she informed Nora Gierloff that she owns property in the C/LI. Ms.
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PC Hearing Minutes
February 23, 2012
Gierloff thanked Ms. Strander for disclosing the information and stated that it is fine for her to participate in the
public hearing for the Citywide zoning change.
TESTIMONY:
Paul Sheehan said he has owned a family business in Tukwila for 35 years. He expressed concern with a
comment made pertaining to whether manufacturing uses were zoned appropriately. He said he is hoping the
City is not taking the approach that they do not want any manufacturing uses in the area. Mr. Sheehan said that
they like it in Tukwila and want to stay.
Rick Bellin, Vice President, CFO for Harnish Group, and subsidiary companies, NC Machinery and NC Power
System, said that he is very alarmed there is consideration for a Conditional Use. He said they work with light
and heavy machinery including total rebuilds of tractors, and the proposed zoning change would affect them
tremendously. He said it would harm a long term resident that's been in Tukwila for over 40 years, who
generates high sales taxes for the City. He said they have never created any type of environmental issue. And he
strongly urges that the zoning is not revised. In response to a question from Commissioner Alford, he said a
Conditional Use would put a limitation on the use of their property.
Robin Sweiger, business owner, said that she doesn't see where this environmental impact issue has come from.
She said that she is incredibly worried about the zone being changed. She said all of the businesses in the area
work together and that the area has been cleaned up.
Gary Singh, Developer, discussed the issues addressed in the comment letter he submitted. He said that there is a
language interpretation issue for one of the TMC codes. Mr. Singh is proposing a different method of calculation
for the Maximum Building Footprint (TMC 18.10.057). Mr. Singh spoke in support of a proposal to allow the
Director of Community Development to approve a 10% allowable variance. (staff clarified that the building
footprint issue was not discussed at the 1/26/12 public hearing but was discussed at the Community Affairs and
Parks Committee meeting in October 2011) Mr. Singh urged the Planning Commission to consider his requests.
Bruce MacVeigh, Civil Engineer, said he has worked on several projects with Mr. Singh. He spoke in support of
Mr. Singh's proposed method of calculation for Maximum Building Footprint and spoke favorably of the homes
Mr. Singh builds.
Mike Overbeck, Tukwila property owner of a proposed 31 unit townhomes development, said that he is very
passionate about being proactive and helping the city. He spoke in support of developers like Gary being able to
invest in the City. He said he hopes there is a way to resolve Mr. Singh's issues and move forward. He
commented that other municipalities would find a way to make this work. Mr. Overbeck said that he wants to
continue to participate in bringing businesses, people, and developers into Tukwila.
Louie Sanft, Tukwila property owner, said he has several properties that are zoned C/LI. He said that he has a
new project he is developing along Interurban Ave that could possibly be affected by changing the zoning, as well
as some other existing properties. He said this change seems random and that he has not heard of any reasons
why the changes need to occur. Environmentally, he said that the Department of Ecology is really good at
watching businesses, as well as King County Industrial Waste Water Division, and the City of Tukwila Fire
Department. He said that he doesn't think changing the uses of businesses that are law abiding, following the
rules, and doing everything appropriately, would be fair to landlords. He also said a Conditional Use could limit
businesses from opening new businesses and some businesses may move to a different city. Mr. Sanft requested
the manufacturing use is not changed to a Conditional Use because it would be discouraging to future businesses
that may want to move here.
There were no additional comments.
The public hearing was closed.
The Planning Commission deliberated.
Page 3 of 5
119
PC Hearing Minutes
February 23, 2012
Commissioner Shumate asked what the Conditional Use entails and how it would involve property owners.
He also asked whether staff notified the affected residents surrounding the C/LI of the public hearing. Staff
responded that they only notified the property owners in the C/LI, and that the standard notice was published
in the newspaper.
Ms. Dhaliwal explained that Conditional Uses require an additional review process for a use to be approved. It
involves a hearing, notifying all property owners within 500 ft. of the property, staff making a recommendation to
the Hearing Examiner, the Hearing Examiner preparing the finding and facts, and making a decision on the
proposal. There is criteria in the code for a Conditional Use for which the applicant will need to submit reports
and justify that it is not an impact to the area. New construction structures over 1,500 sq. ft. must go through
Design Review, which is approved administratively for up to 10,000 sq. ft. For structures, over 10,00 sq. ft.
there is a hearing process. In addition, structures larger than 12,000 sq. ft. must go through the State
Environmental Policy Act (SEPA). Design Review and SEPA are already in the code and may be triggered for
new development. Permitted uses do not require land use approval, they require a business license, and they may
need a building permit for construction inside the building.
Commissioner Hundtofte asked what was driving the proposed Conditional Use amendment. He also asked for
some clarification regarding mixed uses in the NCC, and said if the amendment is approved Conditional Use
should apply to the NCC also, because it is lighter than C/LI.
Commissioner Alford stated that she raised the proposed Conditional Use amendment for manufacturing, based
on language in the basic housekeeping standards. She said there was one classification that would have
significant impacts in the C/LI, and she inquired whether it was appropriately zoned. She commented that she
doesn't think that businesses should be penalized but that the community should have input regarding what is
going on in their environment.
Co Stander said there are long term existing businesses that have been a part of the community; and
that she personally would be reluctant to put any sort of Conditional Use on their previously zoned activity.
Commissioner Hansen concurred with Commissioner Strander. He said that he votes in favor of leaving things
the way they are.
Commissioner Hundtofte asked if the proximity to the water could be governed by the Shoreline Master Plan
and if other overlays, rather than just zoning, could cover it.
Ms. Dhaliwal said that the properties that abut the river would apply for new construction or the uses section of
the SUP. In addition to the local agencies, there are regional bodies such as the Department of Ecology that
would regulate clean air emissions. Under the Conditional Use criteria, in addition to the hearing, there would be
documentation on what other overlays cover for regulations.
Commissioner Alford asked if all of the other agencies and the current codes would protect AllenTown residents
from redevelopment in the area from heavy Industry and impacts from noise, vibration, dust, etc.
Ms. Dhaliwal. said that for any new development that triggers SEPA, there would be a review done for impacts to
the environment. Also, an Environmental Impact Statement will need to be prepared to address the impacts for
projects that have a significant impact.
COMMISSIONER HANSEN MADE A MOTION TO RETAIN THE LANGUAGE IN
ATTACHMENT `I' FOR MANUFACTURING USES IN THE C/LI WITH NO CHANGE.
COMMISSIONER STRANDER SECONDED THE MOTION. COMMISSIONER ALFORD
CALLED FOR A ROLL CALL VOTE. COMMISSION SHUMATE OPPOSED. THE MOTION
PASSED 5 -1.
Page 4 of 5
120
PC Hearing Minutes
February 23, 2012
Commissioner Alford expressed a concern with having permitted uses causing impacts; she said she hopes
this issue can be addressed by a more comprehensive look in the future.
There was discussion on Mr. Singh's proposal to change the building footprint calculations. Staff noted that
this change could only be implemented if the policy is changed for the way single family houses are
regulated. It was the consensus of the Commissioners to retain the current building footprint calculations.
Quasi- Judicial Rezone
Staff returned with clarifying information as requested by the PC at the 1/26/12 on their role pertaining to the
quasi-judicial rezone process. The decision was to keep this item as a Type 5 decision unless Council
delegates the authority to the PC for them to hear as a Type 4 decision.
COMMISSIONER HANSEN MADE A MOTION FOR TWO OPTIONS FOR THE PUBLIC
HEARING PROCESS FOR SITE SPECIFIC REZONES:
OPTION 1: STAFF HOLD ONE INFORMATIONAL PUBLIC MEETING PRIOR TO TYPE FIVE
DECISIONS GOING TO CITY COUNCIL (PLANNING COMMISSION ATTENDANCE
OPTIONAL); THEN CITY COUNCIL HOLD A PUBLIC HEARING AND MAKE A FINAL
DECISION.
OPTION 2: IF COUNCIL PREFERS, THE PLANNING COMMISSION HOLD THE PUBLIC
HEARING AND FORWARD THEIR RECOMMENDATION TO THE CITY COUNCIL; THEN
CITY COUNCIL HOLD A CLOSED RECORD PUBLIC HEARING AND MAKE A FINAL
DECISION.
COMMISSIONER STRANDER SECONDED THE MOTION. The decision was to keep this item as a
Type 5 decision (Option 1) unless Council delegates the authority to the PC for them to hear as a Type
4 decision (Option 2). ALL WERE IN FAVOR.
Other Reauested Housekeenine Chanees
The remaining list of proposed housekeeping amendments, including the changes requested by the Planning
Commission at the January meeting are listed in the draft Ordinance.
COMMISSIONER SHUMATE MADE A MOTION TO APPROVE THE DRAFT ORDINANCE
WITH AMENDED RECOMMENDATIONS. THE ORDINANCE WILL BE FORWARDED TO THE
CITY COUNCIL FOR THEIR FINAL RECOMMENDATION. COMMISSIONER HANSEN
SECONDED THE MOTION. ALL WERE IN FAVOR.
DIRECTOR'S REPORT:
Sign Code housekeeping items:
Nora stated that there were not provisions in the Sign Code for signs to appear on gas station
canopies staff is proposing to add some modest signage allowance for gas station canopies;
Staff is proposing changes to the Sign Code that will streamline the permit process and allow
businesses to amend their existing sign permit without being charged a fee.
Staff will present changes to the CAP on 3/12/12, since they are very minor non policy oriented
changes they are going to request for approve without returning to PC with the proposed changes.
Staff contacted Nate Robinson in Tukwila Parks and Recreation regarding a youth outreach group
attending a PC meeting and the PC using this as an opportunity to do some community outreach with
the youth. Nate works with the Tukwila high school group of teens on college prep and community
service. If there is an interest for Nora to pursue this, please let her know.
Submitted By: Wynetta Bivens
Planning Commission Secretary
Adjourned: 8:40 PM
Adopted: 03/22/12
Page 5 of 5
121
122
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Attachment C
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO:
FROM:
DATE:
SUBJECT
ISSUE
Mayor Haggerton
Community Affairs and Parks Committee
Jack Pace, Department of Community Development Director
October 5, 2011
Low Density Residential Zone Development Standards
Should the City change residential development standards such as height, setbacks or building
footprint to increase the compatibility of infill development with existing structures?
BACKGROUND
This issue was reviewed by the City Council in 2007, when the Council asked staff to review the way
building height was calculated after receiving complaints about a new house that the neighbors felt was
out of scale with the surrounding development. The Community Affairs and Parks Committee reviewed
the issue and asked staff to look at increasing the rear yard setbacks. Based on the research at that
time it was determined that there was no easy fix to regulating the compatibility of infill development
and just increasing the setback would not have prevented the house in question to be built. However it
was decided to review the height issue with an overall look at the single family standards. An overall
look at the policies for residential neighborhoods is usually done as part of the Comprehensive Plan
update. At this time Tukwila is mandated by State Law to update its Comprehensive Plan by 2015. The
resident who raised this issue in 2007 has asked that this issue be revisited. Staff has prepared some
options for the Committee to review in order to address this issue.
DISCUSSION
There are a number of ways that the bulk or the building envelope of a structure can be regulated, such
as building height, lot coverage, setbacks, and in some jurisdictions floor area ratio (FAR). The current
development standards in the LDR zone that regulate single family development are listed in
Attachment A. Also, Attachment B is the comparison of common development standards of the
neighboring jurisdictions. Different development standards that apply to a single family home are
discussed below along with some options for revising the standard in order to address the compatibility
of infill housing with the existing homes.
Building Height
Building height is only one element of the development regulations that controls the bulk or the building
envelope of a structure. At this time the building height is calculated by the method laid out in the
Washington State Building Code. It is measured from the grade plane, which is the average of the
finished ground level adjoining the exterior walls of the structure. On a sloping lot the height of the
structure on one side can be more than the maximum height allowed on a flat lot. Attachment B
discusses the alternate ways of calculating the building height on a sloping lot. One option is to
MD 10-5-11
WA2011 Info Memos Council \SingleFamDevStandards.doc
125
INFORMATIONAL MEMO
Page 2
establish the grade plane from the lowest ground level around the building. Another option is to allow
the grade plane to be stepped to allow the structures to better respond to the topography of sloping
sites. Either of these options will result in slightly lowering the maximum height of a structure on a
sloping lot. In the case of the house that sparked this discussion changing the building height
measuring point from average grade plane to lowest elevation would have lowered the house by about
five feet. It would not necessarily prevent the construction of a third story.
Setbacks
Increasing the side and rear setback distance for the second and third story of a house would be
another way to reduce the impact of a house on the adjacent properties. The current LDR setbacks are
20' in the front, 10' on the second front (for corner lots), 5' on the sides and 10' in the rear. Tiered side
and rear setbacks that increase by 5' per story would modulate the side elevations of the houses and
reduce their bulk. The increases could have the effect of limiting the development potential of smaller
or oddly shaped lots and preclude the use of stock plans by developers_ Another option instead of a
tiered setback is to increase the rear and side yard setbacks for the entire structure and have an even
larger setback for a three story house. Under this option the rear yard setback in LDR for all houses
could be increased to 15 feet and to 25 feet if the house has a third story (with a possible exception for
alley accessed garages or accessory structures). The house that triggered this discussion is set back 5
to T from one side, 8' from the other and 65' in the back.
Building Footprint
The LDR zone (TMC 18.10.057) currently limits the footprint of all of the structures on a site to roughly
35% (the percentage decreases as the lot size increases). The building size can be maximized by
building that footprint straight up three stories. For substandard sized lots (under 6,500 sf) there is no
percentage limit, only the required structure setbacks. There have been some concerns expressed with
the formula in the code. Also, there have been some concerns that the formula penalizes development
on larger lots or encourages square footage to be added as another story instead of expansion of the
footprint. One option may be to allow administrative approval to allow variances up to 10% of the
building footprint if certain standards are met such as compatibility in scale with the adjoining homes;
modulation of the facade; and /or larger than required setbacks are provided.
Floor Area Ratio (FAR)
Tukwila does not currently have FAR standard, which is expressed as the total square footage of the
building(s) divided by the square footage of the lot. This links the size of the building to the size of the
lot regardless of the number of stories. So you can choose to have a larger single story structure or a
taller structure with a smaller footprint. Common single family residential FARs range from .45 to .65,
which would limit a house on a 6,500 sf lot to between 2,925 and 4,225 sf. Tukwila's Comprehensive
Plan suggests a maximum FAR of .5 not including the basement area (CP 7.6.4). The house that
triggered this discussion was on a 13,500 sf lot and had a FAR of .34. One option in lieu of having a
building footprint standard is to have a graduated FAR standard similar to the building footprint
standard, where the percentage decreases as the lot size increases.
CONCLUSION
Tukwila's single family house regulations are similar to those of nearby, similarly situated communities
as seen in the table in Attachment B. The common challenges with infill development are compatibility
of the size /bulk with the existing homes; the street layout and orientation of the homes where not all
homes face the public street; and the architecture /style of the new homes.
MD 2
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WA2011 Info Memos- counciNSingleFamDevStandards .doc
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INFORMATIONAL MEMO
Page 3
As part of the Comprehensive Plan update the City of Tukwila will review the policies in the residential
neighborhoods chapter. The policies related to neighborhood quality; density requirements; accessory
dwelling units; street layout and sidewalk requirements; orientation of the home; accessory structures
and other broader policies will be reviewed and discussed as part of that process. However if the
Committee decides to review development standards such as building height, setbacks, building
footprint and floor area ratio at this time then staff has laid out some options to consider for further
discussion.
OPTIONS
If the Community Affairs and Parks Committee would like to review the development standards in the
LDR zone then listed below are some options:
1) Change the Zoning Code to require a different method of calculating the building height on
sloping lots;
2) Amend the standards that regulate bulk by:
a) Increasing the rear yard setback in LDR for all houses from 10 to 15 feet and to
25 feet if the house has a third story (with a possible exception for alley accessed
garages or accessory structures); and /or
b) Choose either i) or ii) listed below:
i) Allow administrative approval to allow variances up to 10% of the building
footprint standard if certain standards are met such as compatibility in
scale with the adjoining homes; modulation of the fagade; and /or larger
than required setbacks are provided; or
ii) Adopt a graduated FAR standard similar to the building footprint standard,
where the percentage decreases as the lot size increases.
3) No Action.
RECOMMENDATION
The options listed above under #1 and #2 will result in slightly reducing the size and the bulk of the
homes that could be built in Tukwila. However none of the changes to the building standards would
make a significant difference in the bulk of the house that was the source of the neighborhood
complaint. Staff recommends that at a minimum the method of calculating building height on sloping
lots be revised. If the Committee wishes to look at options 1 and 2, staff recommends that this item be
forwarded to the Planning Commission for further review. Staff would bring back the Planning
Commission's recommendation to the City Council for final action.
ATTACHMENTS
Attachment A: Tukwila's Single Family Development Standards
Attachment B: Comparison of development standards of the neighboring jurisdictions
Attachment C: Methods of calculating building height
MD
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WA2011 Info Memos- CounciRSingleFamDevStandards .doc
127
Development Standards in the Low Density Residential (LDR) Zone
Minimum lot size
Average Lot Width (minimum)
Setbacks:
Front I
Front, decks or porches
Second Front I
Sides I
Rearl
Height
Parking
6500 sq. ft.
50 feet
20 feet
15 feet
10 feet
5 feet
10 feet
30 feet maximum and is measured per
Washington State Building Code (from the
average grade plane to the mid -point of the
highest roof)
Two spaces for each dwelling unit up to 3
bedrooms and then one additional space for
every two bedrooms in excess of 3 bedrooms
in a dwelling unit.
In addition to the standards listed above the following sections regulate accessory dwelling
units, building footprint and the design of the dwelling units:
18.10.030 Accessory dwelling units
Accessory dwelling units are permitted in LDR zone, provided the following criteria are met:
a. minimum lot of 7,200 square feet;
b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum
of 1,000 square feet, whichever is less;
c. one of the residences is the primary residence of a person who owns at least 50% of the property,
d. dwelling unit is incorporated into the primary detached single family residence, not a separate unit, so that
both units appear to be of the same design as if constructed at the same time;
e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of
four spaces for units over 600 square feet; and
f. the units are not sold as condominiums.
18.10.057 Maximum Building Footprint
The maximum total footprint of all residential structures located on a lot in the Low Density Residential District shall
be limited to 35% of the lot area, provided:
1. The maximum footprint is reduced by 0.125% for each 100 square feet of lot area in excess of 6,500 square feet
and less than 19,000 square feet;
2. The maximum footprint shall be 4,000 square feet for lots between 19,000 square feet and 32,670 square feet;
3. The maximum footprint shall be 5,000 square feet for lots between 32,760 square feet and 43,560 square feet;
4. The maximum footprint shall be 6,000 square feet for lots over 43,560 square feet; and
5. For lots less than 6,500 square feet in size, the maximum total footprint shall be the area defined by the application
of the standard setback requirements set forth in the applicable Basic Development Standards, up to a maximum
of 2,275square feet.
128
18.50.050 Single Family Dwelling Design Standards
All new single family dwellings, except those that are part of an approved Housing Options Demonstration Program,
constructed under building permits submitted to the City after August 19, 2005, must:
1. be set upon a permanent foundation, with the space from the bottom of the home to the ground enclosed by
concrete or an approved concrete product that can be either load bearing or decorative;
2. if a manufactured home, be comprised of at least two fully enclosed parallel sections, each of not less than 12
feet wide by 36 feet long;
3. be thermally equivalent to the State's energy code;
4. have exterior siding that is residential in appearance including, but not limited to, wood clapboards, shingles or
shakes, brick, conventional vinyl siding, fiber- cement siding, wood- composite panels, aluminum siding or similar
materials. Materials such as smooth, ribbed or corrugated metal or plastic panels are not acceptable;
5. have the front door facing the front or second front yard, if the lot is at least 40 feet wide; and
6. have a roofing material that is residential in appearance including, but not limited to, wood shakes or shingles,
standing seam metal, asphalt composition shingles or tile, with a minimum roof pitch of 5:12.
18.50.055 Single Family Design Standard Exceptions
The design standards required at 18.50.050 (5) and (6) may be modified by the DCD Director as a Type 2 Special
Permission decision.
1. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
a. The proposed roof pitch is consistent with the style of the house (for example modem, southwestern);
b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet in height;
c. If a sloped roof is proposed, it must have at least 24 -inch eaves; and
d. The house exhibits a high degree of design quality, including a mix of exterior materials, detailing, articulation
and modulation.
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 house will be set back at least twice the minimum front yard setback;
c. The entrance is oriented to take advantage of a site condition such as a significant view; or
d. The entry feature is integral to a unique architectural design.
129
Below is a table listing single family development standards in nearby jurisdictions
Building Envefope
i��1ru"]triG a
tICCGHT i p s y .Tr 4
Fl
Rear 10'
Impervious
Surface
N{AMMUM
LOTir_O ERAGf
i
i
Kent
Jurisdiction
Standard
Tukwila
stry/35'
30' to roof
Max. Height
mid -point
Min. Lot
60', 70' 50',60'
Area
6,500
Lot Width
50'
15', 20'
35%(2,275)
10'
at 6,500 sf,
garage 20'
setbacks
only limit
Max. Lot
below 6,500
Coverage
sf
Setbacks:
20'
Front
20'
Second
Front
10'
Side
5'
Rear 10'
Impervious
Surface
N{AMMUM
LOTir_O ERAGf
i
i
Kent
Renton
2.5
stry/35'
2 stry/35' 2 stry /30'
7,600
8,000 4,500
45%
60', 70' 50',60'
50'
Corner Corner
SeaTac Burien
30' 35'
5,000 to
15,000 7,200
50'
5' 25' 20' 15' 5'
70%
60%
Seattle
30'+ 5' for
roof
5,000
None
35% or
1,000+
15%
(1,750) for
lots under
5,000 sf
20'
10'
5'
Smaller of
25' or 20%
lot depth
WE
Greater
Greater
of 2,500sf
of 2,500sf
45%
or 35%
or 35% 35%
35%
15', 20'
10'
30'
garage 20'
20'
15', 20'
10'
20'
garage
20'
15' Total,
5'
S min.
5' 5'
5'
5' 25' 20' 15' 5'
70%
60%
Seattle
30'+ 5' for
roof
5,000
None
35% or
1,000+
15%
(1,750) for
lots under
5,000 sf
20'
10'
5'
Smaller of
25' or 20%
lot depth
WE
Methods of Calculating Building Height
Building Height is defined in the Zoning Code (TMC 18.06.100) as:
"Building height" means the height of a building as calculated by the method in the Washington
State Building Code.
The Washington State Building. Code defines Building Height and the Grade Plane as:
Building Height: The vertical distance from grade plane to the average height of the highest
roof surface.
Grade Plane: A reference plane representing the average of the finished ground level adjoining
the building at all exterior walls. Where the finished ground level slopes away from the exterior
walls, the reference plane shall be established by the lowest points within the area between the
building and the lot line or, where the lot line is more than 6 ft (1829 mm) from the building
between the structure and a point 6 ft (1829 mm) from the building.
t,
Height Limit
Actual Grade
Average Grade
131
In case of a sloping lot the height is measured from the average grade plane and the visual impact
of a structure can be different if it was on a flat lot. This is particularly of importance in
residential zones where the compatibility of existing and new homes becomes an issue. In order
to address sloping lots the City Council has options to amend the building height definition as
follows:
"Building height" means the height of a building as calculated by the method in the Washington
State Building Code, except if the slope of the subject property is 15% or more and the subject
property is zoned residential then building height shall be calculated by either option a) or option
b) listed below:
a) The grade plane shall be established from the lowest finished grade or lowest existing
grade (whichever is lower) adjoining the building at any exterior wail; or
Height Limit
Actual Grade is
greater than
15%
Lowest Grade
132
b) In order to allow the structures to better respond to the topography of sloping sites a
structure will be allowed to adjust the points at which height is measured. This may be
accomplished by establishing separate grade planes at intervals of least 15 feet for
different sections of the structure.
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Additionally, the city may require a topographic survey from a licensed land surveyor when the
existing grade will be disturbed to accomplish the construction or when the final height of the
new structure in the area where grade is being disturbed is within 2 feet of the allowed height
limit for the structure as measured above the existing or finished grade.
133
City of Tukwila
Community Affairs and Parks Committee
COMMUNITY AFFAIRS AND PARKS COMMITTEE Meeting Minutes
October 10, 2011 5 :00 p.m.; Conference Room #3
PRESENT
Councilmembers: Verna Seal, Chair; Joe Duffie and De'Sean Quinn
Staff: Derek Speck, Peggy McCarthy, Brandon Miles, Minnie Dhahwal, Jack Pace and Kimberly Matej
Guests: Sandra Kruize
CALL TO ORDER: Committee Chair Seal called the meeting to order at 5:02 p.m.
I. PRESENTATIONS -No presentations.
H. BUSINESS AGENDA
A. Crisis Diversion Facilities: Ordinance Repeal and Ammendment
Staff is seeking Council approval to repeal Ordinance No. 2332 regarding the location of Crisis Diversion
(CDF) and Crisis Diversion Interim Facilities (CDIS) within the City of Tukwila. This repeal is being
requested as a result of a decision made by the King County Superior Court on September 16, 2011, which
overturned a previous decision by the Central Puget Sound Growth Management Board (Board).
Ordinance No. 2332 expanded the location of the above facilities in response to the Board's assertion that a
previous ordinance (No. 2287) did not comply with the provisions of the Growth Management Act. Since
Superior Court has reversed the Board's decision, the City is now able to repeal Ordinance No. 2332, and
revert back to original Ordinance No. 2287.
In addition to the repeal, staff is requesting an amendment to Ordinance No. 2287, which would include a
revised definition of CDF /CDIS facilities to be consistent with State legislation. This revised definition was
included in Ordinance No. 2332. A public hearing will be scheduled on this item for the October 24 COW.
UNANIMOUS APPROVAL. FORWARD TO OCTOBER 24 COW FOR DISCUSSION AND
PUBLIC HEARING.
B. Low Densitv Residential Zone Development Standards
Staff is seeking Committee direction on how to proceed with policy standards relative to low density
residential zone development. This item originally came forward to Council in 2007 in response to concerns
regarding development of residential infill that did not appear to be compatible with existing structures.
Concerns regarding such infill were not completely addressed at the time, and staff is now seeking policy
direction from the Committee regarding such standards.
After discussion, the Committee Members determined that it is in the best interest of the community for staff
to review the calculations for building height in regards to infill and existing structures while balancing the
needs of the community without discouraging development. This item will move forward to the Planning
Commission for review and work as appropriate and return to Committee and Council with a
recommendation. The Committee suggested that other issues such as setbacks, lot sizes and variances in
regards to low density residential development be looked at during the Comprehensive Plan review process.
FORWARD TO PLANNING COMMISSION FOR REVIEW AND RECOMMENDATION.
III. MISCELLANEOUS
Meeting adjourned at 5:33 p.m.
Next meeting: Monday, October 24, 2011— 5:00 p.m. Conference Room #3
a Committee Chair Approval
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City of Tukwila
Community Affairs and Parks Committee
COMMUNITY AFFAIRS AND PARKS COMMITTEE
Meeting Minutes
April 9, 2012 5: 00 p.m.
PRESENT
Councilmembers: Kathy Hougardy, Chair; Joe Duffle and Allan Ekberg
Staff: David Cline, Peggy McCarthy, Jack Pace and Kimberly Matej
CALL TO ORDER: Committee Chair Hougardy called the meeting to order at 5:05 p.m.
I. PRESENTATIONS
No presentations.
II. BUSINESS AGENDA
A. Tukwila Municipal Code: Draft Amendments
Staff is seeking Council approval of several draft ordinances amending the Tukwila Municipal Code (TMC)
as outlined below. The Committee forwarded these items to the Planning Commission for review and
recommendation in January. The Planning Commission held a public hearing on January 26, 2012, and
February 23, 2012.
1. Title S: Business License Regulations and Title 18: Zoning Code
Revision of Comprehensive& Zoning Plan Amendment Process
The City Attorney has advised there is a need to ensure that site specific rezones, which are quasi-judicial
in nature, are processed definitively different than area -wide rezones, which are legislative in nature.
Under state law, quasi-judicial matters should have only one open record hearing as compared to
legislative matters which can include several public discussions and /or meetings.
In order to address this issue, the Planning Commission recommends the following change to the TMC:
Site specific rezones should be handled as Type 5 decisions which are quasi-judicial made by the City
Council at a Regular meeting (will not go through Committee process or COW) immediately following an
open record hearing (also known as a public hearing). Type 5 decisions may only be appealed to Superior
Court. UNANIMOUS APPROVAL. FORWARD TO APRIL 23 COW FOR PUBLIC HEARING
AND DISCUSSION.
Single Familv Design Standards
Building Height. At the October 10, 2011, Community Affairs and Parks Committee meeting, the
Committee forwarded calculations for building height in regards to infill and existing structures to the
Planning Commission for review and recommendation. This item was sent to the Commission for review
in response to the interest of balancing the needs of both infill and existing structures within the
community without discouraging development (i.e.: new larger height homes being built in areas of
smaller height homes).
Currently, the TMC calls for building heights to be regulated by the Washington State Building Code.
The Planning Commission recommends continuing to calculate the building height per the Washington
State Building Code, except if property is zoned residential and the slope of the property is 15% or larger.
If the slope is 15% or larger, the building height would be calculated in one of two ways: either establish
the plane from the lowest finished or existing grade adjoining the building at any exterior wall; or
establish grade planes at intervals of at least 15 feet for different sections of the structure. Staff distributed
a diagram displaying a comparison of building height standards with surrounding cities, Tukwila's
current calculation and the proposed calculation.
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Communitv Affairs Parks Committee Minutes
Acril 9, 2012 Pace 2
Since this item began in 2011, and Committee membership has changed since referral to the Planning
Commission, the Committee prefers this item move forward for full Council discussion without a
recommendation. NO COMMITTEE RECOMMENDATION. FORWARD TO APRIL 23 COW
FOR PUBLIC HEARING AND DISCUSSION.
Manufactured Homes
On January 9, 2012, the Community Affairs Parks Committee forwarded the replacement of existing
single -wide manufactured homes to the Planning Commission for review and recommendation. The
Planning Commission recommends waivers from the required 5:12 roof pitch or street facing front door
for owners of single -wide manufactured homes if the proposal includes replacement of a single -wide with
a double -wide. This waiver would only be granted one time per property and the change should result in
an aesthetic improvement to the neighborhood. UNANIMOUS APPROVAL. FORWARD TO APRIL
23 COW FOR PUBLIC HEARING AND DISCUSSION.
Other
Several additional housekeeping items are incorporated into this draft amendment including: updating
references, clarifying code interpretations and language, typographical errors, definitions and procedures.
The informational memo summarizes specific changes in more detail as well as the strike -out underline
changes provided in the draft ordinance. UNANIMOUS APPROVAL. FORWARD TO APRIL 23
COW FOR PUBLIC HEARING AND DISCUSSION.
2. Chapter 8.07: Controlled Substances, Paraphernalia, Poisons Toxic Fumes
This draft amendment updates the list of schools, parks, community centers and libraries that are located
in designated drug free zones. Staff will check to see if post- secondary schools should be included in the
drug free zone designation. Committee members offered some other updates /clarifications to the list.
UNANIMOUS APPROVAL. FORWARD TO APRIL 23 COW FOR PUBLIC HEARING AND
DISCUSSION.
3. Chapter 8.22: Noise
This draft amendment clarifies the notice requirements for noise variances. Specifically, it adds wording
that requires written notice to residents within 500 feet of a location for which sound levels that will be
exceeded for 30 days or less. An affidavit of distribution must be provided to the City. UNANIMOUS
APPROVAL. FORWARD TO APRIL 23 COW FOR PUBLIC HEARING AND DISCUSSION.
4. Chapter 8.25: Vehicle Storage and Parking on Single- Family Residential Property
This draft amendment adds flexibility to residential parking area limitations. Specifically, it allows for
director approval of exceptions with properties such as odd shaped lots or lots that require a long
driveway. This change is meant to ensure irregularly shaped lots are not penalized. There is also reference
to this in Title 18 (landscaping). UNANIMOUS APPROVAL. FORWARD TO APRIL 23 COW FOR
PUBLIC HEARING AND DISCUSSION.
5. Chapter 8.28: Nuisances
This draft amendment corrects outdated zoning designation, specifically reference to City zone C -M
which is no longer a zone. UNANIMOUS APPROVAL. FORWARD TO APRIL 23 COW FOR
PUBLIC HEARING AND DISCUSSION.
6. Chapter 8.45: Civil Violations
This draft amendment updates /corrects outdated section references, and refers to general chapters rather
than specific sections within a chapter. UNANIMOUS APPROVAL. FORWARD TO APRIL 23
COW FOR PUBLIC HEARING AND DISCUSSION.
7. Chapter 21.04: State Environmental Policy Act
This draft amendment clarifies public notice procedures for State Environmental Policy Act (SEPA)
applications and decisions. Specifically, staff is codifying a process that is already being done, which is
146
Communitv Affairs Parks Committee Minutes
Aoril 9, 2012 Paae 3
the process of sending notice of application once an application is complete to solicit comments, and the
notice of decision when the application is approved, is mailed to parties of record. UNANIMOUS
APPROVAL. FORWARD TO APRIL 23 COW FOR PUBLIC HEARING AND DISCUSSION.
III. MISCELLANEOUS
Meeting adjourned at 6:08 p.m.
Next meeting: Monday, April 23, 2012 5:00 p.m. Conference Room #3
Mt Committee Chair Approval
Minut by K,41M. Reviewed by MD.
147