HomeMy WebLinkAboutReg 2025-05-05 Item 7A - Ordinance - TMC Title 18 "Zoning" Relating to Residential ConversionsITEM INFORMATION
STAFF SPONSOR: NEIL TABOR ORIGINAL AGENDA DATE:
AGENDA ITEM TITLE Residential Conversions Code Amendment
CATEGORY Discussion Motion Resolution Ordinance Bid Award Public Hearing Other
Mtg Date 4/28/25 Mtg Date 5/5/25 Mtg Date Mtg Date 5/5/25 Mtg Date Mtg Date Mtg Date
SPONSOR Council Mayor Admin Svcs DCD Finance Fire P&R Police PW
SPONSOR’S
SUMMARY Proposed ordinance to amend the Tukwila Muncipal Code to update allowances for
conversion of existing building space to residential, consistent with updates to state law.
REVIEWED BY Trans&Infrastructure Svcs Community Svcs/Safety Finance & Governance Planning & Community Dev.
LTAC Arts Comm. Parks Comm. Planning Comm.
DATE: 1/23/25; 4/14/25 COMMITTEE CHAIR: HEDRICK
RECOMMENDATIONS:
SPONSOR/ADMIN. Department of Community Development
COMMITTEE Unanimous Approval; Forward to 4/28 Committee of the Whole Meeting
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $0 $0
Fund Source: N/A
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
4/28
5/5
MTG. DATE ATTACHMENTS
4/28 Informational Memorandum dated 4/14/25
Ordinance with Exhibit A
Minutes from the 1/25/25 Planning Commission Meeting
Minutes from the 4/14/25 Planning & Community Development Committee Meeting
COUNCIL AGENDA SYNOPSIS
----------------------------------Initials --------------------------------- ITEM NO.
Meeting Date Prepared by Mayor’s review Council review
4/28/2025 NT
5/5/2025 NT 7.A.
Forwarded to next Regular Meeting Consent Agenda
5/5 Final Ordinance
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2741
§3 (PART), AS CODIFIED AT VARIOUS SECTIONS OF
TUKWILA MUNICIPAL CODE (TMC) TITLE 18, “ZONING”; TO
AMEND REGULATIONS REGARDING RESIDENTIAL
CONVERSIONS; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila Municipal Code (“TMC”) Chapter 18 regulates zoning and land
use in the City of Tukwila; and
WHEREAS, RCW 35A.21.440 requires jurisdictions to adopt compliant regulations
regarding the conversion of residential structures no later than six months after the periodic
update of the comprehensive plan; and
WHEREAS, the Tukwila Comprehensive Plan was adopted on December 16, 2024;
and
WHEREAS, regulations should be consistent and align with state law; and
WHEREAS, on January 23, 2025, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning
amendments to the Tukwila Municipal Code to establish the Critical Area Designation
Permit, and at that meeting adopted a motion recommending that the City Council
approve the proposed changes; and
WHEREAS, on January 24, 2025, the City’s State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non-Significance on the proposed
amendments; and
WHEREAS, on May 5, 2025, after considering the analysis and proposed code
amendments prepared by City Staff, the recommendation from the Planning Commission,
and the public comments received, the City Council desire to adopt code amendments as
set forth herein.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Adoption of Findings of Fact. The City Council finds as follows:
A. The above recitals, set forth as “WHEREAS” clauses, are hereby adopted as
Findings of Fact in support of the adoption of this ordinance.
B. The amendments that are established below comply with the requirements of the
Washington State Growth Management Act and the Tukwila Municipal Code.
Section 2. Regulations Established. TMC Section 18.06.686, “Residential
Conversion” is hereby established as follows:
18.06.686 Residential Conversion
“Residential Conversion” means the conversion of a building, or portion of a building,
that is vacant, or occupied by a nonresidential use, to a residential use.
Section 3. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.14.070, “Basic
Development Standards,” is hereby amended to read as follows:
18.14.070 Basic Development Standards
Development within the High-Density Residential District shall conform to the
following listed and referenced standards:
HDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum 9,600 sq. ft. (Applied to parent lot
for townhouse subdivisions)
Lot area per unit
(multi-family, except
senior citizen housing)
2,000 sq. ft. (For townhouses the
density shall be calculated based on
one unit per 2000 sq. ft. of parent lot area. The “unit
lot” area shall be allowed to include the common
access easements.)
Average lot width
(min. 20 ft. street frontage width), minimum
60 feet
(Applied to parent lot
for townhouse subdivisions)
Setbacks, minimum: Applied to
parent lot for townhouse subdivisions
• Front - 1st floor 15 feet
• Front - 2nd floor 20 feet
• Front - 3rd floor 30 feet (20 feet for townhouses)
• Front – 4th floor 45 feet (20 feet for townhouses)
• Second front - 1st floor 7.5 feet
• Second front - 2nd floor 10 feet
• Second front - 3rd floor 15 feet (10 feet for townhouses)
• Second front – 4th floor 22.5 feet (10 feet for townhouses)
• Sides - 1st floor 10 feet
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• Sides - 2nd floor 20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Sides - 3rd floor 20 feet
(30 feet if adjacent to LDR)
(10 feet for townhouses
unless adjacent to LDR)
• Sides – 4th floor 30 feet
(20 feet for townhouses
unless adjacent to LDR)
• Rear - 1st floor 10 feet
• Rear - 2nd floor 20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 3rd floor 20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear – 4th floor 30 feet
(20 feet for townhouses
unless adjacent to LDR)
Refer to TMC 18.52, “Landscape Requirements,” Table A, for perimeter and parking lot landscaping
requirements.
Townhouse building separation, minimum
• 1 and 2 story buildings 10 feet
• 3 and 4 story buildings 20 feet
Height, maximum 45 feet
Development area coverage 50% maximum (except senior citizen housing), (75%
for townhouses)
Recreation space 400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior citizen housing) See TMC 18.56,
Off-street Parking & Loading Regulations.
• Accessory dwelling unit See TMC 18.50.220
• Other uses, including senior citizen housing See TMC 18.56,
Off-street Parking & Loading Regulations
Conversion to Residential See TMC 18.50.230, Residential Conversions
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
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Section 4. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.16.080, “Basic
Development Standards,” is hereby amended to read as follows:
18.16.080 Basic Development Standards
Development within the Mixed Use Office District shall conform to the following listed
and referenced standards. In the Tukwila International Boulevard corridor, there are
circumstances under which these basic standards may be waived (see TMC 18.60.020).
MUO BASIC DEVELOPMENT STANDARDS
Lot area per unit,
3,000 sq. ft. multi-family (except senior citizen housing),
minimum
Setbacks to yards, minimum:
• Front
• Second front
• Sides
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
• Rear
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
Refer to TMC 18.52, “Landscape Requirements,” Table A, for perimeter and parking lot landscaping
requirements.
Height, maximum
Recreation space
Recreation space,
senior citizen housing
Off-street parking:
• Residential (except senior citizen housing) See TMC 18.56,
Off street Parking & Loading Regulations
• Office, minimum 3 per 1,000 sq. ft.
usable floor area
• Retail, minimum 2.5 per 1,000 sq. ft.
usable floor area
• Other uses, including senior citizen housing See TMC 18.56, Off-street Parking & Loading
Regulations
Conversion to Residential See TMC 18.50.230, Residential Conversions
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
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Section 5. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.20.080, “Basic
Development Standards,” is hereby amended to read as follows:
18.20.080 Basic Development Standards
Development within the Residential Commercial Center District shall conform to the
following listed and referenced standards:
RCC BASIC DEVELOPMENT STANDARDS
Lot area, minimum 5,000 sq. ft.
Lot area per unit (multi-family), minimum 3,000 sq. ft.
Setbacks to yards, minimum:
• Front 20 feet
• Second front 10 feet
• Sides 5 feet
• Sides, if any portion of the yard is within 50
feet of LDR, MDR, HDR
10 feet
• Rear 10 feet
Refer to TMC Chapter 18.52, “Landscape Requirements,” Table A, for perimeter and parking lot
landscaping requirements.
Height, maximum 3 stories or 35 feet
Recreation space 200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Off-street parking:
• Residential See TMC Chapter 18.56,
Off-street Parking & Loading Regulations
• Office, minimum 3 per 1,000 sq. ft.
usable floor area
• Retail, minimum 2.5 per 1,000 sq. ft.
usable floor area
• Other uses See TMC Chapter 18.56, Off-street Parking &
Loading Regulations
Conversion to Residential See TMC 18.50.230, Residential Conversions
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC Chapter 8.22, “Noise”, and (3) adopted State and Federal standards for
water quality and hazardous materials. In addition, all development subject to the requirements of the
State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
Section 6. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.22.080, “Basic
Development Standards,” is hereby amended to read as follows:
18.22.080 Basic Development Standards
Development within the Neighborhood Commercial Center District shall conform to
the following listed and referenced standards: In the Tukwila International Boulevard
corridor, there are circumstances under which these basic standards may be waived (see
TMC 18.60.020).
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NCC BASIC DEVELOPMENT STANDARDS
Lot area per unit for senior citizen housing,
minimum
726 sq. ft. (senior housing)
Setbacks to yards, minimum:
• Front 6 feet (12 feet if located along
Tukwila International Blvd. S.)
• Second front 5 feet
• Sides 10 feet
• Sides, if any portion of the yard is within 50
feet of LDR, MDR, HDR
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg. height, setback 1 foot
from property line) min. of 10 feet and a max. of 20
feet
• Rear 10 feet
• Rear, if any portion of the yard is within 50
feet of LDR, MDR, HDR
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg. height, setback 1 foot
from property line) min. of 10 feet and a max. of 20
feet
Refer to TMC 18.52, “Landscape Requirements,” Table A, for perimeter and parking lot landscaping
requirements.
Height, maximum 3 stories or 35 feet
(4 stories or 45 feet in the NCC of
the Tukwila International Boulevard,
if a mixed use with a residential
and commercial component)
Recreation space 200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior citizen housing) See TMC 18.56, Off-street Parking/Loading
Regulations
• Office 3 per 1,000 sq. ft.
usable floor area
• Retail 2.5 per 1,000 sq. ft.
usable floor area
• Manufacturing 1 per 1,000 sq. ft.
usable floor area minimum
• Warehousing 1 per 2,000 sq. ft.
usable floor area minimum
• Other uses, including senior citizen housing See TMC 18.56, Off-street
Parking & Loading Regulations
Conversion to Residential See TMC 18.50.230, Residential Conversions
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
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Section 7. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.24.080, “Basic
Development Standards”, is hereby amended to read as follows:
18.24.080 Basic Development Standards
Development within the Regional Commercial district shall conform to the following
listed and referenced standards. In the Tukwila International Boulevard corridor, there are
circumstances under which these basic standards may be waived (see TMC 18.60.020).
RC BASIC DEVELOPMENT STANDARDS
Lot area per unit (multifamily, except senior
citizen housing), minimum
2,000 sq. ft.
Where height limit is 6 stories: 622 sq. ft. Where
height limit is 10 stories: 512 sq. ft.
Setbacks to yards, minimum:
• Front 20 feet
• Second front 10 feet
• Sides 10 feet
• Sides, if any portion of the yard is within 50
feet of LDR, MDR, HDR
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg.
height, setback 1 foot from
property line) min. of 10
feet and a max. of 30 feet
When 3 or more stories 30 feet
• Rear 10 feet
• Rear, if any portion of the yard is within 50 feet
of LDR, MDR, HDR
Ratio of 1.5:1 setback
(for every 1.5 feet of bldg.
height, setback 1 foot from
property line) min. of 10
feet and a max. of 30 feet
When 3 or more stories 30 feet
Refer to TMC 18.52, “Landscape Requirements,” Table A, for perimeter and parking lot landscaping
requirements.
Height, maximum 3 stories or 35 feet
Recreation space 200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space, senior citizen housing 100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior citizen housing) See TMC 18.56, Off street Parking/Loading
Regulations
• Office 3 per 1,000 sq. ft. usable floor area minimum
• Retail 2.5 per 1,000 sq. ft. usable floor area
minimum
• Manufacturing 1 per 1,000 sq. ft. usable floor area minimum
• Warehousing 1 per 2,000 sq. ft. usable floor area minimum
• Other uses, including senior citizen housing See TMC 18.56, Off-street Parking & Loading
Regulations
Conversion to Residential See TMC 18.50.230, Residential Conversions
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the requirements of the State
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Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
Section 8. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.26.080, “Basic
Development Standards,” is hereby amended to read as follows:
18.26.080 Basic Development Standards
Development within the Regional Commercial Mixed Use District shall conform to the
following listed and referenced standards:
RCM BASIC DEVELOPMENT STANDARDS
Lot area per unit (multifamily, except senior
citizen housing), minimum
3,000 ft
Setbacks to yards, minimum:
• Front 20 feet
• Second front 10 feet
• Sides 10 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
1st Floor 10 feet
2nd Floor 20 feet
3rd Floor 30 feet
• Rear 10 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
1st Floor 10 feet
2nd Floor 20 feet
3rd Floor 30 feet
Refer to TMC Chapter 18.52, “Landscape Requirements,” Table A, for perimeter and parking lot
landscaping requirements.
Height, maximum 3 stories or 35 feet
Recreation space 200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space, senior citizen housing 100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior citizen housing) See TMC 18.56, Off street Parking/Loading
Regulations
• Office 3 per 1,000 sq. ft. usable floor area minimum
• Retail 2.5 per 1,000 sq. ft. usable floor area minimum
• Manufacturing 1 per 1,000 sq. ft. usable floor area minimum
• Warehousing 1 per 2,000 sq. ft. usable floor area minimum
• Other uses, including senior citizen housing See TMC 18.56, Off-street Parking & Loading
Regulations
Conversion to Residential See TMC 18.50.230, Residential Conversions
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
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Section 9. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.40.080, “Basic
Development Standards”, is hereby amended to read as follows:
18.40.080 Basic Development Standards
Development within the Tukwila Valley South District shall conform to the following
listed and referenced standards:
TVS BASIC DEVELOPMENT STANDARDS
Lot area per unit (multifamily, except senior
citizen housing), minimum
2,000 sq. ft.
Setbacks to yards, minimum:
• Front 25 feet
• Second front 12.5 feet
• Sides 5 feet
• Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR
1st Floor 10 feet
2nd Floor 20 feet
3rd Floor 30 feet
• Rear 5 feet
• Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
1st Floor 10 feet
2nd Floor 20 feet
3rd Floor 30 feet
Refer to TMC 18.52, “Landscape Requirements,” Table A, for perimeter and parking lot landscaping
requirements.
Height, maximum 115 feet
Recreation space 200 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space, senior citizen housing 100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior citizen housing) See TMC 18.56, Off street Parking/Loading
Regulations
• Office 3 per 1,000 sq. ft. usable floor area minimum
• Retail 4 per 1,000 sq. ft. usable floor area minimum
• Manufacturing 1 per 1,000 sq. ft. usable floor area minimum
• Warehousing 1 per 2,000 sq. ft. usable floor area minimum
• Other uses, including senior citizen housing See TMC 18.56, Off-street
Parking & Loading Regulations
Conversion to Residential See TMC 18.50.230, Residential Conversions
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
Section 10. Ordinance No. 2741 §3 (part), as codified at TMC Section 18.41.090,
“Basic Development Standards,” Table 18.41.090, “Tukwila South Overlay Residential
Development Standards,” is hereby amended to read as follows:
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Table 18.41.090
Tukwila South Overlay Residential Development Standards
Standard
TSO
Townhouses
& Low-rise
(3 stories or
less)
TSO
Mid-rise
(4-7
stories)
TSO
High-rise
(8 or more
stories)
Setbacks/yards, minimum (feet)
Front1
Arterial streets 15 15 15
All other streets 10 10 10
Side2
Up to 3rd story 5 53 53
4th story and above n/a 154 154
Rear3
Up to 3rd story 5 53 53
4th story and above n/a 154 154
1 In the event modification is pursued under TMC 18.41.100, front setbacks
may be reduced to no less than 5 feet.
2 Structures or portions of structures containing multi-family dwelling units that
have solar access only from a side or rear setback-facing window(s) must
be set back at least 15 feet from side and rear property lines. Structures
must also maintain at least 15 feet of separation from adjacent structure
elevations that provide the only solar access for a multi-family dwelling unit.
See the Tukwila South Residential Guidelines for a graphic example.
3 When adjacent to a townhouse, the minimum setback is 15 feet.
4 When adjacent to a townhouse, the setback for portions of a structure taller
than 35 feet must increase by 1 foot for each additional 1 foot in building
height.
Building height, maximum (feet)
Building Height 45 85 125
Standard
TSO
Townhouses
& Low-rise
(3 stories or
less)
TSO
Mid-rise
(4-7
stories)
TSO
High-rise
(8 or more
stories)
Outdoor lighting height, maximum (feet)
Light poles in parking areas 20 20 20
Light poles along pedestrian
walkways, trails, plazas, building
entries, and other pedestrian-
oriented areas
12 12 12
Building wall-mounted lighting 15 15 15
Building mounted lights fully
recessed into the underside of a
ceiling, soffit, or overhang
No limit No limit No limit
Building length, maximum (feet)
Maximum building length 200 200 200
Recreation space per unit, minimum square footage (see TMC 18.41.090.3
for more information)7,8
Recreation space
Residential development must provide
on-site9 and off-site10 recreation space at
the following standard:
200 square feet total.
o 75 square feet per unit, on-site.
o 125 square feet per unit, off-site.
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7 Senior citizen housing must provide 100 square feet of recreation space per
unit.
8 Developments with 10 or more dwelling units must provide a children’s play
area in the on-site recreation space. A children’s play area is not required
for senior citizen housing or if the proposed structure or related
development project is within 1/4 mile, measured along constructed
sidewalks and/or trails of the perimeter, of a recreation facility for children
that is open to residents of the proposed structure.
9 Recreation area provided on-site must be functional space for active and
passive recreation purposes and located within the same parcel or tract as
the proposed development.
10 The Director may approve the required off-site recreation area to be located
on-site provided that the recreation space meets the design guidelines set
forth in this chapter. If off-site recreation space is approved to be located
on-site, that space must be active outdoor recreation space.
Parking spaces per dwelling unit, minimum
Studio 1 1 1
1-bedroom 1 1 1
2-bedroom 1.5 1.5 1.5
3-bedroom 2 2 2
Conversion to Residential See TMC 18.50.230,
Residential Conversions
Section 11. Regulations Established. TMC Section 18.50.230, “Residential
Conversions,” is hereby established to read as follows:
18.50.230 Residential Conversions
A. Applicability.
1. Conversion of nonresidential space to residential units is subject to
additional standards listed in TMC 18.50.230(B). These standards do not apply to:
a. Buildings which have not received certificate of occupancy at least
three years prior;
b. Conversion to emergency shelters, transitional housing, emergency
housing or permanent-supportive housing;
c. Ground floor space required as part of a mixed use development
adjacent to designated major pedestrian corridors (figure 61); and
d. Buildings within zoning districts where residential development is not
permitted.
B. Additional Standards.
1. Density: In zoning districts with a maximum unit density standard,
converted buildings may exceed the density limit by up to 50%.
2. Parking: No additional parking is required for conversion of non-residential
space to residential use. Parking shall not be removed from the site if it contains, or
would contain after removal, fewer parking stalls than would otherwise be required for
the site’s uses.
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3. Design: No additional exterior design or architectural requirements shall be
required beyond those deemed by the Director to be necessary for health and safety.
4. Nonconformity: No nonconforming aspects of the existing building shall
prevent new residential conversions, unless the Director determines the nonconformity
is causing a significant detriment to the surrounding area. If determined to be the case,
the decision shall be provided with written findings.
Section 12. TMC Figure 18-61, “Major Pedestrian Corridor,” is hereby established as
seen in Exhibit A.
Section 13. Corrections by City Clerk or Code Reviser Authorized. Upon
approval of the City Attorney, the City Clerk and the code reviser are authorized to make
necessary corrections to this ordinance, including the correction of clerical errors;
references to other local, state or federal laws, codes, rules, or regulations; or ordinance
numbering and section/subsection numbering.
Section 14. 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 15. 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 ___________________, 2025.
ATTEST/AUTHENTICATED:
Andy Youn-Barnett, CMC, City Clerk Thomas McLeod, Mayor
APPROVED AS TO FORM BY: Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Office of the City Attorney
Exhibit A: Figure 18-61, “Major Pedestrian Corridor”
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Exhibit A, Figure 61 Major Pedestrian Corridor
DR
A
F
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