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HomeMy WebLinkAboutCOW 2025-06-09 COMPLETE AGENDA PACKETTukwila City Council Agenda OF THE WHOLE • 1LA 0- ❖ COMMITTEE Thomas McLeod, Mayor Counci/members: ❖ Mohamed Abdi •3 Armen Papyan Marty Wine, CityAdministrator ❖ Jovita McConnell ❖ Dennis Martinez I908 Tosh Sharp, Counci/President ❖ Hannah Hedrick ❖ Verna Seal N-SITE PRESENCE: TUKWILA CITY HALL COUNCIL CHAMBERS 6200 SOUTHCENTER BOULEVARD EMOTE PARTICIPATION FOR THE PUBLIC: 1-253-292-9750, ACCESS CODE: 670077847# Click here to: Join Microsoft Teams i Meeting For Technical Support: 1-206-433-7155 Monday, June 9, 2025; 7:00 PM 1. CALL TO ORDER / PLEDGE OF ALLEGIANCE 2. LAND ACKNOWLEDGEMENT The City of Tukwila is located on the ancestral lands of the Coast Salish people. We acknowledge their continuing connections to land, waters and culture. We pay our respects to their elders past, present and emerging. 3. PUBLIC COMMENTS including comment on items both on and not on the meeting agenda Those wishing to provide public on -site at Tukwila City Hall items both on and not on the To provide comment citycouncil@tukwilawa.gov comments may verbally address the City Council both or via phone or Microsoft Teams for u to inutes for meeting agenda. via hone orMicrosoftTea s, please email with your name and topic by 5:00 PM on the meeting date. your message is for public comment during the meeting, and Please clearly indicate that you will receive further instructions. 4. PUBLIC HEARING a. Resolution adopting 6-year To provide public hearing tukwilawa.gov, provide Transportation Improvement Plan comments, please email citycouncil@ Pg.1 your first and last name, and reference the public line, by 5:00 p. . on June 9, 2025. Once email, your name will be called upon during the to 5 minutes. Public earing in person and provide your hearing topic in the subject you have signed up by meeting to speak for up You may also a end the co ents on -site. 5. SPECIAL ISSUES a. Resolution adopting 6-year Transportation Improvement Plan b. Resolution declaring Fire Station 51 surplus and approving an alternative sale process. c. Employee Benefit Broker Services Agreement with Gallagher d. Ordinances amending the Middle Housing, Accessory Dwelling Unit, and Objective Design Standards Code: (1) Rezone to Community Residential Ordinance (2) Parking Regulations Residential Zones Ordinance (3) Title 17 Updated Standards Ordinance (4) Title 18 Middle Housing Ordinance Pg.1 Pg.33 Pg.51 Pg.63 Pg•79 Pg.83 Pg.86 Pg.113 6. REPORTS a. Mayor b. City Council c. Staff (continued...) COMMITTEE OF THE WHOLE MEETING June 9, 2025 Page 2 7. MISCELLANEOUS 8. EXECUTIVE SESSION 9. ADJOURN TO SPECIAL MEETING ❖ SPECIAL MEETING ❖ 1. CALL TO ORDER / ROLL CALL 2. NEW BUSINESS a. Confirm the appointment of Jen Tetatzin to the position of Public Works Director effective June 16, 2025. P9.233 3. ADJOURNMENT This agenda is available at www.tukwilawa.gov, and in alternate formats with advance notice for those with disabilities. Meetings are audio & videotaped. g~;i, If you are in need of translation or interpretation services at a Council meeting, *315e please contact us at 206-433-1800 by 12:00 p.m. on the meeting date. WELCOME TO THE TUKWILA CITY COUNCIL MEETING The Tukwila City Council encourages community participation in the local government process and welcomes attendance and public comment at its meetings. MEETING SCHEDULE Regular Meetings are held at 7:00 p.m. on the 1st and 3rd Mondays of each month. The City Council takes formal action in the form of motions, resolutions and ordinances at Regular Meetings. Committee of the Whole Meetings are held at 7:00 p.m. on the 2nd and 4th Mondays of each month. The City Council considers current issues, discusses policy matters in detail, and coordinates the work of the Council at Committee of the Whole meetings. PUBLIC COMMENTS Members of the public are given the opportunity to address the Council for up to 5 minutes on items both on and not on the meeting agenda during Public Comments. The City Council will also accept comments on an agenda item when the item is presented in the agenda, but speakers are limited to commenting once per item each meeting. When recognized by the Presiding Officer, please go to the podium if on -site or turn on your microphone if attending virtually and state your name clearly for the record. The City Council appreciates hearing from you but may not respond or answer questions during the meeting. Members of the City Council or City staff may follow up with you following the meeting. PUBLIC HEARINGS Public Hearings are required by law before the Council can take action on matters affecting the public interest such as land -use laws, annexations, rezone requests, public safety issues, etc. The City Council Rules of Procedure provide the following guidelines for Public Hearings: 1. City staff will provide a report summarizing and providing context to the issue at hand. 2. City staff shall speak first and be allowed 15 minutes to make a presentation. 3. The applicant is then allowed 15 minutes to make a presentation. 4. Each side is then allowed 5 minutes for rebuttal. 5. After City staff and the applicant have used their speaking time, the Council may ask further clarifying questions of the speakers. 6. Members of the public who wish to address the Council on the hearing topic may speak for 5 minutes each. 7. Speakers are asked to sign in on forms provided by the City Clerk. 8. The Council may ask clarifying questions of speakers and the speakers may respond. 9. Speakers should address their comments to the City Council. 10. If a large number of people wish to speak to the issue, the Council may limit the total amount of comment time dedicated to the Public Hearing. 11. Once the Presiding Officer closes the public hearing, no further comments will be accepted, and the issue is open for Councilmember discussion. 12. Any hearing being held or ordered to be held by the City Council may be continued in the manner as set forth by RCW 42.30.100. For more information about the City Council, including its complete Rules of Procedure, please visit: tt s:// .tu ila aov/e a ents/city-council/ COUNCIL A GRNDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 06/09/25 JR 06/16/25 )R ITEM INFORMATION ITEM No. 4.A. & 5.A. STAFF SPONSOR: CYNDY KNIGHTON ORIGINAL AGENDA DATE: 06/02/25 AGENDA ITEM TITLE Resolution for Six -Year Transportation Improvement Program (TIP) (2026 - 2031) CATEGORY [] Discussion Mtg Date Motion Mtg Date Resolution P1 Ordinance Mtg Date E Bid Award Mtg Date WI Public Hearing E Other Mtg Date Mtg Date 6/16/25 Mtg Date 6/9/25 SPONSOR ❑ Council I—MayorI— HR ❑DCD Finance [ Fire I— TS I— PcR [ Police 11 Mr ❑ Court SPONSOR'S The TIP is primarily a financial planning document for projects competing for grants and SUMMARY generally lists only those transportation -related projects planned within the next six years that are deemed regionally significant or that have grant funding awarded or expected. Council is being asked to approve the Resolution for the 2026 - 2031 Six -Year Transportation Improvement Program. REVIEWED BY Trans&Infrastructure E CommunitySvs/Safety [ Finance Comm. fl Planning/Economic Dev. P1 Arts Comm. ❑ Parks Comm. ❑ Planning Comm. 05/28/2025 COMMITTEE CHAIR )OVITA MCCONNELL ❑ LTAC DATE: RECOMMENDATIONS: SPONSOR/ADMIN. COMMIrIEE Public Works Department Unanimous Approval; Forward to the Committee of the Whole COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $0.00 $0.00 $0.00 Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 06/09/25 06/16/25 MTG. DATE ATTACHMENTS 06/09/25 Informational Memorandum dated 5/23/25 Draft 2026-2031 TIP Summary Draft Resolution 2026-2031 Draft Transportation Improvement Program Minutes from the 5/28/25 Transportation and Infrastructure Services Committee Meeting 06/16/25 City of Tukwila Thomas McLeod, Mayor INFORMATIONAL MEMORANDUM TO: Transportation and Infrastructure Services Committee FROM: Pete Mayer, Interim Public Works Director BY: Cyndy Knighton, Senior Program Manager CC: Mayor McLeod DATE: May 23, 2025 SUBJECT: Resolution for Six -Year Transportation Improvement Program (2026 - 2031) ISSUE Approve a Resolution adopting the annual update of the Six -Year Transportation Improvement Program for 2026 - 2031. BACKGROUND The Transportation Improvement Program (TIP) is updated annually as required by the Revised Code of Washington (RCW) 35.77.010. The TIP is adopted by resolution after a public hearing at the local agency level and incorporated into regional and state TIPs. The TIP is primarily a financial planning document for projects competing for grants. Any project submitted for federal grant funding must be included in the local, regional, and state adopted TIPs. The TIP is a rolling plan showing various funding sources: grants, developer, and local funds. Projects "roll" as funds or stages occur (design report, final design, and construction). Tukwila's Six Year TIP, the Capital Improvement Program (CIP), the Transportation Element, and the Local Road Safety Plan list many of the same transportation -related projects. The TIP generally lists only those transportation -related projects planned within the next six years that are deemed regionally significant or that have grant funding awarded or expected. ANALYSIS The attached spreadsheet is the "Draft" 2026 - 2031 TIP and was created by modifying the 2025 - 2030 TIP to add or remove projects and adjust project costs. No prioritization was assigned, and the list of projects is presented in alphabetical order. Prioritization of projects is reflected in the current CIP. Three projects were removed. Two new projects were added, all but one fully funded with recently awarded grants. Added: Deleted Southcenter Blvd Road Diet Allentown Truck Reroute EIS S 124th St/50th PI S Reconfi uration Southcenter Blvd/65th Ave S Si nal Keeing South King County Moving w/TDM FINANCIAL IMPACT None. RECOMMENDATION Council is being asked to approve the Resolution for the 2026 - 2031 Six -Year Transportation Improvement Program and consider this item at a Public Hearing at the June 9, 2025, Committee of the Whole and subsequent June 16, 2025, Regular Meeting. ATTACHMENTS: • Draft 2026-2031 TIP Summary • Draft Resolution • Resolution Exhibit: 2026-2031 Draft Transportation Improvement Program • Current Adopted 2025-2030 TIP (Res. 2099) (Link Only) 2 O Ln CO 0 C0 0 0 O 0) O LO 0) CO V CO V CO et 00 O O O O O N u) CO N O O h <- L1) CO f� (f) 0) M N DRAFT 2026 - 2031 TIP SUMMARY Unsecured C l0 O O 0) N N Q) Y- © 0 0 0 0 0 CO f- (D N O0 CO CO M CO, O LO CO M •(i M CV N O N Ca U 0 J V m_ N d Go v G) LL In O CO LO O CO O O LO O O LO 0 0) O O O Ln N- 0) N O 0) O CO V CO N 0) 0) h IN CO O N M 0) O O <- N O Imo- N Yr, N LO CO I- Yr Yr Yr O) N CO N CO CO I- O Go CO LID N M O LO O O O Cr) N O O CO0) <- O O O O O d' M N O N O O CO CO N CO CO LO O CO 00 CO N Ln N O O CO 0) O O CO O O 0) LO O O O LO O O 0) CO LC) M <- ID Ln M Y <-- N ID N N co O 0 O 'O R N 0 t F C N in 0 c) V L) 0 0 J F O F Ln o CO Ln O M O O O Ln 0) O 0) O U) O 0) O O O Ln O 0) Go O 0) 0) CO CO CO N 0) 0) 0) h N O O O N LO 0) O O CO N 0) f- O Yr N CO M CO LO Cr V 0) 0) N (O CO N N N Li) n <-- co W N M N N N-.- CM M Ln M <- N M M M M N 1- G CM 0 N 0 O N CO N O N CO N O N N O N O N O N O O O 001.00000000000000000 (0 CO d' (om- 0) Go N CO <- N 0 0 0.- 0 0 Go Go OCO O O O O O 0 0 0 0 0 C)0 0 O Go CO CO N CO Y- <- N O O O O O N O O O O O O O O O O O O O O O O I- O CO Go N r- O O Go LO 0) N N- .- I`- M O N M N N O O O O O h- O O O O O O O 0 0 0 0 0 0 0 0 0 r- O CO CO N CO O LO ' LO 0) N LO <- N LC) co O N N O O O O O N O O CO O O O d' O O O O O O O O Ln ( O i� CO O O M N CO N CO O O Go N O O LO d' LO <- O Yr N LO <- r!' LO CO N W N O co I- co N N <- N M rh '- <-- N M N N 10 Ln LOONCDOYT Ln O) O Ln O Lf) O 0) O O O Ln Ln CO M O 0) N CD CO CO N CO CO h- CO O O I- r O O M N M Go LC) N CO N <- N .- LO CO <- N N L0 LO a) <- M .- N N V M O M M PROJECT TITLE C N E (u N � T Cu fO 0) N Y_ m Ea N N 7 0 C C CV j Q Q -0 -0 C C V Go 46th Avenue Safe Routes to School ADA Improvements Blvd Intersection y Drive Intersection Annual Bridge Inspections and Repairs Annual Overlay and Repair Program E (0 co N 0 > a` O 0 70 0 C O cc (n U 0)) E Marginal Way S (BAR - S 112th Interurban Avenue S Overlay Macadam Road S Complete Streets Orillia Road S Overlay S 152nd Street Ped & Bike Improvements (!) 0 (B O Q D Cn C X a 0 h (a C ?, 0 (6 O) CD 0 T m c > O a 0 m Ca Go C C C 0 5 (n CO CO Southcenter Blvd Road Diet TDM Implementation Tukwila and South King County TDM 2025-2030 0) r- O 0) V W LO LO CO CO N- N Go LO 0) M CO Lp CO CO V CO V LO LC) V M V M If) u) CO V Yr L7) Ln (f) N CO V V J F O 1- PROJECTS REVISED FROM 2025-2030 TIP a) W 0 0 2 Deleted/Com d Z e Improvements (name change) S 152nd Street Ped & route EIS Project Allentown Truck Southcenter Blvd Road Diet Southcenter Blvd/65th Ave S Signal S 124th St/50th PI S Reconfiguration Keeping South King County Moving w/TDM Unsecured City funding includes all funds necessary outside of the current bien 3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTIN TRANSPORTATION IMPROVEMENT P 2031), AND DIRECTING THE SAME T THE STATE SECRETARY OF TR O THE TRANSPORTATION IMPRENT WHEREAS, pursuant to the requirements City Council of the City of Tukwila has previously Program and thereafter periodically mop aid by resolution; and WHEREAS, the City Cou program, determined curren these findings, has prepare ensuing six calendar ye 20 SIX -YEAR RAM (2026- FILED WITH ION AND B s .' D. Chapters 35.77 and 47.26, the ed a Transportation Improvement portation Improvement Program wed the work accomplished under said eet and arterial needs and, based upon sportation Improvement Program for the WHEREAS, o blic hearing was held regarding the City's Six -Year Transportation Imp 4ment Pro ;tram; NOW, THEREFO E CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ` SOLVES AS FOLLOWS: Section 1. Program Adopted. A Six -Year Transportation Improvement Program for the calendar years 2026 to 2031, attached hereto as Exhibit A, is hereby adopted. Section 2. Filing of Program. The City Clerk is hereby authorized and directed to file a copy of this resolution, together with the exhibit attached hereto, with the Secretary of Transportation and the Transportation Improvement Board of the State of Washington 2025 Legislation: 2025-2030 TIP Version: 03/25/2025 Staff: C. Knighton 4 Page 1 of 2 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 APPROVED AS TO FORM BY: Office of the City Attorney Tosh Sharp, Council President Filed with t r;;,City Clerk: Passed b ' } e City Council: Resol mber: Exhibit A: City of Tukwila Six -Year Transportation 1 `' vement Program for 2026 to 2031 2025 Legislation: 2025-2030 TIP Version: 03/25/2025 Staff: C. Knighton Page 2of2 5 Exhibit A E co LI o o. 5 2 ,/ cu ci > o o " E Six Year Transportation 00 ;§. c o 0 z MPO/RTPO: RW Required Environmental Type Lu 0 0 o o 0 Total Length Utility Codes Improvement Type _ Resolution No, Amendment Adopted zo. co o L.° Hearing g o a 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID / 1037(004) TUK-62 42nd Ave S Bridge Replacement 42nd Ave S over the Duwamish River Interurban Ave S to Northern end of bridge 11111 Design and construct a replacement structure for the existing 42nd Ave S Bridg adjacent to the Tukwila Community Center Priority Number Functional Class . Total Funds 1,500,694 100,000 14,000,000 27.799,306 43,400,000 Local Funds 100,000 100.000 1,000,000 200,000 o o o ci 0 .r r- State Funds 0 0 0 i.„17,000,000 o o o 0 o 04 a, o o < Federal Fu 1,40b 0 13,000,000 10,599,306 co 0 6' o o Lii Federal Fund Code BR cc co cc co Totals >, ,.. as Q, >.• a CV r•-• N r-- N r-- CV ' t (9 <9 <9 C9 (15 (7) aa 00 ra .c 0 a, Taw zz ED ..c a. 0.- 0 0 Status u) Go '2 0 u. Expenditure Sched 0 0 CD a ) 03 0 co 0 00 0 a, 0) 00 00) 00 0 0 00 0 0 00 ••a' a, 00 00) Lu 00 Report Date: May 22, 2025 6 E co LI csi o 5 2 ,1 cu ci > o o " E Six Year Transportation 0 10 a> 0 0 0 0 - MPO/RTPO: RW Required Environmental Type Total Length Utility Codes H o o_ 0 0 Improvement Type iN Resolution No, Amendment Adopted zo. co 0 Hearing g o CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -15812 42nd Avenue S Bikeway 42nd Avenue S Southcenter Blvd to S 150th Street Develop a traffic -calmed bikeway along 42nd Ave S between S 150th St and Southcenter Blvd. On the west side of the street, add striped southbound bike lane between Southcenter Blvd and S 150th St. On the east side of the street, add striped bike lane between Southcenter Blvd and S 151st St. Remove on -street parking to widen the sidewalk on the east side of the street between S 151st St and S 150th St, creating a shared path; add shared lane markings to the roadway Priority Number Functional Class . 0 10 0 0 0 0 1- 0 0 ocal Funds 0) 0 Federal Funds 0 10 -2 LL Phase Start Year (YYYY) CO 0,1 10 a. c.) 01 0 Expenditure Schedule 7,E 2 o 10 0 01 a) co Report Date: May 22, 2025 7 E co LI csi o o. 5 2 ,1 cu ci > o o " E Six Year Transportation - a> 0 z 0 o_ MPO/RTPO: RW Required Environmental Type 0 r— co 0 Total Length H 0 a_ Utility Codes 0 Improvement Type o Resolution No. Amendment in Adopted 0 0 Hearing ' -1111: 06/09/25 46th Avenue Safe Routes to School 46th Avenue S S 150th Street to S 144th Street Design and construct curb, gutter and sidewalk on the west side of 46th Avenue S, including curb bulb -out at the SE corner of 46th Avenue S/S 144th Street with raised crosswalk across S 144th Street with RRFB. A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID Priority Number Functional 0 Class 0 0 0 Total Funds 0 0 10" r— ID 0 CD 0 o 0 0 6' 0. 01 0 V) (NI CV' ocal Funds 0 0 0 co CD 0 0 CD 10 0 0 CD 0 0 0 O 0". 0 0 0 0 0 0 0 0 0 Phase Start Year (YYYY) 01 01 CC 0. 0. 0 co 0 0. 0_ 0_ a_ Expenditure Schedule 01 0 2 0. a_ 0. 0 Report Date: May 22, 2025 8 Six Year Transportation O Z 0 0 0 C U cc 0 d MPO/RTPO: RW Required z Environmental Type Total Length Utility Codes Improvement Type 0 Resolution No. Amendment Adopted co 0 0 Hearing g a 0 CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -05405 Americans with Disabilities Act (ADA) Improvements Various locations to Design and construct ADA compliant upgrades to City infrastructure in conjuncts. -. with a City developed plan. Priority Number Functional 0 Class 0 LL ao 0 0 J 72 0 0 as 0 LL 0 N V. 0 O 0 0 0 0 0 O N O J J O 0 O O O .0 0 N N O O O tV N O O O O O O O O O CO O O O v a) co m a Report Date: May 22, 2025 9 E co LI csi o o. cp+j 5 2 ,/ cu ci > o o " E Six Year Transportation a> 0 z a> 0 - MPO/RTPO: RW Required Environmental Type Total Length cn o_ 0 Utility Codes 0 0 , Improvement Type , o Resolution No, Amendment Adopted zo. co 0 co Hearing g o 0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -07746 Andover Park E/Minkler Blvd Intersection Andover Park E Minder Blvd to 110 Construct left turn lanes on Andover Park East and reconstruct traffic signal Priority Number Functional 0 Class 0 0 (13 72 0 0 as 0 0 0 0 0 0) 0. 0 0 0 0 CV 0 0 0 0 0 0 0 0 co 00 00 00 00 ev 0 01 0 0 0 0 0 CO CD 0 0 0 0 CD 0 0 00 Report Date: May 22, 2025 1 0 E co M L O N O O aco 5 — N O cu O LO cf.L LL E Six Year Transportation O Z m 0 0 r U cc 0 d MPO/RTPO: RW Required Environmental Type _0 0 Total Length H o Utility Codes 0 U� Improvement Type , 0 Resolution No. Amendment Adopted co 0 co Hearing g 0 o 0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID r-15107 1110 Andover Park East/Industry Dr Intersection Andover Park E Industry Drive to Design and construct traffic signal with Andover Park East left turn lanes and crosswalks. Priority Number Functional o Class 0 0 LL 0 00 O 0 0 r- 0 0 0 O LL 0 J O d 0 U 0 0 0 0 0 o n 0 0 0 O 0 0 O 0 0 0 0 N N 0 0 O 0 O O m 0 0 U c m LL Phase Start Year (YYYY) N O N d 0 0 0, C a v O 0 0 0 0 0 c N 0 0 0 0 0 v 0 0 O 0 N 0 0 0 ti 0 0 m 0 d. 0 x w Report Date: May 22, 2025 11 Six Year Transportation 0 z 0) 0 C U cc 0 d MPO/RTPO: RW Required z Environmental Type Total Length Utility Codes Improvement Type Resolution No. Amendment Adopted co O co Hearing g o 0 CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -03731 Annual Bridge Inspections and Repairs Various City Street to 4111 Perform load ratings and bi-annual inspections as well as construct necessary repairs and maintenance Priority Number Functional v Class 0 00 LL 0 0 0 M 0 00 LL ao u 0 J o w O 0 LL 0) 0 LL W LL O I Fund Code Phase Start Year (YYYY) J J 0 0 O O O O CO i CV O O O m N M 0 O 0 0 0 0 N N O O O M C N O O 0 N M N O O 0 N N N N O 0 0 N N N d O 0 0 U co W w Report Date: May 22, 2025 12 Six Year Transportation 0 z 0 0 0 C U cc 0 d MPO/RTPO: RW Required Environmental Type Total Length a 0 Utility Codes 0 OF Improvement Type Resolution No. Amendment Adopted co O N Hearing g o 0 CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -03733 110 Annual Overlay and Repair Program Various City Streets to Repair, rehabilitate, and overlay City streets as needed in an annual program Priority Number Functional 0 Class LL 0 LL ao u 0 J 72 0 0 LL Qs O LL W LL N N 0 0 O 0 co 0 O_ m O J J O CD 0 0 vaa O O .0 M 0 N N d O 0 .0 a) co O O O O CO O O O O N N O O O 0 N N O O O O N LO O O 0 0 0 0 tY 0 O 0 0 N 49 N O co a) 0) as a Report Date: May 22, 2025 13 Six Year Transportation O Z 0 0 0 c r U cc 0 d MPO/RTPO: RW Required z Environmental Type Total Length Utility Codes a Improvement Type Resolution No. Amendment Adopted co 0 Hearing g o 0 0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -15104 Annual Traffic Signal Program Varies1111 to Design and construct traffic signal upgrades and repairs of signals that exceed routine maintenance work;loop replacement, head replacement, and controllers. Replace direct bury cable for existing lighting system. Priority Number Functional 0 Class 0 N 0 0 J 0 U 0 0 d 0 0 0 0 0 N J J 0 0 0 N a M` 0 N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Mi 0 0 0 0 r 0 a 0 0 <0 0 0 0 0 0 0 0 0 rs Report Date: May 22, 2025 14 E co LI csi 00 5 2 ,/ cu ci > o o cf." E Six Year Transportation - a> 0 z 0 ›- MPO/RTPO: RW Required Environmental Type Lu 0 o 0 in 0 Total Length Utility Codes Improvement Type o Resolution No, Amendment Adopted zo. co 0 co Hearing g o 0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID / 1380(005) TUK-68 4111 Boeing Access Road Overlay Boeing Access Road East Marginal Way S to Martin Luther King Jr Way S Grind and overlay roadway, replace concrete overlay of bridge deck over BNSF railway. Priority Number Functional Class . 0 0 71= co 0 0 0 0 0 0 0 0 c‘i 0 0 0 cs) 0 0 0 3 72 0 0 a) 0 co 0 0 0 0 (0) 00 Federal Fund Code a_ oz Phase Start Year (YYYY) 04 a. 0 0 0 0 u. co Expenditure Schedule 0 C> 12 00 0 0 4, 0 Lu a_ co 0_ Report Date: May 22, 2025 1 5 E co LI o o. 5 2 ,1 cu ci > o o " E Six Year Transportation 0 z 0 ›- MPO/RTPO: RW Required Environmental Type 0 r— LNI 0 Total Length u) o_ 0 Utility Codes 0 0 , Improvement Type co o Resolution No, Amendment Adopted zo. co 0 co Hearing g o CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID `-15109 E Marginal Way S (BAR - S 112 St) E Marginal Way S Boeing Access Road to S 112th St Planning phase to determine project parameters. Goal is to design and construct I street improvements and traffic control. Could include additional lanes and bike lanes to support the new Sound Transit Link Light Rail infill station. Priority Number Functional 8 Class 0 0 LC) Total Funds 0 0 0 10 r- ocal Funds 0 0 Lai 0. To' Phase Start Year (YYYY) CD 04 04 10 0 0 0 0) Expenditure Schedule v C) T-3 01 10 Report Date: May 22, 2025 1 6 E co LI csi o o. cp+j 5 2 ,/ cu ci > o o " E Six Year Transportation m 000 00 t; :6 = • = :ct% TI3 0 z a> 0 00 MPO/RTPO: RW Required z Environmental Type Total Length Utility Codes Improvement Type Resolution No, Amendment B. STIP ID Adopted Hearing tructure ID CO Priority Number 0 (f) 00 4,1 co co 0 0 00 Functional 2 Class 00 00 00 00 00 00 00 00 00 csa Lai 00 co 00 00 00 00 00 00 cr> 00 00 00 LO a. a. z 00 00 00 0 0 0 co LCD co CO CO 00 a_ oz r00 - z Expenditure Schedule 0 00 00 co 00 cO co co Lu 00 0 0 0 0 000 00 co CO 00 000 00 0 0.1 a) co a_ Report Date: May 22, 2025 1 7 E co el &- cr) csi o 5 2 ,/ (N ci > o o "AE - D. Six Year Transportation m c a> 0 0 ›- MPO/RTPO: RW Required 2 Environmental Type Lu 0 0 0 Total Length Utility Codes Improvement Type , o Resolution No. o-i 0 0 CV Amendment ,4- Adopted 1 0 Hearing ":•-i I: 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -1111( Macadam Rd S Complete Streets Project Macadam Road S 150th Street to S 144th Street 11111 Design and construction of a complete street on Macadam Road. Road widenin. and rechannelization to add 5-foot bike lanes and 5-foot sidewalks on both sides o the roadway. Includes illumination, curb, and storm drainage. Priority Number Functional Class Report Date: May 22, 2025 1 8 E co LI csi 00 5 2 ,/ cu ci > o o cf." E Six Year Transportation a> 0 z 0 0 - MPO/RTPO: RW Required Environmental Type Lu 0 0 0 -.. 0 Total Length Utility Codes Improvement Type o Resolution No, Amendment Adopted zo. co 0 o Hearing g o 0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID / 1230(007) TUK-67 1111 Orillia Road South Overlay Orillia Road S S 188th Street to S 204th Street Complete pavement repairs; overlay; and curb and gutter, sidewalk, and guard'''. repair. Priority Number Functional Class . co 0 0 0 10 0 0 LJ 0 0 0 0 0 0 3 U) 72 0 0 as 0 0 0 LL"' 0 0 00 0 Federal Fund Code a_ Phase Start Year (YYYY) CO 01 a. 0 0 0 Expenditure Schedule 0 .c (20 12 0 0 0 0 0 0 10 01 0 a_ •71- a) 00) co 0_ Report Date: May 22, 2025 1 9 E co LI o o. cp+j 5 2 ,/ cu ci > o o cf." E Six Year Transportation - m a> 0 0 0 - MPO/RTPO: RW Required 2 Environmental Type 0 0 0 Total Length Utility Codes Improvement Type . Resolution No, Amendment Adopted 0 0 Hearing 0 (0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID 13494 S 119th St Pedestrian Bridge Painting 5 119th Street Bridge West bank Duwamish River to East bank Duwamish River Ongoing maintenance of the S 119th Street Pedestrian Bridge in the Allentown/Duwamish neighborhoods. Painting of bridge is outstanding maintenance needed. Priority Number Functional 8 Class a) 0 u. 0 0 0 0 0 Total Funds 0 0 0 0 0 cst 0 0 0 0 0 0. 7, 0 State Funds 0 0 0 0 0) 1:3 <II Phase Start Year (YYYY) 00 .c 0. 0 0) 04 0 0 0 0 0 0 0 0 0 nditure Schedule Report Date: May 22, 2025 20 E co LI csi o 5 2 ,/ cu ci > o o " E Six Year Transportation - 13 00 a) 3, 0 MPO/RTPO: RW Required 2 Environmental Type 0 ,i- O Total Length Utility Codes Improvement Type iN Resolution No, Amendment Adopted zo. co 0 to Hearing g o 0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -16476 S 124th St/50th PI S Reconfiguration S 124th Street 49th Ave S to 51st PI S 11111 Reconfigure intersection to remove EB slip lane, new c/g/s on S 124th from 49th 51st, new paved shoulder walkway on south side of 124th connecting to existing walkway on west side of 50th Pk, new stormwater treatment/rain garden in old slip lane ROW. Priority Number Functional Class 00 0 u. 0 0 Total Funds 0 0 0 LC) 00 0 6N1 PI 00 0 78 3 Federal Fu 0 0 0 00 0 0 to en ca 00 00 co Federal Fund Code Phase Start Year C•J 00 00 a) 00 ea .a a. uJ a_ 00 00 0 cLO 0_ 000 co 00 00 00) r- (NI 00 00 00 -a 00 .a 00 2 00 '0 — a a) a. 00 (0 uJ cc a) co co a_ Report Date: May 22, 2025 2 1 E co LI o o. cp+j 5 2 ,1 cu ci > o o " E Six Year Transportation - a> 0 z 03 o_ MPO/RTPO: RW Required gi Environmental Type o o — 0 Total Length 0) a_ 0 Utility Codes 0 0 , Improvement Type , o Resolution No, Amendment Adopted zo. co 0 L.o Hearing g, o CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID f -15108 1110 5 133 St/SR599 Southbound Intersection S 133rd Street SR 599 SB Ramp to Design and construct intersection improvements, which could include a new traffic signal or a roundabout, lighting, pedestrian facilities, and drainage. Priority Number Functional Class . 0 cs) 0) 0) 0 0 0 0 Total Funds 0 0 CD 0 CD 0 o 0 0 O o 0 0 0 0 ocal Funds 0 0 0 0 9 0 Ca 0 0 0 6 00 v.) 0 0 0 0 0 0 6 6. 0.9 0 0 a) 03 Phase Start Year (YYYY) CO 0 00 Cs! Ca 03 1.0 03 0 0_ 0_ 0_ Expenditure Schedule 0 0 O 0 o o o o o o 6 6 O 0) O 0 0 0 0 Report Date: May 22, 2025 22 E co LI csi o 5 2 ,/ cu ci > o o " E Six Year Transportation - m a) 0 z MPO/RTPO: RW Required 2 Environmental Type Lu 0 0 o co c, 0 Total Length Utility Codes Improvement Type oe iN Resolution No, Amendment Adopted zo. co 0 co Hearing g o CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID TUK-65 11111 S 144th Street Bridge Sidewalks S 144th Street Bridge 51st Ave S to 53rd Ave S The project entails replacing approximately 320 feet of raised bridge deck on the 144th street bridge with 6-foot-wide sidewalks, which will be separated from the traffic lanes by a crash tested barrier and a pedestrian railing. Sharrows will also be added to the traffic lanes for bicycle traffic. Priority Number Functional Class . Total Funds 7-8 3 Federal Fu 0 0 0 CD 0 0 0 0 o 6' 0- ci CN I.-- I,- 0 0 0 0 0 o 0 0 0 0 0 C> CV- <NT Federal Fund Code Phase Start Year CO (N C•1 0 0 0) UJ Z aTa 0 u- cc csi 0 tO 0 0 00 - uJ o_ 0 co ) cs) co 0_ Report Date: May 22, 2025 2 3 E co LI csi o o. 5 2 ,1 cu ci > o o " E Six Year Transportation - 0 z 0 0 ›- MPO/RTPO: RW Required Environmental Type 0 0 in 0 Total Length cn o_ 0 Utility Codes 0 0 , Improvement Type o Resolution No. Amendment in Adopted 0 0 in Hearing g Q A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -1111; S 152nd Street Pedestrian and Bike Improvements 1110 S 152nd Street Tukwila International Blvd to 42nd Avenue S Install curb, gutter, shared use path and sidewalks on S 152nd Street, including widening pavement and construct on of a buffer between the roadway and sidewalk on the south side. Priority Number Functional 0 Class 0 0 Total Funds 0 0 0 0 CD 0 C, 0 0 r - ocal Funds 0 0 0. 0. 0 0 0 c5 0 0 0 0 0 CA c;" 0 0 LC) 0 0 0 0 0 0 0 0. Phase Start Year (YYYY) o 0. 0. 0. 0 0 0. u o _ Expenditure Schedule CD • o CD 0 CD 0 CD 0 r 2 0. o_ 0. Report Date: May 22, 2025 24 E co LI o o. 5 2 ,/ cu ci > o o " E Six Year Transportation m a) 0 z MPO/RTPO: RW Required 2 Environmental Type 0 0 0 Total Length H o o_ Utility Codes 0 0 Improvement Type Resolution No, Amendment Adopted zo. co 0 o Hearing g o CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -15829 S Ryan Way SR 900 to 51st Ave S Resurface and rechannel S Ryan Way to improve failing pavement and improve safety. Add pedestrian and bicycle facilities where appropriate. Signalize intersection with 47th Avenue S to accommodate future growth and improve safety. Priority Number Functional 8 Class Total Funds 500,000 100,000 300,000 CD 0 0 c5 0 0 0 c; 0 0 Csi .C4 .-- ,.. Local Funds 500,000 0 0 2,800,000 3,400,000 CD 0 0 0 0 0 0 0 0 0 ° o 0 ° to a a u. i cO CD C.) Federal Funds 0 100,000 200,000 o o o o 0 O cc o O 0 O' o o cri a, -a o SRTS SRTS fla o i-- 0 'CF C (1) Ct co 03 a) v a) LI- Phase Start Year (YYYY) 2026 2026 2026 2027 o og a. LU U_I CN 3) Status p 0- 0- -F- c c u. 0 0 CO c‘i 0 Report Date: May 22, 2025 2 5 E co M L O � N O O a� 5 — N O cu O t- o o.L LL E Six Year Transportation O Z a> c U cc 0 d MPO/RTPO: RW Required 2 Environmental Type Total Length 0 0 Utility Codes Improvement Type , N Resolution No. Amendment Adopted co 0 Hearing co rn o CO ) to s} A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID TUK-64 South King County TDM South King County N/A to N/A This project will provide TDM programming and services at selected activity cen in Tukwila and partnering South King County jurisdictions. Activity centers include community hubs, commercial areas, business parks, multifamily housing complexes, and educational institutions. For example, places such as Tukwila International Boulevard District, Southcenter, and Sea-Tac Airport. By providing transportation resources and incentives, the project will encourage people to choose sustainable transportation options that reduce drive -alone travel and traffic congestion in South King County. TDM services will be provided to residents, commuters, and visitors, targeting those willing and able to try sustainable modes of transportation. The program will work in partnership with partner agencies, nonprofits, employers, and community organizations. Priority Number Functional Class o Report Date: May 22, 2025 26 E co M L O N O O a� 5 — N O cu O t- o o.L LL E Six Year Transportation O Z m 0 C U cc 0 d MPO/RTPO: RW Required Environmental Type Total Length Utility Codes H o 0 U� Improvement Type o N Resolution No. Amendment Adopted co 0 Hearing co g o 0 CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID '-15813 Southcenter Blvd Bikeway and Pedestrian Crossing Upgrades Southcenter Boulevard International Boulevard to 42nd Avenue S Improve the existing bike lanes and crosswalks on Southcenter Blvd within a half - mile of Tukwila International Boulevard Station (TIBS). Re-channelize to 11 ft general purpose lanes to accommodate separated (tuff curb and post) bike lanes. Tighten intersection with 40th Ave S to shorten crossing distance. Add bike channelization and upgrade to high -visibility crosswalk markings at Southcenter Blvd/TIBS station entrance and Southcenter Blvd/42nd Ave S intersections. Priority Number Functional Class o 0 0 M 0 O N B 0 N M O O O O Phase Start Year (YYYY) CO N 0 N Z U 3 PA Cr) e Schedule K w O O O O M O O O O O O 0) N Z U Report Date: May 22, 2025 27 E co LI csi o 5 2 ,/ cu ci > o o " E Six Year Transportation m c c o 0 MPO/RTPO: RW Required 2 Environmental Type Lu 0 0 Total Length o r) o 0 Utility Codes co o_ 0 0 0 , Improvement Type ct, iN Resolution No, Amendment Adopted zo. co 0 Hearing Lc g A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID -16478 Southcenter Blvd Road Diet (with Lake to Sound Regional Trail) Southcenter Boulevard S 66th Ave to 53rd Ave S As part of the King County led Lake to Sound Regional Trail Fl Phase, narrow Southcenter Blvd from 5 lanes to 3 lanes between approx. 62nd Ave S and 66th Ave S. Reconfigure signal operations at 66th Ave S to include dual WB left turn lanes and a single WB thru lane. All lanes will generally shift to the south of the existing ROW to allow for construct on of the Lake to Sound trail and trail buffering. Priority Number Functional Class 0 0 tto 0 0 0 0 0 0 -?; 0 0 0 0 0 0 0 10 0 0 10 Cr) 10 0 0 co 0 c,; 10 0 0 ea 0 0 0 .0 .0 0 10 co Report Date: May 22, 2025 28 E co LI o 5 2 ,/ cu ci > o o " E Six Year Transportation m c a> 0 z 0 0 ›- MPO/RTPO: RW Required 2 Environmental Type 0 0 0 0 Total Length Utility Codes Improvement Type Resolution No, Amendment Adopted zo. co 0 co Hearing g, ic CO 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID `-13491 Transportation Demand Management Implementation to Provision of TDM services to Commute Trip Reduction -affected employment sit Facilitate employer reporting and records associated with biennial CTR survey. Engage CTR employment sites with opportunities for improvement and remain connected via technical meetings with other CTR jurisdictional representatives. Priority Number Functional 8 Class Report Date: May 22, 2025 29 E co LI csi o 5 2 ,/ cu ci > o o "AE - D. Six Year Transportation 000 = •&% a> 0 0) MPO/RTPO: RW Required 2 Environmental Type Lu 0 Total Length 0 o o 0 Utility Codes Improvement Type , iN Resolution No, Amendment Adopted zo. co 0 Hearing L.° g o 0 0 A. PIN/Project No. B. STIP ID C. Project Title D. Road Name or Number E. Begin & End Termini F. Project Description G. Structure ID TUK-69 Tukwila and South King County TDM Tukwila and South King County N/A to N/A This project will provide TDM programming and services to help people access sustainable transportation options that reduce drive -alone travel and traffic congestion in Tukwila and South King County. Tukwila's TDM Program reaches people regionally at employment centers, community hubs, multifamily housing complexes, and educational institutions. Priority Number Functional Class 8 ;°)00 0 0 00 00 0 0 0 Lc) 10 00 0 0 •1- 00 00 00 0 00 00 00. 3 en 00 2 0 0 10 00 0 0 0 LO 10 0 0 (5 0 0 CI 0 00 0 0 0 ci" 00 00 43 0 tart Year (YYYY) .00 b. 00 00 COI C) 00 00 0, 00 00 0) 0_ Expenditure Schedule 10 0- 10 00 0 CO .00 00 co oo 0 01) 0 0) oo 0) CO 0)) 00 LO co 00 0.1 0) co 0 to 00 00 .c 0 00 00 00 0. (0 00 00 oo (NI 0) co 00 c00 00 00 10. 00 co 0) tate Funds 0) Federal Funds Grand Totals for Tukwila Report Date: May 22, 2025 30 Transportation & Infrastructure Services Committee Minutes May28, 2025 F. Grant Award: Gilliam Creek Fish Barrier Removal and Habitat Enhancement Staff is seeking approval to accept a Recreation and Conservation Office Brian Abbot Fish Barrier Removal Board award in the amount of $300,000 for preliminary design of the project. Committee Recommendation Majority approval. Forward to June 2, 2025 Regular Meeting Consent Agenda. G. Resolution: Annual Six -Year Transportation Improvement Program Staff is seeking approval of the annual resolution adopting the TIP for 2026-2031. Committee Recommendation Majority approval. Forward to June 9, 2025 Committee of the Whole The meeting adjourned at 6:35 p.m. V'Yf Committee Chair Approval Minutes by LH 31 32 COUNCIL AGENDA SYNOPSIS Initialr Meeting Date Prepared by Mayor's review Council review 6/9/25 BJM ITEM INFORMATION IrEMNo. 5.B. STAFF SPONSOR: BRANDON MILES ORIGINAL AGENDA DATE: 6/9/ 25 AGENDA ITEM TITLE Resolution: Disposition of Fire Station 51— Declaring surplus, allowing for an alternative process, and authorize an agreement with a broker. CATEGORY Discussion Mtg Date 6/9/25 Motion Mtg Date 6/16/25 Resolution Mtg Date 6/16/25 E Ordinance Mtg Date E Bid Award Mtg Date E Public Hearing Mtg Date ❑ Other Mtg Date SPONSOR ❑ Council M Mayor ❑ .Admin Svcs ❑ DCD ❑ .Finance ❑ Fire ❑ P&R ❑ Po/ice ❑ P11 SPONSOR'S SUMMARY The purpose of this agenda item is to seek Council approval of the process to sell old Fire Station 51 at 444 Andover Park East. Once the Council approves the process, staff would solicit proposal and negotiate deals terms. If staff and the buyer(s) agree to deal terms, staff would then return to the City Council requesting authorization to enter into a purchase and sale agreement. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev. ❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. DATE: N/A COMMITTEE CHAIR: N/A RECOMMENDATIONS: SPONSOR/ADMIN. Approve. COMMITTEE N/A COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED $N/A AMOUNT BUDGETED $N/A APPROPRIATION REQUIRED $N/A Fund Source: N/A Comments: N/A MTG. DATE RECORD OF COUNCIL ACTION 6/9/25 MTG. DATE ATTACHMENTS 6/9/25 Staff Informational Memoradum dated May 13, 2025 Draft Resolution Powerpoint Presentation Broker Listing Agreement 6/16/25 33 � City of Tukwila Thomas McLeod, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila City Council FROM: Brandon Miles, MOffice CC: Thomas McLeod DATE: May 13,2025 SUBJECT: Disposition of Old Fire Station 51 ISSUE The purpose of this agenda item is to seek Council approval of the process to sell old Fire Station 51 8t444 Andover Park East. Once the COUDCi| approves the pnJQeSS, staff will SO|idt prupuaaa| and negotiate deals terms. |fstaff and the buyer(s) agree to deal terma, staff would then return to the City Council requesting authorization to enter into a purchase and sale agreement. BACKGROUND The City owns an 81,000 square foot lot in the Southcenter District of the City that currently has a largely vacant 15,519 square foot building on it. The property was the former home of Fire Station 51and also served outhe headquarters for the City'afire department. Aapart ofthe City'a Public Safety P|an, the city relocated and constructed a new Fire Station 51 at the corner Of8OUthCenterParkway and 8.180m Street. It has been the Citv'Sintention tOsell old Fire Station 51since the City has nushort term orlong-term needs for the property. After the fire departmentmoved off the site, the city temporarily relocated police evidence V8hid8 storage into some Ofthe bays @told Fire Station 51.The city iScurrently working OO8 final, permanent relocation Ofthe police evidence vehicle storage U]Gportion 0fthe hanger at the Fleet and Facilities Building. The old Fire Station 51 building has significant issues, including Gpartial collapse Ofthe roof, StO|8n ||V/\C units, and other issues. The building creates financial liability for the City to both maintain and in diverting facilities staff away from other facilities that need attention. As part of the two-year budget, the city included $5million in proceedsfrom the sale of the old fire station in2O288Srevenue tObalance the Cih/Soperating budget. This one-time revenue was intended tOserve @S@stop gap measure while the city examined fiscal sustainability issues city wide. DISCUSSION The method for selling city owned property isoutlined inTukwila Municipal Code [7MC)2.64. While the City could call for bids, staff proposes that a more competitive process be used and that City Council authorize, "...an alternative process for receiving ofhera, selecting a buyer. and D8gOb8UOg the price..." pU[Su8Ot tOTK4C 2.84.030 /4\. Staff suggests that ubroker be hired tomarket and represent the city ona potentialdispmition Ofthe property, like itwas any commercial property listed for sale O[lease. Formally listing the property for sale and marketing it will likely result in the highest nak/rn to the City and make the property disposition known to a wider audience. The site is zoned for light industrial and the industrial market iDthe area iSstill extremely hot. The City has received two broker's estimates 34 INFORMATIONAL MEMO Page 2 for the property and would list the property for sale for around $4.2 million'. The City will also consider an entity that is interested in entering into a long-term ground lease of the property (30- 50 years). Staff propose the following general terms for any deal: 1. Highest financial value to the City. The City would consider the total financial value of the property, including the intended user, and what tax revenue the City would receive from the property over a specific period. The timing of receiving funds would be considered as part of the total financial value. While the City would prefer to receive the bulk of funds for the property in the near term, if the city received more funds by delaying closing this would be considered as well. 2. Closing. The City would consider a longer closing period, if it resulted in a better financial offer (see above). If a longer closing is requested, the city would want non- refundable deposits made to the city. If the buyer is unable to close, the non-refundable deposits would go to the city. 3. Past Performance by the Buyer. The buyer would need to have a demonstrated history of being able to close the deal with the city and meet the agreed closing date. 4. Appraisal. To be conducted by the city after an initial offer is accepted and a signed purchase and sale agreement is in place. 5. Zoning Standards. The city would consider possible zoning changes, provided those changes are consistent with the vision of the Workplace District zoning. Any zoning modifications would require City Council approval. The City would note this in our marketing materials. Staff is not requesting to enter into a purchase and sale agreement at this time. Once the city has received sufficient offers and has worked to validate the offers, the City will come back to the City Council with an update and a recommendation on a specific buyer. At that time staff will request to enter into a purchase and sale agreement with the proposed buyer. The proposed resolution will: 1. Declare the property surplus; 2. Authorize the sale and city to engage in an alternative process; 3. Outlines the City Council will review the purchase and sale terms; and 4. Authorizes the City to hire a broker (draft agreement is attached). FINANCIAL IMPACT As part of the 2025/2026 Budget the city assumed $5 million in revenue from the sale of the old Fire Station 51 to occur in 2026. The suggested list price of $4.2 million is below the forecasted revenue. However, this is the list price, and the final price could be higher or lower. RECOMMENDATION The City Council is being asked to forward the draft resolution to the June 16 regular council meeting for possible adoption. 1 The property has a total value of just under $4 million. However, the City's listing price assumes the cost of demolition that the buyer will factor in when making an offer on the property. 35 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DECLARING T LOCATED AT 444 ANDOVER PARK PARCEL NUMBER 022340-0080) TO APPROVING AN ALTERNATIVE AUTHORIZED BY TUKWILA MU PAL C 2.64.030(4). PROPERTY (ASSESSOR RPLUS; AND OCESS AS O SECTION WHEREAS, the City of Tukwila owns certai perty located at 444 Andover Park East also known as assessor parcel nu 02234 '180 ("the Property"); and WHEREAS, the Mayor and the City C Property is surplus and no longer needed, and that the sale of the P s �e y is °'`e best interests of the City and the people thereof; and WHEREAS, Tukwila Mu . � � � - `�,�. y pter 2.64 provides for disposition of surplus property; NOW, THERE �`+RE, _ Y��`Y COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, H VES AS FOLLOWS: Section 1. Declar "'Surplus. The property, both real and personal, located at 444 Andover Park East also known as assessor parcel number 022340-0080 ("the Property"), belonging to the City of Tukwila, is hereby declared to be surplus. Section 2. Sale of Surplus Property Authorized. Pursuant to Tukwila Municipal Code (TMC) Section 2.64.030(4), the City Council hereby authorizes the Mayor and/or his designee to engage in the alternative process for receiving offers, negotiating the price of the Property, and negotiating additional deal terms as set forth in the Informational Memorandum attached hereto as Exhibit A. Section 3. Council to Review Purchase and Sale Agreement Terms. Prior to execution of a purchase and sale agreement, the mayor and/or his designee shall report to the City Council a recommended purchaser for the property and negotiated terms. 2025 Legislation: Declaring Property Surplus Version: 06/02/2025 Staff: B. Miles Page 1 of 2 36 Section 4. Broker. The Mayor and/or designee is authorized to hire a broker to list, market, and conduct other commercial real estate brokerage activities for the City of Tukwila. 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 APPROVED AS TO FORM BY: Office of the City Attorney Tosh Sharp, Council President Filed �'`'th the ty Clerk: P ed by the Council: sol 3n Numb Attachment: Exhibit A, Informational Me ran' t d May 13, 2025 2025 Legislation: Declaring Property Surplus Version: 06/02/2025 Staff: B. Miles Page 2of2 37 TO: FROM: CC: DATE: SUBJECT: City of Tukwila Thomas McLeod, Mayor INFORMATIONAL MEMORANDUM Tukwila City Council Brandon Miles, Mayor's Office Thomas McLeod May 13, 2025 Disposition of Old Fire Station 51 ISSUE The purpose of this agenda item is to seek Council approval of the process to sell old Fire Station 51 at 444 Andover Park East. Once the Council approve proposasl and negotiate deals terms. If staff and the buyer(s) then return to the City Council requesting authorization to e agreement. BACKGROUND The City owns an 81,000 square foot lot in the So a largely vacant 15,519 square foot building on it. Th Station 51 and also served as the headqua City's Public Safety Plan, the city relocated of Southcenter Parkway and S.180th Street. Station 51 since the City has no sh After the fire department move vehicle storage into some of th final, permanent relocatio the Fleet and Facilities The old Fire Station stolen HVAC units, and maintain and in diverting fa e process, staff will solicit to deal terms, staff would a purchase and sale 'strict of the City that currently has erty was the former home of Fire s fire department. As part of the new Fire Station 51 at the corner city's intention to sell old Fire needs for the property. temporarily relocated police evidence tation 51. The city is currently working on a evidence vehicle storage to a portion of the hanger at significant issues, including a partial collapse of the roof, . The building creates financial liability for the City to both aff away from other facilities that need attention. As part of the adopted two-year budget, the city included $5 million in proceeds from the sale of the old fire station in 2026 as revenue to balance the city's operating budget. This one-time revenue was intended to serve as a stop gap measure while the city examined fiscal sustainability issues city wide. DISCUSSION The method for selling city owned property is outlined in Tukwila Municipal Code (TMC) 2.64. While the City could call for bids, staff proposes that a more competitive process be used and that City Council authorize, "...an alternative process for receiving offers, selecting a buyer, and negotiating the price..." pursuant to TMC 2.64.030 (4). Staff suggests that a broker be hired to market and represent the city on a potential disposition of the property, like it was any commercial property listed for sale or lease. Formally listing the property for sale and marketing it will likely result in the highest return to the City and make the property disposition known to a wider audience. The site is zoned for light industrial and the industrial market in the area is still extremely hot. The City has received two broker's estimates 38 INFORMATIONAL MEMO Page 2 for the property and would list the property for sale for around $4.2 million'. The City will also consider an entity that is interested in entering into a long-term ground lease of the property (30- 50 years). Staff propose the following general terms for any deal: 1. Highest financial value to the City. The City would consider the total financial value of the property, including the intended user, and what tax revenue the City would receive from the property over a specific period. The timing of receiving funds would be considered as part of the total financial value. While the City would prefer to receive the bulk of funds for the property in the near term, if the city received more funds by delaying closing this would be considered as well. 2. Closing. The City would consider a longer closing period, if it resulted in a better financial offer (see above). If a longer closing is requested: the city would want non- refundable deposits made to the city. If the buyer is una o close, the non-refundable deposits would go to the city. 3. Past Performance by the Buyer. The buyer woulhave a demonstrated history of being able to close the deal with the c nd mee - agreed closing date. 4. Appraisal. To be conducted by the city after '_' itial offer is `t� pted and a signed purchase and sale agreement is in place. 5. Zoning Standards. The city would consider - zoning changes, provided those changes are consistent with the visio of the �� ,•lace District zoning. Any zoning modifications would require City Co >w .rova ' �� e City would note this in our marketing materials. Staff is not requesting to enter into has received sufficient offers an the City Council with an updat request to enter into a purchase The proposed resolu 1. Declare the pro 2. Authorize the saleo engage in an alternative process; 3. Outlines the City Co will review the purchase and sale terms; and 4. Authorizes the City to hire a broker (draft agreement is attached). sale agreement at this time. Once the city lidate the offers, the City will come back to ion on a specific buyer. At that time staff will ent with the proposed buyer. FINANCIAL IMPACT As part of the 2025/2026 Budget the city assumed $5 million in revenue from the sale of the old Fire Station 51 to occur in 2026. The suggested list price of $4.2 million is below the forecasted revenue. However, this is the list price, and the final price could be higher or lower. RECOMMENDATION The City Council is being asked to forward the draft resolution to the June 16 regular council meeting for possible adoption. 1 The property has a total value of just under $4 million. However, the City's listing price assumes the cost of demolition that the buyer will factor in when making an offer on the property. 39 • c 0 0 cn e Station 51 Lf') N O N Cfl W Z D 40 41 o (P1 L QJ O L Ca 2 LE 0 0 0) 4J v) Q) NJ 0 Q 0 42 N 0 -0 Q 0 U > CO CO •U 4J 0 • CO • co � 0 0 43 >� 4J U 0) 0 > 0 CO 0 Q • • • • i cO c co 4-1 V) 0 N • 44 w Q) 111111111111111110 • 45 Puget Sound NAI Puget Sound Properties Properties 10900 NE 8th St., Suite 1500 Bellevue, WA 98004 Phone: 425-586-5600 Fax: 425-455-9138 © Commercial Brokers Association ALL RIGHTS RESERVED Form: XS Exclusive Sale Listing Agreement Rev. 6/2024 Page 1 of 5 EXCLUSIVE SALE LISTING AGREEMENT ,CBA This Exclusive Sale Listing Agreement ("Agreement") is made by and between City of Tukwila ("Seller") and PUGET SOUND PROPERTIES COMMERCIAL REAL ESTATE SERVICES, L.L.C., a Washington limited liability company, dba NAI Puget Sound Properties ("Firm"). Seller grants to Firm the exclusive and irrevocable right to sell, and to receive deposits in connection with, Seller's commercial real estate legally described as set forth on attached Exhibit A and commonly described as 444 Andover Park E , Tukwila , WA 98188 , King County, (the "Property"). 1. TERM. This Agreement shall commence on May 15th , 20 25 and expire at 11:59 p.m. on December 31st , 20 25 (the "Term"). 2. PRICE AND TERMS. Seller agrees to list the Property at a price of $ 4,250,000.00 and shall consider offers that include usual and customary contingencies in addition to the following specific terms: Possession: Acceptable to Seller Other terms: Acceptable to Seller 3. DEFINITIONS. As used in this Agreement, (a) "CBA" shall mean the Commercial Brokers Association; and (b) "sell" shall mean sell, exchange, lease for over 5 years, enter into a contract to sell and/or enter into an option to purchase the Property. 4. AGENCY. a. Pamphlet. Seller acknowledges receipt of the pamphlet entitled "Real Estate Brokerage in Washington." b. Listinq Broker. Seller authorizes Firm to appoint Alan Robertson and William Schmidt as Seller's "Listing Broker." This Agreement creates an agency relationship between Seller and Listing Broker and any of Firm's managing brokers, including Firm's Designated Broker, who supervise Listing Broker ("Supervising Broker") during the Term. No other brokers affiliated with Firm are agents of Seller. 5. LIMITED DUAL AGENCY. a. Listinq Broker as Limited Dual Agent. If initialed below, Seller consents to Listing Broker and Supervising Broker acting as limited dual agents in the sale of the Property to a buyer that Listing Broker also represents. Seller acknowledges that, as a limited dual agent, RCW 18.86.060 prohibits Listing Broker from advocating terms favorable to Seller to the detriment of buyer and further limits Listing Broker's representation of Seller. Seller's Initials Date Seller's Initials Date b. Firm Limited Dual Agency. If the Property is sold to a buyer represented by one of Firm's brokers other than Listing Broker ("Buyer's Broker"), Seller consents to any Supervising Broker, who also supervises Buyer's Broker, acting as a limited dual agent. If any of Firm's brokers act as a limited dual agent, Firm shall be entitled to the compensation payable under this Agreement plus any compensation Firm may have negotiated with the buyer. 6. PROPERTY OWNERSHIP AND INFORMATION. Seller warrants that Seller has the right to sell the Property on the terms set forth in this Agreement and agrees to furnish and pay for a buyer's policy of title insurance showing Seller has marketable title to the Property. Seller also warrants that the Property information provided by Seller to Firm in connection with listing the Property (the "Property Information"), which is expressly incorporated into this Agreement, is correct. Seller understands that Firm and other members of CBA will make representations to prospective buyers based solely on the Property Information and Seller agrees to indemnify and hold Firm and other members of CBA harmless in the event the foregoing warranties are incorrect. Seller confirms that following closing, the amount of the purchase price and any other terms of the sale of the Property shall not be deemed confidential information and Seller authorizes disclosure of the same. 46 Puget Sound NAI Puget Sound Properties Properties 10900 NE 8th St., Suite 1500 Bellevue, WA 98004 Phone: 425-586-5600 Fax: 425-455-9138 © Commercial Brokers Association ALL RIGHTS RESERVED Form: XS Exclusive Sale Listing Agreement Rev. 6/2024 Page 2 of 5 EXCLUSIVE SALE LISTING AGREEMENT (CONTINUED) ,CBA 7. CLOSING COSTS. In addition to purchasing a buyer's policy of title insurance, Seller agrees to pay one-half of any escrow fees. Rents, insurance, taxes, interest and reserves on assumed encumbrances are to be prorated between Seller and buyer as of the date of closing. 8. COMPENSATION. Seller acknowledges that there are no standard compensation rates and the compensation in this Agreement is fully negotiable and not set by law. Firm shall be entitled to compensation if: (a) Seller sells the Property during the Term; (b) Seller sells the Property within six months after the expiration or earlier termination of this Agreement to a person or entity, or to an Affiliate of such person or entity, that submitted an offer to purchase the Property during the term of this Agreement or that appears on any registration list provided by Firm pursuant to this Agreement; (c) the Property is made unmarketable by Seller's voluntary act; (d) the Seller receives compensation from a governmental entity pursuant to an exercise of eminent domain; or (e) Seller withdraws the Property from sale, or otherwise prevents Broker from selling it. Seller shall pay compensation consisting of the sum of the amounts set forth in Sections 8(a) and 8(b) as set forth below. Compensation shall be paid at closing. a. Listing Firm Compensation: i. 2.5 % of the sales price, or ; or ii. If the buyer is not represented by a buyer brokerage firm, the Listing Firm compensation shall be 5 % of the sales price or (equal to the amount in Section 8(a)(i) if not filled in). b. Buyer Brokerage Firm Compensation: i. 2_5 % of the sales price, or to a cooperating broker representing the buyer ("Buyer Brokerage Firm") ("Buyer Brokerage Firm Compensation"), including another broker affiliated with Firm who represents the buyer; or ii. If the Listing Broker represents both Seller and the buyer as a limited dual agent, 5 % of the sales price, or (equal to the amount in Section 8(b)(i) if not filled in). iii. Buyer Brokerage Firm Compensation shall be paid as set forth above unless otherwise agreed by the buyer and Buyer Brokerage Firm in the purchase and sale agreement. Buyer Brokerage Firm is an intended third -party beneficiary of this Agreement. Firm shall submit any registration list to Seller within 15 days after the expiration or earlier termination of this Agreement and shall only include on the registration list persons or entities to whose attention the Property was brought through the signs, advertising or other action of Firm, or who received information secured directly or indirectly from or through Firm during the term of this Agreement. Seller shall provide the registration list to any other brokers that assist Seller with this Property. "Affiliate" means, with respect to any person or entity that submitted an offer during the term of this Agreement or that appears on the registration list, any buyer which has more than a 10% ownership or voting interest in such an entity or any buyer in which more than 10% of the ownership or voting interests are owned or controlled by such a person or entity. Seller consents to Firm receiving compensation from more than one party and to sharing compensation between firms, provided that any terms and amounts offered to or by Firm are disclosed as required by RCW 18.86.030. Seller acknowledges that offering compensation to Buyer Brokerage Firm is not required. 9. FIRM/MULTIPLE LISTING. Firm shall cause this listing to be published by CBA for distribution to all CBA members through CBA's listing distribution systems. Firm shall use commercially reasonable efforts to 47 Puget Sound NAI Puget Sound Properties Properties 10900 NE 8th St., Suite 1500 Bellevue, WA 98004 Phone: 425-586-5600 Fax: 425-455-9138 © Commercial Brokers Association ALL RIGHTS RESERVED Form: XS Exclusive Sale Listing Agreement Rev. 6/2024 Page 3 of 5 EXCLUSIVE SALE LISTING AGREEMENT (CONTINUED) ,CBA cooperate with all other members of CBA in working toward the sale of the Property. Seller understands and agrees that all Property Information becomes the property of CBA, is not confidential, and will be given to third parties, including prospective buyers, other cooperating members of CBA who do not represent Seller and, in some instances, may represent the buyer and other parties granted access to CBA's listing systems. It is understood that CBA is not a party to this Agreement, and its sole function is to furnish the descriptive information set forth in the listing to its members, without verification and without assuming any responsibility for such information or in respect to this Agreement. 10. DAMAGES IN THE EVENT OF BUYER'S BREACH. In the event Seller retains earnest money as liquidated damages on a buyer's breach, any costs advanced or committed by Firm on Seller's behalf shall be paid therefrom and the balance shall be ❑ retained by seller; ❑ divided equally between Seller and Firm (retained by Seller if not checked). 11. ATTORNEY'S FEES. In the event either party employs an attorney to enforce any terms of this Agreement and is successful, the other party agrees to pay reasonable attorney's fees and any costs and expenses incurred as a result of such enforcement. In the event of trial, venue shall be in the county in which the Property is located, and the amount of the attorney's fee shall be as fixed by the court. 12. ADDITIONAL TERMS. In addition to the Property Information and Exhibit A (legal description), the following amendments or addenda (which are also attached hereto) are part of this Agreement: This Agreement shall commence on May 15, 2025, and expire at 11:59 p.m. on December 31, 2025 (the "Initial Term"). Upon the expiration of the Initial Term, the Agreement shall automatically renew monthly (each a "Renewal Term") thereafter unless either party provides written termination notice to the other party at least thirty (30) days prior to the expiration of the Initial Term or any Renewal Term. The Agreement shall terminate on December 31, 2029, if it has not already been terminated pursuant to the foregoing termination provision. 48 !Puget Sound NAI Puget Sound Properties Properties 10900 NE 8th St., Suite 1500 Bellevue, WA 98004 Phone: 425-586-5600 Fax: 425-455-9138 SELLER © Commercial Brokers Association ALL RIGHTS RESERVED Form: XS Exclusive Sale Listing Agreement Rev, 6/2024 Page 4 of 5 EXCLUSIVE SALE LISTING AGREEMENT (CONTINUED) Seller/Authorized Signature Name: Title: Date: FIRM ,CBA Seller/Authorized Signature Name: Title: Date: PUGET SOUND PROPERTIES COMMERCIAL REAL ESTATE SERVICES, L.L.C., a Washington limited liability company, dba NAI Puget Sound Properties , Firm (Company) (Office) (Authorized Signature) Name: Robert Swain, Designated Broker Date: 49 ipugetsound NAI Puget Sound Properties 'Properties 10900 NE 8th St., Suite 1500 Bellevue, WA 98004 Phone: 425-586-5600 Fax: 425-455-9138 © Commercial Brokers Association ALL RIGHTS RESERVED Form: XS Exclusive Sale Listing Agreement Rev, 6/2024 Page 5 of 5 EXCLUSIVE SALE LISTING AGREEMENT (CONTINUED) EXHIBIT A (Legal Description) ANDOVER INDUSTRIAL PARK # 5 LESS UP RR OPER R/W PLat Block: Plat Lot: 8 ,CBA 50 COUNCIL AGENDA SYNOPSIS Initialr Meeting Date Prepared by Mayor's review Council review 6/9/2025 TC 6/16/2025 TC ITEM INFORMATION IrEMNo. 5.C. STAFF SPONSOR: MARTY WINE ORIGINAL AGENDA DATE: 6/9/ 25 AGENDA ITEM TITLE Employee Benefit Broker services agreement: Gallagher CATEGORY Discussion Mtg Date 6/9/25 Motion Mtg Date 6/16/25 Resolution Mtg Date ❑ Ordinance Mtg Date E Bid Award Itg Date E Public Hearing Mtg Date ❑ Other Mtg Date SPONSOR ❑ Council )1 Mayor ❑ .fl dmin Svcs ❑ DCD ❑ .Finance ❑ Fire ❑ P&R ❑ Police ❑ P11 SPONSOR'S SUMMARY The City of Tukwila previously engaged Alliant for employee benefits broker services under a three-year contract from 2023 to 2025. Following a competitive RFP process, Gallagher has been selected as the new provider. The contract has been vetted and reviewed by both the City attorneys and Gallagher's legal team. As the proposed three-year agreement with Gallagher (2025-2028) totals $84,000 annually and exceeds mayoral signing authority, I respectfully request Council review and approval of the contract. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev. ❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. DATE: N/A COMMITTEE CHAIR: N/A RECOMMENDATIONS: SPONSOR/ADMIN. TC Croone/Human Resources COMMITTEE N/A COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED $84,000 AMOUNT BUDGETED $150,000 APPROPRIATION REQUIRED Fund Source: 2025-2026 APPROVED BUDGET Comments: MTG. DATE RECORD OF COUNCIL ACTION 6/9/25 MTG. DATE ATTACHMENTS 6/9/25 Informational Memo dated June 9, 2025 Professional Services Contract: Gallagher Benefit Services, Inc. 6/16/25 51 Thomas McLeod, Mayor Administrative Services Dept., Human Resources - TC Croone, Chief People Officer INFORMATIONAL MEMORANDUM To: City Council From: TC Croone, Deputy Director of Administrative Services and Chief People Officer CC: Mayor Thomas McLeod Date: June 9, 2025 Subject: Employee Benefit Broker services agreement: Gallagher ISSUE Consideration and approval of the services agreement between the City of Tukwila and Gallagher to perform employee benefit broker services, effective July 15, 2025. BACKGROUND The City of Tukwila previously engaged Alliant for employee benefits broker services under a three- year contract from 2023 to 2025. Following a competitive RFP process, Gallagher has been selected as the new provider. The contract has been vetted and reviewed by both the City attorneys and Gallagher's legal team. As the proposed three-year agreement with Gallagher (2025-2028) totals $84,000 annually and exceeds mayoral signing authority, I respectfully request Council review and approval of the contract. The council approved $150,000 for Human Resources to allocate for consulting fees in the 2025-2026 budget. DISCUSSION I welcome any questions or concerns that the council may have about the contract. RECOMMENDATION The Council is being asked to forward the contract authorization to the consent agenda at the June 16, 2025 Regular Meeting. ATTACHMENT • Professional Services Contract: Gallagher Tukwila City Hall • 6200 Sou thcenterBoulevard • Tukwila, A 98188 • 206-433-1800 • G 'ebsite: TukwilaA. ov 52 City of Tukwila 6200 Southcenter Boulevard, Tukwila WA 98188 Contract Number: PROFESSIONAL SERVICES AGREEMENT (Includes consultants, architects, engineers, accountants, and other professional services) THIS AGREEMENT is entered into between the City of Tukwila, Washington, hereinafter referred to as "the City", and Gallagher Benefit Services, Inc., hereinafter referred to as "the Consultant", in consideration of the mutual benefits, terms, and conditions hereinafter specified. 1. Project Designation. The Consultant is retained by the City to perform benefit broker services. 2. Scope of Services. The Consultant agrees to perform the services, identified on Exhibit "A" attached hereto, including the provision of all labor, materials, equipment and supplies. 3. Duration of Agreement; Time for Performance. This Agr effect for a period commencing upon execution and end terminated under the provisions hereinafter specified commence upon written notice by the City to the Con perform all services and provide all work product re than July 15, 2028 unless an extension of such 4. Payment. The Consultant shall be paid by rendered under this Agreement as follows. ent shall be in full force and July 15, 2028, unless sooner under this Agreement shall ceed. The Consultant shall su. ythis Agreement no later d in ;r`"ng by the City. or completed work and for services A. Payment for the work provided by t t II be made as provided on Exhibit "B" attached hereto, provided that the ' ryk .., f payment to the Consultant shall not exceed $7,000 per month exp >> written modification of the Agreement signed by the City. B. The Consultant may su the work for parti vouchers will b to the Consu C. Final payment made promptly up the work under this e City once per month during the progress of or that portion of the project completed to date. Such City and, upon approval thereof, payment shall be made proved. due the Consultant of the total contract price earned will be ertainment and verification by the City after the completion of ment and its acceptance by the City. D. Payment as provided in this section shall be full compensation for work performed, services rendered, and for all materials, supplies, equipment and incidentals necessary to complete the work. E. The Consultant's records and accounts pertaining to this Agreement are to be kept available for inspection by representatives of the City and the state of Washington for a period of three (3) years after final payments. Copies shall be made available upon request. 5. Ownership and Use of Documents. All documents, drawings, specifications and other materials produced by the Consultant in connection with the services rendered under this Agreement shall be the property of the City whether the project for which they are made is executed or not. The Consultant shall be permitted to retain copies, including reproducible copies, of drawings and specifications for information, reference and use in connection with the Consultant's endeavors. The Consultant shall not be responsible for any use of the said documents, drawings, specifications or other materials by the City on any project other than the project specified in this Agreement. Notwithstanding the foregoing, City shall own all final 53 deliverables provided to City by Consultant as part of the services provided under this Agreement, provided however, Consultant shall retain sole and exclusive ownership of all right, title, and interest in, and to, its intellectual property and derivatives thereof which no data or Confidential Information of the City was used to create and which was developed entirely using Consultant's own resources, including any and all pre-existing or independently developed know-how, methods, processes and other materials prepared by Consultant. To the extent Consultant's intellectual property is necessary for the City to use the deliverables provided under this Agreement, Consultant grants to City a non-exclusive, royalty -free license to Consultant's intellectual property solely for City's use of such deliverables. 6. Compliance with Laws. The Consultant shall, in performing the services contemplated by this Agreement, faithfully observe and comply with federal, state, and local laws, ordinances and regulations, applicable to the services rendered by Consultant under this Agreement. 7. Indemnification, No Express Warranty, and Limitation of Liability. The Consultant shall defend, indemnify and hold the City, its officers, officials, employees and volunteers harmless from any and all claims, injuries, damages, losses or suits including attorney fees, brought by a third party directly arising out of or resulting from the negli+s, } t or fraudulent acts, errors or omissions of the Consultant in performance of this Agree �v � except for bodily injuries and damages caused by the sole negligence of the City. Should a court of competent jurisdiction determin { at this A ty , ment is subject to RCW 4.24.115, then, in the event of liability for dama•�} arising out of ��, ily injury to persons or damages to property caused by or resulting fro rrent negligence of the Consultant and the City, its officers, officials, employees, ', rr' olunteers, the Consultant's liability hereunder shall be only to the extent of tR Consul . 's negligence. It is further specifically and expressly understood that the indem � .rovii ; herein constitutes the Consultant's waiver of immunity under Industrial Insure ; _ , , " CW, solely for the purposes of this indemnification. This waiver has ego aced by the parties. The provisions of this section shall survive the e is •r to ation of this Agreement. Consultant expressly disclaims any and all war , �5, ies, ' press' r implied, including, without limitation, the warranties for merchantabili 3 t „d;'�particular purpose. Notwithstanding any other term or provision of this • ee Consultant shall only be liable for actual damages incurred by the City and shall r `� le } , ny indirect, incidental, special, consequential or punitive damages even iof the existence of such damages. Furthermore, the aggregate liability k _ per this A• ement, if any, of Consultant to the City for claimed losses or damages shall not e f`d $1, ,000.This provision applies to the fullest extent permitted by applicable law. 8. Insurance. The Consulta t shall procure and maintain for the duration of the Agreement, insurance against claims for injuries to persons or damage to property which may arise from or in connection with the performance of the work hereunder by the Consultant, its agents, representatives, or employees. Consultant's maintenance of insurance as required by the agreement shall not be construed to limit the liability of the Consultant to the coverage provided by such insurance, or otherwise limit the City's recourse to any remedy available at law or in equity. Public Entity Full Availability of Consultant Limits. If the Contractor maintains higher insurance limits than the minimums shown above, the City shall be insured for the full available limits of Commercial General and Excess or Umbrella liability maintained by the Consultant, irrespective of whether such limits maintained by the Consultant are greater than those required by this Contract or whether any certificate of insurance furnished to the City evidences limits of liability lower than those maintained by the Consultant. A. Other Insurance Provision. The Consultant's Automobile Liability and Commercial General Liability insurance policies are to contain, or be endorsed to contain that they shall be primary insurance with respect to the City. Any Insurance, self-insurance, or insurance CA revised May 2020 Page 2 } 54 pool coverage maintained by the City shall be excess of the Consultant's insurance and shall not be contributed or combined with it. B. Notice of Cancellation. Any cancelled or non -renewed policy will be replaced with no coverage gap and a current Certificate of Insurance will be provided to the City. C. Failure to Maintain Insurance. Failure on the part of the Consultant to maintain the insurance as required shall constitute a material breach of contract, upon which the City may, after giving five business days' notice to the Consultant to correct the breach, immediately terminate the contract or, at its discretion, procure or renew such insurance and pay any and all premiums in connection therewith, with any sums so expended to be repaid to the City on demand. 9. Independent Contractor. The Consultant and the City agree that the Consultant is an independent contractor with respect to the services provided pursuant to this Agreement. Nothing in this Agreement shall be considered to create the relationship of employer and employee between the parties hereto. Neither the Consultant nor any employee of the Consultant shall be entitled to any benefits accorded City employees by virtue of the services provided under this Agreement. The City shall not be respon }l t - for withholding or otherwise deducting federal income tax or social security or for nbuting to the state industrial insurance program, otherwise assuming the duties . > .tom ployer with respect to the Consultant, or any employee of the Consultant. 10. Covenant Against Contingent Fees. The Con s nt wfirrants thy e has not employed or retained any company or person, other than 'on employee working solely for the Consultant, to solicit or secure this contract, and } e has not paid or agreed to pay any company or person, other than a bonafi• mploye `5t orking solely for the Consultant, any fee, commission, percentage, brokerage ther consideration contingent upon or resulting from the award or making of co' a, or breach or violation of this warrant, the City shall have the right to an is co r s without liability, or in its discretion to deduct from the contract price or co � ra � , or r herwise recover, the full amount of such fee, commission, percentage, br�'�= "rage Rys, •ift,�y =3 ontingent fee. 11. Discrimination Prohibited. Agreement, will not age, veteran statu the presence of in the selection and ctor, w regard to the work performed by it under this e grounds of race, religion, creed, color, national origin, tion, gender identity, marital status, political affiliation, any other protected class status under state or federal law, mployees or procurement of materials or supplies. 12. Assignment. The Cony shall not sublet or assign any of the services covered by this Agreement without the exp° ess written consent of the City. 13. Non -Waiver. Waiver by the City of any provision of this Agreement or any time limitation provided for in this Agreement shall not constitute a waiver of any other provision. 14. Termination. A. The City reserves the right to terminate this Agreement at any time by giving ninety (90) days advance written notice to the Consultant. B. In the event of the death of a member, partner or officer of the Consultant, or any of its supervisory personnel assigned to the project, the surviving members of the Consultant hereby agree to complete the work under the terms of this Agreement, if requested to do so by the City. This section shall not be a bar to renegotiations of this Agreement between surviving members of the Consultant and the City, if the City so chooses. 15. Applicable Law; Venue; Attorney's Fees. This Agreement shall be subject to, and the Consultant shall at all times comply with, all applicable federal, state and local laws, CA revised May 2020 } Page 3 55 regulations, and rules, including the provisions of the City of Tukwila Municipal Code and ordinances of the City of Tukwila. In the event any suit, arbitration, or other proceeding is instituted to enforce any term of this Agreement, the parties specifically understand and agree that venue shall be properly laid in King County, Washington. The prevailing party in any such action shall be entitled to its attorney's fees and costs of suit. Venue for any action arising from or related to this Agreement shall be exclusively in King County Superior Court. 16. Severability and Survival. If any term, condition or provision of this Agreement is declared void or unenforceable or limited in its application or effect, such event shall not affect any other provisions hereof and all other provisions shall remain fully enforceable. The provisions of this Agreement, which by their sense and context are reasonably intended to survive the completion, expiration or cancellation of this Agreement, shall survive termination of this Agreement. 17. Notices. Notices to the City of Tukwila shall be sent to the following address: City Clerk City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Notices to Consultant shall be sent to the following ad Gallagher Benefit Services, Inc. Attn: Office of General Counsel 2850 Golf Road Rolling Meadows, IL 60008 18. Entire Agreement; Modification. This represents the entire and integrated Agr supersedes all prior negotiati! ` .res amendment or modification eeme writing and signed by the p her with attachments or addenda, b en the City and the Consultant and ions, or agreements written or oral. No shall be of any force or effect unless it is in CA revised May 2020 } 56 Page 4 DATED this day of ** City signatures to be obtained by City Clerk's Staff ONLY. CITY OF TUKWILA Thomas McLeod, Mayor ATTEST/AUTHENTICATED: Andy Youn, City Clerk APPROVED AS TO FORM: Office of the City Attorne , 20 Consultant signature to be obtained by sponsor staff. ** GALLAGHER BENEFIT SERVICES, INC.: By: Printed Na CA revised May 2020 } Page 5 57 Exhibit A DESCRIPTION OF SERVICES/SCOPE OF WORK Specific responsibilities of the Consultant will include, but will not be not limited to, the following: A. Plan Administration • Provide insurance brokerage and advisory services associated with employee benefit plans. This includes acting as an intermediary on the City's behalf with the underwriting community, conducting marketing activities, analyzing options and proposing recommendations, assisting the City in administering group insurance plans, responding to questions from and providing information to staff representatives, settling claim disputes, and other oversight services during the course of the programs. • Represent the City in all negotiations with carriers on all issues including those related to premiums, benefit levels, plan design and special terms and conditions. • Assist the City with the implementation of new programs incl changes to existing programs, which may include attendin • Assist with benefits committee meetings as needed. • Meet with and provide reports to various City repr the City Council, administration, employee groups, an • Provide a central resource for documenti resource includes benefit plan objectives, c issues and decisions, efficiency of renewa compliance. • Review benefit designs and p cost management and savings • Provide input and re benefits open enro (facilitating "lunch ernate funding arrangement or to meetings. hen requested by the City, including ivities „= ounding the delivery of benefits. The al plan data, documentation of plan ses, d appropriate federal and state plan ns on all health and welfare benefits to provide any mandated benefit design changes. Support annual ne or more staff onsite to assist with benefit awareness a arns", m '; ing in person with employees to explain benefits, etc). F .y • Support Human Resour" taff , `h one or more staff onsite during and after annual benefits open enrollment to manage EDI Y, liaise with vendors, auditing, and compliance. • Support Human Resources staff during open enrollment and ad hoc requests with online benefits portal (currently NeoGov Benefits) to manage EDI feeds, liaise with vendors, auditing, and compliance. • Manage plan changes with vendors as necessary. • Provide leadership with carrier relationship management. • Assist with contract and policy review. B. Financial Analysis, Monitoring and Planning • Define objectives and initiatives through strategic planning to assist the City in controlling/reducing health plan expenditures while retaining a competitive benefits program. • Regularly review claims experience, claims service, and claims administration to ensure maximum benefit to the City. CA revised May 2020 } 58 Page 6 • Analyze factors driving the City's plan costs and recommend opportunities to better manage costs, access and quality. Determine and recommend the most economical funding methods for the benefit programs. • Conduct strategic planning sessions to review performance of the City's current employee benefits coverage and establish future objectives and strategies to manage the employee benefit coverage. • Meet with and provide reports to various City representatives as required on an as -needed basis to discuss strategy and new issues. • Assist the City with the implementation and communication of new programs or changes to existing programs, which will include attending and presenting information at Open Enrollment meetings. • Research and advise the City of any new developments in the law and employee benefit programs on an ongoing basis. • As requested, prepare bid specifications and solicit proposals for insurance markets which specialize in group insurance plans or self -funded programs as needed. Evaluate bids and bidders, including administration, claim payment procedures, customer serve >> provider networks, reserve establishment policies, financial soundness, and identifying the '.t cost -beneficial package from the various bidders. • Interface with insurance carriers as needed to assist the n the reion of problems associated with the benefit programs. • Provide market data and recommendations for le�'''tation of benefits and programs as requested. • Monitor current market trends; Proactively City o anticipated rate changes and suggest r,r alternatives to support low costs to both the N ��' ees. • Establish comprehensive claims rified coverage such as medical and pharmacy, detailing paid claims (and r� �t ` : nts, ` applicable), premium/funding and enrollment summaries. • Provide ongoing quarter) I si :Ian financial experience. • Provide annual finan • Compare premium sand emp ee contributions to local, regional or state public sector norms. • Provide assistance in cIan funding rates and prospective employee contributions. • Coordinate annual actuari�� �, ,�� sis to recommend funding rates for the City's self -insured plans and to produce a three-year budg``tt projection. C. Compliance • Provide updates and ongoing assistance with federal and state reporting and compliance as required by outside agencies. Assist the City in complying with all related Federal and State laws and regulations, as well as, contract requirements. • Research and advise the City on changes in statutes, rules, and regulations regarding the City's responsibility under federal and state laws and develop procedures to ensure its benefit programs are in good legal standing. • Research and advise the City regarding legal issues; represent the City in legal matters as appropriate, in partnership with the City attorney. CA revised May 2020 } Page 7 59 D. Employee Communications & Claims Resolution Support • Provide custom communications, online tools, and other interactive services so participants understand their employee benefits and the value thereof. • Develop and maintain an internal and external benefits website. • Provide updated benefit marketing materials such as fliers, brochures, etc. • Facilitate onsite benefit education sessions monthly and office hours to assist with employees understanding their benefits • Provide ongoing support, reporting, etc. for Healthcare Committee. Present information to Executive team, Healthcare Committee and other internal partners as needed. • Provide employee assistance for claims resolution through a Benefit Advocate service. • Coordinate with City representatives on employee relations issues concerning group insurance and benefit programs. E. Annual Renewals • Represent the City in negotiations with carriers on al benefit levels, plan design and special terms and con • Provide funding rates for renewal year for active em • Prepare Requests for Proposals (RFP's) for City arrangements. This includes evaluating the on the RFP findings. • Develop Summaries of Benefits an • Assist with preparation of Sum • Conduct annual competitive bi • Act as an advocate of th s (SPD) d present renewal options. nd City in resolving difficult claims and administrative problems es, inclu. „hose related to premiums, frees, and COBRA participants. plans, including alternative funding mmending changes to the City based CA revised May 2020 } 60 Page 8 Exhibit B Compensation: Contractor shall receive an annual fee of $84,000, which will be invoiced to the CA revised May 2020 61 62 COUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 6/9/25 NT 6/16/25 NT ITEM INFORMATION ITEM No. 5.D. STAFF SPONSOR: NEIL TABOR, DCD ORIGINAL AGENDA DATE: 6/9/25 AGENDA ITEM TITLE Middle Housing Ordinances CATEGORY IXI Discussion Mtg Date 6/9/25 Motion Vltg Date Resolution Mtg Date Ordinance Mtg Date 6/16/25 Bid Award Mtg Date Public Hearing Mtg Date Other Mtg Date SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PI-V SPONSOR'S SUMMARY The four ordinances included with this package support updates to middle housing, accessory dwelling units, design review, zoning and consistency measures. The Council is being asked to consider and approve these ordinances. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ►1 Planning & Community Dev. ❑ LTAC ❑ Arts Comm. DATE: 5/12/25 & 6/9/25 PCD ❑ Parks Comm. ® Planning Comm. COMMITTEE CHAIR: HEDRICK RECOMMENDATIONS: SPONSOR/ADMIN. Department of Community Development COMMITTEE COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED $o AMOUNT BUDGETED $o APPROPRIATION REQUIRED So Fund Source: N/A Comments: MTG. DATE RECORD OF COUNCIL ACTION 6/9/25 MTG. DATE ATTACHMENTS 6/9/25 Informational Memorandum dated 6/9/25 PCD Presentation from 6/9/25 Draft Ordinance - Rezone to Community Residential (CR) Draft Ordinance - Parking Regulations Residential Zones Draft Ordinance - Title 17 Updated Standards Draft Ordinance - Title 18 Middle Housing 6/16/25 63 TO: CC: FROM: BY: DATE: SUBJECT: ISSUE City of Tukwila Thomas McLeod, Mayor INFORMATIONAL MEMORANDUM Planning and Community Development Committee Mayor Thomas McLeod Nora Gierloff, AICP, DCD Director Isaac Gloor, Senior Planner, Neil Tabor, AICP, Senior Planner June 9, 2025 Middle Housing Code Amendments The proposed code amendments would align the City with upcoming requirements in state law and support broader housing efforts. BACKGROUND In the 2023 and 2024 legislative sessions, several bills were passed regarding housing allowances and development, addressing middle housing and accessory dwelling units. The legislation required that jurisdictions adopt consistent local regulations within six months of the deadline for the periodic update of the comprehensive plan, or June 30, 2025. To set the stage for adoption of the local regulations, Tukwila integrated policy language supporting overall housing goals for growth and variety of housing into the periodic update of the comprehensive plan. The City received two grants from the Department of Commerce to support the development of a middle housing code, which included significant public outreach, combined with comprehensive plan efforts and engagement with the Planning Commission. HB 1110, often referred to as the "Middle Housing" bill, applies different requirements for allowed housing based on the population of the jurisdiction: Tier 1 cities are those with at least 75,000 population; Tier 2 cities are those with populations of at least 25,000, but less than 75,000; and Tier 3 cities have a population less than 25,0001. Tukwila, with an estimated population of 22,930, currently qualifies as a Tier 3 City (OFM 2024). Table 1 provides the differences in the general middle housing allowance requirements identified by the state. Cities that do not adopt code amendments that are consistent with the legislation by June 30, 2025, will automatically be subject to the state's model code for their respective tier. In the interest of supporting broader housing goals, anticipating a population increase into Tier 2 in the next few years (based on recent growth and the pipeline of residential development projects), and the requirement to align development allowances with HB 1337, regarding 64 Tier 3 Cities must also have a contiguous Urban Growth Area with the largest city in a county having a population of more than 275,000. Page 2 accessory dwelling unit allowances, staff developed code amendments which would comply with Tier 2 requirements. Table 1: Basic requirements for cities subject to the middle housing bill in the 2024-202.7 periodic update. CITY LIMITS: Number of middle housing units that must be allowed per lot within city limits NEAR A MAJOR TRANSIT STOP: Number of middle housing units per lot that must be allowed within X mile of transit WITH AFFORDABLE HOUSING: Number of middle housing units that must be allowed within city limits if affordable units provided Sec, 3(2)(a) TIER ONE: Cities with population of at least 75,000 KB 1110, Sec. 3(1)(b) 4 du/lot on all lots zoned predominantly residential, unless zoning permits higher densities 6 du/ lot within 1/4 mile walking distance of a major transit stop, unless zoning permits higher densities 6 du/lot if 2 are affordable, unless zoning permits higher densities TIER TWO: Cities with population between 25,000 and 75,000 KB 1110, Sec. 3(1)(a) 2 du/lot on all lots zoned predominantly residential, unless zoning permits higher densities 4 du/lot within 1/4 mile walking d istance of a major transit stop, unless zoning permits higher densities 4 du/lot on all lots predominantly residential if one is affordable TIER THREE: Cities with population under 25,000 that are contiguous with the UGA of the largest city in a county with a population over 275,000 KB 1110, Sec. 3(1)(c) 2 du/lot on all lots zoned predominantly residential, unless zoning permits higher densities PLANNING COMMISSION RECOMMENDATION A public hearing on code amendments L25-0030 (TMC Title 18 Rezone), L 25-0031 (Title 17), L25-0032 (Title 18) and L25-0033 (Title 9) was held at the April 24th, 2025, Planning Commission meeting. During the hearing. testimony was heard from four individuals. The hearing occurred individually on each ordinance, however two individuals expressed support for the overall content of all the ordinances, with one commenter suggesting the need to amend the definition of "basement". Two individuals had general concerns with the ordinances regarding parking, tree retention and potential change. Commissioners entertained motions to forward the code amendments as provided in their packets to the City Council with a recommendation for approval. A Zink to the Planning Commission packet materials on this topic is provided here. SUMMARY OF PROPOSED CHANGES Code Amendments Updates to development regulations within the municipal code are reviewed by the Department of Commerce for consistency with state laws. While some aspects of the proposed ordinances are elective Tukwila proposals intended to streamline the code, encourage more readable code and achieve housing goals, many of the standards are at least in part based on state requirements. Below is a summary of the proposed code amendments as part of the Middle Housing ordinances. 65 Page 3 Rezone The proposed language would rezone all land within the LDR and MDR zoning districts to Community Residential (CR). Consolidation of these two zones will streamline the middle housing adoption and eliminate unnecessary differentiation in zones. Density & Housing Type Allowances The proposal would: • Establish a minimum lot size for the CR zoning district of 5,000 square feet • Count accessory dwelling units toward the total density allowance • Allow three units per lot (outside of mile transit buffer), with additional unit allowance per 1,500 square feet lot of additional lot area, up to 5 units per lot • Allow four units per lot (within '/4 mile transit buffer), with additional unit allowance per 1,500 square feet lot of additional lot area, up to 5 units per lot • Allow 8 of 9 middle housing types; however, not allowing sixplexes Parking The proposal would require: Single -Family Housing • 2 parking spaces per dwelling unit Middle Housing • 1 parking space per dwelling unit (outside of the 1/2 mile major transit stop buffer) • No parking requirement within the' mile major transit stop buffer, per State law Accessory Dwelling Units • No parking required Multifamily Housing • 0.75 parking spaces per studio unit • 1 parking space per 1 bedroom unit or larger Setbacks & Building Massing The proposal would: • Reduce the existing 20-foot LDR front setback to 15 feet in the CR zone, with additional encroachment allowances for porches and certain architectural features • Reduce the existing 10-foot LDR rear setback to 5 feet in the CR zone • Increase building height allowance to 35 feet • Increase building lot coverage to 50% Road & Frontage Standards The proposal would: • Broaden allowances for use of more proportionately -sized roads • Consolidate access points • Require sidewalks and curbs for more types of development Design Review The proposal would: • Update design standards to ensure they comply with "clear and objective" criteria requirements • Create a design checklist to provide clear options for residential developers Miscellaneous Miscellaneous proposed amendments include: • Update code references to LDR and MDR zones and "single-family only" standards for consistency • Update definitions to be consistent with and comply with state law 66 Page 4 • Amending the applicability of tree regulations to apply current "single-family" tree standards to single-family and middle housing development • Add graphics for clarity FINANCIAL IMPACT No direct costs to the City are expected from this code amendment. REQUESTED ACTION Staff is requesting that Planning and Community Development committee forward the item to the June 9, 2025, COW meeting for discussion with a recommendation for approval, and to adopt this proposal at the subsequent June 16, 2025, Regular meeting. ATTACHMENTS A. Presentation B. Draft Ordinance: Rezone to Community Residential (CR) C. Draft Ordinance: Parking Regulations Residential Zones D. Draft Ordinance: Title 17 Updated Standards E. Draft Ordinance: Title 18 Middle Housing 67 tt in w u c fa c '5 0 '(7) cm o w -c; :12 June 9, 2025 (I) a) -6-0 co CL 0) -o 117) 0 a) 0 • • • .6-; co (1) cn a) J o) c m(7) 4u 7 -o O 11 ,-1 ,-1 co 1 • HB 1 7, Accessory Cn L -o ro ei) ro cm ' (7) cu >.% E ro 4- 2 4- 0 C 0 miE)1 SB 515: 4-1 U fp Q E 4-1 M3 O s_ - O •> O 13 Cl) o(A". O c :' O c U D 00 2 Ln ro Ln a) co Q) V) 1 • u) O IP a) D (7)' 0 U oi) '' ro ci. 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L a. a) _c O a) x V -I--I aa) _c .6_, - • N CD C cts 45 L on c .N 0 in = N O CU N 73 O" -0 N ..- C AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, CONSOLIDATING LOW DENSITY RESIDENTIAL (LDR) AND MEDIUM DENSITY RESIDENTIAL (MDR) ZONES INTO A NEW COMMUNITY RESIDENTIAL (CR) ZONE; AMENDING ORDINANCE NO. 2741 §3 (PART), AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC) CHAPTER 18.08, "DISTRICTS ESTABLISHED - MAP", ANDFIGURE 18- 10, "ZONING MAP"; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 18 regulates zoning and land use in the City of Tukwila; and WHEREAS, RCW 36.70A.635 requires jurisdictions to adopt compliant regulations regarding residential density allowances for middle housing no later than six months after the periodic update of the comprehensive plan; and WHEREAS, on December 16, 2024, the Tukwila City Council adopted Ordinance No. 2753, adopting the City's 2024 Comprehensive Plan; and WHEREAS, the adoption of the 2024 Comprehensive Plan included an update of the comprehensive plan zoning designations to consolidate land currently zoned Low Density Residential and Medium Density Residential to Community Residential zones; and WHEREAS, a rezone of land currently zoned Low Density Residential and Medium Density Residential to Community Residential zone ensures the City's overall alignment and compliance with updates in state law and adopted housing goals; and WHEREAS, City staff have prepared the included code amendments to reflect this rezone designation of Low Density Residential and Medium Density Residential to Community Residential; and WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and 2025 Legislation: Community Residential Zoning Version: 5/1/25 Staff: N. Tabor Page 1 of 3 79 WHEREAS, the Tukwila Planning Commission held a property noticed public hearing on April 24, 2025 to solicit and receive public comment; and WHEREAS, on June 16, 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. 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. Ordinance No. 2741 §3 (part), as codified at TMC 18.08.010, "Use Districts," is hereby amended to read as follows: 18.08.010 Use Districts A. In order to classify, segregate and regulate the uses of land, buildings, and structures, the City is divided into the following use districts: LDR Low Density Res i ntiat MDR Mediu-m Density Residential CR Community Residential HDR High Density Residential MUO Mixed Use Office O Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/LI Commercial/Light Industrial LI Light Industrial HI Heavy Industrial MIC/L Manufacturing Industrial Center/Light MIC/H Manufacturing Industrial Center/Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay UROD Urban Renewal Overlay 2025 Legislation: Community Residential Zoning Version: 5/1/25 Staff: N. Tabor Page 2 of 3 80 Section 3. Ordinance No. 2741 §3 (part), as codified at TMC 18.08.020, "Unclassified Areas," is hereby amended to read as follows: 18.08.020 Unclassified Areas A. All lands not classified according to the classification in TMC 18.08.010 on the official zoning map, and all lands, if any, of the City not shown on the official zoning map, shall be considered unclassified and, pending future classification, shall be subject to the restrictions and regulations of the CR District. Section 4. Ordinance No. 2741 §3 (part), as codified at TMC Figure 18-10, "City of Tukwila Zoning Map," is hereby amended to appear as depicted in Exhibit A. Section 5. 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 6. 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 7. 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 18-10, "City of Tukwila Zoning Map" 2025 Legislation: Community Residential Zoning Version: 5/1/25 Staff: N. Tabor Page 3 of 3 81 82 Zoning Districts and Overlays L CR-Community Residential HDR - High Density Residential MUO - Mixed Use Office O - Office RCC - Residential Commercial Center NCC - Neighborhood Commercial Center RC - Regional Commercial District RCM - Regional Commercial Mixed -Use C/LI - Commercial/Light Industrial LI - Light Industrial HI - Heavy Industrial MIC/L - Manufacturing Industrial Center (Light) MIC/H - Manufacturing Industrial Center (Heavy) TVS - Tukwila Valley South TUC-P - Pond TUC -RC - Regional Center TUC -CC - Commercial Corridor TUC-WP - Workplace TUC-TOD - Transit Oriented Development Tukwila South Overlay �\v /A Urban Renewal Overlay Manufacturing Ind. Center Overlay Public Recreation Overlay 1_ _ Potential Annexation Area City of Tukwila Zoning Map Figure 18-10. 0 Created 4/9/2025 0.5 1 Mi i I AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2494 §12, AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC) SECTION 9.20.080; "PARKING CLASS 3 AND CLASS 4 VEHICLES IN RESIDENTIAL ZONES"; TO UPDATE REFERENCES PURSUANT TO CHANGES IN ZONING DISTRICTS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 9, "Vehicles and Traffic," regulates vehicles and traffic in the City of Tukwila; and WHEREAS, on June 16, 2025, the Tukwila City Council passed Ordinance No. rezoning the Low Density Residential (LDR) and Medium Density Residential (MDR) zoning districts to Community Residential (CR); and WHEREAS, the City desires to ensure consistency through the Tukwila Municipal Code; and WHEREAS, City staff have prepared the included code amendments to reflect this rezone designation of Low Density Residential and Medium Density Residential to Community Residential; and WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, the Tukwila Planning Commission held a property noticed public hearing on April 24, 2025 to solicit and receive public comment; and WHEREAS, on June 16, 2025, after considering the analysis and proposed code amendments prepared by City Staff, the recommendation from the Planning Commission, 2025 Legislation: Parking Regulations Residential Zones Version: 5/2/25 Staff: N. Tabor Page 1 of 3 83 and the public comments received, the City Council desire to adopt code amendments as set forth herein. 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. Ordinance No. 2494 §12, as codified at TMC Section 9.20.080, "Parking Class 3 and Class 4 vehicles in residential zones," is hereby amended to read as follows: A. Application. This section shall apply to Class 3 vehicles and Class 4 vehicles. B. No person shall park any vehicle subject to this section on or along any street, alley or public right-of-way in a residential zoning district of the City; provided that this restriction shall not apply to pick-up trucks falling within the Class 3 vehicle rating. C. As used in this section, a street, alley or public right-of-way in a residential zoning district of the City shall be as defined and described in TMC Chapter 18.08, including the Low Density Corrrrruunity Residential (LDCR) zone, the Medium Density Residential (MDR) zone, and the High Density Residential (HDR) zone. Mixed -use zoning districts shall not constitute a residential zoning district of the City for the purposes hereof. In order for a street, alley or public right-of-way to be considered in a residential zoning district of the City, the property on both sides of the roadway shall be zoned LDR, MDCR, and/or HDR. D. Exceptions. The parking prohibitions outlined in this section do not apply to the following: 1. Pick-up trucks falling within the Class 3 vehicle rating. 2. Stopping or parking recreational vehicles in residential areas as regulated by TMC Section 9.20.090. Section 3. 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 4. 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. 2025 Legislation: Parking Regulations Residential Zones Version: 5/2/25 Staff: N. Tabor Page 2 of 3 84 Section 5. 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 2025 Legislation: Parking Regulations Residential Zones Version: 5/2/25 Staff: N. Tabor Page 3 of 3 85 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2740 §3 (PART), AS CODIFIED THROUGHOUT VARIOUS CHAPTERS OF TUKWILA MUNICIPAL CODE (TMC) TITLE 17; "SUBDIVISIONS AND PLATS"; TO UPDATE STANDARDS RELATING TO LAND DIVISION, FRONTAGE IMPROVEMENTS, AND STREETS, AND TO UPDATE REFERENCES PURSUANT TO CHANGES IN ZONING DISTRICTS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 17 regulates the division of land in the City of Tukwila; and WHEREAS, TMC Title 18, "Zoning," regulates zoning standards; and WHEREAS, RCW 36.70A.635 requires jurisdictions to adopt compliant regulations regarding residential density allowances for middle housing 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, City staff recommend updating portions of the TMC related to middle housing, accessory dwellings and design review to align with state law as proposed herein; and WHEREAS, an update of housing regulations and streamlining of standards support's the City's overall alignment with updates in state law and adopted housing goals; and WHEREAS, ordinance consolidated the Low Density Residential (LDR) and Medium Density Residential (MDR) zoning districts into a new zoning district referred to as Community Residential (CR); and 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 1 of 27 86 WHEREAS, Ordinance No. amended TMC Title 18 to establish development standards and permitted uses within the CR zoning district; and WHEREAS, the City desires to ensure consistency through the TMC; and WHEREAS, the City desires to ensure standards relating to land division reflect and compliment amendments to TMC Title 18; and WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, on April 24, 2025, the Planning Commission unanimously recommended that the City Council approve the proposed amendments after holding a duly noticed public hearing to solicit and receive public comment; and WHEREAS, on June 16, 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. 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. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.04.050, "Dedications," is hereby amended to read as follows: 17.04.050 Dedications A. Act of Dedication: The intention to dedicate real property to the public shall be evidenced by showing the dedication on the plat prepared for approval. All dedications, including easements, rights -of -way and real property shall be clearly and precisely indicated on the face of the plat. Unless specifically noted otherwise on the plat, approval of the plat for recording shall constitute acceptance of the dedications. B. Public Streets: All portions streets and parcels of land shown on the final plat publicpublicdedicated and that are intended for use shall be offered for dedication for use dedicated public, except for those public improvements approved by the City to be located in easements that provide for permanent public use.conveyed to a homeowner's association or similar non profit corporation. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 2 of 27 87 C. Certificate: If the subdivision projectincludesa dedication, the final plat map shall include a certificate of dedication or reference to a separate written instrument which dedicates all required streets and other areas to the public. The certificate or instrument of dedication shall be signed and acknowledged before a notary public by every person having any ownership interest in the lands divided and recorded as part of the final plat. D. Title Report: Every proposed final plat containing a dedication must be accompanied by a title report confirming that the title of the lands as described and shown on the plat is in the name of the owners signing the certificate of dedication. Section 3. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.04.060, "Survey Content," is hereby amended to read as follows: 17.04.060 Survey Content A. Information: All surveys submitted for boundary line adjustments, lot consolidations, short subdivisions, lon j subdivisions, binding site improvement plans, or any other permits, shall include the following information: 1. The name of the plat, City of Tukwila file number, graphic scale and north arrow. The survey shall be done to a scale of one inch equals 100 feet unless otherwise approved by the Department, and shall be drawn with black drawing ink in record of survey format. 2. Existing features such as rivers, streets, railroads and structures. 3. The lines and names of all existing or platted streets or other public ways, parks, playgrounds, and easements adjacent to the final plat, subdivision or dedication, including municipal boundaries, township lines, and section lines. 4. In the event the plat constitutes a replat, the lots, blocks, streets, etc., of the previous plat shall be shown by dotted lines in their proper positions in relation to the new arrangement of the plat, the new plat being shown in solid lines so as to avoid ambiguity. 5. Legal description of the subdivision boundaries. 6. A complete survey of the section or sections in which the plat or replat is located, if necessary, including: a. All stakes, monuments or other evidence found on the ground and used to determine the boundaries of the subdivision. Location and monuments found or reset with respect to any established centerline of streets adjacent to or within the proposed subdivision. All other monuments found or established in making the survey of this subdivision or required to be installed by provisions of this title. b. City or County boundary lines when crossing or adjacent to the subdivision. c. The location and width of streets and easements intersecting the boundary of the tract. d. Tract, block and lot boundary lines and street rights -of -way and centerlines, with dimensions, bearings, radii, arcs and central angles, points of curvature and tangent bearings. Tract boundaries, lot boundaries and street bearings shall be shown to the nearest 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 3 of 27 88 second with basis of bearings. All distances shall be shown to the nearest one -hundredth foot. e. The width and location of existing and proposed easements and rights -of -way. 7. Lot and block numbers beginning with the number one (1) and numbered consecutively without omission or duplication. 8. Tracts to be dedicated to any public or private purpose shall be distinguished from lots intended for general development with notes stating their purpose and any limitations. B. Statements: The plat shall include the following statements: 1. A statement to be signed by the Director of Public Works approving the survey data, the layout of the streets, alleys and other rights -of -way, design of bridges, sewage and water systems, drainage systems and other structures. 2. A certificate bearing the printed names of all persons having an interest in the subdivided land, signed by the persons and acknowledged by them before a notary public, consenting to the subdivision of the land and reciting a dedication by them of all land shown on the plat to be dedicated for public uses, and a waiver by them and their successors of all claims for damages against any governmental authority arising from the construction and maintenance of public facilities and public property within the subdivision. 3. A certificate with the seal of and signature of the surveyor responsible for the survey and final plat with the following statement: , registered as a land surveyor by the State of Washington, certify that this plat is based on an actual survey of the land described herein, conducted by me or under my supervision; that the distances, courses and angles are shown thereon correctly; and that monuments other than those monuments approved for setting at a later date, have been set and lot corners staked on the ground as depicted on the plat." 4. Certification from the King County Treasurer that all taxes and assessments for which the property may be liable have been duly paid, satisfied or discharged as of the date of certification. 5. Certification of examination and approval by the County Assessor. 6. Recording Certificate for completion by the King County Recorder's Office Department of Executive Services. 7. Certification of Examination and Approval by the Seattle -King County Health Department when the lot(s) are served by septic system(s). 8. City of Tukwila Finance Director Certificate that states there are no delinquent special assessments, and that all special assessments on any of the property that is dedicated as streets, alleys or for other public use are paid in full at the date of certification. 9. Certification by the Director of Public Works that the applicant has complied with one of the following: 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 4 of 27 89 a. All improvements have been installed in accordance with the requirements of this title and with the preliminary plat approval, and that original and reproducible records in a format approved by Public Works and meeting current Public Works drawing standards for road, utility and drainage construction plans certified by the designing engineer as being "as constructed" have been submitted for city records. b. An agreement and bond or other financial security have been executed in accordance with TMC 17.24.030 sufficient to assure completion of required improvements and construction plans. 10. Certificate of dedication pursuant to TMC 17.04.050.C. 11 For short subdivisions, binding site improvement plans, boundary line adjustments, and lot consolidations, a certificate of approval to be signed by the Director of the Department of Community Development, the Director of the Public Works Department, and the Fire Marshal. 12. For long subdivisions, a certificate of final approval to be signed by the Director q. of Community � �h the preliminary Wonr� of the Department �:�.. _.... rr��nity Qeve��fl�n€nt consistent wotm.�.u._..._.._. subdivision approval 'issued by the Hearing Fxaminer.Mayor and City Clerk. Section 4. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.04.070, "Notification of Other Agencies," is hereby amended to read as follows: 17.04.070 Notification of Other Agencies A, Notice of the filing of an application for a preliminary long subdivision within 1,000 feet of the municipal boundaries, or which contemplates the use of special use districts or other city's or town's utilities, shall be given to the appropriate special districts, county, city or town authorities. Notice of the filing of an application for a preliminary long subdivision located adjacent to the right-of-way of a State highway shall be given to the State Department of HighwaysTransportatiofln. In addition, notice of all applications for preliminary subdivisions shall be submitted to the appropriate school district. All such notices shall include the hour, location, and purpose of the hearing and a description of the property to be divided. Section 5. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.08.040, "Preliminary Applications," subparagraph C, is hereby amended to read as follows: 17.08.040 Preliminary Applications C. r-a a Modifications to a Preliminary Approval: 1. Minor modifications proposed by an applicant after a preliminary approval decision has been issued may be approved by the Director as a Type 1 decision, based on review and recommendations of the Short Subdivision Committee. The Director may include conditions as part of an approval of a minor modification to ensure conformance with the criteria below. Minor modifications are those which: a. Do not increase or decrease the number of lots beyond the number previously approved. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 5 of 27 90 b. Do not decrease the aggregate arca of open space, or thcrequire a change in th design or location of stormwater systems or roadways. c. May realign internal roadways and lot lines, but do not relocate any roadway access point to an exterior street. d. Do not alter the exterior boundaries of the project. e. Are consistent with applicable development standards and will not cause the boundary line adjustment or lot consolidation to violate any applicable City policy or regulation. 0 f. Are consistent with the conditions of the preliminary approval, provided that a minor modification may revise conditions of the preliminary approval so long as the revisions are consistent with the minor modification limitations set by TMC 17.08.0430.Ta-e. 2. Major mModifications proposed by the applimcantare those which, as determined by the Director, are not minor modifications as defined in this code, or either add property or lots or substantially change the basic design, density, open space, or other substantive requirement or provision rcgr.ire the ap licant to withdraw the c r ent li cation a and s a new application. Section 6. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.08.060, "Final Applications," is hereby amended to read as follows: 17.08.060 Final Applications A. Application Requirements: Applications for final boundary line adjustments and lot consolidations shall meet the permit submittal requirements found at yet. forth in TMC 18.104.060. B. Review Procedures:Upon receiving approval from the City, the applicant will be King County Department of Executive Services. A notification of recording that includes application finaled. BC. Criteria for Approval: To grant final approval of a boundary line adjustment or lot consolidation, the Director must determine that it meets the following decision criteria: 1. All requirements for boundary line adjustments or lot consolidations as set forth in the Subdivision Code are met. 2. All terms of the preliminary boundary line adjustment or lot consolidation approval have been met. 3. The requirements of all applicable state laws and any City ordinances have been met. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 6 of 27 91 4. All required improvements have been installed in accordance with City standards or an improvement agreement with financial guarantee pursuant to TMC 17.24.030 has been entered into by the applicant and accepted by the City. 5. The boundary line adjustment or lot consolidation is technically correct and accurate as certified by the land surveyor responsible for the plat. C. B. evrewFiiing ced�ures: Upon receiving approval from the City, the ........................_...r.�._ ppiicant wffl be responsible for pickinccup.. the documents the Dea ment and recording with K .... q them .._.�__. i g County Recorders Office. A notificatirn of recording that d es the filed recording &beprovided to the D. ?ar incI ._... i q number must the application finaledi nt in order to deem Section 7. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.12.030, "Preliminary Applications," is hereby amended to read as follows: 17.12.030 Preliminary Applications A. Application Requirements: Applications for preliminary short subdivisions shall meet the permit submittal requirements found at TMC 18.104.060. B. Review Procedures: 1. Referral to Other Departments: Upon receipt of an application for a short subdivision, the Director shall route the application to each member of the Short Subdivision Committee and any other department or agency deemed necessary. 2. Short Subdivision Committee Decision: The Short Subdivision Committee may approve, approve with modifications, or deny the application. No formal meeting of the Committee is required so long as the Chair obtains the recommendations and consent of the other members of the Committee before issuing a decision. C. Criteria for Preliminary Short Subdivision Approval: The Short Subdivision Committee shall base its decision on an application on the following criteria: 1. The proposed Short Subdivision is in conformance with the Tukwila Comprehensive Plan, and any other such adopted plans. 2. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal for the short plat that are consistent with current standards and plans. 3. Appropriate provisions have been made for roadaccess, utilities and other improvements that are consistent with current standards and plans. 4. Appropriate provisions have been made for dedications, easements and reservations. 5. The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 7 of 27 92 6. Appropriate provisions for the maintenance of commonly owned private facilities have been made. 7. The short subdivision complies with the relevant requirements of the Tukwila Subdivision Ordinance. 8. The short subdivision complies with the requirements of the Tukwila Zoning Ordinance and other relevant local regulations. D. -Modifications to a Preliminary Short Subdivision Approval: 1. Minor modifications proposed by an applicant after a preliminary approval decision has been issued may be approved by the Director as a Type 2 decision, based on review and recommendations of the Short Subdivision Committee. The Director may include conditions as part of an approval of a minor modification to ensure conformance with the criteria below. Minor modifications are those which: a. Do not increase or decrease the number of lots beyond the number previously approved. b. Do not decrease the aggregate area of open space, or therequire changes to the design or location of stormwater systems or roadways in the project, by 10% or more. c. May realign internal roadways and lot lines, but do not relocate any roadway access point to an exterior street. d. Do not alter the exterior boundaries of the project. e. Are consistent with applicable development standards and will not cause the short plat subdivision to violate any applicable City policy or regulation. f. Are consistent with the conditions of the preliminary approval, provided that a minor modification may revise conditions of the preliminary approval so long as the revisions are consistent with the minor modification limitations set by TMC 17.12.020.D.a - e. 2. Major mModifications arpposed by the applican which, as determined by the Director, are not minor modifications as defined in this code, or either add property or lots or substantially change the basic design, density, open space, or other substantive requirement or provision require the applicant to withdraw the current appiication andp submit a new a I i cation. If the applicant proposes to make one or more major changes, �-..-_A Section 8. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.12.050, "Final Applications," subparagraph B.2, is hereby amended to read as follows: 2. Upon final approval of the short subdivision, the applicant shall record the plat and all other relevant documents with the King County Department of Executive Recorder's Office. The applicant is responsible for paying the recording fee(s). Upon completion of recording, the applicant shall provide the Department with a copy of the recorded documents. The short plat shall not be considered final until these documents have been provided to the Department. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 8 of 27 93 Section 9. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.12.080, "Unit Lot Short Subdivisions" is hereby amended to read as follows: 17.12.080 Unit Lot Short Subdivisions A. Sites developed or proposed to be developed with townhouses, cottage housing, sidential units may be subdivided into individual unit lots. The development as a whole shall meet development standards applicable at the time the permit application is vested. B. Subsequent divisions of the land, or additions or modifications to the structure(s), may not create or increase any nonconformity of the parent lot. C. Access easements and joint use and maintenance agreements shall be executed for use of common garage or parking areas, common open space (such as common play areas), and other similar features, as recorded with the King County Department of Executive Services Recorder's Office. D. Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit, as long as the right to use that parking is formalized reflected by an easement on the plat, as recorded with the King County Recorder's Off'iceDepartment of Executive Services. E. The fact that development of the individual unit lots may be limited as a result of the application of development standards to the parent lot, shall be noted on the plat, as recorded with the King County Department of Executive ServicesRecorder's Office. F. Construction of dwelling foundations may commence prior to final unntmllot short subdivision approval, provided that: 1. The proposed unit lotm short subdivision has received preliminary approval, and the necessary financial sureties have been filed to assure construction of required public improvements; 2. Partial or complete construction of structures shall not relieve the applicant from, nor impair City enforcement of, conditions of subdivision approval; 3. Construction shall not proceed beyond foundations, and units shall not be rented or sold, nor occupancy permits issued, until final unit lot short plat subdivision approval is granted. ....A. Section 10. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.030, "Preliminary Applications," is hereby amended to read as follows: 17.14.030 Preliminary Applications A. Application Requirements: Applications for preliminary long subdivisions shall meet the permit submittal requirements found at TMC 18.104.060. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 9 of 27 94 B. Review Procedures: 1. Referral to Other Offices: Upon receipt of a complete preliminary long subdivision application, the Director shall transmit a notice of application and the preliminary long subdivision application materials to each of the following offices, where appropriate: Public Works, Building Division, Fire MarshaiDepartment, Police Department, King County Health Department, the appropriate school district, and each public utility agency serving the area in which the property proposed for long subdivision is located. 2. Departmental Review: The other interested departments and agencies shall review the preliminary long subdivision and may submit to the Department written comments with respect to the preliminary long subdivision decision criteria. 3. Public Notice and Public Hearingm- The process for public notice, hearings, decisions and appeals shall be as provided for Type 3 decisions (or Type 4 decisions if as identified in TMC Title 18, "Zoning Code." C. Criteria for Preliminary Long Subdivision Approval: The decision -maker shall base its decision on an application for preliminary long subdivision on the following criteria: 1. The proposed long subdivision is in conformance with the Tukwila Comprehensive Plan and any other City adopted plans. 2. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal that are consistent with current standards and plans. 3. Appropriate provisions have been made for readcccess, utilities and other improvements that are consistent with current standards and plans. 4. Appropriate provisions have been made for dedications, easements and reservations. 5. The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located. 6. The proposed long subdivision complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations. 7. Appropriate provisions for maintenance of privately owned common facilities have been made. 8. The proposed long subdivision complies with RCW 58.17.110. D. Subdivision: 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Modifications to an Approved Preliminary Long Page 10 of 27 95 1. Minor modifications proposed by an applicant after a preliminary approval decision has been issued may be approved by the Director as a Type 2 decision, based on review and recommendations of City departments including Public Works, Fire, Building, and Planning. The Director may include conditions as part of an approval of a minor modification to ensure conformance with the criteria below. Minor modifications are those which: a. Do not increase or decrease the number of lots beyond the number previously approved. b. Do not requiire chap pes to the design or location of stormwater systems or roadways in the project, long subdivision by 10% or more. c. May realign internal roadways and lot lines, but do not relocate any roadway access point to an exterior street, from the plat. d. Do not alter the exterior boundaries of the long subdivision. e. Are consistent with applicable development standards and will not cause the long subdivision to violate any applicable City policy or regulation. f. Are consistent with the conditions of the preliminary approval, provided that a minor modification may revise conditions of the preliminary approval so long as the revisions are consistent with the minor modification limitations set by TMC 17.14.020.E.a- e. 2. _Modifications proposed b tl e a Uicantare those which, as determined by the Director, are not minor modifications as defined in this code, or either add property or lots or substantially change the basic design, density, open space, or other substantive "� requirement or provision°, re( afre� the a �� ilcant to withdraw t.h���€� current aRpitcation and on. If the applicant proposes to make one or more submit a new application major changes, Section 11. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.040, "Expiration of Preliminary Approval," is hereby amended to read as follows: 17.14.040 Expiration of Preliminary Approval A. ... x irati n Period: The preliminary long subdivision application shall expire unless a complete application for final long subdivision meeting all requirements of this chapter is submitted to the Director within five (5) years of the date of preliminary long subdivision approval; provided that the Director may extend a preliminary long subdivision pursuant to this section. B. Extensions: Extension(s) shall be requested in writing and are subject to the criteria set forth in TMC 17.14.050.C. The extension(s) shall be subject to the following time limitations: 1. Preliminary long subdivisions less th the effective date of this ordinance shall expire within five (5) years from the date of the 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 11 of 27 96 preliminary approval; provided that the applicant has the option of requesting a single 1- year extension, for a maximum of six (6) years from the date of the preliminary approval to the date of recording of the final phase. 2. approval prior to the effective date of this ordinance no. 2649 shall expire within five (5) years from the date of the preliminary long subdivision approval; provided that the the preliminary approval and the date of recording of the final phase. C. Criteria for Granting Extensions: The following criteria shall be used to review an extension request for a preliminary long subdivision: 1. A written request for extension is filed at least 30 days before the expiration of the preliminary long subdivision; and 2. Unforeseen circumstances or conditions that are not the result of voluntary actions of the applicant necessitate the extension of the preliminary long subdivision; and 3. Conditions within the subject property or immediately adjacent to the subject property have not changed substantially since the preliminary long subdivision was first approved; and 4. An extension of the preliminary long subdivision will not cause substantial detriment to existing uses in the immediate vicinity of the subject property or to the community as a whole; and 5. The applicant has demonstrated reasonable diligence in attempting to meet the time limit imposed; and 6. The preliminary long subdivision complies with applicable City code provisions in effect on the date the application for extension was made. D. Process for Granting Extensions: Applicant shall request the extension in writing prior to the expiration of the preliminary long subdivision approval. The request shall include discussion of how it complies with the criteria listed under TMC 17.40.050.C. The Director shall review and approve requests for an extension of a preliminary long subdivision. The Director shall provide 14-day notice to all parties of record for the preliminary long subdivision approval prior to making the decision on the extension. The Director's decision will also be provided to all parties of record. Section 12. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.050, "Final Applications," subparagraph B.3.b, is hereby amended to read as follows: b. The applicant shall file the final long subdivision with the King County Department of Executive ServicesEecorder's Office. The long subdivision will be considered complete when a copy of the recorded documents is returned to the Director. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 12 of 27 97 Section 13. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.060, "Phasing," subparagraph A.5., is hereby amended to read as follows: 5. The first phase submitted for final long subdivision approval must be recorded within five (5) years of the date of preliminary approval, unless an extension is granted pursuant to TMC 17.14.0450.B, TMC 17.14.040.0 and TMC 17.14.040.D. Section 14. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.14.070, "Unit Lot Long Subdivisions" is hereby amended to read as follows: 17.14.070 Unit Lot Long Subdivisions A. Sites developed or proposed to be developed with townhouses, cottage housing, residential uses may be subdivided into individual unit lots. The development as a whole shall meet development standards applicable at the time the permit application is vested. Any private, usable open space for each dwelling unit shall be provided on the same lot as the dwelling unit it serves. B. Subsequent subdivision actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot. C. Access easements and joint use and maintenance agreements shall be executed for use of common garage or parking areas, common open space (such as common play areas), and other similar features, as recorded with the King County Department of Executive ServiceslRecorder's Office. D. Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit, as long as the right to use that parking is formalized by an easement on the plat, as recorded with the King County of Executive ServicesRecorder's Office. E. The fact that the unit lot is not a separate buildable lot, and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot, shall be noted on the plat, as recorded with the King County Reco d °' Office. F. Construction of townhouse dwelling foundations may commence prior to final plat unit lot long subdivision approval, provided: 1. The proposed unit. Iot_long subdivision has received preliminary approval, and the necessary financial sureties have been filed to assure construction of required public improvements; 2. Partial or complete construction of structures shall not relieve the applicant from, nor impair City enforcement of conditions of, long subdivision approval; 3. Construction shall not proceed beyond foundations, and units shall not be rented or sold, nor occupancy permits issued, until final unit lot long subdivision approval is granted. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 13 of 27 98 Section 15. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.16.060, "Final Applications," subparagraph B.2., is hereby amended to read as follows: 2. Upon final approval of the BSIP, the applicant shall record the plat and all other relevant documents with the King County -partment of Executive ServicesRecprder''s Office. The applicant is responsible for paying the recording fee(s). Upon completion of recording, the applicant shall provide the Department with a copy of the recorded documents. The BSIP shall not be considered final until these documents have been provided to the Department. Section 16. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.16.070, "Improvements," is hereby amended to read as follows: 17.16.070 Improvements A. ilicabil'ity: The following requirements shall be met for each BSIP prior to the issuance of a building permit for construction within a BSIP. Sites . y p existing X p ew._m._......_z utilities, .A... ..A_. � with c.;xr��tirt streets, a0ie s sidewalks, ut" ' . �liat have ahead been ul improved and other required infrastructure are exempt from these improvement requirements. However i(a site includes unim roved streets or infrastructure elements that do not certain meet current standards, staff may nc �auNe eke improvements ovements as necessary. 1. Improvements Required: Consistent with TMC 17.20, and subject to any applicable development agreement, the following tangible improvements shall be provided, either by actual construction or a construction schedule approved by the City and bonded by the applicant, before a BSIP may be recorded: a. grading and paving of streets and alleys; b. installation of curbs, gutters, sidewalks, monuments, sanitary and storm sewers, street lights, water mains and street name signs; together with all related appurtenances to the specifications and standards of this code, approved by the Short Subdivision Committee, and in accordance with other standards of the City. 2 Permits: A separate construction permit will be required for any such improvementsm, _o. Standards. 23. Modifications: Proposals that contain commercial uses, industrial uses, or mixed -uses (commercial and residential), and that meet the definition of "integrated site" in TMC 18.06, are not required to submit a modification request. B. Phasing of Improvements: To satisfy improvement requirements, the Short Subdivision Committee is authorized to impose conditions and limitations on the BSIP. If the Short Subdivision Committee determines that any delay in satisfying requirements will not adversely impact the public health, safety or welfare, the Committee may allow requirements to be satisfied prior to: 1. Issuing the first building permit for the site; or 2. Prior to issuing the first building permit for any phase; or 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 14 of 27 99 3. Prior to issuing a specific building's certificate of occupancy; or 4. In accordance with an approved phasing plan; or 5. In accordance with plans established by a development agreement or as otherwise permitted or required by the TMC. Section 17. Ordinance No. 2740 §3 (part), as codified at TMC Chapter 17.20, "Design and Improvement Standards for the Subdivision of Land" is hereby repealed, thereby eliminating TMC Chapter 17.20. CHAPTER 17.20 FOR THE SUBDIVISION OF LAND Sections 17.20.010 Applicability 17.20.020 Improvements, Supervision, Inspections and Permits Required 17.20.030 General Standards Section 18. TMC Chapter 17.20 Reenacted. TMC Chapter 17.20 is hereby re-enacted to read as follows: CHAPIE17.20 ESIGN AND IMP OVEMENT STAN ARDS FOR THE S BDIVISIO OF LAND Sect rts. 17,20,010 A cability 17„20.020 Improvements, Supervision, Inspections and Pe Required 17.20,030 General Standards 17„20.040 Street Standards ijabeto All Streets 17.20.050 Street Types andj ecific Standards 0 Apphcability A. The standards contained in this chapter are to be used as the basic standards for addressing the approval criteria for subdivisions boundary line addistments, lot consolidations and BSIPs. The decision making_ entity may require additional standards be met if it is determined necessary to meet the approval criteria for a particular application, 7.20.020 I prov irents, Supervi, n Inspectio s and P “^! equ.Ir d A. Rquir,td Improv ments: Every applicant may be required to grade and pave streets and alleys, install curbs and gutters, sidewalks monumentssanitary and storm sewers, water mains fire hy_grants, street lights and name signs, together with all appurtenances in accordance with specifications and standards of this code, approved by the Public Works Department, and in accordance with other standards of the City. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 15 of 27 100 B, Sypervisi n and Inswictio A licensed engineer or engineering firm, acceptable to the Department of Public Works, shall be resp nsible for the supervision and ins ection of all subdivision improvements, All improvements shall be certified in writing as corripteted in accordance with _plans ad specificaticms as apploved by the Department of Public Works, C. Permits: Poor to_proceeding with any improvements, the applicant shall obtain those permits from the City as are necessary„, The applicant is also responsible for .coinpiying with all applicable permit requirements of other Federal, State and local agencies„ 1T20 30 e e al Standards A. Environmental Conside 1 Criticat Areas: a. Land that contains a critical area or its buffer as defined in TMC Tittle 18 or is subject to the flood zone control ordinance as defined in IMO 16.52., shall be subdivided to reflect the standards and requirements of TMC 18.45 (Environmentally_Criticatl Areas), and/or TMC 18,46 (PRD - Planned Residential Develgpmen and/or TMC 16.52 „(Flood Plain Managteme' „„. b. No lot shall be created that does not contain an adequate stgj tle the environmental considerations of the lot and current develo ment standards. 2. Trees: In addition to meeting ail applicable requirements of TMC Title 18, every reasonable effort shall be made to preserve existing trees and vegetation and integrate them into the subdivision's design. Unless impractical for reasons not the fault of the applicant, property lines shall be designed such that all existing significant trees are located on a sing*, ,parcetl. Any existing significant trees for which ownership will be shared between more than one property owner shall have a tree maintenance agreement placeq,PP thc hce of the piat„, yen B, Comp ility with Existin Lan " e and Plans: 1. Buffer atween Uses: Where residential or mixed -use subdivisions are proposed adjacent t and use districts which permit exclusively commercial or industrial uses, and where natural separation does not exist, adequate landscape buffer strips and/or solid fences for screening shall bei_provided„ 2. Conf r with Exist a Pia s: The location of all streets shall conform to any adopted plans for streets in the City, If a subdivision is located in the area of an officially designated traili_provisions shall be made for reservation of the right-of-way or for easements to the City for trail „ poses, The proposed subdivision shall respond to and complement Cityordinances, resolutions„, and comarehensive Other City Reg atio s: All subdivisions shall comply with all adopted City regutlati -. In the event of a conflict, the more restrictive regulation shall ap' I 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 16 of 27 1 01 Accessory Stru tL res: If a subdivision, short subdivision, or boundary line adjustment in a residential zone would result in an accessory structure remaininlaione on a lot, the structure must be demolished beforeiiprelirninary_approyal or the owner must provide a bond or other financial guarantee acceptable to the Director in the amount of 150°,70 of the cost of demolition and assurance that the accessory structure will be demolished if a primary_use is not established on the lot wtFiin12 n onths of final a_pprovai. C. Utilities: 1, Generally All utilities designed to serve the subdivision shall be placed underground and, if located within a critical area, shall be deli ned to meet the standards of the critical areas oveda zone, Those utilities to be located beneath paved surfaces shall be installed, including all, service connections, as approved b,y the Department of Public Works; such installation shall be completed and approved prior to application of any_surface materials, Easements may be required for the maintenance and operation of utilities as specified by the Public Works Department, 2, S nit4ry Sewers: Sanitary sewers shall be provided to each lot at no cost to the City and designed in accordance with City standards, Septic systems may be instailed when a)roved by the Seattle -King County Department of Public Health and when the existing sewer system will not be available to the lot within the life of the preliminary, approval, 3. St. Drairma,g,e: The storm drainage, collection siy§,tem shall meet the .requirements of he City's stormwater ordinance standards found at TMC Chapter 14,28 and TMC Chapter 14.30. 4. Water System: Each lot within a_epr posed subdivision shall be served by a water distribution system designed and installed in accordance with City standards, Locations of fire hydrants and flow rates shall be in accordance with City standards and the U iform Fire Code, D BI cks: 1 Len. Residential blocks shail not be less than 300 feet ilor more than 1,000 feet in lengthe (600 - 2000,feet for commercial and industrial areas), Where circumstances warrant for the Jurpose of irriplementing the Comprehensive Plan,the Director may require one or more public pathways of not less than six feet nor more than 15 feet in width, either by dedication or easement, to extend entirely across the width of the block to connect public rights -of -way, 2, Wi th: Blocks shall be wide enough to allow two tiers of lots, except where abutting a major street or prevented by topograptiical conditions or size of the property, in which case the Director may approve a single tier, 0 3. Pedestri n Cons tions: Blocks, roads, and pedestrian improve ents shall be desiqned to provide a safe and convenient_pedestrian network. E,Lot 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 17 of 27 102 1, Arrancipment: 'Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines„ Eachproposed lot shall have access to ap_ublic street, New flag lots shall not be permitted, Access rqguirements may be met by establishin common drive easements. 2 Desig : The lot area width„ shape, and orientation„ shall be apprgpriate for the location of the subdivision, for the type of development and land use contemplated„ shall conform with the requirements of the zoni g ordinance. 3, C. r Lots: Corner lots may be required to be desigped with additional width to allow 'for the additional side yard regLiirernents. F. n sca 1. Landscaping s[ I conform with Public VVorks standards and the ejju -rnents of TMC Title 18, G, Stir, et qicilns: The applicant shall be re§ponsible for the initial cost of any street name or number signs, or street markings, including installation thereof, that Public Works finds necessary for the subdivision. H. IOting: Street _lighting shall conform to the Department of Public Works standards unless the Director of Public Works_re uires alternative fixtures„__oles, and/or sprang to contribute to an overall design concep of the subdivision. M n rnentati n: 1 1 printed Mon ment: All monuments set in subdivisions shall be at least 1/2 inch x 24-inch steel bar or rodor equivalent, with durable cap irnprinted with the license number of the land surveyor setting the monument, 2, Centerline Mon lent: After pavida, except as provided in TMC 17,20,030,1,5, monuments shall be driven flush with the finished road surface at the fo owing_ intersections: a, Centerline intersections. b. Points of intersection of curves if placement falls with° he paved area: othemise at the bgginnings and endings of curves, c, Intersections of the plat boundaries and street center lines, 3. Property Line Monumentation: All front corners, rear corners, and be4nnings and endings of curbs shall be set with monuments,_except as provided in TMC 17„20.030,I.5. In cases where street curbs are concentric and/or parallel with front right- of-way lines, front_ property line monumentation may be_provided by brass screws or concrete nails at the intersections of curb Dines and the0proiections of side property lines. If curb monumentation is used, it shall be noted on the plat, and also that such monurnonttion isgeod for projection ,f line only and not for distance„ Post-Mo urrin t tio : All monuments for exterior boundaries of the subdivision shall be set and referenced on the pat prior to plat recording, Interior 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 18 of 27 103 monuments need not be set pri r to recording jf the developer certifies that the interior monuments shall be set within 90 days of final subdivision construction ins' ection by the Department of Public Works, and if the devel arantees such intenor monumentation, 5. Post-Mo mentation B rids: in lieu of setfing interior monuments prior to final plat rec rding as provided in TMC 17,20,030,1,3, the Director of Public Works may accept a bond in an amount and with surety and conditions satisfactory to the Director, or other secure method as the Director of Public Works may require, providing for and seouring_the actual setting of the interior monuments. 17.2(Y 40 Streets Stan.ar s Applicable to All Str"ets 11 Exit nsi n: Proposed street systems shall extend existing streets at the same or ye.ter width, unless otherwise a „ roved r by_ the Department of Public Works and authorized by the Director in approval of the subdivision. Where a rojiate, streets shall be extended to the boundaries of the subdivision to ensure access to neighboring properties. The City's goal is to have an integrated system of local streets whenever practical, Grading of steep topggraphy may be necessary to achieve this objective, However, in critical areas„ the layout and construction of streets shall 'follow the standards and procedures of TMC 18,45, B. Fr ntacie D Hdicatiom Dedication fllroorty asjght-of-wa Ion onta es rrigy be required when it is necessary to meet the rninimum street width standards or when lack of such dedication would cause or contribute to an unsafe road or intersection, C. Names: All proposed street names or nurnbers shall be subject to approval by the Department of Community IDevelopment, D. Intersections: Any intersection of streets, whatever the classification, shall be at right ariqLes as nearlas_possible and n t be offset insofar aspractical. E. Street Layout: Street layout shall provide for the most advantageous development of the subdivision, adjoining areas, and the entire ilerighborhood. Evaluation of street 4iyout shall take into consideration p tential circulation solutions. While it is important to minimize the impact to the topography from creating an integrated road .'pystem, improved site development and circulation soluitions shall not be sacrificed to minimize the amount of cut and fill requirements of the proposal, Where critical areas are impacted, the standards and_grocedures for rrights-ofrway_in TMC 18.45 shall be 'followed. Privtely Owned Streets: 1, Privately owned streets shall only be authorized when theeet thE foil criteria: a. Allowing privately owned streetthe area being subdivided will not adversely affect future circulation or access to neighboring properties; and b. Adequate and reasonable provisions are rnade for the future r - and repair •f the proposed privatelyewned streets; and 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 19 of 27 104 c. The proposed privately owned streets can accommodate potential full d_evelopment on the lots created; and d. The City_of Tukwila determines that dedication of the proposed street as right- f-way is unnecessar due to otential traffic volume, street patterns, land use, lot patterns„ or any other metric. 2. Privately owned streets shall meet the minimum requirements of the a prop late street type for theaaroppsedaprolect. See IMO 17.20.050 for street types. An applicant mu choose a smaller width for a privately owned street, provided the width meets all life safety requirements. The Department of CornrnuntvjDeveIopment shall establish ;alternative widths when necessary to meet the minimum. requirements of life safety standards„ or if the Cy determines additional street components are needed due to site circumstances, including but not limited to: topography, traffic volume street patterns„ on -street arking, lot patterns, land use,. or the need for additional _pedestrian, bicycle, or transit facilities. 3, Public Access: Privately owned streets shall provide permanent pubic access for nowirnotorized travel via easements„ Access to privately owned streets by pedestrians or bieyclists shall not be blocked by any physical obstructions. Sidewalks installed on privately owned streets shall connect to any existing sidewalk network on adjacent streets, Terms of the public access may be established; lhowever, terms may not include restrictions on bicycle usage of vehicle). lanes ourohibitions of usage by the public after 600 AM or before 10:00 PM. a. Exceptio s: Requirements for providing public access may be waived by the Department if the a Ilicant can demonstrate one or of the following: (11 Allowing public access would expose the public to unavoidable health or safety hazards, such as active railroad tracks or hazardous chemicals related to the primary use, that cannot be prevented by any practical means; or 2 The area is limited to authorized personnel and inherent security requirements of he use cannot be satisfied through the a cation of alternative design features or other solutions; or (3), Allowing public access would cause unavoidable enviro mental harm, that annot be adequately mitigated; er (4) Public access is not feasible due to the configuration of existing parcels, structures,. or streets, such that potential access areas are blocked in a way jhat cannot be remedied reasonably_by the proposed development; or (.5_1 Significant undue and unavoidable conflict between the proposed access and adjacent uses would occur and cannot be mitioted. G. Public Str-ets: 1, Streets that do not meet the criteria found at TMC 17.20,040,F,1 shall be designated as public streets„ 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 20 of 27 105 2, The minimum total width ofthe right-of-way and the Tiinimum width of the street components for public streets shall be as shown in "TMC 17.20.050. The City shall establish the appropriate street t e for all existing_ and roposed new streets, The epartment of Community Development shall require alternative widths when necessaj to meet the minimum requirements of life safet • standards, or if the City determines additional street components are needed due to site circumstances,. including but not limited to:_topograp_hy, traffic volume, street patterns, on -street parking, lot patterns, land use or the need for additional, pedestrian, bicycle, or transit facilities. H. Street C mp ent an, imprveme t R uirements: All new streets, al streets interior to a subdivision, and the half of all streets that abut the perimeter of a subdivision, shall use the following general component staridards„ These standards shall also be used f r improvements to the frontages of parcels undergoing developiTient, when requiregby TMC Title 18. Standards spLecific to each of the streetlypes may be found at TMC 17.20,050,B, or in the "Tukwila infrastructure Desi n and Construction Standards, Alternative designs may be considered „icrovided they meet the goals of the comprehensive plan and this chapter and comply with all life -safety requirements. In areas of conflict between this secti n and any other adopted standard, includin,g the Tukwila Infrastructure Design and Construction StandardsLthe standards of this section shall be used. 1, Sidewalks: a, All new sidewalks shall be a minimum of 6 feet in width, b, No obstacle, including utilities or street furniture„shall be placed within the required sidewalk space. 2„ OnStre.et Parking: Streets may provide parallel on -street parking, a. On -street parking_ lanes may not exceed 9 feet in width. b. On -street parking spaces ma,y he counted toward mrumurn parking requirements for roposed uses within the associated_project, c, All streets with on -street parking lanes shall feature, at a minimum, a 6 foot wide buffer zone adjacent to the curb. The buffer zone shiI bo installed between the sidewalk and the parking lane, ersections d Crossin s: Pedestrian crossings at intersections aid driveway entrances shall be raise to curb heignt. b, On -street parkin lanes shali end at least 20 feet from each intersection. c, New streets with on street parking_shall feature curb bulbs at intersections to shorten pedestrian crossing distances, d, All intersections shall feature crosswalks, and, if determined necessary lo_y the Department, pedestrian crossing_sigha,ge., 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 21 of 27 106 Street Dsq he design and alignment of all new streets shall conform to the following standards unless otherwise approvegby_the Departmeriti 1. Cu-de-sacs: New cul-de-sacs shall not be pertnitted„ C rbs an. G tters: All new streets shall have permanent concrete curbs and gutters accordin Department of Public Works standards, 3. St. Dr „ ins: All new streets shall have storm drains consisting of the proker size pipe and catch basins, 4. Street Grad '° Street ades shall not exceed 1,5°/0. However ovided there are no vehicular access pointsqdes may be allowed up o 18% for not more than 200 feet when: a. Exceedingethe grades wouki facilitate a thr.uqDi street and connection with the aqerneiqhb.rhood, and b The greater grade would minimize disturbance of critical slopes; and c. The Fire Marshal grants approval of the rade transition; and d. Tangents, horizontal curves, vertical curves, and rat -it -of -way improvements conform to Department of Public Works standards, J: Street I rove ents: The half of all streets that abut the perimeter of a subdivision or developrnenUaroject identified in TMO "'Title 18 shall be improved toconpy with all requirements of this chapter and the Tukwila Infrastructure Design and Construction Standards for new streets. Additional_paving may be required to ensure safe and efficient roads exist to serve the subdivision: 7.20. 50 Street nTyps and 'Type S ecifie Standards A, The following_ table shows minimum standards for street types. Alternative standards may be consideredeprovided the meet the goals of the comeprehensive plat) and this chuater and comply with all life -safety requirements, In areas of conflict between this _spOion and any other adopted standard including the Tukwila Infrastructure Design and Construction Standards, these standards shall be used unless otherwise approved _y,the Director of Community Development and the Director of Public Works, 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 22 of 27 107 ree „principal Arterial Total Width 80'--1 00' RoadwaYavement Width Minor Arterial Collector Arterial Access oad 60'-80' 60`-80' 24/18 50'-60' 28-36 Alley 20 Neighborhood Yield Street Single_Side_pajtkLig 113ee TOV1C 17.20.050,B.1) .40 Neighborhood Yield Street Parking±m Both Sides (See TMC 17,20.050,B.1). 50' 15 Vehicle Lane Width Corr p .erit Regur!'renrient The width of components of .these street tYPP...§...sOPI!....QOPA?,rTir10 by TMc. 17.20.040.H_as well as the requirements of the Department of Infrastructure Design and Construction Standards. Sidewalks Parking Landscaping / Buffer Zone Flex Zone idthr h 12 'Total 5l5= 10' Total 6+6 = 12' 66 12' Total 7'+ — 14' Total t,.ivir.iSt (pet. iThroilgt. .(15ee, TMC 17,20.050.B.2) 20 minimum Vehicle Clear Zone 19: andscaping/ Furniture ° ear iiicles 10 Parking Area Widths (optional iv:nq Street Dend End (See TMC 17,20.050.8.2) 9 Minimum 6' Less than 20 For_priva.te access lanes of less than 2.0 .feet of width, see TMC 17.20.040.F.2. B, Street Specific S d. rds 1, Nei. hborh od Yiel Streeits: Neighborhood Yield Streets are designed as low speed and low volume streets. These streets allow for single -direction vehicle travel at a time and require vehicles to pass each other by pullin over into loading areas, empty_ street parking spaces, curb cuts, or other iws. Neighborhood Yield Streets always feature sidewalks, andscapJjg strips, and at least one on -street parking lane, (a) i!kpplicability: Netghborhood Yieletsareapjprte in areas where the majprity of the street's uses are residential or are community arne.nities such as_parks„ schools, and gathering spaces, They are not appropriate where the street would serve as a major transportation corridor for regional travel. 2, Living Streets: Living Streets are shared streets where the design enforces that the street is shared by all users, including,pedestrians bicyclists and vehicle drivers. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 23 of 27 108 These streets do not feature curbs and instead utilize other design features and traffic calming devices to compel drivers to drive slowly„ (a)Sid walks: On Living Streets (TMC 17.20.050), no sidewa is reqpirecLas the street desi n shall reinforce_pedestrian right-of-way within the entire street (b) Maeria!s Ljviriq Streets shall be payed with textured or pervious pavement, pavers, or other similar materials that reinforce the pedestrian:priority nature of the street. (LL proveintrits: Streets on the perimeter of a subdivision that are designated as Living_ Streets but that are subject only to partial improvement shall estabiish a portion of the 20' wide street pavement as a pedestrian walkway with a minimum width of 5 feet. The street shall meet all other requirements established by this chapter and the requircments of the Department of Public Works and the Fire Department Section 19. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.24.010, "Purpose," is hereby amended to read as follows: 17.24.010 Purpose A. It is the intent to have al-kjectyireeinfrastructure improvements required by a subdivision, BSIP, boundary line adjustment, or lot consolidation, completed prior to final approval of the proposed land action, whiie allowing some minor irriprovernents_, such as finishing street work, to be completed after fiina approvaHf financial assurances that meet the requirements of TMC 1724,040 are provided,. The City r alizcs that there may be instances where the completion of the improvement may not bc the best course of action, including, but not limited to: final lift for the roadway, completing sidewalks while development construction is ongoing, minor punch list items, etc. In those instances, the Director of Public Works may accept a bond or other financial security in lieu of the completion of the infrastructure improvements. Section 20. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.24.030, "Process for Installing Public Improvements," is hereby amended to read as follows: 17.24.030 Process for Installing Public Improvements A. All reguired and not reguired improvements installed by —shall conform to the requirements of this title and the improvement standards, specifications, inspections and procedures as set forth by the Department of Public Works, and shall be installed in accordance with the following procedures: 1. Work shall not be commencedcommence until plans have been checked for adequacy and approved by the Department of Public Works to the extent necessary for the evaluation of the subdivision or short plat proposal. Plans shall be prepared in accordance with the requirements of the City. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 24 of 27 109 2. Work shall not commence until the Department of Public Works has been notified in advance and, if work has been discontinued for any reason, it shall not be resumed until the Department of Public Works has been notified. 3. Public improvements shall be constructed under the inspection and to the satisfaction of the Director of Public Works. The Director of Public Works may require changes in typical sections and details if unusual conditions arise during construction to warrant the change. 4. All underground utilities, sanitary sewers and storm drains installed in the streets by the developer of the subdivision or short plat shall be constructed prior to the surfacing of streetsstreet surfacing. Stubs for service connections and underground utilities and sanitary sewers shall be placed to a length obviating the necessity for disturbing the street improvements when surface connections are made. 5. Plans showing all improvements as built shall be filed with the City upon completion of the improvements. Section 21. Ordinance No. 2740 §3 (part), as codified at TMC Section 17.24.040, "Improvement Agreements and Financial Guarantees," subparagraphs A & B, is hereby amended to read as follows: 17.24.040 Improvement Agreements and Financial Guarantees A. Required Improvements: Before any final subdivision, BSIP, boundary line adjustment, or lot consolidation is approved, the applicant shall install all required improvements and replace or repair any such improvements which are damaged in the development of the subdivision. In lieu of the completion of the actual construction of all required improvements (public and private), the Director of Public Works may accept a bond in an amount and with surety and conditions satisfactory to the Director of Public Works, or other secure method, providing for and securing to the City the actual construction and installation of all required improvements. This is in addition to the requirements of TMC 11.08 requiring a performance bond for all work being done in the public right-of-way. If the Director of Public Works accepts a bond for the completion of the work, the applicant shall execute and file with the City an agreement guaranteeing completion of such improvements together with any needed replacement or repair. The agreement shall: 1. Specify the period of time within which all work required shall be completed. The time for completion shall not exceed one year from the date of final approval of the subdivision. The agreement may provide for reasonable extensions of time for completion of work. Extensions must be requested, approved by the Director of Public Works, and properly secured in advance of the required initial completion date. 2. Require notice by the applicant to the Director of Public Works promptly upon completion of all required improvements. 3. Provide for notice of approval or disapproval by the Director of Public Works of the improvement within a reasonable time after receiving notice of completion. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 25 of 27 110 4. Require financial security to be provided by the applicant pursuant to TMC 17.24.040.C. 5. Provide that, if the applicant fails to complete all required work within the period specified, the City may take steps to demand performance of the developer's obligation within a reasonable time not to exceed 90 days from the date of demand. 6. Provide that, if the required improvements are not completed within that time, the City may take action to require the applicant to forfeit the financial security. 7. Provide that the City shall be entitled to recover all costs of such action including reasonable attorney's fees. 8. Provide that, following recovery of the proceeds of the financial security, those proceeds shall be used to complete the required improvements and pay the costs incurred. 9. Provide that, should the proceeds of the financial security be insufficient for completion of the work and payment of the costs, the City shall be entitled to recover the deficiency from the applicant. B. Maintenance Agreement: Regardless of whether all required improvements are completed prior to final approval of any subdivision of land, as a condition of such approval the applicant shall execute an agreement to assure successful operation of said improvements. [Note: See TMC 11.08.110 for details.] The agreement shall: 1. Require the applicant to post a bond or other financial security to secure successful operation of all required improvements and full performance of the developer's maintenance obligation. Such financial security shall be effective for a two-year period following approval of installation of all required improvements. 2. Require the applicant to perform maintenance functions on drainage improvements for a period of time not to exceed two years from approval of their com- pletion or final plat approval, whichever is later. Such maintenance functions shall be specified by the Director of Public Works, and shall be reasonably related to the burdens that the subdivision will impose on drainage facilities during the time maintenance is required. The City may agree to accept and perform maintenance of the improvements, in which case the applicant's obligation to perform maintenance functions shall terminate. 3. Not relieve the applicant of liability for the defective condition of any required improvements discovered following the effective term of the security given. 4. Provide a waiver by the applicant of all claims for damages against any governmental authority, which may occur to the adjacent land as a result of construction, drainage, and maintenance of the streets and other improvements. Section 22. 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. 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Page 26 of 27 111 Section 23. 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 24. 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 APPROVED AS TO FORM BY: Office of the City Attorney 2025 Legislation: Title 17 updated standards Version: 5/8/25 Staff: I. Gloor Thomas McLeod, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 27 of 27 112 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2741 §3 (PART), AS CODIFIED THROUGHOUT VARIOUS SECTIONS OF TUKWILA MUNICIPAL CODE (TMC) TITLE 18, "ZONING"; AMENDING ORDINANCE NO. 2758 §3, 4, 5, 6, 7, & 8, AS CODIFIED THROUGHOUT TITLE 18; AMENDING ORDINANCE NO. 2756 §3, AS CODIFIED AT TMC 18.50.260; AMENDING ORDINANCE NOS. 2745 §7 & 2759 §3, AS CODIFIED AT TMC 18.104.010; ELIMINATING TMC 18.12; AMENDING TABLE 18-5, TABLE 18-6, & FIGURE 18-7; TO AMEND & ESTABLISH NEW REGULATIONS TO SUPPORT MIDDLE HOUSING; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 18 regulates zoning and land use in the City of Tukwila; and WHEREAS, RCW 36.70A.635 requires jurisdictions to adopt compliant regulations regarding residential density allowances for middle housing 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, City staff recommend updating portions of the TMC related to middle housing, accessory dwellings and design review to align with state law as proposed herein; and WHEREAS, an update of housing regulations and streamlining of standards support's the City's overall alignment with updates in state law and adopted housing goals; and WHEREAS, on May 13, 2025, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 1 of 104 113 WHEREAS, the Tukwila Planning Commission held a property noticed public hearing on April 24, 2025 to solicit and receive public comment; and WHEREAS, on June 16, 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. 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. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is hereby amended to renumber/reformat various sections as subsection A throughout the Title for greater clarity and consistency. Section 3. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is hereby amended to renumber/reformat various Chapters with the format of .010 "Purpose", .020 "Land Uses Allowed", .030 "Design Review", and .040 "Basic Development Standards" for greater clarity and consistency. Section 4. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is hereby amended to renumber/reformat various Chapters with the format of .010 "Purpose", .020 "Land Uses Allowed", .030 "On -Site Hazardous Substances", .040 "Design Review", and .050 "Basic Development Standards" for greater clarity and consistency. Section 5. Ordinance No. 2741 §3 (part), as codified throughout Title 18, "Zoning," is hereby amended to renumber/reformat various Chapters with the format of .010 "Purpose", .020 "Land Uses Allowed", .030 "Recreation Space Requirements", .040 "Design Review", and .050 "Basic Development Standards" for greater clarity and consistency. Section 6. Regulations Established. TMC 18.04.030, "Performance Standards for All Uses," is hereby established to read as follows: 18, 4. 3 Perform nee taui ar s c iv e A, In addition 't© all��.�e standards found uses, ���e�this ot � �� a , iv �a�nd�e�. a structure atoons within to shall cc I with the following: withstructure or a site Standards adopted b the Puget Sound Air Pollution Control Agency for odor dust smoke an . ther airborne. pollutants. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 2 of 104 114 TMC 8.3 'Nola°". 3. All ado d Stat and Feder standards farm wrt er q ali and hazardous materials. All other applicable Vocal, State, and Federal standards. Section 7. Ordinance No. 2741 §3 (part), as codified at various sections of TMC Chapter 18.06, "Definitions," is hereby amended to read as follows: 18.06.17 7 Correctional Institution "Correctional institution" means public and private facilities providing for: 1. the confinement of adult offenders; or 2. the incarceration, confinement or detention of individuals arrested for or convicted of crimes whose freedom is partially or completely restricted other than a jail owned and operated by the City of Tukwila; or 3. the confinement of persons undergoing treatment for drug or alcohol addictions whose freedom is partially or completely restricted; or 4. transitional housing, such as halfway houses, for offenders who are required to live in such facilities as a condition of sentence or release from a correctional facility, except secure community transitional facilities as defined under RCW 71.09.020. 18.06.2476 Dwelling, Mobile Home "Dwelling, mobile homeMobile home dwel@inmg" means a factory -built dwelling constructed before June 15, 1976, to standards other than the National Manufactured Housing Construction and Safety Standards Act of 1974 and acceptable under applicable State codes in effect at the time of construction or introduction of the home into this state. 18.06.24_7 Dwelling, Multi -Family "Multi -family dwelling" means a building designed to contain two or more dwelling units„ and not meeting the definition of a middle housing dwelling. Duration of tenancy in multi -family dwellings is not less than one month. 18.06.2498 Dwelling, Single -Family "Single-family dwelling" means a building, modular home or new manufactured home, designed to contain no more than one dwelling unit plus two accessory dwelling units. 18.06.250 Dwelling Unit "Dwelling unit" means the whole of a building or a portion thereof providing complete housekeeping facilities for a group of individuals living together as a single residential community, with common cooking, eating and bathroom facilities, other than transitory housing or correctional facilities as defined in this code, which is physically separated from any other dwelling units which may be in the same structure. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 3 of 104 115 18.06.2510 Ecological/Ecosystem Functions (or Shoreline Functions) "Ecological/ecosystem functions (or shoreline functions)" means the work performed or role played by the physical, chemical, and biological processes that contribute to the maintenance of the aquatic and terrestrial environments that constitute the shoreline's natural ecosystem. See WAC 173-26-200 (2)(c). 18.06.5576 Marijuana -infused Products "Marijuana -infused products" means products that contain marijuana or marijuana extracts; are intended for human use, whether medical or recreational; and have a THC concentration within the limits set forth in RCW 69.50.101. The term "marijuana -infused products" does not include either useable marijuana or marijuana concentrates. 18.06.5587 Marijuana Concentrates "Marijuana concentrates" is as defined under RCW 69.50.101. 18.06.589 Nonconforming , 941 Use, h reline "Nonconforming use, shoreline" means a use or development that was lawfully constructed or established prior to the effective date of the Shoreline Management Act or the Shoreline Master Program or amendments thereto, but which does not conform to present regulations or standards of the program. 18.06.708 Senior Citizen Housing "Senior citizen housing" is housing in a building or group of buildings with two or more dwelling units, restricted to occupancy by at least one senior citizen, as defined herein _per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 20% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. 18.06.829 Townhouses "Townhouses" means a form of ground related housing in which individual dwelling .buildings that contain Li r e f r more attached sin l,a xtend from the foundation to roof a d that have a yard or public way on no l ss tl n ° twommsides. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 4 of 104 116 Section 8. Regulations Established. The following sections are hereby established in TMC 18.06, "Definitions," to read as follows: •.0.178 C.taqeHousng "Cottage housing" means residential units on a lot with common, open s a e that either: (a) is owned in commonLor (b) has units owned as condominium units with pro_perty owned in common and a minimum of 20_p_ercent of the lot size as oppen §:pace. .06.179 C ityar Apartments "Cour d artme ts" eans atta ed d erliournts a ra - hree sjdes of a_yoaord, 1 z.06.246 Dwellin .Mid le Hou,si q "Middle housin dwellin " means a building or buildings that are compatible in scale, formLand character with single-famijy houses and contain two or more attacheq„stacked, or clustered homes including duplexes, triplexes, .fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courty_ard apartments, and cottage h sing, F "Facade" means the exterior elevation of a structurer buildings viewed fron a single vantage point, .06.556 Mai2r Transit Sto ylaior transit stop" means a stop on a high capacity transportation system funded or expended under theprovisions of RCVV 81104; commuter rail stops; stops on rail or fixed uidewagy systems, or stops .n bus rapid transit routes, includinc those stops that are under construction. .06,589 001 Structure Nonconforming Structure" means a structure leg_ally established prior to the effective date of this zoning code, but which does not conforrrnto present reggl tions„ .06.589 1 02) St ucture, Shoreline "Nonconforming_ Structure„ Shoreline" means a structure le_gally established prior to the effective date of the ShoreOine Master Program, but which does not conform to resent r_egplations„. .06.5 9 u _ 2,Nonconfoorminguse" means the use of land which does not conform to leo u,se, re ulations of the district in which the use exists. 06.686 Residev taI Conversion "Residential Conversi -1" means the conversion of a huildinu, or oortion of a hulidi that is vacantor occupied 1A, a nonresidentia use, to a residentoal use„ 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 5 of 104 117 1 a0 i85 tacked immmiat "Stacked flat" means r wellany un Lin r residentialm buuimlding of no snore than three to ifs on a residential zoned lot if which each floor may be sparately rented or owned. Section 9. Ordinance No. 2741 §3 (part), as codified at various sections of TMC Chapter 18.06, "Definitions," is hereby repealed, thereby removing the following sections: 18.06.590 onconfor ing U Section 10. Ordinance No. 2741 §3 (part), as codified at TMC 18.10, "Low Density Residential (LDR) District," is hereby repealed, thereby eliminating Chapter 18.10: 18.10.010 Purpose Section 11. TMC 18.10 Reenacted. TMC Chapter 18.10 is hereby reenacted to read as follows: Sections: 18,10.010 Purpose 18,10.020 CAP"T` R 1 .10 UNITY TIAL (C ) DiSTfl' iCT Land Uses Allowed 18.10,030 ,,Ye gp Review 18.10.040 Basic Deveio nent Standards 0. 10 Pu ose A. This district implements the Community Residen "ial C rnipreilensive Plan ('°CR designation,w It is_ intended t _provide low -density and rre iiuum-density residential e� together (i order to maintain stabile areas togctiner with a full range of urban infrastructure services in . residentia lleic,�hk?orhoo sa artamin CR properties are identified as Commercial Redevelopnr . Areas see Figures 1 18-10) to encourage a relation with commercial properties that front on Tukwila r t rp tional Boulevard. Ag llegatior°i and commercial redevelopment of these 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 6 of 104 118 sites support implementationw of the P acific High _ay Revitalization flan and _provide trinities to rede fine and create more uniform borders between they comrnerc'ial rridor and the adjacent residential neighborhoods. e located woiay (seoc Figure C.Certain wo C R p rToJL e rta es are Iot .o._M...� TM�d t nwowtB�1 e U rbnt°r Renew -al n ewa l Over 8-15) Existing zoning and development standards will remain in place, althort ph mt�lU fam° Y ...�i.... � l buildings � re permitted„ The overpay. rovides additional alternate development smay ' j)p e p Urban 'renewal Overlay upon standards that k°� a��nNiect�cdev€�lo development within the _ request of the_prop,F rty owner, and if thedeveigp.nent meets certain qualifying criteria. Urban Renewal Overlay district standards s ipp,rt implementation of the Tuk.wila International Sot,tAeva rd Revitalization Plan through more intensive development. ......................� 020 Lannci Uses Allo A. Refer to TII 18.09 "l..mand Uses Allowed by District. 0.030 Design R A, Soe TMC 18,60 for all rec uirergneptsi for tltes'ig_n PReview,p 0_040 mm�' as a'evelo rrleio t Standards A. Development within the CR District �sh_..al......conform the nd eferenced standards: CR - AS C VELOPMENT STAN IARDS cornrt runitylReswdentcr C'urtside of 1 /4 Mile of [ €al or Transit Stop `f /i hire 114 We of_Maj©ir sit or if at least. 1 unit ahfordcdbfe at 60%% AU LIRerita j or 80 % (ownership) for i period no less than 50 eaiTs Lot area, n rigr(rru r rr 5„000 sq^ ft, Avera,g,e Ito(_widtit, rrrirrimu rir 40 feet Density ,(...J_dw€01[nn upaits_pet parcel, plus 1 unit_per 1,500 SF -of parcel area over 5,000 SF whichever is Arodter, up to 5 units (!4j_cf. Bing units.pet'_Ptrcei. plus 1 unit per 1 5r00SF of parce! area over 5.,00f?SF, whichever issireater, up to 5 Erritc 2 r wetRlinq unit:; per lot can be_deoicLi ut d as acces' w.restdences provided they me eiADl_1 reuuirornents (f1Dl.Us count toward maximum density) 2 civueU nc1raemp.. p.e lot can be de icrriu7te;_a i�_7cces;sory re rd'errc r s rovulod they meet AUO.) reors6rerie, nts (ADUs count toward maximum dens y) E3rilr1incl L©ot ut mmaximum 50° ,De tre!rypr it ntArea C overaC e, maximr.srrr 75 /0 /r1 x ks Front: 15 fer;t Front Forch _�_. ._ _ 7 feet (if_poircbof rt te4 t 4C). qua_re_b et, with nradime rsiorr less than 5 foe) 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 7 of 104 119 Second Front 10 feet Side leaf Rear 5 fe.f Rear (Alley DADU) 0 feet B a d€f r Heic ht 05 fee Parking See TM 1 f3 5fi CParking 8,.. Loa [F5ure 1 f 7 -- .d Nurniher of Park ng /..\1utoF.1.0. es _ r=3iey_c;.,le REac paces f'c r Section 12. Ordinance No. 2741 §3 (part), as codified at TMC 18.12, "Medium Density Residential (MDR) District," is hereby repealed, thereby eliminating Chapter 18.12. 18.12.070 Basic Development Standards Section 13. Ordinance No. 2741 §3 (part), as codified at TMC 18.14.010, "Purpose," subparagraph A, is hereby amended to read as follows: A. This district implements the High -Density Residential HDR Comprehensive Plan designation, which allows up to 92.0 dwelling units per net acre. Senior citizen It is intended to provide a high -density, multiple -family district which is also compatible with commercial and office areas. Certain HDR properties are identified as Commercial Redevelopment Areas (see Figures 18-9 or 18-10) to encourage aggregation and redevelopment of properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. Section 14. Ordinance No. 2741 §3 (part), as codified at TMC 18.14.030, "Recreation Space Requirements," is hereby amended to read as follows: 18.14.030 Recreation Space Requirements A. In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the provisions of TMC 18.14.030, subparagraphs 1 through 4. In the TSO zone with underlying LDR F zoning on land that adjoins the City of SeaTac, recreation space shall meet the provisions of TMC 18.14.030, 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 8 of 104 120 subparagraphs 2 through 4, in addition to the minimum required area as specified in TMC 18.41.090.A.1. 1. Required Area. a. For each proposed dwelling unit in the multiple -family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square than 10 feet in any dimension. Gb. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Director may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered; up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated. c. The Director may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, and detached zero -lot -line ), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5- to 12-year-old group. Such space shall be at least 25% but not more 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 9 of 104 121 than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 15. Ordinance No. 2741 §3 (part), as codified at TMC 18.14.060, "Design Review," is hereby renumbered as TMC 18.14.040 and amended to read as follows: 18.14... 1040 Design Review A. See TMC 18.60 for al, for: Review, Design review is required Section 16. Ordinance Nos. 2741 §3 (part) and 2758 §3, as codified at TMC 18.14.070, "Basic Development Standards," is hereby renumbered as TMC 18.14.050 and amended to read as follows: 18.14.0750 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 8,000 s . ft, (Applied to parent lot for 1PvT171Q1s1. 54)ciiv.i.51Pl-1: Lot area_per uni u tilfasnil .)«:,'.,e, 1 senior 2 000 ,s.:.., ft, (For townhouses the density shall be calculated based on one dwellinc unit per 200C) sq„ tt of parent lot area, The 'unit jot: area shall be allowed to include hie cornmon PcP.P.aWriler7it..j.. , cRizen housing ,{±faexcept density shall be calculated based on 20QQ ft, l shall common access easementqj Avera e l.t:: t width (min, 20 f=, -ee ro lage width), mt Ili n i,,tin 60 legApplied to ment lot •t townhouse subdivisionsj 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 10 of 104 122 {/\pplied to aront lot for_ townhouse subdivisions) Setbacks r rrnii! Applied to a nt lot for Cownhouse s uhdM € ,sign; • f:.rauut 15 feet. • Sec nd front fer;t • Skies 0 feet • Rea 10 feet Refer to TMC 18 52., mim fir c np irandsca ing_requirer i 1 C or,irei eats 1 b A, fear perrnrteteczrtrl odrkii1cj_lot owlr house buwidrnc e:sar' tl'or rrrArrrrnruemn 1ff reef leightaximu a feet r r,veloi,rrnE.nt area c:oyei°aqc 501' rn�lxin Grpµta(except seniorcttizen housi_nq) {75/o for IowEok s EcrF'c9IC"krf sp?Tnce F.t 400 s>q_fLper dwelll soq untl 0_00 s n,irn (Not required for iniddie hou'ir dweiEin eureuruti(rn space, 100 .Q It per d vrBllin( T E not sent' ftizon h' usincf Off-strectI._ king See fMC 1850 0ff tre,et parking & L.odding Regulations &t ilyre 13 7 F- eguired Number of Parkinlf,pac es for Automolaiies & HEcwics Cony ers€oi1r f) Residential wee TlG1C 'tf1. 50.230 Re (srut'al Conversiorus Lot or townhouse subdivisions) {multifamily, except senior citizen housing) houses the density shall be calculated based on one unit per 21100 sq. ft. of parent lot arca. The "unit lot" Average lot width 60 feet Setbacks, minimum: parent lot for townhouse subdivisions Applied to • Front 1st floor 15 feet Front 2nd floor 20 feet • Front 3rd floor 30 feet (20 feet for townhouses; Front 4th floor 15 feet (20 feet for townhouses) Second front 1st floor 7.5 feet 10 feet 22.5 feet (10 feet for townhouses) Sides 1st floor 10 feet ;ides 2nd floor 20 feet {10 feet for townhouses unless adjacent to LDR) 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor 2-0-feet {30 feet if adjacent to LDR) Page 11 of 104 123 {10 feet for townhouses unless adjacent to LDR) 30 feet or townhouses 10 feet 20 feet {10 feet for townhouses unless adjacent to LDR) {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 par1C+ , a g requirements. Townhouse building separation, minimum 1 and 2 story buildings 10 feet 3 and story buildings 20 feet Height, maximum 45 feet 0 townhouses) Recreation space 100 sq. ft. per dwelling unit {1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Off street parking: • Residential (except senior citizen housing) • /Icca See TMC 18.56, Off street Parking & Loading Regulations. See TMC 18.50.220 TMC 8.22, "Noi Section 17. Ordinance No. 2741 §3 (part), as codified at TMC 18.16.010, "Purpose," is hereby amended to read as follows: 18.16.010 Purpose A. This district implements the Mixed -Use Office MUCH) Comprehensive Plan designation which allows up to 14.5 dwelling units per net acre. Senior citizen housing is . It is intended to create and maintain areas characterized by professional and commercial office structures, mixed with . ` complementary retail and residential uses. Section 18. Ordinance No. 2741 §3 (part), as codified at TMC 18.16.60, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.16.030 and amended to read as follows: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 12 of 104 124 18.16. 30 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 19. Ordinance No. 2741 §3 (part), as codified at TMC 18.16.070, "Design Review," is hereby renumbered as TMC 18.16.040 and amended to read as follows: 18.16.0740 Design Review A. See .L..MC, 18.60for aul requiiremeunts fo Design Review. Design review is required for: 3. Structures containing multi family dwellings. 4. Structures in the Tukwila International Boulevard corridor. (See TMC Figure 18 9) buildings over 10,000 square feet. (See TMC 18.60, Design Review) Section 20. Ordinance Nos. 2741 §3 (part) and 2758 §4, as codified at TMC 18.16.080, "Basic Development Standards," is hereby renumbered as TMC 18.16.050 and amended to read as follows: 18.16.0 50 Basic Development Standards A. Development within the MUO 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 c wevelo meant standards may be waived (see TMC 18.60.020). MUO BASIC DEVELOPMENT STANDARDS rtirnunit ofArea: None Standard: 3_homegdwellincg__units per is trcel Additional e dam 1plirncr unit-3,000 >fof lot area Front 15 feet Second Font 12.5 feet 'Transit or Affo cfabtlit Bonus: 1aselinc d.`r= dweVlinq_ ,I nits_. per:pak_�c: Additiotw0fy. 1 homed reking uniee3.000 sf of lot area Sides 10 feet Rear 10 feet 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 13 of 104 125 f_ar,dsc a W efei toTMC k8. s2, "Landscape Regrnents <Abie fA, for er0r eter end arkinq fit ynciscaprncp_eg_uria nment o. xlrrri,urn Height 4,5 fe&t Recreatiph Space'" 2CC) square fEet per hemedwemllir LI,_O0() sgrraro font nirri0 ur rj 100square feet_4per TNot' aoquiretl _r,enik; d klii q unit home for soaricrr crl 'en ht tssir1cr fc rinidd0 6 housing dwol inc 00 mmsreet t� rko .i. goo MC 18,5T3 Off street Pfs ing,€3r Leacctjag R Matrons & H urn l^re H rgpcipg S a es for Aut rncrb es t3 ncycl f gT sidein ° f�c�nvex'suc?o� t� Rc..,__ .._�MtA4ti See TMC °18 50.2;30 F esiderrtiglC onva rsic)ns i_.__._ �.__..._ Lot area per unit, Front -Second front • Sides • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR Ratio of 1.5:1 setback height, setback 1 foot 10 25 feet 12.5 feet 10 feet (for every 1.5 feet of bldg. from property line) min. of feet and a max. of 30 feet 10 feet (for every 1.5 feet of bldg. Rear Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR Ratio of 1.5:1 setback Height, maximum Recreation spa Recreation space, senior citizen housing Off street parking: Residential (except senior citizen housing} • Office, minimum 4 stories or '15 feet 200 sq. ft. per dwelling unit {1,000 sq. ft. min. 100 sq. ft. per dwelling unit See TMC 18.56, Off street Parking & Loading. Regulations 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 ty 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 and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 13.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 21. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.010, "Purpose," is hereby amended to read as follows: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 14 of 104 126 18.18.010 Purpose A. This district implements the Office_n Comprehensive Plan designation. It is intended to provide for areas appropriate for professional and administrative offices, mixed with certain retail uses. Because of the generally Tight environmental and traffic impacts and daytime use characteristics of offices, it is further intended that such districts may serve as buffers between residential districts and commercial and/or industrial areas. Section 22. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.18.030 and amended to read as follows: 18.18. ! = t,0 0 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 23. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.070, "Design Review," is hereby renumbered as TMC 18.18.040 and amended to read as follows: 18.18.0740 Design Review A. See ..i.. 13e60 for aIII req.uiremenfs for Design Review. Ail projects located within the shoreline jurisdiction that involve new building jurisdiction. buildings over 10,000 square feet. (Sce TMC 18.60, Design Review) Section 24. Ordinance No. 2741 §3 (part), as codified at TMC 18.18.080, "Basic Development Standards," is hereby renumbered as TMC 18.18.050 and amended to read as follows: 18.18.0850 Basic Development Standards A. Development within the Office `O' District shall conform to the following listed and referenced standards: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 15 of 104 127 OFFICE BASIC DEVELOPMENT STANDARDS Front 25 cond Front ;rides Rear '10 feet o TMC 1 ? " `I0 an rw"s _e IAgigire ri erft fableA for ei i{t eterarfd_pdrking let Pandsca ing requirements, See I MC18 56 Of arkinq x odding__CReguta Ion II.Trqure Number rof Parkin tunes for Automo5illes & Biicycm eflr e E rec • Front 19.5 feet • Sides 10 feet 10 feet 2nd Floor 20 feet 30 feet • Rear 10 feet 10 feet 20 feet 30 feet Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot landscaping Height, maximum 3 stories or 35 feet See TMC 18.56, Off street Parking/Loading Regulations 3 per 1,000 sq. ft. usable floor ar a Retail, minimum 2.5 per 1,000 sq. ft. usable floor area Other uses See TMC 18.56, Off street Parking & Loading Regulations standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other Section 25. Ordinance No. 2741 §3 (part), as codified at TMC 18.20.010, "Purpose," is hereby amended to read as follows: 18.20.010 Purpose A. This district implements the Residential Commercial Center (ROC) Comprehensive Plan designation which allows a maximum of 1'1.5 dwelling units per net It is intended to create and maintain pedestrian -friendly commercial areas characterized and scaled to serve a local neighborhood, with a diverse mix of residential, retail, service, office, recreational and community facility uses. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 16 of 104 128 Section 26. Ordinance No. 2741 §3 (part), as codified at TMC 18.20.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.20.030 and amended to read as follows: 18.20. 030 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). {See TMC 21.08.) Section 27. Ordinance No. 2741 §3 (part), as codified at TMC 18.20.070, "Design Review," is hereby renumbered as TMC 18.20.040 and amended to read as follows: 18.20. 40 Design Review A. See TI C '18.60 for all r gl,lire ruen s forDec n Review: 1. All new commercial and multifamily structures and construction or exterior changes if the cost of the exterior changes equals or exceeds 0 3. Certain exterior repairs, reconstructions, alterations or improvements to buildings over 10,000 square feet. (See TMC 18.60, Design Review) Section 28. Ordinance Nos. 2741 §3 (part) and 2758 §5, as codified at TMC 18.20.080, "Basic Development Standards," is hereby renumbered as TMC 18.20.050 and amended to read as follows: 18.20.0850 Basic Development Standards A. Development within the RCC Residential Commercial Center District shall conform to the following listed and referenced standards: RCC BASIC DEVELOPMENT STANDARDS of Area: Residential 0 Setbacks: dard: dweffing units per parcel, Lus l dweIlir gun t r 2,5.00.5q_ f.t of lot area over5 000 SF 5. QQ sc1..f Front Porch $ ft Second Front 10 ft Transit or AffordmaPbility_F3oinus: m.mm 4 homcsdweIllnct_units per parcel_ pkfss _cfweellirig_uhjthomoper 2.,500 s9:,fit weal Got efeP rryg u 5 Q00 so_4- Sides Rear 10feet; 5 feet finer DADL s 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 17 of 104 129 Lau714'sc api_nr :;. TMC 18.52 LLandscnpr Requirements Table A_ fo ukliAq_lot IandscapwirigreguI ements. erinbeter and Maximum Height 35 feet Off street palw�c%ng orsversion to residential M. TMC. 18..56 aOff-street_. uired Number of Parkin See TMC 1 arku nq & Loathing_ egulation _ r urgni.P-7117 . 1_ t?anesfor Autorripb(e &. Bic";vetes 50v230Residenl:ia�l Conversions Lot area, minimum Setbacks to yards, minimum: ▪ Front 5,000 sq. ft. 3,000 sq. ft. 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 Height, maximum Off street_parking: • Residential ▪ Office, minimum 200 sq. ft. per dwelling unit �1,000 q. ft. min.) Off street Parking & Load g Regulations ▪ Retail, minimum • Other uses 2.5 per 1,000 sq. ft. usable floor ar a See TMC Chapter 18.56, Off street Parking & 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 environmental impacts have been adequately mit�cr ated. Section 29. Ordinance No. 2741 §3 (part), as codified at TMC 18.22.010, "Purpose," subparagraph A, is hereby amended to read as follows: 18.22.010 Purpose A. This district implements the Comprehensive Plan designation. units per acre, subject t It is intended to provide for pedestrian - friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Permitted ukases include residential, u es + ®� nd st �.gyp above wram®� Neighborhood Commercial Center LNCCC) 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 18 of 104 130 mixed with certain► retail, service, office, recreational and community facilities, generally along a transportation corridor. Section 30. Ordinance No. 2741 §3 (part), as codified at TMC 18.22.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.22.030 and amended to read as follows: 18.22.+! 030 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 31. Ordinance No. 2741 §3 (part), as codified at TMC 18.22.070, "Design Review," is hereby renumbered as TMC 18.22.040 and amended to read as follows: 18.22.074.0 Design Review All commercial structures. All multi family structures. construction or exterior changes if the cost of the exterior changes equals or exceeds 0 Certain exterior repairs, reconstructions, alterations or improvem A. See TMC 18.60 for II net ilr'ements for IL sign Revew, Design Review) Section 32. Ordinance Nos. 2741 §3 (part) and 2758 §6, as codified at TMC 18.22.080 "Basic Development Standards," is hereby renumbered as TMC 18.22.050 and amended to read as follows: 18.22.05 0 Basic Development Standards A. Development within the Neighborhood Commercial CenterNCC; District shall conform to the following listed and referenced standards: In the Tukwila International Boulevard corridor, there are circumstances under which these basic develc rjtent standards may be waived (see TMC 18.60.020). 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 19 of 104 131 NCC BASIC DEVELOPMENT STANDARDS Iirrirmriuimn I cat Air'ea N (:residential ° Front No Maximum Second Frortt c2df s 5otbackwr antf :can n_c} Reari 6 fee 5I ;r.t 10 Beet ter and irking lot Refer to TMC 18 52, 'Landscape Rec a rements Table A, for rperirr� iandsga n I'E?i;uRr I'axnrt{srw II ieight 45 eet 1.rr — ii d QtI tr ec,E i�arkir7e Se I MC _18,56 Offtrrot tY"a king_ t odd ng_ Ci- ect_u dUor II squ: e_CAE q N b c�fi frfrking Spaces-, for Automobi_les &B0ccycics Conversion to Wye uc cntEal See TMC 18,50,2 30, Residential Convers onrr, minimum 726 sq. ft. (senior housing) Setbacks to yards, minimum: • Front • Second front 6 feet (12 feet if located along Tukwila International Blvd. S.) 5 feet • Sides 10 feet of LDR, MDR, HDR Ratio of 1.5:1 setback (for every 1.5 feet of bldg, height, setback 1 foot feet 10 feet • Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR (for every 1.5 feet of bldg. height, setback 1 of 20 feet Recreation space the Tukwila International if a mixed use with — and commercial component) (1,000 sq. ft. min. Boulevard, 200 sq, ft. per dwelling unit 100 sq. ft. per dwelling unit Off street parking: See TMC 18.56, Off street Parking/Loading Regulations usable floor area • Retail 2.5 per 1,000 sq. ft. usable floor area • Manufacturing 1 per 1,000 sq. ft. • Warehousing • Other uses, including senior citizen housing 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Parking Loading Regulations Page 20 of 104 132 standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other IIne_:__n addition, all development subject to the requirements of the State Section 33. Ordinance No. 2741 §3 (part), as codified at TMC 18.24.010 "Purpose", is hereby amended to read as follows: 18.24.010 Purpose A. This district implements the Regional Commercial LRC Comprehensive Plan designation. It is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and accessory light industrial uses, along a transportation corridor and intended for high - intensity regional uses. Where the area and streetscape is more residential than - surrounding commercial district. Section 34. Ordinance No. 2741 §3 (part), as codified at TMC 18.24.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.24.030 and amended to read as follows: 18.24. 3 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08) Section 35. Ordinance No. 2741 §3 (part), as codified at TMC 18.24.070, "Design Review," is hereby renumbered as TMC 18.24.040 and amended to read as follows: 18.24.0740 Design Review 10% of the building's assessed valuation. 3. All other commercial structures 1,500 square feet or larger outside the shoreline jurisdiction. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 21 of 104 133 . Within the Tukwila International Boulevard corridor (see TMC Figure 18 9), reconstructions, alterations or improvements. (See TMC 18.60, Design Review)A, jMQJ6QJor all reggire ents for IL es r Review. Section 36. Ordinance Nos. 2741 §3 (part) and 2758 §7, as codified at TMC 18.24.080, "Basic Development Standards," is hereby renumbered as TMC 18.24.050 and amended to read as follows: 18.24.0850 Basic Development Standards A. Development within the Regional CommercialRc district shall conform to the following listed and referenced standards. In the Tukwila International Boulevard corridor, there are circumstances under which these basic dev_eippTertt standards may be waived (see TMC 18.60.020). RC BASIC DEVELOPMENT STANDARDS 1'V1jri imem Let Area; None RP§114en.t.iP I pqnsity. „Setbacksi Landscapku Where Height 4 dwelling Linits + 1 dvveiliiiiig Where Height 4 dwelling units + 1 dvvelliqg Where Height Limit 4 dwellin_g units + 1 Owellibg Litnit IS 3 Stories: unit/ 2000 si of lc ,...c.rea Limit is 6 Stories: unit / 622 sf of lot area is 10 Stories: unit / 512 sf of lot area 5Pc,Pncl....Fr:Prt/...S4?.§./..RP@r. Front 20 feet 10 feet Refer to TMC 18.52„:Landscage Requirements: Table A, forperimeter and_karking_lot landscaping_isegt.iiremeats, Maximum Height 35 feet. unless w th in Bbildigg±let'aht ExceptionTalSee,liElcibise_159L. Recreatien S_page 200 square feet2er dwellinlunit (1,000 square feet minimum). 100 square feetper dwelling unit for senior citizen housing Not required for middle housing dwellings c)ftTstreeLpgrkinq See TMC 1856 Qfl'treet. Rarking_& LoadipaRgmlations& Fiqure. 18-7 — .tult:O. Numberof Parking Sp.:aces for Automobiles & Bicycles Conversion to o Residential See TMC 18,50.230, Residential Conversions Lot ar citizen housing), mini Setbacks to yards, minimum: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor 2,000 sq. ft. Where height limit is 6 stories: 622 sq. ft. Whcro height limit is 10 stories: 512 sq. ft. Page 22 of 104 134 • Front 20 feet • Second front 10 feet • Sides 10 feet 5© feet of LDR, MDR, HDR Ratio of 1.5:1 setback (for aver„ 1 5 fee of &,Idg height, setback 1 foot from 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 Ratio of 1.5:1 setback (for every 1.5 feet of bldg. height, setback 1 foot from feet and a max. of 30 feet 30 feet landscaping requirements. Height, maximum Recr, ation space 3 stories or 35 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit • Residential (except senior citizen housing) See TMC 18.56, Off street Parking/Loading Regulations • Retail minimum • Manufacturing • Warehousing housing See TMC 18.56, Off-street Parking & Loading Regulations smoke and o 4B Section 37. Ordinance No. 2741 §3 (part), as codified at TMC 18.26.010, "Purpose," is hereby amended to read as follows: 18.26.010 Purpose A. This district implements the Regional Commercial Mixed Use (RCM,) Comprehensive Plan designation It is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and accessory light industrial uses, along a transportation corridor and intended for high - intensity regional uses. Residential uses mixed with certain commercial uses are allowed 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 23 of 104 135 at second story or above. The zone's standards are intended to promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. Section 38. Ordinance No. 2741 §3 (part), as codified at TMC 18.26.060, "On -Site Hazardous Substances," is hereby amended to read as follows: 18.26. ! t03 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.E Section 39. Ordinance No. 2741 §3 (part), as codified at TMC 18.26.070, "Design Review," is hereby renumbered as TMC 18.26.040 and amended to read as follows: 18.26.t t'04 Design Review A. See 'MC 18.60 for all re uireimen for Desicar➢ Review Design review is required for: buildings over 10,000 square feet. Section 40. Ordinance Nos. 2741 §3 (part) and 2758 §8, as codified at TMC 18.26.080, "Basic Development Standards," is hereby renumbered as TMC 18.26.050 and amended to read as follows: 18.26.0850 Basic Development Standards A. Development within the Regional Commercial Mixed UseRCM District shall conform to the following listed and referenced standards: RCM BASIC DEVELOPMENT STANDARDS irfimurn Lot None r�..�_. Area: ..................... Standar(: Transit or Afrordahfility Bonus: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 24 of 104 136 Resiaierrotialrsc�iliirr . Qensrtyr rarrf cr Da r c� l 4�lus 1 clwc lirr r uni!_pe_r 3,000_s. wft of lot area over 3,900 it 4 dwc�ll�rrc crr�rts r e� iaarc:e I plus 1_d.vellr.ng_unitper 3,000 SF of l0t�trea over IQQ.0._..q ft:. Setbacks:, Front c Fror f Sides / Rear 20 feet 10 feel Setbacks (oil r artron ct suli s su °r ecf yar r or wrthin 50' of C R Front Second Fro Sides Per Floor / Rear Per Floor) feet 20 10 feet 1 t t. �d :3rd 10 feet ?0 feet 30 feet HDRIi t,andscaprnq: „ Refer to —I 18. T2, ` Landscape f:crclrairr la.ndscap r rrerr t; € t lc fir, foe erinseter ir� rerrr.rirc me nfs. r d i eking lot Maxim eight 3 fenfi unI s, nitlhil,i Build.innHeigPltExctriion Area See Fig e,._t3,:-3) Recreation Space 0 square feet per drre[lrrrq_uilit_L10t00 squarefeet rr inirrlgrcr _ 100 square. feet per dwellrng unit for senior citizen housing CNot rec uired for middleliousin3__dwvnllinq units. Off-street parking See TI t;, 18.566, Off-strr,et Parking & Loading Redj..) 'on s & Figure 18-7 --- Required r .aacer9 fAutomobiles & H e cl *c Numb rrr of Parking t onvers,ton to Residential rc> TMC 18 50 230 Rcsrdential Conversions Lot area per unit (multifamily, except senior citizen housing), minimum Setbacks to yards, minimum. ▪ Front 3,000 ft • Second front ▪ Sides 1st Floor 2nd Floor 3rd Floor • Rear 1st Floor 2nd Floor 3rd Floor landscaping requirements. Height, maximum 1,000 sq. Off street parking • Residential (except senior citizen housing} See TMC 18.56, Off street Parking/Loading Regulations 3 per 1,000 sq. ft. usablc floor ar a minimum ▪ Retail 2.5 per 1,000 sq. ft. usablc floor ar 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 25 of 104 137 • Manufacturing 1 per 1,000 sq. ft. usable floor area minimum • Warehousing 1 per 2,000 sq. ft. usable floor or ;a minimum • Other uses, including senior citizen housing Loading Regulations {1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and tandards for environmental impacts have been adequately mitigated. Section 41. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.010, "Purpose," is hereby amended to read as follows: 18.30.010 Purpose A. This district implements the Commercial/Light Industrial (CLj Comprehensive Plan designation. It is intended to provide for areas characterized by a mix of commercial, office, or light industrial uses. The standards are intended to promote viable and attractive commercial and industrial areas. Section 42. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.30.030 and amended to read as follows: 18.30. 030 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 43. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.070, "Design Review," is hereby renumbered as TMC 18.30.040 and amended to read as follows: 18.30. 40 Design Review Design review is required for: 1. New developments within 300 feet of residential districts. 2. 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. 3. Developments larger than 1,500 square feet outside the shoreline jurisdiction. 4. Certain exterior repairs, reconstructions, alterations or improvements to buildings over 10,000 square feet. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 26 of 104 138 (See TMC 18.60, Design Review) Section 44. Ordinance No. 2741 §3 (part), as codified at TMC 18.30.080, "Basic Development Standards," is hereby renumbered to TMC 18.30.050 and amended to read as follows: 18.30. 050 Basic Development Standards A. Development within the Commercial Light Industrial District shall conform to the following listed and referenced standards: C/LI BASIC DEVELOPMENT STANDARDS Setbacks to yards, minimum: • Front 25 feet • Second front 12.5 feet • Second front, if any portion of the yard is within 50 feet ofWRMDRCR, HDR 15 feet • Sides 10 feet • Sides, if any portion of the yard is within 50 feet of LDR, MDRCR, HDR 1st Floor 15 feet 2nd Floor 20 feet 3rd Floor 30 feet • Rear 5 feet • Rear, if any portion of the yard is within 50 feet of , CR HDR 1st Floor 15 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 45 feet Qjt-streeli parkirtg See TMC ±8 56, Off-street Parking & Loadirtg Reolations & Fjgure 18-7 -- Required Number of Parking Spaces for Automobiles & E3icYclos Off street parking: 1 2,000 ft, floor per sq. usable min. arca • Officc 3QQQusatIe4Iooi, area min. • Retail 2.5 1,000 ft, per sq. usable floor area min. • Manufacturing , ar a min. • Other Uses , Parking & Loading Regulations Performance Standards: U , . . II 7 II . . 7 7 7 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 27 of 104 139 Section 45. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.010, "Purpose," is hereby amended to read as follows: 18.32.010 Purpose A. This district implements the Light Industrialwww Ll Use Comprehensive Plan designation. It is intended to provide areas characterized by distributive and light manufacturing uses, with supportive commercial and office uses. Section 46. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.32.030 and amended to read as follows: 18.32. 030 On -Site Hazardous Substances A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 47. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.070, "Design Review" is hereby renumbered as TMC 18.32.040 and amended to read as follows: 18.32. 9 Design Review Design review is required for: 1. 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. 2. New developments within 300 feet of residential districts. (See TMC 18.60, Design Review) Section 48. Ordinance No. 2741 §3 (part), as codified at TMC 18.32.080, "Basic Development Standards," is hereby renumbered as TMC 18.32.050 and amended to read as follows: 18.32.0850 Basic Development Standards A. Development within the Light Industrial District shall conform to the following listed and referenced standards: LI BASIC DEVELOPMENT STANDARDS Setbacks to yards, minimum: • Front 25 feet • Second front 12.5 feet • Sides 5 feet 2025 Leg'slation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 28 of 104 140 • Sides, if any portion of the yard is within 50 feet LDR, MDRCR, HDR of 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 r'� "�r' CR, HDR of 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 41 stories or /15 feet Off-street parkiinq e I MC 18.56, Off-street Pal:king I, oadiig RecquOations & fm° iiqur 18-(__ fie . uired Number of Parkinq Spaces c r Autc mobePe, & Bicycles Off street parking: • Warehousing min. • Office �r 1 nnn sq e+ f ,sab floc ar rein. • Retail • Manufacturing min. & Loading Regulations development to the requ subject Section 49. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.010, "Purpose," is hereby amended to read as follows: 18.34.010 Purpose A. This district implements the Heavy Industrial Comprehensive Plan designation. It is intended to provide areas characterized by heavy or bulk manufacturing uses and distributive and light manufacturing uses, with supportive commercial and office uses. The development standards are the minimum necessary to assure safe, functional, efficient, and environmentally sound development. Section 50. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.34.030 and amended to read as follows: 18.34. 0 On -Site Hazardous Substances 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 29 of 104 141 A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 51. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.070, "Design Review," is hereby renumbered as TMC 18.34.040 and amended to read as follows: 18.34. 40 Design Review Design review is required for: 1. 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. 2. New developments within 300 feet of residential developments. 3. New developments that are outside the shoreline jurisdiction and over 45 feet in height. (See TMC 18.60, Design Review) Section 52. Ordinance No. 2741 §3 (part), as codified at TMC 18.34.080, "Basic Development Standards," is hereby renumbered as TMC 18.34.050 and amended to read as follows: 18.34.0850 Basic Development Standards A. Development within the Heavy Industrial District shall conform to the following listed and referenced standards: HI BASIC DEVELOPMENT STANDARDS 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, MDRC.R, 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; MDRC� , 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 Of[mstreeLparkrnq See TMC 18 56 Oft sl:r t 6-'arkhcL& Loadiro RegWations Fhg re 18-7 - 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 30 of 104 142 Required Nub of Parkin AutomobiDes Pia;yeles 0 Off street parking: • Warehousing • Retail 1 per 2,000 sq. ft. usable floor area min. 3 per 1,000 sq. ft. usable floor area min. 2.5 per 1,000 sq. ft. usable floor area min. • Manufacturing • Other Uses 1 per 1,000 sq. ft. usable floor ar-a min. See TMC 18.56, Off street Parking & Loading Regulations Section 53. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.010 "Purpose", is hereby amended to read as follows: 18.36.010 Purpose A, This district implements the Manufacturing Industrial Center/Light Industrial MICA, Comprehensive Plan designation. It is intended to provide a major employment area containing distributive light manufacturing and industrial uses and other uses that support those industries. This district'cMIC/L's uses and standards are intended to enhance the redevelopment of the Duwamish Corridor. Section 54. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.060, "On -Site Hazardous Substances", is hereby renumbered as TMC 18.36.030 and amended to read as follows: 18.36. 3 On -Site Hazardous Substances _ m A. No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 55. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.070, "Design Review", is hereby renumbered as TMC 18.36.040 and amended to read as follows: 18.36. 94o Design Review Design review is required for: 1. All new office development. 2. All new developments within 300 feet of residential districts. 3. 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. (See TMC 18.60, Design Review) 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 31 of 104 143 Section 56. Ordinance No. 2741 §3 (part), as codified at TMC 18.36.080, "Basic Development Standards," is hereby renumbered as TMC 18.36.050 and amended to read as follows: 18.36.0850 Basic Development Standards A.,_Development within the Manufacturing Industrial Center/Light Industrial District shall conform to the following listed and referenced standards: MIC/L BASIC DEVELOPMENT STANDARDS Setbacks to yards, minimum: • Front 20 feet • Second front 10 feet • Second front, if any portion of the yard is within 50 feet of R A RCF , HDR 15 feet • Sides None • Sides, if any portion of the yard is within 50 feet LDR, MDRCR, HDR of 1st Floor 15 feet 2nd Floor 20 feet 3rd Floor 30 feet • Rear None • Rear, if any portion of the yard is within 50 feet of F, v"z RCR, HDR 1st Floor 15 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 4 stories or 45 feet Off-street parking See TMC 18~ " 1it ff serer t Parkui L£ Loadiria Regulations & Figg e 18-7 -- RoguireetNumberof Parking Sil ces for Automobiles & Bic_yt lee ©fT Warehousing 1 per 2,000 sq. ft. usable floor area min. 3 1,000 ft. floor per sq. usable area min. • Retail area min. • Manufacturing 1 per 1,000 s . min. f ther Uso odor, tea' State and Fedo ' water 2, "N pted and hazardous ma andards—for quality been adequately mitigated. Section 57. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.010, "Purpose," is hereby amended to read as follows: 18.38.010 Purpose 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 32 of 104 144 A. This district implements the Manufacturing Industrial Center/Heavy Industrial MIC/H) Comprehensive Plan designation. It is intended to provide a major employment area containing heavy or bulk manufacturing and industrial uses, distributive and light manufacturing and industrial uses, and other uses that support those industries. This district'&MIC/I- s uses and standards are intended to enhance the redevelopment of the Duwamish Corridor. Section 58. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.060, "On -Site Hazardous Substances," is hereby renumbered as TMC 18.38.030 and amended to read as follows: 18.38. 030 On -Site Hazardous Substances A.No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC 21.08.) Section 59. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.070, "Design Review," is hereby renumbered as TMC 18.38.040 and amended to read as follows: 18.38. t . t 40 Design Review Design review is required for: 1. All new office development. 2. All development within 300 feet of residential districts. 3. 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. (See TMC 18.60, Design Review) Section 60. Ordinance No. 2741 §3 (part), as codified at TMC 18.38.080, "Basic Development Standards," is hereby renumbered as TMC 18.38.050 and amended to read as follows: 18.38.0850 Basic Development Standards A. Development within the Manufacturing Industrial Center/Heavy Industrial District shall conform to the following listed and referenced standards: MIC/H BASIC DEVELOPMENT STANDARDS Setbacks to yards, minimum: • Front 20 feet • Second front 10 feet • Second front, if any portion of the yard is within 50 feet of LDR, MDRC13, HDR 15 feet • Sides None 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 33 of 104 145 • Sides, if any portion of the yard is within 50 feet of LDR, MDRCR, HDR 1st Floor 15 feet 2nd Floor 20 feet 3rd Floor 30 feet • Rear None • Rear, if any portion of the yard is within 50 feet of LDR, MDRC`, HDR 1st Floor 15 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 125 feet C f tre pparkinq 'teefTMC i '6Off- Parking&p Loading Regu .sirs & Figure 14:7 -- I- , aired Number of t raking Spaces for A orir F Bicycles Off street parking: • Warehousing 1-per-2 000 ft. floor sq. usable area min. • Office 2.5 1,000 ft. floor per sq. usable ar a min. • Retail 2.5 1,000 ft. floor per sq. usable area min. 9 n r q nnR c f+ nhln ff.,.,r o • Other Uses Loading Regulations Section 61. Ordinance No. 2741 §3 (part), as codified at TMC 18.42.010, "Purpose," is hereby amended to read as follows: 18.42.010 Purpose A. This district implements the Public Recreation Overlay L ROOQComprehensive Plan designation, which is intended to reserve certain areas owned or controlled by a public or quasi -public agency for either passive or active public recreation use. As an overlay district, the PRO District may be combined with any other district established by this Title, and the provisions of this chapter shall be in addition to the provision for the underlying district. Section 62. Ordinance No. 2741 §3 (part), as codified at TMC 18.42.030, "Basic Development Standards," is hereby amended to read as follows: 18.42.030 Basic Development Standards A. Development standards for the PRO District shall be as specified by TMC 18 for the underlying district. However, when the underlying district is the LDCR (Low DensityCommunity Residential) District, structures may be granted a height bonus of one additional foot of height for every four feet of excess setback (i.e., setback over and above the LDR CR minimum standard), up to a maximum height of 50 feet. Ancillary facilities customarily installed in conjunction with a permitted recreational use, including light standards and safety netting, shall not be subject to the height restrictions of the underlying district. Structures for which a height bonus is requested and any ancillary facilities taller than the underlying height restrictions shall be subject to Design Review 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 34 of 104 146 approval under the "Commercial and Light Industrial Design Review Criteria" provisions of TMC 18.60. Section 63. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.010, "Purpose", is hereby amended to read as follows: 18.43.010 Purpose A. This chapter implements the Urban Renewal Overlay LL,IROjDistrict, which applies the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment and revitalization, and to encourage investment that supports well -designed, compact, transit -oriented and pedestrian -friendly residential and business developments to activate the community along Tukwila International Boulevard. URO District Boundaries are shown in (Figure 18-15.) This overlay may be applied in combination with the Commercial Redevelopment Areas procedures as described in TMC 18.60.060. Section 64. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.020, "Principally Permitted Uses," is hereby amended to read as follows: 18.43.020 Principally Permitted Uses A. The URO District is an overlay zone which allows the uses permitted in the underlying zoning district, while being consistent with all additional requirements of this chapter. In addition, larger scale multi -family buildings are permitted in the CR districts within the Urban Renewal OverlayURO District. Section 65. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.030, "Accessory Uses," is hereby amended to read as follows: 18.43.030 Accessory Uses A. The Urban Renewal OverlayURO District is an overlay zone which allows the accessory uses permitted in the underlying zone district, while being consistent with all additional requirements of this chapter. Section 66. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.060, "Application Regulations," is hereby amended to read as follows: 18.43.060 Application Regulations A. Property Parcels located within the Urban Renewal OverlayURO District are+s identified on the official Zoning Map, as well as in TMC 18, Figure 18.15, and areis subject both to its zone classification regulations and to additional requirements imposed for the overlay URO Ddistrict. The UROoverlay Ddistrict provisions shall apply in any case where provisionsoverlay District conflict with the provisions of the the of the districtURC underlying zone. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 35 of 104 147 Section 67. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.070, "Specific Urban Renewal Overlay Development Standards and Criteria," is hereby amended to read as follows: 18.43.070 Specific Urban Renewal Overlay Development Standards and Criteria A. The Urban Renewal OverlayURO District's supplemental development standards are as follows, provided certain criteria are met: 1. Building heights shall be permitted up to 65 feet; 2. Existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 as wma, . (See Urban Renewal Basic Development Standards.) 3. Multi -family parking standards shall be one parking space per each dwelling unit that contains up to one bedroom, plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. 4. The maximum number of dwelling units shall be determined by the building envelope, rather than a numeric density. The applicantpshall determine the unit mix with the limitation that studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. 5. Allow live/work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live/work space is built to commercial building code standards with a typical retail storefront appearance. 6. Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. B. The Urban Renewal Overlay I.J1=`et) District's development standards apply if the owner/developerapplicant requests, and if all the following criteria are met: 1. At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard. 2. 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. 3. The ground floor along Tukwila International Boulevard must contain active uses (except for the width of the garage access) when site conditions allow. Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense in interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. 4. Development must provide amenities such as some of the following to enable a high -quality pedestrian experience, including retail windows, pedestrian scale design 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 36 of 104 148 along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, and street furniture. 5. The property owner/managerapplicant shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. 6. Residential development shall provide opportunities for tenants to use a car - sharing program and make one space available at no charge to a car -sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 units. 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. 7. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi -family development. Section 68. Ordinance No. 2741 §3 (part), as codified at TMC 18.43.080, "Basic Development Standards," is hereby amended to read as follows: 18.43.080 Basic Development Standards A. If requested by the developer applicant and if the specific requirements and criteria of TMC 18.43.070a and 18.43.070b are met, development within the Urban URC) District shall conform to the following listed and referenced standards. B. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC 18.60.020). Certain setback and landscaping standards may be waived by the Director when an applicant can demonstrate that: (i) shared parking is provided, or (ii) the number of driveways is reduced, or (iii) efficiency of the site is increased, or (iv) joint use of parking facilities is allowed, or (v) pedestrian space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. (See the Tukwila International Boulevard Design Manual for more detailed directions.) Urban Renewal Overlay Basic Development Standards 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 37 of 104 149 Unit density Unit size and maximum percentage for studio dwellings Setbacks to yards, minimum (unless noted) Front Front if any portion of the yard is adjacent to, or Second front, if any portion of the yard is within 50 feet of MDRCR, HDR The maximum number of dwelling units to bcis determined by the building envelope as in the NCC zone, rather than a numeric density. The er aaplicant shall determine the unit mix with the limitation that the studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. 6 feet (12 feet if located along Tukwila International Boulevard South) 24d floor 10 ft. to 30 ft. floor and higher 30 ft. ' s over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum 1 st floor - 10 feet 2 et Second front zoning that is dot eloped with a singlo family dwelling and that is outside of the Urban R 5 feet TS` floor 10 ft. min/max 2d 3`5 floor and higher 30 ft. Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will Second front, if any portion of the yard is within 50 feet of MDCR, HDR 1st floor - 10 feet 2nd floor and above 20 feet Sides Sides, if any portion of the yard is adjacent to, or Sides, if any portion of the yard is within 50 feet of MDCR, HDR /ling and that Rear, if any portion of the yard is within 50 feet of, MDCR, HDR 10 feet TSt floor max 2fld floor 10 ft. to 30 ft. 3rd floor and higher 30 ft. least one tier. To achieve tiers, setbacks will be both minimum and maximum 1st floor - 10 feet 2nd floor - 20 feet 3rd floor and higher - 20 feet Tst floor 10 feet min/max 24d floor 10 to 30 feet 3`d floor and higher 30 feet Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will as -nand maximum 1st floor - 10 feet 2nd floor and above - 20 feet Height, maximum — 65 feet (if all criteria are met) Landscape requirements (minimum): See Landscape requirements of specific underlying Recycling/Solid Waste Space requirements chapter Front(s) Front if any portion of the yard is adjacent to, or across the street from, LDR zoning that is 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor zone. Also see Landscape, Recreation, for further requirements All building setback areas must be landscaped or developed with pedestrian improvements per the width of the setback, rather than the landscape standards of the underlying zone. All building setback areas must be landscaped or developed with pedestrian Page 38 of 104 150 developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District improvements per the width of the setback, rather than the landscape standards of the underlying zone. Front(s), if any portion of the yard is within 50 feet of MDR, HDR All building setback areas shall be landscaped or developed with pedestrian improvements per the width of the setback, rather than the landscape standards of the underlying zone. Sides None Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 10 feet Rear None Rear, if any portion of the yard is within 50 feet of MDR, HDR 10 feet Recreation space See underlying zoning Recreation space, senior citizen housing See underlying zoning Off-street parking: Residential (except senior citizen housing) One automobile parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a multi -family dwelling unit. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi -family development. Other uses, including senior citizen housing See TMC 18.56, Off-street Parking & Loading Regulations TMC 8.22 "Noise" State Federal for other airborne pollutants, (2) and (3) adopted and standards to the of subject requirements Section 69. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.010, "Purpose and Applicability," is hereby amended to read as follows: 18.44.010 Purpose and Applicability 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 39 of 104 151 A. The purpose of this chapter is to implement the Shoreline Management Act of 1971, as amended, and the rules and regulations thereunder as codified in the Washington Administrative Code; and to provide for the regulation of development that affects those areas of the City under the jurisdiction of the Shoreline Management Act. In particular, the purpose of this chapter is to: 1. Recognize and protect shorelines of State-wide significance; 2. Preserve the natural character of the shoreline; 3. Protect the resources and ecology of the shoreline; 4. Increase public access to publicly -owned areas of the shoreline; 5. Increase recreational opportunities for the public in the shoreline: Protect and create critical Chinook salmon habitat in the Transition Zone of the Green River. B. Applicability of Amended Zoning Code:. After the effective date of this ordinance, TMC 18.44, as hereby amended, shall apply to all properties subject to the shoreline overlay, provided that nothing contained herein shall be deemed to override any vested rights or require any alteration of a non -conforming use or non -conforming structure, except as specifically provided in TMC 18.44. C. Pursuant to WAC 173-26-191 (2)(c), this chapter, together with the Shoreline Element of the Comprehensive Plan, constitutes the City of Tukwila's Shoreline Master Program. Any modifications to these documents will be processed as a Shoreline Master Program Amendment and require approval by the Department of Ecology. Section 70. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.050, "Development Standards," subparagraph K.1, is hereby amended to read as follows: K. Marinas, Boat Yards, Dry Docks, Boat Launches, Piers, Docks and Other Over - water Structures.® 1. General Requirements a. A dock may be allowed when the applicant has demonstrated a need for moorage to the satisfaction of the Director of Community Development and that the following alternatives have been investigated and are not available or feasible: (1) commercial or marina moorage; (2) floating moorage buoys; (3) joint use moorage pier/dock. -b. The Director shall use the following criteria to determine if the applicant has demonstrated a need for moorage_in ac ordance with TMC 18.44.050Ka1.a: (la) Applicant has provided adequate documentation from a commercial marina within 5 river miles that moorage is not available. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 40 of 104 152 (2b) Floating moorage buoy is technically infeasible as determined by a professional hydrologist. (3c) Applicant has provided adequate documentation from any existing moorage pier/dock owner within 5 river miles that joint use is not possible. c:fb. Prior to issuance of a Shoreline Substantial Development Permit for construction of piers, docks, wharves or other over -water structures, the applicant shall present proof of application submittal to State or Federal agencies, as applicable. de. Structures must be designed by a qualified engineer and must demonstrate the project will result in no net loss of shoreline ecological function and will be stable against the forces of flowing water, wave action and the wakes of passing vessels. eel. In -water structures shall be designed and located to minimize shading of native aquatic vegetation and fish passage areas. Removal of shoreline, riparian and aquatic vegetation shall be limited to the minimum extent necessary to construct the project. All areas disturbed by construction shall be replanted with native vegetation as part of the project. ef. New or replacement in -water structures shall be designed and located such that natural hydraulic and geologic processes, such as erosion, wave action or floods will not necessitate the following: (1) reinforcement of the shoreline or stream bank with new bulkheads or similar artificial structures to protect the in -water structure; or (2) dredging. gf. No structures are allowed on top of over -water structures except for properties located north of the Turning Basin. h g. Pilings or other associated structures in direct contact with water shall not be treated with preservatives unless the applicant can demonstrate that no feasible alternative to protect the materials exists and that non -wood alternatives are not economically feasible. In that case, only compounds approved for marine use may be used and must be applied by the manufacturer per current best management practices of the Western Wood Preservers Institute. The applicant must present verification that the best management practices were followed. The preservatives must also be approved by the Washington Department of Fish and Wildlife. off. All over -water structures shall be constructed and maintained in a safe and sound condition. Abandoned or unsafe over -water structures shall be removed or repaired promptly by the owner. Accumulated debris shall be regularly removed and disposed of properly so as not to jeopardize the integrity of the structure. Replacement of in -water structures shall include proper removal of abandoned or other man-made structures and debris. _j+. Boat owners who store motorized boats on -site are encouraged to use best management practices to avoid fuel and other fluid spills. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 41 of 104 153 Section 71. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.060, "Vegetation Protection and Landscaping," subparagraphs B.1 and D, is hereby amended to read as follows: B. Applicability: 1. This chapter sets forth rules and regulations to control maintenance and clearing of trees and other vegetation within the City of Tukwila for properties located within the shoreline jurisdiction. For properties located within a critical area or its associated buffer, the maintenance and removal of trees shall be governed by TMC 18.45. TMC 18,54, "Urban Forestry and Tree Rec uNiat'ions", shall govern tree removal on all undeveloped properties andIT all developed properties that contain excIusiveiy res idential uses that do not meet the definition of °Multi-Fannily°,TMC 18.54, "Urban Forestry and Tree Regulations" chapter, shall govern tree removal on any undevelop-+► familyresidence. TMC18.52, "Landscape Requirements," shall govern the maintenance and removal of trees on all developed properties that contain commercial, industrial, multi- family, and mixed uses . The most stringent regulations shall apply in case of a conflict. D. Tree Retention and Replacement- 1. Retention: a. As many significant trees and as much native vegetation as possible are to be retained on a site proposed for development or re -development, taking into account the condition and age of the trees. As part of a land use application such as but not limited to subdivision, design review, or development permit review, the Director may require alterations in the arrangement of buildings, parking or other elements of proposed development in order to retain significant non-invasive trees, particularly those that provide shading to the river. b. Topping of trees is prohibited and will be regulated as removal with tree replacement required. c. Trees may only be pruned to prevent interference with an overhead utility line with prior approval by the Director. The pruning must be carried out under the direction of a Qualified Tree Professional or performed by the utility provider under the direction of a Qualified Tree Professional. The crown shall be maintained to at least 2/3 the height of the tree prior to pruning. Pruning more than 25% of the canopy in a 36 month period shall be regulated as removal with tree replacement required. 2. Permit Requirements: Prior to any tree removal or site clearing, a Type 2 Shoreline Tree Removal and Vegetation Clearing Permit application must be submitted to the Department containing the following information: a. A vegetation survey on a site plan that shows the diameter, species and location of all significant trees and all existing native vegetation. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 42 of 104 154 b. A site plan that shows trees and native vegetation to be retained and trees to be removed and provides a table showing the number of significant trees to be removed and the number of replacement trees required. c. Tree protection zones and other measures to protect any trees or native vegetation that are to be retained for sites undergoing development or re- development. d. Location of the OHWM, shoreline buffer, Shoreline Jurisdiction boundary and any critical areas with their buffers. e. A landscape plan that shows diameter, species name, spacing and planting location for any required replacement trees and other proposed vegetation. f. An arborist evaluation justifying the removal of hazardous trees if required by nth Denghtment. g. An application fee per the current Land Use Permit Fee resolution. 3. Criteria for Shoreline Tree Removal:® A Type 2 Shoreline Tree Removal and Vegetation Clearing Permit shall only be approved by the Director if the proposal complies with the following: a._ _The site is undergoing development or redevelopment; or b. The proposal complies with tree retention, replacement, maintenance, and monitoring requirements of this chapter; and Either: (1) Tree poses a risk to structures; or (2) There is imminent potential for root or canopy interference with utilities; or (3) Trees interfere with the access and passage on public trails; or (4) Tree condition and health is poor; the City may require an evaluation by an International Society of Arborists (ISA) certified arborist; or (5) Trees present an imminent hazard to the public. If the hazard is not readily apparent, the City may require an evaluation by an International Society of Arborists (ISA) certified arborist; and 4. Tree Replacement Requirements:® a. Significant trees that are removed, illegally topped, or pruned by more than 25 percent in 36 month period within the shoreline jurisdiction shall be replaced pursuant to the tree replacement requirements shown below, up to a density of 100 trees per acre (including existing trees). b. Significant trees that are removed as part of an approved landscape plan on a developed site are subject to replacement per TMC 18.52. Dead or dying trees 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 43 of 104 155 removed from developed or landscaped areas shall be replaced 1:1 in the next appropriate season for planting. wwwwwww c. Dead or dying trees located within the buffer or undeveloped upland portion of the Shoreline Jurisdiction shall be left in place as wildlife snags, unless they present a hazard to structures, facilities or the public. Removal of non -hazardous trees as defined by TMC 18.06 in non -developed areas are subject to the tree replacement requirements listed in the table below. d. The Director or Planning Commission may require additional trees or shrubs to be installed to mitigate any potential impact from the loss of this vegetation as a result of new development. Tree Replacement Requirements Diameter* of Tree Removed (*measured at height of 4.5 feet from the ground) Number of Replacement Trees Required 4 - 6 inches (single trunk); 2 inches (any trunk of a multi -trunk tree) 3 Over 6 - 8 inches 4 Over 8 - 20 inches 6 Over 20 inches 8 e. The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the project. Replaced trees that do not survive must be replanted in the next appropriate season for planting. f. If all required replacement trees cannot be reasonably accommodated on the site, off -site tree replacement within the shoreline jurisdiction may be allowed at a site approved by the City. Priority for off -site tree planting will be at locations within the Transition Zone. If no suitable off -site location is available, the applicant shall pay a fee into a tree replacement fund per the adopted fee resolution. 5. Large Woody Debris (LWD),: When a tree suitable for use as LWD is permitted to be removed from the shoreline buffer, the tree trunk and root ball (where possible) will be saved for use in a restoration project elsewhere in the shoreline jurisdiction. The applicant will be responsible for the cost of moving the removed tree(s) to a location designated by the City. If no restoration project or storage location is available at the time, the Director may waive this requirement. Trees removed in the shoreline jurisdiction outside the buffer shall be placed as LWD in the buffer (not on the bank), if feasible. Priority for LWD placement projects will be in the Transition Zone. Section 72. Ordinance No. 2741 §3 (part), as codified at TMC 18.44.090, "Shoreline Design Guidelines," subparagraph A.1, is hereby amended to read as follows: 18.44.090 Shoreline Design Guidelines A. The Green/Duwamish River is an amenity that should be valued and celebrated when designing projects that will be located along its length. If any portion of a project falls within the shoreline jurisdiction, then the entire project will be reviewed under these 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 44 of 104 156 guidelines as well as the relevant sections of the Design Review Chapter of the Zoning Code (TMC 18.60). A. The following standards apply to development, uses and activities in the Urban Conservancy and High Intensity Environments and non-residential development in the Shoreline Residential Environment. 1. Relationship of Structure to Site. Development within the shoreline jurisdiction shall demonstrate compliance with the following: a. Reflect the shape of the shoreline; b. Orient building elements to site such that public river access, both visual and physical is enhanced; c. Orient buildings to allow for casual observation of pedestrian and trail activity from interior spaces; d. Site and orient buildings to provide maximum views from building interiors toward the river and the shoreline; e. Orient public use areas and private amenities towards the river; f. Clearly allocate spaces, accommodating parking, vehicular circulation and buildings to preserve existing stands of vegetation or trees so that natural areas can be set aside, improved, or integrated into site organization and planning; mg. Clearly define and separate public from non-public spaces with the use of paving, signage, and landscaping. Section 73. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.040, "Critical Area Special Studies," subparagraph B, is hereby amended to read as follows: B. Standards for Wetland and Watercourse Critical Area Studies: Wetland and watercourse special studies are valid for five years following the date of the study, unless otherwise determined by the Director. The critical area study shall contain the following information, as applicable: 1. The name and contact information of the applicant, a description of the proposal, and identification of the permit requested; 2. A copy of the site plan for the development proposal showing: critical areas and buffers and the development proposal with dimensions, clearing limits, proposed storm water management plan, and mitigation plan for impacts due to drainage alterations; 3. The dates, names and qualifications of the persons preparing the study and documentation of any fieldwork performed on the site; 4. Identification and characterization of all critical areas, water bodies, and buffers on or adjacent to the proposed project area or potentially impacted by the proposed project as described in the following sections: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 45 of 104 157 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 approved federal wetland delineation manual and current applicable regional 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. Applicant must submit electronic survey data in Autocad, GIS or similar format at the time of as -built submittal. (2) Cowardin (Classification of Wetlands and Deepwater Habitats of the U.S. — U.S. Department of Interior) classification of the wetland(s). (3) Hydrogeomorphic classification of the wetland(s). (4) Hydroperiod. (5) Brief landscape assessment of the wetland (identify hydrologic basin/sub-basin; inlets, outlets; surrounding land use; habitat quality and connectivity; ultimate point of discharge; presence of culverts or other constraints to flow; relationship to other wetlands/watercourses adjacent to or potentially impacted by the proposed project). (6) Description of buffer size per this chapter, conditions (topographic considerations, existing vegetation types and density, habitat features, watercourse edges, presence of invasive species, etc.) and functions. (7) Assessment: For proposed wetland filling or proposed projects that will impact buffers, the most current Washington Wetland Classification System shall be used as a functional assessment. b. Characterization of the watercourses on site, adjacent to or potentially impacted by the proposed project must include: (1) Description of: flow regime, physical characteristics of streambed, banks, dimensions and bank -full width, stream gradient, stream and buffer vegetation conditions, habitat conditions, and existing modifications. —mm(2) Brief landscape assessment of the watercourse (identify hydrologic basin/sub-basin, and contributing basin area acreage, outlets, surrounding land use, habitat quality and connectivity, ultimate point of discharge, presence of culverts or other constraints to flow, presence of man-made or natural barriers to fish passage, relationship to wetlands or other watercourses adjacent to or potentially impacted by the proposed project, flow regime). (3) Classification of the watercourse under Tukwila's rating system. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 46 of 104 158 (4) Description of buffer size per this chapter, conditions (topographic considerations, existing vegetation types and density, habitat features, watercourse edges, presence of invasive species, etc.) and functions. (5) Description of habitat conditions, wildlife/fish use of the watercourse, including sensitive, threatened or endangered species. c. Citation of any literature or other resources utilized in preparation of the report. 5. A statement specifying the accuracy of the study and assumptions used in the study. 6. Determination of the degree of hazard and risk from the proposal both on the site and on adjacent properties. 7. An assessment of the probable cumulative impacts to critical areas, their buffers and other properties resulting from the proposal. 8. A description of reasonable efforts made to apply mitigation sequencing to avoid, minimize and mitigate impacts to critical areas. 9. Plans for adequate mitigation to offset any impacts. 10. Recommendations for maintenance, short-term and long-term monitoring, contingency plans and bonding measures. 11. Any technical information required by the Director to assist in determining compliance with this chapter. Section 74. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.080, "Wetlands Designations, Ratings and Buffers," subparagraph F.2, is hereby amended to read as follows: 2. Interrupted Buffer: Waiver for interrupted buffer may be allowed by the Director as a Type 2 permit if it complies with the following: a. The buffer is interrupted by a paved public or private road; existing or future levee legally constructed adjacent to an off -channel habitat; legally constructed e buildings or parking lots. This waiverA buffer shall not be�determined to be interrupted_ due to the_prc sense of does-nof-ap t accessory structures such as sheds and garages; b. The existing legal improvement creates a substantial barrier to the buffer function; c. The interrupted buffer does not provide additional protection of the critical area from the proposed development; • _d. The interrupted buffer does not provide significant hydrological, water quality and wildlife functions, and. large trees or other significant native vegetation do not exists; and- 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 47 of 104 159 e. The jaroLect prep ses to e€nhanceement of the remaining buffer is Lich as if -is feasible. qs Section 75. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.090, "Wetlands Uses, Alterations and Mitigation," subparagraph A, is hereby amended to read as follows: A. se or development in wetland or its buffer: No use or development may occur in a wetland or its buffer except as specifically allowed by TMC 18.45. Any use or development allowed is subject to review and approval by the Director. Where required, a mitigation plan must be developed and must comply with the standards of mitigation required in this chapter. Where unauthorized alterations occur within a critical area or its buffer, the City will require the applicant to submit a critical area study, that includes mitigation, subject to approval. The applicant shall be responsible for implementing the mitigation and for additional penalties as determined by the Director. In addition, federal and/or state authorization is required for direct impacts to waters of the United States or the State of Washington. Section 76. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.100, "Watercourse Designations, Ratings and Buffers," subparagraph E, is hereby amended to read as follows: E. Variation of Standard Watercourse Buffer Width: 1. uff r Averiqinq: Buffer averaging may be allowed by the Director as a Type 2 Critical Area Permit if the total area of the buffer after averaging is equal to the area required without averaging and the buffer at its narrowest point is never Tess than either 3/4 of the required width; and the following criteria is met: a. The watercourse has significant differences in characteristics that affect its habitat functions, and the buffer is increased adjacent to the higher -functioning area of habitat or more -sensitive portion of the watercourse and decreased adjacent to the lower -functioning or less -sensitive portion as demonstrated by a critical areas report from a qualified professional. b. There are no feasible alternatives to the site design that could be accomplished without buffer averaging, and the averaged buffer will not result in degradation of the watercourse's functions and values as demonstrated by a critical areas report. 18.45.075). Management." c. Compliance with mitigation sequencing requirements (TMC d. Compliance with TMC 18.45.158, "Vegetation Protection and e. Submittal of buffer enhancement plan, mitigation monitoring and maintenance plan, along with financial guarantee in accordance with this chapter. f. Buffer averaging shall not adversely affect water quality. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 48 of 104 160 g. No adverse affect to water temperature or shade potential will occur to the watercourse using methodology per 2011 Washington State Department of Ecology's Green River Temperature Total Maximum Daily Load (TMDL) assessment or as amended. 2. Interrupted Buffer: Waiver for interrupted buffer may be allowed by the Director as a Type 2 Critical Area Permit if it complies with the following: a. The buffer is interrupted by a paved public or private road; legally constructed buildings, or parking lots. A buffer shall not be determined to be interrupted due to th re.se.nce.pf access( structures such as sheds and garages; andThis waiver b. The existing legal improvement creates a substantial barrier to the buffer function; and c. The interrupted buffer does not provide additional protection of the critical area from the proposed development; and d. The interrupted buffer does not provide significant hydrological, water quality and wildlife functionsand large trees or other significant native vegetation do no exist: and -fhe ;act pro e n..nhance....the rema ni:° q buffer as much as is feasible. 3. Buffers for all types of watercourses will be increased when they are determined to be particularly sensitive to disturbance or the proposed development will create unusually adverse impacts. Any increase in the width of the buffer shall be required only after completion of a watercourse study by a qualified professional or expert that documents the basis for such increased width. An increase in buffer width may be appropriate when: a. The development proposal has the demonstrated potential for significant adverse impacts upon the watercourse that can be mitigated by an increased buffer width; or b. The area serves as habitat for endangered, threatened, sensitive or monitor species listed by the federal government or the State. Section 77. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.110, "Watercourse Alterations and Mitigation," subparagraph D, is hereby amended to read as follows: D. Mitigation Timing: Department of Community Development approved plans Mitigation construction shall bo completed before themoetificataon °L 1e existing watercourse can be modified. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 49 of 104 161 The Director may allow activities that permanently disturb a watercourse prior to implementation of the mitigation plan under the following circumstances: 1. To allow planting or re -vegetation to occur during optimal weather conditions; or 2. To avoid disturbance during critical wildlife periods; or 3. To account for unique site constraints that dictate construction timing or phasing. Section 78. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.120, "Areas of Potential Geologic Instability Designations, Ratings and Buffers," subparagraph D, is hereby amended to read as follows: D. e tech ical e : 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 18.45.040.C. 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 this chapter. Development proposals shall then include the buffer distances as defined within the geotechnical report. Section 79. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.155, "Special Hazard Flood Areas," is hereby amended to read as follows: A. Ad it o a equlations: Regulations governing Special Hazard Flood Areas are found in TMC 16.52, "Flood Plain Management," and TMC 18.45.155.B. B. Floodplain Habitat Assessment: 1. When development is proposed within a Special Hazard Flood area, a floodplain habitat assessment shall be prepared pursuant to the requirements of TMC 18.45.040.B. 2. The floodplain habitat assessment shall address the effects of the development on federally listed salmon, including, but not limited to the following: a. Impervious surfaces, b. Floodplain storage and conveyance, c. Floodplain and riparian vegetation, and d. Stormwater drainage. 3. If the floodplain habitat assessment concludes that the project is expected to have an adverse effect on listed species as evaluated under the guidance issued for ESA compliance under the National Flood Insurance Program in Puget Sound, the applicant shall mitigate those impacts. Such mitigation shall be consistent with, or in addition to, any mitigation required by this chapter and shall be incorporated into the approved project plans. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 50 of 104 162 Activities Exempt from Floodplain Habitat Assessment: A floodplain habitat assessment is not required under the following circumstances: la. Projects that are undergoing or have undergone consultation with the National Marine Fisheries Service under the Endangered Species Act. Zia. Repair or remodeling of an existing structure, if the repair or remodeling is not a substantial improvement. 3c.— Expansion of an existing structure that is no greater than 10 percent beyond its existing footprint; provided that the repairs or remodeling are not a substantial improvement, or a repair of substantial damage. This measurement is counted cumulatively from September 22, 2011. If the structure is in the floodway, there shall be no change in the dimensions perpendicular to flow. 44. Activities with the sole purpose of creating, restoring, or enhancing natural functions provided the activities do not include construction of structures, grading, fill, or impervious surfaces. 5e. Development of open space and recreational facilities, such as parks and trails, that do not include structures, fill, impervious surfaces or removal of more than 5 percent of the native vegetation on that portion of the property in the regulatory floodplain. Repair to on -site septic systems provided the ground disturbance is the minimum necessary. :Kg. Other minor activities considered to have no effect on listed species, as interpreted using ESA guidance issued by the National Flood Insurance Program in Puget Sound and confirmed through City review of the development proposal. Section 78. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.158, "Vegetation Protection and Management," subparagraphs B and E.1, is hereby amended to read as follows: B. Applicability: This chapter sets forth rules and regulations to control maintenance and clearing of trees within the City of Tukwila for properties located within a critical area or its associated buffer. For properties located within the Shoreline jurisdiction, the maintenance and removal of vegetation shall be governed by TMC 18.44, "Shoreline Overlay." TMC 18.54, "Urban Forestry and Tree Regulations," shall govern tree removal on any undeveloped land and any land zoned Low Density ResidentialConmuni,ty Resident (LDRCR) that is developed with a residenceresidential use. TMC 18.52, "Landscape Requirements," shall govern the maintenance and removal of landscaping on developed properties zoned commercial, industrial, or multifamily, and on properties located in the LDR CR zone that are developed with a non single family residential use. The most stringent regulations shall apply in case of a conflict. E. Plant Materials Standards: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 51 of 104 163 For any new development, redevelopment or restoration in a Critical Area, invasive vegetation must be removed, and native vegetation planted and maintained in the Critical Area and its buffer. 1. A planting plan prepared by a qualified biologist shall be submitted to the City for approval that shows plant species, size, number, spacing, soil preparation irrigation, and invasive species removal. The requirement for a biologist may be waived by the Director for single family property owners when the mitigation area is less than 1,500 square feet. Section 79. Ordinance No. 2741 §3 (part), as codified at TMC 18.45.0190, "Time Limitation, Appeals and Vesting," subparagraph D, is hereby amended to read as follows: D. Vesting: Projects are vested to the critical areas ordinance in effect at the time a complete permit is submitted except for subdivisions, binding site plans, and shoreline permits. Subdivisions or binding site plans are vested to the critical area ordinance in effect at the time complete application is submitted for preliminary subdivision or for the binding site plan. The final subdivision and all future building permits on the lots remain vested to that same critical areas ordinance in effect for the preliminary subdivision or preliminary binding site plan application, so long as building permits are applied for within five (5) years of the final subdivision. shoreline permits are provided in TMC 18.44. Vesting provisions for Section 80. Ordinance No. 2741 §3 (part), as codified at TMC 18.46, "PRD - Planned Residential Development," is hereby repealed, thereby eliminating Chapter 18.46: 18.46.0/10 18.46.060 18.46.080 Relationship of this Chapter to Other Sections and Other Ordinances Open Space Application Procedure Required for PRD Approval and City Attorney 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 52 of 104 164 18.16.130 Expiration of Time Limits Section 81. TMC 18.46 Reenacted. TMC Chapter 18.46 is hereby reenacted to read as follows: CH_APTE°r °1 .46 P ANNED REST ENIAL DEVELOPi! ,EN PRrn Sections. 18,46.010 Pcse 18.46.Q t0 a a�lp�catail 18.46.030 Permitted Uses 18A6.040 RelationshiLto Other Stancdarcu�s 18A6.000 Densit Standards 18.46,060 C per Space 6.070 Application Procedures 18A6.080 18.46.000 Restrictive Covenants 18.46.100 ConstructionApplication 18.46.11 Q Minor and Mir Add u.stments .� 18.4F�.1 20 Expirationof P eo ..mAftercuildinc�.r�r� Permit sst.�anr,e Review Criteria 18.46. 1 A. It is the purpose of this chapter tc encor ra e it to inative r to and building design on parcels with environmentally critical areas by. eur tittirt eaterflexibiiity in 2onin„ re irernents than is permitted by other sections ref this title. Furtherr yore, it is the purpose cif this chapter to: e Promote the rete 1 .....the.....nattu t�ot�.....o significant features of......�� including_tc?pog aphy,mmmve etatior7,m waterways, wetlands and views; Encourage a variety or mixture of hottsingiygesi 3: Encourac e maximum ffic iency in the layout of streets,rttility networks.,. and other public i provements; and 4 Create and/or _preserve usable open s acefor the e Loyment of the alp nts and the general utlalic. 46. 20 Ajplicabilifi r ' . � RI may be permitted in the C and 1- D ......A. Planned residential development �'R zoning dis'trrcts......��xd� "Q overda on arcels that contain environmentally critical ...................................�........` t:!�....... �p� the T areas and/or their associated buffers, n ent, 6.030 or fitted Uses 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 53 of 104 165 A. C)njresidential uses, and an associatedaccessory_uses, that are jermitted he...underlying zoning district: are permitted in a FRO. 46, 40 Reiati n hip to Other Standards i °ow _aht d .backs: mmwt Size, ui Mtn. �u �t an etmm 1. tot Size a and Setbacks: A maximum reduction of 5n% for lot areas and setbacks shall b fir de provided: � permlittect : uPovr d that the following are also substantially a. At least 15°/% zf the natural vegetation is retainediri cases where nificant stands exiis h. Advantage is takern or orngmuancerr ent is achieved of unusual or characteristics.e;ssruc as vnewswat�u�cour5es, or other ��.....�.�.._......t�uural character auto and itiDedestirian movement is vided, es in or near areas of recreation. d. Development as ect5 o the the -- complement ement the and use pe vco PRD he tt or ehensive Plan. Building He i hta Building heights may be modified within a PRD when the modification would list theiareservvation t f natural resources and... si nificant ��uld as... vegetation and enhance views within the site. B. ............. Parki ee Off-street parktna s s c arovr oc in a PRD in the same io for tykes of huildins and uses as required in the Off-street Parkin and Leading Regulations chapttor of this title. However up to 50%of the stalls irnay Ibe permitted to be compact stallls allowance, and parking stalls in front of carports or garages will be allowed if the design does not affect circulation. If the afanlicantgcn demonstrate that installation ec uired arkin necessitates tree removal �-�««�.��.s ��_�.�� of req i g tree e val the parking requirements may be waived. Subdivision Reqear°tsm, The standards of the subdivision code for residntiaImsubduv'is'ions shall o my to planned residential developments if such standards are not in conflict with the provisions of this chapter. Upon [final approval of the PRD, filing the Pk shall accordan w°r code if any lots are of �....�..R�_..._aaVl I:�� in �.-_......c with procedures�fthc� subdivision to be transferred. culpa atiou li ce Requ a ents. Environmentally critical areas, and stands be counted as area required to meet the recreation space of significant trees, maY ...._�..�.�...._....__.._..�..m..��_..�. minimums, if usable passive recreationp opportunities within these areas are �t c r trn on of area- r �. � �connection ...._...,. �......� ti-.-...._.._ wick trail l demonstrated, �� �.� m ust�atc..._ p�ortunrtle5cr�r� ' include e an( systems, wildlife or scenic viewing opportunities, or picnic areas. F t�arr dscage and St m1 rct_N ertfeiu Sites with Class 2, _Ciasr° c Clams 4 Geologic Hazard Areas: 1 Downsl rp and Side Y rd Buffers: Photomontage or computer - generated ....privately -owned .._.spectiv��s, taken from the nearest downsLope, off -site perty„ shall shows iruir7num landscape coverage age of 25% of the structures at the time of 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 54 of 104 166 project completion with anticapcatedPo40°/0 coverage within 15 years.mmmmmlmmhis standard m y rrr su ' ernent or be in lieu o.:: the as � rc -able landscape yard uirementµ Rods and Access Drives: Any road or access drive which cats ajsproximatelly perpendicular to a slope to the ridge line of a hill shall have minimum five- foot planted medians, Trees shall be a species that provides a branch pattern sufficient to provide.,,. at maturity, 50% coverage of the pavement area: Roads or drives which require retaining walls _earallel to the topocijaphic line shall plant roadside buffers of orthwest native plantecies. 46.5 Density Standards A,, The City Council may authouridwelling-unit density not more than 50% ! y authorize e a we lue greater tharn . errn€ted b the underl irn. cones, after entry of findings than: the following are substantially provided: 1, A variety:ofhousing. typed is offered, 2. At leas 15%%of....the ......natural vegetatfor is retained (u cases where significant stands exist), _ e ge rst ken or enhancement is achieve uori nihcauit ...................3 • vanta c achieved ofunusual r.� �suuaq« s I , eatures seh as views watercourses..,.....wetlands or other natural characteristics. 4• Separation of auto and pedestrian movement is provided, especially in or near areas of recreation, 5. evelopmentai aspects of the PRO complement the lardrise olicues of the Comprehensive Plan, 46.060 Open Space A. Planned residential develo rnernts shall se aside sensitive areas and their buffers in a sensitive areas tract as required by TMC 18.45.090 and will Ibeexempted from other o ern s— ace re uirements of this section. 46M70 A l'icat'io Procedures A. Fllin of A fic tt m_Application for appravaln"of the PRL1 shall be made on rr ns prescribed bytheDeparts rent and shall be accompanied by a filing fee as required fcn_ cthis t` and by the following; In the At?plit✓otier.i Fees of t.l�rs.._.utle____„ 1.. rstification or ttthe density increases, or lot size and setha k reductioi retluestecf by the licantN _.. Progdevelopment cl ram for p uding_staginr or tirak °ng cry developl�.nerat. .. 'ir��wm�c Proposed apesEd owne rshluattttern upon corn pletion r l°no project'; 3. l ...m.... nentofan.y. Basic cot _.� restrlctive...covepnarntsi 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 55 of 104 167 ". Provisions to assure_permanence and maintenance of common open s ace_ throu h a homeownersassociation or similar association condominium development or other means acceptable to the City,' 6, An application for rezone rny be submitted with the PRD application if rezoning is necessary for proposed density„ Fees f r rezone request shall be in addition to those of the PRD applicationi 7. An application for preilrninaa subdivision may be submitted with the PRE? application if necessary, Fees for the subdivision shall be in addition to those of the FRD application 8. 7'ra phic ima es of deveiopment in any sensitive area or buffer, including photomontage or computer-wneratedperspectives in a standardized format required by tho Director° 9, Every reasonable effort shall be made to preserve existing trees and vegetationand integrate them into the subdivision's design by_prepannga tree inventory •f the significant vegetation on -site as part of the preliminary subdivision application. A tree and vegetation retention/removalpian shall be part of any preliminary subdivision application, Such tree and vegetation retentionirernovalplan shall assure the preservation of significant trees and vegetation. B. Application Review. PRD ap cations shall be p ocessed inrsuant to -1MC 11.1 04. ' The PRO shall be an exception to the regulations of the underlying zoning distripte±7 e PRD shall constitute e limitation on the use and design of the site unless modified by ordinance, .46 081 Review Cri A. The City Council shall find that the proposed devetojien nlaree following_ criteria in their decision rn akin qi 1 „ Requirements of the subdivision code for the_pro_posed deve pigment have been met, if appropriate; 7 Reasons for density increases, or of size and setback reductions, meet the criteria as listed in the Planned Residential Developrnent District chapter of thistitle Adverse environ nental 1 noacts have been IT atecr 4, Compliance of the proposed PRD to the provisions of this chapter and the Sensitive Areas Overlay District chapter of this Wipe 5, Time limitations if an for the entire development and specified stages have been documented in the application;. . Development in accordance with the Comprehensive and UsePolicy Plan and other relevant plans; 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 56 of 104 168 Com.pl'hance with wdeshpn review requirementsisee. (3.60)° and 8. Appropriate retention and preservation of existing trees and vegetation recommended by the Director. 1 t.46.090 Restrictive Covenants A. The restrictive covenants intended to be usedIT by the applicant on a planned residentoal developmentp(PRD), which purport to restrict the use of land or the location or i aracter of buildings or other structures 'thereon p'praved by the City Council and the city Attorneybeforethe issuance of any buildinq_permit. . tuctiorr Appiicatin nstrw� A. The foilowop l procedures are required for approval of cons trr etoon for the proposed planned residential develpprnent: 1 Time Limitation: A completeoappol caption for the initial building peronitwslhaii be filed by the applicant within twelve months of the date on which the CityCouncil approved the PRE). An extension of time for submitting aii application may be requested in writing by the applicant, and an extension not exceeding six monthsmaybe granted. by_,the Director. If a' licat.ion for the initial building permit is not made within twelve months or within the time for which an extension has been granted, the plan shall be consid ered and the development r?if...the pr'a.�erty shall be..�4pbyecttQhet_ reg °rements and limitations fthe underlying zone and the subdivision code. ul 2, A. 'cation: Application for buildonQ perm' shall made on farms .._ " � It be made prescribed .L. accompanied b a fee as scribed by the �d k�ytl�oIC:��p.ar�me:na.....a►::gd shale be acc�... Y �..... building_code. 3, IP cu mentatioReqreddA!I schematic plans either presented or the a roved II°° RD included .regt�ir:ed......in.......... ' ions shawl be .nc:V�ad in the buoldon permit application presented in finalized,r�m. These jIans shall include but are plat limited to detailed form. � ����PoT landscape, utility, open s aces circulation, and site or subdivision plans. Final subdivisions and public dedication documents must be approved by the City_ Council before the issuance of an building permitsmm .....................Sureties Required for Sta fin,: If the PRD is to be developed in stages, 5pre���i s p r other secrs ru tdevice as shall be approved by th- City Attorney shall be ��..�_....__�.._... required for the �.� .�. complete PRD. The various stages or parts of the PRD shall provide the sa me me proportion i etfib_p_en spaces and the same overall dwelling unit density_ as.pr©videoin he final plan. d. Depart, ent Action. Thy t efartrnent shell determine nether the project rt:tedwith the building eru it are in compliance with carry rn � and ca rry out the ins subrrt bjectiyes of the approved PRD, 1 A6.110 i 'nor w...and .....Mal r Adjust ents A. If minor adeustrents or changes are proposedfw following the approval of the PRD, such adjustments shell be approved by the Department prior to the issuance of a 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 57 of 104 169 building_aermit, Minor adjustments are those which may_a „)ct the.precise dimensions or sjiq of structures but which do not affect the basic character or arrangement of structures :approved ipthe final plan or spbstanliatly_alter tbe density of th,e doeveloprpent, Ma`or ad'ustments are those which as determined hj the Departme t, substantiaiiy chapqe the basic desto, density, open_ space, or other substantive reQuirement or proviston, If the a ) iicant wishes to make one or more ma or chan es a revised )lan must be approved pursuant to the Planned Residential Develgpment District chapter of this title. z;t6.:120, Expir,p0on of P D After Bt.ijiciLA P mit)§suar!ce A. Construction of improvements on the PRD shall begin within six months from the date of the issuance of the buiidingideveloprnent permit, An extension of time for beginning construction may be requested in writiro ky the applicanL and such extension not excecdnq six months may be granted b the Dejpentup.n showing_ of good cause. If construction does not occur within 12 rnonths from the date of permit issuance •if this permit expires the plan shall be considered abandoned, and the development of the property_shall be sublect to the reatAirements and limitations of the underlying zone and TMC Title 17, Section 82. Ordinance No. 2741 §3 (part), as codified at various sections of TMC Chapter 18.50, "Supplemental Development Standards," is hereby repealed, thereby removing the following sections: 18.50.050 Single Family Dwelling Design Standards 18.50.055 Single Family Design Standard Exceptions 18.50.083 Maximum Building Length 18.50.085 Maximum Percent Development Ar a Coverage 18.50.140 Charging Station Locations Section 83. Regulations Established. TMC 18.50.050, "Frontage Improvement Requirement Thresholds," is hereby established to read as follows: tip O. overnnt Thresholds A ontaqe improvements that meet the oqcments o MC 1 120 are a equired„ for all new development that exceeds the foliowinathresholds: 1 in the Community Residential zoning_district a. Any new residential structure., other than an ADLJ that exceeds $700,000 in valuation, in 2025 dollars, Anypew structure that establishes a newprimaranon-residential use n the suld'ect site, „ 2, in all other zones: a, Any new residentiai structure, other than an ADU, that exceeds $700,000 in valuation, in 2025 dollars. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 58 of 104 170 Any r posed new structure th t estaNishes .�r"mary use o the subicct sutem Section 84. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.060, "Cargo Containers as Accessory Structures," subparagraph B, is hereby amended to read as follows: B. New containers may be allowed as accessory structures in to , MDRCR, and HDR for institutional uses, and in RC, RCM, TUC, TSO and C/LI for any permitted or conditional use. All new containers are subject to a Type 2 special permission decision and the restrictions in the various zoning districts. Section 85. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.150, "Retaining Wall Setback Waiver," is hereby amended to read as follows: 18.50.150 Retaining Wall Setback Waiver A. Retaining walls with an exposed height greater than four feet may be allowed in required front, side or rear yard setbacks as a Type 2 Special Permission decision to the Community Development Director under the following circumstances: 1. When the applicant's property is on the lower side of the retaining wall and it is not visible from adjacent properties or is screened by landscaping; or 2. When a wall built on a property line or perpendicular to it benefits the lots on both sides, and the owners of both properties agree to jointly maintain the wall; or 3. When a wall in a front yard is required due to roadway expansion or improvements. Section 86. Ordinance No. 2741 §3 (part), as codified at TMC 18.150.170, "Lighting Standards," subparagraph B, is hereby amended to read as follows: B. In the MDR and HDRresideritia zones, porches, alcoves and pedestrian ..___.... circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with lighting bollards. Section 87. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.210, "Marijuana Related Uses," is hereby amended to read as follows: 18.50.210 Marijuana Related Uses A. Pu; iic t l ^ e Watkins: _The production, processing and retailing of marijuana is and remains illegal under federal law. Nothing herein or as provided elsewhere in the ordinances of the City of Tukwila is an authorization to circumvent federal law or provide permission to any person or entity to violate federal law. Only state -licensed marijuana producers, marijuana processors, and marijuana retailers may locate in the City of Tukwila and then only pursuant to a license issued by the State of Washington. The purposes of these provisions is solely to acknowledge the enactment by the state Liquor and Cannabis Board of a state licensing procedure and to permit, but only to the 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 59 of 104 171 extent required by state law, marijuana producers, processors, and retailers to operate in designated zones of the City. B. r hibited zo es: 1. The production, processing, selling, or delivery of marijuana, marijuana -infused products, or useable marijuana may not be conducted in association with any business establishment, dwelling unit, or home occupation located in any of the following areas: Low Density Residential Medium Density ResidentiatCourlrunit RiaC High Density Residential Mixed Use Office Office Residential Commercial Center Neighborhood Commercial Center Regional Commercial Regional Commercial Mixed Use Tukwila Urban Center Commercial/Light Industrial Light Industrial Manufacturing Industrial Center/Light Manufacturing Industrial Center/Heavy Violations. 1ITa. Any violation of this section is declared to be 4 public nuisance_per se„ m... and, in addition to any other remedy provided by law or equity, may be abated by the City under the a hicab ....provisions of this code or state law. Such violations shall be enforced and appealed with the procedures set forth in TMC 8,45 Each dayanyviolation of this section occurs or continues shall constitute a separate offense. Any person violating or failing to comply with the provisions of this section of the Tukwila Municipal Code shall be subject to enforcement as prescribed in TMC 8.45 and the issuance of a Notice of Violation and Order, in accordance with TMC 8.45.070, that shall carry with it a cumulative monetary penalty of $1,000.00 per day for each violation from the date set for compliance until compliance with the Notice of Violation and Order is achieved. 3b. In addition to any penalty that may be imposed by the City, any person violating or failing to comply with this section shall be liable for all damage to public or private property arising from such violation, including the cost of restoring the affected area to its condition prior to the violation. Any penalties imposed under this section may be doubled should the violation(s) occur within 1,000 feet of the perimeter of the grounds of any elementary or secondary school, playground, recreation center or facility, child care center, public park, public transit center, or library, or any game arcade to which admission is not restricted to persons aged 21 years or older, as such terms are defined in WAC 314-55-010 as now enacted or hereafter amended. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 60 of 104 172 C. edical wain"uana7_Growth of medical marijuana for the personal medical use of an individual qualifying patient as defined in RCW 69.51A.010 is subject to strict compliance with all state regulations, procedures and restrictions as set forth or hereafter adopted at RCW 69.51A. D. erati e prohibitsprohibits& The establishment, location, operation, licensing, maintenance or continuation of a cooperative, as described in RCW 69.51, or medical cannabis collective gardens or dispensaries as described in RCW 69.51A.085, is prohibited in all zones of the City. Any person who violates this subsection (TMC 18.50.210.D) shall be guilty of a gross misdemeanor and shall be punished by a fine not to exceed $5,000.00, or by imprisonment in jail for a term not exceeding one year, or by both such fine and imprisonment. E. City under the applicable provisions of this code or state law. Such violations shall be enforced and occurs or continues shall constitute a separate offense. F. Additional Relief. The City may seek legal or equitable relief to enjoin any acts or practices and abate any condition which constitutes or will constitute a violation of this section of the TMC. The remedies and penalties provided herein are cumulative and shall be in addition to any other remedy provided by law. Section 88. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.220, "Accessory Dwelling Unit (ADU) Standards," is hereby amended to read as follows: 18.50.220 Accessory Dwelling Unit (ADU) Standards A. For the purposes of this section, p ci I ut nit" shallrine defined as follows: 1. "Major transit stop" means a stop on a high capacity transportation system commuter rail stops, stops on rail or fixed guideway systems, including transitways, stops a bus or other transit mode providing actual fixed route service at intervals of at least 21. "Principal Unit" means the single-family housing unit, duplex, triplex, townhome, or other housing unit located on the same lot as an accessory dwelling unit. B. General Standards. 1. Two (2) ADUs may be created per lot. The lot shall contain one (1) principal unit and a maximum of two (2) ADUs. These ADUs may be either attached to the r" unKllaal....4ir�lit or detached ...(i�om....:the in'ocf;a 2. Attached ADUs may occupy a maximum of 40% of the square footage of the whichever is greater. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 61 of 104 173 26. Detached ADUs may be a maximum of 1,4000 square feet. If built over a detached garage, the detached garage would not count toward the area limit for the ADU. 34. Detached ADUs may be up to 285 feet in height. 45. ADUs are subject to the development standards of the zoning district they are located within. Development standards relating to setbacks and development coverage area maximum do not apply to conversions of existing non -conforming structures that are proposed for ADU conversion. New ADUs are not subject to rear yard setbacks on parcels where the rear yard abuts an alley. 56. ADUs may not be rented for periods of less than 30 days. Section 89. Ordinance No. 2741 §3 (part), as codified at TMC 18.50.240, "Home Occupations," is hereby amended to read as follows: 18.50.240 Home Occupations A. Home occupations shall meet the following standards: 1. There shall be no change in the outside appearance of the surrounding residential development.; 2. No home occupation shall be conducted in any accessory building. This provision shall not apply to adult family homes as defined in RCW 70.128.010 or community facilities as defined in RCW 72.05.020w; 3. Traffic generated by a home occupation shall not exceed two (2) visitors at any given time, and no more than eight (8) total two-way visitor and non-resident employee trips per day,; 4. The number of vehicles associated with a home -occupation shall not exceed two (2) vehicles and must be parked on -site. Vehicles associated with the business shall not exceed: a. A gross vehicle weight of 10,000 pounds; b. A height of ten (10) feet; or c. A length of 22 feet , 5. An off-street parking space shall be made available for any non-resident employee. All parking spaces shall meet all development standards.; 6. The business shall not involve more than one person who is not a resident of the dwelling. This provision shall not apply to adult family homes as defined in RCW 70.128.010 or community facilities as defined in RCW 72.05.020.; . 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 62 of 104 174 7. Outdoor storage of materials associated with a home occupation is prohibited. Section 90. Ordinance Nos. 2741 §3 (part) and 2756 §3, as codified at TMC 18.50.260, "Permanent Supportive Housing and Transitional Housing Criteria," is hereby amended to read as follows: 18.50.260 Permanent Supportive Housing and Transitional Housing Criteria A. Permanent supportive housing and transitional housing facilities are allowed subject to the following criteria: 1. On -site services such as laundry, hygiene, meals, case management, and social programs are limited to the residents of the facility and not available for drop -in use by non-residents. 2. The facility must be located within a half mile walking distance of a bus or rail transit stop. 3. Facilities with a capacity of 50 persons or greater must be at least 500 feet from any other permanent supportive housing or transitional housing, calculated as a radius from the property lines of the site. This distance may be reduced upon the applicant submitting documentation that there is a barrier such as a river or freeway preventing access between the facilities, and the path of travel between them on public roads or trails is at 500 feet. 4. The maximum number of residents in a facility is limited to the general capacity of the building but in no case more than 45 in LDR CR, and 75 in HDR or other zones. 5. Facilities must have secure entrances, or a secure site, staffed 24/7. Section 91. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.020, "Applicability," is hereby amended to read as follows: 18.52.020 Applicability A. This chapter sets forth rules and regulations to control maintenance, clearing and planting of landscaping and vegetation within the City of Tukwila on any developed properties that are zoned commercial, industrial, or multifamily; and on properties that are zoned LDCR and developed with a non -single-family or middle housing dwellings. For properties located within the Shoreline jurisdiction, the maintenance and removal of vegetation shall be governed by TMC 18.44, "Shoreline Overlay." For properties located within a critical area or its associated buffer, the maintenance and removal of vegetation shall be governed by TMC 18.45, "Critical Areas." Clearing and removal of trees on undeveloped land and any land zoned LDR CR that is developed with a single-family or rnicdln mhaudwelling is regulated by TMC 18.54, "Urban Forestry and Tree Regulations." In case of conflict the most stringent regulations apply. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 63 of 104 175 Section 92. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.030, "Landscaping Types," subsection E.1, is hereby amended to read as follows: E. Parking Lot Landscaping. This landscaping is required to mitigate adverse impacts created by parking lots such as noise, glare, stormwater run-off, and increased heat and to improve their physical appearance. 1. Gene ral regulations Trees shall be evenly distributed throughout the parking lot. Planting in continuous, landscaped planting strips between rows of parking is encouraged. Surface water management design may also be combined with landscaping in parking lots. In industrial districts (C/LI, LI, HI, MIC/L, MIC/H), clustering of interior parking lot landscaping may be permitted to accommodate site usage. Section 93. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.040, "Perimeter and Parking Lot Landscaping Requirements by Zone District," is hereby amended to read as follows: 18.52.040 Perimeter and Parking Lot Landscaping Requirements by Zone District A. In the various zone districts of the City, landscaping in the front, rear and side yards and parking lots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC 18.28. TABLE A ZONING DISTRICTS FRONT YARD (SECOND FRONT) (linear feet) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCAPING FOR PARKING LOTS (square feet) I-DCCR (for uses other than residential) 1 ' ' "452 Type 1 10 10 Type I 20 per stall for non - residential uses; 15 per stall if parking is placed behind building MDR152 2' 'Type 151, 2, a Type 1 10 10 Type I Same as PDQR 11010Typo !Sams as LDRHDR MUO 15 (12.5)2' 11 Type 17 64 64," Type 17 20 per stall adjacent to street; 15 per stall if parking is placed behind building 0 15 (12.5)2 Type 17 6 64 Type 17 Same as MUO RCC 20 (10)2' 3 Type 17 5; 10 if near CR, MDR, I-IDR4 1011 Type 11 Same as MUO 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 64 of 104 176 NCC 64, 11 Type 17, t3 04 04,11 Type II Same as MUO RC 10 Type 113 54 04 Type 118 Same as MUO RCM 10 Type 1 54 04 Type 118 Same as MUO C/LI 15 Second Front: 12.5; 15 if near hDR, MDR, HDR Type 16 55,12 05.12 Type 118 15 per stall; 10 per stall for parking placed behind building LI 152 Second Front: 12.5 Type II 04,12 04,12 Type III 15 per stall; 10 per stall for parking placed behind building HI 152 Second Front: 12.5 Type 11 04,12 04,12 Type III 15 per stall MIC/L 105 Type II 05,12 05,12 Type I11 10 per stall MIC/H 105 Type 11 05,12 05,12 Type III 10 per stall TUC — See TMC 18 28 TVS — See TMC 18.40 TSO — See TMC 18.41 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 65 of 104 177 Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC 18.52.120.C. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC 18.52.120.C. Bioretention may also be used as required landscaping subject to the approval criteria in TMC 18.52.120.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian -oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of L-DCR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of DDCR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDCR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDC R, MDR -or HDR. 9. Minimum required front yard landscaped areas in the MDCR and HDR zones may have up to 20% of their required landscape area 10. Only required along public streets. 11. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning. 12. In the MDCR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 13. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC 18.52.120.D are met. 14. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. Section 94. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.120, "Request for Landscape Modifications," subparagraph B.2, is hereby amended to read as follows: 2. Clustering and/or averaging of required landscaping. The landscape perimeter may be clustered if the total required square footage is achieved, unless the landscaping requirement has been increased due to proximity to LDR, MDRCR or HDR. In addition, up to 50% of the perimeter landscaping may be relocated to the interior parking to provide more flexibility for site organization. Section 95. Ordinance No. 2741 §3 (part), as codified at TMC 18.52.130, "Violations," subparagraph E, is hereby amended to read as follows: E. Inspection Access. 1. For the purposes of inspection for compliance with the provisions of a permit or this chapter, p , the Director r or designee may enter all sites for which a permit has been issued, consistent with TMC 3.45. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 66 of 104 178 2. Upon completion of all requirements of a permit, the peurm tteeshall request a final inspection by contacting the planner of record. The permit process is complete upon final approval by the Directorordesignee. Section 96. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.020, "Applicability," is hereby amended to read as follows: 18.54.020 Applicability A. This chapter sets forth rules and regulations to control maintenance and clearing of trees within the City of Tukwila on any undeveloped land and any land zoned Low DonsityCornrnun ty Residential (LDRCR) that is developed with a single family residencoor middle ° lousing dwelling. For properties located within the Shoreline jurisdiction, maintenance and removal of vegetation shall be governed by TMC 18.44, "Shoreline Overlay." For properties located within a critical area or its associated buffer, the maintenance and removal of vegetation shall be governed by TMC 18.45, "Environmentally Critical Areas". TMC 18.52, "Landscape Requirements," shall govern the maintenance and removal of landscaping on developed properties that are zoned commercial, industrial, or multifamily; and on properties located in the LDCR zone that are developed with a non -single family or rniddle_Pohousing residential use. The most stringent regulations shall apply in case of a conflict. Section 97. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.030, Tree Permits," subparagraph C, is hereby amended to read as follows: C. Permit Exemptions: The following activities are exempt from the permit requirements of this chapter except as noted below: 1. The removal of trees that are less than 6 inches in Diameter at Breast Height (DBH) on a property zoned Low Density Community Residential and improved with a single-family or middle housing dwelling. 2. Removal of no more than four trees that are 6-8" DBH on a property zoned Low DensityCommunity -Residential and improved with a single-family or middle housing dwelling in any 36-month period, as long as the property owner submits a tree inventory survey that includes the following: a. Number of and size of trees to be removed; b. The location of any affected utility lines within the overhead "fall zone" or other built infrastructure; Photos of the tree(s) to be removed; wwwwwwww d. The method of removal and identification of contractor; and Time schedule of tree removal. 3. The removal of Dead Trees outside of the shoreline jurisdiction or a sensitive area or its buffer. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 67 of 104 179 4. Routine maintenance of trees necessary to maintain the health of cultivated plants, or to contain noxious weeds or invasive species as defined by the City of Tukwila or King County, and routine maintenance within rights -of -way related to Interference, Sight Distance, Emergencies or Topping, as codified in TMC 11.20. Routine maintenance includes the removal of up to 25% of the existing tree crown in a 36-month period. 5. Emergency actions necessary to remedy an immediate threat to people or property, or public health, safety or welfare by a high -risk or extreme -risk tree may be undertaken in advance of receiving a permit. Any person, utility or public entity undertaking such an action shall submit a Tree Permit application within one week of the emergency action and replace tree(s) if required by this chapter. Additional time to apply for a Tree Permit may be granted at the discretion of the Director. 6. The removal of trees in the right-of-way related to a capital project that has a landscaping component that includes trees, where there is adequate room in the right-of-way. 7. Removal of trees as allowed with a Class I -IV forest practices permit issued by the Washington State Department of Natural Resources. Section 98. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.070, "Tree Replacement," is hereby amended to read as follows: 18.54.070 Tree Replacement A. Replacement Exemption for Single -Family and sidle I #ousin Tree Removal. Except for Heritage Trees, the removal of Significant Trees, depending on the size within any 36-month period on a property zoned Low Density Com nunity Residential and improved with a single-family or middle housing dwelling, is permitted, subject to the requirements of Table A below. TABLE A — Single Family and diddle H Is ng Tree Removal without Replacement Limits Trees (DBH) # of Trees in 36 month period that can be removed without replacement (1) >6-8" 4 >8-18" 2 >18" 1 and no other trees (1)A combination of trees of different sizes may be removed without replacement so long as the total number of trees removed does not exceed the number allowed for the largest tree removed in a 36- month period. See Tree Permit Application for additional details. B. Replacement Standards. 1. Each existing Significant Tree removed, including removal of trees in easements and rights -of -way for the purposes of constructing public streets and utilities, shall be replaced with new tree(s), based on the size of the existing tree as shown below, up to a maximum density of 100 new trees per acre, generally 12-15 feet apart. If the number of required replacement trees exceeds site capacity, payment is required into the City's Tree Fund. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 68 of 104 180 2. Tree Replacement Ratios. Table B (below) establishes tree replacement ratios when Significant, Exceptional or Heritage Trees are removed. For properties zoned clrrt lni Residential and improved with a single-family dwelling, when the number of trees permitted to be removed in a 36-month period, as shown in Table A, has been exceeded, the replacement ratios set forth in Table B apply. Trees damaged due to natural disasters, such as wind storms, hail, ice or snow storms, and earthquakes, are not required to be replaced. Trees determined to be Defective by the City or a Qualified Tree Professional, are not required to be replaced. Any tree removal on undeveloped properties is subject to replacement ratios in Table B. Illegal topping and pruning more than 25% in a 36-month period is subject to replacement ratios in Table B. TABLE B — Tree Replacement Requirements Trees (DBH) Replacement ratio for trees that are subject to replacement 6-8" 1:1 >8-18" 1:2 >18" 1:3 3. The property owner is required to ensure the viability and long-term health of trees planted for replacement through proper care and maintenance for the life of the site's improvement. Replaced trees that do not survive must be replanted in the next appropriate season for planting. 4. If all required replacement trees cannot be accommodated reasonably on the site, the applicant shall pay into the Tree Fund in accordance with the Consolidated Permit Fee Schedule adopted by resolution of the City Council. 5. Tree replacement shall also meet the standards in TMC 18.54.160. Section 99. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.090, "Tree Relocation," subparagraph D, is hereby amended to read as follows: D. Tree funds may be used by a single-family _ iddle housn property owner to plant one or more street trees if approved by the Director and by the Public Works Department. The tree species must be approved by the City and be appropriate to the site conditions. The property owner is responsible for the site preparation and maintenance of the street tree, pursuant to TMC 18.54.160. Section 100. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.100, "Performance Assurance," is hereby amended to read as follows: 18.54.100 Performance Assurance A. To mitigate potential damages that may result from unauthorized tree removal or maintenance, the Director may require the applicant to submit a bond, letter of credit, or other means of assurance acceptable to the City prior to issuance of a Tree Permit, subject to the following provision: 1 The applicant may be required to post a three year performance bond or other acceptable security device to ensure the 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 69 of 104 181 installation, maintenance and adequate performance of tree protection measures during the construction process. The amount of this bond shall equal 150 percent of the City's estimated cost of replacing each replacement tree. The estimated cost per tree shall be the fair market value of the tree. Prior to the Department's final inspection, any protected tree found to be irreparably damaged, severely stressed or dying shall be replaced according to the standards identified in this chapter. The City may release all or part of the bond prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. If trees designated for retention are damaged, they shall be subject to replacement. 2. Where replacement trees are required, the applicant may be required to post a one-year replacement tree maintenance bond or other acceptable security device to ensure the survival of replacement trees. The amount of the maintenance bond shall equal 150 percent of the cost of plant material, periodic fertilizing and pruning, and labor until tree survival is ensured. In the event a required replacement tree becomes irreparably damaged, severely stressed or dies, the tree shall be replaced according to the standards in this chapter. The City may release all or part of the bond prior to the conclusion of the bonding period if the applicant demonstrates that the requirements of this section have been satisfied and there is evidence that the protected trees will survive. Submission of annual photos for three years documenting that the tree is in good health will satisfy this requirement for properties zoned Low Density C_...m! Y improvedsingle-family,e housing dwelling. onmc. �u�A� Residential and with a sin le- ami or rr�iddl Trees that do not survive the three-year maintenance period shall be replanted and the three year maintenance period shall restart at the time of replanting. 3. The applicant shall provide an estimate of the costs associated with the required performance bond or other security as described above. In lieu of an applicant's estimate, the performance assurance shall be equal to City staff's best estimate of possible costs to meet the above requirements. In no case shall the performance - assurance exceed an amount equal to two and one-half times the current cost of replacing the plants in accordance with the tree replacement provisions of this chapter. 4. The performance assurances shall not be fully released without final inspection and approval of completed work by the City, submittal of any post -construction evaluations or following any prescribed trial maintenance period required in the permit. _5. Performance assurances provided in accordance with this chapter may be enforced in whole or in part by the City upon determination by the Director that the applicant has failed to fully comply with approved plans and/or conditions. Section 101. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.170, "Violations," is hereby amended to read as follows: 18.54.170 Violations and Pe A. Failure to comply with any requirement of this chapter shall be deemed a violation subject to enforcement pursuant to this chapter and TMC 8.45. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 70 of 104 182 B. Penalties. B4. In addition to any other penalties or other enforcement allowed by law, any person who fails to comply with the provisions of this chapter also shall be subject to a civil penalty assessed against the property owner as set forth herein. Each unlawfully removed or damaged tree shall constitute a separate violation. C2. Removal or damage of tree(s) without applying for and obtaining required City approval is subject to a fine of $1,000 per tree, or up to the marketable value of each tree removed or damaged as determined by a Qualified Tree Professional, whichever is greater. D. Any fines paid as a result of violations of this chapter shall be allocated as follows: 75% paid into the City's Tree Fund; 25% into the General Fund. E4. The Director may elect not to seek penalties or may reduce the penalties if he/she determines the circumstances do not warrant imposition of any or all of the civil penalties. F. Penalties are in addition to the restoration of removed trees through the remedial measures listed in TMC 18.54.200. G6. It shall not be a defense to the prosecution for a failure to obtain a permit required by this chapter that a contractor, subcontractor, person with responsibility on the site or person authorizing or directing the work erroneously believes a permit was issued to the property owner or any other person. Section 102. Ordinance No. 2741 §3 (part), as codified at TMC 18.54.190, "Enforcement," subparagraph A, is hereby amended to read as follows: 18.54.190 Enforcement A. General. In addition to the enforcement measures prescribed in TMC 8.45, the Director maytakeor all of the enforcement actions any prescribed in this chapter to ensure compliance with, and/or remedy a violation of this chapter; and/or when immediate danger exists to the public or adjacent property, as determined by the Director. 1. The Director may post the site with a "Stop Work" order directing that all vegetation clearing not authorized under a Tree Permit cease immediately. The issuance of a "Stop Work" order may include conditions or other requirements which must be fulfilled before clearing may resume. 2. The Director may, after written notice is given to the applicant, or after the site has been posted with a "Stop Work" order, suspend or revoke any Tree Permit issued by the City. 3. No person shall continue clearing in an area covered by a "Stop Work" order, or during the suspension or revocation of a Tree Permit, except work required to correct an imminent safety hazard as prescribed by the Director. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 71 of 104 183 Section 103. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.020, "Chapter Application," is hereby amended to read as follows: 18.56.020 Chapter Application A. Off-street parking and loading spaces shall be provided as an accessory use in all zones in accordance with the requirements of this chapter, at the time any prippipall building or structure is erected, enlarged or at the time there is a change in its principal use. Section 104. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.040, "General Requirements," is hereby amended to read as follows: 18.56.040 General Requirements A............P Any required off-street parking and loading facilities shall be developed in accordance with the following standards: 1 to and egress from any required parking ut rnovin.� ar e _ 0 t .,r ice. space nracorrirnerc�uu.�se s �a �e prcavi � wu i© ?eP v ..�..._._ nri Aron Gn4rnnrn -Anrl Gvi1 Clrtnnc. The Slgpe of�moff-street _parking_ spaces shall mnot _ exceedPo 5`%. The slope of Poentrance and exit drivewa s rovidin access for rrtfmmstreet `aufking areas and internal driveway aisles without pa!rkin.gstalls-.shall cat exceed 15 N , 3.- For commercial uses the Public VVorlks Director or the Community vela rmeu ut Director rna re wire ingress separate from egress for safer of trrrfflc,Paved harking ar as shall usepaint or similar devices to delineate car stalls and direction of traffic. - c P€urkinq Ci: en&ions: Minimum parking area dimensions for required surfaceand structure0_parking facilitiesshall _...ae as provided in =ic ure...18 ' Standard a.._nd compact parking_stalls shall be allowed a two -foot landscaping overhang to count towards the stall length. a.- All ony required off-street parking shall be accessory to a primary use 1r structure except as allowed .hy the Land Use Tables 18,-2 and 18-6. i ��_.................................�.�.�.�.�.�.�.�.�.�.�.�.�.�.�.� b.- AdditiounalIY_,..�.�.�.�.�.�.off-premises parking areas shall be subject compliance with the covenar ��r��nq standards s in TMC e5 C73."Cooperative Parking. IFacilu__i eel st ros shall be installed of will notoroo rude +t ar °in lots sc cars he_parking_ Not or strike build..i..n 1/VheeR sto s shall be twcu fac t fu om t r eu d of fibs stall of (lead-in arkin i?. Dive ays . .udl '' ° aneuverabill'ity: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 72 of 104 184 a, -Ingress and megress gore requiredl arklinq spaces shall not require lthan 5 reyersin,g.....a.....yehitoe further ...�...0 feet. h.- Turning and maneuvering dace shall be located entirely on private plopertyuniess specifically approved by,the Director of Public Works. anypark" g.hall not be iocated °qoff-streetlot shall p�.........rrgress....a�'? .....e ress to._� on a_.�.___._�._�.�.�.�._ closer than 15 feet from point of tangent to an intersection. de- The Director may require areas not designed or approved 'Fc r_pa eking. to be appropriately marked, signed, or blocked to prevent parkinq.Location: e.- I:park'ing areas shall cusp_palint or similar devices to delineate car stalls and direction of traffic„All traffic -control devices,, such as_parking,mstripes designating car stalls, directional arrows orsions,.._bull rails, curbs and other developments shall be installed and completed as shown orr the approved plans. Where walks are used in parking lots for the use of foot o they be curbed .teed sixinches abovethe of surface, only tV�e shah curved or �` lis�ches the. lot Sri a.- Off-street parking or loadirm facilities shallbe paved with asphalt, concrete, permeable pavement., or other similar approved materiajs) thastains a durable uniform surface and shall be ...m. graded and drained as to dispose of al I surface.._m water but sidewalks, Any parking_ stalls provided in excess ofthc rc uircdver ut not across minimum shall use permeable pavement where technicailjeasibIe in accordance with the Surface Water Design Manual, ado•ted in accordance with TMC 14.30. a. Any required off street parking shall be accessory to a primary use except b. Additionally, off premises parking areas shall be subject to compliance with the covenant parking standards in TMC 18.56.070, "Cooperative Parking Facility." parking stalls shall be allowed a two foot landscaping overhang to count towards the stall length. 3 Tandem Parking Spaces• In the MDl? and L.IDR zones tandem spaces (whore of all two bedroom units. No more than 1/3 of all project parking spaces may be tandem vehicles based on the dimensions in Figure 18 6. 4. Parking Area and Parking Area Entrance and Exit Slopes: The slope of off stalls shall not exceed 15%. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 73 of 104 185 a. Adequate ingress to and egress from ach parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Turning and maneuvering space shall be located entirely on private property unless specifically approved by the Public Works Director. without reentering adjoining public streets. This standard does not apply to single family, duplex, triplex, fourplex or townhouse uses or where cooperative parking is approved. d. When off street parking is provided in the rear of a building and a driveway adjoining the building, curbed or raised six inches above the driveway surface. This standard does not apply to single family, duplex, triplex, fourplex or townhouse uses. c. Ingress and egress to any off-street parking lot shall not be located closer than 20 feet from point of tangent to an intersection. f. The Public Works Director or the Community Development Director may require ingress separate from an egress for smoother and safer flow of traffic. 6. The Director may require ar as not designed or approved for parking to be appropriately marked and/or signcd to prevent parking. 7. Surface: a. The surface of any required off street parking or loading facility shall be graded and drained as to dispose of all surface water, but not across sidewalks. b. Any parking stalls provided in excc-s, of the required minimum shall use permeable pavement where technically feasible in accordance with the Surface Water c. All traffic control devices, such as parking stripes designating car stalls, directional arrows or signs, bull rails, curbs and other developments shall be installed and completed as shown on the approved plans. d. Paved parking areas shag use paint or similar devices to delineate car e. Where pedestrian walks are used in parking lots for the use of foot traffic only thew shall be curbed er raised six inches above the lot si irface f. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right of way, walkways, off the parking lot or strike 8. Parallel Parking Stalls: Parallel parking stalls shall be designed so that doors of vehicles do not open onto the public right of way. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 74 of 104 186 8, 9. +rr bstructions: No obstruction that would restrict car door opening shall be permitted within five feet of the centerline of a parking space. 9.- 10. Li•htin•:: Any lighting on a parking lot shall illuminate only the parking lot, designed to avoid undue glare or reflection on adjoining premises. 10.- 11. Curb -Cuts: All parking areas shall have specific entrances and/or exits areas to the street. The width dimensional standards of access roadsstreets and re uireme it curb -cuts shall be °�®-�� �-n-e�' '��� �"�cot,np(y.vyith the nts...caf TMC ._�. the Department of Public Works Director. The edge of the curb cut or access road shall Curb cuts in single f ' ` tricts shall be limited to a maximum of 20 feet in width and 112. 'Use of Parking falls: Parkin • tall: Parking stalls shall not be used for permanent or semi -permanent parking or storage of trucks or materials. Section 105. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.050, "Required Number of Parking Spaces," is hereby amended to read as follows: 18.56.050 Required Number of Parking Spaces A. The minimum number of off-street parking spaces for the listed uses shall be as shown in Figure 18-7 and TMC 18.28.260. 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. B. A develoDrnent tha rov Department ofpppl'Llblic minimum ree u.rerments fo uk He new on-str°ee Ar rl irrr s aces via froe the standards of TMC Title 17 and the provided on-str•ee aces toward the total ss propoe e _�. es of the premise. in accordance Districts are listed in TMC 18.28.260. Section 106. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.060, "Loading Space Requirements," is hereby amended to read as follows: 18.56.060 f-StrFeet Loading Space p �^ A. 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 -trailers. These requirements may be modified if the as a Type 1 decision, where the Community Development Director finds that such reduction will not 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 75 of 104 187 result in injury to neighboring property, or obstruction of fire lanes/traffic, and will be in harmony with the purposes and intent of this chapter. Section 107. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.065, "Residential Parking and Storage Requirements," is hereby amended to read as follows: 18.56.065 ReidentiaI Parking and Storage Reguirement&AccessandParkiq t ndards for Residential Uses in the CR Zone A. Parking and vehicle storage limitations on properties devoted to 1.The following standards shall apply to all residential uses within the CR zone. 1-Asedestrianpath that leads to each door thatprovides ingress egress to a residential structuredwetIInqHIt shall be rrovded. The path shall meet the following m iro urr standards: a. The minimum vyidthshalibe6 feet.. b. The pedestrian path shalt extend from the exterior door to the nearest abutting public street, or private street for which the inhabitants of the dwellin - unit have let right of use. ThepLath shall connect to any existing or proposed sidewalk that abuts the property. The pedestrian path shall either be paved with a permeable durable uniform s rface or ith decorative stone _brick or other similar materials. Gravel shall not be_permitteg, d. For residential uses other than townhouses the_pedestrian_path shall b- arate and distinct from areas of the nrooertv used f r the oarkinci or loadino o" motor vehicles. e. The route of the pedestrian path shall be the shortest efficient and logLical route possible, while avoiding irllpacts to significant trees and critical areas. Pedestrian_pathwa leadingio dwelling units that are accessible to those wth dftsabflities shall not feature inaccessible design elements such as stairs. 7. Each dwellin " unit is permitted a maximum of one vehicular driveway. 3. Preference shall be given to the following vehicular access point design scenarios, in the order given„ The aLpplicant shall demonstrate wh_y_each scenario is infeasible for the site, due to site specific circumstances that are not the not the result of deliberate actions of the appjicant or proapriy owner, beforeproTosing the next preferable vehicular access_point scenario. For the pujppses of this section, vehicular access points include curb cuts. a. First: The project prooses to reducethe tota number of vehicular access_points Jo existing strees, This may be accompiished by consoiidating existing vehicular qccess ints„ both on- and o 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 76 of 104 188 Second: ThePo irpject prpposes the same total number of l tin streets„ This m m fished by co -locating vehicular :access �>inds......:dc......exs���=��p......gccp........� access with ae exusting._vehicular access point, -both on- and off site. G. Thi...rd_...: fhe_croject proposes no than erye additional vehicular vehicular access point to existing streets. This single vehicular access point shall serve parcel. gPA dvvelli��.�°� uunitsC�9��a �.. d. Last: The project proposes morethan one admditionafl vehicular access pint to existirt streets. 4. Tandem _parking_ spaces shall be_permitted o s<at sfy_minirnum_parkir.t0. re . uirernents.M.,rv�c cervehic�les on prop eated to single-family residential use shall be parked on an approved durable uniform surface that is designed to retain surface water on -site and without causing impacts. If necessary, surface water may drain to street if no other design is feasible. Motor vehicles, other than those specified in TMC 18.56.065.A.2, chall not be parked in setbacks except in front or secondary front yard setbacks from streets, when in an approved driveway that is in conformance with TMC Title 18, as that for a single family home is permitted where the parking is connected to a rear alley. 52. Recreational vehicles, boats, or -and trailers shall be parked, kept or stored on an approved durable uniform surface and shall not be parked, kept or stored in required front yard setbacks, except for a driveway. Recreational vehicle parking in the side or rear yard setbacks is allowed, provided no recreational vehicle is parked so as to prevents access by emergency responders to all sides of a structure. 63. For sels with street frontage. -No more than 50% of the area of the front yard or 800 square feet, whichever is smaller,first 15 feetPof the pro_pertvjrom the street frontage may be approved durable uniform ourfacecovered with a driveway or surfacearkinca area. An approved durable uniform surface exceeding this requirement prior to August 25, 2004 may be maintained, but shall not be expanded._ The Director may approve exceptions to this requirement for an access driveway, particularly on pie - shaped or other odd shaped lots where it is infeasible to meet this requirement. 1. Single family properties on pre existing, legal lots of record containing Tess than 75. No more than six (6J motor vehicles shall be parked parked on a surface parking area associatedi ��� unlit on a single family residential with a sun °° le dweBlir°� residential property of 13,000 square feet or less outside of a carport or enclosed garage for a period of more than 48 hours. For purposes of this section, "single family residential property" means any parcel containing a single family residence or multiple parcels combined the LDR zone. The parking limitations in this subsection shall apply to all motor vehicles as defined by state law with the exception of motorcycles and mopeds. B. Each unit in a townhouse development shall have an attached garage with 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 77 of 104 189 C. Waiver from the requirement for number of required stalls: Via a Type 2 to waive the requirement to construct a portion of the off street parking requirement if, based-en-a-par-kiRg-eleffland-studythe-19rePecty-ewner-establishes-that-the-dwegIng-will be used primarily to house residents who do not and will not drive due to a factor other than-ageSuoh-a-study-slqa11-e111SUFe-that-ample-parking-is-pfovicled-for--Fesiclents-who-oan drive, guests, caregivers and other persons who work at the residence. If such a waiver event of a change of usc that eliminates the reason for the waiver, there is ample room 011414e-site-te-previde-the-Rumber-af-eff-street-parking-spaGes-reed14 the event that a change of use or type of occupant is proposed that would alter the use shall be conditioned on construction of any additional off street parking spaces required to meet thc standards of this Code. Section 108. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.070, "Cooperative Parking Facility," is hereby amended to read as follows: 18.56.070 Cooperative Parking FaciIitjsy A. Shared Parking: When two or more property owners agree to enter into a shared parking agreement, the setbacks and landscaping requirements on their common property line(s) may be waived with that land used for parking, driveway and/or building. B. Covenant Parking: When off premiscsrequired parking is provided on a lot parcel other than the tot -parcel containing_the associated primary use,_of thc use to which it is accessorythe following conditions shall apply: 1 Parking areas are only permitted associated with a pnmaoLjra zoning district which_perrnits_parking_areas outrigfbt A covenantparking_aTeement does not excuse an appiicant from compliance with the use restrictions of the zonin district, Required off street parking may be located off premises when that parking supply is required-to-meet-the-minimum-Rumber-of--off-street-parking-spaces-(TMC-18,56,050)-and as allowed established by the Land Use Tables 18-2 and 18-6. 2. A covenant shall be executed between the owner or operator of the principal use that the covenant parking will serve, the owner of the parking spaces, and the City stating the responsibilities of the parties. This covenant and accompanying legal descriptions of the principal use and the lot upon which the spaces are to be located shall be recorded with King County, and a copy with the recording number and parking layouts shall be submitted as part of any permit application for development. 3. The covenant lot must be within 800 feet of the primary commercial use or a shuttle service to the use must be provided with its route, service, and operations approved by the Director. C. When any Shared or Covenant parking agreement between parties, as referenced above, is modified or terminated, the owner of the parking spaces shall be 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 78 of 104 190 responsible for notifying the Director. In this event, all affected parties shall provide documentation that a minimum of 50% of the required minimum parking will be available within 90 days following termination of the agreement, with the remainder to be available 365 days following termination of the original agreement. If a variance is sought, the application must be submitted within 14 days of the signed agreement to terminate and the reduction in parking spaces will only be allowed if the variance is approved. D. Complementary Parking: A complementary use is a portion of the development that functions differently than the primary use but is designed to serve or enhance the primary land use without creating additional parking needs for the primary traffic generator. Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical offices, food courts or restaurants in a shopping center or retail establishments. E. Applications for shared, covenant or complementary parking shall be processed as Type 2 decisions, pursuant to TMC 18.108.020. Section 109. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.080, "Parking for the Handicapped," is hereby amended to read as follows: 18.56.080 Accessible Parking A. All parking provided for the handicapped, or others meeting definitions of the 1991 Americans with Disabilities Act (ADA), shall meet requirements of the Chapter 11 of the 1994 Uniform Building Code, as amended by WAC 51.30, et seq. (See Figure 18- 8.) Section 110. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.090, "Compact Car Allowance," is hereby amended to read as follows: 18.56.090 Compact Car Allowance A. A maximum of 350% of the total off-street parking stalls may be permitted and designated for compact cars. B. Each compact stall shall be designated as such, with the word COMPACT printed onto the stall, in a minimum of eight -inch letters and maintained as such over the life of the use of both the space and the adjacent structure it serves. C. Dimensions of compact parking stalls shall conform to the standards as depicted in Figure 18-6 of this chapter. D. Compact spaces shall be reasonably dispersed throughout the parking lot. Section 111. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.120, "Filing of Plans," is hereby amended to read as follows: 18.56.120 Filing of Plans 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 79 of 104 191 A. 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 Tots and other features and appurtenances of the proposed parking facility, shall be filed with and reviewed by the DirectorDej artnent. 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 layout shall be reviewed as part of the underlying land use or the construction permit. If the proposal includes only reconfiguring of the parking lot such as adding/deleting parking spaces, making changes to the interior parking lot landscaping, or altering fire lanes, but no other land use permit or other construction permit is required, then the restriping proposal shall be reviewed as a Type 2 decision process as outlined in TMC 18.108.020. Section 112. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.130, "Development Standards for Bicycle Parking," is hereby amended to read as follows: 18.56.130 Development Standards for Bicycle Parking A. Required Number of Bicycle Parking Spaces: The required number of parking spaces for bicycles are included in TMC 18.56.050, Figure 18-7. B. T pe...of icycle Park This type of bicycle parking is j ,icglly not used for _ ..�g t n 0 use Ion�er than hours,, is typically pnshelteRred,_and is typically overnr „ht �rl�rs�r or far �u. available on a fuo stTcome, first -serve basis, The most comm users are site visitors, icvcl. narlk'in sed for overr is h:t carkir. or for use longer than 4_ hours arid is typicaliy_availgble only prior authon4atioi-Lirhe residents or p € of errrr les site most cor�ru�r�ron e �rsers....�� IT C. Gel eral t n ards 1 Access to all bic cle arking rt qc re ruire the use of_stairs, free and shall not structures. discourage i proper uses. 2 . Pequired secure bicycle parking shall be permitted in the following ithin 50 fefeet of the main entrance of the use triggering bicycle perki g reQQuirements,within, anm access controlled andsecurededicated Pobike 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 80 of 104 192 storage .ace that_provides weather protection. This space rnay.fa ° l o _form of bicycle lockers r .aoms cc es hangars, or any other solution that meets the requirements of this section; car ...tiir�ad s, i........__.�urgnate space lr°asp e c. :°e irugfesr entia...ur:rt ©r� private residential garae, If bicycle parking is not visible from the street, a sign must be posted indicating the 34. All bicycle parking not located within a structure must shall be separated from motor vehicle traffic by a barrier, curb, post, bollard or other similar device. 4. cle arkine shall be located wit et of the nearest Short-term or$' -term blc.Y �.���� � .�.���.�.::�.�.�.�.�.�.� '��.��.�..p�.�� within n 5 Ct feet entrance of the building to the use, unless the° applicant demonstrates that, due to l �.unrstances outside olocation is infeasible. The circumstances � f the co u�.t t rr:� l ©t�.�.�t&� e a��a p I i c� r::qt such cfr a L©oat ��.�.9� �_�_�.�.�.�.�.�.�.�.�.��.�_�.�.�_�.�.�.�.� applicant ayhall demonstrate that the location proposed is highly visible, safe, well-li't, t f?convenience and deterrence of theft, accessible, and emphasizes h��si�es tu�r deterrence 5 Fic cle parkin a be erwrpitted on public pro er such as within flex zones or dear zones of dayft hted'intersections) withq approval of the Pepartrnere o Community Development and the DlleiDartrrient of Public Works. Proiects oaosina new streets with on -street rarrkin re area used for on -street parking with short-term or secure bicycle:Jo 'Ring fr tPo meetsthee rem, is section and ail requirements of the De artullent of Public Wr rl s e urrer�rents of this ue.�rtd the Department of Communi.y Development. 7, .............A building shall not prevent the us a e by a bicycle trf any vehicle ga.ra t.e entrance runless an equivalently accessible entrance is provided for bicycle access, g. Required bicycle spaces not locatedwithin an individual residentialp dwell ii n o r residential = shah a I l feature inverted ve rfic. d ` t�� racks r ivate residential garages k '" (also called staple racks or loop racks) and/or post-andand/or two-tier parking with lift assists, a rq�l n s a ces shall not �e��« .�� ���� �rve P � din a manner that requires a user to lift a bic cle bede.sr ne_� without mechanical) assistance. _.__........g. Required secure...uc c spaces located within an i�dividLaq resid er �..._...m_ dwelling shall be permitted when the dwelling unit is accessible withoutw the use of stairs and the t e ..,_. rolling the bicycle over.... carpeting or other bicyclejarmkinq is accessible ._. without _ porous flooring materials. Floor plans shall indicate e desi ^rated bicycle �rkincspace v cat, th w� within each dwelling unit. 0icycle ailmking_spaces within dwelling units shall be excluded from the calculations of givable e area, 10. secure bicycle marl in f uses and residential uses with or comrrerral greaterm than 10 attached dwellings: sh 9R provide at least 50% of req_r fired bicys°,le arking spaces horizontally on the ground® Bipycle parking spaces shall have a minimum bicycle parking spaces shall be spaceds dimension caf3 �en�.h`1�i feet. individual bic._.�......�.........�� with racks nooff-center, or 17�-inches less than 30-inches off- es off -center for high density offset arrrarigements.. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 81 of 104 193 11, Uses requiring_gfeater han 0 bicicle parking spaces shall feature a minimum of one electrical wall outlet 5 sr aces to be used for bic cic maintenanceor electric bike charging, Section 113. Ordinance No. 2741 §3 (part), as codified at TMC 18.56.140, "Administrative Variance from Parking Standards," subparagraphs A and B, is hereby amended to read as follows: 18.56.140 Administrative Variance from Parking Standards A. General: 1. A Type 2 request for an administrative variance from required parking standards must be received prior to any issuance of building or engineering permits. between 1 (Y0 and 10%. Requests for reductions from minimum parking standards in 0 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. 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 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. zone. is submi d providing a basis for less parking and mitigation Section 114. Ordinance No. 2741 §3 (part), as codified at TMC 18.58.060, "Macro Facilities," subparagraph E, is hereby amended to read as follows: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 82 of 104 194 E. Macro Facility Location Hierarchy: Macro facilities shall be located in the following prioritized order of preference: 1. Collocated on existing macro facility(ies) or another existing public facility/utility facility (i.e., an existing or replacement utility pole or an existing monopole/tower). 2. Collocated on existing buildings and structures located in nonresidential zones. 3. Collocated on existing building and structures in residential zones not used for single family residential uses (e.g. religious facility or public facility, or multi ). 4. New monopole/tower proposed in an industrial, commercial, or business zone district, where the sole purpose is for wireless communication facilities; provided that approval for new monopole/tower is given pursuant to TMC 18.58.070. Said monopole/tower shall be the minimum height necessary to serve the target area but in no event may it exceed the height requirements of the underlying zoning district by more than 10 feet; however, the monopole/tower shall be designed to allow extensions to accommodate the future collocation of additional antennas and support equipment. Further, the monopole/tower shall comply with the setback requirements of the commercial or business zone districts, as applicable. In no case shall the monopole/tower be of a height that requires illumination by the Federal Aviation Administration (FAA). 5. New monopole/tower proposed in a residential zone district, where the sole purpose is for wireless communications, but only if the applicant can establish that the monopole/tower cannot be collocated on an existing facility or structure and receives approval pursuant to TMC 18.58.070. Further, the proposed monopole/tower shall be no higher than the minimum height necessary to serve the target area but in no event may it exceed the height requirements of the underlying zoning district by more than 10 feet; however, the structure shall be designed to allow extensions to accommodate the future collocation of additional antennas and support equipment. In no case shall the antenna be of a height that requires illumination by the FAA. Section 115. Ordinance No. 2741 §3 (part), as codified at TMC 18.58.160, "Small Wireless Facility Aesthetic, Concealment, and Design Standards," subparagraph A.1, is hereby amended to read as follows: 18.58.160 Small Wireless Facility Aesthetic, Concealment, and Design Standards A. All small wireless facilities shall conform with the following general aesthetic, concealment, and design standards, as applicable: 1. Except for locations in the right-of-way, small wireless facilities are prohibited on any property containing a single family residential use in a residential zone; provided that where small wireless facilities are intended to be located more than 400 feet from a right-of-way and within an access easement over residential property, the location may be allowed if: 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 83 of 104 195 a. the applicant affirms they have received an access easement from the property owner to locate the facility in the desired location; and b. the property owner where the facility will be installed has authority to grant such permission to locate the facility and related equipment at the designated location pursuant to the terms of the access easement; and c. the installation is allowed by, and consistent with, the access easement; and d. such installation will not frustrate the purpose of the easement or create any access or safety issue; and e. the location is in compliance with all land use regulations such as, but not limited to, setback requirements. Section 116. Ordinance No. 2741 §3 (part), as codified at TMC Chapter 18.60, "Design Review," is hereby amended to renumber various sections and to read as follows: Sections: 18.60.010 18.60.020 18.60.030 18.60.040 18.60.050 1860.060 18.60.0 70 18.60.07080 18.60.08090 18.60.09100 CHAPTER 18.60 DESIGN REVIEW Purpose and Objectives Scope and Applicability Design Review Applications Design Review Criteria Applicability Commercial and Light industrial Design Review Criteria Single -Family and Middle Houusin Design lkk eviewwwwCriteria Multi -Family, Hotel, and Motel Design Review Criteria Tukwila South Design Review Criteria Commercial Redevelopment Areas Approval Procedures and Criteria Expiration of Design Review Permits Section 117. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.010, "Purpose and Objectives," is hereby amended to read as follows: 18.60.010 Purpose and Objectives A. It is the purpose of this chapter to provide for the review of land development and building design to promote the public health, safety and welfare. Specifically, the with the natural i..'t1e re uiations Ihereli avidc". a review process for evaivaticg_thedesign and arrartgc went of development, These architecturgl and site design regulations are intended to be consistent with and 'implement the policies of thy, Tukwila � ukw%Ie Comprehensive i'➢am Thepurposes of these design review regulations are to. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 84 of 104 196 Foster good decisionTmakingior_ clevelop_ment th_rough_ aLchitecturat and site dosaji within the context of the community's built and natural environmental character, scale and diversity; 2, [promote the LISC of appropriate scale of buddin> and the configuration of ppen space and_parkini2 areas for development to safety and comfortably accomrnodate edestrian activities; 3, Coordinate the interrelationship of builcilis and public and private open space; 4. Discourage monotony in building desic1171PflO PfW1 erner promot ng harmon among distinct buildi • identities: and 5. Mitigate throuqh deq and site lan measures the visua rnpact of large building facades narticularly those which have high public visibility encourage the creative use of architectural and land.sQpe features in order to reduce the actual and perceived scale and bulk of structures while Section 118. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.020, "Scope and Applicability," is hereby amended to read as follows: 18.60.020 Scope and Applicability A. The Director shall have the authority to approve, approve with conditions, or deny all plans proiects submitted based on a demonstration of compliance with all of adopted guidelines referenced in this chapter, as judged by the preponderance of evidence standard. 13,---Desigri-review-i&-ceispireel-for-a1-1-clevelopat-raeet-the-411res14olcts-gentained in each zoning district. The Director is authorized to review projects sulglect to design standard review, The Director ma ap ovekpove with conditions,rind fnd a ove with conditions oilderly, the .application for_destart standard zi eview, The city shall_grant_slesign, approval when the Director has determined that the ap licable criterialjsted in this chn ter knave been met by_the_ develo_pmeat proposal, The Director nayimpose specific conditions Li,' on thedevelo merit proposal, including an increase in the standards of this title. These conditions may include„but are not limited to: restrictions on locations of structures and uses: structural restrictions that address safety noise, light and glare, vibration, views, aesthetics, and other inipacts: and increased buffering_ reaLiirernents, includin open space, berms, fencing and landscaping, All developments arc subject to the applicable required for all developrncntsthat meet the thresholds contained in each zonin. district. Desio review for sineilp famly_ and middle housq development shall be combined with- th poctive dovel p t pprmit. C. Minor Modifications to Design Review Approval are reguired if modification of a building and/or site had gone through design review within the last 10 y a 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 85 of 104 197 hat received an approved °Design Review' permit within the last 10 years. C. 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 in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as currently enacted or hereafter amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. DE. No changes shall be made to approved designs without further Director approval and consideration of the change in the context of the entire project. FF. A building permit shall not be issued until the proposed development project has received design approval. FG. Any reference to the term `Board of Architectural Review' in any adopted design review guidelines or Code shall, unless otherwise stated, be understood to refer exclusively to the Director. Section 119. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.030, "Design Review Applications," subparagraph A, is hereby amended to read as follows: 18.60.030 Design Review Applications A. Applications for `Ddesign µ,;review' perms shall be processed as Type 2 decisions, subject to the provisions of TMC 18.104. Section 120. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.040, "Design Review Criteria Applicability," is hereby amended to read as follows: 18.60.040 Design Review Criteria Applicability TMC 18.60.050 shall be used in all cases, except for: Developments within the MUO, NCC, and RC districts of the Tukwila International Boulevard design review criteria of this chapter. A. Com ercial and Light Industrial se.s: All corn iercial ad light indust sal uses shall be evaluated using the cjesign r,vie criteria set the follow rig exclusions: Honor Developments within the TSO District. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor 8.60.050R wlith Page 86 of 104 198 1�9ousin t�ses,Al new sir ii and middle 'hall b: evaluated i usln q the design review criteria set forth in TMC q � qs��.. B. ns housrric iwelimin 18.60.000. w�wa.w.=>mrr...w..w ... ,..w, ...wrm., ..a.,.., ..,..ti, ..... .—..v...wwv ...m..... w.... . v..w....v. International Boulevard study area (see Fi ure 98-9). C. ^mmultimm Faly and tel Uses: All rnultifarri ly_anc hotel uses as well as nor- ^ zomning distu ict, shall be evaluated using the applicable resident'ial_design review criteria set ferth i TMC 18,60.070. D. Parking Structure Design Guidelines: The Parking Structure Design Guidelines shall be used whenever the provisions of this Title require a design review decision on proposed or modified parking structures. E. Tukwila South Design Review Criteria: The criteria found at TMC 18.60.070080, as well as the guidelines contained in the Tukwila South Overlay District Design Manual or the Tukwila South Residential Design Guidelines, shall be used whenever the provisions of this Title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. F. Southcenter Design Criteria: The criteria contained in the Southcenter Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila Urban Center districts. G. Shoreline Design Criteria. The criteria contained in the Shoreline Design Guidelines found at TMC 18.44.090 shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Shoreline Overlay District. residential develor r en t in the Section 121. Regulations Established. TMC 18.60.060, "Single -Family and Middle Housing Design Review Criteria," is hereby established to read as follows: 6 t 0 Middlem .mm usinq Design Review Criteria A. Entrances. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 87 of 104 199 1 a P,uTose To ensure that entrances are easily identifiable clearly visible, and accessible from streets sidewalks, and common areas to encourage pedestrian act'ivit and_ en iven the street 2 Applfo bil ty:° The folio v ino standards apply to all residential building facades that face a pbiic or private street except those that are separated from the street by anotPher ba.ii ii��cl . 3. Standard*: a Each residential stru ture st have a least r r e main e rtra fronting a public or rivate street or within 10° of street facing build'VRic aoa sm q o entry.. shared entries ......IT h. Each unit with individual ror.and-�'��?r.....:d��tr and all __.m....�. q must have a covered porch or stoop; that is at least 25 square feet with the minimum dimension of 3`. s Purpose:To maintain a lively and active street face while increasis and_e eneral vgisibiliky_to tchegublic realr�a. ApplicabilifyThe following standards a I to all buildin _facades that face a pat blic or private street, except those that are separated from the street by another ru1Iciing., Standard: a. Windowms shall be rcvided i fa ades aciaaubpic or rivte streets, com psln mmat least Ewen y pj rcent of the facade area. i the wi t ` ° ._ ... b. Window area is considered entire area r�o �r�cludir the window casing, including any.interior window rid cam VVindewsellnjnedestrpaan doors m, be counted toward this standard. .. �..w00000000000.0.0.0.0.0.0.0.0.0.0.0.0.0.o.o..e�e� Windows in garage doors m ay n ot be COLinted to.�eww�ear t iss-a n is rd rt Open areas within covered porches may he counted toward this standard, 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 88 of 104 200 TOTAL STREET FACING FACADE AREA CONTRIBUTING AREA B ildi q Articula n. 1. Purppse: To ensure that buiidingi_s alon any „public ivate isireet djspia_y_theAreatest amourit of visual interest and reinforce the residentiaLiscaLeofthei streetscaDe and neahborhood. 2. A , The following stindards apply to all building_ facades that taco adibilic or private street except those that are separated from the street by another buildindi 3. Standard: Horizontai street -facing _facades wider thanfqyty feet must jholude at east four of the following design features per facadei At least one of these features e used eyiery foEtylee, (1) Varied building_heig_htsi Use of different materiai 4 Different colorsi Building perimeter offsets minimum of 4° t51 Projecting roof_s____(mmum of twelve inghes)i 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 89 of 104 201 (61 Recesses, minimum of 3:;', windows„ must project a minimum of 1' and cover at east 10(Y0 of th , facade, May project as much as 2°, and cover up to 35% of the facade; _(8) Variation in roof materiais, color, pitch, or aspect, Balconiesininimum of 25 square feet; (110), Covered rch or patio; or Dormers ®Varied building heights 8 Use of different materials C) Different colors CD) Building perimeter offsets minimum of 4° T.,) Projecting roofs (minimum of twelve inches) ® Recesses, minimum of 3° 0 Bay windows. May project as much as 2', up to 35% of the facade ® Variation in roof materials, color, pitch, or aspect (J)Balconies cs) Covered porch or patio 10 Dormers 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 90 of 104 202 . Parking, Facilities. 1. Purpose : To integrate_orking feWtios with the budH1q and surrounding residential context, _prom te pedestrian -oriented environments along streets, reduce jrnpervious surfaces, and _preserve on -street parking and street tree opportunities. To minimize the visual impact of garage entrances. Garage entrances are limited as a percentage of the buildingiacade but a single car garage js away_s allowed. The provision for allowing_the garage door to he set back from front porches also incentivizes front porches. 2. 61212iicabilily; The following stand rds apply to alt qaraqe entrances tha face ppublic or Ovate street. 3, Standard,: (a_l_ The comhined wvdth of all steetefacing_orage doors may be up to fifty percent (50%) ofthojpfhe street -facing buildin facade or ten feet per unit, whichever is „greater. For attached housing, this standard apples to the combined length •f the street-facin fa ades of ail units. For all other lots and structures, the standards atply to the street-facingjaade of each individual building, b reet-facin „ rae walls mustrnust be set back at least tiree feet tro the_primaastreet-facingbuildingiade or five feet frorn a covereds_prch. CO Garage entrances shalluse materials and_colorsthat. match residence (d) Parking structures, garages, carports, am arking areas other than drivewus shall not be located between the_principal structure and streets, z L. P ches. FRONT LOT LINE 4, SIDEWALK 9MAX CURB CUT X Length cif street facing banding facade 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor STREET Page 91 of 104 203 1 Purpose: To rnaintain a lively and active street face, reinforce the residential scale of the streetsca e and nei' hborhood while providinq visual interest and cc ) Cling unotcohes: iP 2. Applicability The following_standards apply to all residential buildiing facades_thatface a blic or rivate street, except those that are separated from the street byanother building. 3. Standard: Covered porches may _project eight feet in o the front yard setback, measured from supporting columns, Covered porch eaves may project an additionai two feet. SUPPORTING COLUMN PORCH EAVE FRONT LOT LINE SIDEWALK STREET F.Bc 1. Purpose: Ability to stack balconies over porches makes structural Ioc and provides useful si2ace for stacked flat and townhouseltypolo4es. Alplicability: The following standards aj2ply to all balconies in single-famLy and middle housin development., 3, Standard: Balconies are permitted stack over porches or other balconies. G. Bay Wind ws. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 92 of 104 204 1 Purpose: Bay windows create visual interest and create jsableintonor sgjare "ootaqe withoutinpreasi iq a buildin 's overall street rJresence. 2. Applicability The following standards appiy to all residential building 'facades. Standard: a. Bay windows iiay protect up to two feet into side or front yard setbacks b. Each bay window may be up to twelve feet wide and u to sixty erceit of the facade. TOTAL STREET FACING FACADE AREA CONTRIBUTING AREA H. Dormers. Purpose. Dormer's ecate visual interest and ere- te uab e iteriosquare footage witnput enlar_ging_a buildings overall streetpresence. 2. A ,abikty: The foUowinq standards apply to all residential building roofs. 3. Standard: Each dorme be uo 10 i tef ide and the totallength of afl can add up to 40°/0 of the building length. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 93 of 104 205 Section 122. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.060, "Multi - Family, Hotel, and Motel Design Review Criteria," is hereby renumbered as TMC 18.60.070 per section 116 of this ordinance, and amended to read as follows: 18.60.0760 Multi -Family, Hotel, and Motel Design Review Criteria A. Site Planning: 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. limited to, exis topographic features. 31. 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 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 94 of 104 206 to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. 42. 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. 53. Vehicular circulation design shall minimize driveway intersections with the street. 64. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development adjacent projects. 75. 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. 86. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. with its site and adjacent long ter B. Building Design: structures. 1 on the quality of its design and its ability to harmonize building texture, shape, lines and Attention to buildin design encourages an y tap >Q fe pB t .� towhile contributing to the pedestrian aesthetically_ a . Galin and sa live, environment. Residential forms such as porches, g-bles„ bE windows color and text e add visual interest and provide human scale that d contributes to a sense of ownership an comfort. , Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated 23. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. P�� 'tea ee�r e��hosi al developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 95 of 104 207 34. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. 45. 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. C. Landscape and Site Treatment: 1. To the extent possible, eExisting 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. 2. 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. 3. 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. 4. Appropriate landscape transition to adjoining properties shall be provided when possible. D. Miscellaneous Structures: 1. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with_tr, buildings tLew ite.r 2. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards. Screening shall be effective in winter and summer. 3. 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. 4. 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. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 96 of 104 208 Section 123. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.070, "Tukwila South Design Criteria," is hereby renumbered as TMC 18.60.080 per section 116 of this ordinance. Subparagraph A.1 is hereby amended to read as follows: 18.60.00 Tukwila South Design Criteria A. Site - - Tannin: 1. Site Design Concept and Site Relationships: a. Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. b. Maintain visual and functional continuity between the development and adjacent properties where appropriate. Section 124. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.080, "Commercial Redevelopment Areas Approval Procedures and Criteria," is hereby renumbered as TMC 18.60.090 per section 116 of this ordinance: 18.60.09 Commercial Redevelopment Areas Approval Procedures and Criteria Section 125. Ordinance No. 2741 §3 (part), as codified at TMC 18.60.090, "Expiration," is hereby renumbered as TMC 18.60.100 per section 116 of this ordinance, and amended to read as follows: 18.60 ' 100 Expiration pi of es i n eview Permits . A. A complete buit,,dI. ermit plicatien for p project which received an ap roved design review approved permit : - must be received bit the C epartment -e within three (3) years from the date of the _Nnotice oft decision of_the Design Review Perrmty,_or the approval decision of the Design Review Permit becomes null and void. Section 126. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.050, "Nonconforming Structures," is hereby amended to read as follows: 18.70.050 Nonconforming Structures A. Where a lawful structure exists at the effective date of adoption of this title that could not be built under the terms of this title by reason of restrictions on area, development area, height, yards or other characteristics of the structure, it may be continued so long as the structure remains otherwise lawful subject to the following provisions: 1. No such structure may be enlarged or altered in such a way that increases its degree of nonconformity. Ordinary maintenance of a nonconforming structure is permitted, pursuant to TMC 18.70.060, including but not limited to painting, roof repair 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 97 of 104 209 and replacement, plumbing, wiring, mechanical equipment repair/replacement and weatherization. These and other alterations, additions or enlargements may be allowed as long as the work done does not extend further into any required yard or violate any other portion of this title. Complete plans shall be required of all work contemplated under this section. 2. Should such structure be destroyed by any means to an extent of more than 50% of its replacement costassessed value at time of destruction, in the judgment of the _ City's Building Official,it 'shall not be reconstructed except in conformity with provisions of this title, except that an +lie esiderntial structures that are nonconforming in regard to dimensional standards, or critical area buffers, use or density- may be reconstructed to their original dimensions and location on the lot. 3. � l atii n be chap ed for any Shouldsuchstructure's be moved h sisal oc reason or any distance whatsoever, it shall thereafter conform to the regulations for the zone in which it is located after it is moved. 4. When use of a nonconforming structure, or structure and premises in combination, is vacated or abandoned for ceases for 24 consecutive months, the structure, or structure and premises in combination, shall thereafter be required to be in conformance with the regulations of the zone in which it is located. Upon request of the owner, the City Council may grant an extension of time beyond the 24 consecutive months. 5. If a structure containing_ a primary structure Use o is demolished but nonconforming accessory structures remain, all remaining dependent accesso structures .. on mm me unless primary permitted use on u res _...._ the_parcel shall beremoved, the site must isbo applied established for within one year of the demolition or remaining accessory structures will need to be demolished. A performance bond or financial security equal to 150% of the cost of labor and materials required for the demolition of accessory structures shall be submitted prior to issuance of any permit grantingdemolition a primary structure containing a rinlar use demolition. �tic�an of 6. Residential structures and uses located in any single family or multiple family residential zoning district and in existence at the time of adoption of this title shall not be deemed nonconforming in terms of ;, any di ensional, use, or density provisions of this title. 0 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 98 of 104 210 t chapter of this title may bo remodeled, reconstructed or replaced, provided that: (1) Expand vertically to add upper stories in exchange for buffer area up to a maximum of 1,000 square feet, provided that expansion is outside 75 percent of the required buffer; buffer enhancement is proposed; and no significant tree is removed. buffer enhancement, provided the expansion into the buffer is less than 50 percent of the percent of the required buffer; and no significant tree is removed. (4) Enclose within existing footprint in exchange for buffer enhancement, ant tree is removed. welfare. 7. In areas of potential geologic instability, coal mine hazard areas, and buffers, as defined in the Critical Areas Overlay District chapter of this title, existing structures may be remodeled, reconstructed or replaced, provided that: a. The construction is subject to the geotechnical report requirements and standards of TMC 18.45.120.13 and 18.45.120.C; b. The ncw construction does not threaten the public health, safety or welfare; c. The new construction does not increase the potential for soil erosion or result in unacceptable risk or damage to existing or potential development or to neighboring properties; and d. The structure otherwise meets the requirements of this chapter. Section 127. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.090, "Nonconforming Landscape Areas," is hereby amended to read as follows: 18.70.090 Nonconforming Landscape Areas 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 99 of 104 211 A. Adoption of the landscaping regulations contained in this title shall not be construed to require a change in the landscape improvements for any legal landscape area which existed on the date of adoption of this title, unless and until a change of use or alteration of the structure site 18.60)exceeirag 501a of_the structurite"s improvement valud_is roposede B. requires change in the landscape At such time as a change �,� yarn Wised that re ulres a change irnproveuments in accordance with TMC 181Qa090PA ing design review approval is landscape requirements of this title, submittal of a landscape plan which conforms to the requirements of this title shall be submitted for approval along a pplication.required. The Director may modify the standards imposed by this title when, in their judgment, strict compliance with the landscaping standards of this code would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and/or adequately enhance the premises appropriate to the use district and location of the site. Section 128. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.110, "Nonconforming Adult Entertainment Establishments," is hereby amended to read as follows: 18.70.110 Nonconforming Adult Entertainment Establishments A. Notwithstanding any other provision of this chapter, any adult entertainment use or establishment which is rendered nonconforming by the provisions of any ordinance of the City shall be terminated or discontinued within 90 days from the effective date of that ordinance. 1. The owner or operator of any adult entertainment use or establishment which is rendered nonconforming by the provisions of any ordinance of the City may appeal the 90-day termination provision of this section by filing a notice of appeal with the City Clerk within 60 days of the effective date of this section. 2. Within ten days of receipt of a notice of appeal, the City Clerk shall schedule a hearing on the appeal before a hearing examiner. The hearing shall be no later than 20 days from the date of receipt by the City of the notice of appeal, unless extended by mutual agreement of the parties. The hearing examiner shall be the City Clerk or his/hertheir designee. 3. Within ten days, excluding weekends and holidays recognized by the City, from the date of the hearing on an appeal under this section, the hearing examiner shall issue a written decision, which shall set forth the hearing examiner's findings of fact and conclusions of law. The hearing examiner shall consider the following factors and any other factors that helshothty determines to be relevant or helpful in reaching a decision: a. The harm or hardship to the appellant caused by the 90-day termination provision of this section; b. The benefit to the public to be gained from termination of the use; 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 100 of 104 212 c. The nature of the leasehold or other ownership interest that an appellant may have in premises occupied by the adult entertainment use; d. Restrictions or lack of same imposed on an appellant's use of such premises by a lease or other binding agreement; e. Amounts expended by an appellant for improvements to such premises or for necessary equipment and the extent to which those amounts have been recovered through depreciation, tax savings, or whether such improvements are contemplated to be left as property of the lessor; and f. Any clear evidence of substantial economic harm caused by enforcement of the 90-day termination provision of this section. 4. Any appeal of the 90-day termination provision filed pursuant to this section shall be classified as a Type 1 decision to be rendered by the Hearing Examiner pursuant to the provisions of TMC 18.104 and 18.108. Section 129. Ordinance No. 2741 §3 (part), as codified at TMC 18.70.120, "Sidewalk Dedication," is hereby amended to read as follows: 18.70.120 Dedication of ropey y to the uic A. No cxistin or ro m osed building setback or landscape area on the subject lot at the time of donation or easement to the City for sidewalk purposes shall become nonconforming relating to setbacks or Ionise ping rek. uirements because portions of the propeily are dedicatedtothe City for frontage jmaroverhents.gy reasons of such donation Section 130. Ordinance Nos. 2741 §3 (part), 2745 §7, and 2759 §3, as codified at TMC 18.104.010, "Classification of Project Permit Applications," subparagraphs A.1 and A.2, is hereby amended to read as follows: 18.104.010 Classification of Project Permit Applications A. 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. TYPE 1 DECISIONS TYPE OF PERMIT DECISION MAKER Temporary Encampment Permit Revocation (TMC Chapter 18.48) Director 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 101 of 104 213 Administrative Variance for Noise — 30 days or less Section 8.22.120) Director (TMC Any land use permit or approval issued by the City, unless specifically categorized as a Type 2, 3, 4, or 5 decision by this chapter As specified by ordinance Boundary Line Adjustment, including Lot Consolidation (TMC Chapter 17.08) Director Critical Area Designation Permit LIMG 45,05(4 Director Minor Modification of a Boundary Line Adjustment or Lot Consolidation Preliminary Approval (TMC Section 17.08.030) Director Development Permit Building Official Minor Modification to Director Section 18.60.030) (TMC Minor Modification to PRD (TMC Section 18.46.130) Director Signs Section 19.12.020) Director (TMC Tree Permit 18.54) Director (TMC Wireless Communication Facility, Eligible Facilities (TMC Chapter 18.58) 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, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW 90.58. TYPE 2 DECISIONS TYPE OF PERMIT DECISION MAKER NOTICING REQUIREMENTS Cargo Container Placement (TMC 18.50.060) Code Interpretation (TMC 18.90.010) {TMC 18.50.050) sign Director Director Director Modification to Development Standards (TMC 18.41.100) Parking standard for use not specified (TMC 18.56.100), and modifications to certain parking standards (TMC 18.56.065, .070, .120, 140) Request for Landscape Modification (TMC 18.52.120) Critical Area Tree Removal and Vegetation Clearing (TMC 18.45.158) Shoreline Tree Permit (TMC 18.44.060) Master Sign Program (TMC 19.32.030) Minor Modification of a Preliminary Short Subdivision (TMC 17.12.030) 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Director Director Director Director Director Director Director Noticing not required. Page 102 of 104 214 Minor Modification of a Preliminary Long Subdivision (TMC 17.14.030) Final Long Subdivision (TMC 17.14.050) Modification to TUC Corridor Standards (TMC 18.28.110.C) Modification to TUC Open Space Standards (TMC 18.28.250. D.4. d) Transit Reduction to Parking Requirements (TMC 18.28.260.B.5.b) Wireless Communication Facility, Macro Facilities — No New Tower (TMC 18.58.060) Temporary Encampment Permit (TMC 18.48) Critical Areas (except Reasonable Use Exception) (TMC 18.45) Shoreline Substantial Development Permit* (TMC 18.44) Design Review (TMC 18.60.020) Director Director Director Director Director Director Director Director Director Director Short Subdivisions Short Subdivision (TMC 17.12) Committee Administrative Planned Residential Development (TMC 18.46.110) Short Subdivision Committee Binding Site Improvement Plan Short Subdivision (TMC Chapter 17.16) Committee Type: Notice of Application (TMC 18.104.080) Method of Notice: Posted (TMC 18.104.110) *Additional Notice Requirements for Shoreline Applications (TMC 18.104.090(2)) Section 131. Ordinance No. 2741 §3 (part), as codified at TMC Table 18-5, "Provision of Parking," is hereby amended to read as referenced in Exhibit A. Section 132. Ordinance No. 2741 §3 (part), as codified at TMC Table 18-6, "Land Uses Allowed by District," is hereby amended to read as referenced in Exhibit B. Section 133. Ordinance No. 2741 §3 (part), as codified at TMC Figure 18-7, "Required Number of Parking Spaces for Automobiles and Bicycles," is hereby amended to read as referenced in Exhibit D. Section 134. 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 135. 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. 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 103 of 104 215 Section 136. 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: Office of the City Attorney Exhibit A: Exhibit B: Exhibit C: Ordinance Number: Table 18-5, "Provision of Parking" Table 18-6, "Land Uses Allowed by District" Figure 18-7, "Required Number of Parking Spaces for Automobiles and Bicycles," 2025 Legislation: Title 18 Middle Housing Version: 5/16/25 Staff: N. Tabor Page 104 of 104 216 Exhibit A: Table 18-5 Provision of Parking Districts Regional Center, TOD Neighborhood & Pond District Commercial Corridor & Workplace All Dis ricts Retail, except as listed below 3.3 spaces/1,000 sf of ufa Eating & Drinking Establishments 6 spaces/1,000 sf of ufa Planned Shopping Center 100,000 - 500,000 sf of ufa 4 spaces/1,000 sf of ufa Planned Shopping Center 500,000 - 1,000,000 sf of ufa 5 spaces/1,000 sf of ufa Planned Shopping Center over 1 million square feet gross leasable floor area including pad buildings' 4 spaces/1,000 sf of gross leasable floor area Entertainment & Recreation 6 spaces/1,000 sf of ufa, or as determined by DCD Director Business & Personal Services 3 spaces/1,000 sf of ufa Civic & Institutional As determined by DCD Director Office 3 spaces/1,000 sf of ufa Lodging 1 space/guest room Residential studioStudio Ci, tas spaces/unit 21+ bedroom unit 1 space/unit for each additional bedroom over Home occupation 1 space/employee in addition to spaces otherwise required Senior citizen housing 1 space per unit for the first 15 units, .5 space per unit for additional units Sir ifarrutizerr housing and i ott, in fo° ersons with disabilities witPmrir one - quarter mile of a transit stole th if H'�ceives tram>t service at least four turves per hour for twelve or more nours_ ie_r di *See, RCW 36.7OA.620 Industrial, Manufacturing & Warehouse Not permitted See TMC Figure 18-7 Required Number of Parking Spaces for Automobiles and Bicycles See TMC Figure 18-7 Required Number of Parking Spaces for Automobiles and Bicycles Essential Public Facilities As determined by DCD Director 217 0 0 co 0 ro O E Q Q 0 0 a) >CO ej 0' -0 U c 2 co al a) .c c -0 a) i s y o _ Do TS 3 0 0 o, 2 O oo 0. v L (0 GJ ao ,� y y= L = a) 4c L a) 'L O 0 ri 00 v a) t-i Q i N .0 5 -5 bO 0. 0 a Tu RS ID a) U Q Q v 0 2 3 v o c — co co (s -0 -0 a) a) GJ ra' *+ •h0 c L N a) O - Q a) (NI a)2 ob 9 .- E W E 0 0 -, c 00 0 0 co J 0 a) a) .0 0 ++ N .7, a) Q 0 Q 0 LL a a a d a. d a_ U U a U U 0. a a_ a. a_ a a_ a_ a_ a_ a_ a_ a_ a_ a_ a a_ a a_ a a_ U U U a v U U U a a_ a_ 00 a 00 a. d a_ Adult entertainment (subject to location restrictions') Airports, landing fields and heliports (except emergency sites) U U U U Amusement Parks Animal rendering U U U U 0 23 (o Y 4-5 CO o E N (6 0_ O 0 • U N 00 0 N -O _03 C c U c c _c ( i N CO v Y � N Vn O (6 E 'E OD E a a_ a_ a_ a_ a_ bA ro 0 LO 0 ro Q N a, ro O tN c 5 0 a U � c ro i Y (6 0 a) V Animal Veterina U U v O 00 CO CO .c E' O E O c 0 00 OA 0 0 co EL!. co (1) m U Bed and breakfast lodging (no size limit specified) a_ a_ a_ a_ a_ a_ a_ Bicycle repair shops U Boarding Homes a_ a a_ a_ U a_ a_ O a. v co a_ a. a. a_ Bus stations a_ oN 2S o2S if (n 0 Cargo containers (*see also TMC 18.50.060) Cement manufacturing U U U U U U U U Cemeteries and crematories U U U U U U Colleges and universities a_ a_ a_ a_ Commercial laundries 00 a. n a_ N a_ a. a. n a. a. a. 218 o_ o_ a_ a_ o_ o_ o_ a_ o_ o_ a o_ a_ o_ a_ m m m v U a_ o_ a_ a_ a_ Lf1 N (NI u a_ a_ o_ a_ m U a_ Contractor storage yards v v v v v U Continuing care retirement facility a o_ a a U a a_ CI. C0 E O O co 4- OA N Cv C O O- A co C C • N O� ti Y Q • a) cu > v co > C • co O ;c u u v u v U G) O E T CO 4- OA .5 Al N N OS CA) C 04 O OA N Y Y c ccu cu ra c v > C Q1 O v Y o_ Convention facilities Correctional institutes a_ o_ a_ a_ a_ a_ a_ a_ Daycare Centers (not home -based) Daycare Family Home (Family Child Care Home)12 0 O 0 h N a-+ v c4) C 0 f3 a-+ •U -0 co > � m C O -o ca p) ✓ U a_ a_ a_ a. Domestic Shelter m m m m m Q m m v v O E O 0 v v v Drive-in theatres a I a_I O4 a a -I a.I a_ a_ o_ a,I ❑_I c�I ai Dwelling- Detached Zero -Lot Line Units a a_ I aci a.I 0 0 0 O O al x, triplex or fourplex Q Q 0 al a, l Dwelling- Townhouses a_ Dwelling —Multi-fa a_ o_ a_ Dwelling — Multi -family units above office and retail uses U CO ° 0 a_ U CO 0 a 0 to 0 a_ U ca 0 0 c v u° C > A) E .0 Q cp O • > '5 • "O o C 0.1 CO n c c • O CO OA U C - N 3 v U = C 3 OA 'Cl/• + N = O - 4- C O N C N 0 Y v v 0 'E A) N (�) O a E 0_� c c". Q -0 a c 3 4) N 0 al �ZE a-E 2E Dwelling unit — Accessory 16 219 a U v U U U U U U U U U v U Electrical Substation —Transmission/Switching a CI. a a a a a a a a a Electric Vehicle Charging Station — Level 1 and Level 2 a CI. a a a a a a a c as 0 0 as 0 00 ro 0 N > 0 ro v O 0 0 C 00 O u 00 C 00 0 @ Y U vy@ u -E 0 > �-E U U -0 W )i m 0- 0_ m a m a m a m a N m N. m a m a Emergency Housing N m 0- 0_ N m a Cr▪ ) N m a N. m N m a N m a n m Emergency Shelter 0 0 0 no co ro C v 0. 0 Ln 0 0) 0 0 0 0 Q 0 X 0 ca 0 O N Q c CO 0 C c v N W 0 CI. a a a a m a Extended -stay hotel a Farming and farm -related activities U v v U v U U v U U v U v v Fire & Police Stations a a a a a a a v a a Fraternal organizations 00 0 0 X O) 0 C "NO 0 N 0) OA ro N C @ @ O C E 0 0 C Vf 0) tn 0 a C 0 0 0 s_ O i7 ci a 0- 0_ a a a Greenhouses or nurseries (commercial) v U a a a a a Heavy equipment repair and salvage v Helipads, accessory C O U 2 ro C 0) 0 N 0 00 C 0 C 0) E 0 a C 0 ro O 0 p 0 Oam• el La Eo O 00 t-i U U v U U v v U Ln rcs Q Ln Ca. v U a a a a m a 0) O C (13 Q 00 C O 0 a 0 Q 7 0 > Q CO V 0 0 O a 0- 0_ 0- 0_ a a a c @ 00 0 Q Q t]0 0 00 .N Ln 444. 0 CQ C 00 C 0 0 a) > 0 > O tan O C i+L N D - O C - Q a 0- 0_ a a a U an 0 N U 0 n3 c= CC C 0 0 ro 0 v 0L c 0 0 0) v @ ON) C E C O 0 0--6 O U • U 0¢ LU V 0 t a m c o E c @ C 0 > O @ U U •> CO x 0 c co W c as (0 0 N C :C 0 0 O Y > as c 0 0 a a a a a a a a a a a a a a a a a a a a a U a a a U Libraries, museums, or art galleries (public) 220 a a a d a a a d a d a v a v U a U v a d v a d 0- Manuf./Mobile home park 17 0_ d d 00 a u CU cc E N (0 tic S a-0 a0 -0 C C t]A CO (0 VI Y U • a O )E • N 0 10 CCO ro UA S C U N c N N U � U 0. C U c 4 QI - co -0 G • co m d aL aL v d d d 00 0. a a) O C 0 0 c C a) E v U N a) E C 0) a) E (0 C N -a n, N _c • O vOi 0 "NO C v 00 a) C O N 00 O. 0 .pp o O CO o o) coQ c 0 00 U 4- •N a U a) C O U O 00 t • .0 0 C U • N 0.0 g O N O @ C o73 (0 0• 0 0 0 oA Qv 0 i) Fermenting and distilling included d d d CO a ii) No fermenting and distilling U a O. 0 C a) c v a i 4Zi a) ate.. a 0 a v v m U U U U U d N a) co ro C 00 C v E oA N C co C a) o E • E rD N O a • O. 0 v U O 73 O_ O 73 UA ✓ Ln 4- > O_ aJ O S -0 221 a v d v d v Y O a) 3 v O a' O E U o • ai „ co 6 • + CO Q E VI (0 0 > oA o L Y (1) s L E U OA O v a) U u C 0 O 0. N- ▪ 0 L C C _T a- X OA •c- E E L N O U bp @ CO C N 0s•, 'O CO C 4 (0 0 a a d Marijuana producers, processors, or retailers (with state issued license) Mass transit facilities a a a n. n. Medical and dental laboratories N Minor expansion of an existing warehouse20 (.) a a aL aL Mortician and funeral homes a a U U a n_ n_ 0) 0 2 a a a U 0 U a d d m d N N a d )13 0) Lri N 0 a) O a) co O 3 O E 0 0 (1) E N O 0) 9- 0 v v U v v v v v v v v v Park & ride lots CO CO OA d a U U U U U U U U U U L.) L.) U U Parking areas, for municipal uses and police stations a a d d d d d aL d a d d U v Pawnbroker/Payday lender 00 m a 00 m 0- CO m a 00 m d 00 m 0- 00 m d 00 m a 00 m d 00 m a CO m 00 m a 00 m a 00 m a 00 Cr) a Ao m a Permanent Supportive Housing N a d d d Planned Shopping Center (mall) U U U U U U U U U U U L.) L.) U U microwave, or observation stations and towers Radio, television Railroad freight or classification yards 0- a_ d n Railroad tracks (including lead, spur, loading or storage) d 0- a_ m U a n n d 9) O L ro O a) ro 0 0 C 0 a) E E O 0) U O a) a) cc d d d U LID C (0 CO vi T a) ro OA 0 OD 773 7 C 0 0 G U 0) E E O U N a) vOD C OA (0 0 C 0 0 0 (0 c as v U Y c L v v U v vi CU N N = 0 O a)L., OOA OA C Q � Y U c ": 0) O • L ro O E 1 c N •L 0 = E E O OLA • vi Y • OA 'U C C 0A O .0 (0 5 co • 2) -0 K • 000 222 0_ v v V U a a a V V V a 0- 0_ a a a Cl- 0_ n_ a 0_ a a a a a a a m V m V a a a a 0- 0_ V a a a v a a N N a a V v a a a a a a a U a V a a a a a a a a V V V V V v V V Q s for employees Recreational area and facili o_ o_ a d a d V Religious facilities with an assembly area less than 750 sq.ft. V V V V V V V V a a to m a Rental of vehicles not requiring a commercial driver's license n Research and development facilities Residences for security or maintenance personnel a a 0) m a a V a d Restaurants, drive -through not permitted 0- 0- d a d Retail, General a Salvage and wrecking operations c t a) Q/ O U c C N co .c LE O i-+ co Q! Q 0 ro too v C N _o Sanitariums, or similar institutes a a a a d a d Schools and studios for education or self-improvement V v V V v V V V Secure community transition facility 28 0- 0- 0_ Self -storage facilities Sewage lift station a d a d 01 N N rn N Stable (private) 223 \ as » \ u u Storm water - neighborhood detention + treatment facilities Storm water pump station Studios — Art, photography, music, voice and dance @ 0 Taverns, nightclubs a. Telephone exchanges Tiny Home Villages39 CL Tow -truck operations, subject to all additional State and local regulations Transfer stations (refuse and garbage) when operated by a public agency 00 00 00 00 CL 00 CL CO CO CO CO 2 $ CO CL Transitional Housing CL CL Truck terminals Utilities, regional 0.1 Vehicle sales lot' CL CL CL Vehicle service station Vehicle storage (no customers onsite, does not include park -and -fly operations) Warehouse storage and/or wholesale distribution facili Water pump station Water utility reservoir and related facilities CL CL CL consider whether the proposed use is: 224 cation restrictions: N a) C O N O V) a) N 0 C N L a) co a) O O C 0 N C a) N a) 0) 0 O O N O 0 U C 0) O � O a) U = N 0 a) V) O O O > N O Ulo p aj a) t - N 6 O .�.. u) a) .= C N E as o C a) N N >, 0 v= CO -0 cC..)'� a) 0.a) a) a)O Q Q O U tL 0 N - c6 O C QO_ C V) N N O -vT u) asN -9 E y d) O N -o '6 O 0 o ON N OQ p o O N 2 C O - O O ) N ".' 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N LO O 0 N O 'p ,�-� C 0 = L) C O f2. .. cL O N .0 O C V) Q) cn O V) co o_ o=> aS o a- O) O E a) o Fic m 22= a) .Q a) a L E ca 0 co 3 <n O c o > To Es .N in a C CO °? a) a) >c -o o c �) o co s `o) o co_ -� .� c as c"On o ca a) E -o >co o) c o n a) a o C -a a) o s o C a) C o n V _� as `o c U C d U C w s a) o- E 3 0_ o O O C o) a) E a) a o `o o CISC.)avi a`) O > o o =O a n ' C C C O c o) c`Ei a`) -C a) O_ O i O o o a) .� o O E .-2-,) E E Nco CZ CO WS 10 C a) o O o = COCCS E E o E a`)) a) a) c o 0 o T a) h v`Ei a O o a) Z cC 2. ri n Sri um if associated with an established aviation, manufacturing or industrial use. i U C s with primarily v 6. Colleges and univers rian and commerc s and designed such that the pede co cts as a) a) N cn a) O Q as CD H CD sca cE O O a) E O co O C .0) a) O 'O C 'O 0 O COCOen O = N a) O in p) OD C CB (E if.) '2 -C 0 co a) CO C O QC) co U O as 0) C = if, m co a3 c E -C O N = o_ a)U a) N C%) 2 -° Lo v)s , 0 co co L 8 CO a0 CO N -0 E E) a> m -0 o_ CO .>` .0-. CO o > coi a)) 0 � o 0 u) O O f_a (O ODE o Y a) 0) as Lai Q O m Y E O- O p cOn of 0 0 0_ .— 01 C C CO L o „__CO o 0 a5 fn C N V N '0 CO a) CO O 0 E E 0 0 0 0 0 0 cD 225 0 a) O L L N s s a3 a3 o N C C co O L 0 -0 0 a) .co O U o o CO N N N a3 O . -- C C 0 O (O (O 0 c.) = - ui a) U_ a3 .0 0 C (J O O co U 0 O O a) > > -o -o O O C C C a3 O O Fa co O C C 0 0 cn VN) 0 N 2 E o 2 C Q 2 O O- N N O O O O a) 0 L O U U C N cn Ti cn- - a).E U 0 'j E C N a) N N N 0 cB 0 -O c� > UC C as 0 c O0 (/) co- (0) a) N = C L co I— a3 -7 y > N 'O (D C (9 O C O a3 0a) Cr a) 0 E c::'o_ 0.00 O a) O N 'c.-6 I. O O > N a) ,- CD C -0 N -O O Cs co O CO N O N 0 O N a) a) O = .O 7 0 0 (L) a3 () "C.: E = E 0 O 'O 0 — C — C Q 5' LO O _0 O) O) S- G) ' C 0 = V C 0 C C C co N E a) E U C 0 .O Q O Q (O O O= CV tution operated by the City of Tukwila. 0 O 0 O 0 12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. mum Building Length, and a) Cl) U 2 O N 0 0 E N 0 0 a) O 0 CD O m co C O (3 a) a3 Y C C (n L 0 a) o E owE 2 X O (1) C N 0 N co Et Ms O a) O -0 C LO CO 0-0 C LO-. Cr) CD N O O (V 4) a3 (6 X t6 C 2 2 a) O U O O C C � O O CD (Ea (0 E 0 as N +- O O (C) Q) E ao a3 -0 O) C O) a3 C O C >, O U 0 Q ,— C F- O ture); must be located 0 C N a) E 0 a) N X cn a3 a3 0 U (3 in . O O C O O d 16. See TMC Section 18.50.220 for accessory dwelling unit standards. ing other performance standards of Chapter 18.22. These 2 cn a) O 0 O_ co O N N C C — > _ L O C 0 a) a) U ?� a) U co Y E `J co - 6 CL ) = O_ N O C -cN-. O O o_ O O C Ti 0 0 U 0 0 Q N a) a3 o a.) -� ' - E >, o a`) o LE — .§ co YC °) a) cu O- O c.) if; U 0) L _ co C N "' C .� O -6 CO (E L a) = =iii co Y C a) C 0 O U .� 2 O) _c 1E O .L.-. 0 co c6 C C E 4) U a) V) c4 = O- (6 c co a) E a) O L = (B N N .. N-co _c O c_) O C a> O Y O L "0 O .= -O a) O O c06 N 0 C V 0 -O U - O) O O)L-. -a-3 -2co_O '0 O -O 0 `� i/) O C O C N a) N C a3 co 0_Q) U C a)Q a) O U -E E s >O O p O E O = 0 ( O. C O O O E N U N O (2 O O O C U 4) Y N •C O a) (n C 0 — N CO U co O O a) O N L = a3 C T L E 7 N O U N L O_ co U O N o N co N 'O Q as U E O) O U a) _ a) a) N C a) > E— '� a p C Q (Nnco as y -c -a 70 c co a3 -O L C 0 N co- C L U a3 O N C U -y C O N CO 0 '0 0 U O) >j E N E N N N L--. U c cn C C 0 N o_ N 0 coas L V) = > N C O U U O 0) 0 (0 a3 o a) c0) O V) O C . ' U V) a) c06 O> L--. O co U 0 E C) � EO E .E N 6- :al- E > tE aJ N as C U U U O N N co a3 C -o E o E) _a E O o o E m Q a) a) LE a) N O N (n V) C N > m E N cn '6 C O O) U a) C 'N 'N T O L-. O > a) O co L O O La3 U _° (n 42 n C_ N O .= _O .0 C) as 0 O 0 C U a3 ci U 0 CJ = 2 Z L (6 L 0 'O a) v- 0) W Where the underlying zoning is HI or TVS. O 226 0 0) a) a) 0 a) 'S E 0 0 = O O . O H wI- '0 a) Q a5 E as C C) -p 0 C) C co 0co 0 'O O 1 U ".' O a) a) O _0 d co > 0 V) O 0 >. U a) O O U O cl co _c >. co .0 C) O L.)0 O ._ a) E s as 0 0 O .0 0 'Vco U C O .0 CO E as 0 0 a))as `' aS .E 0 co _ a) CO J a3 (f) 'O 0 'O cu > N a3co Y O C 0 a) a3 i 0 ~ 0 > -...=0 0_O -.�. a3 'C 0 E > > a3 a) O coo J co coU _c C O E 'E O a) >. O 0 co 0 O) CC) -C (O 0 O Q E O <n E E m C 0 C CO (pj) 'a-.) a) E a) C co > •C 0 CO ai O O .O X co C 0 0 . _ (/0) -O VO) O. - U 0 > O O O p 0 .. _ 0 = -o 0 N O a) O` C o - C co Q O N co O 'O a) a) 'O O N E.D. (� a) 03 = O _ _C co (' 0 'O OL 0 0 OL -0 U fB a) Q) 0 CO +-' = as _ O N .�-. O O. N E E c6 co .3 O_ N O 0 0. 0 N -t' - 0 0 E E s u) c6 _n s o n N O E _ >' A O C >, p N o 'O O O N Lf) L (a a) U (E (a O 0 O 0 9 U U 9 CD U a) '6 C6 C C (n C_>) E C tE co a U .E ._ O) co > C 0) ( O .- x. N >i O O_ O O 0 (6 O_ p O T O- 'O .O N O O a) O C n3 Uco0 _C a) 0 co a) T N ` N_ _ •N_ E 2 0 0 E 0 E a) o c 0._ C E co N _a 0- O - O O o 0 co is _c aa) C 22 x= E o n)-IC n a Y p, (�„ o '-ch. o E a) C E E E 5 = p V) 0 V) O' a) O O Q a) .N p_ 0 co 0 O .0) -0 O a) v 0 0 a)ri) a) N O- x N xx' a) > O > ca 0> C a a) 0 5 0 E p L p o °i E o °i 0 °i ((n a) (6 0 a) Q Q N >i- V Q Q N C O E O 0 O O as i Q O O a) C a) Q co_ Q E N a) 0 Q a) a) a) a) a) a) a) a) Q_c L C t i- a) t L t- I- 1-0 1- H Q F H I- Q 2 O > C 0 .6 U -0 a) .. O (i .0 U 0 O N N 22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor abo a3 0 a) T N N a3 1 COa) COO N C C N_ COO O C d CO 0 O) (p U 0 0 9 d .� Q O = C O SD -C 0 >, 2 E R co co_ � E CD (B CCU > OCD -0 C7 -C O O cc Op 0 = O C N E 0 CO NO =) c N O C E > O O C a-, _ `m ECD E Nco 0 o _cm E co- - 0 0 i N U -_-' LO N COE N Q a) 0 L N n 0 0 ro r ..-CJ — V) T I- 0 r O - _C CO .0 COO CO O V) -.-- CD al > (n C C .t5 0 N O 0 O) N a co>. U as C N Cl) C O > 0 Q 0)CO (n .N C C O 2 O - -C 9 0 0 0 0 N CO O) O Q O Q a) E G — CI)N a3 O 0 E U °) C 0 E a) O CO 0 N 0- (na O O ca CJ O -0 �O 0 0 E . N0 CO cii co O 0 CO O (n O) > -o U 0 E E . --E..O O U N .co a) .E 0 0 a) o COX E co p -0 = 0 -.�-. C N co 0 �Q _ tO N U CDO) ai O p :E 'O 00 .4-' O 'O co O C in E O 5 " U O O O _co.- (n :V) CO 'O 70_c p O Q i a) U 0 co _ C t x x O p .�-. 'O 0 C Q .j O C C O p -0 5 CO C O` N �. _ C 70 [p d .y O' -O 0 E CO - .O : _C Pn a) = 0 0 O_ -O .0N (n 0 O CD _CD N C -= a) E - U C 0 E 0- TO CO E O o (° c a) (n m o a) C.)s a`- a) > v) O Oo 0 LL CD .O c6 CD a) 15 a) �) O E N O 0•C ', (B a) 0 N C = 003 _ C g O U O () a) 0 N O5 0)OO U- N U Z Z co C C O u) m O O 4E in E" = N U X O Cl) t O N c6 0 — FCI _ C C m 5 Z Q O O (n al () (n .0 U 0 0 c O 0 ° . 0 M ° V CLri N N N N n 26. Planned shopping center (mall) up to 500,000 square fe a) N onal education if associated with an established aviation, manufacturing or indu 27. Schools for professional and v 28. Secure community transition facility, subject to the following location restrictions: 0 c6 O 0 (6 0 O N O a) 0 (o co 7 0 0 2 V) O O O a) 0 co N cn O O a) E O N U 0 0 Q U) a) 0 2 a) a) c6 co >, 0 (0 _ .E >, E 0 E E O 0 0 O U N LE 0 >y a3 In or within 1,000 feet of any residential zone. 0 ai 0 m 0( a 0 0 a) 0 a) E as O CO CN O O O 0 Ct N 0 cocn >. 0 CO > CO CO 0 0 co E O O O) co O 0 0 O 0 V) L O U O (n 0 al >' CO CL O co ,as 0 a)ass E O _o O O d (n0 C 0 U a3 Es- 227 (v N N 0_ sO LO O 'S c 0 0- O O in co oci as f6 C i J F- -O O O L -N N O O N (n -0 O O .� O N O O -U s aui U (O T EO Q -N O _C 0 :15) _ -p G G 0 O E a>O O U o U CO L) 0 "O 0 U G O O a> E to C s 0 LE co CO 0 2� 0 .0 p - O G U 0 O Q O O O .co O d N C U (i- (O co CO 0 0_ -O o_ N n O O O co O V a) 0- 0 O 0 (i) p > O m C- GO O mu) O G C O � O '� s 0 0 L Q� O co N O O c t6 O - O G 4 O Tr) a> as. .LO-. .G L LC) — > a' 0 E 0 co._ 'O E O C] E 0, OU U .O O 0 > c > U CD (n 'N Q O p- L O o E Q Z o0 F- 3 O s O o cD 0 .E LL_ aci G — G O _a L (n corri a) co O N > O N = O U O tE Q O u) cA (O Y O C (O 0 0 as G 0 O 0 0 a) O 'O G -C E O.O_, > 6 O- L C6 0 0 a)E 0. n O 0 O O 20 U U L � � O a) o) a) .L-. E C2 OL U QQ (O E tri' .0 a>a) - as t0 V- _(6 GO 4) -u") O O) as F -5 E E Oo E U 0-. 0o < n 40 Q 0 0 0 O 0- 0 .0-. O J v_ O 0 O G o i O a)d O O s G co a,O (o) LLI - 0. O F CO O L U (a O O O O O E O 0 0 O O G 0 O E O O O Ca co 0_ CO a)C.) O 0 G O 0 O_ (O O L G L N 0 O CO 0 E -G O N -O C (n O cO 0 E E O O 0 � O co = (O p 0 (n 5 (n N O O (O G O G CO G O N c O E E O 0 o O L COO N G CO CO 0 L 0 cn O 0_ o � G C6 -0 O (O N O (n 0 0 0 L �(O- 017) 0 0 a co) 0) O N 30. No night clubs. ment establishments and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens (n L o C E 0 a>CD CO ZO E ao) -o ? -� o'' a co _0 0 E 0 N 5 X (n N G — 0_ asL O O O %�j O COO 'O 0- 00 O 0 0 O N O 0 s C' 0 U O Q.. u, C .._. N N 'p 6 C LL o ) N (n ' O O 5 G >+ y O O -0 Cn 0 0 L C6 'X -0 CO CO P O O) O O O o 0 O p >, "- co c O Cr, O = co . .LO G 10 N O N 0 CO.0 .E co 0 0 O) CO -X COj O L 'O G (O O N (O - = Y O L d 0 (O �+ Q U > 'O co O -G E C_ -a i a_O O _ _ O y 0 O O 0 0 0 0 �+-- CO O G i_ -.L-N> 0 0 (6 G O G O -_ -�• 0- N pOj G p ) CO O E O O N OL--. G O E- G C) 'O cn N N V > O O N 0 U 0 0 (O O O C o O L 0 -0 G ZT E O O V) p L p ,� O_ 00 N ... EO i' N a" 0 O Q N � O `O 2 0_'o O >+ O 0_ -0 U (O >O (6 as i O = CO "O' 0. -- 0- O G p s .2 C O 0 cri 0 U z� Q o n cis E o 0 in O 0- +L-. O 0) (/) . X , - CO 0) 0 0 O a>a)0 a)C >i O E.D. a) O c O E 2 2 Q 0 G U G - U 0 -0 0 CO O = O Q .L.-. a) V O U O' O 0. 2.O 0_ p . G L • E N 0 G L-. 7.0 > 0 > — CO 0 >> f/) 0 L O > 0 ' 0) C) G O s C- CO N > LO-.LO 7 j .>i c6 O V O L L (4 0)'0 O C) O .` 0) c G o 0 G CO L-. (1) G Q (6 o 'O O O 43 Es co -O U L O s o 22 LE C6 0. 0 G o O Q O 0,� CS E O so_ 'O p & = O L a)C O LL -E (O >" Q S a' E •n -0 o Y (n F- O E 0 C) CO O (O `- O G 0 0 0 0' ?� O N O G X 0 O -� 0 O cn 0) -p 0 0 d- 0 0 C O Y (n 0 N G N OL -V CO O L (O -0 'S -0 i N 0_ U E _c aim O_, Q-C� api �OOOU >o (n:!>>s Oc 5 O v) EO vOi .s 5 U 0 0-(6 Op OCnE U O5 m oomQ ZO. , 0-O5v°)i C (4 O O 2O N O 5- O 5 O L _a 0) O O L-. � S , > O -O 0 E kq 5 N G -O G O O E O O p .� ._ .., O o 0 C6 N 0_ OC.0 > E 0 -5 ).= O 0 O -E G O'S Q� C O 0 "X L al C U > Lc O a) 3 0 (6 - (0 o m (o (� -O c E o E c a) 0 c _ -Q 0 '> -� Q N Y U = ("4 3 0 (/) o v O (n o U o —>" O a N CO co G ¢ (/) G CO 0 -V) CV Lsi (O G O cvi CO 2 O 'p 0 coM cr) N E 0 O LD 6_0 ion, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms. 34. Allow if the following are provided: a full -service restaurant and a Class A liquor license, 24-hour staffed a X O 0 0 -N O 0 0 a = N O 0 O 00 L O O O O "O 01'5 O O Oo O C 2 O O L OO U 0 -0 L O C O o O 0 C) 0 c -C O c E O O a) 4- (>4 Q L E = 0 E G O a) O N 0 o o Q U O CO 0 228 37. Subject to the criteria and conditions at TMC 18.50.250 and 18.50.270. 38. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270. 39. Tiny Home Villages are permitted, subject to the criteria and conditions at TMC Sections 18.50.240 and 18.50.270. 229 Exhibit C Figure 18-7—Required Number of Parking Spaces for Automobiles and Bicycles NOTE: Automobile parking requirements for TUC -RC, TUC-TOD and TUC -Pond Districts are listed in TK4CSection 18.28.2O0. Use Automobile Standard Bicycle Standard Single-family and multi family dwellings 2for each dwelling unit that 1 additional space for ov*py-2 For multi family, 1Space per 10with parking stalls, o No bedrooms inexcess of minimum of spaces. 3 bedrooms in a dwelling fumi|y .N/A unit. Additional may bo parking required for home occupation o+a* otherwise hythis title. proved Kdd8ef-lousioqdweUinqs Within one half milc of a N/A Middle ||iijg§ not within one-half mHe of a Liiaiprtransit stop N/A Multi -family dwmUing�within O75for each studio 1foraachunabedmumunit�I b���[ For multi -family, 1 space per 10parking�aUn �i�haminimumof 2opaceo. ' Gne-`--#ef-m*_,�� *�st\*e�**��*��ran: eee�**e��aetfour times hour for twelve per ormore hours day. per larger Accessory dwelling oni1-, 14mF-e�e�++�� N/A Accessory dwelling No parking required N/A units within one mile major transit quarter o/astop ' ~ to5O% area median OJ5for each studio For family, 1 1 for each one bedroom unit multi apace per 10 rooms or parking stalls, with a minimum a, 2-spaces. Na~oeeukremmntfor single income within one quarter mile a transit stop that family. of larger least two times hour for per twelve ormore hours per day. *See RCVV0070A.O20(1) 230 Multi -family and mixed -use residential (in the Urban Renewal Overlay (URO)) One for each dwelling unit that contains up to one bedroom. 0.5 additional spaces for every bedroom in excess of one bedroom in a multi- family dwelling unit. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential spaces on site. An additional space shall be provided for developments with over 200 parking spaces. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available One secure, covered, ground - level bicycle parking space shall be provided for every four residential units in a mixed -use or multi -family development. Senior citizen housing For 15 units or less, 1 space per dwelling unit. For dwellings with more than 15 units, a minimum of 15 spaces are required, plus 1 space per 2 dwelling units. 1 space per 50 parking stalls, with a minimum of 2 spaces. Senior citizen housing and housing for persons with disabilities within one- quarter mile of a transit stop that receives transit service at least four times per hour for twelve or more hours per day. *See RCW 36.70A.620(2) 1 for 15 beds with a minimum of 2, to accommodate staff and visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Religious facilities, mortuaries and funeral homes 1 for each 4 fixed seats 1 space per 50 parking stalls, with a minimum of 2 spaces. Convalescent/nursing/ rest homes 1 for every 4 beds with a minimum of 10 stalls 1 space per 50 parking stalls, with a minimum of 2 spaces. Food stores and markets 1 for each 300 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 50 parking stalls, with a minimum of 2 spaces Hospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 spaces. Hotels, motels and extended stay 1 for each room, plus one employee space for each 20 rooms, rounded to the next highest figure 1 space per 50 parking stalls, with a minimum of 2 spaces. Manufacturing 1 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. 231 Office, commercial and professional buildings, banks, dental and medical clinics 3.0 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers, and private clubs Post offices 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 space per 50 parking stalls, with a minimum of 2 spaces. 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant 1 for each 100 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant, fast food Retail sales, bulk 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 1 space per 50 parking stalls, with a minimum of 2 spaces. 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail sales, general 4 for each 1,000 square feet of usable floor area if located within the TVS zoning district; 2.5 for each 1,000 square feet of usable floor area if located in any other zoning district. NOTE: Reference TMC Section 18.28.260 for TUC Districts. 1 space per 50 parking stalls, with a minimum of 2 spaces. Schools, elementary & junior high 1.5 for each staff member 1 space per classroom Shopping center (mall), planned, per usable floor area size, as listed below: 500,000 sq. ft. or larger 5 for every 1,000 square feet 1 space per 50 parking stalls, with a minimum of 2 spaces. 25,000 — 499,999 sq. ft. 4 for every 1,000 square feet 1 space per 50 parking stalls, with a minimum of 2 spaces. Taverns 1 for every 4 persons based on occupancy load. 1 space per 50 parking stalls, with a minimum of 2 spaces. Theaters Warehousing 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 minimum of 2 spaces. 232 COUNCIL AGENDA SYNOPSIS Initialr Meeting Date Prepared by Mayor's review Council review 6/9/25 CT ITEM INFORMATION IrEMNo. Spec 2.A. STAFF SPONSOR: THOMAS MCLEOD ORIGINAL AGENDA DATE: AGENDA ITEM TITLE Confirm appointment of Jen Tetatzin to the position of Public Works Director CATEGORY ❑ Discussion Mtg Date Motion Mtg Date 6/9/25 Resolution Mtg Date ❑ Ordinance Mtg Dale E Bid Award Mtg Date E Public Hearing Mtg Date ❑ Other Mtg Date SPONSOR ❑ Council n Mayor ❑ .Admin Svcs ❑ DCD ❑ Finance ❑ Fire ❑ P&R ❑ Po/ice ❑ PW SPONSOR'S SUMMARY Council is being asked to confirm the appointment of Jen Tetatzin to the position of Public Works Director, effective June 16, 2025. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ LTAC ❑ Arts Comm. ❑ Parks Comm. DATE: N/A COMMITTEE CHAIR: (� Planning & Community Dev. ❑ Planning Comm. RECOMMENDATIONS: SPONSOR/ADMIN. COMMITTEE N/A COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 6/9/25 MTG. DATE ATTACHMENTS 6/9/25 Informational Memorandum dated 6/3/2025 Jen Tetatzin Resume 233 City of Tukwila Thomas McLeod, Mayor INFORMATIONAL MEMORANDUM TO: City Council FROM: Mayor McLeod DATE: June 3, 2024 SUBJECT: Confirmation of Jen Tetatzin as Public Works Director ISSUE The Mayor is requesting the confirmation of Jen Tetatzin to the position of Public Works Director, effective June 16, 2025. BACKGROUND After a competitive hiring process, including multiple rounds of interviews, I am pleased to appoint to the position of Public Works Director, Jen Tetatzin. Pursuant to Tukwila Municipal Code 2.12.010, the appointment requires City Council confirmation. Ms. Tetatzin has over 25 years of Engineering and Public Works experience. She has a Master of Science, Civil & Environmental Engineering from the University of California, Berkeley and did her undergraduate work at California State University, Sacramento. Ms. Tetatzin has served as a county Planning and Public Works Director and has led public works, engineering, and construction management organizations supporting military bases and contingency operations. Her capabilities include financial stewardship, supervision of division managers, engineering and construction management, oversight of utilities, equipment fleet, climate resilience and sustainability planning, flood control and watershed planning, encampment response, transportation programs, maintenance facilities, and comprehensive planning. She is passionate about delivering safe, reliable, and affordable services to the public. RECOMMENDATION I recommend the appointment of Jen Tetatzin as Public Works Director, effective June 16, 2025, be confirmed by Council at the June 9, 2025, Special meeting. ATTACHMENT Resume 234 JEN TETATZI , PE, P PUBLIC WORKS DIRECTOR SMALL BUSINESS OWNER P PROFILE Experienced and versatile leader with over 25 years developing and leading engineering, construction, and public works organizations delivering facilities, utilities, and transportation systems. I build effective programs and resilient teams that exceed expectations through collaboration, strategic engagement, and proactive leadership that is based on a standard of excellence, customer service, teamwork, and respect for diverse perspectives. LICENSES & CERTIFICATIONS • Professional Civil Engineer • Project Management Professional • Lean Six Sigma Green Belt ACTIVITIES AND INTERESTS Hiking • Travel • Foreign Languages • Financial Literacy • STEM Mentor PROFESSIONAL ASSOCIATIONS • American Public Works Assoc • American Society of Civil Engrs • American Water Works Assoc • Society of American Military Engrs • Project Management Institute E PEIE CE OWNER, NEXTGOV SOLUTIONS, TACOMA, WA JAN 2025 - PRESENT Management and engineering consulting services for agencies working to deliver more reliable, resilient, and efficient infrastructure systems and services to the public. PLANNING AND PUBLIC WORKS DIRECTOR, PIERCE COUNTY, TACOMA, WA MAR 2021-JAN 2025 Leadership and engineering oversight for over 800 employees delivering reliable and safe utility and transportation systems, integrated planning, permitting, sustainability, and code enforcement programs. Managed a $1.1B biennial budget, forecasting revenues and controlling costs across 14 major funds and setting utility rates, equipment rental rates, and permitting fees. Served as SEPA Responsible Official and County Engineer. SR PRINCIPAL PROGRAM ADVISOR, CONCURRENT TECHNOLOGIES CORP, WASH DC DEC 2018 - MAR 2021 Led a team of 27 staff and advised DoD senior leadership on energy, transportation, and utilities strategy, policy, staffing, and technical requirements for resilient infrastructure and innovative financing programs across 24 military installations. CIVIL ENGINEER CORPS OFFICER, US NAVY SEP 1997 - DEC 2018 Various assignments leading engineering, public works, and construction management operations in support of national security and defense readiness. Career encompassed all aspects of fleet, utilities, and facilities asset management, operations, maintenance, capital project financing, program and project management for DoD operations worldwide. E , C A:TI MASTER OF SCIENCE, CIVIL & ENVIRONMENTAL ENGINEERING UNIVERSITY OF CALIFORNIA, BERKELEY BACHELOR OF SCIENCE, CIVIL ENGINEERING & SPANISH MINOR CALIFORNIA STATE UNIVERSITY, SACRAMENTO 235 MEETING 1 — REGULAR JUNE 2 Tentative Agenda Schedule MEETING 2 — C.O.W. JUNE 9 MEETING 3 — REGULAR JUNE 16 MEETING 4 — C.O.W. See below links for the agenda packets to view the agenda items: June 2, 2025 Work Session - Cancelled June 2, 2025 Regular Meeting See below links for the agenda packets to view the agenda items: June 9, 2025 Committee of the Whole / Special Meeting WORK SESSION City Compensation Policy Review (Resolution No. 1951). REGULAR MEETING CONSENT AGENDA - Ordinance amending the Middle Housing, Accessory Dwelling Unit and Objective Design Standards Code. - Contract amendment for B-Force Parks Security Services. - Resolution adopting the 2026-2031Transportation Improvement Program. - Resolution adopting the 2026 Work Plan and Operating Budget for South King Housing & Homelessness Partners (SKHHP). - Agreement with Gallagher for Employee Benefit Broker Services. - Resolution regarding disposition of Fire Station #51; and declaring surplus & authorize agreement with broker. JUNE 23 PUBLIC HEARING - Ordinance adopting Commute Trip Reduction Plan. Special Meeting to follow the Committee of the Whole Meeting. NEW BUSINESS - Ordinance adopting Commute Trip Reduction Plan. MEETING 1 — REGULAR JULY 7 WORK SESSION Work Session cancelled. REGULAR MEETING Regular Meeting cancelled. MEETING 2 — C.O.W. JULY 14 SPECIAL ISSUES - Resolutions adopting City Investment and Debt Policies. - Resolution adopting City Compensation Policy. JULY 21 MEETING 3 — REGULAR WORK SESSION 2024-2025 Human Services update. REGULAR MEETING UNFINISHED BUSINESS - Project update on Recreation Programming Plan and Tukwila Community Center Business Plan. Resolutions adopting City Investment and Debt Policies. Resolution adopting City Compensation Policy. Grant from Commerce / EPA for Critical Area Ordinance and NPDES item. MEETING 4 — C.O.W. JULY 28 236