HomeMy WebLinkAboutPlanning 2025-07-24 Item 6 - Tukwila International Blvd: TMC Updates - Staff Report and Attachments TO: Tukwila Planning Commission
FROM: Nora Gierloff, AICP, Community Development Director
BY: Isaac Gloor, Senior Planner, DCD
DATE: July 24, 2025
SUBJECT: Tukwila International Boulevard: TMC Updates
ISSUE
The City is proposing potential modifications to development standards within designated zoning
districts associated with the Tukwila International Boulevard (TIB) neighborhood.
In May, the Commission reviewed the history of the City’s efforts to implement the community’s
vision for the TIB neighborhood and considered the regulatory barriers that contribute toward the
neighborhood’s lack of development. In June, the Commission analyzed staff’s proposals for
amendments to the City’s development regulations that would better align the Tukwila Municipal
Code (TMC) with the community’s vision, real estate market realities, and the goals of the
Comprehensive Plan.
This meeting aims to continue the review of the proposed amendments to the TMC, with the goal of
refining the proposal in anticipation of the Planning Commission’s Public Hearing on this topic in
August. In addition, this document contains information regarding other proposed zoning code
amendments for which consolidation with the TIB neighborhood’s amendments is prudent.
DISCUSSION
Background
At the June meeting, City Staff proposed to retain the existing RC and NCC zoning districts and re-
write the underlying development standards. This proposal would remove the neighborhood’s
overlays (Commercial Redevelopment, Special Height, and Urban Renewal), adopt new multifamily
design standards, amend the parking requirements and the table of allowed uses, introduce a
development incentive program, and adopt a residential tenant displacement program. This
pathway was chosen to allow the Department to accomplish the goals of this project without
requiring technical updates to the Comprehensive Plan.
The Planning Commission provided valuable feedback and requested that City Staff explore:
• Code restrictions on single-stair buildings.
• Increases to the proposed baseline height limits.
• Increases to the proposed baseline maximum building widths.
• ADA parking requirements.
• Methods of incentivizing small retail spaces.
• Removing green building standards and the provision of affordable housing as a potential
incentive option.
• Challenges that may arise from the proposed Tenant Displacement Program.
The following pages will include staff’s analysis of the ideas presented in the feedback and
highlight potential changes to the proposal that the Planning Commission considered previously. 5
INFORMATIONAL MEMO
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Single-Stair Buildings
Tukwila’s regulations for life-safety standards for new buildings are based on those adopted by
Washington State overall. Like most jurisdictions in the nation, Tukwila’s standards require
multifamily buildings taller than three stories to feature two stairwells on opposite ends of a
corridor. This requirement is intended to ensure that occupants can escape from a building if one
of the stairwells is compromised. In recent years, however, this requirement has come under
closer scrutiny, with criticism being aimed at:
• the fact that the USA is something of an international outlier with this requirement, in that other
nations are generally less restrictive on single-stair building heights.
• the fact that many jurisdictions, including most notably Seattle, already permit single-stair
buildings at heights greater than 3 stories. Seattle has permitted single-stair residential
buildings up to 6 stories since 1977.
• requiring more than a single-stair increases the construction and long-term costs of buildings,
due to the cost of the stairs themselves, but also because they take up extra space and require
corridors spanning the length of a building to allow egress for all units to each stair. A study by
Pew Charitable Trusts found that single-stair designs can lower apartment costs by 6-13%,
compared to standard construction.
• the inherent inefficiencies and relative lack of desirability of buildings with more than one stair,
given that double-staired buildings require long, enclosed corridors, result in building layouts
with less available light for each residential unit, and can require larger buildings overall.
Recognizing that there is value in adding additional flexibility to the State’s building codes, the
legislature adopted, and the Governor signed, SB 5491 in 2023. This bill requires the State Building
Code Council, which adopts the Statewide building code, to adopt or amend regulations as
necessary to permit single-stair residential buildings up to 6 stories tall in time for the next
International Building Code update, which will likely be adopted statewide in 2026.
DCD staff consulted with the City’s Fire Department and Building Division and will bring the
updated State code implementing SB 5491 to Council for adoption when it is released. This means
that Tukwila will likely permit outright 6 story single-stair residential buildings at some point in
2026.
Staff have reviewed the proposed updates to the RC and NCC zoning district, and the City’s current
zoning standards, and have confirmed that there are no obvious regulatory barriers to single-stair
buildings, should the building code support their construction.
Increases to Proposed Baseline Height Limits
The draft height limits proposed for the revised RC and NCC zoning districts are as shown in
Attachments 1 and 2. Generally, the height limits were chosen with the goal of allowing a
reasonable level of development as a baseline, with greater heights possible should the developer
voluntarily opt in to an incentive program and provide community amenities. The proposed
baseline heights are 65 feet in some areas of the RC and NCC zoning districts.
At the June Planning Commission meeting, it was mentioned that heights of 65 feet may not be
desirable for development. For profitability, most mid-rise buildings constructed today aim for a
height of 7 stories. At heights lower than 7 stories, some properties may find it challenging to
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recoup investment given the
proportionately lower number of dwelling
units capable of being constructed. As an
example, the Tukwila Village development
(Figure 1) achieves a height of 70 feet, as
does the new Prose Southcenter residential
building.
However, staff recommends keeping
baseline height limits at 65 feet for those
areas within the RC and NCC zoning
districts north of S 148th Street. The primary
reason for this is because of the proposed
Development Incentive Program, which
aims to allow increased development capacity in exchange for the provision of benefits to the
Tukwila community.
The goal with the baseline development standards is to permit development that is desirable for
the community and financially feasible to construct. In some cases, the standards may be slightly
less dense than desired by a developer. The Development Incentive Program’s goal is to produce
additional benefits for the Tukwila community by capitalizing on developer demand for greater
density in this location.
If baseline height limits perfectly match or exceed the desired heights of development, there may
not be any reason for a property developer to participate in the Development Incentive Program.
Conversely, development would be stifled if participation in the Development Incentive Program is
challenging, overly onerous, or prohibitively costly.
Staff’s proposal aims to thread that needle by providing a reasonable baseline height in all areas
and setting the requirements for participation in the Development Incentive Program at a level that
are feasible for the scale of development anticipated. For example, a developer could achieve
incentive heights after providing any of the following:
• A greater percentage of 2- or 3-bedroom homes than is typical for multi-family construction.
• Enhancements to the streetscape greater than that required.
• A pedestrian pathway or promenade that breaks up the neighborhood’s large blocks.
• Active recreation areas for public use, such as sport courts, child play areas, dog parks, etc.
• See Attachment 3 to review all proposed pathways for compliance with the Development
Incentive Program.
Throughout the NCC and RC zoning districts near TIB, baseline heights would permit buildings of 6-
9 stories (65-90 feet). Participation in the Development Incentive Program would unlock heights
ranging from 9 stories (90 feet, for those areas furthest from the Link Light Rail station) to no zoning
code restrictions on height (near the station itself).
Increases to Proposed Maximum Building Widths
The draft maximum building widths proposed for the RC and NCC zoning districts, as presented to
the Planning Commission at the June meeting, was 130 feet. This requirement would mean that no
building could extend for longer than 130 feet on a frontage, requiring that developers break their
buildings up into multiple structures.
Figure 1: Tukwila Village
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The purpose of this requirement was
to ensure that development not
overwhelm the streetscape with
large, unbroken wall faces, which
can contribute to a sterile, non-
vibrant streetscape. The
Commission highlighted, however,
examples of other buildings that
possibly avoid these negative
externalities while exceeding 130
feet of width. A notable example of
this is the Polaris and Adara
buildings at SeaTac, directly kitty-
corner to the TIB Link Light Rail
station.
Staff agrees that the original
maximum building width of 130 feet
could restrict desirable development
and proposes to remove this
restriction from the RC and NCC
zoning districts. To combat the
possible unattractive and negative
effects of long, unbroken building
facades, staff proposes that these
lengths be mitigated through multi-
family and mixed use building design
standards (see Attachment 4) that
require the installation of a
combination of design features,
such as changes in color and
materials, bay windows, porches, canopies, changes in rooflines, or other features, every 30 feet.
Accessible Parking
A question was raised regarding whether accessible parking would be required for new
construction, even in scenarios where the proposal would remove minimum parking requirements.
The Americans with Disabilities Act (ADA) requires that if parking is provided, a certain quantity of
the stalls accommodate disabled persons or be designated for the exclusive use by those with a
state issued disability placard. Any mandatory or voluntary parking that is installed by a developer
would be required to comply with the ADA standards. As most new development is likely to include
at least some parking, it’s expected that most development would be required to install accessible
parking spaces.
The ADA does not, however, require that accessible parking be provided in situations where no
parking is proposed. While it’s expected that most new construction will include some amount of
parking, no parking would be required by the proposed code near the City’s best transit resources.
If a structure is built with no parking, it would not be required to provide accessible parking. It is
perhaps important to note that buildings without parking are not inherently less accessible to those
with disabilities. The Federal Bureau of Transportation Statistics finds that only ~53% of Americans
with disabilities drive, making them much less likely to drive than Americans without disabilities,
who drive at a rate of over 78%. Larger multi-family buildings, like those that may be built without
Figure 2: Polaris at SeaTac
Façade Length: ~145 feet
Figure 3: Tukwila Village
Façade Length: ~150 feet
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parking, are also much more likely to feature accessible homes than other kinds of homes, due to
ADA requirements applying to their entryways and common areas and the presence of elevators in
most buildings. Neither single-family homes nor middle housing products are required to be
accessible by the ADA.
Incentivizing Small-Scale Retail
The commission requested that Staff
investigate methods of incentivizing small-
scale retail spaces. Staff agrees that these
kinds of spaces foster the types of small and
independent businesses that make a
neighborhood feel more vibrant.
Development that provides commercial
space typically prefers to do so via large
spaces. Those spaces are well suited to
tenants that require large floorplans, such as
grocery stores. While large spaces can be
hard to fill, they also can command larger
rents and require less marketing overall, as
there are fewer spaces that need to be
leased. A single large space is also cheaper to
construct than multiple small spaces.
Small retail spaces are often easier to fill, as there are a greater variety of potential business
tenants. However, they may be somewhat less desirable due to the costs of construction, lower
rents, and lease marketing required.
To encourage development to provide spaces for small businesses, staff proposes to add their
inclusion to the Development Incentive Program (see Attachment 3). The proposal would define
these spaces as “Leasable retail or commercial spaces that do not exceed 3,000 square feet.”
Each addition of a space that meets that definition would allow a developer to claim 0.25 points for
each small-scale retail space constructed. Accumulation of 1.0 point or more would allow a
developer to use the incentive heights found in the zoning district’s standards.
Development Incentive Options
At the June Commission meeting, there was some debate about the specific options for
compliance with the Development Incentive Program: the green building option; and the affordable
housing option. Those two items are expanded upon below.
Living Building Challenge Certification
The Living Building Challenge (LBC) is an international green building certification program,
administered by the International Living Future Institute (ILFI), that defines an advanced measure of
sustainability for buildings and landscapes. LBC's goal is to create buildings that generate more
energy than they use, capture and treat all water on site, and are made using healthy materials.
This program exists as an incentive in the City of Seattle, where buildings participating in this
program can take advantage of greater heights in some zones. This means that at least some
developers with experience in the Puget Sound region have familiarity with this building standard.
Figure 4: Small Business Space, Seattle
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The inclusion of this certification is intended to help achieve goals and policies of the
Comprehensive Plan relating to protection and preservation of the City’s natural environment and
climate. Some of those goals and policies are cited below:
• Goal EN-1:
“The City’s air, land, and water resources are restored and protected for future generations
and are resilient to a changing climate.”
o Policy EN-1.5:
“Develop and implement programs that encourage and incentivize Tukwila
residents and businesses to take active measures to protect, enhance, and plan
for changing conditions of Tukwila’s natural environment to increase climate
resiliency. Such measures could include, but are not limited to, the use of Low
Impact Development (LID) techniques, natural streambank restoration, non-toxic
lawn care, and composting and recycling.”
• Goal EN-13:
“Tukwila infrastructure and investments enable Tukwila residents to make choices that emit
lower greenhouse gas emissions.”
o Policy EN-13.2(d):
“Support and provide incentives to increase the percentage of new development
and redevelopment– both public and private–to be built at higher-performing
energy and environmental standards.”
These goals and policies direct the City to
provide incentives to facilitate the construction
of buildings that have reduced impacts to their
local environment and the climate more broadly.
Participation in the LBC commonly results in
public improvements such as frontage rain
gardens and increased landscaping.
As currently proposed, participation in the LBC
would grant the property developer 1 Point in the
Development Incentive Program, which is the
minimum required to obtain the incentive heights
proposed.
Affordable Housing Options
The proposed Development Incentive Program
includes an option that would grant increased
heights to any project which dedicates at least
20% of all units as affordable to those earning
80% or less of the King County Area Median
Income. The affordability of those homes would
be required to be upheld for at least 12 years.
Figure 5: Living Building Program Compliant
Structure, Seattle
Rain Garden Frontage
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The inclusion of this option is intended to help achieve goals and policies of the Comprehensive
Plan relating to the promotion of affordable housing in the City. Some of those goals and policies
are below:
• Goal H2:
“Promote safe, healthy, and affordable housing choices for residents of all income
levels.”
o Policy H2.2:
“Encourage housing development affordable to all income segments sufficient to
meet needs consistent with adopted targets.”
o Policy H2.3:
“Encourage the creation of housing for different income levels in residential areas
throughout the City.”
This goal and its policies direct the City to encourage and promote affordable housing production.
On its own, new housing construction lowers housing pressure by increasing the supply of homes,
resulting in fewer people competing for the same living spaces. If housing construction keeps up
with or outpaces housing demand, home and rental prices overall may stabilize or even fall.
However, there is still a need for housing that is dedicated for those with lower incomes. New
construction, unless built by a nonprofit, is rarely affordable to those earning even the median
income. Additionally, mixed income communities, such as a market-rate apartment building with
some affordable homes, have been shown to have positive benefits across income levels.
Tenant Displacement Program
The proposed Tenant Displacement Program represents Staff’s efforts to ensure that new
development that proposes to displace low income tenants provide aid to those residents, so that
they can better find and afford a new home.
The City has already implemented a Relocation Assistance Program, as required by State law. Any
tenant that is displaced due to their dwelling being condemned or deemed unlawful to occupy due
to the negligence or lack of maintenance of the property owner / landlord is eligible to receive
$2,000, or three months’ rent, whichever is greater. That amount is paid by the landlord.
The proposed Tenant Displacement Program operates under a similar framework. However,
instead of applying in cases of owner negligence, it applies in cases where an owner proposes
redevelopment of the tenant’s home (such as demolition or major renovations that require the
owner to terminate the tenant’s lease). It would provide 6-months of notice to tenants who are
being displaced in such a manner and would allow tenants who earn half of King County’s median
income or less to claim Relocation Assistance funds. The amount of relocation assistance would
be $4,000, or two months’ rent, whichever is greater, paid by the landlord / property owner.
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Below is an example of this in practice. The example is of a typical older apartment building in
Tukwila — to avoid referencing a specific building in this document, identifying information has
been omitted. Note that 50% of King County Area Median Income (considered “Very-Low” income)
corresponds with the following incomes:
for a 1 person household: $55,000 annually
for a 4 person household: $78,500 annually
• Building Statistics:
o 20 dwellings units, motel style construction
o Built: 1967
o Within NCC zoning district.
o Lot size: 26,400 square feet
o Building value: $2.5 million
o Current rental cost (2 bedroom unit): $1,600 per month
• Maximum due if the owner proposes to redevelop and all eligible tenants claim relocation
assistance. Note this is a one-time sum; no ongoing assistance is required.
o If 5% of households are “Very-Low” income:
§ $4,000
o If 50% of households are “Very-Low” income:
§ $40,000
o If 100% of households are “Very-Low” income:
§ $80,000
• Approximate value of a 200-300 dwelling unit replacement building: $20-30 million
o Relocation assistance costs as a percentage of the total investment:
§ Between 0.01% and 4%
o Amount the developer would need to charge to recoup relocation assistance
costs within one year of the new building’s opening:
§ Lower limit of this scenario (one displaced household is “Very-Low”
income and new construction includes 300 units):
• $1.11 / month for 12 months.
§ Upper limit of this scenario (all displaced households are “Very-Low”
income and new construction includes 200 units):
• $33.33 / month for 12 months
The costs to development resulting from this program are expected to be minor, both in terms of
assistance paid and in terms of the additional notice times. This is because a) relatively few
residential projects propose to displace current tenants; b) large multi-family redevelopment
projects typically operate under the time horizon of multiple years, rendering longer notice periods
less onerous; c) only a fraction of households that may be displaced are likely to be eligible for and
submit the required applications to receive relocation assistance, and d) the quantity of relocation
assistance paid by a developer represents only a small fraction of the value of a new multifamily
building.
This relatively small sum paid by a land developer can produce large benefits to “Very-Low”
income tenants. Often, tenants who are displaced struggle to afford the deposits or upfront fees
due at move-in to a new home. The goal of this program is to assist these tenants by giving them
additional time to find a new home, and additional funds to afford to move into it.
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Staff has determined that any adoption of a Tenant Displacement Program requires coordination
with the City’s codified Relocation Assistance Program. The existing program exists outside of the
Zoning Code’s regulatory framework, and is instead found in TMC Title 8, “Public Peace & Safety”,
which is administered by other City departments and not the Department of Community
Development. Should this program proceed, Staff will work the City’s Legislative Analyst to ensure
that the City’s codes are cohesive and well incorporated.
Miscellaneous Changes
Co-Living Housing
In 2024, the State legislature adopted, and the Governor signed, House Bill 1998. This bill requires
that all cities, including Tukwila, permit co-living housing on any parcel where the underlying zoning
permits 6 multifamily dwelling units or more. The bill defines co-living housing as:
“A residential development with sleeping units that are independently rented and lockable and
provide living and sleeping space, and residents share kitchen facilities with other sleeping units in
the building.”
These kinds of homes are often also called boarding homes, single room occupancies, or
congregate living facilities. These kinds of homes were more common historically; in recent
decades, restrictive zoning codes have resulted in their almost complete absence.
Co-living housing is a type of housing that can provide rental homes affordable to people with
moderate to low incomes without requiring any public funding. Rents in newly constructed,
market-rate co-living housing in the Puget Sound region can be affordable to people with incomes
as low as 50 percent of area median income.
The bill also included restrictions on the quantity of parking that a City may require for co-living
housing. The state-mandated deadline for adoption of the co-living housing regulations is
December 31, 2025.
As the revisions to the code for the TIB Neighborhood proposal include amendments to the City’s
use table, definitions, and parking table, staff proposes to include the required co-living housing
changes with this package. The state-mandates are prescriptive and clear, and inclusion of them
with the TIB neighborhood updates is proposed for efficiency for Staff, the Planning Commission,
and the City Council.
Marijuana-Related Businesses
The City Council has asked to explore zoning code amendments that would expand the areas that
permit marijuana retailers. The draft Land Use Table (Attachment 7) depicts those zoning districts,
though the edits are subject to change as the Council considers the issue. This minor edit to the
Land Use Table is being consolidated with the TIB neighborhood updates as the ordinances are on
similar timelines.
continued next page 13
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FEEDBACK AND NEXT STEPS
The intended outcome of this meeting is for City Staff to receive guidance from the Commission
regarding the draft zoning code amendments, in anticipation of the Planning Commission’s Public
Hearing on this topic in August.
All substantive draft codes are included as Attachments to this document. Staff welcomes all
feedback; in particular, feedback is requested on the following:
• Is a 65 foot baseline height limit in some parts of the neighborhood reasonable, provided that
greater heights can be unlocked by participation in the Development Incentive Program?
• Do the proposed multi-family design standards adequately mitigate the potential impacts of
long building faces?
• Do the proposed development incentive options incentivize small-scale retail adequately?
• Do the green-building and housing affordability options within the Development Incentive
Program provide benefits worthy of inclusion?
• Does the Commission have concerns regarding the proposed Tenant Displacement Program?
Staff will use the feedback from this meeting to further refine the draft zoning code amendments
ahead of the scheduled August Public Hearing.
Attachments:
• Attachment 1: DRAFT TMC 18.24: Regional Commercial (RC) Zoning District
• Attachment 2: DRAFT TMC 18.22: Neighborhood Commercial Center (NCC) Zoning District
• Attachment 3: DRAFT TMC 18.47 : Development Incentive Program
• Attachment 4: DRAFT TMC 18.60.070, 080: Draft Design Standards
• Attachment 5: DRAFT Residential Displacement Program
• Attachment 6: DRAFT TMC 18.06: Definitions
• Attachment 7: DRAFT TMC Table 18-6: Land Use Table
• Attachment 8: DRAFT TMC Figure 18-7: Minimum Automobile and Bicycle Parking
Requirements
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Attachments 1-8
Table of Contents
Note: Page numbers refer to the black page numbers at the top right of each sheet.
Attachment Number Attachment Name Page
1
DRAFT TMC 18.24:
Regional Commercial District
1
2
DRAFT TMC 18.22:
Neighborhood Commercial
Center
7
3
DRAFT TMC 18.47:
Development Incentive
Program
13
4
DRAFT TMC 18.60.070, 080:
Draft Design Standards
18
5
DRAFT:
Residential Displacement
Program
25
6
DRAFT TMC 18.06:
Definitions
34
7
DRAFT TMC Table 18-6:
Land Uses Allowed By District
39
8
DRAFT TMC Figure 18-7:
Minimum Parking Requirements
70
15
ATTACHMENT 1
DRAFT TMC 18.24: Regional Commercial District
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CHAPTER 18.24
REGIONAL COMMERCIAL
(RC) DISTRICT
Sections:
18.24.010 Purpose
18.24.020 Land Uses Allowed
18.24.030 On-Site Hazardous Substances
18.24.040 Design Standards
18.24.050 Street Frontage Improvements
18.24.060 Dimensional and Density Standards
18.24.010 Purpose
A. This district implements the Regional Commercial (RC) Comprehensive Plan designation. It is intended
to provide for areas characterized by residential, mixed-use, commercial services, offices, lodging,
entertainment, and retail uses.
18.24.020 Land Uses Allowed
A. Refer to TMC 18.09, “Land Uses Allowed by District.”
18.24.030 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.
18.24.040 Design Standards
A. Applicability: All development within the RC zoning district shall be subject to design standards and
procedures in accordance with the provisions found at TMC 18.60, “Design Review”.
18.24.050 Street Frontage Improvements
A. Applicability: In addition to all projects required to install frontage improvements by any other section
or chapter of the Tukwila Municipal Code, all projects that propose to construct new structures that will feature
any use that is not an accessory use shall install frontage improvements in accordance with this section. These
requirements may be waived or altered by the Director of Community Development and the Director of Public
Works via a Type 2 Design Review application if the applicant demonstrates the following:
1. That the proposed project is located on a site for which the frontage was previously improved but
does not comply with the standards of this section, and the project will not result in an increase of multi-
modal visitors to the site of greater than 25% from the previously approved use. The Director may require
the provision of a multi-modal tra[ic study that compares total site-visitation both before and after
construction.
B. Standards: All projects subject to this section shall install improvements on all frontages. In addition
to the following listed standards, improvements shall conform to the street designation determined by the
Department of Public Works or the Department of Community Development, and shall meet the minimum
standards of TMC 17.20.040.H, ‘Street Components and Improvement Requirements’, and the ‘Tukwila
Infrastructure Design and Construction Standards’. In areas of conflict, priority shall be given to this Section
(TMC 18.24.070), then TMC 17.20.040.H, then the ‘Tukwila Infrastructure Design and Construction Standards’.
The improvements required in this section shall be installed only at the back-of-curb and shall not alter the area
of the roadway currently reserved for motor-vehicle tra[ic. Required improvements may be located on private
property if permanent public easements are provided, in accordance with the requirements of the Department
of Public Works.
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1. Sidewalk Zones and Widths: Frontages in the RC zoning district shall feature the following
zones:
(a) Frontage Zone: This area is defined as the area between the property line and pedestrian
clear zone. This zone may be able to accommodate sidewalk cafes, store entrances, retail display, landscaping,
transit stop amenities, or other features that activate and enhance the pedestrian environment. Wider frontage
zones provide more room for future tenants and residents to activate the public right-of-way in a manner
compatible with street trees and other required features between the frontage zone and curb.
(1) Minimum Width: 2 feet.
(b) Pedestrian Clear Zone: This area is defined as the area of the sidewalk corridor that is
specifically reserved for pedestrian travel. Street furniture, street trees, planters, and other vertical elements
such as poles, fire hydrants and street furniture, as well as temporary signs and other items shall not protrude
into the pedestrian clear zone. The minimum width shall be as follows:
(1) Minimum Width:
i. Tukwila International Boulevard and Southcenter Boulevard: 8 feet
ii. All Other Streets: 6 feet
(c) Landscape / Furniture Zone: This area is defined as the area between the roadway curb
face and the front edge of the pedestrian clear zone. This zone bu[ers pedestrians from the adjacent roadway
and is the appropriate location for bioretention cells, rain gardens, street furniture, art, street trees and
vegetation, and includes the 6 inch curb in its dimensions. It is also the preferred location for other elements
such as signage, pedestrian lighting, hydrants, and above and below grade utilities. Clearance and setback
requirements apply to many elements located in the landscape/furniture zone. In transit areas, the landscape /
furniture zone may be utilized for transit patron waiting, boarding and alighting and may include transit signage,
shelters, benches, litter receptacles, real-time display, o[-board payment, and pedestrian scaled lighting.
(1) Minimum Width: The minimum widths shown below may be increased by the
Department on frontages with unique features, including transit stops.
i. Tukwila International Boulevard and Southcenter Boulevard: 8 feet.
ii. All Other Streets: 6 feet.
(2) Trees : Street trees shall be spaced to maximize tree growth based on size. Species
shall be chosen from the City of Tukwila Approved Tree List. Other species may be approved by the Department.
Chosen street tree species shall be non-columnar and shall be chosen from among large species if the planting
location is along Tukwila International Boulevard or Southcenter Boulevard, or from among the medium or large
species if the planting location is along any other street. Planting shall meet the minimum standards of TMC
18.52.
2. Alternative Sidewalk Designs: Alternative sidewalk designs may be approved by the
Department if the alternative design meets the following standards:
(a) The alternative design provides a barrier free, safe pedestrian route; and
(b) The alternative design accommodates all required elements of the sidewalk in the area,
such as transit waiting areas or bicycle parking; and
(b) The alternative design results in fewer removals of existing mature vegetation than would be
required with strict compliance; and/or
(c) The alternative design enables green stormwater infrastructure above stormwater code
requirements; and/or
(d) The alternative design will avoid costly utility relocations that are not recommended by the
Department of Public Works; and/or
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(e) The alternative design allows for more extensive sidewalk improvements (1 block minimum)
compared to strict compliance with the sidewalk standards.
18.24.060 Dimensional and Density Standards
A. Development within the RC district shall conform to the following listed and referenced standards.
1Maximum setback standards may be altered by the Director via a Type 2 Design Review application, provided the applicant
demonstrates that: (i) strict adherence to setback rules will result in costly utility relocations that are not recommended by the
Department of Public Works; or (ii) required sight distance triangles prohibit structures from compliance, and the issue is not
mitigatable by enhancements to the project’s frontage; or (iii) the proposed structure(s) exhibits a unique design or use that is
incompatible with the setback requirement, or that would be better served by an alternative setback. In such cases, the required
setback alteration shall be the minimum necessary to avoid the identified impacts and accomplish the project’s goals.
2Projects may use incentive standards only if the project opts in to and is compliant with the provisions of the Development
Incentive Program found at TMC 18.46.
3Maximum heights are not established by the City of Tukwila for projects on parcels south of S 148th Street that participate in the
Development Incentive Program found at TMC 18.46. Maximum heights may be limited by other standards, including those of the
Federal Aviation Administration.
RC DIMENSIONAL AND DENSITY STANDARDS
Minimum Lot Area None
Residential Density No Maximum
Setbacks1
Fronts, Sides, Rear -
Portions of Structure Below 85 feet
Front, Sides, Rear -
Portions of Structure Above 85 feet
Entrances of Street Facing First-Floor
Homes
Minimum: 6’
Maximum Average: 10’
All other Uses:
Minimum: 0’
Maximum Average: 10’
Abutting Street or Alley
Minimum: 10’
Abutting Adjacent Property
Minimum: 20’
Maximum
Development Coverage
Portions of Buildings Above 90 Feet:
65%
Maximum Floorplates Buildings Which Exceed 90 Feet:
Average must not exceed 12,000 square feet
Ground Floor Uses
Parcels with any frontage on Tukwila International or Southcenter Boulevards:
Non-residential uses required on a minimum of 60% of the ground floor. As part of a
Type 2 Design Review permit, this requirement may be waived if at least 60% of the
ground floor is designed such that it may be “Easily Adaptable”. See TMC 18.06.249.
Minimum Building
Heights 30 feet
Maximum Building
Heights
Parcels south of S 148th
St
Parcels north of S 148th St
& south of S 146th St Parcels north of S 146th St
Base Height:
85 feet
Base Height:
65 feet
Base Height:
65 feet
Incentive Height2:
No Maximum3
Incentive Height2:
130 feet
Incentive Height2:
90 feet
Tower Separation Portions of Buildings Above 90 Feet:
60 feet N/A
19
CHAPTER 18.24
REGIONAL COMMERCIAL
(RC) DISTRICT
Sections:
18.24.010 Purpose
18.24.020 Land Uses Allowed
18.24.030 On-Site Hazardous Substances
18.24.040 Design Review
18.24.050 Basic Development Standards
18.24.010 Purpose
A. This district implements the Regional Commercial (RC) 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.
18.24.020 Land Uses Allowed
A. Refer to TMC 18.09, “Land Uses Allowed by District.”
18.24.030 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.
18.24.040 Design Review
A. See TMC 18.60 for all requirements for Design Review.
18.24.050 Basic Development Standards
A. Development within the RC district shall conform to the following listed and referenced
standards. In the Tukwila International Boulevard corridor, there are circumstances under which these
basic development standards may be waived (see TMC 18.60.020).
20
RC BASIC DEVELOPMENT STANDARDS
Minimum Lot
Area: None
Residential
Density
Where Height Limit is 3 Stories:
4 homes + 1 home / 2000 sf of lot area
Where Height Limit is 6 Stories:
4 homes + 1 home / 622 sf of lot area
Where Height Limit is 10 Stories:
4 homes + 1 home / 512 sf of lot area
Setbacks
Front Second Front / Sides / Rear
20 feet 10 feet
Landscaping Refer to TMC 18.52, “Landscape Requirements,” Table A, for perimeter and
parking lot landscaping requirements.
Maximum Height 35 feet,
unless within Building Height Exception Area (See Figure 18-3)
Recreation
Space
200 square feet per home (1000 square feet minimum)
100 square feet per home for senior citizen housing
(Not required for middle housing dwellings)
Off-street parking
See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 –
Required Number of Parking Spaces for Automobiles & Bicycles
Conversion to
Residential
See TMC 18.50.230, Residential Conversions
21
ATTACHMENT 2
DRAFT TMC 18.22: Neighborhood Commercial Center
22
CHAPTER 18.22
NEIGHBORHOOD COMMERCIAL CENTER
(NCC) DISTRICT
Sections:
18.22.010 Purpose
18.22.020 Land Uses Allowed
18.22.030 On-Site Hazardous Substances
18.22.040 Design Standards
18.22.050 Street Frontage Improvements
18.22.060 Dimensional and Density Standards
18.22.010 Purpose
A. This district implements the Neighborhood Commercial Center (NCC) Comprehensive Plan
designation. It is intended to provide for pedestrian-friendly areas characterized and scaled to serve multiple
residential areas, with a diverse mix of uses.
18.22.020 Land Uses Allowed
A. Refer to TMC 18.09, “Land Uses Allowed by District.”
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.
18.22.040 Design Standards
A. Applicability: All development within the NCC zoning district shall be subject to design standards and
procedures in accordance with the provisions found at TMC 18.60, “Design Review”.
18.22.050 Street Frontage Improvements
A. Applicability: In addition to all projects required to install frontage improvements by any other section
or chapter of the Tukwila Municipal Code, all projects that propose to construct new structures that will feature
any use that is not an accessory use shall install frontage improvements in accordance with this section. These
requirements may be waived or altered by the Director of Community Development and the Director of Public
Works via a Type 2 Design Review application if the applicant demonstrates the following:
1. That the proposed project is located on a site for which the frontage was previously improved but
does not comply with the standards of this section, and the project will not result in an increase of multi-modal
visitors to the site of greater than 25% from the previously approved use. The Director may require the provision
of a multi-modal tra[ic study that compares total site-visitation both before and after construction.
B. Standards: All projects subject to this section shall install improvements on all frontages. In addition
to the following listed standards, improvements shall conform to the street designation determined by the
Department of Public Works or the Department of Community Development, and shall meet the minimum
standards of TMC 17.20.040.H, ‘Street Components and Improvement Requirements’, and the ‘Tukwila
Infrastructure Design and Construction Standards’. In areas of conflict, priority shall be given to this Section
(TMC 18.24.070), then TMC 17.20.040.H, then the ‘Tukwila Infrastructure Design and Construction Standards’.
The improvements required in this section shall be installed only at the back-of-curb and shall not alter the area
of the roadway currently reserved for motor-vehicle tra[ic. Required improvements may be located on private
23
property if permanent public easements are provided, in accordance with the requirements of the Department
of Public Works.
1. Sidewalk Zones and Widths: Frontages in the NCC zoning district shall feature the following
zones:
(a) Frontage Zone: This area is defined as the area between the property line and pedestrian
clear zone. This zone may be able to accommodate sidewalk cafes, store entrances, retail display, landscaping,
transit stop amenities, or other features that activate and enhance the pedestrian environment. Wider frontage
zones provide more room for future tenants and residents to activate the public right-of-way in a manner
compatible with street trees and other required features between the frontage zone and curb.
(1) Minimum Width: 2 feet.
(b) Pedestrian Clear Zone: This area is defined as the area of the sidewalk corridor that is
specifically reserved for pedestrian travel. Street furniture, street trees, planters, and other vertical elements
such as poles, fire hydrants and street furniture, as well as temporary signs and other items shall not protrude
into the pedestrian clear zone. The minimum width shall be as follows:
(1) Minimum Width:
i. Tukwila International Boulevard: 8 feet
ii. All Other Streets: 6 feet
(c) Landscape / Furniture Zone: This area is defined as the area between the roadway curb
face and the front edge of the pedestrian clear zone. This zone bu[ers pedestrians from the adjacent roadway
and is the appropriate location for bioretention cells, rain gardens, street furniture, art, street trees and
vegetation, and includes the 6 inch curb in its dimensions. It is also the preferred location for other elements
such as signage, pedestrian lighting, hydrants, and above and below grade utilities. Clearance and setback
requirements apply to many elements located in the landscape/furniture zone. In transit areas, the landscape /
furniture zone may be utilized for transit patron waiting, boarding and alighting and may include transit signage,
shelters, benches, litter receptacles, real-time display, o[-board payment, and pedestrian scaled lighting.
(1) Minimum Width: The minimum widths shown below may be increased by the
Department on frontages with unique features, including transit stops.
i. Tukwila International Boulevard: 8 feet.
ii. All Other Streets: 6 feet.
(2) Trees : Street trees shall be spaced to maximize tree growth based on size. Species
shall be chosen from the City of Tukwila Approved Tree List. Other species may be approved by the Department.
Chosen street tree species shall be non-columnar and shall be chosen from among large species if the planting
location is along Tukwila International Boulevard or Southcenter Boulevard, or from among the medium or large
species if the planting location is along any other street. Planting shall meet the minimum standards of TMC
18.52.
2. Alternative Sidewalk Designs: Alternative sidewalk designs may be approved by the
Department if the alternative design meets the following standards:
(a) The alternative design provides a barrier free, safe pedestrian route; and
(b) The alternative design accommodates all required elements of the sidewalk in the area,
such as transit waiting areas or bicycle parking; and
(b) The alternative design results in fewer removals of existing mature vegetation than would be
required with strict compliance; and/or
(c) The alternative design enables green stormwater infrastructure above stormwater code
requirements; and/or
24
(d) The alternative design will avoid costly utility relocations that are not recommended by the
Department of Public Works; and/or
(e) The alternative design allows for more extensive sidewalk improvements (1 block minimum)
compared to strict compliance with the sidewalk standards.
18.22.060 Dimensional and Density Standards
A. Development within the NCC district shall conform to the following listed and referenced standards.
1This includes all parcels where any portion of the parcel is within 500 linear feet, as the crow flies, from any portion of
Tukwila International Boulevard, including sidewalk areas of the Boulevard that lie within private property but are
subject to permanent easements for public access.
2Maximum setback standards may be altered by the Director via a Type 2 Design Review application, provided the
applicant demonstrates that: (i) strict adherence to setback rules will result in costly utility relocations that are not
recommended by the Department of Public Works; or (ii) required sight distance triangles prohibit structures from
compliance, and the issue is not mitigatable by enhancements to the project’s frontage; or (iii) the proposed
structure(s) exhibits a unique design or use that is incompatible with the setback requirement, or that would be better
served by an alternative setback. In such cases, the required setback alteration shall be the minimum necessary to
avoid the identified impacts and accomplish the project’s goals.
NCC DIMENSIONAL AND DENSITY STANDARDS
Property Location Parcels Within 500 Feet of
Tukwila International Boulevard1 All Other Parcels
Minimum Lot Area None
Residential Density No Maximum
Setbacks2
Fronts, Sides, Rear Front
Entrances of Street Facing First-Floor
Homes
Minimum: 6’
Maximum Average: 10’
All other Uses:
Minimum: 0’
Maximum Average: 10’
Minimum: 6’
Sides & Rear
Minimum: 10’
Maximum Development
Coverage 75%
Ground Floor Uses
Parcels with any frontage on Tukwila International Boulevard:
Non-residential uses required on a minimum of 60% of the ground floor’s façade area .
As part of a Type 2 Design Review permit, this requirement may be waived if at least
60% of the ground floor’s façade area is designed such that it may be
“Easily Adaptable”. See TMC 18.06.249.
Minimum Building
Heights 30 feet N/A
Maximum Building
Heights
Base Height:
65 feet
Base Height:
50 feet
Parcels South of
S 146th Street: All other Parcels: Incentive Height3:
70 feet Incentive Height3:
125 feet
Incentive Height3:
90 feet
25
3Projects may use incentive standards only if the project opts in to and is compliant with the provisions of the
Development Incentive Program found at TMC 18.46.
CHAPTER 18.22
NEIGHBORHOOD COMMERCIAL CENTER
(NCC) DISTRICT
Sections:
18.22.010 Purpose
18.22.020 Land Uses Allowed
18.22.030 On-Site Hazardous Substances
18.22.040 Design Review
18.22.050 Basic Development Standards
18.22.010 Purpose
A. This district implements the Neighborhood Commercial Center (NCC) Comprehensive Plan
designation. It is intended to provide for pedestrian-friendly areas characterized and scaled to serve
multiple residential areas, with a diverse mix of uses. Permitted uses include residential, retail, service,
office, recreational and community facilities, generally along a transportation corridor.
B. Certain NCC properties are located in the Urban Renewal Overlay (see Figure 18-15). Existing
zoning and development standards will remain in place. The overlay provides additional alternate
development standards that may be applied to development within the Urban Renewal Overlay upon
request of the property owner, and if the development meets certain qualifying criteria. Urban Renewal
Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan
through more intensive development.
18.22.020 Land Uses Allowed
A. Refer to TMC 18.09, “Land Uses Allowed by District.”
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.
18.22.040 Design Review
A. See TMC 18.60 for all requirements for Design Review.
18.22.050 Basic Development Standards
A. Development within the NCC District shall conform to the following listed and referenced
standards: In the Tukwila International Boulevard corridor, there are circumstances under which these
basic development standards may be waived (see TMC 18.60.020).
NCC BASIC DEVELOPMENT STANDARDS
Minimum Lot Area None
26
Residential Density
No Maximum
Setbacks
Front Second
Front Sides Rear
6 feet 5 feet 5 feet 10 feet
Landscaping Refer to TMC 18.52, “Landscape Requirements,” Table A, for perimeter
and parking lot landscaping requirements.
Maximum Height 45 feet
Off-street parking See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 –
Required Number of Parking Spaces for Automobiles & Bicycles
Conversion to
Residential See TMC 18.50.230, Residential Conversions
27
ATTACHMENT 3
DRAFT TMC 18.47: Development Incentive Program
28
CHAPTER 18.47
DEVELOPMENT INCENTIVE PROGRAM
Sections:
18.46.010 Purpose
18.46.020 Applicability and Eligibility
18.46.030 Community Benefits and Development Standards
18.47.010 Purpose
A. It is the purpose of this chapter to incentivize certain types of new development to
provide benefits for the Tukwila community by permitting greater development capacity or modifications
to the design standards.
18.47.020 Applicability and Eligibility
A. A project within the RC or NCC zoning districts may opt into the Development Incentive
Program by voluntarily providing one or more of the listed Community Benefits in the Development
Incentive Program table. A project must earn at least 1 point to comply with the standards of this
program. Verification of compliance with this program shall be confirmed via a Type 2 Design Review
Permit. The Development Incentive Program table shall be used to evaluate eligibility for a development
to obtain one or more of the following:
1. Increased height beyond the base height limit within an applicable zoning
district, up to the incentive height limit; and/or
2. In accordance with the provisions of TMC 18.60.070, a departure from the Multi-
Family, Mixed Use, Hotel, and Motel Design Review Criteria.
18.47.030 Community Benefits and Development Standards
A. See each Community Benefit for details regarding eligibility and development and
design standards.
Development Incentive Program
Community
Benefits Development Standards Points
Family Sized
Homes
Eligibility
1. At least 5% of all units contain 3 or more bedrooms and at least 20% of all
homes contain 2 bedrooms; or
2. At least 10% of all units contain 3 or more bedrooms; or
3. At least 40% of all units contain 2 bedrooms
1
A<ordable
Homes
Eligibility:
For a minimum of at least 12 years, at least 20% of all units shall be aBordable to
those earning 115% or less of the King County Area Median Income.
1
29
Development Incentive Program
Community
Benefits Development Standards Points
Enhanced
Streetscapes
Eligibility:
At least 4 feet of additional frontage beyond minimum requirements in the
underlying zoning district or other City standards. Required along all frontages.
Frontage Zone Features:
The frontage shall feature at least 3 of the following:
1. Additional landscaping beyond the minimum required;
2. Decorative paving;
3. Additional weather protection;
4. Artistic elements;
5. Structures that encourage active use, such as permanent street café features
or play equipment, and retail patios;
6. Residential patios or stoops.
1
Pedestrian
Pathways
Definition:
A pedestrian pathway is an urban design intervention to increase pedestrian
connectivity and increase the number activity areas located at corners and
intersections.
Eligibility:
At project shall install at least one pedestrian pathway, with a minimum width of
16 feet and maximum width of 30 feet. A site is eligible for this benefit only when
the midblock promenade can be sited more than 150 feet from the nearest public
or private intersection that provides public pedestrian access. Walkways shall
incorporate textured paving, plantings, landscaping, pedestrian-scale lighting,
and active residential or non-residential entrances and frontages. If stairs are
incorporated, the stairs shall feature bicycle runnels.
Easements:
Permanent public easements for access are required. Terms of the public access
may be established; however, terms may not include restrictions on walking
bicycles or prohibitions of usage by the public after 6:00 AM or before 10:00 PM.
1
Active
Recreation
Area
Examples:
Sport courts, child play areas, dog relief areas, climbing walls, and exercise
equipment.
Eligibility:
A project shall install at least one active recreation area, which may be located
out-or-indoors. The recreation area shall be a minimum of 2,500 square feet and
shall be accessible to the public. A fee may be charged for use, but usage may not
be limited by means of membership or to building tenants/occupants.
0.5
30
Development Incentive Program
Community
Benefits Development Standards Points
Enclosed
Plaza
Definition:
A publicly accessible continuous open space located within a building and
covered to provide overhead weather protection, while providing substantial
natural daylight. Examples are atriums or gallerias.
Eligibility:
A project shall install at least one enclosed plaza, which shall be open and
accessible to the public during the same hours that the building in which it is
located is open. The enclosed plaza shall provide signage to identify the space as
open to the public and shall be visually and physically accessible from a publicly
accessible space. The minimum area is 750 square feet, and the minimum
horizontal dimension is 20 feet.
0.5
Living Building
Challenge
Certification
Definition:
The Living Building Challenge (LBC) is an international green building certification
program, administered by the International Living Future Institute (ILFI), that
defines the most advanced measure of sustainability for buildings and
landscapes. LBC's goal is to create buildings that generate more energy than they
use, capture and treat all water on site, and are made using healthy materials.
Eligibility:
The project shall meet the Living Building Challenge Standards in one of the
following ways:
1. Achieve all twenty Imperatives for new buildings - LBC full certification, or
2. Achieve all Core Imperatives, in addition to all imperatives in either Water,
Energy, or Materials Petal - Petal Certification.
1
Neighborhood
Serving Use
Space
Definition:
Allocation of space for noncommercial neighborhood serving uses that bolster
livability for residents. Eligible neighborhood serving uses include childcare,
community meeting rooms, or nonprofit space.
Eligibility:
The project shall dedicate at least 5,000 square feet for these uses for the life of
the project. Applicant shall record with King County Recorder’s OBice (or its
successor agency) and provide a copy to the Director of a binding document
allocating those spaces only for neighborhood serving uses for the life of the
building. No other uses shall be approved for future tenancy in those spaces if
they are not consistent with the uses outlined in the definition of neighborhood
serving uses in this table. Spaces shall be visually accessible from the street.
1
Small
Business
Spaces
Definition:
Leasable retail or commercial spaces that do not exceed 3,000 square feet.
Eligibility:
The project shall install at least one small business space.
0.25 /
Space
31
Development Incentive Program
Community
Benefits Development Standards Points
Flexible
Benefit
Definition:
For proposed amenities not identified in this table, the Flexible Benefit allows an
applicant the opportunity to propose an additional benefit that would
substantially increase livability in Tukwila.
Eligibility:
To obtain this incentive, the City may require the applicant to pay for an
independent technical review by a consultant retained by the City. Consultant
services may include but are not limited to economic evaluation of public
benefits, impacts on property values, review of construction valuations,
documentation related to constructability, and other input deemed necessary by
the City. The number of points awarded shall be determined on a case-by-case
basis.
The Director shall use the following criteria when evaluating a proposed flexible
benefit:
• The proposed benefit has merit and value for the community; and
• The proposed benefit is outside of the anticipated Development Incentive
Program structure; and
• The proposed benefit does not conflict with existing Land Use Code
regulations; and
• The proposed benefit equals or exceeds what would be provided by the
standard benefits provided above.
0.1-1
32
ATTACHMENT 4
DRAFT TMC 18.60.070, 080: Draft Design Standards
33
CHAPTER 18.60
DESIGN REVIEW
Sections:
18.60.070 Multi-Family, Mixed-Use, Hotel, and Motel Design Review Criteria
18.60.080 Vehicular Areas and Parking Structure Design Review Criteria
18.60.070 Multi-Family, Mixed Use, Hotel, and Motel Design Review Criteria
A. Applicability: All development relating to the exterior of multifamily, mixed use, hotel,
or motel projects within any zoning district other than the Tukwila Urban Center or Tukwila South
Overlay shall comply with the design standards found in this section. Structures and sites, or
portions of structures and sites, that consist of parking structures or areas for vehicular parking
or movement, shall additionally be subject to the Vehicular Areas and Parking Structure Criteria
found at TMC 18.60.080. Projects meeting at least one of the following criteria require a Type 2
Design Review permit application; for all other projects, compliance will be determined during
review of development permit applications:
1. Any project that proposes alterations to existing structures with multi-family or
mixed uses, when the value of the project is equivalent to or greater than 50% of the value of the
existing structures proposed for alteration; or
2. Any project that proposes new structures that will contain multifamily or mixed-
uses.
B. Standards:
1. Transparency: Minimum ground floor transparency requirements are as follows:
a. Commercial Frontages: A minimum of sixty (60) percent of the area of all
ground floor facades between two (2) and eight (8) feet in height above ground level that face
public streets shall be comprised of transparent doors or windows.
b. Residential Frontages: A minimum of fifty (50) percent of the area of all walls
along frontages must be comprised of transparent doors or windows.
2. Blank Walls: Walls, other than blind walls (see TMC 18.06.072), shall continue
patterns of openings and windows or, on ground floors, feature display windows. Blank walls, as
defined at TMC 18.06.071, and blind walls (when no active permit application exists for an
adjacent development to obscure the blind wall), shall include at least one of the following
treatments that cover a minimum of sixty (60) percent of the wall’s surface:
a. Trellises with climbing vines or plant materials.
b. Planting beds at least 5 feet wide or raised planter beds at least 2 feet wide
and 3 feet long. Plant species shall be chosen that will obscure or screen 60% of the walls surface
within 3 years.
c. Illuminated artwork, such as mosaics or murals.
d. Changed materials or textures with a minimum of 2 feet of depth.
3. Entrances: One (1) entrance is required per 75 linear feet of frontage. Walkways
with a minimum width of 6 feet shall connect all entrances directly to a public sidewalk.
4. Weather Protection: All building entrances and seventy-five (75) percent of the
area of all facades fronting along sidewalks shall provide continuous weather protection over the
sidewalk.
34
a. Weather protection may take the form of awnings, canopies, or arbors, which
extend from the building facade a minimum projection of six (6) feet over the pedestrian area.
Projection must be greater than eight (8) feet above sidewalk level.
5. Ground Floor Residential Uses: The following standards apply to ground floor
residential uses. An applicant may design ground floor residential units to a modified specification
from these standards without requesting a formal departure, provided the modification is
demonstrated to meet one of the following criteria: (a) for units which are required by the
underlying zoning district to be capable of being converted to commercial space, the modification
provides greater customer or business access for the future commercial space, or (b) the modified
design of the ground floor residential area exhibits features that mitigate the conditions of a street
frontage with undesirable features such as constrained sidewalk widths or high levels of crime,
and the modified design increases livability and safety for future tenants and the community.
a. All residential units at ground level shall feature private entrances from the
street with porches or stoops. Each porch or stoop shall be a minimum of 25 feet in area, with no
dimension less than 5 feet.
b. Finished floors for ground level residential uses shall be a minimum of 18
inches above adjacent sidewalk heights.
c. Setback areas for ground floor residential uses that are not occupied by
stoops or walkways shall be landscaped and shall include a minimum of one medium or large
tree.
6. Building Facades: Street-facing facades shall include at least three of the
following design features at intervals no greater than 30 feet of façade. Buildings with glass curtain
wall systems may, as an alternative to the below features, feature projecting horizontal and/or
vertical mullions.
a. Varied building heights.
b. Window fenestration patterns or entries.
c. Vertical piers or columns.
d. Change in roofline form.
e. Vertical elements such as landscaped trellises or art.
f. Change in building height of at least 1 foot.
g. Bay windows, porches, canopies, chimneys.
h. Changes in colors or materials.
7. Materials: The following exterior materials shall not be used unless not visible from
adjacent streets, properties, or to occupants of the building or site:
a. Non-mortared brick veneers.
b. Reflective metal siding.
c. Simulated stone with contradictory finishes, such as straight-line joints.
d. Plywood panel siding.
e. Plain (non-decorative) concrete block, unless on a blind wall.
35
8. Corners: Building corners at intersections of any existing or new streets shall
feature one of the following design elements, which shall extend a minimum of 10 horizontal feet
along each corner façade:
a. Corner towers, where a separate, relatively slender mass of the building rises
above the height of the adjacent building mass by at least 10 feet.
b. Projecting or recessed corner entrances, with at least 10 feet of offset.
9. Waste Disposal Areas and Loading Docks:
a. All entrances to waste disposal areas, loading docks, and storage areas shall
be located on a non-street facing façade, if one exists.
b. Waste disposal areas visible from any non-alley street, pathway, public or
private plaza, or public parking area, shall be screened with landscaping on the sides and
rear and shall be surrounded by a durable wall or fence at least 6 feet high. Chain link fencing
is not permitted.
c. Collection points shall be located and configured such that the enclosure gate
swing does not obstruct pedestrian or vehicle traffic and does not require that a hauling truck
project into any non-alley street.
10. Utility Apparatus:
a. Utility meters, electrical conduit and other utility apparatus shall be located in
areas that are not visible from any non-alley street, pathway, public or private plaza, or public
parking area, or shall be screened with landscaping or architectural features.
b. Rooftop mechanical equipment shall be screened such that they are not
visible from public streets or sidewalks within 300 feet of the subject property, unless from a
point of view greater than 10 feet above the finished site grade of the subject property.
11. Lighting: Exterior lighting shall meet the following standards:
a. Exterior walls and landscaping, if lit, shall be illuminated indirectly by
concealing light features with the building or landscaping. Façade uplighting is encouraged.
b. Walkways shall be illuminated by bollard mounted lighting. Stairways may
feature integrated lighting elements.
c. All public and residential entrances shall feature illumination.
d. Lighting shall be shielded and cut off to prevent light spillover and glare on
adjacent properties.
C. Departures from Standards: As part of a Type 2 Design Review permit application, an
applicant may request consideration of any architectural or site design that does not strictly
comply with the design standards of this chapter. Nothing in this section prohibits an applicant
from applying for a variance, pursuant to TMC 18.72. An applicant shall submit a detailed narrative
that clearly articulates the reasons for seeking a departure. When considering a request for a
departure, the Department shall confirm that the proposed departure meets the following
evaluation standards:
1. The proposed departure does not conflict with any requirements other than those
found in TMC 18.60.070; and
2. The proposed departure, if granted, would help accomplish the goals of the
Comprehensive Plan to a similar or greater extent as would strict compliance with the codified
standards; and
36
3. The proposed departure is necessary due to unique design features of the
proposed site or structure; and
4. The proposed development requesting a departure has obtained a minimum of 1
development incentive point in accordance with TMC 18.47, “Development Incentive Program”.
A. Site Planning:
1. The site plan shall use landscaping and building shapes to form an aesthetically
pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating
pedestrian travel along the street, using architecture and landscaping to provide a desirable
transition from streetscape to the building, and providing an integrated linkage from pedestrian
and vehicular facilities to building entries.
2. 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.
3. Vehicular circulation design shall minimize driveway intersections with the street.
4. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be
coordinated with site development.
5. 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.
6. Parking and service areas shall be located, designed and screened to interrupt and
reduce the visual impact of large paved areas.
B. Building Design:
1. Attention to building design encourages an aesthetically appealing and safe place
to live, while contributing to the pedestrian environment. Residential forms such as porches,
gables, bay windows, color and texture add visual interest and provide human scale that
contributes to a sense of ownership and comfort.
2. Building components, such as windows, doors, eaves, parapets, stairs and decks
shall be integrated into the overall building design. Building components and ancillary parts shall
be consistent with the anticipated life of the structure.
3. The overall color scheme shall work to reduce building prominence and shall blend
in with the natural environment.
4. 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, existing natural topographic patterns and significant
vegetation shall be reflected in project design when they contribute to the natural beauty of the
area or are important to defining neighborhood identity or a sense of place.
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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 other buildings on the site.
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.
18.60.080 Vehicular Areas and Parking Structure Design Review Criteria
A. Applicability:
1. In addition to the requirements in each individual zoning district and any other
adopted City standards, all surface parking areas, driveways, or other areas for vehicle storage
or movements within the HDR, RCC, NCC, and RC zoning districts shall be subject to TMC
18.60.080.B.1, “Vehicular Areas”.
2. All proposed or modified parking structures shall be subject to TMC 18.60.080.B.2,
“Parking Structures”.
B. Standards
1. Vehicular Areas:
a. No off-street surface parking shall be located between a building and any front
property line. Surface parking lots greater than five thousand (5,000) square feet should provide
clearly identifiable, lighted, and landscaped pedestrian paths that connect each aisle of parking
to the building entrance or the sidewalk system. The lighting shall be pedestrian scaled. The
landscaping shall consist of shrubs and groundcovers and may include trees. Pedestrian paths
shall be raised to curb height when crossing streets or vehicle pathways and shall be at least six
(6) feet in width through the surface parking lot to building entrance. Paths shall contain
continuous landscaped areas of at least three (3) feet wide on at least one side of the path except
where a pathway crosses vehicular pathways.
b. Sidewalks and walkways shall continue at curb height across all drive aisles
and vehicular entrances. The surface of pedestrian crossings at drive aisles or vehicular
entrances shall be surfaced with decorative pavers, brick, stamped concrete, or any other material
that reinforces pedestrian priority while obtaining compliance with the standards of the Americans
with Disabilities Act.
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c. Applicants shall demonstrate that the overall design of the project and site
meets the following standards for vehicular access:
(1) Vehicular access points have been reduced to the minimum quantity and
width possible; and
(2) Vehicular access points are sited at the furthest possible location from
street corners; and
(3) All shared vehicular access point options with neighboring sites have
been explored, and if not utilized, are incapable of being utilized due to circumstances outside of
the control of the applicant or property owner; and
(4) The location of all proposed vehicular access points requires the least
alteration to existing features compliant with these or other Tukwila standards, including, but not
limited to street trees, landscaping areas, utility infrastructure, bike facilities, and pedestrian
pathways or sidewalks; and
(5) The location of all proposed vehicular access points requires the fewest
direct access points to or from any street designated as an arterial by the Comprehensive Plan
that are possible for the proposed project. Applicants shall demonstrate that alternative, non-
arterial vehicular access points are incapable of being utilized or cannot adequately serve the
site, due to circumstances outside of the control of the applicant or property owner.
2. Parking Structures:
a. Structured parking shall not be permitted to occupy more than 50% of any
first-floor street façade visible from a public right of way or adjacent property. All above ground
structured parking shall be subject to the following standards:
(1) Architectural features present on parking structures shall be consistent
with exterior elements and features of the primary structure.
(2) All exterior walls of parking structures, other than blind walls, shall be
considered blank walls, and shall be subject to the requirements of TMC 18.60.070.B.2.
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ATTACHMENT 5
DRAFT TMC Residential Displacement Program
40
RESIDENTIAL DISPLACEMENT
Sections:
.010 Purpose
.020 Applicability
.030 Residential Displacement Permit
.040 Ninety-Day Tenant Notices
.050 Relocation Assistance
.060 Prohibited Actions
.070 Appeals
.080 Administration and Enforcement
.090 Violations and Penalties
.010 Purpose
A. This chapter implements the following goals and polices of the Tukwila
Comprehensive Plan:
1. Housing Element Goal 4: “Limit displacement impacts to vulnerable and
historically underserved populations.”
a. Policy H4.2: “Develop and implement strategies to reduce
displacement of low-income households in areas of redevelopment.”
b. Policy H4.9: “Adopt renter protections to ensure stable housing for
Tukwila Renters.”
2. Land Use Element Goal 2: “Growth is actively guided and managed in a way
that: preserves and enhances the quality of life and the diverse residential neighborhoods of the
community, and serves them with vibrant business districts, open space, recreational facilities,
aTordable housing, and other supportive land uses; maximizes and leverages public infrastructure
investments, including public transit facilities; protects environmentally critical areas and
shorelines; and promotes economic development.”
a. Policy LU2.3, 3 : “Promote the eTicient use of land within Tukwila
by… Redeveloping underutilized lands, in a manner that considers equity and mitigates
displacement.”
3. Land Use Element Goal 7: “Tukwila oTers a land use pattern, scale, and
density that supports walking, biking, and transit, providing access to goods, services, education,
employment, recreation, and access to culturally appropriate and nutritious food.”
a. Policy LU7.4: “Evaluate the potential physical, economic, and
cultural displacement of residents and businesses near high-capacity transit station areas,
particularly for Black, Indigenous, and other People of Color communities; immigrants and
refugees, low- income populations; disabled communities; and other communities at greatest risk
of displacement. Use a range of strategies to mitigate identified displacement impacts.”
b. Policy LU7.5: “Mitigate potential displacement from City Actions
through communication and collaboration with existing tenants, business and property owners,
and seek to replace lost commercial and residential spaces within redevelopment.”
.020 Applicability
A. This chapter shall apply to all projects that will require a tenant to vacate a dwelling
due to demolition, rehabilitation, change of use, or removal of rent or income restrictions. It shall
41
not apply to any project that proposes development that will require a tenant to vacate a dwelling
for any of the following reasons:
1. Any dwelling unit demolished or vacated because of damage caused by an
event beyond the owner's control, including that caused by fire, civil commotion, malicious
mischief, vandalism, tenant waste, natural disaster, or other destruction;
2. Any dwelling unit located inside the boundaries of a major educational
institution that is owned by the institution, and which is occupied by students, faculty, or staT of the
institution;
3. Any dwelling unit located in a mobile home park, unless such unit is rented
by the occupant thereof from the owner or operator of the mobile home park;
4. Any dwelling unit for which relocation assistance is required to be paid to
the tenants pursuant to state, federal, or other law;
5. Any dwelling unit operated as emergency or temporary shelter for homeless
persons (whether or not such persons have assigned rooms or beds, and regardless of duration of
stay for any occupant) by a nonprofit organization or public agency owning, leasing, or managing
such dwelling unit.
.030 Residential Displacement Permit
A. Permit Requirement: All projects subject to this chapter shall apply for a Type 1
Residential Displacement Permit. No development or land use permit related to a project subject
to this chapter shall be issued prior to approval of a Residential Displacement Permit. Nothing in
this section changes the responsibility of property owners or landlords to comply with all other City,
County, or State regulations, including the Residential Landlord-Tenan t Act found at RCW Chapter
59.18.
B. Permit Process: Residential Displacement Permits shall be subject to the following
steps:
1. Step 1: An applicant shall submit a complete Residential Displacement
Permit application.
2. Step 2: The applicant shall receive from the Department one tenant
relocation packet for each dwelling unit for which displacement is proposed. The tenant relocation
packet shall include the following information:
a. A relocation assistance certification form with instructions for its
submission to the Department;
b. A description of the potential relocation benefits available to eligible
tenants; and
c. An explanation of the tenants' rights to remain in possession unless
evicted.
3. Step 3: Within 30 days of submission of the Residential Displacement
Permit , the owner shall personally deliver or cause to be personally delivered a tenant relocation
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information packet to an adult tenant of each dwelling unit to be demolished. Delivery of the
packets by depositing them in the United States mail shall not be adequate delivery.
4. Step 4: The owner shall obtain and submit to the Director a signed delivery
receipt from an adult tenant of each aTected dwelling unit showing delivery of the tenant relocation
information packet. The delivery receipts and sworn delivery statements shall be submitted to the
Director within ten days of delivery of the last tenant information packet.
a. If no adult tenant of a dwelling unit is willing to sign a delivery receipt
for the packet, the owner shall deliver the packet and shall submit to the Director a sworn
statement describing the date of delivery of the packet and the time and circumstances of the
tenant's refusal to acknowledge receipt.
b. If the tenant refuses to accept the packet or if, after diligent eTorts
by the owner, the tenant cannot be found for delivery of the packet, the owner shall attach the
packet to the door of the dwelling unit and shall mail a copy of the packet both by certified mail,
return receipt requested and by regular mail to the last known address or forwarding address of the
tenant, and shall submit to the Director a sworn statement describing the date of attempted
delivery of the packet, eTorts made by the owner to deliver the packet, the time and circumstances
of the tenant's absence or refusal to accept delivery, the date and time of attaching the packet to
the dwelling unit door, the date of mailing by regular and certified mail, and a copy of the return
receipt.
5. Step 5: Within 30 days after the date of delivery of the tenant relocation
information packet, each tenant of a dwelling unit to be demolished, changed in use, or
substantially rehabilitated, or from which rent or income restrictions are to be removed, shall
submit to the Director a signed and completed relocation assistance certification form certifying
the names and addresses of all occupants of the dwelling unit, the total combined annual income
of the occupants of the dwelling unit for the previous calendar year, and the total combined income
of the occupants for the current calendar year.
a. Any tenant who fails or refuses to submit the relocation assistance
certification form, who refuses to provide information regarding the tenant's income within 30 days
of receipt of the information packet or any extension thereof, or who intentionally misrepresents
any material information regarding income or entitlement to relocation benefits shall not be
entitled to relocation assistance under this Chapter.
b. If information submitted by a tenant on a relocation assistance
certification form is incomplete, is inadequate, or appears to be inaccurate, the Department may
require the tenant to submit additional information to establish eligibility for relocation assistance.
If the tenant fails or refuses to respond within 15 days to the Department’s request for additional
information, such tenant shall not be eligible for relocation assistance.
6. Step 6: Within 15 days of the Department’s receipt of the signed relocation
assistance certification forms from all tenants listed in the tenant relocation license application or
within 15 days of the expiration of the tenants' 30-day period for submitting signed relocation
assistance certification forms to the Department, whichever occurs first, the Department shall
send to each tenant household who submitted a signed certification form and to the owner, by both
regular United States mail and certified mail, return receipt requested, a notice stating whether the
tenant household's certification form indicates eligibility for relocation assistance.
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7. Step 7: Either the tenant or the applicant may file an appeal with the Hearing
Examiner, pursuant to Section 22.210.150, of the Director's determination of the tenant's eligibility
for relocation assistance.
8. Step 8: Within five days after receipt by the owner of the notice of tenant
eligibility, the owner shall provide the Department with a cash deposit or a security instrument in
the form of an irrevocable letter of credit with terms acceptable to the Director equal to the amount
of total relocation assistance to be paid to eligible tenants in the dwelling units to be demolished,
changed in use, or substantially rehabilitated, or from which rent or income restrictions will be
removed. The total relocation assistance shall be calculated based on the number of units
occupied by tenant households who are determined by the Department to be eligible for relocation
assistance, as modified by any decisions by the Hearing Examiner or a court concerning eligibility
for relocation assistance at the time of payment of the owner's share of relocation assistance.
a. An owner may, but is not required to, provide the Department with
relocation assistance funds any time after application for the tenant relocation license but prior to
the time it is required. If the owner chooses this option, the amount to be provided to the
Department will be based on the number of units to be demolished, changed in use, or
substantially rehabilitated, or from which rent or income restrictions will be removed. Returns of
unused amounts of the owner's relocation assistance funds paid pursuant to this subsection shall
be returned.
b. If the Department determines, at any time after the owner provides
the Department with the relocation assistance funds, that the owner has not provided suTicient
funds to pay the relocation assistance to all eligible tenants, the Department shall notify the owner
of the additional amount needed, and the owner shall provide the Department with a security
instrument in the form of an irrevocable letter of credit or cash deposit in the requested amount
within five days of the Department request.
.040 Ninety-Day Tenant Notices
A. All tenants of a site subject to this chapter shall receive 90 days’ notice prior to the
date that vacating the unit is required. The notice shall be provided by the property owner. The
notice shall include the following information:
1. The date that vacating the premises is required.
2. The reason for the requirement to vacate.
3. The eligibility standards for relocation assistance found at TMC 18.??.080.
4. Forms (provided by the Department) for tenant income verification.
B. The 90-day tenant notice shall be delivered to the tenants personally or by
registered or certified mail with return receipt requested. If personally delivered, an aTidavit of
service must be completed by the owner.
C. Within 20 days of delivery of the 90-day notice to the tenants, the owner shall
provide the Director with proof of delivery of the notice to a tenant of each dwelling unit to be
demolished, changed in use, or substantially rehabilitated, or for which rent or income restrictions
will be removed.
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D. No tenant relocation license may be issued by the Director until the expiration of 90
days from the date of delivery of the 90-day notice to all aTected tenants.
.050 Relocation Assistance
A. Eligibility: Tenants with a household income of 50% of the area median income who
are displaced by demolition, change of use, substantial rehabilitation, or removal of rent or income
restrictions, and who comply with the requirements of this chapter, shall be eligible Relocation
Assistance. A tenant shall be entitled to obtain a relocation assistance payment only after receipt
of a notice from the Department of eligibility for tenant relocation assistance or, if an appeal was
taken, after receipt of a final unappealed decision from the Hearing Examiner or a court that the
tenant is eligible for relocation assistance.
1. An eligible tenant may obtain the relocation assistance payment by
completing a request for relocation assistance and an aTidavit of the date of vacating the unit and
submitting the originals to the Department. Within 21 days after submission to the Department, a
check will be issued.
2. An eligible tenant shall be deemed to have waived their right to relocation
assistance if:
a. The tenant does not submit a completed request for relocation
assistance within 180 days after vacating the dwelling unit to be demolished, changed in use, or
substantially rehabilitated; or
b. The tenant does not submit a completed request for relocation
assistance within 180 days after the removal of a rent or income restriction or the within 180 days
after the date of the notice of eligibility to the tenant, whichever is later; or
c. The tenant does not cash the check for relocation assistance within
180 days after vacating the dwelling unit to be demolished, changed in use, or substantially
rehabilitated, or from which rent or income restrictions are to be removed.
B. Relocation Assistance Amounts: The amount of relocation assistance shall equal
or exceed two (2) months of the tenant’s monthly lease costs, or $4000, whichever is greater. The
amount of relocation assistance shall be adjusted annually by the percentage amount of change in
the housing component of the Consumer Price Index, as published by the United States
Department of Labor, Bureau of Labor Statistics. The relocation assistance payment shall be in
addition to the refund from the owner of any deposits or other sums to which the tenant is lawfully
entitled.
C. Refunds: Any money remaining in either the cash deposit or the letter of credit that
the owner submitted to the Department for relocation assistance pursuant to this chapter, for
tenants whose eligibility was appealed or for tenants who have not claimed the relocation
payment, shall be refunded to the owner as follows:
1. If there was an appeal of a tenant's eligibility and the tenant was found to be
not eligible, the owner's share of the relocation assistance for that tenant shall be returned to the
owner within 30 days of a final unappealed decision; or
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2. If a tenant has not claimed the tenant's relocation assistance payment
within 180 days after vacating the dwelling unit, the owner's share of the relocation assistance for
that tenant shall be refunded to the owner.
.060 Prohibited Actions
A. Rent Increases to Avoid Application of this Chapter: No owner may increase rent
for the purpose of avoiding the application of this Chapter.
1. If a tenant has received notice of a rent increase of ten percent or more over
the periodic or monthly rental rate charged the same tenant for the same housing unit and same
services for any period or month during the preceding 12 months that the tenant believes is for the
purpose of avoiding the application of this Chapter, and the tenant makes a complaint to the
Department within one year of receiving the notice of the rent increase, the owner shall, within ten
days of being notified by the Department of the complaint, complete and file a certification with the
Department stating that the rent increase is not for the purpose of avoiding the application of
this Chapter. The failure of the owner to complete and timely file the certification is a defense for
the tenant in an eviction action based upon the tenant's failure to pay the increased rent.
2. Regardless of whether a certification is timely filed, the Department may
investigate the complaint and decide whether the rent increase was made for the purpose of
avoiding the application of this Chapter. A decision by the Department that the rent increase was
made for the purpose of avoiding the application of this Chapter constitutes a finding that the
owner violated TMC 18.??.060.A.
3. There is a rebuttable presumption the rent increase was made for the
purpose of avoiding the application of this Chapter, and the owner violated TMC 18.??.060.A., if:
a. Within 90 days of the eTective date of a rent increase of 20 percent
or more over the periodic or monthly rental rate charged the same tenant for the same housing unit
and same services for any period or month during the preceding 12 months, that tenant vacates a
dwelling unit and, within 180 days of the eTective date of the rent increase, the owner:
I. Engages in substantial rehabilitation; or
II. Applies for a permit for a substantial rehabilitation,
demolition, change of use, or removal of rent or income restrictions; and
b. The owner failed to complete and timely file a certification after
being notified by the Department of a complaint as provided in TMC 18.??.060.A.1 or failed to
follow the provisions of this Chapter after completing and timely filing the certification.
4. The Department shall mail a copy of the Department’s decision to the owner
and to the tenant who made the complaint.
B. Prior to (1) application for a tenant relocation license; (2) application for any permit
necessary for demolition, change of use, substantial rehabilitation; (3) removal of a rent or income
restriction, an owner shall not harass or intimidate tenants into vacating their units for the purpose
of avoiding or diminishing the application of this Chapter.
C. After the earliest of: (1) the owner's application for a tenant relocation license; (2)
the owner's application for any permit necessary for demolition, change of use, substantial
rehabilitation, the owner shall not evict any tenant except for good cause as defined at TMC
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18.06.??? and regulated by TMC 18.??.???, and shall not, for the purpose of avoiding or diminishing
the application of this Chapter, reduce the services to any tenant or materially increase or change
the obligations of any tenant. Any rent increase after the removal of rent or income restrictions and
prior to the issuance of a tenant relocation license is considered a material increase or change to
the obligations of the tenant.
.070 Appeals
A. Either an owner or a tenant may request a hearing before the Hearing Examiner to
appeal a determination concerning a tenant's eligibility for a relocation assistance payment or to
review a decision of the Department.
B. An appeal regarding eligibility for relocation assistance shall be filed within ten days
after receipt of the Department’s notice of tenant eligibility for relocation assistance.
C. An appeal to review a decision of the Department pursuant to TMC 18.??.060.A shall
be filed within ten days after receipt of the Director's decision.
D. All requests for a hearing or appeal shall be in writing and shall clearly state specific
objections and the relief sought. The appellant is not required to pay the Appeal fee.
E. Appeals shall be processed pursuant to TMC 18.108.
.080 Administration and Enforcement
A. The Director shall administer and enforce the provisions of this Chapter, and is
authorized to adopt reasonable rules and regulations consistent with this Chapter to carry out the
Director's duties.
B. Whenever an owner fails to comply with the provisions of this Chapter, the Director
shall refuse to issue the Residential Displacement Permit.
C. Any failure to comply with the requirements of this Chapter or with a decision of the
Hearing Examiner under this Chapter shall be a violation of this Chapter.
.090 Violations and Penalties
A. If after investigation the Department determines that a violation of this Chapter has
occurred or exists, the Department may serve a notice of violation upon the person responsible for
the violation. The notice may be served by personal service, registered mail, or certified mail, return
receipt requested, to the last known address of the person responsible for the violation. The notice
of violation shall identify the violation of this Chapter and what corrective action is necessary to
comply.
B. In addition to any other sanction or remedial procedure that may be available, any
person violating any provision of this Chapter shall be subject to a cumulative civil penalty in the
amount of $1,000 per day for each day from the date the violation began until the requirements of
this Chapter are satisfied, and if:
1. The violation resulted in a tenant who would have been eligible for relocation
assistance not receiving it, the penalty shall be increased by the amount of the relocation
assistance that should have been paid.
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C. The penalty imposed by this section shall be collected by civil action brought in the
name of the City. The Department shall notify the City Attorney of the name of any person subject to
the penalty, and the City Attorney shall, with the assistance of the Department, take appropriate
action to collect the penalty.
D. Any tenant or person aggrieved by a violation of this Chapter may institute a private
action to enforce the obligations contained in this Chapter, provided, that this subsection does not
create any right of action against the City or any City oTicer or employee for the failure to require
any owner to pay relocation assistance.
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ATTACHMENT 6
DRAFT TMC 18.06: Definitions
Note: This document includes only definitions that are proposed to be added or amended.
49
CHAPTER 18.06
DEFINITIONS
Sections:
18.06.039 Amusement Park
18.06.071 Blank Wall
18.06.072 Blind Wall
18.06.0732 Block
18.06.0743 Boarding House
18.06.074 Brew Pub
18.06.238 Drive-Through
18.06.2435 Dwelling, Manufactured or Mobile Home
18.06.2446 Dwelling, Middle Housing
18.06.2457 Dwelling, Mobile Home
18.06.2468 Dwelling, Multi-Family
18.06.2479 Dwelling, Single-Family
18.06.24850 Dwelling Unit
18.06.249 Easily Adaptable
18.06.250 Eating and Drinking Establishments
18.06.451 Industrial Use, Light
18.06.452 Industrial Use, Heavy
18.06.5845 Motel
18.06.5856 Native Vegetation
18.06.5867 New Manufactured Home
18.06.587 Nightclub
18.06.039 Amusement Park
“Amusement Park” means a commercial entertainment land use featuring one or more
amusement devices, with or without other commercial entertainment land uses, primarily in an
outdoor setting.
18.06.071 Blank Wall
“Blank Wall” means any non-blind wall (see TMC 18.06.072) that does not include a
transparent window or door and that exceeds 15 feet of horizontal length.
18.06.072 Blind Wall
“Blind Wall” means any wall, or portion of a wall, that is parallel to and less than five (5) feet
from another existing, proposed, or potential wall of equivalent area, or that is located directly at
a lot line when abutting a parcel where zero-lot-line development is also permitted.
18.06.0732 Block
“Block” means a group of lots, tracts or parcels, which have been subdivided, and are entirely
surrounded by highways or streets or in part by a well-defined or fixed boundary.
18.06.0743 Boarding House
“Boarding house” means a residential building or use which provides housing on a short term
commercial basis for tenants. The following uses are excluded: Bed and breakfast facilities, hotels
and motels, extended-stay hotels or motels, shelters, and facilities which provide short- or long-
term care for tenants suffering from physical, mental or other disabilities.
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18.06.074 Brew Pub
“Brew pub” means a restaurant-type establishment that meets the following criteria:
1. Sells beer for consumption on site and sale in sealed containers;
2. Restaurant portion can be no larger than 8,000 square feet;
3. Produces beer in batch sizes not less than seven U.S. barrels (thirty one gallons);
4. Produces no more than 2,000 barrels of beer per year;
5. The brew house is enclosed with an air treatment system;
6. Revenue from food sales must comprise at least 60% of total business revenues
18.06.238 Drive-Throughs
“Drive-Throughs” means the uses of land, buildings or structures, or parts thereof, to provide
or dispense products or services, either wholly or in part, through an attendant or a window or an
automated machine, to persons remaining in motorized vehicles that are in a lane dedicated by
signs for that purpose.
18.06.2435 Dwelling, Manufactured Home or Mobile Home
“Manufactured home dwelling” means a single-family dwelling required to be built in accordance
with the regulations adopted under the National Manufactured Housing Construction and Safety
Standards Act of 1974
18.06.2446 Dwelling, Middle Housing
“Middle housing dwelling,” means a building or buildings that are compatible in scale, form,
and character with single-family houses and contain two or more attached, stacked, or clustered
homes including duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats,
courtyard apartments, and cottage housing.
18.06.2457 Dwelling, Mobile Home
“Mobile home dwelling,” 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.
18.06.2468 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.
18.06.2479 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.
18.06.24850 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,
51
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.
18.06.249 Easily Adaptable
“Easily Adaptable” means a space that is constructed to meet the minimum standards of the
International Building Code (IBC), the International Fire Code (IFC), and those of all utilities for a
Type-B occupancy, including a 4-inch or 6-inch plumbing waste line that runs the length of the
easily adaptable space.
18.06.250 Eating and Drinking Establishments
“Eating and Drinking Establishments” means a business dedicated to the sale of food and/or
beverages to the public, including restaurants, bars, tap rooms, brewpubs, coffee shops, and
other similar uses, but not including nightclubs.
18.06.353 General Retail
“General retail” is a business or a store which engages in the sale of goods and/or services
to the general public. Examples include stores that sell clothing, groceries, or other consumer
goods, and personal services such as barbers, salons, and spas.department stores and personal
service shops.
18.06.451 Industrial Use, Light
A. “Industrial Use, Light” means manufacturing and industrial uses that have little potential
for creating off-site noise, smoke, dust, vibration or other external environmental impacts or
pollution. An applicant or property owner may be required to demonstrate that a proposed use
meets this definition, and performance may be monitored. Examples of uses that always meet
this definition include, but are not limited to:
1. Manufacturing, processing and/or packaging pharmaceuticals and related
products, such as cosmetics and drugs.
2. Manufacturing, processing and/or packaging previously prepared materials
including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass,
ink, paint, paper, plastics, rubber, tile, and wood.
3. Manufacturing, processing, assembling, packaging and/or repairing electronic,
mechanical or precision instruments such as medical and dental equipment, photographic goods,
measurement and control devices and recording equipment.
4. Manufacturing, processing, and/or packaging of foods, such as baked goods,
beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods,
instant foods, and meats (no slaughtering)
18.06.452 Industrial Use, Heavy
A. “Industrial Use, Heavy” means manufacturing and industrial uses that have moderate to
substantial potential for creating off-site noise, smoke, dust, vibration or other external
environmental impacts. An applicant or property owner may be required to demonstrate that a
proposed use meets this definition, and performance may be monitored. Examples of uses that
always meet this definition include, but are not limited to:
1. Manufacturing, processing and/or assembling chemicals, light metals, plastics,
solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or
animal products (no rendering or slaughtering); and
52
2. Manufacturing, processing and/or assembling of previously manufactured metals,
such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining,
and consumable electrode melting; and similar heavy industrial uses; and
3. Manufacturing, processing and/or assembling of previously prepared metals
including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving,
galvanizing and hand forging; and
4. Manufacturing, processing, assembling and/or packaging of electrical or
mechanical equipment, vehicles and machines including, but not limited to, heavy and light
machinery, tools, airplanes, boats or other transportation vehicles and equipment; and
5. Heavy metal processes such as smelting, blast furnaces, drop forging or drop
hammering.
18.06.5845 Motel
“Motel” means a building or buildings or portion thereof, the units of which are used, rented,
or hired out as sleeping accommodations only for the purposes of transitory housing. A motel
includes tourist cabins, tourist court, motor lodge, auto court, cabin court, motor inn and similar
names but does not include accommodations for travel trailers or recreation vehicles. Motel rooms
shall have their own private toilet facilities and may or may not have their own kitchen facilities.
Motels are distinguished from hotels primarily by reason of providing adjoining parking and direct
independent access to each rental unit. Motels shall not include dwelling units, as defined in this
section, for permanent occupancy. No room may be used by the same person or persons for a
period exceeding 30 calendar days per year. Not included are institutions housing persons under
legal restraint or requiring medical attention or care.
18.06.5856 Native Vegetation
“Native vegetation” means plant species, other than noxious weeds, that are indigenous to
the coastal region of the Pacific Northwest and that reasonably could be expected to have
occurred naturally on the site.
18.06.5867 New Manufactured Home
“New manufactured home” means any manufactured home required to be titled under Title
46 RCW, which has not been previously titled to a retail purchaser, and is not a “used mobile
home” as defined in RCW 82.45.032(2).
18.06.587 Nightclub
“Nightclub” means a commercial establishment that habitually operates after the hour of
midnight, dispenses alcoholic beverages for consumption on the premises, and in which one or
more forms of amusement are provided or permitted, such as dancing.
53
ATTACHMENT 7
DRAFT TMC Table 18 -6: Land Uses Allowed By District
54
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 1
Exhibit A – Table 18-6: Land Uses Allowed by District
Any reference to Table 18-2 is understood to refer to Table 18-6. See Figure 18-1 for the Shoreline Use Matrix.
Commercial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Adult Day Care A A A A A A A P
Adult Entertainment
subject to location restrictions1 P P P P P P P
Amusement Parks C C C C C P
Animal Shelters & Kennels
subject to additional State & local regulations. no
permit required for fewer than 4 cats/dogs.
C C C C C C C
Animal Veterinary
including associated temporary indoor boarding.
access to an arterial required, P P P P P P P P P P P P P P
Bed & Breakfast Lodging
no size limit specified C P P P P
Bed & Breakfast Lodging not more than twelve guests5 C C P P P
Day Care Centers P P P P P P P P P P P P P P P P P P P
Drive-In Theatres C C C C C
Drive-Throughs A A A A A A A A A A42 A A
Eating & Drinking Establishments P P P P P P P P P P P P P P P P P P43
Electric Vehicle Charging Station Level 1 & Level 2 A A A A A A A A A A A A A P P A A A A A
Electric Vehicle Charging Station
Level 3 & battery exchange stations & rapid charging
stations
see TMC 18.50.140
A A A A A A A P P P P P P P P A P42 A A A
55
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 2
Commercial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Extended-Stay Hotel P P P P P P P P P
Farming & Farm-Related Activities P P
Greenhouses or Nurseries
commercial P P P P P P P
Home Occupation see TMC 18.50.240 A A A A A A A A A A A A A A
Hotels P34 P P P P C C P P P P P
Laundries commercial P P P P P P
Laundries self-serve, dry cleaning, tailor, dyeing P P P P P P P P P P P P P P P P P P
Marijuana Producers or Processors State issued license required P P P19
Marijuana Retailers State issued license required P P P P19 P P
Morticians & Funeral Homes P P P P P C
Motels P P P P C C P P P P P
Nightclubs P P P P P P P P41 P P
Offices including professional, outpatient medical/dental, government services, research, banking, real estate, or other similar uses
P22 P P22 P P P P P P P9
C10
P24
C25 P P P P P P P
Parking commercial & principal or primary use P7 P7 P36 P7 P7 P P P P45 P45 P45 P45 P45
Pawnbroker/Payday Lender C P P P P P
Recreation Facilities commercial & indoor maximum usable floor area of 10,000 square feet
P P P P P P P P C3 P P P P P P P P
Recreation Facilities commercial & indoor no usable floor area maximum
C C P P P P P P P P P
56
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 3
Commercial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Recreation Facilities
commercial & outdoor
C C C C P
Retail General Retail & Services P P4 P P P P P P P C3 C3 P P P P P P P
Theaters
not including “Adult Entertainment Establishments” P P P P P P P P31 P P P
Vehicle Fueling Stations and typical appurtenances, including car washes P P P P P P P P42 P P
Vehicle Maintenance Facilities
not including vehicle fueling or major repair P P P P P P P P P41 P
Vehicle Rental Facilities non-CDL vehicles
P36 P P P P P P P P P P42 P
Vehicle Rental Facilities
CDL vehicles
P P P P P P P
Vehicle Sales Lot2 P P P P P P P P42 P P
Vehicle Storage (no customers onsite)
does not include park-and-fly operations P
Continued next page
57
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 4
Land Use Designations Residential Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Convalescent & Nursing Homes & Assisted Living Facilities P P P P P P P P P
Daycare Family Home (Family Child Care Home)12 and/or Adult Family Homes within parcels containing two or fewer dwelling units A A A A A A A A A A A A A A
Diversion Facilities & Diversion Interim Services Facilities south of Strander Blvd only U
Domestic Shelter P P P P
Dormitory accessory to permitted use C C A A A A A A A A A A A A A
Dwelling Co-living Housing 52 P P P P P P P P P P P P46
Dwelling Cottage Housing P P P P P
Dwelling Courtyard Apartments P P P P P
Dwelling Detached Single Family P P P47 P47 P47 P47 P
Dwelling Detached Zero-Lot Line Units P P P P
Dwelling Duplex, Triplex or Fourplex, Fiveplex or Townhouse40 P P P P P
Dwelling Multi-Family (mixed-use) P P P P P C15 P P P P P46
Dwelling Multi-Family (single-use) P P P P P P P P46
Dwelling
Senior Citizen Housing / Assisted Living Facility P 60/ac
P 60/ac P P P 60/ac C15 P P P P P46
Dwelling Stacked Flat P P P P P
Dwelling Townhouses P P P P P P P P P P46
Dwelling Accessory 16 A A A A A A A
Emergency Housing & Emergency Shelters 37 P P P P P P P P P P P P
58
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 5
Land Use Designations Residential Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Garage or Carport (private) not exceeding 1,500 square feet A
Greenhouses & Storage Sheds (noncommercial) not exceeding 1,000 square feet A A A
Manufactured & Mobile Home Parks 17 P
Permanent Supportive Housing 38 P P P P P P P P P P P P P P P P P P P46
Residences for Security or Maintenance Personnel A A A A A A A A A A A A A
Secure Community Transition Facility 28 U
Tiny Home Villages 39 P P P P P P P P P P P P P
Transitional Housing 38 P P P P P P P P P P P P P P P P P P P46
Continued next page
59
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 6
Land Use Designations Industrial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Animal Rendering U P
Cargo Containers see TMC 18.50.060 A&S A&S A&S A&S A&S P P P P P A
Cement Manufacturing U U U U U U
Contractor Storage Yards P P P P P P
Etching, Film Processing, Lithography, Printing & Publishing P P P P P P P P P
Hazardous Waste Treatment & Storage Facilities (off-site) (subject to compliance with state siting criteria. See RCW Chapter 70.105 & TMC 21.08) C C
Heavy Equipment Repair & Salvage P P P P P P
Industrial Uses, Heavy not otherwise listed
see TMC 18.06.452.
C C P C P C
Industrial Uses, Light not otherwise listed see TMC 18.06.451 P P P P P P P P P43
Internet Data/Telecommunication Centers P P P P P P P
Manufacturing and/or Assembly that Includes: rock crushing / asphalt or concrete batching or mixing /
stone cutting / brick manufacturing / marble works
C C P C P C C
Manufacturing, Refining or Storing: highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage
U U U U
Medical & Dental Laboratories P P A P P P P P P P P P P
Minor Expansion of an Existing Warehouse 20 S
Removal & Processing of: sand, gravel, rock, peat, black soil & other natural deposits together with associated structures U U U U U U
Research & Development Facilities P P
60
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 7
Land Use Designations Industrial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Sales & Rental Facilities of Heavy Machinery & Equipment
50 P P P P P P P
Salvage & Wrecking Operations P49 P49 P P49 P C
P49
Self-Storage Facilities P P P P P P P P P
Storage (outdoor) of: materials allowed to be manufactured or handled within facilities conforming to uses under this chapter 50 P P P P P P P P A
Storage (outdoor) of: any materials not otherwise listed. 51 P P P C C
Tow-Truck Operations subject to all additional State & local regulations P P P P P P P
Truck Terminals P P P P P P
Warehouse Storage and/or Wholesale Distribution Facilities
P P P P P P P P P
Continued next page
61
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 8
Land Use Designations Transportation, Communication, and Infrastructure Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Airports, Landing Fields & Heliports except emergency sites U U U U U U U
Hydroelectric & Private Utility Power Generating Plants U U U U U U U U
Park & Ride Lots operated by a public agency C C A A C C C C C C C C U U U U
Parking Areas for any use not otherwise listed A A A A A A A A A A A A A A A A A A A A
Parking Areas for Municipal Uses & Police Stations C C C C C C C C C C C C C C P
Radio, Television, Microwave, or Observation Stations & Towers C C C C C C C C C C C C C C C C C C C C
Railroad Freight or Classification Yards U U U U
Railroad Tracks including lead, spur, loading or storage P P P P P P
Telephone Exchanges & Internet Data Centers P P P P P P P P P P P
Transfer Stations refuse & garbage, operated by a public agency U U U U
Transit Facilities bus P P P P P P P P P P P P P P P
Transit Facilities rail and/or intermodal U U U U U U U U U U U U U U U U U U U U
Utility Facilities above ground C C C C C C C C C C C C C C P C C C C P
Utility Facilities under ground P P P P P P P P P P P P P P P P P P P P
Vertical Take-Off & Landing Pads as accessory uses C48 C
Wireless Telecommunications Facilities see TMC 18.58 P P P P P P P P P P P P P P P P P P P P P
Continued next page
62
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 9
Land Use Designations Civic & Institutional Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Cemeteries & Crematories C C C C C C C C C C
Colleges & Universities C C C C C C C C C6 C6 C6 P P P P
Convention & Exhibition Facilities including Multipurpose Arenas P P P P P P P P P42 P
Correctional Institutes U11 U U U
Cultural Facilities
including Libraries, Museums, Art Galleries, Performing Arts Centers C P P P C P P P P P P P P P P P P P
Fire & Police Stations C C C C C C C C C C C C C C P C C C P P
Golf Courses publicly owned& operated P
Hospitals C C C C C C C C P
Parks, Trails, Community Centers, Sports Courts not including Amusement Parks, Golf Courses, or Commercial Recreation P44 P44 P44 P44 P44 A
P44
A P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44
Religious Institutions less than 750 sf of assembly area C C P P P P P P P P P P P P P P P P
Religious Institutions greater than 750 sf of assembly area C C C C C C C C C C C C C C C C C C
Sanitariums or similar institutes C
Schools public or private, elementary through high school C C C C C C C C P9
C10 C C P44 P P P
Land Use Designations Miscellaneous Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Essential Public Facilities not otherwise listed U U U U U U U U U U U U U U U U U U U U
Landfilling & Excavating which has received a Determination of Significance pursuant to the State Environmental Policy Act U U U U U U U U U U U U U U
Stable private A29 A29 P
63
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 10
Note: For uses not specifically listed in Table 18-6, the Director of Community Development will determine whether the use may be permitted in a zoning district. The
Director shall consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses,
areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any CR, HDR, MUO, O, NCC, RC, RCM or TUC zone districts or any other residentially-zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such
schools; and
(b) Care centers, preschools, nursery schools or other childcare facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in this section shall be measured by following a straight line from the nearest point of the property parcel upon which the
proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be
separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of public entry into each establishment.
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses.
4. Retail sales as part of a planned mixed-use development where at least 50% of gross leasable floor area development is for office use; no auto-oriented retail
sales (e.g. drive-ins, service stations).
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on-site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to
customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on-site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
64
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 11
7. Commercial parking; provided it is:
a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the
pedestrian and commercial environments are not negatively impacted by the parking use; or
b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping,
provides effective visual screening from adjacent streets.
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if
associated with an established aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and
dental clinics.
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if
associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger
loading zone.
15. Dwelling - Multi-family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non-
industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond.
16. See TMC Section 18.50.220 for accessory dwelling unit standards.
17. Manufactured/mobile home park, meeting the following requirements:
a. the development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c. vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
19. Where the underlying zoning is HI or TVS.
20. Minor expansion of an existing warehouse if the following criteria are met:
a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; and
b. The proposed expansion will not increase any building dimension that is legally non-conforming; and
c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement;
and
d. The proposed expansion must be constructed within two years of the date of approval; and
e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site
design; and
f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located.
22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
24. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC).
25. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions:
a. New Office Developments:
(1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003.
(2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-
alone office uses are shown in Figure 18-12.
65
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 12
b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations
may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the
effective date of the Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code.
28. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses,
areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020
as amended, that include:
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
(3) One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under
TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities.
c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established
pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional
facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August
19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the
location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit
application.
29. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse,
mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot.
31. Theaters for live performances, not including adult entertainment establishments and movie theaters with three or fewer screens are permitted. Movie theaters
with more than three screens will require a Special Permission Permit. Approval of the Special Permission permit will require the applicant to demonstrate through an
economic analysis that the theater:
a. will not have a significant financial impact on any other theater in Tukwila; and
b. will be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; and
c. will be substantially in conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan;
d. has taken all measures to minimize the possible adverse impacts the proposed theater may have on the area in which it is located.
34. Permitted if the following are provided: a full-service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or
lobby, and a minimum 90 rooms.
66
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
Page 13
36. South of SR 518 only. No surface parking.
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.
40. Subject to meeting underlying density allowances for unit type.
41. New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards in the Southcenter Design Manual.
42. East of the Green River only.
43. 3,500 sf max per use.
44. Public only.
45. Day use only.
46. Only on properties fronting the Green River or Minkler Pond.
47. One detached single family dwelling per existing lot permitted in MUO, O, RCC, TVS.
48. South of SR 518 only.
49. Operations must be entirely enclosed within a building.
50. Screening in accordance with TMC 18.52 required.
51. Permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet. Security required.
52. Permitted only on parcels for which the underlying zoning district permits 6 or greater dwelling units.
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Adopted 2016 – Ordinance No. 2500
Page 1
Exhibit A – Table 18-6: Land Uses Allowed by District
See Table 18-2 for uses allowed in TUC and Figure 18-1 for uses allowed in Shoreline.
For properties zoned LDR, MDR and HDR that are designated as Commercial Redevelopment Areas (see figure 18-9 or 18-10), the uses and development standards of
the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Adult day care A A A A A A P
Adult entertainment (subject to location restrictions1) P P P P P P P
Airports, landing fields and heliports (except emergency sites) U U U U U U U
Amusement Parks C C C C C C P
Animal rendering U P
Animal shelters and kennels, subject to additional State and local
regulations (less than 4 cats/dogs = no permit) C C C C C C
Animal Veterinary, including associated temporary indoor boarding;
access to an arterial required P P P P P P P P P
Bed and breakfast lodging for not more than twelve guests5 C C
Bed and breakfast lodging (no size limit specified) C P
Bicycle repair shops P P P P P P P P P P P P P
Boarding Homes C
Brew Pubs P P C P P P P P P P P P P
Bus stations P P P P P P P P P P
Cargo containers (*see also TMC 18.50.060) A&S A&S A&S A&S A&S P P P P P
Cement manufacturing U U U U U U
Cemeteries and crematories C C C C C C C C C C C
Colleges and universities C C C C C C C C C6 C6 C6 P
Commercial laundries P P P P P P P
Commercial Parking (Commercial parking is a use of land or structure for the parking of motor vehicles as a commercial enterprise for which hourly, daily, or weekly fees are charged. TMC Section 18.06.613)
P7 P7 P7 P7 P7 P8 P8 P8
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P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Contractor storage yards
P P P P P P
Continuing care retirement facility C C C C C C C P
Convalescent & nursing homes & assisted living facility for not more
than twelve patients P P P C P P P P P P
Convalescent & nursing homes & assisted living facility for more than
twelve patients C C C C C C C P
Convention facilities P P P P P P P
Correctional institutes U11 U U U
Daycare Centers (not home-based) P P P P P P P P P P P P P P
Daycare Family Home (Family Child Care Home)12 A A A A A A A A A A
Diversion facilities and diversion interim services facilities south of
Strander Blvd U
Domestic Shelter P P P P
Dormitory C C A13 A13 A13 A13 A13 A13 A13 A13 A13 A13 A13
Drive-in theatres C C C C C C
Dwelling – Cottage Housing
P P P P P
Dwelling – Courtyard Apartments
P P P P P
Dwelling – Detached single family (Includes site built, modular home or
new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, O, RCC, NCC, TVS.
P P P P P P P
Dwelling- Detached Zero-Lot Line Units P P P P P
Dwelling- Duplex, triplex or fourplex, fiveplex or townhouse40 P P P P P P
Dwelling- Townhouses P P P P P P
Dwelling –Multi-family P
P14
P
Dwelling – Multi-family units above office and retail uses
P
P P
P
C15
22/
ac
P
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Page 3
Dwelling – Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development
standards
P
60/ac P 60/ac
P 60/ ac
P
60/ac P 60/ac
C15
100/
ac
P
Dwelling – Stacked Flat P P P P P
Dwelling unit – Accessory 16 A A A A A
Electrical Substation – Distribution C C C C C C C C C C C C C P
Electrical Substation – Transmission/Switching U U U U
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Electric Vehicle Charging Station – Level 1 and Level 2 A A P P P P P P P P P P P P P
Electric Vehicle Charging Station – Level 3, battery exchange stations, and
rapid charging stations. (TMC 18.50.140) A A A A A P P P P P P P P P P
Emergency Housing P37 P37 P37 P37 P37 P37 P37 P37 P37
Emergency Shelter P37 P37 P37 P37 P37 P37 P37 P37 P37
Essential public facilities, except those uses listed separately in any of the
other zones U U U U U U U U U
Extended-stay hotel P34 P P P P P P
Farming and farm-related activities P P
Fire & Police Stations C C C C C C C C C C C C C C P
Fraternal organizations P P C P P P P P P P P
Garage or carport (private) not exceeding 1,500 sq.ft. on same lot as
residence and is subject to the regulations affecting the main building A
Greenhouses (noncommercial) and storage sheds not exceeding
1,000 sq./ft A A A
Greenhouses or nurseries (commercial) P P P P P P P P P
Hazardous waste treatment and storage facilities (off-site) subject to
compliance with state siting criteria (RCW Chapter 70.105)
(See TMC 21.08)
C C
Heavy equipment repair and salvage P P P P P P
Helipads, accessory C
Home Occupation (Permitted in dwellings as covered in TMC Section 18.06.430.) A A A A A A A A A
Hospitals C C C C C C C C P
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Page 4
Hotels P34 P P P P C C P P
Hydroelectric and private utility power generating plants U U U U U U U U
Industries involved with etching, film processing, lithography, printing and publishing P P P P P P P P P
Internet Data/Telecommunication Centers C P P P P P P P
Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions
U U U U U U U U U U U U U U
Laundries; self-serve, dry cleaning, tailor, dyeing P P P P P P P P P P P P P
Libraries, museums, or art galleries (public) C P P P C P P P P P P P P P P
Manuf./Mobile home park 17 P
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Manufacturing and industrial uses that have little potential for creating
off-site noise, smoke, dust, vibration or other external environmental
impacts or pollution:
A) Manufacturing, processing and/or packaging pharmaceuticals
and related products, such as cosmetics and drugs P18 P P P P P P P P P
B) Manufacturing, processing and/or packaging previously prepared
materials including, but not limited to, bags, brooms, brushes,
canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood
P18 P P P P P P P P P
C) Manufacturing, processing, assembling, packaging and/or
repairing electronic, mechanical or precision instruments such as
medical and dental equipment, photographic goods,
measurement and control devices, and recording equipment
P18 P P P P P P P P P
D) Manufacturing, processing, packaging of foods, such as baked
goods, beverages, candy, canned or preserved foods, dairy
products and byproducts, frozen foods, instant foods, and meats
(no slaughtering)
i) Fermenting and distilling included
P P P P
ii) No fermenting and distilling P18 P P P P P
Manufacturing and industrial uses that have moderate to substantial
potential for creating off-site noise, smoke, dust, vibration or other
external environmental impacts:
(A) Manufacturing, processing and/or assembling chemicals, light
metals, plastics, solvents, soaps, wood, coal, glass, enamels,
textiles, fabrics, plaster, agricultural products or animal products
(no rendering or slaughtering)
C C P C P C
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Page 5
(B) Manufacturing, processing and/or assembling of previously
manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining, and
consumable electrode melting; and similar heavy industrial uses
C C P C P C
(C) Manufacturing, processing and/or assembling of previously
prepared metals including, but not limited to, stamping, dyeing,
shearing or punching of metal, engraving, galvanizing and hand
forging
C C C P P P P C
D) Manufacturing, processing, assembling and/or packaging of
electrical or mechanical equipment, vehicles and machines
including, but not limited to, heavy and light machinery, tools,
airplanes, boats or other transportation vehicles and equipment
P P P P P C
E) Heavy metal processes such as smelting, blast furnaces,
drop forging or drop hammering C P
72
Page 6
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Manufacturing that includes rock crushing, asphalt or concrete
batching or mixing, stone cutting, brick manufacture, marble works,
and the assembly of products from the above materials
C C P C P C C
Manufacturing, refining or storing highly volatile noxious or explosive
products (less than tank car lots) such as acids, petroleum products, oil or
gas, matches, fertilizer or insecticides; except for accessory storage of
such materials
U
U U U
Marijuana producers, processors, or retailers (with state issued license) P P P19
Mass transit facilities U U U U U U U U U U U U U U U
Medical and dental laboratories P P P P P P P P P
Minor expansion of an existing warehouse 20 S
Mortician and funeral homes P P P P P P C
Motels P P P P P C C P P
Offices including: medical, dental, government (excluding fire & police
stations), professional, administrative, computer software development,
business, e.g. travel, real estate & commercial
P22 P
P22
P23 P P P P P P9
C10 P24
C25 P P
Office or sample room for wholesale or retail sales, with less than
50% storage or warehousing
P
Park & ride lots C C C C C C C C C C C C
Parking areas A A A A A A A A A A A A A A A
Parking areas, for municipal uses and police stations C C C C C C C C C C C C C C P
Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses, or commercial recreation P P P P P P P P P P P P P P P P
Pawnbroker/Payday lender C C P P P P P
Permanent Supportive Housing P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38
Planned Shopping Center (mall) P P P P P P P26
Radio, television, microwave, or observation stations and towers C C C C C C C C C C C C C C C
Railroad freight or classification yards U U U U
Railroad tracks (including lead, spur, loading or storage) P P P P P P
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Page 7
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S = Special Permission (Administrative approval by the Director)
CR MDR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Recreation facilities (commercial – indoor) – athletic or health clubs P P P P P P P P C3 P P P
Recreation facilities (commercial – indoor), including bowling alleys,
skating rinks, shooting ranges C P P P P P P
Recreation facilities (commercial – outdoor), including golf courses,
golf driving ranges, fairgrounds, animal race tracks, sports fields C C C C
Recreation facilities (public), including, but not limited to sports
fields, community centers and golf courses C C C C C C C C C C C C C P
Recreational area and facilities for employees A A A A A A A A A A A A A
Religious facilities with an assembly area less than 750 sq.ft. C C P P P P P P P P P P P
Religious facilities with an assembly area greater than 750 sq.ft. and
associated community center buildings C C C C C C C C C C C C C
Removal and processing of sand, gravel, rock, peat, black soil and other
natural deposits together with associated structures U U U U U U
Rental of vehicles not requiring a commercial driver’s license P36 P P P P P P P P
Rental of commercial trucks and fleet rentals requiring a commercial
driver’s license P P P P P P P
Research and development facilities P P
Residences for security or maintenance personnel A A A A A A A A A A A A A
Restaurants, drive-through permitted P35 P P P P P P P P
Restaurants, drive-through not permitted P P C P
Retail, General P P4 P P35 P35 P P P P C3 C3 P P
Sales and rental of heavy machinery and equipment subject to landscaping
requirements of TMC Chapter 18.52* P P P P P P P
Salvage and wrecking operations P P C
Salvage and wrecking operations which are entirely enclosed within a
building P P P P
Sanitariums, or similar institutes C
Schools and studios for education or self-improvement P P P P P P P P P P9
C10 P27 P P
Schools, preschool, elementary, junior & senior high schools (public),
and equivalent private schools C C C C C C C C
C C
P
(public
only)
Secure community transition facility 28 U
74
Page 8
P = Permitted outright; A = Accessory (customarily appurtenant and
incidental to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to
TMC 18.66); S = Special Permission (Administrative approval by the
Director)
CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/L MIC/H TVS TSO PRO
Self-storage facilities P P P P P P P P P
Sewage lift station U U U U U U P
Shelter P P P P
Stable (private) A29 A29 P
Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened
pursuant to TMC Chapter 18.52
P P P P P P P P P
Storage (outdoor) of materials is permitted up to a height of 20 feet
with a front yard setback of 25 feet, and to a height of 50 feet with a
front yard setback of 100 feet; security required
P P P C C
Storm water - neighborhood detention + treatment facilities U U U U U U P
Storm water pump station U U U U U U
Studios – Art, photography, music, voice and dance P P P P P P P P P
Taverns, nightclubs P P P P P P30 P30 P P
Telephone exchanges P P P P P P P P P P P P
Theaters, except those theaters which constitute “adult entertainment
establishments” as defined by this Zoning Code P P P P P P P P31
Tiny Home Villages39 P P P P P P P P P P P P
Tow-truck operations, subject to all additional State and local regulations P P P P P P P
Transfer stations (refuse and garbage) when operated by a public agency U U U U
Transitional Housing P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38 P38
Truck terminals P P P P P P
Utilities, regional C
Vehicle sales lot2 P32 P P P P P P
Vehicle service station P33 P33 P P P P P P P P
Vehicle storage (no customers onsite, does not include park-and-fly operations) P
Warehouse storage and/or wholesale distribution facilities P P P P P P P P
Water pump station U U U U U U P
Water utility reservoir and related facilities U U U U U U
Wireless Telecommunications Facilities (*see TMC Ch. 18.58) P P P P P P P P P P P P P P P P
Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b. Consistent with the stated purpose of the zone; and
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Page 9
c. Consistent with the policies of the Tukwila Comprehensive Plan.
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Page 10
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located
within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC, RCM or TUC zone districts or any other residentially-zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use
is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured
by following a straight line between the nearest points of public entry into each establishment.
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses.
4. Retail sales as part of a planned mixed-use development where at least 50% of gross leasable floor area development is for office use; no auto-oriented retail sales (e.g. drive-ins, service
stations).
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on-site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on-site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
8. Commercial parking subject to TMC Chapter 18.56, Off-Street Parking and Loading Regulations.
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9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established
aviation, manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. Dwelling - multi-family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and
TMC Section 18.52.060, 2-4, Recreation Space Requirements.
15. Dwelling - Multi-family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non-industrial in nature); must be located
on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond.
16. See TMC Section 18.50.220 for accessory dwelling unit standards.
17. Manufactured/mobile home park, meeting the following requirements:
a. the development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c. vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
18. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These
businesses may manufacture, process, assemble and/or package the following:
a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no
slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood;
d. electronic, mechanical, or precision instruments;
e. other manufacturing and assembly of a similar light industrial character;
f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in
basis;
g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the
City's performance standards.
19. Where the underlying zoning is HI or TVS.
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20. Minor expansion of an existing warehouse if the following criteria are met:
a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse;
b. The proposed expansion will not increase any building dimension that is legally non-conforming;
c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement;
d. The proposed expansion must be constructed within two years of the date of approval;
e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located.
21. Movie theaters with more than three screens if the following criteria are met:
a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila;
b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan;
d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it i s located.
22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
23. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila
International Boulevard.
24. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC).
25. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions:
a. New Office Developments:
(1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003.
(2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are
shown in Figure 18-12.
b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds th e maximum size limitations may be recognized as a
conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may
convert to a stand-alone office use subject to the provisions of this code.
26. Planned shopping center (mall) up to 500,000 square feet.
27. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use.
28. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located
within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include:
(a) Public and private schools;
(b) School bus stops;
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(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
(3) One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but is
completely surrounded by parcels ineligible for the location of such facilities.
c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285,
which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel
of property or land use district boundary line from which the proposed land use is to be separated.
d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure
18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall be taken into
consideration to determine if the proposed site meets the siting criteria at the time of the permit application.
29. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each
20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot.
30. No night clubs.
31. Theaters for live performances, not including adult entertainment establishments and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens
will require a Special Permission Permit.
32. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on December
15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre-existing legally established automotive
sales where existing parking lots abut the public frontage must provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk currently exists) using Type II
landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the business is vacated or abandoned for more than 24 consecutive
months and a new business is proposed.
33. Allowed; however, if in the TIB Study Area, as set forth in Figure 18-60, the following conditions apply: Outdoor storage of vehicles, tires, or other materials used for service is not permitted.
Gas stations are permitted if the pumps and parking are located behind the building, the pumps meet the setback requirements, and the pumps comply with building and fire codes. Queuing lanes
are not permitted between buildings and back of sidewalk. Wholesale distribution and storage of fuel (e.g. natural gas, propane, gasoline) are not permitted in the TIB Study Area. Pre-existing
legally established automotive service uses with outdoor storage or parking abutting the public frontage must provide effective visual screening of the parking and outdoor stored materials from
sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs: an expansion or alteration of the structure, a change of ownership, or when the
business is vacated or abandoned for more than 24 consecutive months and a new business is proposed.
34. Allow if the following are provided: a full-service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms.
35. Allowed, however if in the TIB Study area, as set forth in Figure 18-60, the following conditions apply: Drive-through facilities are permitted when located behind a building. Queuing lanes are
not permitted between buildings and public frontage sidewalks. Where the use is located on a corner or with access to an alley, drive-throughs must exit to a side street or an alley that connects to
a side street, where feasible.
36. Automotive rentals must have an enclosed showroom with no outdoor storage of vehicles. Pre-existing legally established uses in the TIB Study Area, as set forth in Figure 18-60, on
December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date.
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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.
40. Subject to meeting underlying density allowances for unit type.
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Table 18-2: Tukwila Urban Center Land Uses Allowed By District**
Business
license
P = Permitted, A = Accessory, C = Conditional, UUP = Unclassified Use
Permit
For parking requirements see Table 18-5 or Figure 18-7
Regional Center TOD Pond District Commercial Corridor Work-Place
Retail1
60 Animal Kennels and Shelters, including doggy daycare C C
810A Athletic or Health Clubs P P P P P
90 Automotive Service and Repair P2 P
400 Banks, Financial, Insurance, and Real Estate Services P P P
1030 Bar & Nightclubs P P3 P P
Ref. above† Brew Pubs, On-Site Brewing, Cocktail Lounges, & Pool Halls P P P P
Bulk Retail P P P
Business Services (e.g. copying, fax and mailing centers) P P P P
Ref. above† Drive Through Facilities or Services P P3 P P
360A Electric Vehicle Charging Station L1&2 P P P P P
360B Electric Vehicle Charging State L3 A P3 A A A
90 Gas Stations, including Car Wash P3 P P
General Retail P P P P P
Ref. above† Laundries, Tailors, and Dry Cleaners P P P P P
Ref. above† Personal Services (e.g. beauty & barber shops, nail salons, spa, travel
agencies) P P P P
Ref. above† Recreation Facilities (commercial indoor) P P P P
810C Recreation Facilities (commercial outdoor) P
Ref. above† Repair Shops (small scale goods: bicycle, appliance, shoe, computer) P P P P
Ref. above† Restaurants with associated cocktail lounges and sidewalk cafes P P P P P6
Ref. above† Theaters except adult entertainment P P P
840 Vehicle Rental and Sales (not requiring a commercial DL) P P3 P5 P
70 Veterinary Clinic with temporary indoor boarding and grooming P P P P P
Office
Professional, Outpatient Medical, Dental, Governmental Services, and
Research P P P P P
630 Medical and Dental Laboratories P P P P
Lodging
Ref. above† Hotel, Motel, Extended Stay, Bed and Breakfasts P P P
Civic & Institutional
290 Convention & Exhibition Facilities, including multipurpose arena facilities P P3 P
Adopted 2016 - Ordinance No. 2500
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Ref. above† Cultural Facilities, including: libraries, museums, art galleries, performing
arts centers P P P
Ref. above† Daycare Centers P P P P P
Ref. above† Education and Instructional Facilities, public and private including college
and universities P P P
Ref. above† Parks, Trails, Picnic Areas, Playgrounds, and Public Community Centers P P P P P
410 Police and Fire Stations C C C P P
Business
license
P = Permitted, A = Accessory, C = Conditional, UUP = Unclassified Use
Permit
For parking requirements see Table 18-5 or Figure 18-7
Regional Center TOD Pond District Commercial Corridor Work-Place
Post Office P P P
820B Religious Institutions, greater than 750 sf assembly area C C C C C
820A Religious Institutions, less than 750 sf assembly area P P P P P
Industrial, Manufacturing, & Warehouse
190 Cargo Containers subject to TMC 18.50.060 A
550 Industrial Commercial Services (e.g. etching, film processing, lithography,
printing & publishing) P
Ref. above†
Light Industrial: Manufacturing, Processing and Assembling uses that have
little potential for creating off-site noise, smoke, dust, vibration or other
external impacts or pollution. Manufacturing and processing of food and
beverages including fermenting and distilling; with or without a tasting
room, provided the tasting room occupies less than 50% of the total area of
the building occupied by the tenant but no more than 3500 square feet;
and the manufacturing process does not cause off-site impacts to
neighboring properties or create a public nuisance.
P
990A/B Outdoor storage of materials to be manufactured or handled as part of a
permitted use within the Zone, screened pursuant TMC 18.52 A
960 Self-Storage Facilities P
1110 Warehouse Storage and Wholesale Distribution Facilities P
Transportation, Communication, & Infrastructure
240 Commercial Parking , day use only P P P P P
370 Essential Public Facilities, except those listed separately UUP UUP UUP UUP UUP
Intermodal Transit Stations, Rail transit facilities UUP UUP UUP UUP UUP
Ref. above† Internet Data Centers & Telephone Exchanges P
7100 Park and Ride Lots UUP UUP UUP UUP
720 Parking Areas A A A A A
Public Transit Facilities and Stations (Bus) P P P P P
780 Radio, Television, Microwave, or Observation Stations and Towers C C C C C
Ref. above† Utility Facilities, above ground/ not in ROW C C C C P
Ref. above† Utility Facilities, underground/in ROW P P P P P
1140 Wireless Communication Facilities P7 P7 P7 P7 P7
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Residential
320 Dormitories A A
Ref. above† Dwelling: Multi-family, Townhouses, Mixed Use, Senior Citizen Housing P P P P4
510 Home Occupation A A A P4
270 Continuing Care Retirement Community P P
† Reference the above general zoning code use matrix for specific business license code.
** See TMC 18.28.260 for District specific parking standards.
1.Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use conversions in existing buildings are not required to meet this standard.
2.New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards in the Southcenter Design Manual.
3.East of the Green River only.
4.Only on properties fronting the Green River or Minkler Pond.
5.Excludes vehicle storage or maintenance.
6.3,500 sf max per use.
7.Subject to TMC 18.58.
Return to Title
84
ATTACHMENT 8
DRAFT TMC Figure 18-7: Minimum Automobile and
Bicycle Parking Requirements
85
Figure 18-7: Minimum Automobile and Bicycle Parking Requirements
Use Types (See TMC Table 18-6 for Detailed Uses) Minimum On-Site
Vehicle Parking
Within Half a Mile from a Major Transit Stop
All Uses None
Greater than Half a Mile from a Major Transit Stop
Residential Uses which:
• Meet the definition of a0ordable (RCW 36.70A.030); or
• Limit occupancy to senior citizens or those with disabilities; or
• Meet the definition of Accessory Dwelling Units; or
• Are permitted as emergency or permanent supportive housing;
or
• Meet the definition of Co-Living Housing; or
• Contain less than 1,200 sf of interior livable floor area.
None
Residential Uses which:
• Do not meet one of the criteria above; and
• Meet the definition of middle housing or multi-family housing.
1 vehicle parking space
/
dwelling unit
Residential Uses which:
• Do not meet one of the criteria above; and
• Meet the definition of single-family housing.
2 vehicle parking spaces
/
dwelling unit
Commercial and Industrial Uses which:
• Serve alcohol for on-site consumption; or
• Contain less than 3,000 sf of usable floor area (UFA); or
• Are childcare uses, such as commercial daycares.
None
All Other Commercial and Industrial Uses which:
• Do not require conditional or unclassified use permits
1 vehicle parking space
/
1000 sf of UFA
All Uses which:
• Do not require conditional or unclassified use permits; and
• Will be sited within existing or vacant buildings that are
proposed for new occupancy or change of use; or
• Are permitted as accessory uses; or
• Are Transportation, Communication, and Infrastructure Uses;
or
• Are Civic and Institutional Uses
None
All Other Uses which:
• Require conditional or unclassified use permits
The provision of parking may be
required as a condition of
approval to mitigate potential
transportation impacts.
See TMC 18.56 for O0-Street Parking and Loading Regulations.
Nothing in this table exempts new construction from compliance with the requirements for parking
spaces permanently marked for the exclusive use of individuals with disabilities, in compliance with
the Americans with Disabilities Act.
86
Use Types (See TMC Table 18-6 for
Detailed Uses)
Minimum Secure
Bicycle Parking1,2,3
Minimum Short-Term
Bicycle Parking1,3
Residential Uses: 1 space / dwelling unit 1 space / 20 dwelling units
Civic and
Institutional
Uses:
Colleges, Universities,
or Schools 3 spaces / classroom 1 space / classroom
Cultural Facilities and
Religious Institutions 1 space / 4,000 sf of UFA 1 space / 2,000 sf of UFA
Fire & Police Stations 1 space / 5,000 sf of UFA 2 spaces / facility
Hospitals 1 space / 4,000 sf of UFA 1 space / 10,000 sf of UFA
Commercial
Uses:
with on-site
customers 1 space / 5,000 sf of UFA 1 space / 1,000 sf UFA
no on-site customers 1 space / 5,000 sf of UFA 1 space / 10,000 sf of UFA
Industrial Uses with:
habitual transportation demands 1 space / 5,000 sf of UFA 1 space / 20,000 sf of UFA
Transportation Facilities which:
are not an accessory use 20 spaces / facility 10 spaces / facility
All Other Uses:
The provision of bicycle parking may be required as a
condition of approval to mitigate potential transportation
impacts.
See TMC 18.56.130 for bicycle parking standards.
1Any fraction shall be rounded up to the nearest whole number.
2The Director shall have the discretion to reduce the amount of required secure bicycle parking if it
can be demonstrated that the occupancy of the use will be limited to a group that is less likely to
travel by bicycle. The age of occupants does not, on its own, serve to demonstrate this.
3The Director, in consultation with the Director of Public Works, shall have the discretion to require
more bicycle parking spaces based on the following factors: Area topography; pattern and volume of
expected bicycle users; nearby residential and employment density; proximity to a trails system and
other existing and planned bicycle facilities; projected transit ridership and expected access to transit
by bicycle; and other relevant transportation and land use information.
87
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
TMC Section 18.28.260.
Use Automobile Standard Bicycle Standard
Single-family dwellings 2 for each dwelling unit N/A
Middle Housing dwellings
within one-half mile of a
major transit stop
No parking required N/A
Middle Housing dwellings not
within one-half mile of a
major transit stop
1 for each dwelling unit N/A
Multi-family dwellings
0.75 for each studio
1 for each one bedroom unit or larger
For multi-family, 1 space per
10 parking stalls, with a minimum of 2
spaces.
Accessory dwelling units No parking required N/A
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.
88
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
TMC Section 18.28.260.
Use Automobile Standard Bicycle Standard
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.
Use Automobile Standard Bicycle Standard
Manufacturing 1 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
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
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.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Post offices 3 for each 1,000 square feet of usable
floor area
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 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.
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Retail sales, bulk 2.5 for each 1,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
89
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 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 space per 100 seats, with a minimum
of 2 spaces.
Warehousing 1 for every 2,000 square feet of usable
floor area
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Table 18-5 Provision of Parking
Districts
Regional Center, TOD
Neighborhood & Pond District
Commercial
Corridor &
Workplace All Districts
Use
Required Minimum Vehicular
Parking
Required Minimum
Vehicular Parking
Required Minimum
Bicycle Parking
Retail, except as listed below 3.3 spaces/1,000 sf of ufa 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
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
buildings1
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
Studio 0.75 spaces/unit
90
1+ bedroom unit 1space/unit
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
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
Industrial, Manufacturing &
Warehouse Not permitted
Essential Public Facilities As determined by DCD Director
91