HomeMy WebLinkAboutOrd 2368 - TMC Title 5 "Business Licenses and Regulations" / Title 18 "Zoning" Code AmendmentsCl e ty of u la
Washington
Ordinance No. 2368
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED
IN TUKWILA MUNICIPAL CODE (TMC) TITLE 5, "BUSINESS
LICENSE AND REGULATIONS," AND TITLE 18, "ZONING CODE," TO
CLARIFY AND UPDATE THE ZONING CODE AND ITS PROVISIONS;
REPEALING ORDINANCE NO. 1482 §1 (PART), AS CODIFIED AT
TMC SECTION 5.44.130, ORDINANCE NO. 1758 §1 (PART), AS
CODIFIED AT TMC SECTION 18.06.681, AND ORDINANCE NOS. 2075
§1 (PART) AND 1758 §1 (PART), AS CODIFIED AT TMC SECTIONS
18.06.932 AND 18.06.933; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Zoning Code establishes procedures for processing site specific
rezones and the City of Tukwila (the "City wishes to clarify those procedures to meet
state law requirements; and
WHEREAS, the Zoning Code establishes design standards for single family
dwelling units and the City wishes to allow exceptions to those standards for the
replacement of single wide manufactured homes with newer manufactured homes; and
WHEREAS, Title 5 of the Tukwila Municipal Code (TMC) has some sections that
reference zoning designations and the City wishes to correct the inaccurate references;
and
WHEREAS, the Zoning Code includes a definitions section and the City wishes to
update it to include a definition of tow truck operations, and to delete the definitions of
regulated and isolated wetlands to be consistent with the Environmentally Sensitive
Areas Chapter; and
WHEREAS, the Zoning Code establishes thresholds for when projects are subject
to design review and the City wishes to update the thresholds to be consistent with the
recently adopted Shoreline Master Program, clarify thresholds and criteria for non-
residential development in the Low Density Residential zone, and clarify when
modifications to design review approvals are required; and
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WHEREAS, the Zoning Code establishes permit application types and procedures
and the City desires consistency throughout the different sections of the TMC; and
WHEREAS, the Zoning Code establishes landscaping regulations and the City
wishes to clarify regulations pertaining to illegal removal of required landscaping; and
WHEREAS, the Zoning Code establishes procedures for public notice and the City
wishes to update the mailing procedures to allow sending the notice of decision by
email; and
WHEREAS, the Zoning Code establishes building height regulations for different
areas of the City and the City wishes to correct the building height exception areas map
that was part of the update adopted on December 3, 2007 (Ordinance No. 2186); and
WHEREAS, changes to the allowed uses in the Manufacturing /Industrial Center
Light (MIC /L) and Manufacturing /Industrial Center Heavy (MIC /H) zones were made
as part of the Comprehensive Plan update and adopted by Ordinance No. 2335, which
grouped manufacturing uses under two sub categories: a) those with little potential for
creating off -site impacts and (b) those with moderate to substantial potential for creating
off -site impacts; and the City wishes to follow the same format for other zones that allow
manufacturing uses; and
WHEREAS, on January 11, 2012, the City's SEPA Responsible Official issued a
Determination of Non Significance on the proposed amendments; and
WHEREAS, on January 26, 2012, the Tukwila Planning Commission, following
adequate public notice, held a public hearing to receive testimony concerning amending
the Tukwila Municipal Code and continued the hearing to February 23, 2012, and at that
meeting adopted a motion recommending the proposed changes; and
WHEREAS, on April 2, 2012, the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on April 23, 2012, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of
the Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Tukwila Municipal Code (TMC) Chapter 5.44, "Tow Truck
Businesses," Amended. Ordinance Nos. 2355 §16 and 1482 §1 (part), as codified at
TMC Section 5.44.030, "License Application," are hereby amended to read as follows:
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A. Every person desiring to operate or have charge of a tow truck business within
the City shall make a written application to the Finance Director for a license to do so.
B. Such application shall be referred to the Community Development Director for
review to insure the proper location and screening of the proposed operation as set
forth in TMC Title 18.
Section 2. TMC Section Adopted. A new section is hereby added to TMC
Chapter 18.06, "Definitions," as follows:
Tow Truck Operations
"Tow Truck Operations" means any storage yard, building, or vehicle
storage /impounding lot for a towing business, including tow vehicles with towed vehicles
attached. Tow truck operations do not include central offices for phone dispatch if tow
trucks, drivers, or impounded vehicles do not come to the office.
Section 3. TMC Chapter 18.06, "Definitions," Amended. Ordinance No. 1758
§1 (part), as codified in TMC Chapter 18.06, "Definitions," under the subparagraph
entitled "Wetland Edge," is hereby amended to read as follows:
Wetland Edge
"Wetland edge" means the boundary of a wetland as delineated based on the approved
federal wetland delineation manual and applicable regional supplements.
Section 4. TMC Chapter 18.10, "Low Density Residential (LDR) District,"
Amended. Ordinance Nos. 2251 §11, 1989 §2, 1976 §18, and 1758 §1 (part), as
codified at TMC Section 18.10.030, "Accessory Uses," subparagraph 3, are hereby
amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 5. TMC Chapter 18.10, "Low Density Residential (LDR) District,"
Amended. Ordinance Nos. 2257 §5, 2251 §13, and 1865 §7, as codified at TMC
Section 18.10.055, "Design Review," are hereby amended to read as follows:
Design review is required for all conditional uses, unclassified uses, or non residential
development within the shoreline jurisdiction that involve construction of a new building
or exterior changes if the cost of the exterior work equals or exceeds 10% of the
building's assessed valuation. Design review is required for developments in a
Commercial Redevelopment Area that propose the uses and standards of an adjacent
commercial zone as well as development in the Urban Overlay District.
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Section 6. TMC Chapter 18.12, "Medium Density Residential (MDR) District,"
Amended. Ordinance Nos. 2251 §14, 1989 §3, 1976 §21 and 1758 §1 (part), as
codified at TMC Section 18.12.030, "Accessory Uses," subparagraph 3, are hereby
amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 7. TMC Chapter 18.12, "Medium Density Residential (MDR) District,"
Amended. Ordinance Nos. 2251 §16, 2005 §1, 1865 §11, and 1758 §1 (part), as
codified at TMC Section 18.12.060, "Design Review," are hereby amended to read as
follows:
Design review is required for all new multi family structures, mobile or manufactured
home parks, developments in a Commercial Redevelopment Area that propose the
uses and standards of an adjacent commercial zone, and in the shoreline jurisdiction, if
new building construction or exterior changes are involved and the cost of the exterior
work equals or exceeds 10% of the building's assessed valuation. Multi- family
structures up to 1,500 square feet will be reviewed administratively.
Section 8. TMC Chapter 18.14, "High Density Residential (HDR) District,"
Amended. Ordinance Nos. 2251 §17, 1989 §4, 1976 §25, and 1758 §1 (part), as
codified at TMC Section 18.14.030, "Accessory Uses," subparagraph 3, are hereby
amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 9. TMC Chapter 18.14, "High Density Residential (HDR) District,"
Amended. Ordinance Nos. 2005, §2, 1865 §15, and 1758 §1 (part), as codified at TMC
Section 18.14.060, "Design Review," are hereby amended to read as follows:
Design review is required for all multi family structures, mobile or manufactured home
parks, developments in a Commercial Redevelopment Area that propose the uses and
standards of an adjacent commercial zone, and in the shoreline jurisdiction, if new
building construction or exterior changes are involved and the cost of the exterior work
equals or exceeds 10% of the building's assessed valuation. Multi- family structures up
to 1,500 square feet will be reviewed administratively.
Section 10. TMC Chapter 18.16, "Mixed Use Office (MUO) District," Amended.
Ordinance Nos. 2251 §20, 1976 §29, and 1758 §1 (part), as codified at TMC Section
18.16.030, "Accessory Uses," subparagraph 4, are hereby amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
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Section 11. TMC Chapter 18.16, "Mixed Use Office (MUO) District," Amended.
Ordinance Nos. 2005 §3 and 1758 §1 (part), as codified at TMC Section 18.16.070,
"Design Review," are hereby amended to read as follows:
Design review is required for all projects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, for commercial structures
1,500 square feet or larger outside the shoreline jurisdiction, for all structures containing
multi family dwellings and all structures in the Tukwila International Boulevard corridor.
Commercial structures between 1,500 and 5,000 square feet, multi family structures up
to 1,500 square feet, and all buildings up to 1,500 square feet in the Tukwila
International Boulevard corridor will be reviewed administratively. Design review is also
required for certain exterior repairs, reconstructions, alterations or improvements to
buildings over 10,000 square feet.
Section 12. TMC Chapter 18.18, "Office (0) District," Amended. Ordinance
Nos. 2251 §24, 1976 §32, and 1758 §1 (part), as codified at TMC Section 18.18.030,
"Accessory Uses," subparagraph 4, are hereby amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 13. TMC Chapter 18.18, "Office (0) District," Amended. Ordinance
Nos. 2005 §4 and 1758 §1 (part), as codified at TMC Section 18.18.070, "Design
Review," are hereby amended to read as follows:
Design review is required for all projects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, and for commercial
structures 1,500 square feet or larger outside the shoreline jurisdiction. Commercial
structures between 1,500 and 5,000 square feet will be reviewed administratively.
Design review is also required for certain exterior repairs, reconstructions, alterations or
improvements to buildings over 10,000 square feet.
Section 14. TMC Chapter 18.20, "Residential Commercial Center (RCC)
District," Amended. Ordinance Nos. 2251 §27, 1976 §37, and 1758 §1 (part), as
codified at TMC Section 18.20.030, "Accessory Uses," subparagraph 4, are hereby
amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 15. TMC Chapter 18.20, "Residential Commercial Center (RCC)
District," Amended. Ordinance Nos. 2005 §5 and 1758 §1 (part), as codified at TMC
Section 18.20.070, "Design Review," are hereby amended to read as follows:
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Design review is required for all new commercial and multifamily structures and all
projects located within the shoreline jurisdiction that involve new building construction or
exterior changes if the cost of the exterior changes equals or exceeds 10% of the
building's assessed valuation. Commercial and multi family structures up to 1,500
square feet will be reviewed administratively. Design review is also required for certain
exterior repairs, reconstructions, alterations or improvements to buildings over 10,000
square feet.
Section 16. TMC Chapter 18.22, "Neighborhood Commercial Center (NCC)
District," Amended. Ordinance Nos. 2251 §30, 1976 §41, and 1758 §1 (part), as
codified at TMC Section 18.22.030, "Accessory Uses," subparagraph 4, are hereby
amended to read as follows:
4. 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.
Section 17. TMC Chapter 18.22, "Neighborhood Commercial Center (NCC)
District," Amended. Ordinance Nos. 2005 §6 and 1758 §1 (part), as codified at TMC
Section 18.22.070, "Design Review," are hereby amended to read as follows:
Design review is required for all commercial and for all multi family structures and all
projects located within the shoreline jurisdiction that involve new building construction or
exterior changes if the cost of the exterior changes equals or exceeds 10% of the
building's assessed valuation. Commercial and multi family structures up to 1,500
square feet will be reviewed administratively. Design review is also required for certain
exterior repairs, reconstructions, alterations or improvements to buildings over 10,000
square feet or in the Tukwila International Boulevard corridor.
Section 18. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2287 §13, 2251 §32, 2021 §2, 1986 §7, 1971 §10, 1865
§27, 1830 §14, 1814 §2 (part), and 1758 §1 (part), as codified at TMC Section
18.24.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Regional Commercial District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
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5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Businesses that include a retail component in conjunction with their
manufacturing operation and meeting this chapter's other performance standards.
These businesses may manufacture, process, assemble and /or package the following:
foods, including, but not limited to baked goods, beverages, candy, canned or
preserved foods, dairy products and byproducts, frozen foods, instant foods and meats
(no slaughtering).
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
12. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
13. Computer software development and similar uses.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
16. Daycare centers.
17. Dwelling multi family units on a lot that does not front on Tukwila
International Boulevard South, subject to the HDR requirements of TMC Section
18.50.083, Maximum Building Length, and TMC Section 18.52.060, 2 -4, Recreation
Space Requirements.
18. Extended -stay hotel /motel.
19. Financial:
a. banking
b. mortgage
c. other services
20. Fix -it, radio or television repair shops /rental shops.
21. Fraternal organizations.
22. Frozen food lockers for individual or family use.
23. Greenhouses or nurseries (commercial).
24. Hotels.
25. Industries involved with etching, film processing, lithography, printing and
publishing.
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
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28. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Pharmaceuticals and related products, such as cosmetics and drugs;
b. Previously prepared materials including, but not limited to, brooms,
brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber,
the and wood;
c. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
29. Medical and dental laboratories.
30. Mortician and funeral homes.
31. Motels.
32. Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
33. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
34. Planned shopping center (mall).
35. Plumbing shops (no tin work or outside storage).
36. Recreation facilities (commercial indoor), athletic or health clubs.
37. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
38. Religious facility with an assembly area less than 750 square feet.
39. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
40. Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
41. Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
42. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
43. Schools and studios for education or self- improvement.
44. Self- storage facilities.
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45. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
46. Studios art, photography, music, voice and dance.
47. Taverns, nightclubs.
48. Telephone exchanges.
49. Theaters, excluding adult entertainment establishments, as defined by this
code.
50. Warehouse storage and /or wholesale distribution facilities.
51. Other uses not specifically listed in this title, which the Director determines
to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 19. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2251 §33, 1989 §5, 1976 §43, and 1758 §1 (part), as
codified at TMC Section 18.24.030, "Accessory Uses," subparagraph 4, are hereby
amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 20. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2287 §14, 2251 §34, 2135 §10, 1974 §3 1865 §28, 1830
§15, and 1758 §1 (part), as codified at TMC Section 18.24.040, "Conditional Uses,"
subparagraph 12, are hereby amended to read as follows:
12. Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
limited to manufacturing, processing and /or assembling previously prepared metals,
including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving,
galvanizing and hand forging.
Section 21. TMC Chapter 18.24, "Regional Commercial Center (RC) District,"
Amended. Ordinance Nos. 2005 §7, 1865 §30, and 1758 §1 (part), as codified at TMC
Section 18.24.070, "Design Review," are hereby amended to read as follows:
Design review is required for all projects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, and all hotels and motels
and for other commercial structures 1,500 square feet or larger outside the shoreline
jurisdiction. Outside of the Tukwila International Boulevard corridor, commercial
structures between 1,500 and 5,000 square feet and multi family structures up to 1,500
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square feet will be reviewed administratively. Within the Tukwila International Boulevard
corridor (see TMC Figure 18 -9), design review is required for all new development as
well as certain exterior repairs, reconstructions, alterations or improvements.
Commercial and multi family structures up to 1,500 square feet will be reviewed
administratively.
Section 22. TMC Chapter 18.26, "Regional Commercial Mixed -Use (RCM)
District," Amended. Ordinance Nos. 2287 §15, 2251 §35, 2021 §3, 1986 §8, 1971
§11, 1830 §17, 1814 §2, and 1758 §1 (part), as codified at TMC Section 18.26.020,
"Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Regional Commercial Mixed Use
District, subject to compliance with all other applicable requirements of the Tukwila
Municipal Code:
1. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Businesses that include a retail component in conjunction with their
manufacturing operation and meeting this chapter's other performance standards.
These businesses may manufacture, process, assemble and /or package foods,
including, but not limited to baked goods, beverages, candy, canned or preserved
foods, dairy products and byproducts, frozen foods, instant foods and meats (no
slaughtering).
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
12. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
13. Computer software development and similar uses.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
16. Daycare centers.
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17. Dwelling multi family units above office and retail uses.
18. Extended -stay hotel /motel.
19. Financial:
a. banking
b. mortgage
c. other services
20. Fix -it, radio or television repair shops /rental shops.
21. Fraternal organizations.
22. Frozen food lockers for individual or family use.
23. Greenhouses or nurseries (commercial).
24. Hotels.
25. Industries involved with etching, film processing, lithography, printing and
publishing.
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
28. Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Pharmaceuticals and related products, such as cosmetics and drugs;
b. 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;
c. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
29. Medical and dental laboratories.
30. Mortician and funeral homes.
31. Motels.
32. Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
33. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
34. Planned shopping center (mall).
35. Plumbing shops (no tin work or outside storage).
36. Recreation facilities (commercial indoor), athletic or health clubs.
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37. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
38. Religious facility with an assembly area less than 750 square feet.
39. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
40. Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
41. Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
42. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
43. Schools and studios for education or self- improvement.
44. Self- storage facilities.
45. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
46. Studios art, photography, music, voice and dance.
47. Taverns, nightclubs.
48. Telephone exchanges.
49. Theaters, excluding adult entertainment establishments, as defined by this
code.
to be:
50. Warehouse storage and /or wholesale distribution facilities.
51. Other uses not specifically listed in this title, which the Director determines
a. similar in nature to and compatible with other uses permitted outright
within this district;
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 23. TMC Chapter 18.26, "Regional Commercial Mixed -Use (RCM)
District," Amended. Ordinance Nos. 2287 §16, 2251 §37, 2135 §11, 1974 §4, 1865
§32, 1830 §18, and 1758 §1 (part), as codified at TMC Section 18.26.040, "Conditional
Uses," subparagraph 11, are hereby amended to read as follows:
11. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
limited to manufacturing, processing and /or assembling previously prepared metals,
including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving,
galvanizing and hand forging.
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Section 24. TMC Chapter 18.26, "Regional Commercial Mixed -Use (RCM)
District," Amended. Ordinance Nos. 2005 §8 and 1758 §1 (part), as codified at TMC
Section 18.26.070, "Design Review," are hereby amended to read as follows:
Design review is required for all projects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, and for commercial
structures 1,500 square feet or larger and for all structures containing multi family
dwellings outside the shoreline jurisdiction. Commercial structures between 1,500 and
5,000 square feet and multi family structures up to 1,500 square feet will be reviewed
administratively. Design review is also required for certain exterior repairs,
reconstructions, alterations or improvements to buildings over 10,000 square feet.
Section 25. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance Nos. 2287 §17, 2251 §38, and 2084 §2 (part), as codified at
TMC Section 18.28.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Tukwila Urban Center District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers nor sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employing less than five people.
10. Commercial laundries.
11. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
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16. Daycare centers.
17. Extended -stay hotel /motel.
18. Financial:
a. banking
b. mortgage
c. other services
19. Fix -it, radio or television repair shops /rental shops.
20. Fraternal organizations.
21. Frozen food lockers for individual or family use.
22. Greenhouses or nurseries (commercial).
23. Heavy equipment repair and salvage.
24. Hotels.
25. Industries involved with etching, film processing, lithography, printing, and
publishing.
26. Internet data /telecommunication centers.
27. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
28. Libraries, museums or art galleries (public).
29. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including, but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Foods, including, but not limited to, baked goods, beverages (except
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (no slaughtering);
b. Pharmaceuticals and related products, such as cosmetics and drugs;
c. Previously prepared materials, including, but not limited to, bags,
brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, the and wood.
d. Electronic, mechanical or precision instruments such as medical and
dental equipment photographic goods, measurement and control devices, and
recording ec
30.
31.
32.
33.
juipment.
Medical and dental laboratories
Mortician and funeral homes.
Motels.
Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
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34. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
35. Pawnbrokers
36. Planned shopping center (mall).
37. Plumbing shops (no tin work or outside storage).
38. Railroad tracks (including lead, spur, loading or storage).
39. Recreation facilities (commercial indoor), athletic or health clubs.
40. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
41. Religious facility with an assembly area less than 750 square feet.
42. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
43. Restaurants, including:
a. drive through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
44. Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
45. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
46. Schools and studios for education or self improvement.
47. Self- storage facilities.
48. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
code.
to be:
49. Studios art, photography, music, voice and dance.
50. Taverns, nightclubs.
51. Telephone exchanges.
52. Theaters, excluding adult entertainment establishments, as defined by this
53. Warehouse storage and /or wholesale distribution facilities.
54. Other uses not specifically listed in this title, which the Director determines
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
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Section 26. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance Nos. 2251 §39 and 2084 §2 (part), as codified at TMC Section
18.28.030, "Accessory Uses," subparagraph 4, are hereby amended to read as follows:
4. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 27. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance Nos. 2287 §18, 2251 §40, 2135 §12, 2097 §15, and 2084 §2
(part), as codified at TMC Section 18.28.040, "Conditional Uses," subparagraph 14, are
hereby amended to read as follows:
14. Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
limited to manufacturing, processing and /or assembling previously prepared metals,
including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving,
galvanizing and hand forging.
Section 28. TMC Chapter 18.28, "Tukwila Urban Center (TUC) District,"
Amended. Ordinance No. 2084 §2 (part), as codified at TMC Section 18.28.070,
"Design Review," is hereby amended to read as follows:
Design review is required for all projects located within the shoreline jurisdiction that
involve new building construction or exterior changes if the cost of the exterior changes
equals or exceeds 10% of the building's assessed valuation, and for all commercial
structures larger than 1,500 square feet, and for all structures containing multi family
development outside the shoreline jurisdiction. Commercial structures between 1,500
and 2,500 square feet and multi family structures up to 1,500 square feet will be
reviewed administratively. Design review is also required for certain exterior repairs,
reconstructions, alterations or improvements to buildings over 10,000 square feet.
Section 29. TMC Chapter 18.30, "Commercial /Light Industrial (C /LI) District,"
Amended. Ordinance Nos. 2287 §20, 2251 §41, 2021 §5, 1986 §10, 1974 §6, 1971
§13, 1830 §23, 1814 §2, and 1758 §1 (part), as codified at TMC Section 18.30.020,
"Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Commercial Light Industrial District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC,
RCM or TUC zone districts or any other residentially -zoned property;
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(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. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
3. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
4. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
5. Beauty or barber shops.
6. Bicycle repair shops.
7. Billiard or pool rooms.
8. Brew pubs.
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
12. Commercial parking; provided it is:
a. located within a structure having substantial ground -floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a
building that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
13. Computer software development and similar uses.
14. Contractor storage yards.
15. Convention facilities.
16. Convalescent and nursing homes for not more than 12 patients.
17. Daycare centers.
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18. Extended -stay hotel /motel.
19. Financial:
a. banking
b. mortgage
c. other services
20. Fix -it, radio or television repair shops /rental shops.
21. Fraternal organizations.
22. Frozen food lockers for individual or family use.
23. Greenhouses or nurseries (commercial).
24. Heavy equipment repair and salvage.
25. Hotels.
26. Industries involved with etching, film processing, lithography, printing and
publishing.
27. Internet data /telecommunication centers.
28. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
29. Libraries, museums or art galleries (public).
30. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Foods, including, but not limited to, baked goods, beverages (except
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (no slaughtering);
b. Pharmaceuticals and related products, such as cosmetics and drugs;
c. Previously prepared materials, including, but not limited to, bags,
brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, the and wood;
Cl. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
31. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration and other external
environmental impacts, but limited only to manufacturing, processing, assembly,
packaging and /or repair 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.
32. Medical and dental laboratories.
33. Mortician and funeral homes.
34. Motels.
35. Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
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Cl. professional
e administrative
f. business, such as travel, real estate
g. commercial
36. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
37. Pawnbrokers.
38. Planned shopping center (mall).
39. Plumbing shops (no tin work or outside storage).
40. Railroad tracks (including lead, spur, loading or storage).
41. Recreation facilities (commercial indoor), athletic or health clubs.
42. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
43. Religious facility with an assembly area less than 750 square feet.
44. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
45. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
46. Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
47. Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
48. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
49. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
50. Salvage and wrecking operations that are entirely enclosed within a
building.
51. Schools and studios for education or self improvement.
52. Self- storage facilities.
53. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
54. Studios art, photography, music, voice and dance.
55. Taverns, nightclubs.
56. Telephone exchanges.
57. Theaters, excluding adult entertainment establishments, as defined by this
code.
58. Tow truck operations, subject to all additional State and local regulations.
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59. Truck terminals.
60. Warehouse storage and /or wholesale distribution facilities.
61. Other uses not specifically listed in this title, which the Director determines
to be:
a. similar in nature to and compatible with other uses permitted outright
within this district;
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 30. TMC Chapter 18.30, "Commercial /Light Industrial (C /LI) District,"
Amended. Ordinance Nos. 2287 §21, 2251 §43, 2135 §13, 1865 §36, 1830 §24, and
1758 §1 (part), as codified at TMC Section 18.30.040, "Conditional Uses," are hereby
amended to read as follows:
The following uses may be allowed within the Commercial Light Industrial District,
subject to the requirements, procedures and conditions established by the Conditional
Use Permits chapter of this title:
1. Amusement parks.
2. Animal shelters and kennels, subject to all additional State and local
regulations (less than four cats or dogs does not need a permit).
3. Cemeteries and crematories.
4. Religious facility with an assembly area greater than 750 square feet and
community center buildings.
5. Colleges and universities.
6. Convalescent and nursing homes for more than 12 patients.
7. Drive -in theaters.
8. Electrical substations distribution.
9. Fire and police stations.
10. Hospitals.
11. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration and other external
environmental impacts, including but not limited to, manufacturing, processing,
assembly, packaging and /or repair of:
a. Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass,
enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering
or slaughtering);
b. 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. Previously prepared metals, including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand forging.
12. Park and -ride lots.
13. Radio, television, microwave or observation stations, and towers.
14. Recreation facilities (commercial outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields.
15. Recreation facilities (public), including, but not limited to, sports fields,
community centers and golf courses.
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16. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work and the assembly of products from the above materials.
Section 31. TMC Chapter 18.30, "Commercial /Light Industrial (C /LI) District,"
Amended. Ordinance Nos. 2005 §10 and 1758 §1 (part), as codified at TMC Section
18.30.070, "Design Review," are hereby amended to read as follows:
Design review is required for new developments within 300 feet of residential districts,
all projects located within the shoreline jurisdiction that involve new building construction
or exterior changes if the cost of the exterior changes equals or exceeds 10% of the
building's assessed valuation, or for developments larger than 1,500 square feet outside
the shoreline jurisdiction. Commercial structures between 1,500 and 10,000 square feet
will be reviewed administratively. Design review is also required for certain exterior
repairs, reconstructions, alterations or improvements to buildings over 10,000 square
feet.
Section 32. TMC Chapter 18.32, "Light Industrial (LI) District," Amended.
Ordinance Nos. 2287 §23, 2251 §44, 2021 §6, 1986 §11, 1974 §7, 1971 §14, 1814 §2,
1774 §1, and 1758 §1 (part), as codified at TMC Section 18.32.020, "Permitted Uses,"
are hereby amended to read as follows:
The following uses are permitted outright within the Light Industrial District, subject to
compliance with all other applicable requirements of the Tukwila Municipal Code:
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC,
RCM or TUC zone districts or any other residentially zoned property;
(2) In or within one -half mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.32.020.1.a. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
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this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employing less than five people.
10. Commercial laundries.
11. Commercial parking subject to TMC Chapter 18.56, Off Street Parking and
Loading Regulations.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convention facilities.
15. Daycare centers.
16. Extended -stay hotel /motel.
17. Financial:
a. banking
b. mortgage
c. other services
18. Fix -it, radio or television repair shops /rental shops.
19. Fraternal organizations.
20. Frozen food lockers for individual or family use.
21. Greenhouses or nurseries (commercial).
22. Heavy equipment repair and salvage.
23. Hotels.
24. Industries involved with etching, film processing, lithography, printing and
publishing.
25. Internet data /telecommunication centers.
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
28. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including, but not limited to, manufacturing, processing, repairing, packaging and /or
assembly of:
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a. Previously prepared metals, including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand forging;
b. Food, including, but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (provided that no slaughtering is
permitted);
c. Pharmaceuticals and related products, such as cosmetics and drugs;
d. Previously prepared materials, including, but not limited to, bags,
brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, tiles and woods;
e. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
29. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts, but limited only to manufacturing, processing or assembling of
electrical or mechanical equipment, vehicles, and machines, including but not limited to,
heavy and light machinery, tools, airplanes, boats and other transportation vehicles and
equipment.
30. Medical and dental laboratories.
31. Mortician and funeral homes.
32. Motels.
33. Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
34. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
35. Pawnbrokers.
36. Planned shopping center (Mall).
37. Plumbing shops (no tin work or outside storage).
38. Railroad tracks (including lead, spur, loading or storage).
39. Recreation facilities (commercial indoor), athletic or health clubs.
40. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
41. Religious facility with an assembly area less than 750 square feet.
42. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
43. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
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44. Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
45. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
46. Retail sales of furniture, appliances, and automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
47. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
48. Salvage and wrecking operations that are entirely enclosed within a
building.
49. Schools and studios for education or self improvement.
50. Self- storage facilities.
51. Storage (outdoors) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
52. Taverns, nightclubs.
53. Telephone exchanges.
54. Theaters, excluding adult entertainment establishments, as defined by this
code.
55. Tow truck operations, subject to all additional State and local regulations.
56. Truck terminals.
57. Warehouse storage and /or wholesale distribution facilities.
58. Other uses not specifically listed in this title, which the Director determines
to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 33. TMC Chapter 18.32, "Light Industrial (LI) District," Amended.
Ordinance Nos. 2287 §24, 2251 §46, 2135 §14, 1865 §38, and 1758 §1 (part), as
codified at TMC Section 18.32.040, "Conditional Uses," are hereby amended to read as
follows:
The following uses may be allowed within the Light Industrial District, subject to the
requirements, procedures and conditions established by the Conditional Use Permits
chapter of this title:
1. Amusement parks.
2. Animal shelters and kennels, subject to all additional State and local
regulations (less than four cats or dogs does not need a permit).
3. Cemeteries and crematories.
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4. Religious facility with an assembly area greater than 750 square feet and
community center buildings.
5. Colleges and universities.
6. Drive -in theaters.
7. Electrical substations distribution.
8. Fire and police stations.
9. Hospitals.
10. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts, including but not limited to, manufacturing, processing or
assembling:
a. Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass,
enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering
or slaughtering;
b. 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.
11. Park and -ride lots.
12. Radio, television, microwave or observation stations and towers.
13. Recreation facilities (commercial outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields.
14. Recreation facilities (public), including, but not limited to, sports fields,
community centers and golf courses.
15. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work, and the assembly of products from the above materials.
Section 34. TMC Chapter 18.32, "Light Industrial (LI) District," Amended.
Ordinance Nos. 2005 §11 and 1758 §1 (part), as codified at TMC Section 18.32.070,
"Design Review," are hereby amended to read as follows:
Administrative design review is required for all projects located within the shoreline
jurisdiction that involve new building construction or exterior changes if the cost of the
exterior changes equals or exceeds 10% of the building's assessed valuation, or new
developments within 300 feet of residential districts.
Section 35. TMC Chapter 18.34, "Heavy Industrial (HI) District," Amended.
Ordinance Nos. 2287 §25, 2251 §47, 2021 §7, 1986 §12, 1974 §8, 1971 §15, 1814 §2,
1774 §2, and 1758 §1 (part), as codified at TMC Section 18.34.020, "Permitted Uses,"
are hereby amended to read as follows:
The following uses are permitted outright within the Heavy Industrial District, subject to
compliance with all other applicable requirements of the Tukwila Municipal Code:
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
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(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC,
RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within one -half mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools; and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC Section 18.34.020.1.x. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
3. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
4. Beauty or barber shops.
5 Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employing less than five people.
10. Commercial laundries.
11. Commercial parking subject to TMC Chapter 18.56, Off Street Parking and
Loading Regulations.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convention facilities.
15. Daycare centers.
16. Extended -stay hotel /motel.
17. Financial:
a. banking
b. mortgage
c. other services
18. Fix -it, radio or television repair shops /rental shops.
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19. Fraternal organizations.
20. Frozen food lockers for individual or family use.
21. Greenhouses or nurseries (commercial).
22. Heavy equipment repair and salvage.
23. Hotels.
24. Industries involved with etching, film processing, lithography, printing, and
publishing.
25. Internet data /telecommunication centers.
26. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
27. Libraries, museums or art galleries (public).
28. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, repairing, packaging and /or
assembly of:
a. Previously prepared metals, including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand forging;
b. Food, including, but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (provided that no slaughtering is
permitted);
c. Pharmaceuticals and related products, such as cosmetics and drugs;
d. Previously prepared materials including, but not limited to, bags,
brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, tile and wood;
e. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
29. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration and other external
environmental impacts including but not limited to, manufacturing, processing,
assembling, packaging and /or repairing of:
a. Chemicals, light metals, plastics, solvents, soaps, wood, coal, glass,
enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering
or slaughtering);
b. 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,
c. 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.
30. Medical and dental laboratories.
31. Mortician and funeral homes.
32. Motels.
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33. Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
34. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
35. Pawnbrokers.
36. Planned shopping center (mall).
37. Plumbing shops (no tin work or outside storage).
38. Railroad tracks (including lead, spur, loading or storage).
39. Recreation facilities (commercial indoor), athletic or health clubs.
40. Religious facility with an assembly area less than 750 square feet.
41. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
42. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
43. Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant.
44. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment,
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
45. Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
46. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work, and the assembly of products from the above materials.
47. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
48. Salvage and wrecking operations.
49. Schools and studios for education or self- improvement.
50. Self- storage facilities.
51. 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.
52. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
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53. Taverns, nightclubs.
54. Telephone exchanges.
55. Theaters, excluding adult entertainment establishments, as defined by this
code.
to be:
56. Tow truck operations, subject to all additional State and local regulations.
57. Truck terminals.
58. Warehouse storage and /or wholesale distribution facilities.
59. Other uses not specifically listed in this title, which the Director determines
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 36. TMC Chapter 18.34, "Heavy Industrial (HI) District," Amended.
Ordinance Nos. 2005 §12, 1793 §1, and 1758 §1 (part), as codified at TMC Section
18.34.070, "Design Review," are hereby amended to read as follows:
Administrative design review is required for all projects located within the shoreline
jurisdiction that involve new building construction or exterior changes if the cost of the
exterior changes equals or exceeds 10% of the building's assessed valuation, or new
developments within 300 feet of residential developments. Administrative design review
is also required for new developments that are outside the shoreline jurisdiction and
over 45 feet in height.
Section 37. TMC Chapter 18.36, "Manufacturing /Industrial Center Light
(MIC /L) District," Amended. Ordinance Nos. 2335 §2, 2287 §27, 2251 §50, 2235 §6
(part), 2021 §8, 1986 §13, 1974 §9, 1954 §2, 1814 §2, 1774 §3, and 1758 §1 (part), as
codified at TMC Section 18.36.020, "Permitted Uses," are hereby amended to read as
follows:
The following uses are permitted outright within the Manufacturing Industrial
Center /Light Industrial District, subject to compliance with all other applicable
requirements of the Tukwila Municipal Code.
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC,
RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities;
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(3) In or within 1,000 feet of:
(a) public library;
(b) public park, trail, or public recreational facility; or
(c) religious facility.
b. The distances specified in TMC Section 18.36.020.1.x. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
3. Bicycle repair shops.
4. Brew pubs.
5. Bus stations.
6. Commercial laundries.
7. Contractor storage yards.
8. Day care centers.
9. Heavy equipment repair and salvage.
10. Industries involved with etching, film processing, lithography, printing, and
publishing.
11. Internet data /telecommunication centers.
12. Laundries:
a. self serve;
b. dry cleaning;
c. tailor, dyeing.
13. Libraries, museums or art galleries (public).
14. Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Previously prepared metals including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand forging;
b. Food, including but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (provided that no slaughtering is
permitted);
c. Pharmaceuticals and related products, such as cosmetics and drugs;
d. Previously prepared materials including, but not limited to, bags,
brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, tile, and wood; and
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e. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
15. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts or pollution, but limited only to manufacturing, processing,
assembling, packaging and /or repairing 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.
16. 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.
17. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
18. Railroad tracks, (including lead, spur, loading or storage).
19. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
20. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
21. Restaurants, including:
a. drive through;
b. sit down,
c. cocktail lounges in conjunction with a restaurant.
22. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
23. Salvage and wrecking operations that are entirely enclosed within a
building.
24. Self- storage facilities.
25. 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.
26. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
27. Taverns.
28. Telephone exchanges.
29. Tow truck operations, subject to all additional State and local regulations.
30. Truck terminals.
31. Warehouse storage and /or wholesale distribution facilities.
32. Other uses not specifically listed in this title, which the Director determines
to be:
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a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 38. TMC Chapter 18.36, "Manufacturing /Industrial Center Light
(MIC /L) District," Amended. Ordinance Nos. 2335 §5, 2005 §13, and 1758 §1 (part),
as codified at TMC Section 18.36.070, "Design Review," are hereby amended to read
as follows:
Administrative design review is required for all new office development and other new
developments within .300 feet of residential districts, or all projects located within the
shoreline jurisdiction that involve new building construction or exterior changes if the
cost of the exterior changes equals or exceeds 10% of the building's assessed
valuation.
Section 39. TMC Chapter 18.38, "Manufacturing /Industrial Center Heavy
(MIC /H) District," Amended. Ordinance Nos. 2335 §6, 2287 §28, 2251 §52, 2235 §7,
2021 §9, 1986 §14, 1974 §10, 1971 §16, 1814 §2, 1774 §4, and 1758 §1 (part), as
codified at TMC Section 18.38.020, "Permitted Uses," are hereby amended to read as
follows:
The following uses are permitted outright within the Manufacturing Industrial
Center /Heavy District, subject to compliance with all other applicable requirements of
the Tukwila Municipal Code.
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC,
RCM or TUC zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public library;
(b) public park, trail, or public recreational facility; or
(c) religious facility.
b. The distances specified in TMC Section 18.38.020.1.a. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
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c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
3. Bicycle repair shops.
4. Brew pubs.
5. Bus stations.
6. Computer software development and similar uses.
7. Contractor storage yards.
8. Day care centers.
9. Heavy equipment repair and salvage.
10. Industries involved with etching, film processing, lithography, printing, and
publishing.
11. Internet data /telecommunication centers.
12. Laundries:
a. self serve;
b. dry cleaning,
c. tailor, dyeing.
13. Libraries, museums or art galleries (public).
14. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Previously prepared metals including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand forging;
b. Food, including but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (provided that no slaughtering is
permitted);
c. Pharmaceuticals and related products, such as cosmetics and drugs;
d. Previously prepared materials including, but not limited to, bags,
brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, tile, and wood; and
e. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
15. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts, including, but not limited to:
a. Heavy metal processes such as smelting, blast furnaces, drop forging
or drop hammering,
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b. Manufacturing, processing, assembly, packaging and repair of:
(1) Chemicals, light metals, plastics, solvents, soaps, wood, coal,
glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no
rendering or slaughtering);
(2) Previously manufactured metals, such as iron and steel
fabrication; steel production by electric arc melting, argon oxygen refining, and
consumable electrode melting; and similar heavy industrial uses; and
(3) 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.
16. Offices; must be associated with another permitted use (e.g., administrative
offices for a manufacturing company present within the MIC).
17. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
18. Railroad tracks (including lead, spur, loading or storage).
19. Recreation facilities (commercial indoor), athletic or health clubs.
20. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
21. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
22. Restaurants, including:
a. drive through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
23. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work, and the assembly of products from the above materials.
24. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
25. Salvage and wrecking operations.
26. Schools for professional and vocational education if associated with an
established aviation, manufacturing or industrial use.
27. Self- storage facilities.
28. Storage (outdoor) of materials is permitted up to a height of 20 feet with a
front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100
feet; security required.
29. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
30. Taverns.
31. Telephone exchanges.
32. Tow truck operations, subject to all additional State and local regulations.
33. Truck terminals.
34. Warehouse storage and /or wholesale distribution facilities.
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35. Other uses not specifically listed in this title, pursuant to TMC Section
18.104.010(2), which the Director determines to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 40. TMC Chapter 18.38, "Manufacturing /Industrial Center Heavy
(MIC /H) District," Amended. Ordinance Nos. 2335 §9, 2005 §14, and 1758 §1 (part),
as codified at TMC Section 18.38.070, "Design Review," are hereby amended to read
as follows:
Administrative design review is required for all new office development and other
developments within 300 feet of residential districts or all projects located within the
shoreline jurisdiction that involve new building construction or exterior changes if the
cost of the exterior changes equals or exceeds 10% of the building's assessed
valuation.
Section 41. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2287 §30, 2251 §54, 2235 §8, 2097 §17, 2021 §10, 1986
§15, 1974 §11, 1971 §17, 1830 §25, 1814 §2, 1774 §5, and 1758 §1 (part), as codified
at TMC Section 18.40.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Tukwila Valley South District,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC,
RCM or TUC zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools; and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC Section 18.40.020.1.a. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
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c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
2. Animal veterinary, including associated temporary indoor boarding; access
to an arterial required.
3. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
4. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
5. Beauty or barber shops.
6. Bicycle repair shops.
7. Billiard or pool rooms.
8. Brew pubs.
9. Bus stations.
10. Cabinet shops or carpenter shops employing less than five people.
11. Commercial laundries.
12. Commercial parking, subject to TMC Chapter 18.56, Off Street Parking and
Loading Regulations.
13. Computer software development and similar uses.
14. Contractor's storage yards.
15. Convalescent and nursing homes for not more than 12 patients.
16. Convention facilities.
17. Daycare centers.
18. Dwelling one detached single family unit per existing lot (includes factory
built or modular home that meets UBC).
19. Extended -stay hotel /motel.
20. Farming and farm related activities.
21. Financial:
a. banking
b. mortgage
c. other services
22. Fix -it, radio or television repair shops /rental shops.
23. Fraternal organizations.
24. Frozen food lockers for individual or family use.
25. Greenhouses or nurseries (commercial).
26. Heavy equipment repair and salvage.
27. Hotels.
28. Industries involved with etching, film processing, lithography, printing and
publishing.
29. Internet data /telecommunication centers.
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30. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
31. Libraries, museums or art galleries (public).
32. Manufacturing and industrial uses that have little potential for creating off-
site noise, smoke, dust, vibration or other external environmental impacts of pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Food, including, but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and
byproducts, frozen foods, instant foods and meats (provided that no slaughtering is
permitted);
b. Pharmaceuticals and related products, such as cosmetics and drugs,
c. 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,
d. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices and recording
equipment.
33. Medical and dental laboratories.
34. Mortician and funeral homes.
35. Motels.
36. Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
37. Pawnbrokers.
38. Planned shopping center (mall).
39. Plumbing shops (no tin work or outside storage).
40. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
41. Railroad tracks (including lead, spur, loading or storage).
42. Recreation facilities (commercial indoor), athletic or health clubs.
43. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
44. Religious facility with an assembly area of less than 750 square feet.
45. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
46. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
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47. Research and development facilities.
48. Restaurants, including:
a. drive through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
49. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
50. Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
51. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
52. Salvage and wrecking operations that are entirely enclosed within a
building.
53. Schools and studios for education or self- improvement.
54. Self- storage facilities.
55. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
56. Studios art, photography, music, voice and dance.
57. Taverns, nightclubs.
58. Telephone exchanges.
59. Theaters, excluding adult entertainment establishments, as defined by this
code.
60. Tow truck operations, subject to all additional State and local regulations.
61. Truck terminals.
62. Warehouse storage and /or wholesale distribution facilities.
63. Other uses not specifically listed in this title, which the Director determines
to be:
a. similar in nature to and compatible with other uses permitted outright
within this district;
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 42. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2251 §55, 1976 §59, and 1758 §1 (part), as codified at
TMC Section 18.40.030, "Accessory Uses," subparagraph 3, are hereby amended to
read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
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Section 43. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2251 §56, 2135 §18, 1865 §46, 1830 §26, and 1758 §1
(part), as codified at TMC Section 18.40.040, "Conditional Uses," are hereby amended
to read as follows:
The following uses may be allowed within the Tukwila Valley South District, subject to
the requirements, procedures, and conditions established by the Conditional Use
Permits chapter of this title.
1. Amusement parks.
2. Animals shelters and kennels, subject to all additional State and local
regulations (less than 4 cats or dogs does not need a permit).
3. Cemeteries and crematories.
4. Colleges and universities.
5. Convalescent and nursing homes for more than 12 patients.
6. Drive -in theaters.
7. Dwelling Multi- family units (Max. 22.0 units /acre except senior citizen
housing which is allowed to 100 units /acre, as a mixed -use development that is non-
industrial in nature); must be located on property adjacent to and not greater than 500
feet from the Green River, Tukwila Pond, or Minkler Pond.
8. Electrical substations distribution.
9. Fire and police stations.
10. Hospitals, sanitariums, or similar institutions.
11. Manufacturing and industrial uses that have moderate to substantial
potential for creating off -site noise, smoke, dust, vibration or other external
environmental impacts, including, but not limited to, manufacturing, processing,
assembly, packaging and repair of:
a. 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;
b. Chemicals, light metals, plastics, solvents, soap, wood, coal, glass,
enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering
or slaughtering);
c. 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;
d. Previously prepared metals including, but not limited to, stamping,
dyeing, shearing or punching of metal, engraving, galvanizing and hand forging.
12. Park and ride lots.
13. Radio, television, microwave, or observation stations and towers.
14. Recreation facilities (public) including, but not limited to, sports fields,
community centers, and golf courses.
15. Recreation facilities (commercial outdoor), including golf courses, golf
driving ranges, fairgrounds, animal race tracks, sports fields.
16. Religious facility with an assembly area greater than 750 square feet and
community center buildings.
17. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work, and the assembly of products from the above materials.
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18. Salvage and wrecking operations.
19. Schools, preschool, elementary, junior or high schools (public), and
equivalent private schools.
20. 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.
Section 44. TMC Chapter 18.40, "Tukwila Valley South (TVS) District,"
Amended. Ordinance Nos. 2005 §15 and 1758 §1 (part), as codified at TMC Section
18.40.070, "Design Review," are hereby amended to read as follows:
Design review is required for new development within 300 feet of residential districts, for
all projects located within the shoreline jurisdiction that involve new building construction
or exterior changes if the cost of the exterior changes equals or exceeds 10% of the
building's assessed valuation, for developments larger than 1,500 square feet and for all
multi family developments outside the shoreline jurisdiction. Commercial structures
between 1,500 and 10,000 square feet and multi family structures up to 1,500 square
feet will be reviewed administratively.
Section 45. TMC Chapter 18.41, "Tukwila South Overlay (TSO) District,"
Amended. Ordinance Nos. 2287 §31, 2251 §57, and 2235 §10 (part), as codified at
TMC Section 18.41.020, "Permitted Uses," are hereby amended to read as follows:
The following uses are permitted outright within the Tukwila South Overlay district,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code:
1. Adult daycare.
2. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, O, NCC, RC,
RCC, RCM or TUC zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to
elementary, junior or senior high schools, or any facility owned or operated by such
schools; and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
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b. The distances specified in TMC Section 18.41.020.2.a. shall be
measured by following a straight line from the nearest point of the property parcel upon
which the proposed use is to be located, to the nearest point of the parcel of property or
land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment.
3. Amusement parks.
4. Automobile, recreational vehicles or travel trailer sales rooms and travel
trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used
parts allowed.
5. Automotive services:
a. gas, outside pumps allowed
b. washing
c. body and engine repair shops (enclosed within a building)
6. Beauty or barber shops.
7. Bed and breakfast lodging.
8. Bicycle repair shops.
9. Billiard or pool rooms.
10. Brew pubs.
11. Bus stations.
12. Cabinet shops or carpenter shops employing less than five people.
13. Colleges and universities.
14. Computer software development and similar uses.
15. Continuing care retirement facility.
16. Convalescent and nursing homes.
17. Convention facilities.
18. Daycare centers.
19. Dwelling (allowed after residential design manual with criteria for approval
is adopted by ordinance):
a. one detached single family unit per lot
b. multi family
c. multi family units above office and retail space
d. senior citizen housing
20. Electrical substation and distribution.
21. Extended -stay hotel /motel.
22. Farming and farm related activities.
23. Financial:
a. banking
b. mortgage
c. other services
24. Fire and police stations.
25. Fix -it, radio or television repair shops /rental shops.
26. Fraternal organizations.
27. Frozen food lockers for individual or family use.
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28. Greenhouses or nurseries (commercial).
29. Hospitals.
30. Hotels.
31. Industries involved with etching, film processing, lithography, printing and
publishing.
32. Internet data /telecommunication centers.
33. Laundries:
a. self -serve
b. dry- cleaning
c. tailor, dyeing
d. commercial
34. Libraries, museums or art galleries (public).
35. Manufacturing and industrial uses that have little potential for creating off
site noise, smoke, dust, vibration or other external environmental impacts or pollution,
including but not limited to, manufacturing, processing, assembling, packaging and /or
repairing of:
a. Food, including, but not limited to, baked goods, beverages (including
fermenting and distilling), candy, canned or preserved foods, dairy products and by
products, frozen foods, instant foods and meats (provided that no slaughtering is
permitted);
b. Pharmaceuticals and related products, such as cosmetics and drugs.
c. 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;
d. Electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control devices, and
recording equipment.
36. Medical and dental laboratories.
37. Motels.
38. Movie theaters with three or fewer screens.
39. Neighborhood stormwater detention and treatment facilities.
40. Offices, including:
a. outpatient medical clinic
b. dental
c. government excluding fire and police stations
d. professional
e. administrative
f. business, such as travel, real estate
g. commercial
41. Pawnbrokers.
42. Planned shopping center (mall) up to 500,000 square feet.
43. Plumbing shops (no tin work or outside storage).
44. Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses or commercial recreation.
45. Private stable.
46. Recreation facilities (commercial indoor), athletic or health clubs.
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47. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
48. Religious facility with an assembly area of less than 750 square feet.
49. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
50. Rental of commercial trucks and fleet rentals requiring a commercial
driver's license.
51. Research and development facilities.
52. Restaurants, including:
a. drive through
b. sit down
c. cocktail lounges in conjunction with a restaurant
53. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants,
pets, jewelry, gifts, recreation equipment and sporting goods, and similar items.
54. Retail sales of furniture, appliances, automobile parts and accessories,
liquor, lumber /building materials, lawn and garden supplies, farm supplies.
55. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling /Solid Waste Space
Requirements chapter of this title.
56. Schools and studios for education or self- improvement.
57. Self- storage facilities.
58. Sewage lift stations.
59. Storage (outdoor) of materials allowed to be manufactured or handled
within facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this
title.
60. Studios art, photography, music, voice and dance.
61. Taverns, nightclubs.
62. Telephone exchanges.
63. Theaters for live performances only, not including adult entertainment
establishments.
64. Tow truck operations, subject to all additional State and local regulations.
65. Water pump station.
66. Vehicle storage (no customers onsite, does not include park- and -fly
operations).
67. Other uses not specifically listed in this title, which the Director determines
to be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
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Section 46. TMC Chapter 18.41, "Tukwila South Overlay (TSO) District,"
Amended. Ordinance Nos. 2251 §58 and 2235 §10 (part), as codified at TMC Section
18.41.030, "Accessory Use," subparagraph 3, are hereby amended to read as follows:
3. Family child care homes, provided the facility shall be licensed by the
Department of Early Learning or its successor agency and shall provide a safe
passenger loading zone.
Section 47. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.040,
"Sensitive Areas Special Studies," subparagraph B.4.a.(1), is hereby amended to read
as follows:
4. Identification and characterization of all sensitive areas, water bodies, and
buffers adjacent to the proposed project area or potentially impacted by the proposed
project as described in the following sections;
a. Characterization of wetlands must include:
(1) A wetland delineation report that includes methods used, field
indicators evaluated and the results. Wetland delineation must be performed in
accordance with approved federal wetland delineation manual and applicable regional
supplements. Field data forms are to be included in the report. Data collection points
are to be shown on the site plan with their corresponding numbers indicated. After the
City of Tukwila confirms the boundaries, they are to be professionally surveyed to the
nearest square foot and the site plan modified as necessary to incorporate the survey
data. Exact wetland acreage will be calculated after the boundaries have been
surveyed.
Section 48. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.080,
"Wetlands Designations, Ratings and Buffers," subparagraph A.1., is hereby amended
to read as follows:
A. WETLAND DESIGNATIONS.
1. For the purposes of TMC Chapter 18.45, "wetlands" are defined in the
Definitions chapter of this title. A wetland boundary is the line delineating the outer
edge of a wetland established by using the approved federal wetland delineation
manual and applicable regional supplements.
Section 49. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.120,
"Areas of Potential Geologic Instability Designation, Rating and Buffers," subparagraph
C, is hereby amended to read as follows:
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C. Each development proposal containing or threatened by an area of potential
geologic instability Class 2 or higher shall be subject to a geotechnical report pursuant
to the requirements of TMC Chapter 18.45.040, C, and 18.45.060. The geotechnical
report shall analyze and make recommendations on the need for and width of any
setbacks or buffers necessary to achieve the goals and requirements of TMC Chapter
18.45. Development proposals shall then include the buffer distances as defined within
the geotechnical report.
Section 50. TMC Chapter 18.45, "Environmentally Sensitive Areas,"
Amended. Ordinance No. 2301 §1 (part), as codified at TMC Section 18.45.180,
"Exceptions," subparagraph A, is hereby amended to read as follows:
A. REASONABLE USE EXCEPTIONS
1. If application of TMC Chapter 18.45 would deny all reasonable use of the
property containing wetlands, watercourses or their buffers, the property owner or the
proponent of a development proposal may apply for a reasonable use exception.
2. Applications for a reasonable use exception shall be a Type 3 decision and
shall be processed pursuant to TMC Chapter 18.104.
3. If the applicant demonstrates to the satisfaction of the Hearing Examiner
that application of the provisions of TMC Chapter 18.45 would deny all reasonable use
of the property, development may be allowed that is consistent with the general
purposes of TMC Chapter 18.45 and the public interest.
4. The Hearing Examiner, in granting approval of the reasonable use
exception, must determine that:
a. There is no feasible on -site alternative to the proposed activities,
including reduction in size or density, modifications of setbacks, buffers or other land
use restrictions or requirements, phasing of project implementation, change in timing of
activities, revision of road and lot layout, and /or related site planning that would allow a
reasonable economic use with fewer adverse impacts to the sensitive area.
b. As a result of the proposed development there will be no unreasonable
threat to the public health, safety or welfare on or off the development proposal site.
c. Alterations permitted shall be the minimum necessary to allow for
reasonable use of the property.
d. The proposed development is compatible in design, scale and use with
other development with similar site constraints in the immediate vicinity of the subject
property if such similar sites exist.
e. Disturbance of sensitive areas has been minimized by locating any
necessary alterations in the buffers to the greatest extent possible.
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f. The inability to derive reasonable use of the property is not the result
of:
(1) a segregation or division of a larger parcel on which a reasonable
use was permittable after the effective date of Sensitive Areas Ordinance No. 1599,
June 10, 1991;
(2) actions by the owner of the property (or the owner's agents,
contractors or others under the owner's control) that occurred after the effective date of
the sensitive areas ordinance provisions that prevents or interferes with the reasonable
use of the property; or
(3) a violation of the sensitive areas ordinance;
g. The Hearing Examiner, when approving a reasonable use exception,
may impose conditions, including but not limited to a requirement for submission and
implementation of an approved mitigation plan designed to ensure that the
development:
(1) complies with the standards and policies of the sensitive areas
ordinance to the extent feasible; and
(2) does not create a risk of damage to other property or to the public
health, safety and welfare.
h. Approval of a reasonable use exception shall not eliminate the need for
any other permit or approval otherwise required for a project, including but not limited to
design review.
Section 51. TMC Chapter 18.50, "Supplemental Development Standards,"
Amended. Ordinance Nos. 2186 §1 and 1758 §1 (part), as codified at TMC 18.50.020,
"Special Height Limitation Areas," are hereby amended to read as follows:
There are hereby established special height limitation areas, as depicted by Figure 18-
3. The revised Figure 18 -3, attached hereto as Exhibit A, is hereby adopted.
Section 52. TMC Chapter 18.50, "Supplemental Development Standards,"
Amended. Ordinance No. 2098 §3, as codified at TMC Section 18.50.055, "Single
Family Design Standard Exceptions," is hereby amended to read as follows
A. The design standards required in TMC Section 18.50.050 (5) and (6) may be
modified by the Community Development Director as a Type 2 Special Permission
decision.
1. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
a. The proposed roof pitch is consistent with the style of the house (for
example modern, southwestern);
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b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet
in height;
c. If a sloped roof is proposed, it must have at least 24 -inch eaves; and
Cl. The house exhibits a high degree of design quality, including a mix of
exterior materials, detailing, articulation and modulation.
2. The criteria for approval of a house with a front door that faces the side or
rear yard are as follows:
a. The topography of the lot is such that pedestrian access is safer or
more convenient from the side or rear yard;
b. The house will be set back at least twice the minimum front yard
setback;
c. The entrance is oriented to take advantage of a site condition such as
a significant view; or
Cl. The entry feature is integral to a unique architectural design.
B. The design standards required in TMC Section 18.50.050 (5) and (6) may also
be modified by the Community Development Director as a Type 2 Special Permission
decision if the proposal includes a replacement of a single wide manufactured home
with a double wide and newer manufactured home. The property owner can apply for
this waiver only one time per property starting from the date of adoption of this
ordinance. Additionally, the proposal should result in aesthetic improvement to the
neighborhood.
Section 53. TMC Chapter 18.52, "Landscape, Recreation, Recycling /Solid
Waste Space Requirements," Amended. Ordinance Nos. 2251 §65, 1971 §19, and
1872 §14 (part), as codified at TMC Section 18.52.050, "Landscape Plan Require-
ments," are hereby amended to read as follows:
A. A Washington State licensed landscape architect shall prepare and stamp the
landscape plans in accordance with the standards herein. Detailed plans for
landscaping and screening shall be submitted with plans for building and site
improvements. Included in the plans shall be type, quantity, spacing and location of
plants and materials, site preparation and specifications for soils and mulches, location
of all overhead and underground utilities (so as to avoid conflicts with proposed planting
locations), typical planting details and the location of irrigation systems.
B. Installation of the landscaping and screening shall be completed and a
Landscaping Declaration submitted by the owner or owner's agent prior to issuance of
the certificate of occupancy. If necessary, due to weather conditions or construction
scheduling, the installation may be postponed to the next planting season if approved
by the Community Development Director and stated on the building permit. A
performance assurance device equal to 150% of the cost of the labor and materials
must be provided to the City before the deferral is approved. The property owner shall
keep all planting areas free of weeds and trash and replace any unhealthy or dead plant
materials for the life of the project in conformance with the intent of the approved
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landscape plan and TMC Section 8.28.180. Any landscaping required by this chapter
shall be retained and maintained for the life of the project. Additionally, topping or
removal of required trees is prohibited. Only trees that pose a danger or are diseased,
as determined by an ISA certified arborist, shall be allowed to be removed. Any illegal
removal of required trees shall be subject to obtaining a tree permit and replacement
with trees that meet or exceed the functional value of the removed trees.
Section 54. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 2251 §66, 1795 §3 (part), and 1758 §1
(part), as codified at TMC Section 18.56.040, "General Requirements," subparagraph
5.f., are hereby amended to read as follows:
5. f. The Public Works Director or the Community Development Director
may require ingress separate from an egress for smoother and safer flow of traffic.
Section 55. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 2251 §67, 1795 §3 (part), and 1758 §1
(part), as codified at TMC Section 18.56.050, "Required Number of Parking Spaces,"
are hereby amended to read as follows:
The minimum number of off street parking spaces for the listed uses shall be as shown
in Figure 18 -7. Minimum parking requirements shall be maintained over the life of the
original or primary use. Any additional uses, either secondary or accessory in nature,
must have parking available that does not impact the minimum parking of the original or
primary use. This extends to parking spaces used for park- and -fly lots or use of parking
for storage or outdoor displays.
Figure 18 -7 Required Number of Parking Spaces for Automobiles and Bicycles
Use
Single family and multi-
family dwellings
Automobile Standard
2 for each dwelling unit that
contains up to 3 bedrooms.
1 additional space for every
2 bedrooms in excess of 3
bedrooms in a dwelling unit.
Additional parking may be
required for home
occupations and accessory
dwelling units as otherwise
proved by this title.
Bicycle Standard
For multi- family, 1 space per
10 parking stalls, with a
minimum of 2 spaces. No
requirement for single family.
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Use Automobile Standard Bicycle Standard
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.
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
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.
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.
Religious facilities, mortuaries 1 for each 4 fixed seats
and funeral homes
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1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minim of 2 spaces.
Page 49 of 69
Use I Automobile Standard
Convalescent /nursing /rest 1 for every 4 beds with a
homes minimum of 10 stalls
Food stores and markets 1 for each 300 square feet of
usable floor area
High schools 1 for each staff member plus 2
for every 5 students or visitors
Hospitals 1 for each bed
Hotels, motels and extended
stay
Manufacturing
1 for each room, plus one
employee space for each
20 rooms, rounded to the next
highest figure
1 for each 1,000 square feet of
usable floor area
Bicycle Standard
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Office, commercial and 3.0 for each 1,000 square feet 1 space per 50 parking stalls,
professional buildings, banks, of usable floor area with a minimum of 2 spaces.
dental and medical clinics
Places of public assembly,
including auditoriums,
exhibition halls, community
clubs, community centers, and
private clubs
Post offices
The Director shall determine
the number of required
parking spaces, with a
minimum of 1 space for every
100 square -feet of assembly
area. To ensure parking
adequacy for each proposal,
the Director may consider the
following:
a. A parking study or
documentation paid for
by the applicant and
administered by the City
regarding the actual
parking demand for the
proposed use, or
b. Evidence in available
planning and technical
studies relating to the
proposed use.
3 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
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Use
Restaurant
Restaurant, Fast food
Retail Sales, Bulk
Retail sales, General
Schools, Elementary Junior
High
Automobile Standard
1 for each 100 square feet of
usable floor area
1 for each 50 square feet of
usable floor area. Fifty percent
of any outdoor seating area
will be added to the usable
floor area for parking
requirement calculations.
2.5 for each 1,000 square feet
of usable floor area.
4 for each 1,000 square feet of
usable floor area if located
within the TUC or TVS zoning
districts; 2.5 for each 1,000
square feet of usable floor
area if located in any other
zoning district.
1.5 for each staff member
Bicycle Standard
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 space per classroom
Shopping center (mall), planned, per usable floor area size, as listed below:
500,000 sq. ft. or larger 5 for every 1,000 sq. ft. 1 space per 50 parking stalls,
with a minimum of 2 spaces.
25,000 499,999 sq. ft.
Taverns
Theaters
Warehousing
4 for every 1,000 sq. ft. 1 space per 50 parking stalls,
with a minimum of 2 spaces.
1 for every 4 persons based on 1 space per 50 parking stalls,
occupancy load. with a minimum of 2 spaces.
1 for every 4 fixed seats. If
seats are not fixed,1 per 3
seats, with concurrence of
Fire Chief, consistent with
maximum allowed occupancy
1 for every 2,000 square feet of
usable floor area.
1 space per 100 seats, with a
minimum of 2 spaces.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Section 56. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 1795 §2 (part), 1770 §33, and 1758 §1
(part), as codified at TMC Section 18.56.060, "Loading Space Requirements," are
hereby amended to read as follows:
Off street space for standing, loading and unloading services shall be provided in such
a manner as not to obstruct freedom of traffic movement on streets or alleys. For all
office, commercial, and industrial uses, each loading space shall consist of at least a
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10 -foot by 30 -foot loading space with 14 -foot height clearance for small trucks such as
pickup trucks, or a 12 -foot by 65 -foot loading space with 14 -foot height clearance for
large trucks, including tractor trailer. These requirements may be modified as a Type 1
decision, where the Community Development Director finds that such reduction will not
result in injury to neighboring property, or obstruction of fire lanes /traffic, and will be in
harmony with the purposes and intent of this chapter.
Section 57. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 2199 §19 and 1976 §62, as codified at TMC
Section 18.56.065, "Residential Parking Requirements," are hereby amended to read as
follows:
A. Two off street parking spaces shall be provided for each dwelling unit which
contains up to three bedrooms. One additional off street parking space shall be
required for every two bedrooms in excess of three bedrooms in a dwelling unit (i.e.,
four- and five bedroom dwelling units shall have three off street parking spaces, six
and seven bedroom homes shall have four spaces, and so on).
B. Each unit in a townhouse development shall have an attached garage with
parking for at least one vehicle or a parking space in an underground garage.
C. The Director shall have the discretion to waive the requirement to construct a
portion of the off street parking requirement if, based on a parking demand study, the
property owner establishes that the dwelling will be used primarily to house residents
who do not and will not drive due to a factor other than age. Such a study shall assure
that ample parking is provided for residents who can drive, guests, caregivers and other
persons who work at the residence. If such a waiver is granted, the property owner
shall provide a site plan, which demonstrates that in the event of a change of use, which
eliminates the reason for the waiver, there is ample room on the site to provide the
number of off street parking spaces required by this Code. In the event that a change
of use or type of occupant is proposed that would alter the potential number of drivers
living or working at the dwelling, the application for change of use shall be conditioned
on construction of any additional off street parking spaces required to meet the
standards of this Code.
D. Parking in a Low Density Residential (LDR) zone is subject to vehicle storage
and parking regulations listed under TMC Chapter 8.25.
Section 58. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance Nos. 1795 §2 (part) and 1758 §1 (part), as
codified at TMC Section 18.56.120, "Filing of Plans," are hereby amended to read as
follows:
Detailed plans of off street parking areas, indicating the proposed development
including the location, size, shape, design, curb -cuts, adjacent streets, circulation of
traffic, ingress and egress to parking lots and other features and appurtenances of the
proposed parking facility, shall be filed with and reviewed by the Community
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Development Director. The parking area shall be developed and completed to the
required standards before an occupancy permit for the building may be issued. The
parking lot layout shall be reviewed as part of the underlying land use or the
construction permit. If the proposal includes only reconfiguring of the parking lot such
as adding /deleting parking spaces, making changes to the interior parking lot
landscaping, or altering fire lanes, but no other land use permit or other construction
permit is required, then the restriping proposal shall be reviewed as a Type 2 decision
process as outlined in TMC Section 18.108.020.
Section 59. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance No. 1795 §2 (part), as codified at TMC Section
18.56.130, "Development Standards for Bicycle Parking," subparagraph D, is hereby
amended to read as follows:
D. Process: Upon application to and review by the Community Development
Director, subject to a Type 1 decision process as outlined in TMC Section 18.108.020,
the bicycle parking requirements may be modified or waived, where appropriate.
Section 60. TMC Chapter 18.56, "Off- street Parking and Loading
Regulations," Amended. Ordinance No. 1795 §2 (part), as codified at TMC Section
18.56.140, "Administrative Variance from Parking Standards," is hereby amended to
read as follows:
A. General:
1. A request for an administrative variance from required parking standards
must be received prior to any issuance of building or engineering permits.
Administrative variances are only eligible for requests for reductions of required parking
between 1% and 10 Requests for reductions from minimum parking standards in
excess of 10% must be made to the Hearing Examiner.
2. The project developer shall present all findings to the Director prior to any
final approvals, including design review, conditional use permit review, building review
or any other permit reviews required by the Director.
B. Criteria:
1. All requests for reductions in parking shall be reviewed under the criteria
established in this section.
2. In addition to the following requirements, the Director may require specific
measures not listed to ensure that all impacts with reduced parking are mitigated. Any
spillover parking which cannot be mitigated to the satisfaction of the Director will serve
as the basis for denial. A reduction may be allowed, pursuant to either an administrative
variance or requests to the Hearing Examiner, after:
a. All shared parking strategies are explored.
b. On -site park and ride opportunities are fully explored.
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c. The site is in compliance with the City's commute trip reduction
ordinance or, if not an affected employer as defined by the City's ordinance, agrees to
become affected.
d. The site is at least 300 feet away from a single family residential zone.
e. A report is submitted providing a basis for less parking and mitigation
necessary to offset any negative effects.
C. Process:
1. An applicant shall submit evidence that decreased parking will not have a
negative impact on surrounding properties or potential future uses. This may take the
form of a brief report for administrative variances. Decreases in excess of 10% must be
made to the Hearing Examiner. The Director may require additional studies to ensure
that negative impacts are properly mitigated. A complete and detailed Parking Demand
Study is required for requests reviewed by the Hearing Examiner.
2. All site characteristics should be described in the report, including:
a. Site accessibility for transit.
b. Site proximity to transit, with 15- to 30- minute headways.
c. Shared use of on -site parking.
d. Shared use of off -site parking.
e. Combined on -site parking.
f. Employee density.
g. Adjacent land uses.
D. Review: Applications for administrative variances for reductions below
minimum parking requirements between 1% and 10% shall be processed as Type 2
decisions, pursuant to TMC Section 18.108.020. Applications for reductions from
minimum parking requirements in excess of 10% shall be processed as Type 3
decisions, pursuant to TMC Section 18.108.030, including a hearing before the Hearing
Examiner.
Section 61. TMC Chapter 18.60, "Board of Architectural Review," Amended.
Ordinance Nos. 2257 §11, 2251 §73, 2235 §15, 2118 §1, 2005 §17, 1865 §50, and
1758 §1 (part), as codified at TMC Section 18.60.030, "Scope of Authority," are hereby
amended to read as follows:
A. The rules and regulations of the Board of Architectural Review shall be the
same as those stated for the Planning Commission in the bylaws of the Tukwila
Planning Commission.
B. The Community Development Director will review projects meeting the
thresholds for administrative design review. The BAR will review all other projects
requiring design review approval. The Board and the Community Development Director
shall have the authority to approve, approve with conditions, or deny all plans submitted
based on a demonstration of compliance with all of the guidelines of this chapter, as
judged by the preponderance of evidence standard.
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C. Design review is required for the following described land use actions:
1. All developments will be subject to design review with the following
exceptions:
a. Developments exempted in the various districts;
b. Developments in LI, HI, MIC /L and MIC /H districts, except when within
300 feet of residential districts or within 200 feet of the Green /Duwamish River or that
require a shoreline permit;
2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if
the cost of that work equals or exceeds 10% of the building's assessed valuation (for
costs between 10% and 25 the changes will be reviewed administratively):
a. For sites whose gross building square footage exceeds 10,000 square
feet in MUO, O, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and
b. For any site in the NCC, MUO or RC zoning districts in the Tukwila
International Boulevard corridor (see TMC Figure 18 -9).
c. For any multi family structures in MDR and HDR zones.
d. For all conditional and unclassified uses in the LDR zone that involve
construction of a new building or exterior repairs that exceed 10% of the assessed value
of the building.
3. Development applications using the procedures of TMC Section 18.60.60,
Commercial Redevelopment Area.
4. Development applications using the procedures of TMC Chapter 18.43,
Urban Renewal Overlay District.
5. All projects located within the shoreline jurisdiction that involve construction
of a new building or exterior changes, if the cost of the exterior work equals or exceeds
10% of the building's assessed valuation, except the construction of a single family
house is exempt.
6. Modification of a building and /or the site, if the building and /or site had
gone through design review within the last 10 years, shall require modification of the
original decision. Minor modifications of BAR approval shall be processed as
administrative design review and major modifications of BAR approval shall require
BAR approval.
D. For development in the NCC, RC, and MUO zones within the Tukwila
International Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and
setback standards may be waived and conditioned, upon approval of plans by the BAR,
in accordance with criteria and guidelines in the Tukwila International Boulevard Design
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Manual, as amended. Landscaping and setback standards may not be waived on
commercial property sides adjacent to residential districts.
E. No changes shall be made to approved designs without further BAR or Director
approval and consideration of the change in the context of the entire project; except that
the Director is authorized to approve minor, insignificant modifications which have no
impact on the project design.
Section 62. TMC Chapter 18.60, "Board of Architectural Review," Amended.
Ordinance Nos. 2235 §16 and §17, 2199 §20, 1986 §16, 1865 §51, and 1758 §1 (part),
as codified at TMC Section 18.60.050, "Design Review Criteria," subparagraph C, are
hereby amended to read as follows:
C. Multi Family, Hotel and Motel Design Review Criteria. In reviewing any
application for multi family, hotel, motel, or non residential development in a Low
Density Residential zone, the following criteria shall be used by the BAR in its decision
making, as well as the Multi Family Design Manual or Townhouse Design Manual.
Detached zero -lot -line type of developments shall be subject to the Townhouse Design
Manual.
1. SITE PLANNING.
a. Building siting, architecture, and landscaping shall be integrated into
and blend harmoniously with the neighborhood building scale, natural environment, and
development characteristics as envisioned in the Comprehensive Plan. For instance, a
multi family development's design need not be harmoniously integrated with adjacent
single family structures if that existing single family use is designated as "Commercial"
or "High- Density Residential" in the Comprehensive Plan. However, a "Low- Density
Residential" (detached single family) designation would require such harmonious design
integration.
b. Natural features, which contribute to desirable neighborhood character,
shall be preserved to the maximum extent possible. Natural features include, but are not
limited to, existing significant trees and stands of trees, wetlands, streams, and
significant topographic features.
c. The site plan shall use landscaping and building shapes to form an
aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be
limited to facilitating pedestrian travel along the street, using architecture and
landscaping to provide a desirable transition from streetscape to the building, and
providing an integrated linkage from pedestrian and vehicular .facilities to building
entries.
d. Pedestrian and vehicular entries shall provide a high quality visual
focus using building siting, shapes and landscaping. Such a feature establishes a
physical transition between the project and public areas, and establishes the initial
sense of high quality development.
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e. Vehicular circulation design shall minimize driveway intersections with
the street.
f. Site perimeter design (i.e., landscaping, structures, and horizontal
width) shall be coordinated with site development to ensure a harmonious transition
between adjacent projects.
g. Varying degrees of privacy for the individual residents shall be
provided, increasing from the public right -of -way, to common areas, to individual
residences. This can be accomplished through the use of symbolic and actual physical
barriers to define the degrees of privacy appropriate to specific site area functions.
h. Parking and service areas shall be located, designed and screened to
interrupt and reduce the visual impact of large paved areas.
i. The height, bulk, footprint and scale of each building shall be in
harmony with its site and adjacent long -term structures.
2. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project shall be
based on the quality of its design and its ability to harmonize building texture, shape,
lines and mass with the surrounding neighborhood.
b. Buildings shall be of appropriate height, scale, and design /shape to be
in harmony with those existing permanent neighboring developments that are consistent
with, or envisioned in, the Comprehensive Plan. This will be especially important for
perimeter structures. Adjacent structures that are not in conformance with the
Comprehensive Plan should be considered to be transitional. The degree of
architectural harmony required should be consistent with the nonconforming structure's
anticipated permanence.
c. Building components, such as windows, doors, eaves, parapets, stairs
and decks shall be integrated into the overall building design. Particular emphasis shall
be given to harmonious proportions of these components with those of adjacent
developments. Building components and ancillary parts shall be consistent with the
anticipated life of the structure.
d. The overall color scheme shall work to reduce building prominence
and shall blend in with the natural environment.
e. Monotony of design in single or multiple building projects shall be
avoided. Variety of detail, form, and siting shall be used to provide visual interest.
Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall
be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple
building developments shall use siting and additional architectural variety to avoid
inappropriate repetition of building designs and appearance to surrounding properties.
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3. LANDSCAPE AND SITE TREATMENT.
a. Existing natural topographic patterns and significant vegetation shall
be reflected in project design when they contribute to the natural beauty of the area or
are important to defining neighborhood identity or a sense of place.
b. Landscape treatment shall enhance existing natural and architectural
features, help separate public from private spaces, strengthen vistas and important
views, provide shade to moderate the effects of large paved areas, and break up visual
mass.
c. Walkways, parking spaces, terraces, and other paved areas shall
promote safety and provide an inviting and stable appearance. Direct pedestrian
linkages to the public street, to on -site recreation areas, and to adjacent public
recreation areas shall be provided.
d. Appropriate landscape transition to adjoining properties shall be
provided.
4. MISCELLANEOUS STRUCTURES.
a. Miscellaneous structures shall be designed as an integral part of the
architectural concept and landscape. Materials shall be compatible with buildings, scale
shall be appropriate, colors shall be in harmony with buildings and surroundings, and
structure proportions shall be to scale.
b. The use of walls, fencing, planting, berms, or combinations of these
shall accomplish screening of service yards and other places that tend to be unsightly.
Screening shall be effective in winter and summer.
c. Mechanical equipment or other utility hardware on roof, ground or
buildings shall be screened from view. Screening shall be designed as an integral part
of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping.
d. Exterior lighting standards and fixtures shall be of a design and size
consistent with safety, building architecture and adjacent area. Lighting shall be
shielded and restrained in design with no off -site glare spill -over. Excessive brightness
and brilliant colors shall not be used unless clearly demonstrated to be integral to
building architecture.
Section 63. TMC Chapter 18.66, "Unclassified Use Permits," Amended.
Ordinance No. 1769 §4 (part), as codified at TMC Section 18.66.120, "Expansion of
Existing Unclassified Use Animal Rendering Facilities," is hereby amended to read as
follows:
In addition to the structures permitted pursuant to TMC Section 18.66.110, existing
animal rendering facilities shall be allowed to construct new facilities to update and /or
modernize such use without needing to obtain a new or revised unclassified use permit
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if such construction involves an intensification of the permitted existing facility. For
purposes of this section, "facilities" shall refer to all structures, including tanks,
processing equipment, buildings and other improvements used in the rendering
operation, and "intensification" shall mean new construction shall meet all of the
requirements below. Any proposed new construction that fails to meet one or more of
the requirements of intensification shall be considered an enlargement or expansion,
and shall require an application for a new or revised unclassified use permit for the
facilities which constitute the enlargement or expansion:
1. The construction of new facilities shall be considered an intensification and
may be permitted without the need to obtain an Unclassified Use Permit (UUP) if:
a. The total area of the site is not increased.
b. The construction of new facilities does not generate more than 10 new
vehicle trips at peak hour, as determined pursuant to TMC Chapter 9.48, related to
traffic concurrency.
c. No new facilities are located in the shoreline buffer.
d. The new facilities will comply with the performance standards set forth
in TMC Section 18.66.130.
e. The construction of new manufacturing facilities does not result in
more than a 5% cumulative increase in the manufacturing capacity of the processing
facility.
f. The construction will not increase the extent of any nonconformity of
any structure by reason of its height, bulk or setbacks.
2. Any proposed new facility which does not meet criteria 1.a through 1.f
above shall be considered an enlargement or expansion, and shall comply with the
provisions of TMC Chapter 18.66, Unclassified Use Permits.
3. Whether or not a proposed new facility is considered an intensification or
an expansion /enlargement, all other applicable codes such as construction codes,
SEPA, etc., shall continue to apply.
Section 64. TMC Chapter 18.80, "Amendments to the Comprehensive Plan
and Development Regulations," Amended. Ordinance Nos. 1770 §52 and 1758 §1
(part), as codified at TMC Section 18.80.010, "Application," are hereby amended to read
as follows:
Any interested person (including applicants, citizens, Tukwila Planning Commission,
City staff and officials, and staff of other agencies) may submit an application for an
amendment to either the Comprehensive Plan or the development regulations to the
Department of Community Development. Such applications, except site specific
rezones along with the underlying Comprehensive Plan map change, are for legislative
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decisions and are not subject to the requirements or procedures set forth in TMC
Chapters 18.104 to 18.116. In addition to the requirements of TMC Section 18.80.015,
the application shall specify, in a format established by the Department:
1. A detailed statement of what is proposed and why;
2. A statement of the anticipated impacts of the change, including the
geographic area affected and the issues presented by the proposed change;
3. An explanation of why the current Comprehensive Plan or development
regulations are deficient or should not continue in effect;
4. A statement of how the proposed amendment complies with and promotes
the goals and specific requirements of the Growth Management Act;
5. A statement of how the proposed amendment complies with applicable
Countywide Planning Policies;
6. A statement of what changes, if any, would be required in functional plans
(i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment
is adopted;
7. A statement of what capital improvements, if any, would be needed to
support the proposed change, and how the proposed change will affect the capital
facilities plans of the City; and
8. A statement of what other changes, if any, are required in other City codes,
plans or regulations to implement the proposed change.
Section 65. TMC Chapter 18.80, "Amendments to the Comprehensive Plan
and Development Regulations," Amended. Ordinance No. 1770 §53, as codified at
TMC Section 18.80.015, "Documents to be Submitted with Application," is hereby
amended to read as follows:
A. Applications for amendments to the Comprehensive Plan or development
regulations shall provide the following documents in such quantities as are specified by
the Department:
1. An application form provided by the Department.
2. King County Assessor's map(s) which show the location of each property
within 300 feet of the property that is the subject of the proposed amendment.
3. Two sets of mailing labels for all property owners and occupants
(businesses and residents), including tenants in multiple occupancy structures, within
300 feet of the subject property, or pay a fee to the City for generating mailing labels.
4. A vicinity map showing the location of the site.
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5. A surrounding area map showing Comprehensive Plan designations,
zoning designations, shoreline designations, if applicable, and existing land uses within
a 1,000 -foot radius from the site's property lines.
6. A site plan, including such details as may be required by the Department.
7. A landscaping plan, including such details as may be required by the
Department.
8. Building elevations of proposed structures, including such details as may
be required by the Department.
9. Such photomaterial transfer or photostat of the maps, site plan and building
elevation, including such details as may be required by the Department.
10. Such other information as the applicant determines may be helpful in
evaluating the proposal, including color renderings, economic analyses, photos, or
material sample boards.
B. The Department shall have the authority to waive any of the requirements of
this section for proposed amendments that are not site specific or when, in the
Department's discretion, such information is not relevant or would not be useful to
consideration of the proposed amendment.
Section 66. TMC Chapter 18.80, "Amendments to the Comprehensive Plan
and Development Regulations," Amended. Ordinance Nos. 1856 §1, 1770 §55, and
1758 §1 (part), as codified at TMC Section 18.80.050, "Council Consideration," are
hereby amended to read as follows:
A. The City Council shall consider each request for an amendment to either the
Comprehensive Plan or development regulations, except site specific rezones along
with the request for a Comprehensive Plan map change, at a public meeting, at which
the applicant will be allowed to make a presentation. Any person submitting a written
comment on the proposed change shall also be allowed an opportunity to make a
responsive oral presentation. Such opportunities for oral presentation shall be subject
to reasonable time limitations established by the Council.
B. The Council will consider the following in deciding what action to take regarding
any proposed amendment:
1. Is the issue already adequately addressed in the Comprehensive Plan?
2. If the issue is not addressed in the Comprehensive Plan, is there a public
need for the proposed change?
3. Is the proposed change the best means for meeting the identified public
need?
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4. Will the proposed change result in a net benefit to the community?
C. Following Council consideration as provided by TMC Sections 18.80.050A and
18.80.050B, the City Council shall take action as follows:
1. Refer the proposed amendment to the Planning Commission for further
review and a recommendation to the City Council;
2. Defer further Council consideration for one or more years to allow the City
further time to evaluate the application of the existing plan or regulations; or
3. Reject the proposed amendment.
Section 67. TMC Chapter 18.84, "Requests for Changes in Zoning,"
Amended. Ordinance No. 2116 §1 (part), as codified at TMC Section 18.84.010,
"Application Submittal," is hereby amended to read as follows:
Application for rezone of property, along with the request for a Comprehensive Plan
map change, shall be submitted to the Department of Community Development. Site
specific rezone and the accompanying Comprehensive Plan map change application
shall be a Type 5 decision processed in accordance with the provisions of TMC Section
18.108.050.
Section 68. TMC Section 18.84.015 Adopted. TMC Section 18.84.015,
"Documents to be Submitted with Application," is hereby established to read as follows:
18.84.015 Documents to be Submitted with Application
A. Applications for rezones and the accompanying Comprehensive Plan map
change shall provide the following documents in such quantities as are specified by the
Department:
An application form provided by the Department.
2. King County Assessor's map(s) which show the location of each property
within 300 feet of the property that is the subject of the proposed amendment.
3. Two sets of mailing labels for all property owners and occupants
(businesses and residents), including tenants in multiple occupancy structures, within
300 feet of the subject property, or pay a fee to the City for generating mailing labels.
4. A vicinity map showing the location of the site.
5. A surrounding area map showing Comprehensive Plan designations,
zoning designations, shoreline designations, if applicable, and existing land uses within
a 1,000 -foot radius from the site's property lines.
6. A site plan, including such details as may be required by the Department.
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7. A landscaping plan, including such details as may be required by the
Department.
8. Building elevations of proposed structures, including such details as may
be required by the Department.
9. Such photomaterial transfer or photostat of the maps, site plan and building
elevation, including such details as may be required by the Department.
10. Such other information as the applicant determines may be helpful in
evaluating the proposal, including color renderings, economic analyses, photos, or
material sample boards.
B. The Department shall have the authority to waive any of the requirements of
this section for proposed amendments when, in the Department's discretion, such
information is not relevant or would not be useful to consideration of the proposed
amendment.
Section 69. TMC Chapter 18.84, "Requests for Changes in Zoning,"
Amended. Ordinance No. 2116 §1 (part), as codified at TMC Section 18.84.020,
"Criteria," is hereby amended to read as follows:
Each determination granting a rezone and the accompanying Comprehensive Plan map
change shall be supported by written findings and conclusions, showing specifically that
all of the following conditions exist:
1. The proposed amendment to the Zoning Map is consistent with the goals,
objectives, and policies of the Comprehensive Plan;
2. The proposed amendment to the Zoning Map is consistent with the scope
and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the
zone classification applied for;
3. There are changed conditions since the previous zoning became effective
to warrant the proposed amendment to the Zoning Map; and
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and general welfare, and
will not adversely affect the surrounding neighborhood, nor be injurious to other
properties in the vicinity in which the subject property is located.
Section 70. TMC Chapter 18.104, "Permit Application Types and Procedures,"
Amended. Ordinance Nos. 2294 §1, 2251 §75, 2235 §19, 2135 §19, and 2119 §1, as
codified at TMC Section 18.104.010, "Classification of Project Permit Applications," are
hereby amended to read as follows:
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Project permit decisions are classified into five types, based on the degree of discretion
associated with each decision, as set forth in this section. Procedures for the five
different types are distinguished according to who makes the decision, whether public
notice is required, whether a public meeting and /or a public hearing is required before a
decision is made, and whether administrative appeals are provided.
1. TYPE 1 DECISIONS are made by City administrators who have technical
expertise, as designated by ordinance. Type 1 decisions may be appealed to the
Hearing Examiner who will hold a closed record appeal hearing based on the
information presented to the City administrator who made the decision. Public notice is
not required for Type 1 decisions or for the appeals of those decisions.
TYPE 1 DECISIONS
TYPE OF PERMIT DECISION
MAKER
Administrative Variance for Noise 30 days Community
or less Development
(TMC Section 8.22.120) Director
Any land use permit or approval issued by the As specified by
City, unless specifically categorized as a Type ordinance
2, 3, 4, or 5 decision by this chapter
Boundary Line Adjustment, including Lot Community
Consolidation Development
(TMC Chapter 17.08) Director
Development Permit Building Official
Minor modification to design review approval Community
(TMC Section 18.60.030)
Development
Director
Minor Modification to PRD
Community
(TMC Section 18.46.130)
Development
Director
Tree Permit
Community
(TMC Chapter 18.54)
Development
Director
Wireless Communication Facility, Minor
Community
(TMC Chapter 18.58)
Development
Director
2. TYPE 2 DECISIONS are decisions that are initially made by the Director or,
in certain cases, other City administrators or committees, but which are subject to an
open record appeal to the Hearing Examiner, Board of Architectural Review, or, in the
case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to
RCW 90.58.
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TYPE 2 DECISIONS
INITIAL APPEAL BODY
TYPE OF PERMIT
DECISION
(open record
MAKER
appeal)
Administrative Design Review
Community
Board of
(TMC Section 18.60.030)
Development
Architectural
Director
Review
Administrative Planned
Short Plat
Hearing
Residential Development
Committee
Examiner
(TMC Section 18.46. 110)
Administrative Variance for
Community
Hearing
Noise 31 -60 days
Development
Examiner
(TMC Section 8.22.120)
Director
Binding Site Improvement Plan
Short Plat
Hearing
(TMC Chapter 17.16)
Committee
Examiner
Cargo Container Placement
Community
Hearing
(TMC Section 18.50.060)
Development
Examiner
Director
Code Interpretation
Community
Hearing
(TMC Section 18.90.010)
Development
Examiner
Director
Exception from Single Family
Community
Hearing
Design Standard
Development
Examiner
(TMC Section 18.50.050)
Director
Modification to Development
Community
Hearing
Standards
Development
Examiner
(TMC Section 18.41.100)
Director
Parking standard for use not
Community
Hearing
specified
Development
Examiner
(TMC 18.56.100),
Director
and modifications to certain
parking standards
(TMC 18.56.065, .070, .120)
Sensitive Areas (except
Community
Hearing
Reasonable Use Exception)
Development
Examiner
(TMC Chapter 18.45)
Director
Shoreline Substantial
Community
State Shorelines
Development Permit
Development
Hearings Board
(TMC Chapter 18.44)
Director
Shoreline Tree Permit
Community
Hearing
Development
Examiner
Director
Short Plat
Short Plat
Hearing
(TMC Chapter 17.12)
Committee
Examiner
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Wireless Communication
Facility, Minor
(TMC Chapter 18.58)
Community Hearing
Development Examiner
Director
3. TYPE 3 DECISIONS are quasi judicial decisions made by the Hearing
Examiner following an open record hearing. Type 3 decisions may be appealed only to
Superior Court, except for shoreline variances and shoreline conditional uses that may
be appealed to the State Shorelines Hearings Board pursuant to RCW 90.58.
TYPE 3 DECISIONS
INITIAL APPEAL BODY
TYPE OF PERMIT
DECISION
(closed record
MAKER
appeal)
Resolve uncertain zone district
Hearing
Superior Court
boundary
Examiner
Variance (zoning, shoreline,
Hearing
Superior Court
sidewalk, land alteration, sign)
Examiner
TSO Special Permission Use
Hearing
Superior Court
(TMC Section 18.41.060)
Examiner
Conditional Use Permit
Hearing
Superior Court
Examiner
Modifications to Certain
Hearing
Superior Court
Parking Standards
Examiner
(TMC Chapter 18.56)
Reasonable Use Exceptions
Hearing
Superior Court
under Sensitive Areas
Examiner
Ordinance
(TMC Section 18.45.180)
Variance for Noise in excess of
Hearing
Superior Court
60 days
Examiner
(TMC Section 8.22.120)
Variance from Parking
Hearing
Superior Court
Standards over 10%
Examiner
(TMC Section 18.56.140)
Subdivision Preliminary Plat
Hearing
Superior Court
with no associated Design
Examiner
Review application
(TMC Section 17.14.020)
Wireless Communication
Hearing
Superior Court
Facility, Major or Waiver
Examiner
Request
(TMC Chapter 18.58)
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4. TYPE 4 DECISIONS are quasi judicial decisions made by the Board of
Architectural Review or the Planning Commission, following an open record hearing.
Type 4 decisions may be appealed to the Hearing Examiner based on the record
established by the Board of Architectural Review or Planning Commission, except
Shoreline Conditional Use Permits, that are appealable to the State Shorelines
Hearings Board pursuant to RCW 90.58.
TYPE 4 DECISIONS
TYPE OF PERMIT
INITIAL
DECISION
MAKER
Board of
Architectural
Review
Planning
Commission
APPEAL BODY
(closed record
appeal)
Hearing
Examiner
Hearing
Examiner
Public Hearing Design Review
(TMC Chapter 18.60)
Subdivision Preliminary Plat
with an associated Design
Review application
(TMC Section 17.14.020)
Shoreline Conditional Use
Permit
(TMC Section 18.44.050)
Planning State Shorelines
Commission Hearings Board
5. TYPE 5 DECISIONS are quasi judicial decisions made by the Hearing
Examiner or City Council following an open record hearing. Type 5 decisions may be
appealed only to Superior Court.
TYPE 5 DECISIONS
INITIAL
APPEAL BODY
TYPE OF PERMIT
DECISION
(closed record
MAKER
appeal)
Planned Residential
City Council
Superior Court
Development (PRD), including
Major Modifications
(TMC Chapter 18.46)
Site specific rezone along with
City Council
Superior Court
an accompanying
Comprehensive Plan map
change
(TMC Chapter 18.84)
Sensitive Area Master Plan
City Council
Superior Court
Overlay
(TMC Section 18.45.160)
Shoreline Environment
City Council
Superior Court
Re- designation (Shoreline
Master Program)
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Subdivision Final Plat City Council Superior Court
(TMC Section 17.12.030)
Unclassified Use City Council Superior Court
(TMC Chapter 18.66)
Section 71. TMC Chapter 18.104, "Permit Application Types and Procedures,"
Amended. Ordinance No. 1768 §2 (part), as codified at TMC Section 18.104.170,
"Notice of Decision," is hereby amended to read as follows:
A. The Department shall provide written notice in a timely manner of the final
decision on permits requiring Type 2, 3, 4 and 5 decisions and on permits requiring
Type 1 decisions which require SEPA review. Such notice shall identify the threshold
determination, if any, and the procedures for administrative appeals, if any. Notice shall
be delivered by first class mail, email or in person to the applicant, to the Department of
Ecology and to agencies with jurisdiction, and to all parties of record.
B. Notices of Decision for Shoreline Substantial Development permits shall also
comply with the requirements of RCW 90.58.
Section 72. TMC Chapter 18.120, "Housing Options Program," Amended.
Ordinance No. 2103 §1 (part), as codified at TMC Section 18.120.050, "Review and
Application Process," subparagraph B, is hereby amended to read as follows:
B. Type of Application. Decision types are described in the Permit Application
Types and Procedures Chapter of the Tukwila Zoning Code (TMC Chapter 18.104). In
all cases, design review is required and shall be consolidated per "Consolidation of
Permit Applications" in the Permit Application Types and Procedures Chapter (TMC
Section 18.104.030). The type of land use application shall be determined pursuant to
the permit types and thresholds listed under TMC Section 18.104.010.
Section 73. Repealer. Ordinance No. 1482 §1 (part), as codified at TMC Section
5.44.130, "Location and base of operation," is hereby repealed.
Section 74. Repealer. Ordinance No. 1758 §1 (part), as codified at TMC Section
18.06.681, "Regulated Wetlands," is hereby repealed.
Section 75. Repealer. Ordinance Nos. 2075 §1 (part) and 1758 §1 (part), as
codified at TMC Sections 18.06.932, "Wetland, Isolated," and 18.06.933, "Wetland,
Regulated," are repealed.
Section 76. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section /subsection numbering.
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Section 77. Severability. If any section, subsection, paragraph, sentence, clause
or phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 78. Effective Date. This ordinance or a summary thereof shall be
published in the official newspaper of the City, and shall take effect and be in full force
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this r- J 0 4 day of 7) J 1 2012.
ATTEST /AUTHENTICATED:
Christy O'Flagrty, MMC, City Cler4('
Ji aggert��lr)/�ayor
APPROVED FORM BY: Filed with the City Clerk: �lc
Passed by the City Council:
Published:
Effective Date:
She#�y M. Kersla City Attorney Ordinance Number:
Attachment: Exhibit A Revised Figure 18 -3
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s
U
In Special Height Exception Area:
Up to Six (6) Stories Allowed
Special Height Exception Area:
Up to Four (4) Stories Allowed
Special Height Limitation Area:
Limited to No More than Six (6) Stories
L IN -1
p-111
Figure 18-3
Building
Height Exception
Areas
City of Tukwila Public Notice of Ordinance Adoption for Ordinances 2368 -2374.
On May 7, 2012 the City Council of the City of Tukwila, Washington, adopted the
following ordinances, the main points of which are summarized by title as follows:
Ordinance 2368: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED IN
TUKWILA MUNICIPAL CODE (TMC) TITLE 5, "BUSINESS LICENSE AND
REGULATIONS," AND TITLE 18, "ZONING CODE," TO CLARIFY AND UPDATE THE
ZONING CODE AND ITS PROVISIONS; REPEALING ORDINANCE NO. 1482 §1
(PART), AS CODIFIED AT TMC SECTION 5.44.130, ORDINANCE NO. 1758 §1 (PART),
AS CODIFIED AT TMC SECTION 18.06.681, AND ORDINANCE NOS. 2075 §1 (PART)
AND 1758 §1 (PART), AS CODIFIED AT TMC SECTIONS 18.06.932 AND 18.06.933;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
Ordinance 2369: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 1808 §1 AND 1621 §1, AS
CODIFIED AT TUKWILA MUNICIPAL CODE SECTION 8.07.040, SUBPARAGRAPH G,
TO UPDATE THE LIST OF SCHOOLS, LIBRARIES AND PARKS; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
Ordinance 2370: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2293 §13, AS CODIFIED
AT TUKWILA MUNICIPAL CODE SECTION 8.22.120, SUBPARAGRAPH B, TO
CLARIFY THE NOTICE REQUIREMENTS FOR NOISE VARIANCES; PROVIDING
FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
Ordinance 2371: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 2251 §1 (PART) AND
2056 §1 (PART), AS CODIFIED AT TUKWILA MUNICIPAL CODE SECTION
8.25.020, SUBPARAGRAPHS D, E AND F, TO ADD FLEXIBILITY TO
RESIDENTIAL PARKING AREA LIMITATIONS; PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
Ordinance 2372: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 1837 §2 (PART), AS
CODIFIED AT TUKWILA MUNICIPAL CODE SECTION 8.28.180, TO CORRECT AN
OUTDATED ZONING DESIGNATION; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
Ordinance 2373: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 1838 §2 (PART), AS
CODIFIED AT TUKWILA MUNICIPAL CODE SECTION 8.45.030,
SUBPARAGRAPH E, TO CORRECT OUTDATED SECTION REFERENCES;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
Ordinance 2374: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 1770 §84,1344 §10,
AND 1331 §19, AS CODIFIED AT TUKWILA MUNICIPAL CODE SECTION
21.04.210, TO CLARIFY PUBLIC NOTICE PROCEDURES FOR SEPA; PROVIDING
FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
The full text of these ordinances will be provided upon request.
Christy O'Flaherty, MMC, City Clerk
Published Seattle Times: May 10, 2012