HomeMy WebLinkAboutPlanning 2025-08-28 Item 6 - Public Hearing - Code Update: Tukwila Int'l Blvd, Co-Housing and Cannabis - AttachmentAttachment 1
Draft Zoning Code Amendments
Table of Contents
Note: Page numbers refer to the black page numbers at the top left of each sheet, not
packet page numbers.
Amended Tukwila Municipal Code
Page Number
TMC 18.06
"Definitions"
1
TMC 18.08
"Districts Established - Map"
6
TMC 18.10
"Community Residential (CR) District"
9
TMC 18.14
"High Density Residential (HDR) District"
11
TMC 18.22
"Neighborhood Commercial Center (NCC) District"
14
TMC 18.24
"Regional Commercial (RC) District"
19
TMC 18.43
"Urban Renewal Overlay District"
24
TMC 18.47
"Development Incentive Program"
28
TMC 18.52
"Landscape Requirements"
32
TMC 18.60
"Design Review"
47
TMC Figure 18-7
"Minimum Automobile and Bicycle Parking Requirements"
65
TMC Table 18-6
"Land Uses Allowed By District"
71
TMC Figure 18-3
"Special Height Exception Areas"
100
TMC Figure 18-9
"Commercial Redevelopment Areas"
101
TMC Figure 18-10
"City of Tukwila Zoning Map"
102
13
Page 1
CHAPTER 18.06
DEFINITIONS
Sections:
18,06,039 Amusement Park
18,06,071 Blank Wall
18,06,072 B U n 0 \Nal
18.06.0732 Block
18.06.07,43 Boarding House
18.06.074 Brew Pub
18,06,238 Drive -Through
18. 06 2412 Durable Uniform Surface
18,06,242
18.06.2435 Dwelling, Manufactured or Mobile Home
18.06.2446 Dwelling, Middle Housing
18.06.245 Dwelling, Mobile Home
18.06.2468 Dwelling, Multi -Family
18.06.2479 Dwelling, Single -Family
18.06.24850 Dwelling Unit
18,06,249 EasilytAditable
18,06,250 Eatimi and Drinking Establishments
18,06Ai51 industrial Use Liglit
18,06,452 industrial Usepfleavy
18.06.5845
18.06.5856
18.06.5867
18,06,587
Motel
Native Vegetation
New Manufactured Home
Nightclub
18,04iM9 Amusement Park
"Amusement Park" means a commercial entertainment land use featurinig one or more
arnusernent devices, with or yvithout other commercial entertainment land uses primarily, in an
outdoor set na„
18„061071 Bank WaU
"Blank Wall" means any nontblind wall (set -it TMC 18,06,0/21 that does not lnclude a
tl )aretrit window or door and that e.!.xceeds 15 feet of horizontal length Find vertical height,
18,061072 „iinci a 1
"Blind Wall" inearis any wall, or torllon of a vvall, that is parallel to and less than five (a) feet
from another existint trtoposed, or potential wall of eguivedent aureapor that is located directly at
a lot line when abuttinit a i)arcel where zero-lotsline development is also perrriltted,
18.06.0732 Block
"Block" means a group of lots, tracts or parcels, which have been subdivided, and are entirely
surrounded by highways or streets or in part by a well-defined or fixed boundary.
18.06.0743 Boarding House
14
Page 2
"Boarding house" means a residential building or use which provides housing on a short term
commercial basis for tenants. The following uses are excluded: Bed and breakfast facilities, hotels
and motels, extended -stay hotels or motels, shelters, and facilities which provide short- or long-
term care for tenants suffering from physical, mental or other disabilities.
18.06.074 rew Pub
"Brew pub" means a restaurant
1. Sells beer for consumption on site and sale in scaled containers;
2. Restaurant portion can be no larger than 8,000 square feet;
3. Prod uGes b er i i bathh s zes n t I ®c c than seven I I barn '-i ev-t�-ti'
4. Produces no more than 2,000 barrels of beer per y :.or;
6. Rev
13006.233 ro
r s" means the uses c
0
g criteria:
rvi or an
18.06.24'12 Durable Uniform Surface
"Durable uniform surface" means a durable uniform surface approved for the storage of
vehicles by the City and consists of:
1. Permeable pavement, such as grasscrete, porous pavers, permeable asphalt; or
2. Three inches of 3/8" to 1-1/4" crushed porous aggregate consisting of open -graded top
course, base course, or similar material with 35-40% porosity. Mud or other fine materials should
be prevented from working their way to the surface by the installation of a geotextile fabric, quarry
spalls, or other approved materials below the porous aggregate; or
3. Concrete (4" minimum Portland cement concrete) over gravel section as described
above and sloped to drain to prevent drainage impacts; or
4. Blacktop (2" minimum asphalt concrete pavement) over gravel section as described
above and sloped to drain to prevent drainage impacts; or
5. Any other configuration of materials approved by the City that maintains a durable
uniform surface and prevents drainage impacts.
18a0 242 rig.
r leans
e e. e l t i re"
It'
(Jewelgpim knt..
18.06.2435 Dwelling, Manufactured Home or Mobile Home
15
Page 3
"Manufactured home dwelling" means a single-family dwelling required to be built in
accordance with the regulations adopted under the National Manufactured Housing Construction
and Safety Standards Act of 1974
18.06.2446 Dwelling, Middle Housing
"Middle housing dwelling," means a building or buildings that are compatible in scale, form,
and character with single-family houses and contain two or more attached, stacked, or clustered
homes including duplexes, triplexes, fourpiexes, fiveplexes, sixplexes, townhouses, stacked flats,
courtyard apartments, and cottage housing.
18.06.2457 Dwelling, Mobile Home
"Mobile home dwelling," means a factory -built dwelling constructed before June 15, 1976, to
standards other than the National Manufactured Housing Construction and Safety Standards Act
of 1974 and acceptable under applicable State codes in effect at the time of construction or
introduction of the home into this state.
18.06.2468 Dwelling, Multi -Family
"Multi -family dwelling" means a building designed to contain two or more dwelling units, and
not meeting the definition of a middle housing dwelling. Duration of tenancy in multi -family
dwellings is not less than one month.
18.06.2479 Dwelling, Single -Family
"Single-family dwelling" means a building, modular home or new manufactured home,
designed to contain no more than one dwelling unit plus two accessory dwelling units.
18.06.248 Dwelling Unit
"Dwelling unit" means the whole of a building or a portion thereof providing complete
housekeeping facilities for a group of individuals living together as a single residential community,
with common cooking, eating and bathroom facilities, other than transitory housing or correctional
facilities as defined in this code, which is physically separated from any other dwelling units which
may be in the same structure.
18R6.249 Ea ll
Ada 2table
l ashy G l l 't rneans a sl
n. €S, 1oni
°s o upinC
a
0
C s n
9,..� d m lid Erlsh
°1 Dr1,
to th. €
li l€ htc3G
18.06.353 General Retail
ed to mee
Code
1q.....wastt,
d/or
ho}s. e ".
"General retail" is a business or a store which engages in the sale of goods and/or services
to the general public. Examples include stores that sell cle>tl r t groceries, or other consumer
Page 4
qa r ds .._dRa s,r ��i ai vRc.e s K>UC i a.s barbers, ;sakarls,... first bras department stores and personal
service shops.
13,06,4 lr°adaagafr ua
ht
Gndra,s rrlarnrave
• o srt noise, , t ke, uf[.1f K;;. f: " rW P 6 fef nnl environmental
Liftoff' l. r alive llc, ant or t r owner Bn4 y
•
meets this definit.irsrl. and
fudev h, rrt arF i...l
rein
,Ca„tl...rr..
"ed .o demonstrate that a Prr .Fau ed use
X, al"1"irles of'
@l rt w"r that atw ays
and
!r.lr I rl. ire
q arldler pa.nt prev°i
brooms, flr ush s canvas, c la• , .hrstE
, prone imam.., C " ser1n
Rll rrrr'bents s,rR hl as rY?csd t,al an
Ii as sur"el`1 en rl"1 rK l` fr devic es and re
, prucessi
ray c
eduip l`len
fonds,.
beverages,. randy, L lr`fed or preserved o dairy products and l;lyprnCI i.
rlr a feaods, and meats (no s i old: fr riri
18 6,4d2 iria u
46indu
;Iaal ra°ton
proposed
ays m(a.e
solvents, soaps
animacoduots
°
r.lr-d as iron
An iE
VV
',Ivy"means man
rrabieri
Rdirlra, taxi
rTiaci
and
LI re
ials
cods
and €Industrial uses that il:ru".l moderate
eating_ off site r us',°srrioke,..._dust, vibration or otl
or pro r rt owl t r R lay be r s gliiired to Berri
,Fnce n
nS.st 11(rifted
roces`:s
sCt is ah, riaaR r rls:ali 'ls,
g
rr€€ir°rrirorslerr.Rst ffar t lilrrr::l [>r 00e ssrr.._€ f{ei .l err,?"a€iir'rr
lfldric:ratrare rr`i lfrslir;lfl Irk cle fRi,
afrode meltli`1 i_�lrrr? tali@ l` hrs��aw`y..._lri€frrr[
tarntrari lcs, iarrwar:srPer irrQa slrrd/w•i assr llch i
fiitr uC IrrC lC es and ma..
les, Itaric f ea€ other tron p
non s"C
rarstics
revio sy, RRlrs'i"lufa to ed rine,Lals,
-beltinf argon oxyt.
sG and
v
al
rmrld/oi._....._packaging_ ......_ or
11ot limited to, �r v 'and lif l h
von Iwdf any e [,Apin„ierlto and
kl- dIop forging or di`
18.06.585 Motel
"Motel" means a building or buildings or portion thereof, the units of which are used, rented,
or hired out as sleeping accommodations only for the purposes of transitory housing. A motel
includes tourist cabins, tourist court, motor lodge, auto court, cabin court, motor inn and similar
names but does not include accommodations for travel trailers or recreation vehicles. Motel rooms
shall have their own private toilet facilities and may or may not have their own kitchen facilities.
Motels are distinguished from hotels primarily by reason of providing adjoining parking and direct
independent access to each rental unit. Motels shall not include dwelling units, as defined in this
17
Page 5
section, for permanent occupancy. No room may be used by the same person or persons for a
period exceeding 30 calendar days per year. Not included are institutions housing persons under
legal restraint or requiring medical attention or care.
18.06.585Native Vegetation
"Native vegetation" means plant species, other than noxious weeds, that are indigenous to
the coastal region of the Pacific Northwest and that reasonably could be expected to have
occurred naturally on the site.
18.06.586New Manufactured Home
"New manufactured home" means any manufactured home required to be titled under Title
46 RCW, which has not been previously titled to a retail purchaser, and is not a "used mobile
home" as defined in RCW 82.45.032(2).
"Nightel i °, rr war ; r r r r erm, r i establi l rrre t ti t i t 4r
aft
dispenses s for cons Li ma:t.
)rov€ded or } rrnitfeL such
Page 6
Sections:
18.08.010
18.08.020
18.08.030
18.08.040
18.08.050
18.08.010 Use Districts
CHAPTER 18.08
DISTRICTS ESTABLISHED - MAP
Use Districts
Unclassified Areas
Official Zoning Map
Rules of Interpretation
Title Compliance
A. In order to classify, segregate and regulate the uses of land, buildings, and structures, the
City is divided into the following use districts:
CR Community Residential
HDR High Density Residential
MUO Mixed Use Office
0 Office
RCC Residential Commercial Center
NCC Neighborhood Commercial Center
RC Regional Commercial
RCM Regional Commercial Mixed -use
TUC Tukwila Urban Center
C/LI Commercial/Light Industrial
LI Light Industrial
HI Heavy Industrial
MIC/L Manufacturing Industrial Center/Light
MIC/H Manufacturing Industrial Center/Heavy
TSO Tukwila South Overlay
TVS Tukwila Valley South
PRO Public Recreation Overlay
SOD Shoreline Overlay
SAOD Sensitive Areas Overlay
t1RODUrban FlenewaLOvertay
18.08.020 Unclassified Areas
A. All lands not classified according to the classification in TMC 18.08.010 on the official
zoning map, and all lands, if any, of the City not shown on the official zoning map, shall be considered
unclassified and, pending future classification, shall be subject to the restrictions and regulation of
the CR District.
18.08.030 Official Zoning Map
A. The boundaries of the use districts as outlined in TMC 18.08.010 are shown on the official
zoning map (Figure 18-10) which, together with all explanatory matters thereon, is hereby adopted
by reference and declared to be a part of this title. The regulations of this title governing the uses of
land, buildings and structures, the height of buildings and structures, the sizes of yards about
buildings and structures, and other matters set forth in this title are hereby established and declared
19
Page 7
to be in effect upon all land included within the boundaries of each and every district shown upon
said zoning map.
B. The boundaries of the use districts shall be determined and defined or redefined from time
to time, by the adoption of district maps covering the City showing the geographical area and
location of the districts. Each district map shall be, upon its final adoption, a part of this title, and the
map and all notations, references and other information shown thereon, thereafter shall be made a
part of this title as though all matters and information set forth on the map were fully described
herein.
C. The official zoning map shall be identified by the signature of the Mayor, attested by the
City Clerk and shall bear the seal of the City of Tukwila. The original of the official zoning map shall
be retained in the office of the City Clerk. See Zoning Map, Figure 18-10.
18.08.040 Rules of Interpretation
A. When uncertainty exists as to the boundaries of any use district shown on the official
zoning map, the following rules of interpretation shall apply:
1. Where district boundaries are indicated as approximately following the centerline of
streets, alleys, highways, structure or railroad tracts, the actual centerline shall be construed to be
the boundary;
2. Where district boundaries are indicated as running approximately parallel to the
centerline of a street, the boundary line shall be construed to be parallel to the centerline of the
street;
3. Where district boundaries are indicated on such map as approximately following the
lot or tract lines, the actual lot or tract lines shall be construed to be the boundary of such use
district;
4. Where a district boundary on the official zoning map divides a tract in unsubdivided
property, the location of the use district boundary, unless the same is indicated by dimensions
thereon, shall be determined by use of the scale appearing on the official zoning map;
5. Unmapped shorelands shall be considered to be within the same land use district as
the adjacent upland as shown on the official zoning map;
6. Where a public street or alley is officially vacated or abandoned, the regulations
applicable to the abutting property to which the vacated portion reverts shall apply to such vacated
or abandoned street or alley;
7. Where a district boundary tine divides a lot which was in single ownership at the time
of passage of this title, the Hearing Examiner may permit, as a special exception, the extension of
the regulations for either portion of the lot not to exceed 50 feet beyond the district tine into the
remaining portion of the lot;
8. In case uncertainty exists which cannot be determined by application of the
foregoing rules, the Hearing Examiner shall determine the location of such use district boundaries.
Applications for such special exceptions shall be a Type 3 decision processed pursuant to TMC
18.108.030.
18.08.050 Title Compliance
A. Except as provided in this title:
20
Page 8
1. No building or structure shall be erected and no existing building or structure shall be
moved, altered, added to or enlarged, nor shall any land, building, structure or premises be used,
designed or intended to be used for any purpose or in any manner other than a use listed in this title
as permitted in the use district in which such land, building, structure or premises is located.
2. No building or structure shall be erected, nor shall any existing building or structure
be moved, reconstructed or structurally altered, to exceed in height the limit established by this title
for the use district in which such building or structure is located.
3. No building or structure shall be erected, nor shall any building or structure be
moved, altered, enlarged or rebuilt, nor shall any open spaces surrounding any building or structure
be encroached upon or reduced in any manner, except in conformity with the building site
requirements and the area and yard regulations established by this title for the use district in which
such building or structure is located.
4. No yard or other open spaces, provided about any building or structure for the
purpose of complying with the regulations of this title, shall be considered as providing a yard or open
space for any other building or structure.
21
Page 9
CHAPTER 18.10
COMMUNITY RESIDENTIAL
(CR) DISTRICT
Sections:
18.10.010 Purpose
18.10.020 Land Uses Allowed
18.10.030 Design Review
18.10.040 Basic Development Standards
18.10.010 Purpose
A. This district implements the Community Residential Comprehensive Plan ("CR")
designation. It is intended to provide low -density and medium -density residential areas together
with a full range of urban infrastructure services in order to maintain stable residential
neighborhoods.
rnation
�tggreg
commercial reaevetop
pp
e-reate more uniform borders between the commerci
nd the adjacent residents
development within the Urban Renewal Overlay upon request of the property owner, and if the
implementation of the 1 ukwita international L3outevarcl revitalization an through more intensive
development.
18.10.020 Land Uses Allowed
l
A. Refer to TMC 18.09, "Land Uses Allowed by District." E- vvithir
Ioprnent ' rea l"le.. ll 8€i"111 C to . t re ate with and U.e t1 e d.000ltl1 atent standarc
t�?d uses of any U d10centpor"c `, l E la€I"1. ke NCC or RC zoning district,
18.10.030 Design Review
A. See TMC 18.60 for all requirements for Design Review.
22
Page 10
18.10.040 Basic Development Standards
A. Development within the CR District shall conform to the following listed and referenced
standards:
CR BASIC DEVELOPMENT STANDARDS
Outside of 1/4 Mile of Major Transit
Stop
Within 1/4 Mite of Major Transit, or if at
least 1 unit affordable at 60% AMI
(Rental) or 80% (Ownership) for a
period no less than 50 years
Lot area, minimum
5,000 sq. ft.
Average lot width,
minimum
40 feet
Density
(3) units per parcel,
plus 1 unit per 1,500 SF of parcel area
over 5,000 SF, whichever is greater, up
to 5 units
(4) units per parcel,
plus 1 unit per 1,500 SF of parcel area
over 5,000 SF, whichever is greater, up to
5 units
2 Units per tot can be designated as
accessory residences provided they
meet ADU requirements (ADUs count
toward maximum density)
2 Units per lot can be designated as
accessory residences provided they
meet ADU requirements (ADUs count
toward maximum density)
Building Footprint,
maximum
50%
Development Area
Coverage,
maximum
75%
Setbacks:
Front
15 feet
Front Porch
7 feet
(if porch of at least 40 square feet, with no dimension less
han 5 feet)
Second Front
10 feet
Side
5 feet
Rear
5 feet
Rear
(Alley DADU)
0 feet
Building Height
35 feet
Parking
See TMC 18.56, Off-street Parking & Loading Regulations & Figure 18-7 — Required
Number of Parking Spaces for Automobiles & Bicycles
23
Page 11
CHAPTER 18.14
HIGH DENSITY RESIDENTIAL
(HDR) DISTRICT
Sections:
18.14.010 Purpose
18.14.020 Land Uses Allowed
18.14.030 Recreation Space Requirements
18.14.040 Design Review
18.14.050 Basic Development Standards
18.14.010 Purpose
A. This district implements the High -Density Residential (HDR) Comprehensive Plan designation. It is
intended to provide a high -density, multiple -family district which is also compatible with commercial and office
areas. Gar
ggregat'on ano commercial reoevetop
an aopacent rest oentiat neignborn000s.
B. Certain I IDR properties are located in the Urban Renewal Overlay (see rigu e 1 -5). Existing zoning
ai velu'Jill tl �t nrticnrls ,� ' ri, ac terry provides additi
p
standards that may be applied to development within the Urban Renewal Overlay upon request of the property
imp
18.14.020 Land Uses Allowed
hrough
A. Refer to TMC 18.09, "Land Uses Allowed by District." Pnxce i
pent.
r-f ; I € ev Y.0 .`,` e "ar a<.
I`. E1Y 1)€1 lFt?rm ttte t .f a gk 'gote ttti$t'1 t€iO oS th € ev ..oprriC �` i sEc �`1t�". rds 000 P6'�? fitted.. us ?,:s U" any
18.14.030 Recreation Space Requirements
A. In the HDR zoning district, any proposed multiple -family structure, complex or development shalt
provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to
the provisions of TMC 18.14.030, subparagraphs 1 through 4. In the ISO zone with underlying CR zoning on land
that adjoins the City of SeaTac, recreation space shall meet the provisions of TMC 18.14.030, subparagraphs 2
through 4, in addition to the minimum required area as specified in TMC 18.41.090.A.1.
1. Required Area:
a. For each proposed dwelling unit in the multiple -family development and detached zero -lot -
line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space
shall be provided. Any multiple -family development shall provide a minimum of 1,000 square feet of total recreation
space.
b. The front, side and rear yard setback areas required by the applicable zoning district shalt
not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if
they are incorporated into private open space with a minimum dimension of 10 feet on all sides.
2. Indoor or Covered Space:
a. No more than 50% of the required recreation space may be indoor or covered space in
standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space.
b. The Director may grant a maximum of two square feet of recreation space for each one
square foot of extensively improved indoor recreation space provided. Interior facility improvements would
include a full range of weight machines, sauna, hot tub, large screen television and the like.
24
Page 12
3. Uncovered Space:
a. A minimum of 50% of the total required recreation space shall be open or uncovered; up
to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family
developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum
outdoor space requirement.
b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that
the proposed space design clearly facilitates and encourages the anticipated.
c. The Director may grant a maximum credit of two square feet of recreation space for each
one square foot of outdoor pool and surrounding deck area.
4. General Requirements:
a. Multiple -family complexes (except senior citizen housing, and detached zero -lot -line),
which provide dwelling units with two or more bedrooms, shalt provide adequate recreation space for children
with at least one space for the 5- to 12-year-old group. Such space shalt be at least 25% but not more than 50%
of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and
maintained in a safe condition.
b. Adequate fencing, plant screening or other buffer shalt separate the recreation space
from parking areas, driveways or public streets.
c. The anticipated use of all required recreation areas shall be specified and designed to
clearly accommodate that use.
18.14.040 Design Review
A. See TMC 18.60 for all requirements for Design Review.
18.14.050 Basic Development Standards
A. Development within the
following listed and referenced standards:
R District shall conform to the
HDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
9,600 sq. ft. (Applied to parent lot
for townhouse subdivisions)
Lot area per unit
(multi -family, except
senior citizen housing)
2,000 sq. ft. (For townhouses the
density shall be calculated based on
one unit per 2000 sq. ft. of parent lot area. The "unit
lot" area shall be allowed to include the common
access easements.)
Average lot width
(min. 20 ft. street frontage width), minimum
60 feet
(Applied to parent lot
for townhouse subdivisions)
Setbacks, minimum: Applied to
parent lot for townhouse subdivisions
• Front - 1st floor
15 feet
• Front - 2nd floor
20 feet
• Front - 3rd floor
30 feet (20 feet for townhouses)
• Front — 4th floor
45 feet (20 feet for townhouses)
• Second front - 1st floor
7.5 feet
• Second front - 2nd floor
10 feet
• Second front - 3rd floor
15 feet (10 feet for townhouses)
• Second front — 4th floor
22.5 feet (10 feet for townhouses)
• Sides - 1st floor
10 feet
• Sides - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
25
Page
3
• Sides - 3rd floor
20 feet
(30 feet if adjacent to LDR)
(10 feet for townhouses
unless adjacent to LDR)
• Sides — 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
• Rear - 1st floor
10 feet
• Rear - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear — 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot landscaping
requirements.
Townhouse building separation, minimum
• 1 and 2 story buildings
10 feet
• 3 and 4 story buildings
20 feet
Height, maximum
45 feet
Development area coverage
50% maximum (except senior citizen housing), (75%
for townhouses)
Recreation space
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
Off-street parking:
• Residential (except senior citizen housing)
See TMC 18.56,
Off-street Parking & Loading Regulations.
•Accessory dwelling unit
See TMC 18.50.220
• Other uses, including senior citizen housing
See TMC 18.56,
Off-street Parking & Loading Regulations
Performance Standards: Use, activity and operations within a structure or a site shall comply with (1)
standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other
airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water
quality and hazardous materials. In addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse
environmental impacts have been adequately mitigated.
Page 14
Sections,:
18t 0,,0
1 ;.<�') 20
18,22,04:0
t 1`.Ct50
18,220060
18 22, 10 Purr t°_se
�. This cti.,t i rt it -tt
t i s0,0 r.11 E?t..
relic enta li t(reds, with J diverse mix of tws E'
CHARTER ,18,22
GH'1BORHOOD COMMERCIAL tNTER
CC) DISTRICT
Purpose
Land Uses Ati.1)1r5(, 1
Or
is`gr.
` .
ram.
Street Frontage IE'11pI'0vr.P'ft (1
[Sir't1c r1si0r al and [2c 1 ty 4ttn
18 22.02 Lone Use A[1 wec�
°° ✓ ,ltnE>rlit:lot1 Contrsys>I .tt t f.; r.ttt ,t {6 it f ;t ti✓t✓ fit, ,✓}' € E='G✓v
d teas characterized. and seated to wr rye PlluttiplE_
A„ Ret r to .t.'M 18,09,, "Land C.ls
( t)t 1}rr(.uitt tE r)t Area ['pay
withtn J.
18822.030 On-S. ta, Hazardous
alit I )1e
l.lazarc ohs \ ste, ;yeah,
.t. 5,1 C> 2 ... 0 0
18822 040 Desi is Standards,
A, App0 svb ety. Fall
tl rcfs and croc sr: tres'r
it
es
t mess e„lear1y
,re o f C=€l,ttit s i c,lE 1; ' (;t.71je
Ned I5.y District." l r.rrr. el.s
18827„r50 Street Fr or toge huprovelnonts
A,
feature any Use that ,lt is [let ande
These requlrer"1` ents rimy he waived Qr a1t:E'E"(-:C;
1't.lad. c works via Type " l.?tss,l rs l c'vtc,vv apt7lr;E�t,i
1'n fa r
`ctulta-atria(. visit t
the ptetdsion of t r1 Oft
construction,
t t t., 0 is l":a t t €`t r l`r r
standards t,lf .f.MCv
Infrastructure Des
(?M``O"12 4,07C),i
ki
res., rt,
;eve lOfWrr'
Applicability: Inc a cidttie I to all projects required d to au, fl
'`MU 1tEfilf?c8a t @ de;, Fit, pi oje s I.0c)t j;;:±rot10s F to construct newstructures, tit'rt fll
t d! CM/rrt04t !fl"11,4i"Or, eryte?rl0 in. accordance 01 th this sec
y Otk,VOI.oprnent and the, Oiret for elf
IJIIC„ant (;Icsrtic)rtsh Jtes the fC7i, ov'ufin t
t and
ed s1 F,:',, ()a -site,
site, 04 whit.E)1"15 tt".L
`t{f.
Uy that / 0nlpu;E's /11et+1 site
1001111 hs$P t l`1E U!"t s, €ICt t'E'vC4`i'tri'C'lt
f Pube : Works i!s c.g the t.}t,'partr"ttCCit
0`1C}.l 51.reet Cmk(: mpone t . aria
1?„20.040p/1, t:1'i5li 11
priority shrill, 3..Z tom;;g
27
Page 15
4
may be ocatod on privcste l:atc
rLdrarrer'n ra`lH of the lt'p irtpi nt c'f: f l,tl
pe
Landscaping,. transit stop 7ri`lfara5
Wider frontage zones provide r'T'tore room for fala,„ire tenants 15 r
manner corn 51ltllalt, V`v' ti4 ,atr"eet tr4a 5 ct
a ..l kJ ll(., basements entsA act t,)r1
00( Zones an V (fth r Merit
trees and vegetc:
of rlle l`'10 a>t.lol1 33S
setback regLfireI1) ,`atss=rfapl.yta::°
lamciscape. / foul:gaffe Tripdemay be ntllize d: for %f t1i'1,I1. patron libfkl
tlr ari.slt. ;ai5rla.lge, shelters., benches, Litter !'£'efepicao-„i,<,'Sa real fine e (ii sl: lnyy t`?If-50c:
Frontage Zone„
y Oe at?le to acc o7rl`lc)+t'att'
NCO zont
tlasr required features between the itc}I'€te'atrt a C#'a(;
Mini ' um Width: 2 feet,
Pede ,tnrur Ckear Lone r
t c 1
e
signs arid other items not
a`aa Ed"a»
"gukwita inter nak. B uLevar°d: t?
O e O'tl` ec Streets: G feet
sa ate,
3 t l 11 f:;t in 0
ape / Furniture Zone: Id . area is dE.)f fined as lne 'area bet\'V'E'.en
tiC7I'1for C)Ior'"E_ entf
its 2rti'1('nsioa'15,
t.lrlc ab0arc 0
Tukwif fnt `ni11 as lasvmd:8feet,
AU Other ta" t^aw 6 teen
('.CI
City of lt.,l<.vvi;a::aApproved Tree Li
I 'a shag be non-(01Ldrnocir and avllati, be chose(
ltCl@" 1 E "oua,.lt;l"ie Lfli;E , Boulevard,,
ante 5uro dr la rY; species if the planting; lol
`r;'tcal'l2c1rr.
A1te' native
)1E (e design meets The tta
is al()
other
ay be increased
(
ved the
The cgternative design d°.0f7rtirn 2..5) 0 t-,'.quir deter erft`: of tilt.: ICfewal[i, ?f'
l<1Clfl; and
el st
(1 'The atte
`;'tore n\/1f,`arek" code reg afrerne i'St l:afld>or
v(' meta
28
Page 16
vest
that a
"18 22 60
A,
ani cards,
nd Density Stand
1tV P l: n C c"t tl E3 \I
O At„, D 5t TA „ARDS
Pnyopo ty ocad n
P &rr j \ u1t ntr. 00 F e t of
Tukwila ntm to ;njora w su.skna`x rfi
AU Qshonearc,05
r"' icil n.d aLot AYE d.
Resu. entL-d i«. en nty
R t x C'41twl8 's
tt tttt..
rmrt'tx� hudosw Rear
vtr
Facing v tF c C
€rICC'1'1d i" is u'
`1 x :3.1" sr .i.,€ttt
° icier & Rear
n$. m Developme
Cove E'a e
75'`n
t
F itio m mw "s
el;s with any fruntCige I.lr4 S lxt'+.,wita inll,;."-d�Y
##)P"t-" ::....}It.tt„f;:�(}:F �.(."�'�+" no !.!I3" Q on r rein,..irE{'E t1 �.` t.}ji i:?1' "'C `a-`' € iC<:)i..liCl 'tti. C)'' is§t� la E.. area,
f£'"1 t".`a ew» a t, i $ 4' � .:". %,.s" €� i i.,E� �i Q `k? ','t!`iF t�i i',: r l [ ?' E 4 G E Y E ,7 ? :.'tt. i � girt Y ' i i i i I �I C.'e p' to l} tt!?x C:� t'�? ,., �^E if at
( d p
U.,I
JCS fQ,et
Nx'x?
Base Ble,i4
Base Height:
't E$r @8rdgnfg
� f f �
Pardeis South of
S 146'" Stu°canto
Al.l. otlrvsr Par COS
It��.�',rtt:v r� l �€£ir
70 feet
e,Heigr
d laxurriurrisetback standards r i
appIiciant demonstrates t s thad
rr: cornE"rletir.ti',d by We 0(2p..rPtni er
t:00
stP«uctit
avoid the. it
fe.veltiC)r' erit l2) a"it
f 1:hc (7axrc et is w
ptiblic access,
C:=1 3 C w Ef P-0
t,C t[CF 1
Review `Rj»£ £"itFR�F{ti°,, E» zCR«ita t...Yr4`w%
tv t€tt%r'tltt:£vt.ri'stl
y ¢..Iil"'! sncei l;a..trts to, the'"trjetMl > d"CC)I (l
:: !s incanyr c =t tC.. r\I€ "! 'tl(::, tf}oat !C. ¢:', i1irerhet
ILVOL,li.1 (..2 L) '.}4ter
S'e ..
29
Page 17
CHAPTER 18.22
(NCC) DISTRICT
Sections:
18.22.010 Purpose
18.22.020 Land Uses Allowed
18.22.030 On Site Hazardous Substances
18.22.040 Design Review
18.22.050 Basic Development Standards
18.22.010 Purpocc
A. This district implements the Neighborhood Commercial Centcr (NCC) Comprehensive Plan
office, recreational and community facilities, generally along a transportation corridor.
kwila International Boulevard Revitalization Plan
through more intensive development.
18.22.020 Land -Uses Allowed
A. Refer to TMC 18.09, "Land Uses Allowed by District."
18.22.030 On Site Hazardous -Substances
A. No on site hazardous substance processing and handling, or hazardous waste treatment and
storage facilities shall be permitted unless clearly incidental and sccondary to a permitted use. On site
iting criteria (RCW 70.105).
See TMC 21.08.
A. See TMC 18.60 for all requirements for Dcsign Review.
A. Development within the NCC District shall conform to the following listed and referenced
NCC BASIC DEVELOPMENT S
None
Residential Density
No Maximum
Setbacks
Front
Second
Front
Sides
6 feet
5 feet
5 feet
10 feet
Landscaping
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter
and parking lot landscaping requirements.
Maximum Height
30
Page 18
Off street parking
Conversion to
Residential
Sec TMC 18.50.230, Residential Conversions
31
Page 19
C H A "E R 18 24.
L C MMERCAL
(RC) D1 TRIQT
Sections:
14t,?4Fd"1 0
1 4.24.020t
r 1F24,03Q 1r1 omits Hazardous Sc1"rant inoes)
10,24.i`)4€ "1z sry t`3 4tanoelr .1,,
t5 ' 050 t.r -1 rorrrtag; inoprrty ei cnts
18,24,060
18 24nl 10 Purpose
prov
eriter air?,"YI:d°'in
areas
18'24,0 0 Loral
r 1 f y
1.)arcel w to.
1,.}en it:1/
A towed
Refer to Ti21 z<l rtd 1sc ylrcy vet) by C istr
mixed - us
?"IpI Qhc I`1 I`,ris l"0(t`i designation, l„8ot'1. `t,t Is
51 1/1l; es,
aggregate VVSf,h and USe tile develop lent stasdio
car t€-it toT€SIC 18,60, 100.
18 24.030 On -Site Haza
bs'tances
N0 C.1r1 site )'1a c?&"%f 6,:;'1I..I s so 1)sta11ce 111 C: f„(.'.'.5
i..
t eatr?rent and storage fat
18n24.04 Des 1 n tan lards
2.11 rlc vr.r[,)5rr'10r"it within
r3v�l -ions foss..€c'
rontage 1 - r'0Vrwrr tints
18„24.050
a (e r:3ory/ r> sll.
al
d by t f 3 C`.
does. no: comply �t u,,�:�r'l�u �l
!`11r::)dcll ` iSit»P"s tO t5('
construe
cisk to cc yist.suot r"r1 s st"r'l.ix
o f El r1'UICO-rrlodol'tl,,pf'lic s'itod)t that L,_C11"11) res ?t tol site -visitation isi' atiori both 1,.}(.'fore', ;3I'7U at.5E r.
Standards: Al.( ,r)rc'sl( 0ts seltwpc;c.r tea tl'II
Co 4lle fct1(ov ✓ s'1f listed s t tincl arcls
t of Publ.€t;, til otk0 or t h e ff?1'J 11"C.i"}1u
stand -,red c#f TMC 1 ,20,040,H ')Street Components. rrr1
Cc=n_t.ructiuo'1 Starldiorctsl, hll it"4:..crs of cool
01 1 , ,20,.440p . tre it t lc, <Wt.a3 loft e -ig t.
Ulr"E1d Sri this sectitlr1 Mali 1;.1 ' I#1st 3r1
may k11 l0eatat0,0,3r1 f'11`iv fr3 1i°c dcPrl:y 1f
re.qujl'(ar'r`lr 1Cs t:1 tfyer I kf ,€°11`l)v1€ot: cai' N
crmc "13 4,o7o), the.
rite;lIa (ROW 0 l05r). `eE?:, .E.
si'31t:yr U 'v's'lt)'try e
mends d
thQ
Irn13r'r1
d the'hi l.'anri1.rl
:irs Section
with t.l'ft
32
Page 20
Sidi wa k Zone rarf
SaCla r1s r!
into the K}ede;stria
and is the raal:aro
vaigt tr tion., and
such gas sirfrlage, Es£.
the 1,}rf)lat`' Sty EE°1 , e:xErid lJ 'l1estr'Id
s �w
is and &°t €da {"itl4 ra `ltativate the r
C`q Ired tea lures between hie frontage %r.irit,' and cdrk;)
MI mr"nuu V dt;lre aZ teseat.
Pedestrian Clear Laurier This
Street
{ttute„ r,e, went as tsr'rr er9r
width shaft be as +r
A
11.
ndsLdpe / rigid '0
o: -the pedestrian sa
etch cut in its. 111 F' Pi
I"ECtlil{"(',Il"3l:;fjtS cipk'll)°t:t`' sC1c1r"itt` f'.luftlt"lt ",'.CiC;cat:C-rd
• e? zorle may' ide utitig `d for transit ,it }!tttr l)F'P
('.ral-I:irce display, offietitord
Lgintrilisc aping,
sidewalk corrido
inn{is ,and a the,
rr Soutbcen r
}ia ."Tier
aum Width: .t.lc (Iiriira1itfa`a vvir.itCfl si"ir'auv
features: in
A. Cher Streetsrk t
v;rar"car 8 feet
rad ^4t t•ibia ;E
(evaradd and Siput enter" L3ou1 avdra : E+ feet,
it k s: Street: trees ."7f1,sLt. be spaced, r1 I'1"1a?111 1 /
aaaflc,,ff. be. (Moser) f{tarrl the ( l:y 1Mst 111 a{la .itt::t preyed Tree List. {
'firl>r3n street tree species sl
Ate ni Sldeviva i
gri
such as transit r} taa
1 f.,'
required with strict cordite
(d) The air
requirements; and'rrt
isrle{ talc{r•
t r>
(err, The I lti €a<a
Pr.,k1lic. Works; an
Ci v E.e 11 e:.'r.,
the sn at.
d or Stout:hlr;e.rata
tI?/t'. sir€ `VVral , desir;
'Ct on `i
ivic design dl:L«r)"llI1L)ddf1's call requii"a.d elements t°l:'.l:lle:...I.(:if-,.'it'Je:kih/ (I...
chic 1C) pailt{I[ ;, caI11
t;ige de' c„If
Ave
design v,
s1;O
of ex
u ", C�.,:tvtrai:
a vrrra143.
33
Page 21
tart literharriv'%rw d
sidevvall< I!
arYll`:}s"h,'"ed ti)
d Qensity St na Frdi
a°
v
rHG` D M NSR Ma AND DE . TV SSA )A, `
,Mint_ atrn t Arga
Nome
S r i a
Nor 1M i o u m.
rr f , Sides, Rear r -
Portai r'sr t Sfr rdv ofcwww 8.5 feet
Fr orrt, Skies, Re
dvrfr ra t Sfrdrr:.'tusre Above 85 feet
p�
eth . ek:$1
L' , k%r"e1P"1C E3 r; 1)f C Facing
l )r "aes`
Fvf€rlPlttBdY"t"7° ta'
lnarrr`r; k"? /'fllt r a'V l�„
! {)tf trI1e r
`
''' e.r<a<.e. 1 [1
fsr.rtCEra t:r1 G t Crr A;l ,', j
Al r.tttirrf ra;n .err6: rc)t er`t: ,
{�,�
�"Foox.r, `" ,„n„
.pet,"„e1Qp„mont„„cptifaetrt4g,o
5 gam.,¢ n F
�..A r"L L. E a 7 F rE„£E.E IE��k i f^''TE ?; `+'�„"` 9`J P:e «,
r.�r"�Y�� A�„F, l�.`�'�.hrp1`�+.�,?„.Q�..0
Roc r11r 5t not r�Xi..,{r4)i�a i� the
or
J .. r`( �y I ('S 'd 4 i"a �i �.l I�'£3V1�t:`v �+�hare feet
Average must
r rs R'O0r" V` 05
Fa i(° elf v R't t r 'C?Ci c1 ,r1 flu {co 'lo Ir.te atic)n3i 1 t` i1a 2kr%1s r1`f'E E?rr:(!t13r°K1r`
Nor.l.e0rrie.rl'tta1l cgie g (eq,uFr$r£1 t Pt (_I0 (1 1€r1111 l"1 CJ> F)09,4) .0 t('E€ i" x i 1
Type 2 Design Review pry: mit: t r r€., � rt�r � 1u` =a� r1� r,V e t!v_ rv. uil_
a,Irir,nri fle.p ;r ia'vif f"teeet .°t t111 (t tvlrrfr F? . L:t s f AcdrtptheLrie". See lf°^f ffa. fit; '.xf< o
�rn1MAtt "S Doi dt g
He4,gh° s
30 feet.
Pokrti;o so.Lr ' of
5 °143trt
Par c„ps" r'r0
& 5
Parc 1 north of
S 146rr St
VMgx„ila m„.,UUdling
Ei „ht.s
Lz0t' Flo ht
85:f. c',.k
r 'at
05t`0t_t
Pra ..tsrrtil)e ° ur flt'`«
n l fet irf eara? `'
lrfr'„.P 0IVr 1'It
I•f
M0'fir �'t
l°tar r'vrr
Per'ierrl awaf tl€fear€ x Akr uxs' t €=fie :.
art? feet
NO:,
rMrs1Xk111' P"'
appifeare
Ripiiorinme
'1rnelianee, and tile issue
tPuctifei.e( ) exhibits a IJCk15ue C:`RC
served fi;) ,1+1 r l.t:(I 11 ativie setibecif, ir1. isLicii
Elva i
eri"ion e rol.d"i "B
fe+oloflrrla;r 1
as may he
fad'tCer?C:ce f`
trent of Rif eta \Narh_s
hirl`1r.arrl 0e iighti, rani n erltr+k)
participate tir.ipatL in file. L fetal:merit in
stt1nderds„ irapfaciir1 tt"'l a ?t C_0 h
Ilet„tor
setback r
e l) Ef1v Cie,
a 1)
erlt ve. f'rogr aI r t„
hat
Review cep..
d the
rr?Itfl'tit51:rr.,e,r, rresf:r.wr,"1
oyisic1n s of the
34
Page 22
CHAPTER 18.24
Sections:
18.24.020
18.24.030
18.24.040
18.24.050
(RC) DISTRICT
Land Uses Allowed
On Sitc Hazardous-Substanccs
Design Review
Basic Developmcnt Standards
18.24.010 Purpose
A. This district implements the Regional Commercial (RC) Comprchcnsivc Plan designation. It is
corridor and intended for high intensity regional uses.
18.24.020 Land -Uses Allowed
A. Refer to TMC 18.09, "Land Uses Allowed by District."
18.24.030 On Site Hazardous Substances
A. No on site hazardous substance processing and handling, or hazardous waste treatment and
storage facir+ies shall he permitted unless clears„ incidental anrd secondary to a permitted use. On site
sting criteria (RCW 70.105).
18.24.040 Design Review
18.24.050 Basic Development Standards
basic-development�sttanrandafets a'y'-be �°-vvaived4see TTMC 18.60.0'2
Minimum -Let
Area:
Nonc
Residential
Density
Where Height Limit is 3 Stories:
4 homes + 1 home / 2000 sf of lot area
Where Height Limit is 6 Stories:
Where Height Limit is 10 Stories,
4 homes + 1 home / 512 sf of lot area
Second Front / Sides / Rear
20 feet
10 feet
Landsea-ping
Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and
parking lot landscaping requirements.
AAairx�t+►
HeKint
35 feet,
unless within Building Height Exception Area (See Figure 18 3)
35
Page 23
200 square feet per home (1000 square feet minimum)
100 square feet per home for senior citizen housing
{Not required for middle housing dwellings)
Page 24
Sections:
18.43.010
1Q nxo 43.020
18.43.030
18.43.050
18.43.060
8� 43.007-04a €i 43-070
Criteria
18.43.080
CHAPTER 18.43
Purpose
Drinc:paIIy Perm'ttcd_[uE
Accessory Uses
.H,eig.hft Yarrlrca-ai id-i �r ear
Parking Regulations
Application Regulations
TRICT
Basic Development Standards
18.43.010 Purpose
Iization and Urban Renewal Plan. The intent is to
ransit oriented and pedestrian friendly residential and business
Commercial Redevelopment Ar s procedures as described in TMC 18.60.060.
18.43.020 Principally Permitted Uses
The URO District is an overlay zone which allows the uses permitted in the underlying zoning
district, while being consistent with all additional requirements of this chapter. In addition, larger
underlying zone district, while being consistent with a additional requirements of this chapter.
All setbacks shall be as provided in the underlying zoning district, except as may otherwise
be specified in this chapter.
s
Parking shall be required as specified in TMC 18.56, except as ma-y otherwise be specified
by this chapter.
any case where the provisions of the URO District conflict with the provisions of the underlying
zone.
37
Page 25
certain criteria are met:
1. Building heights shall be permitted up to 65 feet;
-2 xisti N-CCsetback-standdssh,all--be followed r TMC-1-6 080. (See Urban
Renewal Basic Development Standards.)
contains up to one bedroom, plus 0.5 spaces for every bedroom in excess of one bedroom in a
dwelling unit.
4. The maximum number of dwelling units shall be determined by the building envelope,
square feet of intcrior floor space with no units
smaller than 450 square fect and allow no more than 40% of the dwelling units to be studios.
5. Allow Iivc/work space on the ground floor to mcet the NCC requirement for ground floor
retail or office space if the live/work space is built to commercial building code standards with a
typical retail storefront appearance.
that do not front on an arteria-k
B. The URO District's development standards apply if the applicant requests, and if all the
following criteria are met:
or podium). The structure must be screened from view from public rights of way.
3. The ground floor along Tukwila International Boulevard must contain active uses (except
for the width of the garage access) when site conditions allow. Active uses comprise uses such
4. Development must provide amenities such as some of the following to enable a high
materials, and street furniture.
e
materials that may range from offering information about transit and bicycle options to providing
transit tickets and passes.
o a car -sharing program (if available) for
every 50 to 200 residential units on sitc. An additional space shall be provided for developments
guest parking spaces shall be provided. These shall be converted to dedicated car -sharing
7. One secure, covered, ground level bicycle parking space shall be provided for every
four residential units in a mixed use or multi family development.
38
Page 26
18.43.080 asic De
following listed and referenced standards.
ndscaping
(i) shared parking is provided, or
(ii) the number of driveways is reduced, or
(iii) efficiency of th +t mere sew' r
(v) pedestrian space is provided.
(See the Tukwila International Boulevard Design Manual for more detailed directions )
Unit density
determined by the building envelope as in the
Unit size and maximum percentage for studio
dwellings
the limitation that the studio units contain an
average size of at lo�.st 500 square feet of
interior floor space with no units smaller than
0
Setbacks to yards, minimum (unless noted)
Front
6 feet (12 feet if located along Tukwila
International Boulevard South)
Second front, if any portion of the yard is within 50
1 floor 10 feet
Second front
5 feet
Second front, if any portion of the yard is within 50
feet of CR, HDR
1 floor 10 feet
2Rd floor and above 20 feet
Sides
10 feet
of CR, HDR
1 floor 10 feet
2Rd floor 20 feet
5`d floor and higher 20 feet
of CR, HDR
1 floor 10 feet
2Rd floor and above 20 feet
Height, maximum 65 feet (if all criteria are met)
Landscape requirements (minimum):
See Landscape requirements of specific underlying zone. Also see Landscape, Recreation,
Front(s)
landscaped or developed with pedestrian
39
Page 27
Front if any portion of the yard is adjacent to, or
ny portion of the yard is within 50
Sides
improvements per the width of the setback,
rather than thc landscape tan a an of4he
underlying zone.
landscaped or dcveloped with pedestrian
improvements per the width of the setback,
rather than thc landscape standards of the
underlying zone.
landscaped or dcveloped with pedestrian
improvements per the width of the setback,
rather than thc landscape standards of thc
underlying zone.
None
of LDR, MDR, HDR
10 feet
None
of MDR, HDR
10 feet
Recr
ion space, senior citizen housing
See underlying zoning
See underlying zoning
Residential (except senior citizen housing)
One automobile parking space per each
dwelling unit that contains up to one bedroom
plus 0.5 spaces for every bedroom in excess
At least 75% of required residential parking is
provided in an enclosed structure (garage or
view from public rights of way.
200 residential units on site. An additional
space shall be provided for developments with
v r �(1P1 e nitre ftil n c��h nrG c
addition to required residential parking. If car
building is constructed, an equivalent number
of guest parking spaces shall be provided.
sharing spaces when thc program becomes
available.
One secure, covered, ground Ievel bicycle
parking space shall be provided for every four
development.
Other uses, including senior citizen housing
See TMC 18.56,
Off street Parking & Loading Regulations
40
Page 28
Sections:
'1,46"O" Ce
18,46,020
u u,46,030
18 47,t; 0 Purpose
pose
18 47,020 AppUra
A, A orejc
rin a
Ben
stand's s,
narrative is r
the Di'vE;!.oit
DL've= U rr11
vv d
CHAPTER 18 4
VLLOP 5 ENT 1NCENT.UV PH ,AM
Per ) a F
Abbect ahullty r,,rr41 I uc!9y
Centre enit\r Pieneritc dr r. e(dbririo t 0ta,rttf,?1't: r
C; participate in this ore
} vvith this p
request.
necessary to determine counull, uadr with the program one sward poiu"its,.
inee
Increased 'aewalxt
li€nitr and/or
In acc c'arr ancca
l:u
18.47%030 Corr mun t Br n
, Stee c-n1
Eevetoprnen1: xtamita s
r tNQC)
rra catt;LaeR Ittr.3 Cori ,r
00 oinc;tc ccrn`aLayv�it u.ti,
iLit
e£�"'ia haw n�[k.ent nceNiti A.r� c ttm�i E
m.
two art, �>r"atY.
(�.�T
B n&lf 4w
,'�y
d ranart
Po �'�l._s
aa,ara"a ¢t
`(`s1 31 i1i1 V
i. units c n .w - , — r'i"'e se ee dr'e3i iris she et, lee di 20`.0 e>t e It f"ions es
c>6atdren 2 t.1cdle.itiet,ais 9" ur
't 1 l) % et all units contain 3 or more Lied IC)i.)C°€"�
t sc tit 40% o1` ail units c onto' n ? beciro.of S
100
1 lEt;€L)C1€ayt
.:,-,1,:ff of long,_« tC! 11 o
'100
41
Page 29
e 0, r n e
s,
Points
pp R „�
4.�.: th ancad
tl d �a a
t-lt l.tx c:#.Jt It ifd et 4..)6 cittitichat frontt.r:#t go .z beyond E"E IEe'Sp E''E SME EMI ILs i4, E. i�`'.iiY.t 'o�Fkzk I�ii pl I`. i. iidl Ier:l`' f'�
t�t.i't!€SI �t �i GE IC,.4 i.}� ti}4I 6�x ,',} i.. tt, .: �, CA E!sk. CY€Fs,3 4'"4 }..; �..E i.,SI€„s {. Pk�t.✓il �{'.?K �k cet�S t,�C .sC'.'.j 4..1 }i t.E€ t.. gel .) €E n.
you tw at E:ii ;d Frontage Zone Features:
The frontage shall feature, a1. least, l of the I£,. tzty;htl rig..
I, diet ts�.dnat landscaping keydrit.l the
g, wtea.ilrative paving;
Structures tures that E;It=.cor ageact]
tltu€i.)El1(:.`nt, arid retail patios;
6, Residential patios dr
0
" itte$: tt
Pathways
i�d�t€d1St€tlE"io 5 t } { g k
x'nf^N( i^.#pG..p'F GEitEit k!'dY!aa4.?{�€-C.t{'µ,:^iS, w.f..�.>9
i.xslt� n e,,,++--...:v{rt.� y send iffa£;E ero6'.::it.n t[ "Oe. 61E.i.e 1 aCai Qaa `i.FtUt£t, t d ; ,x�.k 1. ak.,+C.aaS iL £af 4,as'f b' ear e"'s C; nitt
inte re
tit itityt
At. tuf tjeet 5l att,p,adseetriarvpathweyiaman :' 8i tEt t ii t tr i 'tll t, `i.iwl
fle t tErt Bll<:@ Bta%is?s'1 vit ltic f t a i£ t 54C° t*a tEtTit ltr, 413 t&Ei,. d $ fu ff' S.t$ it lavC,t'41 tiE'
neelbladep ram c. me "ld,x f.x t t° Pt mf dl1 4 �i sl 1 t' t E '0.3_i.t;t E 1 Pi x: eoae tfi ttE(d".€, f`
E#Y 0.6 wruP l t. tafavi, it. w ti t ga aE9C e,+1.S EPdi1 t .sae C. tt iM fg L.
Eril.,�t,.te S.k CF`Y +.t tka lt.Gtt t",4stt :zltt3ige 1fi.atY tiJ 44' �it,.. _k Sa�tCn#'.:,, ,.s a.h Ei t,,>.. e&M.E::..a41.`i2a }e, ,.k\.•e'#S&.:. ifs i�iL �f ys Ca p'; s.,F
ed'txifi i" PP: E :{ POtt.Ec ;" non-residential enti l entrances i a n t
f Xe s€e,,
y2 ThE.'a"xt" p y p } ��+. 'y
Permanent
k$�'iir Ptb`,�et gg#,.:,n�tss��.,,..'k 4.i F..e4E k;.:" kp.rt v,�t 4...E .t',si MT..-z c`+w,�.d5. tdo .,uo,:.giay{..�itqt €di..��i, pS
$.? x.tm�kk..it.tt n w y E'.11't.'d"d"v°tt s�; lrC;i ilE..9t�ii y il..st $§ddf €.l.ad ae'4". SL: E'w .f X'E..E.VIiE`4 e.k Et.1 ?i Sf <:,E t,?'a.itl t,}id taw, tetver
t E' ant ialt!dt€`e cat i ua t`, 4;tr i% E StIt, a"Ett:t ntt ,ta 1lE" l ltaSEs' 'st„„ t t; ti:..
Active
11 .' dd t
Area
�16dlfYEE�I.�"'1.
t at19't C;f.)E_ii't :{'lid t?I.et <aC vt 3, log ? i'1.E
•ai `.:'::, afx6s rC✓'ta EEi#�i ik, ri,FCzy �il�t.�i EE�r�E CC EG�4 {,,.`"i`. u. CJ e✓i.n S.,Sa. CA CAI CA'�,. ;""t t"`..
C:rC?{ ill I"t;C;t atioEt area °;llf i, i.3= s fl"Ilfilll't
for use, d l! e.E„ c$tw S lfay lC e li Ctited by
50
Enclosed
[4„eiffk"diti )pp k"
F' l`,E.tidi.ti., @?tf G d a.. t.tc y,'.S�titS 3.ad t#,4 Cn�`a5a`t ,�E K:t pd} 16..1F 5#@..a aga L:,t,;..#L�:itei".': t`.S ;GJS€.liie'E C:t pE.'E:.E ikd.tt€�t x+,, ki ER;E.. t;.pbyetreril t.
pit, wide.
iM'v; ' 1 li£ lE" datF'6t„tEil E?f 'y Ali i asd
t ti till€lii
g p
Yt.,l "t l.�^^tw i6 ttg ",'a "T, S_Ft.eEd.(„pis..:t3t1 �.t Cgfrk,t'(. St,t,{ti-r'; t. pl�.att ��F'°.p..tl„yi 1{l.#e Eta,Sw it Esl iitltl, 1C... is[tt's df:`.°EE e.Ei ip t,'F ace 0 i.MEr;�L,,""-„t
v
.,¢F,a 61 The
wee ., l�t d"a CA,kla,az@'[. k(tw t.i �.Ei i4„i t$ay$'n[E4a:F.if I'i d.: 4n d.t i,.,zy a'.„"e t(lt.. t. CEIa.✓ .Et.,i E,S 'leap
i.;E'ailk,(ad�v.i.e:i..t3,_fi.,ta',....@e ;, a r.,zt4ti.r'`",},",'E^' i, ida S{"t e(„4�.� EHd t.t+., a.. sk'1,W4i t iti f,E,£36^asdak't t;aiq kEvs Ca,.s`..s` a.nb s' ES S,Res�1 iE:% t'.�Z �4..s}#;; 'nii'.r c'SE1d
to ett i.kl k"�i ,�t i.., us$l. g`s {,kvpp"4i<t ,,.:E4 sic rC l,,ii4it Q: L+v t•,kv"e3sJ€#**��...�z i. t$k. 1a�E C110 lict.K d. ' gg
Ytlilttlt EE t_ d: k f.�E •Rd.) „t av i:tc. 1dk :thank k t£EES s1 ataki d11i Ad ;ttt tJida a ini'> Ei uC1 1
gat
42
Page 30
e t, l n ent lncentwwe P
tw rf f rtrt' Y
t"t td„,ards
Points
Gi"ees,n
3ue[diog
C S,C NYxr &e .r
II { I p { t I p y'p.,t C#i.)iw41.?,..,f!¢t .�","VE tE4 ,.A l.}iCtik E. \f!(..A i,:,.,l i'4, :�' i. {.,y tt i.�t.,i`FL.k. El exi C;4.�ll t*�t?(.'.'=i.kp 4n�'`,r 1vntl Cf. t:,G �:EE.:,Yl S;: E.,✓�t.)eE
completion,
( nrlLEel,..Y
C,11Vt. ntli Imperatives es fbr now buildings - LBC fell..
Mf leve tr•)ent of <.)ll € c)!E Irrr 7 tr.tltt .,_, €r{{! bira!tEr)#t t) C E ;t� )ts! ti =c.<> ls! c.:C t:,r
`meter, Energy, or Mator¢i:'kl E"l ..t ki ... E•if iett l..s ELF sff,tj.`.)t!r?r�"
C a !i6l,krtrr)r! > {:E1rr lstatlrst t th .f_ E I) F'xEitin
% rt}f'sC;:;;# t€t r1 (i2 r:(.)P iA7{Er.)P"It:. ? rr different green building „'C 0-ran- t t{"'E t f?i'oviOes
! Icy,=or er 'iC'(,7Ct #ts. r2t?f?' t' TLi
l;.f01l(.S Jl11 es or enviri)[1rt1,.t 1 t , t'hr3t c)'l''t{!k; 1.....tl(Plf, t„!El!l!Pk`r .pi E,Cft €"I r,
Loaf tirica,tk( r'1, <>f �,1 .`" klErr iri 1ta1,V'a `' F� � r a„url;1.lo::°I.atfi(.ntEi.crcw;s;hali. i"qufte
d oterrrl i ne. 0dints eligibility,
100
NioAghhor'hotV4
St.rvIng Use
Spar
f ::fittit".iE#n..
rSl1 1Cotio0of t,pace for rt ns.0Th1 .r ,i= tent { a;: rhd.o.d soEV{nz!
{dL t14lPf}=`T01 E0SI01 t tE t t it €gfll.(011"1U f t„lttt€k'tr; uses include trf.'illljcar1;`,,
t unit f r aS et t rt r rs't , r r € tlnF)refi
ti irl )f;:M1t ,t.,}, 1 tp„ r+lt, �il�>, st IE Y t .,,QOO (or real♦Q 1te.m to{ thcts1 Y1..45 t, r`ttlf.i a i f fi"
.�t�4;;.rp Kt.: ✓1. .'Y.A..1I�`V..E yLensi....johaL r.CE.ordlivipP(fF,„ .Y!" Cuun4' k�Lry Ems. r..+C24.1 ,.�^,�. +.p :NY^t€tE a ��;,jD , €ne%:h4. l,ak"(.v isrev4+"i 0i;.
Sic (,r ES, ,,,i d„,p ?wJ i'4'�..11 a Copy to the id r4'„�',?:.s l�.r .if e: 4 )4l roi rl *ti.d ..£�dl..t i il iont d. ll.4.s
};11 1.0 r Cik"t r 15E' #e I l'1 hc)i31 ti @' lBlfly ,1 k, fESi' it €: i t tl k llff ?r ,...No otH r use
; 0als `E.10s1t),P#r'oved for future tenancy it"nthose `-poses if they are not c0„l1t(7t3E}1 `,vit 't{1,'
f Cl fi{,I.('!E:'d !zl th d.fllllt'It r"1 (l .YI rSk',J37t'l'i[ (Yth.., 'r f(1, l6,ac ..l.gl tlll;' hl a 1 ;3
fbt.1j'kS.10tsv. ' ,``fP'f3 T' fho,$Lbee
I5
rt
rttttt
i ,tt p
fiEt'stf rl.
feet G red no
I" e,l ilt�xt"1 2,500 square f(,(„,.
25
43
Page 31
�(p`ry
1
n � ender.points
Flexible
Benefit
(1:.y'€r''xcsiYY€..ry [ Xp Pry 99 eny4..2a top tad i
applicant io2E'2kst,'`-122c..irs4 a.ib.aFt§.,natant
; i ;.iPEvita .,
k;. „Pc„„E,AE}T Elk .. E'�'2,2,Y2s $:.p 4r'"q."+i,.�9
if,f.'yi a c:;';„ tZ e,R".82..�?%. s:`i E"a .,.. #"L t. Si" ."3`e t,..r' £ t,2 ;: w.. €2''l.}J..x..x.J }Ff atat.t i'RF4...9t".."�'a2Fns-tc 2ttna r€ a# s2a . cla
€i.4 tE s1 €€rt.,El4 F -kaatr nr hR..t hhrk- .„"tt x6
Lcat lfak,4 tt F, L M r,1i,.>E1 6,fi,.sc. w ..E. 6iwa k" I6:SA€ iA
Ck ` :C Ic .E. I"' E' ; t'1 f` °" tl"€1 ca1,'`9 1:, i . "k t;C S{ €d awarded sr t ; i
vE•`��k,€.P�C=.,`ir"s;:.uaC6e.nxCkt.7.`'px.t.EiI¢.�,t�if?
1t"' i I.ltatatt $'Pi"k'4 44 u. Cli;i01 r ogra d "E
`seosed benefit does not conflict {4E6tti existing Land Use Code re ut ion xN.
`fi figi3c C't, 4. " l hat \N¥Ffi k }° (1`e i & i,i S c`,i€"i 1 T"t`i
44
Page 32
CHAPTER 18.52
LANDSCAPE REQUIREMENTS
Sections:
18.52.010 Purpose
18.52.020 Applicability
18.52.030 Landscaping Types
18.52.040 Perimeter and Parking Lot Landscaping Requirements by Zone District
18.52.050 Screening and Visibility
18.52.060 Significant Tree Retention
18.52.070 Tree Protection Standards
18.52.080 Plant Material Requirements and Tree Standards
18.52.090 Soil Preparation, Planting and Irrigation
18.52.100 Maintenance and Pruning
18.52.110 Landscape Plan Requirements
18.52.120 Request for Landscape Modifications
18.52.130 Violations
18.52.010 Purpose
A. The purpose of this chapter is to establish minimum requirements for landscaping to:
1. Implement the Urban Forestry Comprehensive Plan goals and policies by increasing tree
canopy throughout the City to improve air quality; promote the health of residents, visitors and employees;
and reduce heat islands and stormwater flows.
2. Support the low impact development goals of the Comprehensive Plan and the City's
National Pollution Discharge Elimination System permit.
3. Promote safety.
4. Provide screening between incompatible land uses.
5. Mitigate the adverse effects of development on the environment.
6. Improve the visual environment for both residents and nonresidents.
7. Regulate the protection of existing landscaping.
8. Establish requirements for the long-term maintenance of required landscaping.
9. Establish procedures for modifying landscaping requirements and penalties for violations
of the landscaping code.
18.52.020 Applicability
A. This chapter sets forth rules and regulations to control maintenance, clearing and planting of
landscaping and vegetation within the City of Tukwila on any developed properties that are zoned
commercial, industrial, or multifamily; and on properties that are zoned CR and developed with a non -
single -family or middle housing dwellings. For properties located within the Shoreline jurisdiction, the
maintenance and removal of vegetation shall be governed by TMC 18.44, "Shoreline Overlay." For
properties located within a critical area or its associated buffer, the maintenance and removal of
vegetation shall be governed by TMC 18.45, "Critical Areas." Clearing and removal of trees on
undeveloped land and any land zoned CR that is developed with a single-family or middle housing
dwelling is regulated by TMC 18.54, "Urban Forestry and Tree Regulations." In case of conflict the most
stringent regulations apply.
18.52.030 Landscaping Types
A. General Standards for All Landscaping Types.
1. Trees.
45
Page 33
a. Trees shall be spaced based on the stature tree selected (small, medium or large
stature of tree), excluding curb cuts and spaced regularly, except where there are conflicts with utilities.
b. Large and medium stature tree species are required, per the Tukwila Approved Tree
List, except where there is insufficient planting area (due to proximity to a building, street light, above or
below ground utility, etc.) or the planned tree location does not permit this size tree at maturity.
2. Shrubs. Shrubs shall be spaced based on the mature size of the plant material selected
and shall achieve a continuous vertical layer within 3 years. The shrubs will provide 4 feet clearance
when mature when adjacent to any fire hydrant or fire department connection.
3. Groundcover.
a. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3
years, 100% of the yard area not needed for trees and shrubs.
b. If grass is being used as the groundcover, a 4-foot diameter ring of bark mulch is
required around each tree.
B. Type I — Light Perimeter Screening.
1. The purpose of Type I landscaping is to enhance Tukwila's streetscapes, provide a light
visual separation between uses and zoning districts, screen parking areas, and allow views to building
entryways and signage.
2. Plant materials shall consist of the following:
a. Trees: A mix of deciduous and evergreen trees.
b. One shrub per 7 linear feet.
c. Groundcover.
C. Type II — Moderate Perimeter Screening.
1. The purpose of Type II landscaping is to enhance Tukwila's streetscapes, provide a
moderate visual separation between uses and zoning districts, screen blank building walls and parking
areas, and allow views to building entryways and signage.
2. Plant materials shall consist of the following:
a. Trees: A mix of deciduous and evergreen trees.
b. One shrub per 4 linear feet, excluding curb cuts.
c. Groundcover.
D. Type III — Heavy Perimeter Screening.
1. The purpose of Type III landscaping is to provide extensive visual separation along
property lines between highly incompatible development, such as warehousing and residential uses.
2. Plant materials shall consist of the following:
a. Trees consisting of at least 50% evergreen along the applicable property line (75%
along property line adjacent to residential uses).
b. Privacy screen utilizing evergreen shrubs, screening walls or fences (up to 7 feet tall).
c. Groundcover.
E. Parking Lot Landscaping. This landscaping is required to mitigate adverse impacts created
by parking lots such as noise, glare, stormwater run-off, and increased heat and to improve their physical
appearance.
1. General regulations. Trees shall be evenly distributed throughout the parking lot. Planting
in continuous, landscaped planting strips between rows of parking is encouraged. Surface water
management design may also be combined with landscaping in parking lots. In industrial districts (C/LI,
LI, HI, MIC/L, MIC/H), clustering of interior parking lot landscaping may be permitted to accommodate
site usage.
Page 34
2. Landscape islands.
a. Landscape islands must be a minimum of 6 feet wide, exclusive of overhang, and a
minimum of 100 square feet in area. All landscaped areas must be protected from damage by vehicles
through the use of curbs, tire stops, or other protection techniques.
b. Landscape islands shall be placed at the ends of each row of parking to protect
parked vehicles from turning movements of other vehicles.
c. The number and stature of trees shall be based on the area available in the landscape
island. A minimum of one large stature evergreen or deciduous tree or two medium stature trees are
required for every 100 square feet of landscaped island, with the remaining area to contain a combination
of shrubs, living groundcover, and mulch.
d. For parking lots adjacent to public or private streets, the islands must be placed at
minimum spacing of 1 for every 10 parking spaces. For parking areas located behind buildings or
otherwise screened from public or private streets or public spaces, if landscape islands are used, islands
shall be placed at a minimum of 1 for every 15 parking stalls.
3. Bioretention, which includes trees, shrubs and groundcover, may be used to meet interior
parking lot landscaping requirements. The bioretention facility must be designed by a professional trained
or certified in low impact development techniques as set forth in TMC 14.30. All bioretention facilities
must be protected by curbing to prevent vehicle damage to the facility and for public safety.
4. Vehicular Overhang.
a. Vehicle overhang into any landscaping area shall not exceed two feet.
b. No plant material greater than 12 inches in height shall be located within two feet of
the curb or other protective barrier in landscape areas adjacent to parking spaces and vehicle use areas.
c. Raised curbs or curb stops shall be used around the landscape islands or bioretention
facilities to prevent plant material from being struck by automobiles. Where bioretention is used, curb
cuts shall be placed to allow stormwater runoff from adjacent pavements to enter the bioretention system.
5. Pervious pavement shall be used, where feasible, including parking spaces and
pedestrian paths.
6. Parking lot landscape design shall accommodate pedestrian circulation.
F. Street Trees in the Public Frontage.
1. Street tree spacing.
a. Street tree spacing in the public frontage shall be as specified in TMC 18.52.080.B.2.
based on the stature size of the tree.
b. Spacing must also consider sight distance at intersections, driveway locations, and
utility conflicts as specified in TMC 18.52.080.B.3.
c. Street trees in the public frontage shall be planted using the following general spacing
standards:
(1) At least 3-1/2 feet back from the face of the curb.
(2) At least 5 feet from underground utility lines.
(3) At least 10 feet from utility poles.
(4) At least 7-1/2 feet from driveways.
(5) At least 3 feet from pad -mounted transformers (except 10 feet in front for
access).
(6) At least 4 feet from fire hydrants and connections.
d. Planting and lighting plans shall be coordinated so that trees are not planted in
locations where they will obstruct existing or planned street or site lighting, while maintaining appropriate
spacing and allowing for their size and spread at maturity.
47
Page 35
e. Planting plans shall consider the location of existing or planned signage to avoid
future conflicts with mature trees and landscaping.
2. Tree grates.
a. Tree grates are not encouraged, but when used, shall be designed so that sections
of grate can be removed incrementally as the tree matures and shall be designed to avoid accumulation
of trash.
b. When used, tree grates and landscaped tree wells shall be a minimum 36 square feet
in size (6' x 6'). Tree well size may be adjusted to comply with ADA standards on narrower sidewalks.
See TMC 18.52.090.A.1., "Soil Preparation and Planting," for structural soil requirements. Root barriers
may be installed at the curb face if structural soils are not used.
3. Maintenance and Pruning.
a. Street trees are subject to the planting, maintenance, and removal standards and
Best Management Practices (BMPs) as adopted by the International Society of Arboriculture, as it now
reads and as hereafter amended. Street trees planted prior to the adoption of the most current tree
planting standards shall be exempt from these planting standards but are still subject to current removal
and maintenance standards.
b. The following standards apply to street tree maintenance:
(1) Street trees shall be maintained consistent with International Society of
Arboriculture BMPs.
(2) Street trees shall be maintained in a manner that does not impede public street
or sidewalk traffic, consistent with the specifications in the Public Works Infrastructure Design Manual,
including:
(a) 8 feet of clearance above public sidewalks.
(b) 13 feet of clearance above public local and neighborhood streets.
(c) 15 feet of clearance above public collector streets.
(d) 18 feet of clearance above public arterial streets.
(3) Street trees shall be maintained so as not to become a defective tree as
per the definition in TMC 18.06.
4. Trees planted in a median shall be appropriate for the planting environment and meet the
following requirements:
a. Trees shall be consistent with previously approved median tree plans, given space
constraints for roots and branches at maturity.
b. Median plantings shall provide adequate species diversity Citywide and reasonable
resistance to pests and diseases.
c. Columnar trees may be considered for median plantings to avoid conflicts with
vehicles and utilities.
d. Structural soils shall be used to avoid the need for root barriers and to ensure the
success of the median plantings.
e. Any median tree that is removed must be replaced within the same median unless
spacing constraints exist. Replacement trees shall be of the same stature or greater at maturity as the
removed tree, consistent with other space considerations.
Page 36
18.52.040 Perimeter and Parking Lot Landscaping Requirements by Zone District
A. In the various zone districts of the City, landscaping in the front, rear and side yards and parking
lots shall be provided as established by the various zone district chapters of this title. These requirements
are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements,
which are listed in TMC 18.28.
TABLE A
ZONING
DISTRICTS
FRONT YARD
(SECOND
FRONT)
(linear feet)
LANDSCAPE
TYPE FOR
FRONTS
LANDSCAPE
FOR SIDE
YARD
(linear feet)
LANDSCAPE
FOR REAR
YARD
(linear feet)
LANDSCAPE
TYPE FOR
SIDE/REAR
LANDSCAPING FOR
PARKING LOTS
(square feet)
CR
( than for uses other
residential)
151 2 1t
Type I
10
10
Type I
20 per stall for non-
residential uses; 15
per stall if parking is
placed behind
building
HDR
151,2,11
Type I
10
10
Type I
Same as CR
MUO
15 (12.5)2• 11
Type 1'
64
64.11
Type 17
20 per stall adjacent
to street; 15 per stall
if parking is placed
behind building
0
15 (12.5)2
Type 1'
6
64
Type 17
Same as MUO
RCC
20 (10)2.3
Type 1'
5
10 if near CR, MDR,
1011
Type II
Same as MUO
HDR4
NCC
64-1-11Nkthin e b'xck
lre ...,
Type 1213
64 Within { t�1ack
Areas.
84,14},'t thi xf_iil'X 't£:_k
Ors.ss
Type It
Same as MUO
RC
4Q i hEa Setback
rpg ;
Type I
64W9thu tb ck
` 64With€€. ': ck
crass
Type 118
Same as MUO
RCM
10
Type I
54
04
Type 118
Same as MUO
C/LI
15
Second Front: 12.5;
15 if near CR,
MDR; HDR
Type IS
55,12
05.12
Type 118
15 per stall; 10 per
stall for parking
placed behind
building
LI
152
Second Front: 12.5
Type II
04,12
04,12
Type III
15 per stall; 10 per
stall for parking
placed behind
building
HI
152
Second Front: 12.5
Type 11
04,12
04,12
Type III
15 per stall
MIC/L
105
Type 11
05,12
05,12
Type III
10 per stall
MIC/H
105
Type 11
05,12
05,12
Type III
10 per stall
TUC - See TMC 18.28
TVS - See TMC 18.40
TSO - See TMC 18.41
49
Page 37
Notes:
1. Minimum required front yard landscaped areas in the HDR zones may have up to 20% of their required landscape area developed for
pedestrian and transit facilities subject to the approval criteria in TMC 18.52.120.C.
2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width
may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is
a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass.
3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject
to the approval criteria in TMC 18.52.120.C. Bioretention may also be used as required landscaping subject to the approval criteria in TMC
18.52.120.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian -oriented space.
4. Increased to 10 feet if any portion of the yard is within 50 feet of CR, or HDR.
5. Increased to 15 feet if any portion of the yard is within 50 feet of CR, or HDR.
6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage.
7. Increased to Type II if any portion of the yard is within 50 feet of CR, or HDR.
8. Increased to Type III if any portion of the yard is within 50 feet of CR, or HDR.
9. Minimum required front yard landscaped areas in the CR and HDR zones may have up to 20% of their required landscape area
10. Only required along public streets.
11. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning.
12. In the CR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all
of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools
and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the
community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet
of landscaping must be placed between the garden and the street.
13. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to
accommodate other uses commonly found in these districts if the criteria in TMC 18.52.120.D are met.
14. For NCC and RC zoned parcels, in the Tukwila Inter
ar as is provided it s_ iaar r _ a { t i cscatrtkr
,,.,,ti, no c2 rar k r r,ui_emen's those.lar
iari�i ia1r, ,
i alibei_re
irrrt r v� rr?�a" t.�
ins' Ii I t r j r
18.52.050 Screening and Visibility
A. Screening.
1. Screening of outdoor storage, mechanical equipment and garbage storage areas and
fences:
a. Outdoor storage shall be screened from abutting public and private streets and from
adjacent properties. Such screens shall be a minimum of 8 feet high and not less than 60% of the height
of the material stored. The screens shall be specified on the plot plan and approved by the Community
Development Director. In the MDR CR and HDR zones, outdoor storage shall be fully screened from all
public roadways and adjacent parcels with a high obscuring structure equal in height to the stored objects
and with a solid screen of exterior landscaping.
b. Ground level mechanical equipment and garbage storage areas shall be screened
with evergreen plant materials and/or fences or masonry walls.
c. Fences. All fences shall be placed on the interior side of any required perimeter
landscaping.
2. A mix of evergreen trees and evergreen shrubs shall be used to screen blank walls.
3. Evergreen shrubs and evergreen trees shall be used for screening along rear property
lines, around solid waste/recycling areas, utility cabinets and mechanical equipment, and to obscure
grillwork and fencing associated with subsurface parking garages. Evergreen shrubs and trees shall be
pruned so that 18 inches visibility at the base is maintained.
B. Visibility.
1. Design of new landscaping and maintenance of existing landscaping shall consider Crime
Prevention Through Environmental Design (CPTED) principals and visibility for safety and views.
Appropriate plant species shall be specified to avoid the need for excessive maintenance pruning.
2. Landscaping shall not obstruct views from or into building windows, the driveway, sidewalk
or street. Landscape design shall allow for surveillance from streets and buildings and avoid creating
areas that might harbor criminal activity.
3. Landscaping at crosswalks and other locations where vehicles and pedestrians intersect
must not block pedestrians' and drivers' views.
50
Page 38
4. In general, deciduous trees with open branching structures are recommended to ensure
visibility to retail establishments. More substantial shade trees or evergreens are recommended in front
of private residences.
18.52.060 Significant Tree Retention
A. All significant trees located within any required landscape area that are not dead, dying,
diseased, or a nuisance species, as identified in the Tukwila Approved Tree List, and that do not pose a
safety hazard or conflict with overhead utility lines as determined by the City or an ISA certified arborist,
shall be retained and protected during construction with temporary fencing or other enclosure, as
appropriate to the site and following Best Management Practices for tree protection (see TMC 18.54).
B. Topping of trees is prohibited and is subject to replacement. Additionally, pruning of more than
25% of canopy in a 36-month period is prohibited and is subject to replacement per TMC 18.52.130,
Table C.
C. Retained significant trees may be counted towards required landscaping. Additionally, the
required landscaping may be reduced in exchange for retaining significant trees subject to Director
approval and per TMC 18.52.120.F.
D. The area designated for protection will vary based on the tree's diameter, species, age, and
the characteristics of the planted area, and Best Management Practices for protection shall be utilized
(see TMC Chapter 18.54). Property owners may be required to furnish a report by an ISA certified arborist
to document a tree's condition if a tree is to be retained. The Director may require that an ISA certified
arborist be retained to supervise tree protection during construction. Grade changes around existing trees
within the critical root zone are not allowed.
18.52.070 Tree Protection Standards
A. All trees not proposed for removal as part of a project or development shall be protected using
Best Management Practices and the standards below.
1. The Critical Root Zones (CRZ) for all trees designated for retention, on site or on adjacent
property as applicable, shall be identified on all construction plans, including demolition, grading, civil and
landscape site plans.
2. Any roots within the CRZ exposed during construction shall be covered immediately and
kept moist with appropriate materials. The City may require a third party Qualified Tree Professional to
review long-term viability of the tree.
3. Physical barriers, such as 6-foot chain link fence or plywood or other approved equivalent,
shall be placed around each individual tree or grouping at the CRZ.
4. Minimum distances from the trunk for the physical barriers shall be based on the
approximate age of the tree (height and canopy) as follows:
a. Young trees (trees which have reached less than 20% of life expectancy): 0.75 per
inch of trunk diameter.
b. Mature trees (trees which have reached 20-80% of life expectancy): 1 foot per inch
of trunk diameter.
c. Over mature trees (trees which have reached greater than 80% of life
expectancy): 1.5 feet per inch of trunk diameter.
5. Alternative protection methods may be used that provide equal or greater tree protection
if approved by the Director.
6. A weatherproof sign shall be installed on the fence or barrier that reads:
"TREE PROTECTION ZONE — THIS FENCE SHALL NOT BE REMOVED OR ENCROACHED
UPON. No soil disturbance, parking, storage, dumping or burning of materials is allowed within the
Critical Root Zone. The value of this tree is $ [insert value of tree as determined by a Qualified Tree
51
Page 39
Professional here]. Damage to this tree due to construction activity that results in the death or
necessary removal of the tree is subject to the Violations section of TMC 18.54."
7. All tree protection measures installed shall be inspected by the City and, if deemed
necessary, a Qualified Tree Professional, prior to beginning construction or earth moving.
8. Any branches or limbs that are outside of the CRZ and might be damaged by machinery
shall be pruned prior to construction by a Qualified Tree Professional. No construction personnel shall
prune affected limbs except under the direct supervision of a Qualified Tree Professional.
9. The CRZ shall be covered with 4 to 6 inches of wood chip mulch. Mulch shall not be placed
directly against the trunk. A 6-inch area around the trunk shall be free of mulch. Additional measures,
such as fertilization or supplemental water, shall be carried out prior to the start of construction if deemed
necessary by the Qualified Tree Professional's report to prepare the trees for the stress of construction
activities.
10. No storage of equipment or refuse, parking of vehicles, dumping of materials or chemicals,
or placement of permanent heavy structures or items shall occur within the CRZ.
11. No grade changes or soil disturbance, including trenching, shall be allowed within the
CRZ. Grade changes within 10 feet of the CRZ shall be approved by the City prior to implementation.
12. The applicant is responsible for ensuring that the CRZ of trees on adjacent properties are
not impacted by the proposed development.
13. A pre -construction inspection shall be conducted by the City to finalize tree protection
actions.
14. Post -construction inspection of protected trees shall be conducted by the City and, if
deemed necessary by the City, a Qualified Tree Professional. All corrective or reparative pruning will be
conducted by a Qualified Tree Professional.
18.52.080 Plant Material Requirements and Tree Standards
A. Plant Material Requirements.
1. Plants shall meet the American Standard for Nursery Plant Stock (American Nursery and
Landscape Association-ANLA) (ANSI Z60.1) as it now reads and as hereafter amended, and shall be
healthy, vigorous and well -formed, with well -developed, fibrous root systems, free from dead branches
or roots. Plants shall be free from damage caused by temperature extremes, pre -planting or on -site
storage, lack of or excess moisture, insects, disease, and mechanical injury. Plants in leaf shall be well
foliated and of good color. Plants shall be habituated to outdoor environmental conditions (i.e. hardened -
off).
2. Evergreen trees shall be a minimum of 6 feet in height at time of planting.
3. Deciduous trees shall have at least a 2-inch caliper at time of planting as measured 4.5
feet from the ground, determined according to the American Standard for Nursery Stock as it now reads
and as hereafter amended.
4. Shrubs shall be at least 18 inches in height, and full and bushy at time of planting.
5. New plant materials shall include native species or non-native species with lower water
requirements and that are adapted to the climatic conditions of the Puget Sound Region. There must be
a diversity of tree and shrub genus and species in the site landscaping, taking into account species in
existing development around the site.
a. If there are more than 8 required trees, no more than 40 percent may be of one
b. If there are more than 24 required trees, no more than 20 percent may be of one
c. If there are more than 25 required shrubs, no more than 50 percent may be of one
species.
species.
species.
52
Page 40
6. Any species that is listed on the State of Washington or King County noxious weed lists or
otherwise known to be a nuisance or invasive shall not be planted.
7. Plant materials shall be selected that reinforce the landscape design concept, and are
appropriate to their location in terms of hardiness, cultural requirements, tolerance to urban conditions,
maintenance needs and growth characteristics.
8. The classification of plant material as trees, shrubs and evergreens shall be as listed in
the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada, as it now reads and
as hereafter amended.
9. Plant material requirements for bioretention facilities shall be in accordance with the City's
Bioretention Plant List, unless approved by staff.
10. Non -developed site areas, such as utility easements, shall be landscaped and/or treated
with erosion control planting or surfacing such as evergreens, groundcover, shrubs, trees, sod or a
combination of similar materials. In areas with overhead utility lines, no shrubs or trees shall be allowed
that could mature over 20 feet in height. Trees should not be planted within 10 feet of underground
utilities, such as power, water, sewer or storm drainage pipes.
B. Tree Standards.
1. Tree species shall be appropriate for the planting environment as determined by the
Department Director in consultation with the City environmentalist and shall seek to achieve a balance of
the following:
a. Consistency with Tukwila Approved Tree List or the City's Bioretention Plant List.
b. Compatibility with space constraints for roots and branches at maturity.
c. Adequate species diversity Citywide and reasonable resistance to pests and
diseases.
2. Trees shall be provided adequate spacing from new and existing trees according to the
following standards wherever possible:
a. Trees categorized as small stature on the tree list shall be spaced no greater than 20
feet on center and not closer than 15 feet on center from other newly planted or existing trees.
b. Trees categorized as medium stature on the tree list shall be spaced no greater than
30 feet on center and not closer than 20 feet on center from other newly planted or any existing trees.
c. Trees categorized as large stature on the tree list shall be spaced no greater than 40
feet on center and not closer than 30 feet on center from other newly planted or existing trees.
d. Any tree determined to have a mature spread of less than 20 feet (a columnar or
fastigiate variety) is discouraged except under specific conditions and shall be considered a small stature
tree and spaced accordingly.
3. Trees shall be placed according to the following standards:
a. Small stature trees shall be planted with the center of their trunks a minimum of 2 feet
from any hard surface paving.
b. Medium stature trees shall be planted with the center of their trunks a minimum of 2.5
feet from any hard surface paving.
c. Large stature trees shall be planted with the center of their trunks a minimum of 3 feet
from any hard surface paving.
d. Trees shall generally be planted a minimum of:
(1) 4 feet on center from any fire hydrant, above -ground utility or utility pole;
(2) 2 feet on center from any underground utility;
(3) 5 feet on center from a street light standard;
53
Page 41
(4) 20 feet from a street intersection; however, a greater or lesser corner setback
may be required based on an analysis of traffic and pedestrian safety impacts.
(5) 5 to 10 feet from building foundations depending on species.
4. Where there are overhead utility lines, the tree species selected shall be of a type which,
at full maturity, will not interfere with the lines or require pruning to maintain necessary clearances.
5. Root barriers may be installed according to the manufacturer's specifications when a tree
is planted within 5 feet of any hard surface paving or utility feature and in areas where structural soil is
not required, subject to approval by the Department Director in consultation with the City's
environmentalist.
6. Low water usage species are encouraged in order to minimize future irrigation
requirements, except where site conditions within the required landscape areas ensure adequate
moisture for growth.
7. Shade trees should be planted to shade buildings' east- and west -facing windows to
provide a balance between summer cooling and winter heating through solar gain.
18.52.090 Soil Preparation, Planting and Irrigation
A. Soil Preparation and Planting.
1. For landscaping in sidewalks and parking lots, or in limited areas of soil volume, structural
soils (Cornell University product or similar) must be used to a preferred depth of 36 inches to promote
tree root growth and provide structural support to the paved area. Minimum soil volumes for tree roots
shall be 750 cubic feet per tree (see specifications and sample plans for CU-Structural Soils). Trees and
other landscape materials shall be planted according to specifications in "CU Structural Soils — A
Comprehensive Guide," as it now reads and as hereafter amended, or using current Best Management
Practices (BMPs) as approved by the Director. Suspended pavement systems (Silva Cells or similar)
may also be used if approved by the Director.
2. For soil preparation in bioretention areas, existing soils must be protected from
compaction. Bioretention soil media must be prepared in accordance with standard specifications of the
Surface Water Design Manual, adopted in accordance with TMC 14.30, to promote a proper functioning
bioretention system. These specifications shall be adhered to regardless of whether a stormwater permit
is required from the City.
3. For all other plantings (such as large planting areas where soil volumes are adequate for
healthy root growth with a minimum volume of 750 cubic feet per tree), soils must be prepared for planting
in accordance with BMP T5.13, "Post Construction Soil Quality and Depth," from the Washington
Department of Ecology Stormwater Management Manual for Western Washington (as it now reads and
as hereafter amended), regardless of whether a stormwater permit is required by the City.
4. The applicant will be required to schedule an inspection by the City of the planting areas
prior to planting to ensure soils are properly prepared. Soil must be amended, tilled and prepped to a
depth of at least 12 inches.
5. Installation of landscape plants must comply with BMPs including:
a. Planting holes that are the same depth as the size of the root ball and two to three
times wider than the root ball.
b. Root balls of potted and balled and burlapped (B&B) plants must be loosened and
pruned as necessary to ensure there are no encircling roots prior to planting. All burlap and all straps or
wire baskets must be removed from B&B plants prior to planting.
c. The top of the root flare, where the roots and the trunk begin, should be placed at
grade. The root ball shall not extend above the soil surface and the flare shall not be covered by soil or
mulch.
54
Page 42
d. If using mulch around trees and shrubs, maintain at least a 6-inch mulch -free ring
around the base of the tree trunks and woody stems of shrubs. If using mulch around groundcovers until
they become established, mulch shall not be placed over the crowns of perennial plants.
B. Irrigation.
1. The intent of this standard is to ensure that plants will survive the critical establishment
period when they are most vulnerable due to lack of watering and to ensure their long term viability.
2. All required plantings must be served by a permanent automatic irrigation system, unless
approved by the Director.
a. Irrigation shall be designed to conserve water by using the best practical
management techniques available, including BMPs, for daily timing of irrigation to optimize water
infiltration and conservation. These techniques may include, but not be limited to: drip irrigation (where
appropriate) to minimize evaporation loss, moisture sensors to prevent irrigation during rainy periods,
automatic controllers to ensure proper duration of watering, sprinkler head selection and spacing
designed to minimize overspray, and separate zones for turf and other landscaping and for full sun
exposure and shady areas to meet watering needs of different sections of the landscape.
b. Exceptions to the irrigation requirement may be approved by the Director, such as
xeriscaping (i.e., low water usage plantings), plantings approved for low impact development techniques,
established indigenous plant material, or landscapes where natural appearance is acceptable or
desirable to the City. However, those exceptions will require temporary irrigation until established.
3. All temporary irrigation must be removed at the end of the 3-year plant establishment
period.
18.52.100 Maintenance and Pruning
A. Any landscaping required by this chapter shall be retained and maintained by the property
owner for the life of the development in conformance with the intent of the approved landscape plan and
this chapter. Maintenance shall also include keeping all planting areas free of weeds and trash and
replacing any unhealthy or dead plant materials.
B. Green roofs or rooftop gardens shall be maintained to industry standards and any dead or dying
plant material replaced.
C. Pruning of trees and shrubs is only allowed for the health of the plant material, to maintain sight
distances or sight lines, or if interfering with overhead utilities. All pruning must be done in accordance
with American National Standards Institute (ANSI) A-300 specifications, as it now reads and as hereafter
amended.
D. No tree planted by a property owner or the City to fulfill landscape requirements, or any existing
tree, may be topped or removed without prior approval from the City. Any tree topped or removed without
approval shall be subject to code enforcement action per TMC 8.45 in addition to the requirements of
TMC 18.52.130, "Violations."
E. Private property owners shall collect and properly dispose of all landscaping debris. Private
property landscaping debris shall not be placed or blown into the public right-of-way for City collection.
Violations will be subject to code enforcement action per TMC 8.45.
F. As trees along the street frontages mature, they shall be limbed up, using proper ISA pruning
techniques, to a minimum height of 8 to 18 feet depending on location of tree (over sidewalk, adjacent to
road, etc.) to allow adequate visibility and clearance for vehicles. Trees may be pruned to improve views
of signage and entryways by using such techniques as windowing, thinning, and limbing up; however, no
more than 1/4 of the canopy may be removed within any 2-year period. All pruning shall be done in
accordance with ANSI Standard A-300 specifications, as it now reads and as hereafter amended.
G. Trees may only be pruned to lower their height to prevent interference with an overhead utility
line with prior approval by the Director. The pruning must be carried out under the direction of an ISA
certified arborist. The crown shall be maintained to at least 2/3 the height of the tree prior to pruning.
Otherwise, trees shall not be topped. Illegal topping is subject to replacement. Additionally, pruning of
55
Page 43
more than 25% of canopy in a 36-month period is prohibited and is subject to replacement per TMC
18.52.130, Table C.
18.52.110 Landscape Plan Requirements
A. Landscape plan design shall take into consideration the mature size of proposed landscape
materials to minimize the future need for pruning (i.e. placement such that mature trees and shrubs will
not cause problems for foundations, obscure signage, grow too close to overhead or underground utility
lines, obstruct views of traffic, etc.).
B. A Washington State licensed landscape architect or other accredited landscape design
professional shall prepare 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. The
plans shall, at a minimum, include the type, quantity, spacing and location of plants and materials; typical
planting details; soil amendment/installation; tree protection details as applicable; and the location of
irrigation systems and significant trees within 20 feet of the property line on adjacent properties.
Underground and at -ground utilities shall be shown on the plans so that planting conflicts are avoided. A
detailed list of items to be included on the landscape plan is available in the Landscape Plan handout,
available on-line or at the offices of the Department of Community Development.
C. 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.
Any plant substitutions shall be noted on the Declaration. If necessary, due to weather conditions or
construction scheduling, the installation may be postponed to the next planting season (October — April)
if approved by the 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.
18.52.120 Request for Landscape Modifications
A. Revisions to existing landscaping may be approved only if the following criteria are met:
1. The revision does not reduce the landscaping to the point that activities on the site become
a nuisance to adjacent properties.
2. Proposed vegetation removal, replacement, and any mitigation measures proposed are
consistent with the purpose and intent of this chapter and bring landscaping into conformance with
standards of TMC 18.52.
3. Proposed revision will not be detrimental to the public health, safety or welfare or injurious
to other property in the vicinity.
4. Any trees proposed to be removed shall be replaced with trees of similar or larger size at
a minimum ratio of 1:1.
B. The following deviations to the requirements of this chapter may be considered either as a Type
2, Special Permission Director decision, or through design review if the project is subject to that process.
1. Deviation from the requirements of Type I, II, or III landscaping, including but not limited
to the use of the landscape area for pedestrian and transit facilities, landscape planters, rooftop gardens
or green roofs, terraced planters or green walls, or revisions to existing landscaping. The amount of
landscaping on commercially -zoned properties may be reduced by 15% if buildings are moved to the
front of the site with no parking between the building and the front landscaping, to create a more
pedestrian -friendly site design.
2. Clustering and/or averaging of required landscaping. The landscape perimeter may be
clustered if the total required square footage is achieved, unless the landscaping requirement has been
increased due to proximity to CR or HDR. In addition, up to 50% of the perimeter landscaping may be
relocated to the interior parking to provide more flexibility for site organization.
3. Substitution of bioretention facility for required landscaping for Type I or II landscaping.
Landscaping in a bioretention facility that includes trees, shrubs and groundcover may be counted up to
100% towards required landscaping depending on the location, type of bioretention facility proposed and
proposed use.
5
Page 44
4. Credit for retained significant trees towards landscaping requirement.
C. The following criteria apply to requests for deviation from any required landscaping standards.
1. The deviation does not reduce the landscaping to the point that activities on the site
become a nuisance to neighbors; and
2. The modification or revision does not diminish the quality of the site landscape as a whole;
and
3. One or more of the following are met:
a. The modification or revision more effectively screens parking areas and blank
building walls; or
b. The modification or revision enables significant trees or existing built features to be
retained; or
c. The modification or revision is used to reduce the number of driveways and curb
cuts and allow joint use of parking facilities between neighboring businesses; or
d. The modification or revision is used to incorporate pedestrian or transit facilities; or
e. The modification is for properties in the NCC or RC districts along Tukwila
International Boulevard, where the buildings are brought out to the street edge and a primary entrance
from the front sidewalk as well as from off street parking areas is provided; or
f. The modification is to incorporate alternative forms of landscaping such as landscape
planters, rooftop gardens, green roof, terraced planters or green walls; or
g. The modification is to incorporate a community garden, subject to the provisions of
TMC 18.52.040, Note 11.
D. Clustering or perimeter averaging of landscaping may be considered if:
1. It does not diminish the quality of the site landscape as a whole; and
2. It does not create a nuisance to adjacent properties; and
3. If adjacent to residential development, the impacts from clustering are minimized; and
4. One or more of the following criteria are met:
a. Clustering or perimeter averaging of plant material allows more effective use of the
industrial property; or
b. Clustering or perimeter averaging of landscaping enables significant trees to be
retained; or
c. Clustering or perimeter averaging is used to reduce the number of driveways and
curb cuts and/or allow joint use of parking facilities between neighboring businesses; or
d. Clustering or perimeter averaging avoids future conflicts with signage.
E. Landscaping in a bioretention facility that includes trees, shrubs, and groundcovers as identified
on the City's approved Bioretention Plant List and as regulated in TMC 14.30, may be counted up to
100% towards required Type I or Type II landscaping. Bioretention facilities shall not be counted towards
required Type III landscaping. All of the following criteria must be met:
1. The bioretention facility has been designed by a professional trained or certified in low
impact development techniques; and
2. The landscaping meets the screening requirements of the specified landscape type; and
3. Public safety concerns have been addressed; and
4. The number of trees required by the landscape type are provided
F. Credit for Significant Trees.
57
Page 45
1. Credit for retained significant trees may be counted towards required landscaping if the
following criteria are met:
a. Assessment of trees by an ISA certified arborist as to tree health, value of the trees
and the likelihood of survivability during and after construction is provided; and
b. Retention of tree(s) supports the Tukwila Comprehensive Plan urban tree canopy
goals and policies; and
c. A financial assurance is posted based on 150% of the value of the retained tree(s) to
ensure tree replacement should the retained trees be damaged or die as a result of construction impacts.
The financial assurance shall be retained for three years.
2. The value of the significant tree(s) to be retained, as determined by an ISA certified
arborist, shall be posted on the tree prior to site preparation and retained throughout the construction of
the project.
18.52.130 Violations
A. Violations. The following actions shall be considered a violation of this chapter:
1. Any removal or damage of landscaping that is required by this chapter.
2. Topping or excessive pruning of trees or shrubs, except as explicitly allowed by this
chapter.
3. Failure to replace dead landscaping materials.
B. Penalties. In addition to any other penalties or other enforcement actions, any person who fails
to comply with the provisions of this chapter also shall be subject to a civil penalty assessed against the
violator as set forth herein. Each unlawfully removed or damaged tree shall constitute a separate
violation.
1. The amount of the penalty shall be assessed based on Table B below. The Director may
elect not to seek penalties or may reduce the penalties if he/she determines the circumstances do not
warrant imposition of any or all of the civil penalties.
2. Penalties are in addition to the restoration of removed plant materials through the remedial
measures listed in TMC 18.52.130.C.
3. It shall not be a defense to the prosecution for a failure to obtain a permit required by this
chapter that a contractor, subcontractor, person with responsibility on the site or person authorizing or
directing the work erroneously believes a permit was issued to the property owner or any other person.
TABLE B — Fines
Type of Violation
Allowable Fines per Violation
Removal or damage of trees or specimen shrubs
without applying for and obtaining required City
approval
$1,000 per tree, or up to the marketable value of each tree
removed or damaged as determined by an ISA certified
arborist.
C. Remedial Measures. In addition to the penalties provided in TMC 18.52.130.B, the Director
shall require any person conducting work in violation of this chapter to mitigate the impacts of
unauthorized work by carrying out remedial measures.
1. 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. In addition, any
shrubs and groundcover removed without City approval shall be replaced.
2. To replace the tree canopy lost due to the tree removal, additional trees must be planted
on -site. Payment may be made into the City's Tree Fund if the number of replacement trees cannot be
accommodated on -site. The number of replacement trees required will be based on the size of the tree(s)
removed as stated in Table C.
5
Page 46
TABLE C — Tree Replacement Requirements
Diameter* of Tree Removed (*measured at height of
4.5 feet from the ground)
Number of Replacement Trees
Required
4-6 inches (single trunk) OR
2 inches (any trunk of a multi -trunk tree)
3
Over 6-8 inches
4
Over 8-20 inches
6
Over 20 inches
8
D. Enforcement. It shall be the duty of the Community Development Director to enforce this
chapter pursuant to the terms and conditions of TMC 8.45 or as otherwise allowed by law.
E. Inspection Access.
1. For the purposes of inspection for compliance with the provisions of a permit or this
chapter, the Director or designee may enter all sites for which a permit has been issued, consistent with
TMC 8.45.
2. Upon completion of all requirements of a permit, the permittee shall request a final
inspection by contacting the planner of record. The permit process is complete upon final approval by the
Director or designee.
Page 47
Sections:
18.60.010
18.60.020
18.60.030
18.60.040
18.60.050
18.60.060
18.60.070
18 080
18.60.0980
18.60.100000
18.60.11000
CHAPTER 18.60
DESIGN REVIEW
Purpose and Objectives
Scope and Applicability
Design Review Applications
Design Review Criteria Applicability
Commercial and Light industrial Design Review Criteria
Single -Family and Middle Housing Design Review Criteria
Multi -Family, Mixed -Use/ Hotel, and Motel Design Review Criteria
ehf.c .. Ar as...: 81 i ..rr.,: 0tru.1€..a: e D ig R(8,8ew C16 8600
Tukwila South Design Review Criteria
Commercial Redevelopment Areas
Expiration of Design Review Permits
18.60.010 Purpose and Objectives
A. It is the purpose of this chapter to provide for the review of land development and building design
to promote the public health, safety and welfare. The regulations herein provide a review process for
evaluating the design and arrangement of development. These architectural and site design regulations are
intended to be consistent with and implement the policies of the Tukwila Comprehensive Plan. The
purposes of these design review regulations are to:
1. Foster good decision -making for development through architectural and site design within the
context of the community's built and natural environmental character, scale and diversity;
2. Promote the use of appropriate scale of buildings and the configuration of open space
and parking areas for development to safely and comfortably accommodate pedestrian activities;
3. Coordinate the interrelationship of buildings and public and private open space;
4. Discourage monotony in building design and arrangement, while promoting harmony among
distinct building identities; and
5. Mitigate, through design and site plan measures, the visual impact of large building facades,
particularly those which have high public visibility (encourage the creative use of architectural
and landscape features in order to reduce the actual and perceived scale and bulk of structures).
18.60.020 Scope and Applicability
A. The Director shall have the authority to approve, approve with conditions, or deny all projects
submitted based on a demonstration of compliance with all of adopted guidelines referenced in this
chapter, as judged by the preponderance of evidence standard.
B. The Director is authorized to review projects subject to design standard review. The Director may
approve, approve with conditions, modify and approve with conditions, or deny, the application for design
standard review. The City shall grant design approval when the Director has determined that the applicable
criteria listed in this chapter have been met by the development proposal. The Director may impose specific
conditions upon the development proposal, including an increase in the standards of this title. These
conditions may include, but are not limited to: restrictions on locations of structures and uses; structural
restrictions that address safety, noise, light and glare, vibration, views, aesthetics, and other impacts; and
increased buffering requirements, including open space, berms, fencing and landscaping.
C. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard
corridor, identified in TMC Figure 18-9, certain landscaping and setback standards may be waived and
conditioned in accordance with criteria and guidelines in the Tukwila International Boulevard Design
0
Page 48
Manual, as currently enacted or hereafter amended. Landscaping and setback standards may not be waived
on commercial property sides adjacent to residential districts.
D. No changes shall be made to approved designs without Director approval and consideration of
the change in the context of the entire project.
E. A building permit shall not be issued until the proposed development project has received design
approval.
F. Any reference to the term `Board of Architectural Review' in any adopted design review guidelines
or Code shall, unless otherwise stated, be understood to refer exclusively to the Director.
18.60.030 Design Review Applications
A. Applications for `Design Review' permits shall be processed as Type 2 decisions, subject to the
provisions of TMC 18.104.
B. All applications shall meet the application submittal requirements found at TMC 18.104.060.
C. The Director is authorized to request and rely upon any document, guideline, or other
consideration they deem relevant or useful to satisfy the purpose and objectives of this chapter, specifically
including but not limited to the following criteria. The applicant shall bear the full burden of proof that the
proposed development plans satisfy all of the criteria. The Director may modify a literal interpretation of the
design review criteria if, in their judgment, such modifications better implement the Comprehensive Plan
goals and policies.
18.60.040 Design Review Criteria Applicability
A. Commercial and Light Industrial Uses: All commercial and tight industrial uses shall be
evaluated using the design review criteria set forth in TMC 18.60.050, with the following exclusions:
1. Hotels; or
2. Developments within the TSO District.
B. Single -Family and Middle Housing Uses: All new single-family and middle housing dwellings
shall be evaluated using the design review criteria set forth in TMC 18.60.060.
C. Multi -Family and Hotel Uses: All multifamily and hotel uses, as well as non-residential
development in the CR zoning district, shall be evaluated using the applicable residential design review
criteria set forth in TMC 18.60.070.
D. Parking Structure Design Guidelines: The Parking Structure Design Guidelines shall be used
whenever the provisions of this Title require a design review decision on proposed or modified parking
structures.
E. Tukwila South Design Review Criteria: The criteria found at TMC 18.60.080, as well as the
guidelines contained in the Tukwila South Overlay District Design Manual or the Tukwila South Residential
Design Guidelines, shall be used whenever the provisions of this Title require a design review decision on a
proposed or modified development in the Tukwila South Overlay district.
F. Southcenter Design Criteria: The criteria contained in the Southcenter Design Manual shall be
used whenever the provisions of this title require a design review decision on a proposed or modified
development in the Tukwila Urban Center districts.
G. Shoreline Design Criteria. The criteria contained in the Shoreline Design Guidelines found at TMC
18.44.090 shalt be used whenever the provisions of this title require a design review decision on a proposed
or modified development in the Shoreline Overlay District.
18.60.050 Commercial and Light Industrial Design Review Criteria
A. Relationship of Structure to Site:
61
Page 49
1. The site should be planned to accomplish a desirable transition with streetscape and to
provide for adequate landscaping and pedestrian movement.
2. Parking and service areas should be located, designed and screened to moderate the visual
impact of large paved areas.
3. The height and scale of each building should be considered in relation to the site.
B. Relationship of Structure and Site to Adjoining Area:
1. Harmony of texture, lines and masses is encouraged.
2. Appropriate landscape transition to adjoining properties should be provided.
3. Public buildings and structures should be consistent with the established neighborhood
character.
4. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of
safety, efficiency and convenience should be encouraged.
5. Compatibility of on -site vehicular circulation with street circulation should be encouraged.
C. Landscaping and Site Treatment:
1. Where existing topographic patterns contribute to beauty and utility of a development, they
should be recognized, preserved and enhanced.
2. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and
provide an inviting and stable appearance.
3. Landscape treatment should enhance architectural features, strengthen vistas and
important axis, and provide shade.
4. In locations where plants will be susceptible to injury by pedestrian or motor traffic,
mitigating steps should be taken.
5. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged.
6. Screening of service yards and other places that tend to be unsightly should be
accomplished by use of walls, fencing, planting or combination.
7. In areas where general planting will not prosper, other materials such as fences, walls and
pavings of wood, brick, stone or gravel may be used.
8. Exterior lighting, when used, should enhance the building design and the adjoining
landscape. Lighting standards and fixtures should be of a design and size compatible with the building and
adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant
colors should be avoided.
D. Building Design:
1. Architectural style is not restricted; evaluation of a project should be based on quality of its
design and relationship to its surroundings.
2. Buildings should be to appropriate scale and in harmony with permanent neighboring
developments.
3. Building components such as windows, doors, eaves, and parapets should have good
proportions and relationship to one another. Building components and ancillary parts shall be consistent
with anticipated life of the structure.
4. Colors should be harmonious, with bright or brilliant colors used only for accent.
5. Mechanical equipment or other utility hardware on roof, ground or buildings should be
screened from view.
Page 50
6. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all
exposed accessories should be harmonious with building design.
7. Monotony of design in single or multiple building projects should be avoided. Variety of detail,
form and siting should be used to provide visual interest.
E. Miscellaneous Structures and Street Furniture:
1. Miscellaneous structures and street furniture should be designed to be part of the
architectural concept of design and landscape. Materials should be compatible with buildings, scale should
be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to
scale.
2. Lighting in connection with miscellaneous structures and street furniture should meet the
guidelines applicable to site, landscape and buildings.
18.60.060 Single -Family and Middle Housing Design Review Criteria
A. Entrances:
1. Purpose: To ensure that entrances are easily identifiable, clearly visible, and accessible from
streets, sidewalks, and common areas, to encourage pedestrian activity and enliven the
street.
2. Applicability: The following standards apply to all residential building facades that face a
public or private street, except those that are separated from the street by another building.
3. Standard:
a. Each residential structure must have at least one main entrance fronting a public or
private street, or within 10' of street facing building facade.
b. Each unit with individual ground -floor entry and all shared entries must have a
covered porch or stoop that is at least 25 square feet with the minimum dimension
of 3'.
B. Windows:
1. Purpose: To maintain a lively and active street face while increasing safety and general
visibility to the public realm.
2. Applicability: the following standards apply to all building facades that face a public or
private street, except those that are separated from the street by another building.
3. Standard:
a. Windows shall be provided in facades facing public or private streets, comprising at
least twenty percent of the facade area.
b. Window area is considered the entire area within, but not including, the window
casing, including any interior window grid.
c. Windows in pedestrian doors may be counted toward this standard.
d. Windows in garage doors may not be counted toward this standard.
e. Open areas within covered porches may be counted toward this standard.
Page 51
TOTAL STREET FACING FACADE AREA
CONTRIBUTING AREA
C. Building Articulation:
1. Purpose: To ensure that buildings along any public or private street display the greatest
amount of visual interest and reinforce the residential scale of the streetscape and
neighborhood.
2. Applicability: The following standards apply to all building facades that face a public or
private street, except those that are separated from the street by another building.
3. Standard:
a. Horizontal street -facing facades wider than forty feet must include at least four of
the following design features per facade. At least one of these features must be
used every forty feet.
1. Varied building heights
2. Use of different materials
3. Different colors
4. Building perimeter offsets minimum of 4'
5. Projecting roofs (minimum of twelve inches)
6. Recesses, minimum of 3'
7. Bay windows, must project a minimum of 1' and cover at least 10% of the
facade. May project as much as 2', and cover up to 35% of the facade
8. Variation in roof materials, color, pitch, or aspect
9. Balconies, minimum of 25 square feet
10. Covered porch or patio
11. Dormers
Page 52
Ek Varied building heights
B Use of different materials
Different colors
0 Building perimeter offsets minimum of 4
Projecting roofs (minimum of twelve Inches)
F Recesses, minimum of °
Bay windows, May project as much as ", up to
Variation in roof materials, color, pitch, or aspect
co Balconies
1 Covered porch or patio
Dormers
%t
he facade
D. Parking Facilities:
1. Purpose: To integrate parking facilities with the building and surrounding residential context,
promote pedestrian -oriented environments along streets, reduce impervious surfaces, and
preserve on -street parking and street tree opportunities. To minimize the visual impact of
garage entrances. Garage entrances are limited as a percentage of the building facade but a
single car garage is always allowed. The provision for allowing the garage door to be set
back from front porches also incentivizes front porches.
2. Applicability: The following standards apply to all garage entrances that face a public or
private street.
3. Standard:
a. The combined width of all street -facing garage doors may be up to fifty percent
(50%) of the length of the street -facing building facade or ten feet per unit,
whichever is greater. For attached housing, this standard applies to the combined
length of the street -facing facades of all units. For all other lots and structures, the
standards apply to the street -facing facade of each individual building.
b. Street -facing garage walls must be set back at least three feet from the primary
street -facing building facade or five feet from a covered porch.
c. Garage entrances shall use materials and colors that match the residence.
d. Parking structures, garages, carports, and parking areas other than driveways shall
not be located between the principal structure and streets.
5
Page 53
L
FX
FRONT LOT LINE 4
SIDEWALK
g' MAX
CURB CUT
X = Length of s¢reet facing building facade
STREET
E. Porches:
1. Purpose: To maintain a lively and active street face, reinforce the residential scale of the
streetscape and neighborhood, while providing visual interest and community cohesion.
2. Applicability: The following standards apply to all residential building facades that face a
public or private street, except those that are separated from the street by another building.
3. Standard: Covered porches may project eight feet into the front yard setback, measured
from supporting columns. Covered porch eaves may project an additional two feet.
66
Page 54
F. Balconies.
1. Purpose: Ability to stack balconies over porches makes structural logic and provides useful
space for stacked flat and townhouse typologies.
2. Applicability: The following standards apply to all balconies in single-family and middle
housing development.
3. Standard: Balconies are permitted stack over porches or other balconies.
G. Bay Windows:
1. Purpose: Bay windows create visual interest and create usable interior square footage
without increasing a building's overall street presence.
2. Applicability: The following standards apply to all residential building facades.
3. Standard:
a. Bay windows may project up to two feet into side or front yard setbacks.
b. Each bay window may be up to twelve feet wide and up to sixty percent of the
facade.
67
Page 55
TOTAL STREET FACING FACADE AREA
CONTRIBUTING AREA
H. Dormers:
1. Purpose: Dormers create visual interest and create usable interior square footage without
enlarging a building's overall street presence.
2. Applicability: The following standards apply to all residential building roofs.
3. Standard: Each dormer may be up to nine feet wide and the total length of all can add up to
40% of the building length.
A4
Page 56
18.60.070 Multi -Family, Mixed Use, Hotel, and Motel Design Review Criteria
Site Planning.
pedestrian scale streetscape. This shalt 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,
•
r eaestrtan ana ven�cutar entries matt orovkae a nin auatity visual focus
citing, shapes and landscaping. Such a feature establishes a physical transition between the pr
public areas, and establishes the initial sense of high quality development.
, easing -from the
of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area
ors
pact of large p
g vestgn•
1. Attention to building design encourages an aesthetically appealing and safe place to we,
white contributing to the pedestrian environment. Residential farms such as porches, gables, bay windows
e human scale that contributes to a sense of ownership and
comfort.
integrated into the overall building design. Building components and ancillary parts shalt be consistent with
e natural environment.
,
,
and focal entries. Multiple building developments shalt use siting and additional architectural variety to
avoid inappropriate repetition of building designs and appearance to surrounding properties.
1. To the extent possible, existing natural topographic patterns and sign�ftcant vegetation shalt
defining neighborhood identity or a sense of place.
3. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide
areas, and to adjacent public recreation areas shalt be provided.
69
Page 57
l part of the architecture (i.e., raised parapets
building architecture and adjacent area. Lighting shalt be shielded and restrarned in des
be integral to building architecture.
A. ApiplicaPitity: Alt develop r re1 t ng to the exterior. ;: €rrr,; i rtrnJLy., mixed ise. hotel,
projects `.vithinnnyxon,r g district other than t Tukwila Urban Center orTt.ri
Unit the design standards four) ci 1't this section ,t€r.tc.tr.rres and sites, or port:
consist of parkin r ct6. r f, re i€ r v`ehi E r P"kin
Vehic•
foUo w
be detern"
d duri
Any pro
eyuu v°alen
proposed for r: lte
t permit ai..
2. Any project t, propuses new structures tlt<;:
8.. Standards:
Transparency: k hn€irt"lti.rstl rarrrlT 1'l .rdtr t r nsp
8.60.080, Projects meet n rtt least
ifructures with roulti 1
ents pre. 5s f
pv
l e of t h r
`flexed USe.S,
a. C'ornmerc°sat IFrontaages: A n rirlirrr nt ctf i ty (6C)) I` erc nt o1 the area of a
nd level that to
Residential Fraptagosi
ed of tram .parrent doors or vvinklcs 3,3
. Walls: Walls„
openings and windows or, on t;rClUnd
18.06.071, and blind tivvl.i'wr (when no auti c lie
the blind wall,)).,
lc st le ast one
lts surface:
a. Trellises w°
b.
beds at le
wails (.set T Mt
y wir
exists
eatrnents thr
ised pia
en,t of the area of all.
s t. 2. feet tr
bseure 0Ir screen seen $0%i% of the walls ,surface within
b. 0ha 1gud materials or textures
Entrance. s: One. Op et tr{ nc
f 6 feet shall corn
4. ther_ Protection:
0nE
ecluired per "it lilsr
t to c_ID IL
ge, Vt/ a Lkwr ys
3 entrant 3 and fifty (50) percent of the area of
c}vicic: rsorlirr"lru€rlrw;svvr;alfrf,r protection aver the srciewarlti.
70
Page 58
uses. A
starlclar
the folk)
t
d€rag artade <t; rid!
(8) feet r.xl,l.0/ i
5. Ground l lrr Residentiak Use' Tf`
"t r`1t n"1ay tic ,€ rz g1"0 1111l floor or. i es
ty,• 1esgin
converted to ccarllr.nr,1"
re 1 611 r1"'10
that. mitigate the coE"nC
vvidtl r r t° 11i
a.
ti
provide
>y
`t
with, u r i.s o„'o r ti
cfedseEi 14i1<a
re.�c ctrlt;+al
o a 11`Ec151
district to de it r pable
Land
-id l ,veil shah 'l`r"'C tl,1E..r;', prCLlca€; : erltB'anc.es from E'llc irtree,t
f"'1In"Turn of 25 feet. in ari tti, with no dimension less
5u Finished floors.for 51"car1) relic 1Frtti
above ati,j ve er"rtr 5i5e`.vr lG lrel Efts.
IE3aildir ,l F ales 5tre
• e a at i r..
include a min
projec..ti
[11s.aildir
a. e ar err tr flrctrli 1 al5rlr r.
b. Window fenetit f'r.lt. orr patterns or entries.
c, Verfic031 laierr7 car C.0al0Ef"rlrl w
5l1 1r1 ➢1
Verb
wuu'rct:
lh. �.,.,` .1 "..* l k "E t l 4'£ 4;"s i�.✓ CJ r I k E *k".s v''„`,'" o
t.fll_°flaa It`r ;rota("�R Car r1'la't
Materoato: The rollo1%iIrr; er:ter,
st ras` to str �r`tartt ;cat tlla L4..,si c€l`1t c
a. Norcit
seers,
b. Fullecti 'ta a..letal rirw'l€1tl;:rr.
c, S;n"l1.11a'ted 31)0"Ie vvit!"S F orl't:r '5rr' tt1"
r1, Plywood parlei1 `^7i€:'li l ,.
8. Car
the follow
51.F i
es that are not ooc,1..1pied
dit.,3rl r.}B ca€ 5e hee
Mth. glati
vertical r1"rcfil.iorts,
ve:1 l`_`,oIto rote hl.ocl<, 0f11K'ss on a blin
r may, rr sw
less Hat 0lti:il_lle from acf a .e01
C.Uf Etrs.°:"``s at Cj`lte,rsE.. cTfC:1rl5 of any :'.Xlstf.Cl-; C=1"' new .:trdE't':7 shall l(=atllCL one of
tial`l((.Fll sittall extend a i"Tr(C`rlrl'.1r..tCtl t:1 10 lfortr%, 4"tt ;l`f'Eset' all I`ltxe e It aC Cl ?$'fc. Cx.. a aeu
71
Page 59
horizon
c,
se
e, fetal:
t R rrtr , :r by at tees t 10 feet, 71,7e
extend a r1"
where
9, Waste Disposal tal Areas: and Eovadln
e0 t
n'��rt�r�"rt.,s-.�� to waste
on a rlor,tst e
h,
t,iilc.'srty rues tl0c)ve T,j"lc:
extend n rlrsiii..F111 11 caf`10
The 'area t0
each corner facrcade,
t Z f feet wide f acrsc, icV\F,"af'ca, the
or public parking area, Oat( be screened d vv tll landscaping on the
a t r cl a r1 bed d b yF <t r i 1..1 r 0
10
cry t. 6 feet llige chain Ink i`e.rcen
oIle cti 1C. l7s l}c<Peh and configured such that lal
not pedestrian or ue l"1r ,le 1,"c tflfw a<rtb d'se,s not reqtare theta f1a1Ut€C'" tf 0,C60 project into, t,1C1)r`
he
Cf r ty Apparatus:
a, Utility meters, . el.ecrtricatl,
e not vi ctirale.:rr1r'a'l 11)ly r11.or1 <ttle,y street, pathway, l.aublirt or private blaze, or public far
shell be sc re,eoecf with lands
Ler
c;;total features,
a. Rooftop ll'le,ct carlkC. crl C:I lr [l ?t llllal". be screeE1t.ai s
oi..ik !.ic tvtre t or sleet/yolks <tistl ut ;yfy0 fset of thsr subj ,c.t:
than 10 feet aal:ac e the finished site fy ;lcrr of tlle, ;slie st pr..crl
i. Lighting: Exterior Ii;ylll::ira hc'I[ calk°;r
a, Exte,der welts and laarlcfncapir
I1 1 tV tfi t.11F; l.11,.111111 %.1P 11P1rfrE al ping, Facade u17
r dle r01 ll fJs prey r6 01 IIl rill p'.Gio°.5f c< rl a;1rea s,
and
a.
bui ing ecru:
The fat
and resider
be rr;.hleAclec.1 end cut 0't.f to prevent
be itturr'l 00te0 with rrlcal.ti1'll.e €,1;rwd
rtc talrc'r ti11ar1 y tent hove as Ot..i
pettle, tr'1011 1r10'
a1 that flo shay,,. chases,
Vlrlgi us a saafr t.yf l€ ht; and
[, ase,r" Ughtrr'3t ..
, The cdrretated color ternpe,r tore of rill, putt,
n with rc;rl .rrtcrrr::e vvif llirl fete N I standards,
t.. ttepar'tores
ar°do As pKt: of a1 Type
rlLese.frc.1ri`1 e3 t•
Review peat••
inatiors
ble f`r"l1r'l"S
ow grea.kt€-1r
ectlj by C`;onLfla_llitl2> tight,
e>rathm t klalr1
rl0e ntensity for :arty purpose
e
xet 'eeC1:3000 end o000
al:altr..'ticrt'r
c c r..rt 1p l y vv
72
Page 60
cards 0f this r h Nut8o
pursuant ant: to TlAC .18,72a An
tr r t'u ie
Rion toss
trueturen iai'4r.
lotion stnrlr e„°
The pro r ;ed de'6)e l.t.0
The loroposed c1epartLJre,,
eater extent as would sari :t oi it
of ed departure ures: nevi'.: ,` crry c
4. Tit r)l'c t ose:u devel0lr e
t` irre.eritiq )r'tt €el as.se:
18,60.080 Va hlcutar A - id Pdrki
Apf,
HD[i, 8
1tu€"s" s4 ,
y
In i30 idea
the re e uirerl',erit
r r'i=`ll^a,; is d"€1 tellVcllr`;r , or''ott')
rl . tS€strsrrts shad Pe., ;rsubj
arr0ti'llea 1:
lor)<t4ti.
e,
for
lie
thoee, found
:he goals is o1` the Co
8l,iecl st<ar1410i`;
is
th Tf F(C;F 18,4 7 : ', egoln1)rl.ant Irlcrot rtivvs Prat:
8., Standards
1. Vehucutkr Are raa
a No off-st ent: s
l)ropecty Iie'r rl t,ae tw'aurl 4=raw
ideistitiablo, ljgtl
entrance or the
shrubs and 4roundeE:>1.e rs 0/
peclest;
iew Criteria
di trw grad 6 €ry ()liter adopted Crt:y
s wit
'F040dE Fs1) II ,n
fl be locate. between a dolt 3tr.rt e)r1Va i)ily front
5,000)
need,eta..l'
Cle 1:rQeS le`,„Elt -
ro sin Street.; o"vehicle pathways and shall be at, least six. (6) fee
l%trPli8 ent:l anger Paths snail cants
t t,) • e sole of the path eXC E.''p1 where a pot crosSQS `ehi
br Sid and V' a
:re.ess, f rlek ; r.aCtbC e of palest,
r.1ecore)tivCl l°)clve ;" 4 4
)VV///%stand,lards for
01 t be
Vt;i`1kddiar
proper- y eta{'rlet; and
snail be ral; ed to rs
10`idt k ti"ir0l.ut i"i t1"1e, sr
demonstrate i- at the overall de3
i h`lt: across e
es Act.
•ght when
Wide L" at
et ai?sies and
s shall, Pe
er is
been reduced. to the rntninlr.lrti and
re sned <a
rta scree.
an.: Ofit,l1l neighlurirl r)i1 s 1 o e been
ed doe, to cdrourastginces (,)utside, of the control n
(4.) Tile. I L:rat r.tr) O s?I.l proposed
ex tin , fiiarrtr€res
i71ih"1
e Of ether.re
.:ess l;)cHri
cluirrtr,
but not
73
Page 61
street trees, dssaninrr
and
=rtt Lott -don
irtt Ft i z`.t?£ s poi?`l's to or
dossil t for tile proposed prole
access neints are
outside of tilt control
arki g tr tict ;r .
trt€crt r tttrfr rr r ti. rl tt ; is t r°rr€fit.
tcttr.t is
its rust
r�,w %'.ryt �� �`+,'i��'�t^�.try1f 3,�'. t�il lLt.•.tpE�.c`@�€ c��t t?�.�'4....'�ve..v��P�ki �;`.;a._trt't`F €.d r€.��"t�� ?, �p�4ry�?F„�`t'�+i �t �c ;:41�
A�"�.��"k[4 y£KK,?t. ivAl {1,`,`s `EES ikl t£s ��€f�€ l.. # '� t.�. �,.t k�16 .�k ti St F.".k 4.�".?k V`.• �t�14 �d iS�4 aA�6„1
rr�� tr:� r�rr�;ttrrr�t;rrrc:;°;;
loot
pi
extent{, elect Melts anct features of iM r rotary sitriucittipe,,
(`f It exterior wails of parking structures,
ttr r fit{ r
rr° rt irrrit be rrrw bje e requirer°rr :rttrr of TNI ,i 8,60, 7 ,l
ttti bits...
ruptures she
18.60.0:• Tukwila South Design Criteria
A. Site Planning:
1. Site Design Concept and Site Relationships:
a. Organize site design elements to provide an orderly and easily understood arrangement
of buildings, landscaping, and circulation elements that support the functions of the site.
b. Maintain visual and functional continuity between the development and adjacent
properties where appropriate.
2. Site Design for Safety:
a. Reduce the potential for conflicts between drivers and pedestrians.
b. Provide building, site, and landscape designs that allow comfortable and safe
navigation by employees, customers, and visitors.
c. Provide lighting at building entries, along walkways, parking areas, and other public
areas to enhance safety and visibility.
d. Avoid tight trespass beyond the boundaries of the property lines.
3. Siting and Screening of Parking Areas:
a. Organize site and building designs to deemphasize vehicular circulation and parking.
b. Use building placement, watts, berms, and/or landscaping to create a distinct street
edge.
4. Siting and Screening of Service Areas and Mechanical Equipment:
a. Reduce the visual, sound, and odor impacts of service areas from adjacent residential
properties, public view and roadways through site design, building design, landscaping, and screening.
b. Ensure that larger pieces of mechanical equipment are visually unobtrusive.
c. Locate and/or screen roof -mounted mechanical equipment to minimize visibility from
streets, trails, and adjacent properties.
5. Natural Features:
74
Page 62
a. Incorporate natural features and environmental mitigation areas such as existing
topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where
appropriate.
b. Provide connections to existing and planned trails, open spaces, and parks per the
Master Open Space and Trails Plan.
6. Pedestrian and Vehicular Circulation:
a. Provide an efficient and comprehensive internal circulation system, including
motorized and non -motorized access points, parking, loading, and emergency accessways.
b. Create on -site pedestrian networks from streets and drives to building entrances,
through parking lots to connect buildings to the street, and between sites.
7. Pedestrian Environment:
a. Incorporate amenities in site design to increase the utility of the site and enhance the
overall pedestrian/employee environment.
b. Ensure that pedestrian amenities are durable and easy to maintain.
c. Select site furnishings that complement the building and landscape design of the
development.
8. Gateways:
a. Designate gateways at key intersections into district and secondary gateways at major
use nodes per the Tukwila South Master Plan.
b. Provide special treatment at designated gateway locations.
B. Building Design:
1. Architectural Concept:
a. Develop an architectural concept for structure(s) on the site that conveys a cohesive
and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the
development.
b. Reduce the apparent scale of large commercial and industrial buildings located
adjacent to low density residential developments.
c. Provide distinctive building corners at street intersections through the use of
architectural elements and detailing and pedestrian -oriented features where possible.
d. Provide prominent rooflines that contribute to the character of the area and are
consistent with the type of building function and uses.
2. Building Elements and Architectural Details:
a. Utilize durable, high quality building materials that contribute to the overall appearance,
ease of maintenance, and Longevity of the building.
b. Buildings and site design should provide an inviting entry orientation.
c. Colors used on building exteriors should integrate a building's various design elements
or features.
C. Landscape and Planting Design:
1. Landscape Design:
a. Develop a landscape plan that demonstrates a design concept consistent with or
complementary to the site design and the building's architectural character.
75
Page 63
b. Develop a landscape design concept that fulfills the functional requirements of the
development, including screening and buffering.
2. Planting Design:
a. Incorporate existing significant trees, wooded areas and/or vegetation in the planting
plan where they contribute to overall landscape design.
b. Select plant materials that reinforce the landscape design concept, and are appropriate
to their location in terms of hardiness, maintenance needs and growth characteristics.
D. Signage Design:
1. Provide signage that is consistent with the site's architectural theme.
2. Manage sign elements such as size, location and arrangement so that signs complement the
visual character of the surrounding area and appear in proportion to the building and site to which they
pertain.
3. Provide signage that is oriented to both pedestrians and motorists in design and placement.
4. Provide a wayfinding system within the development to allow for quick location of buildings
and addresses, that coordinates with other sites and the district, where appropriate.
18.60.100 Commercial Redevelopment Areas
A. h te nt:: The intent of this section is to create a more uniform commercial district along the Tukwila
International Boulevard corridor
fronts on Tukwila International Boulevard, to allow and create developments that are designed and built to
better buffer the negative impacts of the commercial district on the adjacent residential neighborhoods, and
to better integrate, , the mixed use or commercial developments with the adjacent
residential neighborhoods. Development within the five identified commercial redevelopment areas that is
not in accordance with the underlying zone's uses and standards may be approved by the Director if the
development complies with th
i.igllrillty rf Ptt r°rrs F r Fr l QR z laud porc.et witttit r Udoxm $ a.:E
pomw e .d to_app en[ t * vyl h nrny rt djS sno x:
Agggeg
;ap li , rFl it i pl r l ra . r: 41� i- f r c..r l development ®® _�® The permitted
uses and Ada. l..prntni: ;tta cd ar d. l :ia .ttb. c.. t. p£ 'tot rrvitl is tt g C . shall be those of the adjacent
commercial PC or NCC zoning district to which the residentially-' or HDR zoned properties are being
aggregated.
and may +` be ac s:ompim hed via design review or develbornef"rt
pprovat rocs r CriteriaIt Approval:
a. In a Commercial Redevelopment Area, th
pprove any
b. The development rnust sidnil include at least one parcel that fronts on Tukwila
International Boulevard, It may include and any number of additional adjacent parcels within the
commercial redevelop ent areasCCRA. (Exception. Commercial use of property in Site 2, in the block
c. The following criteria from the Tukwila Internati
augmented to include the following intent:
•
:
Page 64
(1) to create streetscapes that are similar in setback, Landscape and building heights
where development occurs across from single family residential:
ing elements must be addressed.
icing and screening of service yards, an
s
snips,
18.60.1 1 0 Expiration of Design Review Permits
A. A complete building permit application for a project which received an approved design review
permit must be received by the Department within three (3) years from the date of the Notice of Decision of
the Design Review Permit, or the approval decision of the Design Review Permit becomes null and void.
77
Rg, 19-7: NMin|mmurmAutmmobiUeand B�de meq1s
|
/
All Uses None
------------------�---------[----'---'---------�
Greater than Haff a Mile from q MaLor' Transit
qp-
)
ResidentialUses which.
Nee1thedehnhionofaKnrdab|e(R[VV363O4,U3O),,;nr
�__lJI�l�ccu���cytueniorc| ithdisa�|hderi�I
� Meet the dehn|(ionofUnits, or
Air�"' permitted as, or sLI ;or
V", ee1theda6n|tic) nofCu-Living Housin�_��
Contain less Lhan1 Uvab|cfioorarea,
�
csidentia;Uses which:
l)oLnot meetnneofthe criteria above, and
�i
Meet the dehn|dnnofuin
Serve a�col"io� for, on -site 'onsit
AHiOther Cmmmemcia|arid Industrial Uses which:
l}�nutrequirecondibono|urundaoiheduse_Qenni1s
AN Uses which:
as accessor
All Other, Uses which:
R�quire covdidona|orundass ified use permits
~
/
IovisionofM1�gmsybe
Iec,�(I�w2ediosacondition cf _p�.'.)rovai
iornidRptepotenbm|trans�� rtedon
,p (1�11�y_n-ij ce with the, Americans with
z
78
gd|��,ges)Unimersities,
orSchuob
uns
�
|
|
noom 1space /dhsaroc�m
!
| |o i U FA,|
| i !
�---�----------------'----- ---�---'—'--'---�-----1
We on-|1eistpmers pace/ 5^D0�ofUF,�_ | QOOsfUFA |
/
| fndustr�al Uses with: ' _ � _ '_
/ snnrp/�mx/�o.�/�� / �/ ,n�rp/ mmm�' ' r�HPx /
|
|
The ornvisinnnfbicyc|eparkinq;�,mayberequinedas000ndiJun
AH|WharUses:
| ofzpprova|tomitigate poAcnba|bansportatoniO��acL��
-'
SeeTK4[ 18,S6.I3Ofor bicyc|e��rki,���andar6�. |
"Any fraction ohaUberuundeduptothe nearest vvho|enumber i
|
|
| "Fhe Director shaH have the discretion Lo reduce the amount of recjuied secure bicycle parkingif It can be |
| demonstsaiedthat the occupancy of that is less Umu|y(otnave| by bicyde.
The age ofoccupmntudoes not onitsown, some todemonotrmteON.
� sThe Direw, in consu|tabunvvi(h the Diroc]orofPuhOcWorks' shaN have the, discrebontu require morL'
garking,uQacesbasedontheSlowing faMM.Anaotopo[�aphyLpafternand vo|ume,of����ed
Wyde use"Lnearby nesidenba| and proximi1yto a Lrai|s wstcm and otherexicdng
| and 0anne6bioyc|e transit ridership and explydaccess totransit byticvde,, and
|
/ other relevant tnanspgwtionand land useinfurmadon. |
79
Page 67
Tabic 18 5 Provision of Parking
Retail, except as liste
3.3 spaces/1,000 sf of ufa
Eating & Drinking Establishm
6 spaces/1,000 sf of ufa
Planned Shopping Center
100,000 - 500,000 sf of ufa
4 spaces/1,000 sf of ufa
Planned Shopping Center
500,000 - 1,000,000 sf of ufa
5 spaces/1,000 sf of ufa
Planned Shopping Center over
million square feet gross leasable
buildings}
4 spaces/1,000 sf of gross
leasable floor area
determined by
Business & Personal Servic
3 spaces/1,000 sf of ufa
Civic & Institutional
As determined by
Office
3 spaces/1,000 sf of ufa
grog
space/guest room
Residents
Studio
.75 spaces/uni
l fome occupation
a space/unit
1 space/employee in addition
p
q
1 space p
space p
additional. uni
enior citizen housing
with disabilities within
one -quarter mite of a
transit service at Least
four times per hour for
twelve or more hours per
day
1 for 15 beds with a minim
of 2,
to accommodate staff and
Industrial, Manufacturing &
Warehouse
See TMC rigure 18-
of Parking Spaces
forAutomobi[es an
icycles
t�'744��t i}ti ..o-xs
See TMC rigure 18-7
ro
arking Spaces for
utomobiles and
icycles
As determined by
Page 68
NOTE: Automobile parking requirements for TUC RC, TUC TOD and TUC Pond Districts are listed in
TMC Section 18.28.260.
2 for each dwelling unit
N/A
Middle Housing dwellings
within one half mile of a
major transit stop
N/A
within one half mile of a
major transit stop
1 for -ach dwelling unit
N/A
0.75 for each studio
1 for each one bedroom unit or larger
For multi family,
space per
spaces.
Accessory dwelling units
Multi family and mixed use residential
{in the Urban Renewal Overlay (URO))
up to one bedroom.
0 5 additional spaces for every bedroom
family dwelling unit.
At least 75% of required residential
structure must be s
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.
gquivalcnt number of guest parking
converted to dedicated car sharing
spaces when the program becomes
N/A
One secure, covered, ground level
bicycle parking space shall be provided
for every four residential units in a
mixed use or multi family development.
Senior citizen housing
For 15 units or less, 1 space per dwelling
unit. For dwellings with more than 15
units, a minimum of 15 spaces arc
required, plus 1 space per 2 dwelling
minimum of 2 spaces.
s, with a
Senior citizen housing and housing for
quarter mile of a transit stop that
receives transit service at least four
times per hour for twelve or more hours
per day.
*See RCW 36.70A.620(2)
1 for 15 beds with a minimum of 2, to
minimum of 2 spaces.
s, with a
Religious facilities, mortuaries and
funeral homes
1 for each 4 fixed s ats
1 space per 50 parking stalls, with a
minimum of 2 spaces.
Convalescent/nursing/
rest homes
minimum of 2 spaces.
s, with a
area
minimum of 2 spaces.
s, with a
Page 69
NOTE: Automobile parking requirements for TUC RC, TUC TOD and TUC Pond Districts are listed in
TMC Section 18.28.260.
High schools
Hospitals
students or visitors
1 for -ach bed
minimum of 2 spaces.
1 for each room, plus one cmployc o
space for each
20 rooms, rounded to the next highest
minimum of 2 spaces.
ith a
s, with a
s, with a
Office, commercial and professional
buildings, banks, dental and medical
clinics
floor area
floor area
minimum of 2 spaces.
Places of public assembly, including
auditoriums, exhibition halls,
community clubs, community centers,
The Director shall determine the number
of required parking spaces, with a
minimum of 1 space for every 100 square
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.
minimum of 2 spaces.
ith a
s, with a
s, with a
Post offices
floor area
minimum of 2 spaces.
s, with a
Restaurant
area
minimum of 2 spaces.
s, with a
Restaurant, fast food
arga. Fifty percent of any outdoor seating
amp for parking rcquir
minimum of 2 spaces.
ith a
Retail sales, bulk ore h 1 nnn square feet of usable
floor area
Retail sales, general
floor area if located within the TVS zoning
district; 2.5 for each 1,000 square feet of
zoning district. NOTE: Reference TMC
Section 18.28.260 for TUC Districts.
minimum of 2 spaces.
Schools, elementary & junior high
Shopping center (mall), planned, per usable floor area size, as listed below:
500,000 sq. ft. or larger
5 for every 1,000 square feet
1 space per 50 parking stalls, with a
minimum of 2 spaces.
4 for every 1,000 square feet
Taverns
Theaters
1 for every 4 persons based on
occupancy load.
1 for every 4 fixed seats. If seats are not
fixed, 1 per 3 seats, with concurrence of
Fire Chief, consistent with maximum
allowed occupancy
1 space per 50 parking stalls, with a
minimum of 2 spaces.
1 space per 100 seats, with a minimum
of 2 spaces.
Page 70
Warehousing
floor area
minimum of 2 spaces.
Page 71
rtit1rs1 (;ee TIA1C 1 .03 88Q
r:quires a Consit
Respires an Unstassified sirs 'r+n• ;1
lyeltt€re.u, €ec:iatPer€r.rissPermit (Administrative a ptoval by<the '_irecicr�
tiet'stouc to 1 eft
cU e
Figui
st
Sore i lee Matrix,
Ar. ett L ay Care° a
Artrrkt: kar-atrt.a€rtr°r terr d
ate hj esti to liosarion € strir t irr;: ;'
se sent Parks
Artima She
SE.lbIr.:c.tto addition'
reCaui
Anir atf Veteiriiriari5 t
•tra 5r..1 r iat I5r4 sired,
k c & )s
c :sikr:: (i
Lied &t nkfasti L /vi sr,twk
L)rive-Vrt'l h€es'tttres
Mike- h
A
. r
4t�x )rc ���� �� �rr•r � SiAquo-r:art
Levet '1 1x I._evet 2
A
kiayi laic Velin
Levet ;3 r" battery sprat
station
arse; it 1(.r 18.50_11i)
gnig SiAqu'ir':artr1
,rr c sti sins & r�s;:ti
A
kiktpuc110i St xyr k)r-utets
Page 1
84
Page 72
raitted (ee..l..
w: Requires a Con
U is Requires urn Unr . as4
r3e;;t,ire'Rectal. Per
a Nun'sysa°Iles
Forota Occcktpcati seas
see Tfy1C18,50.3140
1"uotk:ll?s
tau nc virus
commercial.
piing
NiMaritioa,no Produ_raaerts or Processors
State issued c d license e regoirecl
NiMaritioa,no lletaa'ii.es
State issued i.i,ens
PI 9
`aj1 i°ionles
i*1ofie15
Nightcir'0s,
C25
strigto
Eter•* / &aady0ay teens eyis
Recr°eaati&fl i::asciletie e
ccai'nmercita
Maaxirt ur€a usa
ur • reE of '10., L!(}U SC r, (eiet
Recr°eaatiQ'rr't i::sciletiee
commercial. sraLitrr ,`
ran a€Sa'ablr ffo:" rar tar eg<
Recr°eaatiQ'rr't i::sciletiee
ccainmercitaE .,utdoOr
Reta
G ert i Ret aii gy,Sorytic,es
Page 2
85
Page 73
r?ittr c (;:See T h1f,_ 1 3.Q(3, 8O)
C,. = F equ3rc& rt Ccarinit!nuril Dee Permit (Sec Trv4Cw 18,06_ rw, and Tmo
Recluires ur, €Jlrr, lass fit; rs Use, Perulit Se.. i gt,0 . a,.,s0 aro" fsi( 8,6Q
'pect ai P rheission Permit iit Ohl r` li e upp oval by the Qir r:.rr
ri
.f..iheatea°rWv
e rr,t �.-e�::cirt<rsra�rrrxr.
Vefa'sa
nc1 1F,
Fueling t t0Qnµ
.,rteudncos, it
VieltiaM la.
rot inr_.lud
nay IFaanxaot3aa
;1r.rc3Wig or r`
V lti la. Rental F::,aa.'MU
no floc,
V nitic a. Rental F:.,aa.'MU
Vefasa la. Saal.s.s Lots
e h3rl.r ; tarl- F;eo (no customers ensile)
does not inc `.ucic pa,rh-anci f tr n a r ai'jonct
sago
86
Page 3
Page 74
r?ittrei (e;
tt = Requires un Uncle
tte;ft,ire 7icee;i l P
ent &
fire E1,irc.rrrrit
Domes & A as€skexa Living P' aa,itftiee n
L)j caau"e FarrpiLy Hrafv°ae jl�<a€
1� ft €""gamily Cfexrne
within parce€s containing -IL
or fewer lain nits
a x versa` oa
F'
F'
F'
F'
F'
F'
L)oit'nai'torlie;p
acc:,esS,ryto per
F'
F'
F'
F'
F'
sine
F'
F'
F'
F'
F'
Dwelling
F'
F'
F'
F'
F'
F'
F'
P,t7
P1.7 PMt7
F'
F'
F'
F'
uplf x Triplex ra
F'
F'
F'
F'
F'
F'
F'
F'
F'
F'
ior (RA
Hotic
Rivir
F'
F'
r
F'
015
L)nFs �rt�M
Stocked Rot
i.,
F'
F'
F'
F'
F'
F'
F'
F'
a
E—nier` ;ertcy loos ,rt a a, r:.raayy Shelters
F'
pier
quare feet
Page 4
87
Page 75
glkEc. iP
netakcioectinglataiTteaditatedeet
co I
Manufactured & Mot. Le Horne Parks
v wino,
P&P
Residences for Sea e Pernorm L
P&Q.
Page 5
Page 76
hitir ci (` e I f 1: `i 0(3 8O)
r (Jae 0`:r"t� t (See 10:, 7�- a `dn
t,. �� F r�1C�utres rt �car�c�it,n;tril �� � (d . � � get)u _ ,, curl I NIGH
Rec6.6.e., €Jrer, l T.,uiti ;r! tl.,e Prl,ti,1 Se'. Mi..�18 (1Fr. EL1 and Trvic, 18.6hi
1pecial Permission Pen nit (Administrative apprcAd(il byrthe '_sir rsr'trr�
t('trrr �l Ftvrrd&riirlg
18,8 s,.C660
RCS
t. rrr0rrt Mar astu
L1
forage °Yards
ktra h i trt
Prit°0¢rrg &
beE(ry l:~. i 1p 1404..Kt. Re i.I u1 & S idia
rs l € s e , l i` «;€yt
leis/vise listed
Qi"1.415?,
iervvise listed
101
arrt°a Centers,
Assr,t lily t,h t: ir'40 0.n
srt rrt.ifsctr,.irr ;rble.,a10rks
L1
Mechcj9. ti Drepa.il i afloirat.Ctr°pes
s
Prr Vi Prot
..;arid. grovels rock peat,
L1
Research &! trarari i &eisµ
Sal€ S t Rou at
Heavy Ma1_h
Page 6
89
Page 77
king
249
Storage doe
i trees irks n,k<uv�
egyrreetor
Operations
4adage mzai Sao ua
€u�t
Wiarrehsu
Fa~mu iti7iu g
()rage imcifor Makes -ate Distrib ion
wed ilex qage
Page 7
Page 78
'depot P
Airports, , ir aar as Fields Heliports
at
except errairgeri
Primate tl = a° a'sas as=ra t a tarart
as a, ra ta. t.fa aub aidarttar.
Part_ma....gAraata
ar a a �agAraata
l a€ E ara a;;tpaat. as c, €'Cp ar t;ai.a
Radio, M:,tevision, Microwave,
di Observation Stations & Tossers
Raltroati
E P"tif'i€I�iE!'tc4'
ilirallaforilibta aaau
retherip&gail.aa4;e
sprat it
"a to agency
abcive ground
Utility Face. ies
Lobes poen'
tio Facilities
Page 8
Page 79
Ce ea'aaa,s ` Crer laasto i s
Cottages & Univ r rah
SS
verttirra'a
En s € lti&
ar
rr
Facade
oriningArts
(Satficoutrahts
Parks, ail
riot Inc w_;.Airt.6w,t'IYIen t ,.Br s,.
aruo s
rontion
f:f
aaaaaiiaaaaaaaaa
of si€nitw instittiles
Schools
public of private, a ls.€lentorythrorath
PS
Page 9
Page 80
Ps Permitted (See Ti(01 19.06.88Q)
A = Permitted as an ac0essory:L1Se (0ee2I0131,8„06.820)
= Requires a Coriditional Liaci Perrret (See Trce 18:06:875 end TPIC
= Requires an UnchassitiedEse Permit EfitetiiiiiIMC ilE,06„890 and Trce 18.669
0 = Requires Special, Permission Permit Administrative approvrig by the Qirectorti
,F.ss?ntiaA Pub/o Fpcl(lties
net, C)th ervvi5e Listed
LI
MAR
ACK
33
LJJ
1„)
n.,131137
LandElling & Excavating
which lehei \fed a Qiiiitiertnination of Sigrifficange
pfirsuarei to the State Iiiiinteranreeirrtal, Polic,yAct
.Stabte*
private
LI
A29
If)
If)
If)
!VC? tee r uses 90t 9p deltic//, 0, 0 6 6th Q ,DirQC tQr of Cit(d 97173 ny 1ve opal en r (tete IST7 whetri Q r the nod /nay rid permitted /hi a ZQrvog chat/fat, The Director
2ha (I consider whett.'er the pe:92 QS ecl use le:
a. Similar 9.") nat e 3to and c oreperible with other use a, permitted out night (iv/thin ta (ar zorida 9 (1
2, C012 tent wi9"? the sta purpe5e of the Lzorfe; d
(2, CQrys,istent with tile ,cc,cjcs:. of ittie (ink vvita Cernorehensive
Acip oritertainment establishmicfrits are permitted, subject .te 1 99910ing tertian on restrictions:
acifEt enterfainment estajiijIts Proem( 5 LI 31 be alto:wed within the ftelchiving dis,tonces from the following specified uses, areas or zones., itylitiether sitich uses, areas( or
zones are 1ocated LOP -en or cat tis(de the Cffy
or vvithin 1,000 fee.ii of ((tiny CR, h1tiii19, (9( NCC„ PC, RCM or (fish° gone districts or n, ()tiler residerniaLlyszoried properly;
or vvitilin onethatt mile of:
(a) 01 C. private school: with c urocuta equiva1ent te/ etenientary, j(LIllor111sernor PO se hools, or any facility owned or operated by such scitiociest and
(b) care centers, preschools, nursery schools or other child 55B5 racer-hes;
-within -1,000 feet of:
(a) pubiic trait or public recreational. facility; or
(b) c he rob tempiej syriagogp or c peit or
tic iii bra fy.
b. The distances specified in, this section shall be rrieriisoreciPy-ifineovvirig a straight tine tram .1-i1 st cairn of the property pripciel upon which the nroji-foseci 31Se
e 1,(1) ated, to the nearest point cif the parcel cf. property or (and use., ((fist rict 0039dary line from which Me proposed land use is to Pe sep1rated.
c,Nia(Jult entertainmerit cstabiiislament s2301ti Lie aitt7) 11..j 'LS I. 110a192 ,,,Nrdlin 1,090 teet of on e.xis hog ad Mt entertainment establishment The distanc e speciti in this section
halt., be measured by fotiowing a straight tine Oetaiveein the nearest poirits of pubiic entra into each est abiish merit(
2. No d1Smiti1 1it13of pars or .trayiej traiJers or sate of ti sea ins anovved:
3. Retail, saies and sentices a re limited -to USQ,S of a type, and size that °Jean)/ intend to servo other pen -pined uses ancEor the emptoyees o ( t nose uses,
LI. Reim I sates as, part cyl. a plant-109d roixecause deveLoornept tivid ere at tetatif 5922. of gross Jeasaiste finjor area deveLnpreent is .1or office use; n d a utedori ented retait sates heig.
viedins, service sitations),
5„ Bed s9-9l hreakfast, haeilities, provided;
3 the miiiinagerloiwrier 1'u:51 ve on-sit:ea
the maximum tILI rfi,berof residertrsi either perrnarienf or temporary, tiff any one, time is twelye,
c, .tfivo andiaiLe parking spaces Ler t h e ()WY) r and permanent residents 1 one additional, ontsfiza parking spec e is, provided tor each bedzoori rented -Pi) 11.1Ster1 0i
9iage10
Page 81
frif Perrnifteci ((See 011 18.00880)
A = Permitted as an accessory US (5* e T51C18„06.87(1)
trill= Requires a Conditional, Oise Permit (Serh T rvic 18,06,875 and T3I1 18„64)
is Requires an Unctassified Use Permit (3ereiMer18,06„8l10 and, T Rio 18.66‘,)
s "- Requires special, Perrgission F5iireimil, (Administrative aoorevall by the Qirecter)
(1. n ximu rn length of c °rainier ous star/ by guest is 14 days;
e. breakfast: must be, offered onisite to customers, and
if, all necessary permits or approvajs are obtained from the :tidal -tit fr)epartrrifent,
6, Quit eges and universtides with primarily vocational smi ririsof Perin if associated with an established aviation( manufacturing or industrial usd,
Commercial, parking-, provided it is,
a. a structured park( cgfaditity lc ated within ra sire cffure having stiPstantial ground floor retail. or ha rnrnercial activities (mai ciesignecl such that iths pedestrian and
corm fii) erciaif envirennierits are not negatively ern pacted !Tithe parking use; or
Lt a surface parking facility iodated ati Least-175 feet from adjacent arterial streets and lito1 a building that, corn b oaf with ririppropriate Type III landscaping( provides
effective vi si_J ssreening from adjaperif streets,
9, Offices inclusling, loot reit timeed to, seftware devetoprnenit and simil.ar pses, finance al. services, schneter '111 professional. ansI vest itional education it assooiated with
em established aviation( rnelnufacturing or industrial use, 1,QSS 1511'n 20,000 settiare feet, This catiegice-vr does net in citheleir eutpatierirt pied3,1111105113linics,
10. Offic51 CALIC:ling, but not linnited ro„ software deyeiti(ment and sirtkilar uses, financiar servic es, solar:mks ifor orofcssional arisi vocational 111 15,15 1 1adsC)Ciatert with
rtin established aviation( rnanufacht ring ar inclusitreat use, 201100 samare ifeet I) CI over.
1 Correctional, institution operated by the City- of To
-12, harinity child care horries„ rirevided the facility shall Lie ticiensed by the 'Department of barrio -he Learning or its successor agrancy and sheinl provide a safe. passenger Loading zone,
15, Disvetling - thlultiefiemily units (Mak. 22,0 uniits/asr e except senior citizeirri housing which is alt (wed' to 100 units/act-- e, art; a mikedeir se devrelonrinere their is noneiodustiriat
nature); must be tocaterril on 13s:41 y adjacent to and not greater than 500 feeit from the Green Riven TuRofila Pond, or Mir -Mier pond,
IS, See FRIO Seca on 18;50,220 foraCCess o ry dwelling oriel: sta ncla rids „
-17, ManifiracturedirflQbiQ home park, mooting the following requirernents:
a, the develoemeen e shell co riseilso not less, than two sonthittious acres;
b, overall development density shaft nor dm:reef:it 1 13 is 1 11nihs per ac rer
c , vehichlar aches 't ffral eivivelling units shall be frorn ithe interior of the park; airier
emergency ac1 101 L.) 5. bj e ct to tho a oprovat of the Tultwita Fire Qepartrn eint.
10, Where the underlying zoning is hio Qrsrivish
20. Minor expansion of ,71n existing -*tiro h o u se, iit did following criteria are met:
area of ithe proposed expansMn may not exceea 5ciare cif the ifloor area of the existing warehouse; and
b, The proposed expansion wilt not, increase any- bunching dirnension that is kialty nparconforrriOng; and
c , Opt)/ one rre or ego a n S1 1151 be permitted pej" Waroheuse skistience as of the slate of 51optic rt 0(el Thkof a ShUth Project Os:web:Jot-tient Agreornenite and
The proposed E:..x.r)ansicp-tritiust [11 canstrucifecr twt) years of the date of approval; eind
The proposed development sh,QL chinpatileile genereffly \with tho ,surreunding itand 1551 1 eri-ris of traffic and pecid,striari circfna-fiert, brifldr s and site design; and
All measures have been taken i11 11 r Sae the cionsibre adverse ririp a COS the proposed expansion rt. I a Y1 on the area in 11/1)iCh it is located.
CIiitifices, when Such Qtf ices o cc upy 15mere ith a the first it \ NO Stip r Etta Of the building h r1,.1 &send ent and floor above „
24. Qtifices; must be a SSOCihited with amdther permitted US Q. (e,g„, administranive offic es for a manufacturing seminally ore,sent withifithe
25, Offi cep not associated vvith other, perm1 ed uses and exctudifig rifled icallderear cite -right ,7,,0bject to tido fshiovving tocrat oh and size restrictions:
a, NeW Office Developments:,
Netiv offrce developments shalt not exceed 1011,000 (square feel, of gross floor a rereA per tot that was legally- estaratished prior ifo Q9/20/2003,
(2) No nett/ offices shalt be adoweef on lots than: abut -the Qi...iwrmish River riiind Eire north of the turning basin, The, parcels that are inotigible for standsa one
offic e uses are shown in Figu re 18-1,2,
Page 11
94
Page 82
P P errs(111 0(See TM CI '18.08,880)
A = Permitted as an accessory US e (Sgehe MG „ G. 8.70 )
= Requires a Condiitisnal 3 4Permit (See mc 18,06,875 and TNic le„Eloit
is Requires an Unclassified Use Perrnit fiSets1C 18,06„890 and TRIG 1. 8.6Q)
S = Requires Special Permission Permit liedniiitinistrorrive approvitit lay the fiatirecitop
/An existing office development e 5 Loh sh(ihi prior .to 12/11/1995 (the effective date of the Comprehensive Plan) thfitt exceeds .1(0e maximum size lignitations may be
recognized a 5, a conforming Conditional User, under the provisions of this code, :hie existing office development establisbecl iit.iff or Le 2/11 /1995 (the effective date of
th 0, Comprehensive Plan) niti ay convert to a stand-alone office SQ. bjegt to .t he provistict n s of this c Qd e,
28, Secure community transition factility, su Precl, to the following location restrictions:
a „ straps, community transition facility shall lote allowed within Lige specified, distances fitorn the following, USe5 are,. or 2orces414 01SuCh uses( areas or
zones are to oftiiled within er outside the City limits:
(1) in or within '1(000 feet of any resiclential zone „
(2 31ja cent .fri, immediately acass,s a street or park!' g lot frorn„ or within he tine of sight of a "risk. botentlat activity/facility' as clefirted RCLiltA/ „ 09„020, as
amended, that include',
(a) Public and private schools.;
UPS) School bus sliaipsb
(c) iltiC,Qcsed day care and licens,ed preschool facilities;
(d) Pulirrtic parks( publicly dedicated trails( alai sports fields(
Re,crea bona( and ccrornunlify centers(
Chou:flies( synagogues), tern tilos and mosques; and
Public libraries.,
(3) One mile -from any existtng Secure c opium unit y transitional facility or correctional insitittittion.
hi No s,eoure corrial„.Initytransition facility shall be alloweci on any isolated parcel which is otherwise considered eligible by a pplyi rig the criteria Liated under TRIG
18.3,050-12„a, b co. is oornpletel'y'surrQ c() by qarCe etigible footle to cation of scich facilities,
The distances specifier! in TMC 8,38.050-11 2„a shall be, rileasured as specified tinder Depaftrrient of Social eind Health Services guidelines established porspa at to
iRCiltAl 71 ,09„285( which is by following el. Straight tine .fropiii the nearest pc tot of the property pa rctel, upon which iline secure cm rriiiii1Un ityi transit' on a Morality is to be
located, ito the nearest point, of the r)arcel oil properly or land Sr dis.trict booed a ry' I. rie thgrn whic1 ho pro p0 sed Land ase is to be separated.
ci, The parcels eiligibtQ for the Location of secure c orn ritiu n it y transfer:in facilities by a pplyirig the siti ng criteria Usi(ed abcivcit r)nd informal:tort available a 5 Of Attgust 19, 3002,
are slicrwri in Figure 18-11, pafc eLs .lor Location of Secube Corn r") ity pi311.5. 011 lilac 'tiltS Ariy h rigus tiled sv e ent pattern iti) rid the too o n of risk
ites/facilities over time shalt las piiikErl into 011> (1 30cite:tern-Line if the bropos,ed site meets the siting criteria ritit the, ti roe el the 131 1 40pplication.
29, [Private s-lcitible, tocatscl not less than 60 feet trona froat, Lot line nor less than 30 feat ..from a side or rear tot Liriet, It shalt 1 t/8: C c it y for not more ithan1 horse, mule or
potty for each 2.0„0 s !flu ate .feet 14s11 nd pasture (iiiethi hut not more than a, total of 4 ((1 4 1 e 1 (1411 14 ntionect animals (shall be sillctvved ran the Same lititt„
2 Titiertte1 40 1 3erli0rrarimee8, not including aclutt entertainment estsiblia,hments and movie thQafere wititt three ot fewer sc reens are peurnitteci, Motae theaters with more
that', three screens will requii re a Special Permission Permit, Apprsval of the Spectral Permission perrnit will require the applicant: to clentionstriftrte throicgau an economic, analysis
that the .theater:
a, will not have significant f immoirtit impact on any other t beater in Tukvvi La; and
b. vvio, be cairn piritilate gewrially vvith the sorrow-if:Ong land cases in torms tr attic and pedestrian circulation, building and sato design) and
will be substantially in citoriformanr•Le with the goals and policies of the Comprehernsixte lotrid LJse Policy Man and the11 kov 1 South Master [Plan;
d, has taken all m citasu res rninintilze the possible ni* impacts .[Itie proposed theacu rn y- have ort the area in which it is Located,
34, [Permitted if rhe .follocafing are provided: a foll-service restaorant and a Class Liquor license( 24-h1 r stalled reception( all rooms accessed off interior hall [Eris or Lobby,
anti! a minimum 90 rooms,
36, Soarh of SR 518 only, No surface parking„
3, Subject, to the criteria and conditions rititimr„I Fh 50,250 anti 18,50,270,
38, Subject to the criteria and sendit ions 18,50.260 and 18,50,270, _
9, liiiiity Horne Villages are permitted., subject to Utile, criiteria iimbi conditions at 'y miC, Sections 18,b3.240 arid 18.58stp,
9g'age 12
Page 83
ti.,. = Rog
'per E t r issi n
OVV81lees for
Nithin the Fa
U. I
c tbac k of 25 t..c.t, and to aht3lt (rt_.r t 4, uriCl
tw, tt or grereter E vcrtLir Jnits_
9rds {<< fhb Southcenter v,l
of 100 feet, Security required,
Page 13
Page 84
of
the adjacent commercial zone arc permitted and shall apply, subject to the specific criteria and procedures defined in T 8,6-0 060
Adult day care
Adult entertainment (subject to location restrictions})
A
A
A
A
A
A
Amusement Parks
Animal rendering
Animal shelters and kennels, subject to additional State and local
regulations (less than 4 cats/dogs - no permit)
Animal Veterinary, including associated temporary indoor boarding;
access to an arterial required
Bed and br akfast lodging for not more than twelve guests;
Bed and br akfast lodging (no size limit specified)
Bicycle repair shops
Brew Pubs
Bus stations
Cement manufacturing
Cemeteries and crematories
Commercial laundries
Commercial Parking (Commercial parking is a use of land or structure for
hourly, daily, or weekly fees arc charged. TMC Section 18.06.613}
Adopted 2016 — Ordinance No. 2500
Page 1
97
Page 85
Contractor storage yards
Continuing care retire rncnt facility
Convalescent & nursing homes & assisted living facility for no
than twelve patients
Convalescent & nursing homes & assisted living facility for more than
twelve patients
Convention facilities
Correctional institutes
Daycare Centers (not home based)
A
A
A
A
A
A
A
A
A
A
Strandcr Blvd
Dormitory
M M
Drive in th atres
Dwelling Cottage Housing
Dwelling Courtyard Apartments
or new manufactured home). One detached single family dwelling per
existing lot permitted in MUO, 0, RCC, NCC, TVS.
Dwelling Detached Zero Lot Line Units
Dwelling Duplex, triplex or fourplex, fiveplex or townhouse4g
Dwelling Townhouses
C15
22/
aE
seniors
*see purpose section of chapter, uses sections, and development
standards
p
Gnu
p
€0/ae
p
601-ae
C15
100
Page 2
98
Page 86
Dwelling Stacked Flat
Dwelling Accessory
A
A
A
A
A
unit
U
U
U
U
and rapid charging s
ions. TMC 18.50.1'40)
A
A
A A A
A
Emergency Housing
P37
P-3-7— P 7
P-3-7— P 7
P37
P37
Emergency Shelter
P37
P-3-7— P 7
P37
P37
Essential public facilities, except those uses listed separately in any of
the other zones
Extended stay hotel
Farming and farm related activit--i-e-s
Fire & Police Stations
Fraternal organizations
Garage or carport private not exceeding 1,500 sq.ft. on same lot as
A
Greenhouses (noncommercial) and storage sheds not exceeding
1,000 sq./ft
A
A A
Greenhouses or nurseries (commercial)
(See T
C 21.08)
H ivy equipment repair and salvage
Helipads, accessory
Home Occupation (Permitted in dwellings as covered in TMC Section
18.06.430.)
A
A A A
A
A
A
A
A
Hospitals
Hotels
industries involved with etching, film processing, lithography, printing and
publishing
-Internet Data/Telecommunication Centers
Page 3
99
Page 87
Landfills and excavations which the responsible official, acting pursuant
to the State Environmental Policy Act, determines arc significant
environmental actions
Laundries; self serve, dry cl aning, tailor, dyeing
Libraries, museums, or art galleries (public)
Manuf./Mobile home park
Manufacturing and industrial uses that have little potential for creating
off site noise, smoke, dust, vibration or other external environmental
impacts or pollution:
A) Manufacturing, processing and/or packaging pharmaceuticals
nd cl tcd ^ od ct such as cosmetics and drugs
B) Manufacturing, processing and/or packaging previously prepared
materials including, but riot limited to, bags, brooms, brushes,
canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood
C) Manufacturing, processing, assembling, packaging and/o
medical and dental equipment, photographic goods,
m asurement and control devices, and recording equipment
D) Manufacturing, processing, packaging of foods, such as baked
goods, beverages, candy, canned or preserved foods, dairy
products and byproducts, frozen foods, instant foods, and m ats
{no slaughtering)
i) Fermenting and distilling included
No fermenting and distilling
substantial potential for creating off site noise, smoke, dusk
vibration or other external environmental impacts:
{A) Manufacturing, processing and/or assembling chemicals, light
metals, plastics, solvents, soaps, wood, coal, glass, enamels,
textiles, fabrics, plaster, agricultural products or animal products
(no rendering or slaughtering)
{B) Manufacturing, processing and/or assembling of previously
manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining, and
consumable electrode melting; and similar h avy industrial uses
{C) Manufacturing, processing and/or assembling of previously
prepared metals including, but not limited to, stamping, dyeing,
sh arin^
forging
Page 4
100
Page 88
D) Manufacturing, processing, assembling and/or packaging of
electrical or mechanical equipment, vehicles and machines
airplanes, boats or other transportation vehicles and equipment
E) H avy metal processes such as smelting, blast furnaces,
drop forging or drop hammering
Page 5
101
Page 89
Patching or mixing, stone cutting, brick manufacture, marble works,
and the assembly of products from the above materials
or .as, matches, fertilizer or insecticides; except for accessory storage of
Mass transit facilities
Medical and dental laboratories
Minor expansion of an existing warehouse ae
5
Mortician and funeral homes
Motels
Offices including: medical, dental, government (excluding fire & police
stations), professional, administrative, computer software development,
P24
C25
50% storage or warehousing
Park & ride lots
Parking ar as
A A A
A
A
A
A A
A
A A
A
A
A
A
Parking ar as, for municipal uses and police stations
amusement parks, golf courses, or commercial recr ation
Pawnbroker/Payday lender
P P P
Radio, television, microwave, or observation stations and towers
Railroad freight or classification yards
Page 6
102
Page 90
Reer ation facilities (commercial indoor) athletic or h alth clubs
skating rinks, shooting ranges
golf driving ranges, fairgrounds, animal racc tracks, sports fields
Reer ation facilities (public), including, but not limited to sports
fields, community centers and golf courses
Recr ational ar a and facilities for employees
A
A
A
A
A
A
A
A A
A
A
A A
Religious facilities with an assembly ar a Tess than 750 sq.ft.
Religious facilities with an assembly ar a gr ater than 750 sq.ft. and
associated community center buildings
Removal and processing of sand, gravel, rock, p at, black soil and other
natural deposits together with associated structures
Rental of vehicles riot requiring a commercial driver's license
driver's license
Res arch and development facilities
Residences for security or maintenance personnel
A
A
A
A
A
A
A
A A
A
A
A A
Restaurants, drive through permitted
Restaurants, drive through not permitted
Sales and rental of h avy machinery and equipment subject to landscaping
requirements of TMC Chapter 18.52*
Salvage and wrecking operations
Sanitariums, or similar institutes
Schools and studios for education or self improvement
P9
C —0
p
6 (publi
only)
Secure community transition facility 2-8
Page 7
103
Sewage lift station
u
u
Shelter
Stable (private)
Storage (outdoor) of materials allowed to be manufactured or
handled within facilities conforming to uses under this chapter; and
screened pursuant to TMC Chapter 18.52
Storage (outdoor) of materials is permitted up to a height of 20
5 feet, and to a height of 50
Storm water neighborhood detention + tr atment facilities
u
u
Storm water pump station
u
u
Studios Art, photouaphy, music, voice and dance
Taverns, nightclubs
Telephone exchanges
Tiny Home Villages;"
Tow truck operations, subject to all additional State and local
cePulatinnq
Transfer stations (refuse and garbage) when operated by a public
u
u
u
u
Transitional Housing
Truck terminals
Utilities, regional
Vehicle sales lot2
Vehicle service station
Vehicle storage (no customers onsitc, does not include park and fly
Warehouse storage and/or wholesale distribution facilities
Water pump station
u
u
Water utility reservoir and related facilities
u
u
Wireless Telecommunications Facilities (*sec TMC Ch. 18.58)
Note,—; The-DifeeteF-O-Cemimmity-Deveiepment-will-maife-a-de-ter-minetien-fer-uses-Ret-speeifieally-listeci4n4he-Zening-Coder-The-DiFeeteF-will-c-ensideF-whether-the
h Cons:�tcnt with the �tatcd of the .,d
104
Page 8
Page 92
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, 0, 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
{3)
In or within 1,000 feet of:
{b)
{c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight4ne ¢ om +"® ne rest + of4he grope
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.
church, temple, synagogue or chapel; or
following a straight line between the nearest points of public entry into each establishment.
2. No dismantling of cars or travel trailers or sale of used parts allowed.
ployees of those uses.
5. Bed and breakfast facilities, provided:
b.
c.
d.
e.
the maximum number of residents, either permanent or temporary, at any one time is twelve,
two on site parking spaces for the owner and permanent residents and one additional on site parking space is provided for each bedroom rented to customers,
the maximum
breakfast must be offered on site to customers, and
7. Commercial parking; provided it is:
a. a structured parking facilit d within a ssfr
not negatively impacted by the parking use; or
estrian and commercial environments arc
b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening fr
adjacent streets.
ent medical and dental clinics.
10. Offa
manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila.
iated with an established aviation,
led aviation,
Page 9
105
Page 93
tversities, colleges or schools.
14. Dwelling multi family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and TMC Section
18.52.060, 2 4, Recreation Space Requirements.
15. Dwelling Multi family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed use development that is non industrial in nature); must be located on p
16. See TMC Section 18.50.220 for -accessory dwelling unit standards.
17. Manufactured/mobile home park, meeting the following requirements:
a. thc development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c, vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
manufacture, process, assemble and/or package the following:
slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
f.
industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk in basis;
businesses that service and repair the above products, that are entirely enclosQd within a building, offering their services to the local populace on a walk-in basis and meeting the City's
performance standards.
19. Where the underlying zoning is HI or TVS.
20. Minor expansion of an existing warehouse if the following criteria are met:
�O(
b. The proposed expansion will not incr ase any building dimension that is legally non -conforming;
c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement;
d. The proposed expansion must be constructed within two years of the date of appro\ al;
c. The proposed development shall be compatible g florally with thc surrounding land uses in terms of traffic and p
f. All measures have been taken to minimize thc possible adverse impacts the proposed expansion may have on the area in which it is located.
21. Movie th-aters with more than three screens if the following criteria are met:
a. The applicant must demonstrate through an economic analysis that the theater
b. The proposed developm
c. The proposed theater must demonstrate substantial c
d. All measures have bow aken + m e4h "® veftea m a is + e erP
Page 10
10
Page 94
22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
Boulevard.
{1)
New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/2012003.
stand alone office uses are shown in
Figure 18 12.
b. An existing office development established prior to 1211111995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a conforming
Conditional Use under the provisions of this code. An existing office development established prior to 1211111995 (thc effective date of the Comprehensive Plan) may convert to a stand alone
26. Planned shopping center (mall) up to 500,000 square feet,
27. Schools for professi
28. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within thc specified distances from thc following uses, ar
ty limits:
{1) In or within 1,000 feet of any residential zone.
{3)
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050 12.a, but is completely
surrounded by parcels ineligible for the location of such facilities.
c. The distances spec'
f Social and H-alth Services guidelines established pursuant to RCW 71,09.285, which is by
d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18 11,
determine if the proposed site meets the siting criteria at the time of the permit application.
y-for not more than one horse, mule or pony for each 20,000 square
Page 11
107
Page 95
31, Th aters for live performances, not including adult cntcrtainm;nt establishments and movie theaters with three or fewer screens arc permitted. Movie theaters with more than three screens will require a
ission Permit.
32. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre existing legally established uses in the TIB Study Area, as set forth in Figure 18 60, on December 15, 2020,
arc cxcmpt from thc enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre existing legally established automotive sales where existing
parking lots abut the public frontage must provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when -any -of the folio : ing
onsecutive months and a new business is proposed.
g conditions apply: Outdoor storage of v hictes, tires, or other materials used for ser
stations arc permittcd if the pumps and parking are located behind thc building, the pu
currently exists
24 consecutive months and a new business is proposed.
by, and a minimum 90 rooms.
permitted between buildings and public frontage sidewalks. Where the use is located on a corner or with access to an alley, drive throughs must exit to a side street or an alley that connects to a side street,
where feasible.
2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date.
37. Subject to the criteria and conditions at TMC 18.50,250 and 18.50.270.
38. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270.
40. Subject to meeting underlying density allowances for unit type.
Page 12
10
Page 96
gy daycare
Bar & Nightclubs
Ref. above
ubs, On -Site Brewing, Cocktail Lounges, & Pool I laps P
.g. copy
Ref. above
g
A
A
A A
Gas Stations, including Car Wash
Ref. above
Tailors, and Dry Cleaners P
Ref. above
Ref. above
1.
f31OC
1.
Ref. above
Repair Shops (small scale goods: bicycle, appliance, shoe,
computer-)
Ref. above
Restaurants with associated cocktail Lounges and sidewalk
cafes
Ref. above
Vehicle Rental and Sales (not requiring
etennary t;tmic with temporary indoor boarding an
Page 13
109
Page 97
Professional, Outpati
Services, and
Ref. above*
Iviotet, �xtenaea Stay,
Convention & Exhibition Facilities, including multipurpose
arena facilities
Ref. above
performi
Ref. above
Daycare Centers
Ref. above
including college
Ref. above
arks, iratis, t'icnicAreas, t`taygrounas, an i'ubttc
Community Centers
Post Office
g
, gr
r
g
y
Cargo Containers subject to TMC 18.50.060
A
Industrial Commercial Services (e.g. etching, film
Page 14
110
Page 98
Ref. above
ar eking r err 1 t % - pr igt re 1 -
�ignt �naustriaanutacturing, Processing an Assemnung
uses that have
{ittle potential for creating off -site noise, smoke, dust,
vibration or other
external impacts or pollution. Manufacturing and processing
of food and
beverages including fermenting and distilling, with or without
a tasting
room, provided the tasting room occupies less than �0"/0 of
the total area of
the building occupied by
square feet;
no mar
ighboring prop
900A/B
pursuan
A
Self -Storage Facilities
g
ommerciat t'arkmg , clay use only
except tnose ustea separately
Ref. above
g
g
A
A
A
A
A
Public Transit [acilitie
aaio, i etevision, wficrowave, or uoservation Stations an
Towers
Ref. above
y t acittties,
grown
Ref. above
y i acit�ties, unaerg
c
Page 15
111
Page 99
A
A
Ref. above
Citizen lousing
11
A
A
A
Continuing Care Retirement Community
** See TMC 18.28.160 for District specific parking standards.
i.Minimurn interior height for ground level retail of all types is 1 8 feet from floor to floor p!ate. Use conversions in existing buildings are not
2INT-e-w-businesse-s-afe-14Faited40-10cations-withifi-the-Freekvay-Frontage-C-or-r-ido
Manual.
3. East of the Green River only.
444}1y-oFhproper-t-i'es-froi-or-Minkler-Pond,
al design standards in the Sout
112
Page 16
°°9e,°5pecial Height Exception Areas
Figure 18-3
8/11/2025
Commercial Redevelopment Areas
Figure 18-9
8/11/2025
Burien
Zoning Districts and Overlays
CR - Community Residential
//I
HDR - High Density Residential
MUO - Mixed Use Office
O - Office
RCC - Residential Commercial Center
NCC - Neighborhood Commercial Center
RC - Regional Commercial District
RCM - Regional Commercial Mixed -Use
C/LI - Commercial/Light Industrial
LI - Light Industrial
HI Heavy Industrial
MIC/L - Manufacturing Industrial Center (Light)
MIC/H - Manufacturing Industrial Center (Heavy)
TVS - Tukwila Valley South
TUC-P - Pond
TUC -RC - Regional Center
TUC -CC - Commercial Corridor
TUC-WP - Workplace
TUC-TOD - Transit Oriented Development
Tukwila South Overlay
Manufacturing Ind. Center Overlay
Public Recreation Overlay
I_ _ I Potential Annexation Area + y
City of Tukwila
Zoning Map
Figure 18-10
0
Created 8/6/2025 I
0.115
CA)
1 Mi