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Home My WebLink AboutPCD 2025-09-08 COMPLETE AGENDA PACKETCity of Tukwila Planning and Community Development Committee O Hannah Hedrick, Chair O Verna Seal O Joe Torres Camacho AGENDA MONDAY, SEPTEMBER 8, 2025 — 5:30 PM Distribution: H. Hedrick V. Seal J. Camacho Mayor McLeod M. Wine A. Youn L. Humphrey ON -SITE PRESENCE: TUKWILA CITY HALL CITY COUNCIL CONFERENCE Room 6200 SOUTHCENTER BOULEVARD REMOTE PARTICIPATION FOR THE PUBLIC: 1-253-292-9750, ACCESS CoDE: 866559860# Click here to: join III IIicirosoff Teams IIMeetI" ,iq For Technical Support: 1-206-433-7155 Item Recommended Action Page 1. 2. BUSINESS AGENDA a. Amendments to the Tukwila Municipal Code Relating to the Tukwila International Boulevard (TIB) District and Co -living Housing. Isaac Gloor, Senior Planner MISCELLANEOUS a. Forward to 10/13 C.O.W. & 10/20 Regular Meetings Pg.1 Next Scheduled Meeting: October 13, 2025 46. The City of Tukwila strives to accommodate individuals with disabilities. Please contact the City Clerk's Office at 206-433-1800 (TukwilaCityClerk©TukwilaWA.gov) for assistance. City of Tukwila Thomas McLeod, Mayor INFORMATIONAL MEMORANDUM TO: Planning and Community Development Committee FROM: Nora Gierloff, AICP, Community Development Director BY: Isaac Gloor, Senior Planner CC: Mayor Thomas McLeod DATE: September 8, 2025 SUBJECT: Amendments to Tukwila Municipal Code relating to the Tukwila International Boulevard district and co -living housing. ISSUE The Council is being asked to consider amendments to Tukwila Municipal Code Title 18, relating to various standards for the Regional Commercial and Neighborhood Commercial Center zoning districts, the table of allowed uses, the minimum parking requirements, the multi -family and mixed -use design standards, the adoption of a development incentive program, and standards for co -living housing. BACKGROUND Tukwila International Boulevard (TIB) Project The Tukwila International Boulevard neighborhood (see Figure 1) has been one of the City's highest priority areas for revitalization for more than 25 years. The area is highly multicultural and contains many small businesses. It also contains Tukwila's sole Link Light Rail station, which is the City's highest value transportation asset. The area is connected to Seattle, SeaTacAirport, and Snohomish County via high quality and frequent rail service, and to Renton, Burien, and Federal Way via bus rapid transit. However, it remains a relatively low -density, auto -oriented neighborhood. Redevelopment of vacant and underused properties has been slow, piecemeal, and has generally required labor intensive Development Agreements, which are one-off deals that allow exceptions from zoning standards. Tukwila's 2015 Comprehensive Plan intended to lay the groundwork to achieve the community's vision for the TIB neighborhood and create a "complete neighborhood" with diverse, locally -owned businesses, a safe and walkable main street, and excellent transit connections. It envisioned the TIB neighborhood as a destination for its own sake, rather than an arterial highway leading to "somewhere else". Figure 1 INFORMATIONAL MEMO Page 2 The 2024C©rm..prehensive Plan carried that vision forward, with the following goal': atlll�� These visions and goals were formed following many previous planning efforts, including the adoption of the rewritten zoning code in 1995, and the Tukwila International Boulevard Design Manual, and the Tukwila International Boulevard Revitalization and Urban Renewal Plan, from the years 1999 and 2000 respectively. In 2017, the City contracted with the Congress for the New Urbanism (CNU) to kickstart implementation of the Comprehensive Plan with a community workshop. After reviewing existing conditions, plans, and the community goals and visions for the neighborhood, the CNU then presented their recommendations to the City Council. The proposal featured more urban uses and development standards than the existing zoning. For example, the proposal would have prohibited most industrial uses and allowed a greater variety of residential and mixed uses. However, the concept proposed only small adjustments in some areas, a reflection perhaps of the different real estate market and development pressures of the time. For example, the maximum heights in the concept were set at 4 stories. The plan also included large stepbacks for upper stories, and sizable setbacks for certain properties. Some of those setbacks reached 20 feet. The concept included lower parking minimums than were in place at the time; it required 1 parking space for each dwelling. However, in the eight years since, residential parking requirements have been adopted city-wide that match the proposal. See pages 36-43 of the CNU report for the full conceptual development standards. In 2017, the City Council acted quickly to adopt measures that aligned with the recommendations of the CNU and established an immediate moratorium on certain uses within areas zoned Regional Commercial (RC) and Neighborhood Commercial Center (NCC) within the TIB area. Those uses included hotels, motels, extended -stay facilities, and auto -oriented commercial uses, such as gas stations, car washes, vehicular repair, service, or storage, commercial parking, and drive throughs. The intention of the moratorium was to quickly take interim steps that would prevent investment in the neighborhood that was incompatible with the vision. It was expected that the moratorium would be replaced by permanent changes to the zoning code. However, in 2018, the City Council determined that additional studies were needed to fully determine the impacts of rechannelization on traffic through the TIB neighborhood. As part of that decision, changes to the zoning code were placed on hold. In March of 2020,P.W. and .._0C_J...presented Fehr ..&Peers' ....ir a.t report to the City Council's Planning and Economic Development Committee. The outcome of that meeting was mixed, as the councilmembers present did not have a consensus on a preferred outcome of the rechannelization efforts. A clear timeline was not established to forward the topic to the full City Council. Shortly afterwards, the early scope of the impacts of the coronavirus pandemic became obvious. The Department and the City Council were required to cease all in -person activities and transition to fully remote operations. The pandemic contributed to unique budgetary constraints and affected 2 'Tukwila Comprehensive Plan 2024-2044, Land Use Element, Goat 11. INFORMATIONAL MEMO Page 3 work timelines for all projects and resulted in TIB discussions being dropped from the City Council's work plan. There has been little progress to implement the community's vision for TIB within the last 5 years. The sole change to development111,, standards that resulted from the work from 2017-2020 was a minor change to the allowed uses in the RC and NCC zoning districts. The remainder of the zoning standards in the area remain largely similar to their original condition, established decades ago. The area contains the following zoning districts and overlay areas (see Figure 2 for a map of zones and overlays): • Regional Commercial (RC) • Neighborhood Commercial Center (NCC) • Community Residential (CR) • High -Density Residential (HDR) • Urban Renewal Overlay (URO) • Commercial Redevelopment Area (CRA) • Public Recreation Overlay (PRO) • Special Height Exception Area RIvertor dr°irdPiiri %n L IIIIIIIIIIIIIIIIII p1 1l% Ilr 11 NI� The RC and NCC zoning districts F I 11 1 I I.'�`'' govern the development standards and allowed uses along Tukwila International Boulevard, and with some minor exceptions, exist only within the TIB neighborhood. Within the RC and NCC, development standards are complex and disjointed. It can be difficult to ascertain which standards apply to an individual parcel, given the presence of overlapping overlays. Feedback regarding the current standards includes that they are relatively onerous to work with, outdated, and incompatible with the City's plans, including Comprehensive Plan goals and policies, as well as the community's vision for the neighborhood. Until the zoning code is amended, substantial development within the TIB neighborhood is unlikely. IT See Table 1 for a summary of some of the current development standards in the RC and NCC zone: 3 INFORMATIONAL MEMO Page 4 Table 1: Summary of Development and Use Standards in the RC and NCC Regional Commercial Neighborhood Commercial Center Density Allowances Baseline: No maximum density 1 home per 2000 square feet of land area South of SR518: 1 home per 512 square feet of land area Setbacks (Setbacks increased if near CR or HDR properties) Fronts: Fronts: 20 feet Sides / Second Fronts: 6 feet (12 feet, if along TIB) Sides / Rear: 10 feet Rear: 10 feet Second Fronts: 10 feet 5 feet Heights Baseline: Baseline: 3 stories Link Light Rail Property: 3 stories Mixed -Use Buildings on TIB: 4 stories South of SR518: 4 stories 10 stories Recreation Space 200 square feet per home 200 square feet per home Examples of Allowed Uses • Cemeteries • Drive In Theaters • Light and Heavy Manufacturing • Motels • Drive Throughs • Self -Storage; Outdoor Storage • Warehouses • Vehicle Sales Lots • Single -Use Multi -Family Buildings • Single -Family Homes • Mixed Use Multifamily • Light Manufacturing • Restaurants (without drive- throughs) • Retail (with drive-throughs) • Vehicle Service Stations Examples of Prohibited Uses • Multi -Family Buildings on any property that borders Tukwila International Boulevard • Mixed -Use Multifamily Buildings (all multi -family buildings must be single -use) • Single -Use Multi -Family Buildings (all multi -family buildings must be mixed use) • Hotels • Offices • Taverns Design Standards Development uses TIB Design Manual • Developed in 1999 • Non -Compliant with Washington State Law (standards are not "Clear and Objective") • Difficult to administer, enforce, and understand. Table 2 uses three existing properties within the TIB neighborhood to highlight of the conflict between the current development standards and the vision and goals of the Comprehensive Plan. 4 INFORMATIONAL MEMO Page 5 Table 2: Application of Development Standards: Case Studies Maximum Possible Use Comprehensive Plan Policies Example 1 Site Address: 15210 Tukwila International Boulevard Current Use: McDonalds Drive -Through Restaurant Property Size: 77,416 square feet Zoning Designation: Regional Commercial Polaris SeaTat V (7 stories) 1100,100 malld Otodie gym;; TIB Link Light Rail Station Potential Developments: Low -Rise Offices Drive -Through Restaurants Self -Storage Prohibited Developments: Residential Mid -Rise or High -Rise Buildings continued next page Policy LU 11.7: "Prioritize this area for a more intensive, transit - oriented mix of mid- to high-rise office, multifamily residential and hospitality uses and services..." Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." 5 INFORMATIONAL MEMO Page 6 Example 2 Site Address: 3400 S 150th Street Current Use: Single Story Light Industrial Property Size: 38,867 square feet Zoning Designation: Re• ional Commercial ruu r Potential Developments: Low -Rise Offices Drive -Through Restaurants Self -Storage Light Industrial Low -Rise Multifamily • 3 Stories • Maximum 19 homes Prohibited Developments: Mixed -Use Residential Mid -Rise or High -Rise Buildings • Policy LU 11.7: "Prioritize this area for a more intensive, transit - oriented mix of mid- to high-rise office, multifamily residential and hospitality uses and services..." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." Example 3 Site Address: 3716 S 144th Street Current Use: Single Story Retail Property Size: 30,552 Square Feet Zoning Designation: Nei•hborhood Commercial Center Potential Developments: Drive -Through Restaurants Light Industrial Single Family Home Low -Rise & Mixed Use Multifamily • 3 Stories • First story must be commercial Prohibited Developments: Single -Use Residential Mid -Rise or High -Rise Buildings • Policy LU 11.5: "Designate this area for an attractive, walkable, locally oriented mix of uses, including multifamily residential, neighborhood -serving retail and services, restaurants, civic and social gathering spaces, and other people - intensive and customer - oriented activities that build on the Tukwila Village project." • Policy LU 11.4: "Ensure that the Zoning Code and design guidelines support the types of development envisioned in the nodes." 6 Co -Living Housing INFORMATIONAL MEMO Page 7 In 2024, the State legislature adopted, and the Governor signed, HQu..e._' 1111.99.... This bill requires that all cities, including Tukwila, permit co -living housing on multifamily zoned properties where the underlying zoning permits 6 multifamily dwelling units or more. The bill defines co -living housing as: "A residential development with sleeping units that are independently rented and lockable and provide living and sleeping space, and residents share kitchen facilities with other sleeping units in the building." These kinds of homes are often also called boarding homes, single room occupancies, or congregate living facilities. These kinds of homes were more common historically; in recent decades, restrictive zoning codes have resulted in their almost complete absence. Co -living housing is a type of housing that can provide rental homes affordable to people with moderate to low incomes without requiring any public funding. Rents in newly constructed, market -rate co -living housing in the Puget Sound region can be affordable to people with incomes as low as 50 percent of area median income. The bill also included restrictions on the quantity of parking that a City may require for co -living housing. The state -mandated deadline for adoption of the co -living housing regulations is December 31, 2025. This amendment is included within the TIB update proposal to aid efficiency. State requirements for Co -Living Housing are inflexible and prescriptive. As they require amendments to the table of allowed uses and definitions section, they are included with this proposal to avoid amending the same sections of code multiple times in short succession, which could result in versioning issues. DISCUSSION Staff finds that zoning code amendments are necessary to implement policies of the Comprehensive Plan and the community's vision for the Tukwila International Boulevard neighborhood, and comply with state requirements for co -living housing. The proposed code update would: • Amend development standards within the Regional Commercial and Neighborhood Commercial Center zoning districts to permit greater residential and commercial densities, with increases to permitted heights and reductions to required setbacks and stepbacks. • Amend and combine the tables of permitted uses to increase clarity and readability and permit a greater variety of residential and mixed uses in the RC and NCC zoning districts while discouraging auto -oriented, heavy industrial, and low -density uses. • Simplify the table of mandatory parking minimums and reduce or remove minimum parking requirements for certain uses. • Establish a development incentive program, wherein greater development rights may be granted to property owners who agree to provide community benefits. • Amend the design standards that apply to multi -family and mixed -use buildings and vehicular areas to provide greater clarity to applicants and comply with State requirements regarding "clear and objective" design review criteria. • Amend various other sections of TMC Title 18 to reflect the substantive changes detailed above, including the definitions and landscaping chapters. • Add a definition for Co -Living Housing and establish it as a permitted use in zoning districts that permit six (6) multi -family dwellings or more, in accordance with State requirements. 7 INFORMATIONAL MEMO Page 8 Staff held three workshops with the Planning Commission, where the current zoning code and past planning projects in the TIB neighborhood were reviewed, gaps between the zoning code and the goals and policies of the comprehensive plan were considered, and proposed code amendments were brainstormed and workshopped. The proposed zoning code amendments are a direct result of this collaborative process and build on the decades of planning and visioning work that the City and the TIB community have undertaken. On August 28th, the Planning Commission held a public hearing on this topic and forwarded a unanimous recommendation that the City Council approve and adopt the zoning code amendments. FINANCIAL IMPACT No direct financial impact is expected. Increased development capacity may increase permitting activity in the City, although permit activity is dependent on many other factors, including market viability and economic performance. If permitting activity does increase, additional DCD staff time for permit review and processing may be needed. However, the City would also be accepting greater permit revenues. RECOMMENDATION The Council is being asked to review the ordinance at the October 13 Committee of the Whole meeting and place this item on the consent agenda for the October 20, 2025 Regular Meeting. ATTACHMENTS • Attachment 1: Proposed Zoning Code Amendments 8 Attachment 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 9 Page 1 Sections: 1 8 „ 06 „ 0.39 1 8 „ 06 „071 1 8 „ 06 „ 072 18.06.072; 18.06.071; 18.06.071 1 8 „ 06 „ 23,8 18.06.241; '18 „ 06 „ 242 18.06.2425 18.06.2446 18.06.24g 18.06.2488 18.06.242:9 18.06.20 '18 „ 06 „ 242i '18 „ 06 „ 250 '18 „ 06 18.06.5815 18.06.5856 18.06.586 1:8„ 08 „ 587 '1E13 „, ()fit A orirl CHAPTER 18.06 DEFINITIONS ft) tA SE)viE)viIP a rk. 1111113C a k EN a C Block Boarding House Brew Pub r„ IIEHE,4111111 ronsilin Durable Uniform Surface WE)Hiq, (DC)) 0„„„„ lVHV Dwelling, Manufactured or Mobile Home Dwelling, Middle Housing Dwelling, Mobile Home Dwelling, Multi -Family Dwelling, Single -Family Dwelling Unit EE„„asHy Ad Jlb Ett Eitt E12 d rII n nta Eitsta lb C s 11-40 n ts n d U t ri a. II 11,„,„is n d U t ri a. II 11,„,„is 11-311 E) a yy,„ Motel Native Vegetation New Manufactured Home tA "A.11111tA Et)111)11E) 11'11, Ft' ER." Hit Etta Et Et Ei („tt C) Itt11111111 Et) no II II Et) 11'11 itE) rtis. II 111111)1 Et) 1111., iiikt tA Et) AtE)E3, t„tA Hitt] rt Et) C) r„ Hit rE3 tA Et) It'll Et) 1111., ci Ettt/A CtE)),3„ vvW1-11 ctir vvII1,11-ficti t (31,11E1E) r„ Itt11111111E) rci II Et) 11'11 itE) IIrtrittE)1Id tA E)Etri Hit iiii.r„Hyrt ,E11113,,,,i11,12„ti,t,i31111:„„„,ittit2111,„1,1„„E11,1„311„,„„. "1E311 a lit k We. II II" Intl Etta Et Et ty),, C) EA- Ci Mita C (Et EttE) "1"t („;'), „ 0 Ei3„ 01721 1., ci ctiE)!,3 C)t: ri (EC tA Et) Ett, ra s is a, rEtiWHridovv„ ctir cictictir a rid 1,11-11 Eitt„ Et) X C)EttE) Ci Et 15 1'6E33 cyl h ctil l/ cti ri 83111 II Et) Etat PAII a rid EA E) a. II 1111E) „ , Eit „, .06 „, (In 11111 ci 1111 .211.111 III "1E3 C 11'11 W " 111E11 Et) Ei Et Et EA IttAtttitt,, VVEA, C)r„ EtictirtIIctirt ctifi II , 3111 act II ra. II II E)H,E) EAT) E,,)Et Et 1., 11-11e311 11E3E3 fAhiti,),„„itic,,,,t,c,,,,,,t EE,EttE,,E1ittEE1Ett,tt1ESI1Et113,C3itti,111t,ttE,Iiftl2E,E111tE,,?t,,,,t,tttt113,t1J,EtHE12t,,,t,tt113,IEEt,iiE111titEi,EE111tEi,tE,EiliHtEEEttltE11EE111EitEE,t1111E3EiEZE,Eit1tttliti11ttt11t1,it,ittiElt,t113,i2EJtE,t11ttfitE,I,1„Ei„„itE,t, ctit. HI Et) VV:h Et) ICI tUll I(lHi II vv:111E) rEti z rcivi cti HI IEt) EtttiE) It'll Et) tit, s cti E11i rirri tte ci 18.06.0723 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 1 0 | | "Boarding house" means a residential building or use which provides housing on a short term onrnrnero|o| basis for tenants. The following uses are excluded: Bed and breakfast facilities, hotels and rnnte|n, extended -stay hn&*|n or rncte|n, nhe|&*ns, and facilities which provide short- or long- term care for tenants suffering from physical, mental or other disabilities. 18.06.074 Brew Pub "Brew Pub" means orestaurant type establishment that meets the following criteria: 1. Sells beer for oonournotiononoiteond�a|einoeo|edoontoinena� . . 2. Restaurant portion can benolarger than O.00Osquare feet; 3. Produces beer in batch sizes not less than seven U.S. barrels (thirty one gallons); 4. Produces nomore than 2.00Obarrels ofbeer per year; 5. The brew house isenclosed with onair treotrnentsystem; O. Revenue from food sales must comprise at least 60% of total business revonuoG " 1WL��-2 Durable Uniform Surface "Durable uniform surface" rneonn o durable uniform surface approved for the storage of vehicles bvthe 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 beprevented from working their way tnthe surface bythe installation nfogentexU|efabric, quarry npo||n.nrother approved materials below the porous aggregate; nr 3. Concrete (4^ minimum Portland cement concrete) over gravel neoUnn on described above and sloped tndrain tnprevent drainage impacts; nr 4. B|ooNnp (2^ minimum asphalt onnonate pavement) over gravel neoUnn on described above and sloped tndrain tnprevent drainage impacts; nr 5. Any other configuration of nnoterio|n approved by the City that maintains o durable uniform surface and prevents drainage impacts. " 1WL06.241131115 Dwelling, Manufactured Home or Mobile Home 11 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, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments, and cottage housing. 18.06.2447 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. 18.06.2408 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. 18.06.240 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 24' 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. E"""""rrErEU C C1r21"1r1.1) E) 11'0`3 r `a�,.� (HE" 1 bra `a C4,`k 1` t.E'rE(ElkC nrIEEE,E1 t11C" V'0I 1l/ IrI"3 Ed ` CCr11 P;k 11tIIIr211ckV1r2 1a[JVC I1iq (. 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C� tatty IIIP-"C;> I�aIIIC"aa P��'C"'.�I aIIIP III; a/P'� II„ Ian a cr In I rt e rya, ICaC;al`t,;xa a1rya 1a IICe'p„,,'"dCaral'i C';;al art fIIC',"I'° i1ta11`raflaCalinai'Ior] a/Ci-hIE eS';/11C e„,„ „,j,IpIIIC,"lll] �a11 tale tarya Ian etal pICaC C"S` eS ` LJ,.0 h 'a`x `alllCa i;lll/:, Itra1 a`al f./1,I1aces , d 1Caka fCal/alga/a, .„:„ r M; 1Cat.,°s 11aIan 18.06.58 5 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 13 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. 18.06.586 Native Vegetation "Native vegetation" means plant species, other than noxious weeds, that are indigenous to the coastal region of the Pacific Northwest and that reasonably could be expected to have occurred naturally on the site. 18.06.5807 New Manufactured Home "New manufactured home" means any manufactured home required to be titled under Title 46 RCW, which has not been previously titled to a retail purchaser, and is not a "used mobile home" as defined in RCW 82.45.032(2). 1(11c cc 7 101cNl Ccecccccinctilcc.ccIII , IObc 11f1117,It [T.)."lllr"'3IV,3 C3C)11i111i1r rcc7C a C al111i1r)cif ...fi Ica C1 a1)Ct. cc. CCy r car!`�? �� .�ffrcrc 111 1 1 11 � iir�i�ii,llif:� l�l� al�r I�!�ar a ��I�Q r�l�r�l��1 I�r��rx:��, r a:�r�� Q r��':�� a[�II�11:f;�n�� r��:!� flit I,Ir"Ilu`aP'��^`ax calif �� nrl:!�� L.. 12721 ilaffrcd �1��Q li 717 r1��iiQ.gii11.,„. iiir�q°:r2 fr2iii:1.`b ref 12q.a1[1,7br�1�u„1r27�f 71u:.r2 lairn�.ur11r�rl rs." '.. 14 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 UROD Urban Renewal Overlay 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 15 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 line 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 line 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: 16 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 complyingwith the regulations of this title, shall be considered as providinga yard or open space for any other building or structure. 17 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. B. Certain CR properties arc identified a3 Commercial Redevelopment Arca3 (see Figures neighborhoods. development within thc Urban Renewal Overlay upon request of thc property owncr, and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards support development. 18.10.020 Land Uses Allowed A. Refer to TMC 18.09, "Land Uses Allowed by District." P<'11°�d ;G., v, iH 1.111 H,(,(1(v41I£Jl"'k11( 1"'IlAI"4;;1 "lie',1v ".b4; H( 1I1111 (,(J l£J g1f�f�l"4;f%e'144; vl111 ,111£J l,l.,4; l"V4; (J(,v(,I£J"kl"'114}Ili ;,1,111(J,1l(J I)(1111111(;dd cat ,11�1v;11Jt,lc,(1 IH,11�c,(,1 (ol l�1111 1.11(, 11( ��1� I ';�' /cal ms (J1:,1.11c,I )1,11;,11;111i ica 11'1( 18.10.030 Design Review A. See TMC 18.60 for all requirements for Design Review. 18 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 Mile 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 lot 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 than 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 19 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. and adjacent residential neighborhooth. B. Certain I IDR properties are located in the Urban Renewal Overlay (see rigure 18-15). Existing zoning and development standards will remain in place. The overlay provide additional alternate development 18.14.020 Land Uses Allowed A. Refer toTMC 18.09, "Land Uses Allowed by District." Ir<Mi r,r,l`,, ,riil�iii��<M ('rari rhi rr;ircini, ;rvel,capnqg,ni riqryormiited ir�<Mi�i�ir;i;;Mir; vvith ;Ind pl.,r, the devel,capmr;int i;Ind ryoi;lmitted cal nr-ly ;,;c„Unr,r;nt ra;Mircel, iilhir] the car I�x ' r�i�iii�if di:,i+u .,„LInnt to.I 1 µt,60,°10 18.14.030 Recreation Space Requirements A. In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the provisions of TMC 18.14.030, subparagraphs 1 through 4. In the TSO zone with underlying 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 bythe applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space: a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Director may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 20 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, shall provide adequate recreation space for children with at least one space for the 5- to 12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. 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 high Dansity Rcsidentiall 61. 1° District shall conform to the following listed and referenced standards: HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. (Applied to parent lot for townhouse subdivisions) Lot area per unit (multi -family, except senior citizen housing) 2,000 sq. ft. (For townhouses the density shall be calculated based on one unit per 2000 sq. ft. of parent lot area. The "unit lot" area shall be allowed to include the common access easements.) Average lot width (min. 20 ft. street frontage width), minimum 60 feet (Applied to parent lot for townhouse subdivisions) Setbacks, minimum: Applied to parent lot for townhouse subdivisions • Front - 1st floor 15 feet • Front - 2nd floor 20 feet •Front - 3rd floor 30 feet (20 feet for townhouses) •Front— 4th floor 45 feet (20 feet for townhouses) • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet (10 feet for townhouses) • Second front — 4th floor 22.5 feet (10 feet for townhouses) • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) 21 Page 13 • 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 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 22 CHAPMR M22 NEUGFUBCFUAOO��ll) c r�� c[�cc) Purpooe Land1, JoeoAKowed {]n-SiteH�z�rdouo�u�ot�noeo DeoignSWndardo StreetFrontmge�mprovemento ll)imenoionaiand�enoit��t�nd�rdo "ll S,2 2,() "ll () """Ilur�� A, This district innpienmnts the Neighborhood (NCC) Con�pnahen�ive Pion designation. A isintendedto promideforpedesthon-fhendYonaos and scaled toserve n�u�ipie nasidenGal onaos. v�th o diwenae Wuofuses, "ll S,2 2,() 2 () and I Jses Aii:wwsd A, Refer to TMC 1818. "land Uses Allowed by District," Ponzeba o Conm�enzioi Redeveio�n�entAnaonmybepemKttedtoand Lee the deveiopnnentstondovdsonduses ofany adjacent ponzeivithinthe NCCzoningdisthot.punauonttoTMC1@1O1OO, A, No on -site hazardous substance pnzoessingond handling, or hazardous waste tnaotment ond storye fooiUties shoii be �em�itted. unless clearly inoidentoi and secondary to o On -site hazardous waste tnaotnmntand stooge fooiUties shoiibesub/eottotheStotesitingohteho(RCVV7O1O5),See TMC211@, A. AMAUoWbJUt�c All development within the NCC zoning district shall be sub/eot to desip-i stondovdsondpnzoedunasin0000vdonoeviththepmisionsfound otTMC1@kO."DesignRAW, A. ARAUWl-|Uty� nodditiontooUpro'jeotsnaquinadtoinstoUfnzntogeimpromementsbyonyother seotionorohopteroftheWviioMunioipoiCode.oUpnojeotsthotpnzposet000nstruotthotvviU feotunaany use that 4not on000esmryuse shall instollfnzntopinTrmenmntsin0000vdonoeviththis section, Tn'loy bewaived orollenad by the DinaotorofConmmity Deveiopmnt ond the Ennaotorof 1, T"at theproposed project isi000tedonositefor which thefrontage was previously Apromedbut does notoonnpl/with thestandards ofthis section, and the project will not result inonincrease of muli-nmdoivisitonatothe siteofgaoter?an 251Yafnzn'Ithepn�"'viousj/opprcmedThell)inaotornnoynaquina the provision of n"uti-nmdoitraffic s�udybut oonTonastotoisite-visitotion both before and oher construction, I Smnderds;AUprojects subject tothis section shall instoUonall fnzntog��"'S' n odditiontothe foUovvng,listed stondovdo,inipmenmnts shall oonfomtothe sweet designation detemdnedby the DeporlmentofPublic Works orthelNepolnmntofConmunityDeveiopment.and shoUn�eetthen�inin�un� standards ofTMC171OAWH.'StnaetComponenkand Apromement.ondthe7ukvviio �nfxa��ruotuna�e�i��ondStandards' �nphohtyfhoUbegiventothisSeotion [TMC1&24T7O).thenTMC1A2O141H.Men the7uhviionfxas�ruotunaE)esignaid Cons�ruotionStondovds' Tnaquinad in this section shall be installed oil otthe back of our, Required improvements 23 Page 15 may be Acated an private propely if permanent public easemenrls an provided, ir'i accordairice vviU,-i the S|de*MkZones and VAdths:FnzntogesintheNCCZoningdisthotshall feotunathe R) RronmgeZonxThis area isdeNnedosthejpnz)ertyUneond pede��honclear zone. TO zonenmybeobiet00000nmxidotesidevvoUkoofes.s�onaentxanoes.natoiidispioy, iondsooping,txansitstopomenities.orotherfeotunasthotootivoteondenhonoethepedesthonenvinznment, V0derfnzntog��',, zones provide mau',, rczoirin for futus Wants andresiderqs to activate the public right of way ino monneroompotibieviths�naettnaesondothernaquinadfeotunasbetweenthefnzntoge amp and ourb, i1) "I|n|I'll urnWdth�2feet, OW Pedestirien War Zanw I his area is deNned as the area of Me sidewalk corridor thotis specifically nasemedforpedesthontmveLSweet fumitune, street piontens'ondothervertical eien�ent�such ospoles, Mnahyd:antsand s�naetfumituna.os well ostenToxarysigns and caner Asia shall rat protrude into the pedestrian clear aine.The minimum width shall be osfoUovvs� i1) "I|n|rnurnWdth: i TukWLa �5ouemard�@feet (o) and�!ioa pe/Furn|tunaZonaTh4onaoisdef inedostheonaobet nthe nzodwoyourbNice and the Non tedge oftheclear zone. TO zone bufenapedestrians fnznnthe ocUooentnzodvvoyondis location for bionatenban oeUs.xaingavdeno,fumituna.ort.��naet tees and vegetation, and includes theGWon ourbinitsdinmnsions, tisalso i000tionforother such as signige.pedestrian UWNinIhydxants.and oboveand gradeond setbooknaquinanmnsapply tonminyelements i000tedinthezone, ntxansitonao�. the landscape /fumitunaanemay beutiUzedfor t:ansitpotnznvvoiting,boovdingondoUyhtingondmay inoiude t:ansitsilioge.real -timedisplay, o"-board poynnent.ondpedesthon sooiedUWting, (,1) Width�Thennininnunnvvidths Shown be�xwn�oybeinonao�ed byonfnzntog��'avvith uniquefeotunaa, inoiuding,txansitstops, i TukWLa �5ouemard�@feet, ii ALL0 11�herS11�naet�!i: Gfeet, (2) Tree�!i�Stnaettnaes shall bespaced tomaximize one govvhbased on size. Species shall be chosen Own the Uy of I Unvila Approved nee I ist, 09mir species i apjprcwed by �eportn�entChoaensweet tee species shoiibenon-ooiunmorondshoiibeohosenfnzmomongiole speoiesif thepionting,location isoiongTwnmiioWtemotionoiBoulevard orSouthoenterBouievovd.orfnznnonnong,the nnediunnorio��species ifthe piontingi000tion 4oiongonyotherAnaet, Piontingshoiimeet the minimum s tondovdsofTMC1@,52, 2. AbernatmeS|de*WLk Des|g,E ibeopjpromedbythe Department iftheollemotivedesign mess thefoiiovingstondovds� in) Theoltemotivedesign pamidesoborherfnae.sofeond (b) Theollemotivedesign 0000nmoodotesoUnaquinadeienmntsofthesidewalk in theonao.such ost:ansitwoitingonaosorbicycle poddng�ond (o) The oltemotive design results in fewer nannovobaofeXisting'nnotunave��totion thonvvouidbenaquinadvithskit oonj�Uonoe;and/or (d) The oltemotive design enables green s�omnwoter inf:aMruotuna above ��omnwoteroodeand/or 24 Page 16 (i) 111(t titit(twtittiv(t („i(ttAllItitlicatt„(tr, tcal 11111)ICJVC1110111.',, liticactA01101miilll)c,camptill(ttri tca ct"campihimcircr tit/it/All 1.11(00 tArt(itt„(thitil(tittimtritifltriti '11 St, 2 „. 0 ID rlito 0 11"1.41 11"1(1 0:)e, As illy i!'03tit ncitli:„1111""CiS Irittutveltoittitrinerit tit/it/it Atm ilitkirilltrit (rlitirtt tirtliAllit (tic:J.1'0(0Am At. tittle icrattott„(virlil tittrttutql tilrAtt reiererAit,(Al tirttritlrAltilr(rltirt, 10'4 ("lt (ill Iliii)111111l4111iiillititittlitillIllllIllitiAllitt Alltilllii) Illii)Illiiillitiltllti0111111""Y" tlltii'lli'Allitillii)Allittlii)ttlitii IlilittAigii:ctillltit litillotillitliiiilitili li0100l30 Illitictlatit ()ill' "'Ililiiillittletifillla III itiorlicit it itlialitii(iiiitiliall Ilaciiiiillictilpitititiittill 10'1[1 itiolil itiottlii„„itirtil 111.g:it'll Aiiitiii a Ititior A IlliitctiltitildoirlitIttilall Illii)ittit itili silty itilit ititilitit Aituittri ',Elicit Ilitlia(iillitistil Olt r .o nil:tits, !St icimiiititti, Ili() t11 II' 11'''''' roll -ill 1 iltritliltitoitt At 1,',331(1(1i. 1 ,51cirli3 I irii. I ic.lc.lr I Itrtititioitt itillirlirtitAirtrA lit.' itillitlxiitittlitirtiti Avortilfittirtrir 'Ill' All trttilor ilittoiii2 itillirlirtitAirtrA 0' itillitlxiitittlitirtiti Aititortill3ititr Ill' itillirlirtitAirtrA liii !St icimiiititti & 110014iiiiitlr itillirlirtitAirtrA illft Ililllati0ttilitiottili„„itirtil Illii)itittl0ticitill(iiiii3itiolcititiollit 12„0,ityli l'it;iiiiiiiii„Jitilid IllitillAtimiiiiii litisicist I litlittittriliit vvitil imilyirtrtillacittirtri trtil l'itilArvila I illorilatiorliql I iltrtitiltriiiittitAtcl Ittiltrtil Its-Attic:10,1-11 ill], tA'is".„'i ittriclitiirtrid trtil tit01 r'r'111"111"11tA I'll ()I (i0f/c) ()I i "'Is".„ f„:!„1".C.ItA 11(1 1 lc.w.lr'i ItActiticiltri titArtrittl, Aiit 1i-tut:I rt At tit01 lArtitri 2 I's-Alt:3n 1 loitititriA/ ittiorrillit„ ill'i rocluirortitiorli rintitly 11)(1 1/1/33113(31 1 1 31i. 31313',i. (30(3c) 33 i he, fittircturld Ili -tor titt iiiilst,ititictitri tit0trotil At cloittioilocti ittitititiltiltitli it ititAty ltto lil titlittilyActititlittitabloil 1,1331(1 1' [113; '333333 3433, 10113' 1111'1111131111h LI 111111111 1113L111[L,1311111111g, 111"""IC11 11g, 11'131',',13, 10113' ,',13,',11111111111 L1311101 1113 L111 ILI:1111111131, Illitictiltighilits 1 ).41'.13'',11 1 31'33,.133. 1 ).41'.13'',11 1 31'33,.133. 113E1 rcittmiiilititti !St ()Lill Ilitt cyl !St 1' ililliti'll itEttlitrmixittlit: A 0.0 0000 00000 (00 r 000000001r (00(00 0 0000000. i''' '" " "' '' '''' ri"" liltitorlilvollolciAlli /()If,.x.i. liltitorlilvolltrilti3120112 liltitorliiitito 1 loil31-ii: tttitii„„iibjtttttttititttttttirtttAiipiAiriiittoigtltniAiittitttiiittitmittttttttanttiAialtitttitrijtittttAripii„Jibj„lititLigtAtttitittAtttttittiti„i "tillttliiEtAtilioittiiittittittiiiititiAtttiltAttitittttrli0'triitttittttituittiAigtAstlttttriiiittittilttyiittrttt0AEA„tttittigrttttAiliiibyiitttiltlittttLiii)litttttltttttttttititttftiiyitEAitlit'l""yiripttA2iiiii)tttxttitiltfgitttiiiiftitlitttttiAittttttt0AttLittitmllititlatttlittttltnitiiif„IrititttyrAilittttAiliiiltAiA. .ittitittt0AtArttttAiliiiiltttyiigiltniiigttltttitarttilitlltl)ittrttttAtitittttAtltttiEititttttk„iiiiliiitttiiiititii„„titittttiltliiittttttiutitittttAtiti„iiitttilittirtttAltitttttigii„„ifiritttttAtliiitttittttttttitttbiEytttttkiltll„tttittttutatttlittttltniiititiAitll„l„iiibittttltttibittttLiittitiliiittilinttii„„iiiittittiiiiitttirtttAtttittttAtittitittfityiitttitittti ElAititttlsiliiiltAitittiiilsilAiitttitttlifiltttttticlifiittiaf„;gttitttttttttitttitiiifillttiAiiig0AttttttitttttitttiiittitiirA„litttitjtliiltlittirtttAtaitititttjtttatitttttttlitttitrisgtttaaj„titi„i Etiliittlittitttjtttttttitittttttttitiiiittittiltlyiiii„,litttittttttLltnitttttitiAiitttitttlAittitAtttitttittitniAiEAtAtitiiittttltnil„yilttlitttilittirtttAirttifttitttjtttatitttttttiiititttlr0tilttitiiliiittiiitttititttiiittitilsiliiilitttitiiittttttstltnittiir2lligtotttitttity:ittitttilittiirttiltlittttuHtttt0Atr'littttilittttllltitiiitttttttliiltilittirtttttti 25 Page 17 CHAPTER 18.22 (NCC)-D TRRICT Sections vcvcrvrr 18.22.010 Purpoco 18.22.020 Land Uses Allowed 18.22.030 On Sitc Hazardous Substance& 18.22.010 Design Review 18.22.050 Basic Development Standard& 18.22.010 Purpose A. This district implements the Neighborhood Commercial Center (NCC) Comprehensive Plan designation. It is intended to provide for pedestrian friendly areas characterized and scaled to servo office, recreational and com , B. Certain NCC properties are located in the Urban Renewal Overlay (see Figure 18 15). Existing zoning and development standards will remain in place. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. 18.22.020 Land Uses Allowed A. Refer to TMC 18.09, "Land Uses Allowed by District." 18.22.030 On -Site HazardouSusstancc A. No on site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall bo permitted, unless cicbarly incidental and secondary to a permitted use. On site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). See TMC 21.08. 18.22.040 Design Review p .�-2A. C/See TMCp18.60 for all requirements for Design Review. 1-8.2?.050 BasTic Dev pm t-S dards A. Development within the NCC District shall conform to the following listed and referenced standards: In the Tukwila International Boulevard, basic development standards may be waived (see TMC 18.60.020). Minimum Lot Area Nono Residential Density No Maximum Setbacks Front Second Front Sides Rear 6 feet 5 feet 5 feet 10 feet Landscaping Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot landscaping requirements. Maximum Height 115 feet 26 Page 18 Off street parking Required Number of Parking Spaces for Automobiles & Bicycle& Conversion to Residential See TMC 18.50.230, Residential Conversion& 27 CHAPMR M24, Purpose Land1, JoeoAKowved {]n-SiteH�z�rdouo�u�otmnoeo �eoi�n�t�nd�rdo StreetFrontage�mprovemento Dmenoionaiart DenoityStandardo "18,24,0"1 (�) urIp �:�I e, A. Th4d4 hotim pienmnAtheRegionoiConmvienzioi(RC)ConIpnahensivePiondesi��otion, �tisintended to provide for onaos characterized by nasidentioL nniued-use. semioes. Wioes, iodging, ente�oinn�ent. and retail uses, 1&24A20 land Was Aiiawsd A. Refer toTMC1@18 "Land UsesAUovvedbyDisthot,"Ponzebav�thinoConm�enzioiRedeveiopn�entAn�o nmy be pemKtted to oggnagoteand use standards and pemVed uses ofonyadjacent A, Noon-sitehozovdous substance pnzoessing,and hondUn&orhazardous vvosteondstona�� fooiUtiesshoUbepemOtted.uniessoieorlyinoidentoiand secondary toopemVeduse. On-sitehozovdous%vos�e tnaotnant and storyefact des shall besubject totheStotesiting"ol, 7O1O5),SeeTMC21O@ A. AU devekprvier't vvid,-ir-i Me RC zonNg district shall be suNecHo desigir"i standards and procedures in 0000vdonoetheprovisions found otTMID 1@kO."Design RAW, A. AppUoeb|UtyAn addition toall projects required to install frontage innpromenants byany atom seotion oftheTMC.all projects that ;:nqosetoconstruct new structures that v�Ufeotunaany Lee thotisrat on 000esmryuse shall install fnzntogeinTromewntsin0000vdonoevQththis seotion,Theaenaquinawntsnmybe vvoived orby On InnaotorofConmwnity Deveiopnwnt and the of PubUoVVodmzvio o2 �)eSigjr,i application iftheoppUoontfoUovvng'� 1. That the proposed pnojeotisi000tedonositeforwhich thefnzntog��',' vvos pn�/iouej/innprcmedOut does rat oon1plyvvithbut standards ofthis section, and the project will not result in zvi increase of nnulti rviodal visitors to the site ofgreater thon 25% fnzni the pneviousiyopprcmed use,Tnnoy naquina Me provision of nuu�i-nxrdoitxaffio s�udythot oonTonastotoisite-viNtotion both before and oher construction, I Swnderds;AUpaleots subject tothis section shall install inlpnmenmntsonall fnzntoon. 4oddition tothefoUovvnglisted standards, inlywmensents shall oonfommtothe stnaetdesignation detemdnedbythe �epo�n�entofPublic Works ortheDepoQnmntofConmwnityand shall nninin'lun'I standards ofTMC171OAWH.'StnaetConnponentsand Apromennent.ondthe7ukvviio �nfxa��ruotuna�)esigjr,iondStandards' �nphohtylhoUbegiventothisSeotion [TMC1&24T7O).thenTMC1A2O141H.Men the7uhviioI)esignand Cons�ruotionStondovds' Tnaquinad in this section shall be installed any otthe book of curb, Requinad in�p�men�ent� nmy be Acated an prNate progAy if pernianent public easenaMs an provided, in accordance the naquinawntsofof Public Works, 28 Page 20 1. Sidewalk Zones and Wdthm:FnzntogeaintheRCzoningdisthotBoUfeotunathefoUlvvng zones� (o) RronWgeZone: This area isdefined osthe onaojpnz)ertyUneondpede��hon clear zone,This ame nul be able to accommodate sidewalk cafes, stare enhTir'ces, retail display,landscaping, transit stap amenkies, or other featuNs Wart aMivate and enhance the pedestrian environmerq. Wider frontage zones provide more rwyn W Nxturs; Urants and residerAs to activate public rig"J'-it of vvoyinonvlonner compatible vviU,-i street kees and other requAnd feahoes between We Antage awn and curb, �1) ��|n|rnurn��dth�2feet (b) Adeshrian CNear Zone; Mis allm is defined as the area of the sidewalk corAdor Mart is specifically naSemedfor pedesthontTveLSweet fumituna.sheet tnae�.�ionten�and othervertical eiements wuohospoies.Nnahyd:antsonds naetfumituNo, os Uostennpoxarysigr'i sondotheriten'i s shoUnotpnztrude Hoc the pedestrian clear awn. The minimum width shall beosfoUovvo i1) ��|n|rnurn��dth: i TukwLaUnternaVonaLBoukmardand �5ouLemard�@feet (o) Landscape /Furn|tunmZone: This area isdefined osthe onaonzodvvoyourb Ice and thefnzntedge oftheclear zone. TO zone buffers pedes�honsfnznnthe odIoentroadway ondistheoppnzphotei000tionforbionatentionoeUs.xaingavdens.s�naetfumituna.ort.s�naettnaesond vegetotion, and includes the Ginch Curb in itsdinnensions. A isalso the pnafernad i000tion forotherelements such as signoge.pedestrian Uoting,hyd:antgand above and below grade utilities, Cieoxanoeand setback naquinamentsapply tonmnyelements i000tedintheiondsoope/fumitunaanen ntxansitareas, We landscape furniture zone may be uhhed kv transit jpatrczr'i vvaking, boatingand alightingand may include transit signage, sheUena.benches, Utternaoeptooieo,naol time display, ofboard poyment.and pedestrian scaled Uoting, (1) Wdth�Thenviininnumwidths shown belawmay beincreased bythe �eportn�entonfnzntog��',,svvithuniquefeatures, inoiuding,transit stops, ii ALL0 11�herS11�nmet�!i:Gfeet, (2) Trees; Street tnaes shall bespaced tomaximize tnaegrowth based onsize. Species shall be chosen Nam We Cky of Unvila Approved nee I ist, Obier specks may be approved by We EMpatme?, Chosen sheet kee species shall be ran colunwar and shall be chasen Nam among large specks iftheplanting, location isalong Umviiontemational Boulevard or,SouU,-'center Boulevard, or tam amang Me medium or species ifthe piontingi000tionisoiongonyminimum standards ofTMC 1 OW I AbernWmeS|de*ak Des|gns:Kemotivemay beopjpromedbythe Department iftheollemotivedesign mess thefoiiovinjstondovds� (o) Theoltemotivedesign provides obonierfree, safe nzute�ond (b) Theoltemotivedesign0000nmodotesoUnaquinadeiementsofthesidevvoUkintheonao. such ost:ansitorbicycle poddng�and (o) The o�emot�e de�i�� na�u�� in �nwer nan�ovobaofe��in�n�otunave��totion thon vvouid be required vithskit oonjpUonoe;and/or (d) Thealternative design enables gaenstomnwoterinfxastruotunaabove s�omnwotercode naquinannents;ond/or (e) [he oitomotivonv\IiU ovoid costly utility roi000tionothotoronot r000mmondod bytho DoportmontofPubiioYVorko�ond/or 29 Page 21 C:011011001.000010.0.1.0c,11110•0(1111(1100010011(01100(0100111011(1:00010011001:10(11001En010101.01((c(c11001C0000(010:(11100001111c/(10111000000101,111100(1010000(1.1.00100(110(10100110:010.0C11101010(0.0(01000100110(.11110110000(10c,111101101n1000.1.1.0000„0 11 .cc.n ;14 n (CI( (CI II )111 oco c °cc ro.c c cc ro.c II )1 c ro. y ro.c c c A 1 CovcnicaHl HAI It. cc/n/11.11m 1.11c, IC( cn.ficch cc11,11,1, cccal Ifcal 1.cc 1.11c, fcclicacccol Ifs 1,1cci.cncni cmcni ofol Iccocni cci.cmcniclIcnicc .11111111CCCCC1nnnn1111111).111111'.c11.1111111111.11111c11CCCi111.11111),Inn11111c1AllIccncAn11111c1.111111.1)...111111.1).1111111111.1111nniCIC?.11.11111111111111t1n.CCiii.111111111111.A.111c1.111111.1).A.1111111111111.1)1CCC!. 111',111111111111111111tt coo c II A o cc 111Ccncrnicc .11111111cnnn,cncccncnnincnningcnconconnticncin111,.....1111)ncnn;:cdoconcccnnn111c111nny: tcCncnnncnnnfnncicnnncccnninanclncnccccc C1CCicnc.:o:.111c111nnocccIncnn11Cccncncccn11 rmcro cn, 'co4 .0 4 0'0 0 (4 0 00.10 0 (4(0'11 04( ro cn mc r o ctrm II 1m vcc 8' m rmcro o 4.0 4 '0, 0004 Fir II c r omc mc r tt m tt rm 11C.,11 cmcnnc,cm Om m n1111111nccccnCnccEncnnnnccnnnnccccccnnncnnncjnnnnnCCCCjnncccccncccnCnnnnj111nacnnnnjccccngnnnC111111ccncccCnccnf1111111cnncncnnccc InciCcarcacccncci .11111011:ccal„cnincncancnnfanCn 111cliangiconnuncincynconnnAncinntcnincanon:ccinninn(111.11'n .111111111:ccal„ncinnoccnnfanCn 111cliangiconnuncincynconnnAncinccncEncgcnnIncnnninc(1.11 Alctc1.1.1Hcc.c>1.cc.n.cci. (cc Allccy ncill11111tA111 1.0 AhtAt. MCC ACinds' fcl crccicccriy ncill11111tA111 j111111ncctccnnjccnocnocc„,cnccnocnc jllnnn)ncccyncnccjgncccccccoconnoccncccocojCnnnccnncn3ccccococcgcicncnnpn 11'cc,c1,1c,cnn-cnc,ncnc n1C111C cccncl,n kiCnn-nncicn 111,11cncccOrnocloccrno 111"11,cc,cc\cricnclIncnclIncocccn Iccccrpincliccci cc.11. (cc A1cc.ccccc '.10,.•°:).°1 CCI.ccry A(.10(0.0(0(.1(0000.0(0.01(1tAii 01(.0i f(X.(0.0(0.0(0.(011(3,0'(0.0 cicnitcnciccc nfcnicoccnncl„,cnocconginn.1111111111gnciccconcl„„111ncncingocccncn. C111111:nncncnrccc:cnncnccC„nnccnnnccncccicCnnntcncnnnnnnnnnccnlnn1cnccctnnnnnnncccicCnnnnnnnncnncncj,ccnnncnnnccncccccn1)1111c„:cnC,nnnnccccccjiccnnncnnnlcnnccnCnnncccictccncnnncnCnnniccnnnnccciccnn.ncnC.nnnccncccnnn1n'C1:1ncnnncc„:ccCnnnCccccccnncn::cccnlcCnncnn:nnccnnnnfnnnCC.cnnncc...n.c1„nccc:cs.ncnnnnnncnccccicnncnnnc ntncntccncccccccccccncccncnnincc1nccc:DnCnnnincc.1C.nnnc...n.ccnccc.nn:nnccncnnnnfcccc:ccccc.n.cnCcnnccc:cc1nncnnnnnc.cccnnncnnncnncnccncnCcnlcinccncccnc..n.ccccnncnncnnnnncnfnnnnfc1n'c1111n:CCCCcC1nncnnnnncnfnnncCnn.tlncnccnnccnncnccnncnnnnccnn...n.ccccccnnlnnnntnnC.ncnnnnccnnnccccn.„nnncCCcccncnnncnncncnnnc.ccnCnnnnnccnclnnncnnnc 11)1111nccc.cnnncnnncnnc:cnnnnn.1.1.1Cnnn11)nccc:::cnncnnCccncnccnnlnnnf1111Cncnn:nccc.ncniinncnnnncccncccnnnrcnccncnncictcncncicCnnnnn.nncCnn.ticinccncnnnfcccc:ccccc.n.cnCcnnccciccnncncnncnnnlnnnnncncccncnn.nonncccnnnntnncccnccnccccccccnnncjnccnccJncccnjnnnjfnncnnnocCnnnnj„cancncn.n.cnnccnlnnnnfnn'cc1n1.1.1.C111CcCncnnccnctnnCnnjn.lncncc .'c.,:ncnccncccncnc....n.cncnncncnnnCnnlnn1„.cnnncccnnnnc.cnnnnicnncnnncnnnnCncnnncncncnn11cnnncnccnnlnccc:cc1nnnnnccc„:cncnnnnnnJnccnncCnlccncnnnnc:Cnn.nnnC:Cnn.nnncnccncncnn.cnnccncnnnntnnccgncncn1c1nnjnnnnnnccnnnonnnc.ncnn111„nynn.nCCccnnjnncnnncnrc.cnCnnccnnnontnncj,..ncnn:ncnnn111.11ncnnn11nn1ccn::ccc:ccnn11)11111cccnCnnCnnnnnn1':nnclnn11nCccnnC11nn.C111'cnnnc11.1.1.1Cccl.nnn1n1:1)n„:n .1111'cl111conniniconnoccocc„,c1conconnj111111ccccnin1511connoccic n11Innnnnlccco::jnciCJCnocc111nnccc;n. .1.1.11cfannign..1:cn:cnt j111'cic,n;;nknccnnj11connconnocc„,cncoconncnnjakccj11J1Ccnnliccnoccic n11Innnnnlccco::jnciCJCnocc111nnccc;n. I111c1,:ancccinccgcnc1.„ccinnccnicccculnilnnccncl. fninnninccifcC111111int I111c1,:ancccinccgcnc1ccncinncinccncninntlinccnccinnn1151....141311C11.1111,n c:1131cnncncingccullinccnccinnliinnninc11:1511:11.11511. 1111c1,n::cncccnccsnnnnn1.„ncccnnncnnccccntnkcnnccnccfnn fninnincc11511Cnnlicinn c),;„,cCncl `nnn•cn1nc c),;„,cCncln 110000,n 0000c1 ciccnncnincncitinccncnncinnicnncicincn,C11,1'n PcnCccnc CccIncnoccdc-clicc1-111 cicnncncninccncinicfcccCnicnnciciccnCT111 91111c.ccncct 1111111111111cmccococcnnt11ccocockcncnoccalnicccconnoc 111111Ccncic11cDfccAnc ccc111111111cclicnCircncgcnc Abncnncvgc .11.(111111111ccccccIn :(11.1.1)111cccgict Cnn1111ccccccc1cncccnnccncncncnrcncnnncccccccCntcnccicnncc115nnnnccctcccunaccntacncn1ncccnncncncaccclynnn1CcccccnncncnnclnCntcncnncccncncCnnnlbynncCnlcccccnnn11111)nCncnncccncnnncCnncnccncnnny1ncccnnnccncnn11[Cynrcntcnnn2nnn11111)ncccncccCncgccnccnnn11111tcm1c:cyccnnnccncrciccllCncnnncnccncn1nCccnnccan„nnncccicncnccncccCncnCccccsnctncCnlccccc .ncncrclnrcl.CncnnnncnncnccnncccCnnncctcccccnncnccncnnnccnncncncncCnccccnctntcncccnnthncccccCnnnnnnnCCC)cnncccCnnccCncnncntncccx11ncccccncntlnncnnnccccnnnCnnncnnncnnnccctccCnbnnncnccnnnncknncncncnC„cccncccncycccfcCJcnncccccnccctcJinnnnCncnnccnncnncncnccccctlynnc„cnt1C..1nCnnynJncccC„.QncnnncnncnctCncncccnncncccnnntnhnncnctnnccncncntcnnncnnccQnCnn cncccncnncQcnnnnccnrocclnsn1ncccsnctnnbynnntlncctcnnnn11111)ncccfclnncncocntnccnnclnnCnnnnncnnncfnnnnrc„cnbJ„Cncnncc1ccc/)/CcnccncnJcccnncccnnnnncnccncnnnn(11C)cnncccccncccntc1nccgcnccCnnncccCncglncccCnnncc11ncccCncccncnccncccnncncccnncCncnCinccnncccg1„c:cncnccnscicnncnnncnCccclnCnccCcCnnncccCnnncncncncnncntcncnncntcncnccnlnnncncncccncnoc cnnnccnncconnncnrciCinccnncccnncnen„nnninccnnnsnctnnCnnnCcccccnn1ncccccctcntcnnicccnncnnccQnCcnnccnncnccCJnnCncgncc1CnccnccnnCnccttcnnnnbynntc.ccccCncccncccccccnnnccccccnncccuclnnCnnncccncCnncnnncncCnlncctcnnJcicnncnnncjntcncnnncCcnCcccnnfnncncncccnncccCccncgnccccnnnncnccncnnnn(111C)cnJnnhccccnnfcicnncnnncnrcncnnncnccccccsn1n cnintncnicncnncinncncingcc(ncncnCycciczninclintlintnncninnininnIcncningicntInsitcncncincgcnnccnccncnccnnintccincicnnntInclicanincninninclncncncnncconconrcccncitinbincicncycyfontIncininnhccicnnnccincicntnnbccacnncnn1Kningcncco„cnincnncloccontInntnn„nnincncininnhccatnnyccncnclunincinnbccicnnnbntcntntcccncn cnccccclnyctcnccCnntcyncccncnccccnccnnc11nntcnccnnnncnctCyctcnnncccccc1nn1ccccacnncnkncnnnCcnnccnncccc„cccnncnlnccnnnncnnncncciccccccncccn„nnntlncctcnJntcncccntc1ncnntcsnctnnccccccnCnnnbccacnncnn1KnccnctCnncccncnccnctCncnnnccnnccnnnncccfcccccnncCJ„IccccnnncCnlncctcnnncnnfc:ccccdcncncnccncncncncnnonnnncccncnnnccccnccccncncccncncnnyncCncnnnc cchccccnncicccnctnnCnnhccccnniccn1ncccnrccticfintcncctnCccnncaccclacnnnncCnnncccnninccnncccctnnacnncncnncncncccncnnnrcC„CncncCncLjnnjnnccc:nncnnnpncncnccjngcncnncntCncccnncgcnnncaj.cccc„c CnCnPncncncncjntcncnncn:Cnnncccnccnccccccncynnc„cnccctccnCcccccnnnccccccncctlnynccnnnnccctccncllcctncciccncn1ncccnncnnncccccCcynn1cfnJnnlncctccnnrcnncnccncjntcncnnc.cCnnncncgccCnnncccnnCncnnccncCnQnninccnncccntnnCncnccnncnnnccnnnccrcnnoTcllCcncccncccctnnnyccnCJnnlnccnntlncctcnnJcicnncnnncncccCncncCncncccnncncccnnncnnncfnnnnCnnlcccnnc 11111,1cccyccciccanrcconcontInntnnninosccgcncintinnyncicnnn11111cncncligincaccinconnfccncl„cncrincninnEnctn11111111111(11.11.1111„42.„ C1nnntcicccpccCnccncccnnccncncncncannntcnctc1cgcCcccnCnncccnncccuctccnncnncccnncnCnnccicnccctcccL1CccCCncnccbncccncncCnnnlbynncCnlcctcnncccnn1nCcCynncnccfnnnCCC11tcnnCccsccccfolccncnnlnncnccncnnscicnncnnncjngcncnncntcccnncncccnannpincncncnncnccc.j.ccccnnccccnnncc„cntjnnccnncnccjnnnn1nnCCnnclnn4n111CCCCnncSnCnnccccccgccCnncCjnncccnccct ancncnrCnCccnnnCcqccanCncccnnlccccncCnCccctccnn11111)ncccnyncccC„.cnccpccccnnccccccnatnnnCcnacnncntc.cccccCnCmcccnnnrncccnccgccccacccnncnfcncctcncccccnctnnanCnnn1111n11ncclnccnn1nnnln1111„c4CZ„nnnfncclincccccCncncnccconcncnccccnncnlcccccCngc11cccCncccnncrcnnocnccccynnntccccnnlCncncnccco1cCncccncnctnnnlbynnncnccnCnnCncctcncc cccCnninccnncncccCincncnnccnctcnccn„nn1ncnncccnnc.C„c„ccccCCccncccgnnCnnlnccccccccccccnnnnnnncfnnnnCnnlncctcnnnf111111ncccsn1ncccncnccnctnnAnccccCccnctincnnnccannAccCccnncnccincnninccc:Cnncncccncntincnnnccccc„c 30 Page 22 CHAPTER 18.211 18.2'1.010 18.2'1.020 18.2'1.030 18.2'1.0'10 18.2'1.050 (RC) DISTRICT Purpose Land Uses Allowed On Site Hazardous Substances Design Review Basic Development Standard& 18.24.010 Purpose A. This district implements the Regional Commercial (RC) Comprehensive Plan designation. It i& 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 < .: stances A. No on site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). See TMC 21.08. 18.24.040 Design Review A. See TMC 18.60 for all requirements for Design Review. A. Development within the RC district shall conform to the following listed and referenced standards. In the Tuk ' International Boulev basic development standards may be waived (see TMC 18.60.020). Area: None Where Height Limit is 3 Stories: '1 homes + 1 home / 2000 sf of lot area Where Height Limit is 6 Stories: '1 homes + 1 home / 622 sf of lot area Where Height Limit is 10 Stories: '1 homes + 1 home / 512 sf of lot arca Front Second Front / Sides / Rear 20 feet 10 feet Refer to TMC 18.52, "Landscape Requirements," Table A, for perimeter and parking lot landscaping requirements. 35 feet, unless within Building Height Exception Area (See Figure 18 3) 31 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) Off street Required Number of Parking Spaces for Automobiles & Bicycles See TMC 18.50.230, Residential Conversions 32 Page 24 CHAPTER 18. 3 URBAN -RENEWAL -OVERLAY -DISTRICT Sections,: 18.13.010 Purpose 18.13.020 Principally Permitted USCG 18.13.030 Accessory Uses 18.13.010 Height, Yard and Arca Regulations 18.13.050 Parking Regulations 18.13.060 Application Regulations 18.13.070 Specific Urban Renewal Overlay Development Standards and Criteria 18.13.080 Basic Development Standards 18.43.010 Purpose This chapter implements the Urban Renewal Overlay (URO) District, which applies the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment and revitalization, and to encourage investment that supports well designed, compact, transit oriented and pedestrian friendly residential and business developments to activate the community along Tukwila International Boulevard. URO District Boundaries arc shown in (Figure 18 15.) This overlay may be applied in combination with the Commercial Redevelopment Areas procedures as described in TMC 18.60.060. 18.43.020 Principally Permitted MOS. The URO District is an overlay zone which allows the uses permitted in the underlying zoning district, while being consistent with all additional requirements of this chapter. In addition, larger scale multi family buildings are permitted in the CR district within the URO District. 18.43.030 Acce-sory Usc The UOR District is an overlay zone which allows the accessory uses permitted in the underlying zone district, while being consistent with all additional requirements of this chapter. All setbacks shall be as provided in the underlying zoning district, except as may otherwise be specified in this chapter. 18.43.050 Parking Regulations Parking shall be required as specified in TMC 18.56, except as may otherwise be specified by this chapter. Parcels located within the URO District arc identified on the official Zoning Map, as well as in TMC 18, Figure 18.15, and are subject both to its zone classification regulations and to additional requirements imposed for the URO District. The URO District provisions shall apply in an„ nose where the provicionc of the URO District conflict with the provisions of the underlying zone. 33 Page 25 certain criteria are met: 1. Building heights shall be permitted up to 65 feet; 2. Existing NCC setback standards shall be followed per TMC 18.22.080. (See Urban Renewal Basic Development Standards.) 3. Multi family parking standards shall be one parking space per each dwelling unit that contains up to one bedroom, plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. 1. The maximum number of dwelling units shall be determined by the building envelope, rather than a numeric density. The applicant shall determine the unit mix with the limitation that studio units contain an average size of at least 500 square foot of interior floor space with no units smaller than 150 square feet and allow no more than 110% of the dwelling units to be studios. 5. Allow live/work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live/work space is built to commercial building code standards with a typical retail storefront appearance. 6. Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. B. The URO District's development standards apply if the applicant requests, and if all the following criteria are met: 1. At least 100 feet of the parcel's perimeter fronts on Tukwila International Boulevard. 2. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. 3. The ground floor along Tukwila International Boulevard must contain active uses (except for the width of the garage access) when site conditions allow. Active uses comprise uses such as retail, restaurant, office, live work or other uses of a similar nature that encourage pedestrian activity, and future a combination of design and amenities to create a sense in interest with 1. Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, materials, d anstreet f unit ire rr 5. The applicant shall prepare a Transportation Management Plan to encourago alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. 6. Residential development shall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments. with over 200 units. All car share spaces arc in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car sharing spaces when the program becomes available. 7. One secure, covered, ground level bicycle parking space shall be provided for every four residential units in a mixed use or multi family development. 34 Page 26 A. If requested by the applicant and if the specific requirements and criteria of TMC 18.13.070a and 18.'13.070b are met, development within the URO Dictrict shall conform to the following listed and referenced standards. B. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC 18.60.020). Certain setback and landscaping standards may be waived by the Director when an applicant can demonstrate that: (i) shared parking is provided, or (ii) the number of driveways is reduced, or (iii) efficiency of the site is increased, or (iv) joint use of parking facilities is allowed, or (v) pedestrian space is provided. Landscaping and setback standards may not be waived on commercial property cidop adjacent to residential districts. (See the Tukwila International Boulevard Design Manual for more detailed directions.) Unit density Unit size and maximum percentage for studio The maximum number of dwelling units is determined by the building envelope ac• in the NCC zone, rather than a numeric density. The applicant shall determine the unit mix with the limitation that the studio units contain an average size of at least 500 square feet of interior floor space with no unitc• smaller than the dwelling unitc• to be studios. Setback' to yards, minimum (unlenoted) Front 6 feet (12 feet if located along Tukwila International Boulevard South) feet of CR, HDR 1-floor 10 feet Second front 5 feet feet of CR, HDR 1-floor 10 feet 244 floor and above 20 feet 10 feet Sides, if any portion of the yard is within 50 feet of CR, HDR 1-floor 10 feet 244 floor 20 feet 3 floor and higher 20 feet Rear, if any portion of the yard is within 50 feet of, CR, HDR 1-floor 10 feet 244 floor and above 20 feet Height, maximum 65 feet (if all criteria are met} Landscape requirements (minimum): Recycling/Solid Waste Space requirements chapter for further requirements Franks} All building setback areac• must be 35 Page 27 Front if any portion of the yard is adjacent to, or across tho stroot from, LDR zoning that is developed with a single family dwellin. is outside of the Urban Renewal Overlay District Front(s), if any portion of the yard is within 50 feet of MDR, HDR improvements per the width of the setback, rather than the landscape standards of the underlying zone. All building setback areac• must be improvements per the width of the setback, rather than the landscape standards of the underlying zone. All building setback areac• shall be improvements per the width of the setback, rather than the landscape standards of the underlying zone. Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 10 feet Rear Rear, if any portion of the yard is within 50 feet of MDR, HDR 10 feet Recreation spaco Recreation space, senior citizen housing Off street parking: 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 pluc• 0.5 spaces for every bedroom in excess of one bedroom in a multi family dwelling unit. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. 200 residential units on site. An additional space shall be provided for developments with over 200 units. All car share spaces are in of guest parking spaces shall be provided. sharing spaces when the program becomes available. One secure, covered, ground level bicycle residential unitc• in a mixed use or multi family development. Other uses, including senior citizen housing See TMC 18.56, 36 Page 28 fn.(ua .1§r.c§r1,.3m a i Ufa „(.)1(.f 14,(C.r,(f2tif 15, (i.r,(f,atif ka CIlll11 III3.1§,§ °11r.aca §Ea�. III '.II °;; III °III°°11III IV"'^gull III IIIf§1.1§(:; III II4111°"III\ III II ally'°° I III3.Arill1"§1. 1 ``L pllc"Qal; lllk.. ° r§ llir,§I§:§Illk a .§0111 Ir11 f 11.11§Y 13re I I,; f l k, a §:311(f [D.§r Ira I 1"a 1011 yk, Ii i;, ql Ia; I".a1,§rr1"aca;,,; yap, it II;, adf§I;11",§)Ig ";1aa i1"rIsrda;,frIiivivaaa� 11 0 l l+ ,;, f,ar 1Ia;vn1Sa ;va;l, §);;a1" it":1§. 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IrQruru ,rjgh,lu,++ a,+ d l ar1r.00r,+ "P,+ .rr„++, ➢ a�'�� l"a,+ 0r.IV,0,al000 �, ti ,., ,�,hphhi �>9�,aaa„�,gl�rd,➢i,�h�r, � ��'� �� '�'.. )r,iurrlilrrrE eerrrirrledyr reirrilor eyrie rierrre,irrl, rirrryyx,;. l rrr:rrer il°rbl2'bf?fr r r{rar re root,. r, uarx aI°rI ullr,�ll I I Yr ltlrxrr,� rlrrbll ilpe,iell rbr lr,�b�ri rrI rr, rrlr;,ll rrr�ril°:qr , , r.IG r,{rarbl°r, 1r!rrri rrrr_ uluma° r. 39 Page 31 \.11'11111110110111tt, .11y y 1113ci rhcli g3,1r)1111111(',',:1111111"11'," °k 1,0 0 010 1100 III II ,11111,, II 01110 01110 00.000101111,000000101000000[110001101111110.0t0,110000111110000110,0,0001100100(000001110f001111100010100010i,1110000010100000011110000......1001011001.001000100000111111110000010100001110100101110001101010001101010000010001000000110,!,1101111,000001011000,01000y00000111)000.....11.01,1111000011110)1000001200110000001100:00010001101010000000111100001101001,001111011000001010000000100010,0011001111101,100011:100001010100111001,111100 40 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. 41 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. 42 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. 43 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. 44 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 (for thanforuses other residential) 151, 2, 11 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 17 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 17 6 64 Type 17 Same as MUO RCC 20 (10)2' 3 Type 17 5 10 if near CR, MDR, 1011 Type 11 Same as MUO HDR4 NCC it ��;.��'�`ihrat h' Type 1 ,P,l iu atLlh, at;ll 9n" P irli�;.�11°?h at l Type 14 Same as MUO RC 4g,Pliiii t h,at h, Type 1 4i�P,/i ii �h,at;l� �4 li i,t�1l"'��'I' Type IRR Same as MUO RCM 10 Type 1 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 45 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,,,,,,,' ar;ir' .ralHnrirti,, �ir�r, hri al�ii in n� rrdr4iairr�r; fra,r,,,i'ir%alt�G h' ad -all ;�r�olhi�at I� �arro„ a�� rual t'a', , LLrii�ir�r,Fuaia�+ ,�iai �at r�;.,�1 mall hu� I��i u,,�x al�iror, I Ira rare ;;�ilr� r;aril�ar��9 � I ai i,,t�x '� t rr�r�iai��irir�iilf� ir�ri I'i�af�c� �ir,ar�G L, iiu ia,,r� aril�at r� it i ir,r,Fr�rrira, ari , Irr�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 theMDR ( 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. 46 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 47 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. 48 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; 49 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. 50 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 51 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. 52 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. 53 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. 54 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. 55 Page 47 Sections: 18.60.010 18.60.020 18.60.030 18.60.040 18.60.050 18.60.060 18.60.070 18.60.0'i:30 18.60.10 18.60.1 T 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, M]xed U, ae,,..,Hotel, and Motel Design Review Criteria :, k '°.Kk rl1P'kr,p;alk�rl ;v ;Aril s; /A;I°iir4alr�. x :,a rai°irk I�rarl ii°i 4ar�, I.��,. i ik�,i ir�. Tukwila South Design Review Criteria Commercial Redevelopment Areas Approval Procedures and Criteria 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, tight 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 56 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 shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Shoreline Overlay District. 18.60.050 Commercial and Light Industrial Design Review Criteria A. Relationship of Structure to Site: 57 3. character. 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. Public buildings and structures should be consistent with the established neighborhood 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. 58 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. Monotonyof 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, clearlyvisible, 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. 59 TOTAL STREET FACING FACADE AREA CONTR[BUTVNG 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 fagade. 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 60 Page 52 ® Varied building heights 8 Use of different materials (0) Different colors CD) Building perimeter offsets minimum of 4' (E) Projecting roofs (minimum of twelve inches) (f) Recesses, minimum of 3' CO) Bay windows, May project as much as 2", up to 35% of the facade (] Variation in roof materials, color, pitch, or aspect (ii) Balconies J Covered porch or patio (K) Dormers 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 fagade or ten feet per unit, whichever is greater. For attached housing, this standard applies to the combined length of the street -facing fagades of all units. For all other lots and structures, the standards apply to the street -facing fagade 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. 61 Page 53 FRONT LC)T .INE SIDEWALK STREET X bdiing facade, 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. 62 Page 54 SUPPORTING COLUMN 0 CIL 0 a. OD 0 m PORCH EAVE. FRONT LOT LINE SIDEWALK STREET 0 0 U. 120 uJ 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 fagade. 63 Page 55 TOTAL STREET FACNG 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. 64 Page 56 18.60.070 Multi -Family, II1WIPA., Hotel, and Motel Design Review Criteria A. Site Planning. 1. Thc sitc plan shall use landscaping and building shapcs to form an aesthetically plca3ingand Siting, shapes and land3caping. Such a feature cstablishcs a physical transition between thc project and public arcas, and cstablishcs thc initial sen3c of high quality development. 3. Vehicular circulation dcsign shall minimize drivcway intersections with thc street. 4. Sitc perimeter dcsign (i.e., landacaping, structurc3, and horizontal width) shall be coordinatcd with sitc development. 5. Varying dcgrec3 of privacy for thc individual rc3idcnts shall bc providcd, incrca3ing from the public right of way, to common arca3, to individual rc3idcncc3. Thi3 can bc accompli3hcd through thc U3C function3. 6. Parking and service arca3 shall bc located, dcaigncd and screened to intcrrupt and rcducc thc visual impact of largc pavcd arcas. B. Building Design. 1. Attention to building dcsign encouragc3 an ac3thetically appcaling and safc place to livc, comfort. 2. Building components, such a3 window3, doors, eaves, parapets, stairs and decks shall be thc anticipated lifc of thc structure. 3. Thc overall color scheme shall work to rcducc building prominence and shall blend in with thc natural environment. 4. Monotony of design in srnglc or multiple building projccts shall bc avoided. Variety of detail, defining neighborhood identity or a sen3c of placc. effects of largc pavcd aarcaa3, and brcak up visual mass. 3. Walkways, parking spacc3, terracc3, and othcr pavcd arca3 shall promote 3afctyand providc 4. Appropriate landscape transition to adjoining propertic3 shall bc providcd when po3siblc. D. Miscellaneous Structures: 65 Page 57 1 . MiscellaneoU3 structures shall bc designed a3 an integral part of the architcctural concapt nom:eningofnemiooyardn.SonneninQnhmiiboeffeotkminwinter and sum nner. 3. Mcchanical cquipmant or othar utility hardwarc on roof, ground or building3 shall be ondfully onok)nodundorroof ondiondnooping. 4. [xtaror lighting standards and fixtunnn nhmii bo of a doniQn and nizo oonnintnntwith nmfnty, giare spiR over. Exeessive brightness and briiiiant eaiars shaR not be used uniess eieariy demonstrated to buiiding architecture and adjacent area. Lighting shaR be shieided and restrained in design with no off site 66 a. "eather protection may take the form of awnings, canopies, orarLons^ wvhioh extend from the )uiidingtmoade a minimum projection of six (G) feet over the pedestrian area. Projection muotbepreaterthaneipht(8)feet above sidewalk level, 5. Chnund War ResWendai Uses: The foKowvingotmndardo apply to pround floor residential uses. An appUoant maydeoipn pround Moor residential units to a modified specification from these otmndardowvithoutrequeotingaformaideparure^provided the modifioationiodemonotnotedtomeetoneof thefoKowvingoriteria�(a)for unitowvhioh are required bytheunderlying zoningdiotriotto L)eoapaL)ieofL)eing converted to oommeroiai space, the modifioation provides greater ouotomeror ,)uoineooaccess for the future commercial space, or (b) the modified design of the pround fioor residential area euhi,)ito features that mitigate the oonditionoofa skeet frontagewvith undesirable features ouoh as constrained sidewalk wvidthoorhiphieveiooforime^andthemodifieddeoigninoreaoeoUsoWUtyandoafeM/forfuturetenantoand theoommuniM/. a. All naoidentiai unitoatpound level shall feature private entnonoeofrom the street v0M porches or stoops, EaV porch or stoop shall be a n4nlmrum of 25 feet irr area, wid-i rio dimerrsiorr less than 5feet, I Finished Moors for pround level residential uses shall be minimum of 18 inches above ad]aoentsidewalk heighto. o. Setback areas Or prourid floor residendal uses that are riot occupied L)ystoops or wvWkmayoohaKbeiandooapedandohaKinoiudeaminimumofonemediumoriargetree. G. Bu|id|ngFacades: Skeet -faoingfacades ohaKinoiudeatleak threeofthe foKowvingdeoign features at intervals no greater U,rarr 3() feet of facade. BuHdIngs with plass curtaki wall systerns may, aoan aiternativetothebelow features, feature pro]eotinghorizontaiarid/or vertical muKiono. a. Varied L)uiidingheiphto. L). VNndowfeneotnotionpatternoorentrieo. o. Veqioaipiensorooiumno. d. (�hangeinroofUneform. e. Veqioaielements such aoiandooapedtrellises orart, f. Change inL)uiidingheiphtofatleast 1foot, g. Baywvindowvo^poroheo oanopieo^ohimneyo. h. �Deoonotive oornioeo projecting at least 1 foot. Cornices shall extend along all frontageooftheL)uiidinp. i. {�hangeoin colors or materials, 7. Alater|ais:ThefoKowvingexterior materials shall not beused unless fromad]aoent streets, properieo^ort0000upantoofthe L)uiidingoroite� a. I,lon-mortared ,)riohveneens. L). Reflective metaioidinp. o. Simulated stone wvithoontnodiotory finioheo^ouohaootnoipht-Une]ointo. d. F��lywoodpmneioidinp, e. Pkain(non-decorative) oonoreteblock, unie000na L)UndwvaK. 8. BuiidingoornensatinterseotionoofanyeuiotingornewotnaetoohaKfeatureoneof thefoKowvingdeoigneiemento^wvhiohshall eu1endaminimumof1Chorizontmifeetaiongeaohcorner fagadw 67 Page 59 a. Corner towers,wvhereaoepanote^reiativeh/oienderma000fthe building hoeoabovethe heightofthe adjacent buiidinymaoobyatleast 10 feet, Theoornertower ohaKeutendaminimumof1() "). Projeotingornaoeooedcorner entrances, with atieaot1D feet ofoffset, Thearea that io projecting orrecessed ohaKeu1endaminimumof1()horizontaifeet along each oornerfaq, ade. o. Angled corners, where afacade Aleast 20 feet wide faces towards the middieofthe intersection, 9. W e,�)hagm aiAmms and Lm a W n g D a c ks� a. AKentranoeotowvaotediopooaiareao^ioadingdooho^andotonogeareaoohaKL)eiooated on a non-otreetfaoingfacade^ ifoneexists, L), alley skeet, pathwvay, puL)Uoorprivate piaza^ or parking area, ohaK be screened with landscaping on the sides and rear and ohoK be ourroundedL)yadurWIewvaKorfenoeatieaotGfeet high.Chain link fenoingionot permitted. o. {�oKeotion pointoohaK be located and oonfiWunad ouoh Mat theenoiooure gateowing does notobotruotpedestrian orvehioietnoffioanddoes notrequire thatahauUngtruck projeotintoany non-aKeyotreet. 10. IA[iRyAppwwha� a. Utility meters, electrical conduit and other utility apparatus shall be located in areas thatare notvAdWe fromnny non alleysteet, pad -way, public or private plaza, or yAlIc parkngarea, a, ohaKbeooreenedwith landscaping orarchitectural features, L). Rooftop meohanioai equipment ohaK be screened such that they are notvioiL)ie from public streets orsidewalks within 300 feet oftheouNeot property, unless from a point ofview greater than 10Net above the finished oitegrade ofdie subject proper-ty. 11. �4ht|ng:Eu1eriorlighting shall meetthefoKowvQotmndardo� a. EutehorwvaKoand iando,ping,ifUt^ohaKbeiKuminatedindinaotly L)yconcealing light featunaowith the buiidingorKndooaping,Fw;odeioenoounoged. L). Kiuminotion ieveiof 1 footoandieohaK be provided in all pedestrian anaao^ including building entries, along walkways, parkng anaao^ and other puL)Uo anaao. Stairways moy feature integnotedlighting eiemento. o. Ali puL)Uoand residential entrances ohaKfeatureiKumination. d. LightingohaK beohieided and cut off to prevent light opiKoverand glare on adjacent properties, e. Largeareas shall be illuminated wvith muitipie iowv-intenoiM/Ught sources rather than oinglehigh-intenoiM/Ughtoouroeo. f. Pole UghtoohoKbenotaller than 35feetaL)ovea 3G-inch base inparking lots and traffic areas and notaller than 12feet inpedestrian areas, g. Thefollowing outdoor Ughtingequipmentioprohi[,)ited� (1) LIghtIng that Mashes, chases, changes color, or changes Wensky for any purpose other?an oenvng aoaoafelUgho and (4 LaoerUghting. h. Theoorreiatedcolor tempenotureofall outdoorUghtingohaKbebetmxaen3MOand GOO) {�". �)e'jpaii tunasfmrnSWndmmds� Aopart ofaYpe2 Design Review permit application, anapplicant mayrequest consideration ofany arohiteotunoioroitedesign that does notstrictly with the design 68 Page 60 standards of thio ohapter. Whing in thio section an appUoant from for a sohonoe^ punsu�nttoT��{�1�.7�.�n�ppUo�ntoh�Kou�mit�det�iiedn�rnotiveth�toie�d��ioui�teothena�oonofor oeeWng a departure. When considering a request for a depm%ure, the Department ohaK confirm tot the propooeddepmirturemeetothefoKowingevaivationotmndardo� 1. Me proposed deparkire does rot coriflict with any requirements oker than those found Wri WC 1B.GOX71 and 2. Thepropooeddepmirture^ifgnonted^wvouidheipa000mpUohthegoaiooftheComprehenoive Plan toaoimiiarorgreatereutentaowvouidtheoodifiedotandardo; and 3. Thepropooeddepartureioneoeooaryduetouniquedeoignfeatureoofthepropooedoiteor otruoture;and 4. The proposed development requesting a departure has obtained a minimum of 1 18AOABG VehluWrAmms and Parldng StruMinaDesWnRsv9wWe& A. Appi[cab|Ry: 1. in addition tothe naquirementoineach individuaizoning diotriotand any otheradopted CQ otmndardo^all ourfaoeparking areas, driveways, or other areas for vehicle storage or "rioverrierits wt-iri ti-re H�)R^ R{�{�^ �{�{�^and RCzoning districts ohaKbeouNeottoT1^"TehiouiarAreao". 2. All proposed ormodified parhingotruotureoshall beouNeottoT18.6O.()8O.B.2^"Parhing Struotureo", B. Standards 1. VehluWrAremm a. I,lo off street surface pmrkingohoK be located ,)etmxaen a ,)uiiding and anyfront propertyUne. Surface pmrhingioto greaterthan five thousand (5^000) square feet should provideoieariy identifoL)ie^ lighted, and landscaped pedestrian paths tot connect each aisle of pmrhingto the building entranoeortheoidewaihoqtem.TheUetin,ohaKbepedeotrianooaied.TheiandooapingohaKoonoiotof shrubs and groundoovens and iinoiude sees. Pedestrian paths shall be noised to ourL) heightwvhen or000ingotreetoorvehioiepathwvayoandohoKbeat ieaotoiu(G)feetinwvidththroughtheourface parhinglot to)uiidingentnonoe.PathoohaKoontainoontinuouoiandooapedareaoofatieaotthree(Ifeetwvideonat ieaotoneoideofthepathemzeptwvhereapmthwvayor000eovehiouiarpmthwvayo. I Sidewaihoandwalkways shall continue atourb height across all drive aisles and vehiouiarentnonoeo. The surface of pedeotron crossings at drive aioieo orvehiouiarentnonoeo shall be ourfaoedwvithdeoorativepavens^,)rioh^otampedoonorete^oranyothermateriaithatreinforoeopedeotrian prioriywvhiieWainingoompUanoewith theotmndardooftheAmerioanowvith�Dioa[,)iUtieoAct, c, Apolcarqs shall derrionsUate that the overall desigri of ti-re ,)roject ard site "rieets thefoKowingotandardofor vehicular aooeoo� (1) Vehicular aooeoo pointo have been reduced to the minimum quantiM/and wvidthp000ite; and (2) Vehicular access pokqs are sked at Me fu it -rest rmssiL)le locatiori frorri street oornens; and (I All shared vehiouiaraooeoo point optionowvith neighL)ohngoiteo hove ')een exr)lored, ard if not utilized, are IricapaWe of being utHIzed due to circurristarices outside of ti-re cortrol of theappUoantorproper tyowvner�and (4) The location of all proposed vehicular aooeoo pointo naquinao the least aitenotiontoeuiotingfeature000mpUantwviththeoeorotherTukmiiaotandardo^inoiudingjmutnotUmitedto 69 Page 61 A4I%i%i4 1 4tI Ic,„ .1 1II ....f'ci f4� 114I�.,q FF arr 1HA.. �a.. lq��nnkl;.gl°Iqf ,4n11 I�iI°1�iq;A�ii�, ��il°Il��.ualnnr y1k;A1��a...gf kl°I�i..,f'grlir�,„lqf kl°I�,a,nnl�il�ill�;°nnI°IkgI° I,°krgnil°l�il".,�. 4 2 , II "` ai u° II � u I�ir f A S i II° 1114 i II r‘rdr4.1(14.10,0(1 Iinnl"III �� °4nn I°I�qk„ fi q gr;Ak r; i�ik fnnf}4n��i fI.f11bto from 11nn I' {{ btlf� rpif, Ik 7f inn f.l I, I hd #iIrw, fA4,4nIIafI4nr . U... + A 4 1 i 5 e tf 1 �tt a � k % on f%� %i p� %tee %i %iu. `... Archoi Aho, AF el n fN y r4] ] F A ,,. of L'IoprililLtfI1ry,^ r4af�p�k4al:�%.,,, nor : rrl dflor�i�� I�l4iarll� �4ll;A,Nnfl;A4albiofl f II�V, 18.60.090:: 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 light 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, walls, berms, and/or landscaping to create a distinct street edge. f Q,I°I 11r;Aq nnI°I IInd 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: 70 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 emergencyaccessways. 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. 71 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. II u 1 icnrtl ;;The intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor that rocs the space needs of mixcd use or commercial development that better buffer the negative impacts of the commercial dist , 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 the following critenai 'f��k�i"aak�4�.klagi°i a�alaa;;a i°iaq�'; ra;a�4al.C;a; lagk ��qi°i;aagll�;�aaklagi°i.,�ai°ia� i��°i�ar I�aa; a�,a a�agi��°il��ll;al°ia;a�,aalaa a�aa,°alai°i raaala;aa aa..l" ��;aaa;l��.�gl'ai��°ia;i.°ikr_ a,.l�al�alla�aaia,i i;a al,l°ila�l°i I'l..iarl�aaq;aa i�°i4alkl:I'a4ara �;R, a�a;ara;l,,rl�ai�ia;i°��k, . ,, The permitted and accessory uses aai,°;i,a� a�a;ar;lagl�ai�i;i°ik ;aka,aiia�4ara�,.a aqf kl°oa; ;a4al�.�a;a�k I�aara�a;l ars,lkl°ili°i k:.l°ia;;I . shall be those of the adjacent commercial ?� arr °,V ; ; �a rilri�,district to which the residentially �;l i aqi° 1 i zoned properties are being aggregated. 2. Standards: Thc basic development standards shall be those of thc adjacent commercial 3. roval procedure( .11 )111 Al u s)1 It. b. The development must ^,hall include at least one parcel that fronts on Tukwila International Boulevard, mdy li°ia ludo and any number of additional adjacent parcels within the commercial redevelopment arcas(,I A. c. Thc following criteria from thc Tukwila International Boulevard "Dcsign Manual arc augmented to include thc following intent. 72 Page 64 (1) to create 3treetscapcs that arc Similar in setback, land3capc and building heights where development occurs acro3s from single-family residential: (2) to crcatc architccturc that is compatible with dcsircd residential character and (a) Sitc Dcsign with special attention to continuity of sttcs with adjacent s+tcs and Siting and screening of service yards, and (b) Building Design with special attention to architectural relationships, and 18.60.1 1I 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. 73 Page 65 III" Ili .a rei 8- 17; n re Au to re o 0311 Oeand 03, Cle e 07,8 r Inuit,. Recite e n te IA! it h i n 111-111iit i fauna° A I I Li sets G re iatai rat III an 111-111iit i trio Inn° tai t e s e n ti 1„.11 set s whIch; ▪ 18/1 tit tit t tit ci tit n .1„1 n int: a fain r Ci a L".7. \ A/ 3 6 7 OA (33 r ▪ crl t ruiy t senI r c, .1„1 n r t in se wIt ci ii. L".7. 'tj r ▪ 18/1 tit tit t tit ci n .1„1 n /18c, (tit! o r [awn! IlIn n t tit; r Ai r nil I iiii tit a S 81'1 n r r nil a 81 81 '`"1 0 LI. S 81 NI n .1„1 n I tit n in US r Ci in 81 a n tit t a n 0 se int: I 81 tit r in r I I tit L".7. int) r area NI n .1„1 n ii. n a crl I y ()US n (1111188 rime° a rei a I u it win II 011 r"11111,,?1,,Ji Ot r 8 rterti e I :tan ci n st ri I 1.„„11 se s w c, Den n int diaatiti r tit c, n ci .1„1 n a r n c, I a ".:.'5C5. di tit r rn t III III 111„„Itte w 11)11 c Hi it, 411, A r‘iii ri infi r tit cto n ci .1„1 n a r n c, I a ".:.'5C5. di tit r rn t 17" I 16 I 771 681 " (lige 1, A ""11"" I-1 tit Li rant ii. I in n catnip:a r rm. tit r ritit a S a CC) n ci .1„1 n .111 inn/ cal tit i.25„8.1„ tit 81 a I r a n rit. a n „I„e1:1„112„,titatittiti, ""11""Ilal i113 „ 113 11""n.„,ii „ t, It'll ri ri t, It'll II ',lit 11,811 it!, ri \tit 'ticar‘ II II te t.,11ii i...i r'ci, it!, rat 'tit 11"i„iii'' t le it!, it!, i...i ',lit II \tit!, i„..„4." ri \III ',lit te t, le 11,81 II II ri II II te t, le t, le it!, A rill te t, le 74 Page 66 UI9�aa°"olllal' riti aIIII III lAin"al.it A111„ ao11r1Ir1V IIr11r1V F a rr Et II ..................................................... a :«.uII�:«.uII III II ��rl�:;lillu�ua � ;"JI1rua:N rear Fres ,S',!!I Fit °kt.1e„21'"'Is nv 1'P 1 1 r r vent AA oll1a? rt:;ll.0 o�aVlllllla!!!!'ll"iA nAAst:IhIIrAA w1'tla; I lrElllllrllll;:@atia11r"111.2IIPtrpaCA69"III UI"'Am:;lll A \\tall...Illla':,;""II;: :1!Ln......r"11 ' "'::;.....:1r"11......:1"..."` A�� tlr�.!ti I�,.�I,ar�t��,a4 fiw' 'Any ra, :A. pIIu�I�a� vsvAIILAIIuA, zh r n !() (,) sinal al. F11,hls0hls (' r2( 4 11 . ..:AIllulloa /1.2n1(1A().'(asf 011,v .�ia�C1C:1Ca n1111F„11112„111111(111,F111 2 sp a I 1I, �:z1�r,;zv11".:5Ir:al1.... f LA 1r: rs,ll lz:kr.1( 1 ;ntl ay LA r {rrlr It11 a;; sva II II II jai LA II II n.1, 000 sf ear ,,(1C1C1 A 2C:1a(,1C1C1 ( r:z(. ark) r;) r1 rzt: lvzvlkl trz II ; rtt.1 a r aII:,Iz,r,al t atlr:al'°I II set „ r � II i ,, uua' aa` II''' u slua �a a .11..n\1��n III "�1Q��i° ;n�l�hasll � ...a �,�lu ��41 � ��I11ua' �. YrIs....l rzrvl 1r r�C�.. rv�z Pr;a tl1l snkI AAA al1 n a!°r1I F 1 If, [Alr r trzr „k hall 11 IP,"21I trz I f';,ILk l rIs t",11I k1Ilr;:zzvl It eat: r r r {,,,,e, Il'il z;kl'rll Lfi t r' kI I Ssl I Ir;:zl Ik t l ',ratSlsr' t I kt", t", LG rzr r:l Iry eat: t If, 14:,I119S'�;Ilr t rz k �l rzry :z t", I kt IS rr trr :rve. lzr cerr rat OCC..rvp r11t : r rzr r,zt r:z1 I S:zvnv11�...^ r nit Pr,z r 1111 n St ',rat r' t "11 1 11I, [Al r:z1�L11 sea 11:��Il ktjr:zl:Lvnvh h 1I [Al r r �'''trzr 1""letil:zllr: i/rz1 1r � :;I„ 1 all l"1 a*rr t l 1I�� r'I r 1 ea11 trz 1 r.;,:#rv11 I I1rz1 cps S's.... Z kl' PII Ili sr' rll I t IS;,,, tea IIOAA,/rt kr t",r,al v Ssnk 9 r1 zr1 it kl;zl'I r; hz kt tS1s1'I Ci SIC) 1 1 I I (St S ef1 zS r:t'',Slsr' r larr St,l':;- 11I ;krLA r lI S,l ra r111I,11t k, Sn s 1'r:lef11 I 1 ea k t l klS ety est. ri r:!'t", X Sti1 I a Ir 1.? "a SI SI haa C t"i �zlrz�r,r',tr r t',I':kll !II err 1 :klIk„ rz't kI 19 t l kl l zP,ll t ktIr:zl°I„ kI Ir' :kl'Ir l4 II teaI I I I a91r;lI I 75 Page 67 Tablc 18 5 Provision of Parking Retail, except as listed below /11// 1////// z 3.3 spaccs/1,000 sf of ufa Eating & Drinking Establishments 6 spaccs/1,000 sf of ufa Ptanncd Shopping Ccntcr 100,000 - 500,000 sf of ufa 4 spaccs/1,000 sf of ufa Ptanncd Shopping Ccntcr -500,000 - 1,000,000 sf of ufa 5 spaccs/1,000 sf of ufa Ptanncd Shopping Ccntcr ovcr 1 million square feet gross leasable floor arca including pad buildings 4 spaccs/1,000 sf of gross leasable floor arca Entertainment & Recreation 6 spaccs/1,000 sf of ufa, or as detcrmincd by DCD Dircctor Business & Personal Services 3 spaccs/1,000 sf of ufa Civic & Institutional As detcrmincd by DCD Dircctor Office 3 spaccs/1,000 sf of ufa Lodging 1 spacc/gucst room Residential Studio 0.75 spaccs/unit 11 bcdroom unit 1 spacc/unit I lomc occupation 1 spacc/employee in addition to spaccs othcrwisc rcquircd Scnior citizcn housing 1 spacc per unit for the first 15 its, .G additional units Scnior citizcn housing and housing for persons with disabilities within one-quartcr mile of a transit stop that receives four timcs per hour for twelve or morc hours per day *Scc RCW 3G.70A.G20(2) 1 for 15 bcds with a minimum o to accommodatc staff and Industrial, Manufacturing & Warchousc Not permittcd Sec TMC rigurc 10 7 Required Numbcr of Parking Spaccs for Automobilcs and Cicycics Sec TMC rigurc 18 -7 Required Numbcr of Parking Spaccs for Automobiles and Cicycics Essential Public Facilities As detcrmincd by DCD Dircctor 76 Page 68 Figure 18 7 Required Number of Parking Spaces for Automobiles and Bicycles NOTE: Automobile parking requirements for TUC -RC, TUG TOD and TUC -Pond Districts are listed in TMC Section 18.28.260. Single family dwellings 2 for each dwelling unit NIA Middle Housing dwellings within one half mile of a major transit stop NIA Middle Housing dwellings not within one half mile of a major transit stop 1 for each dwelling unit NIA Multi family dwellings 0.75 for each studio 1 for each one bedroom unit or larger For multi family, 1 space per 10 parking stalls, with a minimum of 2 spaces. Accessory dwelling units Multi family and mixed use residential {in the Urban Renewal Overlay (URO)) One for each dwelling unit that contains up to one bedroom. 0.5 additional spaces for every bedroom in excess of one bedroom in a multi family dwelling unit. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential spaces on site. An additional space shall be provided for developments with over 200 parking spaces. All car share spaces am in addition to required residential parking. If car sharing programs are not availabtc when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car sharing spaces when the program becomes NIA One secure, covered, ground level bicycle parking space shall be provided for every four residential units in a mixed use or multi family development. Senior citizen housing For 15 units or less, 1 space per dwelling unit. For dwellings with more than 15 units, a minimum of 15 spaces are required, plus 1 space per 2 dwelling unit . 1 space per 50 parking stalls, with a minimum of 2 spaces. Senior citizen housing and housing for persons with disabilities within one quarter mile of a transit stop that receives transit service at least four times per hour for twelve or more hours per day. *See RCW 36.70A.620(2) 1 for 15 beds with a minimum of 2, to accommodate staff and visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Religious facilities, mortuaries and funeral homes 1 for each 1 fixed s ats 1 space per 50 parking stalls, with a minimum of 2 spaces. Convalescent/nursing/ rest homes 1 for every 1 beds with a minimum of 10 1 space per 50 parking stalls, with a minimum of 2 spaces. Food stores and markets 1 for each 300 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. 77 Page 69 Figure 18 7 Required Number of Parking Spaces for Automobiles and Bicycles NOTE: Automobile parking requirements for TUC -RC, TUG TOD and TUC -Pond Districts are listed in TMC Section 18.28.260. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Hospitals 1 space per 50 parking stalls, with a minimum of 2 spaces. Hotels, motels and extended stay space for each 20 rooms, rounded to the next highest 1 space per 50 parking stalls, with a minimum of 2 spaces. 1 for each 1,000 square fcct of usable 1 space per 50 parking stalls, with a minimum of 2 spaces. Office, commercial and professional buildings, banks, dental and medical clinics 3.0 for each 1,000 square feet of usable 1 space per 50 parking stalls, with a minimum of 2 spaces. Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers, and private clubs The Director shall determine the number of required parking spaces, with a minimum of 1 space for every 100 square feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed a-se- 1 space per 50 parking stalls, with a minimum of 2 spaces. Post offices 3 for each 1,000 square fcct of usable 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant 1 for each 100 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant, fast food 1 for each 50 square feet of usable floor area. Fifty percent of any outdoor seating area for parking requirement calculations. 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail sales, bulk 2.5 for each 1,000 square fcct of usable 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail sales, general /1 for each 1,000 square fcct of usable floor area if located within the TVS zoning district; 2.5 for each 1,000 square feet of usable floor area if located in any other zoning district. NOTE: Reference TMG Section 18.28.260 for TUC Districts. 1 space per 50 parking stalls, with a minimum of 2 spaces. Schools, elementary & junior high Shopping center (mall), planned, per 1.5 for each staff member usable floor area size, as listed below: 1 space per classroom 500,000 sq. ft. or larger 5 for every 1,000 square feet 1 space per 50 parking stalls, with a minimum of 2 spaces. 25,000 199,999 sq. ft. /1 for every 1,000 square feet 1 space per 50 parking stalls, with a minimum of 2 spaces. Taverns 1 for every 1 persons based on occupancy load. 1 space per 50 parking stalls, with a minimum of 2 spaces. 1 for every 1 fixed seats. If seats are not fixed, 1 per 3 seats, with concurrence of Fire Chief, consistent with maximum allowed occupancy 1 space per 100 s at, with a minimu of 2 spaces. 78 Page 70 1 for every 2,000 square feet of usable 1 space per 50 parking stalls, with a minimum of 2 spaces. 79 Page 71 ares res eat r !der Berri Breakits Day Care easmes Eat rtecism meet- Page 72 Oc Fauna tat at a Raw d Office estate, or ravaav Recaeatdo Recaeatdo tdoor Retaii Page 73 = Reauires Conditional. Use Permit e rue Page 74 = Dearth -es fonterional Use Permit DIGO Daycare r came Dr Gee Garaee Page 75 tared Page 76 pale s Pee Pf‘f fec ariteep iaaff a, town Page 77 eetoil e Dist Page 78 = Reauires Conditional. Use Permit spesu La PL-Leis & HP Pes GGP GP peraTet- fee es Li 8 Page 79 = Reauires Conditional. Use Permit Art G.--aue Perform! Page 80 = Reauires Conditional, Use Permit txcavatii Stabies Teo me use II Trea ecror larenerl Adutt Dec Tri CIS CA ea DroDert,, Lem to et, ea DV te traii is to De Loc.atea, to me ne.arest point or Ine raertv or I- De sepa ,tea snau De measurea Dv To t"De .ana size mat me. 'Tea itrz- e: no autoronemea remit sates the Ma I Live o -site co 0 P = Permitted (-See Page 81 _I De orterea on -site to cu us Deaesman not neiRia, I Least met nor Offices tea TO, Troia re (=ley: Tea T an escaousnea met anti civeL care no idea IF- tri- Qre.--aTer man met TWO COITTIQLI emeriRencv access sniau De ne area Or II- -- or expial -v De Derimmea Der en e existence Tie or at_ I De consTrucTea WRIT The Dr Deaesm -Off ce such occupy no moie Offices ist be associated with another permitted L_ mauve cim - present wimin me -Offices nc size rest New orrice aeve ems snau not exceea No new ortices s f the turn ite Page 82 esmou ettective aate or In raze L: erreaaae clam or ai to me TOL zones are located within or outside the .18 1,000 feet of any res dent151. zone, Ad ea aresca Is new ecuona Dia parcels me., ate tor me tocauor me nearest Dalai or me DI IC: De sites/8505:0es ovei Lime snattoe taKen into consmeamon aetei mine ine ai000sea site meets we shin vate stabi.e, iecated not i.ess than 60 feet from front i.ot line nor i.ess than 30 feet from a side or rear iine t more man one norse, mute or me:aters to! Co e meaters wan more man mree screens WILL Permit, Aram ai the Pa:pedal. Pei mission to aemonstrate mica' mat me Ineater Da tie 0 the Comore 58e me jar Perrnme - -me rot o the criteria and conditions at TN118 18,5 Page 83 es Tor Li' ea VI eIDaCK Or 2-'3 Me" aria TO SO feet with ir etback of I 00 feet, Sec Permittea trict permits 6 or ,ter awein Page 84 Exhibit A — Tabc4 .G: L and Ucec nllowed 19 metric+ • For propertics zoncd LDR, MDR and HDR that arc designated as Commcrcial Redevelopment Arcas (scc figure 18 9 or 18 10), thc uscs and development standards of thc adjacent commcrcial zonc arc permittcd and shall apply, subjcct to thc specific critcria and proccdurcs dcfincd in TMC 18.60.060 - i'ermittcc# outright A Accessory (customarily appurtenant and nctdcntal to HDR rwuc s (NICjL vnc t apermittcd u3c} C Cond ttona((su cttc TMC 1 6 E! _ Unc if d ( j s ub ctt MC 18 6} i P dmtn approval by tF pccl rmksst‘Pk1t trattvc c Adult daycare A A A A A A P Adult (subjcct to location B B B B B B .R cntcrtainmcnt restrictionsl} Airports, landing ficlds heliports (cxccpt 14 14 14 14 14 14 14 and emergency sites} Amusement Parks GGGGG 6 B Animal 14 B rendering Animal kcnncls, to Statc local shelters and subjcct additional and (less than 1 - regulations cats/dogs no permit} Animal Veterinary, including tcmporary indoor boarding; associated to access an arterial required Bed brciakfast lodging for than twelve 6 6 and not morc gucsts Bed brciakfast lodging (no limit iG B and sizc specified} Bicycle B B B B B B B B B B B B B repair shops Boarding Homes Brcw Pubs B B 6 B B B B B B B B B B Bus B B B B B B B B B B stations Cargo TMC 18.50.060} A&S A&S A&S A&S A&S B B B B B containers (*scc also Ccmcnt 14 14 14 14 14 14 manufacturing Ccmctcrics 6 6 6 6 GGGGG 6 6 and crematories Colleges 6 6 6 6 6 6 6 6 66 66 66 B and universities Commcrcial laundries B B B B B B B Commcrcial Parking (Commcrcial is land for 12; 12; 12; 12; 12; 128, Pg Pg parking a use of or structurc thc for parking of motor vchicics as a commercial cntcrprisc which hourly, daily, fccs TMC Scction 18.06.613} or weekly arc charged. Adopted 2016 — Ordinance No. 2500 Page 85 (' rmitttd outright, A - Incincidc,h,tat too permit Cbnittat�t C1$ Contractor stora0c yards HDR PRO, Continuing care retirement facility Convalescent & nursing homes & assisted livin0 facility for not moro than twclvc patients Convalescent & nursing homes & assisted livin0 facility for morc than twclvc patients Convcntion facilities Correctional institutes Daycare Ccntcrs (not home based). Daycare Family Homc (Family Child Core Home)12. A A A A A A A A A A Diversion facilities and diversion intcrim scrviccs facilities south of Strandcr Blvd Domestic Shcltcr Dormitory 1- Drive in thcotrcam Dwclling Cotta0c Housin0 Dwclling Courtyard Apartments Dwclling Detached single family (Includes sitc built, modular homc or new manufactured homc). Onc detached sin&lc family dwellin0 per existing lot permitted in MUO, 0, RCC, NCC, TVS. Dwclling Dctachcd Zcro Lot Linc Units Dwelling Duplex, triplcx or fourplcx, fivepiex or townhousc"Q Dwclling Townhouses Dwclling Multi family -14 Dwclling Multi family units above officc and retail uses C15 22/ ae Dwclling Scnior citizcn housin0, includin0 assisted livin0 facility for scniors *sec purpose section of chapter, uses scctions, and dcvclopmcnt standards C15 100/ ac Page 86 Dwelling Stackcd Flat Dwelling Acccssory .a' A A A A A unit Electrical Substation Distribution. GGGG GG G G G GG G G.I2 Electrical Substation Transmission/Switching 14 U. U. U. P 7 Pcrmittcdoutright; A 7 #\.C,.. cry(414tornprHy PRPYTIPAPTIt 414 00401.6t*3 0.1*ift.0.'0.;,'‘' C - ondftonI )ubjcct to TMC 18.61); :..„ P, ft.4 (subjcct,.,, Vil 1% TMC* .'' ' '' " $0: s'krili00 Otoirs# P01:1)!I;)' thc nri-srtiih, Elcctric Vchicic Charging Station Lcvcl land Lcvcl 2 A A muo. Elcctric Vchicic Charging Station Lcvcl 3, battery exchange stations, and rapid charging stations. (TMC 18.50.110} A A A A A Emcrgcncy Housing P37 P37 -P37 P37 -P37 P37 -P37 P37 -P37 Emcrgcncy Sheltcr P37 P37 P37 -P37 P37 -P37 P37 -P37 Essential public facilitics, cxccpt thosc uscs listed separately in any of the othcr zones Extcndcd stay hoto4 P.-34 Farming and farm related activities Firc & Policc Stations Fraternal organizations Caragc or carport (privatc) not cxcccding 1,500 sq.ft. on same lot as residence and is subjcct to thc regulations affecting thc main building A Grccnhouscs (noncommercial) and storagc shcds not cxcccding 1,000 sq./ft A A A Grccnhouscs or nurscrics (commercial} Hazardous waste tr Ztment and storagc facilities (off sitc) subjcct to compliance with state siting criteria (RCW Chaptcr 70.105} (Scc TMC 21.08} H Zvy cquipmcnt repair and salvage Hclipads, acccssory Home Occupation (Pcrmittcd in dwellings as covcrcd in TMC Scction 18.06.130.} A A A A A A A A A Hospitals Hotcla P.-34 Hydroelectric and privatc utility powcr gcnerating plants lndustrics involved with ctching, film proccssing, lithography, printing and publishing lntcrnct Data/Tciccommunication Centcra Page 87 Landfills and excavations which thc responsible official, acting pursuant to thc Statc Environmental Policy Act, determines arc significant environmental actions Laundries; self scrvc, dry cleaning, tailor, dycing Libraries, museums, or art galleries {public} aVlanuf./Mobilc home park Pcrmittpc# outright, A - n(tdcntalto p r'mit C an l tton I Manufacturing and industrial uses that havc little potential for creating off site noise, smoke, dust vibration or other external environmental impacts or pollution: HDR PRO, A) Manufacturing, proccssing and/or packaging pharmaceuticals and rclatcd products, such as cosmctics and drugs 8) Manufacturing, proccssing and/or packaging prcviously prepared matcrials including, but not limitcd to, bags, brooms, brushes, canvas, clay, clothing, fur, furniturc, glass, ink, paint, paper, plastics, rubbcr, tile, and wood C) Manufacturing, proccssing, assembling, packaging and/or repairing cicctronic, mechanical or prccision instrumcnts such as medical and dental equipment, photographic goods, D) Manufacturing, proccssing, packaging of foods, such as baked goods, bcvcragcs, candy, canned or prescrvcd foods, dairy (no slaughtering). i) Fermenting and distilling included ii) N fermenting and distilling Manufacturing and industrial uses that havc moderate to substantial potential for creating off site noise, smoke, dust vibration or other external environmental impacts: (A) Manufacturing, proccssing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, {no rendering or slaughtering} (B) Manufacturing, proccssing and/or assembling of prcviously manufactured metals, such as iron and stccl fabrication; stco4 production by cicctric arc melting, argon oxygen refining, and consumable cicctrodc melting; and similar hciavy industrial uses (C) Manufacturing, proccssing and/or assembling of prcviously prepared metals including, but not limitcd to, stamping, dycing, shciaring or punching of metal, engraving, galvanizing and hand forging Page 88 I)) Manufacturing, processing, assembling and/or packaging of electrical or mechanical equipment, vehicles and machines including, bat not limited to, h avy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment E) Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering 6 Page 89 i' rmttttd outright A Incincidc,h,talto a,per'mit Cbnd tton t Manufacturing that includes rock crushing, asphalt or concrctc and thc assembly of products from thc above materials HDR Manufacturing, refining or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fcrtilizcr or insccticidcs; cxccpt for accessory storagc of such materials ♦Marijuana produccrs, proccssors, or retailers (with state issucd license). ♦Mass transit facilities Mlcdical and dental laboratories Minor expansion of an existing warehouse ae Mortician and funeral homes Motels stations), professional, administrative, computer software development, business, c.g. travel, rc}al cstatc & commercial 4222. 4222. 4224 4 C25 Officc or sample room for wholesale or retail sales, with less than 50% storagc or warehousing Park & ridc lots Parking arcs A A A A A A A A A A A A A A A Parking arcs, for municipal uscs and police stations 42 Parks, trails, picnic arcs and playgrounds (public), but not including amusement parks, golf courscs, or commercial rccr ation Pawnbroker/Payday lender Permanent Supportivc Housing D�Q D�Q D�Q DQ DQ DQ DQ DQ Planned Shopping Ccntcr (mall} 4226 Radio, tcicvision, microwave, or observation stations and towers Railroad freight or classification yards Railroad tracks (including led, spur, loading or storage). Page 90 [N rmittcct outright, A 7Accessory (custontartly oppurtcnont pnd Inctc to to 4 pc mute c& C Condtton (subjc t pRa Rccrgation facilities (commercial indoor) athletic or hgalth clubs Rccrgation facilities (commercial indoor), including bowling alleys, Gkating rinks, shooting ranges Rccrgation facilities (commercial outdoor), including golf courscs, Rccrgation facilities (public), including, but not limitcd to sports fields, community ccntcrs and golf courses Rccrgational or 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 less than 750 sq.ft. Religious facilities with an assembly or a grgatcr than 750 sq.ft. and associated community ccntcr buildings Removal and processing of sand, gravel, rock, peat, black soil and other natural dcposits togcthcr with associated structures Rcntal of vehicles not rcquiring a commercial driver's liccnsc ;6 Rcntal of commercial trucks and flcct rentals rcquiring a commercial driver's liccnsc Research and development facilities 3tesidenccs for security or maintenance personnel A A A A A A A A A A A A A Restaurants, drivc through permittcd P35 Restaurants, drivc through not permittcd Rctail, Ceneral P4 P35 P35 .12 Sales and rental of h avy machinery and cquipmcnt subject to landscaping requirements of TMC Chaptcr 18.52* Salvage and wrccking operations Salvage and wrccking operations which arc cntircly cncloscd within a bui-iding Sanitariums, or similar institutes Schools and studios for education or self improvcmcnt .12 P2-7 Schools, preschool, elementary, junior & senior high schools (public), and equivalent private schools p (public Sccurc community tfaasitieR facity? Fade fncidcntarto am,chttpri. cs)r cd 40 Sclf storage facilitic , Scwagc lift station Shelter Stable (private} P1/42-8 Storagc (outdoor) of materials allowed to be manufactured or screened pursuant to TMC Chapter 18.52 Storagc (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required Storm water neighborhood dctcntion + trcatmcnt facilities Storm water pump station Studios Art, photography, music, voicc and dance Taverns, nightclubs Tcicphonc exchanges T�h t tho c thea vhich c tc "od t cntci t ^cat^c,=5, Cic6^cp^ t^c�=5'va ^Stitaca a W c aii tainm^cnc oIFshmccn ' d^cc a chi h Zoning Coodcc Gsta ts" a� fine � t��is ��S c Tiny Homc Villagcl Tow truck operations, subjcct to all additional Statc and local reculation' Transfer stations (rcfusc and garbage) whcn operated by a public Transitional Housing D�Q D�Q D�Q 1'38 D�Q 1'38 D�Q D�Q D�Q D�Q 1'38 Truck terminals Utilities, regional- Vchicic sales ►et PK- Vchicic service station Vchicic storage (no customcrs onsitc, docs not includc park and fly Warchouse storage and/or wholesale distribution facilities Watcr pump station Watcr utility reservoir and related facilities Wircicss Tciccommunications Facilities (*scc TMC Ch. 18.58} Cone ktont it'ith tho £tated , o th nd Beni ii tent it'ith tho policies-e f rho Tukwila Com pFeheR .ive Plan 1. Adult entertainment establishments are permitted, subject to the following location restrictions: 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, ar as 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 TLC zone districts or any other residentially zoned property; (2) In or within one half mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail or public recreational facility; or (b) church, temple, synagogue or chapel; or (c) public library. b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. No dismantling of cars or travel trailers or sale of used parts allowed. 3. Retail sales and services arc limited to uses of a type and size that clearly intend to serve other permitted uses andlor the employees of those uses. /I. Retail sales as part of a planned mixed use development where at least 50% of gross leasable floor area development is for office use; no auto oriented retail sales (e.g. drive ns, service stations). 5. Bed and breakfast facilities, provided: a. the manager/owner m st live on site, b. the maxim m number of residents, either permanent or temporary, at any one time is twelve, c. two on site parking spaces for the owner and permanent residents and one additional on site parking space is provided for each bedroom rented to customers, d. the maxim m length of continuous stay by a guest is 1 / days, e. breakfast must be offered on site to customers, and f. all necessary permits or approvals arc obtained from the Health Department. 6. Colleges and universities with primarily vocational curriculum if ssociated w th an established aviation, manufacturing or industrial use. 7. Commercial parking; provided it is: a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively impacted by the parking use; or b. a surface parking facility located at least 175 feet from adjacent arterts and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent streets. 8. Commercial parking subject to TMC Chapter 18.56, Off Street Parking and Loading Regulations. 9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, Tess than 20,000 square feet. This category does not include outpatient medical and dental clinics. 10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over. 11. Correctional institution operated by the City of Tukwila. Page 93 13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 11. Dwelling m Iti 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, Maxim m Building Length, and TMC Section 18.52.060, 2 1, 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 th adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 16. See TMC Section 18.50.220 for ccessory dwelling unit standards. 17. Manufacturedlmobile home park, meeting the following requirements: a. the development site shall comprise not Tess 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. s non induct in nature); must be located on property 18. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may manufacture, process, assemble andlor package the following: a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no slaughtering); b. pharmaceuticals and related products such as cosmetics and drugs; c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood; d. electronic, mechanical, or precision instruments; e. other manufacturing and assembly of a similar light industrial character; f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk in basis; g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk in basis and meeting the City'. {performance standards. 19. Where the underlying zoning is HI or TVS. 20. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is legally non conforming; c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; d. The proposed expansion m st be constructed within two years of the date of approval; e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 21. Movie theaters with more than three screens if the following criteria are met: a. The applicant m st demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. Page 94 22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above. 23. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Lrban Redevelopment Area along Tukwila International Boulevard. 21. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC). 25. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand alone office uses are shown in Figure 18 12. b. An existing office development established prior to 12/1111995 (the effective date of the Compr hens ye Plan) that exceeds the maxim m size limitations may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective dote of the Comprehensive Plan) may conv rt to a stand alone office use subject to the provisions of this code. 26. Planned shopping center (mall) up to 500,000 square feet. 27. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use. 28. Secure comm nity transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, ar as or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activitylfacility" as defined in RC1N 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed day care and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and comm nity centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. 3) One mile from any existing secure community transitional facility or correctional institution. b. No secure community transition facility shall be allowed on any isolated pare 1 which is otherwise consid red eligible by applying the criteria listed under TMC 18.38.050 12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050 12.a shall be m acured as specified and r Department of Social and Health S rvices guidelines established pursuant to RC1N 71.09.285, which is by following a straight line from the noarest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18 11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the developm nt pattern and the location of risk sites/facilities over time shall be tak n into consideration to dot rmine if the proposed site meets the siting criteria at the time of the permit application. 29. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot inc. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 30. No night clubs. Page 95 31. Theaters for live performances, not including adult entertainment establishments and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens will require a Special Permission Permit. 32. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles. Pre existing legally established uses in the TIB Study Area, as sot forth in Figure 18 60, on December 15, 2020, are exempt from the enclosed showroom req irement, provided the use is limited to the existing parcel(s) currently occupied on that date. Pre existing legally established a tomotive sales where existing parking lots abut the public frontage m st provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk currently exists) using Type II landscaping when any of the following 33. Allowed; however, if in the TIB Study Area, as set forth in Figure 18 60, the following conditions apply: Outdoor storage of vehicles, tires, or other materials used for service is not permitted. Gas stations are permitted if the pumps and parking are located behind the building, the pumps meet the setback requirements, and the pumps comply with building and fire codes. Queuing lanes are not permitted between buildings and back of sidewalk. Wholesale distribution and storage of f el (e.g. natural gas, propane, gasoline) are not permitted in the TIB St dy Area. Pre existing legally established automotive service uses with outdoor storage or parking abutting the public frontage must provide effective visual screening of the parking and outdoor stored materials from sidewalks (or street if no sidewalk 2/ consecutive months and a now business is proposed. 31. Allow if the following are provided: a full service restaurant and a Class A liquor license, 2/ hour staffed reception, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms. 35. Allowed, however if in the TIB Study area, as set forth in Figure 18 60, the following conditions apply: Drive through facilities are permitted when located behind a building. Queuing lanes are not permitted between buildings and public frontage sidewalks. Where the use is located on a corner or with access to an alley, drive throughs m st exit to a side street or an alley that connects to a side street, where feasible. 36. Automotive rentals m st have an enclosed showroom with no outdoor storage of vehicles. Pre existing legally established uses in the TIB Study Area, as set forth in Figure 18 60, on December 15, 2020, are exempt from the enclosed showroom requirement, provided the use is limited to the existing parcel(s) currently occupied on that date. 37. Subject to the criteria and conditions at TMC 18.50.250 and 18.50.270. 38. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270. 39. Tiny Home Villages are permitted, subject to the criteria and conditions at TMC Sections 18.50.2/0 and 18.50.270. d10. Subject to meeting underlying density allowances for unit type. Page 96 _ _ 411 _ _ ** Business P = Pcrmittcd, A =Acccssory, C = Conditional, UUf — Unclassified Use Permit Regional Center T8$ Commerciat Pond District Center Work license For-pwr-kingicquircmcrtts Tablc Figure Ptacc scc 18-5 or 18-7 Retail' 69 e e Animal Kenncts and Shelters, including doggy daycare 310A Athletic or 1 lealth Clubs 99 P2 Automotive Scrvice and Rcpair 40-$ 1030 Bar & Nightclubs Ref. above Brew rubs, On-SitaBrewing, Cocktail Lounges, & Pool 1 laps - {3ulk Retail - Business Scrviccs (e.g. copying, fax and mailing centers} Ref. above Drive Through Pacilitics or Scrviccs 3GOA Electric Vehicle Charging Station L1&2 A P9 A A A 3G0D electric Vchicle Charging State -La 99 Gas Stations, including Car Wash - Ccncral Retail Ref. above -Laundries, Tailors, and Dry Cleaners f crsonal Scrviccs (a.g. beauty & barber shops, nail salons, spa, travel Ref. above agencies} indoor} Ref. above ficcreation Pacilitics (commercial 310C ficcreation Pacilitics (commercial outdoor} ficpair Shops (small scalagoods: bicycle, appliance, shoa, Ref. above computer} lounges P9 ficstaurants with associated cocktail and sidewalk Ref. above cafes Ref. above Theaters cxccpt adult entertainment P f15 34a Vchicle Rcntal and Salcs (not requiring a commercial DL} 7a indoor Veterinary Clinic with temporary boarding and grooming - Office Page 97 Business P = Pcrmittcd, A =Acccssory, C = Conditional, UUf — Unclassified Use Permit Regional Center T8-B Commercial Pond District Center Work Place iicensc For-pwr-kingicquircmcrtts Tablc Figure scc 18-5 or 18-7 - Professional, Outpatient Medical, Dental, Covcrnmcntal Scrviccs, and lcsearch 63f {Medical and Dental Laboratories Ref. above* i lotcl, Motel, Extended Stay, Bed and Breakfasts Civic & Institutional including Convcntion & Exhibition racilitics, multipurposc 299 arena facilities libraries, Cultural Facilities, including: museums, art galleries, performing Ref. above arts centers Ref. above DaycaraCentcrs Education and Instructional racilitics, public and private including collcgc Ref. above and univcrsities Parks, Trails, Picnic Areas, Playgrounds, and Public Ref. above Community Centcrs e e e 4-16 Police and EiraStations - Post Office e e e e e 320G lcligious Institutions, greater than 7130 sf assembly area Less 320A lcligious Institutions, than 7130 sf assembly area A 99 Cargo Containers subjcct to TMC 13.50.OG0 industrial Commercial Scrviccs (e.g. etching, film lithography, processing, 559 printing & publishing} Page 98 Business P = Pcrmittcd, A =Acccssory, C = Conditional, UUf — Unclassified Use Permit Regional Center T8-B Commercial Pond District Center Work Place {icensc For-pwr-kingicquircmcrtts Tablc Figure scc 18-5 or 18-7 tight Industrial: Manufacturing, Processing and Assembling uses that have tittle potential for creating off-sitanoise, smoke, dust, vibration or othcr impacts external or pollution. Manufacturing and proccssing of food and beverages including fermcnting and distilling; with or without a tasting Less room, providcd thatasting room occupies than Z0"/ of thatotal area of the building occupicd by thatcnant but no more than 3Z00 square feet; and thamanufacturing proccss docs not cause off-3itc impacts to Ref. above neighboring propertics or create a public nuisance. A Outdoor storagaof materials to be manufactured or handled as part of a permittcd use within the Zone, screcncd 990A/D pursuant TMC 18.Z2 JGO Sclf-Storageracilitics 1110 Warehouse Storage and Wholesale Distribution racilitics Transportation, Communication & Infrastructure 246 Commercial Parking , day use only 0. Essential Public racilitics, cxccpt those listed separately - intcrmodal Transit Stations, Rail transit facilities Ref. above intcrnet Data Centcrs & TcicphonaExchangcs 7100 Park and Ride Lots A A A A A 0 Parking - Public Transit racilitics and Stations (Bus} O O O O O Radio, Television, Microwave, or Observation Stations and 7i30 Towcrs in O O O O fief. above Utility racilitics, aboveground/ not ROW fief. above Utility racilitics, undcrground/in ROW P7 P7 P7 P7 P7 1140 Wirelcss Communication racilitics - ill�E Page 99 Business P = Pcrmittcd, A =Acccssory, C = Conditional, UUf — Unclassified Use Permit Uegional Center Commerciat Pond District Center Work license For-pwr-kingicquircmcrtts Tablc Figure Place scc 18-5 or 18-7 A A Qf Dormitories l,4 Dwclling: Multi -family, Townhouses, Mixed Use, Scnior fief. above Citizen I lousing A A A P4 i IomaOccupation --6 Continuing Core Retirement Community t Reference the above general zoning code use matrix for specific business license code. ** See TMC 18.28."60 for District specific parking standards. 1. Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use conversions in existing buildings are not required to meet this standard. �. New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards in the Southcenter Design Manual. 3. East of the Green River only. /I. Only on properties fronting the Green River or Minkler Pond. 5. Excludes vehicle storage or maintenance. 6. 3,500 sf max per use. 7. Subject to TMC 18.58. Special Height Exception Areas Figure 18-3 Up to 10 stories allowed Up to 4 stories allowed Up to 6 stories allowed Limited to no more than 6 stories 0.5 1 Miles 109 8/11/2025 Commercial Redevelopment Areas Figure 18-9 ALAA 7//l>ryni�NJJJJ17 1 ", p . yde icy rIVY Commercial Redevelopment Area Zoning Districts CR ........................... HDR NCC RC 411 110 8/11/2025 U 1"i 11"i C",. 1" p 0 rat' eci King Co 1„1 ty Zoning Districts and Overlays 7771 011 CR - Community Residential HDR - High Density Residential MUO - Mixed Use Office o - office RCC - Residential Commercial Center NCC - Neighborhood Commercial Center RC - Regional Commercial District RCM - Regional Commercial Mixed -Use C/LI - Commercial/Light Industrial LI - Light Industrial HI - Heavy Industrial MIC/L - Manufacturing Industrial Center (Light) 1 M I C/ H - Manufacturing Industrial Center (Heavy) TVS - Tukwila Valley South TUC-P - Pond [ED TUC -RC - Regional Center WM TUC -CC - Commercial Corridor TUC-WP - Workplace TUC-TOD - Transit Oriented Development F\--9 Tukwila South Overlay /A Manufacturing Ind. Center Overlay ZJ Public Recreation Overlay — — I_I Potential Annexation Area City of Tukwila Zoning Map Figure 18-10 0 Created 8/6/2025 1 U 1"i 11"i C",. 1" p 0 rat' eci King Co 1„1 ty 0.5 Re 11 to 11 1 M i 111