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HomeMy WebLinkAboutCOW 2025-10-13 Item 5B - Ordinance - TMC Title 18 Amendments: Tukwila International Blvd District & Co-Living HousingCOUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's revie2v Council revieav 10/13/25 IG 10/20/25 IG ITEM INFORMATION ITEM NO. 5.B. STAFF SPONSOR: ISAAC GLOOR, DCD ORIGINAL AGENDA DATE: 10/13/25 AGENDA ITEM TITLE Amendments to Tukwila Municipal Code relating to the Tukwila International Boulevard district and co -living housing. CATEGORY ® Discussion Mtg Date 10/13/25 ❑ Motion Mtg Date ❑ Resolution Mtg Date ® Ordinance Mtg Date 10/20/25 ❑ Bid Award Mtg Date ❑ Public Hearing Mtg Date ❑ Other Mtg Date SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PIV SPONSOR'S SUMMARY The Council is being asked to consider and approve 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. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ® Planning & Community Dev. ❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. DATE: 9/8/25 COMMITTEE CHAIR: HEDRICK RECOMMENDATIONS: SPONSOR/ADMIN. Department of Community Development Comm' °IEE Unanimous Approval; Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED $0 AMOUNT BUDGETED APPROPRIATION REQUIRED $0 $0 Fund Source: N/A Comments: MTG. DATE RECORD OF COUNCIL ACTION 10/13/25 MTG. DATE ATTACHMENTS 10/13/25 Informational Memorandum dated 10/13/25 Draft Ordinance - Title 18 Amendments Minutes from the 9/8 PCD Committee 10/20/25 51 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 52 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 'Tukwila Comprehensive Plan 2024-2044, Land Use Element, Goat 11. 53 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 development I 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% r:yM0011 AI.P111 rr'P.211 l� 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: 54 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. 55 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 Polaris SeaTat V (7 stories) malld Otodie Property Size: 77,416 square feet Zoning Designation: Regional Commercial 1100,100 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." 56 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." Co -Living Housing 57 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. 58 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 59 III AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 2741 §4 (part), 2762 §2, 2765 §11 (part) & §13; 2765 §120, §122, §124, §125, §127, §134 & §135 AS CODIFIED AT VARIOUS SECTIONS OF TUKWILA MUNICIPAL CODE (TMC) TITLE 18, "ZONING"; REENACTING TMC CHAPTERS 18.22 & 18.24; ESTABLISHING TMC CHAPTER 18.47 & TMC SECTION 18.60.080; RPEEALING VARIOUS ORDINANCES AS CODIFIED AT TMC CHAPTER 18.43; REPEALING TABLES 18-2 AND 18-5; TO AMEND & ESTABLISH REGULATIONS TO SUPPORT DEVELOPMENT IN THE TUKWILA INTERNATIONAL BOULEVARD DISTRICT; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 18 regulates zoning and land use in the City of Tukwila; and WHEREAS, the Tukwila International Boulevard ("TIB") district is one of Tukwila's highest priority areas for revitalization; and WHEREAS, the Tukwila Comprehensive Plan ("Comp Plan"), adopted on December 16, 2024, contains the goal that the TIB district "is a thriving, walkable, well-rounded neighborhood and a desirable place to live, work, shop, worship, or play"; and WHEREAS, the Comp Plan directs the City to "ensure that the Zoning Code and design guidelines support the types of development envisioned" within the TIB district; and WHEREAS, City staff have found that the existing development and design standards in the TMC are not in alignment with the goals and policies of the Comp Plan in relation to the TIB district and that an update of regulations supports the City's overall alignment with updates in state law, adopted housing goals, and the goals and policies of the Comp Plan; and 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 60 Page 1 of 32 WHEREAS, City staff recommend updating portions of the TMC, including sections related to the design, parking, and use standards, as well as to the development standards within the Neighborhood Commercial Center and Regional Commercial zoning districts, the Commercial Redevelopment Areas, the Urban Renewal Overlay, and the Special Height Overlay to bring these regulations into compliance with the Comp Plan, adopted housing goals, and state regulations; and WHEREAS, there are also certain ambiguities and policies in the TMC that need to be revised and updated; and WHEREAS, existing language and formatting of Title 18 require revisions to improve clarity, readability, and consistency; and WHEREAS, City staff prepared code amendments to address the above referenced changes for consistency, readability, and compliance with the Comp Plan and state law (collectively the "TIB Code Amendments"); and WHEREAS, on July 22nd, 2025, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed TIB Code Amendments; and WHEREAS, the Tukwila Planning Commission held a properly noticed public hearing on August 28th, 2025 to solicit and receive public comment, and following that hearing, recommended that the Tukwila City Council approve the proposed TIB Code Amendments; and WHEREAS, on October 20th, 2025, after considering the analysis and proposed TIB Code Amendments prepared by City staff, the recommendation from the Planning Commission, and the public comments received (if any), the City Council desire to adopt the TIB Code Amendments as set forth herein. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Adoption of Findings of Fact. The City Council finds as follows: A. The above recitals, set forth as "WHEREAS" clauses, are hereby adopted as Findings of Fact in support of the adoption of this ordinance. B. The amendments that are established below comply with the requirements of the Washington State Growth Management Act and the Tukwila Municipal Code (TMC). Section 2. Regulations Established. The following sections are hereby established in TMC 18.06, "Definitions," to read as follows: El„„ t116„„„ t13n uu u'useui i(Nui 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 2 of 32 61 C&C7 Eun Ilk: VVa1111110 0E3 ll a n k„. 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SO"'"0"0 („:„„„)k.c2 do oO, vobo".Zit„ (61h („:„„). r (..)th(:((!r (:((cst(((!rr(uzall (:':i:(!ri.(sOnsrsrlau (:i:a((t t h S d(:(((lfiri It II (..)ri ((isu d p((a rfc)niu 1r8ata zay bo 0000 Its) r(a d 000 10 opOo(a L„,No S "00"11Z10 i0w"'„1„1!y::/y3 0 0 t h S d(:(((lOi us It II (s ri 00 („„',. 11,„,d(,((!bu„„„ut 10 0 1ot 0 II rti It((ad tc.). 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 62 Page 3 of 32 140 •O!!'„SSI,,,,, 0 ri IH,,„.,,,,,,,gaza II rit,,,,, r5.,,,2p(,',',',',',', r., p II Z„1 .'"'„3„t 0 („„„','S,,,, riL„„ubbA,i,',',!r,,,,,,, t II II ,,,,,,!,,,,,,, arid w(5(„„).d „ „ IM.,,,EarTL„,,ull'a(:11„„„urlIrlci,,,, „pr(„„„).(„„„ S 0 rill,. .,E,, „rulrull b II II rill,,,,, Ipza(:k.ail,II111,1 a ri dic)r r(,',',i,',!,02.za II ririi5 „t[„„II Zit Z„1 0 %(•",',:':„:„:1,1MS 11"„11'11 (:„:„:14':„:„A „t[„„II 0 S d(:„:„:1r0:i 0'1 01„ 0 (D 0'1 0 Ill (2',1111„„J d(:„:„:1!,,,,,,, OD IL„,,It Z„111-(:„:„:1! Ir„10t 0 0 111'11 01„„(:„:„:1d t(„:„„„) „ ' El„„(„116„„513'7' IIINI IIIIgullbto5,1111Lo lb 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 4 of 32 63 Section 3. Ordinance No. 2741 §4 (part), as codified at various sections of TMC Chapter 18.06, "Definitions," is hereby amended to read as follows: 18.06.005 General Definitions Except where specifically defined in this Chapter, all words used in this title shall ac o ..... . ��, ^„� ��:I6 r� . "�h�, �` .,„, �..„� x. ..��:I6 " �. r� ., ^��"�h�,. • ,.. „� x �r� „�. "�h�, .„� ��:I6 x. ,., crr their cvto r I_J Illl�u.. (.I��..��L�..0 (...u�L�..�uu�.. �I�..Iluu�uLu�..u�.. �..II L�..�.I�u°�u�°�mII �..�u��I „prodII..,unmII Lm S d LI u noli,.u�., rfi oII..uI. III (..,A III uLE3.. Any r no h re un n ot d n Illl..,ul. deli un a rip., o Lh adopt e d re g„,u II at II onor stet L„„rte.. L.uch a .. b L.uI. n aI. Iluu u u uLe d to nLe u naLuo n aII „ ., :, :, RE) :.. :, ,. x. :, :,:, fe :, x..,,:, Ilk..�Il..,ua III Iuu ��.. �,..,fl�.,�� I�., �.,�u LII��., ORE) ��a,��., � I ode �.,�� ���..�,�Il�uu ��': L�.,�u � u,� II��., a �., III �..�� I�.,� �L� � I bya �., II �., a �. a ��:.� . Words used in the present tense include the future, and the plural includes the singular; the word "he" or "his" shall also refer to "she" or "her," the word "shall" is always mandatory, the word "may" denotes a use of discretion in making a decision; the words "used" or "occupied" shall be considered as though followed by the words "or intended, arranged or designed to be used or occupied." 18.06.07' 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. 18.06.073 Boarding House "Boarding house" means a residential building or use which provides housing on a short term commercial basis for tenants. The following uses are excluded: Bed and breakfast facilities, hotels and motels, extended -stay hotels or motels, shelters, and facilities which provide short- or long-term care for tenants suffering from physical, mental or other disabilities. 18.06.24'12 Durable Uniform Surface "Durable uniform surface" means a durable uniform surface approved for the storage of vehicles by the City and consists of: 1. Permeable pavement, such as grasscrete, porous pavers, permeable asphalt; or 2. Three inches of 3/8" to 1-1/4" crushed porous aggregate consisting of open - graded top course, base course, or similar material with 35-40% porosity. Mud or other fine materials should be prevented from working their way to the surface by the installation of a geotextile fabric, quarry spalls, or other approved materials below the porous aggregate; or 3. Concrete (4" minimum Portland cement concrete) over gravel section as described above and sloped to drain to prevent drainage impacts; or 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 64 Page 5 of 32 4. Blacktop (2" minimum asphalt concrete pavement) over gravel section as described above and sloped to drain to prevent drainage impacts; or 5. Any other configuration of materials approved by the City that maintains a durable uniform surface and prevents drainage impacts. 18.06.2415 Dwelling, Manufactured Home or Mobile Home "Manufactured home dwelling" means a single-family dwelling required to be built in accordance with the regulations adopted under the National Manufactured Housing Construction and Safety Standards Act of 1974 18.06.24„''i6 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. 18.06.2497 Dwelling, Mobile Home "Mobile home dwelling," means a factory -built dwelling constructed before June 15, 1976, to standards other than the National Manufactured Housing Construction and Safety Standards Act of 1974 and acceptable under applicable State codes in effect at the time of construction or introduction of the home into this state. 18.06.2468 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. 18.06.24/0 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. 18.06.2i"1 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. 18.06.353 General Retail 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 6 of 32 65 "General retail" is a business or a store which engages in the sale of goods and/or services to the general public. Examples include Il l..,ui: are riot Illiu.ir.ulii: i i:c) St0u"e" that 1003 (10IIII (1111110 II O i.h u u 1 (Dr (...)u i .. L.0 2o o d .. 0000 011 u°1 d p c, a . (., u°1 01111111 1003 (., a v (.... .. L.0 C111111 0111111003 ba a be 1111113,0000 ...LI' !:.:" ..1111 JI::.::t..:° JI' ..:' .,..- epart ent stores and personal service shops. 18.06.58 6 Motel "Motel" means a building or buildings or portion thereof, the units of which are used, rented, or hired out as sleeping accommodations only for the purposes of transitory housing. A motel includes tourist cabins, tourist court, motor lodge, auto court, cabin court, motor inn and similar names but does not include accommodations for travel trailers or recreation vehicles. Motel rooms shall have their own private toilet facilities and may or may not have their own kitchen facilities. Motels are distinguished from hotels primarily by reason of providing adjoining parking and direct independent access to each rental unit. Motels shall not include dwelling units, as defined in this section, for permanent occupancy. No room may be used by the same person or persons for a period exceeding 30 calendar days per year. Not included are institutions housing persons under legal restraint or requiring medical attention or care. 18.06.5856 Native Vegetation "Native vegetation" means plant species, other than noxious weeds, that are indigenous to the coastal region of the Pacific Northwest and that reasonably could be expected to have occurred naturally on the site. 18.06.5867 New Manufactured Home "New manufactured home" means any manufactured home required to be titled under Title 46 RCW, which has not been previously titled to a retail purchaser, and is not a "used mobile home" as defined in RCW 82.45.032(2). Section 4. Ordinance No. 2741 §4 (part), as codified at TMC Section 18.06.074, "Brew Pub," is hereby repealed, thereby deleting this section. 18.06.07 "Brew pub" means a restaurant type establishment that meets the following criteria: 1. Sells beer for consumption on site and sale in sealed containers; 2. Restaurant portion can be no larger than 8,000 square feet; 3. Produces beer in batch sizes not le-s than seven U.S. barrels (thirty one gallons); /1. Produces no more than 2,000 barrels of beer per year; 5. The brew house is enclosed with an air treatment system; 6. Revenue from food sales must comprise at least 60% of total business revenues. 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 66 Page 7 of 32 Section 5. Ordinance Nos. 2741 §4 (part) and 2762 §2, as codified at TMC Chapter 18.08.010, "Use Districts," is hereby amended to read as follows: 18.08.010 Use Districts A. In order to classify, segregate and regulate the uses of land, buildings, and structures, the City is divided into the following use districts: 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 enew I Overlay y Section 6. Ordinance No. 2765 §11 (part), as codified at TMC Chapters 18.10.010, "Purpose," and 18.10.020, "Land Uses Allowed," are hereby amended to read as follows: 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 are identified as Commercial Redevelopment Ar as (see Figures 18 9 or 18 10) to encourage aggregation with commercial properties that front on sites support implementation of the Pacific Highway Revitalization Plan and provide opportunities to redefine and cr ate more uniform borders between the commercial corridor and the adjacent residential neighborhoods. C. Certain CR properties are located in the Urban Renewal Overlay (see Figure family buildings are permitted. The overlay provides additional alternate development 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 8 of 32 67 request of the property owner, and if the development meets certain qualifying criteria Urban Renewal Overl trict standards support implementation of the Tukwila 18.10.020 Land Uses Allowed A. Refer to TMC 18.09, "Land Uses Allowed by District." 111"parco. lh rfi a 10"'Redtit tett 0 cprroE:',fiorfit ,J1Nre!.1 rro pi be p erni d c00) 00000000000,000100001 gt00000ttt000000 w t 0110,00, 0001 001 d 10.00 S h (0000000 h (0000000 c0t12 tro (0000000 tit Stinthurd ind 00,002(0000000rni d 10.00 S Ofiny idi i 02arcoe w0t[-fi 0 0-1 ;Eon 0 rfi 00001 doRt, parfit t(„„„„„). """OTM(:; E°3 „ E00i WO„ Section 7. Ordinance Nos. 2741 §4 (part) and 2765 §13, as codified at TMC Chapters 18.14.010, "Purpose," and 18.14.020, "Land Uses Allowed," are hereby amended to read as follows: 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. Certain HDR properties are identified as Commercial Redevelopment Ar as (see Figures 18 9 or 18 10) to encourage aggregation and redevelopment of properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. B. Certain HDR 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 stand 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 stand would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. 18.14.020 Land Uses Allowed A. Refer to TMC 18.09, "Land Uses Allowed by District." Ei:',fiono:o0za0 10""Zed (0000 000e0000000 t000t12 (0000 tAo i 000iy be 0,02(0000000 o nUdtc)iqth woU irld 10.00 S t h (0000 d (000000 tt (000000 0 ttp tro !stu Jiods po n ooUd 10„„ht (0000000ts of0 0001 o y idji pio 1 w0t h n t (00000 10"001010000; 010000; o r 10""Z(O„„; dvRt, rzarfit tc„„) """00"'"Mf; E°3 60 WO„ Section 8. Repealer. Ordinance Nos. 2741 §4 (part), 2765 §29, §30, §31, and §32, and 2758 §6, as codified at TMC Chapter 18.22, "Neighborhood Commercial Center (NCC) District," are hereby repealed, thereby eliminating TMC Chapter 18.22. Section 9. TMC Chapter 18.22 Reenacted. TMC Chapter 18.22 is hereby reenacted to read as follows: 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 68 Page 9 of 32 ") (11 firupoDs(,,) A . 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VyrYu VIYu`:II.IY� llu ll::ry xu N iia..,m n tluuuu !„aria Iluuul x.reu �I .N, llnla lYm fllnla ,paulYulcu Ipud Vtrorfi l""h IY 1Ilu xli Ilnc m,��nlitlnnnn Vynii,t„ xlil� VzncuyllyH uli� Ilogllu„II xul� ,Il.uluDll�'d'':�: ��Lull}xa�nllxlluulil=p.:uuxliulYuu'Ire„I,II WIYIIuIII=lrxultl,uuu^,,a.!lultlNuu°y�,u.,altl+m��,��IIII,,V;IxuI�x,IY�.IiVuIIWIYH,Iu,lll� xultl..., '.... l uulcu xuul ui ulcpl nu ,.ft IF IluxulODNu x'turill luulcu ll N ly, xuultl xu'I;tl; ulcu xr Iluo r Ibuy till reel)r l g,;;„ I II'I rnl=m, VzVzNi ,t uluYnu 1pre ultl r:tl tlnla' V reto , tltlu x 4u,a tlr tlIl x; N ullulll m,✓ullll ul ...o uuu u' .,tltl Ilullollully re r, �Nq� �xuutl Itlplcul�uu�tlu�' ^ � ,xltlllnl'nl nu��� tll ttlul�uu� tlllu�xtl �xul' uu()t. re olcicnnlcnleuu 'luY II°IlulluyNii \ Nlur y luYu 4nn'a nl Nuunre „Wll..ltla uu a xuu,;lgl , Vzn(.) uulluyn , ull.0 luul , fr()olco �tulc�u„p�Nu auu� �;,,,,,,�annitltlllnl�'n��uul� u�,,,,uulY� ulcuull,„,mq atl xllyNl�'...Ilyy+ I�uullu,{Ire,uu^ � ulcul�lliutl� tllY tltlu�l,',� IlyniYll�'0?:i � �ulYuutl,,;a°VIA, lYn d�'ii,uul tlllu V�,VlYllyrY,l��,� �tlullu� ��I,u„p �� 'a Iedlluiilluonll, u,,pplVllul Itl,;;,u 11) (:; IF 11,1SeVu a:u, uuu, 1"11:oP xViODNl;;m(\ioVtln Vu!I'I ,I Vlly a0:' V ut a: uDd anal. � oVVl,ll III o:ILBllllI NICIII N"'V': IuYll V!a':�r��YNB I oH',`„ :'� t,l � �Vlluuul�,:� I�Vllo x�:N,:,,,,, xlllll�u a�,u,,gYnu IIII �,II,,II„ Ilya Vllu, nlcnnnnnlcicV„V,unlcn uul�+:;^; „aud..:�lY x� IYNIIu Vtlnc=,' .,�V�nl�,ai uulr!Lll:y x� �, ail,,,,p,ltl x� ° ^t.V:IcullyNu�llu �,Il,,,u VynlYjj„g � , �V�t'Nla.. ultl+ ull.. tl u'I 'Ij ultly I u;glly a tlllu Vynl Vl�+� I V V 'ii I I I V nl IIII„���uO o t xd Ilu.�l� uuu^ � uutlu��l �tl�xuu�;� uu tll� �xu;gltl u� ����ulcu�Nu�xuutl; m��n�d� tlVa NIuYVznlcuoeolt Illoll uuVut uluYN,u xulcu VluYlluuultl Section 10. Repealer. Ordinance Nos. 2741 §4 (part), 2765 §33, §34, §35, and §36, and Ordinance No. 2758 §7, as codified at TMC Chapter 18.24, "Regional Commercial (RC) District", are hereby repealed, thereby eliminating TMC Chapter 18.24. Section 11. TMC Chapter 18.24 Reenacted. TMC Chapter 18.24 is hereby reenacted to read as follows: 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 72 Page 13 of 32 SE,c„. ictwns, fi' 111„„„„10 1d 00, t .AD 11(pw(„„,„„ fi' 1E;fi,„„,,fi b„1,:st a rfit:t,',i,',fiLs 111""")rt,th bfit „ 1E3,Itirldar W 001E3,trEfi!(,i,',ifit„ 111"""' fitt,tht1 prt,),„‘„tEfi!fi'uoto tit t3„ 060 tiro (E'fi!rtsiD iv d DtrsIIty 1E3,t arida (11 1111"")0tolfirjp(t)so,,,,,t KJDMt1ft0 ind H11DD „ )20 DL. LJses . 00 owe o'uotohlD111"",?,(Eifid,,IttE'fi!11(,,,,Ipo'uoto(i,',ifiritAv 1 o'uoto.eiy„,„ b(Efi! 02rtro fit0d w fit 0:1!arid fi,„„„fiS(:1:':':1! th(E'fi! d,„/po'lro(i,',ifirit,, !St arida Iled.'S rid p(Eifirto fit11d („:„„)fwfit h 011'1 th(E'fi! 111"",,t,t,,;vunq 020fin:,,u„„„fiarfit tx,,) 111M tit 1 t3„ Eic)„ 1 („",fif„,„:fi „ '1:311'„) azar c)0tos Su s 11111(7, ':)15 rcil I: t rEfi! a t o'uoto 11'1 t arid St („„„)11e,30. t b(Efi! p(i,',fi! rail tt, Eifid „,„„ 11'1 0 (i,',fi!!!5!"„S (:':':1:':1!•,30.fit y 11'"H:'„ d 11'1 t a 0 arid S d a ry, th(Efi! t a t !!'„3 t hjg ""fi' (,)5)„ 011Mt,,; „,) „„)esfifign S 3fi.r s b ub t d(Efitis,IAItg h rfi dio ck„„1 h (t!prt,,,e,„„,,Jij 00 „„„ „„„00 thio„„ „„ \At th th 020,,,ttt „„„„ („„) rls “Ift,,tfi,„„,,firfi d at "'Ili"' (,,„; „ NO, 111,1E'fiLsoqo 111""Z(ErktIIEw"„ ")513 S Ilu"""'firoown afg!) 1111nuoprosv()Inlolf:,',',',dri s turfi,„„pott,),,It 1111'1 11'1 t byr;'fiy. h r Mt„,,,1 a. 0 h 1tpotept,,,)!S(:1:':':1! t („:„„) St0 0(„1„ otoo \At II 0 0 hihow 1My 0 !!'„3 h cyt !!'„3 lh a 0 0 iH oiq h t rilipott,),,It 1111'1 11'1 t II '',30.(2X:::;11::::::)Iled 10 w fit 0-fi t h S !"„S(:1:':':1!(„A „ ""00""h fit(E',,,fic3fi,„„,,0 1yb ma II NI/ d b t h tt II a 1011ypEt! 111,,)(Efitisfii,lrfi 111ZEt!ttII(E'fiw 1ppDo oDtlh(E'fi! tiro ctrz„sttattEfits 01"'(,)11 ctwII .13 t ttot,tfi,„„,,0!"„'13 y 00 opo J b o opDy \At fit lh U 10 dio d tt ho tO(„:„„„) rid WO 0 1 0 1(„'„)."0ro'"010,„„,0lltIt,,,,,rrufit,tda \‘'. !!'„3 t („:„„).ns t h'to 211'1 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 14 of 32 73 c)Lc'rci ( "II„). Minis:icon:I Wi 0 ""flokwil a int( ma io a EciLDD ovar oo A1101 0 Kw S :rc, c s 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 74 Page 15 of 32 (:"ri„ minIIIIn"ootin"oo Woo t 11 rruo IIr1IIrurs„„orruo \At IId ) shc)wri (i)w rruo ay, (,)fo)t h .))p(i:':':',!()„ 011'1 •Za,,,y,,,,,,,,IS(0000000! (108081))",))))i:)d by 11[6 rt )1'1 t „ ()) h ("").'S (1:':':1! Ill St t !!)))8 .'!,5 ha 0 0 1 „ """111"""h a II 6a rri at II d Oil)) p rc.))) d b a rr p d St rc).(„„ot a rid ),si,6)1),',)!tzatII),)r) t[-ozari wc)(„„olld h St r II(st„ zarldic)r St(Drn"owzat)i:':)1) Zarldi(„„).1) rill rill by t 1116(i:':!6)) rtni 111""")10„,0,0b0 0(20 \N(00000)1)16.:!s;,,,,, a r181(„pr ( b c)(28. rill II )1 II rurnr ) (:),',)rro 62 t)). r fi(8 (8„„„).rfiro \At fitfi'l th(0000000 !!'„3 d(0000000wa .'!ist a d a rd s a )1 dic) r )6() 11())IIIIonlotnsIIII)8na an "))ensIIII S an St Za ridza Iled S „ III (C III )10 Oki III US III IllUA III A IOU III ) )1 III 1 Y 1 A IOU III tA 111(111 )S 11151un um u m III u u t 111 e u IN u unur" III (esu e n IN III III to n suty No NAI.xumum Setb wcks1 noun ' u 1181151515u )1 un 11 1' 55115 n s 51 1St u 1, u co 1 u u re III le lk u1)Af 85 ye II Iron ,, 151111itIS, Ili' ru 18 III 1' cukrucun s 51 IS 1 u 1, u co 1 u u re A lbove 85 quel II n II u , unu "cm u uf "Ouil ru uu uil II ulu "0 n uk II o rsil II II u uu ur II II u urr onA Mo no r roll urro 6' AIIYI u U II m ',U1 u15Uuuk 51 u ur A II II un'Y Mo no r roll urro II (In 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 16 of 32 75 Mole o rroo orro AyLtrlotiLt IILS AIIII :111101f1h O-1330s Monorr000rro LS Mole o rroo orro AyLtrlotoLt IILS Abo oil° onty Ao otoolotco:n11 0 1ro iphotrIly Monorr000rro "'LS NI.' X 011011U1011 III )0800I" "IP 105111 °Int C: oyelo .. 0 )0 010 ons of 0 thlIclongs Abovo 90 0 out 65% „IIIYI:II„H„IIIIII3LIOIE„„„„III „IIIII.II„„:„„,II„„IIIII„III„:II„12;§:„ 0 hh:oh113011111f11) 11111 :111f AII'7° III‘II SI II h'll SI 911 I IIII-1 II II IrY A9f9:39111foosof 1111111 oh: 11d1")"1: 1°11o:5001)o o '1111311 hold lo : nun III : o: o lo Uses 0 1. rcolle woth .ny front.go on 0 ukwoll. 0 ntern .to on. 0 or Southconter 0 oullov.rds Non roe/Month.° usos roduorod on . ntionomunti of 60% of tho ground Door As p.oht of . 0 ypo 2 0 )3hoodign 0 Zovoow porntd, LOIN rodudrontiont rtNy ho w.ovod of .t llo.st 60% of tho ground Door os dosognod such th.t ot roorohy ho "0 .solly Ad.pt.bllo' Soo 0 INLIC 18 06 249 Nhnumum 1111u1o111 ollo III Illeio hts 1:11LO: Instil IIIVI .° sum u m III lil lo III to III Illeio hts 1111.olo cellls s: outlh : o S 1 4 :,o tho st 1111.olo cellls n: olo Ith : o 1 S 1 4 to II" St & s o uth : o 1 S 14611 St III .° lo cellls n: o lo Ith : of S 14 611 St 0 . SO II II oogInt 85 foot 0 - so 0 00021011L 65 fooL 0 .so 0 llooght 65 foot 0 nconfivo 0 llought2 No INLI.xorthunton Onconfivo 0 llouglil IS 130 foot 0 nconfivo 0 llooghb 90 foot u WO III Sall.. III w t III u n 0 511111111:onfot oh 0 °111 o h flnoo,111) A °'7M IIVSI 9(IIII II °SI' boLO: feh000ll 11"11/A 1Momodrorothroroo setfathelto. sturicioarcis rordoey, btu ohleetroothol by„ Olohh000 0,2Shooctos Whoa a "hype 111 0,2htsdytood 011111otetudetw toolh)phoodoortichbou oporchadcleti thole toolpoplitotodn'o. cierrocinstrdoortes that: oL11,1111. strict oh0000iher000tnce setbaLotef rulles 01 0 0/0 0 0 1( 0 000 S .10'00,0 0n Lootoostly re: 0 toi chouti co: ns that fare not reccirroorrooentieci t he 11,,,,,)eopoo rt e n't toff 13 b II c oo°31L,o) r hos 0000, coi r (job retool LI rho:hoof see] ht stood n ce t n toloOes opopo h bit st r Lotto] re s frocoirroo too Loot routoop 0 II n e„ n t he so,',Leo.he n rorooLtOotiteta b e by en h n c e rho° e nts t he froontato]hotiocoir dOoOty„ the poropcoiseci strofootoot ofroot000:Leu)oosh000hbitos LoonOotooloof:Le tiesieob coir ohs.) that Os intoocirrodusatiblle with the set boof tufo: rootholoo„uirhoorrooentLoo coir trolooto ()II .1 0 (0001 b (000 b 000) '00°0 00 (0) serveci by ohn oallternfoottOye sett) oodcho.„ stoocoh cood:','3 (3S the r000xoyuir000tci set boof tufo: oallteroodtitoin shoh1111 btu the rorooinirrufroroo necessohory 'Off ohy:oiti trios itientifieci Orr:Lomat:tots ohnti oacocciroutoopllish the projechs tootootioodlls„ 313rcetycts rorodyy OnLotentiye stantioarcis Loofnlly Off the oopeciftycot :opts On tco: ohnci coLdrhotoophohnt with 'the oryohovisions of the 11,,,,,)evello:prorooent nLotentiye 13rLotgob000rroo 'FL:Lilo...onto:I at 11111"Mf,,,,,,t tho„,117„ :1:1Mfoutoirorrohrto heytyhts faro: ncht establlisheci by the f,,,,,,tityLoof 11111111thlbowilloof fLootr000prhofok)cts Lootn par:cells sto) oft h coif fhfo lloolot3troo St root hoot that particoptofte On trios 11,,,,,)evello:prorooent nLotentiye 13rcittiroodroroo tho 11111"Mf,,,,,,t :113„,117„ Moutirrufroroo heittildfots roroo;1,1y, be rorooLteci by cut h er sled n col rci s000LoO„ n 0 of clinotool0000thcfse of t h e 11"""11ecier ood 0 As Lodi Loot n Aci rho nistordoortio: n „ Section 12. Ordinance Nos. 2741 §4 (part) and 2765 §63, §64, §65, §66, §67, and §68, as codified at TMC Chapter 18.43, "Urban Renewal Overlay (URO) District," are hereby repealed, thereby eliminating TMC Chapter 18.43. Section 13 . Regulations Established. TMC Chapter 18.47, "Development Incentive Program," is hereby adopted to read as follows: Co00.1 :13„too: 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 76 Page 17 of 32 i ottns, "11 t113„ 216 „ (11)""fi1 (11) 111""")fi„„„firprts,',',i,',ifi t113„ 216 „ (111:111t(11) A2,12 II (ta b II t y arid 111111111111111b,2,,,11,b II t t113„,14„113„ (1113(111) (1;1; ()tutu° rth„,,fin ty 1E3 and 1111111)ti,',),,Iti,',',ifi („„„'„,,p 1111t;ta n d a rds i11„ 11) (11 1111""tuttEopotts p rt,„„).tt 11"1t„„„tr t 111111111111111t,,fi II II a (tx,„„) trut n ty by ,,,,p rtst d n 11"111(,',',i,',fitx.„ b II ty, 1'1(2. r rt a II n .,„st anda rds „ i11„ )2(11 „pup ot,,,ta fitly an ,fifit fitly ( (1„„„1111, (1111111111,), n d !!ist r (tt,„; Irfirfil (2,,,12,t n t t,„„) t h rug 11'1 t n n t I12,y fi„„„,fi tit a r II y prt,„„ty d 11'1 t,„„) r truo t,„„tit t h II II St (1;1; truo fi„„„fi 11'1 ty,,, 1E3 11'1 t 0 0'1 t h 101) t,„„) p tit III 11'1 tit 111113 rt,„„)1,2,1,Eta truo t b „ rth„,,fi St a rti at II a St (D(D ,,,,,O2C) 0'1 t t C't W t t St arida Iled t h t'!1:3 p rt,„„),12ra „ .A. II a pp II (ta n W t'!1:3h rit;":2, t c„) pa rt ct.ItI p a n t h t'!1:3 p rt,„„),t,g,ra !!1:3 ha II II a p p y 1ft:trend t,„„)bt a II n h a II II rail II „ d a II II 11'1 a rfi'at fi„„„fi tc„) r 1111y (tt,",„„)fitrufip II II a 11'1 „ 1'11111' h 101) p a rt truo tit truo a y. 101011 r rill"1(,„„„)fitn"uo at II (2 11'1 t,„„) r rt fill'i(tat t,„„th Ilty„ tc„) rail II 11'1 (tt,",„„)fitrufi,,02111II a 11""K„,0. W0th t p rt,'„?1,2 ra rill a n d awa rd p c„) ri „ 11"1(,„„tr a tc) bt a II 11'1 r rfiruo t 11"'(:). 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Offlo Lo Lhoso o. mond 80% or Doss of Lho Kong CounLy Aro. 11\flodo.n Oncomo 1 ss „„„„„„„„„„„„„„„„„ 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 18 of 32 77 evelll )10 r iceive 111:0111" "c„„„„„„„1011,1221111021.01Y, 111Elenet Ins plmeInt St r s rnts .1111111111111„011111:611222„„„„„„„ :§111111112,21§12„51.1112„2„§„ II 110 r no II y At 1 r or 'orroillr on 10 111r1' o'nr 11111111111110 o rr 11111111r 1111111"111 \ 111111r r1'1110\11111111;rr 411111111 r r or r 1nr 1rr 1IIr on11 1IIII 111(", r or r oto°11111"111 rr 111r1' on1" II Inc' rii 1(11' ',III] 1IIII ill II(' ilh`111' fillIIIIi1f11111111(1 Ar on III II 1nr otoln11 onr oo111111111111111000 rr 1,1111rr r ;' II1'1"r1r or 11-o°1\11111111, ;loo Ar on III to'rr ono 1 Ao1111\ror1 r'''II1'1111111"111 o 'or;i111r11111111'r ("nr1r 111 or 1r1ro\1('' 1\or1II111 11\ 11-r"o'r000 11111"111 or(' o 111'r r or II-o 1N1 oll-oo 11111' n o r rr lo II-o,1or o1\o II'''("1\or o1, r or 1\ir or estrian 8„„„112„20.601131.„.„2„.112„„„„11k36„„„„„30„„Iiia„„„„„„„„11„„.0612„„„„„11„„„0„06f51111122.1,303121120„„„t(2306103„„„„„6„2„„„„112„2„0.20116.?„„0„ connect:Why nd IIncre se the number clivIity re s Doc ted t corners 41nd IIntersectIons Al„.112.1Iifiiii2„511„6„hill„„II„li„„„filaiiitill„„II„Ii„„„?„„f„„„„II„2„IlIfft„„2„0„2„„(112„2„d„,(356(011?„„0„„(112„IllitIhffiffi?„,16„„„ffit.„1,1„!II1„„„„„l?„„„„„IIIIII.IIiiiIiIIIII6II211„ wIIdth of 16 feet i;ind wIIdth of 30 feet „ A sIite IIs fer thIIs benefit onlly when the niiIIdbllock pronfien4ide cim be sfted niore thi;in 150 feet fronii the ne4irest publIIIc or prIIvate IIntersectIIon th41. provIIdes publIIIc pigqestrrjfaihiiiiqges(si„iif(8fialljIkwiysiisjrikiajliIffIIrhqgikk2qffrateiitie?sitrurfgqiff2,ayijihfg,,ff2jliiihitIIrhqsfi Ilialokifecaplogfiiiiipeqestriianiiscalleffigiriffingiiiiarifeiiiactiviiemesteightefalliforiihothe „1(166„II„d„2„0"fiIIII„„Ii„„„2„13Ifirull„„1,11606„„„„„l?„„Iad„„„ificiiall?„0106„(„„„II„1„„fitlIliIik6„„„ill„„1,112„„„„1,1„„1,115211112„6„111?ificliii„„„„f„III12„„riffifillliI„„11.5„ sh411111 feature bIIcyclle runnells II""""Ia-emen.t(— IPermi;Inent publIIIc easements for 4iccess i;ire requIIred„ flews of the publIIIc i?„„0516.603.1,121?„10„„02„„„„2„115?„„0„IiIi6116.01.55266016215„„f„661,1216.121?„1601211011560612„„„.1616krifik106111.5311 bIIcyclles or proMbIItIons of umahe by the publIM after 6.00 AllY1 or before 10.00 likkh„ Aclive Reare Aore Ji \rooi 0110010 00 11'10 00000, 000fliof 0-00 00001 001f 100,, 00001 1100 011(0f 00000 "; 0 0 0 0 0 010 n V'n n OJI 0 On' n II o Ohl y A 111111(fil ill II(' ill111(" (" n \l''',1011 '011 0 0 0 1Y n'n onr or or'', II 011" rr r rr otor on fri ',III] 1IIII IIki" 1111111111111110 o5111111 51'5' 11'5'5'11 '151 ''',011 '100 055' 11 o 1111115' 11-1o05011'' A r("i 1111 ri Ili(f(", kill Ili', 1(11' 1111 hi 6111111111' 1111(f 1111 111'1111 kill ill IIi 111111(1 f("111 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 78 Page 19 of 32 Il:)evellleuit Illnceurdfliive oour° ul .a. III;IIIeulrefliif0 I) v IIIulinoeuaf St fpl Ili) eft n lifli o n: .............................................. A aul1al11i011 000e00iil1alle conf1inuou0 open sip co Doc ted wliflhuiilldiiuh0urd covered to pap„mouude over he d we ther hall0t0cfu0u11, subs whlllo parovOthiip g � a s�0ua�u. ur0fur011 d0 Illi Ihlf. 1111111111Ix.0uarnlies Ore 0friiurns wog.01111erii00. Siolltgroptigyor A IIaIIO'II„a 0'p' 01h1 II II IIua5'p' II II 0f Ilesst one a' IIr101100a'; d pa110r WIhIIGII11 01h011II the o11ae!n 011r1d ccossulhlle to plhle pauIhlluc during the 00uare hours thOt the Ibuulld 11„g uua Wll1lu01h1 of u5 Doc tod u0 011a„a' In h0 eur1011os � Iauouudo sign qe to idenfityi plhla; eu� Ilallr0 �Ila.... 0p00e 00 open to the aaallallii0 0u1d 01h101111 be ulisu01111 0u1d alh 01i001111 000e00iil1alle from 0 aaallallii011 000e00iil1alle sip 00e. ""'II""'Ihe uarlivalivaruuar 0re 0 Os i750 sag re :feels u1d the uarlivaliva1Uuar Ihl0riizont011 diivareur10iiour1 Os 20 Eoot. Green I uu„o III ul ulr . err fufliiefliia�ul II Ilurpull�lillup�+: ratootryp1111crrant 11a:a1ll° slit lhuaaup...EGO rpa: urtote pllr tat:..:th poua:upeo f has as IhIIEpaa"a:p, a:ol:awulll. p p the faolllOoawuurr:p as Ilrua:�ppa� Ilu oa:olf a aouuu oll� puaour one aof.... r off . ilia tupufua atnaour aofp;aouuupollu:ppra �: awp�;llr the Il.,uuuuurr: IIIIluulla;puurr....a Ilr alllla pfrp "� uur....poura a.. fll �.�� fa:olllla:opuurrp aw.lp.`u. a Ilruarauapu a uarurtl a;pf a1111 tlaw.: r pfaraw 11 11'ii.11a lull Itr..:: II ufa °:. �� Ilulr:p. oa a ,apupp.p �, faou . na1111 a aIritn.:.p........pt;np';Plf..r.....p'or Stilqua Ilrua�aua'Ipu a ua�urp a;uf allll a a;uu a. IIu a u11 op�u apuaua�af, uur a+�+pupua:ou"a p:p o al.. 1p a"Iathaa"` Ira"llppaa"I.p..fpapa Iraurp aoullGLa;a"uuall<tllrottlill.Or tlil a rilifithooriittn. .......................................................... ilia tupu ua atpaour au.aaouuupou:ppra e awutr apupfll.uuuu:. ilia tartificattion aofa„ aouIIupollu:ia r tall III a iiitiffertioionti000roptiottioion II li.ullIla:pllInr gratigoreorro that p=�oilrvao��urp���f...���plluu�� all��u�tl a:ou..`�,Ilullo�rura;;uu ��,Ilu��,tl:p.uu� �Il�ullu�;f' du�rpla;ou ��u���uu.p'ou�uuu��u��;:p... benefits too II"'ll.ull:awulltor r n atuu all rtioisourires or a:aurauuua:ouru".II"oept. p:aa:o that tiofthe ...................................................................................................................................................................................................................................................................................................................... ufuourr:p Ilittorulla;puurr:p ilia ha °Dergue a ertift eracoopf A tit eta1111a a:p n au a apuauai an pa::oa.11ulru"ua:"urp apua':,oua shall be rtioitoratratioittil pao t;pa"pa:"rrruine siihIntiosa lllir:lillalilllip: . 11 e„iii Illy III a a orIll g!!!' ff. iii!!f..... U. s e Sfe Sm 111111 11..0ulur e00 22......... I::fef'ilorlifli0or: .............................................. A1111000f1i0rn 0fsip 00e for nonconrihrer01i011 neli 11'alla0rlh00af servIIng uses flh0f IIa0110f pm Iluu11ao„Ilpf f0 ppaa0oafeup.t0 11 uafiIIa11e ure!ip 11r11a0r11f„a Oaf O pAuurcf uu„ e0 ithogl„uuaf 01hIIIId t uareetiOpa u0onri0, 0u...nour1 nonprofit e.. 0u e 0afpfruaruuurll.. Sittopitprippoo iiiiihe yrthrect sh01111 of p u00fe p I1e00 5,000 a the, uses f sag feet faf..." � � � u the„ life000gliotiasoothirereaproAryporIc0urt 01h01111 record p uflh Il upaf County..Ilfea order dppu0 y0r of successor 0gangs) rid par0 uafe 0cagy faf...the 11 fuR:ectou of 0 Ilaurnc uur fp af00uuhrieurf 011IIaa00hag those otstry00e onia for neighborhood OeuAioha uses for pr0 up 0p rf„aIulfu r IO afreuue0 0rlae aau0ue 0putuue pef r0 is those sta00es upfhe cue not 00ur0ii,rpeurf With the uses 0pfplluur0af 11n the„ afepuuuu lon of neighborhood sephoha uses iipf thus p II lle pf00e0 sh01111 be uuli0uu01111 000e00ul1aalle Iron -lithe street. Ilihrifpurlipitiour .............................................. p ar pppp ur;pllu are " a`,;d" a" II a"p';pu a ou a: auu II II II II uauu au a `gyp o,:pa a"`�, a ;Pp art; II'up;o `III II Ir a...a"u p r all,,,,,,,,, fa�a p p.pfrp urao Ilypurpa�u pp:p.:aua "r�„�ppp��,rpllu';aua fa�a:�;.. 1;;;;IIirpill'ii11 y II Ilrar uur'fp allll ap I.p a ogfatiro u u a.itallniiitir; ',Oro m11 Wf 11111!„'plp''ll 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 20 of 32 79 ul�eeul��liive 1111111oor 1) v lmeulit t III in III'. 1' IlexliilllIlle i .............................................. eum proposedeunneuniituee not llclellµntifnecl uu thlls tellalle, tII1O II exllllrlla 113eneEiltL 011ows n p2p llueeunt the oppertunlfify to propose lln ddItl®n 10 benefit th t„ nweunll eunllnaeteun liefie ll ncreeee OWell lillli liu ""'ll""'unllcuwlille. 10000011000900000200lifie ellnteuu thlls llncentive00010he y u e pu ll e theep 11 1re nt te...112ey for...eV ll nde e ndeunt teellnunu s teuune llnny he of ,. dell a eeu Ilna°y eeun,�u�ll�eun� a eunen llteunt senncesm y llnellu de but re not I011mited to econonfic eel„Ilene a®n e `pfiun11nn11oe Il2neun nutS 001212ele nun p ume„Il e01 e llunee, a euexu „n` eeunStald uegn. eellune leune document lion pell ted to con a unll u t construct p�nc1 other u ... deemed anee eeeumy lbe001. ne Cite II ne number opp ell me w rded ellnel111 be deteup1nuned on eese Iny.c se Ilan II The II liumector ellne1111 use the `elllle cliun eumiiteumiie wheneeellune lion ................. ................ llle lllbllle benefit. ...................................................................... In Fume Peeecl Ilnaeune'il Ilnee unneumii eel eellune ler thf eeo~nnu~nnununli eu II lbe 12 ell 2eed Ilan„ une'u lid eunteu e e ` 11.. lee 11':1eeellnnp u~nneu 1 e u��ue.!.. The proposed benefit does not eelrnfilli twllltlln exllstlingII end....Uee Code regulle unnnne and benefit egg or exceedh Il ea wou11d Ibe Ila„pmov dod Ilry the proposed e e,�ec1 Ilane.. I! ...!1:..... benefits 0220.y.ided ........bove. Fume IPosed Section 14. Ordinance Nos. 2741 §4 (part) and 2765 §120, as codified at TMC Chapter 18.60.20, "Scope and Applicability", are hereby amended to read as follows: 18.60.020 Scope and Applicability A. The Director shall have the authority to approve, approve with conditions, or deny all projects submitted based on a demonstration of compliance with all of adopted guidelines referenced in this chapter, as judged by the preponderance of evidence standard. B. The Director is authorized to review projects subject to design standard review. The Director may approve, approve with conditions, modify and approve with conditions, or deny, the application for design standard review. The City shall grant design approval when the Director has determined that the applicable criteria listed in this chapter have been met by the development proposal. The Director may impose specific conditions upon the development proposal, including an increase in the standards of this title. These conditions may include, but are not limited to: restrictions on locations of structures and uses; structural restrictions that address safety, noise, light and glare, vibration, views, aesthetics, and other impacts; and increased buffering requirements, including open space, berms, fencing and landscaping. C. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in TMC Figure 18 9, certain landscaping and setback standards may be waived and conditioned in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as currently enacted or 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 80 Page 21 of 32 hereafter amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. 14!cl. No changes shall be made to approved designs without Director approval and consideration of the change in the context of the entire project. IIL... IIL.....xec. pN. for u u e.,uIIN.in u u hoNeII «..nu:d u u u oN.E, 11 11„1se wIhuch Sh a1111 III... 511..,ull N.0 N.N.N uu e,S II Oil..,uu:d aN. TIT NC 1 8.0.07 0.aIIII ppp ces 2pop cos uu:a n Ene sN.0 n,.,uetil..,up.. (or add uN.uou: S N.O SN.0 u..,ct 11..,up)3 0u: 2 pa II (or au: uu:N.e gnaN. d S h N.N unew de ve III.. p u u uN... „ „ :, : r �,,. :, :, ::, :, :,,. H:, :,e IIN�.,�..0 �..�u�..�..� �...u..,uuuuL.ull�..nN.u��� II �...�.�....�..�N.. �..�..�.. .L.u�:mu�.. II�..�..N. ..Il�u�:mIIII II��., red N:�.. �m��II II�..0 �:m III ��.. ..... IIL..e., a op : III""Ze v a Ene III e a eu u N.. III (or p b.. e et ., not N. u u u e et u u : the e N.N u re III () II d II o r N.e re u re u u u e u : N. Ne. II o r a III pe. ..... OD e., I III"Rent III e a eu u N. c., II a a u : c.. wa N.h the ca b II e a op : S ., ,S ,, ,�N.�..�u:�N�..�u�N,� ,�II��..�IIII III., u�..��u�..ed II N.h deveII(Too pE)reuuN: appIIucat u(on . II , A building permit shall not be issued until the proposed development project has received design approval. For projects not meeting the threshold for the requirement uirement to apply fora Type 2 Design Review Permit, compliance with the applicable design 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. Section 15. Ordinance Nos. 2741 §4 (part) and 2765 §122, as codified at TMC Chapter 18.60.040, "Design Review Criteria Applicability," are hereby amended to read as follows: 18.60.040 Design Review Criteria Applicability A. Commercial and Light Industrial Uses: All commercial and light industrial uses shall be evaluated using the design review criteria set forth in TMC 18.60.050, with the following exclusions: 1. HotelsMli:u :''L..il..,u ''N:ril..,u ':L.,uu"fiiii"" h ate IIS u u"u"uate II ; 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. IM:w:ION IIII'""":n111liiillllIll liii: s h°° °�, IIII an III ° , IIII Css �w Uses: All r.u,.0 l..,ulliai...IC mu in u lilt in u lIIxe d--o ) Il uat an d ate II 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. : Illh'miiii w'.:Illl :uir,re :s an Illf,auirkiiiiruLStr Ctuuir IIII esiiii ui Illf llll °� i �1 �1 ..„ 3 .,I :.,r, Cod ,(�uruu�.: m., _®®; ';.,m: The "�..��II�u�...u..,ull�:mu �a�..���m� �:mu:�N III �..nuN.uu:�.. ,�waN.uu..,u�..,tL,uu�. IIL..�.,,,,�u�':u°.: III ��.�..r�li�., Jlh uu°:...Ill...''''""1„c,,,,g?,2,,,,,,,“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 18.60.0820, as well as the guidelines contained in the Tukwila South Overlay District 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 22 of 32 81 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. Section 16. Ordinance Nos. 2741 §4 (part) and 2765 §124, as codified at TMC Chapter 18.60.070, "Multi -Family, Hotel, and Motel Design Review Criteria," are hereby amended to read as follows: 18.60.070 Multi -Family, III Hotel, and Motel Design Review Criteria A. Site Planning: 1. The site plan shall use landscaping and building shapes to form an limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. 2. Pedestrian and vehicular entries shall provide a high qua1i4dual focus quality development. 3. Vehicular circulation design shall minimize driveway intersections with the street. '1. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development. 5. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right of way, to common areas, to individual residences-Thi, can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. 6. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. B. Building Design: 1. Attention to building design encourages an aesthetically appealing and cafe place to live, while contributing to the pcdestrian environment. Residential forms human scale that contributes to a sense of ownership and comfort. 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 82 Page 23 of 32 2. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Building components and ancillary parts shall be consistent with the anticipated life of the structure. 3. The overall color scheme shall work to reduce building prominence and ohnll blond in with tho nati iral onyirnnmon� 11. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. C. Landscape and Site Treatment: 1. To the extent possible, existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. 2. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. 3. Walkways, parking spaces, terraces, and other paved areas shall promote provided. 11. Appropriate landscape transition to adjoining properties shall be provided when possible. D. Miscellaneous Structures: 1. Miscellaneous structures shall be designed as an integral part of the architectural conccpt and landscape. Materials shall be compatible with other buildings on the site. 2. The use of walls, fencing, planting, berms, or combinations of these shall 3. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. '1. Exterior lighting standards and fixtures shall be of a design and size cons+ tent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. iuui;., iilllluut, A II II c't i.lh uuuu.,ulltitt2,uuull uuuu, � I u.„ttt„,?, cutt'II c")r u u u c)t II P u ct ) (.1. 3 u i.lh u u : a u : u : I u i. u u tt)t i. Ilh a u : """10"""t„,iktAft II a W VI a h,:;i u : fl u : i.� a (D. 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. 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Gloor Page 26 of 32 85 11°C;(3ronfi':':)ors„„ 0[311„1110dfirl„:1 („„„x„:„„trri(„,„fi!lle.,:3 Zit 11 0'1 t y („:„fi!..:K.11 St 11 111,,,1::] r r„„fi(im St 9„ as (:) ")1111sp„,os41 roa ts „„„„13wit. 1111fir!g„„1„„'„:14„.1,4:::: ks„ ""fi' (,)„ Uti001111ty Anogpitra os„ „0:::r(„„„trk„fi pofirit ,,„(11Efiw j,i,arE„fi!zat(E„,fir t[„„fi zar„„fi (,) „0:„E„fi!E„fil z„tb(,„„„t,vtEfi! th(E„fi! „0:„firlfiSh(E„,fid S t(:1:':':1! rzad(E„fi! („:„„tif t["„11(,„,„fi! sfi„„„fibl„Efi!(„„1 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 86 Page 27 of 32 Section 17. Regulations Established. TMC Section 18.60.080, "Vehicular Areas and Parking Structure Design Review Criteria," is hereby established to read as follows: ' kl„„60„„08(11 V e Ille IIII c u 110 a r A 1111':'eas an ' IIII," a Irk: IIII na,St ru et u re )esi gun 1111"Reer IIII fi':':':'; IN C: rIIII le rIIII a ,, .„ Aup. oo o::„.a billIIIIII yi 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 28 of 32 87 III„) 1E3 „ S iln Eir s „ VE)11111IIII (pi' f „;„11'„2„„„„§„i[cA„,!2,1„Y:f,„„11„E„„„„„§„Y„„,§1„!2,1„,1,1,2„„„„1,1„„,„„„„„:11:1„li,„'„2„„„„i„J„,g„,b,„1„ii,12:g„, b „ 1E; II d(E'fiwa 0 lk„sandwp 0 A s (,13„„„fi a n t II ty andw II d t 1111 ,":,,!„ 1111"");1 rIlk„IIII fin tr," Stir 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 88 Page 29 of 32 Eii.0 u..,u(..tL.,uu (.d p«..:u I .au:1.. ,,3h2IIII u:oi. ix.). (.x....u..,upi.h«..:u: 5(. �4,1 «..: u : II u u ., 1r(., u u u «..: p L.0 b u u . III i. (.. II «..: (.).a .A.00 mllc,),,It(., I.. II (DIl..uu:d ,si.11 u..,u(..,t,ll.,ull (. d p,:::u I .uII:I., rrh«..:IIII II(:;, ix.). 1(.),II II(.mIIII:., ,Si.«.....mu:dall ds. � I ). Aa (...huL.,uu aII l..,uu (fiLs !u°.:i. (Du: !,3i.0 u,u.0mIIII Si.i. Wui.h «.:rid III.. «.:i.11..,uu (.fiS (..)Iµ i.h prfinruo zary Si.0 u..,u(...tll..,ur(fi! .... .... .... �.,. i ,IIII uu a aIIII II IIgauL,uu:� �u a t ul... tIhau: rid Sh«..:IIII IIIIII«.:II:k. wzaIIILS «..:rid Sh«..:IIII III..,, s i.�.,� ` . ().(,)"„7(,.Ill:t. i° Section 18. Ordinance Nos. 2741 §4 (part) and 2765 §125, as codified at TMC Chapter 18.60.080, "Tukwila South Design Criteria," are hereby renumbered as TMC Chapter 18.60.090. Section 19. Ordinance No. 2741 §4 (part), as codified at TMC Chapter 18.60.090, "Commercial Redevelopment Areas Approval Procedures and Criteria," is hereby renumbered as TMC Chapter 18.60.100 and amended to read as follows: 18.60. ' 00 • Commercial Redevelopment Areas A. IIII nitIllr":LThe intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor that serves the space needs of mixed use or commercial development that fronts on Tukwila International Boulevard, to allow and create developments that aro designed and built to better buffer the negative impacts to better ofthe commercial district on the adjacent residential neighborhoods, � �u°:� I integrate, where appropriate, 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 criteriatr: B . b:IIII ity an IIII ulro . Au : .. IIIq„. or III i DR 7....u n.,! a i.lh in u in u 6 IIIIIIII II:i. Au :m ..,flIIIw. i II :mIIIII II r IIIfittei to :mggII fig,:::.(Ifit vfia :m III i:m.Il2II: bufin durig .,uuupuov euuufin pIIafin afin diou dev eIII..puuuacue a hy adip c..fin i. p«..:m..II i.h«..:t lit„,b1°: i, N„„c„„ fl !:?u Ill:.t.:fl 2,2„:,iu°:,: •ilia rli ,12,,, 1. Uses allowed: The permitted and accessory uses all:d d v(..IIop i. si.all:daIIds of ias u Onj Jeat pa IIi.fin IIII: i.fin B.A. shall be those of the adjacent commercial IR.0 or III" i '::A .� �u°:lilt:„t district to which the residentially AIIIw, r OH DR zoned properties are being aggregated. 2. Standards: The basic development standards ar- s shall be those of the adjacent jaccnt commercial district to which the site is being aggregated and the stand for the uses that are being proposed. . 'A :................ 3. Approval r cedure tllllj' li!ralllt ....tear:!(..........:.I!I JIII ro'ta : a. In a Commercial Redevelopment Area, the Director must review and approve any development per the Tukwila International Boulevard Design Manual and the intent and criteria of this section. 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 30 of 32 89 b. The development rm t c lhallll include at least one parcel that fronts liu°� :Ilu..u�`tla°; and any number of additional adjacent on Tukwila International Boulevard„ IILd''....p;p:::p�,,�..�:.................................. parcels within the commercial redevelopment area'''°III'''''?'A. (Exception: Commercial use of property in Site 2, in the block bounded by 112 Avenue South, South 1/l1lth Street Tukwila International Boulevard and South 1 /12nd Street, must aggregate with the property on the c. The following criteria from the Tukwila International Boulevard "Design Manual are augmented to include the following intent: (1) to cr ate streetscapcs that are similar in setback, landscape and building heights where development occurs across from single family residential: (2) to create architecture th compatible with desired residential character and scale where development occurs adjacent to residential, the following elements must be addressed: (a) Site Design with special attention to continuity of sites with (b) Building Design with special attention to architectural relafi - - and Section 20. Ordinance Nos. 2741 §4 (part) and 2765 §127, codified at TMC Section 18.60.100, "Expiration of Design Review Permits," are hereby renumbered and recodified at TMC 18.60.110. Section 21. Ordinance No. 2741 §4 (part), as codified at TMC Figure 18-3, "Building Height Exception Areas," is hereby amended to read as referenced in Exhibit A. Section 22. Ordinance Nos. 2741 §4 (part) and 2765 §135, as codified at TMC Figure 18-7, "Required Number of Parking Spaces for Automobiles and Bicycles," are hereby amended to read as referenced in Exhibit B. Section 23. Ordinance No. 2741 §4 (part), as codified at TMC Figure 18-9, "Commercial Redevelopment Areas in the Tukwila International Boulevard Corridor," is hereby amended to read as referenced in Exhibit C. Section 24. Ordinance No. 2741 §4 (part), as codified at TMC Figure 18-10, "City of Tukwila Zoning Map," is hereby amended to read as referenced in Exhibit D. Section 25. Ordinance No. 2756 §4 (part), as codified at TMC Table 18-2, "Tukwila Urban Center Land Uses Allowed By District," is hereby repealed. Section 26. Ordinance Nos. 2741 §4 (part) and 2765 §133, as codified at TMC Table 18-5, "Provision of Parking", are hereby repealed. 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor 90 Page 31 of 32 Section 27. Ordinance Nos. 2741 §4 (part) and 2765 §134, as codified at TMC Table 18-6, "Land Uses Allowed by District", are hereby amended to read as referenced in Exhibit E. Section 28. Corrections by City Clerk or Code Reviser Authorized. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 29. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 30. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2025. ATTEST/AUTHENTICATED: Andy Youn-Barnett, CMC, City Clerk Thomas McLeod, Mayor APPROVED AS TO FORM BY: Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Office of the City Attorney Ordinance Number: Exhibit A: Figure 18-3, "Special Height Exception Areas" Exhibit B: Figure 18-7, "Minimum Automobile and Bicycle Parking Requirements" Exhibit C: Figure 18-9, "Commercial Redevelopment Areas" Exhibit D: Figure 18-10, "City of Tukwila Zoning Map" Exhibit E: Table 18-6, "Land Uses Allowed by District" 2025 Legislation: TIB Zoning Version: 10/6/25 Staff: I. Gloor Page 32 of 32 91 City of Tukwila City Council Planning & Community Development Committee Meeting Minutes September 8, 2025, 5:30 p.m. - Hybrid Meeting; City Council Conference Room & MS Teams Councilmembers Present: Verna Seal, Acting Chair; Hannah Hedrick, Joe Camacho Staff Present: Laurel Humphrey, Nora Gierloff Marty Wine, Max Baker, Isaac Gloor, Jen Tetatzin Acting Chair Seal called the meeting to order at 5:30 p.m. BUSINESS AGENDA A. Tukwila International Boulevard Code Amendments Staff briefed the Committee on a project to amend TMC Title 18 relating to various standards for the Regional Commercial and Neighborhood Commercial Center zoning districts including allowed uses, minimum parking, design standards, development incentives, and co -living housing standards. Committee Recommendation Forward to October 13, 2025 Committee of the Whole. MISCELLANEOUS The meeting adjourned at 6:26 p.m. VS Committee Chair Approval 92