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HomeMy WebLinkAboutPCD 2026-06-08 Item 1C - Ordinances / Resolution - Miscellaneous Amendments to Tukwila Municipal Code (TMC)City of Tukwila Thomas McLeod, Mayor Marty Wine, City Administrator AGENDA BILL ITEM NO. i c Agenda Item Sponsor Legislative History Recommended Motion Miscellaneous Code Amendment Ordinances and Fee Resolution Neil Tabor, Senior Planner June M.2O2S July 13'2O28 Planning 8'Community Development Committee Committee ofthe Whole Regular Meeting [] Discussion Only M /\Cti0O Requested MOVE TOadopt the ordinances and resolution tuamend Title d.Title 11'Title 17.Title 18,and Title 19Ofthe TK4Cand adopt 8resolution L0 update the associated consolidated permit fee schedule. EXECUTIVE SUMMARY This package includes ordinances updating five titles of the municipal code and one corresponding fee neSO|UtiOn update. F'nOpOSed amendments, detailed Under discussion, include correction of errors, clarifications for consistency of language or application of standards and some minor substantive updates to development standards. Staff is requesting this item be forwarded to the July 13, 2026 Committee Ofthe Whole meeting for 8public hearing. DISCUSSION Since the periodic update to the comprehensive p|an, associated amendments to zoning standards and development regulations and amendments to comply with other changes in state |@vv have required significant 8|ten3U0nS to zoning districts, development standards and other n8gu|8b0nG. These updates also presented opportunities to better align standards with gO@|S adopted through the CO0pr8hHOSiV8 p|8D and St[880|iO0 formatting, phrasing and p[8SHnt3tiOO of the Tukwila Municipal Code (lFK4C) for 8GGe of use for both staff and applicants. In utilizing the updated code, staff identified impacts of recent amendments that left inconsistencies, |8Ched clarity or had room for improvement. In an effort to constantly improve the TyNC, staff compiled 8 package of code amendment items which, while not adding especially complex or substantive amendments to any one area of code, better aligns City regulations with desired processes and 0utC0no8G. Below is 8 table of generalized code amendment topics by OndiD8DC8 or resolution. Full text Of proposed amendments can be found within the corresponding sections of the attached ordinances. Common proposed amendments within the package include updates to zoning district references for consistency with changes which occurred from the consolidation of the LDR and MDR zoning districts to the CR zoning district in the middle housing updates, [80Ov8| of outdated Or partially [eOlOVOd sections of code, clarification of code language ambiguity or typos, small updates to comply with state law changes, and scenario specific regulation additions. Summary of proposed amendments by ordinance and resolution 49 Title 8 Ordinance Code Section Section in Ordinance Brief Summary of Amendment 8.22.020(8)(a) 2 Correcting reference to zoning districts. Title 11 Ordinance Code Section Section in Ordinance Brief Summary of Amendment 11.08.050 2 Correcting typo and clarifying application of permit type. Title 17 Ordinance Code Section Section in Ordinance Brief Summary of Amendment 17.20.030(E) 2 Clarifying alignment standards for new lots in subdivisions. 17.20.030(F) 3 Reestablishing previously deleted standard for planting of new trees within subdivisions. Title 18 Ordinance Code Section Section in Ordinance Brief Summary of Amendment 18.06.063 2 New definition of bay window for clarification with design standards. 18.06.680 2 Expanding definition of research and development facility to include aerospace manufacturing. 18.06.740 2 Clarification of setback definition to comply with state law. 18.06.781 2 Addition of sleeping unit definition consistent with co -living standards. 18.06.950 2 Correcting reference to zoning districts. 18.10.040 3 Clarifying phrasing language. 18.28.030(D) 4 Clarification that installation of HVAC equipment and solar panels does not trigger design review. 18.40.080 5 Correcting reference to zoning districts. 18.44.030 6/Exhibit A Reestablishing shoreline use table footnotes that were unintentionally omitted in a previous update. 18.45.050 7 Rewrite of Critical Area Designation permit type to attow applicants broader flexibility. 18.45.158(C)(2) 8 Amending tree permit review type for ease of application. 18.50.045 9 Elimination of outdated regulations regarding airport height. 18.50.170 10 Updating lighting standards for consistency with industry Language. 18.52.020 11 Clarification in application of standards. 18.52.040 12 Correcting reference to zoning districts. 18.52.050(A) 13 Correcting reference to zoning districts. 18.54.070 14 Updating tree replacement standards to treat single family and middle housing the same and to protect replacement trees. 18.56.065 15 Clarification in application of standards regarding permitted number of driveways. 50 Page 2 of 5 18.58.065 16 New section to address temporary wireless communication facilities during construction and special events. 18.60.040 17 Clarification in application of design review standards to ADUs. 18.60.060 18 Clarification in application of design review standards to ADUs. 18.70.050 19 Removal of redundant nonconformance provision. 18.70.130 20 Elimination of defunct code section relating to an expired time- limited cargo container permitting program. 18.80.020 21 Clarification of distinction between public and private comprehensive plan amendment items. 18.104.010 22 Updating permit types to streamline review. Figure 18-13 23 Repealing figure associated with previously repealed code section. Table 18-6 24/Exhibit B Updating footnotes for state law consistency and correcting reference typos. Title 19 Ordinance Code Section Section in Ordinance Brief Summary of Amendment 19.08.180 2 Correcting reference to zoning districts. 19.08.225 3 Correcting reference to zoning districts. Fee Resolution Section in Resolution Brief Summary of Amendment 1 Restructuring fee for Critical Area Designation to clarify passthrough costs to applicant. TMC 18.82.020 Decision Criteria provides criteria for analysis of a proposed development regulation amendment as depicted in full below. 18.82.020. Decision Criteria. A. The following criteria shall be used to review an amendment to development regulations: 1. Is the amendment consistent with the Comprehensive Plan? 2. Does the amendment meet at least one of the following criteria: a. Eliminates conflicts between TMC and the Comprehensive Plan; or b. Accomplishes policy directives of the Council or Administration; or Corrects an error or errors in the TMC. The proposed amendments prepared by staff comply with all decision criteria, in particular supporting consistency with the Comprehensive Plan and eliminating conflicts between the TMC and Comprehensive Plan. Housing Element policies such as H1.2 and H1.3 below are supported by updates to streamline permit types and allow simpler noticing procedures or providing more setback flexibility for highly efficient homes. Policy H1.2 Identify and remove excessive regulatory barriers to housing production. Policy H1.3 Modify residential zoning designations and development standards to align with City goals, and periodically assess the amount of housing produced under these standards. Page 3 of 5 51 Similarly, amendments to reestablish tree planting requirement with subdivisions and amending tree replanting standards in the event of tree removals supports overall goals and policies within the Natural Environment Element shown below. Goal EN-11 Policy EN-11.1 Overall City tree canopy increased in diversity and total cover, with an increase in the use of native species, by 2034, and No Net Loss of canopy cover in individual zoning categories, or environmentally critical areas and open spaces The City shall adopt and implement updated tree canopy goals and shall continue to amend policies to support stormwater management and water quality improvement in receiving waters. The City will provide mapping of City - owned or operated properties with tree canopy no later than December 31, 2028, as based on available existing data. Additionally, proposed amendments clarifying the correct zoning districts, reestablishing footnotes or erroneous references aim to correct errors in the TMC, consistent with Decision Criteria in TMC 18.82.020(A)(2)(b). Staff believes this package of proposed amendments is consistent with Decision Criteria for consideration of code amendments to development regulations. 18.82.030. Staff Report. A. Prior to consideration of any proposed amendment, the Department shall prepare and submit to the reviewing body a staff report that addresses the following: 1. An evaluation of the application materials; 2. Impact upon the Tukwila Comprehensive Plan and Zoning Code; 3. Impact upon surrounding properties, if applicable; 4. Alternatives to the proposed amendment; and 5. Appropriate code citations and other relevant documents. B. The Department's report shall transmit a copy of the application for each proposed amendment, any written comments on the proposals received by the Department, and shall contain the Department's recommendation on adoption, rejection, or deferral of each proposed change. TMC 18.82.030 Staff Report provides information to inform decisions on proposed amendments, listed above. As a staff initiated amendment package many of the criteria, such as evaluation of application materials will not apply. Please refer to the summarized table of proposed amendments by section and the attached ordinance language for further details and references to code citations. As a code amendment package largely focusing on clarity, consistency and minor changes to existing, impacts to surrounding properties are expected to be minimal, if any. 52 Page 4 of 5 FINANCIAL IMPACT Amendments in the fee resolution more accurately represent the passthrough cost of consultant review in the critical area designation process. This amendment is not anticipated to change the amount of revenue the City receives. ATTACHMENTS 1. Title 8 Ordinance 2. Title 11 Ordinance 3. Title 17 Ordinance 4. Title 18 Ordinance • Title 18 Exhibit A 5. Title 19 Ordinance 6. Fee Resolution Page 5 of 5 53 Attachment 1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, UPDATING REFERENCES PURSUANT TO CHANGES IN ZONING DISTRICTS AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC) SECTION 8.22.020(8)(A); DEFINITION OF "RESIDENTIAL DISTRICT"; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 8 regulates Public Peace, Morals and Safety in the City of Tukwila; and WHEREAS, the City Council adopted Ordinance 2762 on June 16, 2025 to rezone the Low Density Residential (LDR) and Medium Density Residential (MDR) zoning districts to Community Residential (CR); and WHEREAS, the City desires to ensure consistency through the Tukwila Municipal Code; and WHEREAS, on June 4, 2026, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, the Tukwila City Council held a property noticed public hearing on July 13, 2026; and WHEREAS, on July 20, 2026, after considering the analysis and proposed code amendments prepared by City Staff, and the public comments received, the City Council desire to adopt 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: 2026 Legislation: Updating Definition of Residential District Version: 06/02/2026 Staff: N. Tabor Page 1 of 2 54 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. Section 2. TMC Section 8.22.020 Amended. Ordinances No. 2293 §3 and 2723 §3, as codified at Tukwila Municipal Code (TMC) 8.22.020(8)(a), "Residential district" is hereby amended to read as follows: a. "Residential district" includes zones designated as LDR, MDR and HDR; Section 3. 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 4. 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 5. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2026. 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: Ordinance Number: Office of the City Attorney 2026 Legislation: Updating Definition of Residential District Version: 06/02/2026 Staff: N. Tabor Page 2 of 2 55 Attachment 2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, UPDATING CLASSES OF RIGHT- OF-WAY PERMITS TO ENSURE CLARITY AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC) SECTION 11.08.050; "RIGHT-OF-WAY USE PERMITS"; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 11 regulates Right -Of -Way Use in the City of Tukwila; and WHEREAS, the City desires to ensure consistency through the Tukwila Municipal Code; and WHEREAS, on June 4, 2026, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, the Tukwila City Council held a property noticed public hearing on July 13, 2026; and WHEREAS, on July 20, 2026, after considering the analysis and proposed code amendments prepared by City Staff, and the public comments received, the City Council desire to adopt 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. 2026 Legislation: Title 11/Updating ROW Use Permits Version: 06/02/2026 Staff: N. Tabor Page 1 of 3 56 Section 2. TMC Section 11.08.050 Amended. Ordinance Numbers 1995 §1 (part) and 2682 §7, as codified at TMC 11.08.050, "Right -Of -Way Use Permits" is hereby amended to read as follows: 11.08.050. Right -Of -Way Use Permits. A. The following classes of right-of-way use permits are hereby established: . Public Works Permit. These permits may be issued to applicants who do not hold a current franchise with the City. 2. Public Works Franchise Permit. These permits may be issued to applicants who do not hold a current franchise with the City. 3. Annual Blanket Activities Permit. These permits may be issued to current franchise holders on an annual basis to undertake blanket activities as defined by this chapter. Section 3. 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 4. 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 5. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2026. ATTEST/AUTHENTICATED: Andy Youn-Barnett, CMC, City Clerk Thomas McLeod, Mayor 2026 Legislation: Title 11/Updating ROW Use Permits Version: 06/02/2026 Staff: N. Tabor Page 2 of 3 57 APPROVED AS TO FORM BY: Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Office of the City Attorney 2026 Legislation: Title 11/Updating ROW Use Permits Version: 06/02/2026 Staff: N. Tabor Ordinance Number: Page 3 of 3 58 Attachment 3 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, UPDATING REFERENCES PURSUANT TO CHANGES IN ZONING DISTRICTS AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC) SECTIONS 17.20.030(E) AND 17.20.030(F); "LOTS" AND "LANDSCAPING"; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 17 regulates Subdivisions and Plats in the City of Tukwila; and WHEREAS, the City has adopted goals and policies to enhance tree canopy cover in the Comprehensive Plan; and WHEREAS, the City has adopted policies to promote housing development through clarification of development in the Comprehensive Plan; and WHEREAS, the City desires to ensure clarity through the Tukwila Municipal Code; and WHEREAS, on June 4, 2026, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, the Tukwila City Council held a property noticed public hearing on July 13, 2026; and WHEREAS, on July 20, 2026, after considering the analysis and proposed code amendments prepared by City Staff, and the public comments received, the City Council desire to adopt 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: 2026 Legislation: Title 17/Updating Definitions Version: 06/02/2026 Staff: N. Tabor Page 1 of 3 59 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. Section 2. TMC Section 17.20.030 (part) Amended. Ordinance No. 2764 §18 (part), as codified at TMC 17.20.030, "Lots" subparagraph E, "Lots" is hereby amended to read as follows: 1. Arrangement: Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. No new subdivision should create an irregular shaped lot, include irregular shaRed lot lines or more than six separate lot lines,: unless unavoidable based on parent lot shape. Each proposed lot shall have access to a public street. New flag lots shall not be permitted. Access requirements may be met by establishing common drive easements. 2. Lot Design: The lot area, width, shape, and orientation, shall be appropriate for the location of the subdivision, for the type of development and land use contemplated, and shall conform with the requirements of the zoning ordinance. 3. Corner Lots: Corner lots may be required to be designed with additional width to allow for the additional side yard requirements. Section 3. TMC Section 17.20.030 (part) Amended. Ordinance No. 2764 §18 (part), as codified at TMC 17.20.030, "Lots" subparagraph F, "Landscaping" is hereby amended as follows: 1. E.ch lot within a new short or long subdivision snail be landscaped with at least the frontyard. If the applicant demonstrates to the city'ssatisfaction that there vs inadequate space in the front vard due to required vehicular or pedestrian access, utilities,: or other necessary site improvements, the required tree may be located in the side or rear aild. ?Landscaping shall conform with Public Works standards and the requirements of TMC Title 18. Section 4. 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 5. 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 2026 Legislation: Title 17/Updating Definitions Version: 06/02/2026 Staff: N. Tabor Page 2 of 3 60 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 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2026. ATTEST/AUTHENTICATED: Andy Youn-Barnett, CMC, City Clerk APPROVED AS TO FORM BY: Office of the City Attorney 2026 Legislation: Title 17/Updating Definitions Version: 06/02/2026 Staff: N. Tabor Thomas McLeod, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 3 of 3 61 Attachment 4 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS SECTIONS OF THE TUKWILA MUNICIPAL CODE (TMC) TITLE 18, "ZONING"; CLARIFYING REGULATIONS, INCORPORATING MINOR CODE AMENDMENTS, AND CORRECTING ERRORS THROUGHOUT THE TITLE; ESTABLISHING TMC 18.58.065, "TEMPORARY WIRELESS COMMUNICATION FACILITIES", AND REPEALING TMC 18.50.045, TMC 18.70.130, AND TABLE 18-13; 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, City staff have found that certain existing development standards could be improved to provide alignment with updates in state law; and WHEREAS, there were also certain ambiguities and policies in TMC that needed to be revised and updated; and WHEREAS, existing language and formatting of Title 18 required revisions to improve clarity, readability, and consistency; and WHEREAS, on June 4, 2026, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed Miscellaneous Code Amendments; and WHEREAS, the Tukwila City Council held a properly noticed public hearing on July 13, 2026 to solicit and receive public comment, and following that hearing, recommended that the Tukwila City Council approve the proposed Title 18 Code Amendments; and 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 62 Page 1 of 30 WHEREAS, on July 20, 2026, after considering the analysis and proposed Title 18 Amendments prepared by City staff, 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. TMC Section 18.06 Amended Ordinance No. 2741 §3 (part), as codified at various sections of TMC Chapter 18.06, "Definitions," is hereby amended to read as follows: § 18.06.063. Bey di:" dow "Bay_w ndow" means o multi -panel window stru e e of at least three window panels protruding from the exterior fa °ade and formurigan Anterior alcove e § 18.06.0643. Bed -and -Breakfast Lodging. "Bed -and -breakfast" means an owner -occupied dwelling unit that contains guest rooms where lodging is provided for compensation. § 18.06.0654. Best Available Science. "Best available science" means that scientific information applicable to the critical area prepared by appropriate local, state or federal agencies, a qualified scientist or team of qualified scientists, which will be consistent with the criteria established in WAC 365-195-900 through WAC 365-195-925. Characteristics of a valid scientific process will be considered to determine whether information received during the permit review process is reliable scientific information. A valid scientific process includes some or all of the following characteristics: 1. Peer reviewed research or background information. 2. Study methods clearly stated. 3. Conclusions based on logical assumptions. 4. Quantitative analysis. 5. Proper context is established. 6. References are included that cite relevant, credible literature and other pertinent information. § 18.06.0665. Best Management Practices. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 2 of 30 63 "Best management practices (BMPs)" means conservation practices and management measures which serve to protect trees, including the following practices: 1. Avoiding physical damage to tree trunk, branches, foliage and roots; 2. Restricting the movement, operation, and location of construction materials and equipment to avoid the area under a tree canopy; 3. Minimizing adverse changes in drainage conditions around tree roots; 4. Minimizing adverse changes to the chemical, physical, structural, and organic characteristics of soil around tree roots; 5. Those conservation practices defined by the State of Washington Department of Agriculture, Washington State Department of Ecology, and International Society of Arborists as intended to protect trees. § 18.06.0676. Binding Site Improvement Plan. "Binding site improvement plan" means an improvement plan processed in accordance with TMC Chapter 17.16, which is legally binding on the land owner, his heirs, successors and assigns. § 18.06.530. Lot Lines. "Lot lines" means the property lines bounding the lot; except that in MDR and the HDR zones, lot lines shall also include the curbline or edge or easement, whichever provides a greater width, of any adjacent `access roads'. § 18.06.680. Research and Development Facility. "Research and development facility" means a use in which research and experiments leading to the development of new products or technology are conducted. This definition includes, but is not limited to, facilities engaged in:_ 1. Ball aspects of biomedical research and development; and/or 2. All aspects o( aerospace technology ._... including manufacturin c1 of associated products. -This use may be associated with, or accessory to, institutional and commercial uses such as business or administrative offices and medical facilities. § 18.06.740. Setbacks. "Setbacks" means the distances that buildings or uses must be removed from their lot lines except that roof eaves may intrude a maximum of 24 inches into this area. A maximum 24-inch overhang may also be allowed for portions of a building (such as a bay window) if approved as part of design review approval where the overhang provides modulation of the facade. Construction meeting passive house requirements ma ro'ect a to 3 inches into any setback, consistent with ROW 36. 70A.812. 18 06...0 1 SiePr.mm�_nit. "'Sleeping unitt" means anmmmindepenmdently rented or owned room within a co living dwelling that provides liven s ace, in which residents share kitchen facilities with residents of other units in the building, 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 64 Page 3 of 30 § 18.06.7824. Site Disturbance. "Site disturbance" means any development, construction, or related operation that could alter the subject property, including, but not limited to, soil compaction including foot traffic; tree or stump removal; road, driveway or building construction; installation of utilities; or grading. § 18.06.950. Yard, Front. "Front yard" means a yard extending between side lot lines across the front of a lot. In MDR and the_HDR zones, this shall also include areas adjacent to `access roads'. Section 3. TMC Section 18.10.040 Amended Ordinance Number 2765 §11 (part), as codified at TMC Chapter 18.10.040, "Basic Development Standards," is hereby amended to read as follows: § 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 Community Residential 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) dwelling units per parcel, plus 1 unit per 1,500 SF of parcel area over 5,000 SF; whichever is to (4) dwelling units per parcel, plus 1 unit per 1,500 SF of parcel area over 5,000 SF; whichever is greater, up to 5 units greater, up 5 units 2 dwelling units per lot can be designated as accessory residences provided they meet ADU requirements (ADUs count toward maximum density) 2 dwelling 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 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 4 of 30 65 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 Section 4. TMC Section 18.28.030 Amended Ordinance No. 2741 §4 (part), as codified at TMC Chapter 18.28.030, "Tukwila Urban Center (TUC) District Article I Introduction", subparagraph D, "Design Review", is hereby amended to read as follows: D. Design Review. (Table 18-1) 1. Design review for projects located in the TUC: a. Projects meeting the thresholds for design review set forth in TMC Section 18.28.030.D.1.b. shall be evaluated using applicable regulations in this chapter and the guidelines set forth in the Southcenter Design Manual. Work performed within the interior of a structure does not trigger design review or application of District or Corridor Standards. b. Major Remodels and Small -Scale Projects. Projects meeting any one of the following criteria shall be subject to Design Review pursuant to TMC Chapter 18.60): (1) New non-residential structures greater than 1,500 square feet in size (total on premises). (2) New residential or mixed -use buildings. (3) Any exterior repair, reconstruction, cosmetic alterations or improvements, when the cost of that work exceeds 10% of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs, installation of IHVAC equipment screened by parapet walls or solar ener generation equa rieint is exempt). Compliance with corridor -based architectural design standards and building orientation is required for existing buildings only if they are destroyed by any means to an extent of more than 50% of their replacement cost at the time of destruction, in the judgment of the City's Building Official. (4) Exterior expansions greater than 1,500 square feet in size (total on premises). c. Minor Remodels and Very Small Scale Projects. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 66 Page 5 of 30 Projects NOT meeting the design thresholds set forth in TMC Section 18.28.030.D.1.b. are not subject to design review and shall be evaluated using applicable regulations in this chapter EXCEPT for the corridor - based architectural design standards. Section 5. TMC Section 18.40.080 Amended Ordinance Number 2758 §9 as codified at TMC Chapter 18.40.080, "Basic Development Standards", is hereby amended to read as follows: A. Development within the Tukwila Valley South District shall conform to the following listed and referenced standards: TVS BASIC DEVELOPMENT STANDARDS Lot area per unit (multifamily, except senior citizen housing), minimum 2,000 sq. ft. Setbacks to yards, minimum: • Front 25 feet • Second front 12.5 feet • Sides 5 feet • Sides, if any portion of the yard is within 50 feet of LDR, MDR, C l` HDR or 1st Floor 10 feet 2nd Floor 20 feet 3rd Floor 30 feet • Rear 5 feet • Rear, if any portion of the yard is within 50 feet of LDR, MDR, CCR HDR or 1st Floor 10 feet 2nd Floor 20 feet 3rd Floor 30 feet Refer to TMC 18.52, "Landscape Requirements,' Table A, for perimeter and parking lot landscaping requirements. Height, maximum 115 feet Recreation space 200 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 • Office 3 per 1,000 sq. ft. usable floor area minimum • Retail 4 per 1,000 sq. ft. usable floor area minimum • Manufacturing 1 per 1,000 sq. ft. usable floor area minimum • Warehousing 1 per 2,000 sq. ft. usable floor area minimum • Other uses, including senior citizen housing See TMC 18.56, Off-street Parking & Loading Regulations Conversion to Residential See TMC 18.50.230, Residential Conversions Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 6 of 30 67 Section 6. TMC Section 18.45.050 Repealed and Replaced. Ordinance No. 2765 §29, §30, §31, and §32, Ordinance No. 2758 §6, and Ordinance No. 2741 §4 (part), as codified at TMC 18.45.050, "Critical Area Permitted Activities", is hereby repealed and replaced to read as follows: 18.45.050. Criticai Area Desionation Permit A. Purpose. A Critical Area Designation Permit establishes whether watercourse and wetland critical areas or their buffer's are present on or near apro_pertyLand may also be used to conduct a critical area study on sites with known critical areas consistent with TMC Section 18.45.040. . A Critical Area Designation Permit is required befo e the Cityinay accepit issue any oth,r developrnentpermit for: .Any property, or proposed development area, located within 150 feet of a confirmed critical area: or b. Anyproperty containina a potential cntical area as mapped by the City pursuant to TMC Section 18.45.050. A Critical Area Designation Permit rit‘y be applied for at any time by_the propert_yowner or their authorize agent. A I tion. The property owner or their authorized agent must submit an application to the Department on a form aovided by the Department. Theapplication may cover the entire property or a defined potionthereof provided a map is included identifyinj. the area for which designation is sought. C. Initial Site Review. Upon receipt of a complete application, the De artment or its consultant shall conduct an initial site review to determin „„ whether critical areas or their buffers exist, or have the potential to exist on the prop rty or within 150 feet of its boundaries, 1. If no wetland or stream is identified, no further assessment is reggired. 2. If a wetland or stream is identified the applicant must obtain a critical area report consistent with TMC Section 18.45.070. 3, If the presence or classification of a stream is in ,fltaestion, the critical area report shall include a professional recommendation on that _question consistent with TMC 18.45.040. 4. At the applicant's written reduesta or.)erty with known critical areas ma_y bypass the initiai site review andproceed directly to a critical area study under subsection D. D. Critical Area Report. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 68 Page 7 of 30 To satisfy the critical area report requirement, the ap licant shall either: Fund a critical area study prepared by Ahe City:s consultant.which shall not be subiect to_peer review or 7 Submit a critical area study prepared by a qualified professional as defined in TMC Title 18 which ma be subject to peer review by_the Cit or 't,„ consultant at the applicant's expense, etermiaation, Based on the critical area report the Department shall iss .e a written final determination on the Critical Area Desioation Permit. The Department shall issue this determination within 120 days of receiving a complete application, unless an extension is authorized under the Tukwila Municipal Code, mit Validity, A Critical Area Des i -ation Permit is valid • 5 issuance„ unless invalidated earlier by either of the following: 1, Physical conditi ns on or within 300 feet of the still:II:pot o e have materially changed due to natural .processes or human activity 2. An ap licable regulatory agency has adopted ifi2dated mans or designations that conflict with the original determination, e the date of Section 7. TMC Section 18.45.158 (part) Amended Ordinance No. 2741 §4 (part) as codified at TMC 18.45.158, :Vegetation Protection and Management", subparagraph C2, "Permit Requirements", is hereby amended to read as follows: 2. Permit Requirements: Prior to any tree removal or site clearing, unless it is part of Special Permission approval for interrupted buffer, buffer averaging or other critical areas deviation, a Type 21 Critical Area Tree Removal and Vegetation Clearing Permit application that meets the application requirements of TMC Chapter 18.104 must be submitted to the Department. Section 8. TMC Section 18.50.045 Repealed Ordinance Number 2741 §4 (part), as codified at TMC 18.50.045, "Height Regulations Around Major Airports", is hereby repealed. Section 9. TMC Section 18.50.170 Amended Ordinance Number. 2741 §4 (part), as codified at TMC 18.50.170, "Lighting Standards", is hereby amended to read as follows: A. Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be d4ecte4awai4roshoeIded and cut off downward to avoid spillover of light into adjoining properties and public rights -of -way. B. In residential zones, porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 8 of 30 69 may be lighted with lighting bollards. C. MIC/L and MIC/H. The following site lighting standards shall apply to portions of developments within 100 feet of the Tukwila Manufacturing/Industrial Center boundary as defined in the 1995 Comprehensive Plan: 1. The minimum light levels in parking areas, paths between the building and street or parking areas shall be 1 foot candle; 2. The maximum ratio of average: minimum light level shall be 4:1 for illuminated grounds; 3. Maximum illumination at the property line shall be 2 foot candles; 4. Lights shall be shielded to eliminate direct off -site illumination; and 5. General grounds need not be lighted. D. Variation from these standards may be granted by the Director of the Department of Community Development based on technical unfeasibility or safety considerations. Section 10. TMC Section 18.52.020 Amended Ordinance Number 2741 §4 (part) as codified at TMC 18.52.020, "Applicability", is hereby amended to read as follows: 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 ncNi-middle housing dwellings. For properties located within the Shoreline jurisdiction, the maintenance and removal of vegetation shall be governed by TMC Chapter 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 Chapter 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 Chapter 18.54, "Urban Forestry and Tree Regulations." In case of conflict the most stringent regulations apply. Section 11. TMC Section 18.52.040 Amended. Ordinance No. 2765 §96 as codified at TMC 18.52.040, "Perimeter and Parking Lot Landscaping Requirements by Zone District", are hereby amended to read as follows: 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 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 70 Page 9 of 30 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 Chapter 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 uses other than residential) 161,2,11 Type 10 10 Type I 20 per stall for non - residential uses; 15 per stall if parking is placed behind building HDR 161,2,11 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! Same as MUO RCC 20 (10)28 Type 17 5; 10 if near CR, MDR -or HDR4 1011 Type II Same as MUO NCC 64, ii Type 17-13 04 04,11 Type 11 Same as MUO RC 10 Type 118 54 04 Type 118 Same as MUO RCM 10 Type I 54 04 Type 118 Same as MUO C/LI 15 Second Front: 12.5; 15 if near CRA4DR-, or HDR Type 16 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 II 04,12 04,12 Type III 15 per stall MIC/L 105 Type II 05'12 0512 Type III 10 per stall MIC/H 105 Type II 05-12 05,12 Type III 10 per stall TUC — See TMC 18.28 TVS — See TMC 18.40 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 10 of 30 71 TSO — See TMC 18.41 Notes: 1. Minimum required front yard landscaped areas in the HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC 18.52.120.C. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC 18.52.120.C. Bioretention may also be used as required landscaping subject to the approval criteria in TMC 18.52.120.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian -oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of CR, or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of CR, or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of CR, or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of CR, or HDR. 9. Minimum required front yard landscaped areas in the CR and HDR zones may have up to 20% of their required landscape area 10. Only required along public streets. 11. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning. 12. In the CR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 13. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC 18.52.120.D are met. 14. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. Section 12. TMC Section 18.52.050 Amended Ordinance Number 2741 §4 (part), as codified at TMC 18.52.050, "Screening and Visibility, subparagraph A, "Screening", is hereby amended to read as follows: A. Screening. 1. Screening of outdoor storage, mechanical equipment and garbage storage areas and fences: a. Outdoor storage shall be screened from abutting public and private streets and from adjacent properties. Such screens shall be a minimum of 8 feet high and not less than 60% of the height of the material stored. The screens shall be specified on the plot plan and approved by the Community Development Director. In the MDR and HDR zones, outdoor storage shall be fully screened from all public roadways and adjacent parcels with a 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 72 Page 11 of 30 Trees (DBH) >6 8" >8 18" >-1-8" 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. Section 13. TMC Section 18.52.070 Amended Ordinance Number 2741 §4 (part), as codified at TMC 18.54.070, "Tree Replacement", are hereby amended to read as follows: Removal, Except for Heritage Trees, the removal of Significant Trees within any 36 month period on a property zoned Community Residential and improved with a jingle family or middle housing dwelling, is permitted, subject to tho requirements of Table A below. Table A Single Family and Middle Housing Tree Removal without Replacement Limits 'hi of Trees in 36 month period that can be removed without replacement 4 2 1 and no other trees 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 12 of 30 73 Notes: (1) A combination of trees of different sizes may be removed without replacement so long as the total number of trees removed does not exceed the number allowed for the largest tree removed in a 36 month B. Replacement Standards. 1, A. Each existing Significant Exceional, or Heritage Trees iocated on property zoned Community_Residential and impr ved with a single-family_or middle h using dwelling unit are subiect to the requirements tlfrgitIfemoved,--inc-161ding-r-emoval-Gf-trees-in-easements-and-righ4S-Gf-waY for the purposes of constructing public streets and utilities, Significant, Excpstional,_ o- Heritage trees shall be replaced with new tree(s), based on the size of the existing tree as shown below in Table A, up to a maximum density of 100 new trees per acre, generally 12-15 feet apart. If the number of required replacement trees exceeds site capacity, payment is required into the City's Tree Fund, in accordance with TMC 18.54.090., 2. Tree Replacement Ratios. Exceptional or Heritage Trees are removed. For properties zoned Community Residential and improved with a single family dwelling, when the number of trees permitted to bc removed in a 36 month period, a shown in Table A, has been exceeded, the replacement ratios set forth in Table B apply. Trees damaged due to natural disasters, such as wind stormsT4ta:1174Ge--OF-sRow-sterms7-and-eaFth4211.1akesT-afe-Flot-Fecl61ifed-40--be replaced. Trees determined to be Defective by the City or a Qualified Tree Professional, are not required to be replaced. Any tree removal on undeveloped properties is subject to replacement ratios in Table B. lilegal topping and pruning more than 25% in a 36 month period is subject to replacement ratios in Table B. Table B-k— Tree Replacement Requirements Replacement ratio for trees that are Trees (DBH) subject to replacement 6-8" 1:1 >8-18" 1:2 >18" 1:3 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 74 Page 13 of 30 3. Brz The property owner is required to ensure the viability and long- term health of trees planted for replacement through proper care and maintenance for the life of the site's improvement. Re�gcernent trees shall always be considered significant trees forthe urpose of tree retention and replace r7 ente Replaced trees that do not survive must be replanted in the next appropriate season for planting. 4-C. Each Significant, Exceptional, or Hertitagp Tree removed shall be replaced pursuant to TMC 18R54a070 Table A within 6 months f the ate of tree removal or_ Tree Permit approval, whichever is most recent,_ Department maw 6r��nt....qi single ngle extension of up to one hundred ightyj180J day_s if the applicant submits a written reQuest for an extension within the initial 6 month replanting period. If all required Council. 5. III. Tree replacement planting shall standards in TMC Section 18.54.1460. 0 also meet the Section 14. TMC Section 18.56.065 Amended. Ordinance Number 2765 §109 , as codified at TMC 18.56.065 "Access and Parking Standards for Residential Uses in the CR Zone" is hereby amended to read as follows: A. The following standards shall apply to all residential uses within the CR zone. 1. A pedestrian path that leads to each door that provides ingress/egress to a dwelling unit shall be provided. The path shall meet the following minimum standards: a. The minimum width shall be 6 feet. b. The pedestrian path shall extend from the exterior door to the nearest abutting public street, or private street for which the inhabitants of the dwelling unit have legal right of use. The path shall connect to any existing or proposed sidewalk that abuts the property. c. The pedestrian path shall either be paved with a permeable durable uniform surface or with decorative stone, brick, or other similar materials. Gravel shall not be permitted. d. For residential uses other than townhouses, the pedestrian path shall be separate and distinct from areas of the property used for the parking or loading of motor vehicles. e. The route of the pedestrian path shall be the shortest efficient and logical route possible, while avoiding impacts to significant trees and critical areas. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 14 of 30 75 f. Pedestrian pathways leading to dwelling units that are accessible to those with disabilities shall not feature inaccessible design elements such as stairs. 3:._Preference shall be given to the following vehicular access point design scenarios, in the order given. The applicant shall demonstrate why each scenario is infeasible for the site, due to site specific circumstances that are not the not the result of deliberate actions of the applicant or property owner, before proposing the next preferable vehicular access point scenario. For the purposes of this section, vehicular access points include curb cuts. a. First: The project proposes to reduce the total number of vehicular access points to existing streets. This may be accomplished by consolidating existing vehicular access points, both on -and off - site. b. Second. The project proposes the same total number of vehicular access points to existing streets. This may be accomplished by co -locating access with an existing vehicular access point, both on -and off -site. c. Third: The project proposes no more than one additional vehicular access point to existing streets, with a ...mmmaximum um of one vehicular driveway permitted per dwelling_ unit. This a parcel. d. Last: The project proposes more than one additional vehicular access point to existing streets. 4 . Tandem parking spaces shall be permitted to satisfy minimum parking requirements. 5.4 Recreational vehicles, boats, and trailers shall be parked, kept or stored on an approved durable uniform surface and shall not be parked, kept or stored in required front yard setbacks, except for a driveway. Recreational vehicle parking in the side or rear yard setbacks is allowed, provided no recreational vehicle prevents access by emergency responders to all sides of a structure. For parcels with street frontage: No more than 50% of the area of the first 15 feet of the property from the street frontage may be covered with 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 76 Page 15 of 30 a driveway or surface parking area. The Director may approve exceptions to this requirement for pie -shaped or other odd shaped lots where it is infeasible to meet this requirement. 7,6. No more than six (6) motor vehicles shall be parked on a surface parking area associated with a single dwelling unit for a period of more than 48 hours. The parking limitations in this subsection shall apply to all motor vehicles as defined by state law with the exception of motorcycles and mopeds. Section 15 TMC Section 18.58.065 Established. TMC 18.58.065, "Temporary Wireless Communication Facilities", is hereby adopted to read as follows: Perm!t _ecuired:� pr'ivat ... building permit tom . orar WCF on A buildlrp rlt. is � e��c� to e�� in u�ym_�.p�� .�. o erty...wiithin the City. Excepit during a declared public, rrnergency, a lease or site licens agreement is required ter install any temporary WCF oun Ci .-ownedjDroperty within the City. Installation within the ....publ!°~ ...right-of-way will also require an associated right-of-way_franehise agreement. p rani_ ' s allo 1. The reconstruction of ajlpermanent._.WCF and limited to a duration of 18 montIlls mfrom the date of approval unless an extension ismreque ted at least 30 days prior to the ex . iration date; or IT 2. Large scale events and Ilrnited to the duration o event s �^aor to the and ten days af._..........�_ he even plus ten C. mS ecnal IDevelopmerit 8tanndards: 1. Tempouramry WCF facilities shall be portable without a permanent foundation unless they are building mounted. Bu'ildirtg mounted Temporary_WCF facilities shall comply with all a licable development standards in I MC Section 18.58.060_l'7 Section 16. TMC Section 18.60.040 (part) Amended Ordinance No. 2770 §15 (part) as codified at TMC 18.60.040, "Design Review Criteria Applicability", are hereby retitled and recodified as follows: B. Single -Family, . • Middle Housing and cc welling t nit Uses: All new single-family dwellings and middle housing dwellings and accessory dwellin units shall be evaluated using the design review criteria set forth in TMC Section 18.60.060. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 16 of 30 77 Section 17. TMC Section 18.60.060 Amended Ordinance No. 2765 §123 as codified at TMC 18.60.060, "Single -Family and Middle Housing Design Review Criteria", is hereby retitled and recodified to read as follows: 18.60.060. Single -Family and, Middle Housing and Accossoiry Dw€ llingeUnit Design Review Criteria. A. Entrances. 1. Purpose: To ensure that entrances are easily identifiable, clearly visible, and accessible from streets, sidewalks, and common areas, to encourage pedestrian activity and enliven the street. 2. Applicability:The following standards apply to all residential building facades that face a public or private street, except those that are separated from the street by another building. 3. Standard: a. Each residential structure must have at least one main entrance fronting a public or private street, or within 10' of street facing building facade. b. Each unit with individual ground -floor entry and all shared entries must have a covered porch or stoop that is at least 25 square feet with the minimum dimension of 3'. B. Windows. 1. Purpose: To maintain a lively and active street face while increasing safety and general visibility to the public realm. 2. Applicability: The following standards apply to all building facades that face a public or private street, except those that are separated from the street by another building. 3. Standard: a. Windows shall be provided in facades facing public or private streets, comprising at least twenty percent of the facade area. b. Window area is considered the entire area within, but not including, the window casing, including any interior window grid. c. Windows in pedestrian doors may be counted toward this standard. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 78 Page 17 of 30 d. Windows in garage doors may not be counted toward this standard. e. Open areas within covered porches may be counted toward this standard. TOTAL. STREET FACING FACADE AREA C{}N:TRI6L.TNG AREA C. Building Articulation. 1. Purpose: To ensure that buildings along any public or private street display the greatest amount of visual interest and reinforce the residential scale of the streetscape and neighborhood. 2. Applicability: The following standards apply to all building facades that face a public or private street, except those that are separated from the street by another building. 3. Standard: a. Horizontal street -facing facades wider than forty feet must include at least four of the following design features per facade. At least one of these features must be used every forty feet. (1) Varied building heights; (2) Use of different materials; (3) Different colors; (4) Building perimeter offsets minimum of 4'; (5) Projecting roofs (minimum of twelve inches); (6) Recesses, minimum of 3'; (7) Bay windows, must project a minimum of 1' and cover at least 10% of the facade. May project as much as 2', and cover up to 35% of the facade; (8) Variation in roof materials, color, pitch, or aspect; 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 18 of 30 79 (9) Balconies, minimum of 25 square feet; (10) Covered porch or patio; or (11) Dormers. Varied building heights $ Cse of differerh meter6ars t) Different odors tb'r Building pe8{meher offsets minemum of d' PmecOng roots (minimum of twelve m hes) Recesses, minimum of 3' iG+Bay windows May project as much as2',upto35%aifhe' t1 R7 Vsriatirn ioof materials, to8ur, pitch, ar aspect. (Rl Balconies lJ) Coveredparch or pafiia J<f 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 facade or ten feet per unit, whichever is greater. For attached housing, this standard applies to the combined length of the street -facing facades of all units. For all other lots and structures, the standards apply to the street -facing facade of each individual building. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 80 Page 19 of 30 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. FRONT LOOT LENE ,!L 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. To be granted this allowance, qualifyingsections oftheporch must be entirely covered bya weatherproof roof structure, Covered porch eaves may project an additional two feet. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 20 of 30 81 SUPPORTING COLUMN F. Balconies. FRONT. LOT LINE Ca T#EET 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 to_ be stacked over porches or other balconies. G. Bay Windows. 1. Purpose:Bay windows create visual interest and create usable interior square footage without increasing a building's overall street presence. 2. Applicability: The following standards apply to all residential building facades. 3. Standard: a. Bay windows may project up to two feet into side or front yard setbacks. b. Each bay window may be up to twelve feet wide and up to sixty percent of the facade. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 82 Page 21 of 30 TOTAL STREET FACING FACADE AREA CONTRIBUTING AREA H. Dormers. 1. Purpose: Dormers create visual interest and create usable interior square footage without enlarging a building's overall street presence. 2. Applicability: The following standards apply to all residential building roofs. 3. Standard: Each dormer may be up to nine feet wide and the total length of all can add up to 40% of the building length. Section 18. TMC Section 18.70.050 Amended Ordinance No. 2765 §128, as codified at TMC 18.70.050, "Nonconforming Structures", is hereby amended to read as follows: A. Where a lawful structure exists at the effective date of adoption of this title that could not be built under the terms of this title by reason of restrictions on area, development area, height, yards or other characteristics of the structure, it may be continued so long as the structure remains otherwise lawful subject to the following provisions: 1. No such structure may be enlarged or altered in such a way that increases its degree of nonconformity. Ordinary maintenance of a nonconforming structure is permitted, pursuant to TMC Section 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 22 of 30 83 18.70.060, including but not limited to painting, roof repair and replacement, plumbing, wiring, mechanical equipment repair/replacement and weatherization. These and other alterations, additions or enlargements may be allowed as long as the work done does not extend further into any required yard or violate any other portion of this title. Complete plans shall be required of all work contemplated under this section. 2. Should such structure be destroyed by any means to an extent of more than 50% of its assessed value at time of destruction it shall not be reconstructed except in conformity with provisions of this title, except that residential structures that are nonconforming in regard to dimensional standards, critical area buffers, use or density may be reconstructed to their original dimensions and location on the lot. 3. Should such structure's physical location be changed, for any reason or any distance whatsoever, it shall thereafter conform to the regulations for the zone in which it is located after it is moved. 4. When use of a nonconforming structure, or structure and premises in combination, ceases for 24 consecutive months, the structure, or structure and premises in combination, shall thereafter be required to be in conformance with the regulations of the zone in which it is located. Upon request of the owner, the City Council may grant an extension of time beyond the 24 consecutive months. 5. If a structure containing a primary use is demolished, all remaining dependent accessory structures on the parcel shall be removed, unless a primary permitted use on the site is established within one year of the demolition. A performance bond or financial security equal to 150% of the cost of labor and materials required for the demolition of accessory structures shall be submitted prior to issuance of any permit granting demolition of a structure containing a primary use. this title shall not be deemed nonconforming in terms of any dimensional, use, or density provisions of this title. 7.6.6In areas of potential geologic instability, coal mine hazard areas, and buffers, as defined in the Critical Areas Overlay District chapter of this title, existing structures may be remodeled, reconstructed or replaced, provided that: a. The construction is subject to the geotechnical report requirements and standards of TMC Section 18.45.120.B and 18.45.120.C; 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 84 Page 23 of 30 b. The construction does not threaten the public health, safety or welfare; c. The construction does not increase the potential for soil erosion or result in unacceptable risk or damage to existing or potential development or to neighboring properties; and d. The structure otherwise meets the requirements of this chapter. (Ord. 2741 § 4 (part), 2024; Ord. 2765 § 128, 2025) Section 19. TMC Section 18.70.130 Repealed. Ordinance No. 2741 §4 (part), as codified at TMC 18.70.130, "Cargo Containers", is hereby repealed. Section 20. TMC Section 18.80.020 Amended. Ordinance No. 2741 §4 (part), as codified at TMC 18.80.020, "Comprehensive Plan Amendent Docket", is hereby amended to read as follows: A. Purpose: The purpose of this section is to establish procedures, pursuant to RCW 36.70A, for the review and amendment of the Comprehensive Plan. 1. The Growth Management Act, RCW 36.70A, provides that the Comprehensive Plan amendments be considered no more than once a year with limited exceptions. The Growth Management Act further provides that all proposals shall be considered by the governing body concurrently so the cumulative effect of the various proposals can be ascertained. 2. The Annual Comprehensive Plan Amendment Review Docket ("Annual Review Docket") will establish the annual list of proposed Comprehensive Plan amendments and related development regulations that the City Council determines should be included for review and consideration for any given year. 3. Placement of an amendment request on the Annual Review Docket does not mean the amendment request will be approved by the City Council. B. Emergency Changes: If either the Department or the Council determines that a proposed change is an emergency, the Department shall prepare the staff report described below and forward the proposed change to the Council for immediate consideration, subject to the procedural requirements for consideration of amendments. An emergency amendment is a proposed change or revision that necessitates expeditious action to address one or more of the following criteria: 1. Preserve the health, safety or welfare of the public. 2. Support the social, economic or environmental well-being of the City. 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 24 of 30 85 3. Address the absence of adequate and available public facilities or services. 4. Respond to decisions by the Central Puget Sound Growth Management Hearings Board, the state or federal courts, or actions of a state agency or the legislature. C. Docket Submittal Timeline: Any nNon-emergency applicationsi_notpr posed by City staff or officials, to be considered during each year's Annual Review Docket shall be submitted by 5:00 p.m. on the first Monday of August of the preceding year. Any application received after the submittal deadline shall be considered during the following year's Annual Review Docket. Section 21. TMC Section 18.104.010 Amended. Ordinance No. 2765 §132 and 2741 §4 (part), as codified at TMC 18.104.010, "Classification of Project Permit Applications", is hereby amended to read as follows: A. Project permit decisions are classified into five types, based on the degree of discretion associated with each decision, as set forth in this section. Procedures for the five different types are distinguished according to who makes the decision, whether public notice is required, whether a public meeting and/or a public hearing is required before a decision is made, and whether administrative appeals are provided. 1. Type 1 Decisions are made by City administrators who have technical expertise, as designated by ordinance. Type 1 decisions may be appealed to the Hearing Examiner who will hold a closed record appeal hearing based on the information presented to the City administrator who made the decision. TYPE 1 DECISIONS TYPE OF PERMIT DECISION MAKER Temporary Encampment Permit Revocation (TMC 18.48) Director Administrative Variance for Noise — 30 days or less (TMC 8.22.120) Director Any land use permit or approval issued by the City, unless specifically categorized as a Type 2, 3, 4, or 5 decision by this chapter As specified by ordinance Boundary Line Adjustment, including Lot Consolidation (TMC 17.08) Director Critical Area Designation Permit (TMC 18.45.050) Director Minor Modification of a Boundary Line Adjustment or Lot Consolidation Preliminary Approval (TMC 17.08.030) Director Development Permit Building Official Minor Modification to PRD (TMC 18.46.130) Director Signs (TMC 19.12.020) Director 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 86 Page 25 of 30 Tree Permit (TMC 18.54) Director It,.gro:Ftar i ar rl cqivcfiticticn Dirgct�r (,TMC § °18.1041 Critical Area Tree Removal and Vegetation Clearing (TMC §18,104) Director' ,- --- Shoreline Tree Permit 1 1C 18.44 06(2) Director Wireless Communication Facility, Eligible Facilities (TMC 18.58) Director 2. Type 2 Decisions are decisions that are initially made by the Director or, in certain cases, other City administrators or committees, but which are subject to an open record appeal to the Hearing Examiner, or, in the case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to RCW 90.58. TYPE 2 DECISIONS TYPE OF PERMIT DECISION MAKER NOTICING REQUIREMENTS Cargo Container Placement (TMC 18.50.060) Director Noticing not required. Code Interpretation (TMC 18.90.010) Director Modification to Development Standards (TMC 18.41.100) Director Parking standard for use not specified (TMC 18.56.100), and modifications to certain parking standards (TMC 18.56.065, .070, .120, 140) Director Request for Landscape Modification (TMC 18.52.120) Director Critical Area Tree Removal and Vegetation Clearing (TMC 18.45.158) Director Shoreline Tree Permit (TMC 18.44.060) Director Master Sign Program (TMC 19.32.030) Director Minor Modification of a Preliminary Short Subdivision (TMC 17.12.030) Director Minor Modification of a Preliminary Long Subdivision (TMC 17.14.030) Director Final Long Subdivision (TMC 17.14.050) Director Modification to TUC Corridor Standards (TMC 18.28.110.C) Director Modification to TUC Open Space Standards (TMC 18.28.250. D.4. d) Director Transit Reduction to Parking Requirements (TMC 18.28.260.8.5.b) Director Wireless Communication Facility, Macro Facilities — No New Tower (TMC 18.58.060) Director 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 26 of 30 87 Temporary Encampment Permit (TMC 18.48) Director Type: Notice of Application (TMC 18.104.080) Method of Notice: Posted (TMC 18.104.110) *Additional Notice Requirements for Shoreline Applications (TMC 18.104.090(2)) Critical Areas (except Reasonable Use Exception) (TMC 18.45) Director Shoreline Substantial Development Permit* (TMC 18.44) Director Design Review (TMC 18.60.020) Director Short Subdivisions (TMC 17.12) Short Subdivision Committee Administrative Planned Residential Development (TMC 18.46.110) Short Subdivision Committee Binding Site Improvement Plan (TMC 17.16) Short Subdivision Committee 3. Type 3 Decisions are quasi-judicial decisions made by the Hearing Examiner following an open record hearing. Type 3 decisions may be appealed only to Superior Court, except for shoreline variances and shoreline conditional uses that may be appealed to the State Shorelines Hearings Board pursuant to RCW 90.58. TYPE 3 DECISIONS TYPE OF PERMIT DECISION MAKER NOTICING REQUIREMENTS Uncertain zone district boundary (TMC 18.08.040) Hearing Examiner e: Type: Notice of Application (TMC 18.104.080) & Notice of Hearing (TMC 18.104.190) Method of Notice: Posted (TMC 18.104.110) & Mailed (TMC 18.104.120) *Additional Notice Requirements for Shoreline Applications (TMC 18.104.090(2)) Variance (TMC 18.72) Hearing Examiner TSO Special Permission Use (TMC 18.41.060) Hearing Examiner Conditional Use Permit (TMC 18.64) Hearing Examiner Modifications to Certain Parking Standards (TMC 18.56) Hearing Examiner Reasonable Use Exceptions under Critical Areas Ordinance (TMC 18.45.180) Hearing Examiner Variance for Noise in Excess of 30 Days (TMC 8.22.120) Hearing Examiner Variance from Parking Standards over 10% (TMC 18.56.140) Hearing Examiner Sign Variance Min cAl 18, 2, 0 (t , xarnir�m Preliminary Long Subdivision (TMC 17.14.020) Hearing Examiner Wireless Communication Facility, Macro Facility — New Tower (TMC Chapter 18.58.070) Hearing Examiner Shoreline Conditional Use Permit* (TMC 18.44.110) Hearing Examiner Shornirnefar€ cor � ELS9is :,, !lea rnP`r Exam 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 88 Page 27 of 30 Type 4 Decisions are quasi-judicial decisions made by the City Council following an open record hearing. Type 4 decisions may be appealed only to Superior Court. TYPE 4 DECISIONS TYPE OF PERMIT DECISION MAKER NOTICING REQUIREMENTS Planned Residential Development (PRD), including Major Modifications (TMC 18.46) City Council Type: Notice of Application (TMC 18.104.080) & Notice of Hearing (TMC 18.104.190) Method of Notice: Posted (TMC 18.104.110) & Mailed (TMC 18.104.120) Critical Area Master Plan Overlay (TMC 18.45.160) City Council Unclassified Use (TMC 18.66) City Council 5. Type 5 Decisions are legislative decisions made by the City Council following an open record hearing. Type 5 decisions may be appealed only to Superior Court or the Growth Management Hearings Board. TYPE 5 DECISIONS TYPE OF PERMIT DECISION MAKER NOTICING REQUIREMENTS Comprehensive Plan Amendment (TMC 18.80) City Council Type: Notice of Application (TMC 18.118.800 and TMC 18.80) & Notice of Hearing (TMC 18.104.190) Amendments to Development Regulations (TMC 18.82) Development Agreement (TMC 18.86) 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 28 of 30 89 Site Specific Rezones, with Accompanying Comprehensive Plan Map Changes (TMC 18.84) City Council Type: Notice of Application (TMC 18.104.080 and TMC 18.84) & Notice of Hearing (TMC 18.104.190) Method of Notice: Posted (TMC 18.104.110) & Mailed (TMC 18.104.120) Section 22. TMC Figure 18-13 Repealed. Ordinance No. 2741 §4 as codified at TMC Figure 18-13, "Housing Option Program Standards", is hereby repealed. Section 23. TMC Figure 18-6 Amended. Ordinance No. 2741 §4 as codified at TMC Table 18-6, "Land Uses Allowed by District", is hereby amended to read as referenced in Exhibit A. Section 24. 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 25. 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 26. 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 , 2026. ATTEST/AUTHENTICATED: Andy Youn-Barnett, City Clerk Thomas McLeod, Mayor APPROVED AS TO FORM BY: Filed with the City Clerk: Passed by the City Council: Published: 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor 90 Page 29 of 30 Effective Date: Ordinance Number: Office of the City Attorney Attachments: Exhibit A - Table 18-6, "Land Uses Allowed by District" 2026 Legislation: Title 18 Version: 06/02/2026 Staff: N. Tabor Page 30 of 30 91 Fc:rrrrrltc,cira;aannccc, my ThiC,'ib.CkE;.5l(l). Pcc airs ry l nc l ifiec l c i rer rs (Se Ti 1C 1 C� . iG <r is � C C s} i`r=c rrE .ti c.c l E'nr rn s it n h rail ( e trnini5lraiivc: app Qvaby lbc; l.` irQcFtQr). Exhibit A - Table 18-6: Land Uses Allowed by District Any reference to Table 18-2 is understood to refer to Table 18-6. See Figure 18-1 for the Shoreline Use Matrix. Adult Day Cares A A A A A A A P Adult Entertainment subject to location restrictions' P P P P P P P Amusement Parks P Animal Shelters & Kennels subject to additional State & local regulations. no permit required for fewer than 4 cats/dogs. Animal Veterinaries including associated temporary indoor boarding. access to an arterial required, P P P P P P P P P P P P P P Bed & Breakfast Lodging no size limit specified P P P P Bed & Breakfast Lodging not more than twelve guests' P P P Day Care Centers P P P P P P P P P P P P P P P P P P P Drive -In Theatres Drive-Throughs A A A A A A A A A A42 A A Eating & Drinking Establishments P P P P P P P P P P P P P P P P P P43 Electric Vehicle Charging Stations Level 1 & Level 2 A A A A A A A A A A A A A P P A A A A A Electric Vehicle Charging Stations Level 3 & battery exchange stations & rapid charging stations see TMC 18.50.140 A A A A A A A P P P P P P P P A P42 A A A Extended -Stay Hotels P P P P P P P P P Page 1 92 1 i'.. l ;rnaittc t (;r%e jCif 1ct 0 8.8.0). Fo mrrite. <as. ran c c c, a y. wr e (xc.c: Th iC, 18.0 .670) C... Req..rira a C o ditie e i hie F errnit (E3..06.3: rani i Cr. 8., i) t..®Pccicairc: rrnlincla sifieciif ci enrrt(3cic M 11 C1.890.<n.d.I .Q.tt3.66), $...= l`c=citlia.ti pc.c nl p.Qr rnis ican l'er rail fAdlininir trciivc: a ga€ avrrl br lbc; 11irQc tQr). Farming & Farm -Related Activities P P Greenhouses or Nurseries commercial P P P P P P P Home Occupations see TMC 18.50.240 A A A A A A A A A A A A A A Hotels P34 P P P P P P P P P Laundries commercial P P P P P P Laundries self -serve, dry cleaning, tailor, dyeing P P P P P P P P P P P P P P P P P P Marijuana Producers or Processors State issued license required P P P19 Marijuana Retailers State issued license required P P P P19 P P Morticians & Funeral Homes P P P P P Motels P P P P P P P P P Nightclubs P P P P P P P P41 P P Offices including professional, outpatient medical/dental, government services, research, banking, real estate, or other similar uses P22 P P22 P P P P P P P9 C10 P24 C25 P P P P P P P Parking commercial & principal or primary use P7 P7 P36 P7 P7 P P P P45 P45 P45 P45 P45 Pawnbrokers / Payday Lenders P P P P P Recreation Facilities commercial & indoor maximum usable floor area of 10,000 square feet Recreation Facilities commercial & indoor no usable floor area maximum P P P P P P P P P P P C3 P P P P P P P P P P P P P P Recreation Facilities commercial & outdoor P Retail General Retail & Services P P4 P P P P P P P C3 C3 P P P P P P P Page 2 93 Fc:rrrrrltc,cl ra;a an nc c c, my r (x .c: Th C, 18..0E .511Q..). Pcc airs ry l Inc l ifiec l c F rer rs (3e Ti 1C 1 C� .l iG <r icy C ti.0 s} i` =cl rrE .ti pc.c l E'nr rn s it n E rni& ( dlinjni5lraiivc: app€Qvaby lbc; l.` irQcFtQr). Theaters not including "Adult Entertainment Establishments" P P P P P P P P31 P P P Vehicle Fueling Stations and typical appurtenances, including car washes P P P P P P P P42 P P Vehicle Maintenance Facilities not including vehicle fueling or major repair P P P P P P P P P41 P Vehicle Rental Facilities non-CDL vehicles P36 P P P P P P P P P P42 P Vehicle Rental Facilities CDL vehictes P P P P P P P Vehicle Sales Lots2 P P P P P P P P42 P P Vehicle Storage (no customers onsite) does not include park -and -fly operations P Continued next page 94 Page 3 i' L rr�ittr a C.5 e. "l l 1cM 0 555). Fc:rrr rttc,d ra;a ar c �c, ary r e (5 .c:ThiC, 18.56.E 7Q) Pcc airs ry l nc l ifiec l c Feu rs (5e Ti 1C 1 C6.850 <rnd C^f. ; li.0 s), 5� = i`�=clr.rrE�.ti 5dc.c�t E'r?rrns�ri��r� l�e�rr�il (e1.rr�ini�lr�:iivc: <rFga€:c�v�.rl bar lhc; l.`�irr,cak) Convalescent & Nursing Homes & Assisted Living Facilities P P P P P P P55 P P Daycare Family Home (Family Child Care Home)12 and/or Adult Family Homes within parcels containing two or fewer dwelling units Diversion Facilities & Diversion Interim Services Facilities south of Strander Blvd only A A A A A A A A A A55 A A A A Domestic Shelters P P P P Dormitories accessory to permitted use A A A A A A A A A A A55 A A Dwellings Co -living Housing 52 P P P P P P P P5 P P P P46 Dwellings Cottage Housing P P P P P Dwellings Courtyard Apartments P P P P P Dwellings Detached Single Family P P P47 P47 P47 P47 P55 Dwellings Detached Zero -Lot Line Units P P P P Dwellings Duplex, Triplex or Fourptex, Fiveplex orTownhouse4° P P P P P55 Dwellings Multi -Family (mixed -use) P P P P P C15 P P P P P46 Dwellings Multi -Family (single -use) P P P P,55 P P P P46 Dwellings Senior Citizen Housing / Assisted Living Facility P 60/a c P 60/a c P P P 60/a c C15 P5 P P P P46 Dwellings Stacked Flat P P P P P Dwellings Townhouses P P P P P P P P P P46 Dwellings Accessory t6 A A A A A A A5 Emergency Housing & Emergency Shelters 37 P P P P P P P P P415 P P P Garages or Carports (private) not exceeding 1,500 square feet A Page 4 95 Fc:rrrrrtc,cira;arannccc, my r(xc.c:ThC,'ib.CkE.�lCl) i;�cfr.rirn:; a C;nnciitic�E rr�t ivb;;c F'�.ri;rrit (��_�, 1rv�i�;'f E3.Cit�.:�� rrncf i � � �i.(i�E) ...®Pccuirr: rifnc;la sifecf cFenrrs(ao TM Cs} �`=cl rrEr,ti c.cnlE'nrrns isnhnrni&( ctninirtraiivc:app Qvrrlbf th.DjrQctak) Greenhouses & Storage Sheds (noncommercial) not exceeding 1,000 square feet A A A Manufactured & Mobile Home Parks 17 P Permanent Supportive Housing38 P P P P P P P P P P P P P P P P P P46 Residences for Security or Maintenance Personnel A A A A A A A A A A A A A i Secure Community Transition Facilities 28 Tiny Home Villages 39 P P P P P P P P P P P P P5 Transitional Housing 38 P P P P P P P P P P P P P P P5h P P P P46 Continued next page 96 Page 5 4 Fc:rrrrrltc,clra;aannccc, my r (x.c:ThC,'i8.06,.3l()). - i;�c�r.rirn:; a C;rsnciitie�E rr�t ivb;;c F'�.ri;rrit (��_�, 1rvi�i7;'f E3.Cit�.7� ��nr� i � i �i.(i�i) Pcc airs ry l nc l ifiec l i c i rer rs (3e Ti 1C 1 C� . iG <r is � C li.0 s} i`r=cl rrE .ti pc.c l E'nrrn s it n h ;rail fAdlinini5lraiivc: <rpptQvaby lbc; l.` irQcFtQr). til Animal Rendering P Cargo Containers see TMC 18.50.060 A&S A&S A&S A&S A&S P P P P P A Cement Manufacturing Contractor Storage Yards P P P P P P Etching, Film Processing, Lithography, Printing & Publishing P P P P P P P P P Hazardous Waste Treatment & Storage Facilities (off -site) (subject to compliance with state siting criteria. See RCW Chapter 70.105 & TMC 21.08) Heavy Equipment Repair & Salvage P P P P P P Industrial Uses, Heavy not otherwise listed see TMC 18.06.44752. P P Industrial Uses, Light not otherwise listed see TMC 18.06.4 6.5-1- P P P P P P P P P43 Internet Data/Telecommunication Centers P P P P P P P Manufacturing and/or Assembly that Includes: rock crushing / asphalt or concrete batching or mixing/ stone cutting / brick manufacturing / marble works P P Manufacturing, Refining or Storing: highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage Medical & Dental Laboratories P P A P P P P P P P P P P Minor Expansion of an Existing Warehouse 20 S Removal & Processing of: sand, gravel, rock, peat, black soil & other natural deposits together with associated structures Research & Development Facilities P Pao Sates & Rental Facilities of Heavy Machinery & Equipment 0° P P P P P P P Page 6 97 • Fc:rrrrrltc,cl ra;a an nc cg, my r Th C, 18..0E.511Q..). • 1;�glr.rirn:; a C;rsnciitie�E rr�t ivb;;c F'g�.ri;rrit (��_�, 1rvi�i�;'f E3.Cit�.:�� g�nr� i � i �i.(i�E) ®l cc airs ry l nc l ifiec l c Feu rs (ael [ 1C 1 Q..890 <rncy I li.0 s} l` =cl rrE ,ti gY.c l E' r rn s ig n h rail fAdlinini lraiivg: <rpptQvgrl by lbc; l.` irQcFtQr). ail Salvage & Wrecking Operations P49 P49 P P49 P P49 Self -Storage Facilities P P P P P P P P Storage (outdoor) of: materials allowed to be manufactured or handled within facilities conforming to uses under this chapters° Storage (outdoor) of: any materials not otherwise listed. 51 P P P P P P P P P P c A Tow -Truck Operations subject to all additional State & local regulations P P P P P P Truck Terminals P P P P P P Warehouse Storage and/or Wholesale Distribution Facilities P P P P P P P P P Continued next page 98 Page 7 Fc:rrrrrltc,ci ra;a tan nc c c, my r (x .c: Th C, 18..0E .511Q..). ®l cc airs ry l nc l ifiec l c F rer rs (Se Ti 1C 1 C� . iG <r is � C li.0 s} i` =cl rrE .ti pc.c l E'nr rn s it n E rni& ( e trnini5traiivc: app€Qvaby tbc; l.` irQcFtQr). Airports, Landing Fields & Heliports except emergency sites Hydroelectric & Private Utility Power Generating Plants Park & Ride Lots operated by a public agency A A Parking Areas for any use not otherwise listed A A A A A A A A A A A A A A A A A A A A Parking Areas for Municipal Uses & Police Stations P Radio, Television, Microwave, or Observation Stations & Towers Railroad Freight or Classification Yards Railroad Tracks including lead, spur, loading or storage P P P P P P Telephone Exchanges & Internet Data Centers P P P P P P P P P P P Transfer Stations refuse & garbage, operated by a public agency Transit Facilities bus and/or rail P P P P P P P P P P P P P P P Utility Facilities above ground P P Utility Facilities under ground P P P P P P P P P P P P P P P P P P P P Vertical Take -Off & Landing Pads as accessory uses C48 Wireless Telecommunications Facilities see TMC 18.58 P P P P P P P P P P P P P P P P P P P P P Continued next page Page 8 99 P Pe;r nritteid (See C Cs- Requires a C;onditio ra Requires en Uriciassiiii Ci = Requires Special. Perin ary rye (xe.c: ThIC, 'i b.CkE attlCl) line Fie irrifi t (C 'f 6)66. :rC rant I Cr C P.P l) l Ciac ilenrrrt (5eea iiMC 1t Cta(Pt( an MCi t tie66) ern Perm it ( e rriiiniatraiivei apiptevai bt theF llirquitq ) Cemeteries & Crematories Colleges & Universities C6 C6 C6 P P P P Convention & Exhibition Facilities including Multipurpose Arenas P P P P P P P P P42 P Correctional Institutes U11 Cultural Facilities including Libraries, Museums, Art Galleries, Performing Arts Centers P P P P P P P P P P P P P P P P Fire & Police Stations P P P Golf Courses publicly owned& operated P Hospitals P Parks, Trails, Community Centers, Sports Courts not including Amusement Parks, Golf Courses, or Commercial Recreation P44 P44 P44 P44 P44 A P44 A P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 P44 Religious Institutions less than 750 sf of assembly area P P P P P P P P P P P P P P P P Religious Institutions greater than 750 sf of assembly area Sanitariums or similar institutes Schools public or private, elementary through high school P9 C10 P44 P P P Page 9 100 Fc:rrrrrltc,cl ra;a tan nc r c, my r (x .c: Th C, '1 8.05,..51Q..). - i;�cltrirn:; a C;rsnciitie�E rr�t lb;;c F'�.ri;r rit (��_�, 1rvi�ir~ 'f E3.Cit�.3:� � ��nri i � i li.(i�i) ®l cc airs rvlincl ifiec li cF rerrs(5e Ti1i 1f C�.l iG<r icl C li.Cs} i`r=cl rrE .ti pc.c l E'nr rn s it n l ; rnit ( r rrniniatta ivc: app€gvab thc; l` ireaM. Essential Public Facilities not otherwise listed Landfilling & Excavating which has received a Determination of Significance pursuant to the State Environmental Policy Act Stables private A29 A29 P Note: For uses not specifically listed in Table 18-6, the Director of Community Development will determine whether the use may be permitted in a zoning district. The Director shall consider whether the proposed use is: a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and b. Consistent with the stated purpose of the zone; and c. Consistent with the policies of the Tukwila Comprehensive Plan. 1. Adult entertainment establishments are permitted, subject to the following Location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any CR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property; (2) In or within one-half mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and (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 this section shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. No dismantling of cars or travel trailers or sale of used parts allowed. 3. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. 4R-t kaetes as part of a went where at least 50/u of gross leasable floor area development is for offiee use; no aut 5. Bed and breakfast facilities, provided: a. the manager/owner must live on -site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, Page 10 101 Fc:rrrrrttc,clra;atannccc, my ThC,'ib.CkE.�lCl) ®l cc airs ry l nc l ifiec l F rer rs (Se Tl 1C 1 C� . iG <r is � C li.0 s} i` =cl rrE .ti pc.c l E'nr rn s it n l ; rail ( dlinjni trativc: app€Qvaby tbc; l.` irQcFtQr). c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, e. breakfast must be offered on -site to customers, and f. all necessary permits or approvals are obtained from the Health Department. 6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use. 7. Commercial parking; provided it is: a. a structured parking facility located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively impacted by the parking use; or b. a surface parking facility located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent streets. 9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics. 10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over. 11. Correctional institution operated by the City of Tukwila. 12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 15. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed -use development that is non -industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 16. See TMC Section 18.50.220 for accessory dwelling unit standards. 17. Manufactured/mobile home park, meeting the following requirements: a. the development site shall comprise not less than two contiguous acres; b. overall development density shall not exceed eight dwelling units per acre; c. vehicular access to individual dwelling units shall be from the interior of the park; and d. emergency access shall be subject to the approval of the Tukwila Fire Department. 19. Where the underlying zoning is HI or TVS. 20. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; and b. The proposed expansion will not increase any building dimension that is legally non -conforming; and c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; and d. The proposed expansion must be constructed within two years of the date of approval; and e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; and f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above. 24. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC). 25. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following Location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are shown in Figure 18-12. Page 11 102 Fc:r rrrr tc, cl ra;a tan nc c c, my r (x .c: Th C, '1 8.05,..51Q..). ®t cc airs ry l Inc l ifiec t c F rer rs (tee Ti 1i 1 C� .l iG <r icy C ti.0 s} I`r=cl rrE .ti pc.c t E'nr rn s it n h ; rni& ( dlinjni traiivc: app€Qvaby tbc; l.` irQcFtQr). b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code. 28. Secure community transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed daycare and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and community centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. (3) One mile from any existing secure community transitional facility or correctional institution. b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application. 29. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 31. Theaters for live performances, not including adult entertainment establishments and movie theaters with three or fewer screens are permitted. Movie theaters with more than three screens will require a Special Permission Permit. Approval of the Special Permission permit will require the applicant to demonstrate through an economic analysis that the theater: a. will not have a significant financial impact on any other theater in Tukwila; and b. will be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; and c. will be substantially in conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. has taken all measures to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 34. Permitted if the following are provided: a full -service restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior hallways or lobby, and a minimum 90 rooms. 36. South of SR 518 only. No surface parking. 37. Subject to the criteria and conditions at TMC 18.50.250 and 18.50.270. 38. Subject to the criteria and conditions at TMC 18.50.260 and 18.50.270. Page 12 103 �' - be;r rraAttert { 5ss € C�lft 1 cy Q5 ffz3Ct) Fc:rrrrrttc,cdra;atanacec.ssory rss(5e.c:Th1C,'Ib.CkE.tflCl) lioeya.airns a C;raracditieaE rat lvb;;e F�e.ri;rait (5e=�, 1rvi�i�; 'f E3.CiCr.S:r 5 eanef 1 Cr i ft.54j ®l cc rain ry l nc l ifiec l Feu rs (5e 0 TMi 1 C6.890 <rncyIC^f. ; .0 s} h`e=ca rrEc,s 5prc sl E'orrn s ieart pslrni& ( drtainislraiivc: <app€crvrrl by th.D lwlire,c akj 39. Tiny Home Villages are permitted, subject to the criteria and conditions at TMC Sections 18.50.2540 and 18.50.270. 40. Subject to meeting underlying density allowances for unit type. 41. New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards in the Southcenter Design Manual. 42. East of the Green River only. 43. 3,500 sf max per use. 44. Public only. 45. Day use only. 46. Only on properties fronting the Green River or Minkler Pond. 47. One detached single family dwelling per existing lot permitted in MUO, 0, RCC, TVS. 48. South of SR 518 only. 49. Operations must be entirely enclosed within a building. 50. Screening in accordance with TMC 18.52 required. 51. Permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet. Security required. 52. Permitted only on parcels for which the underlying zoning district permits 6 or greater dwelling units. Co -living steeping units are Rem lilted at four times the psc ratted dwelling unit density of he zone: 53. Residential units developed on it€aci srvned or controlled by a re.lih rcrra cargan zeation rre: lac rrra ttc:d cad itic n<al d rarity, con 54. Research and development LiSe S shad be located at least 50 foct trot. all pi °p arty li€ r=.s sh <are, c with any parcel that features re siel Ert d uses, For the pui poses of comp with T`MO 8,22 "Noise" any sound producing parcel developed with a "Research and Development" use shad be considei ed to bo within an industrial dishing and any sound receiving parcel deveiopsd with ra residential use shall be consicloi ed to be within a -Residential" district. ;Ct, l;asrcfe:rati<al!ase:r, shaeal€ be located at toast 50 tcae:t horn earl pi exlaerty lines shared with any parcel that features research and development uses, E cre tfac.lz�.aricc��,s,, of conryrlis with TMC 8.22 "Noise', any sound producing parcel clew; loped with ra "Research and Development' use shad be considered to be vvimhio an industrial district, and any round lege iving panda€ developed with s residential use shod he considered to he within a "Residential" €fistrict„ Page 13 104 Attachment 5 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, UPDATING REFERENCES PURSUANT TO CHANGES IN ZONING DISTRICTS AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC) SECTIONS 19.08.180 and 19.08.225; "MULTI -FAMILY COMPLEX" AND "RESIDENTIAL ZONE"; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila Municipal Code ("TMC") Title 19 regulates Sign and Visual Communication Code in the City of Tukwila; and WHEREAS, ordinance 2762 rezoned the Low Density Residential (LDR) and Medium Density Residential (MDR) zoning districts to Community Residential (CR); and WHEREAS, the City desires to ensure consistency through the Tukwila Municipal Code; and WHEREAS, on June 4, 2026, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, the Tukwila City Council held a property noticed public hearing on July 13, 2026; and WHEREAS, on July 20, 2026, after considering the analysis and proposed code amendments prepared by City Staff, and the public comments received, the City Council desire to adopt code amendments as set forth herein. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: 2026 Legislation: Title 19/Updating Definitions Version: 06/02/2026 Staff: N. Tabor Page 1 of 3 105 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. Section 2. TMC Section 19.08.180 Amended. Ordinance No. 2742 §3 (part), as codified at TMC 19.08.180, "Multi -Family Complex" is hereby amended as follows: "Multi -family complex" means any structure or group of structures within a orb-R residential zone that contains at least five dwelling units. Section 3. TMC Section 19.08.180 Amended. Ordinance No. 2742 §3 (part), as codified at TMC 19.08.225, "Residential Zone" is hereby amended as follows: "Residential zone" means any area of the City zoned CR or HDR. Section 4. 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 5. 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 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2026. 2026 Legislation: Title 19/Updating Definitions Version: 06/02/2026 Staff: N. Tabor [signatures to follow] Page 2 of 3 106 ATTEST/AUTHENTICATED: Andy Youn-Barnett, CMC, City Clerk APPROVED AS TO FORM BY: Office of the City Attorney 2026 Legislation: Title 19/Updating Definitions Version: 06/02/2026 Staff: N. Tabor Thomas McLeod, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Page 3 of 3 107 Attachment 6 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, UPDATING THE CRITICAL AREAS DESIGNATION FEE IN ALIGNMENT WITH RECENT CHANGES TO THE TUKWILA MUNICIPAL CODE. WHEREAS, the City Council adopted Resolution No. 2105 on November 25, 2024, establishing the City's current consolidated permit fee schedule; and WHEREAS, the City Council adopted Resolution No. 2124 on October 20, 2025, further updating the permit fee schedule; and WHEREAS, the City is authorized by RCW 82.02.020 to recover the City's costs for reviewing and processing permit applications; and WHEREAS, certain sections of Title 18, "Zoning" were updated last year to establish a new "Critical Areas Designation" permit process; and WHEREAS, proposed amendments to Title 18 providing more flexibility to applicants are not consistent with the current Land Use Fee Schedule; and WHEREAS, the City's Land Use Fee Schedule needs to be updated to reflect these changes. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: Section 1. Resolution No. 2124 is hereby amended to revise Section 1, "Land Use Fee Schedule," of the Consolidated Permit Fee Schedule under the section "Environmental Review" to amend and reorder the following row: 2026 Legislation: DCD Update — CAR Update Version: 06/05/26 Staff: N. Tabor Page 1 of 2 108 Permit Type and Subtypes L1 Hearing Examiner Fee Sk1W7t Niitt*\ Ati**:4.f 2028 nee' $2,676.17 Permit Type State Environmental Policy Act (SEPA) SEPA Checklist $2,616.09 SEPA - EIS $4,581.56 SEPA - Planned Action $901.12 SEPA - Addendum $901.12 SEPA Exemption Letter $536.14 Environmentally Critical Areas Critical Area Designation Consultant Cost + 1300,00 Critical Areas Deviation, Buffer Reduction $2,290.78 2 • Reduced fee for owner occupied properties, no associated short plat $901.12 2 Critical Areas Reasonable Use Exception +HE $4,581.56 3 Environmentally Critical Area Master Plan Overlay +HE $7,638.57 3 Section 2. Effective Date. This resolution and the fee schedules contained shall be effective from the date of this ordinance. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2026. ATTEST/AUTHENTICATED: Andy Youn-Barnett, CMC, City Clerk Armen Papyan, Council President APPROVED AS TO FORM BY: Office of the City Attorney 2026 Legislation: DCD Update — CAR Update Version: 06/05/26 Staff: N. Tabor Filed with the City Clerk: Passed by the City Council: Resolution Number: Page 2 of 2 109