HomeMy WebLinkAboutCOW 2026-07-13 Item 4.A. / 5.A. - Public Hearing - Miscellaneous Code Amendment Ordinances and Fee ResolutionCity of Tukwila
Thomas McLeod, Mayor
Marty Wine, City Administrator
ITEM NO.
AGENDA BILL
Agenda Item
Sponsor
Legislative History
Recommended Motion ☐Discussion Only ☒Action Requested
MOVE TO adopt the ordinances and resolution to amend Title 8, Title
11, Title 17, Title 18, and Title 19 of the TMC and adopt a resolution to
update the associated consolidated permit fee schedule.
EXECUTIVE SUMMARY
This package includes ordinances updating five titles of the municipal code and one corresponding fee
resolution update. Proposed 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 of the Whole meeting for a public hearing.
DISCUSSION
Since the periodic update to the comprehensive plan, associated amendments to zoning standards and
development regulations and amendments to comply with other changes in state law have required
significant alterations to zoning districts, development standards and other regulations. These updates
also presented opportunities to better align standards with goals adopted through the comprehensive
plan and streamline formatting, phrasing and presentation of the Tukwila Municipal Code (TMC) for
ease of use for both staff and applicants.
In utilizing the updated code, staff identified impacts of recent amendments that left inconsistencies,
lacked clarity or had room for improvement. In an effort to constantly improve the TMC, staff compiled a
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
outcomes.
Below is a table of generalized code amendment topics by ordinance 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to the CR zoning district in the middle housing updates, removal of outdated or partially removed
sections of code, clarification of code language ambiguity or typos, small updates to comply with state
law changes, and scenario specific regulation additions.
Miscellaneous Code Amendment Ordinances and Fee Resolution
Neil Tabor, Senior Planner
Department of Community Development
June 8, 2026 Planning & Community Development Committee
July 13, 2026 Committee of the Whole
July 20, 2026 Regular Meeting
4.A. & 5.A.
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Page 2 of 5
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 allow 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.
Summary of proposed amendments by ordinance and resolution
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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.
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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 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
Policy EN-11.1 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.
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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 - updated after 06/08/2026 PCD Committee Meeting
5.Title 19 Ordinance
6.Fee Resolution
7.Minutes from 06/08/26 Planning & Community Development Committee Meeting
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2026 Legislation: Updating Definition of Residential District Page 1 of 2
Version: 06/02/2026
Staff: N. Tabor
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:
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2026 Legislation: Updating Definition of Residential District Page 2 of 2
Version: 06/02/2026
Staff: N. Tabor
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, MDCR 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 regula tions; 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
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2026 Legislation: Title 11/Updating ROW Use Permits Page 1 of 3
Version: 06/02/2026
Staff: N. Tabor
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.
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Staff: N. Tabor
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:
1. 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 regula tions; 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
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2026 Legislation: Title 11/Updating ROW Use Permits Page 3 of 3
Version: 06/02/2026
Staff: N. Tabor
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
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2026 Legislation: Title 17/Updating Definitions Page 1 of 3
Version: 06/02/2026
Staff: N. Tabor
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:
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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 shaped 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.Each lot within a new short or long subdivision shall be landscaped with at least
(1) tree in the front yard. If the applicant demonstrates to the City’s satisfaction that
there is inadequate space in the front yard due to required vehicular or pedestrian
access, utilities, or other necessary site improvements, the required tree may be
located in the side or rear yard.
2.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 regula tions; 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
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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 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
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2026 Legislation: Title 18 Page 1 of 30
Version: 06/02/2026
Staff: N. Tabor
NOTE: Shaded text denotes changes made after the June
8, 2026 Planning and Community Development
Committee Meeting. See pages 12 & 14 & Exhibit A
page 8.
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 18.58.065, “TEMPORARY WIRELESS
COMMUNICATION FACILITIES”, AND REPEALING TMC
18.50.045, “HEIGHT REGULATIONS AROUND MAJOR
AIRPORTS”; TMC 18.70.130, “CARGO CONTAINERS” AND
TABLE 18-13, “HOUSING OPTION PROGRAM
STANDARDS; 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
Attachment 4
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2026 Legislation: Title 18 Page 2 of 30
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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. Bay Window
“Bay window” means a multi-panel window structure of at least three window panels
protruding from the exterior façade and forming an interior alcove.
§ 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.
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§ 18.06.0665. Best Management Practices.
“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.Aall aspects of biomedical research and development; and/or
2.All aspects of aerospace technology research and development, including
manufacturing 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 façade. Construction meeting passive house
requirements may project up to 8 inches into any setback, consistent with RCW
36.70A.812.
§ 18.06.781. Sleeping Unit.
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“Sleeping unit” means an independently rented or owned room within a co -living
dwelling that provides living space, in which residents share kitchen facilities with
residents of other units in the building.
§ 18.06.7821. 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 greater, up to
5 units
(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
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
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Front Porch 7 feet (if porch of at least 40 square feet, with no dimension
less than 5 feet)
Second Front 10 feet
Side 5 feet
Rear 5 feet
Rear (Alley DADU) 0 feet
Building Height 35 feet
Parking See TMC 18.56, Off-street Parking & Loading Regulations &
Figure 18-7 – Required Number of Parking Spaces for
Automobiles & Bicycles
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 HVAC equipment screened
by parapet walls, or solar energy generation equipment 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).
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c.Minor Remodels and Very Small Scale Projects.
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,CR or HDR
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,CR or HDR
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.
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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. Critical Area Designation Permit
A.Purpose.
A Critical Area Designation Permit establishes whether watercourse and wetland
critical areas or their buffers are present on or near a property, and may also be
used to conduct a critical area study on sites with known critical areas consistent
with TMC Section 18.45.040.
1.A Critical Area Designation Permit is required before the City may accept or
issue any other development permit for:
a.Any property, or proposed development area, located within 150 feet of a
confirmed critical area; or
b.Any property containing a potential critical area as mapped by the City
pursuant to TMC Section 18.45.050.
2.A Critical Area Designation Permit may be applied for at any time by the
property owner or their authorized agent.
B.Application.
The property owner or their authorized agent must submit an application to the
Department on a form provided by the Department. The application may cover the
entire property or a defined portion thereof, provided a map is included identifying
the area for which designation is sought.
C.Initial Site Review.
Upon receipt of a complete application, the Department or its consultant shall
conduct an initial site review to determine whether critical areas or their buffers exist,
or have the potential to exist, on the property or within 150 feet of its boundaries.
1.If no wetland or stream is identified, no further assessment is required.
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 question, the critical area
report shall include a professional recommendation on that question
consistent with TMC 18.45.040.
4.At the applicant's written request, a property with known critical areas may
bypass the initial site review and proceed directly to a critical area study
under subsection D.
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D. Critical Area Report.
To satisfy the critical area report requirement, the applicant shall either:
1. Fund a critical area study prepared by the City's consultant, which shall not be
subject to peer review; or
2. Submit a critical area study prepared by a qualified professional as defined in
TMC Title 18, which may be subject to peer review by the City or its
consultant at the applicant's expense.
E. Final Determination.
Based on the critical area report, the Department shall issue a written final
determination on the Critical Area Designation 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.
F. Permit Validity.
A Critical Area Designation Permit is valid for five (5) years from the date of
issuance, unless invalidated earlier by either of the following:
1. Physical conditions on or within 300 feet of the subject property have
materially changed due to natural processes or human activity; or
2. An applicable regulatory agency has adopted updated maps or designations
that conflict with the original determination.
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 directed away fromshielded 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
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be provided with low level safety lighting. Pedestrian walkways and sidewalks
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 non-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
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side yards and parking lots shall be provided as established by the
various zone district chapters of this title. These requirements are
summarized in the following table (Table A), except for Tukwila Urban
Center (TUC) requirements, which are listed in TMC 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)
151, 2, 11 Type I 10 10 Type I 20 per stall for non-
residential uses; 15
per stall if parking is
placed behind
building
HDR 151, 2, 11 Type I 10 10 Type I Same as CR
MUO 15 (12.5)2, 11 Type I7 64 64, 11 Type I7 20 per stall adjacent
to street; 15 per stall
if parking is placed
behind building
O 15 (12.5)2 Type I7 6 64 Type I7 Same as MUO
RCC 20 (10)2, 3 Type I7 5; 10 if near CR,
MDR, or HDR4
1011 Type II Same as MUO
NCC 64, 11 Type I7, 13 04 04,11 Type II Same as MUO
RC 10 Type I13 54 04 Type II8 Same as MUO
RCM 10 Type I 54 04 Type II8 Same as MUO
C/LI 15
Second Front: 12.5;
15 if near CR, MDR,
or HDR
Type I6 55, 12 05, 12 Type II8 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 05, 12 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
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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 café-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/Ll, 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
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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 18.5254.070 Amended Ordinance Number 2741 §4
(part), as codified at TMC 18.54.070, “Tree Replacement”, are hereby amended to read as
follows:
A. Replacement Exemption for Single-Family and Middle Housing Tree
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 single-family or middle housing dwelling, is permitted, subject to the
requirements of Table A below.
Table A – Single Family and Middle Housing Tree Removal without
Replacement Limits
Trees (DBH)
# of Trees in 36 month period that can be removed
without replacement (1)
>6-8” 4
>8-18” 2
>18” 1 and no other trees
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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
period. See Tree Permit Application for additional details.
B. Replacement Standards.
1.A. Each existing Significant, Exceptional, or Heritage Trees located on
property zoned Community Residential and improved with a single-family or
middle housing dwelling unit are subject to the requirements
herein:removed, including removal of trees in easements and rights -of-way
for the purposes of constructing public streets and utilities, Significant,
Exceptional, or 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.
Table B (below) establishes tree replacement ratios when Significant,
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 be removed in a 36-month period, as
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
storms, hail, ice or snow storms, and earthquakes, are not required to 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. Illegal
topping and pruning more than 25% in a
36-month period is subject to replacement ratios in Table B.
Table B A – Tree Replacement Requirements
Trees (DBH)
Replacement ratio for trees that are
subject to replacement
6-8” 1:1
>8-18”1:2
>18”1:3
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3. B. 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. Replacement trees
shall always be considered significant trees for the purpose of tree
retention and replacement. Replaced trees that do not survive must be
replanted in the next appropriate season for planting.
4. C. Each Significant, Exceptional, or Hertitage Tree removed shall be
replaced pursuant to TMC 18.54.070 Table A within 6 months of the
date of tree removal or Tree Permit approval, whichever is most recent,
the Department may grant a single extension of up to one hundred
eighty (180) days if the applicant submits a written request for an
extension within the initial 6 month replanting period. If all required
replacement trees cannot be accommodated reasonably on the site,
the applicant shall pay into the Tree Fund in accordance with the
Consolidated Permit Fee Schedule adopted by resolution of the City
Council.
5. D. Tree replacement plantings shall follow also meet the
standards in TMC Section 18.54.1460.
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.
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f.Pedestrian pathways leading to dwelling units that are accessible
to those with disabilities shall not feature inaccessible design
elements such as stairs.
2.Each dwelling unit is permitted a maximum of one vehicular
driveway.
3.2. 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 maximum of
one vehicular driveway permitted per dwelling unit. This
single vehicular access point shall serve all dwelling units on
a parcel.
d.Last: The project proposes more than one additional
vehicular access point to existing streets.
4.3. 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.
6.5. 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
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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:
A. Permit Required:
1. A building permit is required to locate or install any temporary WCF on
private property within the City.
2. Except during a declared public emergency, a lease or site license
agreement is required to install any temporary WCF on City ‐owned property
within the City. Installation within the public right-of-way will also require an
associated right-of-way franchise agreement.
B. Temporary WCF’s shall only be allowed for:
1. The reconstruction of a permanent WCF and limited to a duration of 18
months from the date of approval unless an extension is requested at least 30
days prior to the expiration date; or
2. Large scale events and limited to the duration of the event, plus ten
days prior to the event and ten days after.
C. Special Development Standards:
1. Temporary WCF facilities shall be portable without a permanent
foundation unless they are building mounted. Building mounted
Temporary WCF facilities shall comply with all applicable development
standards in TMC Section 18.58.060(7)(e-g).
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, and Middle Housing and Accessory Dwelling Unit Uses:
All new single-family dwellings,and middle housing dwellings and accessory
dwelling units shall be evaluated using the design review criteria set forth in TMC
Section 18.60.060.
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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 Accessory Dwelling Unit 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 façades facing public or private streets,
comprising at least twenty percent of the façade 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.
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d.Windows in garage doors may not be counted toward this standard.
e.Open areas within covered porches may be counted toward this
standard.
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 façade. 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;
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(9)Balconies, minimum of 25 square feet;
(10)Covered porch or patio; or
(11)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 façade or ten feet per unit, whichever is greater. For
attached housing, this standard applies to the combined length
of the street-facing façades of all units. For all other lots and
structures, the standards apply to the street-facing façade of
each individual building.
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b.Street-facing garage walls must be set back at least three feet
from the primary street-facing building façade 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.
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, qualifying sections of the porch must be entirely
covered by a weatherproof roof structure. Covered porch eaves
may project an additional two feet.
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F.Balconies.
1.Purpose: Ability to stack balconies over porches makes structural logic
and provides useful space for stacked flat and townhouse typologies.
2.Applicability: The following standards apply to all balconies in single-
family and middle housing development.
3.Standard: Balconies are permitted 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 façade.
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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
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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.
6. Residential structures and uses in existence at the time of adoption of
this title shall not be deemed nonconforming in terms of any
dimensional, use, or density provisions of this title.
7.6. In 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;
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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.
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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 applications, not proposed 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
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Tree Permit
(TMC 18.54) Director
Request for Landscape Modification
(TMC § 18.104)
Director
Critical Area Tree Removal and Vegetation Clearing
(TMC § 18.104)
Director
Shoreline Tree Permit
(TMC § 18.44.060)
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.B.5.b) Director
Wireless Communication Facility, Macro
Facilities – No New Tower
(TMC 18.58.060)
Director
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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
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
(TMC § 18.72.030) Hearing Examiner
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
Shoreline Variance
(TMC § 18.44.110.F) Hearing Examiner
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4. 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 18.104.080 and TMC
18.80)
&
Notice of Hearing
(TMC 18.104.190)
Amendments to Development Regulations
(TMC 18.82)
Development Agreement (TMC 18.86)
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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 regula tions; 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 _________________, 202 6.
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:
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Effective Date:
Ordinance Number:
Office of the City Attorney
Attachments: Exhibit A - Table 18-6, “Land Uses Allowed by District”
46
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
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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.
Land Use Designations
Commercial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Adult Day Cares A A A A A A A P
Adult Entertainment
subject to location restrictions1 P P P P P P P
Amusement Parks C C C C C P
Animal Shelters & Kennels
subject to additional State & local regulations. no permit
required for fewer than 4 cats/dogs. C C C C C C C
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 C P P P P
Bed & Breakfast Lodging
not more than twelve guests5 C C 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 C C C C C
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
47
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
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Land Use Designations
Commercial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Extended-Stay Hotels P P P P P P P P P
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 C C 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 C
Motels P P P P C C 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 C P P P P P
Recreation Facilities
commercial & indoor
maximum usable floor area of 10,000 square feet
P P P P P P P P C3 P P P P P P P P
Recreation Facilities
commercial & indoor
no usable floor area maximum
C C P P P P P P P P P
48
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
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Land Use Designations
Commercial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Recreation Facilities commercial & outdoor C C C C P
Retail
General Retail & Services P P4 P P P P P P P C3 C3 P P P P P P P
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 vehicles 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
49
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
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Land Use Designations Residential Uses53 CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
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 A A A A A A A A A A55 A A A A
Diversion Facilities & Diversion Interim Services Facilities south of Strander Blvd only U
Domestic Shelters P P P P
Dormitories accessory to permitted use C C 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 P55 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 Fourplex, Fiveplex or Townhouse40 P P P P P55
Dwellings Multi-Family (mixed-use) P P P P P C15 P55 P P P P46
Dwellings
Multi-Family (single-use) P P P P55 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 P55 P P P P46
Dwellings
Stacked Flat P P P P P
Dwellings
Townhouses P P P P P P55 P P P P46
Dwellings
Accessory 16 A A A A A A A55
Emergency Housing & Emergency Shelters 37 P P P P P P P P P55 P P P
50
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 5 of 13
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Land Use Designations Residential Uses53 CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Garages or Carports (private) not exceeding 1,500 square feet A
Greenhouses & Storage Sheds (noncommercial) not exceeding 1,000 square feet A A A
Manufactured & Mobile Home Parks 17 P
Permanent Supportive Housing 38 P P P P P P P P P P P P P P P 55 P P P P46
Residences for Security or Maintenance Personnel A A A A A A A A A A A A A55
Secure Community Transition Facilities 28 U
Tiny Home Villages 39 P P P P P P P P P P P P P55
Transitional Housing 38 P P P P P P P P P P P P P P P 55 P P P P46
Continued next page
51
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 6 of 13
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Land Use Designations
Industrial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Animal Rendering U 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 U U U U U U
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) C C
Heavy Equipment Repair & Salvage P P P P P P
Industrial Uses, Heavy not otherwise listed see TMC 18.06.44752. C C P C P C
Industrial Uses, Light not otherwise listed see TMC 18.06.446.51 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 C C P C P C C
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
U U U U
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
U U U U U U
Research & Development Facilities P P54
52
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 7 of 13
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Land Use Designations
Industrial Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Sales & Rental Facilities of Heavy Machinery & Equipment 50 P P P P P P P
Salvage & Wrecking Operations P49 P49 P P49 P C
P49
Self-Storage Facilities P 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 chapter 50 P P P P P P P P A
Storage (outdoor) of: any materials not otherwise listed. 51 P P P C C
Tow-Truck Operations subject to all additional State & local regulations P 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
53
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 8 of 13
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Land Use Designations Transportation, Communication, and Infrastructure Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Airports, Landing Fields & Heliports except emergency sites U U U U U U U
Hydroelectric & Private Utility Power Generating Plants U U U U U U U U
Park & Ride Lots operated by a public agency C C A A C C C C C C C C U U U U
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 C C C C C C C C C C C C C C P
Radio, Television, Microwave, or Observation Stations & Towers C C C C C C C C C C C C C C C C C C C C
Railroad Freight or Classification Yards U U U U
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 U U U U
Transit Facilities bus and/or rail C C C C C P P P P P P P P P P P P P P P
Utility Facilities
above ground C C C C C C C C C C C C C C P C C C C 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 C
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
54
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 9 of 13
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Land Use Designations
Civic & Institutional Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Cemeteries & Crematories C C C C C C C C C C
Colleges & Universities C C C C C C C C 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 U U U
Cultural Facilities including Libraries, Museums, Art Galleries, Performing Arts Centers C P P P C P P P P P P P P P P P P P
Fire & Police Stations C C C C C C C C C C C C C C P C C C P P
Golf Courses publicly owned& operated P
Hospitals C C C C C C C C 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 C C 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 C C C C C C C C C C C C C C C C C C
Sanitariums
or similar institutes C
Schools
public or private, elementary through high school C C C C C C C C P9
C10 C C P44 P P P
55
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 10 of 13
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Land Use Designations Miscellaneous Uses CR HDR MUO O RCC NCC RC RCM C/L I LI HI MIC/
L
MIC/
H TVS TSO PRO TUC
RC
TUC
TOD
TUC
P
TUC
CC
TUC
WP
Essential Public Facilities not otherwise listed U U U U U U U U U U U U U U U U U U U U
Landfilling & Excavating
which has received a Determination of Significance pursuant to the State Environmental Policy Act U U U U U U U U U U U U U U
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, O, NCC, RC, RCM or TUC zone districts or any other residentially-zoned property;
(2) In or within one-half mile of:
(a)Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b)Care centers, preschools, nursery schools or other child care facilities;
(3) In or within 1,000 feet of:
(a)public park, trail or public recreational facility; or
(b)church, temple, synagogue or chapel; or
(c)public library.
b.The distances specified in 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 l and use is to be separated.
c.No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establis hment. 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.
4. Retail sales as part of a planned mixed-use development where at least 50% of gross leasable floor area development is for office use; no auto-oriented retail sales (e.g.
drive-ins, service stations).
5. Bed and breakfast facilities, provided:
a.the manager/owner must live on-site,
56
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 11 of 13
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b.the maximum number of residents, either permanent or temporary, at any one time is twelve,
c.two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers,
d.the 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 profession al 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.
57
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 12 of 13
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(2)No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone
office uses are shown in Figure 18-12.
b. An existing office development established prior to 12/11/1995 (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 day care and licensed preschool facilities;
(d)Public parks, publicly dedicated trails, and sports fields;
(e)Recreational and community centers;
(f)Churches, synagogues, temples and mosques; and
(g)Public libraries.
(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.
58
P = Permitted (See TMC 18.06.880)
A = Permitted as an accessory use (See TMC 18.06.870)
C = Requires a Conditional Use Permit (See TMC 18.06.875 and TMC 18.64)
U = Requires an Unclassified Use Permit (See TMC 18.06.890 and TMC 18.66)
S = Requires Special Permission Permit (Administrative approval by the Director)
2026 Legislation: Title 18 Amendment A Page 13 of 13
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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.
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, O, 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 sleeping units are permitted at four times the permitted
dwelling unit density of the zone.
53. Residential units developed on land owned or controlled by a religious organization are permitted additional density, consistent with RCW 35A.63.300.
54.Research and development uses shall be located at least 50 feet from all property lines shared with any parcel that features residential uses. For the purposes of compliance
with TMC 8.22 “Noise”, any sound producing parcel developed with a “Research and Development” use shall be considered to be within an industrial district,
and any sound receiving parcel developed with a residential use shall be considered to be within a “Residential” district.
55. Residential uses shall be located at least 50 feet from all property lines shared with any parcel that features research and development uses. For the purposes of compliance
with TMC 8.22 “Noise”, any sound producing parcel developed with a “Research and Development” use shall be considered to be within an industrial district, and any sound
receiving parcel developed with a residential use shall be considered to be within a “Residential” district.
59
2026 Legislation: Title 19/Updating Definitions Page 1 of 3
Version: 06/02/2026
Staff: N. Tabor
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:
DRAFT
Attachment 5
60
2026 Legislation: Title 19/Updating Definitions Page 2 of 3
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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 non-CR
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 LDR, MDR 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 regula tions; 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.
[signatures to follow]
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2026 Legislation: Title 19/Updating Definitions Page 3 of 3
Version: 06/02/2026
Staff: N. Tabor
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
62
2026 Legislation: DCD Update – CAR Update
Version: 06/05/26
Staff: N. Tabor Page 1 of 2
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:
DRAFT
$WWDFKPHQW
63
2026 Legislation: DCD Update – CAR Update
Version: 06/05/26
Staff: N. Tabor Page 2 of 2
Permit Type and Subtypes
Hearing
Examiner
Fee
2026 Fees
Permit
Type
ENVIRONMENTAL REVIEW
Critical Areas Designation $2,676.17 1
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 Areas Designation Consultant Cost +
$300.00 1
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:
Filed with the City Clerk:
Passed by the City Council:
Office of the City Attorney Resolution Number:
64
City of Tukwila
City Council Planning & Community Development Committee
Meeting Minutes
June 8 , 2026, 5:30 p.m. – Hybrid Meeting; City Council Conference Room & MS Teams
Councilmembers Present : Kate Kruller, Chair; Jo Camacho, Jane Ho
Staff Present: Laurel Humphrey, Pete Mayer, Nora Gierloff, Neil Tabor, Nick Wagoo d
Guest: Dorsol Plants, SKHHP
Chair Kruller called the meeting to order at 5:30 p.m .
BUSINESS AGENDA
A.Resolution : South King Housing & Homelessness Partners Work plan and Budget
Staff is seeking approval of a resolution to adopt SKHHP ’s 2027 work plan an d operating
budget.
Committee Recommendation
Unanimous approval. Forward to June 15, 2026 Regul ar Consent Agenda.
B.Or dinance : Rental Housing Regulations
Staff is seeking approval of an ordinance amending TMC 5.06 to include an inspection incentive
program allowing well -managed properties to reduce the number of unit s to be ins pected at
the four-year inspection cycle.
Committee Recommendation
Unanimous approval. Forward to July 13, 2026 Committee of the Whole .
C.Miscellaneous Code Amendments
Staff is seeking approval of five ordinances and one resolu tion to correct inconsi stencies and
provide clarity to better align certa in regulations with desired outc omes.
Committee Recommendation
Unanimous approval. Forward to July 13, 2026 Committee of the Whole .
MISCELLANEOUS
The meeting adjourned at 6:52 p.m.
Committee Chair Approval
65