HomeMy WebLinkAboutOrd 2098 - TMC Title 18 - Manufactured Housing in Single-Family Dwellings and Design Standards for Single-Family Dwellings
Cover page to Ordinance 2098
The full text of the ordinance follows this cover page.
Ordinance 2098 was amended or repealed by the following ordinances.
AMENDED REPEALED
Section(s) Amended Amended by Ord# Section(s) Repealed Repealed by Ord #
11, 2, 3 2741
2716
22500, 2581, 2678 4 2119
2368, 2581,
3
2678, 2731
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City of Tukwila
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Ordinance No. 2098 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS.
1758, 1768, 1796, 1819, 1847, 1857, 1976, 2005, 2066 AND 2097, AND
CHAPTERS 18.06, 18.50, 18.70 AND 18.104 OF THE TUKWILA
MUNICIPAL CODE, TO ALLOW MANUFACTURED
HOUSING ANYWHERE SINGLE FAMILY DWELLINGS ARE
PERMITTED AND TO IMPOSE DESIGN STANDARDS ON
ALL SINGLE FAMILY DWELLINGS; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila's development regulations should regularly be reviewed and
updated as appropriate; and
WHEREAS, under new State regulations manufactured and modular homes must
be regulated similarly to stick built dwellings; and
WHEREAS, design standards for single family dwellings will help to preserve
neighborhood quality; and
WHEREAS, the City of Tukwila Planning Commission held a public hearing on the
proposed amendments on April 28 and has recommended the adoption of certain
Zoning Code changes; and
WHEREAS, the City Council held a public hearing on the proposed amendments
July 18, 2005, after proper notice; and
WHEREAS, the City Council, after having received and studied staff analysis and
comments from members of the public, believes that certain amendments to the City's
development regulations are necessary;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Ordinance 1976 §5 and Ordinance 1758 §1 (part), as codified at TMC
Chapter 18.06.255, are hereby amended to read as follows:
18.06.255 Dwelling, Single Family
"Single- family dwelling" means a building, modular home, or new manufactured
home, designed to contain no more than one dwelling unit plus one accessory dwelling
unit.
Section 2. Supplemental Development Standards, TMC Chapter 18.50, is hereby
amended to add the following section:
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18.50.050 Single Family Dwelling Design Standards
All new single family dwellings, except those that are part of an approved Housing
Options Demonstration Program, constructed under building permits submitted to the
City after August 19, 2005, must:
1. be set upon a permanent foundation with the space from the bottom of the
home to the ground enclosed by concrete or an approved concrete product that can be
either load bearing or decorative;
2. if a manufactured home, be comprised of at least two fully enclosed parallel
sections, each of not less than 12 feet wide by 36 feet long;
3. be thermally equivalent to the State's energy code;
4. have exterior siding that is residential in appearance including, but not
limited to, wood clapboards, shingles or shakes, brick, conventional vinyl siding, fiber
cement siding, wood composite panels, aluminum siding or similar materials.
Materials such as smooth, ribbed or corrugated metal or plastic panels are not
acceptable;
5. have the front door facing the front or second front yard, if the lot is at least
40 feet wide; and
6. have a roofing material that is residential in appearance including, but not
limited to, wood shakes or shingles, standing seam metal, asphalt composition shingles
or tile, with a minimum roof pitch of 5:12.
Section 3. Supplemental Development Standards, TMC Chapter 18.50, is hereby
amended to add the following section:
18.50.055 Single Family Design Standard Exceptions
The design standards required at 18.50.050 (5) and (6) may be modified by the DCD
Director as a Type 2 Special Permission decision.
height;
setback;
1. The criteria for approval of a roof pitch flatter than 5:12 are as follows:
a. The proposed roof pitch is consistent with the style of the house (for
example modern, southwestern);
b. If a flat roof is proposed, the top of the parapet may not exceed 25 feet in
c. If a sloped roof is proposed, it must have at least 24 -inch eaves; and
d. The house exhibits a high degree of design quality, including a mix of
exterior materials, detailing, articulation and modulation.
2. The criteria for approval of a house with a front door that faces the side or
rear yard are as follows:
a. The topography of the lot is such that pedestrian access is safer or more
convenient from the side or rear yard;
b. The house will be set back at least twice the minimum front yard
Mobile Homes NG /kn 8/16/2005 Page 2 of 6
c. The entrance is oriented to take advantage of a site condition such as a
significant view; or
Section 4. Ordinance 2097 §22, Ordinance 2066 §2, Ordinance 2005 §20, Ordinance
1857 §7, Ordinance 1847 §2, Ordinance 1796 §3, Ordinance 1768 §2 (part), as codified at
Section 18.104.010 of the Tukwila Municipal Code, are hereby amended to read as
follows:
18.104.010 Classification of Project Permit Applications
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.
B. 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. Public notice is not
required for Type 1 decisions or for the appeals of those decisions.
TYPE 1 DECISIONS
d. The entry feature is integral to a unique architectural design.
TYPE OF PERMIT
Development Permit
Sign Permit, except for those sign
permits specifically requiring approval
of the Planning Commission or denials
of sign permits which are appealable
Boundary Line Adjustment, including
Lot Consolidation
(TMC 17.08)
Minor Modification to PRD
(TMC 18.46.130)
Minor modification to BAR approved
design
(TMC 18.60.030)
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
Mobile Homes NG /kn 8/16/2005 Page 3 of 6
DECISION MAKER
Building Official
Community Development Director
Community Development Director
Community Development Director
Community Development Director
As specified by Ordinance
C. Type 2 decisions are decisions which are initially made by
certain cases, other City administrators or committees, but which are
record appeal to the Hearing Examiner, Planning Commission, City
case of shoreline permits, an appeal to the State Shorelines Hearings
RCW 90.58.
the Director or, in
subject to an open
Council, or, in the
Board pursuant to
Sign Permit Denial
(TMC Chapter 19.12.020)
Sign Area Increase
(TMC 19.32.140)
TYPE 2 DECISIONS
TYPE OF PERMIT
Administrative Design Review
(TMC 18.60.030)
Administrative Planned
Residential Development
(TMC 18.46)
Short Plat
(TMC 17.12)
Binding Site Improvement
Plan
(TMC Chap. 17.16)
Shoreline Substantial
Development Permit
(TMC Chapter 18.44)
Decision regarding Sensitive
Areas (except Reasonable Use
Exception)
(TMC 18.45)
Special Permission Parking,
and Shared, Covenant or
Complimentary Parking
(TMC 18.56.065 and .070)
Parking standard for use not
specified
(TMC 18.56.100)
Code Interpretation
(TMC 18.90.010)
Special Permission Sign,
except "unique sign"
(various sections of
TMC Title 19)
Exception from Single Family
Design Standard
TYPE 3 DECISIONS
TYPE OF PERMIT
Variance (zoning, shoreline,
sidewalk, land alteration, sign)
Resolve uncertain zone district
boundary
INITIAL
DECISION MAKER
Community
Development Director
Short Plat Committee
Short Plat Committee
Short Plat Committee
Community
Development
Community
Development Director
Community City Council
Development Director
Community
Development Director
Community
Development Director
Community
Development Director
Community
Development Director
Community
Development Director
Community
Development Director
D. 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 that may be appealed to the State Shoreline
Hearings Board pursuant to RCW 90.58.
DECISION MAKER
Hearing Examiner
Hearing Examiner
Mobile Homes NG /kn 8/16/2005 Page 4 of 6
APPEAL BODY
(open record appeal)
Board of
Architectural Review
Hearing Examiner
Hearing Examiner
Hearing Examiner
State Shoreline
Director Hearings Board
Planning Commission
City Council
Hearing Examiner
Planning Commission
Planning Commission
Planning Commission
Planning Commission
E. Type 4 decisions are quasi judicial decisions made by the Board of
Architectural Review or the Planning Commission, following an open record hearing.
Type 4 decisions may be appealed to the City Council, which will hold a closed record
appeal hearing based on the record established by the Board of Architectural Review or
Planning Commission, except Shoreline Conditional Use Permits, which are appealable
to the State Shoreline Hearings Board pursuant to RCW 90.58.
TYPE 4 DECISIONS
TYPE OF PERMIT
Shoreline Conditional Use
Permit
(TMC 18.44.050)
Reasonable Use Exceptions
under Sensitive Areas
Ordinance
(TMC 18.45.180)
Public Hearing Design
Review
(TMC Chapter 18.60,
18.56.040 and Shoreline
Master Program)
Variance from Parking
Standards Over 10%
(TMC 18.56.140)
Modification or Waiver to
Loading Zone or Bicycle
Parking Requirements
(TMC 18.56.060 or .130)
Conditional Use Permit
(TMC Chapter 18.64)
Unique Signs
(TMC 19.28.010)
TYPE 5 DECISIONS
INITIAL
DECISION
MAKER
Planning
Commission
Planning
Commission
Board of
Architectural
Review
Planning
Commission
Planning
Commission
Planning
Commission
Planning
Commission
F. Type 5 decisions are quasi judicial decisions made by the City Council
following an open record hearing. Type 5 decisions may be appealed only to Superior
Court.
TYPE OF PERMIT
Subdivision Preliminary Plat
(TMC 17.14.020)
Subdivision Final Plat
(TMC 17.14.030)
Planned Residential Development (PRD),
including Major Modifications
(TMC Chapter 18.46)
Unclassified Use
(TMC Chapter 18.66)
Rezone
(TMC Chapter 18.84)
Sensitive Area Master Plan Overlay
(TMC 18.45.160)
Shoreline Environment Redesignation
(Shoreline Master Program)
Mobile Homes NG /kn 8/16/2005 Page 5 of 6
APPEAL BODY
(closed record appeal)
State Shoreline
Hearings Board
City Council
City Council
City Council
City Council
City Council
City Council
DECISION MAKER
City Council
City Council
City Council
City Council
City Council
City Council
City Council
Section 5. Ordinance 1819 §1 (part), as codified at TMC Chapter 18.70.055 (Mobile
and Manufactured Homes), is hereby deleted in its entirety.
Section 6. 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 7. 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.
APPRO
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this
ATTEST/ AUTHENTICATED:
Jane E. Cantu, CMC, City Clerk
e of the
Attorney
RM BY:
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day of 2005.
i\i 1 „ad--
Steven M. Mullet, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
SUMMARY OF ORDINANCE
No. 2098
City of Tukwila, Washington
On August 15, 2005, the City Council of the City of Tukwila, Washington,
adopted Ordinance No. 2098, the main points of which are summarized by its title as
follows:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING ORDINANCE NOS. 1758, 1768, 1796,
1819, 1847, 1857, 1976, 2005, 2066 AND 2097, AND CHAPTERS 18.06,
18.50, 18.70 AND 18.104 OF THE TUKWILA MUNICIPAL CODE, TO
ALLOW MANUFACTURED HOUSING ANYWHERE SINGLE FAMILY
DWELLINGS ARE PERMITTED AND TO IMPOSE DESIGN
STANDARDS ON ALL SINGLE- FAMILY DWELLINGS; PROVIDING
FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE
THE FULL TEXT OF THIS ORDINANCE WILL BE MAILED UPON
REQUEST.
Approved by the City Council at their Regular Meeting of August 15, 2005.
Published Seattle Times: 08 -19 -05
e- mailed: bbaker 08 -17 -05 3:31 p.m.
44 .J Z
ane E. Cantu, CMC, City Clerk