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HomeMy WebLinkAboutOrd 2199 - TMC Title 17 "Subdivision" Code Amendments - Zero Lot Line / Fee Simple Townhouses Cover page to Ordinance 2199 The full text of the ordinance follows this cover page. Ordinance 2199 was amended or repealed by the following ordinances. AMENDED REPEALED Section(s) AmendedAmended by Ord# Section(s) Repealed Repealed by Ord# 427161, 2, 3, 42740 12, 14 2581, 2678 5-10, 12, 14-17, 19, 20 2741 16 2580, 2661 11, 13 2500 17 2518 18 2525 19 2368, 2518 2235, 2442, 2368, 20 2580, 2627 J't`.NM.!'I!,9 O. t4, b �1 C ity of u la Washington Ordinance No. 2199 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING TUKWILA MUNICIPAL CODE TITLE 17, "SUBDIVISION CODE," AND TITLE 18, "ZONING CODE," TO ALLOW DEVELOPMENT OF ZERO LOT -LINE FEE SIMPLE TOWNHOUSES ON INDIVIDUAL LOTS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila's Zoning and Subdivision Codes do not specifically list zero -lot -line townhouses as a permitted use, and the development standards in the multi family zones are not conducive to a townhouse type of development; and WHEREAS, the City Council wishes to allow attached and detached zero -lot -line townhouses as another type of ownership housing in Tukwila's multi- family zones; and WHEREAS, the City Council wishes to expand the choices for development in the multi family zones, from condominiums and apartments to attached and detached zero -lot -line townhouses; and WHEREAS, after three townhouse projects are built under the regulations established by this ordinance, the City Council wishes staff to prepare a report, to evaluate the quality of development; to determine if any additional changes are necessary; and whether to continue to allow townhouses in the multi- family zones; and WHEREAS, on June 28, 2007, November 8, 2007, and December 13, 2007, the Tukwila Planning Commission, following adequate public notice, held public hearings to receive testimony concerning amendments of the Zoning Code and Subdivision Code to allow townhouses, and, on December 13, 2007, adopted a motion recommending the proposed changes; and WHEREAS, on February 11, 2007, the Tukwila City Council, following adequate public notice, held a public hearing to receive testimony concerning the recommendations of the Planning Commission; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Ordinance 1833 §1 (part), as codified at TMC 17.12.010, is hereby amended to read as follows: 17.12.010 Scope Any land being divided into nine or fewer parcels, lots, unit lots, tracts or sites for the purpose of sale, lease, or gift, arty one of which is less than 20 acres in size, shall meet the requirements of this chapter. Section 2. New regulations regarding Unit Lot Subdivisions are hereby added to TMC Chapter 17.12, "Detailed Procedures for Short Subdivisions," to read as follows: 17.12.070 Unit lot short plats A. Sites developed or proposed to be developed with townhouses, cottage housing, compact single family, or zero -lot -line units may be subdivided into individual unit lots. The development as a whole shall meet development standards applicable at the time the permit application is vested. Any private, usable open space C:\Documents and Settings\All Users \Desktop\Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 1 of 13 for each dwelling unit shall be provided on the same lot as the dwelling unit that it serves. B. Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot. C. Access easements and joint use and maintenance agreements shall be executed for use of common garage or parking areas, common open space (such as common play areas), and other similar features, as recorded with the King County Department of Records and Elections. D. Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit, as long as the right to use that parking is formalized by an easement on the plat, as recorded with the King County Department of Records and Elections. E. The fact that the unit lot is not a separate buildable lot, and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot, shall be noted on the plat, as recorded with the Director of the King County Department of Records and Elections. F. Construction of townhouse dwelling foundations may commence prior to final short plat approval, provided: 1. The proposed short plat has received preliminary approval, and the necessary financial sureties have been filed to assure construction of required public improvements; 2. Partial or complete construction of structures shall not relieve the subdivider from, nor impair City enforcement of, conditions of subdivision approval; 3. Construction shall not proceed beyond foundations, and units shall not be rented or sold, nor occupancy permits issued, until final short plat approval is granted. Section 3. Ordinance 1833 §1 (part), as codified at TMC 17.14.010, is hereby amended to read as follows: 17.14.010 Scope Any land being divided into ten or more parcels, lots, unit lots, tracts or sites, for the purpose of sale or gift, any one of which is less than 20 acres in size, or any land which has been divided under the short subdivision procedures within five years and is not eligible for further short platting, pursuant to Section 17.12.010, shall conform to the procedures and requirements of this chapter. Section 4. New regulations regarding unit lot subdivisions are hereby added to TMC Chapter 17.14, "Detailed Procedures for Subdivisions," to read as follows: 17.14.060 Unit lot subdivisions A. Sites developed or proposed to be developed with townhouses, cottage housing, compact single family, or zero -lot -line units may be subdivided into individual unit lots. The development as a whole shall meet development standards applicable at the time the permit application is vested. Any private, usable open space for each dwelling unit shall be provided on the same lot as the dwelling unit it serves. B. Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot. C. Access easements and joint use and maintenance agreements shall be executed for use of common garage or parking areas, common open space (such as common play areas), and other similar features, as recorded with the King County Department of Records and Elections. D. Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit, as long as the right to use that parking is formalized by an easement on the plat, as recorded with the King County Department of Records and Elections. C:\Documents and Settings\All Users\ Desktop \Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 2 of 13 E. The fact that the unit lot is not a separate buildable lot, and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot, shall be noted on the plat, as recorded with the Director of the King County Department of Records and Elections. F. Construction of townhouse dwelling foundations may commence prior to final plat approval, provided: 1. The proposed plat has received preliminary approval, and the necessary financial sureties have been filed to assure construction of required public improvements; 2. Partial or complete construction of structures shall not relieve the subdivider from, nor impair City enforcement of conditions of, subdivision approval; 3. Construction shall not proceed beyond foundations, and units shall not be rented or sold, nor occupancy permits issued, until final plat approval is granted. Section 5. A new definition for "Detached Zero Lot -Line Units" is hereby added to TMC Chapter 18.06, "Definitions," to read as follows: Detached Zero Lot Line Units A development pattern of detached dwelling units constructed immediately adjacent to one side lot line (i.e. no side yard setback), coupled with an easement on the adjacent lot in order to maintain separation between structures. The easement will provide access rights for maintenance purposes, and help preserve privacy and usable yard space. Section 6. A new definition for "Lot, Parent" is hereby added to TMC Chapter 18.06, "Definitions," to read as follows: Lot, Parent "Lot, parent" means the initial lot from which unit lots are subdivided for the exclusive use of townhouses, cottage housing, compact single family, zero -lot -line units, or any combination of the above types of residential development. Section 7. A new definition for "Lot, Unit" is hereby added to TMC Chapter 18.06, "Definitions," to read as follows: Lot, Unit "Lot, unit" means one of the individual lots created from the subdivision of a parent lot for the exclusive use of townhouses, cottage housing, compact single family, zero -lot- line units, or any combination of the above types of residential development. Section 8. A new definition for "Townhouse" is hereby added to TMC Chapter 18.06, "Definitions," to read as follows: Townhouse "Townhouse" means a form of ground- related housing in which individual dwelling units are attached along at least one common wall to at least one other dwelling unit. Each dwelling unit occupies space from the ground to the roof and has direct access to private open space. No portion of a unit may occupy space above or below another unit, except that townhouse units may be constructed over a common shared parking garage, provided the garage is underground. Section 9. Ordinance 1834 §2 (part), as codified at TMC 18.06.768, is hereby amended to read as follows: 18.06.768 Short Subdivision "Short subdivision" means the division of land into nine or less lots, unit lots, tracts, parcels, sites or divisions. Section 10. Ordinance 1834 §2 (part), as codified at TMC 18.06.813, is hereby amended to read as follows: C:\Documents and Settings\All Users\ Desktop \Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 3 of 13 18.06.813 Subdivision "Subdivision" means the division or redivision of land into ten or more lots, unit lots, tracts, parcels, sites or divisions. Section 11. Ordinance Nos. 1976 §20, 1865 §9, and 1758 §1 (part), as codified at TMC 18.12.020, are hereby amended to read as follows: 18.12.020 Permitted Uses A. The following uses are permitted outright within the Medium Density District, subject to compliance with all other applicable requirements of the Tukwila Municipal Code: 1. Dwelling One detached single- family dwelling per lot. 2. Dwelling Multi- family duplex, triplex, or fourplex units or townhouse up to four attached units. 3. Detached zero -lot -line units. 4. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. 5. Day care centers. 6. Public parks, trails, picnic areas and playgrounds, but not including amusement parks, golf courses, or commercial recreation. 7. Shelters. B. In Commercial Redevelopment Areas 1, 2, and 4 (see Figures 18 -9 or 18 -10), the uses and development standards of the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in TMC 18.60.060. Section 12. Ordinance Nos. 1976 §23, and 1758 §1 (part), as codified at TMC 18.12.070, are hereby amended to read as follows; 18.12.070 Basic Development Standards Development within the Medium Density Residential District shall conform to the following listed and referenced standards: MDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 8,000 sq. ft. (Applied to parent lot for townhouse plats) Lot area per unit (multi family) 3,000 sq. ft. (For townhouses the density shall be calculated based on one unit per 3000 sq. ft. of parent lot area. The "unit lot" area shall be allowed to include the common access easements). 60 feet (Applied to parent lot for townhouse plats) Applied to parent lot for townhouse plats 15 feet 20 feet 30 feet (20 feet for townhouses) 7.5 feet 10 feet 15 feet (10 feet for townhouses) 10 feet 20 feet (10 feet for townhouses unless adjacent to LDR) 20 feet (30 feet if adjacent to LDR) (10 feet for townhouses unless adjacent to LDR) 10 feet Average lot width (min. 20 ft. street frontage width), minimum Setbacks, minimum: Front 1st floor Front 2nd floor Front 3rd floor Second front 1st floor Second front 2nd floor Second front 3rd floor Sides 1st floor Sides 2nd floor Sides 3rd floor Rear 1st floor C: \Documents and Settings\All Users\ Desktop \Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 4 of 13 Rear 2nd floor Rear 3rd floor Townhouse building separation, minimum 1 and 2 story buildings 1 3 story buildings 1 Height, maximum Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements Front(s) 1 Sides Rear 1 Development area coverage Recreation space 1 Off street parking: Residential 1 Accessory dwelling unit Other uses 2. 3. 4. acres; acre; Department. 5. 6. C:\Documents and Settings\All Users\Desktop\Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 20 feet (10 feet for townhouses unless adjacent to LDR) 20 feet (30 feet if adjacent to LDR) (10 feet for townhouses unless adjacent to LDR) 10 feet 20 feet 30 feet Applied to parent lot for townhouse plats 1 15 feet 1 10 feet 10 feet 1 50% maximum (75% for townhouses) 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) See TMC Chapter 18.56, Off street Parking Loading Regulations. See Accessory Use section of this chapter See TMC Chapter 18.56, Off street Parking Loading Regulations Section 13. Ordinance Nos. 1976 §24, 1865 §13, 1830 §2, and 1758 §1 (part), as codified at TMC 18.14.070, are hereby amended to read as follows: 18.14.020 Permitted Uses A. The following uses are permitted outright within the High- Density Residential District, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. Dwelling One detached single- family dwelling per lot. Dwelling multi family. Page 5 of 13 1 Convalescent and nursing homes for not more than 12 patients. Day care centers. Manufactured /mobile home park, meeting the following requirements: a. the development site shall comprise not less than two contiguous b. overall development density shall not exceed eight dwelling units per 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 7. Dwelling townhouse up to four attached units. 8. Libraries, museums or art galleries (public). 9. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 10. Shelters. B. In Commercial Redevelopment Area 3 (see Figures 18 -9 or 18 -10), the uses and development standards of the adjacent commercial zone are permitted and shall apply, subject to the specific criteria and procedures defined in the BAR chapter of this code, TMC 18.60.060. Section 14. Ordinance Nos. 1976 §27, 1830 §3, and 1758 §1 (part), as codified at TMC 18.14.070, are hereby amended to read as follows: 18.14.070 Basic Development Standards Development within the High Density Residential District shall conform to the following listed and referenced standards: HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum Lot area per unit (multi family, except senior citizen housing) Average lot width (min. 20 ft. street frontage width), minimum Setbacks, minimum: Front 1st floor Front 2nd floor Front 3rd floor Front 4th floor Second front 1st floor Second front 2nd floor Second front 3rd floor Second front 4th floor Sides 1st floor Sides 2nd floor Sides 3rd floor Sides 4th floor Rear 1st floor Rear 2nd floor Rear 3rd floor Rear 4th floor Townhouse building separation, minimum 1 and 2 story buildings 3 and 4 story buildings Height, maximum Development area coverage C: \Documents and Settings\All Users\ Desktop \Kelly \MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 9,600 sq. ft. (Applied to parent lot for townhouse plats) 2,000 sq. ft. (For townhouses the density shall be calculated based on one unit per 2000 sq. ft. of parent lot area. The "unit lot" area shall be allowed to include the common access easements). 60 feet (Applied to parent lot for townhouse plats) Applied to parent lot for townhouse plats 15 feet 20 feet 30 feet (20 feet for townhouses) 45 feet (20 feet for townhouses) 7.5 feet 10 feet 15 feet (10 feet for townhouses) 22.5 feet (10 feet for townhouses) 10 feet 20 feet (10 feet for townhouses unless adjacent to LDR) 20 feet (30 feet if adjacent to LDR) (10 feet for townhouses unless adjacent to LDR) 30 feet (20 feet for townhouses unless adjacent to LDR) 10 feet 20 feet (10 feet for townhouses unless adjacent to LDR) 20 feet (30 feet if adjacent to LDR) (10 feet for townhouses unless adjacent to LDR) 30 feet (20 feet for townhouses unless adjacent to LDR) 10 feet 1 20 feet 1 45 feet 50% maximum (except senior citizen housing), (75% for townhouses) Page 6 of 13 Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements Front(s) Sides Rear Recreation space 1 Recreation space, senior citizen housing 1 Off street parking: Residential (except senior citizen housing) Accessory dwelling unit Other uses, including senior citizen housing 15 feet 1 10 feet 1 10 feet 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) 1 100 sq. ft. per dwelling unit C: \Documents and Settings\All Users\ Desktop \Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Applied to parent lot for townhouse plats See TMC Chapter 18.56, Off street Parking Loading Regulations. 1 See Accessory Use section of this chapter See TMC Chapter 18.56, Off street Parking Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 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. Section 15. Ordinance 1758 §1 (part), as codified at TMC 18.50.070, is hereby amended to read as follows: 18.50.070 Yard Regulations A. Fences, walls, poles, posts, and other customary yard accessories, ornaments, furniture may be permitted in any yard subject to height limitations and requirements limiting obstruction of visibility to the detriment of public safety. The height of opaque fences along street frontages is limited to 4 feet, with lattice or other open material allowed up to 6 feet. B. In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages. C. Where the front yard that would normally be required on a lot is not in keeping with the prevailing yard pattern, the DCD may waive the requirement for the normal front yard and substitute therefore a special yard requirement, which shall not exceed the average of the yards provided on adjacent lots. D. In the case of corner lots, a front yard of the required depth shall be provided in accordance with the prevailing yard pattern, and a second front yard of half the depth required generally for front yards in the district shall be provided on the other frontage. E. In the case of corner lots with more than two frontages, the DCD shall determine the front yard requirements, subject to the following conditions: 1. At least one front yard shall be provided having the full depth required generally in the district; 2. The second front yard shall be the minimum set forth in the district; 3. In the case of through lots and corner lots, there will be no rear yards but only front and side yards; 4. In the case of through lots, side yards shall extend from the rear lines of front yards required. In the case of corner lots, yards remaining after full and half depth front yards have been established shall be considered side yards. (See Figure 18 -4.) Section 16. Ordinance 1758 §1 (part), as codified at TMC 18.50.083, is hereby amended to read as follows: Page 7of13 18.50.083 Maximum Building Length In the MDR and HDR zones, the maximum building length shall be as follows: For all buildings except as described below: MDR.....50 ft HDR.....50 ft Maximum building length with bonus for modulating off -sets: For structures with a maximum building height of 2 stories or 25 ft., MDR 100 ft whichever is less, and having horizontal modulation or a minimum HDR 200 ft vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less: For structures with a building height over 2 stories or 25 ft., whichever is less, with a horizontal and vertical modulation of 4 ft. or an 8 ft. modulation in either direction: C:\Documents and Settings\All Users\ Desktop \Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 MDR....100 ft HDR....200 ft For townhouse structures with horizontal modulation or a minimum MDR 80 ft vertical change in roof profile of 4 feet at least every two units or HDR....125 ft 50 feet, whichever is less: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18 -5). Section 17. Ordinance Nos. 1930 §28 and 1758 §1 (part), as codified at TMC 18.50.085, are hereby amended to read as follows: 18.50.085 Maximum Percent Development Area Coverage In the MDR and HDR zones the maximum percent development area coverage shall be 50 except for senior citizen housing developments in HDR. If the senior citizen housing is converted to regular apartments, the 50% limit must be met. Townhouse developments are allowed up to a maximum of 75% development area coverage. The Director shall allow this increase from 50% to 75% if the applicant uses low impact development techniques, provided the site allows for such measures and the drainage design meets all adopted codes. Section 18. Ordinance 1872 §14 (part), as codified at TMC 18.52.060, is hereby amended to read as follows: 18.52.060 Recreation Space Requirements In all MDR and HDR zoning districts, any proposed multiple family structure, complex or development shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of ten feet on all sides. 2. Indoor or Covered Space. Page 8 of 13 a. No more than 50% of the required recreation space may be indoor or covered space in standard multi family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple family complexes (except senior citizen housing, detached zero -lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5- to- 12- year -old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC 18.52.060.1, and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening, or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 19. Ordinance 1976 §62, as codified at TMC 18.56.065, is hereby amended to read as follows: 18.56.065 Residential Parking Requirements A. Two off street parking spaces shall be provided for each dwelling unit which contains up to three bedrooms. One additional off street parking space shall be required for every two bedrooms in excess of three bedrooms in a dwelling unit (i.e., four and five bedroom dwelling units shall have three off street parking spaces, six and seven bedroom homes shall have four spaces, and so on). B. Each unit in a townhouse development shall have an attached garage with parking for at least one vehicle or a parking space in an underground garage. C. The Director shall have the discretion to waive the requirement to construct a portion of the off street parking requirement if, based on a parking demand study, the property owner establishes that the dwelling will be used primarily to house residents who do not and will not drive due to a factor other than age. Such a study shall assure that ample parking is provided for residents who can drive, guests, caregivers and other persons who work at the residence. If such a waiver is granted, the property owner shall provide a site plan, which demonstrates that in the event of a change of use, which eliminates the reason for the waiver, there is ample room on the site to provide the number of off street parking spaces required by this Code. In the event that a change of use or type of occupant is proposed that would alter the potential number of drivers living or working at the dwelling, the application for change of use shall be C: \Documents and Settings\AIl Users\ Desktop \Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 9 of 13 conditioned on construction of any additional off street parking spaces required to meet the standards of this Code. Section 20. Ordinance Nos. 1986 §16, 1865 §51, and 1758 §1 (part), as codified at TMC 18.60.050, are hereby amended to read as follows: 18.60.050 Design Review Criteria A. Generally. The BAR is authorized to request and rely upon any document, guideline, or other consideration it deems relevant or useful to satisfy the purpose and objectives of this chapter, specifically including but not limited to the following criteria. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the criteria. The BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications better implement the Comprehensive Plan goals and policies. B. Commercial and Light Industrial Design Review Criteria. The following criteria shall be considered in all cases, except that multi family, hotel or motel developments, outside of the Tukwila International Boulevard corridor, shall use the multi family, hotel and motel design review criteria, and developments within the MUO, NCC and RC Districts of the Tukwila International Boulevard corridor (see Figure 18 -9) shall use the Tukwila International Boulevard design review criteria of this chapter instead: 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. provided. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony on texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 3. LANDSCAPING AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. C:\Documents and Settings\All Users \Desktop\Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 10 of 13 g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. for accent. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. C. Multi- Family, Hotel and Motel Design Review Criteria. In reviewing any multi- family, hotel or motel application the following criteria shall be used by the BAR in its decision making as well as the Multi- Family Design Manual or Townhouse Design Manual. Detached zero -lot -line type of developments shall be subject to Townhouse Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single- family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and C:\Documents and Settings\All Users\ Desktop \KeIIy\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 11 of 13 providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/ shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important C: \Documents and Settings\All Users\ Desktop \Kelly\MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 12 of 13 views, provide shade to moderate the affects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. D. Tukwila International Boulevard Design Review Criteria. In reviewing any application for development, in the MUO, NCC, and RC Districts within the Tukwila International Boulevard study area (see Figure 18 -9), the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended, shall be used by the BAR in its decision making. E. Parking Structure Design Guidelines. The Parking Structure Design Guidelines shall be used whenever the provisions of this Title require a design review decision on proposed or modified parking structures. Section 21. 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 22. 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 COUNVF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of n r P, k 2008. cL J aggert ayor E. Cantu, C, City Clerk l� Filed with the City Clerk: APPROVED FORM BY: Passed by the qty Cf u ncil: Published: gfo 6 Q' Effective Date:' 37/! D S'' dif ie f the ttorney Ordinance Number: I o► 9 ATTEST/ AUTHENTICATED: C: \Documents and Settings\All Users\ Desktop \Kelly \MSDATA \Ordinances\Zero Lot Line Zoning.doc MD:ksn 2/28/2008 Page 13 of 13 Published Seattle Times: March 6, 2008 SUMMARY OF ORDINANCE No. 2199 City of Tukwila, Washington On March 3, 2008 the City Council of the City of Tukwila, Washington, adopted Ordinance No. 2199, 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 TUKWILA MUNICIPAL CODE TITLE 17, "SUBDDIVISION CODE," AND TITLE 18, "ZONING CODE TO ALLOW DEVELOPMENT OF ZERO LOT LINE /FEE SIMPLE TOWNHOUSES ON INDIVIDUAL LOTS; 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 a Regular Meeting on March 3, 2008. CveL 6 e Jat' E. Cantu, C'/IC, City Clerk