The purpose of this section is to implement regulations in connection with the development and improvement of land, and to facilitate adequate provision for water, sewer, surface water drainage, curbs, gutters, sidewalks, driveways, street and other public improvements by requiring the construction and dedication of such improvements at the time of the construction of industrial, commercial, or residential buildings or developments. The requirements set forth in this chapter are intended to supplement the requirements of RCW Chapter 58.17 and Title 17 of the Tukwila Municipal Code relating to subdivision of land.
(Ord. 1995 § 1 (part), 2002)
For purposes of this chapter, those factors set forth in RCW 58.17.110 as it currently exists and as hereafter amended are adopted by reference as constituting the conditions to be considered in the approval or disapproval of any building or development permit.
(Ord. 1995 § 1 (part), 2002)
(See TMC Title 17 for further detail)
A. 
The installation of street frontage improvements is required prior to issuance of a certificate of occupancy for new construction, other than single-family homes, or prior to final approval for subdivisions and 5–9 lot short plats and Planned Residential Developments. For additions and remodels to existing buildings, see TMC Section 11.12.070.
B. 
Complete street frontage improvements shall be installed along the entire frontage of the property at the sole cost of the permittee as directed by the Director. Street frontage improvements may include curb, gutter, sidewalk, storm drainage, street lighting, traffic signal equipment, utility installation or relocation, landscaping strip, street trees and landscaping, irrigation, street widening, and channelization. Beyond the property frontage, the permittee shall provide ramps from the new sidewalk or walkway to the existing shoulder, and pavement and channelization tapering back to the existing pavement and channelization as needed for safety.
C. 
When (due to site topography, city plans for improvement projects, or other similar reasons) the Director determines that street frontage improvements cannot or should not be constructed at the time of building construction, the property owner shall, prior to issuance of the building permit, at the direction and discretion of the Director:
1. 
Enter into an agreement to pay to the City an amount equal to the property owner’s cost of installing the required improvements. At the direction and discretion of the Director, the property owner shall be required to provide a bond or other financial security for its payment obligation. The property owner shall provide documentation satisfactory to the Director that establishes the cost of the materials, labor, and quantities; or
2. 
Record an agreement which provides for these improvements to be installed by the property owner by a date acceptable to the Director; or
3. 
Record an agreement to not protest a local improvement district to improve the street frontage.
D. 
If, at a time subsequent to the issuance of a building permit, a local improvement district is established that includes the property for which the building permit was issued, the property may be considered in the compilation of the local improvement district assessment with the appropriate amount of costs of construction expended by the developer.
E. 
The Director under either of the following conditions may waive the requirement for installation of frontage improvements:
1. 
If adjacent street frontage improvements are unlikely to be installed in the foreseeable future; or
2. 
If the installation of the required improvement would cause significant adverse environmental impacts.
(Ord. 1995 § 1 (part), 2002; Ord. 2470 § 1, 2015)
A. 
The City may require the dedication of right-of-way in order to incorporate transportation improvements that are reasonably necessary to mitigate the direct impacts of the development. The property owner may be required to dedicate right-of-way to accommodate:
1. 
Motorized and nonmotorized transportation, landscaping, utility, street lighting, traffic control devices, and buffer requirements;
2. 
Street frontage improvements where the existing right-of-way is not adequate; or
3. 
The extension of existing or future public street improvements.
B. 
The Director may grant some reduction in the minimum right-of-way requirements where it can be demonstrated that sufficient area has been provided for all frontage improvements, including utilities, within the right-of-way.
C. 
The owner of a subdivision may be required to dedicate right-of-way, as a condition of approval of the subdivision, where existing right-of-way for public streets is not adequate to incorporate necessary frontage improvements for public safety and to provide compatibility with the area’s circulation system.
D. 
The owner of a short subdivision may be required to dedicate right-of-way, as a condition of approval of the short subdivision, where such dedication is necessary to mitigate the direct impacts of the short subdivision and:
1. 
The short subdivision abuts an existing substandard public street and the additional right-of-way is necessary to incorporate future frontage improvements for public safety; or
2. 
Right-of-way is needed for the extension of existing public street improvements necessary for public safety; or
3. 
Right-of-way is needed to provide future street improvements necessary for public safety for planned new public streets.
(Ord. 1995 § 1 (part), 2002)
A. 
Easements and other dedications for all public streets and utilities needed to serve the proposed development consistent with the provisions of the Comprehensive Plan and other adopted City plans shall be granted by the property owner. Easements and other dedications may be for private streets, sidewalks, street lighting, traffic control devices, utilities, and temporary construction. Design features of a street may necessitate the granting of slope, wall, and drainage easements or other dedications.
B. 
Nonmotorized easements and other dedications may be required where necessary to facilitate pedestrian circulation between neighborhoods, schools, shopping centers and other activity centers, even if the facility is not specifically shown on the City’s nonmotorized circulation plan.
C. 
Nonmotorized easements and other dedications shall be wide enough to include the trail width and a minimum clear distance of two feet on each side of the trail. The width of easements and other dedications may vary according to site-specific design issues such as topography, buffering, and landscaping.
D. 
Easements and other dedications shall be designated “City of Tukwila nonmotorized public easement”, and easement and other dedication documents shall specify the maintenance responsibility.
E. 
The City may accept dedications of sensitive areas which have been identified and are required to be protected as a condition of development. Dedication of such areas to the City will be considered when:
1. 
The dedicated area would contribute to the City’s overall open space and greenway system;
2. 
The dedicated area would provide passive recreation opportunities and nonmotorized linkages;
3. 
The dedicated area would preserve and protect ecologically sensitive natural areas, wildlife habitat and wildlife corridors;
4. 
The dedicated area is of low hazard/liability potential; and
5. 
The dedicated area can be adequately managed and maintained.
(Ord. 1995 § 1 (part), 2002)
The following special provisions shall apply to additions, alterations, repairs, accessory buildings, and campus additions:
1. 
In the case of real property improvements consisting of additions, alterations, or repairs to an existing structure where square footage is added to the structure, or an accessory building is constructed, street system improvements shall be constructed. The Director shall decide the limit of the street system improvements. The cost for these improvements, to be borne by the property owner, will not be more than 10% of the total cost of the improvement. The Director may waive the construction of the street system improvements if it is determined that the street system improvements are negligible and not in the public interest.
2. 
In the case of real property improvements consisting of construction of an additional structure or structures on a private campus, street system improvements shall be constructed. The Director shall select the street system improvements to be made. The cost for these improvements, to be borne by the property owner, will not be more than 10% of the total cost of the improvement. In the case of real property improvements consisting of construction of an additional structure or structures on a campus owned by a public entity, street system improvements shall be constructed along the full frontage.
3. 
In the case of corner lots or other development sites fronting more than one right-of-way, should the cost of the real property improvement be such that street system improvements would not be required on all rights-of-way fronting the development site, street system improvements shall be constructed on the right-of-way or rights-of-way selected by the Director.
(Ord. 1995 § 1 (part), 2002)
The developer of one single-family residence shall construct the following street system improvements as a condition of building permit approval:
1. 
If the development site fronts entirely on an unpaved street surface, the developer shall construct a half-street section of street pavement along the frontage of the development site abutting the unpaved surface or, as an alternative, the property owner shall enter into an agreement with the City waiving the right of the property owner under RCW 35.43.180 to protest the formation of a local improvement district for the construction of a paved street surface and surface water drainage facilities. The agreement shall be recorded with the King County auditor;
2. 
If the development site is a corner lot and fronts on both a paved street surface and an unpaved street surface, the developer shall construct half-street section of street pavement and surface water drainage facilities along the frontage of the development site abutting the unpaved street surface;
3. 
If the development site is contiguous to a parcel that is served by paved street surface, the developer shall construct half-street section of street pavement and surface water drainage facilities along the frontage of the development site abutting the existing paved street surface;
4. 
Surface water drainage facilities in all cases, whether the development site fronts a paved street surface or an unpaved street surface; and
5. 
If the development site fronts a paved street surface, minor edge improvements to the street pavement, as required by the Director, shall be constructed.
(Ord. 1995 § 1 (part), 2002)
All such public improvements shall be constructed under the supervision of the Director in accordance with City standards. No final installation shall be done until the City has inspected and approved the installation and forms, and has certified they are according to proper profile and location.
(Ord. 1995 § 1 (part), 2002)
A. 
The requirements of this section apply when street frontage improvements are required as part of any development. The City shall review proposed street frontage improvements for compliance with this section.
B. 
Retention of existing vegetation may be required along City streets. Whenever it is necessary to remove or relocate plant materials from the right-of-way in connection with a development project, the property owner shall replant such trees or replace them according to City standards as defined in TMC Chapter 11.20. Any landscaping in the right-of-way that is disturbed by construction activity on private property shall be replaced or restored to its original condition by the property owner. Landscaping and other improvements within the right-of-way are subject to removal at the request of the City when the right-of-way is needed for public use.
C. 
Street landscape installation or improvement is required when applicable projects are to be undertaken along arterials and according to City standards and guidelines. Ground cover shall be provided for site frontage right-of-way with a potential for erosion. The selection of tree species shall be in accordance with City standards.
D. 
The abutting property owner(s) shall maintain landscaping within the right-of-way unless maintenance has been accepted by the City. All landscape materials in the right-of-way shall be maintained to industry standards. Trees shall be pruned according to standards adopted by either the National Arborists Association or the International Society of Arboriculture. The property owner is responsible for ensuring that landscaping fronting his/her property does not impair sight-distance. Topping of street trees is prohibited.
(Ord. 1995 § 1 (part), 2002)
A. 
Street lighting is required along all public streets, including new public streets in subdivisions and short subdivisions. The developer is responsible for design and installation of new lighting and relocation of existing lighting along the street frontage of the development.
B. 
All street light installations, including wiring, conduit and power connections, shall be located or relocated underground, except in residential areas with existing aboveground utilities.
C. 
For new subdivisions, the City will accept maintenance and power cost responsibility for the public street light system when a subdivision is 50% or more occupied. Until then, the property owner shall remain responsible for the maintenance of and energy charges for the street lighting system.
D. 
Street illumination is required at the intersection of a private street and a public street. NI street lighting is required along a private street.
(Ord. 1995 § 1 (part), 2002)
Private streets will be allowed when:
1. 
A covenant that provides for maintenance and repair of the private street by property owners has been approved by the City and recorded with King County;
2. 
The covenant includes a condition that the private street will remain open at all times for emergency and public service vehicles; and
3. 
The private street would not hinder public street circulation; and
4. 
At least one of the following conditions exists:
a. 
The street would ultimately serve four or fewer lots; or
b. 
The private street would be part of a planned residential development; or
c. 
The private street would serve commercial or industrial facilities where no circulation continuity is necessary.
(Ord. 1995 § 1 (part), 2002)
Acceptance of dedicated private streets as public streets will be considered if the street meets all public street design and construction standards. Consideration of acceptance is also subject to the requirements of other City departments. Final acceptance is subject to City Council approval. The following criteria will be evaluated:
1. 
Acceptability of street and utility construction. Pavement condition shall be brought up to the standards of new construction;
2. 
Condition of title;
3. 
Survey requirements for monumentation and conveyance;
4. 
The need for additional right-of-way and easements; and
5. 
Cost of accepting the street and future maintenance requirements.
(Ord. 1995 § 1 (part), 2002)
All street improvements and nonmotorized facilities shall be designed and constructed to meet the intent of applicable requirements of the Americans with Disabilities Act (ADA). In accordance with the State law and Federal guidelines established by the ADA, wheelchair curb ramps shall be provided at all pedestrian crossings with curbs.
(Ord. 1995 § 1 (part), 2002)
A. 
The City’s goals and policies for nonmotorized facilities are described in the pedestrian and bicycle transportation plan. The users of nonmotorized facilities are separated in that plan into two categories: pedestrians (which includes people, wheelchairs, horses, and other nonmotorized users) and bicycles. Internal pedestrian circulation systems shall be provided within and between existing, new and redeveloping commercial, multifamily and single-family developments; activity centers; and existing frontage pedestrian systems.
B. 
Concrete sidewalks shall be provided:
1. 
On both sides of all arterial streets.
2. 
On both sides of all non-arterial streets longer than 200 feet and on one side of all non-arterial less than 200 feet in length.
3. 
On both sides of all public streets which provide access to existing or planned future sidewalks, activity centers, parks, schools, neighborhoods, or public transit facilities.
C. 
The Director may grant an exception to the requirement for concrete sidewalk when the subdivision design provides an acceptably surfaced and maintained public walkway system.
D. 
A paved path shall be provided in lieu of concrete sidewalk when:
1. 
The Director determines that the paved path is to be temporary in nature; or
2. 
The Director determines that the soil or topographic conditions dictate a flexible pavement; or
3. 
The pedestrian and bicycle transportation plan indicates that the neighborhood character does not warrant concrete sidewalks.
E. 
When street system frontage improvements are required under TMC Section 11.12.040 additional right-of-way and pavement may be required if indicated on a designated bicycle route as identified in the comprehensive plan for pedestrian and bicycle transportation.
(Ord. 1995 § 1 (part), 2002)
A. 
When a proposed street or driveway design interferes with existing traffic signal facilities, traffic signal modification or relocation must be provided, at the expense of the developer.
B. 
To mitigate the traffic impacts of a development, modification of an existing signal or installation of a new signal may be required.
C. 
All traffic signal modification designs shall be prepared by a licensed engineer experienced in traffic signal design.
(Ord. 1995 § 1 (part), 2002)
A. 
All dead-end public streets and private streets shall be designed as a cul-de-sac, except as provided below.
B. 
A hammerhead may be used in lieu of a circular turnaround if the street is less than 200 feet long and serves six or fewer lots. An alternative design may be used if approved by the Department and the Fire Marshal.
C. 
Streets which temporarily deadend and will be extended in the future will not have a turnaround or hammerhead unless determined necessary by the Department and the Fire Marshal. When no turnaround or hammerhead is provided, street-end barricading shall be installed and must conform to the most recent edition of the Manual on Uniform Traffic Control Devices (MUTCD).
D. 
A landscaped island delineated by curbing shall be provided in the cul-de-sac by the property owner. The landscaping shall be maintained by the homeowners’ association or adjacent property owners. The maintenance agreement shall contain this requirement and be recorded with King County.
(Ord. 1995 § 1 (part), 2002)