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Draft Chapter 18.28 Tukwila Urban Center (TUC) District <br />for the structure, and any alterations to non conforming landscape areas or parking lots shall be <br />made in accordance with the standards in TMC Chapter 18.70. <br />2. Expansions of existing buildings shall meet all requirements for the new portions of the structure, <br />and any alterations to non conforming landscape areas or parking lots shall be made in accordance <br />with the standards in TMC Chapter 18.70. If design review is triggered limited modifications to the <br />exterior of the existing portion of the structure may be required to aesthetically unify the structure. <br />3. Development of a vacant site or complete redevelopment of a site shall require compliance with all <br />of the standards and guidelines in this chapter. <br />18.28.040 DISTRICTS <br />A. Five Districts are hereby established within the Tukwila Urban Center in the specific locations <br />and with the specific names indicated in Figure 1 District Map. <br />B. Districts Purpose <br />TUC -RC: Regional Center. The area in the vicinity of Westfield Southcenter Mall, with easy access to <br />the new bus Transit Center, is intended to provide an area that will continue to infill and intensify <br />with more retail, services, and entertainment uses southward toward Strander Boulevard and <br />eastward across Andover Park West. Over the long term, infill development on the high -value <br />property of the Mall may continue the transition from surface parking to structured parking, and <br />may be increasingly characterized by mid -rise or high -rise building components built over the retail <br />base. <br />2. TUC -TOD: Transit Oriented Development (TOD) Neighborhood. The area extending from the bus <br />transit center on Andover Park West, eastward towards the Sounder commuter rail /Amtrak station <br />is intended to provide a more compact and vibrant mix of housing, office, lodging and supportive <br />retail and service uses. Parking will be accommodated by a combination of off- and on- street <br />parking spaces /lots. The overall structure of the TOD Neighborhood will be characterized by <br />moderate development intensities and building heights. A fine grained network of streets with <br />pedestrian amenities will increase the walkability of the area. <br />3. TUC -P: Pond District. The northern edge of the Pond District is intended to provide an area of <br />higher density mixed use development over retail, restaurants and services, oriented towards the <br />Pond and a paved waterfront esplanade. Maximum building heights will be lower than in the <br />adjacent Regional Center district, to provide sunlight to and views of the Pond. <br />4. TUC -CC: Commercial Corridor District. Southcenter Parkway will continue to feature auto oriented <br />retail and services in a manner similar to the existing patterns of development in that area. <br />5. TUC -WP: Workplace District. The large southern portion of the Plan Area will continue to provide a <br />wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, with <br />incremental infill by office and other complementary commercial uses. Residential uses may front <br />ZADCD n Clerk's \PC Laserfiche Packet \5 -24 -12 PC Packet \FINAL PC BOOK2_5.18.12_clean.docx Page 22 5/18/2012 <br />34 <br />