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Draft Chapter 18.28 Tukwila Urban Center (TUC) District <br />a. Street Fagade. The plane of a facade that fronts upon a street, extending from the ground up <br />to the street facade eave line. <br />b. Pond or River Fagade. The plane of a facade that fronts upon the Green River or Tukwila Pond, <br />extending from the ground up to the pond or river facade eave line. <br />c. Side Fagade. The plane of a facade that fronts upon a side yard or side property line, extending <br />from the ground up to the side wall eave line. <br />d. Rear Fagade. The plane of a facade that fronts upon a rear yard, rear property line, or alley, <br />extending from the ground up to the rear wall eave line. <br />B. Horizontal Modulation Regulations <br />1. Intent <br />a. Ensure that all new or renovated buildings subject to design review have a well- formed "base" <br />and a "top." A building base provides form and definition to the pedestrian -scale public room <br />of its adjacent street or open spaces. A building's top or cap contributes to a distinctive skyline <br />and overall massing of the Southcenter district, whether seen immediately looking up from the <br />street below or at a distance from another part of the city. <br />2. Street, Pond, River Fagade Horizontal Modulation Elements Requirements <br />The requirements that follow outline minimal measures to compose the vertical mass of building <br />fagades. The application of architectural elements and architectural style such as (but not limited <br />to) those outlined in the Southcenter Architectural Design Manual, are strongly recommended to <br />create well- integrated and attractive architecture. <br />a. Base Element: <br />(1) As conceptually depicted in the accompanying diagram (Figure 18), where required by <br />the Corridor Type, a horizontal articulation of street, pond, or river fagades shall be <br />applied within the first floor (or in the case of buildings above four stories, optionally <br />within the second floor as well), to form a horizontal "base" of the facade at the building <br />scale. A secondary lower base treatment shall be provided at the pedestrian scale (i.e. <br />within the height of the ground floor, relating to the height of the human body). These <br />treatments strongly define the pedestrian -scale space of the street, pond, or riverfront <br />and shall be well- integrated into the overall facade composition. See the Southcenter <br />Architectural Design Manual for additional guidelines outlining recommended Building <br />Base design. <br />ZADCD n Clerk's \PC Laserfiche Packet \5 -24 -12 PC Packet \FINAL PC BOOK2_5.18.12_clean.docx Page 35 5/18/2012 <br />FIM <br />