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Draft Chapter 18.28 Tukwila Urban Center (TUC) District <br />F ana1 <br />F <br />B d ie <br />F <br />P <br />F� <br />e d aP 'T <br />RFF <br />RahO RIB pF'N <br />t pFArqGk <br />�F p@ <br />H Re <br />F r Fill d L FI n9 p <br />F� R <br />PE `�I� i RP <br />ga5'nf 1p�P FI E 9 F�, <br />I_ P4 -ly °q "nr�tlhc, <br />Figure 17 Horizontal Modulation Facade Base and Top Elements <br />b. Top Element: <br />(1) Where required by the Corridor Type, a substantial horizontal articulation of street and <br />river fagades shall be applied at the top of the uppermost floor of the fagade, to result in <br />a termination of the fagade that provides an attractive fagade skyline and a completion <br />of the upper fagade composition. This "cap" shall be architecturally integrated with any <br />sloping roof volume (if used) that occurs above the eave line. <br />c. Fabric awnings are not counted towards a required horizontal modulation element. <br />3. Side and Rear Facade Horizontal Modulation Elements Requirements for New Construction <br />Horizontal Modulation requirements for Side and Rear Facades are the same as those for <br />Street, Pond, or River Facades where building wall to building wall clearance is more than 10 <br />feet or where the side or rear wall faces upon a public open space or active open space such as <br />a plaza or courtyard. <br />b. Flush Treatments Permitted <br />(1) The minimum requirement for Horizontal Modulation Elements may be satisfied by flush <br />wall treatments where building wall to building wall clearance is more than five feet and <br />no greater than 10 feet. <br />(2) The Southcenter F "#^e Design Manual (5. Building Facade Dus;nn Cri'_ <br />UbtZa!v: Eu!! Base and Top) identifies F-flush wall treatments shall v nsist sf -n- _r <br />.-n- Sf *hr fa! 12 rt rlr..._.. _v t2. <br />Mfr. -!v s;g.._.._ �f stir drs!; �r! <br />should be used on the street, pond, or river facade(s) of the building <br />a' a! s s Icr ✓hu-nbr brty.rrn iIs 11r~='_ f b �_sr 2.n=' 'ivn fwa!! abTvn, a°r /v. <br />br "•rrrrn :.n✓rr~~r ftvN slrn�r -a°r gartiv~ f °rr�l! "rla•rr. <br />W: \Long Range Projects \Southcenter Plan \Plan 2011 \13ook 2 \FINAL PC 300K26.12.12with markups.docx Page 36 6/21/2012 <br />Comment [LM3]: Moved to design manual <br />under creating a building base —side rear facades <br />I <br />