Planning 2012-05-24 Minutes - Work Session - Development Agreement Procedures / Book 2 of Draft Southcenter Plan

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PC Worksession Minutes May 24, 2012 Topic: Review Revised Book 2 of the Draft Southcenter Plan Lynn Miranda, Senior Planner, Department of Community Development, provided some background on the revised Plan. She gave a recap on Book 1, and the three basic parts. Books 1, 2, and 3 have been reorganized. Book 1 the long range vision, and Book 3 the recommended City implementation actions have been combined into one, which is now called the Southcenter Sub -area Plan Background Report. Book 2 the Development Regulations has been changed and is called the Draft TMC Chapter 18.28, which will replace the existing Tukwila Urban Center Zoning chapter. The Architectural Guidelines that were formally part of Book 2 will be separated out, and called the Southcenter Architectural Design Manual, which will only have guidelines and recommendations for building structures. Staff said that ninety percent of the codes for the TUC will reside in one chapter now. The previous draft code was more of a traditional form based code that was very prescriptive. In response, the stakeholders and the City Council expressed an interest in providing more incentives for change and a lot more flexibility in how the regulations are applied to new development. This new draft code reflects that direction. Staff has met intensively with key stakeholders (Westfield Mall, Target Representatives, and Sears Representatives) to develop the type of regulatory language that will help city staff, and the stakeholders. The current revisions to date have been reviewed and accepted by the key stakeholders. Staff has prepared a matrix of the stakeholder's comments, staff's responses, and shows how the plan has changed or how comments were addressed. This document is available for review on the City's website. CHANGE: Design Review Process: Because the following areas are more pedestrian oriented a lot of changes were made on how Design Review will occur in the Regional Center, the TOD, the Pond, and the Commercial Corridor Districts. REVISIONS: Projects that will be reviewed by the BAR type 4 decisions: New non residential structures that are greater than 25,000 sq. ft. in size New residential containing greater than 20 dwelling units, including mixed used residential Exterior expansions greater than 25,000 sq. ft. During design review, the new standards and guidelines in Chapter 18.28 (Book 2) will be used, and the Southcenter Architectural Design Manual, which will provide more guidance. The Work Place District was separated out, the current design regulations will have minimum changes New residential, including mixed use greater than 20 dwellings in the work place district will be evaluated by the BAR- using the new Southcenter Architectural Design Manual, as well as the new zoning code. New construction or new exterior expansions greater than 25,000 sq. ft. will use the new zoning code standards and guidelines, with the existing design criteria currently in the code (TMC 18.60.050). What's new in the Draft 18.28? Street scape standards, site design, and building modulation, and transparency requirements. Regulations are organized by district and corridor, and there are also regulations that apply to all properties that are not district or corridor based. Page 2 of 3