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HomeMy WebLinkAboutOrd 2580 - TMC Title 18 "Zoning Codes" - Residential Development and Design in Tukwila South Overlay ZoneCover page to Ordinance2580 The full text of the ordinance follows this cover page. Ordinance2580was amended or repealedby the following ordinances. AMENDEDREPEALED Section(s) AmendedAmended by Ord#Section(s) RepealedRepealed by Ord# 3, 52, 3, 4, 5, 6, 7, 82741 2661 4 2661, 2678 2625, 2627, 6 2661, 2678 7, 8 2627 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18, "ZONING CODE," TO ADOPT RESIDENTIAL DEVELOPMENT STANDARDS AND RESIDENTIAL DESIGN GUIDELINES FOR THE TUKWILA SOUTH OVERLAY ZONE WITH UNDERLYING ZONING OF LOW DENSITY RESIDENTIAL ON LAND THAT IMMEDIATELY ADJOINS LAND LOCATED IN THE CITY OF SEATAC TO THE EAST OF INTERSTATE 5; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan; and WHEREAS, the City also desires that its Zoning Code include development standards and design guidelines for residential uses in the Tukwila South area; and WHEREAS, the property owner, Segale Properties, LLC, intends to develop the property consistent with the Tukwila South Master Plan as adopted with the Development Agreement (Ordinance No. 2233); and WHEREAS, in 2009, when the City adopted Ordinance No. 2235, establishing the Tukwila South Overlay ("TSO") zone and standards, it was expressly contemplated that development standards regarding residential uses would be adopted in the future; and WHEREAS, Segale Properties, LLC, now requests the City set standards for residential uses in the Tukwila South Overlay (TSO) zone on land that immediately adjoins land in the City of SeaTac immediately east of Interstate 5 by amending Title 18, "Zoning Code," of the Tukwila Municipal Code, as there is interest to develop multi -family development that spans both the City of Tukwila and the City of SeaTac; and WHEREAS, the proposed amendments include adoption of development standards, landscaping standards and design guidelines for residential uses in the TSO zone; and W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 1 of 15 WHEREAS, on May 24, 2018, the Tukwila Planning Commission, following adequate public notice, held a public hearing to receive testimony concerning amending the Tukwila Municipal Code and at that meeting adopted a motion recommending the proposed changes; and WHEREAS, on June 4, 2018, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, on June 11, 2018, the City was informed by the Washington State Department of Commerce that it had met the Growth Management Act notice requirements under RCW 36.70A. 106, and WHEREAS, on June 25, 2018, the Tukwila City Council, following adequate public notice, held a public hearing to receive testimony concerning the recommendations of the Planning Commission; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Table 18-6 Amended. Note 14 of Table 18-6, "Land Uses by District," as codified in Tukwila Municipal Code (TMC) Title 18, is hereby amended to read as follows: 14. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO after a residential design manual with criteria for approval is adopted by ordinance. Section 2. TIVIC Chapter 18.14.030 Amended. Ordinance No. 2525 §3, as codified at TIVIC Section 18.14.030, "Recreation Space Requirements," is hereby amended to read as follows: 18.14.030 Recreation Space Requirements In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the provisions of TIVIC Section 18.14.030, subparagraphs 1 through 4. In the TSO zone with underlying LDR zoning on land that adjoins the City of SeaTac, recreation space shall meet the provisions of TIVIC Section 18.14.030, subparagraphs 2 through 4, in addition to the minimum required area as specified in TIVIC Section 18.41.090.A.1. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 2 of 15 Required Area. a. For each proposed dwelling unit in the multiple -family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered; up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural square feet of recreation space for each one deck area. 4. General Requirements. Review may grant a maximum credit of two square foot of outdoor pool and surrounding a. Multiple -family complexes (except senior citizen housing, detached zero - lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5- to 12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TIVIC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 3 of 15 c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 3. TIVIC Section 18.41.080(E) Amended. Ordinance No. 2235 §10 (part), as codified at TIVIC Section 18.41.080, "Design Review," subparagraph E, is hereby amended to read as follows: 18.41.080 Design Review E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable district standards in this title, and other applicable City regulations, Modifications to the development standards may be requested as part of design review per TIVIC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual or other Design Manual as stipulated by TIVIC Chapter 18.60. 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 4 of 15 Section 4. TIVIC Section 18.41.090(A) Amended. Ordinance No. 2235 §10 (part), as codified at TIVIC Section 18.41.090, "Basic Development Standards," subparagraph A, is hereby amended to read as follows: 18.41.090 Basic Development Standards A. Residential Uses: 1. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall conform to the following development standards: BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit (multi -family, except senior citizen housing)) 2,000 sq. ft. Average lot width (minimum 20 ft. street frontage width) 60 feet Setbacks, minimum: • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet • Front — 4th floor 45 feet • Second front - I st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet • Second front — 4th floor 22.5 feet • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet • Sides - 3rd floor 20 feet • Sides — 4th floor 30 feet • Rear - I st floor 10 feet • Rear - 2nd floor 20 feet • Rear - 3rd floor 20 feet • Rear — 4th floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 5 of 15 Recreation space 120 sq. ft. for a studio; 160 sq. ft. for a 1 bedroom; 200 sq. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TIVIC Section 18.14.030, subparagraphs 2, 3 and 4. Maximum building length 50 feet; 200 feet if modulated. See TIVIC Section 18.50.083 for modulation requirements. Off-street parking: • Residential 1 stall per studio unit. 1.5 stalls per 1-bedroom unit. 2 stalls per 2 units or more. • Other uses, including senior citizen See TIVIC Chapter 18.56, Off-street housing Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TIVIC Chapter 8.22, "Noise", and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21 C RCW, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 2. Standards for residential uses on lands not included in the scope of TIVIC Section 18.41.090 (A)(1) shall be developed at a later date. Section 5. TIVIC Section 18.50.083 Amended. Ordinance Nos. 2199 §16 and 1758 §1 (part), as codified at TIVIC Section 18.50.083, "Maximum Building Length", are hereby amended to read as follows: 18.50.083 Maximum Building Length In the MDR, HDR and TSO zone with underlying LDR zone on land that adjoins the City of SeaTac, the maximum building length shall be as follows: For all buildings except as described MDR ......................................... 50 ft. below: HDR .......................................... 50 ft. TSO with underlying LDR zone on land that adjoins the City of SeaTac .................... 50 ft. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 6 of 15 Maximum building length with bonus form dulating off -sets: • For structures with a maximum building MDR ......................................... 100 ft. height of 2 stories or 25 feet, whichever is HDR .......................................... 200 ft. less, and having horizontal modulation or TSO with underlying LDR a minimum vertical change in roof profile zone on land that adjoins of 4 feet at least every two units or 50 the City of SeaTac .................... 200 ft. feet, whichever is less • For structures with a building height MDR ......................................... 100 ft. over 2 stories or 25 feet, whichever is HDR .......................................... 200 ft. less, with a horizontal & vertical TSO with underlying LDR modulation of 4 feet or an 8 foot zone on land that adjoins modulation in either direction the City f SeaTac .................... 200 ft. • For townhouse structures with MDR ..... 80 ft. horizontal modulation or a minimum HDR .... 125 ft. vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less Maximum building length with bonus for modulating off -sets: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). Section 6. TIVIC Section 18.52.030 Amended. Ordinance Nos. 2523 §8, as currently codified at TIVIC Section 18.52.030, "Perimeter and Parking Lot Landscaping Requirements by Zone District;" and Ordinance Nos. 2442 §1, 2251 §61, 2235 §13, and 1872 §14 (part), as then codified at TIVIC Section 18.52.020, "Perimeter Landscaping Requirements by Zone District," are hereby amended to read as follows and codified as TIVIC Section 18.52.030: 18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District In the various zone districts of the City, landscaping in the front, rear and side yards and parking lots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TIVIC Chapter 18.28. TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone District ZONING FRONT LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE LANDSCANG FOR DISTRICTS YARD TYPE FOR FOR SIDE FOR REAR TYPE FOR PARKING LOTS (SECOND FRONTS YARD YARD SIDE/REAR (square feet) FRONT) linear feet (linear feet) LDR 152 Type 1 10 10 Type 20 per stall for non - (for uses other residential uses; 15 than residential) per stall if parking is placed behind building MDR 151 2, 11 Type 1 10 10 Type Same asLDR HDR 151 2,11 Type 1 10 10 Type I Same asLDR W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 7 of 15 ZONING DISTRICTS FRONT LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE LANDSCANG FOR YARD TYPE FOR FOR SIDE FOR REAR TYPE FOR PARKING LOTS (SECOND FRONTS YARD YARD SIDE/REAR (square feet) FRONT) (linear feet) (linear feet) MUO 15 (12.5)2 1t Type 1' 64 64, 11 Type 17 20 per stall adjacent to street; 15 per stall if parking is placed behind building O 15 (12.5)2 Type 17 64 64 Type 1' Same as MUO RCC 20 (10)2.3 Type 17 6" loll Type II Same as MUO NCC 104,11 Type I' 13 0" 04,11 Type II Same as MUO RC 10 Type 113 64 0" Type 118 Same as MUO RCM 10 Type 1 64 0" Type Ile Same as MUO C/LI 15 Type 16 65,12 05,12 Type 118 15 per stall; 10 per stall for parking placed behind building LI 152 Type 11 0' 12 04,12 Type 111 15 per stall; 10 per stall for parking placed behind building HI 152 Type 11 04,12 04,12 Type III 15 per stall MIC/L 108 Type 11 05,12 05,12 Type 111 10 per stall MIC/H 105 Type II 05,12 05,12 Type 111 10 per stall TUC — See TMC Chapter 18.28 TVs 152 3 Type II 04 04 Type III Same as C/LI TSO 152 9 Type I 010,010 Type III Same as C/LI for non- residential uses. Same as LDR for residential uses. Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 9. Only required along public streets. 10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 8 of 15 11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 12. To accommodate the types of uses found in the C/U, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TIVIC Section 18.52.100. D are met. 13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. Section 7. TIVIC Section 18.60.050 Amended. Ordinance Nos. 2368 §62, 2199 §20, 1986 §16 and 1758 §1 (part), as currently codified at TIVIC Section 18.60.050, "Design Review Criteria," subparagraph C, "Multi -Family, Hotel and Motel Design Review Criteria," and Ordinance No. 1865 §51, as then codified as subparagraph B, are hereby amended to read as follows: 18.60.050 Design Review Criteria C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any application for multi -family, hotel, motel, or non-residential development in a Low Density Residential zone, the following criteria shall be used by the BAR in its decision making, as well as the Multi -Family Design Manual or Townhouse Design Manual. Detached zero -lot -line type of developments shall be subject to the Townhouse Design Manual. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall also use the following criteria as well as the Multi -Family Design Manual. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 9 of 15 c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right -of- way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 10 of 15 e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. LANDSCAPE AND SITE TREATMENT a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 11 of 15 Section 8. TIVIC Section 18.60.050 Amended. Ordinance Nos. 2235 §17 and 1758 §1 (part), as codified at TIVIC Section 18.60.50, "Design Review Criteria," subparagraph F, "Tukwila South Design Criteria," are hereby amended to read as follows: 18.60.050 Design Review Criteria F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall use the criteria as stipulated under TIVIC Section 18.60.050(C). 1. SITE DESIGN. a. Site Design Concept and Site Relationships: (1) Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (2) Maintain visual and functional continuity between the development and adjacent properties where appropriate. b. Site Design for Safety. (1) Reduce the potential for conflicts between drivers and pedestrians. (2) Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (3) Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. (4) Avoid light trespass beyond the boundaries of the property lines. c. Siting and Screening of Parking Areas: (1) Organize site and building designs to deemphasize vehicular circulation and parking. (2) Use building placement, walls, berms, and/or landscaping to create a distinct street edge. d. Siting and Screening of Service Areas and Mechanical Equipment., (1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. (2) Ensure that larger pieces of mechanical equipment are visually unobtrusive. (3) Locate and/or screen roof -mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 12 of 15 e. Natural Features: (1) Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate. (2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. f. Pedestrian and Vehicular Circulation: (1) Provide an efficient and comprehensive internal circulation system, including motorized and non -motorized access points, parking, loading, and emergency accessways. (2) Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. g. Pedestrian Environment: (1) Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. (2) Ensure that pedestrian amenities are durable and easy to maintain. (3) Select site furnishings that complement the building and landscape design of the development. h. Gateways: (1) Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. (2) Provide special treatment at designated gateway locations. 2. BUILDING DESIGN. a. Architectural Concept: (1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (3) Provide distinctive building corners at street intersections through the use of architectural elements and detailing and pedestrian -oriented features where possible. (4) Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 13 of 15 b. Building Elements and Architectural Details: (1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (2) Buildings and site design should provide an inviting entry orientation. (3) Colors used on building exteriors should integrate a building's various design elements or features. 3. LANDSCAPE AND PLANTING DESIGN. a. Landscape Design: (1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. (2) Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. b. Planting Design: (1) Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design. (2) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 4. SIGNAGE DESIGN. a. Provide signage that is consistent with the site's architectural theme. b. Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. c. Provide signage that is oriented to both pedestrians and motorists in design and placement. d. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. Section 9. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 14 of 15 Section 10. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 11. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of 2018. ATTEST/AUTHENTICATED: Christy O'FlaheWy, MMC, City Clerle All`erg, M—ay6r Rachel B. Turpin, City Attorney Filed with the City Clerk: 6, - (� 't- Passed by the City Council: 9 -A - Published: D' - 6 -- I T, Effective Date: I )--I Ordinance Number:- :� -6 i ('-F W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 15 of 15 City of Tukwila Public Notice of Ordinance Adoption for Ordinances 2579-2581. On July 2, 2018 the City Council of the City of Tukwila, Washington, adopted the following ordinances, the main points of which are summarized by title as follows: Ordinance 2579: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RENEWING A SIX-MONTH MORATORIUM WITHIN THE TUKWILA INTERNATIONAL BOULEVARD STUDY AREA IN THE CITY OF TUKWILA ON THE DEVELOPMENT OF CERTAIN USES SUCH AS HOTELS, MOTELS, EXTENDED -STAY FACILITIES, OR AUTO -ORIENTED USES; SETTING A DATE FOR A PUBLIC HEARING ON THE MORATORIUM RENEWAL; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. Ordinance 2580: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18, "ZONING CODE," TO ADOPT RESIDENTIAL DEVELOPMENT STANDARDS AND RESIDENTIAL DESIGN GUIDELINES FOR THE TUKWILA SOUTH OVERLAY ZONE WITH UNDERLYING ZONING OF LOW DENSITY RESIDENTIAL ON LAND THAT IMMEDIATELY ADJOINS LAND LOCATED IN THE CITY OF SEATAC TO THE EAST OF INTERSTATE 5; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. Ordinance 2581: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AND TABLE 18-6, "LAND USES ALLOWED BY DISTRICT," AS CODIFIED IN TITLE 18, "ZONING," OF THE TUKWILA MUNICIPAL CODE, AND ADDING NEW SECTIONS TO TITLE 18, PERTAINING TO ACCESSORY DWELLING UNIT REGULATIONS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: July 6, 2018