HomeMy WebLinkAboutReg 2009-06-01 Item 6D.3 - Ordinance - Amend TMC Title 18 Zoning Code for Tukwila South Overlay District Addition
COUNCIL AGENDA SYNOPSIS
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C\S NU!\ml':R: Oq- o(o?\ IORIGINJ\LAGENDf\DATE: MAY 26,2009
ACEND.\ 1'1'1':\[ TITLE An ordinance amending Tukwila Municipal Code, Title 18, "Zoning Code" to reflect
the addition of a new Tukwila South Overlay District.
C\TI':CORY ~ DiJtII.rJioll o lHotion o ReJOlution ~ Ordinallte o Bid Award ~ Pub!it Hearing o Other
Mtg Date 5/26/09 Mtg Date Mtg Date iHtg Date 06/01/09 Aftg Date !\J1g Date OS/26/09 Altg Date
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51'( )NSC )R'S Adoption of the amendments to the Zoning Code section of Title 18 of the TMC will provide
Sll'\L\L\RY improved means of land division and apply citywide. The Planning Commission held a
public hearing on September 29, 2005 and reviewed the proposal and voted unanimously
on a recommendation of approval to City Council at its September 29,2005 meeting.
Public hearing on this issue has been scheduled for May 26, 2009.
RI.:VJI':\,\/I':D lW ~ COW Mtg. o CA&P Cmte o F&S Cmte o Transportation Cmte
o Utilities Cmte o Arts Comm. o Parks Comm. o Planning Comm.
DATE: OS/26/09
RECOMMENDATIONS:
SPONSOR/ADMIN. Mayor's Office recommends approval.
COi\fWTfEE
COST IMPACT I FUND SOURCE
EXI'J':NDJTURI': REC,2UIRED AMOUNT BUDGETED ApPROPRIATION REQUIRED
$ $ $
Fund Source:
Comments:
MTG.DATE RECORD OF COUNCIL ACTION
OS/26/09 Tn Ofi/Ol109 Reoular Meeting
MTG. DATE ATTACHMENTS
OS/26/09 Informational Memorandum dated OS/26/09, STAFF REPORT L-05-29A
Draft Ordinance with Exhibit.
06/01/09 Same as above, with ordinance in strike-through/underline format
ITEM INFORMATION
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
TO:
Mayor Haggerton
City Council
FROM:
Lisa Verner, Mayor's Office
DATE:
May 26, 2009
SUBJECT:
Tukwila South Project: 1) Tukwila South Master Plan, 2) amendments to
Title 18 (Zoning Code), 3) amendments to Title 17 (Binding Site Plan), and
4) amendment to Shoreline Master Plan map
ISSUE
Four actions went before the Planning Commission for review and are now before the City
Council for action. These are related to the Tukwila South Project: 1) Tukwila South Master
Plan (file L05-041), 2) amendments to Title 18, TMC (Zoning Code) (file L05-029A), 3)
amendments to Title 17, TMC (Binding Site Plan) (file L05-029B), and 4) amendment to
Shoreline Master Plan map (L05-030)
BACKGROUND
Staff reports for each of these actions have been prepared and are attached to this
Informational Memorandum. The Planning Commission held four public hearings on
September 29, 2005, reviewed all four proposals and voted unanimously to recommend
approval to City Council.
DISCUSSION
Public hearings on all four issues have been scheduled for May 26, 2009. Deliberations on
these issues, as well as on the Tukwila South Project Development Agreement, have also been
scheduled for the May 26,2009 Committee of the Whole meeting.
RECOMMENDATION
The Council is being asked to conduct deliberations on these issues after the public hearings at
the May 26,2009 Committee of the Whole meeting and forward subsequent to the
June 1, 2009 Regular meeting for action.
ATTACHMENTS
Staff Report Regarding Tukwila South Master Plan (file L05-041).
Staff Report Regarding Zoning Code Amendments (file L05-029A).
Staff Report Regarding Amendments to the Subdivision (file L05-029B).
Staff Report Regarding Shoreline Master Plan Map Amendment (L05-030).
Ordinance adopting Tukwila South Master Plan.
Ordinance adopting amendments to Title 18, TMC (Zoning Code).
Ordinance adopting amendments to Title 17, TMC (Binding Site Plan).
Ordinance adopting Shoreline Master Plan map amendment.
STAFF REPORT
TO THE
CITY COUNCIL
REGARDING ZONING CODE AMEl\T))MENTS
PUBLIC HEARING:
May 26, 2009
NOTIFICATION:
Notice of the public hearing was published in the newspaper on
May 11,2009. The Notice was mailed to property owners and
occupants within 500 feet of the Tukwila South Project boundaries
on May 7, 2009. It was posted at two locations on the TUDvila
South property.
FILE NUMBER:
L05-029A
APPLICANT:
Segale Properties (aka La Pianta, LLC)
REQUEST:
Amend City of TUDvila's Zoning Code (Title 18, TMC), including
adoption of a new Tukwila South Overlay District (proposed TMC
18.41 )
LOCATION:
City-wide
SEPA DETERMINATION: Tukwila South Project Draft Environmental Impact Statement
(DEIS) was issued AprilS, 2005. The Final EIS was issued on
July 7, 2005. An Addendum to the Final EIS was issued on
September 23,2005
STAFF:
Lisa Verner
ATTACHMENTS:
Zoning Code Amendments
Design Guidelines
Map of property ovvned or leased by La Pianta LLC
Staff RepOli to Council - Zoning Code Changes
Page 2
FINDINGS
Description of Request
The applicant requests amendments to Title 18, TMC to implement the proposed Tukwila South
Master Plan required by the Comprehensive Plan. The proposed amendments create a new
district called Tukwila South Overlay (TSO) in Chapter 18.41. They also propose changes in
defInitions, administrative design review, setbacks, uses, and administration and enforcement. A
Tukwila South Design Manual (design guidelines) is also proposed to guide commercial
development in the TSO. In general, the amendments are to implement the new TSO district and
integrate it with the existing code.
The proposed amendments will be discussed in sections as follows:
1. DefInitions
2. Tukwila South Overlay
3. Other Zoning Code changes
4. Tukwila South Design Manual
Background and Site Information
The applicant is proposing the amendments in conjunction with it's proposal for the Tubvila
South Project, a mixed-use, master planned development of between 10.3 and 14 million square
feet in a large-scale, campus settLllg on approximately 500 contiguous acres. The Tukwila South
Project is generally located south of S 180th Street, west ofthe Green River, north of S 204th
Street, and east of Orillia Road S/I-5. The Tukwila South Project proposal is described in detail
in the Tukwila South Draft and Final EIS.
Application of the proposed Tukwila South Overlay (TSO) to specifIc properties will be decided
by the City Council per Chapter 18.84 of the Zoning Code. The other proposed changes would
apply citywide. The TSO will be applied to the entire area covered by the Tukwila South Master
Plan.
A copy ofthe Tukwila South Master Plan is included with this notebook. The Master Plan, TSO,
and Design Manual are connected and present policies, requirements and guidelines for the
Tukwila South Project area.
A map of property owned or leased by the applicant is included with this report. There are
several properties not owned by the applicant that are included in the area to which the TSO
designation may ultimately be applied by the City Council. These properties are owned by Gaco
Western, a paint coating business; Mitchell Moving & Storage; and the Tukwila Historical
Staff Report to Council - Zoning Code Changes
Page 3
Proposed Amendments
Generally, the proposed amendments came from the applicant. Staff reviewed them and agreed
with most, but organized them differently to be better integrated with the existing Zoning Code.
In some cases, staff did not incorporate applicant proposed changes into its recommendations.
Overall, staff found the applicant's proposals to be appropriate and consistent with the Tukwila
Comprehensive Land Use Plan.
1. Definitions
Changes are made to add defInitions for uses which are contemplated by the applicant as
possibly being located in the Tukwila South Project. Some existing defInitions are
amended to update them. These can be found in the revisions to Chapter 18.06, TMC.
New uses such as "Continuing Care Retirement Community" and "Research and
Development Facility" are added. Most of the uses contemplated by applicant are
already found in the Zoning Code and no changes were needed.
The terms "Design Criteria" and "Design Guidelines" are amended to address design
review issues and to include the DCD Director as a decision-maker.
2. Tukwila South Overlay District
A new district is proposed as an overlay to implement the Tukwila South Master Plan
called for in the City's Comprehensive Plan. It would be in addition to, and overlay, the
existing zoning on applicant's property. The TSO requirements supercede the provisions
ofthe underlying zoning districts. The text can be found in the new Chapter 18.41,
TMC.
Permitted uses are identifIed and generally include commercial, retail, light industrial,
business park, office, and residential. Accessory uses are defmed, as are conditional uses
and unclassifIed uses.
Design review is required for all development, with a limited number of exemptions.
SpecifIc criteria are identifIed for the design review, including "substantial conformance
with the criteria contained in the Tukwila South Design Manual." Design review is
proposed to be administrative and the DCD Director is the decision-maker, with appeals
going to the Board of Architectural Review (Type 2 process).
Basic development standards are included for non-residential uses. Standards for
residential uses are to be completed at a future date (applicant has not proposed standards
at this point). Performance standards can be modifIed in individual cases if the stated
criteria are met.
Staff Report to Council - Zoning Code Changes
Page 4
3. Other Zoning Code Changes
Other sections of Title 18, TMC have proposed amendments to integrate the new TSO
into the rest of the Zoning Code and to update the Code based on the ideas from the
applicant's proposals. The text can be found in the revisions to Title 18, TMC.
Chapter 18.36 - MIC/L: "Research and development facilities" is added as a new use.
Chapter 18.38 - MICIH: "Research and development facilities" is added as a new use.
Chapter 18.40 - TVS: "Research and development facilities" is added as a new use.
Section 18.40.075 is deleted as it will be met through Council adoption of the
Tukwila South Master Plan and these amendments.
Chapter 18.52 - Landscape, etc: Setbacks for the TSO are added.
Chapter 18.60 - Board of Architectural Review: The title is changed to "Design
Review." SpecifIc design review criteria for TSO are added for site design,
building design, landscape and signage. The design review approval process is
amended to include the DCD Director as the decision-maker for administrative
design review.
Chapter 18.104 - ClarifIcations are made to the charts for Type 1 and Type 2 decisions.
NOTE: The following chapters of the Zoning Code have one change in a reference to
TMC 18.60 and changes "Board of Architectural Review" to "Design Review" in
keeping with the new name of this chapter.
18.10 LDR Low Density Residential
18.12 MDR Medium Density Residential
18.14 HDR High Density Residential
18.16 MUO Mixed Use Office
18.18 0 Office
18.20 RCC Residential Commercial Center
18.22 NCC Neighborhood Commercial Center
18.24 RC Regional Commercial
18.26 RCM Regional Commercial Mixed Use
18.28 TUC Tukwila Urban Center
18.42 Public Recreation Overlay
4. Tukwila South Design Manual
The Tukwila South Design Manual is applied to developments that are subject to the
Design Review process pursuant to Chapter 18.41, TMC (the new TSO). These are Type
2 decisions with the DCD Director as decision-maker. The Tukwila South Design
Manual can be found in this notebook (printed on blue paper).
The Design Manual is organized into four major sections: site design, building design,
landscape design, and signage. Within each section, a supporting design topic is
identifIed (for example, under Site Design, a design topic might be "pedestrian
Staff Report to Council - Zoning Code Changes
Page 5
environment"); within each supporting design topic are 1) an intent statement, 2) design
criteria, and 3) design guidelines.
The Design Manual gives further explanation and guidance to an applicant beyond the
criteria listed in the new TSO and must be addressed by an applicant for site plan review
approval (see 18.41.070.D.9, TMC).
Staff supports Administrative Design Review for larger projects such as the Tukwila
South Proj ect because of the detailed criteria and design manual.
Review Process
Amendments to Title 18, TMC (development regulations/Zoning Code) are legislative decisions,
reviewed by the Planning Commission, which makes a recommendation to the City Council after
holding a public hearing and deliberations. The Planning Commission held a public hearing and
took testimony on the proposed amendments, temporary worker housing, and warehouse uses as
conditional uses; considered the staff recommendation; deliberated; and made a recommendation
to the City Council on September 29,2005. Now the City Council will hold a public hearing,
and make a decision to approve, approve with modifIcations, or deny the amendments.
CONCLUSIONS
The proposed amendments to Title 18, TMC, including the new Chapter 18.41 Tukwila South
Overlay, provide a framework for review and approval of development within the Tukwila South
Master Plan area. The approval criteria and design manual provide specifIc and clear direction to
decision-makers. The changes to defmitions and other sections of the Zoning Code integrate the
TSO within the existing structure ofthe city's development regulations. The proposed
amendments are consistent with and will implement the policies of the Tukwila Comprehensive
Land Use Plan.
STAFF RECOMMENDATION TO PLANNING COMMISSION
That the Planning Commission recommend approval of the staff-proposed amendments to Title
18, TMC, including the Tukwila South Design Manual, to the City Council.
PLAL~G COMMISSION RECOMMENDATION TO CITY COUNCIL
That the City Council approve the amendments to Title 18, TMC, (Zoning Code) including the
Tubvila South Design Manual, with the staff-proposed changes and the following additional
amendments:
. Add "RCC" to TMC 18.41.020.2.a(1), Permitted Uses
. Add "bio-tech/life sciences" in TMC 18.41.010, second paragraph,
. Amend TMC 18.60.050.F.Building Design.B.l and 2 to delete "(TIB)" and "(Redmond)"
from the end of each line item
Staff Report to Council- Zoning Code Changes
Page 6
. Amend TMC 18.41.020, Permitted Uses, to add "warehouse" as a nevv use
. Amend TMC 18.41.040.B, Conditional Uses, to add more conditional uses
. Add a new section TMC 18.41.060, Temporary Uses, to allow temporary worker housing
ADMINISTRATION RECOMMEl\T))ATION TO CITY COUNCIL
Administration has reviewed the amendments proposed by the Plalli'1ing Commission and
discussed these with Tukwila South representatives through negotiations on the Development
Agreement. The Administration is fIrmly opposed to additional warehouse uses (beyond
existing uses) and to temporary worker housing. Both of these uses have been withdrawn by the
applicant.
The Administration supports the following changes recommended by the Planning Commission:
1. Add "bio-tech/life sciences" in TMC 18.41.010, second paragraph.
2. Add "RCC" to TMC 18.41.020.2.a(1), Permitted Uses.
LAmend TMC 18.60.050.F.Building Design.B.l, .2 and .3 to delete "(TIB)" and
"(Redmond)" from the end of each line item.
These changes have been incorporated in the amendments to Chapter 18, TMC that are included
in this notebook.
Administration recommends City Council approve the new Tukwila South Overlay District
and other amendments to TitlcSection 18, TiVIC. including the Tukwila South Design
:Manual, as included in this notebook.
D~il~T
. i!I....r-"'~ >l
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWIL~
WASHINGTON, AMENDING TUKWILA MUNICIPAL CODE TITLE
18, "ZONING CODE," TO REFLECT THE ADDITION OF A
NEW "TUKWILA SOUTH OVERLAY" DISTRICT; ADOPTING THE
TUKvVILA SOUTH DESIGN MANUAL; REPEALING ORDINANCE NO.
175881 (PART); PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South
Master Plan as required by the City's Comprehensive Land Use Plan; and
WHEREAS, the City also desires that its Zoning Code include development
regulations for the Tukwila South area through creation of a new district called the
Tukwila South Overlay ("1'50"); and
vVHEREAS, the proposed amendments include changes in definitions,
administrative design review, setbacks, uses, and administration and enforcement; and
vVHEREAS, the City also desires to adopt a Tukwila South Design Manual to
provide design guidelines for commercial development in the TSO; and
WHEREAS, the proposed a.rnendments to the Zoning Code will implement the
new 1'50 district and integrate regulations for that district with the existing code; and
WHEREAS, on May 26, 2009, an open record public hearing was held on the
Zoning Code amendments, the new Tukwila South Overlay district, and adoption of
the Tukwila South Design Manual;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Definition Added. A new definition is hereby added to TMC Chapter
18.06 to read as follows:
Continuing Care Retirement Community
"Continuing care retirement community" means housing planned and operated to
provide a continuum of accommodations and services for seniors including, but not
limited to, at least two of the following housing types: independent living, congregate
housing, assisted living, and skilled nursing care.
Section 2. Definition Added. A new definition is hereby added to TMC Chapter
18.06 to read as follows:
Research and Development Facility
"Research and development facility" means a use in which research and
experiments leading to the development of new products or tedmology are conducted.
This definition includes, but is not limited to, facilities engaged in all aspects of bio-
medical research and development. This use may be associated with, or accessory to,
institutional and commercial uses such as business or administrative offices and
medical facilities.
Section 3. Ordinance Amended. Ordinance No. 1865 81, as codified at TMC
18.06.203, is hereby amended to read as follows:
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18.06.203 Design Criteria
"Design criteria" explains mandatory design requirements for development
proposals subject to design review. They are the decision criteria by which the Board of
Architectural Review or DCD Director decides whether to approve, condition or deny a
project.
Section 4. Ordinance Amended. Ordinance No. 1865 92, as codified at TMC
18.06.204, is hereby amended to read as follows:
18.06.204 Design Guidelines
"Design guidelines" consist of advisory or recommended descriptions and
illustrations that augment each design criteria, and provide guidance to the project
applicant developing the project, to City staff in reviewing a project proposal, and to the
Board of Architectural Review or DCD Director in determining whether the project
meets the design criteria.
Section 5. Ordinance Amended. Ordinance No. 1758 81 (part), as codified at TMC
18.08.010, is hereby amended to read as follows:
18.08.010 Use Districts
In order to classify, segregate and regulate the uses of land, buildings, and
structures, the City is divided into the following use districts:
LDR Low Density Residential
MDR Medium Density Residential
HDR High Density Residential
MUO Mixed Use Office
o Office
RCC Residential Commercial Center
NCC Neighborhood Commercial Center
RC Regional Commercial
RCM Regional Cormnercial Mixed-use
TUC Tukwila Urban Center
C/LI Commercial/Light Industrial
LI Light Industrial
HI Heavy Industrial
MIC/L Manufacturing Industrial Center/Light
MIC/H Manufacturing Industrial Center/Hea'vy
TSO Tukwila South Overlay
TVS Tukwila Valley South
PRO Public Recreation Overlay
SOD Shoreline Overlay
SAOD Sensitive Areas Overlay
Section 6. Ordinance Amended. Ordinance Nos. 2021 98, 1997, 1986 913,197499,
195482,1814132,1774133, and 1758 131 (part), as codified at TMC 18.36.020, are hereby
amended to read as follows:
18.36.020 Permitted Uses
The following uses are permitted outright within the Manufacturing Industrial
Center/Light Industrial district, subject to compliance with all other applicable
requirements of the Tukwila Municipal Code.
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCe, RC,
RCM or TUC zone districts or any other residentially-zoned property;
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(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to elementary,
junior or senior high schools, or any facility owned or operated by such schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail, or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC 18.36.020.1.a. shall be measured by
following a straight line from the nearest point of the property parcel upon which the
proposed use is to be located, to the nearest point of the parcel of property or land use
district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line betw'een the nearest points of
public entry into each establishment.
2. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building);
3. Beauty or barber shops;
4. Bicycle repair shops;
5. Brew pubs;
6. Bus stations;
7. Commercial laundries;
8. Contractor storage yards;
9. Day care centers;
10. Hea,,)' equipment repair and salvage;
11. Hotels;
12. Industries involved with etching, film processing, lithography, printing, and
publishing;
13. Internet datal telecommunication centers;
14. Laundries:
a. self-serve;
b. dry cleaning;
c. tailor, dyeing;
15. Libraries, museums or art galleries (public);
16. Manufacturing, processing and/ or assembling of electrical or mechanical
equipment, vehicles and machines including, but not limited to, heavy and light
machinery, tools, airplanes, boats or other transportation vehicles and equipment;
17. Manufacturing, processing and/ or assembling previously prepared metals
including, but not limited to, stamping, dyeing, shearing or punching of metal,
engraving, galvanizing and hand-forging;
18. Manufacturing, processing and/ or packaging of food, including but not
limited to, baked goods, beverages (including fermenti..'lg and distilling), candy, canned
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or preserved foods, dairy products and byproducts, frozen foods, instant foods and
meats (provided that no slaughtering is permitted);
19. Manufacturing, processing and/or packaging pharmaceuticals and related
products, such as cosmetics and drugs;
20. Manufacturing, processing, and/ or packaging previously prepared materials
including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood;
21. Manufacturing, processing, assembling, packaging and/ or repairing electronic,
mechanical or precision instruments such as medical and dental equipment,
photographic goods, measurement and control devices, and recording equipment;
22. Motels;
23. Offices including, but not limited, to software development and siIrilar uses,
financial services, schools and studios for education or self-improvement less than
20,000 square feet;
24. Outpatient, inpatient, and emergency medical and dental;
25. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation;
26. Railroad tracks, (including lead, spur, loading or storage);
27. Recreation facilities (commercial- indoor) - athletic or health clubs;
28. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini-vans, recreational vehicles, cargo vans and
certain trucks);
29. Rental of commercial trucks and fleet rentals requiring a commercial driver's
license;
30. Research and development facilities;
31. Restaurants, including:
a. drive-through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant;
32. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements
chapter of this title;
33. Salvage and wrecking operations that are entirely enclosed within a building;
34. Self-storage facilities;
35. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front
yard setback of 25 feet, and to a height of 50 feet v.nth a front yard setback of 100 feet;
security required;
36. Storage (outdoor) of materials allowed to be manufactured or handled within
facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title;
37. Taverns, nightclubs;
38. Telephone exchanges;
39. Tow truck operations, subject to all additional State and local regulations;
40. Truck terminals;
41. Warehouse storage and/ or wholesale distribution facilities;
42. Other uses not specifically listed in this title, which the Director determines to
be:
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a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 7. Ordinance Amended. Ordinance Nos. 2021 S9, 1986 S14, 1974 S10, 1971
S16, 1814 S2, 1774 S4, and 1758 Sl (part), as codified at TMC 18.38.020, are hereby
amended to read as follows:
18.38.020 Permitted Uses
The following uses are permitted outright within the Manufacturing Industrial
Center - Heavy Industrial district, subject to compliance 1,,,ith all other applicable
requirements of the Tukwila Municipal Code.
1. Adult entertairunent establishments are permitted, subject to the following
location restrictions:
a. No adult entertairunent establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC,
RCM or ruc zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to elementary,
junior or senior high schools, or any facility owned or operated by such schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail, or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC 18.38.020.1.a. shall be measured by
following a straight line from the nearest point of the property parcel upon which the
proposed use is to be located, to the nearest point of the parcel of property or land use
district boundary line from which the proposed land use is to be separated.
c. No adult entertairunent establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line behveen the nearest points of
public entry into each establishment.
2. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
3. Beauty or barber shops.
4. Bicycle repair shops.
5. Brew pubs.
6. Bus stations.
7. Computer softw-are development and similar uses.
8. Contractor storage yards.
9. Day care centers.
10. Financial:
a. banking;
b. mortgage;
c. other services.
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11. Heavy equipment repair and salvage.
12. Heavy metal processes such as smelting, blast furnaces, drop forging, or drop
harrunering.
13. Hotels.
14. Industries involved with etching, film processing, lithography, printing, and
publishing.
15. Internet datal telecommunication centers.
16. Laundries:
a. self-serve;
b. dry cleaning;
c. tailor, dyeing.
17. Libraries, museums or art galleries (public).
18. Manufacturing, processing and/ or assembling chemicals, light metals, plastics,
solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural
products or animal products (no rendering or slaughtering).
19. Manufacturing, processing and/or assembling of previously manufactured
metals, such as iron and steel fabrication; steel production by electric arc melting, argon
oxygen refining, and consumable electrode melting; and similar heavy industrial uses.
20. Manufacturing, processing and/ or assembling previously prepared metals
including, but not limited to, stamping, dyeing, shearing or punching of metal,
engraving, galvanizing and hand-forging.
21. Manufacturing, processing and/ or assembling of electrical or mechanical
equipment, vehicles and machines including, but not limited to, heavy and light
machinery, tools, airplanes, boats or other transportation vehicles and equipment.
22. Manufacturing, processing and/ or packaging of food, including but not
limited to, baked goods, beverages (including fermenting and distilling), candy, canned
or preserved foods, dairy products and byproducts, frozen foods, instant foods and
meats (provided that no slaughtering is permitted).
23. Manufacturing, processing and/ or packaging pharmaceuticals and related
products, such as cosmetics and drugs.
24. Manufacturing, processing, and/ or packaging previously prepared materials
including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood.
25. Manufacturing, processing, assembling, packaging and/ or repairing electronic,
mechanical or precision instruments such as medical and dental equipment,
photographic goods, measurement and control devices, and recording equipment.
26. Motels.
27. Offices; must be associated with another permitted uses (e.g., administrative
offices for a manufacturing company present within the MIe).
28. Outpatient, inpatient, and emergency medical and dental.
29. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
30. Railroad tracks (including lead, spur, loading or storage).
31. Recreation facilities (commercial - indoor), athletic or health clubs.
32. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini-vans, recreational vehicles, cargo vans and
certain trucks).
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33. Rental of commercial trucks and fleet rentals requiring a commercial driver's
license.
34. Research and development facilities.
35. Restaurants, including:
a. drive-through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
36. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work, and the assembly of products from the above materials.
37. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements
chapter of this title.
38. Salvage and wrecking operations.
39. Schools and studios for education or self-improvement.
40 . Self-storage facilities.
41. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front
yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet;
security required.
42. Storage (outdoor) of materials allowed to be manufactured or handled within
facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title.
43. Taverns, nightclubs.
44. Telephone exchanges.
45. Tow truck operations, subject to all additional State and local regulations.
46. Truck terminals.
47. Warehouse storage and/ or wholesale distribution facilities.
48. Other uses not specifically listed in this title, which the Director determines to
be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
Section 8. Ordinance Amended. Ordinance Nos. 2097 317, 2021310,1986315,1974
311, 1971 317, 1830 325, 1814 32, 17"74 35, and 1758 31 (part), as codified at TMC
18.40.020, are hereby amended to read as follows:
18.40.020 Permitted Uses
The following uses are permitted outright within the Tukv,rila Valley South district,
subject to compliance with all other applicable requirements of the Tukwila Municipal
Code.
1. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located V\rithin or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, lvfUO, 0, NCC, RC,
RCM or TUC zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
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(a) Public or private school with curricula equivalent to elementary,
junior or senior high schools, or any facility owned or operated by such schools, and
(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail, or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC 18.40.020.1.a. shall be measured by
following a straight line from the nearest point of the property parcel upon which the
proposed use is to be located, to the nearest point of the parcel of property or land use
district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line between the nearest points of
public entry into each establishment
2. Animal veterinary, including associated temporary indoor boarding; access to
an arterial required.
3. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer
or used car sales lots. No dismantling of cars or travel trailers or sale of used parts
allowed.
4. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
5. Beauty or barber shops.
6. Bicycle repair shops.
7. Billiard or pool rooms.
8. Brew pubs.
9. Bus stations.
10. Cabinet shops or carpenters shops employing less than five people.
11. Commercial laundries.
12. Commercial parking subject to TMC Chapter 18.56, "Off-Street Parking and
Loading Regulations."
13. Computer software development and similar uses.
14. Contractor storage yards.
15. Convalescent and nursing homes for not more than twelve patients.
16. Convention facilities.
17. Day care centers.
18. Dwelling - One detached single-family unit per existing lot (includes factory
built or modular home that meets DEC).
19. Farming and farm-related activities.
20. Financial:
a. banking;
b. mortgage;
c. other services.
21. Fix-it, radio or television repair shops! rental shops.
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22. Fraternal organizations.
23. Frozen food lockers for individual or family use.
24. Greenhouses or nurseries (commercial).
25. Heavy equipment repair and salvage.
26. Hotels.
27. Industries involved with etching, film processing, lithography, printing, and
publishing.
28. Internet datal telecommunication centers.
29. Laundries:
a. self-serve;
b. dry cleaning;
c. tailor, dyeing.
30. Libraries, museums or art galleries (public).
31. Manufacturing, processing. and/or packaging of food, including but not
limited to, baked goods, beverages (including fermenting and distilling), candy, canned
or preserved foods, dairy products and byproducts, frozen foods, instant foods and
meats (provided that no slaughtering is permitted).
32. Manufacturing, processing and/ or packaging pharmaceuticals and related
products, such as cosmetics and drugs.
33. Manufacturing, processing, and/or packaging previously prepared materials
including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood.
34. Manufacturing, processing, assembling, packaging and/ or repairing electronic,
mechanical or precision instruments such as medical and dental equipment,
photographic goods, measurement and control devices, and recording equipment.
35. Medical and dental laboratories.
36. Mortician and funeral homes.
37. Motels.
38. Offices, including:
a. medical;
b. dental;
c. government; excluding fire and police stations;
d. professional;
e. administrative;
f. business, such as travel, real estate;
g. commercial.
39. Outpatient, inpatient, and emergency medical and dental.
40. Pawnbrokers.
41. Planned shopping center (mall).
42. Plumbing shops (no tin work or outside storage).
43. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
44. Railroad tracks (including lead, spur, loading or storage).
45. Recreation facilities (commercial- indoor), athletic or health clubs.
46. Recreation facilities (commercial - indoor), including bowling alleys, skating
rinks, shooting ranges.
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47. Rental of vehicles not requrrmg a commercial driver's license (including
automobiles, sport utility vehicles, mini-vans, recreational vehicles, cargo vans and
certain trucks).
48. Rental of commercial trucks and fleet rentals requiring a commercial driver's
license.
49. Research and development facilities.
50. Restaurants, including:
a. drive-through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
51. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets,
jewelry, gifts, recreation equipment and sporting goods, and similar items.
52. Retail sales of furniture, appliances, automobile parts and accessories, liquor,
lumber/building materials, lav>'Il and garden supplies, farm supplies.
53. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the L<mdscape, Recreation, Recycling/Solid Waste Space Requirements
chapter of this title.
54. Salvage and wrecking operations that are entirely enclosed vvithin a building.
55. Schools and studios for education or self-improvement.
56. Self-storage facilities.
57. Storage (outdoor) of materials allowed to be manufactured or handled within
facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title.
58. Studios - art, photography, music, voice and dance.
59. Taverns, nightclubs.
60. Telephone exchanges.
61. Theaters, excluding "adult entertainment establislunents," as defined by this
code.
62. Tow truck operations, subject to all additional State and local regulations.
63. Truck terminals.
64. Warehouse storage and/ or wholesale distribution facilities.
65. Other uses not specifically listed in this title, which the Director determines to
be:
a. similar in nature to and compatible "With other uses permitted outright
within this district;
b. consistent with the stated purpose of this district; and
c. consistent with the policies of tlle Tukwila Comprehensive Plan.
Section 9. Ordinance Amended. Ordinance Nos. 1991 s10, 1976 s61, 1865 s47, and
1758 sl (part), as codified at TMC 18.40.050, are hereby amended to read as follows:
18.40.050 Unclassified Uses
The following uses may be allowed within the Tukwila Valley South district,
subject to the requirements, procedures and conditions established by TMC Chapter
18.66, Unclassified Use Permits.
1. Airports, landing fields and heliports (except emergency sites).
2. Cement manufacturing.
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3. Electrical substation - transmission/ switching.
4. Essential public facilities, except those uses listed separately in any of the
districts established by this title.
5. Hydroelectric and private utility power generating plants.
6. Landfills and excavations the responsible official, acting pursuant to the State
Envirorunental Policy Act, determines are significant envirorunental actions.
7. Manufacturing, refining, or storing highly volatile noxious or explosive
products (less than tank car lots) such as acids, petroleum products, oil or gas, matches,
fertilizer or insecticides, except for accessory storage of such materials.
8. Railroad freight or classification yards.
9. Removal and processing of sand, gravel, rock, peat, black soil, and other
natural deposits, together with associated structures.
10. Transfer stations (refuse and garbage) when operated by a public agency.
11. Mass transit facilities.
Section 10. Chapter Created. A new TMC Chapter 18.41, "Tukwila South Overlay
(TSO) District," is hereby created to read as follows:
18.41.010
Purpose
A. This district implements the Tukwila South Master Plan designation and
related policies and provisions of the Tukwila Comprehensive Plan. As an overlay
district, the Tukwila South Overlay (TSO) district may be applied by the City Council to
any property lying within the Comprehensive Plan's Tukwila South Master Plan Area.
Within the Tukwila South Overlay, the provisions of this chapter shall supersede the
provisions of the underlying zoning district.
B. The Tukwila South Overlay district is intended to create a multi-use regional
employment center containing high technology, office, commercial, and residential
uses. National and international employers specializing in emerging teclmologies (bio-
tech/life sciences) are featured in campus settings. Retail activities range from
individual large-scale national retailers to gateway and village retail and shopping
centers that support office and high-tech campuses and residential neighborhoods. A
mix of single-family and multi-family dwellings at low, medium, and high densities
provide a variety of housing opportunities. Tukwila South will create a memorable and
regionally identifiable place by building upon the Northwest tradition of quality
outdoor envirorunents and quality building materials, combined with traditional Puget
Sound building elements.
18.41.020 Permitted Uses
The following uses are permitted outright within the Tubvila South Overlay
district, subject to compliance with all other applicable requirements of the Tukwila
Municipal Code.
1. Adult day care.
2. Adult entertainment establishments are permitted, subject to the following
location restrictions:
a. No adult entertainment establishment shall be allowed within the
following distances from the following specified uses, areas or zones, whether such
uses, areas or zones are located within or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC,
RCC, RCM or ruc zone districts or any other residentially zoned property;
(2) In or within 1/2 mile of:
(a) Public or private school with curricula equivalent to elementary,
junior or senior high schools, or any facility owned or operated by such schools, and
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(b) Care centers, preschools, nursery schools or other child care
facilities;
(3) In or within 1,000 feet of:
(a) public park, trail, or public recreational facility; or
(b) church, temple, synagogue or chapel, or
(c) public library.
b. The distances specified in TMC 18.41.020.2.a. shall be measured by
following a straight line from the nearest point of the property parcel upon which the
proposed use is to be located, to the nearest point of the parcel of property or land use
district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within
1,000 feet of an existing adult entertainment establishment. The distance specified in
this section shall be measured by following a straight line behveen the nearest points of
public entry into each establishment.
3. Amusement parks.
4. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer
or used car sales lots. No dismantling of cars or travel trailers or sale of used parts
allowed.
5. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
6. Beauty or barber shops.
7. Bed and breakfast lodging.
8. Bicycle repair shops.
9. Billiard or pool rooms.
10. Brew pubs.
11. Bus stations.
12. Cabinet shops or carpenters shops employing less than five people.
13. Colleges and universities.
14. Computer software development and similar uses.
15. Continuing care retirement facility.
16. Convalescent and nursing homes.
17. Convention facilities.
18. Day care centers.
19. Dwelling (allowed after residential design manual with criteria for approval is
adopted by ordinance):
a. one detached single-family unit per lot;
b. multi-family;
c. multi-family units above office and retail space;
d. senior citizen housing.
20. Electrical substation and distribution.
21. Farming and farm-related activities.
22. Financial:
a. banking;
b. mortgage;
c. other services.
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23. Fire and police stations.
24. Fix-it, raclio or television repair shopsf rental shops.
25. Fraternal organizations.
26. Frozen food lockers for individual or family use.
27. Greenhouses or nurseries (commercial).
28. Hospitals, sanitariums and similar uses.
29. Hotels.
30. Industries involved with etching, film processing, lithography, printing, and
publishing.
31. Internet dataf telecommunication centers.
32. Laundries:
a. self-serve;
b. dry cleaning;
c. tailor, dyeing.
d. commercial.
33. Libraries, museums or art galleries (public).
34. Manufacturing, processing andf or packaging of food, including but not
limited to, baked goods, beverages (including fermenting and clistilling), candy, canned
or preserved foods, dairy products and byproducts, frozen foods, instant foods and
meats (provided that no slaughtering is permitted).
35. Manufacturing, processing andf or packaging pharmaceuticals and related
products, such as cosmetics and drugs.
36. Manufacturing, processing, andf or packaging previously prepared materials
including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood.
37. Manufacturing, processing, assembling, packaging andf or repairing electronic,
mechanical or precision instruments such as medical and dental equipment,
photographic goods, measurement and control devices, and recording equipment.
38. Meclical and dental laboratories.
39. Motels.
40. Movie theaters with three or fewer screens.
41. Neighborhood stormwater detention and treatment facilities.
42. Offices, including:
a. medical;
b. dental;
c. government, excluding fire and police stations;
d. professional;
e. administrative;
f. business, such as travel, real estate;
g. commercial.
43. Outpatient, inpatient, and emergency meclical and dental.
44. Pavvnbrokers.
45. Planned shopping center (mall) up to 500,000 square feet.
46. Plumbing shops (no tin work or outside storage).
47. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
48. Private stable.
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49. Recreation facilities (commercial- indoor), athletic or health clubs.
50. Recreation facilities (commercial - indoor), including bowling alleys, skating
rinks, shooting ranges.
51. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini-vans, recreational vehicles, cargo vans and
certain trucks).
52. Rental of commercial trucks and fleet rentals requiring a commercial driver's
license.
53. Research and development facilities.
54. Restaurants, including:
a. drive-through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
55. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets,
jewelry, gifts, recreation equipment and sporting goods, and similar items.
56. Retail sales of furniture, appliances, automobile parts and accessories, liquor,
lumber/building materials, lawn and garden supplies, farm supplies.
57. Sales and rental of heavy machinery and equipment subject to landscaping
requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements
chapter of this title.
58. Schools and studios for education or self-improvement.
59. Self-storage facilities.
60. Sewage lift stations.
61. Storage (outdoor) of materials allowed to be manufactured or handled V\-ithin
facilities conforming to uses under this chapter, and screened pursuant to the
Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title.
62. Studios - art, photography, music, voice and dance.
63. Taverns, nightclubs.
64. Telephone exchanges.
65. Theaters for live performances only, not including adult entertainment
establishments.
66. Tow truck operations, subject to all additional State and local regulations.
67. Water pump station.
68. Vehicle storage (no customers onsite, does not include park-and-fly
operations).
69. Other uses not specifically listed in this title, which the Director determines to
be:
a. similar in nature to and compatible V\-ith other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
18.41.030 Accessory Uses
Uses and structures customarily appurtenant to a permitted use, and clearly
incidental to such permitted use, are allowed within the Tukwila South Overlay district
as follows:
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1. Accessory dwelling unit, provided:
a. minimum lot of 7,200 square feet;
b. accessory dwelling unit is no more than 33% of the square footage of the
primary residence and a maximum of 1,000 square feet, whichever is less;
c. one of the residences is the primary residence of a person who owns at
least 50% of the property;
d. dwelling unit is incorporated into the primary detached single-family
residence, not a separate unit, so that both units appear to be of the Sarrle design as if
constructed at the Sarrle time;
e. minimum of three parking spaces on the property with units less than 600
square feet, and a minimum of four spaces for units over 600 square feet; and
f. the units are not sold as condominiums.
2. Dormitory as an accessory use to other uses that are otherwise permitted or
approved conditional uses such as churches, universities, colleges or schools.
3. Family child care home, provided the facility shall be licensed by the
Department of Social and Health Services Office of Child Care Policy and shall provide
a safe passenger loading zone.
4. Home occupations.
5. Parking areas.
6. Recreational area and facilities for employees.
7. Residences for security or maintenance personneL
8. Other uses not specifically listed in this title, which the Director determines to
be:
a. similar in nature to and compatible with other accessory uses permitted
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
18.41.040 Conditional Uses
The following uses may be allowed within the Tukwila South Overlay district,
subject to the requirements, procedures, and conditions established by the Conditional
Use Permits chapter of this title and subject to a determination that the use is consistent
with and furthers the vision and principles established by the Tukwila South Master
Plan.
1. Cemeteries and crematories.
2. Churches and community center buildings.
3. Helipads, accessory.
4. Utilities, regional.
5. Mortician and funeral homes.
6. Park-and-ride lots.
7. Radios, television, microwave, cellular or observation stations and towers.
8. Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble work, and the assembly of products from the above materials.
9. Schools, preschool, elementary, junior or high schools (public), and equivalent
private schools.
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10. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front
yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet;
security required.
11. Other uses not specifically listed in this title, which the Director determines to
be:
a. similar in nature to and compatible with other conditional uses permitted
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
18.41.050 Unclassified Uses
The following uses may be allowed within the Tuk,vila South Overlay district,
subject to the requirements, procedures and conditions established by TMC Chapter
18.66, Unclassified Use Permits.
1. Airports, landing fields and heliports (except emergency sites).
2. Electrical substation - transmission/ switching.
3. Essential public facilities, except those uses listed separately in any of the
districts established by this title.
4. Mass transit facilities.
5. Manufacturing, refining, or storing highly volatile noxious or explosive
products (less than tank car lots) such as acids, petroleum products, oil or gas, matches,
fertilizer or insecticides, except for accessory storage of such materials.
18.41.060 Special Permission Uses
The following uses may be allowed within the Tukwila South Overlay district as a
Type 3 Special Permission Decision.
1. Movie theaters .vith more than three screens if the following criteria are met:
a. The applicant must demonstrate through an economic analysis that the
theater will not have a significant financial impact on any other theater in Tukwila;
b. The proposed theater will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity of the proposed use
or in the district in which the subject property is situated;
c. The proposed development shall be compatible generally with the
surrounding land uses in terms of traffic and pedestrian circulation, building and site
design;
d. The proposed theater shall be in keeping with the goals and policies of the
Comprehensive Land Use Policy Plan;
e. The proposed development must demonstrate substantial conformance
with the Tukwila South Master Plan and the Tukwila South Overlay District Design
Manual, adopted by Ordinance No. or hereafter amended;
f. All measures have been taken to minimize the possible adverse impacts the
proposed theater may have on the area in which it is located.
2. Minor expansion of an existing warehouse if the following criteria are met:
a. The area of the proposed expansion may not exceed 5% of the floor area of
the existing warehouse;
b. Thc propoGcd cxpansion 'sill not incrcusc Qr.Y buildir.g dimcncion tr.at 18
legally nonconforming;
b. Only one minor expansion may be permitted per warehouse in existence as
of the date of adoption of the Tukwila South Overlay district;
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c. The proposed development shall be compatible generally with the
surrounding land uses in terms of traffic and pedestrian circulation, building and site
design;
d. The proposed development must demonstrate substantial conformance
with the Tuhvila South Master Plan;
e. All measures have been taken to minimize the possible adverse impacts the
proposed expansion may have on the area in which it is located.
18.41.070
On-Site Hazardous Substances
No on-site hazardous substance processing and handling or hazardous waste
treatment and storage facilities shall be permitted, unless clearly incidental and
secondary to a permitted use. On-site hazardous waste treatment and storage facilities
shall be subject to the State siting criteria (RCW 70.105). (See TMC Chapter 21.08.)
18.41.080 Design Review
A. The Director shall require that all development within the Tukwila South
Overlay district is consistent with the policies of the Tukwila Comprehensive Land Use
Plan and the Tukwila South Master Plan, and conforms to the requirements of this title
and any applicable development agreement.
B. Design review is required for all non-exempt development within the Tukwila
South Overlay district. The applicant may submit a site plan for review for all or a
portion of the area covered by the Tukwila South Master Plan. Application
requirements are provided by TMC Section 18.104.060. All applications for design
review within the TSO shall be processed as Type 2 decisions per TMC Chapter 18.60.
Prospective applicants are encouraged to schedule a pre-application conference as
provided by TMC Section 18.104.050 prior to submitting a design review application.
C. The following development activities are exempt from design review:
1.
Interior remodeling of existing buildings or structures.
Underground utility projects.
Detached single-family subdivisions subject to TMC Title 17 - Subdivisions
2.
3.
and Plats.
4. Exterior repair, reconstruction, cosmetic alterations or improvements if the
cost of that work is less than 10% of the building's assessed valuation.
5. Development that is categorically exempt under the State Environmental
Policy Act (SEP A) (RCW 43.21C).
D. Design review includes an examination of the following elements: placement
and scale of structures, design, height, form, parking, access, signage, vehicular and
pedestrian connections and circulation, environmental considerations, open space,
landscaping, and infrastructure needs as described in the Tukwila South Master Plan or
any applicable development agreement. The purposes of the review process include:
1. Allowing City staff to review the detailed arrangement of the proposed
development to ensure it is consistent with the intent and scope of the Tukwila South
Master Plan, as well as any applicable development regulations, zoning district
provisions, design review standards, and any approved development agreement
provisions.
2. Assure the proposed development is compatible with both the physical
characteristics of the site, and the existing and potential uses of the surrounding area as
described in an approved Master Plan.
3. Ensure compliance with the requirements of the State Environmental
Policy Act (SEP A - RCW 43.21 C) and other applicable regulations and standards.
E. All design review applications for development within the Tukwila South
Overlay district shall be reviewed in accordance with the following criteria. Wnen tvvo
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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 TMC 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 SEP A 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.
10. Substantial conformance with the Master Open Space and Trails Plan, if
applicable.
F. Upon completion of the City's review, the Director shall approve, approve with
conditions or deny the application, as follows:
1. If the Director finds the application meets the applicable criteria and is
consistent with the approved Master Plan for that area of the Tukwila South Overlay
district, the Director shall approve the proposal.
2. Approve ",~th Conditions: If the Director finds the application does not
adequately address one or more of the applicable criteria, but is consistent ",lith the
approved Master Plan for the Tukwila South Overlay district, and there is a reasonable
basis for conditions, the Director may approve the application with conditions. The
intent of such conditions is that they mitigate an impact consistent ,vith the intent of the
applicable criterion. Conditions of approval may include, but are not necessarily
limited to, the relocation or modification of the proposed structures, additional
landscaping, buffering, screening, relocation of access, or other measures necessary to
mitigate any impact or reduce hazards. The Director shall specify when the conditions
shall be met.
3. Denial: If the Director finds the application does not meet applicable
criteria and reasonable conditions cannot be found to mitigate the impact or reduce
hazards, the Director shall deny the application as proposed. The Director's decision
must specify the reasons for the denial based upon the review criteria.
18.41.090 Basic Development Standards
A Standards for residential uses will be developed at a later date.
B. NON-RESIDENTIAL USES:
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Lot
Setbacks:
NjA
*
?
~
~
R:l
54.
15 feet*
115 feet*
None*; increased to 10 feet if adjacent
to residential use or non-ISO Zoned
Rear
ublic street
15 feet
None; increased to 10 feet if adjacent
to residential use or non-ISO zoned
Rear
c
<-
18.41.100 Modifications to Development Standards through Design Review
A An applicant may request a modification to the Basic Development Standards
established by TMC Section 18.41.090 as part of a design review application. The
applicant shall submit a written description of the proposed modification and address
the decision criteria stated below in subsection B; the Director may condition the
approval of a modification request when such conditions are necessary to achieve
conformity with these decision criteria.
B. The Director may grant modifications for individual cases provided the
Director shall find that:
1. The modification is required due to unique circumstances related to the
subject property that create significant practical difficulties for development and use
otherwise allowed by this code;
2. The modification conforms to the intent and purpose of the Tukwila South
Master Plan, any applicable development agreements, and this code;
3. The modification will not be injurious to other property(s) in the vicinity;
4. The modification will not compromise the current or reasonably
anticipated provision of circulation, access, utility service or any other public service;
and
5. An approved modification shall be the minimum necessary to ameliorate
the identified practical difficulties giving rise to the request.
18.41.110
Final Site Plan
A. Within 90 days of the approval by the Director, final plans shall be prepared
and filed with the City. These plans shall include all required modifications and
applicable conditions contained in the Director's Notice of Decision.
B. The final plans are not required to be recorded unless there is an associated
land division application, such as a binding site plan or subdivision.
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18.41.120
Performance Guarantee
The Building Official may not issue a Certificate of Occupancy until all
improvements included in the approved plans have been installed and approved, with
the following exceptions:
1. A performance guarantee has been posted for the improvements not yet
completed.
2. The phasing of improvements has been accounted for in an associated
Binding Site Plan, infrastructure phasing agreement, a condition of approval, or a
development agreement.
Section 11. Ordinance Amended. Ordinance No. 1758 31 (part), as codified at TMC
18.46.020, is hereby amended to read as follows:
18.46.020 Permitted Districts
Planned residential development (PRD) may be permitted in the LDR, MDR and
HDR residential districts and in the TSO district when there are wetlands, watercourses,
and associated buffers on the lot.
Section 12. Ordinance Amended. Ordinance Nos. 2066 31 and 198939, as codified
at TMC 18.50.060, are hereby amended to read as follows:
18.50.060
Cargo Containers as Accessory Structures
A. Cargo containers are allowed outright in the LI, HI, JvlICjL, MICjH and TVS
zones, subject to building setbacks.
B. New containers may be allowed as accessory structures in LDR, MDR, and
HDR for institutional uses, and in RC, RCM, TUC, TSO and CjLI for any permitted or
conditional use. All new containers are subject to a Type 2 special permission decision
and the restrictions in the various zoning districts.
C. Criteria for approval are as follows:
1. Only two cargo containers will be allowed per lot, maximum length of 40
feet.
2. The container is located to minimize the visual impact to adjacent
properties, parks, trails and rights-of-way as determined by the Director.
3. The cargo container is sufficiently screened from adjacent properties,
parks, trails and rights-of-way, as determined by the Director. Screening may be a
combination of solid fencing, landscaping, or the placement of the cargo containers
behind, between or within buildings.
4. If located adjacent to a building, the cargo container must be painted to
match the building's color.
5. Cargo containers may not occupy any required off-street parking spaces.
6. Cargo containers shall meet all setback requirements for the zone.
7. Outdoor cargo containers may not be refrigerated.
8. Outdoor cargo containers may not be stacked.
D. Licensed and bonded contractors may use cargo containers in any zone for
temporary storage of equipment andj or materials at a construction site during
construction that is authorized by a City building permit.
Section 13. Ordinance Amended. Ordinance No. 1872 314 (part), as codified at
TMC 18.52.020, is hereby amended to read as follows:
18.52.020 Perimeter Landscaping Requirements by Zone District
A. In the various zone districts of the City, landscaping in the front, rear and side
yards shall be provided as established by the various zone district chapters of this title.
These requirements are summarized in the following table.
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, Front Yard Landscape I I Landscape I
Zoning (Second Type for I Side I Rear
I Type for i
Districts Front) Fronts Yard Yard Side/Rear I
MDR 151 I Type I I 10 I 10 I Type I I
HDR I 151 I Type I I 10 I 10 I Type I
MUO I 15 (12.5) I TypeI6 53 53 Type I 6
I
0 I 15 (12.5) I Type 16 I 53 I 53 I TypeI6
RCC I 20 (10) 2 I Type 16 I 53 I 10 Type II I
NCC 53 ! Type I 6 I 03 I 03 I Type II
RC 10 I Type I I 53 03 Type II 7
I
RCM 10 Type I 53 03 I Type II 7
ruc 152 I Type IS 03 03 Type II 7
C/LI 12.54 Type IS 54 04 Type II 7
LI 12.5 I Type II I 03 I 03 Type III
HI I 12.5 Type II I 03 I 03 I Type III .
I
I
MIC/L I 54 Type II 04 I 04 I Type III
,
MIC/H I 54 Type II I 04 I 04 I Type III
TVS I 152 I Type II I 03 I 03 Type III
I
TSO I 158 Type I 09 I 09 I Type III
Notes:
1. Minimum required front yard landscaped areas in the MOR and HOR zones
may have up to 20% of their required landscape area d.eveloped for pedestrian
and transit facilities upon approval as a TyPe 2 special pennission decision.
2. Required landscaping may inc/ud.e a mix of plnnt materials, pedestrian
amenities and features, outdoor cafe-hJpe seating and similnr features, subject
to approval as a Type 2 special pennission decision. Required plant materials
will be reduced in proportion to the amount of perimeter area devoted to
pedestrian oriented space.
3. Increased to 10 feetif any portion of the yard is within 50 feet of LOR, MO R or
HOR.
4. Increased to 15 feet if any portion of the yard is within 50 feet of LO R, MO R or
HOR.
5. Increased to Type II if the front yard contains truck loading bays, service areas
or outdoor storage.
6. Increased to Type II if any portion of the yard is within 50 feet of LOR, MOR
or HO R.
7. Increased to Type III if any portion of the yard is within 50 feet of LO R, MO R
or HOR.
8. Only required along public streets.
9. Increased to 10 feet if adjacent to residential uses or non- TSO zoning.
B. The landscape perimeter may be averaged if the total required square footage
is achieved, unless the landscaping requirement has been increased due to proximity to
LDR, MDR or HDR. Landscape perimeter averaging may be allowed as a Type 2
special permission decision if all of the following criteria are met:
1. Plant material can be clustered to more effectively screen parking areas and
blank building walls.
2. Perimeter averaging enables significant trees or existing built features to be
retained.
3. Perimeter averaging is used to reduce the number of driveways and curb
cuts and allow joint use of parking facilities behveen neighboring businesses.
4. Width of the perimeter landscaping is not reduced to the point that
activities on the site become a nuisance to neighbors.
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5. Averaging does not diminish the quality of the site landscape as a whole.
Section 14. Ordinance Amended. Ordinance No. 1872 S14 (part), as codified at
TMC 18.52.035, is hereby amended to read as follows:
18.52.035 Interior Parking Lot Landscaping Requirements
Landscaping within parking areas shall be provided as shown below.
1. Requirements for each distinctly separate parking area within the MDR
and HDR zones:
a. For areas with up to 20 parking stalls per parking area, no interior
landscaping is required.
b. For areas with 21 - 40 parking stalls per parking area, 7 square feet of
interior landscape area is required for each parking stall.
c. For areas with more than 40 parking stalls per parking area, 12 square
feet of interior landscape area is required for each parking stall (see Multi-Family
Design Guidelines, Site Planning Section, No. 31, for the normal 15 square feet to be
provided).
d. All parking areas shall have a perimeter landscape strip a minimum of
2 feet wide with an average width of 5 feet.
2. Requirements for parking lots within the 0, MUO, RCC, and NCC zones:
a. For lots with up to 20 parking stalls, no interior landscaping is
required.
b. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of
interior landscape area is required for each parking stall over 20.
c. For lots with more than 40 parking stalls, a minimum of 200 square
feet of interior landscape area plus 15 square feet for each parking stall over 40 is
required. For areas placed behind buildings or otherwise screened from streets, parks
and City trails the interior landscape requirement is reduced to a mini.\TIum of 200
square feet plus 10 square feet for each parking stall over 40.
3. Requirements for parking lots within the RC, RCM, TUC, C/LI, TSO and
TVS zones:
a. For areas adjacent to public or private streets, a minimum of 15 square
feet of landscaping is required for each parking stall.
b. For areas placed behind buildings or othenvise screened from streets,
parks and City trails a minimum of 10 square feet of interior landscape area is required
for each parking stall.
4. Planting Standards:
a. Interior landscape islands shall be distributed to break up expanses of
paving. Landscaped areas shall be placed at the ends of each interior row in the parking
area, with no stall more than 10 stalls or 100 feet from a landscape area.
b. The minimum size for interior parking lot planting islands is 100
square feet.
c. Planting islands shall be a minimum of 6 feet in any direction and
generally the length of the adjacent parking space.
d. Raised curbs or curb stops shall be used around the landscape islands
to prevent plant material from being struck by automobiles.
e. A minimum of 1 evergreen or deciduous tree is required per landscape
island, with the remaining area to contain a combination of shrubs, living groundcover
and mulch.
Section 15. Ordinance Amended. Ordinance Nos. 2118 Sl, 2005 S17, 1865 1350, and
1758 Sl (part), as codified at TMC 18.60.030, are hereby amended to read as follows:
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18.60.030 Scope of Authority
A. The rules and regulations of the Board of Architectural Review shall be the
same as those stated for the Planning Commission in the bylaws of the Tukwila
Planning Commission.
B. The DCD Director will review projects meeting the thresholds for
administrative design review. The BAR will review all other projects requiring design
review approval. The Board and the DCD Director shall have the authority to approve,
approve with conditions, or deny all plans submitted based on a demonstration of
compliance with all of the guidelines of this chapter, as judged by the preponderance of
evidence standard.
C Design review is required for the following described land use actions:
1. All developments will be subject to design review with the following
exceptions:
a. Developments exempted in the various districts;
b. Developments in LI, HI, MIC/L and MIC/H districts, except when
within 300 feet of residential districts or within 200 feet of the Green/Duwamish River
or that require a shoreline permit;
? Any exterior repair, reconstruction, cosmetic alterations or improvements,
if the cost of that work equals or exceeds 10% of the building's assessed valuation (for
costs between 10% and 25%, the changes will be reviewed administratively);
a. for sites whose gross building square footage exceeds 10,000 square
feet in MUO, 0, RCe, NCC, RC, RCM, TUC and C/L! zoning districts; and
b. for any site in the NCe, MUO or RC zoning districts in the Tukwila
International Boulevard corridor (see TMC Figure 18-9).
3. Development applications using the procedures of TMC 18.60.60,
Commercial Redevelopment Area.
D. For development in the NCC, Re, and MUG zones within the Tukwila
International Boulevard corridor, identiJied in TMC Figure 18-9, certain landscaping
and setback standards may be waived and conditioned, upon approval of plans by the
BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard
Design Manual, as amended. Landscaping and setback standards may not be waived on
commercial property sides adjacent to residential districts.
E. No changes shall be made to approved designs without further BAR or
Director approval and consideration of the change in the context of the entire project.
Minor amendments to an approved project may be permitted upon request to the
Director where they do not substantially change the appearance, intensity or impacts of
the project. Major amendments to an approved project will require submittal of a new
design review application. A major amendment is a substantial change to elements of
the approved plans, including substantially revised building design, alteration of
circulation patterns or intensification of development on the site.
Section 16. Ordinance Amended. Ordinance Nos. 2199 920, 1986 916, 1865 951, and
1758 91 (part), as codified at TMC 18.60.050B, are hereby amended to read as follows:
B. Commercial and Light Industrial Design Review Criteria. The following
criteria shall be considered in all cases, except that multi-family and hotel or motel
developments shall use the multi-family, hotel and motel design review criteria;
developments within the MUG, NCC and RC districts of the Tukwila International
Boulevard corridor (see Figure 18-9) shall use the Tukwila International Boulevard
design review criteria of this chapter; and developments within the TSG district shall
use the Tukwila South design review criteria instead:
1. RELATIONSHIP OF STRUCTURE TO SITE.
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a. The site should be planned to accomplish a desirable transition with
streetscape and to provide for adequate landscaping and pedestrian movement.
b. Parking and service areas should be located, designed and screened to
moderate the visual impact of large paved areas.
c. The height and scale of each building should be considered in relation
to the site.
2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA.
a. Harmony of texture, lines and masses is encouraged.
b. Appropriate landscape transition to adjoining properties should be
provided.
c. Public buildings and structures should be consistent with the
established neighborhood character.
d. Compatibility of vehicular pedestrian circulation patterns and loading
facilities in terms of safety, efficiency and convenience should be encouraged.
e. Compatibility of on-site vehicular circulation with street circulation
should be encouraged.
3. LANDSCAPING AND SITE TREATMnlT.
a. Where existing topographic patterns contribute to beauty and utility of
a development, they should be recognized, preserved and enhanced.
b. Grades of walks, parking spaces, terraces and other paved areas
should promote safety, and provide an inviting and stable appearance.
c. Landscape treatment should enhance architectural features, strengthen
vistas and important axis, and provide shade.
d. In locations where plants will be susceptible to injury by pedestrian or
motor traffic, mitigating steps should be taken.
e. Where builcling sites limit planting, the placement of trees or shrubs in
paved areas is encouraged.
f. Screening of service yards and other places that tend to be unsightly
should be accomplished by use of walls, fencing, planting or combination.
g. In areas where general planting will not prosper, other materials such
as fences, walls and pavings of wood, brick, stone or gravel may be used.
h. Exterior lighting, when used, should enhance the building design and
the adjoining landscape. Lighting standards and fixtures should be of a design and size
compatible vvith the building and adjacent area. Lighting should be shielded, and
restrained in design. Excessive brightness and brilliant colors should be avoided.
4. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project should be
based on quality of its design and relationship to its surrounclings.
b. Buildings should be to appropriate scale and in harmony with
permanent neighboring developments.
c. Builcling components such as windows, doors, eaves, and parapets
should have good proportions and relationship to one another. Building components
and ancillary parts shall be consistent with anticipated life of the structure.
d. Colors should be harmonious, with bright or brilliant colors used only
for accent.
e. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
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f. Exterior lighting should be part of the architectural concept. Fixtures,
standards, and all exposed accessories should be harmonious with building design.
g. Monotony of design in single or multiple building projects should be
avoided. Variety of detail, form and siting should be used to provide visual interest.
5. lvlISCELLANEOUS STRUCTURES AND STREET FURNITURE.
a. Miscellaneous structures and street furniture should be designed to be
part of the architectural concept of design and landscape. Materials should be
compatible with buildings, scale should be appropriate, colors should be in harmony
with buildings and surroundings, and proportions should be to scale.
b. Lighting in connection with miscellaneous structures and street
furniture should meet the guidelines applicable to site, landscape and buildings.
Section 17. Section Added. TMC 18.60.050 is hereby amended to add a new
subsection F regarding Tukwila South design criteria, to read as follows:
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.
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 road"ways 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.
e. Natural Features:
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(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
emergencyaccessways.
(2) Create on-site pedestrian networks from streets and drives to
building entrances, through parking lots to connect buildings to the street, and betV'leen
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. BWLDING 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.
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.
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(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 v.':ith other sites and the
district, where appropriate.
Section 18. Ordinance Amended. Ordinance Nos. 2005 S18, 1865 S54, 1770 s35, and
1758 81 (part), as codified at TMC 18.60.070, are hereby amended to read as follows:
18.60.070 Design Review Process
A. DECISION PROCESS. Projects meeting the thresholds for administrative
design review will be processed as Type 2 decisions pursuant to TMC 18.108.020. All
other design review decisions shall be processed as Type 4 decisions pursuant to TMC
18.108.040.
B. APPROVAL. If the DCD Director or BAR finds the proposed development
plans satisfy the applicable design criteria they shall approve the proposed
development. A building permit may then be issued by the appropriate City official
providing all other requirements of applicable adopted thc building code!! and
ordinances of the City have been complied with.
e. APPROVAL WITH CONDITIONS. If the DCD Director or BAR approves the
proposed development plans with conditions, it may require that such conditions shall
be fulfilled prior to the issuance of a building or occupancy permit, where appropriate.
D. DENIAL. The DCD Director or BAR may deny the proposed development
plans if the plans do not satisfy the criteria listed in this chapter or the applicable design
manual.
E. TIME Lli\1IT OF APPROVAL. Construction permitting for design review
approved plans must begin within three years from the notice of decision or the
approval decision becomes null and void.
Section 19. Ordinance Amended. Ordinance Nos. 2135 819 and 2119 31, as codified
at TMC 18.104.010, are hereby amended to read as follows:
18.104.010 Classification of Project Permit Applications
Project permit decisions are classified into five types, based on the degree of
discretion associated with each decision, as set forth in this section. Procedures for the
five different types are distinguished according to who makes the decision, whether
public notice is required, whether a public meeting and/ or a public hearing is required
before a decision is made, and whether administrative appeals are provided.
1. Type 1 decisions are made by City administrators who have technical expertise,
as designated by ordinance. Type 1 decisions may be appealed to the Hearing Examiner
who vvill hold a closed record appeal hearing based on the information presented to the
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City administrator who made the decision. Public notice is not required for Type 1
decisions or for the appeals of those decisions.
Type 1 Decisions
DECISION MAKER
As specified by ordinance
Community Development Director
Buildina- Official
Community Development Director
Community Development Director
Community Development Director
Communi Develo ment Director
Community Development Director
2. Type 2 decisions are decisions which are initially made by the Director or, in
certain cases, other City administrators or committees, but which are subject to an open
record appeal to the Hearing Examiner, Planning Commission, City Council or, in the
case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to
RCW 90.58.
Type 2 Decisions
INmAL APPEAL BODY
TYPE OF PERMIT DECISION (open record
MAKER appeal)
Administrative Design Review (TMC Community Board of
18.60.030) Development Architectural
Director Review
Administrative Planned Residential Short Plat Hearing
Development (TMC 18.46.110) Committee Examiner
Binding Site Improvement Plan Short Plat Hearing
(TMC Chapter 17.16) Committee Examiner
Cargo Container Placement Community Hearing
(TMC 18.50.060) Development Examiner
Director
Code Interpretation Community Hearing
(TMC 18.90.010) Development Examiner
Director
Exception from Single-Family Design Community City Council
Standard (TMC 18.50.050) Development
Director
Modification to Development Community Hearing
Standards (TMC 18.41.100) Development Examiner
Director
Parking standard for use not Community Hearing
specified Development Examiner
cIMC 18.56.100) Director
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Sensitive Areas Community Planning
(except Reasonable Use Exception) Development Commission
(TMC Chapter 18.45) Director
Shoreline Substantial Development Community State Shorelines
Permit (TMC Chapter 18.44) Development Hearings Board
Director
Short Plat Short Plat Hearing
(TMC Chapter 17.12) Committee Examiner
Sign Area Increase Community Planning
(TMC 19.32.140) Development Commission
Director
Sign Permit Denial Community Planning
(TMC Chapter 19.12) Development Commission
Director
Special Permission Parking, and Community Hearing
Modifications to Certain Parking Development Examiner
Standards (TMC 18.56.065 and .070) Director
Special Permission Sign, except Community Planning
"unique sign" (various sections of Development Commission
TMC Title 19) Director
Wireless Communication Facility, Community Hearing
Minor (TMC Chapter 18.58) Development Examiner
Director
3. Type 3 decisions are quasi-judicial decisions made by the Hearing Examiner
following an open record hearing. Type 3 decisions may be appealed only to Superior
Court, except for shoreline variances that may be appealed to the State Shorelines
Hearings Board pursuant to RCW 90.58.
Type 3 Decisions
TYPE OF PERrvITT
Resolve uncertain zone district bound
Variance (zoning, shoreline, sidewalk, land alteration,
si
TSO S ecial Permission Use TMC 18.41.060
4. Type 4 decisions are quasi-judicial decisions made by the Board of
Architectural Review or the Planning Commission, following an open record hearing.
Type 4 decisions may be appealed to the Hearing Examiner or the City Council, based
on the record established by the Board of Architectural Review or Planning
Commission, except Shoreline Conditional Use Permits, which are appealable to the
State Shorelines Hearings Board pursuant to RCW 90.58.
Type 4 Decisions
TYPE OF PERMIT
INITIAL
DECISION
MAKER
Planning
Commission
Planning
Commission
APPEAL BODY
(closed record
a eal
City Council
Hearing
Examiner
I Board of
Architectural Review
Planning
Commission
City Council
City Council
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Shoreline Conditional Use Permit Planning State Shorelines
(TMC 18.44.050) Corrunission Hearings Board
Subdivision - Preliminary Plat Planning City Council
(TMC 17.14.020) Corrunission
Unique Signs Planning City Council
(TMC 19.28.010) Commission
Variance from Parking Standards Planning Hearing
over 10% (TMC 18.56.140) Commission Examiner
Wireless Communication Facility, Planning City Council
Major or Waiver Request Corrunission
(TMC Chapter 18.58)
5. Type 5 decisions are quasi-judicial decisions made by the Hearing Examiner or
City Council following an open record hearing. Type 5 decisions may be appealed only
to Superior Court.
Type 5 Decisions
1YPE OF PERMIT DECISION MAKER
Planned Residential Development (PRD), including City Council
Major Modifications (TMC Chapter 18.46)
Rezone (TMC Chapter 18.84) City Council
Sensitive Area Master Plan Overlay (TMC 18.45.160) City Council
Shoreline Environment Re-designation (Shoreline City Council
Master Program)
Subdivision - Final Plat City Council
(TMC 17.12.030)
Unclassified Use City Council
(TMC Chapter 18.66)
Section 20. TukwiIa South Overlay District Design Manual and Map Adopted.
The City of Tukwila hereby adopts by reference, as if fully set forth herein, the
"Tukwila South Overlay District Design Manual," attached hereto as Exhibit A, and the
"Tub\'ila South Overlay Zoning District Map," attached hereto as Exhibit B.
Section 21. Ordinance Repealed. Ordinance No. 1758 31 (part), as codified at TMC
18.40.075, is hereby repealed.
Section 22. 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 23. Application of Overlay Zone. The City Council hereby applies the TSO
to the properties shown on the map attached as "Exhibit B" to Ordinance No.
(which Ordinance adopts the Master Plan for the subject property) (the "Master Plan
Property").
Section 24. Effective Date. This ordinance or a summarv thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force upon the
date on which all the Master Plan Property is within the municipal boundaries of the
City of Tukwila.
Section 25. Expiration. The City of Tukwila and La Pianta LLC have entered into a
Development Agreement dated Tune ,2009 (the "Development Agreement")
regarding the Master Plan Property. If the Development Agreement terminates prior to
the expiration of its term in accordance with the terms therein, this Ordinance shall
expire without further legislative action and be of no further force or effect.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of ,2009.
AITFST / AU1HENTICATED:
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Page 30 of 31
Jim Haggerton, Mayor
Christy O'Flaherty, CMC, City Clerk
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Published:
EHective Date:
Ordinance Number:
Office of the City Attomey
Attaclunent: Exhibit A - Tukwila South Overlay District Design Manual
Exhibit B - Tukwila South Overlay Zoning District Map
W:\ Word Process'.ug\ Ordinances\ Tukwila South Title 18 Zoning Code Amencidoc
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Page 31 of 31
Tukwila South Overlay District Design Manual
Exhibit A
Table of Contents
L Introduction and Applicability.......................................................................1
A. Design Guideline Organization.............................. .... ............. ..... ................................................. 1
B. Land Use Categories................... .................................................................................................1
C. Applicability and Interpretation. .....,............ ,.......... ...... ................ ........................... ...................... 3
I'. Site Des ig n... ....................................................................................................5
A. Site Design Concept and Site Relationships ..........,..................................................................... 5
B. Site Design for Safety................................................................................,..................................7
C. Siting and Screening of Parking Areas.......................................................................................10
D. Siting and Screening of Service Areas and Mechanical Equipment ...........................................11
E. Natural Features........... ............ ..:................................. .............................. ........,....................... 13
F. Pedestrian and Vehicular Circulation .........................................................................................15
G. Pedestrian Environment...... .................................................................................,..................... 17
H. Gateways ..........,......... ..... ..... ....................... ...... .................................. ......................................18
III. B ui Id in 9 Desig n ..... ........................,.... ...... .... ............................................... ..21
A. Architectural Concept............ ...... .... ........................... ..... ............ .................................. ...... ....... 21
B. Building Elements and Architectural Details .................... ........................................................... 24
IV. Landscape Desig n ......,........,........ ...............,....................."....................... ..31
A. Landscape Design .......... ................ ..:.................... ............. .... .................................................... 31
B. Planting Design......... ...........,............ .................................... ...... ...... .............................,...........33
V. S i 9 n ag e .......................................................................................................... 3 5
A. Signage Design.. .............................. ....................... ................................................................... 35
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Draft TSO District DE;-s~n Manual
ii
I. Introduction and Applicability
A. Design Guideline Organization
The Tukwila South Design Manual is organized in four major sections as follows:
" Site Design
.. Building Design
B Landscape Design
.. Signage
Within each section are supporting design topics. The general structure is shown
below.
Major Section (e.g. Site Design)
A. Supporting Design Topic (e.g. Pedestrian Environment)
1. Intent Statement: Provided to guide the application of guidelines to
differing site circumstances in a consistent manner.
2. Design Criteria: General requirements to be met by non-exempt
development.
3. Design Guidelines (all uses): Example measures that guide development
design to meet design criteria and the design topic intent above.
" Guidelines by use or category where applicable (e.g. Campus Office,
Urban Office, Retail, and Light Industrial)
B. land Use Categories
The criteria and guidelines are written to address four major types of land use
categories. These development types are generally characterized below to
assist in determining applicable design criteria and design guidelines:
..
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Draft TSO D~smct f~1ai1ual
1. Campus Office
A campus office environment is distinguished by a multi-building development
that frames organized open spaces. Pedestrian circulation routes focus around a
campus core allow for employee collaboration, interaction and easy and
convenient access to adjacent buildings and amenities. Structured and surface
parking fields should be distributed around buildings and located to minimize
visibility.
2. Urban Office
Urban Office environments tend to have multi-story buildings oriented towards
primary streets in a traditional development pattern. Building facades generally
parallel front property lines and lie at the minimum setback to create a street
edge. Ground floors may contain storefront retail. Parking entrances and
loading tend to be accessed from secondary streets to avoid interrupting the
pedestrian environment.
3. Retail
Retail space should be concentrated around major focal points of interest. Retail
activities range from individual large-scale national retailers to gateway and
village retail and shopping centers that support office and high tech campuses
and residential neighborhoods. Retail development is characterized by window
displays, inviting entries, architectural accents, and signs oriented both to
pedestrians and drivers. This retail development is critical to creating a lively
pedestrian experience and establishing an identity for the Tukwila South area.
Stand-alone (or big box) retail should be grouped with similar uses with
adequate, adjacent and landscaped parking areas. Locations are close to major
circulation access routes.
4. Light Industrial
Light industrial developments are characterized by large-scale, high quality
buildings with landscaped lots. Service areas, loading areas and refuse
enclosures should be oriented away from public view, residential uses and street
frontages.
2
C. Applicability and Interpretation
1. Applicability
Tukwila South Design Manual is applied to developments that are subject to the
Design Review process pursuant to TMC 18.41. Those activities exempt from
Design Review in TCM 18.41.070 are exempt from the application of this Design
Manual.
2. Interpretation
Design criteria are requirements that are to be met by development subject to
design review. Design guidelines are examples of how the design criteria may
be met, and equivalent or alternative techniques that meet the design criteria and
design topic intent are allowed. In determining the degree of applicability of a
design criteria or in case of conflict or site impracticality, priority should be given
to criteria related to the "public realm" such as pedestrian and vehicular
circulation, site design for safety, location and orientation of buildings, and
screening of incompatible uses, parking, and service areas.
3
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II. Site Design
A. Site Design Concept and Site Relationships
1. Intent
Ii To ensure that Tukwila South is developed in a coordinated manner that
takes into consideration the design and layout of adjacent sites and promotes
a consistent, harmonious theme throughout.
" To encourage appropriate transitions between developments.
2. Design Criteria
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.
3. Design Guidelines
General
Site Layout
1. The site layout of structures, parking, driveways, and outdoor functions
should be arranged and located to emphasize the aesthetically desirable
components of the site, such as existing mature trees, other natural
features, views, or interesting architectural features. See Natural
Features, Section II.E.
I 5 I
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Draft TSO District Manual
2. Service facilities, outside storage and equipment areas, and trash
enclosures should be sited in an unobtrusive manner through building
and landscaping placement and design. [See Section II.D. Siting and
Screening of Service Areas and Mechanical Equipment]
3. The site should be planned to accomplish a desirable transition from the
streetscape and to provide for adequate landscaping and pedestrian
movement.
4. Building locations, vehicular circulation systems and parking areas should
be planned in a manner that can accommodate future expansion.
Relationship to Neighboring Sites
5. New building setbacks along streets should consider the setbacks of
neighboring structures to allow for continuity among buildings and ensure
visibility from the street.
6. The orientation of the buildings should complement adjacent structures
through placement, mass and scale.
7. Provide landscaped buffers and other screening techniques between
adjoining sites where commercial and/or industrial uses abut low density
residential development. [See Section IV-Landscape Design]
8. Link the proposed development to existing and planned sidewalk, trail,
storm drainage, and utility systems to assure their efficient continuation.
Focal Points
9. Look for opportunities to incorporate open spaces such as green areas,
hard surface urban plazas, street parks and pocket parks.
10. Orient public open space to receive the maximum direct sunlight possible,
consider using trees, overhangs and umbrellas to provide shade in the
warmest months. Design such spaces to take advantage of view and
solar access when available for the site.
Specific to Campus Office
Orientation .and Location of Buildings
11. Buildings should be oriented to focus on interior plazas, courtyards and
open spaces to help identify clear pedestrian routes and building entries.
5
12. Consider clustering to enhance connectivity between similar building
uses.
Specific to Urban Office Uses
Orientation and Location of Buildings
13. Building facades should be parallel to their front property line and at the
minimum setback.
14. A building's front fa<;ades should face the primary street that that serves
the development area.
B. Site Design for Safety
1. Intent
" To ensure that the organization of site elements contributes to the safety of
pedestrians on the site.
" To encourage building and site design that enhances the feeling of personal
safety and property security.
.. To ensure that the nighttime environment is safe and inviting.
" To avoid lighting that interferes with the use of neighboring properties or
streets.
2. Design Criteria
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.
7
04/13i2009
Draft TSO District Manual
3. Design Guidelines
General
sne Circulation
1. Limit the number of potential encounters between pedestrians and
vehicles through site design. Where pedestrians and motorist paths must
cross, provide adequate sight distance and clearly delineated pedestrian
ways.
2. Provide raised sidewalks, crosswalks, and pedestrian walkways where
possible, or provide at-grade walkways protected by curbs and lor
landscaped areas.
3. Where possible, service and delivery vehicles and loading zones should
be separated from building customer and occupant traffic.
VisibiJity& Sightlines
4. Grades and materials of walkways, paths, parking spaces, terraces, and
other paved areas should promote safety.
5. Avoid site and building design features that create entrapment areas
(such as tunnels, long corridors, and opaque fences) in locations with
pedestrian activity.
6. Select and locate trees, shrubs, and ground cover that allows for
adequate surveillance.
7. Consider locating windows, balconies and entries to look out on
pedestrian routes, vehicular circulation routes and parking areas to allow
for informal surveillance of these areas.
Lighting
8. Where appropriate to the complexity of the project and the sensitivity of
adjacent uses, prepare a lighting plan to identify standards, illumination
levels, and other elements of lighting.
9. To promote a sense of security, provide lighting on the building fa~ade, in
all pedestrian areas, parking lots, on the underside of overhead weather
protections, in recessed entrances and doorways, and around street
furniture.
8
10. Provide lighting at consistent lumens with a gradual transition to unlit
areas. Avoid creating highly contrasting pools of light and dark areas,
which can be temporarily disorienting.
11. Direct building lights onto the building itself or the ground immediately
abutting to it.
12. Install nonglare parking lot or display lot light fixtures mounted above the
ground to minimize the impact onto adjacent and abutting properties.
Provide fixtures fitted with a cutoff type luminaire as exemplified below.
total cutoff
---..;-..........:
.-----=:::::
PeqL ~
'l Cq .........
1]Q'/€lPo ................
lr€lr .........
....."
''-'"''''
)
---------/
---------
Cutoff Type Luminaire
13. Sign lighting should be designed to avoid glare or spillover onto
neighboring properties.
14. Commercial signage should be placed facing away from low density
residential properties.
Specific to Retail Uses
Security Measures
15. Monitoring devices mounted on the storefront exterior should be
camouflaged.
16. Bars and grates are strongly discouraged; however, if shopkeepers feel
such measures are necessary, bars or grates should be installed on the
inside of the windows. Roll-down grates are preferred over permanently
mounted bars.
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04f13f2009
Dwn TSO District Manual
C. Siting and Screening of Parking Areas
1. Intent
.. To maintain active continuous sidewalks and street frontages;
Ii To efficiently and appropriately locate parking areas to accommodate users
and tenants.
.. To minimize the visual impacts of parking areas.
2. Design Criteria
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.
3. Design Guidelines
General
Parking Lot Landscaping and Screening
1. Use the following techniques to screen surface parking and create a
visible street edge
a. Urban Office and Mixed Use Environments: Where feasible, surface
parking should be placed behind or beside buildings rather than in
front to achieve compactness and pedestrian orientation. (TCP 7.7.4
and 8.5.5) Where surface parking abuts streets, use trellises, low
walls, and/or landscaping to screen it.
b. Retail Environments: Trellises, low walls, and/or landscaping should
be used to screen surface parking.
c. Campus Office and Light Industrial Environments: Consider site
topography or berms in conjunction with landscaping to screen
surface parking.
2. Parking spaces may be shared by two or more businesses with different
peak usage times.
I 10 I
Specific to Campus Office and Urban Office
Parking Location and Entrances
3. Structured and surface parking fields should be sited, where practicable,
to provide maximum fagade visibility.
4. Parking should not be adjacent to open spaces or high public visibility
areas.
5. Parking should be integrated with pedestrian circulation routes to
enhance site access and minimize walking distances between buildings.
Specific to Retail and Urban Office
Parking Entrances and Loading Areas
6. Retail and urban office parking entrances and loading areas should be
predominantly located along secondary streets.
7. Reduce the number of driveway entrances by exploring opportunities for
internal connections between parking areas. Provide safe ingress/egress
of vehicular traffic.
Specific to Urban Office
Parking Structures
8. Parking structures should reflect the design of its associated building(s).
The Tukwila Parking Structure Design Guidelines should be met.
9. To the extent practical, parking structures located along public rights-of-
way should incorporate fagade treatments, landscaping or other building
design features to reduce aesthetic impacts. [See Sections III and IV.]
D. Siting and Screening of Service Areas and Mechanical
Equipment
1. Intent
s To minimize the sight, odor and sound impacts of services areas.
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Draft TSO District Manual
2. Design Criteria
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.
3. Design Guidelines
General
1. Service areas include, but are not limited to, trash dumpsters,
compactors, ground level mechanical equipment, utility vaults, loading
zones, outdoor storage areas, and trash and recycling areas.
2. Screening of service areas should be accomplished by use of walls,
fencing, plantings, or a combination.
3. Consideration should be given to developing common service courts
between buildings and if adjacent sites. Service areas should
accommodate loading, trash bins, recycling facilities, storage areas, utility
cabinets, utility meters, transformers, etc. Service areas should be
located and designed for easy access by service vehicles and for
convenient access by each tenant. Any emissions of noise, vapor, heat or
fumes should be mitigated. Loading activities should generally be
concentrated and located where they will not create a nuisance for
adjacent uses.
4. Mechanical or HV AC rooftop units shall be screened from public view.
For example, screening may be integrated into the design and massing of
the roof form or parapet walls. If mechanical equipment must be placed
where it is visible, it must be screened with elements that are
architecturally compatible with the building design.
I 12 I
E. Natural Features
1. Intent
.. To protect and enhance the Tukwila South site's natural environment.
" To create a comprehensive amenity system that leverages the site's assets,
including the wooded hillside to the west, the Green River to the east, and
views of the river valley and Mount Rainier.
2. Design Criteria
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.
3. Design Guidelines
General
Natural Environment
1. Sensitive area tracts or public open spaces and trails should be linked
with other tracts or open spaces on adjacent properties, and should be
consistent with the open space network concepts in the Tukwila South
Master Plan, Master Open Space and Trails Plan and Sensitive Area
Master Plan Overlay (SAMP).
2. Consistent with the Tukwila South Master Plan open space network
concept and SAMP, provide for a transition from built features to an
informal development edge that is in keeping with the adjoining natural
features being preserved. Provide physical or visual access where
appropriate.
Hillsides
3. Where allowed, modification of the hillside shall result in a moderately
sloping, natural-appearing environment, consistent with the Tukwila South
Master Plan natural environment section.
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Draft TSO District fiianual
4. Site and design buildings to respond to the natural features of the site,
topography, and drainageways when feasible to avoid unnecessary
recontouring of the land.
5. Site and design buildings to reduce impact on views from surrounding
areas. This may involve techniques such as using multiple, terraced low
retaining walls or rockeries; on downhill elevations articulating and
screening elevations as well as providing transitional plantings.
6. Feather cut and fill areas into the natural topography surrounding the
building area.
Shorelines
7. For sites in the shoreline jurisdiction provide and enhance physical and
visual public access opportunities in the River Environment.
a. Particularly where uses are intended to facilitate public
enjoyment of the shoreline, orient structures and/or land uses
to the Green River.
b. Provide for plaza connectors between buildings and dikes
where appropriate to enhance pedestrian access and for
landscaping purposes.
8. Provide a north-south pedestrian network! trail system through the
Tukwila South District. The trail may align along the Green River and
may connect to public and private sidewalk systems where appropriate to
the environmental conditions of the shoreline and security requirements
of adjacent developments. Commercial and residential developments
should link to the Tukwila South trail system.
9. Connect the Tukwila South open space network to other public parks and
trails along the Green River.
Specific to Campus Office
10. Reduce the visual impact of buildings located on hillsides through
terracing.
I 14 I
F. Pedestrian and Vehicular Circulation
1. Intent
" To ensure that internal vehicular circulation is designed in an efficient
manner.
.. To encourage development organized around pedestrian oriented circulation
systems, with simplified vehicular circulation to foster linkages.
" To provide adequate parking with safe and convenient pedestrian access.
" To provide easily identified and functional pedestrian connections within sites,
between properties and/or from the public right-of-way.
2. Design Criteria
1. Provide an efficient and comprehensive internal circulation system,
including motorized and nonmotorized 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.
3. Design Guidelines
General
Vehicle Circulation
1. Traffic circulation patterns should be designed to accommodate garbage
collection trucks, moving vans, delivery trucks, emergency service
vehicles as well as passenger cars.
2. Take advantage of opportunities for shared driveways and coordinate
parking areas with adjoining sites to limit the number of access
driveways.
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04113/2009
Draft. TSO District tfianual
Transit
3. Ensure that public transportation facilities such as bus shelters, bus
pullouts, and other similar features are accommodated in appropriate
locations consistent with transit operator plans.
4. When appropriate, look for opportunities to accommodate future regional
transit facilities into development plans.
Non-motorized circulation
5. Bicycle lanes shall be included where public or private street standards
require them. [See Section II. G. regarding bicycles]
6. Pedestrian walkways.
a. Definition: Pedestrian walkways are located on parcels/lots.
Pedestrian walkways are typically 4 to 6 feet in width, and consist
predominantly of an all weather walking surface.
b. Visual Prominence: Pedestrian walkways should be made visually
prominent through techniques such as paving, landscaping, and
lighting. Consider using raised concrete pavement where a walkway
traverses between parking stalls and/or is adjacent to vehicular
circulation.
c. Connection to Streets: New development, excluding secured sites and
areas, should provide convenient and safe pedestrian access to
adjacent streets.
d. Through-Block Locations: Through-block pedestrian connections are
encouraged through larger sites and districts.
e. Parking Areas: Pedestrian walkways should be provided through
parking lots provided for public use.
f. Between Buildings: Development should incorporate convenient and
safe access between buildings and public areas for pedestrians.
g. Connections to Offsite Pedestrian Network: Provide pedestrian
access to existing and proposed sidewalks, trails and parks.
Specific to Campus Office
Access road location
7. Major access roads should be located at the perimeter to help define the
campus edge.
I 16 I
G. Pedestrian Environment
1. Intent
.. To provide a common theme for street furniture, light fixtures and other
streetscape structures throughout the Tukwila South development.
'" To provide site and pedestrian amenities that will facilitate and encourage the
use of pedestrian walkways and open space areas.
" To create a comfortable, active, and safe pedestrian environment.
2. Design Criteria
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.
3. Design Guidelines
General
Site Furnishing-General
1. Provide durable site furnishings, such as benches, planters, bike racks,
trash receptacles, and tree grates to create inviting and comfortable open
spaces, plazas, and walkways. Site them in consideration of employee
and pedestrian flow and convenience.
2. Site fumishings, especially weather protection, should be designed to be
part of the architectural concept of building design and landscape.
Materials should be compatible with nearby buildings or natural settings,
scale should be appropriate, colors should be in harmony with buildings
and surroundings, and proportions should be to scale.
3. Do not locate furnishings where users are likely to walk through
landscaped areas or conflict with vehicles to access them.
17
04!13i2009
Draft TSO District r~anual
4. Areas in front of retail can be used for merchandising, benches, planters,
cafe seating, provided a clear pedestrian walkway is maintained.
Trash Receptacles
5. Trash receptacles should be located in areas of high pedestrian uses,
such as food establishments.
6. All trash receptacles should incorporate smoking receptacles.
7. Smoking receptacles should be located outside of all offices where
employees congregate to smoke.
Bicycles
8. All development should incorporate bicycle stands or racks
complementary to the buildings architectural form.
9. When possible, bike stands should be located on side streets versus on
main streets.
H. Gateways
1. Intent
II To highlight important points of entry to Tukwila South as gateways by
providing special design features, landscaping, and/or architectural elements
at gateways.
2. Design Criteria
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.
3. Design Guidelines
General
1. Provide gateway features at the primary arterial intersections of Tukwila
South, such as South center Parkway Expansion/S 180th Street,
I 18 I
Southcenter Parkway Expansion/Segale Park Drive C, and Southcenter
Parkway Expansion/S 200th Street.
2. Gateways should be visually prominent. Gateways are encouraged to
have two or more of the following types of features:
a. Public art;
b. Monuments;
c. Special landscape treatment;
d. Open space/plaza, fountains;
e. Identifying building form or prominent architectural features;
f. Special paving, unique lighting, or bollards;
g. Signage, displaying entry identification;
h. Other features that meet the intent of highlighting gateway areas.
3. Secondary focal points may be established at future districts, such as
office campuses, or retail districts, or other major districts. Focal points
may have unique district signage, art, fountains, markers, landscaping, or
other features, compatible and complementary to the overall Tukwila
South gateway features.
I . 19 I
04l13i2009
III. Building Design
A. Architectural Concept
1. Intent
.. To ensure that new development implements the vision for the Tukwila South
Overlay District as a regional destination with multiple uses and as a
memorable and regionally identifiable place.
" To provide conceptual guidance on each of the envisioned building types in
the Tukwila South Overlay District including: campus office, retail, urban
office, and light industrial.
II To provide for 'human scale' in building design.
2. Design Criteria
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 roofIines that contribute to the character of the area,
and that are consistent with the type of building function and uses.
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Draft TSO Dist1ct Manual
3. Design Guidelines
General
1. Develop an architectural concept for development that is responsive to
the functional characteristics of the development.
2. Display a unifying concept or architectural expression on sites with
multiple structures.
3. Buildings may be oriented around a courtyard, be terraced down a
hillside, or respond in design to a prominent feature such as a corner
location, a street or the river.
4. Scale:
a. Perceived building scale can be reduced through changes in
materials, use of distinctive rooflines, small scale additions to the
building, landscaping and special decorative features such as
arcades, balconies, bay windows, dormers and columns.
b. Appropriately scaled and well-proportioned architectural elements
such as roof forms, entrances, arcades, porches, canopies, columns,
dormers, doors and windows reduce the apparent scale of a structure
and help relate the scale of a building to the user.
5. Buildings should use design elements such as slopes, peaks, caps,
steps, gables, domes, barrel vaults, projecting cornice lines or articulated
parapets to make the rooflines prominent and create a distinct character.
6. Take advantage of intersection locations by providing a corner
architectural element (such as a bay window, turret or pediment), placing
an entrance at the corner, treating the comer distinctively (by projecting,
recessing or truncating the building), providing a special window
treatment (such as an awning or canopy) or incorporating sculpture or
artwork.
7. Business identity, expressed through awnings, accent bands, paint or
other applied color schemes, signage, parapet details or materials, should
not be the dominant architectural feature of a building.
Campus Office
8. Campus office development should offer a unified environment with
building placements which frame organized open spaces.
I 22 I
9. Adjacent buildings should be unified using common styles, colors,
architectural details and orientation.
10. Each building should help complement and unify the design of the
campus office development.
11. Consider modulation and articulation in building design to provide a
strong building base that focuses on the human scale.
12. Large structures should be designed to reduce mass and bulk on facades
along pedestrian circulation routes.
Retail
13. Facades of retail buildings should face primary and secondary roads;
14. Facades of retail buildings should be accessible to both parking and the
pedestrian environment.
15. Front entrances for all retail stores should be on the same side of the
building (TSOD DG).
16. Retail space should be concentrated around major focal points of interest.
17. Small display/showcase windows and blank walls should be avoided
whenever possible.
18. For stand-alone retail, building facades should blend in with adjacent
development.
19. For stand-alone retail, building facades greater than 100' should be
modulated with wall plane projections or recesses.
20. For stand-alone retail, loading docks and areas should be screened from
public view.
21. For stand-alone retail, large scale buildings should be designed to be
easily adapted for reuse.
Light Industrial
22. Exterior lighting should be integrated into the overall building design and
should be consistent with the development's overall architectural concept.
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Draft TSO District fi:1anual
23. Large facades should be broken up into small-scale components through
wall modulation, fenestration and architectural detailing.
Urban Office
24. Rooftops overlooked by other taller buildings should be attractively
designed.
25. Consider incorporating innovative designs into a development, such as
vegetated roofs.
26. Buildings of considerable lengths or with large floor plates should
incorporate design features that reduce their apparent bulk. Examples of
these techniques include puilding articulation, changes in fagade patterns,
building breaks, vertical setbacks and material changes.
27. Exterior openings should be in scale (Le., proportionate) for the building's
function and use.
28. At prominent building corners and spaces between buildings not crossed
by streets, building projections are allowed to the maximum height of
each building.
B. Building Elements and Architectural Details
1. Intent
EI To provide flexible design parameters to allow each development
opportunities for creativity and expression in architectural design.
s To provide texture to streetscapes and interest and variety to the building
fa<;ade.
.. To make major building entrances obvious, visually prominent, and
welcoming.
2. Design Criteria
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.
I 24 I
3. Colors used on building exteriors should integrate a building's various
design elements or features.
3. Design Guidelines
General
Building Materials
1. Building structures are encouraged to employ a variety of durable
materials.
Building Entries
2. Building entrances should be visually prominent and easy for pedestrians
and bicycles to reach.
3. Canopies, awnings, and protected entryways are encouraged to highlight
and define building entrances as well as provide weather protection.
4. When the purpose is to provide weather protection, provide a sufficient
width, typically at least 4 feet, and sufficient height, 8 to 15 feet, for
awnings and canopies.
Colors
5. Use accent colors in a way to enhance or highlight building design, and
avoid detracting from building design.
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Draft ISO District Manual
Campus Office
Building Materials
6. Each building should complement and unify the design of all campus
buildings. Examples of the types of material encouraged and
discouraged are listed below:
Encouraged Materials:
.. glass
II steel
.. precast masonry
.. wood
.. metal panels
Discouraged Materials
" EIFS
Ii plastidfypon
" vinyl siding
.. corrugated metal as a facade
Ii residential details and or materials
Urban Office
Building Materials
7. Buildings should be constructed with predominantly masonry material.
Following is a list of encouraged and discouraged materials:
Encouraged
.. Brick;
.. Stone;
.. Pre-cast Concrete Panels.
Discouraged
.. EIFS;
'" Vinyl siding;
" Other residential-type materials.
8. The use of reflective or darkly tinted glass on a buildings facade is
discouraged unless the applicant can demonstrate special circumstances
apply.
I 26 [
9. All-glass vertical expression is allowed in recessed areas.
10. Building trim may be of stone, metal, pre-cast glass fiber reinforced
concrete (GFRC) or similar materials.
11. Punched windows are strongly encouraged for building facades.
12. Building design should incorporate a horizontal expression line above the
first or second floor, depending on the building's height, to develop a
sense of continuity.
13. Balconies on the second floors, especially above entrances, are
encouraged to provide a focal point to the building facade.
Light Industrial
Building Materials
14. Facades that face a public street should be architecturally emphasized
through window design, wall detailing, and entryway placement.
15. Harmonious and natural building colors should be used. Bright colors
should be used for accent only.
Retail
Buifding Materials
16. Fit and finishes of all storefront components should be of high quality.
Following is a list of encouraged and discouraged materials:
Encouraged
Ii Durable, smooth exterior-grade woods such as oak, redwood, cherry,
maple and medium density overlay (MOO) are acceptable materials,
.. Meta!,
a Stone,
" Cast stone,
" Concrete,
II Plaster;
" Opaque, smoked and reflective glass should be used for accent
elements /spandrel elements only.
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Dmft TSO District Manual
Discouraged
.. Pine,
.. Pressure-treated lumber;
Ground Floor Details
17. Retail development should include visually interesting ground floor details
such as awnings, window displays, doors, architectural accents, and
signage.
Building Entries
18. The primary building entrance should be clearly marked, while side
entrances should be as close to the front street as possible.
19. Site amenities such as benches and planters are encouraged near
building entries [see Section II-Pedestrian Environment].
20. Doors should be compatible with and complementary to a storefront's
design.
21. Where feasible, restaurants should use their building entries to connect
with outdoor seating areas.
22. Doors with a high percentage of glass are encouraged to increase
visibility into the storefront.
23. Recessed doors are encouraged to provide shelter for passing
pedestrians.
I 28 I
Ughting
24. Storefront facades, recessed doorways, outdoor spaces, parking areas,
and passageways should be lit.
Encouraged
" Concealed lighting;
" Down lighting;
Ii Internal window lighting past hours of operation;
" Mounted pedestrian lighting;
.. Lighting that becomes signage.
Awnings
25. Provide awnings at ground level in mixed use buildings to distinguish
retail function.
26. Awnings should project from the building fagade to provide protection
from climatic conditions.
27. Awnings must be at least eight feet above the sidewalk to the lowest point
of the awning. Awnings should be mounted above display windows and
below cornice or second store windowsills.
28. Awnings must be durable, fire resistant, and resistant to fading. The
following is a list of encouraged and discouraged materials:
Encouraged
!! Canvas;
" Retractable awnings;
Jl Variety of sizes and shapes among stores.
Discouraged
" Vinyl awnings;
" Same awning across several storefronts.
29
04i13f2009
IV. Landscape Design
A. Landscape Design
1. Intent
.. Integrate landscape design with site and building design in a cohesive
manner.
Ii Soften and screen the visual impact of hard surfaces such as parking lots,
service areas, walls, pedestrian walkways, public rights-of-way, sidewalks
and gathering places, by incorporating trees and landscaping into the site
design;
'" Ensure private landscaping reinforces, complements and enhances public
streetscape improvements and reinforces onsite pedestrian connections.
2. Design Criteria
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.
3. Design Guidelines
General
Complimentary to Building Character
1. Develop a landscape design concept that is consistent with or
complementary to site design and the development's architectural
character. The landscape concept should also enhance natural site
features, significant existing landscaping, and/or other existing amenities,
I 31 I
04113[2009
Draft ISO District Manual
where appropriate. An effective landscape plan will direct and enhance
the experience of a site when it:
a. Takes advantage of views of the landscaping from inside the
building.
b. Enhances the building itself, as viewed from within the site and
adjacent public streets.
c. Organizes, enhances and links the different spaces and
activities on the site.
d. Reinforces the streetscape design, and provides a pleasant
transition from the street to the development.
2. Landscaping should provide design continuity between neighboring sites.
3. Building facade modulation and setbacks should include features such as
courtyards, landscaping, or other special features.
4. See associated design guidelines in Section II.E - Natural Environment
related to hillsides.
Screening and Buffering (Perimeter verses Interior)
5. Required perimeter landscaping may be averaged and clustered if the
total required square footage is achieved onsite.
6. Consider using landscaping as a buffer to reduce the impacts of wind, air
pollution and noise on a development and surrounding sites.
7. See associated design guidelines in Section II.A, C, and D - Site Design
Concepts and Site Relationships, Sitting and Screening of Parking and
Siting and Screening of Service Areas and Mechanical Equipment, as
well as Section IV B. Planting Design.
Reinforce and Enhance Public Streetscape Improvements
8. Ensure that the landscape design reinforces and complements plantings
in the public right-of-way.
9. Ensure that landscaping at crosswalks and other locations where vehicles
and pedestrians intersect does not block pedestrians and drivers' views.
10. Provide pedestrian paths across landscape areas where needed to allow
convenient pedestrian circulation and prevent plants from being trampled.
I 32 I
11. Landscaping is encouraged to help define pedestrian walkways and
parking areas, and should be used to mitigate climate and solar
conditions.
Specific to Light Industrial
12. Landscaping should be incorporated where light industrial areas end and
residential and commercial uses begin. Appropriate landscaped areas
should be provided to create a transition to adjoining properties and uses.
B. Planting Design
1. Intent
" To encourage selection of plant materials that will enhance the overall
landscape design concept and provide for variety and visual interest on the
site.
.. To encourage the use of plant materials that will survive with minimal or
reasonable maintenance, are resistant to drought', and are otherwise
appropriate for conditions.
2. Design Criteria
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.
3. Design Guidelines
General
1. Develop a planting design that complements overall project design and
provides continuity with plantings on adjacent lots and natural areas.
2. Provide adequate plant quantity, size and spacing for the intended effect.
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04f13i20G9
Draft TSO District ~~anuaJ
3. Areas not in use by structures, driveways, plazas, walkways and parking
spaces should be landscaped.
4. Consider the use of indigenous plant species or plant species proven
adaptable to the local climate in all landscaping.
5. Select a variety of plants with consideration of visual interest, including
using plants as accents and contrasting textures. Where feasible,
coordinate selection of plant material to provide a succession of blooms
and seasonal color.
6. All weeds and invasive species on site must be controlled including in
sensitive areas
7. Landscape features such as decorative paving, fountains, rock features
walkways, or benches are permitted within perimeter landscaping areas.
8. Planters and urns should be used extensively throughout the Tukwila
South development in the development areas that are urban in nature.
Large planters are movable for flexibility and give a more open feeling to
the sidewalks and plazas. All planters should appear to be authentic
materials such as terra-cotta, porcelain, stone, or heavy clay. Newer
resins can be used, but must be compatible with adjacent architecture or
site furnishings.
9. Tree grates may be used throughout the project.
10. See associated design guidelines in Section ".E-Natural Environment.
I 34 I
V. Signage
A. Signage Design
1. Intent
" To create a sense of arrival to the Tukwila South development
" To create a path for wayfinding through Tukwila's South development
" To support Tukwila South development's identity as a special place.
" Provide a means of identifying and advertising businesses; providing
directional assistance; and creating color and interest.
2. Design Criteria
1. Provide signage that is consistent with the site's architectural theme.
2. 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.
3. Provide signage that is oriented to both pedestrians and motorists in
design and placement.
4. 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.
3. Design Guidelines
General (all uses):
1. In the Tukwila South development, iconic elements and signage should:
I 35 I
04113/2009
Draft TSO District ~~anual
"Provide project identity
g Create a sense of arrival
"Allow for sub-brand identity
"Create a path for wayfinding throughout Tukwila South's development
"Identify specific venues
2. Signage should be scaled appropriate to the use and volume of the
street. Signage directed toward drivers should be easy to read from a
distance. Information conveyed to pedestrians can be of a more intimate
scale.
District IdentWcation
3. Signage that provides identification and directional information should be
used to improve wayfinding throughout the Tukwila South Development.
4. Wayfinding signage should identify specific elements and districts within
the Tukwila South development providing project identification throughout
the community.
5. Wayfinding signage should be legible and consistent in placement, style,
format, and icons.
Project JdentificaUon
6. Signage should be an integral part of the design approach to the building
and site. Signage should emphasize special building features, such as an
entry or display window, with properly scaled signage.
J,
7. Corporate logos and signs should be sized appropriately for their location.
8. Signs within a development should be coordinated and display similar or
complementary design characteristics.
9. Provide durable, high quality materials and finishes for signage.
10. Provide signage to indicate site access and service entrances where
appropriate.
Retail
11. Sign lighting, including flat mounted and blade and banner signs, must be
lit with concealed lighting, or from above with down-lighting.
I 36 I
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TUKWJLA SOI.JTl-i PROJECT
TUKWILA SOUTH PROJECT DEVELOPMENT AGREEMENT
TUKWILA SOUTH OVERLAY ZONING DISTRICT