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HomeMy WebLinkAboutSpecial 2014-04-03 COMPLETE AGENDA PACKETCity of Tukwila Tukwila City Council Work Session - Southcenter Plan and Regulations Thursday, April 3, 2014 Rainier Conference Room 6300 Southcenter Boulevard, Tukwila, WA 5:30 - 7:30 p.m. AGENDA Call to Order and Introduction 5:30 II. Overview of Project History 5:35 III. Review of Planning Commission Recommendations 5:45 • Southcenter Subarea Plan • Zoning Code Regulations • Southcenter Design Manual IV. Next Steps — Council Review Process 7:15 V. Adjourn 7:30 d City of Tukwila Jim Haggertoii, Mayor Department of Community Development Jack Pace, Director TO: Tukwila City Council FROM: Nora Gierloff, Deputy DCD Director Lynn Miranda, Senior Planner DATE: March 28, 2014 SUBJECT: Worksession on PC Recommended Southcenter Plan and Regulations ISSUE The work session will focus on reviewing a brief history of the Southcenter Planning effort and then introduce the staff edited versions of the Planning Commission recommended Southcenter Plan, Chapter 18.28 Tukwila Urban Center (TUC) District and the Southcenter Design Manual. The Southcenter Plan documents the existing conditions in the area and sets the vision for change over the next 20 years. The Zoning regulations, when adopted, will replace the existing TMC Chapter 18.28 and be used to evaluate development proposals and improvement plans proposed on properties within the Southcenter area (TUC District). The Southcenter Design Manual will provide additional design detail for projects subject to design review. BACKGROUND This project has been underway since 2002 when Tukwila received a federal grant for Transit Oriented Development planning in the Southcenter area. See the Project History tab for a timeline of the process. The vision and the documents have evolved considerably over that time, see the Project History tab for a set of links to the older documents and review process. In 2009, the draft Tukwila Urban Center Subarea Plan forSouthcenterwas released for public review. The Planning Commission held three work sessions and three public hearings before sending the Plan back to staff for revisions. On March 14, 2011 the Council Committee of the Whole recommended that staff reduce the scope of the Southcenter project and directed staff to revise the draft Plan to meet the minimum requirements for accommodating growth and fulfilling regional policy goals. The Council wanted a streamlined review process since the changes from the existing code would be reduced. Consequently, no formal stakeholder group process was desired. Instead, public involvement would consist of informal meetings between staff and key individual stakeholders, as needed, and by open houses and future Planning Commission and City Council public hearings on the draft Plan. While revising the Zoning regulations, Staff met informally with key stakeholders including representatives from Westfield, Target, Sears and the Tukwila Fire and Public Works Departments to resolve concerns. Staff also used individual comments that were received on the 2009 version of the draft Southcenter Plan to make revisions. As directed by the City Council, revisions to Chapter 18.28 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206- 431 -3670 • Fax 206- 431 -3665 1 2 made it less prescriptive, incentivized the forms of redevelopment envisioned by the community, and assumed that redevelopment would be primarily market driven. One significant change from the 2009 version is that the majority of Architectural standards and guidelines are now located in separate document titled Southcenter Design Manual. In 2012 these revised documents were reviewed by the public and the Planning Commission at an open house, public hearing and series of work sessions. The Commission approved their recommended drafts of the three documents in October 2012. DISCUSSION Where We Are Now During 2013 staff prepared a Supplemental Environmental Impact Statement (SEIS) to analyze the impacts of buildout of the Southcenter area as envisioned under the Plan. We took advantage of a relatively new SEPA process set forth in RCW 43.21C.420 that allows the City to comprehensively consider area -wide, cumulative environmental impacts of the Southcenter Plan project and appropriate mitigation over an extended time horizon, rather than evaluating impacts and mitigation on a project -by- project basis. Future project- specific development proposals that are consistent with the subarea plan, development regulations and SEIS will not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act. While the SEIS was underway staff took the opportunity to review the proposed Zoning and Design regulations for opportunities to streamline and make them more user friendly. We had a peer review done by Makers Architecture and Urban Design consultants and tested the regulations against the Washington Place and Odin Brewery proposals. This resulted in a considerable amount of reorganization, deletion of redundant provisions and addition of new photos and diagrams. The documents in this binder reflect these staff recommended changes to the PC recommended documents. The strikeout /underline versions with comments about the changes are available at http:// www. tukwilawa .gov /dcd /urbancenterplan.html Overview of Staff Proposed Changes Southcenter Plan Only minor edits were made to reflect current station names and existing conditions. The binder version includes these strikeout /underlines. TMC 18.28 TUC Zoning Regulations 1. The District and Corridor Maps, charts and tables were moved from the front of the document to be next to the sections that contain their standards. The Corridor Charts were reformatted. Page 2 of 4 2. Some standards were moved into the Zoning Code from the Design Manual and some guidelines were moved into the Design Manual from the Zoning Code. 3. A new section 18.28.020 C Interpretation of the Development Code was added for clarity. 4. The design review section at 18.28.030 D was moved and clarified and a new table added to identify what projects trigger which standards. 5. A new parcel was added to the TOD District. It has been purchased for development by Olympus Spa and the project would not have been permitted in the Workplace District. 6. An additional tier of height incentives (affordable housing and LEED) was added to the TOD District in the standards chart and 18.28.070 D to accommodate potential interest in taller development. 7. The side and rear setbacks and landscape requirements in the District standards chart were streamlined so that they do not vary depending on whether the facade contains windows or not. 8. The orientation of a future neighborhood corridor was changed from E -W to N -S based on the site design of the Washington Place project and the location of an existing through -block easement. 9. The building modulation standards were streamlined to only apply to street facing facades and new diagrams were added for clarity. Much of this section was moved to the Design Manual. The section that remains in the Zoning Code now covers articulation, modulation and transparency. 10. The Shopfront standards were deleted as redundant to the other facade design standards and guidelines. 11. Changes to 18.28.240 General Landscaping reflect Tree Committee recommendations that will be applied to other areas of the City when the Landscape Chapter of the Zoning Code is updated in 2015. 12. Based on review of the Washington Place project the Open Space Regulations at 18.28.250 have been reduced and made more flexible. The original proposal of 100 to 150 square feet per residential unit was unfeasible in a high -rise building type. Pedestrian space requirements for commercial uses have been modified to only apply to the building footprint to incentivize multi- story development. 13. Some additional standards for pedestrian walkways through parking areas were added to 18.28.260 D 5 and 18.28.280 to improve safety and the quality of the pedestrian environment. vd Southcenter Design Manual 1. The Design Manual was extensively reorganized into two major sections, Site Design Elements and Building Design. Some standards were moved into the Zoning Code from the Design Manual and some guidelines were moved into the Design Manual from the Zoning Code. Many of the criteria were rewritten for clarity and to read more consistently. 2. Walls and Fences — overly specific language was deleted and new examples added. 3. Open Space — a new section that contains guidelines moved from the Zoning Code to the Design Manual. 4. Architectural Concept — removed language that overemphasized continuity, we want to encourage a lively and organic appearance. Page 3 of 4 3 4 5. Entrances and Doors and Building Facade Base and Top — streamlined by removing some overly specific language and diagrams that remained from the earlier "form based code" approach. 6. Building Massing - replaces the original Building Modulation section and is consistent with the proposed approach to Architectural Design standards in the Zoning Code. 7. Building Details and Elements — new section contains a specific menu of choices to create interest, variety and human scale on building facades. Next Steps A public hearing is scheduled for April 14th. Council will determine whether review will take place during Monday meetings or whether additional work sessions would be more efficient. Page 4 of 4 City of Tukwila 1 Planning Commission Recommended Draft with Staff updates in Strikeout /Underline .,• 03/20/2014 5 Southcenter Subarea Plan Contents 1.1. Orientation 1 1.2. Community intent 4 1.3. Starting Point: Existing Conditions summary 5 1.4. The VISION for Southcenter 1211 1.5. Redevelopment Strategy 314 1.6. Reccommended City actions 38�F 1.7. Appendix A: existing conditions 52& 1.1. ORIENTATION This Subarea Plan is both an implementation and a policy document, in that it is intended as a strategy for change and as regulatory policy to guide and govern future development within Tukwila's urban center, Southcenter. This Subarea Plan establishes a planning and design framework to further the vitality, functionality, and sustainability of the Southcenter area in accordance with market forces and the community's vision for its primary commercial district. Sections 1.2 through 1.4 of the Plan describe the community's aspirations for Southcenter and the physical outcomes that the Plan is intended to orchestrate as new investment creates change. Section 1.5 outlines the strategies by which the community intends to support and promote the realization of the vision of the future Southcenter. Section 1.6 identifies a preliminary set of recommended actions and investments that the City can take to accelerate the redevelopment strategies. Appendix A contains a detailed snapshot of existing conditions in the urban center at the time the Plan was drafted. Finally, The Southcenter Subarea Plan is intended to provide guidance for actions not specifically covered by the development regulations contained in TMC Chapter 18.28 Tukwila Urban Center District. R for Great Citiest • Burl g Blacks for Re. evelo ,l„g Sout This plan recognizes a set of integrated principles that have produced the best places and cities throughout the world. As part of this Plan, these principles are translated into objectives and short term strategies directing reinvestment and new development that successfully transition Southcenter from a suburban to a more urban center. The planning principles for great cities are as follows: • Make great streets. Street design dictates the form of individual blocks and buildings that enclose each streetscape. "Complete streets" provide for pedestrian comfort, bicycle safety and 1 Adapted from the Santa Ana Renaissance Specific Plan, 2007 Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 6 1 Southcenter Subarea Plan automobile movement according to their location and necessary function in the overall area. Streets of various types are designed to further improve pedestrian crossing safety and balance automotive speed with the needs of non - motorized transportation. Where appropriate, streets have on- street parking in order to provide a buffer between the moving traffic and the pedestrian, thus diminishing perceived and actual danger. Further, in key commercial environments, on- street parking plays a critical role in the daily and long -term viability of businesses. • Break up the super blocks. The most effective redevelopments will be those that retrofit the streets, blocks and lots to provide a compact, connected, walkable mix of uses and housing types. Retrofitting the underlying layout of the streets and blocks transitions auto oriented suburban patterns and behaviors into more sustainable ones. A fine network of interconnected streets, rather than super blocks and limited number of roadways, encourages pedestrian movement. Such a network also provides multiple routes that diffuse traffic, increasing the options for travel to various destinations, improving safety response time and creating alternatives for emergency access. • Create a memorable built environment. The buildings, blocks and streets of an area are interdependent and contribute to an overall pattern of unique and related places. Each one contains in part the ingredients of all the others. Buildings of a particular quality can define the block that contains them and the street that surrounds them. Design is the matrix that helps either to create or destroy the quality and character of a place. Buildings are the smallest increment of growth. A variety of architectural types, and their relationship to each other, largely determines the character of a place as they define the streets and open spaces they face. • Make great public spaces. Urban areas can be much more than a place to eat, work and spend. Part of what makes a place more valuable and beloved are the public spaces. Well- designed public spaces enhance community identity and foster civic pride. Public spaces are the visual punctuations along the greater public realm of streets that give identity to the various districts in the area. This will contribute to a unique character, and distinguish it from other regional centers and commercial areas. • Live near transit and where you work, shop & play. Adding more residential density in an urban center is a way to support goods and services and a means to enhance a sense of community. The opportunity to live above stores and businesses and in close proximity to transit access points encourages residents, shoppers and employees to drive their cars less and increases their ability to take advantage of the proximity of uses, services, transportation options, parks and public places provided in such an environment. This increases an area's appeal while providing for a 24/7 rhythm of uses. • Get the mix of uses right. A compact mix of transit - supportive land uses such as offices and housing within walking distance of transit will help generate ridership, reduce the need for parking, and help reduce the number of automobile trips. • Get the retail right. Retailers are encouraged to facilitate pedestrian storefront shopping. A successful pedestrian oriented retail core is typically located around a more urban pattern of streets accommodating cars and on- street parking. Off - street parking is ideally located in a Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 2 03/24/201410.25.12 7 Southcenter Subarea Plan combination of shared and park -once lots and structures with buildings to the back of sidewalks. • Get the parking right. The compactness, mixed use nature and walkability of an urban area entices customers to park just once and complete tasks on foot. This reduces the average trips and parking in a traditional setting by half over strip retail. The transformation of drivers into walkers is the immediate generator of pedestrian life: crowds of people that animate public life in the streets and generate the patrons of street - friendly retail businesses. It is this scene that provides energy and attraction to sustain a thriving environment. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 3 03/24/201410.25.12 8 Southcenter Subarea Plan 1.2. COMMUNITY INTENT The Southcenter area serves many functions for the citizens of Tukwila. It is the city's primary commercial hub, drawing customers from within the community and all over the Puget Sound region. It is a workplace center, providing jobs to residents and nearby communities. It is a major contributor, through property and sales tax, to local government and the services it provides to all citizens. It is the intention of the Tukwila community and the purpose of this Plan to bolster, extend and build upon these valuable functions and to realign the Plan Area as needed with new forces of change and market demand. More specifically, it is the community's intention to: 1. Bolster the Southcenter area's market position as the primary regional shopping and entertainment center for South King County. 2. Establish a planning framework that insures that each increment of new investment adds to the long term sustainability of Southcenter as a part of the city and region. 3. Encourage the eventual redevelopment of underutilized properties and oversized parking lots into a pattern that connects the project areas' key anchors (such as Westfield Mall) and overlooked amenities (such as Tukwila Pond and the Green River) to each other and to new infill commercial, residential and public spaces. 4. Substantially enhance the walkability of the northern portion of the Southcenter area, augmenting the exclusively auto - oriented environment with pedestrian amenities, transit, and bicycle facilities. 5. Stimulate pioneering residential and office development in walking distance of the Southcenter (bus) Transit Center and the Tukwila Longacrc:. Sounder commuter rail /Amtrak S &tation, and ensure it is configured to provide safe and comfortable pedestrian routes to and from the stations and other Southcenter destinations. 6. Enhance the convenience, visibility, accessibility, and visual character of the transit infrastructure in Southcenter, and integrate it with the pattern of development in the urban center. 7. Realign policies conditioning development in Southcenter with contemporary consumer and investor preferences, resulting in buildings and spaces that contribute to an identifiable sense of place and attract new types and forms of development envisioned by the community. 8. "Unearth" Tukwila Pond and the portion of the Green River that passes through Southcenter, restoring their natural health and beauty, and featuring them prominently as amenities that enhance the identity and drawing power of Southcenter. 9. Enhance the visual character of Southcenter to reflect the special landscape and architectural heritage of the Pacific Northwest region. 10. Manage expected growth in a sustainable way, ensuring that the regional benefits of growth management do not come at the expense of livability, by focusing growth and density in Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 4 03/24/201410.25.12 9 Southcenter Subarea Plan environmentally suitable areas and adequately servicing it with improved infrastructure, including non - motorized facilities, transit and enhanced access to parks and natural features. 1.3. STARTING POINT: EXISTING CONDITIONS SUMMARY The condition of the Plan Area at the time of the Southcenter Plan's drafting is detailed in Appendix A, documenting and describing the physical and structural conditions of the area that have informed the recommendations of the Plan. As change occurs, the community intends to measure those changes to monitor the Plan's success and the degree to which it remains sufficiently current. A summary of conditions, challenges and opportunities is provided below: Land Use • An economically successful regional commercial, shopping and employment center • Major contributor to City revenues & local services through sales & property taxes • Suburban pattern of development • Very little vacant developable land • Low density development surrounded by parking points towards redevelopment opportunities • No residential or mixed use development — need more amenities to attract • Predominantly single -story buildings • New investment will increasingly entail redevelopment of buildings and site North • Auto - oriented commercial, with retail, office, and lodging • Large regional shopping Mall surrounded by parking and rings of associated smaller scale, low -rise, surface - parked commercial buildings. UsiL.t. 1, Regional shopping & employment center Low density development surrounded by parking provides opportunities for redevelopment Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 10 5 Southcenter Subarea Plan South & West • Primarily warehouse and distribution center serving the mall & region • Some outlets (especially furniture), along with some low -rise office. • Some "big box" retail & super centers along Southcenter Parkway. Il' 11,11111111111:11.11111 1111m1111 11111111111111,111,11111111111111111111111111111111111111.11111111111 9Jydyl //„ Primarily warehouse, industrial & big box retail uses in the southern part of urban center Zoning • Current zoning is the same for the entire planning area — TUC. • Nearly every kind of retail, entertainment and restaurant use permitted • Commercial services, warehouse & light industrial uses permitted. • Residential uses permitted within 500' of a water body. tiff //,( Supercenter retail along Southcenter Pkwy Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 6 11 Southcenter Subarea Plan Existing building pattern Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 7 03/24/201410.25.12 12 Southcenter Subarea Plan Transportation & Circulation • Located at the intersection of 2 major freeways (1 -5 &I-405) • Few access points into Southcenter area • Limited street network, especially east /west routes • Street network designed solely for automobile traffic • Oversized blocks limit internal circulation • lnadcquatc facilitics f r )Large ridership at newly expanded bus transit station on Andover Park West Non - motorized Circulation ON 111 111„ 1 rife ,irv.y w inadequateNew Tukwila Transit Centerfacilitics • The regional Interurban & Green River Trails serve as a pedestrian /bicycle spine through Southcenter • Block size too large to walk • Lacking bicycle infrastructure /routes on streets • Long distances between destinations • Narrow, unprotected sidewalks along highly trafficked & higher speed corridors • Inconvenient pedestrian access to Sounder commuter rail station from Southcenter area • Difficult to find and access parks, trails & open spaces • Little effort made to create site layouts oriented to pedestrians • Access (driveways) management needed in key pedestrian oriented areas Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 Formatted: Font: Bold 13 Southcenter Subarea Plan Streetscape • Site layouts and streetscapes primarily oriented to needs of motorists • Overall impression is of large, simple buildings fronted by asphalt • Lacking individual street identity — easy to get lost All streets look the same & are oriented to needs of motorists Architectural & Landscape Character • Buildings separated from street by large parking lots, with entrances difficult to find • Buildings generally reflective of auto - oriented development • Construction before design review implemented (1982): o Unarticulated buildings with little ornamentation or design o Simply massed buildings with a box -like appearance o Buildings don't reflect any design character indigenous to City or region • Since 1982: o Well designed buildings are lost in the overall mix o Too few well designed buildings to create a visible theme or provide district identity • No landmarks Examples of Desired Urban Form New parking structure — Mall t oromoomet 00000000000000000000000000011 11111111111111111111111111111111 i. Westfield Mall Redevelopment Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 14 9 Southcenter Subarea Plan Claim Jumper — new construction built to the Corner of Southcenter Pkwy and 180th Street Acme Bowl — redevelopment of warehouse 405 Baker Blvd. — redevelopment of warehouse with public frontage improvements Fatigue Technology — redevelopment of warehouse Warehouse redevelopment on S.180th St Pad building on Westfield Site built to the back of sidewalk on Strander Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 10 03/24/201410.25.12 15 Southcenter Subarea Plan p 11 11111111111 11111 11111111 11111 1111111111 NOI 11111111100 010000100 ggrir 111111111111111111 11111 1 11111111111111111111111 I I 11111111IIIIIII1ool11111„,„7„, II 111 1111,014,1, J 1 e!!'" „ , I'440t0%11, Southcenter Square Shopping Center — built to the back of sidewalk with plaza spaces and clearly delineated pedestrian paths, constructed two new half streets 16 Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 11 03/24/201410.25.12 Southcenter Subarea Plan 1.4. THE VISION FOR SOUTHCENTER The Southcenter area comprises of approximately 250 individual privately held properties, and over 8 miles of public rights -of -way that are under the ownership and control of the City. The overarching purpose of the Subarea Plan is to orchestrate individual public and private investments to produce greater value than any separate project could practically achieve by providing a common vision that all investors can rely upon, contribute to, and derive value from. This section describes the common purpose to which all actions and investments shall be directed: the realization of a vision of the future that is sufficiently specific to provide a common purpose, yet loose enough to respond to opportunities and changes in the marketplace that will inevitably arise. 1) District Structure — From Suburban Commercial Area to Urban Center The forces of market demand and land availability that produced the current characteristics of Southcenter's built environment have evolved significantly in new directions. The primary driving forces conditioning the form of new investment in the Plan Area will be: 1) The shopping industry's shift away from internally focused shopping centers in favor of more open air and amenity- driven formats; 2) Rising gas prices and increasing regional commitment to transit; 3) A rapidly growing demand for walkable urban environments for living, working and shopping; and 4) The rising economic importance and value of property in the Southcenter area as a result of the expansion of the regional mall and the disappearance of easily developed property in the area. The implementation of this Plan is intended to enable Southcenter to benefit from these primary conditioning forces. Responding to these forces of change, the community envisions guiding development and change to create differentiated areas where the character, forms, types of uses and activities benefit, complement and support each other (See Figure 1.1. Evolution of C ^•4 e e4 District Structure and Figure 1.2. Envisioncd District MapStructurc). Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 12 03/24/201410.25.12 17 Southcenter Subarea Plan To SeaTac Airport To Seattle To Seattle To Renton von *nod der" 4 Sounder Transit Station To Tacoma To Tacoma Figure 1.1. Evolution of District Structure Southcenter encompasses a relatively large area containing a wide variety of uses. To create a more coherent urban form and enhance the Center's long -term competitive edge within the region, the City intends to guide development and change to create distinct areas where the character, forms, types of uses and activities benefit, complement, and support each other. (City of Tukwila Comprehensive Plan) Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 13 03/24/201410.25.12 18 Southcenter Subarea Plan Regional Center The area in the vicinity of Westfield Southcenter Mall, with easy access to the new bus Transit Center, will continue to infill and intensify to a more walkable and compact form of development extending southward toward Strander Boulevard, ultimately extending to the edge of Tukwila Pond and eastward across Andover Park West. Transit Oriented Development (TOD) Neighborhood In response to the region's enhanced commitment to transit service, a new Transit Oriented Development Neighborhood will extend from the upgraded bus transit center on Andover Park West, eastward towards the Sounder commuter rail station. Public investments that will serve as catalysts for the redevelopment of this area include a new pedestrian bridge over the Green River and frontage improvements along Baker Boulevard. nas Transit Otigented Devpi!kpment l 111111111111111111111111111111111111111111 111111 1111 1 o 111 1111„10111101 1001 „1011„1„. 11111111111111111111111 Figure 1.2. District Map Pond District City improvements to public frontage, water quality and pond amenities will help instigate the "unearthing" of Tukwila Pond Park not only as a public amenity, but as an "amenity anchor" for the southern edge of the Regional Center and as the center of a new mixed use Pond District. Workplace The large southern portion of the Plan Area will continue to provide a wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, with incremental infill by office and other complementary commercial uses. Commercial Corridor Southcenter Parkway will continue to feature auto - oriented retail and services in a manner similar to the existing patterns of development in that area. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 14 19 Southcenter Subarea Plan The particular characteristics envisioned for each of these districts are provided below: The Regional Center The Regional Center portion of this Plan is the primary shopping and entertainment destination for South King County, and the centerpiece of the Southcenter area. It occupies the highly visible and accessible northwestern quadrant of Southcenter, which is nestled snugly up against the intersection of Interstate 405 and Interstate 5. The Regional Center owes its success to and is anchored by the recently expanded and refurbished Westfield Southcenter Mall. The drawing power of this retail powerhouse will continue to bring investment in retail and services oriented to an expanding regional trade. Just to the east, Acme Bowl, LA Fitness and I -Fly will serve as complements to the Mall and strong attractors for new entertainment venues in the area. The new Transit Center with service to the Sounder commuter rail and LINK light rail stations, local and regional bus routes, and bus rapid transit (BRT) is prominently located between the Mall and existing entertainment venues. As new investment continues to flow into the Plan Area, the community envisions the emergence of an increasingly urban district that uses its progressively more valuable land with greater efficiency, which can be comfortably explored not only by automobile but also on foot or bicycle. The District will likely begin changing from the exclusively parking -lot- surrounded, auto - dominated development to an increasingly walkable and amenity driven pattern reflecting contemporary consumer and investor preferences. However, ensuring excellent access for all modes of transportation into the Regional Center will be key to its continued success. Over time, public investments, when combined with market - driven infill, are intended to instigate new development increasingly characterized by a pattern of walkable - scaled city blocks with key street frontages lined with visible storefronts and active sidewalks (Photos 1, 2). Buildings may be oriented to public spaces and sidewalk areas with higher levels of amenity (Photo 3). Abundant and convenient parking will be provided, but will no longer dominate the view from the road or the sidewalk. loolooloollmoo 1. Smaller retail with visible storefronts and active sidewalks '4111w, dp1:111 2. Anchor retail with visible storefronts and active sidewalks Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 20 15 Southcenter Subarea Plan 3. Example of buildings oriented to amenities IU1 4. Envisioned mixed use retail /office development OSWlff110 As the Regional Center continues to grow in response to the growth of the region, the market, public investment, and escalating property values, the District may continue to intensify with upper stories containing offices (Photo 4), homes (Photos 5) or hotel rooms. Over the long term, infill development on the high -value property of the Mall will likely continue the transition from surface parking to structured parking, and may be increasingly characterized by mid -rise or high -rise building components built over the retail base. This process of increasing land use efficiency, development intensity, synergy and mix, will be combined with public and private investments increasing walkability and accessibility befitting a true regional center. The increased intensity and vitality can continue the process of broadening the Mall's draw, expanding its "captive audience," adding customers, residents, employees and safety to the dynamic center of the region. 0 II o,7l�fen2�fElr,!��kJK�,`SPg6�f� 5. Example of mixed use residential development Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 16 03/24/201410.25.12 21 Southcenter Subarea Plan 1;...e....a -..ate >II11111111111,JJJ A�w!� /111414100t110.6010 6. Mall's internal streets connecting towards Tukwila Pond 7. Mall s internal streets connecting to Transit Center In the long term, the Mall, the entertainment area, and the Southcenter Transit Center will continue to be the armature for the ongoing escalation of value, activity and investment. The access points and internal streets of the regional shopping mall will likely be extended, developing into bustling, high amenity spines that connect shopping anchors and shopfronts southward to the north shore of Tukwila Pond (ultimately an "amenity anchor ", Photo 6) and eastward toward additional shops in the direction of Southcenter Transit Center (Photo 7). The Pond District Southcenter's greatest amenity, Tukwila Pond, which prior development has rendered virtually invisible, will become the prized center of an entirely new part of Southcenter. Rather than turning its back on the Pond in the manner of development that has occurred in the past, new development will ultimately orient toward the pond with active doors, windows, and public walkways facing the water. Surrounding streets and development will provide not only views to the water, but clear, legible and frequent connections to enhance public access to Tukwila Pond and its surrounding park. Degradation of water quality and natural environment that has occurred will be carefully reversed. The natural setting and wildlife amenities will be protected, and proximity to and views of the Pond will add substantial value and character to nearby real estate development. The Urban Waterfront Along the northern edge of Tukwila Pond, development will take cues from its location adjacent to the Mall and to the retail corridor of Strander Boulevard, resulting in a more urban environment focused toward a paved waterfront esplanade . Over the long -term, the Mall may grow toward the Pond (Photo 8), making the northern shore function in part as an "amenity anchor ". Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 17 03/24/201410.25.12 22 Southcenter Subarea Plan 1 010 8 Envisioned Mall to Tukwila Pond Connection 9. Envisioned waterfront esplanade (Carillon Point, WA) The waterfront esplanade will ultimately run along the northern Pond shore, featuring restaurants and entertainment, with storefronts spilling out onto the active pedestrian promenade along the waterfront (Photos 9, 10). The upper stories of the Pond's north shore development will likely feature homes, offices and /or hotel rooms (Photo 11) that benefit from the activities below, as well as from enviable views and access to a loop trail around the Pond, making it one of Southcenter's most coveted places to live, work, or visit. 10. Esplanade character & elements 11. Envisioned mixed use on Pond's north edge Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 18 03/24/201410.25.12 23 Southcenter Subarea Plan The Natural Waterfront The eastern, western, and southern edges of the pond will be characterized by a more natural park environment, preserving habitat for pond wildlife. A "necklace" of pedestrian paths, floating boardwalks and sidewalks will connect the edges of the pond. Tukwila Pond Park will provide benches, overlooks, shade trees and informal landscaping. Buildings will be separated from the pond by streets along the eastern and southern edges. Building heights will be lower along the southern edge to insure plenty of sunlight for the Pond itself; buildings will also step down toward the water to preserve views as well as a park -like character. Ground floors will range from office to support services, retail, and lunch options for workers, to newer housing types like live -work on the ground floor, with more private uses like office and residential above (Photos 12, 13, 14). Envisioned mixed -use development facing south end of Tukwila Pond 41110 ol �r op 1111 1111111 12. Nveie woo IJ I ' // / 13. 14. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 19 03/24/201410.25.12 24 Southcenter Subarea Plan The Transit Oriented Development (TOD) Neighborhood Southcenter will continue to evolve as the region continues to embrace smart growth and livable communities strategies, and deepens its commitment to transit. The northeastern quadrant of Southcenter will benefit from its enviable location between the Regional Center, Southcenter Transit Center and the Tukwila Longacres Station, and from the potential amenity value of the segment of the Green River that runs through the district. The community will leverage the rail station and bus transit center to bring new investment to the previously underutilized properties within walking distance of these facilities. The emerging new TOD neighborhood district will eventually be increasingly characterized by a compact and vibrant mix of housing, office, lodging and supportive retail and service uses. Local workers, commuters, shoppers, and residents will benefit from the easy access and convenience and to an increasingly wide variety of transit offerings accessible in the urban center. Parking will be accommodated by a combination of off- and on- street parking spaces /lots. Compact and coordinated mixed -use development will provide opportunities for shared parking facilities. Such facilities can be shared between public and private uses — and between different private uses. As the area redevelops and intensifies, and as the value of land increases, off - street parking may begin to transition into well- designed parking structures, such as those constructed by the Mall. A growing network of streets, public spaces and pedestrian connections will provide a fine - grained scale to the district, and connect it more readily to adjacent areas. A new pedestrian bridge across the Green River will provide a more direct connection between the Tukwila Longacres. S &tation and the rest of Southcenter, and a new east -west pedestrian- oriented corridor along the Baker Boulevard alignment will complete the connection between the Regional Center and the Tukwila Longacres Station. The overall structure of the TOD Neighborhood will be characterized by higher development intensities and building heights close to the Tukwila Longacres. Station, lower -rise buildings along the river, increasing again to higher development intensities and heights where the district overlaps with the edges of the Regional Center. Between the Mall and the River, changes will include a more urban mix of compatible uses spanning retail, high density residential, live -work, office and lodging (Photos 15, 16, 17, 18, 19). Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 20 03/24/201410.25.12 25 Southcenter Subarea Plan Examples of TOD Neighborhood Development 15. Retail/residential uses 16. Live/work ,r,,,..ii- V?i■iiii'i•iiiiingai,i;i1Vi,i 17. Residential 18.Office 19. Mixed use retail/office Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 26 21 Southcenter Subarea Plan Examples of active building frontages on pedestrian scaled blocks o.. � ,tip IAV Utd1f971SPINobow'' OS Sfiitig 20. 21. "4.._w 1C 22. The neighborhood's small, pedestrian - scaled blocks will eventually be lined with a mix of uses along active building frontages (Photos 20, 21, 22) to provide a pleasant pedestrian realm throughout the district, particularly along primary streets leading to the Tukwila Longacrc:. Station. New development will also contribute to the construction of new public open spaces within the district. Photo 23). Immugo mow .. r 0 Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 22 27 Southcenter Subarea Plan 23. New public spaces within the TOD Neighborhood 24. Envisioned townhomes oriented towards the Green River Properties lining the segment of the Green River that cuts through the TOD Neighborhood will want to take full advantage of their unique setting. New uses, including townhomes (Photo 24), mid -rise housing, offices, and hotels may be oriented toward the river. East of the river, between West Valley Highway and the railroad tracks, many redevelopment obstacles are present at the time of Plan adoption. An existing rail spur from the Union Pacific Railroad renders much of the land in this neighborhood un- developable. An overhead high tension power line crosses the area. Several underground and above - ground utilities present severe constraints to subterranean construction, which impacts the amount and intensity of possible development. Finally, the BNSF and UP rail lines limit access to a significant portion of the land in the developable area between the tracks. However, a commitment by Sound Transit to support transit oriented development on the existing station site could kick off a renaissance in the surrounding area with high- density lofts (Photo 25, 26), mid -rise residential (Photo 27), and offices oriented towards the station (Photo 28). irlillipgommen il\\‘1**** 25. Envisioned high- density lofts near Sounder /Amtrak Station 1 ��111�N�rr Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 28 26. Envisioned high- density lofts °�/(/!�1111111i1 23 Southcenter Subarea Plan 27. Envisioned mid -rise residential near Sounder /AmtakStation 28. Envisioned TOD Office Development !11011111 0 1 .011111 11 VI .M1111111. 11400 00101 , rl� II 29. Commercial Corridor retail 'power centers" Commercial Corridor To insure that Southcenter provides opportunities for the full range of shopping industry development types, Southcenter Parkway will continue to serve as Southcenter's commercial strip, providing sites for auto - oriented retail and services, including large -scale "power centers" and "big box" retail, single tenant uses, and uses requiring drive -up and drive -in facilities (Photo 29). As new development occurs, new improvements will provide modest pedestrian amenities, as well as beautification with indigenous landscaping. The Workplace Much of the southern portion of the Plan Area has been and will continue to be devoted to light industrial, warehousing and distribution uses (Photo 30), many having located there for proximity to the state's largest super - regional shopping mall, easy access to highways, its central location in Puget Sound, low rent, and available space . The Workplace District will also continue to grow its retail niche of larger -scale goods and to deepen its wide range of furniture outlets (Photo 31). Higher intensity workplaces like low -rise office will bring new workers to the area. Underutilized properties along the Green River may take advantage of their unique location along the water and Green River Trail, and redevelop with mid -rise housing adjacent to this amenity. IFIWN 'IOWA 411,111 0000111111111111 01111 00 0 0 0 Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 24 29 Southcenter Subarea Plan 30. Existing light industrial /warehouse 31. Existing furniture outlet 2) Street Network — From Superblocks to A Fine - Grained Pattern of Streets and Blocks The evolution of the suburban commercial center into an urban center will be facilitated by the maturation of its street and block structure. As development proceeds, policies for new investment will insure the emergence of an increasingly fine - grained network of new interconnected streets and smaller blocks to accommodate by the intensification of the Southcenter area (See Figures 1.3). New development may need to provide new street connections to add the capacity that will accommodate the increase in internal district trips, in lieu of widening the larger through- district arterials. New streets will relieve the pressure on limited arterial network now handling all the vehicular circulation, by increasing access to development while distributing the traffic in Southcenter across a number of routes. In the northern Southcenter area — the Regional Center, TOD Neighborhood and Pond District - smaller block sizes with compact, mixed use development will make walking and bicycling a much more viable alternative. Primary corridors, such as Andover Park West, will emerge as the "front door" areas of the districts. The northern stretches of Andover Park East and Baker Boulevard, serving more mixed use types of development, including housing, will undergo a "road diet" to provide on- street parking and bike lanes, as well as auto travel lanes. A traffic impact analysis would be required to determine if the "road diet" would create (or exacerbate) roadway congestion or level of service problems elsewhere in the roadway system prior to making changes. In the Workplace District, new east /west streets perpendicular to the major arterials will accommodate truck bay access and service functions. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 25 03/24/201410.25.12 30 Southcenter Subarea Plan Figure 1.3 Southcenter Block Patterns Strander Boulevard will continue to be the most well - traveled east -west thoroughfare and the gateway for many visitors to the Regional Center, Pond District and TOD Neighborhood. Ultimately, Strander Boulevard will be extended eastward to provide a new through street to Renton. This extension will pass underneath the railroad lines and provide direct access to the Tukwila Longacres /Amtrak :.Station from both Tukwila and Renton. Of the several north -south arterials, Andover Park West provides the most direct connection to and through the Regional Center, the new Pond District, and the new SouthcenterTukwila Transit Center. 3) Transit: Integrated with Urban Center Development As the region continues to grow, gas prices increase, and the demand surges for increasingly compact, walkable and mixed use formats, a wide range of mobility options, especially rail transit, will become critical components for economic success, livability and sustainability. These trends will favor the areas of Southcenter within walking distance of the - Tukwila Longacres /Amtrak &Station and Southcenter Transit Center, which can be expected to capture an increasing share of regional demand for housing and office development. In order to realize the full potential of these transit facilities, existing barriers to visibility, access and convenience will be removed. Development within walking distance of transit stations will provide much enhanced connectivity to and from transit facilities as they contribute to improvements that incrementally add to the network of walkable, safe, and complete street environments — and in turn, the new transit oriented development will promote system ridership. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 26 03/24/201410.25.12 31 Southcenter Subarea Plan Transit will serve as a backbone for new development throughout Southcenter, and make the most of its potential to instigate surrounding redevelopment. The most visible, usable example of this will be a new "pedestrian spine" connecting Southcenter's transit centers. The Southcenter Transit Center located at the edge of the Mall property will be seamlessly connected to the Tukwila Longacrer, commuter rail station along a street designed for walking and biking, making the stations the focal points of the area's circulation network (Figure 1.4). These two transit anchors will also be Ilinked via bus routes and ultimately -will decrease the need for a private vehicle in the District. WIN YN1 »I oolovo 9 )P h ouunder Transit 3Ntion z Figure 1.4 Strengthen pedestrian connections between activity centers and transit The Tukwila Longacres /Amtrak Station will be designed to be attractive, accessible and interconnected to the workings of the Southcenter as a whole. The station will ultimately includes a new plaza, with adjacent multi -modal facilities such as a bus terminal, "kiss -ride" drop off, and a park- and -ride lot or garage. In addition, the overall network of transit in Southcenter will be improved, including more frequent bus service and better links between bus, light rail and train service. Finally, the Southcenter bus transit center will is being improved and expanded to provide a transfer pointtransit interchange that is well- served by and integrated with its surroundings. New Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 27 03/24/201410.25.12 32 Southcenter Subarea Plan pedestrian paths and public sidewalks will lead pedestrians from surrounding areas to the Southcenter Transit Center. The most heavily used route, from the Transit Center to the Mall, has already been improved with a covered walkway leading directly to a Mall entrance (Photo 32). 32 Mall to bus transit center pedestrian connection 4) Natural and Recreational Amenities — Integrated with the Emerging Urban Center The emerging "public realm" of Southcenter will be increasingly distinguished by not only new active urban streets and sidewalks, but by open spaces, plazas, and parks that will be connected to the Interurban and Green River trails, and Tukwila Pond and Christensen Parks. This system of interconnected spaces will provide access to a range of recreational experiences, provide gathering places, serve as amenities to attract the types of development envisioned by the community, especially housing, provide locations for public art, and enhance Southcenter's livability. Rather than turning its back on the natural assets of the Plan Area, new public and private investment will "unearth" Tukwila Pond, Minkler Pond and the Green River and feature them as precious amenities to be integrated with the development of the emerging urban center (Photos 33, 34 and Figure 1.5). New development adjacent to the ponds and river will likely feature buildings oriented toward the water, and contribute frontage improvements that add to the appeal and public accessibility of the waterfronts. Key city investments in Tukwila Pond will focus on improving water quality, preserving its natural habitat for wildlife and plants, and creating a "loop" route around the Pond for people to stroll and jog. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 28 03/24/201410.25.12 33 Southcenter Subarea Plan Southcenter's hidden amenities 11111111 eike, v111,1.111 /111 110 III 01111111111111010 110111001 ert Nu 111111111111111111111111111 1111111111 000 0 11111111 111111111111110000011111111111111111000110000 00I1100000000000 11111111111111111111111111111111111111111111111 111111111111111111 I 111111111111111111111111111111 1 33. Tukwila Pond Park "00 .IA0,, 00 I1ll ----I 34. The Green River IM1111. 0,0 5000m000,7 w I0,01100000 Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 29 03/24/201410.25.12 34 Southcenter Subarea Plan Figure 1.5 Integrate Tukwila Pond into emerging urban center development 5) Building, Site and Infrastructure Design - Create a great space. The design quality of buildings, sites, streets and utilities contributes greatly to a community's identity and sense of place. These elements will be designed to support the overall vision for a high - quality civic identity. New and renovated buildings will be embody architectural characteristics that maintain the desired human scale, rhythm and urban character appropriate for Southcenter, with the goal of building on the best efforts of previous development and allowing for and encouraging creativity on the part of developers and designers. No specific architectural or landscape style is mandated. However, a characteristic style that features a mix of contemporary and Northwest - inspired elements will be recognizable. This includes the use of exposed natural materials and building elements that respond to the area's climate (Photo 35). 35 Northwest inspired architectural elements ItIIuI J'IA 36. Pedestrian facilities designed to provide a safe path from street to front door through parking areas There will be a good deal of flexibility regarding how individual property owners develop their properties. The City's development regulations and design guidelines will ensure that a site's layout, including buildings, parking, landscaping and other features, achieves the City's vision, while allowing the freedom for innovative thinking and adaptation to emerging opportunities. Redevelopment of the large "mega blocks" will result in internal streets that simulate an urban street grid and add to the overall street grid network, useable pedestrian spaces, and appropriately sized, located and designed parking areas. Additionally, within a mega block site where commercial buildings may be separated from the public right -of -way, redevelopment will achieve an improved pedestrian - friendly environment with links to the street and surrounding uses (Photo 36). Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 30 03/24/201410.25.12 35 Southcenter Subarea Plan Streets will be designed to support the uses they serve. Along shopping streets, on- street parking, widened sidewalks and pedestrian amenities like streetlights, benches and seating, and special paving will support street - fronting retail (Photos 37, 38). In neighborhood areas, narrower streets with pleasant, tree -lined sidewalks will provide the right environment for residences. In addition, the private development that lines these streets will feature building frontages that match the street type, with appropriate orientation, setbacks and entrances, and ensure that non - active frontages, like parking lots, are located in the right places. Examples of streets designed to support walking, shopping and autos 37. Baker Boulevard 1.5. REDEVELOPMENT STRATEGY 38. To orchestrate growth and change in Southcenter that is in keeping with the community's vision and redevelopment objectives, the City intends to promote and guide new investment by intertwining regulatory control- with the strategic investment of limited public resources . The complexity of transforming a suburban pattern of development to a more urban one is such that change cannot be expected or required to happen all at once. More likely, the majority of the development within Southcenter over the next 20 years will be as a result of market - driven renovations and expansions rather than entirely new construction. It is not the intent of the City to discourage such redevelopment, as new investment should enhance the image and appeal of the area. Instead, the City's strategy is to move forward in phases, leading with public investments and implementing a set of regulations that condition redevelopment and result in incremental changes to the urban form that are in alignment with the community's long term vision. Over time, these changes will serve as a framework, catalyst, and attractor for the types of development envisioned for the urban center. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 31 03/24/201410.25.12 36 Southcenter Subarea Plan The redevelopment objectives that the City intends to pursue are identified below, followed by the corresponding Phase 1 implementation measures for redevelopment and public investment. These measures are important because they form the basis for the standards and guidelines contained in the TMC Chapter 18.28 and the Southcenter Design Manual. Keep in mind implementation must always remain sufficiently nimble to respond to unexpected opportunities and to make best use of resources as they become available. As the area evolves, the City will revisit the vision, objectives and redevelopment strategies for the urban center, and may choose to expand the breadth and geographic application of TMC Chapter 18.28 regulations through future updates. Putting the Plan into Action: FUTURE INVESTMENT Objective 1: Promote investment in the full range of retail and entertainment uses in Southcenter: create a framework that accommodates the widest possible range of investment while avoiding the potential loss of value from inappropriate juxtapositions of different shopping development types. Identify appropriate areas for pedestrian- oriented, destination types of development, and for auto - oriented patterns of development. Objective 2: Build on the presence of major retail anchor uses to encourage the augmentation of existing shopping assets with the type of urban, amenity- driven, pedestrian- oriented shopping increasingly favored by consumers and investors. Objective 3: Provide incentives for higher intensity projects in the northern Southcenter area to make the most of high development potential of the area. Objective 4: Improve walkability and begin developing a framework for the longer term transition to more urban forms of development by providing adequate public frontage space for future pedestrians and street furniture, and separation of pedestrians from moving and parked vehicles. Phase I implementation measures: o Restructure the Southcenter C-area into five districts - the Regional Center, TOD Neighborhood, Pond District, Commercial Corridor, and the Workplace District. Place the highest priority on actions that support and promote the continued success and enhancement of the northern half of the Southcenter area (Regional Center, Pond & TOD). As this area evolves into a more urban pattern of development, the City may respond by further refining these districts to differentiate between growing mixed use residential neighborhoods and areas with more of a retail- entertainment focus. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 32 03/24/201410.25.12 37 Southcenter Subarea Plan Associated regulatory measures: • Districts & use table • Height maximums o Remove warehouse, light industrial and auto - oriented commercial entitlements from properties in the northern portion of Southcenter. These uses are not supportive of an evolving walkable community. Associated regulatory measures: • Use tables o Make funding projects that are economic development catalysts in the northern part of Southcenter a high priority for city investments. Associated measures or actions: • Development incentives • Southcenter Plan: City actions and investments o As redevelopment or new construction takes place on parcels without sidewalks in the public frontage, require developer compliance with the new public frontage standards. o As redevelopment or new construction occurs on parcels where existing sidewalks and perimeter landscaping do not meet the new public frontage standards, use incentives to encourage developer compliance with the new standards. o Recognize that public investment in roadway, public frontage and other transportation improvements may also be necessary. o Where a more walkable, urban neighborhood is desired, encourage the placement of buildings at the back of sidewalks by maximizing easily accessible curbside parking with on- street parking spaces along new streets and key existing streets. Associated regulatory measures: • Street master plan & cross - sections • Public frontage requirements & design regulations • Parking design /layout regulations • Setback requirements • Landscaping regulations • Developer incentives for public frontage improvements o Allow developers flexibility in meeting requirements for redevelopment or new construction, particularly around Tukwila Pond, the Sounder commuter rail station, and along Baker Boulevard and the Green River, provided that the resulting site plan and building design supports the community's vision for these areas. Where appropriate, provide incentives and look for opportunities for public /private partnerships. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 33 03/24/201410.25.12 38 Southcenter Subarea Plan Associated regulatory measures: • Site design regulations • Building orientation • Setbacks • Architectural regulations • Qualitative criteria and /or performance standards and regulations TRANSIT ORIENTED DEVELOPMENT Objective 5: Leverage the new bus transit center and refurbished Sounder commuter rail station to stimulate investor interest in developing a transit - oriented, mixed -use housing, retail and office neighborhood in Southcenter. Phase I implementation measures: o Expand land use policies to allow housing throughout the northern portion of Southcenter within walking distance of the rail and bus stations, and in all districts along the Green River. When appropriate, provide incentives and explore public /private partnerships to encourage stand alone and mixed use residential development. Associated regulatory measures: • Use tables • Site design regulations • Building orientation • Qualitative criteria and /or performance standards and regulations • Developer incentives for housing and structured parking MALL TO STATION Objective 6: Continue to enhance connections between the Mall, the commuter rail station and the refurbished Tukwila Pond in order to reap synergies of destination retail, recreation amenities, increasingly compact housing and office development, convenience and mobility. Phase I implementation measures: o Redevelopment consistent with the vision will require market - driven infill development, incentives, and City investment. Designate the Baker Boulevard corridor as the area that will serve as the initial catalyst for future redevelopment of Southcenter, where future City investments will be directed and which will also provide a highly visible demonstration of the City's commitment to the vision. Require redevelopment and reinvestment along this corridor to support the City's long -term vision for a well - Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 34 03/24/201410.25.12 39 Southcenter Subarea Plan designed pedestrian connection between the Mall, the bus transit center, and the Sounder commuter rail /Amtrak station. o Recognize that the City may need to participate in construction and funding of public frontage improvements. o Identify developer incentives that encourage compliance with new public frontage standards when existing conditions do not meet the new standards. Associated regulatory measures: • Street master plan — street cross - sections and on street parking • Public frontage improvements • Maximum height requirements • Building orientation • Setbacks • Open space & landscaping regulations • Parking regulations • Architectural regulations • Developer incentives for public frontage improvements CIRCULATION Objective 7: Coordinate private and public contributions to the block and street system particularly for east -west streets, such that each new segment adds to the connectivity and number of alternative routes through Southcenter. Transportation corridors should be planned and reserved in coordination with land use. Objective 8: Improve pedestrian movement throughout the Southcenter area by creating quality spaces and pathways through and within development sites connecting to the street system and, where appropriate, public open spaces and parks. Phase I implementation measures: o Ensure that new public and private streets are located to break up the "mega blocks" and provide a more finely grained street network that simulates an urban street grid. o Require compliance with new street and public frontage regulations where traffic impacts generated by new development or a significant change in use triggers the need for mitigation. o While in some cases the need for new streets may be capacity driven, a finer grid system may also be needed to support mobility for pedestrians, bicycles and transit. Design new street cross - sections to support a full range of mobility needs and the adjacent land uses. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 35 03/24/201410.25.12 40 Southcenter Subarea Plan o Recognize that the City may need to participate in construction and funding of new streets. Associated regulatory measures: • New street regulations • Developer incentives for constructing new streets • Access management regulations • Street master plan & cross - sections o Redevelopment of existing structures should move towards a more walkable community by providing well defined pedestrian connections between buildings and sidewalks. Associated regulatory measures: • Site design regulations OPEN SPACE Objective 9: Use a combination of development regulations and capital improvements to unearth the natural features of Southcenter - Tukwila Pond, the Green River and Minkler Pond - as public amenities. Objective 10: Create a hierarchy of interconnected public and private open spaces, ranging from active plazas to less formal gathering spaces, quiet residential courts, and natural open spaces, that are distributed within the Southcenter area. Phase I implementation measures: o Through a combination of development requirements, incentives, and public investment, facilitate the addition of high quality public amenities, open spaces, and recreation areas to attract housing development, stimulate new levels and quality of development, and complement the retail and other mix of uses in the northern part of Southcenter. Associated regulatory measures: • Open space requirements, standards & design guidelines • Design regulations for public and private open spaces • Housing incentives • Site design regulations • Public frontage regulations DESIGN OBJECTIVE 11: Continue to enhance Southcenter's "sense of place" reflected in building forms, development patterns and the public realm. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 36 03/24/201410.25.12 41 Southcenter Subarea Plan Phase I implementation measures: o Adopt new design standards and guidelines that promote high quality architecture, site design and streetscapes, particularly for development in the northern part of the Southcenter area, that is consistent with and supports the vision for the urban center. Associated regulatory measures: • Development standards, design guidelines • Design review process • Roadway standards with streetscape elements Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 37 03/24/201410.25.12 42 Southcenter Subarea Plan 1.6. RECOMMENDED CITY ACTIONS The success of the Tukwila Urban Center will be supported by the recommended City actions and investments outlined in this chapter of the Southcenter Subarea Plan. Unlike private investment, City actions and investments can be strategically timed, scheduled and directed to specific areas and projects to further revitalization. The intertwining of regulatory control with the strategic investment of limited public resources is intended to accelerate the redevelopment strategies and add to the appeal and success of Southcenter as a great place. City actions will be: 1) guided by the Goals and Principles described in the Subarea Plan; 2) flexible enough to allow for opportunities that cannot be predicted; and 3) clear enough to prioritize actions and investments on an ongoing basis. As vision becomes reality, new and different actions may be required and implemented. Planned projects will be undertaken as opportunities and resources permit. Recommended Capital Improvement Projects & Actions The City will invest in capital improvements or will work jointly with the public sector and /or private sector to create public spaces, new streets, and streetscape conditions that are supportive of envisioned development, will enhance the pedestrian environment, and create an attractive setting for the City's urban center. • The Public Space and Amenity projects are specifically intended to instigate the types of land use changes in the northern part of the Southcenter area that are envisioned by the community — attracting housing, stimulating a new level and quality of development within the area, creating more pedestrian - friendly areas, and strengthening pedestrian connections between activity areas. • The actions related to Streets, Circulation and Mass Transit are required to support the goals of the Southcenter Plan for enhancing access for transit, automobiles, and trucks, breaking up the mega - blocks in the planned pedestrian- oriented areas, improving circulation within and access to the urban center, improving transit service and facilities, and enhancing streetscapes. • The Bicycle and Pedestrian Facility projects are intended to extend the network of existing trails and paths within the Southcenter area, connect activity areas (including Tukwila Sounder Station, the Green River and Tukwila Pond to neighborhoods and shopping areas), and provide a viable transportation alternative to the car as the area becomes more pedestrian - friendly. These actions are prioritized in terms of level of need and timing. These actions should be viewed as a flexible planning tool that allows re- prioritization of projects based available resources and changing circumstances, needs and conditions. More detailed project descriptions of the identified capital improvements are provided in the following sections. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 38 03/24/201410.25.12 43 Southcenter Subarea Plan 1.6.1. Public Space and Amenity Projects A key element of the Southcenter Subarea Plan is the creation of a strong public realm with a variety of public places that offer a wide range of experiences and settings to choose from. While many of these places will be created as a part of new development over time, there are several open spaces - public parks, plazas, new streets and pedestrian ways— that are critical to the creation of this public realm. The Southcenter Plan implements the community's intention to place highest priority on actions that support and promote the continued success and enhancement of the northern half of the Plan area. A primary aspect of this is to facilitate the addition of high quality public amenity and recreation space to attract housing development, stimulate new levels and quality of development, and complement the retail and other mix of uses in the Southcenter area. As such, the northern area is intended to be the most public part of the urban center, containing three key destinations — the existing Mall, Tukwila Pond, and the Sounder Commuter Rail /Amtrak Tukwila &Station. Improvements will be focused on enhancing and connecting these major destinations, so that they may be easily accessed and enjoyed. 1) Pedestrian infrastructure /path between Baker Boulevard & Tukwila Station Short Term Actions To insure that the neighborhoods and primary anchors of the urban center are well- connected to transit, the City shall pursue the development of new access ways and pedestrian paths leading to the Sounder Commuter rail /Amtrak service at Tukwila Station. These new public ways will link with new and existing streets, to ensure a fine - grained network resulting in improved public access to the train station from all parts of the urban center. The City's pedestrian connection between the heart of the urban center and Tukwila Station consists of three major components - a pedestrian bridge over the Green River, a pedestrian underpass through the Union Pacific Railroad right -of -way to access the station, and a pedestrian path connecting the Mall, bridge, underpass, and the station. The primary components of this network the City will pursue include: a) Pedestrian Bridge over the Green River 1) Elements: (1) Location: The bridge must provide a connection across the Green River to link Baker Boulevard to the Sounder /AmtrakTukwila S &tation. The bridge shall be directly accessible from the Baker Boulevard /pedestrian path and the Green River Trail. The final location decision for the bridge will be determined during the NEPA process. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 39 03/24/201410.25.12 44 Southcenter Subarea Plan (2) Dimensions: The bridge shall be a minimum twenty (20) foot wide, providing sufficient space to accommodate pedestrians and bicyclists. (3) Lighting: Sufficient lighting will be provided to create a safe and pleasant night -time environment along the bridge, with pedestrian scaled street lights. (4) Design: Decorative bridge structure and integrated lighting will give the bridge a distinctive character and will add an attractive local element to the Green River. b) Pedestrian Walkway leading to _ _ . Tukwila Station 1) Elements: (1) Location: The pedestrian walkway will link Baker Boulevard, the pedestrian bridge, and Tukwila Station, terminating at the western entrance to the station. As it leaves Christensen Road, the walkway should be generally aligned with the Bow Lake Pipeline right - of -way; however alignment is subject to change to ensure alignment with the pedestrian bridge and pose the least impact on adjacent properties. The path shall also provide connections to the Green River and Interurban Trails. See TMC 18.28.070 for Pedestrian Walkway standards. (2) The portion of the walkway from the western boundary of the Sound Transit property to the pedestrian underpass will be constructed by Sound Transit. The City shall coordinate with Sound Transit to ensure that the walkway is appropriately aligned and configured to achieve the City's goals. c) An at- grade, signalized pedestrian connector across West Valley Highway (City of Tukwila & WSDOT project) West Valley Highway acts as a barrier to the pedestrian path linking the Mall to the Station. To span this barrier and facilitate safer and more convenient pedestrian and bicycle circulation, the City will coordinate with WSDOT about installing an at -grade connector on West Valley Highway. 1) Elements: (1) Use jug handle turns on approach, with grade to slow and orient bicyclists toward threat. (2) (3) (4) (5) In median, use 45 degree cut to orient trail users toward threat. Use medians on approach to fully separate directions of travel. Use lean rails to assist crossings. Colorize center lanes for 200 feet before and after median. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 40 03/24/201410.25.12 45 Southcenter Subarea Plan (6) Maintain current number of lanes. Long Term Actions a) Pedestrian Underpass beneath the Union Pacific Railroad Tracks (City of Renton & Sound Transit project) 1) Elements: The City will coordinate with the City of Renton and Sound Transit during the design and construction of the Strander Boulevard Extension and the permanent commuter rail station to ensure that the pedestrian underpass beneath the railroad berm achieves the following: (1) Location: The UPRR underpass must connect the pedestrian walkway under the railroad tracks, to the station platform access points. (2) Dimensions: The underpass shall be a minimum twenty (20) foot wide. The length of underpass below grade should be as short as possible to maximize visibility and safety. (3) Lighting: Sufficient lighting will be provided to create a safe and pleasant night -time environment. Along the underpass, ceiling or wall- mounted lights shall be provided. (4) Design & Amenities: The underpass shall be well- designed and a sufficient amount of amenities provided to create an attractive, pleasant, and high quality environment for pedestrians accessing the platforms. 2) Tukwila Pond Improvements Tukwila Pond Park is a 25 -acre City -owned park in the middle of Southcenter's retail district. Nearly 23 acres of the park have been left in a natural state and serve as a passive recreation and wildlife preservation area. The westernmost 2.3 acres have been developed and feature picnic tables, trails, viewing platforms, green belt and restrooms. About 19 acres of the park are open water, used by a variety of waterfowl and other birds and wildlife all year round. In 2006, members of the Tukwila City Council, Planning Commission, Parks Commission, and City staff participated in an intensive design workshop to generate ideas and a vision for the future of Tukwila Pond, which were then incorporated into the Tukwila Pond Conceptual Design Report. The conceptual design is based on the intersection of the urban environment with the natural environment and the public's interaction with both. The intersection of these two environments provides an opportunity to explore the edge of each and for people to weave in and out of this edge. The design encourages pedestrians to walk "on the edge" along the eastern and southern boundaries of the Park; to sit "at the edge" along the northern shore; and be "within the edge" in the Tukwila Pond Park. Some of the key elements of the design include installation of a boardwalk across the northern edge of the pond, walkways on the southern end of the pond property, extension of viewing platforms, and additional viewpoints into the pond and adjacent wetlands. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 41 03/24/201410.25.12 46 Southcenter Subarea Plan Improvements to Tukwila Pond Park should be accomplished simultaneously with the pond water quality improvements described in Section 1.6.1.3 Water Quality. Mid Term Actions The City will pursue the following projects in the first phase of Tukwila Pond improvements: a) A path /floating boardwalk connecting the east and west sides of Tukwila pond to Andover Park West via the Pond's northern edge. b) Tukwila Pond Park enhancements on the western edge of the Pond (additional pathways, extension of viewing platforms, additional plantings, wetland restoration). c) Explore the feasibility of and implementation steps for expanding the footprint of Tukwila Pond Park when redevelopment of the property to the south of the Park occurs. Long Term Actions The City's final phase of Tukwila Pond related actions include designing and constructing the enhancements on the northern edge of the Pond. The City will coordinate with developers as new retail or mixed -use development occurs on parcels adjacent to the park. a) Tukwila Pond Esplanade An attractive public esplanade will be designed and funded (in part or in its entirety) by the City. Once design, engineering and construction funding for the esplanade are in place, and when the parcels at the northern pond edge choose to redevelop, new construction should be designed with pond- fronting retail and restaurant activities, providing an active waterside promenade to augment the shopping, eating and other uses in the urban center. A primary facet of its intended role is its ultimate envisioned connection to the regional shopping area and the Mall to its north. 1) Elements: (1) Location: This esplanade shall be located along the pond's northern shore, and stretch from the park along the western side of the pond to the public sidewalk on Andover Park West on its eastern end. (2) Orientation: The esplanade shall be connected to Strander Boulevard and to the Mall along a street designed with public amenities and preferably with a central median as a linear open space connection. (3) Dimensions: The esplanade shall be a minimum twenty -five (25) foot wide. (4) Lighting: Sufficient lighting will be provided to create a safe and pleasant night -time environment. Along the esplanade, pedestrian height double -head pendant street lights shall be provided. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 42 03/24/201410.25.12 47 Southcenter Subarea Plan (5) Amenities: Street furnishings such as benches, trash receptacles, kiosks and stands for vendors, banners, and flowering pots will be integrated into the design. (6) Design: The northern esplanade is envisioned as an urban water edge, with hardscape, street trees and lighting, and other street amenities. The creation of a grand monument at the lynchpin of the Mall connection and the pond edge is recommended as a focal point and central gathering place. The pond edge beyond the esplanade shall maintain the pond's riparian environment. The design and materials of the esplanade should reflect the character of the Pacific Northwest, with wood deck and railings to reflecting Pacific Northwest design character. 3) Tukwila Pond Water Quality Tukwila Pond suffers from poor water quality, primarily due to elevated levels of phosphorus, which cause algal blooms in the dry summer and early fall months. This is due to a combination of factors that include: lack of freshwater input and air circulation through the pond in the dry months of the year; inputs of phosphorus from seasonal stormwater run -off, and accumulation of phosphorus in the sediments of the pond during the year, which serve as an ongoing "source" of this nutrient to the pond water. In addition, the lack of shade and the shallowness of the pond allow high water temperatures in the summer and light penetration through the whole water column, both of which promote algal growth. These conditions also contribute to low levels of dissolved oxygen in the water, a factor that limits fish and other aquatic organisms and can cause fish kills. Algal blooms, in addition to being visually unattractive, can cause unpleasant odors and can become toxic (to pets or humans, if ingested). Short Term Actions a) Water quality improvements. Water quality improvements to be implemented by the City shall include the following measures (this project is planned for construction in 2013: (1) Alum treatment (a substance that is pumped into the pond, settles to the bottom and prevents phosphorus from being released into the water column); and (2) Air circulation using pumps to push air out into the pond along lines laid on the bottom to improve the levels of dissolved oxygen in the water. Mid Term Actions a) Water quality improvements. Aquatic vegetation plays a significant role in the water quality of ponds. An increased variety of aquatic vegetation to use excess nutrients, along with the installation of shading wetland vegetation, would moderate algae blooms in the pond while also increasing diversity for wildlife enhancement. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 43 03/24/201410.25.12 48 Southcenter Subarea Plan b) Improve stormwater treatment. The City will work with property owners on the north side of the pond to improve the functioning of the existing stormwater treatment system (bioswales) thus increasing the retention of phosphorus and other pollutants. Long Term Actions a) Water quality improvements. (1) Once the alum injection and air circulation systems are installed, the City will monitor water quality and will continue to operate the systems during the summer and fall months to maintain the desired water quality in the pond. (2) The City will monitor performance of the stormwater bioswales. (3) Over the very long term, install alternative stormwater treatment as the area on the north redevelops. 4) Public Parking Structure Short Term Actions a) Feasibility and Location Study Currently an adequate supply of parking exists within the urban center. However, as the area designated for a more urban mix of uses intensifies, and businesses are faced with the physical limitations of surface lot and on- street parking, there will be a growing demand for an increase in the supply of conveniently located parking. A public parking structure located on a site in the area designated for pedestrian - friendly, walkable development north of Strander Boulevard would allow visitors and shoppers to park once and walk to their destinations, and provide additional needed parking capacity for future growth. The City may prepare a study investigating the overall feasibility of developing a public parking structure on a site located north of Strander Boulevard, and to determine the most feasible and strategic site for the structure. The study should include the following tasks: • An assessment of current and future parking demand in the area; • Parking structure site criteria and analysis; • Recommendation of preferred site(s) for a parking structure; • An assessment of the potential for integration of mixed uses into the site(s); and • Preliminary identification of costs and possible funding sources (e.g., public /private partnership). 5) Multifamily Housing Incentives Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 44 03/24/201410.25.12 49 Southcenter Subarea Plan Short Term Actions a) Developer Incentives /Feasibility Analysis. In addition to investing in amenities that are needed to attract housing (such as enhancing Tukwila Pond), the City will research the feasibility of implementing financial incentives that would further encourage multifamily housing development in the urban center. One example of this type of program is the multifamily tax abatement program, which forgives property tax payments for a period of time. Other useful tools may include tax deferral and the use of tax credits. 1.6.2. Street / Circulation Network and Facilities This section describes recommended City actions to improve the capacity and efficiency of the network of vehicular thoroughfares, in support of existing and new development. In addition to projects that will improve capacity, this section also lists other projects needed to support adjacent land uses, improve non - motorized mobility, and act as catalysts for future development. Where a regional transportation agency is responsible for an identified capital project or service improvement, the City's role in ensuring that these projects are implemented is described. 1) Street and Circulation Network & Facilities Short Term Actions a) Wayfinding Program The City will pursue implementing a Wayfinding program to assist drivers in finding their way into and around Southcenter. Signage unique to Tukwila will be placed at key entry points to direct traffic to key destinations within the urban center. The wayfinding program will also be used to redistribute traffic off the more congested main north -south corridors and on to alternative routes within Southcenter. b) Finely Grained Street Network Arterials are currently spaced approximately 1,200 to 2,500 feet apart to form a grid pattern in the Southcenter area. The blocks are very wide, with few collector streets serving the properties within the blocks. Numerous access driveways and dead -end streets act as collector streets. New public and private streets will begin to be implemented by the City and /or private developers on an on -going basis as significant redevelopment occurs, based on the requirements set forth in TMC Chapter 18.28.120 New Streets. The added streets will gradually make the urban center's street grid pattern a more finely grained network, improving capacity and mobility for pedestrians and autos, including emergency vehicles. New access streets will also reduce the number of curb cuts needed on the major arterials, thereby reducing the number of traffic accidents. Traffic flows on the arterials will be more orderly. See TMC Chapter 18.28 for new thoroughfare designs. c) On- street Parking in the Pedestrian - Oriented Areas Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 45 03/24/201410.25.12 50 Southcenter Subarea Plan The City will reconfigure existing thoroughfares to provide two lanes of on- street parking, two travel lanes, and one center -turn lane on Baker Boulevard and on Andover Park East north of Strander Blvd. These projects will support the City's goals for serving pedestrian- oriented areas and connections, and ensuring that these streets have the right combination of on- street parking, tree - lined sidewalks and public amenity to serve their neighborhood. Restriping of these streets to accommodate bicycle lanes shall occur simultaneously. A traffic impact analysis would be required to determine if the "road diet" would create (or exacerbate) roadway congestion or level of service problems elsewhere in the roadway system prior to making changes. Long Term Actions a) Extend Strander Boulevard (City of Renton project) The City will work with the City of Renton to extend Strander Boulevard eastward, under the UP railroad, to connect with the planned westward extension of SW 27th Street from Oaksdale Avenue. Both Cities will continue to coordinate with Sound Transit, so that the eastward expansion of Strander Blvd from West Valley Highway connects with the planned entry to the Tukwila Sounder /Amtrak rail station. This extension will provide improved access to the rail station for auto and transit traffic, and additional east -west access between Renton and the urban center. The underpass should include sufficient sidewalk width to accommodate pedestrians and bicycles. b) WSDOT 1 -405 Widening Projects The WSDOT's 1 -405 corridor widening project proposes a number of changes to the local network in the Southcenter area. The City will continue coordinating with WSDOT to ensure that the following projects proposed by WSDOT are constructed as part of the 1 -405 project: • Reconstruct the 61st Avenue and 66th Avenue overpasses. These are two of the key entry points into the urban center, but do not provide good visual aesthetics as gateways, adequate vehicular capacity, or appropriate pedestrian facilities and amenities. The City will work with the WSDOT to ensure that adequate vehicular capacity, sidewalk widths and bicycle lanes are provided as part of the project. • Extend Tukwila Parkway from 66th Ave 5 /Andover Park East to West Valley Highway. WSDOT has proposed a five -lane road. The City will work with the WSDOT to ensure that bicycle lanes and appropriate sidewalk widths are provided as part of the project. Other Actions DRAFT a) DRAFT: Roadway Capacity Improvements Needed to Accommodate Forecasted Growth in Traffic Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 46 03/24/201410.25.12 51 Southcenter Subarea Plan Based on the draft 2030 land use forecasts for the Southcenter areal, the City identified the following street improvements as necessary to accommodate the 2030 traffic forecasts and conditions. (Please note at this point the Transportation Analysis has not been finalized, so these projects have not yet been prioritized as to timing or funding. This list will be updated when the Background Report is finalized). These projects will also require additional design and engineering prior to construction: (1) Draft: Intersection Improvements o 5 180th and Southcenter Parkway o 5 180th and Andover Park West o Minkler and Andover Park West o Strander and West Valley Highway (2) - -- Extend Trek Drive westward to Andover Park West. This will increase network connectivity and improve emergency response times. (3) - New South 168th Street The City will pursue the construction of a new street on the south side of the Tukwila Pond between Southcenter Parkway and Andover Park East. This new street should be designed to accommodate on street parking on the south side of the roadway, as well as bicycle lanes. This roadway should be constructed as the adjacent land areas to the south are redeveloped. This roadway will reduce the projected traffic congestion on Strander Boulevard and provide local access and appropriate streetscapes for the adjacent properties. (4) ! Extend Minkler Boulevard Across the Green River Extend Minkler Boulevard from Industry Drive to West Valley Highway. The Southcenter area would benefit from additional connections to West Valley Highway over the Green River. 1.6.3. Mass transit network and facilities Capital projects and service enhancements related to transit are intended to better meet the needs of the communities, residents, employers, employees, and visitors to and within the Southcenter area. Overall goals are to work closely with service providers to improve and maximize usage of all transit service in the area, make service faster and more efficient, and assist the urban center in meeting its development potential. Where a regional transportation agency is responsible for an identified capital project or service improvement, the City's role in ensuring that these projects are implemented is described. 1) Capital Improvements 2 See Background Report for the Transportation Element of the Comprehensive Plan Update, Transportation Analysis and 2030 Improvement Recommendations, May 2012 Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 47 03/24/201410.25.12 52 Southcenter Subarea Plan Short Term Actions a) Bus Shelters in Locations with High Ridership (King County Metro project) The City will pursue having Metro Transit install bus shelters at stops with high ridership where facilities do not currently exist. Per the City's Transit Network Plan for the Tukwila Urban Center (Dec. 2004), within the urban center, there arc twois one locations where a shelters apeis warranted; on _ _ -east and westbound Strander Boulevard just west of Andover Park West. Mid Term Actions a) Southcenter Trolley The City shall pursue the development of a trolley route connecting Sounder Tukwila Station with other activity areas (including shopping, hotels, parks and employment areas) in the Southcenter area. A trolley that is frequent (every 10 minutes or better) plus fun (either a modern futuristic design or a classic wooden trolley replica), will improve frequency of service between the Tukwila Station and the Southcenter area, and attract people to park once in the urban center and use the trolley to visit other destinations. This approach has been used successfully to carry passengers and enhance the image of other lifestyle centers, downtowns, and suburban shopping centers. Because it is unlikely that a Southcenter Trolley will rank highly as part of King County Metro's overall South King County transit priorities, the City shall pursue public /private partnerships with local businesses in the urban center as a means of funding. 2) Service Improvements Short Term Actions a) Route span, frequency & routing improvements for those routes serving the Urban Center (King County Metro projects) To improve mobility and better serve existing and projected travel patterns, the City shall continue pursuing improvements in span, frequency, and routing f r Routes 128, 110, 150, 155 and 15& with King County Metro. b) Sounder Commuter Rail Service (Sound Transit project) Sound Transit's Sounder commuter rail service currently serves the Tukwila Station with se�— =. both northbound /two and less frequent southbound trains in the morning and e .ei southbound /two and less frequent northbound trains in the afternoon. The service runs between Lakewood Tacoma and Edmonds, and as far south as Lakewood in the near future. The City will coordinate with Sound Transit on ensuring sufficient parking is provided at the station, and with Metro on providing appropriate transit connections and service, as ridership and commuter rail service levels increase. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 48 03/24/201410.25.12 53 Southcenter Subarea Plan Long Term Actions a) Amtrak Service (Amtrak project) Amtrak Cascades service, running between Eugene, Oregon and Vancouver, British Columbia, currently serves the Tukwila Station with three trains in each direction daily. The City will support better service at the Tukwila Station by supporting Amtrak's future plans to increase service to 13 trains per day between Portland and Seattle and 4 trains per day between Seattle and Vancouver, BC by 2023. 1.6.4. Bicycle and Pedestrian Facilities The goal for the Southcenter area is for a livelier 24 -hour neighborhood with housing, shopping, and more employment. With more people- intensive uses, the City will make the area more walkable through a system of trails that will enhance the street network by connecting parks and open space with employers, retail and new housing. The City's Comprehensive Plan and Walk and Roll Plan call for identifying "bicycle friendly" streets and creating improvements that will allow trips both in the community and outside the city to jobs or other destinations. These documents expand the idea of transportation from simply keeping cars and trucks moving to the idea that the urban center's streets should be for everyone, whether motorist or bicyclist, walker or wheelchair user, bus rider or shopkeeper. This "complete streets" perspective will ensure that Tukwila residents and visitors can get around as freely as possible with a range of both motorized and non - motorized choices. In addition, community goals call for improving bicycle and pedestrian connections to the existing system of regional trails (e.g. the Duwamish /Green River and Interurban Trails). 1) Bicycle and Pedestrian Facilities Short Term Actions a) Way finding program for pedestrians and bicyclists. The City will provide clear pedestrian and bicycle route information by installing quality way finding signs at all locations where choices in travel are made, and by publishing system maps. Signage shall guide pedestrians and bicyclists to key locations, such as Tukwila Pond, Southcenter Mall, and the Duwamish /Green River and Interurban Trails. b) Bicycle lanes on existing streets The City will pursue implementing a network of bicycle routes in the Southcenter area. Preliminary studies have shown that there is sufficient width on some existing streets to allow for re- striping to add bike lanes through a narrowing of turn and travel lanes. As a general principle, there is less need for marked bike facilities when speeds are at 25 mph or below, and a significant need for facilities if speeds are 30 mph or higher. The need for a facility increases with increased traffic volume and traffic complexity. As the urban form is built, traffic speeds will decrease. This Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 49 03/24/201410.25.12 54 Southcenter Subarea Plan will gradually eliminate the need for bike lanes along many streets and allow greater width for walking and parking transitions. The Walk & Roll Plan identifies future bike routes on Baker Boulevard and Andover Park East between Tukwila Parkway and Minkler Boulevard. However additional design and engineering is required before these are implemented. Mid Term Actions a) Bicycle lanes on existing streets The City will continue pursue implementing a network of bicycle routes in the Southcenter area. The Tukwila Walk & Roll Plan identifies future facilities on Andover Park East or Andover Park West (between Minkler and 5. 180th Street), portions of Minkler Boulevard, Tukwila Parkway and Longacres Way. However, additional design and engineering for these routes is required before these projects are implemented. b) Pedestrian Signal Crossing Enhancements at Key Intersections On wider streets and larger intersection crossings in the northern, more pedestrian - friendly part of the Southcenter area, sufficient time should exist for pedestrians of all abilities to cross. The City should pursue installing countdown signals on intersection crossings greater than 40 feet, and install signals that automatically activate for pedestrians on each cycle at these intersections. Pedestrian signals should automatically activate on all legs. Push button controls should be used primarily on streets anticipated to be used less frequently by pedestrians, such as in the Workplace District. c) Andover Park West /Tukwila Pond Park sidewalk improvements Andover Park West sidewalk improvements adjacent to the wetland buffer on the east side of the Pond should be designed and constructed concurrently with the 5. 168th Street project. This project supports the recommended Tukwila Pond conceptual design and planned improvements. The sidewalk configuration shall be as follows: • An 8 foot sidewalk separated from the street by a 10 foot planting strip planted with native vegetation and with trees 25 feet on center, on average. d) Other Sidewalk improvements on existing streets (Mid -Long Term) The City should identify locations within the districts planned for more walkable environment where sidewalks are missing or not consistent with required standards, and future development or redevelopment will not likely trigger sidewalk improvements. In these locations, the City will construct the sidewalks in order to complete the urban center's pedestrian network. For example, the City may construct a sidewalk along the south side of 5 180th Street from Sperry Drive eastward to the Green River Bridge to fill in a sidewalk gap. Long Term Actions a) Bicycle access to Green River and Interurban trails from West Valley Highway Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 50 03/24/201410.25.12 55 Southcenter Subarea Plan High vehicle volumes and speeds along West Valley Highway, combined with narrow shoulders in spots providing little separation from vehicles makes this stretch of roadway unsafe for bicyclists. The Interurban Trail and Green River Trails provide cyclists with an off - street north /south route option. The City should pursue opportunities to access these trails from West Valley Highway. Options include pursuing an extension of Minkler Boulevard across the Green River, improvements to the Green River Trail south of 5. 180th Street, and a rails -to- trails project if the existing rail bridge south of Strander Blvd becomes an abandoned corridor. Additional design and engineering is required. b) Convert Railroad Corridors to Trails Track locations within the urban center have been identified previously as opportunity areas for the construction of multi -use pedestrian and bicycle trails. While it is generally known that some of these spurs have been abandoned, the City will pursue further research to determine the ownership and disposition status of each specific spur. Once developed, these trails could extend the Green River and Interurban Trail system throughout the urban center, and connect to City neighborhoods. As redevelopment of the parcels of land containing railroad corridors occurs, the City shall pursue conversion of these corridors to trails. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 51 03/24/201410.25.12 56 Southcenter Subarea Plan 1.7. APPENDIX A: EXISTING CONDITIONS The condition of the Tukwila's urban center, "Southcenter ", at the inception of this Subarea Plan is detailed in this section. Ultimately, the implementation of the Plan's Phase I strategies will result in sufficient modification of these conditions as to make this Plan obsolete. At that point, a newly updated Southcenter Plan will need to be prepared to engage the problems and opportunities presented by the modified existing conditions. As change occurs, the community intends to measure those changes against the conditions recorded herein to monitor the degree to which the Plan remains sufficiently current. Introduction The City of Tukwila is located 12 miles south of downtown Seattle, 17 miles north of downtown Tacoma, and two miles from the Sea -Tac International Airport. The Plan Area is comprised of approximately 1,000 acres located in the immediate southeastern quadrant formed by the crossing of Interstates 5 and 405. It contains the City's primary commercial center — featuring by far the greatest proportion of the City's development and its primary source of sales tax revenue. The Plan Area contains a sufficiently wide range of retail offerings to make it the largest shopping destination serving the South King County region. Its primary shopping anchor is Westfield Southcenter Mall, the largest mall in the state of Washington. The Mall recently went through a substantial expansion and renovation. In addition to the wide range of shopping venues, the Plan Area also contains a substantial amount of other commercial uses, especially distribution, warehousing, office and lodging. Context 1) History The land area of Tukwila has historically been inhabited by the Duwamish, the Native Americans who made their homes along the Duwamish River. They were followed by Euro- American settlers in the 1850's who began the development of a small community based on farming and coal mining. Tukwila was incorporated in 1908, and its development was spurred by accessibility from the Duwamish, Green and Black Rivers; then by train lines that connected it to the major cities of Seattle and Tacoma, and finally by the construction of a regional freeway system. Over time, Tukwila has grown as a center of commerce due to its location at the crossroads of rivers, trails, highways and railroads. The majority of growth in the City, and especially in the Plan Area, has occurred over the last fifty years. The area to be known as the Tukwila Urban Center Southcenter Plan area was annexed to the City as an industrial park in 1956. The construction of Interstates 5 and 405 in the mid 1960's opened the area up for commercial development, and instigated a rapid transformation of what was largely undeveloped open land and dairy farms (see Photo 1). The Southcenter Mall (currently the Westfield Southcenter Mall) opened in 1968, becoming a commercial anchor for the area. Over Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 52 03/24/201410.25.12 57 Southcenter Subarea Plan the subsequent twenty years, more industry and commerce located in the area, providing space for over 1,000 businesses. tife Photo 1. 2) Community Population in Tukwila has almost doubled in the last 20 years, due to new residential construction and a land annexation in the early 1990's, to a current estimation of 19,107 (2010). While growth has slowed since the 1990's, population is again expected to significantly increase over the next twenty years. Many ofTukwila's newer residents are immigrants from outside the country, and this is expected to continue. Black or African American and Asian are the fastest - growing new groups. Median family income for Tukwila was $44,530 in 2009, compared to $67,076 in King County. 3) Regional Circulation The City of Tukwila is well positioned in the regional transportation network: it is located immediately along the two primary regional freeways; 1 -5 and 1 -405 (see Photo 2). It is highly visible and accessible to motorists moving through on these major regional thoroughfares to and from downtown Seattle, downtown Tacoma and SEATAC International Airport. Two regional transit operators provide service within Tukwila. King County Metro provides both local bus and paratransit services to Tukwila and the surrounding region. Sound Transit operates a three - county bus network, and a light rail and commuter rail system. The Sounder commuter rail line serves the Southcenter area via the Tukwila Station. Sound Transit's 14 mile LINK light rail line runs between Seattle and the Seattle- Tacoma International Airport, stopping at South 154th Street and Tukwila International Boulevard, approximately two miles west of the urban center area. King County Metro provides frequent bus service between the light rail station, the Southcenter Mall area, and the Sounder Commuter Rail Station. Amtrak passenger train service is also available at the Tukwila Longacres Station. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 53 03/24/201410.25.12 58 Southcenter Subarea Plan K !y1 IIli��I J Photo 2. Location at freeway crossroads LAND USE AND DEVELOPMENT Southcenter has become a commercial center for the City and the region. Development in the Southcenter area is exclusively commercial, with retail, office, lodging, warehouse and industrial uses. There is minimal residential development. Existing development patterns are primarily single- story, auto - oriented, commercial development. The northern portion of Southcenter is dominated by the super - regional Westfield shopping mall (the largest covered mall in Washington state — See photo 3) surrounded by parking lots and rings of associated smaller scale, surface parked commercial buildings. The southern portion is primarily a warehouse and distribution center that takes advantage of the area's highway and railroad infrastructure, with some retail outlets and office buildings. Major destinations include the Mall, the retail "power" centers lining Southcenter Parkway (see Photo 4) and portions of Strander Boulevard, and big -box retail along Andover Park East in the southeastern portion of Southcenter (see Photo 5). In addition, many chains that draw on a regional audience, such as Office Depot, Home Depot and Target, have located within Southcenter's boundaries. A large proportion of Tukwila's jobs are located in the Southcenter area. More than half of these jobs are in retail, with the remainder primarily oriented towards manufacturing and industrial work. Boeing's Longacres campus, located just outside of the Southcenter area and directly to the east of Sounder's Tukwila Longacrc:. sStation, is forecasted to provide over 10,000 jobs for the region. As a result of Southcenter's role as a popular commercial center, land values in Southcenter are expected to rise over time. The lower value office and warehouse uses (see Photo 6) that make up a large part of Southcenter's land area are potential locations for higher -value uses, and various sites have transitioned to retail use. As a testament to the rising land values, the owners of Westfield Southcenter Mall intensified their property site with an expansion that increased its size by another 500,000 square feet, including a cinema, an expanded food court, additional smaller Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 54 03/24/201410.25.12 59 Southcenter Subarea Plan retail stores, new restaurants and the first structured parking garages serving retail to appear in the Southcenter area. A market analysis conducted in 2002 showed that the development potential for the Southcenter study area for the near future was projected to include demand for more retail, more restaurants, and more industrial uses, with more office and lodging to follow in the long term. Market analysis of land constraints and demand pressures in the area pointed to the possibility of denser development and structured parking, justified by rising land values. Since that time, due to the downturn in the economy, many of the stakeholders in the Southcenter area have expressed concern that much of the draft Plan is based on a market analysis that is now outdated. The City's consultants agreed that the 2002 analysis is not adequate now for use as a short -run analysis. Instead, the consultant's conclusions are that the vision is achievable, but in phases and over a period of time and only with significant, targeted public investments to catalyze and support development of the type that the City would like to see. Also, given the uncertainty in the current market, it is not effective use of City funds to do a new, detailed market analysis at this time. 0 , u rrn t,60 r pot if!���I�GJi Photo 3. Westfield Southcenter Mall �J1JJJ�'9�lJJ Photo 5. Big box warehouse retail EXISTING LAND USE POLICY it II�IIli ui � Po Photo 4. Parkway Super Center :r+ Photo 6. Lower value office & Warehouse Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 60 55 Southcenter Subarea Plan The City's Zoning Code is set forth in Chapter 18 of Tukwila's Municipal Code. All of the land area under study is contained within the area designated by the City's Comprehensive Plan and the City's Zoning Map as the Tukwila Urban Center (TUC). The stated purpose for this zoning district is "intended to provide an area of high- intensity regional uses that include commercial services, offices, light industry, warehousing and retail uses. Development is intended to be pedestrian - friendly, with a strong emphasis on a safe and attractive streetscape." Uses permitted in the district include an extremely wide range of retail, entertainment, commercial and industrial uses. Residential uses are conditionally permitted on areas within 500 feet of the Green River, Tukwila Pond, or Minkler Pond (a maximum density of 22 units per acre; 100 units per acre for senior housing), and in mixed -use developments within one - quarter mile of the Sounder Commuter rail /Amtrak Station property (maximum density of 65 units per acre). Most of the uses that support residential, like churches, schools and recreational facilities, are also conditionally permitted. Buildings are allowed to a maximum height of 115 feet. There are few policies setting standards for building design, orientation, massing, location of parking, block size, or the creation of new streets. The Zoning Code requires design review for all commercial structures larger than 1,500 square feet and for all structures containing multi - family development, as well as for certain exterior repairs, reconstructions, alterations or improvements to buildings over 10,000 square feet. Design review for commercial structures between 1,500 and 5,000 square feet will be done administratively; for larger structures, by the Board of Architectural Review. DEVELOPMENT AND REDEVELOPMENT POSSIBILITIES Southcenter is almost 100% developed, with very little vacant developable land. The few areas that are untouched by development are either preserved as open space, environmentally sensitive wetlands and river areas, or dedicated towards public uses, such as utility sites. The most significant piece of vacant land that is available for new development lies on the eastern border of Southcenter, north of and adjacent to the Sounder Tukwila Station. However, there are many obstacles to redevelopment of this area, such as underground and above ground utilities and limited access. While there is very little undeveloped land in Southcenter available for new investment, the low - density nature of its development pattern points toward redevelopment opportunities. Its high - visibility location at the juncture of two freeways makes it a desirable location, especially since there is little developable area elsewhere. The other quadrants bordering the freeway intersection are filled with low- density residential neighborhoods, with little to no land open for development. With heightened demand for retail space in Southcenter, and the rising land values that result from this demand, much of Tukwila's industrial and warehouse space is vulnerable to conversion to office (see Photo 7) or retail. Some ofTukwila's industrial uses have already shifted to retail uses, (See Fig.A.1) as evidenced by Costco Wholesale, Lowe's Home Improvement, and Home Depot Circuit City, all of which are located in former warehouse buildings. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 56 03/24/201410.25.12 61 Southcenter Subarea Plan /0// k// D111111111111111 am b te',-10,001 10,11,0111 411'414116vlic6A41°*$ Photo 7. Fatigue Technology Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410 25 12 62 Southcenter Subarea Plan Fig.A.1. Patterns of Development and Change LOCAL TRANSPORTATION AND CIRCULATION 1) Vehicular Circulation Because Southcenter is geographically bounded by the two freeways and the Green River, primary entrance points into the study area are limited. From the north, traffic can enter over 1 -405 at 61st and 66th Avenues. From the south, access is limited to Southcenter Parkway, Andover Park West Andover Park East, and West Valley Highway. Traffic from the west can enter from 1 -5 at Southcenter Parkway, Klickitat Drive and South 178/1840th Street, and traffic from the east is limited to Strander Boulevard and South 178/180th Street. Because of this limited access to the area and the small number of streets serving development, there can be delays at the entrance /exit ramps to the freeway, and there are frequent bottlenecks at the Klickitat Drivc and Southcenter Parkway intersection and other intersections near Westfield Southcenter Mall. Traffic on the surrounding interstates is expected to increase in the future. Proposed long -term improvements include the relocation of the 1 -405 on -ramp from the Southcenter retail area to the east of 66th Avenue, extending Tukwila Parkway to West Valley Highway, and at the 188th Street freeway interchange. Also, with tThe recent Tukwila Urban Center access improvement project; has reduced bottlenecks in the Klickitat area and near the mall Major north -south arterials through the study area are Southcenter Parkway and West Valley Highway; east -west arterials are South 180th Street and Klickitat Drive/ Strander Boulevard. However, arterial routes are treated no differently than other streets in the network. All of the streets appear to be the same in width, design, and even in the types of buildings that line their edges. No priority is given to entrance routes or to important thoroughfares; there are no custom signs incorporated into the streetscape; and no landmarks or monuments mark special places along the street lengths. The street network in the Southcenter area is designed solely for the automobile, and follows an oversized grid that limits internal circulation. Southcenter is divided into 38 blocks, with an average block size of 22 acres. The area contains over 14 linear miles of roadways, with an intersection density of one intersection for each 16 acres. The smallest blocks in the study are 1,000 feet in length by 1,000 feet in depth, compared to downtown Seattle, with an average block size of 1.5 acres and average block length of 250 feet. East -west streets are particularly limited. With increased success on this limited street network, congestion within Southcenter is becoming more common — peak times for congestion are the noon hour during the week, and Saturday's congestion is even greater around the Mall. 4) Pedestrian Circulation Pedestrian activity is almost nonexistent in Southcenter, limited to the brief walks taken by people walking to their jobs or to shopping destinations from transit. There are several reasons for this - a street network scaled to the automobile creating block sizes that are too large to walk, long distances between intersections and destinations, narrow unprotected sidewalks along wide highly Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 58 03/24/201410.25.12 63 Southcenter Subarea Plan trafficked roads, large parking lots, and the fact that there are no residential uses in the area. In some areas, sidewalks were created as a part of adjacent development and end at the parcel limits, creating a pedestrian network that is interrupted and sporadic. Pedestrian access to the Tukwila Sounder /Amtrak station from the urban center is not clearly legible, but this should improve with the installation of a permanent station and a future pedestrian bridge over the Green River. Access to park and open spaces in the area can be difficult to find on foot, and are often hidden behind buildings. While Southcenter does not have many pedestrian or bicycle facilities, it does connect to the Green River and Interurban Trails, which connect to the regional trail system. However, these, too, are difficult to find and access. 5) Transit Transit is provided to the area through King County Metro bus service, and Sound Transit's "Sounder" commuter rail service. King County Metro regular routes as well as rapid ride routes 110, 128, 110, 150, 151, 155 and 156 serve the Southcenter area, providing connections to . Routes 110, 126, 110, 151 and 156 all connect to the Tukwila Sounder Station during Sounder regular Renton. Route 128 provides connections between Southcenter and White Center and West Scuttle. Route 110 is a major cast west bus route connecting the mall to Burien, the LINK light rail station at South 154th Street, Southcenter, the Tukwila Station, the Burien Park & Ride and the Renton Park & Ride. 151 serves the Boeing Industrial site and connects to the Tukwila Longacres station. Route 155 provides service between Tukwila and north Kent, and Route 156 connects SeaTac, Southcenter and the Tukwila Longacres station. Bus rapid Transit connecting the Burien Park & Ride, Southcenter, the Tukwila Station and the Renton Park & Ride is planned to commence in 2013. Sounder offers commuter rail service between Tacoma and downtown Seattle with stops in Puyallup, Sumner, Auburn, Kent, and Tukwila. The i�r m Tukwila Longacres Sstation is located just south of Longacres Way and {see Photo 8); construction of a permanent station is underway-to-4e. completed by 2013. The station currently accommodates Amtrak service as well as the commuter trains. A study by Mirai Associates (now Fehr & Peers) in 2002 indicates that transit accounts for about 2% of all trips into and out of the area. A great number of these trips are to and from the Westfield Southcenter Mall; the stop at this mall is the most highly used, and accounts for more than half of the total riders in the study area. However, existing facilities at this stop are inadequate for the large ridership at that location (sec Photo 9), and The City plans include design and construction. efis contructing a new transit center in the vicinity of Andover Park West and Baker Boulevard. This, combined with a permanent Tukwila Longacres Sstation, should make transit a more appealing option for the area. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 59 03/24/201410.25.12 64 Southcenter Subarea Plan Ph t 8. Tcmp rary Tukwila L ngacres Stati n OPEN SPACE AND RECREATION Ph t 9. Transit st p n And vcr Park W. There are many natural resources within the Tukwila Urban Center (see Fig.A.2.), the most noteworthy of which is Tukwila Pond (see Photo 8), a body of water created by a high water table and the runoff from all of the impervious surfaces of the area's rooftops and parking lots, that is now a significant wildlife habitat and a stop -over point for migrating waterfowl. Access to the pond's edges is restricted around most of its perimeter (see Photo 9), but a park has been preserved along the Pond's western edge. Tukwila Pond Park is located behind the commercial development along Southcenter Parkway and the Target store on Strander Boulevard, and accessed along foot trails from these roadways. Viewpoints of the pond and wetland are accessible along the eastern edge of the Pond, on Andover Park East. Other amenities in the area include Minkler Pond and the Green River (see Photo 102). Minkler Pond is a smaller water body at the eastern terminus of Minkler Boulevard that flows into the Green River, but is inaccessible from the west because it is trapped behind several industrial buildings. The Green River Trail, 2.6 -miles of which are within Tukwila, winds along the west bank of the Green River, and the Interurban Trail located on the old Interurban right -of -way east of West Valley Highway, provide recreational space for bike riding, jogging, walking and inline skating. Visual and physical access to these trails is difficult. Much of the Green River Trail is hidden behind the industrial development that lines the riverfront for most of its length through Southcenter. 140""( Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 03/24/201410.25.12 60 65 Southcenter Subarea Plan Photo 448. Tukwila Pond IPhoto 104. Green River 66 Photo 449. Tukwila Pond — north side Fig.A.2. Existing Open Space Network ARCHITECTURAL AND LANDSCAPE CHARACTER While a distinctive building and landscape design has evolved in the Pacific Northwest region, this has had little influence on the design of buildings in Southcenter. Buildings are often separated from the street by large parking lots, and their entrances are hard to find. The well- designed buildings constructed after design review was implemented in 1982 are lost in the overall mix, and there are too few of them to create a visible theme that could unify the district with any sort of identity. The result is an unrelated hodge -podge of unarticulated buildings with little ornamentation or design. The highly distinctive design context of the Pacific Northwest landscape (see Fig.A.3. Design Context) stands in contrast to the existing character of the Plan Area's built environment. 1) Buildings Buildings within Southcenter are generally reflective of auto - oriented development. Structures are reduced to the simplest, most economical form: often tilt -up construction, simply massed buildings Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 61 03/24/201410.25.12 Southcenter Subarea Plan with a box -like appearance. While buildings are allowed to a maximum height of 115 feet, few are more than 50 feet tall. The number of stories on the taller buildings is indiscernible as their architecture is not articulated by typical design cues like windows per floor or cornice lines. Ornamentation across the facades is limited, except for signage. 2) Streetscape The site layouts and streetscapes surrounding the area's development are primarily oriented towards the needs of motorists (see Photos 13 -16). Primacy is placed on signage visibility and availability of parking. Parking fronts or surrounds the building, distancing the building from the street and the public realm. The overall impression of the area's development pattern is of large, simple buildings fronted by asphalt, announcing convenience and ease of movement for automobiles. Very little effort is made to create site layouts that are amenable to the pedestrian, or to use pathways, trees or other site design elements that contribute to the pedestrian realm. While there are a few individual projects that have successfully used landscaping, streetscape and lighting along their edges, these fragments do not add up to create any consistent feeling throughout the district. '1u UiHIIiiIdUILr Photo 114 Andover Park West l �'Immui Photo 124. Minkler Boulevard Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 62 03/24/201410.25.12 67 Southcenter Subarea Plan Small Scale Natural Environment 1 arse Scale Green Rm. .I inilili Walkable Environment ' Ring Gnarly Troll Sineudel Boullanrcl Friendly Engaging Facade 0104V,Pot t o 111 I 11111 1111MM I It I Buildings integrated with nature e.autiful Backdrop Large ale Signage ,11,410,m)w Bill° Env ronrnenl Urban Center Subarea Plan City of TokwilVo, Waohiogfoo 11 1111 11111 11.111, 11 Plentiful P Fig.A.3. Design Context M011014 0,0t ,ollio* .1 '"° n Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 63 03/24/201410.25.12 68 Southcenter Subarea Plan Photo 134. Southcenter Parkway CONCLUSION Photo 144. Strander Boulevard The Tukwila community has seen its "Urban Center" transform from farms and undeveloped open land to an industrial hub, and again to its current incarnation as an industrial and regional retail and employment center. Southcenter is very successful as a commercial district - it is "the place to shop" for the City and a large portion of the region. Tukwila is the sixth - largest city in the state for sales tax collections, and most of those dollars come from the stores located in Southcenter, with up to two billion dollars' worth of retail activity generated annually by retailers in the Southcenter area. However, the success of the district has led to rapid growth that has sprawled in haphazard fashion across the enormous land area of Southcenter, resulting in a diffuse and exclusively auto - oriented environment that is confusing to shoppers and features little connection to the rest of the community. Whereas Southcenter is the economic engine of the City, it does not function as any real center for the community. It is active primarily in the daytime, and there are few nighttime uses. Development within Southcenter is exclusively commercial and is characterized by low -rise structures surrounded or edged by surface parking. There are very few places to gather or meet other than in the interior pedestrian corridors of the Mall. Southcenter is bounded by substantial natural and manmade features that separate the district from the residential neighborhoods to its north and west, and from commercial development to the east and south. Because of a lack of other connections to the district, most people get to Southcenter by car. Its development pattern is entirely oriented to automobile, with very little consideration given to the pedestrian or bicyclist. Wide streets lack distinctive treatments such as landscaping themes, interesting signage or architecture. While the City's Zoning Code states that the TUC is intended to be "pedestrian- friendly ", the large scale of the district's blocks and the speed of traffic on its streets create powerful disincentives to walking in the district. Sidewalks are inconsistent and narrow. Street crossings are few and far between, and the streetlights are timed for cars, not for pedestrians. This pattern of development is vulnerable to loss of value likely to Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 64 03/24/201410.25.12 69 Southcenter Subarea Plan stem from increasing gasoline prices and the popular embrace of sustainable patterns of development. The City of Tukwila has a memorable natural setting, and Southcenter has several notable, if hidden, resources, including Tukwila Pond, Minkler Pond and the Green River. But these resources have thus far been a missed opportunity for the district - hidden from view, difficult to access, and therefore rarely used by most of the City's population. Aside from these amenities, few natural site features remain - most have been developed and paved over with asphalt. Southcenter's visual character stands in contrast to the context that surrounds it - the incongruence between the green residential fabric of the City and the hard asphalt of its Urban Center is heightened by the lack of connections between them. Tukwila's Urban Center does not reflect design character that is indigenous to the region or to the City. Buildings are similar in height and massing, and no different than those that can be found at any successful retail center in the country. The streets that make up the network of Southcenter are indistinguishable from one another in both aesthetics and importance. There are no landmarks to indicate important locations and anchors in the district, and no visual or physical connections to link these places together. Unremarkable building design, spread -out development patterns, and undefined streetscapes contribute to the character of a "placeless" setting. But the opportunities inherent in Southcenter are strong. The area is easily reachable from surrounding cities, with good access via the interstate freeways, and as result, the regional mall remains successful. The recreational and natural amenities of the area make good incentives for residential development throughout the district, providing potential anchors for new neighborhoods. Transit options, including the King County Metro bus system, bus rapid transit, and Sound Transit's commuter and light rail service, can be improved and built upon, and combined with an improved pedestrian realm to provide an alternative to automobile travel. All of these factors provide the framework for positive change and offer the opportunity to direct future growth, to make Southcenter a true "Urban Center" for its community. The Southcenter Plan is intended to build upon and extend these assets while improving the character, connectivity and range of experiences offered in Southcenter for the community and the region. Subarea Plan PCDraftUpdated.docxSubarca Plan_PCDraft.docx 65 03/24/201410.25.12 70 City of Tukwila CITY COUNCIL REVIEW DRAFT Planning Commission Recommended Draft with Staff Updates 03/25/2014. 71 Chapter 18.28 Tukwila Urban Center (TUC) District Introduction 18.28.010 Purpose & Orientation 3 18.28.020 How to Use the Development Code 3 18.28.030 Applicability & Design Review 4 District -Based Standards 18.28.040 Districts 9 18.28.050 District Land Uses 11 18.28.060 District Standards 11 18.28.070 Structure Height 11 18.28.080 Maximum Block Face Length 16 18.28.090 Permitted corridor types for New Streets 17 18.28.100 Side and Rear Setbacks 17 18.28.110 Side and Rear Yard Landscaping Requirements 18 Corridor - Specified Standards 18.28.120 Corridors 18 18.28.130 Corridor Regulations 22 18.28.140 New Streets 31 18.28.150 Public Frontage Standards 32 18.28.160 Building Orientation to Street /Open Space 33 18.28.170 Frontage Building Coverage 35 18.28.180 Front Yard 36 18.28.190 On -site surface parking location 37 18.28.200 Architectural Design Standards 39 18.28.210 Front Yard Encroachments 44 Supplemental Development Standards 18.28.220 Special Corner Feature 45 18.28.230 Landscaping Types 45 18.28.240 General Landscaping 48 18.28.250 Open Space Regulations 55 18.28.260 General Parking Requirements 62 TMC18.28_PCDraft_Updated.docx Page 1 03/25/2014 72 18.28.270 General Parking Guidelines 68 18.28.280 Site Requirements 70 TMC18.28_PCDraft_Updated.docx Page 2 03/25/2014 73 INTRODUCTION 18.28.010 PURPOSE & ORIENTATION The purpose of this Chapter is to implement the goals and policies of the Tukwila Comprehensive Plan and Southcenter Subarea Plan. This Chapter contains the primary Development Code that will be used to evaluate development projects or improvement plans proposed on properties within the TUC Zone Area. The Code contains regulations governing Use, Height, Building Placement, Public & Private Frontage, Parking, Streets, Blocks, Open Space, Landscaping, Site Design, and Architecture. See the Tukwila Comprehensive Plan and Southcenter Subarea Plan for more detail about the long range vision for the Plan area and a discussion of City actions and investments that support implementation of the Southcenter vision. 18.28.020 HOW TO USE THE DEVELOPMENT CODE A. The Development Code is organized into four primary sections — District -based standards, Corridor -based standards, supplemental development regulations and a separate Southcenter Design Manual. B. Following are instructions on how to locate and review the Development Regulations that apply to a specific property: 1. Locate the property on the District Map Figure 16, and Corridor Map Figure 17. Identify which District and Corridor Type(s) apply to the property. 2. Review the District Standards (Tables 2 & 3) and Corridor Standards (Figures 20 -27) and identify the specific standards for the applicable District and Corridor Type. Note that the Tables and Figures are intended as a summary and do not encompass all mandatory requirements presented throughout the Development Regulations. 3. District -Based Standards (TMC 18.28.040 — 110) govern: a. The use of a building or site, see Table 2 Land Uses Allowed by District. b. The scale and configuration of the built environment, see Table 3 District Standards. 4. Corridor -Based Standards (TMC 18.28.120 — 200) govern: a. Thoroughfare configuration, public frontage conditions, building and parking placement, front yard landscaping, and architectural aspects of that portion of a building's facade within the first 185 feet of a parcel, measured from the curb line. See the Corridor Type Charts, Figures 20 -27 b. More detailed information about the development regulations and guidelines that apply to each Corridor can be reviewed in the subsequent sections. These regulations are set forth to ensure that the configuration, location, orientation and design of new development match the envisioned character of all streets and open spaces in the Plan area. 5. Supplemental Development Regulations (TMC 18.28.220 — 280): TMC18.28_PCDraft_Updated.docx Page 3 03/25/2014 74 These sections contain regulatory definitions, requirements and guidelines that are common for all properties in Southcenter. They address front yard encroachments, special corner features, new streets configurations and guidelines, open space, landscaping, site components, and parking. C. Interpretation of the Development Code Most sections of the code feature the following elements: 1. Purpose. Purpose statements are overarching objectives. 2. Standards. Standards use words such as "shall ", "must ", or "is /are required ", signifying required actions. 3. Guidelines. Guidelines use words such as "should" or "is /are recommended ", signifying voluntary measures. 4. Alternatives. Some standards within the code allow applicants to propose alternative methods of meeting the particular standards. In such cases, the applicant shall demonstrate how the proposal meets the purpose of the standard and the overall objectives of the Plan. D. See the Applicability section to determine how the provisions in this Chapter apply to properties in the TUC Zone and which other Tukwila codes may apply to a specific property. 18.28.030 APPLICABILITY & DESIGN REVIEW A. Relationship to other Tukwila Codes 1. The provisions of this chapter apply to properties within the Southcenter Plan Area, shown in Figure 16 District Map. 2. The provisions of this chapter shall modify the regulations and other provisions in TMC Title 18 Zoning; provided that the regulations and provisions of the entire Tukwila Municipal Code (TMC) shall apply when not specifically covered by this chapter; and, further, provided that where Title 18 and the goals of the Southcenter Plan and this chapter are found to be in conflict, the provisions of this chapter shall apply unless otherwise noted. 3. Areas within 200 feet of the Ordinary High Water Mark (OHWM) of the Green River are subject to the regulations in the Shoreline Overlay at TMC 18.44 which supersede this chapter when in conflict. 4. Areas meeting the definition of sensitive areas or sensitive area buffers are subject to the regulations of Chapter 18.45 Environmentally Sensitive Areas and 18.54 Tree Regulations. 5. Alterations to nonconforming structures, uses, landscape areas or parking lots shall be made in accordance with the standards in TMC Chapter 18.70. 6. Tukwila has adopted local amendments to the International Building and Fire Codes which should be reviewed early in the development process, see TMC Title 16. TMC18.28_PCDraft_Updated.docx Page 4 03/25/2014 75 7. Boundary line adjustments, lot consolidations, short plats, subdivisions and binding site improvement plans shall be subject to the requirements of TMC Title 17 Subdivision Code. 8. Signs shall be regulated according to Title 19 Sign and Visual Communication Code. 9. Public and private infrastructure must be designed and built in compliance with the standards contained in the current edition of the Tukwila Public Works Department Infrastructure Design and Construction Standards. B. Intensification of Use Maximum Block Face Length (18.28.080) and Public Frontage Improvements (18.28.150) are required when an individualized assessment by the DCD Director determines that the improvements are reasonably necessary as a direct result of the transportation impacts of a proposed development. C. Pad Development, Expansions or Complete Redevelopment 1. Construction of a new pad building on a site with existing development shall meet all requirements for the new structure, and any alterations to non - conforming landscape areas or parking lots shall be made in accordance with the standards in TMC Chapter 18.70. 2. Expansions of existing buildings shall meet all requirements for the new portions of the structure, and any alterations to non - conforming landscape areas or parking lots shall be made in accordance with the standards in TMC Chapter 18.70. 3. Development of a vacant site or complete redevelopment of a site shall require compliance with all of the standards and guidelines in this chapter. D. Design Review 1. Design Review for Projects located in the Regional Center (TUC -RC), Transit Oriented Development Neighborhood (TUC -TOD), Pond (TUC -P), or Commercial Corridor (TUC -CC) Districts: a. Projects meeting the thresholds for design review set forth in (b) and (c) below shall be evaluated using applicable regulations in this Chapter and the guidelines set forth in the Southcenter Design Manual. b. Major remodels and small -scale projects. Projects meeting any one of the following criteria shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60): (1) New non - residential structures between 1,500 and 25,000 square feet in size (total on premises) (2) New residential or mixed use buildings providing up to 50 dwelling units (total on premises) (3) Any exterior repair, reconstruction, cosmetic alterations or improvements, when the cost of that work exceeds 10% of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet walls is exempt). Compliance with corridor -based TMC18.28_PCDraft_Updated.docx Page 5 03/25/2014 76 architectural design standards is required for existing buildings only if they are destroyed by any means to an extent of more than 50% of their replacement cost at the time of destruction, in the judgment of the City's Building Official. (4) Exterior expansions between 1,500 and 25,000 square feet in size (total on premises) c. Large scale projects. Projects meeting the following criteria shall be reviewed by the Board of Architectural Review (BAR) as a Type 4 decision (see TMC Chapter 18.60): (1) New non - residential structures greater than 25,000 square feet in size (total on premises) (2) New residential or mixed use buildings with more than 50 dwelling units (total on premises) (3) Exterior expansions greater than 25,000 square feet in size (total on premises) d. Minor remodels and very small scale projects. Projects NOT meeting the design thresholds set forth in (b) or (c) above are not subject to design review and shall be evaluated using applicable regulations in this Chapter EXCEPT for the corridor -based architectural design standards. 2. Design Review for Projects located in the Workplace District: a. Buildings containing any dwelling units which meet the following thresholds for design review shall be evaluated using applicable regulations in this Chapter and the guidelines set forth in the Southcenter Design Manual. Type of Review: (1) New small scale residential or mixed use buildings providing up to 50 dwelling units (total on premises) shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60) (2) Major remodels. Any exterior repair, reconstruction, cosmetic alterations or improvements to buildings over 10,000 square feet, when the cost of that work exceeds 10% of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet walls is exempt) shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60) (3) New large scale residential or mixed use buildings projects with more than 50 dwelling units (total on premises) will be reviewed by the Board of Architectural Review (BAR) as a Type 4 decision (see TMC Chapter 18.60) b. All other projects meeting the following thresholds for design review shall be evaluated using the applicable regulations in this Chapter and the design review criteria in TMC Chapter 18.60.050. Type of Review: (1) Small scale new construction or exterior expansions between 1,500 and 25,000 square feet shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60) (2) Major remodels. Any exterior repair, reconstruction, cosmetic alterations or improvements to TMC18.28_PCDraft_Updated.docx Page 6 03/25/2014 77 buildings over 10,000 square feet, when the cost of that work exceeds 10% of the building's current assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet walls is exempt) shall be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60). Compliance with corridor -based building orientation /placement and architectural design standards is required for existing buildings only if they are destroyed by any means to an extent of more than 50% of their replacement cost at the time of destruction, in the judgment of the City's Building Official. (3) Large -scale new construction or exterior expansions greater than 25,000 square feet shall be reviewed by the Board of Architectural Review as a Type 4 decision (see TMC Chapter 18.60) c. Minor remodels and very small scale projects. Projects NOT meeting the design thresholds set forth in (b) or (c) above shall be evaluated using applicable regulations in this Chapter EXCEPT for the corridor -based architectural design standards. TMC18.28_PCDraft_Updated.docx Page 7 03/25/2014 78 Table 1 Summary of applicable review process and standards /guidelines. See subsection 18.28.030 (D) above for detailed provisions. Project Type Applicable Standards /Guidelines Review Type District -Based Standards Corridor -Based Standards Supplemental Standards Southcenter Design Manual Design Review Criteria in TMC 18.60.050 Projects located in the TUC -RC, TUC -TOD, TUC -P, or TUC -CC Districts Minor remodels or very small projects see subsection (D)(1)(d) Type 1 • • * • Major remodels and small -scale projects see subsection (D)(1)(b) Type 2 • • • • Large -scale projects see subsection (D)(1)(c) Type 4 (BAR) • • • • Projects located in the TUC - Workplace District Residential /mixed -use building — small scale project see subsection (D)(2)(a)(1) Type 2 • • • • Residential /mixed -use building — major remodel see subsection (D)(2)(a)(2) Type 2 • • • • Residential /mixed -use building — large scale project see subsection (D)(2)(a)(3) Type 4 (BAR) • • • • Other small scale new construction or exterior expansions, see subsection (D)(2)(b)(1) Type 2 • • • • Other major remodels see subsection (D)(2)(b)(2) Type 2 • • • • Other large -scale new construction or exterior expansions —see subsection (D)(2)(b)(3) Type 4 (BAR) • • • • Minor remodels or very small projects see subsection (D)(2)(c) • • * • * Not required to meet corridor -based architectural design standards TMC18.28_PCDraft_Updated.docx Page 8 03/25/2014 79 DISTRICT -BASED STANDARDS 18.28.040 DISTRICTS A. Five Districts are hereby established within the Tukwila Urban Center in the specific locations and with the specific names indicated in Figure 16 District Map. B. Districts — Purpose 1. TUC -RC: Regional Center. The area in the vicinity of Westfield Southcenter Mall, with easy access to the new bus Transit Center, is intended to provide an area that will continue to infill and intensify with more retail, services, and entertainment uses southward toward Strander Boulevard and eastward across Andover Park West. Over the long term, infill development on the high -value property of the Mall may continue the transition from surface parking to structured parking, and may be increasingly characterized by mid -rise or high -rise building components built over the retail base. 2. TUC -TOD: Transit Oriented Development (TOD) Neighborhood. The area extending from the bus transit center on Andover Park West, eastward towards the Sounder commuter rail /Amtrak station is intended to provide a more compact and vibrant mix of housing, office, lodging and supportive retail and service uses. Parking will be accommodated by a combination of off- and on- street parking spaces /lots. The overall structure of the TOD Neighborhood will be characterized by moderate development intensities and building heights. A fine - grained network of streets with pedestrian amenities will increase the walkability of the area. 3. TUC -P: Pond District. The northern edge of the Pond District is intended to provide an area of higher density mixed use development over retail, restaurants and services, oriented towards the Pond and a paved waterfront esplanade. Maximum building heights will be lower than in the adjacent Regional Center district, to provide sunlight to and views of the Pond. 4. TUC -CC: Commercial Corridor District. Southcenter Parkway will continue to feature auto - oriented retail and services in a manner similar to the existing patterns of development in that area. 5. TUC -WP: Workplace District. The large southern portion of the Plan Area will continue to provide a wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, with incremental infill by office and other complementary commercial uses. Residential uses may front the Green River. C. The scale and pattern of all development shall be governed by the standards and regulations for the applicable District. TMC18.28_PCDraft_Updated.docx Page 9 03/25/2014 80 Districts Commercial Corridor Pond Regional Center uTransit Oriented Development Workplace ■•■•• Southcenter Plan 11111111 Boundary ,�•' •r• Tdi I:uaiL�Riw . ! 1 tnr 6 h VV. g D1,1 C ;.ate jr N Cnr.,cnr;a1;6r- -- 7- UI 1a:nd Dr j ii,.an }Dr I � III 1r -,tn._ _ . -erg a: e F ark n1 fAi kaer AJj\la; .. w «I Figure 16 District Map TMC18.28_PCDraft_Updated.docx Page 10 03/25/2014 81 18.28.050 DISTRICT LAND USES For permitted uses of a building or site, see Table 2 Land Uses Allowed by District. Table organization: A. All Districts appear in the top row of the Table. B. The uses are organized by category and if allowed in a District are listed as either permitted (P), conditional (C), accessory (A), or unclassified (UUP). C. All permitted uses for a single district are allowed either alone or in combination with any other permitted uses within a parcel. D. Other uses not specifically listed in this Title are permitted should the DCD Director determine them to be similar in nature to and compatible with other uses permitted outright within a district; consistent with the stated purpose of the district; and consistent with the policies of the Southcenter Plan. Table 2 Land Uses Allowed by District Land Uses Allowed by District P = Permitted A = Accessory C = Conditional UUP = Unclassified Regional Center TOD Use Permit Pond District Commercial Corridor Work -place Retail 1 Animal Kennels and Shelters including doggy daycare C C Athletic or Health Clubs P P P P P Automotive Service and Repair P2 P P Banks, Financial, Insurance and Real Estate Services P P P Bars& Nightclubs P P P Brew Pubs, on -site brewing, Cocktail Lounges & Pool Halls P P P P Bulk Retail P P P Business Services (e.g. copying, fax & mailing centers) P P P P Drive Through Facilities or Services P P3 P P Electric Vehicle Charging Station Levels 1 and 2 P P P P P Electric Vehicle Charging Station Level 3 A P3 A A A Gas Stations including car wash P3 P P General Retail P P P P P Laundries, Tailors and Dry Cleaners P P P P P Personal Services (e.g. beauty & barber shops, nail salons, spa, travel agencies) P P P P Recreation Facilities (commercial indoor) P P P P P Recreation Facilities (commercial outdoor) Repair Shops (small scale goods: bicycle, appliance, shoe, computer) P P P P P P P TMC18.28_PCDraft_Updated.docx 82 Page 11 03/25/2014 Land Uses Allowed by District Restaurants with associated cocktail lounges and sidewalk cafes Regional Center P TOD P Pond District P Commercial Corridor P Work -place P 6 Theaters except adult entertainment P P P P P Vehicle Rental and Sales (not requiring a commercial driver's license) P P3 P6 P6 P Veterinary Clinic with temp. indoor boarding and grooming P P P P P Office Professional, Outpatient Medical, Dental, Governmental Services and Research P P P P P Medical and Dental Laboratories P P P P P Lodging Hotel, Motel, Extended Stay, Bed and Breakfasts P P P Civic & Institutional Convention & Exhibition Facilities P P 3 P A Cultural Facilities including libraries, museums, art galleries, performing arts centers P P P P Daycare Centers P P P P P Education & Instructional Facilities, public and private including colleges and universities P P P A Parks, trails, picnic areas, playgrounds and public community centers P P P P P Police and Fire Stations C C C P P Post Office P P P Religious Institutions, greater than 750 sf assembly area C C C C C Religious Institutions, less than 750 sf assembly area P P P P P Industrial, Manufacturing and Warehouse Cargo Containers subject to 18.50.060 A Industrial Commercial Services (e.g. etching, film processing, lithography, printing & publishing) P Light Industrial: Manufacturing, Processing and Assembling uses that have little potential for creating off -site noise, smoke, dust, vibration or other external impacts or pollution. P Outdoor storage of materials to be manufactured or handled as part of a permitted use within the Zone, screened pursuant to TMC 18.52 A Self- storage Facilities P Warehouse storage and wholesale distribution facilities P TMC18.28_PCDraft_Updated.docx Page 12 03/25/2014 83 Land Uses Allowed by District Transportation, Communication & Infrastructure Regional Center TO D Pond District Commercial Corridor Work -place Commercial Parking, day use only P P P P P Essential Public Facilities, except those listed separately UUP UUP UUP UUP UUP Intermodal transit stations, Rail transit facilities UUP UUP UUP UUP UUP Internet Data Centers & telephone exchanges P P P Park and Ride Lots UUP UUP UUP UUP UUP Parking Areas A A A A A Public transit facilities and stations (bus) P P P P P Radio, television, microwave or observation stations and towers C C C C C Utility Facilities, aboveground and not in R -O -W C C C C P Utility Facilities, underground or in R -O -W P P P P P Wireless Communication Facilities P' P' P' P' P' Residential Dormitories A A Dwelling - multi - family, townhouses, mixed use, senior citizen housing P P P P 4 Home Occupation A A A P 4 Continuing Care Retirement Community P P 1) Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use conversions in existing buildings are not required to meet this standard. 2) New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards in the Southcenter Design Manual. 3) East of the Green River only 4) Only on properties fronting the Green River or Minkler Pond 5) Excludes outside vehicle storage or maintenance 6) 3,500 sf max per use 7) Subject to TMC 18.58 TMC18.28_PCDraft_Updated.docx Page 13 03/25/2014 84 18.28.060 DISTRICT STANDARDS The scale and configuration of the built environment, see Table 3 District Standards. A. All Districts appear in the top row of the Table. B. The Primary Regulations are listed in the left -most column of the table in the order that they appear in the text. C. The Development Standards that apply to each District can be reviewed by cross referencing a Regulation with a District. D. More detailed information about the regulations and guidelines that apply to each district can be reviewed in the Section referenced in the headings. These regulations are set forth to ensure that the height and setbacks of new buildings and the scale of new blocks and streets are consistent with the purpose of each Southcenter District. Table 3 District Standards 18.28.070 Structure Height" Minimum Height Maximum Height Frontal Improvement Height Incentive Multi - Family Height Incentive 25 ft fronting Baker BI. 85 ft 115 ft, or 214 ft w/in 300 ft of Tukwila Pkwy & Southcenter Pkwy 25 ft fronting Baker BI. n/a 45 ft 45 ft 70 ft, 115' if combined with MF, LEED or Affordable Housing Incentive 115 ft, or 70 ft, 115' if 214 ft w /in combined 300 ft of with Frontal Tukwila Imp., LEED or 70 ft, no 70 ft Pkwy & Affordable increase w /in River Southcenter Housing 150 ft of adjacent Pkwy Incentive Pond edge n/a parcels only n/a 45 ft 70 ft, no increase w /in 150 ft of Pond edge 18.28.080 Maximum Block Face Length Provision of New Streets 850 ft max2 18.28.090 Permitted Corridor Types for New Streets Pedestrian Corridor Walkable Corridor Neighborhood Corridor Urban Corridor Commercial Corridor Workplace Corridor TMC18.28_PCDraft_Updated.docx permitted permitted 700 ft max permitted permitted permitted Page 14 700 ft max permitted permitted permitted 900 ft max 900 ft max - permitted3 permitted permitted permitted permitted permitted permitted 03/25/2014 85 Regional Corridor District Standards Center TOD Pond District Comm. Workplace 18.28.070 Structure Height" Minimum Height Maximum Height Frontal Improvement Height Incentive Multi - Family Height Incentive 25 ft fronting Baker BI. 85 ft 115 ft, or 214 ft w/in 300 ft of Tukwila Pkwy & Southcenter Pkwy 25 ft fronting Baker BI. n/a 45 ft 45 ft 70 ft, 115' if combined with MF, LEED or Affordable Housing Incentive 115 ft, or 70 ft, 115' if 214 ft w /in combined 300 ft of with Frontal Tukwila Imp., LEED or 70 ft, no 70 ft Pkwy & Affordable increase w /in River Southcenter Housing 150 ft of adjacent Pkwy Incentive Pond edge n/a parcels only n/a 45 ft 70 ft, no increase w /in 150 ft of Pond edge 18.28.080 Maximum Block Face Length Provision of New Streets 850 ft max2 18.28.090 Permitted Corridor Types for New Streets Pedestrian Corridor Walkable Corridor Neighborhood Corridor Urban Corridor Commercial Corridor Workplace Corridor TMC18.28_PCDraft_Updated.docx permitted permitted 700 ft max permitted permitted permitted Page 14 700 ft max permitted permitted permitted 900 ft max 900 ft max - permitted3 permitted permitted permitted permitted permitted permitted 03/25/2014 85 Tukwila Pond Esplanade Pedestrian Walkway 18.28.100 Side and Rear Setbacks Side and Rear Yards 5 ft 4 18.28.110 Side and Rear Landscaping Requirements 5ft4 Side and Rear Yards 18.28.220 Special Corner Feature Special Corner Feature on Building permitted permitted permitted 1) Portions of the building that extend above the primary building mass, such as non - habitable space (clock towers, roof -top cupolas, elevator and mechanical equipment enclosures), unenclosed space (roof deck trellises, gazebos), and other special architectural features, shall not exceed the maximum height requirement by more than 20 feet, provided they are set back a minimum of 10 feet from the edge of the roof (see also TMC 18.50.080). 2) Does not apply to Freeway Frontage Corridors 3) Permitted adjacent to residential uses. 4) May be waived as part of design review if Building and Fire Code requirements are met. 18.28.070 STRUCTURE HEIGHT A. The minimum and maximum height of a structure shall be as specified by District or modified by a special height overlay, see Table 3 District Standards. 1. Structures oriented to Baker Boulevard shall have an average height at least as high as the minimum listed in the District regulation chart. B. Pond Edge Height Limit 1. Development located within 150 feet of the edge of Tukwila Pond is not eligible for incentive height increases. 2. The maximum height in this location shall be as specified by District. C. Public Frontage Improvement Height Incentive 1. As an incentive to provide public frontage improvements and /or new streets that are not otherwise required under this code, allowable structure heights may be increased to the limits as specified for each District as shown in the District Standards, Table 3, when: a. Developers construct public frontage improvements along their parcel frontages on existing streets, constructed to the standards of this Code; or TMC18.28_PCDraft_Updated.docx Page 15 03/25/2014 86 b. Developers construct new 20 foot wide half streets with one side of public frontage improvements, constructed to the standards of this Code; or c. The existing sidewalk width and configuration along a parcel's frontage meets or exceeds the public frontage standard and, when averaged, the landscape width and street tree spacing meet the required public frontage standard. Additional sidewalk width may substitute for an equal area of landscaping. d. In order to take advantage of this incentive the public frontage improvements must start and stop at property boundaries, intersections or traffic signals and transition safely to neighboring conditions. 2. The public frontage height incentive will be applied proportionally to parcels with more than one frontage based on the following: a. Each frontage will be evaluated separately based on its Corridor Type's public frontage standards. b. The height bonus will be applied to a percentage of the total building footprint(s) on site based on the percentage of the parcel's total public frontage that, when averaged, meets the public frontage standard. For example, when averaged, if one of a parcel's two similar length frontages meets the corridor's public frontage standard then 50% of the total building footprint on site is eligible for the height incentive. D. Multi - Family Height Incentive 1. As an incentive to construct residential dwelling units, allowable structure heights may be increased to the limits specified in District Standards, Table 3. 2. Structures may be completely residential or mixed use with residential uses comprising at least half of the occupied floor area of the building. E. Structures qualify for increased height as set forth in Table 3 District Standards when integrating any of the following combination of height incentives: 1. In the TUC -TOD District allowable structure heights may be increased to 115 feet for developments which meet both the frontal improvement and multi - family height incentive requirements. 2. In the TUC -TOD District allowable structure heights may be increased to 115 feet for developments which achieve a LEED certification of silver or higher and meet either the frontal improvement or multi - family height incentive requirements. 3. In the TUC -TOD District allowable structure heights may be increased to 115 feet for developments which meet the multi - family height incentive requirements and make at least 20% of the residential units affordable per the standards in WAC 365 - 196 -870. For rental units affordability is set at 50% of the county median family income, adjusted for family size. For owner occupied units affordability is set at 80% of the county median family income, adjusted for family size. TMC18.28_PCDraft_Updated.docx Page 16 03/25/2014 87 18.28.080 MAXIMUM BLOCK FACE LENGTH A. Definition Block Face length is a measure of a length of a block, in feet, from curb face to curb face of two intersecting and publicly accessible streets (public or private). See Figure 17 below. w z J D v B. Regulation BLOCK FACE LENGTH STREET Figure 17 Block face length n m z m 1. When required per 18.28.030.B, development sites (properties or assemblages of contiguous properties) with a block face that exceeds the specified Maximum Block Face length standard must construct new publicly accessible streets in locations that result in the creation of city blocks that do not exceed the Maximum Block Face length for that District. 2. For the purposes of determining Block Face length, alleys are considered as part of the interior of a block. For development sites bounded by rivers or ponds, property lines along the adjacent water body and pedestrian ways providing waterfront access may qualify as defining the edge of a block. In no other case shall pedestrian ways qualify as defining the edge of a block. 3. New streets must be designed, configured, and located in accordance with Section 18.28.140 New Streets. 18.28.090 PERMITTED CORRIDOR TYPES FOR NEW STREETS New streets built to satisfy Maximum Block Face Requirements or built voluntarily by a developer that are not shown on the Corridor Type Map, Figure 19, shall be built as one of the Corridor Types permitted in District Standards, Table 3. See 18.28.140 New Streets for more details. 18.28.100 SIDE AND REAR SETBACKS A. The width of side and rear setbacks shall be as specified by Table 3 District Standards. TMC18.28_PCDraft_Updated.docx Page 17 03/25/2014 88 B. Front yard setbacks are specified by the Corridor Charts, Figures 20 -27. 18.28.110 SIDE AND REAR YARD LANDSCAPING REQUIREMENTS A. The width of side and rear yard landscaping shall be as specified by the District Standards, Table 3. B. Side and rear yard landscaping shall be designed, planted and maintained as specified in 18.28.230.B Side and Rear Yard Landscape Types and 18.28.240 General Landscaping. CORRIDOR- SPECIFIC STANDARDS 18.28.120 CORRIDORS A. Purpose: To provide standards specific to a hierarchy of corridors and implement the vision for Southcenter as set forth in the Subarea Plan. B. A Corridor consists of the following elements (see Figure 18. Corridor Definition of Terms): 1. Street — comprised of the Thoroughfare and Public Frontage a. Thoroughfare — includes the moving and parking lanes from curb face to curb face. b. Public Frontage - the portion of a property between the curb face and back -of- sidewalk, including the sidewalk and any sidewalk landscaped areas. Public frontage is also associated with pedestrian walkways and open spaces, such as Tukwila Pond or the Green River. 2. Private Frontage — the portion of a property between the back -of- sidewalk and the primary building facade along the street, pedestrian walkway or open space, and portions of all primary building facades up to the top of the first or second floor, including building entrances, located along and oriented toward the street, pedestrian walkway or open space. TMC18.28_PCDraft_Updated.docx Page 18 03/25/2014 89 BACK OF SIDEWALK 14 BACK OF SIDEWALK cur CUR4 PRIVATE FRONTAGE PUBLIC FRONTAGE THOROUGHFARE PUBLIC \ PRIVATE FRONTAGE FRONTAGE �� '.11i; G� � '�d�'� "���'�,o,i� �I��'VIVfi6i6'i "In� i1�6�M1lddfihdliii�PlRll°(Pofilfildlllfi dMl'llllllll� Figure 18 Corridor Definition of Terms C. Eight Corridor Types are hereby established in the specific locations and with the specific names indicated in Figure 19 Corridor Type Map. 1. Walkable Corridors. To provide and support a high quality pedestrian realm for shopping and strolling along active retail, eating and entertainment uses, with buildings pulled up to the street and parking located to the side or rear, on Southcenter's primary streets connecting the Mall, Tukwila Pond, the Transit Center, and the Sounder Longacres commuter rail /Amtrak Station. Sidewalks associated with these Corridors should be wide and unobstructed to provide ample room for pedestrians to walk, and, where appropriate, to encourage activities including outdoor dining, locations for kiosks, food carts, and flower stalls. 2. Pedestrian Walkways. The design and location of this corridor is intended to supplement the existing and future street network with non - motorized pathways, support and foster an alternative mode of travel to motorized vehicles within the area, and provide a safe, pleasant, and direct route for pedestrians between significant activity areas (such as the Sounder Commuter Rail /Amtrak Station and Baker Boulevard, and the Mall and Tukwila Transit Center with Tukwila Pond Park). Pedestrian Walkways should be wide with amenities such as trees, planters, benches and other street furniture. Buildings should be pulled up to the edge of the corridor and designed to be pedestrian - friendly. Where appropriate, encourage uses such as kiosks, viewing areas, food carts and flower stalls along this corridor. Walkways will be well -lit to create a safe night -time environment. 3. Tukwila Pond Esplanade. To provide a public esplanade environment along the northern edge of Tukwila Pond Park, that functions as a focal point and central gathering spot for the urban center, suitable for shopping or strolling. The esplanade is intended to be integrated with adjoining retail and restaurant activities, providing an active waterside promenade to augment the shopping, eating and other uses in the vicinity. TMC18.28_PCDraft_Updated.docx Page 19 03/25/2014 90 4. Neighborhood Corridors. To provide an intimately - scaled pedestrian environment within northern Southcenter's higher density mixed -use neighborhoods, in a "complete streets" setting with on- street parking and bicycles sharing the roadway with vehicles. 5. Urban Corridors. To provide an attractive streetscape along the crossroads in the urban center that provide greater capacity for transit and auto traffic, with modest improvements for pedestrian safety. 6. Commercial Corridors. To provide greater capacity for vehicles, and attractive streetscapes along heavily travelled roadways serving auto - oriented commercial uses, with modest improvements for pedestrian safety. 7. Freeway Frontage Corridors. To provide heavily travelled parkways oriented towards both the area's freeways and Westfield Southcenter Mall, with modest improvements for pedestrian safety. 8. Workplace Corridors. To provide streets serving truck loading and parking access for primarily warehouse /distribution uses in the southern part of the Southcenter area, with modest improvements for pedestrian safety. TMC18.28_PCDraft_Updated.docx Page 20 03/25/2014 91 Corridor ■ ®Commeircual Corridor Freeway IFrordage Corridor ■•• IFrutrure Commercial Corridor Neighborhood Corridor Frutrure Neighborhood Corridor' IPedestriiarn VValkway Tukwila IPcnd Esplanade Urban Corridor Frutrure Urban Corridor Wal'kable Corridor Workplace Corridor IFrutruire Workplace Corridor 1i! 0Q gymv 7 rHOZ 2 vatr 1, ' 0„ s v ay Evans agar Baker Blvd OMPAM.1,011M 11111111111111111 / Le S 1 68th St Coorate er u or orate r r ry4,7rirrrowz ii MunkierBly Mu 'ler LiV'and Dr 1 Midland Dr stca Dr Triland Dr OS 178M 1 u.... ■.S JalePark D Dr Figure 19 Corridor Type Map TMC18.28_PCDraft_Updated.docx 92 Page 21 03/25/2014 18.28.130 CORRIDOR REGULATIONS A. This section contains Regulations and Guidelines for the provision, design, and configuration of new and existing streets and adjacent public and private frontage to ensure that these components of a Corridor support the type of development desired within each district, enhance the connectivity of the street network, create safe and attractive streetscape environments, encourage walking, and provide sufficient capacity and proper accessibility and circulation as the area intensifies. B. The form of all development along a street, primary open space, or water body shall be governed by the standards and regulations of the applicable Corridor Type. Corridor Type establishes the following: 1. For Existing Streets: A specific configuration of the Public Frontage; 2. For New Streets: A specific configuration for the Thoroughfare and for Public Frontage; 3. For Existing and New Streets: Specific Private Frontage requirements; and 4. For projects which trigger Design Review: Architectural Design Regulations. C. Modifications An applicant may propose modifications to the Corridor standards. Modifications must be approved by the DCD Director as a Type 2 decision (TMC 18.104). The applicant must show that the modified Corridor design: 1. Satisfies the urban design goals as stated in each Corridor Type's Purpose, requirements, and description; 2. Is designed to transition safely to the existing conditions at either end; and 3. Enhances the streetscape of the site and adjacent development. D. Summary of Standards Figures 20 -27 on the following pages summarize the corridor regulations. Sections 18.28.140 through 18.28.200 provide supporting details. TMC18.28_PCDraft_Updated.docx Page 22 03/25/2014 93 Walkable Corridor Intent: To provide and support a high quality pedestrian realm for shopping and strolling along active retail, eating and entertainment uses. APPLIED TO: Existing Streets: Baker Blvd, 615t Place St New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS - SECTION (See 18.28.140) Existing street New street No change Public frontage only PUBLIC FRONTAGE Total required width STANDARDS (See 18.28.150) 15 ft Sidewalk width minimum 15 ft Landscaping Street trees, located at back of curb face. Also see 18.28.240 General Landscaping. Tree spacing 20 -30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.150 -.190) Building orientation to street Required Frontage building coverage minimum 65% Front yard setback maximum 10 ft On -site surface parking locations Side or rear of building Front yard landscaping (waived if Public Frontage improvements are built to standard) 15 ft min of streetscape ARCHITECTURAL DESIGN STANDARDS (See 18.28.200) Facade articulation increment Commercial / mixed -use maximum 30 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft Ground level transparency Commercial -use minimum 75% Figure 20 Walkable Corridor Standards Vk Street tree spacing: 20 -30' slidelayaik min. Public frontage z65 %, of lot frontage TREET 'ST'V'tEET Frontage building coverage minimum Articulation 30" max /rvU�rvuavnrv�iv Y 4 I Y A II,( rlr Jll'I I J /%/ Y is l i. ; :dr „ Transparency 75% min Facade articulation and ground level transparency TMC18.28_PCDraft_Updated.docx Page 23 03/25/2014 94 Pedestrian Walkways Intent: To supplement the street network with non - motorized pathways, support and foster an alternative mode of travel to motorized vehicles within the area, and provide a safe, pleasant, and direct route for pedestrians between significant activity areas. APPLIED TO: Existing Streets: n/a New Streets: As indicated on Corridor Type Maps Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS - SECTION (See 18.28.140) Existing street n/a New pedestrian walkway See new cross - section THOROUGHFARE STANDARDS (See 18.28.150) Total required width 20 -30 ft Landscaping Street trees, along outside edges of walkway. Also see 18.28.240 General Landscaping. Tree spacing 20 -30 ft, depending on species. Lighting Pedestrian -scale decorative street lighting. BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.160 - .190) I/BACK OF SIDEWALK /'' 2D' -3' PEDESTRIAN WALKWAY Thoroughfare cross - section Building orientation walkway Not required Front yard setback minimum On -site surface parking locations B UILDI N G Front, side or rear of building Front yard landscaping (waived if Public Frontage improvements are built to standard) Required, except where buildings are adjacent to walkways ARCHITECTURAL DESIGN STANDARDS (See 18.28.200) Facade articulation increment Commercial /mixed -use maximum 30 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft Ground level transparency Commercial -use minimum 75% Figure 21 Pedestrian Walkway Corridor Standards ?65% of lot frontage sr rir-1- Facade articulation and ground level transparency TMC18.28_PCDraft_Updated.docx Page 24 03/25/2014 95 Tukwila Pond Esplanade Intent: To provide a public esplanade along the northern edge of Tukwila Pond Park that is a focal point and central gathering spot suitable for strolling providing a place for public activity to augment the shopping, dining, and other uses in the vicinity. APPLIED TO: Existing Streets: n/a New Streets: Tukwila Pond Esplanade' — North Edge Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS - SECTION (See 18.28.140) Existing streets New esplanade See new cross - section THROUGHFARE STANDARDS (See 18.28.150) Total required 25 ft width minimum Landscaping Street trees in grates, except where buildings are adjacent to esplanade. Also see 18.28.240 and 18.28.250 Open Space Regulations. Pedestrian -scale decorative street lighting. Lighting BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to esplanade Required Frontage building coverage 65% minimum Front yard setback minimum 0 ft On -site surface parking locations Permitted rear of building. ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial /mixed -use maximum 30 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft Ground level transparency Commercial -use minimum 75% Figure 22 Tukwila Pond Esplanade Standards POND PROPERTY LINE ACK OF SIDEWALK s ESPLANDE Thoroughfare cross - section fildoodalk Frontage building coverage f31)111. 1)INCi ?65% of frontage STREET Facade articulation and ground level transparency These standards are not applicable until the City invests in design & construction of the esplanade (in part or in its entirety). In addition, for those properties bordering the esplanade that are already developed with structures and improvements oriented away from the pond and esplanade, the Corridor Standards will be applied only when a complete redevelopment of the property is proposed. TMC18.28_PCDraft_Updated.docx Page 25 03/25/2014 96 Neighborhood Corridor Intent: To provide an intimately - scaled pedestrian environment within northern Southcenter's higher density mixed -use neighborhoods, in a "complete streets" setting with on- street parking and bicycles sharing the roadway with vehicles. APPLIED TO: Existing Streets: Andover Park E. (Tukwila Pkwy to Trek Christensen), Trek Dr, Industry Dr, Minkler (Andover Park E.), to River, Wig Dr, Bauch Dr, Nelson PI, 5. 156th St New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS - SECTION (See 18.28.140) Existing street No change New street See new cross - section PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width minimum 15 ft; 10 ft on Minkler Landscaping Street trees, located at back of curb face. On Minkler, trees in a continuous landscaped strip a minimum of 5 ft wide located at back of curb face. Also, see 18.28.240 General Landscaping. Tree spacing 20 -30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.160 - .190) Building orientation to streets/ open spaces Required Front yard setback minimum 15 ft On -site surface parking locations Side or rear of building. Street Front: 1 double - loaded aisle of parking between building and primary street (maximum 63 ft in width). 2 Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial /mixed -use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum 120 ft Ground level transparency Commercial -use minimum 50% Figure 23 Neighborhood Corridor Standards 4-- Back . of sidewalk sidewalk Public frontage I I I I I I 11.0' 11.0' parking bike travel° Iane travel° lane bike paolk'inig Teansparer 50% min New thoroughfare cross - section Areieuladen 50" max AN) a l & rili prrn, , ,,,, ,, rurgrcr1 rA rrr na� ri w , „. , JL% %%l7i e.r.t TA; Facade articulation and ground level transparency 2 New street south of Tukwila Pond shall only have on- street parking on the south side of the street. TMC18.28_PCDraft_Updated.docx Page 26 03/25/2014 97 Urban Corridor Intent: To provide safe and supportive pedestrian facilities and an attractive streetscape along the crossroads in the urban center that provide greater capacity for transit and auto traffic. APPLIED TO: Existing Streets: Andover Park W. (Tukwila Pkwy 5. to Minkler), Longacres Way, Strander Blvd New Streets: As Indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS - SECTION (See 18.28.140) Existing street No change New street See new cross - section PUBLIC FRONTAGE Total required width STANDARDS (See 18.28.150) 15 ft Sidewalk width minimum 8 ft Landscaping Trees in a continuous landscaped strip 7 ft wide located at back of curb on existing streets; trees in wells on new streets. Also see 18.28.240 General Landscaping Street tree spacing 20 -30 ft, depending on species. Lighting Pedestrian and vehicular -scale decorative street lighting. BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.160 -.190) Building orientation to street Required Front yard setback minimum 15 ft On -site surface parking locations Side or rear of building. Street Front: 1 double - loaded aisle of parking between building and primary street (max 63 ft in width). Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of Streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial /mixed -use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum 200 ft Ground level transparency Commercial -use minimum Figure 24 Urban Corridor Standards 60% 8.0' - - - -> - -- 7.0' -- -'1 sidewalk planting strip 15.©'-- - - - - .-1 Public frontage 1 6 OP I LOP MOP 6 6 0' parking bike travelOano uomvwll lane bike patting New thoroughfare cross - section Transparency 60% miry Articulation 50" max vsza F�1,1�iIIIIIIIIIII� %1! 1!1.4' FE: lid' invut /, �r{�ir ��,�Iarliia;rU�rre I(j w au�, it Facade articulation and ground level transparency TMC18.28_PCDraft_Updated.docx Page 27 03/25/2014 98 Commercial Corridor Intent: To provide safe and supportive pedestrian facilities, greater capacity for vehicles, and attractive streetscapes along heavily travelled roadways serving auto - oriented commercial uses. APPLIED TO: Existing Streets: Tukwila Pkwy, Southcenter Pkwy, S. 180th St, West Valley Hwy New Streets: As Indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS - SECTION (See 18.28.140) Existing street No change New street See new cross - section PUBLIC FRONTAGE Total required width STANDARDS (See 18.28.150) 15 ft Sidewalk width minimum 6 ft Landscaping Street trees in a continuous landscaped strip 9 ft wide located at back of curb. Also see 18.28.240 General Landscaping. Street tree spacing 20 -30 ft, depending on species. Lighting Vehicular -scale decorative street lighting. BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.150 -.190) Building orientation to streets Not required Front yard setback minimum 15 ft On -site surface parking locations Front, side or rear of building Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of Streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial /mixed -use maximum 50 ft Residential maximum 30 ft Major vertical modulation maximum Ground level transparency Commercial -use minimum 200 ft 50% Figure 25 Commercial Corridor Standards r4-- Back of idewal k Transparenc 50% min sidewalk { planting strip 15.0' .... .. . Public frontage Articulation 50" max ll �6[/Ji+ld Gul/� i»r�tyi: :��® rvrlo r lll�yl�jl( p/l /�l off � , �1U111W / /��U lyl�r�u�r� yi�'%i f h1' r✓�G O % /�rbrA 01 4,, 4ram, lll/r� "i( far iY /iJ a ✓✓ r Fq dr rimwr m,,..` Facade articulation and ground level transparency TMC18.28_PCDraft_Updated.docx Page 28 03/25/2014 99 Freeway Frontage Corridor Intent: To provide safe and supportive pedestrian facilities along heavily travelled parkways oriented towards both the area's freeways and Westfield Southcenter Mall. APPLIED TO: Existing Streets: Tukwila Parkway (Southcenter Pkwy to 185' west of Andover Park West), Southcenter Pkwy (Tukwila Pkwy to Stander Blvd) New Streets: n/a Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details. THOROUGHFARE CROSS - SECTION (See 18.28.140) Existing street No change New street NA PUBLIC FRONTAGE STANDARDS (See 18.28.150) Total required width 15 ft Sidewalk width minimum 6 ft Landscaping Street trees in a continuous landscaped strip 9 ft wide located at back of curb or a combination of curb landscaping and street trees integrated into sidewalk, provided total public frontage meets required width. Also see 18.28.240 General Landscaping. Street tree spacing 30 -50 ft, depending on species. Lighting Vehicular -scale decorative street lighting. BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.160 -.190) Building orientation to street Not required Front yard setback minimum 15 ft On -site surface parking locations Front, side or rear of building Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Commercial /mixed -use maximum 100 ft Major vertical modulation maximum 200 ft Ground level transparency ** Commercial -use minimum 20% Figure 26 Freeway Frontage Corridor Standards TMC18.28_PCDraft_Updated.docx 100 Page 29 Transparen 210% min Back of siIdewalk. 90' sidewalk planting strip 5.Q° Public frontage Itl4gRlpC if6a drG�lm it �r irrrnrrgxr nr "FA'1QJQQ I �O� / / %J� /� %III //l `& K• i�i�1(iia /r wi i�a, E!2 r >>f WWa J mri riwiharlL Facade articulation and ground level transparency * *Minimum ground -level transparency requirements do not apply when: 1) the sidewalk grade is 10 feet or more above the finished grade of the structure; or 2) there is another building located directly between the street frontage and the proposed building, screening the view of the proposed building from the street. 03/25/2014 Workplace Corridor Intent: To provide safe and supportive pedestrian facilities along streets serving truck loading and parking access for primarily warehouse /distribution uses in the southern part of the Southcenter area. APPLIED TO: Existing Streets: Minkler Blvd (Southcenter Pkwy to APW, Costco Dr), Upland Dr, Midland Dr, Triland Dr, N. /W. between Costco Dr and 5. 180th St, Andover Park W. (Minkler to 5. 180th St), Andover Park E. (Trek to 5. 180th St), Sperry Dr New Streets: As indicated on Corridor Type Map Note: This is a summary of key corridor standards. See 18.28.120 to 2.10 for supplemental details. THROUGHFARE CROSS - SECTION (See 18.28.140) Existing street No change New street See new cross - section PUBLIC FRONTAGE Total required width STANDARDS (See 18.28.150) 15 ft Sidewalk width minimum 6 ft Landscaping Street trees in a continuous landscaped strip 9 ft wide located at back of curb. Also see 18.28.240 General Landscaping. Street tree spacing 30 -50 ft, depending on species. Lighting Vehicular -scale street lighting. BUILDING ORIENTATION /PLACEMENT & LANDSCAPING (See 18.28.160 -.190) Building orientation to street Not required Front yard setback minimum 15 ft On -site surface parking locations Front, side or rear of building Front yard landscaping minimum (waived if Public Frontage Improvements are built to standard) 15 ft of streetscape ARCHITECTURAL DESIGN STANDARDS Facade articulation increment Non - residential maximum 140 ft Residential maximum 30 ft Major vertical modulation maximum 280 ft Ground level transparency Warehouse /light industrial buildings minimum 20% Commercial -use minimum 50% Figure 27 Workplace Corridor Standards TMC18.28_PCDraft_Updated.docx Transp 20`% -50 14— Back of s dewa0k. sideawalk planting strip I"- -- - 15.0' Public frontage � A zn� 'ra.n• 7x.o as� pedn roved Cane vzrvel WU! park u New thoroughfare cross - section kki Art cu,latinn 74(' max Edigi /1 tygl IMP 0104 mmqv my Facade articulation and ground level transparency Page 30 03/25/2014 101 18.28.140 NEW STREETS A. Purpose New street regulations ensure the creation of an appropriate sized network of blocks, streets and pedestrian paths that will support the envisioned future development. B. Regulations 1. New streets shall be required when an individualized assessment by the DCD Director determines that the improvements are reasonably necessary as a direct result of the proposed development. New streets may also be provided voluntarily by a developer, or constructed by the City. 2. All New Streets a. New streets shall be designed based on their Corridor Type. b. New street locations must meet safety and spacing requirements, as approved by the Public Works Director. c. New streets may be publicly or privately owned and maintained, as approved by the Public Works Director. d. New streets shall connect with existing streets and be configured to allow for future extension whenever possible. e. Permanent dead ends shall not be permitted, unless the new street dead ends at a public access point to the Green River. f. In order to maintain the accessibility provided by the block structure of the urban center, existing public streets or alleys may not be closed permanently unless the closure is part of the provision of a network of new streets that satisfy all street regulations. g. New alleys and passageways do not satisfy street provision requirements. h. New streets are encouraged to be located along side property lines. These new streets may require coordination with neighboring property owners in order to maximize the continuity of the new street network. i. As part of new street construction or sidewalk improvements, landscaped areas within the street right -of -way should be designed to be functional stormwater treatment facilities where appropriate. TMC18.28_PCDraft_Updated.docx Page 31 03/25/2014 102 18.28.150 PUBLIC FRONTAGE STANDARDS sidewalk A. Regulations } #BACK OF SIDEWALK II 091111 ! INtl 20' - 30' PEDESTRIAN WALKWAY POND PROPERTY LINE k BACK OF SIDEWALK Figure 28. Examples of public frontages s ESPtANDE 1. Public Frontage standards establish a specific configuration of improvements that match the configuration and design of new and existing thoroughfares. See Figure 28 for an example of public frontage. 2. Installation of new Public Frontage improvements, if required by 18.28.030.6 or constructed voluntarily, shall be as specified by the Corridor Type's Public Frontage Standards (see Figures 20 -27) along all parcel frontages, except where the public frontage area already contains the required features. 3. In instances where existing public frontage areas already contain features that are sufficiently similar to those required in the Plan, all or part of the required Public Frontage requirements may be waived by the DCD Director. 4. In instances where new streets are required or constructed voluntarily — that is, in instances where there are no existing public frontage conditions — the public frontage shall be configured as specified by the Corridor Type's Public Frontage Standards, see Figures 20 -27. 5. The exact location of the new back -of- sidewalk may or may not coincide with the front property line. As a result, newly installed Public Frontage improvements may be partially located on private property. 6. Along Tukwila Pond, all public frontage improvements are measured from the pond property line. 7. Each block shall have no more than 40% of the same species of large, open -habit deciduous trees. To provide optimum canopy cover for the streetscape each block shall be planted with deciduous trees at intervals set forth in Corridor Charts (Figures 20 -27). Spacing shall be a function of mature crown spread, and may vary widely between species or cultivars. The trees shall have a minimum branching width of 8 feet within 5 years and when mature shall be large broad canopy species selected from the City's recommended Street Tree List established for each corridor. 8. Pedestrian -scale decorative street lighting shall be installed with a maximum spacing consistent with recommendations of the Illuminating Engineering Society of America (IES). The light source shall be located 12 to 14 feet above finished grade. Where vehicular lights are needed, vehicular lighting height TMC18.28_PCDraft_Updated.docx Page 32 03/25/2014 103 and location should be consistent with IES recommendations. 9. Where appropriate, special paving patterns should be used to emphasize the pedestrian realm within the public frontage. The sidewalk shall include a 1 foot wide paved auto passenger landing located along the curb where on street parking is present. 10. Street furnishings such as benches and trash receptacles shall be provided where appropriate. B. Exceptions 1. In instances where installation of required public frontage improvements as part of on -site construction are found to be impractical - for example in instances where the private frontage is particularly narrow or fragmented, the property owner may pay an in -lieu fee covering the construction cost to install the required public frontage improvements when they can be combined with those on adjacent properties or as part of a city- sponsored street improvement program with the approval of the DCD Director. 2. When public frontage improvements are triggered by development on a portion of a larger site and the cost of the public frontage improvements is disproportionate to the triggering work, the DCD Director will determine the degree of compliance. 18.28.160 BUILDING ORIENTATION TO STREET /OPEN SPACE A. Intent. The building orientation to street provisions are intended to implement the vision for Southcenter by creating a network of "complete streets" and corridors that provide pedestrian comfort, bicycle safety, and automobile movement according to their location and necessary function in the overall area. The provisions herein include a hierarchy of street or "corridor" types ranging from vibrant and activated shopping and dining frontages (Walkable Corridors) to the Workplace Corridors, which accommodate significant truck traffic and support warehouse /distribution uses. The design provisions intend to physically enclose the street or pedestrian corridor to create the sense of an outdoor room with connections across the street to the extent appropriate for the particular street or corridor type. This is accomplished by locating buildings close to the street and containing visible pedestrian entries directly accessible from the street, with parking areas predominately located to the side or rear of buildings along most corridors. B. Regulation 1. Building Orientation is required or not required, as specified by Corridor Type (see Figures 20 -27). 2. A building is oriented to a street or open space (Figure 29) if the building has a primary public entrance which opens directly on to or facing new or existing streets or open space, excluding alleys (see Section 7 of the Southcenter Design Manual for additional standards and guidelines for entrances). TMC18.28_PCDraft_Updated.docx Page 33 03/25/2014 104 Direct pedestrian entries into building from sidewalk Vehicular access to the Side of buiUqiOg with parking to the side, rear, aDd/0[Vnder/VthiQ building Figure 29 Example of a building oriented to the street 3. Where Building Orientation to St pen Spaces is required for the applicable Corridor Type weather protection at least 6 feet in width along at least 75 percent of the facade must be provided (see Figures 30 and 31). See Section 14 of the Southcenter Design Manual for additional standards and guidelines for weather protection. Weather protection: At least 6' deep Windows/ transparency: Am least 75W of facade between 24" and 10' Entry: / facing street 10' ` m^ Figure 30 Example of features on a building oriented to street Page 34 03/25/2014 • c fir lu 4111, I II Figure 31 Examples of Building Orientation to Streets /Open Space Treatments 4. Parking structures, garages, and accessory buildings are permitted and encouraged to be located along alleys in lieu of streets or open spaces. Those portions of parking structures, garages, and accessory buildings that are within 185 feet of the street are subject to applicable Corridor standards C. Corner Parcels New buildings located at the intersection of two Corridors where Building Orientation is required shall have an entrance(s) oriented towards at least one Corridor to be determined by the developer. 18.28.170 FRONTAGE BUILDING COVERAGE A. Regulations 1. Frontage building coverage is the percentage of the length of the street frontage that is occupied by a primary building facade(s) excluding any side yard setbacks (Figure 32). 2. Minimum Building Frontage Coverage percentages are required by the Walkable Corridor and Tukwila Pond Esplanade Corridor Types (see Frontage building coverage minimum in Figures 20 and 22). 3. Where required, all new development shall include buildings sited such that minimum Frontage Building Coverage requirements are met. FRONT STREET Y TMC18.28_PCDraft_Updated.docx 106 RACK OF SIDEWALK IN. FRONT YARD SETBACK MAX. FRONT VARFY SIFTBACK FRONTAGE COVERAGE ZONE FRONTAGE X. X P a� COVIERAGE. — y (%) Figure 32 Frontage Building Coverage Page 35 03/25/2014 B. Exceptions 1. In order to provide vehicular access to parking areas in the interior or at the rear of a parcel if no other access is available, vehicular breezeways may count toward frontage coverage requirements: a. A vehicular breezeway is a covered driveway penetrating the building. b. The width of a vehicular breezeway shall not exceed the width of the curb cut plus the width of an adjacent pedestrian sidewalk. 2. In order to connect the public sidewalk with active open spaces, courtyards, parking areas, and alleys in the interior or at the rear of a parcel, pedestrian passages designed to the standards in the Open Space Regulations, TMC 18.28.250.E.2.j may count toward frontage coverage requirements. 18.28.180 FRONT YARD A. Setback 1. The minimum and /or maximum required front yard setback shall be as specified in the applicable Corridor Type Chart, see Figures 20 -27. 2. Setbacks for the Walkable Corridor may be increased to allow for additional pedestrian space (see Figure 33) between the sidewalk and the building. rr�rrrr 1IU4JI Y; k Figure 33 Example of exceeding maximum building setbacks to provide pedestrian space B. Landscaping 1. The minimum required landscaping shall be as specified in the applicable Corridor Type Chart. 2. Front yard landscaping shall be designed, planted and maintained as specified in 18.28.230. A Front Yard Landscape Types and 18.28.240 General Landscaping. 3. Front yard landscaping requirements shall be waived if the public frontage improvements are built to the required standard. Exceptions: perimeter parking lot landscaping (see 18.28.240.B.6) and blank TMC18.28_PCDraft_Updated.docx Page 36 03/25/2014 107 wall screening standards (see Section 15 of the Southcenter Design Manual) still apply, where applicable. 18.28.190 ON -SITE SURFACE PARKING LOCATION A. Permitted locations The permitted on -site surface parking locations on a parcel shall be as specified in the applicable Corridor Type Chart, Figures 20 -27. See 18.28.260 and .270 for additional parking regulations. B. On Site Parking Types 1. Parking areas shall be designed as one of the Parking Types defined in this section. A property's permitted parking types shall be as specified by Corridor Type. For all parking types, parking shall be connected with the street by a driveway as stated under Vehicular Access in Section 18.28.260.C. 2. Surface Lot - Front a. Definition: A parking lot that is located between a building and the primary street fronting a development (Figure 34). Figure 34 Surface Parking — Front 3. Street Front Parking a. This regulates the width of a front parking area allowed between a building and the closest street (Figure 35). b. For new construction the maximum width of street front parking is regulated by corridor type, see Figures 20 -27. c. This standard does not apply when adding on to an existing building, constructing a parking garage or where there is an existing structure at least as wide as the proposed structure between the new construction and the closest street. d. For buildings with complex shapes the section of the building meeting the criteria must be at least 80 percent of the overall width of the building, measured parallel to the primary street. TMC18.28_PCDraft_Updated.docx Page 37 03/25/2014 108 Hu; mp I �'� :q "c. ''1111100000000000111101110.110.00000 110111P1,1,11,1,1,11,11„„„„,114,11, 'tn1 1111111111111111111111 ,41111131,11) 111111111 4. Surface Lot - Side 11114011111111111111,11,11111111111 111. Figure 35 Street Front Parking Examples Definition: A parking lot that is located in part or entirely along the side of a building, in a side yard, and fully or partially extends toward, but does not encroach into, the Front Yard Setback area. Parking located between a building and a side property line which is directly visible from a street (Figure 36). 5. Surface Lot - Rear ............ .. 1•••• WENN HIM MIMI ............ an iiiiiiiiiiour I Figure 36 Surface Parking — Side Street Definition: A parking lot where a building(s) is located between the entire parking lot and the street so that it is not directly visible from a street. A rear parking lot does not extend beyond the rear wall of the primary building into any side yard setback, except where driveway access is provided (Figure 37). TMC18.28_PCDraft_Updated.docx Page 38 03/25/2014 109 Figure 37 Surface Parking — Rear 6. Parking Structure a. Parking structures may stand alone or be integrated into a building. b. Parking structures are permitted in all Districts. c. Those portions of parking structures that are within 185 feet of the street are subject to applicable Corridor Type standards. 18.28.200 ARCHITECTURAL DESIGN STANDARDS A. Applicability and definitions (see Figure 38) 1. Architectural Design regulations control the minimum required facade articulation and transparency, and are determined by Corridor Type as shown in the Corridor Type Charts, see Figures 20 -27. 2. Street Facade. The Architectural Design regulations apply to the plane of a facade that fronts upon a street, extending from the ground up to the street facade eave line. 3. Articulation. The giving of emphasis to architectural elements that create a complementary pattern of rhythm, dividing large buildings into smaller identifiable pieces. 4. Modulation. The stepping back or projecting forward of portions of a building face, as a means of the building function and /or breaking up the apparent bulk of a structure's continuous exterior walls. TMC18.28_PCDraft_Updated.docx Page 39 03/25/2014 110 Horizontal modulation (upper level stepback) \\ II di Vertical modulation Figure 38 Example of vertical modulation and horizontal modulation B. Facade Articulation Regulations 1. Intent. The objective of this section is to ensure that the length of new or renovated building facades maintain the desired human scale and urban character appropriate for the Southcenter area. 2. Facade Articulation Increment — Requirements. The maximum increment shall be as specified by Corridor Type and ground level use. When a notch or pilaster /pier is used for the massing element, measurement of the horizontal increment shall be from centerline to centerline of elements (See Figures 39 and 40). See the Southcenter Design Manual: Section 10 Building Massing, A & B Facade Articulation, for techniques to achieve this standard. 3. Major Vertical Modulation Increment — Requirements. The maximum increment shall be as specified by Corridor Type. See Figure 41 for an example, and the Southcenter Design Manual: 10 Building Massing, C. Major Vertical Modulation Increment for techniques to achieve this standard. a. See the Southcenter Design Manual: 10 Building Massing, C for a description of the permitted major vertical modulation increment elements. 4. Side and rear facades. While there are no specific requirements for side or rear facades they should continue the design vocabulary used on the other sides of the building. TMC18.28_PCDraft_Updated.docx Page 40 03/25/2014 111 „!!!!„!!!!!!!!!!!!!!!!0111111 Articulation lncrement rf )1( 1114 'Ira+ tow 10410°44M 0 Aloollookl,l4 Iffigologgiu ';'11„1101.111 al alimpoptal orposo nits at moon, Fogg ti . �rlf Opir i �G ,11114 giPloggi IMP NINA COI Canopies Vertical piers Entries and fenestration pattern Figure 39 Facade articulation example for a mixed -use building i �ui���llllllli 1111111r r1UlrJlllr!!Th r1c1l1r!l1111r11JJd i 1! dJJ!l11I111l11Jl0 7 0 ! fVfVJ111 iDIlJJ�ll1JJf1U @,Id. !!!!!!UDIIIJIIJI lull I111,111,DUJJJ IJAJJJAJi1UfaleJg ins!!!!!!! I I 11 !II II li ril II II 11 HI II 11 11 nuuniilu uy>>flfl�1111 >>oiUi ����fl[mnn�nl� �NJi1�oLIJi N 11 II I m�nn�nl� u� a .....d11 i — Neu j u���, , 0 a 1»)))1 % I ��i)) �i is � . 1 i ,;; �i�d,� -� /,,; 11 11 11 11 111 11 r 11 11 11i �J II Ill . „I� JJ»�� T9, 11 n 1�� 1 ��.....„ yla11.11., Figure 40 Examp e of articulating the facade of a residential building TMC18.28_PCDraft_Updated.docx Page 41 03/25/2014 112 30' max. 30' max. 30' max. i �ui���llllllli 1111111r r1UlrJlllr!!Th r1c1l1r!l1111r11JJd i 1! dJJ!l11I111l11Jl0 7 0 ! fVfVJ111 iDIlJJ�ll1JJf1U @,Id. !!!!!!UDIIIJIIJI lull I111,111,DUJJJ IJAJJJAJi1UfaleJg ins!!!!!!! I I 11 !II II li ril II II 11 HI II 11 11 nuuniilu uy>>flfl�1111 >>oiUi ����fl[mnn�nl� �NJi1�oLIJi N 11 II I m�nn�nl� u� a .....d11 i — Neu j u���, , 0 a 1»)))1 % I ��i)) �i is � . 1 i ,;; �i�d,� -� /,,; 11 11 11 11 111 11 r 11 11 11i �J II Ill . „I� JJ»�� T9, 11 n 1�� 1 ��.....„ yla11.11., Figure 40 Examp e of articulating the facade of a residential building TMC18.28_PCDraft_Updated.docx Page 41 03/25/2014 112 Major vertical modulation Facade articulation increments Figure 41 Major Vertical Modulation Example C. Ground level Transparency Regulations 1. Intent. The objective is to promote a hierarchy of vibrant and activated streets in the Southcenter area. Transparent windows and doors add visual interest to the street for pedestrians, help to promote commercial uses within the building, and enhance the safety of streets by allowing visibility towards the street by building users. 2. A minimum transparency percentage for the area between the height of 2 and 10 feet along the length of a building facade (Figures 42 and 43) that faces the applicable Corridor, per Figures 20 -27. 3. A minimum 3 foot zone behind the window glazing must provide an unobstructed view of the establishment's goods or services. Display areas separated from the interior of the space may be used to meet this requirement if they have a depth of at least 3 feet and contain displays that are regularly updated (Figure 44). 4. Darkly tinted glass, mirrored glass, and glass covered by screening sheets, white, or UV protection film shall not meet transparency requirements. TMC18.28_PCDraft_Updated.docx Page 42 03/25/2014 113 Figure 42 Ground level transparency requirements apply to the transparency percentage for the area between the height of 2 and 10 feet along the length of a building facade 1111 11111111 '14 75% Transparency 1 ' V0i91'fb s�yy II 50% Transparency Figure 43 Examples of percentage of transparency between 2- 10'along the length of a building facade This example meets the criteria. This does not. Li 00000l TMC18.28_PCDraft_Updated.docx 114 Figure 44 Display window example Page 43 r ovvo 03/25/2014 18.28.210 FRONT YARD ENCROACHMENTS Building overhangs such as trellises, canopies and awnings may extend horizontally into the public frontage up to a maximum of 6 feet and no closer than 8 feet from the back of curb. These overhangs must provide a minimum of 8 feet clear height above sidewalk grade and not interfere with street trees See Figure 45). Property Line Figure 45 Encroachment provisions for building overhangs or weather protection features TMC18.28_PCDraft_Updated.docx Page 44 03/25/2014 115 SUPPLEMENTAL DEVELOPMENT STANDARDS 18.28.220 SPECIAL CORNER FEATURE A. Special Corner Features are permitted by District as shown in Table 3 District Standards. B. A Special Corner Feature is a distinctive building element used to emphasize the corner of a building at an important intersection, see the Southcenter Design Manual, Section 9 Corner Treatments, for additional guidance. C. Special Corner Feature masses may encroach up to 2 feet into the required setback areas but may not encroach into the public right -of -way see TMC 18.28.210 Front Yard Encroachments. D. Special Corner features may exceed the permitted height limit by 20 feet, up to a maximum of 115 feet. 18.28.230 LANDSCAPING TYPES A. Front Yard Landscaping Types 1. Frontage Improvements per Corridor Type a. When public frontage is constructed to meet the Corridor standard, any other front yard landscaping requirement shall be waived. Exceptions: perimeter parking lot landscaping (see 18.28.240.B.6 and blank wall screening standards (see Section 15 of the Southcenter Design Manual) still apply, where applicable. To qualify for the waiver, public frontage improvements must be made along the entire street fronting the parcel. Public frontage improvements may continue into a courtyard or plaza. b. For corridor types that contain a planting strip (Urban, Commercial, Freeway Frontage and Workplace) minimum plantings: (1) Trees at the spacing listed per corridor type. (2) 1 shrub per 4 linear feet of frontage, excluding curb cuts, or a planted berm at least 24 inches high. (3) Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the landscape area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 2. Paved / Sidewalk Extension a. Provide paved pedestrian areas along the back -of- sidewalk, such as plazas or courtyards that TMC18.28_PCDraft_Updated.docx Page 45 03/25/2014 116 enhance /enlarge the public frontage. b. Only permitted on parcels where the public frontage improvements meet the corridor standards in this code. c. Must meet applicable pedestrian space design requirements, 18.28.250.E. 3. Streetscape a. Cover front yards with landscaped, pervious surfaces that visually soften and enhance the built environment. b. Provide pathways connecting the public sidewalk to the front door through parking areas. c. 1 tree per 500 square feet of landscaped setback area or 1 tree per 20 to 30 linear feet of frontage (depending on tree species and location of underground or at- ground utilities and excluding curb cuts) whichever results in more trees. d. Where there are existing street trees the additional trees required by this section shall be planted behind the sidewalk in an informal pattern and consist of a mix of deciduous and evergreens. e. Minimum 1 shrub per 4 linear feet of frontage, excluding curb cuts, or a planted berm at least 24 inches high. f. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the landscape area not needed for trees and shrubs. Groundcover shall be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 4. When there is an existing sidewalk that does not meet the Corridor standard for public frontage and the sidewalk remains in place, the required front yard landscaping width shall be measured from the back of sidewalk or edge of right -of -way, whichever is further from the road centerline. B. Side and Rear Yard Landscape Types (see Figure 46) 1. Groundcover a. This is appropriate where the adjacent uses are compatible and no screening is necessary. b. Cover side and rear yards with landscaped, pervious surfaces. Landscaping treatment at a minimum shall consist of sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the landscape area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 2. Shared pathway along or adjacent to the property line with landscaping. This is a desirable configuration that can enhance pedestrian circulation and provides an efficient use of space. This treatment requires a recorded agreement with applicable adjacent property owner(s). TMC18.28_PCDraft_Updated.docx Page 46 03/25/2014 117 3. Shared internal drive along or adjacent to the property line. This is a desirable configuration for non- residential uses that can enhance circulation and provides an efficient use of space. 1. Heavy landscape screening 2. Moderate landscape reening a. Shared path ay i Property Line Property Line Property Line 3b. Shared internal roadway 3c. Privacy fence d. Other option - low hedge or fence Property Line Property Line Property Line Figure 46 Illustrating the various side and rear yard treatment standards and options. 4. Moderate Screening a. Provide light visual separation along property lines between somewhat incompatible development. b. Landscaping designed to screen parking /service areas and blank side and rear building facades. c. Landscaping that maintains views to building entrances and signage. d. 1 tree per 20 linear feet of property line (excluding curb cuts) spaced regularly (except where there are conflicts with utilities) and consisting of a mix of deciduous and evergreen trees along the applicable property line. e. 1 shrub per 4 linear feet of property line, excluding curb cuts f. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. TMC18.28_PCDraft_Updated.docx Page 47 03/25/2014 118 5. Heavy Screening a. Provide heavy visual separation along property lines between highly incompatible development, such as warehousing and residential uses. b. Landscaping designed to screen parking /service areas and blank side and rear building facades. c. 1 tree per 20 linear feet of property line (excluding curb cuts) spaced regularly (except where there are conflicts with utilities) and consisting of at least 50% conifers along the applicable property line (75% along property line adjacent to residential uses). d. Privacy screening utilizing evergreen shrubs, screening walls or fences (up to 7 feet tall) is allowed. e. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around each tree. 18.28.240 GENERAL LANDSCAPING A. The provisions herein are applicable to setbacks, public frontage areas, open space, and other areas on- premises. These regulations address plant materials and design, visibility, irrigation, landscape plans, utility and service areas. B. General Landscaping Requirements 1. Plant Materials a. A mix of evergreen trees and evergreen shrubs shall be used to screen blank walls. b. All plant material shall meet the most recent American Standards for Nursery Plant Stock (ANSI Z60.1). c. Evergreen trees shall be a minimum of 6 feet in height at time of planting. d. Deciduous trees shall be a minimum 2.5 inch caliper six inches off the ground when installed. e. Shrubs shall be at least 18 inches in height at time of planting. f. Existing vegetation may be used to meet the perimeter landscaping requirements. All significant trees located within any required perimeter landscape area which are not dead, dying, or diseased and which do not pose a safety hazard as determined by the City or a qualified arborist shall be retained and protected during construction with temporary fencing or other enclosure, as appropriate to the site. The area designated for protection will vary based on the tree's diameter, species, age, and the characteristics of the planted area. Property owners may be required to furnish a report by an International Society of Arborist (ISA) certified arborist to document a tree's condition. The DCD Director may require that an ISA certified arborist be retained to supervise tree TMC18.28_PCDraft_Updated.docx Page 48 03/25/2014 119 g. protection during construction. Grade changes around existing trees are to be avoided whenever possible. New plant materials shall include native species or non - native species that are drought tolerant and have adapted to the climatic conditions of the Puget Sound Region. There must be a diversity of tree and shrub genus and species in the site landscaping, taking into account species in existing development around the site. h. No species that are listed on the State or King County noxious weed lists may be planted. i. Plant materials shall be selected that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, tolerance to urban conditions, maintenance needs and growth characteristics. Large and medium canopy tree species are required, except where there is insufficient planting area (due to proximity to a building, street light, above ground or underground utility line, etc.) 2. Visibility a. Design of new landscaping and maintenance of existing landscaping shall consider CPTED principals and visibility for safety and views. Appropriate plant species shall be specified to avoid the need for excessive maintenance pruning. Trees along the street frontages, as they mature, shall be limbed up to a minimum height of 6 feet (8 feet where they extend over sidewalks) to allow adequate visibility and clearance for vehicles. Trees may be pruned to improve views of signage and entry ways by using such techniques as windowing, thinning, and limbing- up. However, no more than 1/4 of the canopy may be removed within any 2 -year period, and the crown should be maintained to at least 2/3 the height of the tree. All pruning shall be done in accordance with ANSI Standard A -300 specifications. Trees may not be topped for any reason. Trees may only be pruned to lower their height to prevent interference with an overhead utility or electrical line, with prior approval by the DCD Director. b. Landscaping shall not obstruct views from or into the driveway, sidewalk or street. Landscape design shall allow for surveillance from streets and buildings and avoid creating areas that might harbor criminal activity. c. Landscaping at crosswalks and other locations where vehicles and pedestrians intersect must not block pedestrians' and drivers' views. d. Evergreen shrubs and trees shall be used for screening along rear property lines, around solid waste /recycling areas and mechanical equipment, and to obscure grillwork and fencing associated with subsurface parking garages. 3. Soil Preparation and Planting a. For trees planted in sidewalks and parking lots Cornell University (CU)- Structural Soils must be used to a preferred depth of 36 inches, to promote tree root growth and provide structural support to the paved area. Minimum soil volumes for tree roots shall be 750 square feet per tree (see specifications and sample plans for CU- Structural Soils). Trees and other landscape materials shall be directly planted into a planting mix, approved by the DCD Director, that is installed on top of the TMC18.28_PCDraft_Updated.docx Page 49 03/25/2014 120 structural soils. b. For all other plantings, soils must be prepared for planting in accordance with BMP T5.13 "Post Construction Soil Quality and Depth ", from the Washington Department of Ecology Stormwater Management Manual for Western Washington (or as amended), regardless of whether a stormwater permit is required by the City. c. The applicant will be required to schedule an inspection by the City of the planting areas prior to planting to ensure soils are properly prepared. d. Installation of landscape plants must comply with best management practices including: (1) planting holes that are the same depth as the size of the root ball and 2 times wider than the size of the root ball; (2) root balls of potted and balled and burlapped (B &B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top 2/3 of burlap and all straps or wire baskets are to be removed from B &B plants prior to planting; and (3) The top of the root flare, where the roots and the trunk begin, should be about one inch from the surrounding soil. The root ball shall not extend above the soil surface. (4) If using mulch around trees and shrubs, maintain at least a 3 -inch mulch -free ring around the base of the plant trunks and woody stems of shrubs. If using mulch around groundcovers until they become established, mulch shall not be placed over the crowns of perennial plants. 4. Irrigation. a. The intent of this standard is to ensure that plants will survive the critical establishment period when they are most vulnerable due to lack of watering. b. All required plantings must be served by a permanent automatic irrigation system. (1) Irrigation shall be designed to conserve water by using the best practical management techniques available. These techniques may include, but not be limited to: drip irrigation to minimize evaporation loss, moisture sensors to prevent irrigation during rainy periods, automatic controllers to insure proper duration of watering, sprinkler head selection and spacing designed to minimize overspray, and separate zones for turf and shrubs and for full sun exposure and shady areas to meet watering needs of different sections of the landscape. (2) Exceptions to the irrigation requirement may be approved by the DCD Director, such as xeriscaping (i.e., low water usage plantings), plantings approved for low impact development techniques, established indigenous plant material, or landscapes where natural appearance is acceptable or desirable to the City. However, those exceptions will require temporary irrigation until established. 5. Landscape Plan Requirements a. A Washington State licensed landscape architect shall prepare and stamp the landscape plans in TMC18.28_PCDraft_Updated.docx Page 50 03/25/2014 121 accordance with the standards herein. Detailed plans for landscaping and screening shall be submitted with plans for building and site improvements. Included in the plans shall be type, quantity, spacing and location of plants and materials, typical planting details, and the location of irrigation systems. Underground and at- ground utilities shall be shown on the plans so that planting conflicts are avoided. b. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If necessary due to weather conditions or construction scheduling the installation may be postponed to the next planting season if approved by the DCD Director and stated on the building permit. A performance assurance device equal to 150% of the cost of the labor and materials must be provided to the City before the deferral is approved. 6. Parking Lots. a. Setback and Perimeter Landscaping (1) Surface parking lots shall setback a minimum of five feet from any open space, building facade, or Corridor back -of- sidewalk. The setback shall be designed and planted with: (i) 1 evergreen shrub per 4 linear feet of property line, excluding curb cuts (ii) Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years, 100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon pots. If turf grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required around any tree. (2) Surface parking lots shall be buffered from adjacent residential development with Heavy Screening in the side and rear setback areas. b. Interior Parking Lot Landscaping (1) For surface parking lots adjacent to public or private streets, a minimum of 20 square feet of interior parking lot landscaping is required for each parking stall. In the workplace district, a minimum of 15 square feet per stall is required for warehouse and light industrial uses. (2) For surface parking lots located behind buildings or otherwise screened from public or private streets or public spaces, a minimum of 10 square feet of interior parking lot landscaping is required for each parking stall. (3) Flexibility is allowed for the layout of parking lots and landscaped areas, but the goal is to provide shade from trees that are evenly distributed throughout the parking lot. Planting trees in continuous, landscaped planting strips between rows of parking is encouraged. This approach may also be combined with surface water management design. For parking lots adjacent to public or private streets, if landscape islands are designed into the parking lot layout to divide continuous rows of parking stalls, they must be placed at TMC18.28_PCDraft_Updated.docx Page 51 03/25/2014 122 minimum spacing of every 10 parking spaces. For parking areas located behind buildings or otherwise screened from public or private streets or public spaces, if landscape islands are used they shall be placed at a minimum of one island every 15 parking stalls. (4) Landscape islands must be a minimum of 6 feet wide and a minimum of 100 square feet in area. All landscaped areas must be protected from damage by vehicles (curbs, tire stops, other techniques). (5) Landscape islands shall be placed at the ends of each row of parking to protect parked vehicles from turning movements of other vehicles. (6) A minimum of one large- canopy evergreen or deciduous tree or two medium - canopy trees are required for every 100 square feet of landscaped island, with the remaining area to contain a combination of shrubs, living groundcover, and mulch (see Figure 47). : ,1,1110. 1111[1jillIllooloo r Figure 47 Not OK— A single tree planted with no other materials and little room for viability. 7. Utility and Service Areas - Utility easements and other similar areas between property lines and curbing shall be landscaped and /or treated with dust and erosion control planting or surfacing. Trees proposed under overhead transmission lines shall be approved by the City on a case -by -case basis.. 8. Street Trees in the Public Frontage a. Street tree spacing in the public frontage shall be as specified in the applicable Corridor Type Chart. For smaller stature trees (those with canopies at maturity of less than 20 feet) spacing should be every 20 feet. For larger canopy trees, spacing should be wider as appropriate to the mature spread of the tree. Spacing will also need to consider sight vision distance at intersections, driveway locations, and utility conflicts. b. Street trees in the public frontage shall be planted to at least the following spacing standards: (1) At least 3.5 feet back from the face of the curb and with an approved root barrier installed on the curb side. (2) At least 5 feet from underground utility lines TMC18.28_PCDraft_Updated.docx Page 52 03/25/2014 123 (3) At least 10 feet from power poles (4) At least 7.5 feet from driveways (5) At least 3 feet from pad mounted transformers (except 10 feet in front for access) (6) At least 4 feet from fire hydrants and connections. c. When used, tree grates and landscaped tree wells shall be a minimum 36 square feet in size (6'x6'). Tree grates are not encouraged, but when used grates must have easily removable rings so that sections of grate can be removed incrementally as the tree matures. Tree well size may be adjusted to comply with ADA standards on narrower sidewalks. Root barriers must be installed at curb face. See Section 18.28.240.6.3 Soil Preparation and Planting for structural soil requirements. d. Planting and lighting plans shall be coordinated so that trees are not planted in locations where they would obstruct existing or planned street or site lighting while maintaining appropriate spacing and allowing for their size and spread at maturity. 9. Maintenance and Pruning a. Any landscaping required by this chapter shall be retained and maintained by the property owner for the life of the project in conformance with the intent of the approved landscape plan and this chapter. Maintenance shall include keeping all planting areas free of weeds and trash and replacing any unhealthy or dead plant materials. b. Pruning of trees is only allowed for the health of the tree, to maintain sight distances or sight lines into commercial areas, or if interfering with overhead utilities. All pruning must be done in accordance with American National Standards Institute (ANSI) A -300 specifications. No tree planted by a property owner or the City to fulfill landscape requirements, or any existing tree, may be topped or removed without prior approval from the City. If a tree is topped or removed without approval it shall be replaced with a new tree that meets the intent of this chapter within 120 days or the property owner will be subject to code enforcement action per TMC 8.45. Options at the DCD Director's discretion are to require replacement of the tree with a new tree of similar species that will achieve a similar canopy size at maturity, replace the tree with multiple smaller diameter trees of an appropriate species (only if there are limitations on space or conflicts with utility infrastructure), and /or require an in lieu fee for off -site tree replacement. C. General Landscaping Considerations 1. Plant Materials a. Drought resistant species are encouraged in order to minimize irrigation requirements, except where site conditions within the required landscape areas assure adequate moisture for growth. b. The mature size of selected tree species should be suitable to lot size, the scale of adjacent structures, and the proximity to utility lines. c. In general, deciduous trees with open branching structures are recommended to ensure visibility to TMC18.28_PCDraft_Updated.docx Page 53 03/25/2014 124 retail establishments. More substantial shade trees are recommended in front of private residences. d. All trees should be selected and located so that they will not obstruct views to showroom windows and building signage as they mature. e. Evergreen landscaping is appropriate for screening utility vaults, loading docks and some storage areas (Also, see TMC Chapter 18.52.040 screening outdoor storage areas). MNINIORPOI Figure 48 Using evergreen landscaping to screen utilities f. Species selection is very important in grouped plantings (Figure 49). Drought tolerant species are strongly recommended and monoculture plantings are discouraged. Low maintenance cost and low replacement costs are two advantages of planting drought tolerant species in grouped configurations. Low (24 -30 inches) shrubs, perennial or groundcover plantings that provide a superior degree of separation between the sidewalk and street at reduced maintenance costs may be used. 2. Design Figure 49 Examples of landscaped tree wells a. Shade trees should be planted to shade buildings' east and west - facing windows to provide a balance between summer cooling and winter heating through solar gain. b. All landscaped areas should be designed to allow aquifer filtration and minimize stormwater run -off TMC18.28_PCDraft_Updated.docx Page 54 03/25/2014 125 utilizing bio - swales, filtration strips, and bio- retention ponds where appropriate. 18.28.250 OPEN SPACE REGULATIONS A. Purpose: This section contains Regulations and Guidelines for the provision, design, and configuration of new open spaces that may be publicly accessible. Open Space Regulations are set forth to ensure that the provision, design, and configuration of new open spaces contribute to the character of and support the type of development desired within each District. Open space for residential uses is also intended to promote the health of residents by providing on -site open space for recreational activities, physical exercise, and /or food production. Open spaces may consist of pedestrian spaces for commercial uses, and common and private open space for residential uses. B. All new open spaces, whether or not they are required by Open Space regulations, shall be designed and configured according to the following regulations. C. The following requirements for the provision and design of pedestrian, common and private open spaces are organized by Use Type. These regulations are established to ensure a wide range of public spaces that complement the primary public streets and open spaces in each district as the Southcenter area intensifies. D. General Open Space Regulations 1. Open space requirements for commercial and residential uses are as specified in Table 4 Provision of Open Space. TMC18.28_PCDraft_Updated.docx Page 55 03/25/2014 126 Table 4 Provision of Open Space Districts Use Type Regional Center TOD Neighborhood & Pond Required Type /Amount of Open Space (m Commercial Corridor & Workplace nimumsj Retail Pedestrian space: 50 sf /1,000 sf of building footprint Pedestrian space: 50 sf /1,000 sf of building footprint Civic & Institutional Office Pedestrian space: 50 sf /1,000 sf of building footprint Pedestrian space: 50 sf /1,000 sf of building footprint Pedestrian space: 50 sf /1,000 sf of building footprint Lodging Pedestrian space: 25 sf /room Pedestrian space: 25 sf /room Pedestrian space: 50 sf /room Residential 10% of residential unit floor area : may be any combination of common or private open space 10% of residential unit floor area, may be any combination of common or private open space o 10/ of residential unit floor area, may be any combination of common or private open space Transportation, Communication & Infrastructure -- -- -- Industrial, Manufacturing & Warehouse -- -- -- Legend /1,000 sf: per 1,000 square feet of building footprint -- Open Space Not Required 2. Compliance with the open space square footage ratio listed in Table 4 is required for new construction, the area of expansion of existing buildings and changes in use from one category in Table 4 to another. 3. Open Space for new or expanded commercial and residential uses shall be built within the development by developers at the time development occurs. 4. Options for Provision of Open Space: a. The square footage of all streets built per Section 18.28.140 New Streets, may be counted toward meeting the Provision of Open Space requirements for Pedestrian Space. They may not be used to satisfy Common and /or Private Open Space Requirements for residential uses. b. The DCD Director shall give credit for existing on -site open space amenities that meet the requirements of this section toward the open space square footage triggered by the new construction or change of use. c. At the discretion of the DCD Director, required pedestrian space for commercial uses or residential common open space may be constructed off - premises and /or as part of a larger open space being TMC18.28_PCDraft_Updated.docx Page 56 03/25/2014 127 provided by the City or other private developments within that district or within 1,000 feet of the project premises. d. If strict compliance with these regulations would create substantial practical difficulties for a site and none of the above approaches would provide relief the property owner may apply for a special permission modification and propose an alternate solution which meets the intent of the regulations. (1) Special Permission Modification shall be a Type 2 decision. An applicant shall submit evidence of the above (d) to the DCD Director, which could take the form of a brief report and site plan that addresses the difficulties of meeting the regulations, the proposed alternative solution, and how the proposed solution meets the intent of the applicable open space regulations. (2) Applicants may request that up to 75 percent of their required pedestrian open space be provided indoors. Spaces shall be publicly accessible during the hours of operation of the use, a minimum of 500 square feet or the required amount of open space (whichever is less) in size not less than 20 feet in width, contain seating areas and open on to pedestrian generators such as entrances to offices, stores or restaurants. E. Pedestrian Space for Commercial Uses 1. Pedestrian spaces for commercial uses are publicly accessible, outdoor, landscaped spaces used primarily for active or passive community recreation and civic purposes. These may include a linear green, square, plaza, courtyard, or pedestrian passage. Play areas for children may be provided indoors or outdoors. These spaces shall be privately owned and maintained, including keeping the space free of trash and graffiti. Amenities provided within the space, such as benches, planters, art and water features, shall be maintained for the life of the project. 2. Pedestrian Space Design Requirements a. Ground level pedestrian spaces shall be connected to public sidewalks and abut public rights -of -way on at least one side. b. Ground level pedestrian spaces shall be located where they are visible and easily accessible to the public from adjacent sidewalks and avoid masses of shrubs around edges. The space shall not be more than 2 feet above or below the adjacent sidewalk. c. Pedestrian spaces shall be comprised of a greater proportion of hardscape (paved areas, fountains, plants in pots), than softscape (grass or other landscape material). See Figure 50. d. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet in size, and not less than 20 feet wide. e. Pedestrian spaces shall be located to take advantage of sunlight to the greatest extent possible. South - facing plazas are generally preferred, unless particular lot configurations prevent such orientation. In no cases are pedestrian spaces permitted to be only north - facing. f. At least 3 feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza TMC18.28_PCDraft_Updated.docx Page 57 03/25/2014 128 g. area or open space shall be provided. This provision may be relaxed or waived where there are provisions for movable seating that meet the purpose of the standard. See Section 4 of the Southcenter Design Manual for guidelines on designing walls for seating. 01[0 hokl ®rA1eri Figure 50 Examples of Pedestrian Spaces Site design features that create entrapment areas in locations with pedestrian activity shall be avoided. h. Development shall incorporate Crime Prevention Through Environmental Design (CPTED) principles into open space site design. i. Pedestrian spaces shall not be located adjacent to dumpster enclosures, loading /service areas, or other incompatible uses unless fully screened with an architecturally consistent wall or solid fence (no chain link) and landscaping. J. Pedestrian Passage design requirements: (1) A passage shall serve as a pedestrian connector passing between buildings to provide shortcuts through long blocks and access to rear parking areas or courtyards (Figure 51). (2) Passages shall be paved and landscaped, and specifically reserved for pedestrian travel. (3) Passages shall be a minimum of 10 feet and a maximum of 30 feet wide. (4) The design of the passage shall encourage pedestrian circulation. This can be accomplished by: (i) Having the walkway meet the public sidewalk in an engaging and identifiable manner; (ii) Providing pedestrian amenities such as alternative paving methods, seating, and planters; (iii) Designing the passage using CPTED principles. (5) Incorporate design treatments to mitigate impacts of any blank walls along the passage ways (see Section 15 of the Southcenter Design Manual). TMC18.28_PCDraft_Updated.docx Page 58 03/25/2014 129 9'A NW v"1 Figure 51 Examples of pedestrian passages (6) For properties adjacent to fixed rail transit or bus facilities, a passage may include transit station or bus stop access. (7) For properties adjacent to the Green River, a passage may include a pedestrian connection between the Green River Trail and a publicly accessible street /sidewalk. The passage should be established in an easement allowing for public access through private property. F. Common Open Space for Residential Uses 1. Purpose: a. To provide accessible, safe, convenient, and usable common open space for residential uses; b. To promote the health of residents by providing access to common open space for recreational activities, physical exercise, and /or food production; and c. To create common open spaces that enhance the residential setting. 2. Common Open Spaces are privately owned and maintained interior common spaces, such as pools or exercise rooms, and /or outdoor landscaped spaces, such as rooftop decks, ground level open spaces, children's play areas, or other multipurpose green spaces associated with multi - family developments that provide for the recreational needs of the residents of the development and are not publicly accessible. 3. Common Open Space Design Requirements (See Figure 52, and Section 5 of the Southcenter Design Manual for additional guidance) a. Required building setback areas shall not be counted towards Common Open Space. b. No more than 50 percent of the required common space may be indoor or covered space. TMC18.28_PCDraft_Updated.docx Page 59 03/25/2014 130 c. Common open spaces shall be easily visible and readily accessible to multifamily residents. d. The common open spaces for a site shall provide at least three of the following amenities to accommodate a variety of ages and activities: (1) Site furnishings (tables, benches) (2) Picnic and /or barbecue areas (3) Patios, plazas, courtyards, or rooftop terraces (4) Active play areas for children (5) Urban (private /individual) garden plots (6) Pool and /or hot tub (7) Multi- purpose room with cooking facilities (8) Exercise facility e. Common open spaces shall not be less than 20 feet wide. f. Courtyards shall be a minimum of 30 feet along the east -west axis and 20 feet along the north -south axis. g. Adequate fencing, plant screening or other buffer shall separate the common open space area from parking areas, driveways, utility areas, mechanical equipment or public streets. Rooftop utilities shall be adequately screened and separated from rooftop common open spaces. h. Common open spaces shall be located to take advantage of sunlight to the greatest extent possible. i. Site design features that create entrapment areas in locations with pedestrian activity shall be avoided. j. Development shall incorporate Crime Prevention Through Environmental Design (CPTED) principles into open space site design. k. Common open spaces shall not be located adjacent to dumpster enclosures, loading /service areas, or other incompatible uses, unless fully screened with an architecturally consistent wall or solid fence (no chain link) and landscaping. TMC18.28_PCDraft_Updated.docx Page 60 03/25/2014 131 1,111 it urr;1 111g111111111;1111111.0.11111 „..1.111.1„1.111111.1111,„ Figure 52 Common open space examples I. Interior located common space must be: (1) located in visible areas, such as near an entrance lobby and near high traffic corridors; (2) designed to provide visibility from interior pedestrian corridors and to the outside. Windows should generally occupy at least one -half of the perimeter of the space to make the space inviting and encourage use; and (3) designed to specifically serve interior recreational functions and not merely leftover space used to meet the common space requirement. m. Common open spaces shall be maintained by the property owner, including keeping the space free of trash and graffiti. Amenities provided within the space, such as benches, planters, art and water features, shall be maintained for the life of the project. G. Private Open Space for Residential Uses 1. Private Open Spaces are privately owned and maintained and include outdoor balconies, decks, patios, yards, courtyards, rooftop decks or gardens (Figure 53), or landscaped areas used for recreation by inhabitants of a single dwelling unit. TMC18.28_PCDraft_Updated.docx 132 Page 61 03/25/2014 Figure 53 Rooftop Garden 2. Private Open Space Design Requirements a. Required setback areas shall not be counted towards Private Open Space Provision requirements, unless configured as a private yard and accessed by secondary unit entrance(s). b. Private open spaces shall have primary access from the dwelling unit served. c. Private Yard landscaping shall be consistent with Side and Rear Yard Landscape Types per 18.28.230.B. d. Access to a balcony or patio shall be limited to the dwelling served. 18.28.260 GENERAL PARKING REQUIREMENTS A. This section contains Regulations and Guidelines for the provision, locations, and design of parking. Parking Regulations are set forth to ensure that the provision of parking, and the design and configuration of parking areas, contribute to the character of and support the type of development desired within each District in the urban center. B. Number of Parking Spaces 1. The minimum parking provision for vehicles required by all new development and changes in use shall be as specified in Table 5 Provision of Parking. In the case of a use not specifically mentioned in this table the requirements for the number of off - street parking spaces shall be determined by the DCD Director as a Type 2 Special Permission decision. Such determination shall be based on the requirements for the most comparable use specified in this section or a parking study. 2. Any off - street parking area already in use or established hereafter shall not be reduced below the ratios required in Table 5. Any change of use must meet the parking requirements of the new use. 3. A maximum of 30% of the total off - street parking stalls may be designed and designated for compact cars. TMC18.28_PCDraft_Updated.docx Page 62 03/25/2014 133 4. Electric vehicle charging stations and parking spaces shall be governed by TMC 18.56.135. 5. Parking Reductions a. New on- street parking spaces provided along adjacent new streets may be counted toward the minimum parking requirement for commercial development on that property. b. Parking requirements for commercial development within 600 feet of the Sounder transit station or the Tukwila bus Transit Center, or residential development within 1,320 feet of either station may be reduced or modified by the DCD Director as a Type 2 Special Permission Decision. This distance will be the walking distance measured from the lot line of the development to the lot line of the station. c. A reduction in minimum parking requirements may be requested per TMC 18.56.140 Administrative Variance from Parking Standards. d. Shared Parking: When two or more property owners agree to enter into a shared parking agreement, the setbacks and landscaping requirements on their common property line(s) may be waived with that land used for parking, driveway and /or building. The total number of spaces may be reduced if it is demonstrated through a parking study that complementary uses, internal trip capture or uses with different peak parking needs justify the reduction in number. e. All or part of a development's parking requirement may be satisfied through payment of in -lieu fees based on the current real cost of constructing a parking space in an exposed above - ground parking structure, when approved by the DCD Director. TMC18.28_PCDraft_Updated.docx Page 63 03/25/2014 134 Table 5 Provision of Parking Districts Use Regional Center, TOD Neighborhood & Pond District Required Minimum Vehicular Parking Commercial Corridor & Workplace Required Minimum Vehicular Parking All Districts Required Minimum Bicycle Parking Retail, except as listed below 3.3 spaces /1,000 sf of ufa See TMC Figure 18 -7 Required Number of Parking Spaces for Automobiles and Bicycles See TMC Figure 18 -7 Required Number of Parking Spaces for Automobiles and Bicycles Eating & Drinking Establishments 6 spaces /1,000 sf of ufa Planned Shopping Center 100,000 — 500,000 sf of ufa 4 spaces /1,000 sf of ufa Planned Shopping Center 500,000 — 1,000,000 sf of ufa 5 spaces /1,000 sf of ufa Planned Shopping Center over 1 million square feet gross leasable floor area including pad buildings 1 4 spaces /1,000 sf of gross leasable floor area Entertainment & Recreation 6 spaces /1,000 sf of ufa, or as determined by DCD Director Business & Personal Services 3 spaces /1,000 sf of ufa Civic & Institutional As determined by DCD Director Office 3 spaces /1,000 sf of ufa Lodging 1 space /guest room Residential 1 bedroom unit or studio 1 space /unit 2+ bedroom unit 1.5 plus .5 space for each additional bedroom over 2 Home occupation 1 space /employee in addition to spaces otherwise required Senior Citizen Housing 1 space per unit for the first 15 units, .5 space per unit for additional units Industrial, Manufacturing & Warehouse Not permitted Essential Public Facilities As determined by DCD Director 1 Parking for office and residential uses within Regional Mall shall be calculated separately according to Table 5. TMC18.28_PCDraft_Updated.docx Page 64 03/25/2014 135 C. Vehicular Access 1. Curb Cuts and Driveways a. When access to parking facilities and loading areas are provided from front or side streets, the maximum number of curb cuts associated with a single development shall be one two -lane curb cut or two one -lane curb cuts for each 500 linear feet of street frontage. Shared driveways and new public or private streets do not count against this total. b. The maximum width of driveways /curb cuts is 15 feet for a one -lane and 30 feet for a two -lane driveway. In the Workplace District, the maximum width of driveways /curb cuts is 35 feet. c. On Walkable and Neighborhood Corridors, the curb cut design for driveways or private streets shall match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade for pedestrians, with the apron dipping down to meet the street level starting at the planting strip or tree wells (See Figure 54). Driveway With Planting Strips PLrrstirgstr°ips allow the sicievv lls to rein iii lease are! Jfl tir COfltUarnoars direction. Figure 54 Example of Driveway level with the height of the sidewalk d. The total width of parking access openings on the ground level of structured parking may not exceed 30 feet when fronting on a public or private street. e. Driveways shall be set back a minimum of five feet from adjoining properties (unless the driveway is shared with adjacent premises), and a minimum of three feet from adjacent buildings. f. If two adjoining properties combine their side yards for the purposes of having a shared driveway, side yard landscaping requirements along that property line will be waived. g. Driveways may not be signalized. In order to be considered for installation of a traffic signal a new public or private street must be constructed per the standards at 18.28.140. h. These standards may be varied by the DCD Director when there is a demonstrated conflict with truck maneuvering or fire access that cannot be addressed otherwise. TMC18.28_PCDraft_Updated.docx Page 65 03/25/2014 136 D. Parking Lots 1. Dimensions Minimum parking area dimensions for surface parking shall be as provided in TMC 18.56, Figure 18 -6 Off - street parking area dimensions. 2. Maneuverability a. Adequate ingress to and egress from each parking space shall be provided without moving another vehicle and without backing more than 50 feet. b. Tandem parking spaces (where one car is parked directly behind another) are allowed for residential units with two or more bedrooms and both spaces must be assigned for the exclusive use of that unit. All tandem parking spaces must be designed for full size rather than compact size vehicles based on the dimensions in TMC 18.56, Figure 18 -6. c. Turning and maneuvering space shall be located entirely on private property (Figure 55) unless specifically approved by the Public Works Director. Figure 55. Not OK— Not enough room on -site to exit loading area, resulting in disruption of traffic movements d. The slope of off street parking spaces shall not exceed 5 %. The slope of entrance and exit driveways providing access for off - street parking areas and internal driveway aisles without parking stalls shall not exceed 15 %. 3. Surface a. The surface of any required off - street parking or loading facility shall be paved with asphalt, concrete or other similar approved material (s) and shall be graded and drained as to dispose of all surface water, but not across sidewalks. b. All traffic - control devices, such as parking stripes designating car stalls, directional arrows or signs, curbs and other developments shall be installed and completed as shown on the approved plans. c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of traffic. TMC18.28_PCDraft_Updated.docx Page 66 03/25/2014 137 d. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the public right -of -way, walkways, off the parking lot or strike buildings. Wheel stops shall be two feet from the end of the stall of head -in parking. 4. Setbacks, Perimeter, and Interior Landscaping a. Surface parking lots shall setback a minimum of five feet from any back -of- sidewalk, open space, or building facade. The setback shall be designed and planted as specified in 18.28.240.B.6.a. b. See 18.28.240.B.6.b for interior parking lot landscaping requirements. 5. Parking Lot Walkways a. A hard - surfaced walkway a minimum of 6 feet in unobstructed width shall be provided for safe walking areas through surface parking lots between main building entrances and sidewalks adjacent to streets. Front surface parking lots shall provide such routes at a maximum spacing of every 300 feet or to each major building entrance, whichever is closer. b. Walkways through parking areas (see Figure 56) shall be separated from vehicular parking and travel lanes by use of contrasting paving material, curbing, or landscaping and may be raised above the vehicular pavement. Trees and pedestrian - scaled lighting (maximum 15 feet in height) shall be used to clearly define pedestrian walkways or other pedestrian areas within the parking area. 1111111111111111111L I �tu:dm Niitiu� m., "ol r'4I v Figure 56 Parking lot walkway standards and example c. Pedestrian crossings are required when a walkway crosses a paved area accessible to vehicles. Applicants must continue the sidewalk pattern and material across internal driveways. 6. Lighting and Safety Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety, provide clear views both to and within the site, and be in scale with the height and use of the associated structure. See also Lighting at Section 18.28.280.B. TMC18.28_PCDraft_Updated.docx Page 67 03/25/2014 138 E. Drive - Through Facilities 1. Stacking lanes shall be located to the rear or least visible portion of a building. 2. Stacking lanes shall be designed to accommodate expected queuing. F. Parking Structures 1. Parking Structures shall be located and designed to minimize their impact on public streets and public spaces. Consider using residential dwelling units, retail storefronts or office space to line the ground level facades of parking structures adjacent to a pedestrian- oriented street or open space. 2. Parking Structures shall be buffered from adjacent residential development with Heavy Screening (see 18.28.230.8.5 Landscape Types). 3. See the Southcenter Design Manual (Section 16 Parking Structures) and the City of Tukwila's parking Structure Design Manual (Ordinance 1986, Dec. 2001) for additional requirements and guidelines regulating parking structures, parking podiums, and garages. 18.28.270 GENERAL PARKING GUIDELINES A. Parking Lot Landscaping Note: See 18.28.240.8.6 for standards for perimeter and interior parking lot landscaping. 1. Trees in parking areas, when mature, should be large and have a high- branching, broad - headed form to create maximum shade. 2. Landscaping in parking lot interiors and at entries should not obstruct a driver's clear sight lines to oncoming traffic. 3. Rooftop Parking Landscape Alternatives. a. Landscape Planters (1) For a parking area on the top level of a parking structure, one planter that is 30 inches deep and 5 feet square should be provided for every 10 parking stalls on the top level of the structure. (2) Each planter should contain a small tree or large shrub suited to the size of the container and the specific site conditions, including desiccating winds. (3) The planter should be clustered with other planters near driving ramps or stairways to maximize visual effect. (4) Only non - flammable mulch such as gravel should be used. b. Rooftop Garden or Green Roof. An onsite rooftop area, equal in size to a minimum of 5 square feet of landscaping per each top level parking stall, may be covered with vegetation and soil, or a TMC18.28_PCDraft_Updated.docx Page 68 03/25/2014 139 growing medium, planted over a waterproofing membrane. c. Terraced planters. Upper levels of parking structures can be stepped back and incorporate irrigated terraced planters, equal in size to a minimum of 5 square feet of landscaping per each top level parking stall. d. Green Wall. The facade of the parking structure may be trellised and planted with vines or have an irrigated green wall system installed to provide a minimum of 5 square feet of landscaping per each top level parking stall. B. Loading Zones 1. Loading zones should be separated from customer and occupant pedestrian areas. C. Bicycle Parking 1. General Standards a. Racks should be oriented to maximize their efficiency and aligned to keep obstructions away from pedestrian thoroughfares. b. Clustered arrangements of racks should be set back from walls or street furniture to allow bikes to be parked at both ends or from either side. c. Where more than one rack is installed, the minimum separation between aisles should be 48 inches (the aisle is measured from tip to tip of bike tires across the space between racks). This provides enough space for one person to walk one bike. In high traffic areas where many users park or retrieve bikes at the same time, the recommended minimum aisle width is 72 inches. d. Multiple buildings should be served by many small racks in convenient locations rather than a combined, distant rack area. 2. Short Term Parking a. Bicycle racks should be easy to find and located no more than 50 feet from the entrance of destinations. If bicycle parking is not easily visible from the street a sign must be posed indicating its location. b. Racks should be located within sight of gathering places or in busy pedestrian areas that provide constant, informal surveillance of bikes and accessories. c. Building overhangs, canopies or other features should be used to provide weather protection. 3. Parking at the Workplace a. Secure bicycle storage areas should be used to park bikes for a full working day. b. Bike storage areas should be located in high visibility areas close to elevators, stairs and entrances. TMC18.28_PCDraft_Updated.docx Page 69 03/25/2014 140 c. Bicycle parking should always be protected from the elements either indoors, covered by building elements, or in a separate shelter. d. Bicycle storage areas should be located as close or closer to elevators or entrances than the closest car parking space, and no more than 200 feet from access points. 18.28.280 SITE REQUIREMENTS A. Pedestrian Circulation Note: For walkways through parking lots, see 18.28.260.D.5. 1. Redevelopment of a superblock site shall strive to create a pedestrian - friendly environment within the internal layout (see Figure 57). In addition to providing any required new streets, this can be accomplished by defining a network of pedestrian walkways that serve as a "grid ", connecting these walkways to uses with the site and to the larger street network, and creating smaller parking areas in place of one large parking lot. Pedestrian access routes III I,II I,I iI MN ouuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuumou um omwmwmwmwmwK Iff Ib Figure 57 Example of good internal pedestrian circulation. Note connections from the street, between buildings and through parking lots 2. Pedestrian access points shall be provided along property edges at pedestrian arrival points and coordinated with crosswalks, transit stops, trails and paths, and existing and planned adjacent development. 3. Pedestrian paths must be provided across landscape areas, where needed, to allow convenient pedestrian circulation and prevent plants from being trampled and their roots compacted. 4. Walkways shall be provided along any building featuring a customer or residential entrance, and along any facade abutting a parking area (see Figure 58). TMC18.28_PCDraft_Updated.docx Page 70 03/25/2014 141 Street trees every 30' Pedestrian lighting Total sidewalk width Figure 58 Internal walkway standards and an example along retail or mixed -use buildings 5. In the Regional Center, TOD, and Pond Districts, where a walkway crosses a driveway or a paved area accessible to vehicles, the crosswalk shall be distinguished by the use of durable low maintenance surface materials, such as pavers, bricks, or scored concrete, to enhance pedestrian safety and comfort, as well as the attractiveness of development. Pedestrian refuge islands and "speed tables" may also be used to minimize curb cuts and ramps (speed tables maintain the level of the adjacent sidewalk at identified pedestrian crossings, reversing the situation where a pedestrian must enter the zone of moving vehicles to cross the street). These pedestrian features shall be designed to accommodate fire lanes and emergency vehicle access routes. 6. The pedestrian marking style used shall be consistent throughout the development. B. Lighting (also see Section 3 of the Southcenter Design Manual) 1. Safety a. Pedestrian - oriented areas, including building entrances, walkways and paths, plazas, parking lots, and parking structures shall be illuminated to increase safety and provide clear views both to and within the site. b. Pedestrian walkways where stairs, curbs, ramps, and crosswalks occur shall be lit for nighttime safety. 2. Glare Prevention a. Where appropriate exterior lighting practices must follow the recommendations of the Illuminating Engineering Society of North America (IES). b. New lighting fixtures shall be "dark sky" compliant, i.e. emitted light should be directed downward from the horizontal plane of the light source to preserve a dark sky and prevent unnecessary light pollution. Exceptions may be made for uplit trees and plants and exterior architectural lighting operated on timers to shut off after midnight nightly. TMC18.28_PCDraft_Updated.docx Page 71 03/25/2014 142 c. Where feasible new fixtures shall use a reflector and /or a refractor system for efficient distribution of light and reduction of glare. d. House -side shields and internal reflector caps shall be used to block light from illuminating residential windows. 3. Height a. The maximum mounting height for building- mounted lights is 20 feet above finished grade in Workplace and Corridor Commercial Districts and 14 feet above finished grade at all other Districts. b. The maximum height for pole- mounted lighting at parking lots is 20 feet from grade to light source; lower heights should be used wherever possible. c. The maximum height for pole- mounted lighting at pedestrian plazas, walkways, and entry areas is 12 to 14 feet in height from grade to light source. C. Walls and Fences (also see Section 4 of the Southcenter Design Manual) 1. All fences shall be placed on the interior side of any required perimeter landscaping. 2. Overall height of fences and walls located in the front yard shall not exceed 3 feet. 3. Barbed -wire, razor -wire, and corrugated metal fencing shall not be permitted. Chain link fencing is permitted only within the Workplace District. 4. Screening walls shall not exceed a height of 7 feet. D. Utility and Service Areas (also see Section 2 of the Southcenter Design Manual) 1. Service areas shall be appropriately screened. Garbage and recycling dumpsters visible from the public realm shall be screened from view using durable materials that complement the building, and incorporate landscaping integrated with other on- premises and adjacent landscaping. The opening to the service area shall be located away from the public sidewalk. 2. Utility and equipment cabinets shall be placed in less visible area and screened, or located inside of a building. 3. Service Equipment, including satellite receiving dishes, transformers, and backflow devices, shall be located away from streets and enclosed or screened from view by landscaping, fencing or other architectural means. 4. Screening of on -site mechanical equipment shall be integrated as part of a project's site and building design and shall incorporate architectural styles, colors and other elements from the roof and facade composition to carefully integrate screening features. Picket fencing, chain -link fencing and exposed sheet metal boxes are not permitted outside of the Workplace District. TMC18.28_PCDraft_Updated.docx Page 72 03/25/2014 143 144 City of Tukwila i CITY COUNCIL REVIEW DRAFT Planning Commission Recommended Draft with Staff Updates 03/Z';;; /201.41 145 Draft Southcenter Design Manual Table of Contents Introduction i Site Design Elements 1. Site Design 1 2. Service areas and mechanical equipment 3 3. Lighting 6 4. Walls and Fences 7 5. Open Spaces 10 Building Design 6. Architectural Concept 12 7. Entrances and Doors 13 8. Building facade — Base and Top 17 9. Corner Treatments 23 10. Building massing 24 11. Building details and elements 32 12. Building Materials and Colors 35 13. Windows 40 14. Weather protection 43 15. Blank Walls 46 16. Parking Structures 48 1462DesignManual _PCDraft_Updated.docx 03/02/14 147 Draft Southcenter Design Manual INTRODUCTION Purpose The Southcenter Design Manual provides policy guidance on site and building design. The guidelines support and complement the community vision described in the Southcenter Subarea Plan, and provide a flexible tool for quality and innovation. This document is intended to supplement and expand upon the design requirements found in Chapter 18.28 Tukwila Urban Center (TUC) Zoning standards. This document provides City staff, the Board of Architectural Review (BAR), and the public a common basis for the evaluation of design and development issues during the design review and approval process. The Manual does not specify a particular style of architecture or design but is intended to guide applicants in creating an appearance of greater consistency and design quality within the Southcenter District. Organization The Southcenter Design Manual is organized by design topic. The general structure is: 1. DESIGN TOPIC (E.G. WINDOWS) Intent Statement • Provided to guide the application of criteria to differing site circumstances in a consistent manner. Design Criteria A. Design Criteria: General requirements to be met by development 1. Example measures that guide development design to meet the design topic intent and design criteria above. Graphic and written descriptions are provided. For each Design Topic there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director or Board of Architectural Review will decide whether to approve, condition or deny a project. The examples and explanations beneath, which augment each Design Criteria, provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and the decision maker in determining whether the project meets the Design Criteria. These are intended to provide guidance and possible solutions for the criteria but should not be seen as the only solution. There may be specific requirements to include or avoid. Photographs and illustrations appear beneath the item they are intended to explain. Interpretation Where the word "shall" or "must" is used it is intended to be a mandate; and where the word "should" or "encouraged" is used, it is intended to be a recommendation. In determining the degree of applicability of design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the "public realm." Not all criteria will be applicable to every project. 148CDesignManual _PCDraft_Updated_CLEAN.docx i 03/25/2014 Draft Southcenter Design Manual This Manual describes, in clear terms, those features that are to be addressed in the design of projects. It is evident that the criteria could generate numerous solutions. Varied and imaginative designs are certainly encouraged. Photographs are often included as visual examples for design and review purposes. They are not intended to be specific examples to be replicated. Where an addition to or expansion of an existing building triggers design review the new construction shall meet all relevant criteria. In addition limited exterior modifications to the existing structure may be required to aesthetically unify the new and existing portions of the structure and better meet the design criteria. SCDesignManual _PCDraft_Updated_CLEAN.docx ii 03/25/211449 Draft Southcenter Design Manual SITE DESIGN /ELEMENTS 1. SITE DESIGN Intent • To encourage site design in which the organization is easily understood, appropriate to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of the District within which it is located. Design Criteria A. Design sites to take advantage of special opportunities and mitigate impacts while demonstrating a unifying organization that accomplishes the following goals: 1. Facilitate better traffic circulation by connecting through streets, where applicable. 2. Provide a safe, convenient, and connected pedestrian access system. For example, redevelopment of a superblock site should strive to create a pedestrian - friendly environment within the internal layout. In addition to providing any required new streets, this can be accomplished by defining a network of pedestrian walkways that serve as a "grid ", connecting these walkways to uses with the site and to the larger street network, and creating smaller parking areas in place of one large parking lot. 3. Encourage buildings to complement adjacent activities and visual character (where desirable). 4. Arrange buildings to enhance the site's street frontages and the overall pedestrian environment. For example, on sites where large retail stores are planned, small retail shops may be clustered along the street with parking behind that serves both the small and large retail uses. 5. Incorporate open space and landscaping as a unifying feature. 6. Incorporate screening, environmental mitigation, utilities, and drainage as positive design elements. 7. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, landscaping, or other shared facilities. 8. Use site design to take advantage of and /or enhance views of or access to the river, pond, surrounding hillsides, and mountains, where feasible. 150CDesignManual _PCDraft_Updated_CLEAN.docx 1 03/25/2014 Draft Southcenter Design Manual Good internal circu and connections to adjacent sites Parking lot landscaping and buffering Pedetnan - oriented Centralized street frontages pedestrian space Use Site Design to break up super blocks. SCDesignManual _PCDraft_Updated_CLEAN.docx 2 03/25/2Q151 Draft Southcenter Design Manual 2. SERVICE AREAS AND MECHANICAL EQUIPMENT Intent • Minimize the potential negative impacts of service elements through thoughtful siting and screening while meeting functional needs Design Criteria A. Service element location and design. Provide designated areas for service elements (refuse and disposal) that meet the following standards: 1. Locate service elements to minimize the negative visual, noise, odor, and physical impacts to the street environment, adjacent (on and off -site) residents or other uses, and pedestrian areas. All service entrances and associated loading docks and storage areas should be located to the side or rear of the building unless all facades face a public street in which case locate them in the least visible location or screen them with landscaping. If possible integrate service enclosures into the building itself; 2. Minimizing impacts to adjacent residential units is the highest priority in determining appropriate service element location and treatment, followed by impacts to office and retail uses; 3. Pave the designated spot for service elements with concrete for durability and ease of maintenance; DUMPSTER LOCATED AT REAR OF SITE SCREENED MEC HANICAL EQUIPMENT Appropriate service area location and enclosure example. 4. Enclose and screen service areas visible from any street, pathway, pedestrian- oriented space or public parking area (alleys are exempt) with a durable wall or fence at least 6 feet high. Use materials and detailing consistent with primary structures on -site. Acceptable materials include brick, concrete block or stone; 5. Locate and configure collection points so that the enclosure gate swing does not obstruct pedestrian or vehicle traffic, or does not require that a hauling truck project into any public right - of -way; 6. When service elements are visible from the street, dwelling units, customer parking areas, or pathways, soften the appearance of the sides and rear of the enclosure with landscaping 152CDesignManual _PCDraft_Updated_CLEAN.docx 3 03/25/2014 Draft Southcenter Design Manual B. Automotive Service Bays: Buildings containing automotive service bays shall be designed to minimize their visibility from the public realm. 1. Either orient the service bay doors in the direction least visible from the public realm or screen the doors with walls, trellises or landscaping. 2. Framing elements such as trellises and trim around the edges of service bay doors are recommended to add depth and detail to the automobile scaled facade. C. Utility meters, electrical conduit, and other service utility apparatus. 1. Locate and /or design these elements to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the functional requirements for the equipment and the best approach to meeting these standards. 2. If such elements must be mounted in a location visible from a street, pedestrian pathway, common open space, or shared auto courtyard screen them with vegetation or architectural features. m 00001 1 0011111111111111 111111111 ...11111.11111111.10111. 0000 '',':000101111011110110100010I.1000 01.000000001000001' 0000000111111111111 �10,10lliuiui�111y X90' 10000000000:000 1111111 !Ii1I 00100.0 111 ° 11101110110 0011 1.00.0001000.11,11 I I, Good and bad utility meter configurations. The examples on the left are consolidated and somewhat screened by landscaping elements, whereas the right examples are exposed and degrade the character of these townhomes. D. Rooftop equipment screening. Screen all rooftop mechanical equipment so that it is not visible from public streets and sidewalks within 300 feet of the subject property, except from points of view in excess of 10 feet above finished site grade of the subject property. 1. The first preference is to either place the equipment where it is not visible due to roof forms or parapet walls. 2. If equipment must be placed where it is visible screen it with elements that are architecturally compatible with the building design. 3. Design the screening using materials, architectural styles, colors and /or other elements from the facade to integrate the screening into the building's architecture. SCDesignManual _PCDraft_Updated_CLEAN.docx 4 03/25/21153 Draft Southcenter Design Manual 4. In the design of screening enclosures, use dimensional increments of window spacing, mullion spacing, or structural bay spacing taken from the facade composition. E. Downspouts. 1. Where possible, downspouts should be concealed within walls while meeting the requirements of plumbing codes and providing for maintenance. 2. The location, spacing, materials, and colors of exposed downspouts, gutters, scuppers, and other visible roof drainage components should be incorporated into the architectural composition of the facade and roof; haphazard placement should be avoided. Half round gutters and round downspouts are recommended as a type appropriate for most architectural styles. Corrugated downspouts should not be used. Screening example of rooftop mechanical equipment. 154CDesignManual _PCDraft_Updated_CLEAN.docx 5 03/25/2014 Draft Southcenter Design Manual 3. LIGHTING Intent • To design site lighting that accents the architecture, improves safety and avoids impacts to adjacent properties and passersby. Design Criteria A. Design site lighting to promote safety as well as enhance the nighttime appearance of buildings and landscaping. 1. Commercial buildings and landscaping can be illuminated indirectly by concealing light features within buildings and landscaping to highlight attractive features and avoid light intrusion into neighboring properties. 1� I ,110 ,111.1104 Ulf 11 1!�I .. clooloonininininininininvor,..,,,,, .''''"11111111111,1 ➢up riro 11111111111111 ,11111 2. Bollard mounted lighting and stair lighting are recommended for low -level illumination of walkways and landscaped areas. 3. Illuminate public entrances at night to enhance safety and visibility. B. Avoid glare from unshielded or undiffused light sources. 1. Small decorative "glow" elements within a luminaire such as bollard mounted lighting or stair lighting are permitted to emit a low amount of light above the horizontal. 2. Prevent spillover light and glare from being visible to pedestrians, motorists, and nearby residential dwelling windows through shielding and careful placement. Glare can create a major safety hazard for motorists. 3. Illumination levels of facade uplighting, roof wash lighting and landscape uplighting should use lower brightness levels where the illuminated facades, roofs or landscaping face residential buildings, except across wider streets or boulevards with landscaped medians and street trees. SCDesignManual _PCDraft_Updated_CLEAN.docx 6 03/25/21155 Draft Southcenter Design Manual 4. WALLS AND FENCES Intent • To design walls and fences that are compatible with the building, improve the appearance of the site and improve safety. Design Criteria A. Design walls and fences to create a sense of entry and enhance the street frontage. 1. Frontage walls may occur as garden walls, planter walls, seat walls, or low retaining walls. Seating walls should be between 15 " -18" in height and a minimum of 18" wide to provide comfortable seating. 2. Entrances and pedestrian "gateways" should be announced by posts or pilasters, and may be combined with trellises, special landscaping, decorative lighting, public art or other special features. W.E,4 uffillIrl EOM Mal Low walls as a transitional, decorative element to soften the wall. Low walls with landscaping to separate public space from semi - private space. 1562DesignManual_PCDraft_U pdated_CLEAN.docx 7 03/25/2014 Draft Southcenter Design Manual ru(GN((„ ✓u1ip6ii M11 AN u 1186 solual111111filt 111 ; 40 Decorative masonry and stone walls to define space. B. Design walls and fences to screen unsightly portions of the site and enhance security. 1. Screening fences and walls should be constructed of materials that are compatible with the architecture and character of the site. Natural colors, a cap or top articulation, and related dimensional post spacing increments should be used at screening fences to enhance compatibility. 2. All walls should have a cap and base treatment. 3. Design elements should be used to break up long expanses of uninterrupted screening walls, both horizontally and vertically. Walls should include design elements such as textured concrete block, interlocking "diamond" blocks, formed concrete with reveals, or similar materials. Landscape materials should also be used to provide surface relief. 4. Use of security fences should be minimized, and limited to special locations where additional security is necessary. Such security fences should not exceed 6 feet in height. 5. Security fences should be designed to maintain a visually open character to the extent possible. This may be accomplished by using metal picket or open grille fencing or by mounting metal picket or open grille fencing on top of a low masonry wall. 6. Seek Fire Department review and approval for all bollards protecting Fire Department equipment. SCDesignManual _PCDraft_Updated_CLEAN.docx 8 03/25/2Q17 Draft Southcenter Design Manual 1)1 elborpg,1,1 ,,,04141,40,4460 tohatolliki 1111111111011111111111111110011111111011 illio11111111111111 1111111111111111111 111111111111°M1111111111111111111111111111111,11 Itt/1101/' Good screening wall examples. Landscaped trellis wall as a visual screen (left). The trash enclosure (right) uses a decorative pattern of concrete blocks and metal doors that complement the architecture of the adjacent building. 158CDesignManual_PCDraft_Updated_CLEAN.docx 9 03/25/2014 Draft Southcenter Design Manual 5. OPEN SPACE Intent • Provide safe, attractive, and usable open spaces that promote pedestrian activity. • Create open space that enhances the setting and character of residential, commercial, and mixed -use development. Design Criteria A. Pedestrian Space Design Guidelines (for commercial uses). 1. Provide a variety of seating options, including benches, seating steps, planters, landscaping features, or low walls. When designing seat walls with straight edges of more than six feet in length, add detailing that will prevent damage from skateboards. 2. Provide areas of sun and shade for year -round climatic comfort, and, where desired, shelter and night lighting to encourage public activity and ensure safety. 3. Include specimen trees and seasonal plantings. 4. Landscaping should not act as a visual or physical barrier to adjacent sidewalks. 5. Include artwork, water features, trellises or shelters, and decorative paving in pedestrian spaces. 6. Public gathering places should be equipped with 115- and 220- volt outlets as appropriate for entertainment or commercial use. 7. Detail public gathering places and other publicly accessible areas with decorative, pedestrian - scaled site furnishings and equipment such as seating, freestanding planters, ornamental solid waste and recycling receptacles, bike racks, drinking fountains, pergolas, trellises, heaters, umbrellas, wind screening, and decorative bollards. 8. Components of site furnishings should be made of durable high quality materials such as painted fabricated steel, painted cast iron, painted cast aluminum, and integrally colored precast concrete. Recycled materials should be used so long as the finish or look of the material is consistent with or similar to the finishes prescribed above. Metal surfaces should be coated with highly durable finishes such as aliphatic polyurethane enamel. 9. Landscape structures and sculptural objects in pedestrian spaces should reference the human scale in their overall massing and detailing. B. Private open space for residential units. 1. Create privacy between units with balconies either structurally or having at least 10 feet horizontal space between balconies. SCDesignManual _PCDraft_Updated_CLEAN.docx 10 03/25/21159 Draft Southcenter Design Manual C. Common open space for residential units. 1. Provide individual entries onto common open space from adjacent ground floor residential units. Small, semi - private open spaces for adjacent ground floor units that maintain visual access to the common area are encouraged to enliven the space. Use low walls or hedges (less than 3 feet in height) to provide clear definition of semi - private and common spaces. a err 111111111111,,k:, hr rr 111 11111111111111111111111111111111111111 it (fir' "n Common open space examples that integrate se YO1�y��PflNa - private spaces with direct unit access to the common open space. h��"cNnnM4 160CDesignManual _PCDraft_Updated_CLEAN.docx 11 03/25/2014 Draft Southcenter Design BUILDING DESIGN 6. ARCHITECTURAL CONCEPT Intent • To encourage building design in which the organization is easily understood, appropriate to the site, and is a positive element in the architectural character of the District within which it is located. Design Criteria A. Develop an architectural design expression that unifies the massing and components of a structure or structures on a site into a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional requirements of the development. 1. Example of axial symmetry, or more formal design organization, in a multi - family building. 1�� %9h191 PYAVAYIWM�!N '11111 1111111 J61111111111111 1. 5L 2. Example of asymmetry, or more informal composition, in a commercial building. SCDesignManual _PCDraft_Updated_CLEAN.docx 12 03/25/2031 Draft Southcenter Design Manual 7. ENTRANCES AND DOORS Intent • Ensure a welcoming public face to buildings with well designed, appropriately scaled, and easy to find entrances. • Entrances should be visually prominent features in the design of a building. • Design retail and commercial entries to create an open atmosphere that draws customers inside, and residential entries that are welcoming and provide a graceful transition between the public and private realm. Design Criteria A. Primary entrances are among the most visible and characteristic features of a building. Locate and design the main entrance door(s) and the surrounding frame to represent the overall style and architectural character of the building. 1. The primary entrance may be: a) marked by a taller mass above, such as a modest tower or portico (roofed entrance supported by columns) that protrudes from the rest of building surface; fprINIJI r b) accented by special architectural elements, such as columns, overhanging roofs, a permanent architectural canopy utilizing materials from the primary building, projecting canvas or fabric awnings, and ornamental light fixtures; Rr, �i a �iiMU G /!C;�wu7✓�D,S�.�w rbeo�aYrrrrrn e� 1 /a�4ii�� rr MO Mpg oriagia F r, 11111111111111111111111 6 'ZIGGrr011U�r,"�/Z�,Crrl�m bisoommoliti 1(( Examples of permanent architectural canopies 162CDesignManual_PCDraft_U pdated_CLEAN.docx 13 03/25/2014 Draft Southcenter Design Manual c) indicated by a recessed entry opening onto the public sidewalk or a forecourt. This design could be incorporated into commercial, residential, or mixed -use buildings. Recommended treatments include special paving materials such as ceramic tile; ornamental ceiling treatments (for recessed entries), such as coffering; decorative light fixtures; and decorative door pulls, escutcheons, hinges, and other hardware. A recessed entry could be fully enclosed from above or could come in the form of a forecourt (right image) 2. Residential developments may use the following entry treatments: a) Stoop. A stoop is an entrance stairway to a residence typically constructed close to the sidewalk. Stoops may feature a portico entrance at the top of the stair. Multiple stoops may be combined to increase the scale of the entrance. Setback areas are typically landscaped. Stoops SCDesignManual _PCDraft_Updated_CLEAN.docx 14 03/25/21$3 Draft Southcenter Design Manual Stoop examples. b) Porch. A porch is a roofed space, open along two or more sides and adjunct to a building, commonly serving to shelter an entrance and provide a private outdoor space appended to a residence. Porches may serve multiple entrances. Setback areas are typically landscaped. Porch • c) Front door. A front door features a residence's main entrance with a deep setback, creating a gracious open space along the property frontage. Setback areas are typically landscaped. Special paving should be used to enhance and define the entrance. 3. Ground floor multi - family residential units should have dedicated entrances wherever possible. 16lCDesignManual _PCDraft_Updated_CLEAN.docx 15 03/25/2014 Draft Southcenter Design Manual B. At mixed -use buildings, clearly distinguish entrances to residential, office or other upper story uses from retail entrances. 1. Residential entries distinguishable from commercial entries. Use different materials, building forms, door styles, and /or building perforations in retail /commercial spaces than residential entrances. 2. Accent the entrance with architectural elements such as clerestory windows, sidelights, and ornamental light fixtures, and identify it with signage and /or address numbering. 3. The entrance may be recessed into a vestibule or lobby distinguishable from storefronts. C. Secondary Entrances: Design side or rear building entries to be consistent with but visually secondary to main entrances. Side or rear entries (left) shall be consistent, but secondary to the primary entrance (right). 1. Use materials and proportions to architecturally relate the side or rear entry to the design of the front entry. 2. Secondary entries should be enhanced with detailing, trim and finish consistent with the character of the building. 3. Large multi- tenant buildings may have multiple main entrances. SCDesignManual _PCDraft_Updated_CLEAN.docx 16 03/25/21$5 Draft Southcenter Design Manual 8. BUILDING FACADE - BASE AND TOP Intent • To ensure that individual elements of a facade relate to the facade's overall design, articulation, and organization. • To reduce the scale of large buildings. • Encourage prominent rooflines that give buildings an attractive and distinctive top, contribute to the character of the area, and are consistent with the type of building function and uses. • Encourage the use of sloped roofs for residential buildings to shed rain and snow and provide shelter. Design Criteria A. Create a building base where the horizontal articulation of the lower part of a building facade's design establishes a human scale for pedestrian users and passers -by, and aesthetically "ties" a building to the ground. 1. Provide a building base treatment at both of the following scales on commercial buildings: a) At the scale of the pedestrian (i.e. within the ground floor portion of the facade), a base treatment should be created at a height between nine inches and six feet. A aqua ii��t�llrmuo11i11ui�o1110 Rioruu �SSS�SSS��S111�u� ti�titii�111��111����'��1�1�111VNi Examples of pedestrian - scaled building base treatments. Note the tilework below the storefront window in the left image, concrete base in the middle and right images. b) For multi -story buildings, at the scale of the building the facade of the entire ground floor (or up to the second floor, depending on the height of the building) should be designed to read as a base that "anchors" the building (i.e., the portion of the facade above) to the ground. 1662DesignManual _PCDraft_Updated_CLEAN.docx 17 03/25/2014 Draft Southcenter Design Manual �i� NI lug o qt 'Ui 0,0 0000u Base treatment examples for multi -story buildings. 2. Create the building base by any one or more of the following treatments: a) A horizontal projection (or visible thickening) of the wall surface, which may be accompanied by a change of material and /or color; this may be an exterior version of a "wainscot." b) A material and /or color change of the base wall relative to the building wall above. The base material should be heavier (e.g. of darker color and /or a heavier or more permanent material) than portions of the building above. 1111111111111111111111111 1111111111111111 1111111101111111011111111111,1111111111111111111111 1 nononovotag Examples of color and material changes to differentiate base of building c) A horizontal architectural line or feature at or below the top of the first story, such as a belt course, protruding horizontal band or secondary cornice (related to or repeating the pattern of an upper cornice) separating the first two floors. d) At non - residential buildings a ground level arcade with columns may be used to create a building base. Column spacing should be regular, and related to the structural bay increment of the building. B. Create a "top" on buildings through a substantial horizontal articulation of the facade at the uppermost floor of the building to provide an attractive facade skyline and complete the upper facade composition. 1. Architecturally integrate this "cap" with any sloping roof volume (if used) that occurs above the eave line. 2. Rooflines should reflect the architectural style of the building and be a distinctive design element. SCDesignManual _PCDraft_Updated_CLEAN.docx 18 03/25/21$7 Draft Southcenter Design Manual Examples of distinctive rooflines 3. Pitched and continuous sloping roof forms (i.e. without flat horizontal portions) including gable, hip, and pyramidal roofs are encouraged. Examples of pitched rooflines 4. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof surfaces and /or to provide opportunities to daylight interior spaces. Examples of varying roof forms 168CDesignManual _PCDraft_Updated_CLEAN.docx 19 03/25/2014 Draft Southcenter Design Manual 5. Ornament flat or shallow pitched roofs with shaped parapets, caps, or cornice treatments. a) The primary cornice should be decorated or bracketed with parapets, finials, or simple decorative panels or molding. b) An architecturally profiled cornice and /or expressed parapet cap should be used to terminate the top of the parapet wall. c) Surface mounted cornices, continuous shading elements, or trellises should be used to strengthen a parapet wall design. oil 11111111:11,111111,11,11010011011111111111 00111111111111111111111111111111111111111111r d) Sheet metal parapet caps or coping should provide a formed (compound folded) overhanging edge termination and a heavy gage sheet metal thickness selected to avoid "oilcanning" distortion. Single layer, flush sheet metal parapet caps should not be used. Finish should either be of an unpainted ornamental metal such as copper, or painted to match adjacent wall surface. Unpainted galvanized metal should not be used. 6. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual interest. a) Vertical roof edge fascia over eighteen inches in height should be subdivided or accented by additional horizontal layers, stepbacks, trim, and other detailing. SCDesignManual _PCDraft_Updated_CLEAN.docx 20 03/25/21$9 Draft Southcenter Design Manual Adiqt b) Brackets and corbels (i.e. decorative supporting pieces designed to bear the weight of projected overhangs), or other expressed roof overhang supports (whether structural or nonstructural) are encouraged to add richness to detailing. The spacing module of repeating supports should relate to the building's structural bay spacing or window mullion spacing. c) The soffit (i.e. the underside surface of the roof overhang) should be designed as a visible feature and incorporated into the overall architectural composition. Soffit beams, coffers, light fixtures and other design articulation are encouraged. Top or "cap" examples — dramatic roof forms. 170CDesignManual _PCDraft_Updated_CLEAN.docx 21 03/25/2014 Draft Southcenter Design Manual Top or "cap" examples — various cornice lines. Top or "cap" examples: Vertical modulation plus combined with changes in materials and detailing (left). Distinctive sloped roof form (right). Top or "cap" examples — horizontal modulation (upper level stepbacks). SCDesignManual _PCDraft_Updated_CLEAN.docx 22 03/25/2Q1f1 Draft Southcenter Design 9. CORNER TREATMENTS Intent • To emphasize the importance of intersections through special design elements. Design Criteria A. Emphasize building corners at important intersections with a distinctive building element. 1. Appropriate building elements include: a) Corner towers which are created by articulating a separate, relatively slender mass of the building, continuing that mass beyond the height of the primary building mass, and providing the top of the mass with a recognizable silhouette, Rrnitaffl$1,1rENIIIllIgl! • 010 ,Y11,110 dAvY 11111 gulq i1111111 b) Projecting or recessed corner entrances with a distinctive roof or canopy element, ray 11111 n1,11111,111,1, "1" 1111111111111411111,111,111111�uf11fi 'W�rr,rmau�1111.firrrr111U; 111 1,111 j I %/ I w� ice. II 111' 1111111 c) Distinctively shaped bay windows or balconies. 172CDesignManual _PCDraft_Updated_CLEAN.docx 23 03/25/2014 Draft Southcenter Design Manual 10. BUILDING MASSING Intent • To ensure, through horizontal and vertical modulation, that the apparent height and length of a building maintains the desired human scale and character for the Southcenter area. • To reduce the scale of large buildings • To encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. Design Criteria A. Facade articulation — commercial and mixed -use building facades. Employ at least three of the following features at intervals no greater than specified by the applicable corridor type to reduce the perceived scale of buildings and add visual interest: 1. Window fenestration patterns and /or entries; 2. Use of weather protection features; 3. Use of vertical piers or columns; 4. Change in roofline form; 5. Change in building material or siding style 6. Vertical elements such as a trellis with plants, green wall, or art element; 7. Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline or a change in building material, siding style, or color; 8. Other design techniques that effectively reinforce the pattern of small shopfronts and /or effectively reduce the perceived scale of the building and add visual interest. 9. Alternative designs will be considered provided such techniques effectively reduce the perceived scale of the building and add visual interest from all observable distances. The City shall consider the following in determining whether the treatment meets the intent of the guidelines: a) Types of materials used and how they help to achieve the intent; b) The type of articulation treatments and how effective they are in meeting the intent; c) How effective the articulation treatments respond to the site's context and visibility (for instance, side streets warrant greater flexibility than primary streets where facades are more visible). SCDesignManual _PCDraft_Updated_CLEAN.docx 24 03/25/2Q173 Draft Southcenter Design Manual Articulation increment ail ulation increment Articulation increm MUMCV0 if714,111\ 100111* 0$ Onl 11) Ifit ‘11S0 ANNOMPOONA 4460114444N Ciro. cc� rlphiallitigi h 111 ,! '. tkoz Entries and fenestration patterns Facade articulation example 1 74CDesignMa nua I_PCD raft_U pdated_CLEAN.docx 25 Vertical piers /columns ea her protection elements 03/25/2014 Draft Southcenter Design Manual rt For retail facades, one way of meeting the articulation provisions is to design individual storefronts or increments to look like separate buildings. Facades in these examples use different materials, colors, fenestration techniques, rooflines, and weather protection elements. 1,711 &i �1JIIY11�v,.. ?iw.� °i9 Facade articulation examples for multi -story buildings. The ground level commercial facades emp oy entries and fenestration techniques, vertical piers, and weather protection elements. SCDesignManual _PCDraft_Updated_CLEAN.docx 26 03/25/2Q175 10000000000000000000000000000000000000000000000000000000000000111110000011111100 Draft Southcenter Design Manual III l 1 11 �i0 1 dIdII�IdIR!i EJ sguuuul ll.m chrhn, li!i!@d;i / it 111111111111111111111 I IR illy 1111111111; • 111111111111111111 �IlHlm fig � '1 1,1,1 UIJIJJIJ111�� U�,1i I„ II 4444, 11 IU 4 /J i II ilINHErliallI1N111111111 HIle(Illnlgohoho iirn�!„„„„„„„„„„„,„„111111111111,11111,1111111111111111111111 V R 11111il11„1,1 f 1,61,1 f N )wU �r� liirmr� «N4frrre�urdrua „Ra,! x .4,1010,401i11110111111111W101111 (H„, I� rfill)11,1"/111100,1111)EIV 11 1)11 toor "9,40,1f Idl Unacceptable facade articulation techniques. Both examples use some articulation features, but they are insufficient in meeting the intent of the guidelines. B. Facade articulation — multifamily building facades. This includes single purpose multifamily buildings and residential portions of mixed -use buildings. Employ at least three of the following features at intervals no greater than specified by the applicable corridor type to reduce the perceived scale of buildings and add visual interest: 1. Window fenestration patterns and /or entries; 2. Vertical building modulation. Minimum depth and width of modulation is 18 inches and four feet, respectively, if tied to a change in color or building material and /or roofline modulation. Otherwise, the minimum depth and width of modulation is 10 and 15 feet, respectively. Balconies may be used to meet the modulation if they are recessed or projected from the facade by at least 18 inches. Juliet balconies, and other balconies that appear to be "tacked -on" to the facade will not qualify for this option unless they employ high quality materials and add visual interest to the facade; 3. Change in roofline; 4. Change in building material or siding style; 5. Building elements such as bay windows, porches, canopies, chimneys, or other repetitive features that effectively articulate the facade; 6. Other design technique that effectively reduces the perceived scale of the building and adds visual interest. 7. Alternative designs will be considered provided such techniques effectively reduce the perceived scale of the building and add visual interest from all observable distances. The City shall consider the following in determining whether the treatment meets the intent of the guidelines: a) Types of materials used and how they help to achieve the intent; b) The type of articulation treatments and how effective they are in meeting the intent; 1762DesignManual _PCDraft_Updated_CLEAN.docx 27 03/25/2014 Draft Southcenter Design Manual c) How effective the articulation treatments respond to the site's context and visibility (for instance, side streets warrant greater flexibility than primary streets where facades are more visible). 11111111r- 14111 110 " I� l� ll •llll JIU!1, 1 ® IIIIIII null) fi J������ 111111111111111111 ��1J1II1IIIIIIII Multifamily facade articulation example. driporfilr hill 11111111,q11iiii'lln, VL ONO WOW rrrrr ter f� meg W t�Qr�iL��li4wi� w �91i1t ti Examples of multifamily facade articulation. ill C. Major Vertical Modulation Increment. Incorporate at least one of the following design elements at intervals no greater than specified by corridor type to reduce the perceived scale of buildings and add visual interest: 1. Provide major vertical building modulation at least 10 feet deep and 20 feet wide. Such modulation may be recessed from the wall or project from the wall. For multi -story buildings the modulation must extend through more than one -half of the building floors; 2. Use of a contrasting vertical modulated design component featuring all of the following: a) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are stepped back more than 10 feet from the facade are exempt; b) Utilizes a change in building materials that effectively contrast from the rest of the facade; SCDesignManual _PCDraft_Updated_CLEAN.docx 28 03/25/2Q177 30' max. 30' max. ii 30' max. 11111111r- 14111 110 " I� l� ll •llll JIU!1, 1 ® IIIIIII null) fi J������ 111111111111111111 ��1J1II1IIIIIIII Multifamily facade articulation example. driporfilr hill 11111111,q11iiii'lln, VL ONO WOW rrrrr ter f� meg W t�Qr�iL��li4wi� w �91i1t ti Examples of multifamily facade articulation. ill C. Major Vertical Modulation Increment. Incorporate at least one of the following design elements at intervals no greater than specified by corridor type to reduce the perceived scale of buildings and add visual interest: 1. Provide major vertical building modulation at least 10 feet deep and 20 feet wide. Such modulation may be recessed from the wall or project from the wall. For multi -story buildings the modulation must extend through more than one -half of the building floors; 2. Use of a contrasting vertical modulated design component featuring all of the following: a) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are stepped back more than 10 feet from the facade are exempt; b) Utilizes a change in building materials that effectively contrast from the rest of the facade; SCDesignManual _PCDraft_Updated_CLEAN.docx 28 03/25/2Q177 Draft Southcenter Design Manual c) Component is modulated vertically from the rest of the facade by an average of 6 inches; and d) Component is designed to provide roofline modulation; or 3. Facade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting facades must employ both of the following: a) Different building materials and /or configuration of building materials; and b) Contrasting window design (sizes or configurations). 4. Alternative treatments will be considered provided the design meets the intent of the guidelines. Elements to consider are the level of detailing, quality of building materials, types of articulated features, and integration with /or enhancement of, the surrounding context (considering views from all publicly observable locations within the area). X = Maximum modulation increment is specified by corridor MEETS REQUIREMENT DOES NOT MEET REQU'IREMEN'T Major vertical building modulation (at least 10' deep by 20' wide) MEETS REQUIREMENT Illustrating Major Vertical Modulation Increment standards. 178CDesignManual _PCDraft_Updated_CLEAN.docx 29 03/25/2014 Draft Southcenter Design Manual 111 111111111111111111 The above examples do not meet the modulation increment standard. In the left image, the modulated features aren't enough to mitigate the continuous massing of the upper level of the building. The right image includes small scale vertical modulation, but over an extensive width, it isn't sufficient enough to effectively reduce its perceived width. Acceptable examples. The left image meets the criteria for (2) above for a contrasting vertical modulated design component. The right image meets the criteria for (1) above for vertical building modulation at least 10 feet deep and 20 feet wide. `am h . V.4 N 'f :. ■ Acceptable examples. Both large scale retail examples above use major vertical building modulation features (1) and most or all of the features of a vertical modulated design component (2). SCDesignManual _PCDraft_Updated_CLEAN.docx 30 03/25/2Q179 Draft Southcenter Design Manual 0000101y zooss 0001g 100 •00010000 1000000000 000 WOr a l A�� 1001001 11100000000000' 01100 000 100000001 000000100010ii• L.kailiti0010000000011WffkiedeAINff k1100110 MI 1000100000 0)111 01 M 1111101 01j0 1000000001000000„„, oji Acceptable "alternative" examples. The left image includes five articulated facade intervals — with the central component using different materials, fenestration, and roofline modulation. The right image uses a combination of vertical and horizontal modulation and a change in building materials to meet the intent of the standards. 180 CDesignManual _PCDraft_Updated_CLEAN.docx 31 03/25/2014 Draft Southcenter Design Manual 11. BUILDING DETAILS AND ELEMENTS Intent • To encourage the incorporation of design details and small -scale elements into building facades that are attractive at a pedestrian scale. Design Criteria A. Employ detail elements from each of the three categories below on facades facing a street, featuring a customer entry, or featuring the primary residential entry. For non - residential and mixed -use buildings include at least one detail from each category within each facade articulation increment (see TMC 18.28.200) and for residential buildings include at least two detail features from each category within each articulation increment. For example, a residential building with 120 feet of street frontage with a facade articulated at 30 -foot intervals will need to include two of the detail elements from the three categories below within each of its four facade segments. 1. Window and /or entry treatment: a) Display windows divided into a grid of multiple panes; b) Transom windows; c) Roll -up windows /doors; d) Other distinctive window treatment that meets the intent of the standards; e) Recessed entry; f) Decorative door; g) Landscaped trellises or other decorative element that incorporates landscaping near the building entry; or h) Other decorative or specially designed entry treatment that meets the purpose of the standards. 2. Building elements and facade details: a) Custom - designed weather protection element such as a steel canopy, cloth awning, or retractable awning; b) Decorative, custom hanging sign(s); c) Decorative building- mounted light fixtures; d) Bay windows, trellises, towers, and similar elements; or e) Other details or elements that meet the intent of these standards. 3. Building materials and other facade elements: a) Use of decorative, high quality building materials. Examples include decorative use of brick, tile, or stonework; 03/25/2Q SCDesignManual _PCDraft_Updated_CLEAN.docx 32 �1 Draft Southcenter Design Manual b) Artwork on building (such as a mural) or bas - relief sculpture; c) Decorative kick - plate, pier, beltcourse, or other similar feature; d) Hand - crafted material, such as special wrought iron or carved wood; or e) Other details that meet the purpose of the standards. 4. "Custom," "decorative," or "hand- crafted" elements referenced above must be distinctive or "one - of-a- kind" elements or unusual designs that require a high level of craftsmanship. 5. Alternatives will be considered provided the number, quality, and mix of details meet the intent of the standards. 1111111111 11111 1111111 1111111111 III 11111 Ill% �0�fl�� ��.... il� %o r ,ITV I 1 ire% �r Detail examples: left image = Distinctive glass entry /corner feature, steel weather protection element, decorative wood paneling, and decorative tilework. Right image = Decorative door and decorative mosaic tilework. 18 2CDesignManual _PCDraft_Updated_CLEAN.docx 33 03/25/2014 Draft Southcenter Design Manual Detail examples: Left image = Steel and glass weather protection and large openable window, decorative lights, and colorful mural. Right image = Distinctive large glass patterned curtain -wall, decorative masonry, and decorative wood component. �; iiii►i�iiiii" Detail examples: Left image = Display windows d'vided into a grid of multiple panes, custom weather protection, decorative masonry, and decorative lighting. Right image (residential building) = Decorative weather protection over the entry, decorative masonry, and decorative lights. SCDesignManual _PCDraft_Updated_CLEAN.docx 34 03/25/21183 Draft Southcenter Design Manual 12. BUILDING MATERIALS AND COLORS Intent • Utilize durable, high quality exterior building materials that contribute to the overall appearance and longevity of the building, as well as colors and textures that reflect the local setting and further articulate the building design. Ifffl,,,,,JJJJ,,, Design Criteria 11,111111 ull I11 J .,.. 111111111111111111111111111111 1 A. Use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and functional materials like concrete, brick, and metal are encouraged. 1. Descriptive Definitions and usage recommendations: a) Brick: Full size brick is preferable to thin veneer brick. When used, brick veneers should be mortared to give the appearance of full -depth brick and detailed with wrap- around corner and bullnose pieces. b) Ceramic tile: Glazed and unglazed tile should be limited in use to a facade cladding or decorative wall accent material. Simple color palettes and design motifs should be used. c) Fiber - Cement or Cementitious Siding: An exterior siding product available in planks, panels and shingles and composed of portland cement, ground sand, cellulose fiber and sometimes clay, mixed with water and cured in an autoclave. d) Fiber - reinforced plastics (FRP), cast glass fiber composites ( "fiberglass "): These materials are often used in molded reproductions of carved wooden or cast metal architectural ornamentation such as architectural columns, capitals and bases, cornices, and other trim. They may be used if their appearance closely approximates the type of painted wood element they are simulating, and are coordinated in color and composition with the selected architectural style. They should only be used at locations above the reach of pedestrians. e) Profile, Corrugated, and Other Sheet, Rolled and Extruded Metal Surfaces: Where used, sheet metal should be detailed with adequate thickness to resist dents and impacts, and should have trim elements to protect edges. Metal siding shall have features such as visible corner moldings and trim and incorporate masonry, stone, or other durable permanent materials near the ground level (first two feet above sidewalk or ground level). Metal siding shall be factory finished with a matte, non - reflective surface. 18 CDesignManual _PCDraft_Updated_CLEAN.docx 35 03/25/2014 Draft Southcenter Design Manual f) Stone (including river stone), stone veneers, cast stone, terra cotta, precast concrete, glass fiber reinforced concrete (GFRC). Improperly simulated or contradictory finishes (i.e. use of panelized concrete to simulate a riverstone wall appearance with visible straight -line joints cutting across individual stones) should not be used. EIFS (Exterior Insulating and Finish Systems): Close attention should be paid to detail and trim elements for a high quality installation. Very stylized or highly textured surfaces are strongly discouraged. Joint patterns should be architecturally coordinated with overall facade composition. These finishes should be sheltered from extreme weather by roof overhangs or other methods and weather exposed horizontal surfaces should be avoided. EIFS should not extend below two feet above the ground plane. Use concrete, masonry, or other durable material for wall surfaces within two feet of grade to provide a durable surface where damage is most likely. g) These two buildings employ EIFS as the predominate siding material, but employ masonry near the ground level which provides greater durability and contributes to the character of the buildings. h) Wood: Horizontal sidings such as clapboard and tongue -in- groove; vertical siding such as board and batten; and other horizontal sidings such as smaller wood shingles may be suitable. The larger, more rustic styles of shakes should not be used. Trim elements should be used for all wood siding types. Timber detailing and exposed bracing may be appropriate. "T1 -11" plywood panel siding is not allowed. SCDesignManual _PCDraft_Updated_CLEAN.docx 36 03/25/21185 Draft Southcenter Design Manual i) Precast Concrete: The location and spacing of panel and expansion joints should be incorporated into the facade composition. Castings should be shaped to form architectural profiles that create bases, cornices, pilasters, panel frames, and other elements contributing to facade composition and human scale. Cement type, mineral pigments, special aggregates and surface textures may be used in precast concrete to achieve architectural texture and variety. Poured -in -Place Concrete: Long surfaces of uninterrupted concrete walls should not be used. The use of textured form liners, pigments, stains, and /or special aggregates should be used to create visual interesting surfaces. At a minimum, the design of exposed concrete walls should incorporate the location and spacing of formwork tie - holes, expansion joints and control joints into the facade composition. The architectural treatment of poured concrete that is used as a building architectural base should be extended to concrete used elsewhere in the project for sitework material. j) k) Concrete Block: Incorporate a combination of textures to provide visual interest (such as split or rock - facade units and /or contrasting colored units with plain smooth block can create distinctive patterns). Decorative treatments such as alternating block courses of differing heights, contrasting grout colors, alternating surface textures (e.g. precision face and split face) and /or compositions of colored blocks should be used, along with matching cap and trim pieces. Plain concrete block fire walls on the sides of a building that are visible to the public are discouraged. Ihh .( I 11111 11111 11111111111111111111111 4 [II 2. Local and recycled building materials should be used whenever possible. 3. lithe building massing and pattern of windows and doors is complex, a simple palette of wall materials, textures and /or colors should be used. If the building volume and the pattern of wall openings are simple, additional wall materials, textures and articulation may be utilized. B. Use wall cladding materials appropriate to the architectural style and building type. Authentic materials and methods of construction should be used to the degree possible. 1. Where simulated cladding materials (e.g. artificial stone to substitute for real stone, or painted fiber reinforced plastics to substitute for painted wood) are used for reasons of economy, they should be durable and closely match proportions, surface finishes, and colors of original materials. 2. Fiber - Cement or Cementitious Siding: Planks are an acceptable substitute for wood siding when used in the formats described above under "Wood." To match the precedents of real wood siding in the area the spacing of siding should not exceed 8 ". 1$ 62DesignManual _PCDraft_Updated_CLEAN.docx 37 03/25/2014 Draft Southcenter Design Manual 3. Profile and Other Sheet, Rolled and Extruded Metal: As wall cladding, these wall systems should be used as a secondary or accent material. A high quality, durable, fade - resistant coating system or paint such as Kynar, Tnemec, etc. is recommended. 4. Stucco or EIFS: Stucco and EIFS finishes are acceptable finishes for upper stories only at street exposures on commercial buildings. They should not be used at storefronts. They may be used at ground floor portions of rear or side service and parking exposures and in such cases should be specified with high- density materials, with the ground floor street facade cladding materials continuing to be used as a building base and accent material. 5. Wall Accent Materials: are recommended to add interest and variety, for example, at architectural elements such as cornices and on portions of buildings or walls. Materials recommended for use as accents include brick, wood, stone, Fiber Reinforced Plastic, ceramic tile as listed above, in keeping with the architectural style of the building. C. Color: Incorporate more than two colors and materials into each building's design. Mono- chromatic schemes are discouraged. Color choices should include warm rich colors that reflect and complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors related to industrial and agricultural influences. 1. Primary building colors, used at building walls, freestanding site walls, and other primary building elements, should be saturated colors to complement Tukwila's forested surroundings and often overcast skies. Extremely bright colors should not be used as primary wall colors. 111 f 11 ref 0 f o f if 0 10 r III14f01! .ui'r9Y).�7ll��hTUdO�d; 2. Secondary color should complement the primary building color, and may be a lighter shade than the body color, or use more saturated hues. Secondary color can be used to give additional emphasis to architectural features such as building bases or wainscots, columns, brackets, cornices, capitals, and bands; or used as trim on doorframes, storefront elements, windows and window frames, railing, shutters, ornament, fences, and similar features. SCDesignManual _PCDraft_Updated_CLEAN.docx 38 03/25/2QS7 Draft Southcenter Design Manual y 411amtg�� 111111111111111111111111111 1 M�g nn,,,,i /Iola /o�rmr000z 11111111111 1000000.1111114 II hfraf Ink Dovvvolovoloo .„. , r„ , P'. Yl o' 9 Mtill441 1111111111111111111111141 1111 3. Accent colors may be more saturated in color, or brighter in tone, and used to highlight special features such as doors, shutters, gates, ornament, or storefront elements. Bright colors should be limited to retail establishments, and used sparingly at fabric awnings, banners, window frames, or special architectural details. A restrained use of bright colors allows display windows and merchandise to catch the eye and stand out in the visual field. rAG xc ®Va 4. Colors should be compatible with other buildings in the surrounding area. Colors of adjacent buildings should be taken into consideration. 5. Fluorescent colors should not be used on building materials. 6. At attached residential units, primary and secondary building colors may contain variations in color from unit to unit, to further distinguish the individual identity of each residence. 188CDesignManual _PCDraft_Updated_CLEAN.docx 39 03/25/2014 Draft Southcenter Design Manual 13. WINDOWS Intent • To encourage large expanses of glass across facades to provide daylighting of internal spaces, visual interest, and access to views while providing a visual connection between activities inside and outside. • To provide visual access and interest at the street level through the use of ground level windows. • To design windows to be in keeping with the character and the architectural style of the building. • To relate windows throughout a building's facades in design, operating type, proportions, and trim. They should be used as architectural elements that add relief to the facade and wall surface. Design Criteria A. Use windows as an element which helps to articulate the character of a facade and define an architectural style. 1. Windows within solid walls (walls not designed as curtain wall systems) should not sit in the same plane as the wall surface. They should be recessed at least 4 ", with the wall material turning the corner at the window jambs, in order to emphasize the wall thickness. 2. Windows should have design and scale relative to the spaces behind them. 3. Window accessories such as window boxes for plants, fabric awnings, etc. should be considered for additional articulation and interest, in coordination with the selected architectural style and building use. SCDesignManual _PCDraft_Updated_CLEAN.docx 40 03/25/21189 Draft Southcenter Design Manual B. Design window frames and sills to be prominent and substantial in order to enhance openings and add additional relief. 1. The size of elements should be proportional to the glass area framed, as where a larger window may use commensurately wider framing members. ' ��11��irrrr I��i�%l� rf l! ((r(����rrrrr111rro «, 2. Upper story windows and parking structure "window" openings should be detailed with architectural elements such as projecting "lug" sills, and /or lintels. 3. Ornamental framing and hardware provide utilitarian opportunity for craftsmanship and decoration. This is especially important to avoid an insubstantial appearance common to aluminum sliding windows; these should be accompanied by well - detailed frame and sill elements. 1111111111111111111111111111111111 d imm i11 �4 'pV 1 Illllll�l��lfllll�����l�ffolli��u� ,um d0V 114 tir�'�IYJ fHI 4. Windows designed as glass curtain wall systems (where they are not treated as a separate element from the facade system) should be designed with projecting vertical and /or horizontal mullions, or other modulating features. 5. "Lug sills" (protruding window sills) should not be formed of rigid foam or other substrates sprayed with stucco or other wall finish material. They should instead be constructed with a permanent material such as painted wood, painted FRP, metal, precast concrete, GFRC, terra cotta, or stone. 6. Where multi -pane windows are utilized, specify "true divided light" windows or sectional windows. "Snap -in" muntins (i.e. detachable vertical or horizontal glass plane dividers or glass pane dividers sandwiched between layers of glass) do not meet the design intent. 190CDesignManual _PCDraft_Updated_CLEAN.docx 41 03/25/2014 Draft Southcenter Design Manual 01* 00 II10111 'I VOIlhoorl 11111,111, Examples of multi -paned windows SCDesignManual _PCDraft_Updated_CLEAN.docx 42 03/25/2Qia1 Draft Southcenter Design Manual 14. WEATHER PROTECTION Intent • To provide additional shelter at the edges of buildings and entrances from wind and rain through the use of porticos, covered porches, and arcades. • To improve the pedestrian experience by providing protection from inclement weather. Design Criteria �gy it ,, is � / /;, ,,,!•!I; �i /„ A. Design buildings with non - residential ground floor uses to provide pedestrian weather protection along adjacent street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered porches and arcades. 1. See TMC 18.28.160(6)(3) for weather protection requirements for buildings where orientation to streets or open space is required. 2. Design canopies or awnings with an overhead clearance between 8 to 12 feet. 3. Design weather protection as a permanent architectural element. Relate materials and details to the building as a whole. 4. Continuous weather protection coverage in pedestrian oriented areas is desirable. Different methods can be used to accommodate continuous coverage. For a sequence of storefronts or windows, a sequence of discrete, overlapping awnings or canopies for each storefront or building 192CDesignManual _PCDraft_Updated_CLEAN.docx 43 03/25/2014 Draft Southcenter Design Manual bay should be used, rather than one continuous run -on awning. Y �uundW4�m IDI� 5. Drainage should be designed so that the awning or canopy does not drip on pedestrians. 6. Awnings and canopies on multi -story buildings should be designed to accommodate Fire Department ladder access requirements. 7. Where not in conflict with the Design Criteria, shading devices such as building /roof overhangs, latticework and trellises should be incorporated primarily into south - facing facades and designed to balance summer cooling and winter heating by maximizing solar gain during the winter and minimizing solar gain during the summer. 8. Deep canopies on building faces subject to heavy shade either because of orientation (north facing) or adjacent building form (blocking sunlight), should incorporate glazing into part of the canopy to allow natural light to penetrate to storefronts and the sidewalk below. Mkt, O %iiioir 3r i D / %,rai 11111111111111111, InPIP l JP B. Relate awning design to the other elements of the building facade. 1. Colored fabric mounted awnings supported by a metal structural frame are recommended. Awnings should be made of durable materials, avoiding the use of vinyl, plastic, and flimsy fabrics. 2. Awnings should not cover up intermediate piers, pilasters, or other vertical architectural elements. 3. Storefront awnings should not dominate or obscure the storefront or facade. SCDesignManual _PCDraft_Updated_CLEAN.docx 44 03/25/2Qg3 Draft Southcenter Design Manual C. Design residential buildings to provide weather protection over primary building entries: 1. Incorporate weather protection at least six feet deep across the width of shared /common entries. 2. Incorporate weather protection at least three feet deep across the width of individual external unit entries. I0I01'IW1WN a Residential weather protection examples. 1 94CDesignManual_PCDraft_U pdated_CLEAN.docx 45 03/25/2014 Draft Southcenter Design Manual 15. BLANK WALLS Intent • To encourage the design of building facades which incorporate interesting architectural details that add variety to the facade, animate the street presence, and are attractive at a pedestrian scale. • To enhance the pedestrian environment by avoiding large blank walls visible from public areas and adjacent properties. Design Criteria A. Consider all facades including side and rear facades as visible (unless facing "blind" onto an adjacent party wall) and treat with an architectural facade composition similar to that on the building's front. 1. Blank walls, as defined below, are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways because they do not provide visual interest or human scale. 2. Use compatible materials on all four sides of the building. 3. Use one of more of the following treatments to address blank walls: a) The pattern of openings and windows should be carried across windowless walls to add visual interest and avoid blank surfaces. b) Install a vertical trellis in front of the wall with climbing vines or plant materials. c) Provide a planting bed at least 5 feet wide or a raised planter bed at least 2 feet wide by 3 feet long in front of the wall, and establish plant materials that will obscure or screen 60 percent of the wall's surface within 3 years. 11 opt 11111,1,1,10111j11111(linui),1„,1„1„1,1„1,11,11 HI 1 1111111111 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII VEEN Y�fft' ffff�����ffilfffffffft�ff�����oii�iiri�li «�I�(Illllllln(I��((((flr(Ol 1111,eloo ,111 d) Install a display window per 18.28.200(C). e) Provide artwork (a mosaic, mural, sculptural relief, etc.) over a significant portion of the blank wall surface and illuminate it for nighttime visibility. SCDesignManual _PCDraft_Updated_CLEAN.docx 46 03/25/2Qg5 Draft Southcenter Design Manual +J�JJJJJ1Ia lllllll! f) Incorporate changes of materials and /or texture in the wall and accent it with architectural details. Blank wall definition A wall (including building facades and retaining walls) is considered a blank wall if: • A ground floor wall or portion of a ground floor wall over 6 feet in height and a horizontal length greater than 15 feet and does not include a transparent window or door; or • Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include a transparent window or door. VI greater than Vi 400 ft2 Vi BLANK WALL VI greater than ................ Trellis with vines or other plants Artwork Landscaping Blank wall definition and treatment example. 1962DesignManual _PCDraft_Updated_CLEAN.docx 47 03/25/2014 Draft Southcenter Design Manual 16. PARKING STRUCTURES Intent • To reduce the visual impact of parking structures. • To improve the street level presence for parking structures adjacent to streets. • To integrate the design of parking structures with surrounding development. Design Criteria A. Design parking structures which are part of a new development to be architecturally consistent with exterior elements of the primary structure, including roof lines, facade design and finish materials. 1. Building massing should conform to the facade articulation and major vertical modulation provisions of Section 9 (Building Massing). Such structures should be simple but well - articulated in length and height for pedestrian scale and avoid excessive emphasis on long -span openings. Vertical elements — columns, pilasters, etc. should be used to better relate parking structures to surrounding retail, office and residential structures of similar height. d1h Ir'ww�q 110,04,0 „Y �ii�i6 {(CyuY �rI�I 11 y�+I�I.Z?i� Yh,.,. muiorr G 2. Special massing should be used to identify main vehicular entrances and pedestrian vertical circulation. r \)t)sto 01)‘$?\* f vo )4 ow rot! 0 n' 3. Weather protection such as canopies and other facade- attached elements may serve as ways to incorporate expressive structural elements typical to Pacific Northwest design character. 4. Facade openings generally cover a high percentage of the facade area. Columns, decorative screening, and other intermediate members should be used to break down the scale of parking SCDesignManual _PCDraft_Updated_CLEAN.docx 48 03/25/21/a7 Draft Southcenter Design Manual structure facades. 5. Design security grilles for parking structures to be decorative and architecturally consistent with the overall design. Chain link fencing is not permitted as a window treatment. 6. Due to their highly visible location, light poles and fixtures at roof parking decks should be specified or designed as decorative fixtures, architecturally coordinated with the style of the building. 7. Landscaped trellis' in conjunction with above design /articulation techniques are encouraged as an effective way to soften the facade and add visual interest. B. Design ground floors of parking structures that front on Tukwila Pond or public streets in the TOD and Pond Districts to accommodate future office, retail or residential uses. 1 98CDesignManual_PCDraft_U pdated_CLEAN.docx 49 03/25/2014 Southcenter Subarea Planning Process 2002 -2004 Development of the Vision for the Urban Center Council Briefing 6 Public Workshops — See 9/ 18/08 Memo for Summaries 2 Joint PC /CC Worksessions Multiple Team Meetings with City Staff & Consultants 2004 Endorsement of the Vision by CC and PC Joint PC/ CC Meeting— Directed Team to prepare regulations that implement the Vision Adoption of Updated Comprehensive Plan Policies 2005 -2008 Development of the Plan to Implement the Vision Staff review of Draft Plan prepared by Freedman, Tung & Bottomley (FTB) Urban Land Institute Technical Advisory Panel Worksession on the Implementation Aspects of the Draft Plan Meetings with Local and Regional Developers to Review Plan Direction 'Testing" draft regulations on Proposed Developments (Mall expansion, Baker Blvd Retail, Fidelity & Bank of America, other office & retail projects) Grant Funding for Pedestrian Bridge Study Sounder Station Review Coordination on Tukwila Pond Park Master Plan Grant and Developer Funding for Transit Center Design and Construction 2008 Affirmation of the Vision and Introduction to the Plan Public Open House with FTB 10/23/08 Joint PC /CC Worksession with FTB 10/23/08 2008 -2009 Public Outreach for the Plan Presentation to the SWKC Chamber of Commerce 10/7/08 Presentation to the Parks Commission 11 / 19/08 Mailings & Emailings to 1400 Property Owners, Tenants, & Interested Parties Public Open House 3/4/09, Ha <elnutArticle Meetings with Multiple Property Owners 2009 Review of the Plan Specifics by PC Presentation by FTB 3/ 12/09 Public Hearings 3/26/09, 4/23/09, 5/28/09 3 Worksessions Meetings with Fire Department 3/25, 5/8, 5/20 Plan remanded to staff for revisions to address the public comments Staff to Review Public Comments and Revise Draft Plan Meeting and PC work session with EcoNW to discuss additional economic analysis 7/8/09 Meetings with Fire Department and PW, Individual meetings with Property Owners Z:\DCD \Southcenter Work Session Binder \5SC Planning Process Timeline.docx 199 EcoNW led Focus groups 9/29/09 Local and Regional Developers Local Property Owners and Managers Wesffield Mall Representatives Presented EcoNW TUC Implementation Analysis to PC 12/10/09 2010 Internal Departmental Review Process on Street Cross - sections Meetings with DCD, Public Works & Fire 3/5/ 10, 4/20/ 10, 5/4/ 10, 5/ 18/ 10 Presented EcoNW TUC Implementation Analysis to CAP 3/22/10 Proposed Stakeholder Review Process to CAP9/13/10; to COW 9/27/10; to CAP 2/28/11; to COW3/14/11 2011 Council consensus was to reduce the scope of the Plan and follow standard outreach procedures without a formal stakeholder process Staff Revisions to the Plan to address Public Comments, Council Direction Meetings with DCD, Public Works, Fire and Wesffield Mall Representatives Work Sessions with the PC Briefing on Emergency Management, Background of the Plan and Process 10/27/ 11 Briefing on Walk & Roll Plan, Comprehensive Plan Policy Review 11 / 10/ 11 Briefing on PTA Projects in Urban Center, Review of Revisions to Book 1 12/ 15/ 11 2012 Wesffield Mall Presentation 2/23/ 12 Briefing on Revised Book 2 5/24/ 12 Briefing on Southcenter Architectural Design Manual 6/28/ 12 Revisions to Book 3 Review and Approval of the Revised Plan by PC Public Open House Public Hearing 7/ 19/ 12 Work Sessions to Address Comments and Revise Language Forward PC Recommended Draft Plan to CC 10/25/ 12 2013 Prepare Supplemental Environmental Impact Statement (SEIS) Mailings to all TUC Addresses, Property Owners and Interested Parties & Agencies Community Meeting / Open House on Draft Plan 2/27/ 13 Public Scoping Meeting on Draft SEIS 3/20/ 13 Publish Draft SEIS 10/21/ 13 Publish Final SEIS 4/ 14 Revise Documents to Streamline, increase Ease of Use Peer Review by Makers Architecture & Urban Design Tested draft regulations on Proposed Washington Place Project & Odin Microbrewe y 2014 Routed drafts to Internal and External Reviewers Review of the PC Recommended Plan by CC Worksession 4/3/ 14 Public Hearing 4/ 14/ 14 Z:\DCD \Southcenter Work Session Binder \5SC Planning Process Timeline.docx 200 Southcenter Background �J �N � ^ | .,���°//°���n /���^����������n�/�°���|�/ TUC Zone 18.28 Planning Commission Recommendation w/Staff Edits in strikeout/underline http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/TMC1828 PCDraft Updated 3OULpdf Southcenter Design Manual Planning Commission Recommendation w/Staff Edits in strikeout/underline http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/3CDesiqnManua| PCDraft Updated 3OUL.pdf Draft Supplemental EIS on the Southcenter PIan — October 2013 http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/F|NAL Draft62O3E|3 3outhcenter%2OP|an.pdf Southcenter Element of the Comprehensive PIan — October 2013 http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/recommended draft/Ih1O-TUC PCDraft.pdf Southcenter Subarea Plan Planning Commission Recommended Draf October 2012 http://wvvvv.tukmi|avva.gov/dcd/urbanp|an/recommended draft/Subarea962OP|an PCDraft.pdf TUC Zone 18.28 Planning Commission Recommended Draf October 2012 http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/recommended draft/TMC1828 PCDraft.pdf Southcenter Design Manual Planning Commission Recommended Draft October 2012 http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/recommended draft/SCDesipnManua| PCDraft.pdf 10/25/12 PC Meeting on the Southcenter Document 10/25/12 Public Comment Matrix with Staf Responses http://wvvvv.tukmi|avva.qov/dcd/urbancenterp|an.htm| 8/23/12 PC Hea ring on the Southcenter Documents 6/28/12 PC Review of TMC 18.28 and Southcenter Design Manual http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=S3879Qdbid=1 5/24/12 PC Review of TMC 18.28 http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=SO178Qdbid=1 12/15/11 PC Review of Southcenter Subarea Plan http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=33111Qdbid=1 9/26/11 Status Briefing to CAP http://records.tukmi|avva.gov/VVebUnk8/1/doc/3116O/Paqe1aspx http://records.tukvvi|avva.gov/VVebLink8/1/doc/31421/Paqe1aspx 10/27/11 PC Briefing on Southcenter Plan Background http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=3Z418Qdbid=1 3/14/11 Stakeholder Outreach Alternatives to Council http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=17O68Qdbid=1 http://records.tukmi|avva.gov/VVebUnk8/1/doc/17487/Paqe1aspx ZADCD\Southcenter Work Session Binder\6Southcenter Plan Background Material.docx http://records.tukmi|avva.gov/VVebUnk8/1/doc/16878/Page1aspx?searchid=eO9cbO8d'ac1c'4339'8Z1d' a6af7S4f883f 9/27/10 Contract for Stakeholder Outreach Consultant to Council http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=1S63SQdbid=1 http://records.tukmi|avva.gov/VVebUnk8/1/doc/16O91/Page1aspx?searchid=4OddO347'Oc1O-4eb7'9Z18' 844t85424348 http://records.tukvvi|avva.gov/VVebLink8/1/doc/1SS79/Paqe1aspx?searchid=eO9cbO8d'ac1c'4339'8Z1d' a6af7S4f883f 3/22/10 Status Briefing to CAP w/ ECONorthwes Implementation Analysis http://records.tukmi|avva.gov/VVebUnk8/1/doc/1467Z/Paqe1aspx?searchid=eO9cbO8d'ac1c'4339'8Z1d' a6af7S4f883f http://records.tukmi|avva.gov/VVebUnk8/1/doc/1471Z/Paqe1aspx?searchid=eO9cbO8d'ac1c'4339'8Z1d' a6af7S4f883f Public Review Draf Southcenter PIan and Regulations — February 2009 http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/Tukmi|aReport Part1.pdf http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/Tukmi|aReport PartZ.pdf http://wvvvv.tukmi|avva.qov/dcd/urbanp|an/Tukmi|aReport Part3.pdf 9/22/08 Status Briefing to CAP http://records.tukmi|avva.gov/VVebUnk8/1/doc/8889/Paqe1aspx?searchid=eO9cbO8d'ac1c'4339'8Z1d' a6af7S4f883f http://records.tukvvi|avva.gov/VVebLink8/1/doc/8898/Paqe1aspx?searchid=eO9cbO8d'ac1c'4339'8Z1d' a6af7S4f883f 2/25/08 Consultant Contract for Southcenter PIan to Council http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=113SZQdbid=1 http://records.tukvvi|avva.gov/VVebLink8/1/doc/87OS/Paqe1aspx?searchid=4OddO347'Oc1O'4eb7'9Z18' 844f85424348 5/11/04 PC & CC Joint Work Session http://records.tukmi|avva.gov/VVebUnk8/1/doc/7O47/Paqe1aspx?searchid=4OddO347'Oc1O-4eb7'9Z18' 844t85424348 2/23/04 Consultant Contract with ECO NW for economic analysis for Plan http://records.tukmi|avva.gov/VVebUnk8/DocVievvaspx?id=14O46Qdbid=1 http://records.tukvvi|avva.gov/VVebLink8/1/doc/7OZ3/Paqe1aspx?searchid=4OddO347'Oc1O'4eb7'9Z18' 844f85424348 11/20/03 PC & CC Joint Work Session http://records.tukmi|avva.gov/VVebUnk8/1/doc/6996/Paqe1aspx?searchid=4OddO347'Oc1O-4eb7'9Z18' 844t85424348 Additional background material is available on the Southcenter PIan web page: http://wvvvv.tukmi|avva.qov/dcd/urbancenterp|an.htm| ZADCD\Southcenter Work Session Binder\6Southcenter Plan Background Material.docx 202