HomeMy WebLinkAboutCOW 2014-04-14 Item 3 - Public Hearing - Southcenter Subarea Plan, Zoning Code Amendments and Southcenter Design ManualCOUNCIL AGENDA SYNOPSIS
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ITEM INFORMATION
ITEM NO.
ST \ id SPON ;OR: LYNN MIRANDA
ORIGIN :1I. AG! :NDA DAT'1?: 4/14/14
AGENDA ITEM TITLL
Southcenter Plan
Regulations and Guidelines
04 /14/14
❑ Motion
Mfg Date
❑ Bid Award
Mtg Date
❑ Other
Mtg Date
CATIXIC)RY Fri Discussion
• Resolution
' • Ordinance
Al Public Hearing
Mtg Date
A1tg Date
Mtg Date
A1/g Date 04/14/14
SPONSOR ❑ Council ❑ Mayor ❑ HR 1!', DCD ❑ Finance ❑ Fire • IT
• P&R ❑ Palace ❑ P117
SPONSOR'S The Council is being asked to hold a public hearing to gather public comment on the
SUMMARY proposed ordinances and resolutions that will adopt and implement the City's Southcenter
subarea plan for the Tukwila Urban Center. The ordinances and resolutions were discussed
at a City Council work session on April 3, 2014.
*PLEASE BRING YOUR SOUTHCENTER PLAN AND REGULATIONS BINDER*
REVIEWED BY
• COW mtg.
❑ CA &P Cmte
Cmte ❑ Arts Comm.
11..~ &S Cmte
Comm.
CHAIR:
❑ Transportation
Cmte
❑ Utilities
DATE: 10/25/12
• Parks
i`` Planning Comm.
COMM '1`I'EE
RECOMMENDATIONS:
SPONSOR /ADMIN.
COMMITTEE
Department of Community Development
COST IMPACT / FUND SOURCE
EXPENDITURE RE?QUERI :I) AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $0 $o
Fund Source.
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
MTG. DATE
ATTACHMENTS
2/14/14
Informational Memorandum dated 4/9/14
Southcenter Subarea Planning Process
Southcenter Plan Background Material
Ordinance implementing Zoning Code regulations for the Tukwila Urban Center
Ordinance reenacting TMC 18.28
Resolution adopting the Southcenter Design Manual
Resolution adopting the Southcenter Subarea Plan
TO:
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
Mayor Haggerton
Tukwila City Council
FROM Nora Gierloff, Deputy DCD Director
BY: Lynn Miranda, Senior Planner
DATE: April 9, 2014
SUBJECT: Public Hearing on Southcenter Plan and Regulations
ISSUE
Should the Planning Commission recommended Southcenter Plan, Chapter 18.28 Tukwila Urban
Center (TUC) District and the Southcenter Design Manual with Staff recommended edits be
adopted?
BACKGROUND
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.
This project has been underway since 2002 when Tukwila received a federal grant for Transit
Oriented Development planning in the Southcenter area. See Attachment A for a timeline of the
process. The vision and the documents have evolved considerably over that time, see Attachment B
for a set of links to the older documents and review process.
In 2009, the draft Tukwila Urban Center Subarea Plan for Southcenter was 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 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.
3
4
INFORMATIONAL MEMO
Page 2
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 43.21 C.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
strikeout/underline versions with comments about the changes are available at
http:l lwww. tukwil awa .gov /dcd /urbancenterglan.html
Overview of Staff Proposed Changes
Southcenter Plan
Only minor edits were made to reflect current station names and existing conditions. The resolution
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.
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 fagade
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.
Z:IDCD n Clerk'slSouthcenter Plan Materials1SCPlanlnfoMemo4- 14- 14.doc
Strati dm f,
INFORMATIONAL MEMO
Page 3
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.
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.
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.
FINANCIAL IMPACT
No direct budget impact.
RECOMMENDATION
The Council is being asked to hold a public hearing, review the draft ordinances and resolutions
implementing the Southcenter Plan changes, decide if additional work sessions are needed and if
not consider this item at the April 21, 2014 Regular Meeting.
ATTACHMENTS
A. Southcenter Subarea Planning Process
B. Southcenter Plan Background Material
C. Ordinance implementing Zoning Code regulations for the Tukwila Urban Center
D. Ordinance reenacting TMC 18.28
E. Resolution adopting the Southcenter Design Manual
F. Resolution adopting the Southcenter Subarea Plan
Z;1DCO n Clerk's\Southoenter Plan MaterialslSCPlanInfoMemo4- 14- 14.doc
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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, HaelnutArticle
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 n Clerk's \Southcenter Plan Materials\A SC Planning Process Timeline.docx
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EcoNW led Focus groups 9/29/09
Local and Regional Developers
Local Property Owners and Managers
Wes#ield 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 CAP 9/13/10; to COW 9/27/ 10; to CAP 2/28/ 11; to COW 3/14/11
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 Wes#ield 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 PW Projects in Urban Center, Review of Revisions to Book 1 12/ 15 / 11
2012 Wes#1eld Mall Presentation 2/23/ 12
Briefing on Revised Book 2 5/24/ 12
Briefing on S outhcenter 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 Microbrewery
2014 Routed drafts to Internal and External Reviewers
Review of the PC Recommended Plan by CC
Worksession 4/3/ 14
PublicHearing4 /14/14
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Southcenter Plan Background Material
TUC Zone 18.28 - Planning Commission Recommendation w /Staff Edits in strikeout /underline
http: / /www.tukwilawa.gov /dcd /urbanplan /TMC18.28 PCDraft Updated SOUL.pdf
Southcenter Design Manual - Planning Commission Recommendation w /Staff Edits in strikeout /underline
http: / /www.tukwilawa.gov /dcd /urbanplan /SCDesignManual PCDraft Updated SOUL.pdf
Draft Supplemental EIS on the Southcenter Plan — October 2013
http://www.tukwilawa.gov/dcd/urbanplan/FINAL Draft %20SEIS Southcenter %20PIan.pdf
Southcenter Element of the Comprehensive Plan — October 2013
http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /Ch10 -TUC PCDraft.pdf
Southcenter Subarea Plan - Planning Commission Recommended Draft October 2012
http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /Subarea %20PIan PCDraft.pdf
TUC Zone 18.28 - Planning Commission Recommended Draft October 2012
http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /TMC18.28 PCDraft.pdf
Southcenter Design Manual - Planning Commission Recommended Draft October 2012
http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /SCDesignManual PCDraft.pdf
10/25/12 PC Meeting on the Southcenter Documents
http: / /records.tukwilawa .gov /WebLink8 / DocView.aspx?id= 56499 &dbid =1
10/25/12 Public Comment Matrix with Staff Responses
http: / /www.tukwilawa.gov /dcd /urbancenterplan.html
8/23/12 PC Hearing on the Southcenter Documents
http: / /records.tukwilawa.gov /WebLink8 / DocView.aspx?id= 54479 &dbid =1
6/28/12 PC Review of TMC 18.28 and Southcenter Design Manual
http: / /records.tukwilawa.gov /WebLink8 /DocView.aspx ?id = 53879 &dbid =1
5/24/12 PC Review of TMC 18.28
http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 50178 &dbid =1
12/15/11 PC Review of Southcenter Subarea Plan
http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 33111 &dbid =1
9/26/11 Status Briefing to CAP
http: / /records.tukwilawa.gov /WebLink8 /1 /doc /31160 /Pagel.aspx
http: / /records.tukwilawa.gov/ WebLink8 /1 /doc /31421 /Pagel.aspx
10/27/11 PC Briefing on Southcenter Plan Background
http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 32418 &dbid =1
3/14/11 Stakeholder Outreach Alternatives to Council
http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 17068 &dbid =1
http: /Jrecords.tukwilawa. gov / WebLink8 /1 /doc /17487 /Pagel.aspx
Z: \DCD n Clerk's \Southcenter Plan Materials \B Southcenter Plan Background Material.docx
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http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 16878 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d-
a6af754f883f
9/27/10 Contract for Stakeholder Outreach Consultant to Council
http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 15635 &dbid =1
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 16091 /Pagel.aspx? searchid= 40dd0347 -Oc10 -4eb7 -9218-
844f85424348
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 15579 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d-
a6af754f883f
3/22/10 Status Briefing to CAP w/ ECONorthwest Implementation Analysis
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 14672 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d-
a6af754f883f
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 14712 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d-
a6af754f883f
Public Review Draft Southcenter Plan and Regulations — February 2009
http: / /www.tukwilawa. gov /dcd /urbanplan /TukwilaReport Partl.pdf
http: / /www.tukwilawa. gov /dcd /urbanplan /TukwilaReport Part2.pdf
http: / /www.tukwilawa. gov /dcd /urbanplan /TukwilaReport Part3.pdf
9/22/08 Status Briefing to CAP
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 8889 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d-
a6af754f883f
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 8898 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d-
a6af754f883f
2/25/08 Consultant Contract for Southcenter Plan to Council
http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 11352 &dbid =1
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 8705 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218-
844f85424348
5/11/04 PC & CC Joint Work Session
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 7047 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218-
844f85424348
2/23/04 Consultant Contract with ECO NW for economic analysis for Plan
http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 14046 &dbid =1
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 7023 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218-
844f85424348
11/20/03 PC & CC Joint Work Session
http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 6996 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218-
844f85424348
Additional background material is available on the Southcenter Plan web page:
http: / /www.tukwilawa .gov /dcd /urbancenterplan.html
Z: \DCD n Clerk's \Southcenter Plan Materials \B Southcenter Plan Background Material.docx
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RAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 2368
§55, §61, §62, §70; 2294 §1; 2257 §11; 2251 §61, §63, §73, §75;
2235 §13, §14, §15, §16, §17, §19; 2199 §20; 2135 §19; 2119 §1;
2118 §1; 2005 §17; 1986 §16; 1872 §14 (part); 1865 §50, §51; AND
1758 §1 (part), AS CODIFIED IN TUKWILA MUNICIPAL CODE
TITLE 18, "ZONING," TO INCORPORATE CHANGES RELATING
TO THE TUKWILA URBAN CENTER DISTRICTS; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Tukwila's Comprehensive Plan calls for the Southcenter area to
develop as a high- density, regionally- oriented, mixed -use center; and
WHEREAS, Tukwila began a planning process in 2002 to develop a plan and
regulations to further support this vision and to retain the urban center's economic
strength in the face of regional competition; and
WHEREAS, the Southcenter Plan and its implementing regulations, codified in
Tukwila Municipal Code Chapter 18.28, have evolved during this public process to
reflect the community's vision and priorities as well as the regional goals; and
WHEREAS, the Planning Commission held a properly noticed public hearing on
August 23, 2012, and after deliberations forwarded their recommended changes to
Tukwila Municipal Code Chapter 18.28 to the City Council; and
WHEREAS, notice was provided to the Washington State Department of
Commerce pursuant to RCW 36.70A.106; and
WHEREAS, the City Council held a properly noticed public hearing on April 14,
2014; and
WHEREAS, the City Council reviewed the legislative record, written and verbal
testimony and approved Revisions to the Planning Commission Recommended Draft
Chapter 18.28 to address issues raised by interested parties, individual
Councilmembers, and staff; and
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WHEREAS, edits to other sections of the Zoning Code are required for consistency
with the new Chapter 18.28;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinances 2251 §61, 2235 §13, and 1872 §14 (part), as codified at
Tukwila Municipal Code (TMC) Section 18.52.020, "Perimeter Landscaping
Requirements by Zone District," subparagraph A, are hereby amended for
subparagraph A to read as follows:
A. In the various zone districts of the City, landscaping in the front, rear and side
yards shall be provided as established by the various zone district chapters of this title.
These requirements are summarized in the following table, except for Tukwila Urban
Center (TUC) requirements, which are listed in TMC Chapter 18.28.
ZONING
DISTRICTS
FRONT YARD
(SECOND
FRONT)
LANDSCAPE
TYPE FOR
FRONTS
SIDE
YARD
REAR
YARD
LANDSCAPE
TYPE FOR
SIDE /REAR
LDR
(for uses other
than dwelling
units)
152
Type 1
10
10
Type 1
MDR
151' 2
Type 1
10
10
Type 1
HDR
151'2
Type 1
10
10
Type
MUO
15 (12.5)2
Type 1'
54
54
Type I'
0
15 (12.5)2
Type I'
54
54
Type 1'
RCC
20 (10)2'3
Type 1'
54
10
Type II
NCC
54
Type 1'
04
04
Type II
RC
10
Type I
54
04
Type 118
RCM
10
Type 1
54
04
Type 118
TUC — See TMC
153
Type 16
04
04
Type 113
Chapter 18.28
C /LI
12.55
Type 16
55
05
Type 118
LI
12.52
Type II
04
04
Type III
HI
12.52
Type II
0
04
Type III
MIC /L
55
Type II
05
05
Type III
MIC /H
55
Type II
05
05
Type III
TVS
152'3
Type 11
04
04
Type III
ISO
1549
Type 1
010
010
Type III
Notes:
1. Minimum required front yard landscaped areas in the MDR and HDR zones may
have up to 20% of their required landscape area developed for pedestrian and
transit facilities upon approval as a Type 2 special permission decision.
2. In order to provide flexibility of the site design while still providing the full amount
of landscaping required by code, the front yard landscape width may be divided
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into a perimeter strip and one or more other landscape areas between the
building and the front property line, if the perimeter strip is a minimum of 10 feet
and the landscape materials are sufficient to provide landscaping along the
perimeter and screening of the building mass.
3. Required landscaping may include a mix of plant materials, pedestrian amenities
and features, outdoor cafe -type seating and similar features, subject to approval
as a Type 2 special permission decision. Required plant materials will be
reduced in proportion to the amount of perimeter area devoted to pedestrian
oriented space.
4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or
HDR.
5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or
HDR.
6. Increased to Type II if the front yard contains truck loading bays, service areas or
outdoor storage.
7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or
HDR.
8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or
HDR.
9. Only required along public streets.
10. Increased to 10 feet if adjacent to residential uses or non -TSO zoning.
Section 2. Ordinance Nos. 2251 §63, 2235 §14, and 1872 §14 (part), as codified
at TMC Section 18.52.035, are hereby amended to read as follows:
18.52.035 Interior Parking Lot Landscaping Requirements
Landscaping within parking areas shall be provided as shown below.
1. Requirements for each distinctly separate parking area within the LDR
zone for uses other than dwelling units, and in the MDR and HDR zones:
a. For areas with up to 20 parking stalls per parking area, no interior
landscaping is required.
b. For areas with 21 - 40 parking stalls per parking area, 7 square feet of
interior landscape area is required for each parking stall.
c. For areas with more than 40 parking stalls per parking area, 12 square
feet of interior landscape area is required for each parking stall (see Multi- Family Design
Guidelines, Site Planning Section, No. 31, for the normal 15 square feet to be provided).
d. All parking areas shall have a perimeter landscape strip a minimum of
2 feet wide with an average width of 5 feet.
2. Requirements for parking lots within the 0, MUO, RCC, and NCC zones:
a. For lots with up to 20 parking stalls, no interior landscaping is required.
b. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of
interior landscape area is required for each parking stall over 20.
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c. For Tots with more than 40 parking stalls, a minimum of 200 square feet
of interior landscape area plus 15 square feet for each parking stall over 40 is required.
For areas placed behind buildings or otherwise screened from streets, parks and City
trails the interior landscape requirement is reduced to a minimum of 200 square feet
plus 10 square feet for each parking stall over 40.
3. Requirements for parking lots within the RC, RCM, TUC, C /LI, TSO and
TVS zones:
a. For areas adjacent to public or private streets, a minimum of 15 square
feet of landscaping is required for each parking stall.
b. For areas placed behind buildings or otherwise screened from streets,
parks and City trails a minimum of 10 square feet of interior landscape area is required
for each parking stall.
4. Planting Standards:
a. Interior landscape islands shall be distributed to break up expanses of
paving. Landscaped areas shall be placed at the ends of each interior row in the parking
area, with no stall more than 10 stalls or 100 feet from a landscape area.
b. The minimum size for interior parking lot planting islands is 100 square
feet.
c. Planting islands shall be a minimum of 6 feet in any direction and
generally the length of the adjacent parking space.
d. Raised curbs or curb stops shall be used around the landscape islands
to prevent plant material from being struck by automobiles.
e. A minimum of 1 evergreen or deciduous tree is required per landscape
island, with the remaining area to contain a combination of shrubs, living groundcover
and mulch.
Section 3. Ordinance Nos. 2368 §55, 2251 §67, 1795 §3 (part), and 1758 §1
(part), as codified at TMC Section 18.56.050, "Required Number of Parking Spaces,"
are hereby amended to read as follows (and to update Figure 18 -7):
18.56.050 Required Number of Parking Spaces
The minimum number of off - street parking spaces for the listed uses shall be as shown
in Figure 18 -7. Minimum parking requirements shall be maintained over the life of the
original or primary use. Any additional uses, either secondary or accessory in nature,
must have parking available that does not impact the minimum parking of the original or
primary use. This extends to parking spaces used for park- and -fly lots or use of parking
for storage or outdoor displays. NOTE: Automobile parking requirements for TUC -RC,
TUC -TOD and TUC -Pond Districts are listed in TMC Section 18.28.260.
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Figure 18 -7 — Required Number of Parking Spaces for Automobiles and Bicycles
NOTE: Automobile parking requirements for TUC -RC, TUC -TOD and TUC -Pond
Districts are listed in TMC Section 18.28.260.
Use
Automobile Standard
Bicycle Standard
Single- family and multi - family
dwellings
2 for each dwelling unit that
contains up to 3 bedrooms.
1 additional space for every
2 bedrooms in excess of
3 bedrooms in a dwelling unit.
Additional parking may be
required for home occupations
and accessory dwelling units as
otherwise proved by this title.
For mufti-family, 1 space per
10 parking stalls, with a
minimum of 2 spaces. No
requirement for single family.
Multi- family and mixed -use
residential (in the Urban
Renewal Overlay (URO))
One for each dwelling unit that
contains up to one bedroom.
0.5 additional spaces for every
bedroom in excess of one
bedroom in a multi - family dwelling
unit.
At least 75% of required
residential parking is provided in
an enclosed structure (garage or
podium). The structure must be
screened from view from public
rights of way.
One automobile space at no
charge to a car sharing program
(if available) for every 50 to 200
residential spaces on site. An
additional space shall be provided
for developments with over 200
parking spaces. All car share
spaces are in addition to required
residential parking. If car sharing
programs are not available when
the building is constructed, an
equivalent number of guest
parking spaces shall be provided.
These shall be converted to
dedicated car - sharing spaces
when the program becomes
available
One secure, covered, ground -
level bicycle parking space shall
be provided for every four
residential units in a mixed -use
or multi - family development.
Senior citizen housing
For 15 units or less, 1 space per
dwelling unit. For dwellings with
more than 15 units, a minimum of
15 spaces are required, plus 1
space per 2 dwelling units.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Religious facilities, mortuaries
and funeral homes
1 for each 4 fixed seats
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Convalescent/nursing /
rest homes
1 for every 4 beds with a
minimum of 10 stalls
1 space per 50 parking stalls,
with a minimum of 2 spaces.
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Use
Automobile Standard
Bicycle Standard
Food stores and markets
1 for each 300 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
High schools
1 for each staff member plus 2 for
every 5 students or visitors
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Hospitals
1 for each bed
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Hotels, motels and extended
stay
1 for each room, plus one
employee space for each
20 rooms, rounded to the next
highest figure
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Manufacturing
1 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Office, commercial and
professional buildings, banks,
dental and medical clinics
3.0 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Places of public assembly,
including auditoriums, exhibition
halls, community clubs,
community centers, and private
clubs
The Director shall determine the
number of required parking
spaces, with a minimum of 1
space for every 100 square feet of
assembly area. To ensure parking
adequacy for each proposal, the
Director may consider the
following:
a. A parking study or
documentation paid for by the
applicant and administered by the
City regarding the actual parking
demand for the proposed use, or
b. Evidence in available planning
and technical studies relating to
the proposed use.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Post offices
3 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Restaurant
1 for each 100 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Restaurant, fast food
1 for each 50 square feet of
usable floor area. Fifty percent of
any outdoor seating area will be
added to the usable floor area for
parking requirement calculations.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Retail sales, bulk
2.5 for each 1,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Retail sales, general
4 for each 1,000 square feet of
usable floor area if located within
the TIC -orTVS zoning districts;
2.5 for each 1,000 square feet of
usable floor area if located in any
other zoning district. NOTE:
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Reference TMC Section
18.28.260 for TUC Districts.
Schools, elementary & junior
high
1.5 for each staff member
1 space per classroom
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Use
Automobile Standard
Bicycle Standard
Shopping center (mall), planned,
per usable floor area size, as listed below:
500,000 sq. ft. or larger
5 for every 1,000 square feet
1 space per 50 parking stalls,
with a minimum of 2 spaces.
25,000 — 499,999 sq. ft.
4 for every 1,000 square feet
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Taverns
1 for every 4 persons based on
occupancy load.
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Theaters
1 for every 4 fixed seats. If seats
are not fixed, 1 per 3 seats, with
concurrence of Fire Chief,
consistent with maximum allowed
occupancy
1 space per 100 seats, with a
minimum of 2 spaces.
Warehousing
1 for every 2,000 square feet of
usable floor area
1 space per 50 parking stalls,
with a minimum of 2 spaces.
Section 4. Ordinance Nos. 2368 §61, 2257 §11, 2251 §73, 2235 §15, 2118 §1,
2005 §17, 1865 §50, and 1758 §1 (part), as codified at TMC Section 18.60.030, are
hereby amended to read as follows:
18.60.030 Scope of Authority
A. The rules and regulations of the Board of Architectural Review shall be the
same as those stated for the Planning Commission in the bylaws of the Tukwila
Planning Commission.
B. The Community Development Director will review projects meeting the
thresholds for administrative design review. The BAR will review all other projects
requiring design review approval. The Board and the Community Development Director
shall have the authority to approve, approve with conditions, or deny all plans submitted
based on a demonstration of compliance with all of the guidelines of this chapter, as
judged by the preponderance of evidence standard.
C. Design review is required for the following described land use actions:
1. All developments will be subject to design review with the following
exceptions:
a. Developments exempted in the various districts;
b. Developments in LI, HI, MIC /L and MIC /H districts, except when within
300 feet of residential districts or within 200 feet of the Green /Duwamish River or that
require a shoreline permit;
2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if
the cost of that work equals or exceeds 10% of the building's assessed valuation (for
costs between 10% and 25 %, the changes will be reviewed administratively):
a. For sites whose gross building square footage exceeds 10,000 square
feet in MUO, 0, RCC, NCC, RC, RCM, TUG-and C /LI zoning districts; and
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b. For any site in the NCC, MUO or RC zoning districts in the Tukwila
International Boulevard corridor (see TMC Figure 18 -9).
c. For any multi - family structures in MDR and HDR zones.
d. For all conditional and unclassified uses in the LDR zone that involve
construction of a new building or exterior repairs that exceed 10% of the assessed value
of the building.
e. For sites in the TUC Districts see TMC Section 18.28.030.D. for design
review thresholds.
3. Development applications using the procedures of TMC Section 18.60.60,
"Commercial Redevelopment Area."
4. Development applications using the procedures of TMC Chapter 18.43,
"Urban Renewal Overlay District."
5. All projects located within the shoreline jurisdiction that involve construction
of a new building or exterior changes, if the cost of the exterior work equals or exceeds
10% of the building's assessed valuation, except the construction of a single family
house is exempt.
6. Modification of a building and /or the site, if the building and /or site had
gone through design review within the last 10 years, shall require modification of the
original decision. Minor modifications of BAR approval shall be processed as
administrative design review and major modifications of BAR approval shall require
BAR approval.
D. For development in the NCC, RC, and MUO zones within the Tukwila
International Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and
setback standards may be waived and conditioned, upon approval of plans by the BAR,
in accordance with criteria and guidelines in the Tukwila International Boulevard Design
Manual, as amended. Landscaping and setback standards may not be waived on
commercial property sides adjacent to residential districts.
E. No changes shall be made to approved designs without further BAR or Director
approval and consideration of the change in the context of the entire project; except that
the Director is authorized to approve minor, insignificant modifications which have no
impact on the project design.
Section 5. Ordinance Nos. 2368 §62, 2235 §16, §17, 2199 §20, 1986 §16, 1865
§51, and 1758 §1 (part), as codified at TMC Section 18.60.050, "Design Review
Criteria," are hereby amended to add a new subparagraph G to read as follows:
G. Southcenter Design Criteria. The criteria contained in the Southcenter
Design Manual shall be used whenever the provisions of this title require a design
review decision on a proposed or modified development in the Tukwila Urban Center
districts.
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Section 6. Ordinance Nos. 2368 §70, 2294 §1, 2251 §75, 2235 §19, 2135 §19,
and 2119 §1, as codified at TMC Section 18.104.010, "Classification of Project Permit
Applications," subparagraph 2, "Type 2 Decisions," are hereby amended for
subparagraph 2 to read as follows:
2. TYPE 2 DECISIONS are decisions that are initially made by the Director or,
in certain cases, other City administrators or committees, but which are subject to an
open record appeal to the Hearing Examiner, Board of Architectural Review, or, in the
case of shoreline permits, an appeal to the State Shorelines Hearings Board pursuant to
RCW 90.58.
TYPE 2 DECISIONS
TYPE OF PERMIT
INITIAL DECISION
MAKER
APPEAL BODY
(open record appeal)
Administrative Design Review
(TMC Section 18.60.030)
Community
Development Director
Board of Architectural
Review
Administrative Planned Residential
Development
(TMC Section 18.46.110)
Short Plat Committee
Hearing Examiner
Administrative Variance for Noise —
31 -60 days
(TMC Section 8.22.120)
Community
Development Director
Hearing Examiner
Binding Site Improvement Plan
(TMC Chapter 17.16)
Short Plat Committee
Hearing Examiner
Cargo Container Placement
(TMC Section 18.50.060)
Community
Development Director
Hearing Examiner
Code Interpretation
(TMC Section 18.90.010)
Community
Development Director
Hearing Examiner
Exception from Single - Family Design
Standard
(TMC Section 18.50.050)
Community
Development Director
Hearing Examiner
Modification to Development
Standards
(TMC Section 18.41.100)
Community
Development Director
Hearing Examiner
Parking standard for use not specified
(TMC 18.56.100) and modifications to
certain parking standards
(TMC Sections 18.56.065, .070, .120)
Community
Development Director
Hearing Examiner
Sensitive Areas
(except Reasonable Use Exception)
(TMC Chapter 18.45)
Community
Development Director
Hearing Examiner
Shoreline Substantial Development
Permit
(TMC Chapter 18.44)
Community
Development Director
State Shorelines
Hearings Board
Shoreline tree permit
Community
Development Director
Hearing Examiner
Short Plat
(TMC Chapter 17.12)
Short Plat Committee
Hearing Examiner
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TYPE OF PERMIT.
INITIAL DECISION
MAKER
APPEAL BODY
(open record appeal)
Modification to TUC Corridor
Community
Hearing Examiner
Standards
Development Director
(TMC Section 18.28.110. C)
Modification to TUC Open Space
Community
Hearing Examiner
Standards
Development Director
(TMC Section 18.28.250. D. 4. d)
Transit Reduction to Parking
Community
Hearing Examiner
Requirements
Development Director
(TMC Section 18.28.260.8.5.b)
Wireless Communication Facility,
Minor
(TMC Chapter 18.58)
Community
Development Director
Hearing Examiner
Section 7. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section /subsection numbering.
Section 8. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 9. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2014.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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AST
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, REPEALING ORDINANCE NOS.
2084 §2 (PART); 2097 §15, §16; 2135 §12; 2251 §38, §39,
§40; 2287 §17, §18, §19; AND 2368 §25, §26, §27, §28, AS
CODIFIED IN TUKWILA MUNICIPAL CODE CHAPTER 18.28;
REENACTING TUKWILA MUNICIPAL CODE CHAPTER 18.28
TO IMPLEMENT THE GOALS AND POLICIES OF THE
TUKWILA COMPREHENSIVE PLAN AND SOUTHCENTER
SUBAREA PLAN; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City adopted a new Comprehensive Plan in 1995 to implement the
goals and policies of the Growth Management Act of 1990 and the King County
Countywide Planning Policies; and
WHEREAS, the Tukwila Urban Center at Southcenter was designated as one of the
region's urban centers in 1995; and
WHEREAS, Tukwila's Comprehensive Plan calls for the Southcenter area to
develop as a high- density, regionally- oriented, mixed -use center; and
WHEREAS, the vision for Southcenter is consistent with Puget Sound Regional
Council's Vision 2040, the adopted regional growth strategy, which provides guidance to
cities for accommodating future growth and preserving resource and rural lands; and
WHEREAS, under this strategy the majority of the region's employment and
housing growth is targeted to occur in compact, sustainable communities where housing
and jobs are located; and
WHEREAS, Tukwila began a planning process in 2002 to develop a plan and
regulations to further support this vision and to retain the urban center's economic
strength in the face of regional competition; and
WHEREAS, Tukwila has held a series of public workshops, open houses, focus
groups and public hearings to gather community input and guidance; and
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WHEREAS, notice of the planning effort was provided via direct mailings to
property owners and business owners and managers in the urban center, postings on
the City website, emails to the broadcast email group, and articles in "The Hazelnut"
and "Tukwila Reporter;" and
WHEREAS, the Southcenter Plan and its implementing regulations codified in
Tukwila Municipal Code Chapter 18.28 have evolved during this public process to
reflect the community's vision and priorities as well as the regional goals; and
WHEREAS, the Planning Commission held a properly noticed public hearing on
August 23, 2012, and after deliberations forwarded their recommended changes to
Tukwila Municipal Code Chapter 18.28 to the City Council; and
WHEREAS, notice was provided to the Washington State Department of
Commerce pursuant to RCW 36.70A.106; and
WHEREAS, the City Council held a properly noticed public hearing on April 14,
2014; and
WHEREAS, the City Council reviewed the legislative record, written and verbal
testimony and approved Revisions to the Planning Commission Recommended Draft
Chapter 18.28 to address issues raised by interested parties, individual
Councilmembers, and staff;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. TMC Chapter 18.28 Reenacted. Tukwila Municipal Code (TMC)
Chapter 18.28 is hereby reenacted to read as follows:
CHAPTER 18.28
TUKWILA URBAN CENTER (TUC) DISTRICT
Sections:
Introduction
18.28.010
18.28.020
18.28.030
Purpose and Orientation
How to Use the Development Code
Applicability and Design Review
District -Based Standards
18.28.040 Districts
18.28.050 District Land Uses
18.28.060 District Standards
18.28.070 Structure Height
18.28.080 Maximum Block Face Length
18.28.090 Permitted Corridor Types for New Streets
18.28.100 Side and Rear Setbacks
18.28.110 Side and Rear Yard Landscaping Requirements
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Corridor - Specific Standards
18.28.120 Corridors
18.28.130 Corridor Regulations
18.28.140 New Streets
18.28.150 Public Frontage Standards
18.28.160 Building Orientation to Street/Open Space
18.28.170 Frontage Building Coverage
18.28.180 Front Yard
18.28.190 On -Site Surface Parking Location
18.28.200 Architectural Design Standards
18.28.210 Front Yard Encroachments
Supplemental Development Standards
18.28.220 Special Corner Feature
18.28.230 Landscaping Types
18.28.240
18.28.250
18.28.260
18.28.270
18.28.280
INTRODUCTION
General Landscaping
Open Space Regulations
General Parking Requirements
General Parking Guidelines
Site Requirements
Section 2. Tukwila Municipal Code (TMC) Section 18.28.010 is hereby reenacted
to read as follows:
18.28.010 Purpose and 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 Tukwila Urban Center (TUC) zone area. The
Code contains regulations governing Use, Height, Building Placement, Public and
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.
Section 3. TMC Section 18.28.020 is hereby reenacted to read as follows:
18.28.020 How to Use the Development Code
A. The Development Code is organized into four primary sections:
1. District -based standards,
2. Corridor -based standards,
3. Supplemental development regulations, and
4. A separate Southcenter Design Manual.
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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 and 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 Sections 18.28.040 through 18.28.110)
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 Sections 18.28.120 through 18.28.200)
govern:
a. Thoroughfare configuration, public frontage conditions, building and
parking placement, front yard landscaping, and architectural aspects of that portion of a
building's fagade within the first 185 feet of a parcel, measured from the curb line. See
the Corridor Standards (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 Sections 18.28.220
through 18.28.280): 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.
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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 and Design Review section (TMC Section 18.28.030) 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.
Section 4. TMC Section 18.28.030 is hereby reenacted to read as follows:
18.28.030 Applicability and Design Review
A. Relationship to Other Tukwila Codes.
1. The provisions of this chapter apply to properties within the Southcenter
Plan Area, shown on the District Map (Figure 16).
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 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 TMC Chapter 18.44, "Shoreline Overlay,"
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 TMC Chapter 18.45, "Environmentally Sensitive Areas,"
and TMC Chapter 18.54, "Tree Regulations."
5. Alterations to nonconforming structures, uses, landscape areas or parking
Tots shall be made in accordance with the standards in TMC Chapter 18.70, "Non -
Conforming Lots, Structures and Uses."
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, "Buildings and Construction."
7. Boundary line adjustments, lot consolidations, short plats, subdivisions and
binding site improvement plans shall be subject to the requirements of TMC Title 17,
"Subdivisions and Plats."
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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 (TMC Section 18.28.080)
and public frontage improvements (TMC Section 18.28.150) are required when an
individualized assessment by the 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, "Non- Conforming Lots, Structures and Uses."
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,
"Non- Conforming Lots, Structures and Uses."
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
subparagraph 18.28.030.D.1.b. and c. 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).
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(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 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 subparagraph 18.28.030.D.1.b. or c. 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 that 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).
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(3) New large scale residential or mixed -use building 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 Section 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 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 subparagraph 18.28.030.D.2.a. or b. shall be
evaluated using applicable regulations in this chapter EXCEPT for the corridor -based
architectural design standards.
DISTRICT -BASED STANDARDS
Section 5. TMC Section 18.28.040 is hereby reenacted to read as follows:
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 the District Map (Figure 16).
B. Districts — Purpose.
1. TUC -RC, Regional Center. The area in the vicinity of Westfield
Southcenter Mall, with easy access to the 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.
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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.
Section 6. TMC Section 18.28.050 is hereby reenacted to read as follows:
18.28.050 District Land Uses
For permitted uses of a building or site, see Table 2, "Land Uses Allowed by District."
1. All Districts appear in the top row of the table.
2. The uses are organized by category and if allowed in a District are listed as
either Permitted (P), Accessory (A), Conditional (C), or Unclassified Use Permit (UUP).
3. All permitted uses for a single district are allowed either alone or in
combination with any other permitted uses within a parcel.
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4. Other uses not specifically listed in this title are permitted should the
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.
Section 7. TMC Section 18.28.060 is hereby reenacted to read as follows:
18.28.060 District Standards
For the scale and configuration of the built environment, see Table 3, "District
Standards."
1. All Districts appear in the top row of the table.
2. The primary regulations are listed in the left -most column of the table in the
order that they appear in the text.
3. The development standards that apply to each District can be reviewed by
cross referencing a regulation with a District.
4. More detailed information about the regulations and guidelines that apply to
each District can be reviewed in the Tukwila Municipal Code section referenced in the
row sub - 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.
Section 8. TMC Section 18.28.070 is hereby reenacted to read as follows:
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 Table 3, "District Standards."
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 Table 3, "District
Standards," when:
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a. Developers construct public frontage improvements along their parcel
frontages on existing streets, constructed to the standards of this code; or
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 Table 3, "District Standards."
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 that 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 that achieve a LEED certification of silver or higher and meet
either the frontal improvement or multi- family height incentive requirements.
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3. In the TUC -TOD District, allowable structure heights may be increased to
115 feet for developments that 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.
Section 9. TMC Section 18.28.080 is hereby reenacted to read as follows:
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.
B. Regulation.
1. When required per TMC Section 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
TMC Section 18.28.140, "New Streets."
Section 10. A new TMC Section 18.28.090 is hereby established to read as
follows:
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 Table 3, "District Standards." See TMC Section
18.28.140, "New Streets," for more details.
Section 11. A new TMC Section 18.28.100 is hereby established to read as
follows:
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18.28.100 Side and Rear Setbacks
A. The width of side and rear setbacks shall be as specified by Table 3, "District
Standards."
B. Front yard setbacks are specified by the Corridor Standards (Figures 20 -27).
Section 12. A new TMC Section 18.28.110 is hereby established to read as
follows:
18.28.110 Side and Rear Yard Landscaping Requirements
A. The width of side and rear yard landscaping shall be as specified by Table 3,
"District Standards."
B. Side and rear yard landscaping shall be designed, planted and maintained as
specified in TMC Section 18.28.230.B, "Side and Rear Yard Landscape Types," and
TMC Section 18.28.240, "General Landscaping."
CORRIDOR - SPECIFIC STANDARDS
Section 13. A new TMC Section 18.28.120 is hereby established to read as
follows:
18.28.120 Corridors
A. Purpose. To provide standards specific to a hierarchy of corridors and to
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.
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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 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 and
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; to
support and foster an alternative mode of travel to motorized vehicles within the area;
and to 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, uses such as kiosks, viewing
areas, food carts and flower stalls shall be encouraged 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.
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, which 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.
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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.
Section 14. A new TMC Section 18.28.130 is hereby established to read as
follows:
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 public
frontage.
3. For existing and new streets: Specific private frontage requirements.
4. For projects that trigger design review: Architectural Design Standards.
C. Modifications. An applicant may propose modifications to the Corridor
standards. Modifications must be approved by the Director as a Type 2 decision (TMC
Chapter 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 summarize the corridor regulations.
TMC Sections 18.28.140 through 18.28.200 provide supporting details.
Section 15. A new TMC Section 18.28.140 is hereby established to read as
follows:
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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
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 satisfies 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.
Section 16. A new TMC Section 18.28.150 is hereby established to read as
follows:
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18.28.150 Public Frontage Standards
A. Regulations.
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 TMC
Section 18.28.030.B 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 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 the Corridor
Standards (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 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.
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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 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 Director will determine the degree of
compliance.
Section 17. A new TMC Section 18.28.160 is hereby established to read as
follows:
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 that 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.
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3. Where building orientation to streets /open spaces is required for the
applicable Corridor Type, weather protection at least 6 feet in width along at least 75
percent of the fa9ade must be provided (see Figures 30 and 31). See Section 14 of
the Southcenter Design Manual for additional standards and guidelines for weather
protection.
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 (see Figures 20 -27).
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.
Section 18. A new TMC Section 18.28.170 is hereby established to read as
follows:
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 fa9ade(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.
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.
c. 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 Section
18.28.250.E.2.j, may count toward frontage coverage requirements.
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Section 19. A new TMC Section 18.28.180 is hereby established to read as
follows:
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 Standards. 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.
B. Landscaping.
1. The minimum required landscaping shall be as specified in the applicable
Corridor Standards. See Figures 20 -27.
2. Front yard landscaping shall be designed, planted and maintained as
specified in TMC Section 18.28.230.A, "Front Yard Landscape Types," and TMC
Section 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 TMC Section 18.28.240.B.6) and blank wall screening standards (see
Section 15 of the Southcenter Design Manual) still apply, where applicable.
Section 20. A new TMC Section 18.28.190 is hereby established to read as
follows:
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 Standards (Figures 20 -27). See
TMC Sections 18.28.260 and 18.28.270 for additional parking regulations and
guidelines.
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
in TMC Section 18.28.260.C., "Vehicular Access."
2. Surface Parking Lot — Front.
a. Definition: A parking lot that is located between a building and the
primary street fronting a development (Figure 34).
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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.
4. Surface Parking Lot — Side.
a. 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 that is directly visible from a street (Figure 36).
5. Surface Parking Lot — Rear.
a. 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).
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.
Section 21. A new TMC Section 18.28.200 is hereby established to read as
follows:
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 Standards. See Figures 20 -27.
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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.
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 vertical increment
shall be from centerline to centerline of elements (see Figures 39 and 40). See the
Southcenter Design Manual, Section 10, Building Massing, A. and 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, Section 10, Building Massing, C., Major Vertical
Modulation Increment, for techniques to achieve this standard.
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
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 is listed in Figures 20 -27.
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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 (see Figure 44).
4. Darkly tinted glass, mirrored glass, and glass covered by screening sheets,
white, or UV protection film shall not meet transparency requirements.
Section 22. A new TMC Section 18.28.210 is hereby established to read as
follows:
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).
SUPPLEMENTAL DEVELOPMENT STANDARDS
Section 23. A new TMC Section 18.28.220 is hereby established to read as
follows:
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 Section
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.
Section 24. A new TMC Section 18.28.230 is hereby established to read as
follows:
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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 TMC Section 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 shall consist of:
(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 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 (see
TMC Section 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.
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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).
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.
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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.
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.
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Section 25. A new TMC Section 18.28.240 is hereby established to read as
follows:
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
that are not dead, dying, or diseased and that 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 Director may require that an ISA certified arborist be retained to
supervise tree protection during construction. Grade changes around existing trees are
to be avoided whenever possible.
g. 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.
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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 Crime Prevention Through Environmental Design (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 entryways 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 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 Director, that is installed on top of the 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.
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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.
(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
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.
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5. Landscape Plan Requirements.
a. A Washington State licensed landscape architect shall prepare and
stamp the landscape plans in 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 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 set back a minimum of five feet from any
open space, building facade, or Corridor back of sidewalk. The setback shall be
designed and planted with:
(a) 1 evergreen shrub per 4 linear feet of property line, excluding
curb cuts.
(b) 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.
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(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 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).
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 Standards. For smaller stature trees (those with canopies at
maturity of Tess 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.
(3) At least 10 feet from power poles.
(4) At least 7.5 feet from driveways.
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(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' x 6'). 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
TMC Section 18.28.240.B.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 Chapter 8.45.
Options at the 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 ensure adequate moisture for growth.
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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 retail establishments. More substantial shade trees
are recommended in front of private residences.
d. All trees should be selected and located so they will not obstruct views
to showroom windows and building signage as they mature.
e. Evergreen landscaping (Figure 48) is appropriate for screening utility
vaults, loading docks and some storage areas. (Also see TMC Section 18.52.040 for
screening outdoor storage areas.)
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.
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 utilizing bio - swales, filtration strips, and bio- retention ponds
where appropriate.
Section 26. A new TMC Section 18.28.250 is hereby established to read as
follows:
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.
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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."
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 TMC 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 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 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 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 that meets the intent of the regulations.
(1) Special Permission Modification shall be a Type 2 decision. An
applicant shall submit evidence of the above (subparagraph 18.28.250.D.4.d) to the
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.
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(2) Applicants may request that up to 75 percent of their required
pedestrian open space be provided indoors.
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 shall be publicly accessible during the hours of
operation of the use. Pedestrian spaces, except for passages, shall be a minimum of
500 square feet or the required amount of open space (whichever is less) in size,
contain seating areas, and open on to pedestrian generators such as entrances to
offices, stores, or restaurants.
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 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.
g. Site design features that create entrapment areas in locations with
pedestrian activity shall be avoided.
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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. (See 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:
(a) Having the walkway meet the public sidewalk in an engaging
and identifiable manner.
(b) Providing pedestrian amenities such as alternative paving
methods, seating, and planters.
(c) Designing the passage using CPTED principles.
(5) Incorporate design treatments to mitigate impacts of any blank
walls along the passageways (see Section 15 of the Southcenter Design Manual).
(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;
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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.
c. Common open spaces shall be easily visible and readily accessible to
multi - family 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.
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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.
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.
(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.
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).
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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" (TMC Section 18.28.230.B).
d. Access to a balcony or patio shall be limited to the dwelling served.
Section 27. A new TMC Section 18.28.260 is hereby established to read as
follows:
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 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.
4. Electric vehicle charging stations and parking spaces shall be governed by
TMC Section 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 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.
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c. A reduction in minimum parking requirements may be requested per
TMC Section 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 Director.
C. Vehicular Access.
1. Curb Cuts and Driveways.
a. When access to parking facilities and loading areas is 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).
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 in TMC Section 18.28.140.
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h. These standards may be varied by the Director when there is a
demonstrated conflict with truck maneuvering or fire access that cannot be addressed
otherwise.
D. Parking Lots.
1. Dimensions. Minimum parking area dimensions for surface parking shall
be as provided in TMC Chapter 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 Chapter 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.
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.
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.
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4. Setbacks, Perimeter, and Interior Landscaping.
a. Surface parking lots shall set back 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 TMC Section 18.28.240.B.6.a.
b. See TMC Section 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 Tots 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.
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 TMC Section 18.28.280.B, "Lighting."
E. Drive - Through Facilities.
building.
1. Stacking lanes shall be located to the rear or least visible portion of a
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 TMC Section 18.28.230.B.5, "Heavy Screening ").
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3. See the Southcenter Design Manual (Section 16, "Parking Structures ") and
the City of Tukwila's "Parking Structure Design Guidelines" (2001) for additional
requirements and guidelines regulating parking structures, parking podiums, and
garages.
Section 28. A new TMC Section 18.28.270 is hereby established to read as
follows:
18.28.270 General Parking Guidelines
A. Parking Lot Landscaping.
Note: See TMC Section 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 on -site 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 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.
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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. 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 posted 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.
c. Bicycle parking should always be protected from the elements either
indoors, covered by building elements, or in a separate shelter.
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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.
Section 29. A new TMC Section 18.28.280 is hereby established to read as
follows:
18.28.280 Site Requirements
A. Pedestrian Circulation.
Note: For walkways through parking lots, see TMC Section 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.
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).
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.
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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 Tight 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.
c. Where feasible, new fixtures shall use a reflector and /or a refractor
system for efficient distribution of Tight 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 in 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.
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3. Barbed -wire, razor -wire, and corrugated metal fencing shall not be
permitted. Chain Zink 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 areas 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.
Section 30. Repealer. Ordinance Nos. 2084 §2 (part); 2097 §15, §16; 2135 §12;
2251 §38, §39, §40; 2287 §17, §18, §19; and 2368 §25, §26, §27, §28, as codified in
Tukwila Municipal Code Chapter 18.28, are hereby repealed.
Section 31. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section /subsection numbering.
Section 32. Severability. If any section, subsection, paragraph, sentence, clause
or phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
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Section 33. Effective Date. This ordinance or a summary thereof shall be
published in the official newspaper of the City, and shall take effect and be in full force
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2014.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
Attachments:
- Tables 1 through 5
- Figures 16 through 58
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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Attachments
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
District -Based
Standards
Corridor -Based
Standards
Supplemental
Standards
Southcenter
Design Manual
Design Review
Criteria in TMC
18.60.050
Type
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
i
• *
•
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
•
!
0
•
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
69
Districts
Commercial Corridor
Pond
-1 Regional Center
1 Transit Oriented Development
IWorkplace
.■ +� ■■ Southcenter Plan Boundary
Figure 16 District Map
70
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
P
P
P
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
P 3
P
P
Electric Vehicle Charging Station Levels 1 and 2
P
P
P
P
P
Electric Vehicle Charging Station Level 3
A
P 3
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
Restaurants with associated cocktail lounges and
sidewalk cafes
P
P
P
P
P 6
Theaters except adult entertainment
P
P
P
Vehicle Rental and Sales (not requiring a commercial
driver's license)
P
P 3
P5
P5
P
Veterinary Clinic with temp. indoor boarding and
grooming
P
P
P
P
P 1
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
Cultural Facilities including libraries, museums, art
galleries, performing arts centers
P
P
P
Daycare Centers
P
P
P
P
P
71
Land Uses Allowed by District
Education & Instructional Facilities, public and private
including colleges and universities
Regional
Center
P
TOD
P
Pond
District
P
Commercial
Corridor
Work -place
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
A
Religious Institutions, greater than 750 sf assembly
area
C
C
C
C
C
Religious Institutions, Tess than 750 sf assembly area
P
P
P
P _
P
Industrial, Manufacturing and Warehouse
Cargo Containers subject to 18,50.060
P
P
P
P
A
industrial Commercial Services (e.g. etching, film
processing, lithography, printing & publishing)
UUP
UUP
UUP
UUP
P
Light industrial: Manufacturing, Processing and
Assembling uses that have little potential for creating
of site noise, smoke, dust, vibration or other
external impacts or pollution.
UUP
UUP
UUP
UUP
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
P
P
A
Self - storage Facilities
UUP
UUP
UUP
UUP
P
Warehouse storage and wholesale distribution
facilities
A
A
A
A
P
Transportation, Communication & Infrastructure
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
72
rLand Uses Allowed by District
Regional
Center
TOD
Pond
District
Commercial
Corridor
Work -place
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
73
Table 3 District Standards
18.28.070 Structure Height"
Minimum Height
Maximum Height
Frontal Improvement Height Incentive
Multi- Family Height Incentive
25 ft fronting 25 ft fronting
Baker BI. Baker BI.
Regional
n/a
n/a
Corridor
45ft
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 25 ft fronting
Baker BI. Baker BI.
n/a
n/a
n/a
85 ft 45ft
45ft
45 ft
45 ft
115 ft, or 70 ft, 115' if
214 ft w /in combined
300 ft of with MF,
Tukwila LEED or
Pkwy & Affordable
Southcenter Housing
Pkwy Incentive
70 ft, no
increase w /in
150 ft of
Pond edge
n/a
n/a
115 ft, or 70ft,115'if
214 ft w /in combined
300 ft of with Frontal
Tukwila Imp., LEED or
Pkwy & Affordable
Southcenter Housing
Pkwy Incentive
70 ft, no
increase w /in
150 ft of
Pond edge
n/a
70 ft
River
adjacent
parcels only
18.28.080 Maximum Block Face Length
Provision of New Streets
850 ft max2 700 ft max 700 ft max 900 ft max 900 ft max
18.28.090 Permitted Corridor Types for New Streets
Pedestrian Corridor
Walkable Corridor permitted permitted
permitted
permitted I permitted
Neighborhood Corridor
Urban Corridor
Commercial Corridor
Workplace Corridor
Tukwila Pond Esplanade
Pedestrian Walkway
18.28.100 Side and Rear Setbacks
Side and Rear Yards
permitted permitted -
permitted permitted
permitted
- permitted
permitted
5ft4
permitted
5ft4 5ft4
permitted3
permitted
permitted
permitted
5ft 5ft
18.28.110 Side and Rear Landscaping Requirements
Side and Rear Yards
5ft4
5ft4 5ft4
Oft Oft
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
74
3) Permitted adjacent to residential uses.
4) May be waived as part of design review if Building and Fire Code requirements are met.
BLOCK FACE LENGTH
STREET
Figure 17 Block face length
BACK OF SIDEWALK �f BACK OF SIDEWALK
/ PRIVATE PUBLIC V
FRONTAGE A FRONTAGE A
CURB
THOROUGHFARE
PUB31C PRIVATE
FRONTAGE FRONTAGE
Figure 18 Corridor Definition of Terms
75
Corridor
Commercial Corndor
Freeway Frontage Corridor
Future Commercial Corridor
Neighborhood Corndor
Future Neighborhood Corridor
Pedestrian Walkway
Tukwie Pond Esplanade
Urban Comclor
Future Urban Corridor
Walkable Corridor
.■■• Workplace Corridor
4.••■• Future Workplace Corridor
LL1
-11
J
1
1
1
1
1
1
1
1
1
1
.•91 S 168th St
I I:
A 1
Evans BlacIlDr - \,_ ----,
-1:°C 1..---------\,,,
11 )
Baker Blvd ''' .gl'".',,,...,';"1',69,■%°'
Zo- ..0 /I (
C13
fl ' -• -we',' '''
ti co
p .....,..2.,
v)
St-ander 8111vd ,..
.:t• •
.._
2,2_15.-Ate _
.04
4.4 s Long acres Way
Wig Blvd
1
1
1
1
1
1
1
S 178
%.=.7....1.0101411
Cor orate
r N
Capporatepr
Min kler Blvd I L
1
U land Dr
1
&IMO.... =Ir.
Midland Dr
4,4
■111111.1.M.F=.
i
44*
Costc D Dr
rR
1
Trifand Dr
'1
1
'at.tp.alePark D Dr
Figure 19 Corridor Type Map
76
Walkable Corridor
intent: To provide and support a high quality pedestrian realm for shopping and strolling
along active retort, eating and entertainment uses.
APPLIED TO:
Existing Streets: Baker
Blvd, 61st Place
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 STANDARDS (see 18.28,150)
Total required
width
15 ft
Sidewalk width 15 ft
minimum
Landscaping
Tree spacing
Lighting
Street trees, located at back of
curb face, Also see 18.28.240
General Landscaping.
20-30 ft, depending on species.
Pedestrian and vehicular -scale
decorative street lighting.
BUILDING ORIENTATION /PLACEMENT &
LANDSCAPING (See 18.28.160 - .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
- Back of sidewalk
— 15,0' '1
sidewalk
min.
Public frontage
Street tree
spacing: 20.30'
STREET
?65% of lot
frontage
STREET
Frontage building coverage minimum
Articulation 30° max
i 1�
WPM= .P aka �rr�w s! ■
30 ft i i ill #11 6!l dIS`lill
i*aa�
30 ft ate' „ -a;
Lamm Om°
120 ft Trans nen� I NM
75% Facade articulation and ground level transparency
Residential maximum
Major vertical modulation maximum
Ground level transparency
Commercial -use minimum
Figure 20 Walkable Corridor Standards
77
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
fighting.
BUILDING ORIENTATION/PLACEMENT &
LANDSCAPING (See 18.28.160 - .19O)
Building orientation walkway
Front yard setback minimum
On -site surface parking locations
Front yard landscaping (waived if
Public Frontage improvements are
built to standard)
Not required
Oft
Front, side or rear
of building
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
78
Commercial -use minimum
75%
Figure 21 Pedestrian Walkway Corridor Standards
ItRACK OF SIDEWALK it
20' -30'
PEDESTRIAN
WALKWAY
Thoroughfare cross - section
y
Transparency
75% min
Facade articulation and ground level
transparency
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,fa
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
n/a
See new cross- section
THROUGHFARE STANDARDS (See 18.28.150)
Total required
width minimum
25 ft
Landscaping
Lighting
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.
BUILDING ORIENTATION /PLACEMENT &
LANDSCAPING (See 18.28.160 - .190)
Building orientation to esplanade
Frontage building coverage
minimum
Front yard setback maximum
Required
65%
O 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 1 7590
Figure 22 Tukwila Pond Esplanade Standards
POND PROPERTY LINE }
1 BACK OF SIDEWALK
Transparency
75% min
Thoroughfare cross- section
BUILDING
65% of lot
frontage STREET
Frontage building coverage
Articulation 3D' max
ii ii !WEND MEWS
Facade articulation and ground level
transparency
' These standards are not applicable until the City invests in design &
construction of the esplanade On 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.
79
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, S. 156`h 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
Landscaping
15 ft; 10 ft on Minkler
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
Front yard setback
minimum
Required
15 ft
On -site surface parking
locations
Front yard landscaping
minimum (waived if Public
Frontage Improvements ore built to
standard.)
Side or rear of building.
Street Front: 1 double - loaded aisle of
parking between building and primary
street (maximum 63 ft in width). 2
15 ft of streetscape
ARCHITECTURAL DESIGN STANDARDS
Facade articulation increment
Commercial /mixed -use maximum
50ft
Residential maximum
30 ft
Major vertical modulation maximum
120 ft
Ground level transparency
Commercial -use minimum 50%
Figure 23 Neighborhood Corridor Standards
80
15.0'
sidewalk
Public frontage
II i
7,5' 6.O 110 I Eifir l 6-0' I T5'
parking byre !ravel lane trawl imne Wm awe
New thoroughfare cross - section
Articulation 50° max
t ear s"a.,
111
Transparency
Stl% min
1"altiaSI
Facade articulation and ground level transparency
New street south of Tukwila Pond sha[I only have on- street parking on
the south side of the street
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
New street
No change
See new cross- section
PUBLIC FRONTAGE STANDARDS (See 18.28.150)
Total required
width
15 ft
Sidewalk width
minimum
Landscaping
8ft
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
Lighting
20 -30 ft, depending on species.
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
15ft
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 15 ft of Streetscape
minimum 'waived if Public Frontage
improvements are built to standard)
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%
Public frontage
lAkt
7.5" 60' P 16' 1 I A" 6.0' 75'
miring bike vary dare srarel lane bike parking
New thoroughfare cross - section
ilroS
Facade articulation and ground level transparency
81
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, 5.
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
New street
No change
See new cross- section
PUBLIC FRONTAGE STANDARDS (see 18,28.150)
Total required
width
15ft
Sidewalk width 6 ft
minimum
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 18.28.160 -.190)
Building orientation to streets
Front yard setback minimum
On -site surface parking locations
Front yard landscaping minimum
(waived if Public Frontage
Improvements are built to standard)
Not required
15 ft
Front, side or rear
of building
15 ft of Streetscape
ARCHITECTURAL DESIGN STANDARDS
Facade articulation increment
Commercial /mixed --use maximum
50 ft
Residential maximum
30ft
Major vertical modulation maximum
200 ft
Ground level transparency
Commercial -use minimum 50%
Figure 25 Commercial Corridor Standards
82
Back of sidewalk
sidewalk planting strip
150 �I
Public frontage
Transparency
50% min
Facade articulation and ground level transparency
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
New street
No change
NA
PUBLIC FRONTAGE STANDARDS (See 18.28.150)
Total required
width
15 ft
Sidewalk width 6 ft
minimum
Landscaping
Street tree spacing
Lighting
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.
30 -50 ft, depending on species.
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 1 20%
Figure 26 Freeway Frontage Corridor Standards
Back of sidewalk
64'
sidewalk planting strip
1 15.0'
Public frontage
Articulation 104' max
Transparency
20% min
IRS Hilda s i i
VIM gam Mina ar artaall
1111i Pig
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.
83
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 S. 180th
St, Andover Park W. ( Minkler to S. 180th St),
Andover Park E. (Trek to S. 180th St), Sperry Dr
New Streets: As indicated on Corridor Type Map
Note: This is a summary of key corridor standards. See I8.28.120 to 2.10 for supplemental details.
THROUGHFARE CROSS - SECTION (See 18,28.140)
Existing street
New street
No change
See new cross- section
PUBLIC FRONTAGE STANDARDS (See 18.28 150)
Total required
width
15 ft
Sidewalk width 6 ft
minimum
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
Lighting
30 -50 ft, depending on species.
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
Commercial -use minimum
20%
50%
Figure 27 Workplace Corridor Standards
84
Sack of sidewalk
sidewalk planting strip
�- ,s.p'
Public frontage
73' 3A
poking
130
New thoroughfare cross - section
P . L I ft 11
1i11f1 gi l '
Facade articulation and ground level transparency
STRUT
(BACK OF SIDEWALK/=
20' - 30'
PEDESTRIAN
WALKWAY
POND PROPERTY LINE 4,
14 6ACK OF SIDEWALK
Figure 28. Examples of public frontages
Direct pedestrian
entries into building
from sidewalk
25'
ESPIANN
Vehicular access to the
side of building with
parking to the side, rear,
and/or under /within
building
Figure 29 Example of a building oriented to the street
85
Weather protection:
At least 6' deep —t
Windows]
transparency:
At least 75%
of facade
between 24"
and 10'
Entry:
facing street
Figure 30 Example of features on a building oriented to street
Figure 31 Examples of Building Orientation to Streets/Open Space Treatments
FRONT STREET
Figure 32 Frontage Building Coverage
86
Figure 33 Example of exceeding maximum building
setbacks to provide pedestrian space
Figure 34 Surface Parking — Front
Figure 35 Street Front Parking Examples
87
a like ...s: h` i.i�1
oiiiaiMMMMMMMM
u
Street
Figure 36 Surface Parking — Side
Figure 37 Surface Parking — Rear
Horizontal modulation (upper level stepback)
Figure 38 Example of vertical modulation and horizontal modulation
88
Articulation
Increment
liriadRIOW
Canopies
Vertical piers
Entries and fenestration pattern
Figure 39 Facade articulation example for a mixed -use building
11 11 IMP' 'NMI" 4111111111,"
11 11 11 11 11 11 III All 1 _ 11 lei 11 11 lI 11
11111fil1l1 111P1111 11111111 1111
rr
11 41.. in 11 11
11 11 u
Figure 40 Example of articulating the facade of a residential building
89
30' max.
30' max.
30' max.
11 11 IMP' 'NMI" 4111111111,"
11 11 11 11 11 11 III All 1 _ 11 lei 11 11 lI 11
11111fil1l1 111P1111 11111111 1111
rr
11 41.. in 11 11
11 11 u
Figure 40 Example of articulating the facade of a residential building
89
Major vertical
modulation
Facade
articulation
increments
Figure 41 Major Vertical Modulation Example
•
L.
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
90
75% Transparency
50% Transparency
Figure 43 Examples of percentage of transparency between 2- IO'along the length of a building facade
Property
Line
6'
max
This example meets the criteria.
This does not.
Figure 44 Display window example
Figure 45 Encroachment provisions for building overhangs or weather protection features
91
1. Heavy landscape screening 2. Moderate landscape screening 3a. Shared pathway
Property Line
3b. Shared internal roadway
• Property Line
-Property Line
3c. Privacy fence
Property Line
Property Line
3d. Other option - low hedge or
fence
Property Line
Figure 46 Illustrating the various side and rear yard treatment standards and options.
Figure 47 Not OK— A single tree planted with no
other materials and little room for viability.
92
r
1
Figure 48 Using evergreen landscaping to screen utilities
Figure 49 Examples of landscaped tree wells
93
Table 4 Provision of Open Space
Districts
Use Type
Regional Center TOD Neighborhood & Commercial Corridor &
Pond Workplace
Required Type /Amount of Open Space (minimums)
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 1
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
10% of residential unit floor area,
may be any combination of
common or private open space
Transportation,
Communication
& Infrastructure
--
--
--
Industrial,
Manufacturing
& Warehouse
--
--
--
Legend
-- Open Space Not Required
94
Figure 50 Examples of Pedestrian Spaces
Figure 51 Examples of pedestrian passages
95
Figure 52 Common open space examples
Figure 53 Rooftop Garden
96
Table 5 Provision of Parking
Districts
Regional Center,
TOD Neighborhood &
Pond District
Commercial Corridor All Districts
& Workplace
Use
Required Minimum
Vehicular Parking
Required Minimum
Vehicular Parking
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
3 Parking for office and residential uses within Regional Mall shall be calculated separately according to Table 5.
97
Driveway With Planting Strips
a .�N
Planting strips allow the sidewalk to remain level
and in a Continuous direction.
Figure 54 Example of Driveway level with the height of the sidewalk
Figure 55. Not OK— Not enough room on -site to exit loading area,
resulting in disruption of traffic movements
Figure 56 Parking lot walkway standards and example
98
Pedestrian
access
routes
Figure 57 Example of good internal pedestrian circulation. Note connections from the street,
between buildings and through parking lots
Street trees every 30' ,
8' min
unobstructed
width,
12' min
Total sidewalk width
Pedestrian
lighting
Figure 58 Internal walkway standards and an example along retail or mixed -use buildings
99
1 0f0
RAFT
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUKWILA, WASHINGTON, ADOPTING
THE SOUTHCENTER DESIGN MANUAL.
WHEREAS, the City adopted a new Comprehensive Plan in 1995 to implement the
goals and policies of the Growth Management Act (GMA) of 1990 and the King County
Countywide Planning Policies; and
WHEREAS, the Tukwila Urban Center at Southcenter was designated as one of
the region's urban centers in 1995; and
WHEREAS, per RCW 36.70A.130 the Growth Management Act requires the City of
Tukwila to review and, if needed, revise its Comprehensive Plan and development
regulations by June 30, 2015 to ensure that the Comprehensive Plan and the
development regulations are in compliance with the requirements of the GMA; and
WHEREAS, Tukwila's Comprehensive Plan calls for the Southcenter area to
develop as a high- density, regionally- oriented, mixed -use center; and
WHEREAS, the vision for Southcenter is consistent with Puget Sound Regional
Council's Vision 2040, the adopted regional growth strategy, which provides guidance
to cities for accommodating future growth and preserving resources and rural lands;
and
WHEREAS, under this strategy the majority of the region's employment and
housing growth is targeted to occur in compact, sustainable communities where
housing and jobs are located; and
WHEREAS, Tukwila began a planning process in 2002 to develop a Subarea Plan
and zoning regulations to further support this vision and to retain the urban center's
economic strength in the face of regional competition; and
WHEREAS, Tukwila has held a series of public workshops, open houses, focus
groups and public hearings to gather community input and guidance; and
WHEREAS, notice of the planning effort was provided via direct mailings, postings
on the City website, emails to the broadcast email group, and articles in "The Hazelnut"
and "Tukwila Reporter;" and
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WHEREAS, the Southcenter Subarea Plan and its implementing regulations,
codified in Tukwila Municipal Code Chapter 18.28, have evolved during this public
process to reflect the community's vision and priorities as well as the regional goals;
and
WHEREAS, the Southcenter Design Manual provides policy guidance on site and
building design; and the guidelines support and complement the community vision
described in the Southcenter Subarea Plan, and provide a flexible tool for quality and
innovation; and
WHEREAS, the Planning Commission held a properly noticed public hearing on
August 23, 2012 and after deliberations forwarded their recommended changes for the
Southcenter Design Manual to the City Council; and
WHEREAS, on April 4, 2014, the City of Tukwila issued a supplement to the
Tukwila Comprehensive Plan Environmental Impact Statement (previously issued
October 9, 1995), which analyzed the potential impact of various Comprehensive Plan
Amendments pursuant to the State Environmental Policy Act (SEPA) (Chapter 197 -11
WAC) and the Tukwila Municipal Code, Title 21; and
WHEREAS, notice was provided to the Washington State Department of
Commerce pursuant to RCW 36.70A.106; and
WHEREAS, the City Council held a properly noticed public hearing on April 14,
2014; and
WHEREAS, the City Council reviewed the legislative record, written and verbal
testimony and approved revisions to the Southcenter Design Manual to address issues
raised by interested parties, individual Councilmembers, and staff;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
The City Council approves adoption of the Southcenter Design Manual, hereby
incorporated by reference as "Attachment A."
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of , 2014.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk De'Sean Quinn, Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Shelley M. Kerslake, City Attorney
Attachment A: Southcenter Design Manual
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Page 2 of 2
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City of Tukwila
Southcenter Design
Manual
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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
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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.
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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.
106
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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.
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Southcenter Design Manual
Good internal circulation
and connections to
adjacent sites - -1
Parking lot landscaping
and buffering
Pedestrian - oriented
street frontages
Centralized
pedestrian space
Use Site Design to break up super blocks.
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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;
SCREENED
MECHANICAL
111PMENT
OTIMPSTER
LOCATED AT EQ \
REAR OF , -�
SITE
le416o
ASR
So)' to
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
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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.
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.
110
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.
4 03/25/2014
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.
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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.
III
LILem how
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.
112
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 fagades, roofs or landscaping face residential
buildings, except across wider streets or boulevards with landscaped medians and street trees.
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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.
Low walls as a transitional, decorative element to soften the wall.
Low walls with landscaping to separate public space from semi - private space.
7
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Southcenter Design Manual
Decorative masonry and stone walls to define space.
B. Design walls and fences to screen unsightly portions of the site and enhance security.
114
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.
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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.
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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.
116
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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.
Common open space examples that integrate semi - private spaces with direct unit access to the common open
space.
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Southcenter Design Manual
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.
118
1. Example of axial symmetry, or more formal design organization, in a multi - family building.
2. Example of asymmetry, or more informal composition, in a commercial building.
12
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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;
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;
Examples of permanent architectural canopies
13
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120
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.
r
4A,CN OF SRlfWAi
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
14
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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.
... 11.7Aww.
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.
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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.
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8. BUILDING FACADE - BASE AND TOP
Intent
• To ensure that individual elements of a fagade relate to the fagade'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 fagade), a base
treatment should be created at a height between nine inches and six feet.
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.
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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.
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.
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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.
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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
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126
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.
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.
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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.
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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).
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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,
b) Projecting or recessed corner entrances with a distinctive roof or canopy element,
c) Distinctively shaped bay windows or balconies.
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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:
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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).
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re
ent
Articulation increment
C ITT
CENTER WEST
morail j
11111 III Ii!JIIijiIi
Articulation increment
UM milmtkitallarrikate
—f Entries and fenestration patterns
cal piers /columns
Weather protection elements
Facade articulation example
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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.
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Facade articulation examples for multi -story buildings. The ground level commercial facades employ entries and
fenestration techniques, vertical piers, and weather protection elements.
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_ ,u_
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;
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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).
IIII�" ‘1IIIII"' 1D"'
111 11 11 I 11
111111111111 III111111III
11 11
11 III
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Multifamily facade articulation example.
Examples of multifamily facade articulation.
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:
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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;
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30' max.
i 30' max.
30' max.
IIII�" ‘1IIIII"' 1D"'
111 11 11 I 11
111111111111 III111111III
11 11
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Multifamily facade articulation example.
Examples of multifamily facade articulation.
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:
134
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;
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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
REQUIREMENT
Major vertical building modulation
(at beast 10' deep by 20' wide)
MEETS REQUIREMENT
Illustrating Major Vertical Modulation Increment standards.
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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.
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).
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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.
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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 fagade 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.
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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;
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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.
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.
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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.
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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.
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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.
Design Criteria
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.
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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.
g) 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.
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.
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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.
2. Local and recycled building materials should be used whenever possible.
3. If the 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 ".
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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 fagade 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.
144
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.
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.
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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.
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.
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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.
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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.
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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.
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.
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.
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148
Examples of multi -paned windows
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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
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.
SAO
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
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bay should be used, rather than one continuous run -on awning.
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 fagades 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.
B. Relate awning design to the other elements of the building facade.
150
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.
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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.
Residential weather protection examples.
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15. BLAN 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.
152
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.
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.
46 03/25/2014
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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.
I 1
greater than 1
400 ft2
1 BLANK WALL 1
1 1
greater than
15'
`m co
Trellis with vines or
other plants
Landscaping
Blank wall definition and treatment example.
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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.
154
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.
2. Special massing should be used to identify main vehicular entrances and pedestrian vertical
circulation.
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
48
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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 fagade 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.
49 03/25/211555
A _`
AFT
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF TUKWILA, WASHINGTON, ADOPTING
THE SOUTHCENTER SUBAREA PLAN.
WHEREAS, the City adopted a new Comprehensive Plan in 1995 to implement the
goals and policies of the Growth Management Act (GMA) of 1990 and the King County
Countywide Planning Policies; and
WHEREAS, the Tukwila Urban Center at Southcenter was designated as one of
the region's urban centers in 1995; and
WHEREAS, per RCW 36.70A.130 the Growth Management Act requires the City of
Tukwila to review and, if needed, revise its Comprehensive Plan and development
regulations by June 30, 2015 to ensure that the Comprehensive Plan and the
development regulations are in compliance with the requirements of the GMA; and
WHEREAS, Tukwila's Comprehensive Plan calls for the Southcenter area to
develop as a high- density, regionally- oriented, mixed -use center; and
WHEREAS, the vision for Southcenter is consistent with Puget Sound Regional
Council's Vision 2040, the adopted regional growth strategy, which provides guidance
to cities for accommodating future growth and preserving resources and rural lands;
and
WHEREAS, under this strategy the majority of the region's employment and
housing growth is targeted to occur in compact, sustainable communities where
housing and jobs are located; and
WHEREAS, Tukwila began a planning process in 2002 to develop a Subarea Plan
and regulations to further support this vision and to retain the urban center's economic
strength in the face of regional competition; and
WHEREAS, Tukwila has held a series of public workshops, open houses, focus
groups and public hearings to gather community input and guidance; and
WHEREAS, notice of the planning effort was provided via direct mailings, postings
on the City website, emails to the broadcast email group, and articles in "The Hazelnut"
and "Tukwila Reporter;" and
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WHEREAS, the Southcenter Subarea Plan and its implementing regulations,
codified in Tukwila Municipal Code Chapter 18.28, have evolved during this public
process to reflect the community's vision and priorities as well as the regional goals;
and
WHEREAS, the Planning Commission held a properly noticed public hearing on
August 23, 2012 and after deliberations forwarded their recommended changes for the
Southcenter Subarea Plan to the City Council; and
WHEREAS, on April 4, 2014, the City of Tukwila issued a supplement to the
Tukwila Comprehensive Plan Environmental Impact Statement (previously issued
October 9, 1995), which analyzed the potential impact of various Comprehensive Plan
Amendments pursuant to the State Environmental Policy Act (SEPA) (Chapter 197 -11
WAC) and the Tukwila Municipal Code, Title 21; and
WHEREAS, notice was provided to the Washington State Department of
Commerce pursuant to RCW 36.70A.106; and
WHEREAS, the City Council held a properly noticed public hearing on April 14,
2014; and
WHEREAS, the City Council reviewed the legislative record, written and verbal
testimony and approved revisions to the Southcenter Subarea Plan to address issues
raised by interested parties, individual Councilmembers, and staff;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
The City Council approves adoption of the Southcenter Subarea Plan, hereby
incorporated by reference as "Attachment A."
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of , 2014.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk De'Sean Quinn, Council President
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
Resolution Number:
Shelley M. Kerslake, City Attorney
Attachment A: Southcenter Subarea Plan
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City of Tukwila
Southcenter Subarea
Plan
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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 11
1.5. Redevelopment Strategy 30
1.6. Reccommended City actions 36
1.7. Appendix A: existing conditions 49
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.
Planning Principles for Great Citiesi; Building Blocks for Redeveloping Southcenter
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
automobile movement according to their location and necessary function in the overall area.
1 Adapted from the Santa Ana Renaissance Specific Plan, 2007
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Southcenter Subarea Plan
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
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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.
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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 Sounder commuter rail /Amtrak Station, 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
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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.
Regional shopping & employment center
Low density development surrounded by
parking provides opportunities for
redevelopment
5 03/24/2014
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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.
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.
6
Supercenter retail along Southcenter Pkwy
1
J -.
q.. •
•
,„
r
1 j.
t.1,(41,E.iir.,. I : i
i. =4, ;It. I
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-} - . • •- r
Existing building pattern
03/24/2014
165
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
• Large ridership at newly expanded bus transit station on Andover Park West
I-ixs.1.7. 43 \15'11 \C. ii'7111➢r:i. 1\3":1 V5(411:
Non - motorized Circulation
New Tukwila Transit Center
• 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
Lacking sidewalks & pedestrian amenities
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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
8
Westfield Mall Redevelopment
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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 Fatigue Technology — redevelopment of warehouse
with public frontage improvements
Warehouse redevelopment on 5.180`" St
168
Pad building on Westfield Site built to the back of
sidewalk on Strander
9 03/24/2014
Southcenter Subarea Plan
Southcenter Square Shopping Center — built to the back of sidewalk with
plaza spaces and clearly delineated pedestrian paths, constructed two new
half streets
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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 District
Structure and Figure 1.2. District Map).
11 03/24/2014
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Southcenter Subarea Plan
To Seattle
pounder
Transit
Station
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)
12 03/24/2014
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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.
Regional Center
porn nerciaf
Corridor
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.
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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.
1. Smaller retail with visible storefronts and active sidewalks
14
2. Anchor retail with visible storefronts and active
sidewalks
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Southcenter Subarea Plan
3. Example of buildings oriented to amenities
4. Envisioned mixed use retail /office development
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.
5. Example of mixed use residential development
15
174
03/24/2014
Southcenter Subarea Plan
BORDERS
d" I
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 ".
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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
176
11. Envisioned mixed use on Pond's north edge
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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
12.
13.
14.
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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 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 Station 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 Station.
The overall structure of the TOD Neighborhood will be characterized by higher development
intensities and building heights close to the Tukwila 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).
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Examples of TOD Neighborhood Development
15. Retail /residential uses
17. Residential
16. Live /work
18.0ffice
19. Mixed use retail /office
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Examples of active building frontages on pedestrian scaled blocks
20.
21.
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 Station. New development will
also contribute to the construction of new public open spaces within the district. (Photo 23).
23. New public spaces within the TOD Neighborhood
21
180
24. Envisioned townhomes oriented towards the Green River
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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).
25. Envisioned high- density lofts near Sounder /Amtrak Station
27. Envisioned mid -rise residential near Sounder /Amtak Station
22
26. Envisioned high- density lofts
28. Envisioned TOD Office Development
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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.
30. Existing light industrial /warehouse
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23
31. Existing furniture outlet
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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.
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Figure 1.3 Southcenter Block Patterns
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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 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 Southcenter 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 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.
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
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 linked
via bus routes and ultimately will decrease the need for a private vehicle in the District.
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Sounder
Transit
Station
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Figure 1.4 Strengthen pedestrian connections between activity centers and transit
The Tukwila Station will be designed to be attractive, accessible and interconnected to the
workings of the Southcenter as a whole. The station includes a new plaza, with adjacent multi -
modal facilities such as a bus terminal, "kiss- ride" drop off, and a park- and -ride lot. 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 is being improved and expanded to provide a transfer
point that is well- served by and integrated with its surroundings. New pedestrian paths and public
sidewalks 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
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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.
Southcenter's hidden amenities
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33. Tukwila Pond Park
186
34. The Green River
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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).
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35. Northwest inspired architectural elements
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).
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
188
29
38.
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1.5. REDEVELOPMENT STRATEGY
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.
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.
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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 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.
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.
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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.
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 1 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
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• 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 -
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.
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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 1 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.
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
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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.
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
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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 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.
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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 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
i) Elements:
(1) Location: The bridge must provide a connection across the Green River to link Baker
Boulevard to Tukwila Station. 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.
(2) Dimensions: The bridge shall be a minimum twenty (20) foot wide, providing
sufficient space to accommodate pedestrians and bicyclists.
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(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
i) 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 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.
i) Elements:
(1) Use jug handle turns on approach, with grade to slow and orient bicyclists toward
threat.
(2) In median, use 45 degree cut to orient trail users toward threat.
(3) Use medians on approach to fully separate directions of travel.
(4) Use lean rails to assist crossings.
(5) Colorize center lanes for 200 feet before and after median.
(6) Maintain current number of lanes.
Long Term Actions
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a) Pedestrian Underpass beneath the Union Pacific Railroad Tracks (City of Renton & Sound
Transit project)
i) 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.
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:
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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.
i) 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.
(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
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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:
(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.
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
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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
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.
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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 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
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
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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 S /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
a) Roadway Capacity Improvements Needed to Accommodate Forecasted Growth in
Traffic
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 projects have not yet been prioritized as to timing or
funding.). These projects will also require additional design and engineering prior to construction:
(1) Intersection Improvements
o S 180th and Southcenter Parkway
o S 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.
2 See Background Report for the Transportation Element of the Comprehensive Plan Update, Transportation
Analysis and 2030 Improvement Recommendations, May 2012
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(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
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 is one location where a shelter is warranted; on east-
bound 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 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.
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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 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 both
northbound and less frequent southbound trains in the morning and southbound and less
frequent northbound trains in the afternoon. The service runs between Lakewood and Edmonds.
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.
Long Term Actions
a) Amtrak Service (Amtrak project)
Amtrak Cascades service, running between Eugene, Oregon and Vancouver, British Columbia,
currently serves the Tukwila Station 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
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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
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 S. 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
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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 S. 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 S 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
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 S. 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.
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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 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 the
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subsequent twenty years, more industry and commerce located in the area, providing space for
over 1,000 businesses.
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 of Tukwila'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 Station.
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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 Station, 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
retail stores, new restaurants and the first structured parking garages serving retail to appear in the
Southcenter area.
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Southcenter Subarea Plan
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.
Photo 3. Westfield Southcenter Mall
Photo 5. Big box warehouse retail
EXISTING LAND USE POLICY
Photo 4. Parkway Super Center
Photo 6. Lower value office & Warehouse
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
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Southcenter Subarea Plan
"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 of Tukwila'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, all
of which are located in former warehouse buildings.
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Southcenter Subarea Plan
Photo 7. Fatigue Technology
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Fig.A.1. Patterns of Development and Change
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Southcenter Subarea Plan
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 184th 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 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. The 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
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
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Southcenter Subarea Plan
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
serve the Southcenter area, providing connections to , the LINK light rail station at South 154th
Street, Southcenter, the Tukwila Station, the Burien Park & Ride and the Renton Park & Ride.
Sounder offers commuter rail service between Tacoma and downtown Seattle with stops in
Puyallup, Sumner, Auburn, Kent, and Tukwila. The Tukwila Station is located just south of
Longacres Way and construction of a permanent station is underway. The station 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. The City is contructing a new transit center in the vicinity of
Andover Park West and Baker Boulevard. This, combined with a permanent Tukwila Station,
should make transit a more appealing option for the area.
OPEN SPACE AND RECREATION
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 10). 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.
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Southcenter Subarea Plan
Photo 8. Tukwila Pond
Photo 10. Green River
Photo 9. Tukwila Pond — north side
i
l
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
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Southcenter Subarea Plan
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
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.
Photo 11. Andover Park West
Photo 12. Minkler Boulevard
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Southcenter Subarea Plan
Natural
Environment
Small (TIP
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Fig.A.3. Design Context
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Southcenter Subarea Plan
Photo 13. Southcenter Parkway
CONCLUSION
Photo 14. 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
stem from increasing gasoline prices and the popular embrace of sustainable patterns of
development.
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Southcenter Subarea Plan
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.
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