HomeMy WebLinkAboutReg 2014-06-02 Item 6D.2 - Ordinance - Repeal Various Ordinances as Codified in TMC Chapter 18.28 / Implement Goals and Policies of Comprehensive Plan and Southcenter Subarea PlanAttachment B
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
18.28.070
18.28.080
18.28.090
18.28.100
18.28.110
District Standards
Structure Height
Maximum Block Face Length
Permitted Corridor Types for New Streets
Side and Rear Setbacks
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
18.28.230
18.28.240
18.28.250
18.28.260
18.28.270
18.28.280
INTRODUCTION
Special Corner Feature
Landscaping Types
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 facade within the first 185 feet of a parcel, measured from the curb line
provided, however, that for Future Corridors mapped on Figure 19 these Corridor
Standards do not apply until the Corridor is activated by: (i) City acquiring the right -of-
way and installing thoroughfare and public frontage improvements or lawfully requiring
dedication and installation of the same in connection with a project proposal; or (11) an
applicant or owner elects to install the Corridor improvements and provide public access
in connection with adjoining development. 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:
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1. Purpose. Purpose statements are overarching objectives.
2. Standards. Standards use words such as "shall ", "must ", or "is /are
required ", signifying required actions.
3. Guidelines. Guidelines use words such as "should" or "is /are
recommended ", signifying voluntary measures.
4. Alternatives. Some standards within the code allow applicants to propose
alternative methods of meeting the particular standards. In such cases, the applicant
shall demonstrate how the proposal meets the purpose of the standard and the overall
objectives of the Plan.
D. See the Applicability 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."
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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."
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. Work
performed within the interior of a structure does not trigger design review or application
of District or Corridor Standards.
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):
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(1) New non - residential structures between 1,500 and 25,000 square
feet in size (total on premises).
(2) New residential or mixed -use buildings providing up to 50 dwelling
units (total on premises).
(3) Any exterior repair, reconstruction, cosmetic alterations or
improvements, when the cost of that work exceeds 10% of the building's current
assessed valuation (the cost of repairs to or reconstruction of roofs screened by parapet
walls is exempt). Compliance with corridor -based architectural design standards and
building orientation 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. Work performed
within the interior of a structure does not trigger design review or application of District
or Corridor Standards.
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).
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(2) Major remodels. Any exterior repair, reconstruction, cosmetic
alterations or improvements to buildings over 10,000 square feet, when the cost of that
work exceeds 10% of the building's current assessed valuation (the cost of repairs to or
reconstruction of roofs screened by parapet walls is exempt) shall be reviewed
administratively as a Type 2 decision (see TMC Chapter 18.60).
(3) New large scale residential or mixed -use 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).
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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.
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. The eastern, western, and southern edges of the
Pond will be characterized by a more natural park environment. Buildings will be
separated from the Pond by streets on the eastern and southern edges, and stepped
down in height toward the water to preserve views. Ground floors on these edges will
range from office to support services and retail uses, with more private uses like
residential above.
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:
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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.
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."
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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:
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."
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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.
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:
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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:
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.
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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.
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.
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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.
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;
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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:
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.
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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:
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.
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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.
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.
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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.
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 facade must be provided (see Figures 30 and 31). See Section 14 of
the Southcenter Design Manual for additional standards and guidelines for weather
protection.
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 or more
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 facade(s) excluding any side yard
setbacks (Figure 32).
2. Minimum building frontage coverage percentages are required by the
Walkable Corridor and Tukwila Pond Esplanade Corridor Types (see frontage building
coverage minimum in Figures 20 and 22).
3. Where required, all new development shall include buildings sited such that
minimum frontage building coverage requirements are met.
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.
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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.
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.
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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).
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.
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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.
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.
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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.
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.
5. On sites where all sides of a building are subject to Corridor Standards per
TMC Section 18.28.020.B.4.a., ground level transparency may be waived for the facade
facing the least travelled Corridor.
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 and freestanding covered
walkways 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.
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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:
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.).
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3. Streetscape.
a. Cover front yards with landscaped, pervious surfaces that visually
soften and enhance the built environment.
b. Provide pathways connecting the public sidewalk to the front door
through parking areas.
c. 1 tree per 500 square feet of landscaped setback area or 1 tree per 20
to 30 linear feet of frontage (depending on tree species and location of underground or
at- ground utilities and excluding curb cuts), whichever results in more trees.
d. Where there are existing street trees, the additional trees required by
this section shall be planted behind the sidewalk in an informal pattern and consist of a
mix of deciduous and evergreens.
e. Minimum 1 shrub per 4 linear feet of frontage, excluding curb cuts, or a
planted berm at least 24 inches high.
f. Sufficient live groundcovers of varying heights, colors and textures to
cover, within 3 years, 100% of the landscape area not needed for trees and shrubs.
Groundcover shall be planted with a minimum spacing of 12 inches on center for 4 -inch
pots and 18 inches on center for 1- gallon pots. If grass is being used as the
groundcover, a 3 -foot diameter ring of bark mulch is required around each tree.
4. When there is an existing sidewalk that does not meet the Corridor
standard for public frontage and the sidewalk remains in place, the required front yard
landscaping width shall be measured from the back of sidewalk or edge of right -of -way,
whichever is further from the road centerline.
B. Side and Rear Yard Landscape Types (see Figure 46).
1. Groundcover.
a. This is appropriate where the adjacent uses are compatible and no
screening is necessary.
b. Cover side and rear yards with landscaped, pervious surfaces.
Landscaping treatment at a minimum shall consist of sufficient live groundcovers of
varying heights, colors and textures to cover, within 3 years, 100% of the landscape
area not needed for trees and shrubs. Groundcover must be planted with a minimum
spacing of 12 inches on center for 4 -inch pots and 18 inches on center for 1- gallon pots.
If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is
required around each tree.
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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.
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.
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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.
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
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landscaping, taking into account species in existing development around the site.
h. No species that are listed on the State or King County noxious weed
lists may be planted.
i. Plant materials shall be selected that reinforce the landscape design
concept, and are appropriate to their location in terms of hardiness, tolerance to urban
conditions, maintenance needs and growth characteristics. Large and medium canopy
tree species are required, except where there is insufficient planting area (due to
proximity to a building, street Tight, 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.
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b. For all other plantings, soils must be prepared for planting in
accordance with BMP T5.13, "Post Construction Soil Quality and Depth," from the
Washington Department of Ecology Stormwater Management Manual for Western
Washington (or as amended), regardless of whether a stormwater permit is required by
the City.
c. The applicant will be required to schedule an inspection by the City of
the planting areas prior to planting to ensure soils are properly prepared.
d. Installation of landscape plants must comply with best management
practices including:
(1) Planting holes that are the same depth as the size of the root ball
and 2 times wider than the size of the root ball.
(2) Root balls of potted and balled and burlapped (B &B) plants must
be loosened and pruned as necessary to ensure there are no encircling roots prior to
planting. At least the top 2/3 of burlap and all straps or wire baskets are to be removed
from B &B plants prior to planting.
(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.
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(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.
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 Tots 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:
curb cuts.
(a) 1 evergreen shrub per 4 linear feet of property line, excluding
(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.
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b. Interior Parking Lot Landscaping:
(1) For surface parking lots adjacent to public or private streets, a
minimum of 20 square feet of interior parking lot landscaping is required for each
parking stall. In the Workplace District, a minimum of 15 square feet per stall is required
for warehouse and light industrial uses.
(2) For surface parking lots located behind buildings or otherwise
screened from public or private streets or public spaces, a minimum of 10 square feet of
interior parking lot landscaping is required for each parking stall.
(3) Flexibility is allowed for the layout of parking lots and landscaped
areas, but the goal is to provide shade from trees that are evenly distributed throughout
the parking lot. Planting trees in continuous, landscaped planting strips between rows
of parking is encouraged. This approach may also be combined with surface water
management design. For parking lots adjacent to public or private streets, if landscape
islands are designed into the parking lot layout to divide continuous rows of parking
stalls, they must be placed at 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.
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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.
front for access).
(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.
(5) At least 3 feet from pad- mounted transformers (except 10 feet in
(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
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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.
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:
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18.28.250 Open Space Regulations
A. Purpose. This section contains regulations and guidelines for the provision,
design, and configuration of new open spaces that may be publicly accessible. Open
space regulations are set forth to ensure that the provision, design, and configuration of
new open spaces contribute to the character of and support the type of development
desired within each District. Open space for residential uses is also intended to
promote the health of residents by providing on -site open space for recreational
activities, physical exercise, and /or food production. Open spaces may consist of
pedestrian spaces for commercial uses, and common and private open space for
residential uses.
B. All new open spaces, whether or not they are required by open space
regulations, shall be designed and configured according to the following regulations.
C. The following requirements for the provision and design of pedestrian, common
and private open spaces are organized by Use Type. These regulations are
established to ensure a wide range of public spaces that complement the primary public
streets and open spaces in each District as the Southcenter area intensifies.
D. General Open Space Regulations.
1. Open space requirements for commercial and residential uses are as
specified in Table 4, "Provision of Open Space."
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.
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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.
(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 Tess) 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.
permitted to be only north facing.
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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.
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.
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(7) For properties adjacent to the Green River, a passage may include
a pedestrian connection between the Green River Trail and a publicly accessible
street/sidewalk. The passage should be established in an easement allowing for public
access through private property.
F. Common Open Space for Residential Uses.
1. Purpose:
a. To provide accessible, safe, convenient, and usable common open
space for residential uses;
b. To promote the health of residents by providing access to common
open space for recreational activities, physical exercise, and /or food production; and
c. To create common open spaces that enhance the residential setting.
2. Common open spaces are privately owned and maintained interior
common spaces, such as pools or exercise rooms, and /or outdoor landscaped spaces,
such as rooftop decks, ground level open spaces, children's play areas, or other
multipurpose green spaces associated with multi - family developments that provide for
the recreational needs of the residents of the development and are not publicly
accessible.
3. Common open space design requirements (see Figure 52, and Section
5 of the Southcenter Design Manual, for additional guidance).
a. Required building setback areas shall not be counted towards common
open space.
b. No more than 50 percent of the required common space may be indoor
or covered space.
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 threeone of
the following amenities for every 200 square feet of common open space up to a
maximum requirement of three 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
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(5) Urban (private /individual) garden plots
(6) Pool and /or hot tub
(7) Multi- purpose room with cooking facilities
(8) Exercise facility
e. Common open spaces shall not be less than 20 feet wide.
f. Courtyards shall be a minimum of 30 feet along the east -west axis and
20 feet along the north -south axis.
g. Adequate fencing, plant screening or other buffer shall separate the
common open space area from parking areas, driveways, utility areas, mechanical
equipment or public streets. Rooftop utilities shall be adequately screened and
separated from rooftop common open spaces.
h. Common open spaces shall be located to take advantage of sunlight to
the greatest extent possible.
i. Site design features that create entrapment areas in locations with
pedestrian activity shall be avoided.
j. Development shall incorporate Crime Prevention Through
Environmental Design (CPTED) principles into open space site design.
k. Common open spaces shall not be located adjacent to dumpster
enclosures, loading /service areas, or other incompatible uses, unless fully screened
with an architecturally consistent wall or solid fence (no chain link) and landscaping.
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.
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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).
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.
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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.
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.
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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.
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.
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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.
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 lots shall
provide such routes at a maximum spacing of every 300 feet or to each major building
entrance, whichever is closer.
b. Walkways through parking areas (see Figure 56) shall be separated
from vehicular parking and travel lanes by use of contrasting paving material, curbing,
or landscaping and may be raised above the vehicular pavement. Trees and
pedestrian - scaled lighting (maximum 15 feet in height) shall be used to clearly define
pedestrian walkways or other pedestrian areas within the parking area.
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
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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 ").
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.
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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.
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.
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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.
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
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303
adjacent sidewalk at identified pedestrian crossings, reversing the situation where a
pedestrian must enter the zone of moving vehicles to cross the street). These
pedestrian features shall be designed to accommodate fire lanes and emergency
vehicle access routes.
6. The pedestrian marking style used shall be consistent throughout the
development.
B. Lighting (also see Section 3 of the Southcenter Design Manual).
1. Safety.
a. Pedestrian - oriented areas, including building entrances, walkways and
paths, plazas, parking lots, and parking structures shall be illuminated to increase safety
and provide clear views both to and within the site.
b. Pedestrian walkways where stairs, curbs, ramps, and crosswalks occur
shall be lit for nighttime safety.
2. Glare Prevention.
a. Where appropriate, exterior lighting practices must follow the
recommendations of the Illuminating Engineering Society of North America (IES).
b. New lighting fixtures shall be "dark sky" compliant, i.e. emitted Tight
should be directed downward from the horizontal plane of the light source to preserve a
dark sky and prevent unnecessary light pollution. Exceptions may be made for uplit
trees and plants and exterior architectural lighting operated on timers to shut off after
midnight nightly.
c. Where feasible, new fixtures shall use a reflector and /or a refractor
system for efficient distribution of light and reduction of glare.
d. House -side shields and internal reflector caps shall be used to block
light from illuminating residential windows.
3. Height.
a. The maximum mounting height for building- mounted lights is 20 feet
above finished grade in Workplace and Corridor Commercial Districts and 14 feet above
finished grade 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.
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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.
3 feet.
2. Overall height of fences and walls located in the front yard shall not exceed
3. Barbed -wire, razor -wire, and corrugated metal fencing shall not be
permitted. Chain link fencing is permitted only within the Workplace District.
4. Screening walls shall not exceed a height of 7 feet.
D. Utility and Service Areas (also see Section 2 of the Southcenter Design
Manual).
1. Service areas shall be appropriately screened. Garbage and recycling
dumpsters visible from the public realm shall be screened from view using durable
materials that complement the building, and incorporate landscaping integrated with
other on- premises and adjacent landscaping. The opening to the service area shall be
located away from the public sidewalk.
2. Utility and equipment cabinets shall be placed in less visible 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.
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305
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.
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
Type
District -Based
Standards
Corridor -Based
Standards
Supplemental
Standards
Southcenter
Design Manual
Design Review
Criteria in TMC
18.60.050
Projects located in the TUC-RC, TUC-TO[, TUC-P, or TUC-CC Districts
Minor remodels or very small projects
see subsection (D)/IVd)
pe 1
•
•
�-
�N�
-~
Major projects
-,
see subsection (D)(1)(b)
Type2
�N�
�N�
wNNw
m��
�N�
�0�
n��
Large-scale projects
see subsection (D)/1Vc>
Type 4
(BAR)
�N�
�N�
�N�
n��
�N�
�N�
��
�0�
Projects located in the TUC-Workplace District
Residential/mixed-use building -small scale project
see subsection (D)(2)(a)(1)
Type2
�0�
�N�
�0�
�N�
�0�
�N�
�N�
�N�
Reddenda|/mixed-use building - major remodel
see subsection (D)(2)(a)(2)
Type�
�N�
�N�
�0�
�0�
u��
�N�
�N�
�0�
Residential/mixed-use building - Iarge scale project
see subsection /DKZ)(aK3>
Type 4
(BAR)
�N�
�N�
�N�
�0�
�0�
n��
�0�
�N�
Other small scale new construction or exterior
expansions, see subsection (D)(2)(b)(1)
Type2
��x
�N�
�0�
�N�
�0�
mN�"
�N�
�N�
Other major remodels
see subsection (D)(2)(b)(2)
Type2
�N�
��p
�0�
�N�
�N�
�N�
�N�
�N�
Other Iarge-scale new construction or exterior
expansions -see subsection (D)(2)(b)(3)
Type 4
(BAR)
�N�
•
�N�
��
u��
��
�� m��
Minor remodels or very small projects
see subsection (D)(2)(c)
0
• *
•
* Not required to meet corridor-based architectural design standards
D stricts
Commercial Corridor
Pond
Regional Center
Transit Oriented Development
Workplace
Southcenter Plan Boundary
1
1
1
1
, cc,\`'`ce, r •
SGtL _
E an s BI ack Dr
ak E31 (.1
• c_ ! ". '. ' . -
..:: .
\, -.:,
0 C
-.`
7 -
Ri I ---0 -- _
< ' - 9)„, •
St) Erld.er 51 Vd 1 . •-`4
—01•1.– •
-Di 1
\\ L . i
<V;
L
•
1 • 4
Minkler BIv
r)!,.
_MidtanCeier:11
ostco Dr
al e Park 0 Dr
,
1 (
fic—C7
c– • S 181.1),th Sc
- ---Q. .
•
Figure 16 District Map
308
Table 2 Land Uses Allowed by District
Land Uses Allowed by District
Regional
Center
TOD
Pond
District
Commercial
Corridor
Work-place
P=Permitted A = Accessory C = Conditional UUP = Unclassified Use Permit
0etaU1
Animal Kennels and Shelters including doggy daycare
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
Ps
p
p
Brew Pubs, on-site brewing, Cocktail Lounges & P001
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
p
Electric Vehicle Charging Station Levels 1 and 2
P
P
P
P
P
Electric Vehicle Charging Station Level 3
A
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)
12
P
Repair Shops (small scale goods: bicycle, appliance,
shoe, computer)
P
p
p
P
p
Restaurants with associated cocktail Iounges and
sidewalk cafes
P
P
p
p
P
Theaters except adult entertainment
P
P
P
Vehicle Rental and Sales (not requiring a commercial
driver's license)
p
p3
Ps
if
p
Veterinary Clinic with temp. indoor boarding and
grooming
P
P
P
p
p
Office
Professional, Outpatient Medical, Dental,
Governmental Services and Research
P
P
P
P
P
Medical and Dental Laboratories
P
P
P
'
P
Lodging
Hotel, Motel, Extended Stay, Bed and Breakfasts
P
P
P
Civic & Institutional
Convention & Exhibition Facilities
P
ps
p
Cultural Facilities including Iibraries, museums, art
galleries, performing arts centers
P
P
P
Daycare Centers
P
P
P
P
p
Land Uses Allowed by District
Regional
Center
TOD
Pond
District
Commercial
Corridor
Work-place
Education & Instructional Facilities, public and private
including coHeges and universities
P
P
P
UUP
p
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
64JP
p
Religious Institutions, greater than 750 sf assembly
area
C
C
C
C
C
Religious Institutions, less than 750 sf assembly area
P
P
P
P
P
Industrial, Manufacturing and Warehouse
Cargo Containers subject tol8.EQ.06Q
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
off-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 pursuarit to TMC 18.52
P
P
A
Self-storage Facilities
UUP
UUP
UUP
64JP
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
64JP
UUP
Parking Areas
A
A
A
A
A
Public transt 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
pr
pr
pr
pr
pr
Residential
Dormitories
A
A
Dwelling multi-family, townhouses, mixed use,
senior citizen housing
P
P
P
p4
Home Occupation
A
A
A
p^
Continuing Care Retirement Community
P
P
1)
Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use conversions
in existing buildings are not required to meet this standard.
2) New businesses are limited to locations within the Freeway Frontage Corridor. See additional design standards
in the Southcenter Design Manual.
3) East of the Green River only
4) OnIy on properties fronting the Green River or Minkler Pond
5) Excludes out ide vehicle storage or maintenance
6) 3,500 sf max per use
7) Subject to TMC 18.58
Regional
Pond
Commercial
Land Uses Allowed by District
Center
TOD
District
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) OnIy on properties fronting the Green River or Minkler Pond
5) Excludes out ide vehicle storage or maintenance
6) 3,500 sf max per use
7) Subject to TMC 18.58
Table 3 District Standards
18.28.070 Structure z
Minimum Height
Maximum Height withou Incentives
25 ft fronting
Baker B|
85 ft
115 ft, or
214ftw/n
300 ft of
Frontal Improvement Height Incentive Tukwila
Pkvvv&
���'
Southcenter
Pkwy
115 ft, or
214 ft w/in
300 ft of
Tukwila
Pkwy ����'
Southcenter
Pkwy
Multi-Family Height lncentive
18.28.080 Maximum Block Face Length
Provision of New Streets 850 ft max
18.28l90 Permitted Corridor Types for New Streets
Pedestrian Corridor
Walkable Corridor
Neighborhood Co id
Urban Corridor
Commercial Corridor
Workplace Corridor
Tukwila Pond Esplanade
Pedestrian Walkwa
18.28.100 Side and Rear Setbacks
Side and Rear Yards 5ft*
18.28.110 Side and Rear Landscaping Requirements
Side and Rear Yards 5 ft4
18.28.220 Special Corner Feature
Special Corner Feature on Building permitted
permitted
permitted
25 ft fronting
ft 45 ft
70 ft, 115' if
combined
with MF,
LEED or
Affordable
Housing
Incentive
7O ft, 11S'if
combined
with Frontal
Imp., LEED or 70 ft, no
Affordable increase w/in
Housing 150 ft of
Incentive ' Pond edge
45ft 45ft
70 ft, no
increase w/in
15Oftof
Pond edge | n/a
700 ft max 700 ft max
permitted permitted
permitted
permitted permitted
n/a
7Oft
River
adjacent
/a parcels only
9OOftmax gOOftmax
permitted
permitted
permitted
perm itted3
permitted
permitted
permitted
permitted
Gft^
5ft~
Sft^
5ft
Sft* Uft
permitted permitted
5 ft
0 ft
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
312
Regional
Corridor
District Standards
Center
TOD
Pond District
Comm.
Workplace
18.28.070 Structure z
Minimum Height
Maximum Height withou Incentives
25 ft fronting
Baker B|
85 ft
115 ft, or
214ftw/n
300 ft of
Frontal Improvement Height Incentive Tukwila
Pkvvv&
���'
Southcenter
Pkwy
115 ft, or
214 ft w/in
300 ft of
Tukwila
Pkwy ����'
Southcenter
Pkwy
Multi-Family Height lncentive
18.28.080 Maximum Block Face Length
Provision of New Streets 850 ft max
18.28l90 Permitted Corridor Types for New Streets
Pedestrian Corridor
Walkable Corridor
Neighborhood Co id
Urban Corridor
Commercial Corridor
Workplace Corridor
Tukwila Pond Esplanade
Pedestrian Walkwa
18.28.100 Side and Rear Setbacks
Side and Rear Yards 5ft*
18.28.110 Side and Rear Landscaping Requirements
Side and Rear Yards 5 ft4
18.28.220 Special Corner Feature
Special Corner Feature on Building permitted
permitted
permitted
25 ft fronting
ft 45 ft
70 ft, 115' if
combined
with MF,
LEED or
Affordable
Housing
Incentive
7O ft, 11S'if
combined
with Frontal
Imp., LEED or 70 ft, no
Affordable increase w/in
Housing 150 ft of
Incentive ' Pond edge
45ft 45ft
70 ft, no
increase w/in
15Oftof
Pond edge | n/a
700 ft max 700 ft max
permitted permitted
permitted
permitted permitted
n/a
7Oft
River
adjacent
/a parcels only
9OOftmax gOOftmax
permitted
permitted
permitted
perm itted3
permitted
permitted
permitted
permitted
Gft^
5ft~
Sft^
5ft
Sft* Uft
permitted permitted
5 ft
0 ft
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
312
3) Permitted adjacent to residential uses.
4) May be waived as part of design review if Building and Fire Code requirements are met.
uJ
z
u
BACK OF SIDEWALK 11
6,k
,t 4
,
cc:4
BLOCK FACE LENGTH
STREET
Figure 17 Block face length
z
4 BACK OF SIDEWALK
<-t • f 76,,.
PRIVATE
FRONTAGE
PUBLIC
RONTAGE THOROUGHFARE
cuRa CIJRB
filfititaikeigialsONffiltograitvil,
Figure 18 Corridor Definition of Terms
PRIVATE
FRONTAGE )
313
Corridor
•■• Commercial Corridor
Freeway Frontage Corridor
Future Commercial Corridor
Neighborhood Corridor
Future Neighborhood Gorrido
Pedestrian Walkway
Tukwila Pond Esplanade
Urban Corridor
Future Urban Corridor
Walkable Corridor
Future Walkable Corridor
Workplace Corridor
BM, 11.111
1
* Future Workplace Corridor
====r0. 'QZZEZ2LZZEL.,
Imimisgm
Wig Blvd
6101111111MIMEN "Me
1
1.1...fa3ale Park D Dr
180th
'40E:22,M17.77:1337,7/77P:
Figure 19 Corridor Type Map
314
Walkable Corridor
Intent: To provide ond support a high quality pedestrian realm for shopping and strolling
along active retail, eating and entertainment uses.
APPLIED TO:
Existing Streets: Baker
Blvd, 61st Place
New Streets: As indicated
on CorridorType Map
Note: This 15 a summary of key corridor standards. See z828.zxotn.z1D for supplemental details.
THOROUGHFARE CROSS-SECTION (See
18.28.140)
Existing street
No change
PubIic frontage only
Total required
width
15 ft
Sidewalk width
minimum
15 ft
Landscaping
Street trees located at back of
curb face. Also see 182O.l4O
General Landscaping.
Tree spacing
20-30 ft, depending on species.
Lighting Pedethanand vehicu|ar�ca|e
decorative street lighting.
BUILDING ORIENTATION/PLACEMENT &
LANDSCAPING (See 18.28.160 .190)
Buliding 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 Iandscaping (waived if 15 ft min of
Public Frontage improvements are streetscape
built to standard)
ARCHITECTURAL DESIGN STANDARDS (See
18.28.200)
Facade a��u�t�nincren�ent
Commercial / mixed-use maximum
3Oft
Residential maximum
30 ft
K4�orvenbca|modu|a�onma�mum
120 ft
Ground level transparency
Commercia�useminimum
4— Back of sidewalk
/Street tree
spacing: 20-30'
Public frontage
frontage
STREET
Frontage buliding coverage minimum
Articulation 30'="
Transparency
75% min
75% Facade articulation and ground level transparency
Pedestrian Walkways
Intent: To supplement the street network with non-motorized pathways, support and foster
an alternative mode of travel to motorized vehicles within the area, and provide a safe,
pleasant, and direct route for pedestrians between significant activity areas.
APPLIED TO:
Existing Streets: n/a
New Streets: As indicated
on Corridor Type Maps
Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details.
THOROUGHFARE CROSS-SECTION (See
18.28.140)
Existing street n/a
New pedestrian
walkway
See new cross-section
THOROUGHFARE STANDARDS (See 18.28.150)
Total required
width
20-30 ft
Landscaping
Street trees, along outside edges
of walkway. Also see 18.28.240
General Landscaping.
Tree spacing 20-30 ft, depending on species.
Lighting
Pedestrian-scale decorative street
lighting.
BUILDING ORIENTATION/PLACEMENT &
LANDSCAPING (See 18.28.160 - .190)
Building orientation walkway Not required
Front yard setback minimum 0 ft
On-site surface parking locations
Front, side or rear
of building
Front yard landscaping (waived if
Public Frontage improvements are
built to standard)
Required, except
where buildings
are adjacent to
walkways
ARCHITECTURAL DESIGN STANDARDS (See
18.28.200)
Facade articulation increment
Commercial/mixed-use maximum
30 ft
Residential maximum
30 ft
Major vertical modulation
maximum
120 ft
Ground level transparency
Commercial-use minimum
75%
Figure 21 Pedestrian Walkway Corridor Standards
316
IBACK OF SIDEWALKOI
20' - 30'
PEDESTRIAN
WALKWAY
Thoroughfare cross-section
Transparency
75% min
Articulation 30' max
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45
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/a
New Streets: Tukwila
Pond Esplanade' -- North
Edge
Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details.
THOROUGHFARE CROSS-SECTION (See 18.28.140)
Existing streets
n/a
New esplanade
See new cross-section
THROUGHFARE STANDARDS (See 18.28.150)
Total required
width minimum
25 ft
Landscaping
Street trees in grates, except
where buildings are adjacent to
esplanade. Also see 18.28.240 and
18.28.250 Open Space Regulations.
Lighting
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%
0 ft
On-site surface parking locations
Permitted rear of
building.
ARCHITECTURAL DESIGN STANDARDS
Facade articulation increment
Commercial/mixed-use maximum
30 ft
Residential maximum
30 ft
Major vertical modulation
maximum
120 ft
Ground level transparency
Commercial-use minimum
75%
Figure 22 Tukwila Pond Esplanade Standards
POND PROPERTY LINE 0.
BACK OF SIDEWALK
25'
ESPLANDE
Thoroughfare cross-section
265% of lot
frontage
CU
STREET
Frontage building coverage
_ Articulation 30' max
111
, 7471 fr.5,171Tr'ri:
railFaLATL:1'
jfir:gak'. *
55'5) aua a-a
" 4
11',F9 nr. FPft
Z■ar Lgrr5± J
Transparency
75% min
Facade articulation and ground level
transparency
These standards are not applicable until the City invests in design &
construction of the esplanade (in part or in its entirety). In
addition, for those properties bordering the esplanade that are
already developed with structures and improvements oriented
away from the pond and esplanade, the Corridor Standards will be
applied only when a complete redevelopment of the property is
proposed.
317
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. 156th St
New Streets: As indicated on Corridor Type
Map
Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details.
THOROUGHFARE CROSS-SECTION (See 18.28.140)
Existing street
No change
New street
See new cross-section
PUBLIC FRONTAGE STANDARDS (See 18.28.150)
Total required
width minimum
5 ft; 10 ft on Minkler
Landscaping
Street trees, located at back of curb face. On
Minkler, trees in a continuous landscaped strip
a minimum of 5 ft wide located at back of curb
face. Also, see 18.28.240 General Landscaping.
Tree spacing
20-30 ft, depending on species.
Lighting
Pedestrian and vehicular-scale decorative street
lighting.
BUILDING ORIENTATION/PLACEMENT & LANDSCAPING
(See 18.28.160 - .190)
Building orientation to
streets/ open spaces
Required
Front yard setback
minimum
15 ft
On-site surface parking
locations
Side or rear of building.
Street Front: 1 double-loaded aisle of
parking between building and primary
street (maximum 63 ft in width). 2
Front yard landscaping
minimum (waived if Public
Frontage Improvements are built to
standard)
15 ft of streetscape
ARCHITECTURAL DESIGN STANDARDS
Facade articulation increment
Commercial/mixed-use maximum
50 ft
Residential maximum
30 ft
Major vertical modulation maximum
120 ft
Ground level transparency
Commercial-use minimum
50%
Figure 23 Neighborhood Corridor Standards
318
4— Back of sidewalk
parking
15.0'
sidewalk
Public frontage
11.0'
bike travel lane
11.0' 6.0' 7.5
navel lane bike parking
New thoroughfare cross-section
Transparency
50% min
10,'&77IiIII;IJ .1.1rtn lin:177r, .1
,r17.7.777.1
18,40fflis:14,
Facade articulation and ground level transparency
2 New street south of Tukwila Pond shall only have on-street parking on
the south side of the street.
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 S. to Minkler), Longacres Way, Strander
Blvd
New Streets: As Indicated on Corridor Type
Map
Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details.
THOROUGHFARE CROSS-SECTION (See 18.28.140)
Existing street No change
New street
See new cross-section
PUBLIC FRONTAGE STANDARDS (See 18.28.150)
Total required
width
15 ft
Sidewalk width
minimum
8 ft
Landscaping
Trees in a continuous landscaped strip 7 ft
wide located at back of curb on existing
streets; trees in wells on new streets. Also
see 18.28.240 General Landscaping
Street tree spacing 20-30 ft, depending on species.
Lighting Pedestrian and vehicular-scale decorative
street lighting.
BUILDING ORIENTATION/PLACEMENT &
LANDSCAPING (See 18,28.160 - .190)
Building orientation to street Required
Front yard setback minimum
15 ft
On-site surface parking
locations
Side or rear of building.
Street Front: 1 double-loaded
aisle of parking between
building and primary street
(max 63 ft in width).
Front yard landscaping
minimum (waived if Public Frontage
Improvements are built to standard)
15 ft of Streetscape
ARCHITECTURAL DESIGN STANDARDS
Facade articulation increment
Commercial/mixed-use maximum
50 ft
Residential maximum
30 ft
Major vertical modulation maximum 200 ft
Ground level transparency
Commercial-use minimum
Figure 24 Urban Corridor Standards
60%
Back of sidewalk
#_
El
=
sidewalk planting
strip
15.0'
Public frontage
7.5' 6.0 11,0'
parking bike travel lane
11.0' 6.0' 7.5'
travel Jane bike parking
New thoroughfare cross-section
Articulation 50' max
Transparency
60% min
11.1ir.,,TanTrnxi
Trirfrl
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1 1n6
Facade articulation and ground level transparency
319
Commercial Corridor
Intent: To provide safe and supportive pedestrian facilities, greater capacity for vehicles,
and attractive streetscapes along heavily travelled roadways serving auto-oriented
commercial uses.
APPLIED TO:
Existing Streets: Tukwila
Pkwy, Southcenter Pkwy, S.
180th St, West Valley Hwy
New Streets: As Indicated on
Corridor Type Map
Note: This is a summary of key corridor standards. See 18.28.120 to .210 for supplemental details.
THOROUGHFARE CROSS-SECTION (See 18.28.140)
Existing street No change
New street
See new cross-section
PUBLIC FRONTAGE STANDARDS (See 18.28.150)
Total required
width
15 ft
Sidewalk width
minimum
6 ft
Landscaping
Street trees in a continuous
landscaped strip 9 ft wide located at
back of curb. 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
Not required
Front yard setback minimum
On-site surface parking locations
Front yard landscaping minimum
(waived if Public Frontage
Improvements are built to standard)
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
30 ft
Major vertical modulation maximum
Ground level transparency
Commercial-use minimum
200 ft
50%
Figure 25 Commercial Corridor Standards
320
14— Back of sidewalk
sidewalk planting strip
15.0'
Public frontage
ArtrcuItion 50' mac
-----
tijj
1-111
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
No change
New street
NA
PUBLIC FRONTAGE STANDARDS (See 18.28.150)
Total required
width
5
Sidewalk width
minimum
6 ft
Landscaping
Street trees in a continuous landscaped
strip 9 ft wide located at back of curb or a
combination of curb landscaping and
street trees integrated into sidewalk,
provided total public frontage meets
required width. Also see 18.28.240
General Landscaping.
Street tree spacing 30-50 ft, depending on species.
Lighting Vehicular-scale decorative street lighting.
BUILDING ORIENTATION/PLACEMENT &
LANDSCAPING (See 18.28.160 - .190)
Building orientation to street
Not required
15 ft
Front, side or rear o
building
15 ft of streetscape
Front yard setback minimum
On-site surface parking locations
Front yard landscaping minimum
(waived if Public Frontage Improvements
are built to standard)
ARCHITECTURAL DESIGN STANDARDS
Facade articulation incremen
Commercial/mixed-use maximum
100 ft
Major vertical modulation maximum
200 ft
Ground level transparency**
Commercial-use minimum
20%
Figure 26 Freeway Frontage Corridor Standards
9.0'
sidewalk planting strip
15.0'
1'
Transparency]
20% min
Public frontage
Articulation 100' max .. _
11H1
;17..1 rrtrffl hrfry,f7.71
11.1.1
,,7,7eafArd/FIN)dll
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.
321
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: Mink ler 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 18.28.120 to
2.10 for supplemental details.
THROUGHFARE CROSS-SECTION (See 18.28.140)
Existing street No change
New street
See new cross-section
PUBLIC FRONTAGE STANDARDS (See 18.28.150)
Total required
width
5 ft
Sidewalk width
minimum
6 ft
Landscaping
Street trees in a continuous landscaped
strip 9 ft wide located at back of curb.
Also see 18.28.240 General
Landscaping.
Street tree spacing 30-50 ft, depending on species.
Lighting
Vehicular-scale street lighting.
BUILDING ORIENTATION/PLACEMENT &
LANDSCAPING (See 18.28.160 - .190)
Building orientation to street Not required
Front yard setback minimum
15 ft
On-site surface parking locations
Front, side or rear of
building
Front yard landscaping minimum
(waived if Public Frontage Improvements
are built to standard)
15 ft of streetscape
ARCHITECTURAL DESIGN STANDARDS
Facade articulation increment
Non-residential maximum
140 ft
Residential maximum
30 ft
Major vertical modulation maximum
280 ft
Ground level transparency
Warehouse/light industrial buildings 20%
minimum
Commercial-use minimum
50%
Figure 27 Workplace Corridor Standards
322
rf— Back of sidewalk
Fs- 6.0 s
sidewalk planting strip
15.0'
Public frontage
1
150 500'
parking trevel lane travel lane pa,lang
New thoroughfare cross-section
Transparency
20%-50% rininv
Articulation 140' max
7777 '
iT147' .7-f 1911
t11":
Facade articulation and ground level transparency
Back of sidewalk Strt tree
pdng: 20 30
4BACK OF SIDEWALK
•
20 - 30'
PEDESTRIAN
WALKWAY
POND PROPERTY LINE k
A BACK OF SIDEWALK
,222T24.2:
Figure 28. Examples of public frontages
Direct pedestrian
entries into building
from sidewalk
25'
ESPLANDE
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
323
Weather protection:
At least 6' deep
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
T'77,Zr,
Figure 31 Examples of Building Orientation to Streets/Open Space Treatments
Y
FRONT STREET
BACK OF SIDEWALK
IRTY MT4FRQMT YARD SETBACK
MAX FRONT YARD SETBACK
FRONTAGE
COVERAGE
ZONE
FRONTAGE = 100
COVERAGE (%)
Figure 32 Frontage Building Coverage
324
Piiiatmaav,
fr
111 pH'
Figure 33 Example of exceeding maximum building
setbacks to provide pedestrian space
Figure 34 Surface Parking — Front
Figure 35 Street Front Parking Examples
325
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Figure 36 Surface Parking — Side
Figure 37 Surface Parking — Rear
Horizontal modulation (upper level stepback)
Street
Lr
Vertical modulation
Figure 38 Example of vertical modulation and horizontal modulation
326
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1
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mi
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ouisolimbdrogkomplesploodo,
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MM.
'sdrtg
Canopies
Vertical piers
Entries and fenestration pattern
Figure 39 Facade articulation example for a mixed-use building
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EUIIl
Figure 40 Example of articulating the facade of a residential building
327
30 max.
30' max.
30' max.
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EUIIl
Figure 40 Example of articulating the facade of a residential building
327
Major vertical
modulation
Facade
articulation
increments
Figure 41 Major Vertical Modulation Example
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
328
• • -
,
pkwoR
•
It - - 1 -- - -
r 4 u : •-m* saiiii
N,.. , 1 ''''' a
gust PEI CA6 Mg - : 'Vi ir
I La
ii .:-
75% Transparency
50% Transparency
Figure 43 Examples of percentage of transparency between 2-10'along the length of a building fagade
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
329
1. Heavy landscape screening
3b, Shared internal roadway
2. Moderate Iandscape screening 3a, Shared pathway
Property Line
3c. Privacy fence
Property Line
Property Line
3d, Other option ow hedge or
fence
Property Line � 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.
330
Irui
11441110'
" '41 04,014*
Figure 48 Using evergreen landscaping to screen utilities
" • " " " " " 1":. " 1 •
Figure 49 Examples of landscaped tree wells
331
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: -530 sf/1,000
sfof building footprint; min i1Q8
sf
Pedestrian space: -530 sR1,000
sfof building footprintLnig 100
sfa[d max 3 00.0 sf kg site
—
Civic &
Institutional
_
_
_
Office
Pedestrian space: 50sf/1,OUOsf
of bullding footprint
Pedestrian
of building footprint
Pedestrian space:
'
of building footprint
Lodging
Pedestrian space: 5Ds.fYIJ�)���
~�
building
���L
Pedestrian space: `�
of �t
-----�-�--�---'�--��-
Residential
1096 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 apen space
Transportation,
Communication
& Infrastructure
--
--
—
Industrial,
Manufacturing
& Warehouse
--
—
—
Legend
-- Open Space Not Required
Figure 50 Examp
es of Pedestrian Spaces
r.
17/
Figure 51 Examples of pedestrian passages
333
Figure 52 Common open space examples
Figure 53 Rooftop Garden
334
Table 5 Provision of Parking
Districts
Regional
TOD Neighborhood &
Pond District
Required Minimum
Vehicular Parking
Commercial Corridor All Districts
& Workplace
Required minimum
Bicyde Parking
Retail, except as listed below
3.3 spaces/1,000 sf of ufa
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
Plartned Shopping Center over 1
million square feet gross Ieasable
floor area ncludirtg pad buidings
4 space 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
1S 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
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
Essential Public Facilities
As determined by DCD Director
1 Parking for office and residential uses within Regional Mall shall be calculated separately according to Table 5.
Planting strips allow the sideivalk 10 rental/7 level
and in 0 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
14'
,11111111111 ur,'P
Figure 56 56 Parking lot walkway standards and example
336
Pedestrian
access
routes
4.1111f
nil 11
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FA:
JrI I r
VAIPINAVAMANATINEVANAMAININAMENANA
I
AIABISOMERAMINNAO ,01,01+
771
/
Figure 57 Example of good internal pedestrian circulation. Note connections from the street,
between buildings and through parking lots
Street trees every 30' ,
r Pedestrian
lighting
tfl,
8' min
unobstructed
width
12' min
Total sidewalk width I
Figure 58 Internal walkway standards and an example along retail or mixed-use buildings
337