HomeMy WebLinkAboutPlanning 2014-12-11 COMPLETE AGENDA PACKETCity of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
CHAIR, LOUISE STRANDER; VICE- CHAIR, MIKE HANSEN; COMMISSIONERS, THOMAS
MCLEOD, BROOKE ALFORD, SHARON MANN, MIGUEL MAESTAS, AND NHAN NGUYEN
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
AGENDA
DECEMBER 11, 2014 - 6:30 PM
TUKWILA CITY HALL COUNCIL CHAMBERS
Call to order
Attendance
Adoption of the 08/28/14 Minutes
IV. CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
BOARD OF ARCHITECTURAL REVIEW
L14-0045
Gil Hulsmann, Abbey Road Group Land Development Services
Company, LLC
Subdivide nine parcels into eight unit lots for development of eight
townhomes, grouped as one -five unit building, and one -three unit
building. The proposal also includes the associated private access road,
utilities, landscaping, and recreation area. The project site is comprised
of nine tax parcels that total approximately 1.1 acres in size (49,127
square feet).
51st Avenue S between S Hazel Street and S Fountain Street, Parcel
#6874201065, -1050, -1045, -1040, -1143, -1144, -1145, -1150, -
1160
V. WORKSESSION: Comprehensive Plan Introduction and Vision
VI. DIRECTOR'S REPORT
VII. AJOURN
Sample motions are on the back
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665
Date:
Time:
Location:
Present:
Excused
Absent:
Staff:
Minutes:
City of Tukwila
Planning Commission
Board of Architectural Review(BAR) Meeting Minutes
August 28, 2014
6:30 PM
City Hall Council Chambers
Chair, Louise Strander; Vice Chair, Mike Hansen; Commissioners, Brooke
Alford, and Nhan Nguyen
Commissioners, Thomas McLeod, Sharon Mann, and Miguel Maestas
Minnie Dhaliwal, Planning Supervisor; Max Baker, Planning Intern; and Wynetta
Bivens, Planning Commission Secretary
Commissioner Hansen made a motion to adopt the July' 22nd and July 24th, 2014
minutes. Commissioner Nguyen seconded the motion. All were in favor.
Chair Strander called the public hearing to order and swore in those wishing to testify.
At 6:30 PM Chair Strander opened the public hearin;
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
L14-0042
Matt Barker, Kimco Realty, B/O Parkway Supercenter
Master Sign Program Permit
Southcenter Parkway from Minkler Bl to S. 180th St
Max Baker, Planning Intern, Department of Community Development asked the Commissioners
the appearance of fairness questions. There were no disclosures from the Commissioners.
Max Baker gave an overview of the project utilizing a PowerPoint presentation. He said, the
applicant is requesting approval of the project with the following three modifications under the
Master Sign Program:
• Allow two of their existing monument signs as grand monument signs. This would permit
the two existing grand monument signs to be considered conforming signs.
• Installation of one monument sign that does not comply with the standard "width"
requirement of 15 feet allowed under TMC 19.20.040 (4)), to allow a width of 16 feet.
• Flush mounted wall signs up to six percent of the exposed building face, up to a
maximum of 250 square feet.
The three proposed modifications will not meet the criteria unless approved under the Master
Sign Program.
Staff recommends approval of the three proposed modifications under the Master Sign
Program.
1
BAR Public Hearing Minutes
August 28, 2014
Matt Barker, Shopping Center Property Manager, for the applicant, gave the presentation. Mr.
Barker stated that they would like to keep their existing signs and use them under the Master
Sign Program. Approval of the proposal would prevent them from the additional expense of
replacing their signs, which would be required in a few years under the new code. He also said,
the anchor tenants have spent millions of dollars to create their brand images, and the smaller
tenants would be able to maintain their present signs. And the signs will keep consistency on the
property.
There was no further testimony.
The public hearing was closed.
The BAR deliberated.
Commissioner Hansen asked staff to clarity if the Commission would be approving the
applicant for a Master Sign Program. Staff said the Commission would be approving a Master
Sign Program to be permitted for the property, unless there are changes to the code in the future.
Commissioner Hansen made a motion to approve Case Number L14 -0042,
Master Sign Program.
Commissioner Hansen modified his motion to approve Case Number L14 -0042,
for the Master Sign Program with staff's finding, recommendations and approval of the three
modifications to the Sign Code, Commissioner Alford seconded the motion. All were in favor.
Director's Report: - Staff would like to schedule - Tukwila International Boulevard Element
update
walking tour.
The Commission was informed there would be two meetings in October.
Submitted by: Wynetta Bivens
Planning Commission Secretary
2
Page 2 of 2
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW
DEPARTMENT OF COMMUNITY DEVELOPMENT
Prepared December 2, 2014
HEARING DATE: December 11, 2014
STAFF CONTACT: Laura Benjamin, Assistant Planner
NOTIFICATION: • Notice of Application posted on site and mailed to surrounding properties
and agencies with jurisdiction on July 21, 2014.
• Notice of Public Hearing published in the Seattle Times, posted on site, and
mailed to surrounding properties and agencies with jurisdiction November
24, 2014.
FILE NUMBERS:
L14 -0045 (Public Hearing Design Review)
L14 -0032 (Short Plat)
E14-0008 (SEPA)
PL14 -0022 (Land Use Project File)
PROJECT NAME: 51st Avenue S Townhomes (previously Tukwila 8 -Lot)
ASSOCIATED FILES: NA
APPLICANT: Gil Hulsmann, Abbey Road Group Land Development Services Company
LLC
OWNER: High Country Homes, LLC
REQUEST:
LOCATION:
COMPREHENSIVE
PLAN DESIGNATION/
ZONING DISTRICTS:
LB
Request for approval of a Public Hearing Design Review application for
development of eight townhomes, grouped as one -five unit building, and one-
three unit building. The site is currently undeveloped and the request also
includes the associated private access road, utilities, landscaping, and
recreation improvements.
51St Avenue S between S Hazel Street and S Fountain Street, Tax
Parcel #: 687420 -1065, -1050, -1045, -1040, -1143, -1144, -1145, -
1150, -1160
High Density Residential (HDR)
Page 1 of 13 12/01/2014
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206-
431 -3665
3
SEPA COMPLIANCE:
PUBLIC COMMENTS:
SEPA Determination of Non - Significance (DNS) issued November 13,
2014.
Comments were submitted by email from Kevin Fleming, City of Seattle
resident, in response to the Notice of Application. Comments included
concern regarding the existing conditions of 51 st Avenue S and potential
additional damage to the road from construction activities. Mr. Fleming also
expressed concern regarding the height of the proposed townhomes and
impacts on the privacy of adjacent existing homes.
RECOMMENDATION: Staff recommends approval with conditions of the Public Hearing Design
Review application.
ATTACHMENTS:
A. 51st Avenue S Townhomes Project Narrative (applicant's response to design review criteria)
B. Plans: Site Plan (Sheet 2 of 4); Black and White Elevations (A2.1- A2.4); Landscape Planting
Plans (L1.1); Notes and Details (Sheet 4 of 4); Light Plan (AS.2); Lighting Proposal (Sheet 1 of 1)
C. Colored Elevations (Sheets A2.lc- A2.4c)
D. Public comment received during Notice of Application
LB
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Page 2 of 13 12/01/2014
LB
Project Site and Surrounding Development
Single Family Hcime
Beacon Apartments
Landscaped Area
Page 3 of 13 12/01/2014
5
PROJECT DESCRIPTION
FINDINGS
The project proposal is to subdivide nine parcels into eight unit lots
for the development of eight townhomes. One -five unit building will
be located on the north side of the site, and one -three unit
building will be located on the south side. The two structures are
separated by a combined pedestrian and vehicular access drive.
Private recreation space for the units in the project is located in
the backyard areas of each unit, and common recreation area
includes landscaped areas adjacent to 51 st Avenue S and a
recreation area, including a pedestrian path, seating, and
landscaping in the northwest portion of the site. The western
portion of the site will remain undeveloped, see Attachment B: Site
Plan sheet 2 of 4.
The numbering above is how the individual units are referred to in this report.
VICINITY /SITE DESCRIPTION
Site Description
The project site is made up of nine tax parcels that total approximately 1.1 acres in size (49,127 square
feet). The site is located on the west side of 51 st Avenue S between S Hazel Street and S Fountain Street.
The property is located within the High Density Residential (HDR) zoning district, which allows up to 22
dwelling units per net acre. For townhouse development in the HDR zone, the allowable density is based
on one unit per 2,000 square feet of parent lot area. The unit lot for each townhome is allowed to include
common access easement area. Tukwila Municipal Code 18.14 allows for up to four attached townhouses
in the HDR. Given that there is not any restriction on the number of attached units for other multifamily
type of development (other than townhouses), it was deemed to be an error in the code. City staff
completed a code interpretation allowing for one -five unit townhouse building
Existing Development
The project site is currently undeveloped.
Surrounding Land Uses
The project site is surrounded by HDR directly to the south and north. Properties on the east side of 51st
Avenue S are under the jurisdiction of the City of Seattle.
The properties located to the east of the development on the east side of 51 st Avenue S include one -story
single family homes with driveways. These properties are in the City of Seattle.
To the south of the project site is the Beacon Homes, a large senior housing apartment complex built in
1968. Beacon Homes includes 10 aggregated -four story buildings with a total of 57 units.
LB Page 4 of 13 12/01/2014
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The properties located to the north of the development
include one -story single family homes and one 4 -plex
building with resident parking in front of the structure.
Topography
There is a decrease in elevation from a grade of
approximately 322 to 316 as you move west from 51 st
Avenue S towards the townhomes. There is a decrease
in elevation from 316 to 284 as you move west from the
townhomes to the undeveloped area. A proposed 4.5
foot retaining wall will be constructed between the
developed area and undeveloped areas.
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Vegetation
Vegetation on the site currently consists of grasses, shrubs, and 17 mature, multi -stem trees located
throughout the project site, as shown in the photo above. Fifteen of the existing trees will be removed to
allow for the proposed development. Per Tukwila Municipal Code 18.54, 29 replacement trees will be
planted in addition the other landscaping, see Attachment B: Landscaping Planting Plan.
Access
As the site is undeveloped, there are no existing driveways or access drives. A new 20 foot access drive
with 5 foot pedestrian sidewalks on each side will be constructed to provide combined vehicular and
pedestrian access from 51st Avenue S. Each townhome will have a paved entry connecting the unit
entrance to the sidewalk.
Decision Criteria — Design review
Townhouse development in Tukwila is restricted to the Medium Density Residential (MDR) and High
Density Residential (HDR) zoning districts. According to 18.14.060, design review by the Board of
Architectural Review is required for all multi - family structures over 1,500 square feet in size. Per TMC
18.60.050 (C), townhouse development is subject to the design criteria contained in the Townhouse
Design Manual, which is available online at http:// www. tukwilawa.gov /dcd /dcdplan.html. The following
is a discussion of project consistency with the applicable design review criteria.
I. SITE PLANNING
Streetscape — the transition from public to private spaces
The transition from the streetscape of 51st Avenue S to the private townhomes proposed in this
project is achieved through landscaping and pavement. A tree is proposed on each side of the entry
to the access drive, which helps create a gateway to the site. From the street front of 51 st Avenue
S, two -20 foot landscaped areas transition from native groundcovers and shrubs extending up to
the front of the buildings.
The two units facing 51 st Avenue S (units 1 and 8) have their front doors facing the street. The
building elevations perpendicular to 51st Avenue S have been designed to include horizontal and
vertical modulation. This vertical and horizontal modulation is illustrated in Attachment C:
Colored elevation sheets A2.lc to A2.4c. Stone veneer is proposed on the facade, in the area to the
left and right of the front door of both of the end units (units 1 and 8). The front entry on these
LB Page 5 of 13 12/01/2014
7
units also includes lighting, signage and architectural elements including a front porch structure, to
make the front entries distinctive.
The project proposes to use patterned pavement as a way to indicate a transition from the sidewalk
to the private townhome development, as well as to indicate the location of the front entries of
units that do not face 51st Avenue S. The front doors to these units (units 2 -7) face the access
drive, and have also been designed with stone veneer, lighting, signage, and architectural porch
elements to indicate front entry areas.
Natural Environment
Existing vegetation on the site consists of grasses, shrubs, and 17 mature, multi -stem trees located
throughout the project site. The general topography of the site will remain the same, with the
steepest slope located at the undeveloped western portion of the site. Development of the
townhomes will require removal of some of the existing vegetation, including 15 trees. Per
Tukwila Municipal Code 18.54, 29 replacement trees will be planted in addition to the other
landscaping, see Attachment B: Landscaping Planting Plans.
Wood fences will separate the project site from properties to the north and south, and will be used
to separate the backyards of the individual units from one another, as well as to separate the front
landscape areas from the backyards of units 1 and 8. 30 inch cedar split rail fencing will be
installed around the recreation area. One- 4.5 foot concrete retaining wall will be constructed
between the developed and undeveloped portions of the property. See Attachment B: Notes and
Details. A 104 foot bioswale is proposed between the 8 foot vehicular access road and the 4.5 foot
retaining wall to help with drainage of the site.
Circulation (Pedestrian and Vehicular)
The site design does not connect the front entries of units 1 and 8 facing 51 st Avenue S with the
public sidewalk. The west section of 51 st Avenue S is under the jurisdiction of King County. The
applicant will contact King County for street frontage and permit requirements. There is one
pathway on the side of each unit's concrete driveway that leads to the front entrance. The
pathways will be made with 12 inch square pattern stamped concrete. Patterned pavement helps to
distinguish the driveway from the pathway and helps to distinguish each unit entrance. The
proposed access drive is 20 feet, with 5 foot sidewalks on either side. The sidewalk will be made
of 24 inch square patterned stamped concrete to help distinguish between pedestrian and vehicular
use of the access drive.
Parking
Tukwila parking regulations contained in TMC 18.56.065 require two off - street parking spaces for
each dwelling unit which contains up to three bedrooms. Parking for residents of the 51 st Avenue
S Townhomes project will be within the attached two -car garage for each unit. The original
proposal included guest parking adjacent to the project entry off 51 st Avenue S. This placement
was not consistent with design criteria, and subsequently has been removed. There is no guest
parking provided. Street parking for guests is available on 51 st Avenue S.
LB Page 6 of 13 12/01/2014
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Solar Orientation
Units 1 -5 have south facing front entrances, and units 6 -8 have south facing backyards.
Landscaped areas in front and back of each unit will provide flexibility for residents to use the
space to take advantage of the area's solar orientation. The trees proposed at the entry to 51st
Avenue S, and in the backyard of each unit are deciduous, and at maturity can be expected to
provide shade in the summer months and allow sunshine in the winter months. Douglas Firs
proposed in the recreation area will provide green color to the site during the winter months.
Roof eaves are used on all sides of the townhome structures, and these overhangs will work both
to shield the structures from the high summer sun and expose them to the lower winter sun.
Crime Prevention
Several design features of the 51 st Avenue S Townhomes support the concept of Defensible Space
to reduce opportunities for crime. The two -20 foot landscaped areas in front of units 1 and 8
provides a physical barrier between the public sidewalk and the private development and helps to
reinforce the transition from the public realm to the private development. The patterned pavement
on the sidewalks adjacent to the access drive and the patterned pavement used on the walkways
adjacent to each unit's concrete driveway provide a visual separation between pedestrian and
vehicular usage. Fencing proposed along the north and south sides of the property will separate the
private recreation space for each unit. Unit entrances include signage and lighted bollards to
highlight entry. Landscaping adjacent to front entrances will grow no taller than three feet.
Windows are located on all building elevations. Balconies at the second story of units look to the
west edge of the property that is undeveloped, to the south on S 111th Street, and to the east on 51st
Avenue S. Windows allow for surveillance of the access drive, landscaped areas adjacent to 51st
Avenue S, and to the private recreation area in the northwest portion of the property, and with
privacy in mind to prevent residents from being able to look into the other units in the
development.
Tukwila Police staff suggest the lighted bollards along the pedestrian path and shared recreation
area have motion sensors to alert nearby units of any activity in that space. Staff also suggests
groundcovers be planted on the east side of the recreation area as to allow for a clear line of sight
from the west facing units to the recreation area. Staff recommends as a condition of approval that
lighted bollards in the recreation area work on a motion sensor set high enough that they will not
be triggered by small animals, and landscape plantings on the east side of the 1,200 square foot
recreation area grow no taller than four feet. A lot light on a 14 foot pole will be installed adjacent
to the entrance on 51st Avenue S.
IL BUILDING DESIGN
Neighborhood Compatibility
The area in which the project is located was part of the Fire District 1 annexation which occurred
in 1989. Surrounding developments were constructed prior to annexation under King County
development regulations.
The single family developments to the north are much lower density than what is allowable in the
HDR zone, and can be expected to be redeveloped in the future. The 4 -plex development to the
north of the project site is consistent with the allowable density in the HDR zone. Surrounding
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multifamily structures are between two and four - stories. The proposed townhomes are three
stories and below the allowable maximum height of 45 feet at their highest building elevation. The
one -story single family homes to the east of 51st Avenue S are under the jurisdiction of the City of
Seattle zoning regulations.
The five -unit and three -unit structures have been designed with horizontal and vertical
modulation, helping to break up the mass of both of the buildings.
The architectural style of the new townhomes is consistent with that typical of Craftsman style
residential development in Tukwila and the Pacific NW more broadly. Facade materials including
wood siding and stone veneer are similar to that used at other residential development within the
Ryan Hill neighborhood.
Many of the surrounding properties include large landscaped areas and mature multi -stem trees.
The proposed landscape areas at the entrance to the development, the landscaping in the units'
backyards, and the landscaped recreation area are all consistent with the existing landscaping.
Building Entrances
The main entrance to the units facing 51 st Avenue S (units 1 and 8) and those facing the access
drive (units 2 -7) have been designed with a modulated entry feature that includes a front door
recessed from the building face, and a front porch structure combined with stone veneer on either
side of the door to frame the front door entry. Small, pitched porch roofs are located over the front
entries to provide architectural detailing that signals the main entryways to units. Lighting,
signage, and patterned pavement pathways also help to distinguish the entrances.
Building Elevations
The architectural style of the five -unit and three -unit buildings is the same, incorporating pitched
roof forms, horizontal and vertical modulation, and the same colors and materials. Each structure
will read as a unified building mass. The arrangement of windows, horizontal modulation at the
upper stories, location of balconies, and the arrangement of different siding patterns and colors are
used in the design to express the individuality of each unit. The end units facing 51 st Avenue S
include a modulated area that comes out from the main portion of the building to make a front
entry that is well articulated and adds architectural interest to the streetscape.
Windows
Windows on all facades will have multiple -pane windows. Facades facing the access drive have
larger windows to focus the attention to the shared space and with privacy in mind to prevent
residents from being able to look into the other units in the development. Trim will be added
around all windows on both buildings.
Building Massing
The building modulation proposed is different for each townhome unit. This helps to create visual
interest on the building exterior and to reduce the mass of the two structures.
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Materials and Colors
Proposed materials include a variety of panel siding patterns, including horizontal siding,
horizontal bevel siding, and batten board siding, shake siding and stone veneer. The units follow a
consistent pattern of stone veneer wrapped around the base of the first story, horizontal siding with
a 6 inch bevel and 10 inch horizontal bands with 2 inch trim on the second story, and shake siding
on the third story. Given the vertical and horizontal modulation, this pattern does not result in
uniform facades.
For all units, the color palette is proposed to be the same. The color palette is intended to be a mix
of gray -brown and forest green hues, with red accents and cream trim. "Wildwood" and "Deep
Marsh ", gray -brown colors and "Serpentine" a forest green color will be used as base colors and
applied primarily to larger facades. The red "Valentino" is used on modulated areas to highlight
the modulation. Darker colors are used in recessed areas. Trim around the windows, doors, and the
belly band, eaves, and brackets will be painted the cream "Hidden Cove" color. See Attachment C:
Color Elevations. The original proposal included a less varied color palette. Staff worked with the
applicant to use a more varied color palette and to use accent colors to highlight modulation.
Garage Design
Garages are proposed to be metal, as shown in the Colored Elevations (Attachment C). The garage
doors are proposed to be painted with the gray and brown base hues of the project's color palette.
The garage door will be painted the same color as the first story base color, helping to make the
garage less conspicuous, and focusing attention on the building entrances.
III. LANDSCAPE /SITE TREATMENT
Landscape Design and Design for Screening and Separation
In the landscape design for the 51 st Avenue S Townhomes, the plantings are arranged to focus
attention to entrances to the project site and to the individual units, to soften the built environment,
to reduce the appearance of paved area by adding greenery, and to provide for screening and
separation.
Two deciduous trees are proposed on either side of the access drive to act as a gateway feature at
the project site entry. A 20 foot wide landscaped area is proposed on either side of the access
drive, one in front of each structure. These areas will include deciduous and evergreen trees,
shrubs, and groundcover and wrap around the side of the end units. The landscaped areas help to
focus design attention to the face of the project and help to soften the character of the built
environment and provide a screening function.
A deciduous tree is located in the backyard of each unit, along with groundcover and several
shrubs along the back fences, helping to distinguish the perimeter of each unit. Numerous shrubs
are planted adjacent to the 4.5 foot retaining wall, screening the wall and helping to distinguish the
development from the undeveloped portion of the site. See Attachment B: Landscape Planting
Plan.
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Outdoor Space Design
Private outdoor space for each unit is located within the backyard area. Common outdoor space
area is located to the west of unit 6 and in the northwest corner of the site, to the west of unit 6.
The recreation space in the northwest corner of the property is 1,200 square feet, meeting the
minimum requirements as outlined in the Tukwila Municipal Code. The space is accessible via an
8 foot pervious vehicle access drive and a 5 foot pedestrian path, and includes seating, signage,
and numerous planting including groundcover, shrubs, and deciduous and evergreen trees, see
Attachment B: Notes and Details. The rear yard areas range in size from 269 to 284 square feet
and are large enough to allow gardening activities or small play equipment.
IV. MISCELLANEOUS STRUCTURES /STREET FURNITURE
Lighting
Lighting proposed for the 51 st Avenue S Townhomes consists of solar
powered LED bollards along the vehicle access path to the recreation area,
LED bollards at the entrance to each unit, recessed LED bollards in the front
and back porch areas and garage of each unit, and one new lot light on a 14
foot pole at the entrance to the development, see Attachment B: Light Plan
and Lighting Proposal. A sample of the bollards proposed in front of each
unit is pictured at the right.
Fencing, Walls, and Screening
Six foot wood fences will be used to separate the individual backyards. 30 inch cedar split rail
fencing is proposed for the recreation area. One -4.5 inch retaining wall will be built just west of
the townhomes and will be screened with a variety of shrubs, see Attachment B:Notes and Details.
Service Areas
Waste Management was consulted during review of this project to determine the type of trash and
recycling containers that will be used for the 51 st Avenue S Townhomes. Each unit will have
individual containers for trash and recycling. Staff recommends that the codes, covenants, and
restrictions (CCR's) for the townhomes include language to require that trash and recycling
containers for each unit must be stored in each unit's garage and brought to the street for pick up
on trash day.
Mailboxes will be combined in a cluster and located near the entry of the development. Tukwila
Police staff provided assistance regarding tamper proof mailboxes.
Street Furniture
There is no street furniture proposed as part of this project.
Conclusions - Design Review
1. Site Planning
The site design uses landscaping, fences, and patterned pavement to transition from the public
streetscape of 51 st Avenue S to the private residences. The end units of the townhomes facing 51 st
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Avenue S are designed with the front door facing the street. Pathways connect from the front
doors of these units to the sidewalk along the private access drive. The other units within the
development have their front entries accessed off the private access drive. The proposed
development will have a patterned pavement walkway next to each unit driveway leading to the
front entrance. These pathways, additional landscaping, lighting, and signage help to indicate
where the front entries are located. The private access drive and sidewalk on either side of the
drive will use different pavement types to distinguish space for vehicular and pedestrian use.
Each unit has a two -car garage accessed from the access drive to accommodate resident parking
Windows on the north elevation of the triplex and the south elevation of the five -unit building
allow surveillance of the private access drive. Windows on the west elevation of both structures
allows surveillance of the recreation area, and windows on the east elevation of both structures
allows surveillance of the landscaped areas in front of the development. Lighting will consist of
solar powered LED bollards along the vehicular access road to the recreation area, LED bollards at
each unit entrance, recessed LED bollards in the front and back porch and garage areas of each
unit, and one lot light at the entrance to the development. Staff recommends as a condition of
approval that bollards along the vehicular access road be set on a motion sensor to alert residents
of activity in the recreation area.
Each unit will have individual containers for trash and recycling. Staff recommends that the CCRs
for the townhomes include language to require that trash and recycling containers for each unit
must be stored in each unit's garage and brought to the street for pick up on trash day. The
mailboxes for this project will be clustered and the design of the mailboxes will discourage theft
or vandalism.
2. Building Design
The architectural style of the new townhomes is consistent with that typical of Craftsman style
residential development in Tukwila and the Pacific NW more broadly. Facade materials including
wood siding, shake siding, and stone veneer are similar to those used at other residential
development within the Ryan Hill neighborhood. Building design includes vertical and horizontal
modulation to break up the mass of each of the buildings. Windows with trim are proposed on all
building elevations. Multi -pane windows are located on all building elevations.
The arrangement of windows, horizontal modulation at the upper stories, location of balconies,
different siding patterns, and color are used to express the individuality of each unit. Porch
structures over building entrances and stone veneer are used to give design attention to the front
entries of the individual townhome units. The color palette is intended to be a mix of gray -brown
and forest green hues, with red and cream accent and trim colors.
Building- mounted lighting and a new street light on 51 st Avenue S will provide illumination for
the project. Proposed building- mounted lighting includes recessed LED bollards in the front and
rear porch and garages, and LED bollards at front entries.
3. Landscape and Site Treatment
The plantings in the landscape design for the 51 st Avenue S Townhomes are arranged to focus
attention to entrances to the project site and to the individual units, to soften the built environment,
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to reduce the appearance of paved area by adding greenery, and to provide for screening and
separation. The two -20 foot landscaped areas at the entrance to the development include deciduous
and evergreen trees, shrubs, and groundcover helps to screen the development from the street and
helps to frame the entrance.
The backyard of each unit is proposed to have a tree, shrubs, and groundcover and is large enough
for home gardening or a small play structure.
Private outdoor space for each unit is located within the backyard area. Common outdoor space
area is located in the 1,200 square foot recreation area in the northwest corner of the property, to
the west of unit 5. The recreation area is accessible via an 8 foot pervious vehicle access drive and
a 5 foot pedestrian path, and includes seating and signage. The proposed landscaping plan for the
recreation area includes a variety of deciduous and evergreen trees, shrubs, and groundcovers.
Tukwila Police staff recommend the applicant select shorter plantings for the east edge of the
recreation area. The proposed plantings can grow up to 8 feet tall and may block surveillance of
the recreation area from the units. Shorter plantings will allow for more eyes on the site.
Numerous shrubs are planted along the contact line, helping to distinguish the development from
the undeveloped portion of the site, and to screen the 4.5 foot retaining wall.
4. Miscellaneous Structures and Street Furniture
Each unit will have individual containers for trash and recycling. Staff recommends that the CCRs
for the townhomes include language to require that trash and recycling containers for each unit
must be stored in each unit's garage and brought to the street for pick up on trash day.
Recommendations
Staff recommends approval of the design review application for the 51 st Avenue S Townhomes, subject to
the following conditions:
CONDITIONS OF APPROVAL
1. Solar powered LED bollards along the vehicular access road be set on a motion sensor to alert
residents of activity in the recreation area.
2. Select shorter plantings for the east edge of the 1,200 square foot recreation area to allow for
surveillance of the area from the units.
3. Codes, Covenants, and Restrictions (CCR's) for the townhomes shall include language to
require trash and recycling containers for each unit tot be stored in each unit's garage.
Information Items
1. Contact the Tukwila Fire Department for addressing.
2. Prior to issuance of the building permits for the new townhomes the property owner shall sign
with notary, a Sensitive Areas Ordinance Hold Harmless Agreement. The agreement will be
recorded at King County, after city's approval signatures. (Submit signed agreement at least ten
(10) days prior to issuance of the building permit, as City must have time to process this
document).
LB Page 12 of 13 12/01/2014
14
3. A Hold Harmless Agreement for work inside the City Right of Way shall be executed prior to any
work inside the City Right of Way.
4. Half - street improvements along the West side of 51st Avenue S may be required by King County;
including paving, street lighting, curb, gutter, sidewalk, driveway access, and storm drainage.
Applicant to contact King County for permit requirements.
5. A geotechnical report has been peer reviewed and the applicant has resubmitted a revised report
per the peer review comments.
6. SEPA Determination of Non - Significance (DNS) was issued by the City of Tukwila on November
13, 2014.
7. Transportation Impact Fee applies to the future Building Permit(s) in the amount of $1,013.88 per
dwelling. See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3.
8. Pursuant to the Tukwila 'Underground Ordinance', all utilities shall be placed underground.
9. Provide approved plan sheet(s) from Tukwila Sewer Service.
10. Provide approved plan sheets(s) from Tukwila Water Service.
LB Page 13 of 13 12/01/2014
15
16
ATTACHMENT A
Service Disabled Veteran Owner Small Business
June 26th 2014
PROJECT: Tukwila 8 -Lot Project, L14 -0032 (Short Flat), E14 -0008 (SEPA/Environmental Review / Design
Review), PL14 -0022 (Project File)
Subject: TOWNHOUSE DESIGN MANUAL
Jaimie Reavis
Assistant PlannerICity of Tukwila
6300 Southcenter Blvd,, Suite 100jTukwila, WA 98188
ph: (206) 431- 36591fx: (206) 431 -3665
Jaimie.Reavis @TukwilaWA.gov 1 www.tukwilawa.gov
Dear Jaimie Reavis
The following information is provided in accordance with 18104.060 (1, r) and TMC 17.12.020 (5). Since this
project is subject to the design review criteria based on the code for Townhouse Design.
Proposed development will be designed and constructed in accordance with the following item that in
designing and construction this way the project in meeting these standards will meet the City's Design
standard requirements.
SITE PLANNING
Landform grading will be used when feasible to reflect the natural topography and retain mature trees.
Site coverage on slopes will be minimized to reduce visual impact.
The project design integration will include coordination of circulation, landscaping, recreation spaces, and
building location.
Note: See site plan provided separately
CIRCULATION - PEDESTRIAN
A comprehensive system of pedestrian sidewalks should link all building /unit entries, parking lots, recreation
areas and the project entries with the area -wide sidewalk system.
We will separate buildings from common walkways by at least 8 feet in the structure's front and rear, and a
minimum 4 feet on its side.
Note: See site plan provided separately
Abbey Road Group Land Development Services Company, LLC
P. O. Box 1224, Puyallup, WA 98371
Phone: 253- 435 -3699 Fax: 253- 446 -3159
www.abbeyroadgroup.com
0
uJ
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17
CIRCULATION - VEHICULAR
We will create very low volume entrance to allow multiple uses as street oriented
Note: See site plan provided separately
PARKING
We will locate parking to minimize conflicts between autos and pedestrians. Parking will
public parking.
We will separate driveway parking areas with landscape islands to create an individual
the appearance of large areas of paving.
We will provide the majority of the required parking spaces in attached garages.
Note: See site plan provided separately
SOLAR ORIENTATION
be per unit with limited
unit entry and reduce
We will maximize the warming effect of solar radiation in winter months and maximize shade in the
summer months based on the building design and we will utilize deciduous trees for summer shade and
winter sun and Design building overhangs to shield the high summer sun and expose the area to the lower
winter sun.
Note: See building Elevation drawings and Landscape Plans
CRIME PREVENTION
We will employ the Concept of Defensible Space to reduce opportunities for crime. "Defensible space"
is a term used to describe a series of physical design characteristics that maximizes resident control of
behavior -- particularly crime.
We also will as can provide the following additional design considerations include the following:
• Orient windows so that areas vulnerable to crime can be easily surveyed by residents.
• Locate mailboxes, and common play areas in such a way that they are easily observed by
others.
• Establish a system for identifying the location of each residential unit and common facilities
at the project entry.
• Lighting. More light is not necessarily indicative of better and safer lighting. Lighting levels
should be carefully selected and oriented so that areas vulnerable to crime are accented.
Provide lighting in areas of heavy pedestrian or vehicular traffic and in areas which are
dangerous if unlit, such as stairs and ramps, intersections or where abrupt changes in grade
occur. Areas that have high crime potential should be well lighted so that people traveling
through them at night may feel secure.
• Locate plant materials such as high shrubs so that surveillance of semi - public and semiprivate
areas is not blocked. This will provide the opportunity for crime.
• Use visually open fencing materials such as wrought iron bars or wooden pickets to define
space between the street and building.
Note: See Site Plan, building Elevation drawings and Landscape Plans
18
BUILDING DESIGN NEIGHBORHOOD COMPATIBILITY
This is a first of its kind in the area with Apartments in the adjacent areas.
Our project will minimize the appearance of building scale differences between proposed townhouses and
existing neighborhood Commercial Apartments and residential units that conform to current zoning.
We will Incorporation elements from neighboring structures into townhouse design.
We will reflect the architectural character of neighboring residences (within 300' on the same street) where it
provides a positive example through use of related building features including scale /mass, height, the
proportions of entries, windows and other openings (fenestration), color, materials, and shapes.
• Step the roof on the building perimeter segments to transition between a proposed taller building and
an existing residential structure.
Note: See Building Elevation Drawings provided separately
BUILDING ENTRANCES
We will not use exterior stairways to second stories that are visible from the street.
Townhouse units will have an individual entrance, with entrance vestibules, canopies or porches to give
identity to each unit and provide weather protection.
Note: See Building Elevation Drawings provided separately
BUILDING ELEVATIONS
Our townhouses shall have a unified building mass, maintaining a common architectural language
across the entire length of units. This mass shall be varied by changes in unit orientation, color /material
variations, shifts in roof profile, and variation at corner units. Windows, bays, balconies, and other
articulation could also be used to express the individuality of each unit.
Each building shall incorporate treatments that "complete" the end and corner units, including: 1, an
extended base or ground floor units
We will provide relief, detail, and visual rhythm on the facade with well - proportioned windows.
• Use window patterns, proportions, and orientation consistent with neighboring residences.
• Use multiple -pane windows.
• Use visually significant window elements (i.e. frame dimensions, lintels, casings, sills, and
trim.
• Locate windows so that the occupants from one residence cannot look directly into an
adjacent residence.
Note: See Building Elevation Drawings provided separately
19
Roofline
We will vary the roofline along the building length to reflect individual units. This can be achieved using:
- separate roof forms
- a combination of roof types, such as shed, gabled and hipped roofs)
- gables and dormers
The Townhouses roof pitched and continuous sloping roof forms will be used.
Note: See Building Elevation Drawings provided separately
BUILDING MASSING
We will mass the building in only two buildings one on each side of the site.
We will use building and roof modulation and articulation to reduce the appearance of large building masses.
a. Modulate the building facade with features such as porches, balconies, building wall relief,
and bay windows.
b. Provide roof elements such as gables, eyebrow roof forms or dormers.
c. Incorporate prominent cornice, soffit, or fascia details that emphasize the top of the building.
d. Provide prominent roof overhangs.
Note: See site plan provided separately
MATERIAL AND COLORS
We will construct building exteriors of durable and maintainable materials that are attractive even when
viewed up close. We will use building materials that have texture, pattern, or lend them to a high quality of
detailing. We will use materials that meet the intent of horizontal lap siding, shingles, brick, stone, stucco,
ceramic or terra cotta tile.
We will use a variety of complementary colors on building exteriors. Reserve brightly saturated colors for
accent or trim features.
Note: See Color Board Provided Separately
LANDSCAPE /SITE TREATMENT LANDSCAPE DESIGN
We will provide plants that can be used to curtail erosion, to soften the built environment, define or emphasize
open space, give privacy, block wind and lessen the effects of solar radiation.
We will select and site landscape materials to produce a hardy and drought- resistant landscape area
consistent with project design. Selection should include consideration of soil type and depth, spacing,
exposure to sun and wind, slope and contours of the site, building walls and overhangs, and compatibility
of new plant material with existing vegetation to be preserved on the site.
We will install all plant materials to current nursery industry standards. Landscape plant material should
be properly guyed and staked to current industry standards. Planting of trees in compacted soils is
prohibited unless minimum 12 inch gravel drain sumps are installed under each tree to a minimum of 36
inch depth, or the sub grade soil beyond the planting pit is rootled to a 9 inch depth to the drip line or edge
of planter, whichever is less.
20
We will plant shrubs used to define spaces or separate environments as a staggered double row whenever
possible. This provides the significant depth especially necessary to separate environments such as parking
areas from grassed fields and building entries.
Limit shrub beds to a maximum of two feet wide per typical row of nursery stock plants, in order to minimize
barked area and maximize live ground cover.
Protection of Existing Trees
We will protect significant trees during construction with a chain -link fence or plastic vinyl construction
fence at the drip line. Install the protection fence prior to issuance of grading permit. Removal or destruction of
fencing should be cause for a Stop Work Order until reviewed by City staff.
Design for Screening and Separation
We will provide a privacy fence along side and rear yards if adjoining single family zoning. This should be 6
feet high sight- obscuring wood (or equivalent) fence with exterior materials and colors consistent with
building architecture.
Note: See Landscape Plan and site plan provided separately
OUTDOOR SPACE DESIGN
We will provide outdoor space unusable for the adults and children of the town houses.
Note: See Landscape Plan and site plan provided separately
MISCELLANEOUS STRUCTURES /STREET FURNITURE LIGHTING
We will reflect project architectural design considerations in all exterior lighting (i.e., distribution, intensity, and
pattern).
We will insure that maximum parking area light standard height is 20 feet or the height of the building; whichever
is less.
We will provide walkway and grounds lighting is 15 feet. Light fixture height is limited to enhance a sense
of scale and enclosure for common areas at night.
We will provide all lighting standards with glare cut -off features to avoid off -site spill -over.
We will place fixtures so that light patterns overlap at a height of 7 feet which is sufficiently high to vertically
illuminate a person's body.
At hazardous locations, such as changes of grade, use lower level supplemental lighting or additional overhead
units. Where low -level lighting (below 5 feet) is used, fixtures should be placed in such a way that they do not
produce glare. Most eye levels occur between 3 feet 8 inches for wheelchair users and 6 feet for standing
adults.
Note: See site plan provided separately
FENCING, WALLS, AND SCREENING
We will provide all fencing that will reflect building architecture and be harmonious with adjacent project
designs. Design perimeter fencing to be attractive from both sides.
Note: See site plan provided separately
21
SERVICE AREAS
We will screen all exterior maintenance equipment from off-site and on -site common area view in an
architecturally integrated manner.
STREET FURNITURE
We will carry out the project's design concept with the choice of street furniture.
Please let me know if you have any additional questions.
Sinceryly,/
MO y
Gil Hulsman
CEO - Director of Land Development Services
Abbey Road Group Land Development Services Company, LLC
253 - 435 -3699 Phone
253 - 446 -3159 Fax
Gil. Hulsmann ag ,AbbeRoadGrou. com
www.abbeyroadgroup.com
22
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ATTACHMENT D
City of Tukwila
ATTACHMENT D
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
Notice of Application Comment (received by email on July 28, 2014):
Hello,
Thank you for this opportunity to address my concerns regarding the proposed construction of eight
town homes at the west side of 51st Ave. S. between Hazel St. and S. Fountain St. in Tukwila.
I live across the street from the proposed town homes. Of most concern is the existing condition of the
road on which all the trucks carrying heavy equipment will be traveling back and forth on 51st Ave S.
The concrete slabs on the road are buckling and cannot support the extra weight. The vibration of the
rattling slabs caused chunks of my chimney to fall off. Also, Metro discontinued its articulated bus
service along the top of 51st Ave. S. because of the weight's damage on the road. Will Abbey Road
Group Land Development Services Company be a good corporate citizen willing to repair the road
damage done by all the construction trucks going back and forth?
My other concern which I'm sure is shared by my neighbors is how tall the construction will be. We
don't want the town homes' occupants to be able to peer into our backyards. There was no mention of
the height of the town homes in the Notice of Application we received.
I urge you to do the necessary due diligence regarding the above points before the actual construction
takes place.
Thank you,
Kevin Fleming
5109 S. Hazel St.
BAR — 51" Avenue S Townhomes December 11 2014
37
38
City of Tukwila Jim Haggerton, Mayor
Department of Community Development Jack Pace,
INFORMATIONAL MEMORANDUM
TO: Planning Commission
FROM: Nora Gierloff, Deputy DCD Director
DATE: December 2, 2014
SUBJECT: Work session on Comprehensive Plan Introduction and Vision
ISSUE
This is an opportunity to review the staff edits to the Introduction and Vision sections of the
Comprehensive Plan. A public hearing on these sections will be combined with the hearing on
the Housing and Residential Neighborhoods elements in 2015.
BACKGROUND
While the Introduction and Vision sections are not elements of the Comprehensive Plan they
need to be updated to reflect how the document and Tukwila's circumstances have changed
over the past 20 years. We will also need to revise the Glossary and Comprehensive Land Use
Map Legend but are holding off until the remaining elements have been updated so that they
can reflect any final decisions.
DISCUSSION
The major edits to the sections involve:
• Adding a discussion about the Strategic Plan
• Referencing new outreach techniques such as the web site and community liaisons
• Changing references from "citizen" to "resident" to reflect that not all of our residents are
US citizens
• Updating the discussion to reflect how the Plan has been updated and implemented over
the past 20 years
Overall the original focus and direction of the Comprehensive Plan remains very relevant to
today's issues.
ATTACHMENTS
A. Staff Draft of the Introduction
B. Staff Draft of the Vision
Z: \DCD n Clerk's \PC Laserfiche Packet \2014 PC Packets \12 -11 -14 Packet \Intro &Vision_Memo (between D and
Edited) .docx 1 12/03/2014
39
40
TUKWILA COMPREHENSIVE PLAN
Introduction
INTRODUCTION
The history of what is now the City of Tukwila is the story of those who stopped
beside the river, traded, fished, built homes, farmed the land, and worked to
create a supportive community. It is the story of how these early settlers
envisioned the prosperous commercial center we enjoy today and began laying
the groundwork for our place in the region. It is the chronology of Tukwila's
willingness to grow and to change with the times, while stubbornly keeping those
strong community values that make the City a real home town.
The demographic and economic changes that have shaped our Country, our
region and our neighboring cities have also changed Tukwila in the twenty years
since we ti-r-sadopted thise Comprehensive Plan in 1995. This latcst2015
version of the Plan continues the original vision while reflecting our shifting
circumstances and aspirations for the future.
WHY PLAN?
Tukwila's future e e e is built on yesterday and today. This Comprehensive
Plan is for all of our people, including residents, business community and visitors.
People need a safe and secure place to live, an economy that provides jobs,
ways to get around, schools, and recreational opportunities. It is the local
government's responsibility to provide public services and facilities, develop
policies, and adopt regulations to guide the growth of a city that meets the needs
of its people both now and in the future.
WHAT IS A COMPREHENSIVE PLAN?
A comprehensive plan is a broad statement of community goals and policies that
direct the orderly and coordinated physical development of a city into the future.
It reflects current community goals and needs, anticipates change and provides
specific guidance for future legislative and administrative actions. It reflects the
results of publiccitizen involvement, technical analysis, and the judgment of
decision makers.
The goals, policies, and maps of this Comprehensive Plan provide the basis for
designating the use of land USCG, implementing regulations, investing in
infrastructure, and developing programs, and services. The Plan serves as a
December 2008 1
41
TUKWILA COMPREHENSIVE PLAN
Introduction
GROWTH MANAGEMENT ACT
Washington State's Growth Management Act (GMA) of 1990 and 1991 seeks to
provides a managed framework for growth and development throughout the
state. Among other things, it mandates that fast - growing counties and cities
must develop and maintain a comprehensive plan coveringfor the next 20 years
that incorporates a number of specific elements.
Tukwila is located within King County. - - The King County Growth
Management Planning Council (GMPC) has adopted a series of countywide
planning policies that provide guidelines and lay down requirements for
communities cities within the County in implementing the Growth Management
Act mandates. These requirements include:
• Providing a fair share of -- . _ housing through residential
investment in needed infrastructure
land use requlationpolicics
• Identifying Urban Growth Areas that can accommodate
at least 20 years of new population and employment and,
where appropriate, Urban Centers of concentrated population and
employment within them
• Determining potential annexation areas consistent with the Urban
Growth Areas
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and
• Identifying, establishing, and protecting open space corridors of
regional significance.
The GMPC also adopted policies regarding the incorporation of Urban Center
Manufacturing /Industrial Center developments into the comprehensive plans
to ensure future maintenance of the existing quality of life and the environment.
Tukwila's Comprehensive Plan, however, is more than a response to the
mandate expressed in the Growth Management Act and the King County policies
implementing it regionally. It is an essential tool and guide to the preservation
and enhancement of Tukwila's long -term economic growth and community
viability and identity. It expresses the vision of the community and how that
vision may be realized.
December 2008 2
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TUKWILA COMPREHENSIVE PLAN
Introduction
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WHAT'S IN THE PLAN?
This Comprehensive Plan is designed to be a readable, functional document that
will guide Tukwila's development for the next 20 years. This Comprehensive
Plan has the dual responsibility to meet the goals and needs of Tukwila's current
and future citizenresidents and the fulfillment of its regional responsibilities in
growth management.
Plan Objectives
A glance at Tukwila's new Comprehensive Plan will reveal that it touches on
every aspect of community life and development — from the character of
neighborhoods and standards of urban design to the restoration of areas
threatened with decline and the development of vibrant centers of economic life.
The Plan's essential function is to serve the citizenresidents and business
community by providing guidelines for a safe, livable, economically viable
community with which they are proud to identify and which will respond
dynamically to the changes that are inevitable over the immediate long term.
The Plan is organized into several chapters, or elements, and goals and policies
have been developed for each element. These are the planning guidelines and
criteria that set the direction and substance of the community's development into
the first decade of the next century.
All of these elements, goals and policies contribute to the implementation
of the Plan's four major objectives:
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TUKWILA COMPREHENSIVE PLAN
Introduction
1. To improve and sustain residential neighborhood quality and
livability
2. To redevelop and reinvigorate the Pacific Highway Tukwila
International Boulevard corridor
3. To redevelop and reinvigorate the industrial uses along East
Marginal Way
4. To develop a thriving Urban Center as a true regional concentration
of employment, housing, shopping, and recreational opportunities.
The four major objectives stated above are listed in priority order.
Comprehensive Plan Elements
Comprehensive plans are required by the GMA to address at least five issues, or
"elements:" housing, utilities, transportation, capital facilities, and land use. In
addition, a city may include other elements as local needs and goals dictate.
Tukwila's new Comprehensive Plan, which looks ahead over the next 20 years,
is made up of 15 primary elements, five of which are land use components.
These include the required GMA elements:
Housing
Utilities
Transportation
Capital Facilities
Shoreline
Land Use (divided into 5 separate elements)
A foundational component of the Growth Management Act and
comprehensive planning is the land use element and the designation of
the proposed general location and extent of the uses of land. Tukwila's
entire land area is shown on the Comprehensive Land Use Map where
future land use is designated and formulated to accommodate the building
intensities and the future population targets for the City.
The basic public right for clean water is a Washington State goal for land
use planning. There is no public potable ground water supply within
Tukwila for any of the three water providers. In a different clean water
scenario a revolution has occurred. An emphasis on improved surface
water management means that a greater part of the land area, both public
and private, must be preserved for drainage, flooding, and storm water
run-off. Policies for guiding corrective actions to mitigate and cleanse
discharges that pollute waters of the state, and for Tukwila that means
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TUKWILA COMPREHENSIVE PLAN
Introduction
waters entering Puget Sound, are included in policies throughout many
different elements of this Plan.
Clean air and a healthy public are another fundamental Washington State
goal that is inherent in our land use planning. The City is expected to
utilize urban planning approaches that promote physical activity and
health as well as minimize single occupant vehicular trips, which lead to
transportation congestion, poor air quality and lost economic efficiency.
The majority of the City's jobs and housing are or will be located within the
five following areas, which are the focus of the City's planning efforts. The
City is targeting these areas for capital improvements and services in
order to achieve its vision and goals and to fulfill regional goals for growth
and development and the use of finite public resources.
Residential Neighborhoods
Transportation CorridorsTukwila International Boulevard
Tukwila South
Tukwila Urban Center and
Manufacturing/Industrial Center.
Tukwila's Comprehensive Plan also includes the following optional elements
identified as important to this community:
Community Image and Identity
Economic Development
Natural Environment
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Parks, Recreation and Open Space
Roles and Responsibilities.
Contextual information that supports the Comprehensive Plan is found in
background reports for each of the elements. These reports and other
references are listed in the Related Information section at the back of
each element.
Comprehensive Plan Map
The Growth Management Act also requires comprehensive plans to contain a
future land use map. Tukwila's Comprehensive Land Use Map meets State
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TUKWILA COMPREHENSIVE PLAN
Introduction
requirements to identify locations of the following land uses: housing, commerce,
industry, recreation, open space, public utilities, and public facilities. Based on
inventories, the Countywide Plan, and publiccitizen input, it was deemed
unnecessary for Tukwila to provide for agricultural lands or natural resource
lands. The Comprehensive Land Use Map is contained at the back of this
document; larger maps are available at the City of Tukwila Department of
Community Development and online.
HOW WAS THE PLAN DEVELOPED?
In 1992, "Tukwila Tomorrow," a seventeen - member advisory committee
composed of residents, business representatives and property owners, began to
work with ideas gathered from the earlier "Vision Tukwila" community visioning
process. The Committee's first action was to produce a report outlining a
community vision and ideas for achieving it. These ideas were put into a Phase I
were discussed with
the Planning Commission and City Council. Based on these discussions, which
suggested format and policy language, the Committee's ideas were refined into
Phase II clement reports. Phase II reports form the basis of the Comprehensive
Plan.
The Plan has been kept current with specific annual updates as well as more
comprehensive review in 2004 and in a phased review from 2012 through 2015.
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December 2008
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TUKWILA COMPREHENSIVE PLAN
Introduction
The City developed a strategic plan in 2012 that provided a process for moving
from the long-range (10-to-20-year) goals and objectives of the Comprehensive
Plan to more specific short-term initiatives and actions. The strategic process
examined:
Where are we now?
• Who makes up our community and how is our population changing?
• What are our major businesses and our role in the regional economy?
• What are our greatest strengths and challenges?
Where do we want to go?
• What is our vision for the future of Tukwila?
• What do we want our community to be like in the future?
How do we get there?
• What actions and investments are necessary to make our vision a reality?
• What timeline is feasible for accomplishing our goals and priorities?
• How can we best serve the needs of our diverse community, including
residents, businesses, and visitors?
The adopted Strategic Plan established a Vision for the future of Tukwila - The
city of opportunity, the community of choice - and five aspirational goals:
• Goal One: A Community of Inviting Neighborhoods & Vibrant Business
Districts
• Goal Two: A Solid Foundation for All Tukwila Residents
• Goal Three: A Diverse & Regionally Competitive Economy
• Goal Four: A High-Performing & Effective Organization
• Goal Five: A Positive Community Identity & Image
These strategic goals are guiding the update of the Comprehensive Plan.
HOW WAS THE PUBLIC INVOLVED?
Over the years the City has striven to reach out to Aall residents, employees and
property owners in Tukwila wcrc contactcd about the Comprehensive Plan
process, and encouraged them to participate. Wc havc uccd Aa variety of
approaches are used including all-city mailings, A flyer with the proposed land
use map and an cxplanation of thc planning procccc was mailcd to all rcsidcnts
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TUKWILA COMPREHENSIVE PLAN
Introduction
and property owners in the City. Explanations of, and updates on the
Comprehensive Plan development process received city wide distribution via the
Hazelnut newsletter, notice boards, articles in the Tukwila Reporter and
information posted to the City website.
For some topics we have formed advisory committees with residents, businesses
and other stakeholders to provide guidance on new policy directions.
During the 2015 update we explored new approaches including training
community liaisons to reach out to different language groups to conduct surveys
and holding Community Conversations in multiple languages. We provided
information about the Comprehensive Plan at varied community events.
The City has also held informal two "Open House" meetings for citizenresidents,_
property owners and business representatives to review maps of recommended
land use changes and discuss goals and policies with City staff as well as
During its public hearings process,with the Planning Commission and City
Council. heard testimony from morc than 140 citizens and businesses. These
public comments were carefully considered by the Planning Commission in a
series of workshops, prior to the Planning Commission's final rccommcndation to
the City Council. The City Council also held two public hearings before finalizing
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In conjunction with public participation in the Comprehensive Plan review,
Tukwila prepared an Environmental Impact Statement (EIS) which has been
updated along with the Comprehensive Plan through the years. Through the EIS
public participation process, the City solicited review and discussion of the
Comprehensive Plan with neighboring jurisdictions and affected agencies.
PLAN IMPLEMENTATION
Adopting a Comprehensive Plan is the first step toward realizing the City's vision.
Tukwila's implementation program comprises a combination of short-term and
long-term actions to achieve that vision. A short term action could include
implementing a City-wide communications plan including language translation
strategies to reach and involve all residents. Other implementing The short term
actions include amendment of regulations such as the Zoning Code to align with
newly developed policies. , Subdivision Code, and the Sign Code and approval of
rczoncs that match the Plan's land use designations. Longer-term actions
include sub-area planning, facility development, and developing a Capital
Improvement Plan (CIP) that allocates resources to projects that will spur the
City's development in the direction envisioned in the Plan.
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TUKWILA COMPREHENSIVE PLAN
Introduction
In addition, drafters of the Comprehensive Plan recognize that a successful Plan
is one that can respond to changed conditions. As long -term changes in land
uses, regional trends or the economic climate occur, implementing ation of the
community's vision may require re- assessment. The Comprehensive Plan
contains the policy wording which provides for monitoring, evaluating, and
amending the plan as community needs change.
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TUKWILA COMPREHENSIVE PLAN
Vision
VISION
The goals you will find in this Comprehensive Plan are specific and definable accomplishments
that express our vision of Tukwila and the community we contemplate for the future. This vision
derives from our core values -- respect for the past and present, compassion and support for
individuals and families, pride of place, and quality opportunities for working, living, and
community involvement.
RESPECT FOR THE PAST AND PRESENT
Tukwila was and will continue as a regional crossroads
Tukwila has long been and remains always been a -n essential crossroads for the region. First
fthe Duwamish River; then the Interurban railroad; and later major highways have provided
transportation access first for native Americans who useddrawn to the river's fish, then for 19th -
and early 20th - century immigrants who harvestedl the timber and established farms, and now
for people who conduct business, shop, or live in this urban area.
New methods of transportationing people will be developed and located here such as Link Light
Rail and bus rapid transit and will be anare important attractors for new investment and should
serve our residents whilecomponent connecting local and regional travelers and the region.
We honor the past as we move toward the future
Our present institutions and housing, businesses, and public infrastructure facilities have resulted
from the efforts of many people to pursue their individual and collective dreams. We honor this
past and seek to preserve and enhance our community and environment by dreaming, planning,
and investing in our future. We support cultural preservation programs and activities that draw
on the strengths of older residents, who provide a direct connection with the past.
COMPASSION AND SUPPORT FOR INDIVIDUALS AND
FAMILIES
We Support Our Residents
We seek to maintain each neighborhood fairly and equitably so that individuals and families can
thrive and reach out to their neighbors. We value the diversity of our residents. We attempt to
protect our residents from crime, accidents and illness. We encourage home ownership, and
support both owners and renters in maintaining and improving their homes. We cooperate with
residents to improve neighborhood infrastructure. We encourage neighborhood pride and
interaction.
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TUKWILA COMPREHENSIVE PLAN
Vision
We Support Our Families
We support our families so they can thrive as caretakers for all family members including elders.
We encourage their efforts to be self- supporting, responsible members of our community.
We Support Our Children
Our children are our future. We honor them. We protect them from harmful influences and will
provide educational, recreational and other opportunities that enable them to become healthy,
responsible adults.
PRIDE OF PLACE
We Value Our Environment
We seek to protect our shoreline, sensitive areas streams, other natural amenities such as trees,
and our historical landmarks. We seek to enable our citizenresidents to appreciate and enjoy the
many benefits from a healthy, thrivin e w natural environment.
We Appreciate Our Surroundings
Each distinctive residential neighborhood, commercial area, and manufacturing area contributes
to our wholesome living and working experience. We seek to create a natural environment, a
physical infrastructure, and a community image that prompts people to respect and care for each
other and which attracts newcomers to live, do business, shop in, and enjoy the special features
of the City. People who arrive here want to stay here and invest their time and resources in
making the community a better place.
QUALITY OPPORTUNITIES FOR WORKING, LIVING,
AND COMMUNITY INVOLVEMENT
Thriving Aand Responsible Businesses
We support a stable, thriving economy that provides quality work experiences and income, and
generates revenue for public services. We cooperate with our business community and seek new
businesses by supporting their development and necessary infrastructure. In return, we expect
them to maintain high standards and participate in attaining our community vision.
Responsive Government That Respects IndividualCitizen Rights
We value all our citizenresidents. We respect the rights of our residents, workers, property
owners and visitors to pursue their individual and collective visions, provided that their actions
respect the same rights of others. We strive to limit government regulations to those necessary to
December 2008 2
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TUKWILA COMPREHENSIVE PLAN
Vision
protect the rights of present and future generations and achieve our community goals. We
encourage all members of the community to become actively involved in community affairs, and
we provide opportunities for participation in the decisions that affect them.
We Seek To Provide Opportunities For CitizenResidents
We believe that while individuals bear primary responsibility for themselves, -their communities
perform a vital role in providing a positive environment, support and growth opportunities. We
believe that many opportunities and services are best provided by non - profits, private businesses
and voluntary organizations. We encourage these efforts, partner with organizations that help
meet the basic needs of our residents and support Tukwila's active spirit of volunteerism. We
encourage the social and civic engagement of our older residents who are a tremendous
resource and have much to contribute to their communities. We pay special attention to those
whose opportunities are limited by circumstances they cannot control, and use our limited
resources to develop a solid foundation for all Tukwila residentsenhance prospects for all
citizens who are not otherwise provided for.
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