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HomeMy WebLinkAboutPlanning 2015-05-21 Item 4 - Comprehensive Plan: Tukwila International Boulevard District - Transportation Corridors with EditsTUKWILA COMPREHENSIVE PLAN TRANSPORTATION CORRIDORS; [PURPOSE; Both local and state travel routes through the City provide strategic regional connections. Two routes East Marginal Way South and the West Valley Highway are discussed in the Tukwila International BoulevardPacific Highway (99), Interurban Avenue, and Southcenter Boulevard will be discussed in this element. These corridors are important to the region and the City for a number of reasons. (Figure 14) ❑ First, they serve the surrounding residential and employment community with products corridors and it is here that they are most likely to meet other members of their community. businesses because of transit service and arterial and freeway automobile access. ❑ Third, they are regional throughways that are also the front door to Tukwila's residential neighborhoods. They create an impression and are a reflection of the community to the rest of the region. ISSUES For the City's transportation corridors there are similar city wide concerns: Figure 14 Transportation Corridors how to maintain or create distinctions of character along linear corridors in order to have visual interest how to have quality environments with the high travel demands placed upon them ❑ the cost of upgrading the corridors with sidewalks, storm drains, trees, street lights and other amenities ❑ conflicts between through traffic and destination traffic and between cars and pedestrians usefulness of the corridor for transit travel, while minimizing the auto congestion ❑ how to expand east/west travel. Commented [LM1]: This element has been significantly edited. Out -of -date discussion on purpose and issues, as well as accomplished goals & polices, have been deleted. Many goals & policies that were still relevant were removed from this element and consolidated in other Comp Plan elements, such as the Transportation or Community Image elements. Consequently, there is little remaining of the original Transportation Corridors element. The few remaining goals & policies are incorporated into a new draft Tukwila International Boulevard (TIB) District element, containing updated purpose, issues, vision, and goals and policies sections. Commented [LM2]: Revised Sr updated in new draft TIB District Element Commented [LM3]: Revised & updated in new draft TIB District Element December 2008May 2015 1 TUKWILA COMPREHENSIVE PLAN 5 and still contains vestiges of the old highway with commercial activity mixed with a few residential buildings. There has been no consistent pattern of development due to past lax regulation of land use by the County. In the past, all frontage property that could provide automobile. There are often abrupt transitions between uses along the highway and the adjacent residential neighborhoods. Interurban Avenue is isolated from most of the community but has good access to the interstate system. It has a mix of office, industrial, commercial and significant recreational uses, with some older single residential units and newer apartment structures. It is the historic beginning history are gone. Highway South) is the newest of the corridors and, unlike the others, it is characterized primarily by office and residential uses, with only limited commercial use. Southcenter Boulevard because of its recent vintage is more conforming and most like a future vision in terms of standards of a corridor. As travel along streets and highways generally becomes more congested, these three corridors offer logistically good access to existing alternative travel such as bus routes and potential rail the growing congestion, the threat of further air quality degradation, and the use of alternative travel modes. The Comprehensive Plan provides a baseline for the future studies that these choices will entail. The Transportation Corridors Element addresses four categories of interest: Creating areas of focus ❑ Improving private development ❑ Enhancing and improving transportation choices and facilities Developing partnerships and strategic plans. Pacific Highway Corridor The Pacific Highway corridor is defined as all properties extending from SR 599 south to South 160th Street that abut Pacific Highway, plus any adjacent commercial properties (Figure 15). The development along the corridor is old and lacks amenities typical of new development areas. There is a large amount of residential property along the corridor north of South 137th Street (if extended) that tends to be visually and physically isolated by the significant grade changes to Commented [LM4]: This section has been updated and portions relocated to the new draft TIB District Element TIB District and Issues sections. December 2008May 2015 2 TUKWILA COMPREHENSIVE PLAN either side of the right of way and the descent from the plat u to the valley. The majority of the commercial district is south of South 137th Street (if extended); commercial properties north of South 137th Street (if extended) exist as isolated level areas or pieces of land benched into the hillside. The natural features of the corridor are ravines and a valley wall that cuts across the northern section.The southern section is part of a large plateau between the Green River Valley and Puget Sound. The corridor is a jumble of land uses, building types, signs, parking lots, and a wide expanse of roadway. Despite the absence of sidewalks, there are a high number of pedestrians. The appearance of the road itself, coupled with its continuing use as a major arterial, attracts many lower quality and marginal activities, and some structures show signs of poor maintenance and disinvestment. The corridor has the highest crime and pedestrian fatality rates in the City. It was identified as the highest priority for City action during the Vision Tukwila process, and design and improvement decisions are being made as this Plan develops. With redevelopment, the 99 corridor could evolve into a true local center for the Figurc 15 Pacific Highway toward public and private development than has been seen in the past. IDelibcrate Corridor cteps will need to be taken to improve the public environment: streets, sidewalks and public areas. The location, intensity and quality of new buildings and renovated buildings will need to be guided. The corridor cannot be viewed as a single, continuous road containing have different degrees of emphasis. For instance, in order to create a sense of a place over time, need to shift away from the center. Part of the area's poor image stems from the criminal activity seen and perceived. Of the 24 Police Department reporting districts, 1 are along the 99 corridor, and Department statistics indicate that approximately 10% of the City's crimes occur along this corridor. Adjacent to the entire length of TIB 99 is a mix of housing from low to high density. Most of the units are over 20 years old. Much of the high density housing, although not all, lack amenities and are poor quality because of their age. They provide relatively inexpensive housing for the Many residents within and immediately adjacent to the 99 corridor are impacted by social and health problems such as low paying jobs, domestic violence, drug activity, etc. These issues and the transient nature of the community, to an unspecified extent, are increasing the insecurity and images of the criminal character of the arca. December 200QMay 2015 Commented [LM5]: These steps have already been implemented so they are removed. 3 TUKWILA COMPREHENSIVE PLAN Interurban Avenue South Corridor) Interurban Avenue South consists of three distinguishable sections a commercial and industrial northern section (between'12nd Avenue South and Interstate 5), a large middle residential, commercial and industrial section (south of Interstate 5 and north of South 152nd [if extended]) and a southern commercial and industrial section (between South 152nd [if extended] to the north and Interstate 105 to the south). (Figure 16) There are three major recreational uses along the corridor, separated by a light industrial district, they are: the King County Green River Trail, Foster Golf Course, and Fort Dent Park. Figure 16 Interurban Avenue Corridor railroad and industrial uses it served. Consequently, a broad mixture of uses and building forms can be found here, often in proximity to one another. blocks are common. In contrast are the carefully groomed grounds of the public golf course. The area is in transition, and is principally a corridor for through traffic. Southcenter Boulevard Corridor The Southcenter Boulevard corridor extends from the eastern City limits of the railroad tracks corridor). (Figure 17) It is a major east west corridor for the south King County area, and is a ections, which are primarily for convenience uses and are confined to specific locations. GOAL AND POLICIES Corridor Goal 8.1 General Transportation Corridor Transportation corridors that are functional, attractive and diverse along their lengths both for Policie& 8.1.1 Improve the pedestrian environment with street improvements that include curbs, adjacent properties and buildings to ensure that parking lots are not a barrier to pedestrians within Commented [LM6]: This element now focuses on TIB. Interurban and Southcenter Blvd have recently been reconfigured with pedestrian, bicycle and auto improvements. Rezoning that implements the comp plan has also taken place. Commented [LM7]: Revised Sr updated in new TIB District Element Commented [P8]: Commercial standards have been consolidated in the Community Image element. Commented [P9]: Moved to Community Image Commented [P10]: Moved to Community Image December 2008May 2015 4 TUKWILA COMPREHENSIVE PLAN 8.1.3 Develop parking standards that are (1) sufficient to meet typical daily demand, (2) reflect any significant shifts in transit usage in the corridor, (3) encourage shared parking between mixed 8.1.1 Landscape intcrior ar s as well as perimeter strips in parking lots. IMPLEMENTATION STRATEGY Parking lot landscape standards 8.1.5 Require mechanical equipment and trash and recycling containers to be incorporated into the overall design of sites and buildings and screened from view. IMPLEMENTATION STRATEGIES Roof designs to include and conceal equipment Prohibit dumpsters within front yards 8.1.6 Set standards for bicycle parkin 8.1.7 Enforce the amortization of nonconforming adult entertainment uses along the l Commented [P11]: Moved to Community Image Commented [P12]: Duplicates policy 1.8.6 Commented [P13]: Reflected in the existing zoning code and Tukwila Design Manual. Commented [P14]: Moved to Community Image Commented [LM 15]: Deleted because the City has adopted regulations governing the location of adult entertainment uses. .1.8L Elicoura the— develop+ientof :corridor focal points. whII-- ensu-riH- ELI higher quality [Commented [P16]: Moved to Community Image 8.1.9 Design processes and standards that achieve higher quality designs and materials 8.1.10 Utilize the goals, policies, and illustrations in the Comprehensive Plan for use as Neighborhood Commercial Center design guidelines. IMPLEMENTATION STRATEGY Design guidelines and illustrations 18.1.111 Provide design guidelines and illustrations that explain the harmonious building 8.1.12 Require roof lines to be prominent and to contribute to the distinct characters of the Commented [P17]: Commercial design guidelines have been developed. Commented [P18]: Commercial design guidelines have been developed. Commented [P19]: Commercial design guidelines have been developed. Commented [P20]: Moved to Community Image December 2008May 2015 5 TUKWILA COMPREHENSIVE PLAN 8.1.14 8.1.16 IMPLEMENTATION STRATEGIES Design competition Arts Commission Reduce the dominance and clutter of signs through amortization of existing signs and replacement in compliance with Tukwila's Sign Code. IMPLEMENTATION STRATEGY Sign Code Preserve signs that are exceptional and significant. IMPLEMENTATION STRATEGIES ❑ Sign landmarks designation process ❑ Significant sign amortization exception process In the event that a light rail system is developed in either the Tukwila International objectives: Such a system shall, if appropriate and feasible, include one or more rail stations Such a system shall be designed and located so as to minimize interference with pedestrian and vehicular traffic (including both automobile and truck traffic) For the Tukwila International Boulevard corridor, City preference shall be given to locating rail lines and stations at grade or below grade as necessary to blockage, and interference with light and air for neighboring properties and public areas. Design of a light rail system shall minimize the potential adverse impacts and maximize the benefits of a rail system on the redevelopment of Tukwila International Boulevard Pacific Highway South or Interurban Avenue South in a Commented [P21]: The sign code has been rewritten and provides mechanisms for removal of non - conforming signs. Commented [LM22]: There are no remaining landmark signs. Commented [P23]: Light rail siting decisions are complete for Tukwila. December 200QMay 2015 6 Commented [LM27]: Deleted. These improvements on TIB have been completed. New policies discuss reducing the overall width of TIB via on- street parking and improving east -west streets intersecting TIB. TUKWILA COMPREHENSIVE PLAN Goal 8.2 manner consistent with any adopted plans and policies for those geographic Design of a light rail system shall minimize impacts on sensitive areas, including salmon spawning habitat areas. IMPLEMENTATION STRATEGIES Sign Landmarks designation process Significant sign amortization exception proces., Sign Code Pacific Highway Corridor Goal A Pacific Highway corridor thatThe Tukwila International Boulevard District is a walkable neighborhood with places to is an attractive, safe, and profitable place to live, do busincsswork, shop, and work, and play.is a positive reflection of the City as a whole and of the surrounding residential and business community. 8.2.1 Mitigate transportation impacts associated with regional travel by the use of extensive amenities, transit service, and appropriate siting and design of new uses, including the highway itself. 8.2.2 Give priority to pedestrian safety over vehicle safety in street design. 8.2.3 Improve the street to encourage pedestrian and transit travel, and actively discourage additional lanes in order to protect and enhance the local commercial, residential and pedestrian character. IMPLEMENTATION STRATEGIES ❑ Wider sidewalk standards ❑ Curb lined streets ❑ Planted medians with designated left turn pockets at intersections 8.2.4 Locate transit facilities, potentially including a rail station, within the SR 518 /Pacific Highway vicinity in order to develop a multimodal transfer area for buses, automobiles, pedestrians, and rail.[ 8.2.51 Include on street parking stalls for local customer use as a design option for street operation utilities, in accordance with rates and tariffs applicable to the serving utility. Commented [LM24]: Included and revised in new TIB District Element Commented [LM25]: Policies are now more aggressive in their recommendation to transition TIB from a regional through - street to more of a main street with on- street parking and slower speed limits. Commented [NG26]: Move to 13.1.1. However, 13.1.1 does not give safety priority to any one mode of travel. Commented [NG28]: Link Light Rail station has been built. Commented [LM29]: Deleted. Policies are now more aggressive in recommending on- street parking the length of the corridor through the TIB district. Commented [NG30]: Combined into one city -wide policy at 12.1.19 December 2008May 2015 7 TUKWILA COMPREHENSIVE PLAN 8.2.7 Design the Tukwila International Boulevard Pacific Highway street improvements for improvements, reflecting this section's different topography. 8.2.8 Improve an east west transportation corridor north of South 144th Street intersecting with Pacific Highway 99. IMPLEMENTATION STRATEGY Alternatives study 8.2.9 Improve South 1'l'lth Street (including right of way acquisition where necessary) between Military Road South and 42nd Avenue South to serve as a significant pedestrian corridor. 8.2.10 Develop standards and design guidelines that recognize the physical difference between the valley wall and the plateau and that retain the hillside's character, IMPLEMENTATION STRATEGIES ❑ Limited retaining wall height 8.2.11 (Develop a strategic and financial plan for implementing these Tukwila International Boulevard ' . • . - • :: District policies that facilitatesaimed at investing public funds and facilitating private and public investment. Use a decision matrix to prioritize projects and show project consistency with the TIB District Element goals and policies. 8.2.12 8.2.13 Assemble business and resident groups to coordinate the development of the strategic corridor, and to develop and coordinate an image concept for marketing and design guidance. IMPLEMENTATION STRATEGIES ❑ Block watch ❑ Apartment managers' and owners' forum., Li Tenant councils Maintain the predominately residential use and character between South 128th Street and South 137th Street (if extended), with appropriate zoning and a significant l Commented [NG31]: These have been completed Commented [LM321: Deleted. Last two transportation modelling efforts for the City did not indicate a need for this corridor. Commented [LM33]: This has been completed. Commented [LM34]: Reflected in TIB Design Manual Commented [LM35]: Revised and moved to new TIB District Element Commented [LM36]: Deleted. Covered under Roles and Responsibilities Element of the Comprehensive Plan, sections on Safety & Security, and Communication & Engagement. Commented [LM37]: Revised and relocated to new TIB District Element December 2008May 2015 8 TUKWILA COMPREHENSIVE PLAN component of vegetated hillside; allow a limited amount of neighborhood oriented 8.2.111 Allow heights along the corridor as follows: six story heights south of South 154th Street; ten story heights south of SR 518 (excluding the area noted below) and on the 8.2.15 Figure 18 Highway 99 Height Exception three stories north and south of S. 158th Street, as shown in Figure 18. fence outsidcexterior storage and sales areas with high - quality materials to support a visually pleasing environment without restricting connectivity and walkability; limit use, size, and location of metal security and other fencing and require concealment with appropriate landscaping. 8.2.16 IMPLEMENTATION STRATEGY ❑ Fencing standards Allow a diversity of uses along the corridor, including residential, retail, service, light Pacific Highway South; create a Regional Commercial ar south of the Neighborhood Commercial Center and create opportunities for either commercial or industrial uses at the north end of the corridor. 8.2.181 Encourage building design on the east side of Pacific Igighway between South 137th Street (if extended) and South 111th Street to reflect the importance of the area as a visual focal point for traffic through the corridor. 8.2.191 Where significant distant views occur along the corridor, encourage development to recognize and incorporate these into project design. Developments should minimize 8.2.20 building design and site planning. IMPLEMENTATION STRATEGY Design guidelines that illustrate techniques Provide flexibility in the application of design standards in order to encourage pedestrian oriented and pedestrian friendly development and to allow cr tivity in the design process. Commented [LM38]: Maximum height addressed in new draft TIB District Element. Maximum heights needs to be revisited as part of the implementation of this element. These heights may actually prevent the types of development envisioned by the community from being developed, and may need to be revised, based on consultant recommendations as to what is attractive to developers and makes a project financially feasible. Commented [LM39]: Revised and relocated to new draft TIB District Element Commented [LM40]: This has been replaced by the goals and policies on nodes and land use. Commented [LM41]: This has been replaced by the goals and policies on "nodes ". Commented [LM42]: This has been included in the TIB Design Manual. Commented [LM43]: This is difficult to regulate. l Commented [LM44]: Included in the TIB Design Manual December 2008May 2015 9 TUKWILA COMPREHENSIVE PLAN 221 Encourage the redevelopment of commercial properties fronting TIB by allowing the aggregation of . - . . residentially zoned parcelspreperty with commercially zoned parcels fronting TIB, where such action: • - expands small and/or irregularly shaped commercial districts that can't be redeveloped per the overall goals for the area;- • encourages redevelopment of non - conforming use sites; • fronts and orients any commercial uses toward TIBPacific Highway; and • creates a site, structures, landscaping and other features that are compatible with adjacent residential district standards and planned character. llnterurban Avenue South Corridor{ Interurban Avenue South has been described as having two distinct characters a middle and two ends. The two ends are similar because they intersect with major freeways. The middle section is a mixed use arca and the historic heart of old Tukwila. The middle section also tends to be somewhat restricted because of the valley wall, the river, and Foster Golf Course and Fort Dent Park. The development pattern of Interurban Avenue was influenced heavily by the railroad and found. Small houses are set amidst industrial activities. Narrow streets and short blocks are common. Parts of Interurban are still in transition, and Interurban is primarily a corridor for through traffic. Goal 8.3 Interurban Corridor Goal recreational, high density residential and light industrial uses,. Policies $.3.1 Develop the north section as an area of regional commercial or light industrial uses; the middle and south sections as a mix of residential, commercial or, in some areas, light industrial uses. IMPLEMENTATION STRATEGY ❑ Zoning Code Allow three story buildings within the middle section and allow four story buildings within the Fostoria, Fort Dent, Nielsen Farm, and freeway interchange areas, and Commented [LM451: Moved to new draft TIB District element Commented [LM46]: This section moved to Residential Neighborhoods. Commented [MCB47]: True for all commercial corridors: Southcenter BL, TIB and Interurban and West Valley HY Commented [P48]: Zoning is in place Commented [P49]: Zoning is in place December 2008May 2015 10 1 TUKWILA COMPREHENSIVE PLAN allow six stories within the Gateway Drive area and light industrial areas south of I 5 (Figure 19) Allow residential uses as second story and above uses in all Figurc 19 Regional Commercial Mixed Use zoned areas. Interurban Avenue Corridor 8.3.1 Create a logical and harmonious division between commercial or industrial uses and residential uses by using changes in topography and through appropriate development standards, including street design. 8.3.5 Improve public rights of way that connect Interurban Avenue and the river with 8.3.0 Develop preferred station sites and rail alignment through the Interurban corridor that maximize service and access to regional services and minimize visual impacts along its entire route. 8.3.7 Work with the transit agency to install transit shelters designed to reflect the historic use of the corridor for public transit. 8.3.8 Provide prominent public art and interpretive markers at highly visible locations, of the area. 8.3.9 Preserve or commemorate the structures remaining from the turn of the century, in either their present or a nearby location, as determined in a city wide survey and designation process. IMPLEMENTATION STRATEGIES Investigate the possibility of preserving community club building Historic recognition/preservation incentive program 8.3.16 Locate major gateway features at the north and south freeway interchanges, incorporating such elements as landscaping, lighting, signage, or artwork. Southcenter Boulevard Corridor of the railroad tracks to the western boundary at Tukwila International BoulevardHighway 99. The street acts as a major east/west corridor for the south King County area and is a frontage road and alternative to I 105/SR518. Office and multi family buildings comprise most of the developments along the east half of Southcenter Boulevard, and these act as buffers between the commercial /industrial uses to the south and the residential uses to the north. Commented [P50]: Zoning is in place Commented [MCB51]: See Neighborhoods and Transportation Elements for policy to protect residential neighborhoods and policy to create separate residential versus street design standards Commented [P52]: This is addressed city -wide in the open space and shoreline policies. Commented [P53]: Light rail siting decisions have been made Commented [MCB54]: Moved to transportation /community image regarding historic preservation / storytelling practices - Goal 1.3 & associated policies. Commented [P55]: Moved to historic preservation section of Community Image Commented [P56]: Move to historic preservation section of Community Image, Policy 1.3.1 Commented [P57]: This is addressed in the boundaries section of Community Image, policy 1.5.1 Commented [LM58]: Some goals & policies have already been implemented; others will be relocated to Residential Neighborhoods element. December 2008May 2015 11 Commented [MCB59]: Moved to Neighborhood as a goal for buffering residential from commercial /traffic. Commented [P60]: Zoning in place Commented [P61]: 3 story height limit in place Commented [P62]: How would this policy be implemented? Through design guidelines? We don't protect views. Move to Residential Neighborhoods Commented [MCB63]: Move to neighborhood Residential and or Community image for a view protection policy. Height standard in place. Commented [P641: The 140 is in place. TUKWILA COMPREHENSIVE PLAN Goal 8.1 Southcenter Boulevard Goal all of which act as a buffer to the low density residential neighborhoods to the north. Southcenter Boulevard Policies 8.1.11 Allow residential uses as second story and above uses in all Regional Commercial Mixed Use zoned areas east of 51st Avenue South. 8.1.21 Maintain the low scale, one to three story, commercial char acter of Southcenter Boulevard east of 51st Avenue South. 8.1.3 Balance the competing concerns of uphill residents for maximum views and the community wide desire for contour hugging design and angular lines of hillside structures. [8.4.4 Require sloped roof lines along Southcenter Boulevard to imitate the local topography and residential character. 8.4.5 8.1.6! 8.1.7 8.4.81 8.4.9 Recommend and pursue with the transit agency an east west transit service along the Boulevard. Provide additional pedestrian connections between residential areas to the north and Southcenter Boulevard. Work with the State Department of Transportation to landscape and maintain the appearance of its properties and provide noise attenuation where technically feasible., a true boulevard. Improve landmarks and city identity by: Redesignating South 151th Street as Southcenter Boulevard. 8.1.101 Emphasize the landscaping, residential character, and hillside traits and character along the Southcenter Boulevard corridor. IMPLEMENTATION STRATEGIES: Commented [MCB65]: Move to Neighborhoods as this policy is to improve connection from households to services and transit. Commented [P66]: Grouped with other noise policies in Residential Neighborhoods Element. Commented [P67]: This has been done west of I -5. Add to Residential Neighborhoods Element. Commented [P68]: These have been done. Commented [P69]: Gateways are addressed in the Community Image element. Specific gateway locations recommended in new TIB element. Commented [P70]: This has never made it into design guidelines. Move to Neighborhood Element December 2008May 2015 12 TUKWILA COMPREHENSIVE PLAN Board of Architectural Review Neighborhood Commercial Centers1 Pedestrian oriented Neighborhood Commercial Centers, generally focused around key intersections in transportation corridors can help provide the sense of a "people place" that the neighborhoods bordering the corridors need. A Neighborhood Commercial Center not only helps mitigate the corridors' transportation impacts on residential areas, it can also provide a commercial focus for the businesses bordering the corridor. IA key element in a successful pedestrian environment is the ability to walk continuously along the front of stores and see into the building interiors (e.g. shop display windows) instead of into parking lots. Thus, standards regarding a sites design -- building setback, landscaping, fencing, signage, sidewalks and automobile access and parking are the important issues. goal 8.$ Neighborhood Commercial Centers commercial focus for businesses along the corridor. A key characteristic of a Ncighborhood landscaping, screening, and sidewalks. 8.5.1 8.5.2 8.5.3 Through public and private project design and regulation, create recognizable, compact, pedestrian oriented Neighborhood Commercial Centers. Allow a diverse mix of uses, including above street residential, retail, commercial services, officefand recreational and community facilities, and limited new retail in the TIB area outside the nodes. IMPLEMENTATION STRATEGY ❑ Zoning Code Encourage the consolidation of existing smaller properties into larger lots through 8.5.4 Encourage new commercial construction rather than the conversion ofconverting existing residential structures to commercial uses. 8.5.5 Combine standards for parking placement and with building to standards site layout to achieve the compactness of a consistent building wall and pedestrian orientation_ along streets within the TIB District, where appropriate, creating a focal point emphasis in Neighborhood Commercial Centers. Commented [LM71]: Goals and policies regarding the Village Node take the place of this in the new draft TIB District Element Commented [LM72]: Moved to Sidebar Box: Streetscapes & Uban Form in new draft TIB Element Commented [MCB73]: This goal and the following policies require the adoption of commercial guidelines and or standards within the City's commercial districts. The goals, policies & implementation strategies for the Village Node addresses this in the new draft TIB District element. Commented [LM74]: Revised and included in new draft TIB District element Commented [LM751: Addressed in new draft TIB District element Commented [LM76]: Included in new draft TIB District element Commented [LM77]: Included in new draft TIB District element December 2008May 2015 13 TUKWILA COMPREHENSIVE PLAN IMPLEMENTATION STRATEGY ❑ Parking behind or beside buildings 8.5.00 Incorporate a significant landscape element into the street design within Neighborhood Centers. IMPLEMENTATION STRATEGY ❑ Parking behind or beside buildings 8.5.7 Encourage two to four story buildings within Neighborhood Commercial Centers to emphasize their importance and desired activity level, limiting commercial uses to two lower levels, except in Urban Renewal areas. 8.5.8 Buffer residential areas from adjacent commercial areas. Ensure appropriate structural and landscape transitions between commercial and residential zones. IMPLEMENTATION STRATEGY ❑ Multi family and commercial design guidelines 8.5.9 Include substantial areas of glass in the design of ground level retail and service structures and require building entrances to face the street. 8.5.10 Require developments to incorporate pedestrian amenities and open spaces such as community focal point. 8.5.111 Employ appropriate design elements such as slopcs,p aks, caps, steps, exaggerated parapets, colors, and lighting to make the rooflines prominent, creating a distinct Neighborhood Commercial Center character. 18.5.121 Work with Metropolitan King County to create distinctive transit stops within Neighborhood Commercial Centers that are integrated with adjacent development and pedestrian connections, with a design that is harmonious with the neighborhood. Commented [MCB78]: Already completed Commented [LM79]: Updated in new draft TIB District element Commented [MCB80]: Included in new draft TIB District Element Commented [LM81]: These 3 policies completed and addressed m the TIB Design Manual. Commented [MCB82]: The cost of maintaining unique transit shelters has been found to be prohibitive. December 2008May 2015 14