HomeMy WebLinkAboutSEPA EPIC-40-90 - CITY OF TUKWILA / COMMUNITY DEVELOPMENT - MULTI-FAMILY DESIGN STANDARDSMULTI - FAMILY DESIGN
STANDARDS
CITY OF TUKWILA
EPIC-40-9.O
WAC 197 -11 -970
DETERMINATION OF NONSIGNIFICANCE
Description of Proposal Adopt new design standards +guidelines for multi- family
developments including amendments to the Tukwila Zoning Code (Title 18) and
incorporating design guidelines into the Comprehensive Plan.
Proponent
City of Tukwila Planning Division.
Location of Proposal, including street address, if any Applicable throughout
the City of Tukwila on lands zoned for multi- family use (R2,R3, R4, & RMH).
Lead Agency: City of Tukwila File No. EPIC -40 -90
The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. An environmental impact statement
(EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after
review of a completed environmental checklist and other information on file with the
lead agency. This information is available to the public on request.
0 There is no comment period for this DNS
0 This DNS is issued under 197 -11- 340(2). Comments must be submitted by
. The lead agency will not act on this
proposal for 15 days from the date below.
Responsible Official Rick Beeler
Position /Title . Planning Director
Phone • 433 -1846
Address o 6200 Southcenter Boulevard Tukwi WA 98188
Date
re2 Signature
You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter
Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written
appeal stating the basis of the appeal for specific factual objections. You may be
required to bear some of the expenses for an appeal.
Copies of the procedures for SEPA appeals are available with the City Clerk and
Planning Department.
FM.ONS
CITY OF TUKWILA
COMMUNITY DEVELOPMENT DEPARTMENT
Environmental Checklist
A. BACKGROUND
1. Name of proposed project, if applicable:
Proposed City of Tukwila Multifamily Zoning Code
Revisions and Proposed Guidelines
2. Name of applicant:
City of Tukwila Community Development Department
3. Address and phone number of applicant and contact
person:
City of Tukwila Planning Division
Suite 100
6300 Southcenter Blvd.
Tukwila, Wa 98188
Atten. Vernon Umetsu
206 - 433 -1849
4. Date checklist prepared: December 1, 1992
5. Agency requesting checklist:
City of Tukwila, Dept. of Community Development
6. Proposed timing or schedule (including phasing, if
applicable):
Adoption by the City Council in December, 1992
7. Do you have any plans for future additions,
expansion, or further activity related to or connected
with this proposal? If yes, explain.
No.
8. List any environmental information you know about
that has been prepared, or will be prepared, directly
related to this proposal.
None.
•
9. Do you know whether applications are pending for
governmental approvals of other proposals directly
affecting the property covered by your proposal? If yes,
explain.
None known.
10. List any government approvals or permits that will
be needed for your proposal, if known.
Approval by the Tukwila City Council
11. Give brief, complete description of your proposal,
including the proposed uses and the size of the project
and site. There are several questions later in this
checklist that ask you to describe certain aspects of
your proposal. You do not need to repeat those answers on
this page. (Lead agencies may modify this form to
include additional specific information on project
description.)
This is a non - project proposal to amend Tukwila Title 18
(Zoning Code) to achieve better designed multifamily
development in Tukwila. The amendments are to:
strengthen the overall Review Criteria which the Board of
Architectural Review and City staff use to review a
proposed multifamily projects; improve the existing
Development standards contained in the Multifamily
section of the existing Zoning Code; and supplement both
the criteria and the development standards by the
addition of Design Guidelines which would be adopted by
resolution of the City Council.
The proposed Title 18 amendments Design Guidelines are
attached.
12. Location of the proposal. Give sufficient
information for a person to understand the precise
location of your proposed project, including a street
address, if any, and section, township, and range, if
known. If a proposal would occur over a range of area,
provide the range or boundaries of the site(s). Provide
a legal description, site plan, vicinity map, and
topographic may, if reasonably available. While you
should submit any plans required by the agency, you are
not required to duplicate maps or detailed plans
submitted with any permit applications related to this
checklist.
The proposed zoning code amendments would directly affect
R -2, R -3, R -4, RMH zoned property at the time that a
development proposal is made. A map of these areas is
attached.
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13. Does the proposal lie within an area designated on
the City's Comprehensive Land Use Policy Plan Map as
environmentally sensitive.
Portions of affected lands are designated as
environmentally sensitive. Environmentally sensitive
area maps are available at the Tukwila Planning Division.
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat,
rolling, hilly, steep slopes, mountainous, other
Not applicable.
b. What is the steepest slope on the site (approximate
percent slope)?
Not applicable.
c. What general types of soils are found on the site
(for example, clay, sand, gravel, peat, muck)? If you
know the classification of agricultural soils, specify
them and note any prime farmland.
Not applicable
d. Are there surface indications or history of unstable
soils in the immediate vicinity? If so, describe.
Not applicable
e. Describe the purpose, type, and approximate
quantities of any filling or grading proposed. Indicate
source of fill.
Not applicable
f. Could erosion occur as a result of clearing,
construction, or use? If so, generally describe.
Not applicable
g. About what percent of the site will be covered with
impervious surfaces after project construction (for
example, asphalt, or buildings)?
Not applicable. See All.
h. Proposed measures to reduce or control erosion, or
other impacts to the earth, if any:
Not applicable. See All.
2. Air
a. What types of emissions to the air would result from
the proposal (i.e., dust, automobile, odors, industrial
wood smoke) during construction and when the project is
completed? If any, generally describe and give
approximate quantities if known.
Not applicable
b. Are there any off -site sources of emissions or odor
that may affect your proposal? If so, generally
describe.
Not applicable
c. Proposed measures to reduce or control emissions or
other impacts to air, if any:
Not applicable
3. Water
a. Surface:
1) Is there any surface water body on or in the
immediate vicinity of the site (including year -round and
seasonal streams, saltwater, lakes, ponds, wetlands)? If
yes, describe type and provide names. If appropriate,
state what stream or river it flows into.
Not applicable
2) Will the project require any work over, in, or
adjacent to (within 200 feet) the described waters? If
yes, please describe and attach available plans.
Not applicable
3) Estimate the amount of fill and dredge material that
would be placed in or removed from surface water or
wetlands and indicate the area of the site that would be
affected. Indicate the source of fill material.
Not applicable
4) Will the proposal require surface water withdrawals
or diversions? Give general description, purpose, and
approximate quantities if known.
Not applicable
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5) Does the proposal lie within a 100 -year floodplain?
If so, note location on the site plan.
Not applicable
6) Does the proposal involve any discharges of waste
materials to surface waters? If so, describe the type of
waste and anticipated volume of discharge.
Not Applicable
b. Ground:
1) Will ground water be withdrawn, or will water be
discharged to ground water? Give general description,
purpose, and approximate quantities if known.
Not applicable
2) Describe waste material that will be discharged into
the ground from septic tanks or other sources, if any
(for example: Domestic Sewage; industrial, containing
the following chemicals . . .; agricultural; etc.).
Describe the general size of the system, the number of
such systems, the number of houses to be served (if
applicable), or the number of animals or humans the
system(s) are expected to serve.
Not applicable
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm
water) and method of collection and disposal, if any
(include quantities, if known). Where will this water
flow? Will this water flow into other waters? If so,
describe.
The proposed design guidelines include criteria for site
preparation, drainage and impervious surface coverage.
2) Could waste materials enter ground or surface
waters? If so, generally describe.
Not applicable
d. Proposed measures to reduce or control surface,
ground, and runoff water impacts, if any:
The design guidelines in conjunction with other existing
and proposed (Sensitive Area Ordinance) regulations would
provide a means to evaluate multifamily development
projects.
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1
4. Plants
a. Check or circle type of vegetation found on the site:
deciduous tree: alder, maple, aspen, other
evergreen tree: fir, cedar, pine, other
shrubs
grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bulrush, skunk
cabbage, other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
Not applicable
b. What kind and amount of vegetation will be removed or
altered?
Not applicable
c. List threatened or endangered species known to be on
or near the site.
Not applicable
d. Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the site,
if any:
The review criteria call for site planning that is
designed to preserve natural features, which includes
significant stands of trees, and wetlands. The
development regulations call for increases in perimeter
landscaping in some cases. The acceptable size and mix
of species of plant materials is specifically identified
for frontage, perimeter and interior landscaping.
Interior landscaping will be required for parking areas.
5. Animals
a. Circle any birds and animals which have been observed
on or near the site or are known to be on or near the
site:
birds: hawk, heron, eagle, songbirds, other:
mammals: dear, bear, elk, beaver, other:
fish: bass, salmon, trout, herring, shellfish,
other:
Not applicable.
b. List any threatened or endangered species known to be
on or near the site.
Not applicable
c. Is the site part of a migration route? If so,
explain.
Not applicable.
d. Proposed measures to preserve or enhance wildlife, if
any:
Not applicable.
6. Energy and Natural Resources
a. What kinds of energy (electrical, natural gas, wood
stove, solar) will be used to meet the completed
project's energy needs? Describe whether it will be used
for heating, manufacturing, etc.
Not applicable.
b. Would your project affect the potential use of solar
energy impacts, if any:
Not applicable.
c. What kinds of energy conservation features are
included in the plans of this proposal? List other
proposed measures to reduce or control energy impacts, if
any?
Not applicable.
7. Environmental Health
a. Are there any environmental health hazards,
including exposure to toxic chemicals, risk of fire and
explosion, spill, or hazardous waste, that could occur as
a result of this proposal? If so, describe.
Not applicable.
1) Describe special emergency services that might be
required.
Not applicable.
2) Proposed measures to reduce or control environmental
health hazards, if any:
Not applicable.
b. Noise
1) What types of noise exist in the area which may
affect your project (for example: traffic, equipment,
operation, other):
Not applicable.
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• •
2) What types and levels of noise would be created by
or associated with the project on a short -term or a
long -term basis (for example: traffic, construction,
operation, other)? Indicate what hours noise would come
from the site.
Not applicable.
3) Proposed measures to reduce or control noise
impacts, if any:
Not applicable.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent
properties?
Not Applicable.
b. Has the site been used for agriculture? If so,
describe.
Not applicable.
c. Describe any structures on the site.
Not applicable.
d. Will any structures be demolished? If so, what?
Not applicable.
e. What is the current zoning classification of the
site?
Not applicable.
f. What is the current comprehensive plan designation of
the site?
Not applicable.
g. If applicable, what is the current shoreline master
program designation of the site?
Not applicable.
h. Has any part of the site been classified as an
"environmentally sensitive" area? If so, specify.
Not applicable.
8
4 •
i. Approximately how many people would reside or work in
the completed project?
Not applicable.
j. Approximately how many people would the completed
project displace?
Not applicable.
k. Proposed measures to avoid or reduce displacement
impacts, if any:
Not applicable.
1. Proposed measures to ensure the proposal is
compatible with existing and projected land uses and
plans, if any:
The proposed zoning code changes and design
guidelines provide more detail about how multifamily
development should occur in order to better comply
with Comprehensive Plan policies. The amendments
have been reviewed by a developer focus group, the
City Planning Commission, and endorsed by the City
Council. Public input has been solicited at three
public hearings and a public information meeting.
The proposal will not affect the type (multifamily)
of land use allowed on multifamily zoned property,
but will improve the quality of multifamily
developments by requiring sensitive site layout and
appearance. Larger more useable areas of open and
recreation space will result within new multifamily
developments. Multifamily development will provide
better buffering with neighboring properties
resulting in greater compatibility with adjoining
land uses.
m. Proposed measures to avoid or reduce shoreline and
land use impacts are:
The proposed changes would provide improved regulatory tools
for the Board of Architectural Review and the Staff to review
multifamily development proposals to achieve better
environmental harmony.
9. Housing
a. Approximately how many units would be provided, if
any? Indicate whether high, middle, or low- income
housing.
The proposal does not increase or decrease the
number of multifamily housing units within the City
limits.
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b. Approximately how
eliminated? Indicate
housing.
Not applicable.
•
may units, if any, would be
whether high, middle, or low- income
See 9a above.
c. Proposed measures to reduce or control housing
impacts, if any:
The primary goal of the proposal is to provide
improved tools to achieve a better quality of
multifamily development in Tukwila.
10. Aesthetics
a. What if the tallest height of any proposed
structure(s), not including antennas; what is the
principal exterior building material(s) proposed?
No change to the height regulations is proposed.
However, building setbacks from the property line
and between buildings will vary with the height of
the height of the building(s).
b. What views in the immediate vicinity would be altered
or obstructed?
None.
c. Proposed measures to reduce or control aesthetic
impacts, if any:
The proposed standards will improve project design
quality.
11. Light and Glare
a. What type of light or glare will the proposal
produce? What time of day would it mainly occur?
Lighting is required in both parking and interior
areas of multifamily developments.
b. Could light or glare from the finished project be a
safety hazard or interfere with views?
Lighting is being required to provide safety for
residents and allow for prompt response from
emergency services. No off -site spill over is
allowed.
c. What existing off -site sources of light or glare may
affect your proposal?
Not applicable.
s
d. Proposed measures to reduce of control light and
glare impacts, if any:
Shielding of lighting fixtures is required when
greater than 10 feet high in parking areas or
greater than 8 feet high in the interior area, and
no off -site glare spill over is allowed.
12. Recreation
a. What designated and informal recreational
opportunities are in the immediate vicinity?
Various formal and informal recreational resources exist
throughout the City. Specific project impacts will be
evaluated as part of individual development applications.
These standards should result in project designs which
recognize these areas and attempt to harmonize design with
recreation uses.
b. Would the proposed project displace any existing
recreational uses? If so, describe.
Not applicable. See 12a above.
c. Proposed measures to reduce or control impacts on
recreation, including recreation opportunities to be
provided by the project or applicant, if any:
Not applicable. See 12a above. Also, 400 sq. ft. of on site
recreation areas shall be provided for each unit developed.
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or
proposed for, national, state, or local preservation
registers known to be on or next to the site? If so,
generally describe.
Not applicable.
b. Generally describe any landmarks or evidence of
historic, archaeological, scientific, or cultural
importance known to be on or next to the site.
Not applicable.
c. Proposed measures to reduce or control impacts, if
any:
Not applicable. Project specific impacts will be
evaluated at the time of permit application.
• •
14. Transportation
a. Identify public streets and highways serving the
site, and describe proposed access to the existing street
system. Show on site plans, if any.
Not applicable.
b. Is site currently served by public transit? If not,
what is the approximate distance to the nearest transit
stop?
Not applicable.
c. How many parking spaces would the completed project
have? How many would the project eliminate?
Not applicable.
d. Will the proposal require any new roads or streets,
or improvements to existing roads or streets, not
including driveways? If so, generally describe
(indicate whether public or private).
No.
e. Will the project use (or occur in the immediate
vicinity of) water, rail, or air transportation? If so,
generally describe.
Not applicable.
f. How many vehicular trips per day would be generated
by the completed project? If known, indicate when peak
volumes would occur.
Not applicable.
g. Proposed measures to reduce or control transportation
impacts, if any:
Pedestrian walks will be required and transit
facilities will be encouraged.
15. Public Services
a. Would the project result in an increased need for
public services (for example: fire protection, police
protection, health care, schools, other)? If so,
generally describe.
No. See 13c.
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b. Proposed measures to reduce or control direct impacts
on public services, if any.
Not applicable. See 13c.
16. Utilities
a. Circle utilities currently available at the site:
electricity, natural gas, water, refuse service,
telephone, sanitary sewer, septic system, other.
Not applicable.
b. Describe the utilities that are proposed for the
project, the utility providing the service, and the
general construction activities on the site or in the
Immediate vicinity which might be needed.
Not applicable.
C. SIGNATURE
The above answers are true and complete to the best of my
knowledge. I understand that the lead agency is relying
on them to make its d cision.
Signature: ,1.�..
Date Submitted: 1.2.71/??—
D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS
Because these questions are very general, it may be
helpful to read them in conjunction with the list of the
elements of the environment.
When answering these question, be aware of the extent the
proposal, or the types of activities likely to result
from the proposal, would affect the item at a greater
intensity or at a faster rate than if the proposal were
not implemented. Respond briefly and in general terms.
1. How would the proposal be likely to increase
discharge to water; emissions to air; production, storage
or release of toxic or hazardous substances; or
production of noise?
No direct or indirect impact will occur to water
bodies groundwater, drainage, air from the proposed
changes to the multifamily section of the zoning
code. No increase in noise or release of hazardous
substances would occur from the proposed changes.
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Proposed measures to avoid or reduce such increases are:
No impacts will result, thus no mitigating measures
are necessary.
2. How would the proposal be likely to affect plants,
animals, fish or marine life?
Animal, fish or marine life
will not be affected by the proposal. The proposal
will increase the amount of landscape planting that
occurs within multifamily developments, and will
emphasize and require that existing vegetation be
retained where possible. It is anticipated that the
new regulations will result in more useable open
space.
Proposed measures to protect or conserve plant, animals,
fish or marine life are:
No impacts to animal, fish or marine life will
result from the proposed code revision.
3. How would the proposal be likely to deplete energy
or natural resources?
No impact on energy or natural resources is
anticipated by the zoning code changes.
Proposed measures to conserve energy and natural
resources are:
No impacts will result, thus no mitigating measures
are necessary.
4. How would the proposal be likely to use or affect
environmentally sensitive areas or areas designated (or
eligible or under study) for governmental protection;
such as parks, wilderness, wild and scenic rivers,
threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime
farmlands?
No change in regulations except that project design harmony
with the natural environment is emphasized.
Proposed measures to protect such resources or to avoid
or reduce impact are:
The proposal calls for site plans to be designed to
preserve natural features of the site to the maximum
extent possible. Natural features include
significant stands of trees, wetlands, streams,
topography and views.
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• •
5. How would the proposal be likely to affect land and
shoreline use, including whether it would allow or
encourage land or shoreline uses incompatible with
existing plans?
The proposed design standards and guidelines are
consistent with the Comprehensive Plan and are not
anticipated to change the land use pattern.
Proposed measures to avoid or reduce shoreline and land
use impacts are:
The proposal will not allow land uses incompatible
with existing plans.
How does the proposal conform to the Tukwila Shoreline
Master Plan?
Yes. The Shoreline Plan is an overlay zone and its
regulations continue to take precedence.
6. How would the proposal be likely to increase demands
on transportation or public services and utilities?
The proposal will not increase demands on
transportation, public services and utilities.
Proposed measures to reduce or respond to such demand(s)
are:
None.
7. Identify, if possible, whether the proposal may
conflict with local, state, or federal laws or
requirements for the protection of the environment.
The proposed changes to the code will provide
enhanced protection of the environment resulting
from better quality multifamily development.
8. Does the proposal conflict with policies of the
Tukwila Comprehensive Land Use Policy Plan? If so, what
policies of the plan.
The proposal furthers the goals and policies of the
Tukwila Comprehensive Land Use Policy Plan policies
for multifamily residential land uses and
environmentally sensitive areas.
Proposed measures to avoid or reduce the conflicts are:
None. The proposal is in conformance with the
existing Tukwila Comprehensive Land Use Policy Plan.
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E. SUPPLEMENTAL SHEET FOR ALL PROJECT AND NON PROJECT
PROPOSALS
The objectives and the alternative means of
reaching the objective for a proposal will be helpful in
reviewing the aforegoing items of the Environmental
Checklist. This information provides a general overall
perspective of the proposed action in the context of the
environmental information provided and the submitted
plans, documents, supportive information, studies, etc.
1. What area the objective(s) of the proposal?
The goals of the proposal are:
o to provide improved tools to achieve better quality
multifamily development in Tukwila;
o to provide code language which will improve the
quality of communication between the City and developers
as to the quality level the City desires for multifamily
developments;
o to receive greater detailed information in
multifamily development applications, so as to minimize
the time to review a proposed project;
o to allow developers to prepare development plans
with greater confidence and certainty about the City's
review and approval process.
2. What are the alternative means of accomplishing
these objectives?
Adopt all required standards as design suggestions
to allow developers maximum flexibility to build
quality projects.
3. Please compare the alternative means and indicate
the preferred course of action.
The City has allowed maximum flexibility in design.
This has not resulted in a design quality acceptable
to the City Council. The additional design
standards and guidelines are needed to assure a
higher minimum level of design quality.
•
4. Does the proposal conflict with policies of the
Tukwila Comprehensive Land Use Policy Plan? If so, what
policies of the plan.
The proposal furthers the goals and policies of the
Tukwila Comprehensive Land Use Policy Plan.
Proposed measures to avoid or reduce the conflict(s) are:
None.
file:mfd \sepa
MULTI - FAMILY DESIGN STANDARDS
10/13/92
John W. Rants, Mayor
Tukwila City Council
Allan Ekberg, President
Joe Duffle
Joan Hernandez
Steve Lawrence
Steve Mullet
Dennis Robertson
Charles Simpson
Tukwila Planning Commission
George Malina, Chairperson
Scott Clark
Jack Flesher
George Gomez
Jim Haggerton
Gerald Knudsen
Vern Meryhew
Private Development Advisory
Focus Group
Colin Quinn, Lincoln Properties
Carl Bloss, Schneider Homes
Everett Foster, Rosewood Co.
Randy Brealey, Developer
Joe Alhadeff, Meridian Mortgage
Jim Potter, Seattle -King County Master
Builders Assoc.
Tukwila Principal Staff Members
L. Rick Beeler, Director
Jack P. Pace, Senior Planner
Vernon Umetsu, Project Planner
Stacia Norris, Document Processing
Chris Collins, Word Processing
Sharon Dibble, Graphics
Consultants
William Kreager, Mithun Group
Architects
Tom Rengstorf, Rengstorf and
Associates Landscape Architects
Michael Aipersbach, Aipersbach &
Ryan Planners
Multi- Family Design Standards Update
Table of Contents
I. Introduction
The Issue of Existing Design Quality in Tukwila 1
The Community's Vision of Residential Neighborhoods 1
The Plan Development Process 2
The Existing Regulatory Structure 3
II. Proposed Regulatory System Modifications
A. Board of Architectural Review Design Criteria (Revised) 6
B. Development Standards (Revised) 15
C. Illustrative Design Guidelines (New) 34
Appendices showing specific Zoning Code modifications (to be provided after City Council revisions)
A. TMC 18.14:
B. TMC 18.16:
C. TMC 18.18:
D. TMC 18.20:
E. TMC 18.50:
F. TMC 18.52:
G. TMC 18.56:
H. TMC 18.60:
I. TMC 18.46:
R -2 District - Low Density Multi- Family
R -3 District - Medium Density Multi - Family
R -4 District - High Density Multi- Family
RMH District - Highest Density Multi - Family
Height, Setback, and Area Regulations
Landscape and Recreation Space Requirements
Off Street Parking and Loading Regulations
Board of Architectural Review
Planned Residential Development
I. INTRODUCTION
THE ISSUE
In 1988, the Tukwila City Council formed a strongly held consensus that the current regulatory system
has produced a haphazard, generally unsatisfactory level of multi- family design quality. It directed the
Administration and the Department of Community Development (DCD) to revise existing regulations to
reflect a much greater level of specific, mandatory design standards for multi- family projects.
These standards would include and expand general zoning code minimums such as building height,
setback and landscaping, as well as Board of Architectural Review Design Guidelines. The specific
recommendations have been based upon a general vision of residential neighborhoods as reflected in
City Council design directions, a review of existing regulations, and an evaluation by staff, professional
designers, and builders as to how to better realize this vision.
THE COMMUNITY VISION
Well designed projects provide value to the owner and the community. The ability to provide this
attractive and pleasant appearance is a measure of the community's ability to establish a successful
identity which is a source of pride, helping businesses and residents to improve property values and the
quality of life. The design quality of a development and its ability to compliment or enhance the
•
surrounding neighborhood is essential.
The City of Tukwila recognizes its regional and social responsibilities and has provided adequate land
for a range of multi - family housing types and levels of affordability.
The City also herewith affirms its commitment to treat multi - family areas as fully integrated elements of
the Tukwila's residential mosaic of neighborhoods.
This City commitment carries with it a public responsibility to provide its fair share of capital
improvements and services necessary to support livable neighborhoods. At the same time, it imposes a
private sector responsibility to design and build developments which support these same livable
neighborhoods.
1
Livable neighborhoods are characterized by:
a. Social interaction, cohesion, and social responsibility,
b. Safe public streets, sidewalks, parks and other common areas, and
c. Well designed developments which foster a sense of pride and social responsibility from its
residents.
At n minimum multi - family building architecture and site design quality must reflect a value to
the community at least equal to the buildings and wooded areas that it replaces.
The purpose of this report is two -fold: to improve the "quality" of multifamily development in Tukwila
and provide developers with a higher level of predictability in the design quality expected when
building in Tukwila. This will be addressed through the better articulated Board of Architectural
Review design criteria, Zoning Code standards, and new design guidelines presented in this report.
THE PLAN DEVELOPMENT PROCESS
City staff initially reviewed the multi- family design quality issue, project objectives, and projected
products with both the City Council and Planning Commission/Board of Architectural Review. These
broad discussions helped to refine the project's scope.
With the establishment of project objectives and products, a team of planners, architects and landscape
architects was retained to assist in developing the technical design elements. Care was taken to select a
team which was not only known for design excellence, but recognized by the development community
for realistic site design solutions.
A consultant/staff draft of development standards, design review criteria, and design guidelines was then
reviewed by an advisory panel of developers, lenders, and property managers. This group was
important in providing a perspective not strongly represented on the staff or consultant design team.
The panel's advice was very valuable in recognizing developer concerns. Their recommendations and
perspectives were incorporated as far as possible while still achieving the overall objective of
consistently predictable quality design.
Finally the document was reviewed in detail by the City Council. Minor modifications were made to
ensure that community concerns, as represented by the elected officials, were recognized and
incorporated.
2
THE EXISTING REGULATORY STRUCTURE
Tukwila's current regulation of multi- family housing was reviewed by staff and consultants to identify
structural strengths and weaknesses. This analysis helped to provide a context for the specific standards
and guidelines to be developed.
Tukwila's existing regulatory structure is inadequate to ensure good design because it has relatively few
specific standards: * This'approach recflgnized that density alone is not a guarantee of either good or bad
quality, that good project design is important in all cases, and that it becomes more important as project
size and density increases. A summary of Tukwila residential zone regulations is shown in Table 1.
TABLE 1. SUMMARY ZONING REGULATIONS
FOR RESIDENTIAL ZONES
Maximum Units /Acre
Unit Type
R -1
6.1
Detached
single
family
R -2
10.9
Duplex
R -3
14.5
3+4 plex
R -4
21.8
Townhouse,
row house,
apt. house
RMH
29.0
Commercial
building
design
Minimum Building Setbacks
From Property Line:
Front
Side
Rear
Minimum Landscaping:
Standard Width /when
adjacent to single family zone
Front
Side
Rear
Maximum Building Height
B.A.R. Review
30
4 -8
10
30
8
15
30
8
25
30
8
25
30
10
25
0 15 /NA 15 /NA 15 /NA 15 /NA
0 5/7.5 5/7.5 5/7.5 5/7.5
0 5/7.5 5/7.5 5/7.5 5/7.5
30 30 30 35 45
None Required Required Required Required
The check and balance to these minimum standards is the Board of Architectural Review (hereafter
referred to as the BAR). The BAR is historically a lay body responsible for ensuring that projects
satisfy broad design quality guidelines and result in quality developments.
3
This combination of specific density and minimal specific standards, coupled with broad yet vague
design criteria, have often resulted in inaccurate expectations of the design quality required of
developers and uncertainty in determining the acceptable level of quality by staff and the BAR: The
subsequent review results in a mediocre design which seems to satisfy minimum quality levels while
respecting a private property right to achieving maximum feasible economic gain.
It is the cumulative effect of this mediocre multi- family development on residential neighborhood
character, punctuated by pariicular1y do minant yet me d acre buildings which hm rRi_a.YI City n,,-)nc ers .
II. PROPOSED REGULATORY SYSTEM MODIFICATIONS
The primary products of this project are improved regulatory tools to achieve consistently better quality
multi - family development and better communicate to developers the level of project quality required.
These multi- family standards strive to create neighborhoods where individual projects contribute to a
strong sense of community with:
1. site planning focused on neighborhood design integration,
2. building design which is architecturally linked with the surrounding neighborhood scale and style,
3. a streetscape which encourages pedestrian use and
4. creative project design to provide diversity of housing types within adopted design criteria,
standards and guidelines.
The proposed regulations implement the Tukwila Comprehensive Land Use Policy Plan and are most
directly linked to "Residence" goals, objectives, and policies. The full text of the Comprehensive Plan
"Residence" element is presented in Appendix D. These regulations are composed of three elements:
(1) BAR Design Criteria -- A set of heavily design oriented standards which are the primary
basis for ensuring consistently high project quality throughout the City. These standards are
not appropriately expressed as absolute numbers (i.e. architectural compatibility with the
neighborhood);
(2) Design Standards -- That part of the minimum site development characteristics which are
appropriate to specify as absolute numbers (i.e. building setbacks) and, in part, support
design criteria implementation; and
(3) Design Guidelines -- New non - binding illustrations of the design quality required to satisfy
BAR design criteria.
5
A. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW CRITERIA
The BAR's existing authority to review multi - family developments (TMC 18.60.030) and the need for
all multi - family developments to satisfy BAR design guidelines (TMC 18.60.050) is generally adequate.
However, design review effectiveness and efficiency could be enhanced considerably by increasing the
clarity of specific design approaches.
The proposed revisions to BAR review criteria (T'MC 18.60) are presented and discussed below. Many
of the changes are self - evident and include elements of elaboration or greater precision. In other cases,
a statement of purpose has been provided to clarify the reasoning for the proposed change or addition.
6
Chapter 18.60
BOARD OF ARCHITECTURAL REVIEW
Sections:
18.60.010 Purpose and objectives.
18.60.020 Membership.
18.60.030 Scope of authority.
18.60.040 Application requirements.
18.60.050 Review guidelines.
18.60.053 Substitute multi - family review guidelines
Explanatory Note. The Commission determined that the revised guidelines should
only apply to multi family projects, not to other uses.
18.60.060 Special review guidelines for Interurban special review area.
18.60.070 Action by board of architectural review.
18.60.010 Purpose and objectives. It is the purpose of this chapter to provide for the review by public
officials of land development and building design in order to promote the public health, safety and
welfare. Specifically, the board of architectural review ( "BAR ") shall eneeurage only approve well
designed developments that are creative and harmonious with the natural and manmade environments.
(Ord. 1247 § 1(part), 1982).
18.60.020 Membership. The board of architectural review shall consist of the members of the planning
commission. The officers of the planning commission shall also sit as officers of the board of
architectural review. (Ord. 1247 § 1(part), 1982).
18.60.030 Scope of authori ty.
(1) The rules and regulations of the board of architectural review shall be the same as those stated for
the planning commission in the bylaws of the Tukwila planning commission. The board shall
have the authority to approve, approve with conditions, or deny all plans submitted to it using
7
based on a clear demonstration of compliance with all of the design guidelines in Section
18.60.050.
(2) The board of architectural review shall review proposed development plans for the following
described land use actions:
(A) All developments will be subject to design review with the following exceptions:
(i) Developments in RA and R1 districts,
( ii) Developments less than ten thousand gross square feet of building area in PO, Cl, C2,
CP and CM districts, except when within three hundred feet of residential districts or
within two hundred feet of the Green/Duwamish River or that require a shoreline
permit,
(iii) Developments in Ml and M2 districts except when within three hundred feet of
residential districts or within two hundred feet of the Green/Duwamish River or that
require a shoreline permit;
(B) Any exterior repair, reconstruction, cosmetic alterations, or improvements, the cost of which
equals or exceeds ten percent of the building's assessed valuation, of any existing commercial
development in excess of ten thousand gross square feet in building floor area in PO, C1, C2,
CP and CM zoning districts. (Ord. 1497 §2, 1989; Ord. 1481 §2(J), 1988; Ord. 1452 §1,
1988; Ord. 1447 §1, 1988; Ord. 1247 §1(part), 1982).
(3) No changes shall be made to BAR approved designs without further BAR approval and
consideration of the change in the context of the entire project; except that the Planning Director is
authorized to approve minor. insignificant modifications which have no impact on the project
design.
18.60.040 Application requirements. Applieatie
All applications shall be accompanied by a filing fee as required in Chapter 18.88
and shall include but are not limited to site plans, exterior building elevations. an environmental
checklist if applicable. and other materials as required by the planning department. Models and/or
photo montages shall be required for multi - family projects over six (6) dwelling units. Exemptions for
minor projects may be granted by the Planning Director. Minor projects shall include. but not be
8
limi . . n in -ri.r
on project design.
r--nin r h whi h h.v- n. i'nifi
Explanatory Note. The Commission determined that staff should have the
flexibility to bring forward projects as they are ready and that this information
should be in the application packet as is now done.
Building permits applications shall not be granted until approval of plans by the BAR. All - applications
18.60.050 Review Guidelines. The BAR is authorized to request and rely upon any document,
guideline, or other consideration it deems relevant or useful to satisfy the purpose and.objectives of this
chapter, specifically including, but not limited to the following, which shall be considered in all cases
x . h. .-v-1.,m-n .n inin m li -f.mil ni h.11 - - h .- i!n • iI-lin- in 1
instead:
:.11
Explanatory Note. Existing design review guidelines follow the above paragraph.
These have not been changed in any way. See the following new subsection
18.60.053 for the existing review guidelines and how they are affected by the
proposed changes.
(New Section) 18.60.053 Substitute multi- family review guidelines. In reviewing any application. the
following guidelines shall be used by the BAR in its decision making, The applicant shall bear the full
burden of proof that the proposed development plans satisfy all of the design review criteria. The BAR
may modify a literal interpretation of the design review criteria if. in their judgment. such
modification(s) better implement the Comprehensive Plan gQals_objectives and policies.
Explanatory Note. Although this is a new section, text deleting overstrikes and
text adding underlines have been provided to show the difference between the
original review guidelines of 18.60.050 (above) and the new review criteria
presented here.
9
(1) Site Planning=
Explanatory Note. This category has been renamed and expanded to logically
include many site design considerations.
Y.
• • • •
• ••
• • •
•
• • • •
f Building siting. architecture. and landscaping shall be integrated into and blend harmoniously
with the neighborhood building scale. natural environment. and development characteristics
as envisioned in the Comprehensive Plan. For instance. a multi - family development's design
need not be harmoniously integrated with adjacent single family structures if that existing
single family use is designated as "Commercial" or "High Density Residential" in the
Comprehensive Plan. However. a "Low Density Residential" (detached single family)
designation would require such harmonious design integration.
,� Natural features which contribute to desirable neighborhood character shall be preserved to
the maximum extent possible. Natural features include. but are not limited to, existing
significant trees and stands of trees, wetlands. streams, and significant topographic features.
S_CI The site plan shall use landscaping and building shapes to form an aesthetically pleasing and
pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian
travel along the street, using architecture and landscaping to provide a desirable transition
from streetscape to the building. and providing an integrated linkage from pedestrian and
vehicular facilities to building entries.
�D) Pedestrian and vehicular entries shall provide a high quality visual focus using building
siting. shapes, and landscaping. Such ES feature establishes a physical transition between the
project and public areas. and establishes the initial sense of high quality development.
.E Vehicular circulation design shall minimize driveway intersections with the street.
LEI Site perimeter design (i.e. landscaping, structures. and horizontal width) shall be coordinated
with site development to ensure a harmonious transition between adjacent projects.
10
Varying degrees of privacy for the individual residents shall be provided: increasing from the
public right of way. to common areas to individual residences, This can be accomplished
through the use of symbolic and actual physical barriers to define the degrees of privacy
appropriate to specific site area functions.
(sun Parking and service areas should shall, be located, designed, and screened to moderate
interrupt and reduce the visual impact of large paved areas;
(en The height. bulk. footprint, and scale of each building
site shall be in harmony with its site and adjgnt long -term structures.
• : :
Explanatory Note: All elements of this criteria group have been revised and
incorporated elsewhere in this section.
elaraeter;
11
{ Building Design.
Explanatory Note: The location of "Building Design" has been switched with
"Landscape and Site Treatment" to better reflect the project design and analysis
process.
(A) Architectural style is not restricted, evaluation of a project shottid shall, be based on f
quality of its design and its ability to harmonize building texture. shape. lines
and mass with the surrounding neighborhood surroundings;
(B) Buildings should-be -to shall be of appropriate height, scale, and design /shape to be in
harmony with those existing permanent neighboring developments which are consistent with,
or envisioned in. the Comprehensive Plan. This will be especially important for perimeter
structures. Adjacent structures which are not in conformance with the Comprehensive Plan
should be considered to be transitional. The degree of architectural harmony required should
be consistent with the non - conforming structure's anticipated permanence;
(C) Building components, such as windows, doors, eaves, and parapets, stairs and decks should
shall be integrated into the overall
building design. Particular emphasis shall be given to harmonious proportions of these
components with those of adjacent developments. Building components and ancillary parts
shall be consistent with h>e anticipated life of the structure;
(D)
::.
:, :
The overall
color scheme shall work to reduce building prominence and shall blend in with the natural
environment.
sereened-from-riew;
Explanatory Note: This criteria has been revised and moved to "Miscellaneous
Structures ".
12
{ Monotony of design in single or multiple building projects should shall be avoided.
Variety of detail, form, and siting should shall, be used to provide visual interest. Otherwise
monotonous flat walls and uniform vertical planes of individual buildings shall be broken up
with building modulation. stairs. decks, railings, and focal entries, Multiple building
developments shall use siting and additional architectural variety to avoid inappropriate
repetition of building designs and appearance to surrounding properties.
(3) Landscape and Site Treatment
(A) Where Existing natural, topographic patterns and significant vegetation contribtitteio- beau►
shall be recognized-and
reflected in project design when they contribute to the natural beauty of the area or are
important to defining neighborhood identity or a sense of place;
•
•
•
fe-M Landscape treatment should shall enhance existing natural and architectural features, help
separate public from private spaces, strengthen vistas and important views, and-provide
shade to moderate the affects of large paved areas, and break up visual mass;
n Grades of Walkways, parking spaces, terraces, and other paved areas should shall promote
safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public
street. to on -site recreation areas, and to adiacent public recreation areas shall be provided;
MI Appropriate landscape transition to adjoining properties shall be provided;
13
(-M Miscellaneous Structures and Strcct rare.
(A) Miscellaneous structures und-street-furttitore-should shall be designed te-be as an integral part
of the architectural concept o€-design and landscape. Materials should shall be compatible
with buildings, scale should shall be appropriate, colors should shall be in harmony with
buildings and surroundings, and structure, proportions should shall, be to scale;
Screening of service yards. and other places which tend to be unsightly. shall be
accomplished by the use of walls. fencing, planting. berms. or combinations of these.
Screening shall be effective in winter and summer
n Mechanical equipment or other utility hardware on roof. ground or buildings shall be
screened from view. Screening shall be designed as an integral part of the architecture (i.e.,
raised parapets and fully enclosed under roof) and landscaping;
S2. Exterior lighting standards and fixtures shall be of a design and size consistent with safety,
building architecture and adjacent area. Lighting shall be shielded, and restrained in design
with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used
unless clearly demonstrated to be integral to building architecture:
14
B. DEVELOPMENT STANDARDS
jntroduction,
Development standards are very specific, minimum requirements that all projects must satisfy. Unlike the BAR review criteria or design guidelines,
Development Standards may not be deviated from except in very limited cases through a variance from the Board of Adjustment. A planned
residential development process is also available for special situations as presented in TMC 18.46.
The format for the development standards section does not directly match the format found in the Zoning Code to allow the reviewer a clearer
comparison of standards among the four multifamily zoning districts. A comprehensive presentation of Zoning Code chapter revisions is shown in
appendices A, B, and C.
Proposed changes to existing minimum Zoning Code development standards are presented below and as shown in the following outline.
Definitions
A. Access Road
B. Director
C. Development Area
D. Lot Lines
E. Setbacks
F. Significant Tree
G. Yard Front
Height, Setback and Area Regulations
'A. Structure Type
B. Percent Impervious Site Coverage
C. Maximum Height
D. Building Setbacks
E. Maximum Building Length
Without Modulation
With Modulation
F. On -Site Building Separation
From other buildings.
From common parking and circulation aisles.
From common walkways.
Landscape and Recreation Space Requirements
A. Landscaping
Coverage
Front yard width
Side and rear yard width
Parking area perimeter
Parking area interior
Outdoor storage areas
Irrigation
Materials and installation
B. Fencing Screening
Perimeter adjacent to single family
Outdoor storage
C. Common recreation space
Off Street Parking and Loading Regulations
A. Required number and parking space design
Lighting
Revisions to the Planned Residential Development Chapter
Chapter 18.06
DEFINITIONS
"18.06.010 Access road. "Access road" means that portion of a driveway that-may which provides access to one or more thatt -ene parking lot
or area, may provides access to more than one property or lot, and or may provide internal access from one street to another. This shall not include •
that portion of driveways whose primary function is to provide direct access to adjacent parking spaces and which. as a secondary function. also
provide circulation within parking areas."
Explanatory Note. The affect of "Access road," "Lot Lines," and "Yard,
front" definition changes would be to treat all private "access road"
frontages in the same manner as public road frontages such as requiring the
same front yard setbacks and landscaping. It is not intended to affect
driveways within projects whose primary purpose is to provide parking
access.
18.06.208 Director. The Director of the Department of Community Development.
1 o 06 Ins Devet..pment Are.n The impervious surface area less the fnllnwina surfaces• the footprint of an exclusive recreational facility. a
•u.vv.c v i LV V1Vr/Ll1VL� t 11 Vu. ..... Y"` a -r--
o proportion of a recreational facility footprint when contained within a general use building as follows: the portion of the footprint area occupied by a
recreational facility divided by the number of floors in that portion of the building; vehicle circulation aisles between separate parking areas;
sidewalks; paths; and other pedestrian/recreation facilities clearly designed to enhance the pedestrian environment.
"18.06.480 Lot lines. "Lot lines" means the property lines bounding the lot; except that in R -2. R -3. R -4 and RMH zones. lot lines shall also
include the curbline or edge or easement. whichever provides a greater width. of any adjacent 'access roads'."
18.06.710 Setbacks. "Setbacks" means the distances that buildings or uses must be removed from their lot lines except that multi- family roof
eaves may intrude a maximum of 18 inches into this area.
18.06.765 Significant Tree. A significant tree means a tree (Alder and Cottonwood excluded) which is 6 inches or more in diameter as
measured 5 feet above grade.
"18.06.950. Yard. front. "Front yard" means a yard extending between side lot lines across -the- front of a lot. In R -2, R -3. R =4 acrd RMH
zones this shall also include areas adjacent to 'access roads'."
•
DEVELOPMENT STANDARDS R -2
R-3
Height, Setback and Area Regulations.
Maximum Density (units per acre):
Existing 10.9
Proposed
Units /Structure:
Existing Duplex
Proposed
R-4 . RMH
14.5 21.8 29.0
3 & 4 -plex
No Change
Apt. Hse. Apt. Hse.
No Change
Maximum Percent Development Area Coverage:
Existing No Requirement
Proposed 50 50 60 60
Maximum Height:
Existing 30 feet 30 feet 35 feet 45 feet
Proposed No Change
Minimum Building Setbacks:
Minimum setbacks shall be increased by the Board of Architectural Review if necessary to satisfy Design Criteria.
Front
Existing 30 feet
Proposed
1 story
or 15 ft.
2 story
or 25 ft.
3 story
or 35 ft.
4 story
and 45 ft.
N.A.
N.A.
15 feet
20 feet
30 feet
N.A.
45 feet
DEVELOPMENT STANDARDS R -2 R-3 R-4 RMH
Rear
Existing 10 feet 25 feet 25 feet 25 feet
Proposed
1 story
2 story
3 story
4 story
Side
Existing
10 feet
10 feet 20 fee: 20 feet 20 feet
20 feet 20 feet 20 feet 25 feet
N.A. N.A. NA 30 feet
Explanatory Note. Duplex structures are similar in scale and mass to
single family structures. Therefore the building setbacks may
reasonably approximate those in single family zones (i.e., front = 30 ft.,
side = 4-8 ft., and rear = 10 ft.). This is especially the case when BAR
approval is required.
8 feet
Proposed
1 story 10 feet
2 story 10 feet 10 feet 20 feet 20 feet
3 story 10 feet 20 feet 20 feet 20 feet
4 story NA NA NA 30 feet
Maximum Building Length:
Existing:
Proposed:
For all buildings except as described below:
No Requirement
50 feet
Maximum building length bonus with modulating off -sets:
For 1 & 2 story buildings with horizontal modulation or a minimum vertical change in roof profile of 4 feet at
least every two units or 50 feet, whichever is less:
100 feet 100 feet. . . 15.0. feet -. 200 feet
For 3+ stories, with a horizontal and vertical modulation of 4 ft. or an 8 ft. modulation in either direction.
100 feet 100 feet 150 feet 200 feet
Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's
length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval.
L
50'
MAX
a
7=4
0
i II
L2 UNITS � 2 UNITS
MAX MAX
4' VERTICAL BUILDING
BULK MODULATION
MAXIMUM BUILDING LENGTH
21
2 UNITS
MAX
MAXIMUM BUILDING LENGTH
HORIZONTAL MODULATION
22
N
W
DEVELOPMENT STANDARDS R -2 R-3 R-4 RMH
Landscape and Recreation Space Requirements.
Landscape Architect Required:
Existing No Specific Requirements
Proposed A Washington State licensed landscape architect shall prepare and stamp the landscape plans in accordance
with the standards herein.
Minimum Landscaping Required:
Materials in Required Landscape Yards:
Existing All required landscaped areas shall have only live planted materials.
Proposed
Coverage Standards:
Existing
Proposed
Front Yard:
Existing
Proposed
Side and Rear Yard:
Existing
Proposed
Parking Area Perimeter:
Existing
Proposed
Front yard landscape areas in the R -2, R -3, R-4, and RMH zones may have up to 20% of required landscaped
areas developed for pedestrian and transit facilities upon approval by the Board of Architectural Review.
No Requirements
90% live ground coverage (including shrub beds) in 3 years and 40% horizontal tree canopy coverage, of all
areas not occupied by a building, in 10 years.
No change.
Minimum 10 foot width.
15 feet for all multi - family zones
5 feet side and rear yards
No Requirement
Minimum of 2 ft. with an overall average of 5 ft. perimeter landscaping required for all parking areas in all
multifamily zones.
DEVELOPMENT STANDARDS R -2
R-3 R-4 RMH
Interior Landscaping for each distinctly separate parking area:
Existing No requirement except through BAR
Proposed For less than 20 parking stalls, no interior landscaping is required.
For 21 - 40 parking stalls, the required amount of interior landscape area is 7 square feet for each parking stall.
For more than 40 parking stalls per parking area, the required amount of interior landscape area is 12 square
feet for each parking stall (see Multi - Family Design Guidelines document).
Planting Standards:
- interior planting areas to be distributed to break up expanses of paving
minimum size of interior planting islands of parking lot is 100 square feet
planters to be a minimum of 6 feet in any direction and generally the length of the adjacent parking
space
a landscaped area shall be placed at the end of each interior row in the parking area with no more than
10 stalls or 90 feet between the landscape areas
minimum of 1 evergreen or deciduous tree per planting area
Explanatory Note: This essential to moderate the affects of large paved parking
areas and generally reflects the current design standard provided by almost all
quality projects in Tukwila. Specifically stating these standards will save architects
redesign time.
Outdoor storage areas:
Existing Screening required by a minimum 8 foot high fence.
Proposed All outdoor storage shall be fully screened from all public roadways and adjacent parcels with a sight
obscuring structure equal in height to the stored objects and with exterior landscaping. A top screen cover
may be exempted if the item(s) has a finished top and an equivalent design quality is maintained.
Irrigation:
Existing
The screen structure shall reflect building architecture as determined by the BAR as appropriate.
Explanatory Note: Outdoor storage will increasingly consist of low, less obtrusive
items such as small dumpsters and low HVAC units. Continuing to require --
screening by an 8 foot high fence will defeat the emphasis on less obtrusive design.
Required by inference
Proposed All landscape areas shall be served by an automatic irrigation system. Moisture sensors such as in- ground
sensors and rain check sensors shall be installed.
•
• •
R -2 R-3
R-4 RMH
Common Recreation Space:
Per dwelling unit:
Existing
Proposed
Existing
Proposed
Existing
Proposed
Existing
Proposed
Existing
Proposed
Existing
Proposed
Existing
Proposed
Existing
200 s.f. per unit with a 1,000 s.f. minimum.
400 s.f. per unit with a 1,000 S.F. minimum.
Explanatory Note: The 400 s per unit requirement would provide 7.7
acres11,000 pop., which is roughly equivalent to the 6.9 acres11,000 pop.
recreation area ratio in 1985, prior to extensive City annexation activity; and
is about 1/3 the overall City recreation area ratio if Foster Golf Course is
included.
All required recreation areas must be provided on -site.
No Change
10% of all required perimeter landscaping may be used to satisfy the required recreation area.
No required perimeter landscaping may be used to satisfy the required recreation area.
Outdoor recreation space shall be in one continuous parcel of land if less than 3000 square feet is required.
Not required. However, anticipated use of all recreation spaces shall be specified and designed to clearly
accomodate that use.
A maximum 50% of all required recreation space can be single purpose facilities such as swimming pools and
tennis courts.
No change.
A minimum 30% of all recreation space must be open or uncovered.
A minimum of 50% of all recreation space must be open or uncovered.
A maximum of 50% of uncovered space may have a 4:1 (25 %) slope.
No maximum area for steeper slopes. However, recreation areas shall not exceed a 4% slope in any direction
unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as
endorsed by the Department of Community Development Director.
Projects with 2 or more bedroom units shall design 25 -50% of total recreation space for children.
DEVELOPMENT STANDARDS R -2
R-3
R-4 RMH
Proposed No change except to specify that at least one area for the 5 -12 year old group shall be provided.
Existing All recreation areas shall be buffered from vehicle parking and circulation areas.
Proposed Buffers shall be as determined by the functional use of the recreation area.
Existing No provision for extra credit for enclosed recreation facilities.
Proposed The Board of Architectural Review may grant a maximum credit of 3 2 square feet of recreation space for
each 1 square foot of extensively improved indoor recreation space provided. Interior facility improvements
would include a full range of weight machines, sauna, hot tub, large screen television and the like. Outdoor
pools and surrounding deck area may also be given this credit by the Board.
Explanatory Note: Developed indoor facilities with such equipment are
much more heavily used than outdoor spaces. It is thus more effective in
satisfying recreation demand.
Off Street Parking and Loading Regulations.
(V 1s. qullcU palm SpaI eJ kiitil UWi.iuiij uiui:
as
Existing 2 per unit regardless of unit size. All spaces shall be individually accessible.
Proposed
2 per unit. Tandem spaces will be allowed for each three bedroom and 1/3 of all two bedroom units. No
more than 1/3 of all project parking spaces may be tandem and all tandem parking spaces will be for full size
rather than compact size vehicles.
Explanatory Note: This allows for increased parking efficiency while still
providing enough individually accessible spaces for independent residents
and visitors. Tandem spaces are tied to 2 and 3 bdrm. units recognizing
better coordination potential among housemates. One bdrm. units are more
likely to have single occupants with the second tandem space then being
unavailable for other resident or visitor use.
Existing - No compact stalls are allowed.
Proposed No more than 30% of all required stalls can be designed for compact cars.
Explanatory Note: Commercial and industrial uses are currently allowed to
have 30% of all required stalls to be designed for compact cars.
DEVELOPMENT STANDARDS R -2
R-3
R-4 RMH
Lighting.
Existing
Proposed
Use design review guidelines by reference.
Porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting.
Revisions to the Planned Residential Developments Chapter. fTMC 18.46)
Proposed Delete all provisions which are not related to the Sensitive Areas Ordinance (No. 1599) as shown below.
Chapter 18.46
PRD — PLANNED RESIDENTIAL DEVELOPMENT
Sections: .
18.46.010 Purpose.
18.46.020 Permitted districts.
18.46.030 Permitted uses.
18.46.060 Relationship of this chapter to other sections and other ordinances.
18.46.070 Density standards.
18.46.080 Open space.
..
18.46.100
18.46.110
18.46.112
18.46.115
18.46.120
18.46.130
18.46.140
Preapplication procedure.
Application procedure required for PRD approval.
Review criteria.
Restrictive covenants subject to approval by City Council and City Attorney.
Application procedures for building permit.
Minor and major adjustments.
Expiration of time limits.
18.46.010 Purpose.
, 'It is the purpose of this chapter to: (1) Ppromote the retention of
significant features of the natural environment, including topography, vegetation, waterways, wetlands and views.
(Ord. 1599 §4(1), 1991; Ord. 1247 §1(part), 1982)
18.46.020 Permitted districts.
Planned residential development (PRD) may be permitted in the following districts:
(1) R -1, Single - family residential;
(2) R -2, Two - family residential;
(3) R -3, Three - and four - family residential;
(4) R -4, Low apartments;
(5) RMH, Multiple- residence high density.
(Ord. 1289 §l, 1983: Ord. 1247 §1(part), 1982)
18.46.030 Permitted uses.
The following uses are allowed in planned residential development:
(1) Single - family dwellings, pursuant to the height and yard regulations of Chapter 18.50 for the R -1 -7.2 district;
(2) In R -2, R -3, R-4, and RMH districts, residential developments of all types regardless of the type of building in which such residence is
located, such as single - family residences, duplexes, triplexes, fourplexes, rowhouses, townhouses or apartments; provided, that all residences are
intended for permanent occupancy by their owners or tenants. Hotels, motels, and travel trailers and mobile homes and trailer parks are excluded;
(3) Accessory uses specifically designed to meet the needs of the residents of the PRD such as garages and recreation facilities of a
noncommercial nature;
18.46.050 Location.
with sensitive areas.
(Ord. 1289 §2, 1983: Ord. 1247 §1(part), 1982)
PRD's may only be established on sites
(Ord. 1289 §3,1983: Ord. 1247 §l(part), 1982)
18.46.060 Relationship of this chapter to other sections and other ordinances.
(a) Lot Size, Building Height and Setbacks.
(1) Lot Size. The minimum lot size provisions of other sections of this Code are waived within the planned residential development. The
number of dwelling units per net acre permitted in the underlying zone shall serve as the criteria to determine basic PRD density.
(2) Building Height. Building heights may be modified within a PRD when it assists in maintaining natural resources and significant
vegetation, and enhances views within the site without interfering with the views of adjoining property. For increases in building height, there shall be
a commensurate decrease in impervious surface.
••
(b) Off - street Parking. Off - street parking shall be provided in a PRD in the same ratio for types of buildings and uses as required in Chapter 18.56. However,
for multiple- family zoned sites with sensitive areas, a minimum of two parking stalls per unit will be allowed, with a fifty percent compact stalls allowance, and
parking stalls in front of carports or garages will be allowed if the design does not affect circulation.
(c) Platting Requirements. The standards of the subdivision code for residential subdivisions shall apply to planned residential developments if such standards
are not in conflict with the provisions of this chapter. Upon final approval of the PRD, filing of the PRD shall be in accordance with procedures of the subdivision
code if any lots are to be transferred.
(d) Impervious Surface. The maximum amount of impervious surface calculated for the total development allowed on sensitive areas sites will be fifty percent
for each single - family development and each multifamily development.
(e) Recreation Space Requirements. Sensitive areas and stands of significant trees may be counted as area required to meet the recreation space minimums, if
usable passive recreation opportunities within these areas are demonstrated. Opportunities could include connection and continuation of area -wide trail systems,
wildlife or scenic viewing opportunities, or picnic areas.
(f) Landscape and Site Treatment for Sites with Class 2, Class 3 and Class 4 Geologic Hazard Areas.
(1) Downslope and Side Yard Buffers. Elevations and off -site perspectives shall show minimum landscape coverage of twenty -five percent of
the structures at time of project completion with anticipated forty percent coverage within fifteen years. This standard may supplement or be in lieu of
the applicable landscape yard requirement.
(2) Roads and Access Drives. Any road or access drive which cuts approximately perpendicular to a slope to the ridge line of a hill shall have
minimum five -foot planted medians. The tree shall be a species that provides a branch pattern sufficient to provide, at maturity, fifty percent coverage
of the pavement area. Roads or drives which require retaining walls parallel to the topographic line shall plant roadside buffers of Northwest native
plant species.
tv (g) The Board of Architectural Review shall review guidelines for single - family and multifamily developments. The design and review of the PRD shall also
utilize the guidelines of Section 18.60.050.
(h) For single - family developments, site plans shall include placement and footprint of the residences, driveways and roads.
(Ord. 1599 §4(5), 1991; Ord. 1289 §4, 1983;
Ord. 1247 §1(part), 1982)
18.46.070 Density standards.
(a) Basic Density. The basic density shall be the same as permitted by the underlying zone district. The dwelling units per net acre for the residential zones are
as provided in Chapter 18.50.
(b) Single - family.
(1) In R -1 single - family residential districts, the Planning Commission may recommend, and the City Council may authorize, a minimum lot
size not less than the yard requirements of the R -1 -7.2 district, following findings that the amenities or design features listed in subsections (b) (2)(A)
through (b)(2) (D) of this section are substantially provided.
(2) In R -1 single - family residential districts on sites containing sensitive areas or their buffers, the Planning Commission may recommend, and
the City Council may authorize, a minimum lot size less than the yard requirements of the R -1 -7.2 district, following findings that the amenities or
design features listed below are substantially provided:
(A) At least fifteen percent of the natural vegetation is retained (in cases where significant stands exist).
(B) Advantage is taken or enhancement is achieved of unusual or significant site features such as views, watercourses, or other natural
characteristics.
(C) Separation of auto and pedestrian movement is provided especially in or near areas of recreation.
(D) Development aspects of the PRD complement the land use policies of the Comprehensive Plan.
(c) In multiple- family residential districts, the Planning Commission may recommend, and the City Council may authorize, a dwelling -unit density not more
than twenty percent greater than permitted by the underlying zones or an increase equal to the allowable density credits as set forth in subsection (d) of this section,
if the site contains sensitive areas or buffers following findings that the amenities or design features listed below are substantially provided:
( At least fifteen percent of the natural vegetation is retained (in cases where significant stands exist).
(3) Advantage is taken or enhancement is achieved of unusual or significant site features such as views, watercourses, wetlands or other
natural characteristics.
(d) Density Transfer.
(1) Density transfers are intended to provide for the protection of wetlands, watercourses, and associated buffers while allowing development
which is consistent with existing zoning to the greatest extent possible.
(2) Density transfers are the percentage credits to be used in calculating the number of dwelling units for a residential site containing
undevelopable sensitive areas or buffers.
The calculation of the maximum units per buildable acre of a site with protected areas shall be equal to: (DU = dwelling units)
[(DU /acre) (buildable acres)] +
[(DU /acre)(sensitive areas and buffer)(density transfer)]
(3) Density transfer credits shall be determined from the table below:
Percentage of Site in Density
Sensitive Areas and Buffer Transfer
1 -10 30%
11 - 20 27%
21 -30 24%
31 -40 21%
41 - 50 18%
51 - 60 15%
61 - 70 12%
71 -80 9%
81 - 90 6%
91 - 100 3%
(4) The density transfer can only be used within the development proposal site. Any such modifications shall be reviewed and approved
through the site development process in Chapter 18.60.
(5) Development of the transferred density shall be confined to buildable areas of the site, and shall not intrude on sensitive areas or their
buffers.
- (Ord. 1599 §4(6), 1991; Ord. 1289 §5, 1983;
Ord. 1247 §1(part), 1982)
18.46.080 Open space.
(b)— Planned residential developments shall set aside sensitive areas and their buffers in a sensitive areas tract as required by Section 18.45.090, and will be
exempted from other open space requirements of this section.
(Ord. 1599 §4(7), 1991; Ord. 1247 §l(part), 1982)
18.46.100 Preapplication procedure.
A preapplication conference between representatives of the City and the potential applicant for a PRD is required prior to the acceptance of an application for PRD
approval. This conference shall be set by the Planning Department at the written request of the potential applicant. All affected City departments shall be notified
and invited to participate. The purpose of the preapplication conference is to acquaint the applicant with the provisions of this section as well as other ordinances
and regulations which would affect the property under consideration.
(Ord. 1247 §1(part), 1982)
18.46.110 Application procedure required for PRD approval.
(a) Filing of Application. Application for approval of the PRD shall be made on forms prescribed by the Department of Community Development and shall be
accompanied by a filing fee as required in Chapter 18.88 and by the following:
(1) Justification for the density bonus, if requested by the applicant;
(2) Program for development including staging or timing of development;
(3) Proposed ownership pattern upon completion of the project;
(4) Basic content of any restrictive covenants;
(5) Provisions to assure permanence and maintenance of common open space through a homeowners' association, or similar association,
condominium development or other means acceptable to the City;
(6) An application for rezone may be submitted with the PRD application if rezoning is necessary for proposed density. Fees for rezone
request shall be in addition to those of the PRD application;
(7) An application for preliminary plat may be submitted with the PRD application, if necessary. Fees for the subdivision shall be in addition
to those of the PRD application;
(8) Graphic images of development in any sensitive area or buffer, including photomontage or computer - generated perspectives in a
standardized format required by the Director of the Department of Community Development;
(9) Every reasonable effort shall be made to preserve existing trees and vegetation and integrate them into the subdivision's design by
preparing a tree inventory of the significant vegetation on -site as part of the preliminary plat application. A tree and vegetation retention/removal plan
shall be part of any preliminary plat application. Such tree and vegetation retention/removal plan shall assure the preservation of significant trees and
vegetation.
(b) Planning Commission Public Hearing. The Planning Commission shall hold at least one public hearing on the proposed PRD, and shall give notice thereof
pursuant to Chapter 18.92 of this title. The public hearing shall not be held before completion of all necessary and appropriate review by City departments. This
review shall be completed within a reasonable period of time.
(c) Planning Commission Recommendation. Following the public hearing, the Planning Commission shall make a report of its findings and recommendations
with respect to the proposed PRD and the criteria of this chapter, and forward the report to the City Council.
(d) City Council Public Hearing.
(1) After receipt of the Planning Commission report, the City Council shall hold a public hearing on the proposed PRD as recommended by
the Planning Commission. The City Council shall give approval, approval with modifications, or disapproval to the proposed PRD.
(2) The PRD shall be an exception to the regulations of the underlying zoning district. The PRD shall constitute a limitation on the use and
design of the site unless modified by ordinance.
(Ord. 1599 §4(9), 1991; Ord. 1289 §4, 1983;
Ord. 1247 §l(part), 1982)
18.46.112 Review criteria.
The Planning Commission and City Council shall find that the proposed development plans meet all of the following criteria in their decision making:
(1) Requirements of the subdivision code for the proposed development have been met, if appropriate;
(2) Reasons for density bonuses meet the criteria as listed in Section 18.46.070;
(3) Adverse environmental impacts have been mitigated;
(4) Compliance of the proposed PRD to the provisions of this chapter and Chapter 18.45;
(5) Time limitations, if any, for the entire development and specified stages have been documented in the application;
(6) Development in accordance with the Comprehensive Land Use Policy Plan and other relevant plans;
(7) Compliance with the Board of Architectural Review guidelines (Section 18.60.050); and
(8) Appropriate retention and preservation of existing trees and vegetation recommended by the Director of the Department of Community
Development.
(Ord. 1599 §4(10), 1991)
18.46.115 Restrictive covenants subject to approval by City Council and City Attorney.
The restrictive covenants intended to be used by the applicant in a planned residential development (PRD), which purports to restrict the use of land or the location
or character of buildings or other structures thereon, must be approved by the City Council and the City Attorney before the issuance of any building permit.
(Ord. 1289 §6, 1983)
18.46.120 Application procedures for building permit.
The following procedures are required for approval of construction for the proposed planned residential development:
(1) Time Limitation. A complete application for the initial building permit shall be filed by the applicant within twelve months of the date on
which the City Council approved the PRD. An extension of time for submitting an application may be requested in writing by the applicant, and an
extension not exceeding six months may be granted by the Director of the Department of Community Development. If application for the initial
building permit is not made within twelve months or within the time for which an extension has been granted, the plan shall be considered abandoned,
and the development of the property shall be subject to the requirements and limitations of the underlying zone and the subdivision code.
(2) Application. Application for building permit shall be made on forms prescribed by the Department of Community Development and shall
be accompanied by a fee as prescribed by the building code.
(3) Documentation Required. All schematic plans either presented or required in the approved PRD plans shall be included in the building
permit application presented in finalized, detailed form. These plans shall include but are not limited to landscape, utility, open space, circulation, and
site or subdivision plans. Final plats and public dedication documents must be approved by the City Council before the issuance of any building
permits.
(4) Sureties Required for Staging. If the PRD is to be developed in stages, sureties or other security device as shall be approved by the City
Attorney shall be required for the complete PRD. The various stages or parts of the PRD shall provide the same proportion of open space and the
same overall dwelling unit density as provided in the final plan.
(5) Department of Community Development Action. The Department of Community Development shall determine whether the project plans
submitted with the building permit are in compliance with and carry out the objectives of the approved PRD. Following approval of the Department of
Community Development, the City Clerk shall file a copy of the approved PRD plan with the official records of the City and the originals shall be
recorded with the King County Department of Records and Elections. After all approvals, the official zoning map shall be amended to reflect the PRD
by adding the suffix "PRD" to the designation of the underlying zone.
(Ord. 1599 §4(11), 1991; Ord. 1247 §1(part), 1982)
18.46.130 Minor and major adjustments.
If minor adjustments or changes are proposed following the approval of the PRD, by the City Council as provided in Section 18.46.120, such adjustments shall be
approved by the planning department prior to the issuance of a building permit. Minor adjustments are those which may affect the precise dimensions or siting of
structures, but which do not affect the basic character or arrangement of structures approved in the final plan, or the density of the development or open space
provided. Major adjustments are those which, as determined by the planning department, substantially change the basic design, density, open space, or other
(.,,, substantive requirement or provision. If the applicant wishes to make one or more major changes, a revised plan must be approved pursuant to Section 18.46.120.
(Ord. 1247 §1(part), 1982)
18.46.140 Expiration of time limits.
Construction of improvements in the PRD shall begin within twelve months from the date of the filing of the final PRD plan by the City Clerk as provided in
Section 18.46.130. An extension of time for beginning construction may be requested in writing by the applicant, and such extension not exceeding six months
may be granted by the Planning Commission upon showing of good cause. If construction does not occur within eighteen months from the date of filing of PRD
plans by the City Clerk, the PRD zoning suffix shall be dropped from the official zoning map and the zoning shall revert to the underlying designation.
(Ord. 1247 §1(part), 1982)
MULTIFAMILY DESIGN GUIDELINES
10/13/92
John W. Rants, Mayor
Tukwila City Council
Allan Ekberg, President
Joe Duffle
Joan Hernandez
Steve Lawrence
Steve 'Mullet
Dennis Robertson
Charles Simpson
Tukwila Planning Commission
George Malina, Chairperson
Scott Clark
Jack Flesher
George Gomez
Jim Haggerton
Gerald Knudsen
Vern Meryhew
Private Development Advisory
Focus Group
Colin Quinn, Lincoln Properties
Carl Bloss, Schneider Homes
Everett Foster, Rosewood Co.
Randy Brealey, Developer
Joe Alhadeff, Meridian Mortgage
Jim Potter, Seattle -King County Master
Builders Assoc.
Tukwila Principal Staff Members
L. Rick Beeler, Director
Jack P. Pace, Senior Planner
Vernon Umetsu, Project Planner
Stacia Norris, Document Processing
Chris Collins, Word Processing
Sharon Dibble, Graphics
Consultants
William Kreager, Mithun Group
Architects
Tom Rengstorf, Rengstorf and
Associates Landscape Architects
Michael Aipersbach, Aipersbach &
Ryan Planners
TABLE OF CONTENTS
INTRODUCTION
I SITE PLANNING
Streetscape - The transition from public to private spaces
Site Design Quality
Natural Environmental Considerations
Circulation
Parking
Entrance Areas
Energy Conservation
Crime Prevention
Signs /Graphics
II BUILDING DESIGN
Relationship to Adjoining Site
Building Design
Exterior Elevations
III LANDSCAPE /SITE TREATMENT
Landscape Design
Protection of Existing Trees
Screening
Buffering
Usable Outdoor Space
Recreation Area Design
IV MISCELLANEOUS STRUCTURES /STREET FURNITURE
Lighting
Fencing, Walls and Screening
Street Furniture
LIST OF FIGURES
FIGURE
NO. TITLE PAGE
1 Summary Guideline Process. 1
2 Project siting, architecture and landscaping provide a sense 2
of high quality design from road to interior spaces, design
harmony between projects, and complement desirable
neighborhood elements.
3 Street trees and one story pitched roof buildings are used to
help enclose the pedestrian streetscape without dominating it.
4 Buildings and landscaping are sited to reduce the prominence 4
of large paved areas.
5 Parking is located to the side of the project to minimize an 4
auto dominated streetscape.
6 Site buildings to group open space in significant areas, retain 5
mature trees, and create opportunities for residents to meet
and recreate.
7 Significant trees are retained through building siting and use 5
of required interior parking lot landscaping.
8 The topographical representation below shows radical water 6
flow, foliage placement in swales, and lots that conform with
the landform configuration. The shaded area is a concrete
terrace drain required by building codes. The sketch contrasts
site planning for conventionally graded and landform graded
slopes.
9 Creative site planning can turn a drainage problem into an an 6
open space amenity.
10 Key sidewalk intersections and segments are marked with 7
contrasting pavers.
11 Detached garages and cul de sacs reduce parking area 7
prominence on the streetscape.
12 Site design incorporates scattered, less dominating parking
areas.
13 A site plan with four parking areas, an access road and 8
parking circulation aisles.
14 Interior and perimeter landscaping reduce the visual affects 9
of large paved parking areas. Interior landscaping should be
increased as parking lots get larger.
LIST OF FIGURES
FIGURE
NO. TITLE • PAGE
15 Tandem parking spaces should only be used in conjunction 10
with under structure parking.
16 Project entry provides an immediate sense of high quality 10
design.
17 A high quality pedestrian entry is given equal weight with auto 11
entries.
18 Outdoor oriented recreation areas maximize solar exposure. 12
19 Site planning should create varyiing degrees of privacy. 12
20 Cul de sacs create semi - private "courts" to provide increased 13
security and informal play areas.
21 Semi - private project areas are separated from general public 13
areas using transitional spaces which are visually open in
design.
22 A transition from semi - private to private spaces with lo w 14
volume paths, trellises and alcoves.
23 Multi - family building line and proportions are harmonious 15
with surrounding single family dwellings.
24 Multi - family building shape, height and length are similar to 15
adjacent single family buildings.
25 No particular architectural design is specified. However, the 16
sum of a structure's shape, fenestration, fine detailing and
colors should be superior architectural design which is
harmonious with the neighborhood.
26 Minimum building separation. 17
27 - Design details need not be costly to significantly improve 18
architectural quality.
28 - Offsets, changes in materials, and other fine detailing are used 19 •
to provide architectural interest.
29 Landscaping shown at 5 years after planting. 20
30 Live groundcover is planted to achieve 90% coverage within 3 20
years from installation.
31 Landscaping along street frontages should be high quality and 21
reflect three tiers of plants.
LIST OF FIGURES
FIGURE
NO. TITLE PAGE
32 Perimeter landscaping along the side and rear lot lines provide 21
year -round buffering and transition.
33 A typical shrub hedge separating use areas with standard nursery 22
stock.
34 Tree wells can help save hillside trees only to a depth of 4 feet. 24
35 Trees protected with a chain link fence at the drip line during 24
construction.
36 Separation of marginally compatible uses with only plants. 25
37 Separation of marginally compatible uses with fencing and 26
plants.
38 Full separation of incompatible uses with masonry wall and 26
plants.
39 Recreation area design for safety includes siting the children's 27
play lot in a central or easily observed area.
40 A recreation space for the 5 -12 year old group which facilitates 28
group interaction and skill testing.
41 Maximum parking area light standard height is 20 feet or the 29
building height; whichever is less.
42 Maximum grounds lighting standard height is 15 feet. 29
43 Dumpsters are sited and screened to minimize prominence. 30
INTRODUCTION
Guideline Use
Fig. 1: SUMMARY GUIDELINE USE PROCESS
Recognize that all projects must reflect high design quality
which are harmonious with the natural and manmade
environments (TMC 18.60.010).
Review required multi - family review guidelines (TMC
18.60.053) for general guidance on project design quality.
Review the optional illustrative Multi - family Design
Guidelines herein for specific design examples and
orientations.
Project Architect reviews all guidelines then:
a. adapts the illustrative design concepts to the specific site
>IE
b. develops an alternative design approach with results in a
similar level of design quality.
Planning Staff reviews and works with Project Architect.
Tukwila Board of Architectural Review evaluates the
development and ensures that only well designed projects
which maintain neighborhood livability are approved.
The City of Tukwila has adopted a policy that all
multi - family developments must reflect high
design quality; regardless of whether the project
is oriented toward the low, middle, or high cost
housing market. This does not mean that only
high cost projects will be permitted in Tukwila.
However, it does mean that maintaining livable
neighborhoods requires architectural focus,
design symmetry, and neighborhood harmony in
low cost housing as well as in high cost housing.
Tukwila's Zoning Code includes various
development standards to reflect basic minimum
requirements such as density, building setbacks,
and parking. Board of Architectural Review
(BAR) approval is the basis for ensuring high
design quality (TMC 18.60).
BAR approval does not focus on required
"numbers" to define quality design. Instead, it
relies on overall results as generally defined in
TMC 18.60.053.
These Design Guidelines are provided to help the
applicant understand the City's general desired
level of quality, and to provide the BAR with a
further basis for determining the needed level of
design quality.
These Design Guidelines are not requirements,
nor are they a substitute for competent work by
design professionals on a site specific basis.. The
City encourages innovative design alternatives
which better reflect site specific conditions and
opportunities. The City recognizes that there are
many techniques and architectural forms which
can be used to reflect a design quality equivalent
to these guidelines.
In some cases such as high density projects on
sensitive or prominent sites, the design quality
reflected in these guidelines must be exceeded in
order to maintain the existing level of
neighborhood livability.
The remaining introductory section discusses a
vision for Tukwila's neighborhoods. This is
followed by specific design guidelines which
have been grouped to generally reflect the BAR
review criteria (TMC 18.53) that they illustrate.
1
I. SITE PLANNING
Streetscape
The transition from public to private spaces
Fig. 2: Project siting, architecture and
landscaping provide a sense of high quality
design from road to interior spaces, design
harmony between projects, and complement
desirable neighborhood elements.
Successive layers of trees provide transition
to larger buitdmggss and harmony with
mature neighborhoods.
1. "The challenge facing builders in the 90's ... is to
develop pedestrian atmosphere reducing the impact of
the automobile. Many developments in the last
twenty years have produced streetscapes often
dominated by garage doors and driveways creating an
environment with less neighborhood interaction: an
environment discouraging pedestrian activity."
( "Development Digest"; Winter, 1990.)
2. A streetscape which is safe and reflects a high
quality coordinated design, is essential in multi-
family neighborhoods. This overlay of street front
design harmony is important to maintaining the sense
of "community" which can be lost in an environment
of diverse, sometimes sterile /mediocre project designs
and automobiles.
One-story garages provide a better street
frontage than parking lots.
—15 foot Landscape strip provides transition
from public streetscape to one -story project
architecture.
A street tree and separated sidewalk system
contribute to visual continuity between
project, and pedestrians from cars Paved
areas between plaruers provide additional
sidewalk width
2
I. SITE PLANNING
Fig. 3: Street trees and one story pitched roof
buildings are used to help enclose the pedestrian
streetscape without dominating it.
Oise -story pitched roof building are used to —
� w pedestrian streetscape without
8
3. The public oriented elements of a well designed,
pedestrian streetscape include separated sidewalks;
coordinated placement and retention of large stature
trees; coordinated street furniture, signage, and
lighting; and integrated recreational facility links.
Curb -line sidewalks may be acceptable on cul -de -sacs
or local access loops with low traffic volumes (i.e.,
generated by 20 housing units)
4. The private site elements of a well designed
pedestrian streetscape include buildings which use
siting, scale, and materials to provide a sense of
quality design and enclosure without overwhelming
the pedestrian with building mass.
5. There should be a gradual, high quality transition
from a pedestrian oriented streetscape to multi -story
buildings. The transition should emphasize quality
pedestrian scale architecture and materials, plantings
of varying heights, and use pedestrian oriented
entries, courts, and lighting. It is at this interface that
the neighborhood's quality will be perceived by the
public.
A 25 foot pedestrian environment provides linkage between projects.
3
I. SITE PLANNING
Site Design Quality
Fig. 4: Buildings and landscaping are sited to
reduce the prominence of large paved areas.
6. Site planning and building architecture must
provide a high quality project design. Landscaping
should not be needed to hide mediocre building
design, but further enhance an already good design,
and result in a high quality project.
7. Site design should be integrated with the
neighborhood. Project design integration should
Trees frame include coordination of circulation, landscaping,
and provide o� recreation spaces, and building location with the
eanonv to shade surrounding area. A visual distinction using
landform, landscaping, or materials may separate a
project from the general neighborhood. However,
high "fortress" walls should be avoided and buildings
should not turn their backs to the street.
Central island visually breaks up lot with
landscaping and a structure as cats suer '
the pa *ing area
Fig. 5: Parking is located to the side of the
project to minimize an auto dominated
•
streetscape.
8. Walls, shrubs, and other visual obstructions
between street frontage and building architecture
should be limited to a maximum 3.5 ft. height to
allow easy surveillance by Police Department car
patrols. Higher fencing may be installed if it uses
visually open materials such as wrought iron bars and
3 inch spaced grape stake fences.
9. Minimize the prominence of street front parking
areas by using architecture and landscaping to break
up or screen these sterile asphalt pads, moving
parking to the side or rear, and breaking up large
parking areas into smaller (i.e., 20-40 space)
groupings. Vehicles should be treated as a means of
transportation; not emphasized as a prominent design
feature. (Fig. 11, 12, and 23)
4
I. SITE PLANNING
Natural Environment
Fig. 6: Site buildings to group open space in
significant areas, retain mature trees, and
create opportunities for residents to meet and
recreate.
Open a wasted is
in Pter
areas.
Perimeter open space
forms a dramatic
pedestrian airy, and
oriented on the
project's � space
Open space grouped into significant areas
which can have many uses.
Fig. 7: Significant trees are retained through
building siting and use of required interior
parking lot landscaping.
signifiewu trees saved
10. Minimize a project's visual prominence and
enhance the harmony with its natural setting. (Fig. 7)
11. Open space should be designed as a series of
connected, natural woods and formal garden areas,
each serving a precise functional and aesthetic
purpose. Diversity in organizing these spaces is
important since monotonous housing developments
are as often the result of repetitive spatial organization
as they are repetitive building masses.
12. One or more open space focal points should be
incorporated as a basic site planning element.
13. Building scale and materials should provide a
sense of human scale, enclosure and warmth in
defining these spaces. Small, isolated planters alone
are not adequate to break up paved areas and building
mass, separate structures, and define spaces.
14. Buildings should be located to maximize
significant tree retention on slopes, retain tree stands,
and minimize disturbing sensitive areas.
15. Retaining large stature trees and tree stands on
site, very significantly improves the integration of
new developments into Tukwila's mature
neighborhoods. Significant trees would include trees
with over a six inch diameter as measured five feet
above grade.
16. Every possible effort should be made to
incorporate existing natural vegetation into project
design. This should include, but not be limited to
moving buildings or reducing project densities to
preserve significant stands of mature trees. This
would not include preserving a higher percentage of
tree coverage than required in landscaping standards
(i.e., 40% horizontal tree coverage of all areas not
occupied by a building).
Buildings located off slope to retain
significant trees and reduce prominence.
5
I. SITE PLANNING
Fig. 8: The topographical representation below
shows radical water flow, foliage placement in
swales, and Tots that conform with the landform
configuration. The shaded area is a concrete
terrace drain required by building codes. The
sketch contrasts site planning for conventionally
graded and landform graded slopes.
Building
1 Building 1
Building
Slope
I
Building
STREET
Conventional Site Planning
Building
rBuilding
STREET
Landform Site Planning
17. Site coverage on slopes should be minimized to
reduce visual impact. Site coverage limitations are
not as significant on flat sites where lower buildings
may be preferable to maximize architectural harmony
with nearby structures and the streetscape.
18. Landforrn grading should be used when feasible
to reflect the natural topography and retain mature
trees.
19. Creative design should be applied to tum natural
site "problems" into project amenities. (Fig. 9)
Fig. 9: Creative site planning can turn a
drainage problem into an open space amenity.
6
I. SITE PLANNING
Circulation
Fig. 10: Key sidewalk intersections and
segments are marked with contrasting pavers.
Contrasting Mataial marks pedestrian
crossings
Fig. 11: Detached garages and cul de sacs
reduce parking area prominence on the
streetscape.
7
I. SITE PLANNING
Parking
Fig. 12: Site design incorporates scattered, less
dominating parking areas.
Sport clout and anagairy vehicle pun
Fig. 13: A site plan with four parking areas, an access
road and parking circulation aisle.
Property
Line
26. The prominence of parking areas should be
minimized by building siting, under building and
tandem parking, and interior perimeter landscaping.
Parking areas should not dominate.the buildings they
are intended to serve.
27. Parking areas should be located within 200 feet of
the farthest dwelling unit for the convenience of
residents. It is also desirable in many instances to use
several smaller parking areas rather than a few large
lots.
28. The optimum design for a parking area is not
necessarily the one which parks the maximum number
of vehicles, but the one that also provides ample stall
and aisle widths, pedestrian walks, . adequate turning
radii, reasonable grades, efficient movement of traffic,
' pleasant appearance, and convenient location.
29. In apartment and row house developments, it is
desirable to locate parking where conflicts between
autos and pedestrians are minimized. In large parking
lots, pedestrian walkways allowing people to move
safely should be used. In small parking areas,
walkways between lines of parked cars may be
difficult to justify in light of economy and proximity
to adjacent walks. Walkways lend a pleasant visual
pattem to the parking area, especially when planted.
Additional space should be provided where cars
overhang curbs.
8
I. SITE PLANNING
Fig. 14: Interior and perimeter landscaping
reduce the visual affects of large paved parking
areas. Interior landscaping should be increased
as parking lots get larger.
C
A single 42 space parking lot
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An enhanced
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bbuer parking areas give
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4
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Small parking areas
do not require
interior landscaping
tog
30. When do parking lots become too big? Four to
six spaces, is pedestrian and human in character,
while over twelve cars becomes "car dominated
territory." The critical number' seems to be ten.
This marks the breaking point between a human lot
and a sea of cars. Small lots can be accomplished by
breaking large parking areas into sections divided
with landscape areas. Each section should serve not
more than 10 to 12 cars. Landscape islands and areas
should be located to protect cars as well as to break up
seas of asphalt.
31. A landscaped area shall be placed at the end of
each interior row in the parking area with no more
than 10 stalls between the landscape areas.
Parking area design should also incorporate the
following:
• All driveways onto public streets should be
located a minimum of 50 feet from the
intersection.
• All maneuvering needs should be provided for
entirely on -site.
• All areas not necessary for vehicular maneuvering
or parking should be landscaped.
• Landscape areas within parking lots should not be
less than 5 feet in width and protected with
curbing.
• An average 15 square feet of interior landscaped
area per parking space for parking areas with
more than 40 spaces should be provided as a
general rule. The minimum 12 square feet per
parking space is intended to be applied only in
unusual situations where site constraints severely
limit developable area or where superior site
design effectively break up the effects of large
paved areas and create a pedestrian friendly
design.
9
I. SITE PLANNING
Fig. 15: Tandem parking spaces should only be used in
conjunction with under structure parking.
Entrance Areas
Fig. 16: Project entry provides an immediate
sense of high quality design.
—Bemis, landscaping and aschigccuuc form a gateway.
Special paws and awry sign
32. The entrance to the site, building and individual
unit creates a transition between the outside public
world and a successively less public inner world.
Living units, with a graceful transition between the
outside and inside, are more tranquil than those which
open directly off the street or parking area. The
experience of entering a building influences the
perception of interior spaces. If the transition is too
abrupt, there is no feeling of arrival and the inside of
the home fails to be as private.
I. SITE PLANNING
Fig. 17: A high quality pedestrian entry is given
equal weight with auto entries.
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33. It is possible to make the transition in many
different physical ways. In some cases, for example,
it may just be inside the front doorr- a kind of entry
court, leading to another door or opening that is more
definitely inside. In another case, the transition may
be formed by a bend in the path that then moves
through a gate. Transition might also be provided by
changing the texture of the path, so that one steps off
the sidewalk onto a gravel path, and then up a step or
two under a trellis.
Some entry elements include:
• An accent tree which defines area with overhead
branches.
• A low wall for plants or draping vines.
• A trellis or arbor.
• A change in level.
• A change in path texture.
34. The most successful solution will consist of a
combination of the above suggested symbolic definers
or other comparable mechanisms.
11
I. SITE PLANNING
Solar Orientation
Fig.18: Outdoor oriented recreation areas
maximize solar exposure.
Crime Prevention
Fig. 19: Site planning should create varying
degrees of privacy.
• SEMI•PRIVP *
let
EMI•PUi;I',�
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U B L I C S P
35. To maximize the warming effect of solar radiation
in winter months and maximize shade in the summer
months:
• Utilize deciduous trees for summer shade and
winter sun.
• Orient active living spaces to the south.
• Design building overhangs to shield the high
summer sun and expose the area to the lower
winter sun.
36. If possible, all buildings should be located and
oriented to take advantage of natural energy saving
elements such as the sun, landscape, and landform.
37. The opportunity (or invitation) for crime can be
greatly reduced through physical design and site
layout. Considerations for crime control should be
included at the project's inception. Where hardware
afterthoughts have been too heavily depended upon,
crime opportunities have continued to exist and crime
prevention has failed.
38. The Concept of Defensible Space should be
employed to reduce opportunities. for crime.
"Defensible space" is a term used to describe a series
of physical design characteristics that maximize
resident control of behavior -- particularly crime.. A
residential development designed under defensible
space guidelines clearly defines all areas as either
public, semi - private or private. In so doing, it
determines who has the right to be in each space, and
allows residents to be confident in responding to any
questionable activity or persons within their complex.
Residents are thus encouraged to extend their private
realms, establish their zone of influence which
inevitably results in a heightened sense of
responsibility towards the care and maintenance of
these outdoor areas.
12
I. SITE PLANNING
Fig. 20: Cul de sacs create semi - private
"courts" to provide increased security and
informal play areas.
Fig. 21: Semi- private•project areas are
separated from general public areas using
transitional spaces which are visually open in
design.
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A branching sidewalk and step -up envy
define semi-private project areas while
maintaining a visua!!y open streetscape
39. A series of techniques can be used to create
defensible space and consequently reduce crime.
They are summarized in the following:
• Defining zones of privacy (public, semi - private,
private) with real or symbolic barriers. This
allows residents to identify "strangers".
• Establishing perceived zones of influence
(allowing residents to extend their private realms).
• Providing surveillance opportunities.
Additional design considerations include the
following:
• Parking Layout. Parking for residents should be
located so that distances to dwellings are
minimized and allow easy surveillance from
nearby areas and windows.
• Orientation of Windows. Windows should be
located so that areas vulnerable to crime can be
easily surveyed by residents.
• Location of Service and Laundry Areas.
Laundry rooms should be located in such a way
that they are observed by others.
• Windows and lighting should be incorporated to
assure surveillance opportunities.
• Mailboxes should not be located in dark alcoves
out of sight.
Barriers to Police. In semi -public and semi-
private areas, barriers which would hinder police
patrol, such as confused parking pattems and tall
shrubs, should be avoided.
13
I. SITE PLANNING
Fig. 22: A transition from semi - private to
private spaces with low volume paths, trellises
and alcoves.
• Identity. A system for identifying the location of
each residential unit and common facilities at the
project entry should be established.
• Hardware. Police department should be
contacted for information regarding appropriate
hardware such as door locks, window latches, etc.
• Lighting. More light is not necessarily indicative
of better and safer lighting. Lighting levels
should be carefully selected and oriented so that
points and areas vulnerable to crime are accented.
Lighting should be provided 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.
• Landscaping. Plant materials such as high
shrubs, should not be located so that surveillance
of semi - public and semi - private areas is blocked.
This will provide the opportunity for crime.
40. Sticker shrubs may discourage crime activities.
Low shrubs and umbrella trees (where the canopy is
maintained above 5 feet from the ground) will allow
surveillance opportunities, hence reducing the
potential for criminal behavior.
14
II. BUILDING DESIGN
Fig. 23: Multi- family building line and
proportions are harmonious with surrounding
single family dwellings.
MF
SF
�HARMONIOUS(BUILDING
SF
INE
ROAD HARMONIOUS BUILDING PROPORTIONS
SF
SF
U,.
Fig. 24: Multi- family building shape, height
and length are similar to adjacent single family
buildings.
60. -0"
SIMILAR BUILDING HEIGHT
WITHIN 60 FEET OF PROPERTY:
LINE
SIMILAR ROOF 111iIGIIT AND SCALE
MULTI- FAMILY ZONE
El
SINGLE FAMMII.Y ZONE
1. Building design harmony with the surrounding
neighborhood should be emphasized. Building design
elements should include scale /mass, modulation,
height, the proportions of entries, windows and other
openings (fenestration), color, materials, and shapes.
This is not to require mimicry or that creativity is
prohibited. Only that the creative act be sensitive to
the neighborhood context. The City recognizes that
its neighborhoods are in constant change and that the
creative response to change is necessary in retaining
its valuable residential areas.
2. Portions of multi- family developments adjoining
Comprehensive Plan "Single Family Residence" areas
should maintain a scale, facade and orientation similar
to single family uses for compatibility with existing
structures. Surrounding single family neighborhood
building patterns may be used when adjacent single
family lots are vacant. A project site plan and cross -
sections should show the footprint of all adjacent
structures within 100 feet of the property line to help
evaluate compatibility.
3. Sloped roofs, minimum 5 ft. rise over 12 ft. run,
should be used on multi- family buildings to enhance
design harmony with surrounding single family
neighborhoods, and on steep slopes to enhance design
harmony with surrounding land forms. A 4 -1/2 foot
rise may be appropriate in combination with wide
(i.e., 24 inch) overhangs, as may be mansard roofs in
special circumstances to lower buildings below the
tree or ridgeline.
15
II. BUILDING DESIGN
4. More prominent sites and architecture require a
higher level of design quality. This would include
projects which are located near hill tops or
intersections, or which include large visible building
masses.
5. Building design and siting should define a visual
focal point associated with each structure. A building
entry or open space often fulfills this role. Such a
focal point is denoted by structural articulation,
materials, and color for identity and interest. Shapes,
materials, colors and landscaping should also be used
to create a transitional sequence to the focal point.
Abrupt, design band aids, such as tacked on entry
alcoves and insignificant walks, should be avoided.
Fig. 25: No particular architectural design is
specified. However, the sum of a structure's
shape, fenestration, fine detailing and colors
should be superior architectural design which is
harmonious with the neighborhood.
A step up entry, central mid -level balcony
and trellises provide visual transition from
street level to the four story building
16
II. BUILDING DESIGN
6. Structures should be separated by a distance equal
to one -half the sum of the adjacent building heights.
Where a building has varying heights, each portion of
that building shall satisfy the separation requirement
(Fig. 25). The effect of topographic changes may be
considered.
7. Where building height exceeds 35 feet, the Board
of Architectural Review should apply the Design
Criteria to establish a building separation distance not
less than 35 feet.
8. Buildings should be separated at least 8 feet from
driveways and parking spaces where facing windowed
walls (but not the entry) of ground units and have a
minimum 13 foot separation when facing the entry of
ground units.
9. Buildings should be separated from common
walkways by at least 8 feet in the structure's front and
rear, and a minimum 4 feet on its side.
10. Separation guidelines should not apply to
incidental structures such as trellises, 18 inch roof
eaves, chimneys, covered walks, and pedestrian
oriented amenities.
Fig. 26: Minimum building separation.
30—
20—
10--
1115FT.(•1/2(10 +20))
OFT.(.1 /2(20 +20))
25FT.(.1 /2(20 +30))
17
II. BUILDING DESIGN
Fig. 27: Design details need not be costly to
significantly improve architectural quality.
11. A 3 -story blank wall, even if at the narrow end of
a building, does not reflect acceptable design quality.
Architectural relief and fine detailing should be used
to break up monotonous surfaces.
12. Avoid applied omamentation which is not related
to building structure or architectural design. This
would include arbitrary, inconsistent forms and
decoration; uninterrupted floating horizontal
elements; and large blank surfaces.
13. All exterior maintenance equipment, including
HVAC, equipment, storage tanks, satellite dishes, and
garbage dumpsters should be screened from off -site
and on -site common area view, in an architecturally
integrated manner.
18
II. BUILDING DESIGN
Exterior Elevations
Fig. 28: Offsets, changes in materials, and
other fine detailing are used to provide
architectural interest.
14. The exterior elevations of buildings should
incorporate design features such as offsets, changes in
materials and shapes, to preclude large expanses of
uninterrupted building surfaces.
Additionally:
15. Structures shall not have an unbroken wall longer
than 60 feet.
16. Site design should avoid the dominance of large
individual building walls or the cumulative effect of
successive smaller building wall repetition. Building
separation and modulation should be sufficient to
visually break up wall masses. The measures needed
to visually break up wall masses will increase as a
project increases in size and cumulative building
mass. The minimum standards for this guideline are
specified in TMC 18.50.
Pitched roofs, building modulation and
intimate entries introduce a single family
scale to this dense building
A trellised entry provides structural
transition from pedestrian environment to
building mass and helps separate public
from sari private project spaces
�. .-- 1i:�'Tj°• =ter
•
19
III. LANDSCAPE /SITE TREATMENT
Landscape Design
Fig. 29: Landscaping shown at 5 years after
planting.
1•
1. Plants 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.
2. Although the landscape plan should reflect plants at
maturity, landscaping should be considered as a design
element harmonizing site plans and building design
only to the extent of its effect in five years. This could
mean using significantly larger initial plant stock for
those project designs which rely heavily upon
landscaping to provide relief for building and site
design or screen the project.
4. Transition areas adjacent to buildings and parking
lots should be landscaped with a combination of trees,
shrubs, and ground cover. This provides a tiered visual
transition between the open and built environments, and
breaks up wall masses.
1 5. The design orientation for landscaped areas is
largely discussed in Section I: Site Plan guidelines.
This section focuses on the technical standards to be
recognized in designing such landscape areas.
6. In general, landscape materials should be selected
and sited to produce a hardy and drought - resistant
landscape area consistent with project design. Selection
Euimated five-year growth — 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.
All plant materials should be installed to current
nursery industry standards which would include, but
not be limited to the following or equivalent:
• Landscape plant material should be properly guyed
and staked to current industry standards.
• Deciduous trees should be fully branched.
• Evergreen trees should be a minimum of 8 feet in
height at the time of planting.
• All plant rows should be staggered for effective
covering.
• Ground cover should be supplied at the time of
planting in minimum of 4 -inch containers as
' • � . appropriate to achieve 90% coverage in 3 years, or
as sod.
• Planting of trees in compacted soils should be
prohibited unless minimum 12 inch gravel drain
90% of coverage after 3 years
Fig. 30: Live groundcover is planted to achieve
90% coverage within 3 years from installation.
Tune of planting
20
III. LANDSCAPE /SITE TREATMENT
Fig. 31: Landscaping along street frontages
should be high quality and reflect three tiers of
plants.
I5 0' .1I..
Fig. 32: Perimeter landscaping along the side
and rear lot lines provide year -round buffering
and transition.
PARKING
CURII/
WIII:I:I. STOP
30' -0- 0 C. MAXIMUM
111 .0"
I 1 /4" CALIPER
PARKING
IIU \II'I:R fri'I/RIIA (I
III'.II" 1,1'
sumps are installed under each tree to a minimum
36 inch depth, or the subgrade soil beyond the
planting pit is rototilled to a 9 inch depth to the drip
line or edge of planter, whichever is less.
Front yard plant material should reflect the following:
• shrubs, 2 gallons at time of planting
• deciduous trees to be minimum 2 1/2 inch caliper at
time of planting, balled and burlapped
• evergreen trees to be 8 - 10 feet in height at time of
planting, root balled and burlapped
• or equivalent per Board of Architectural Review.
Side and rear yard plant materials should reflect the
following:
• shrubs, 2 gallons at time of planting
• deciduous trees (i.e. maples and ash) to be spaced
an avg. of 30 feet on center and 2 -1/2 inch caliper
at time of planting, balled and burlapped
• evergreen trees (i.e. pine and fir) to be spaced an
avg. of 25 feet on center and 7 feet in height at time
of planting, balled and burlapped
• or equivalent per Board of Architectural Review.
Perimeter landscaping around parking areas should
reflect the following:
• tree planting 20 - 30 ft. on center depending upon
size (i.e., smaller species such as Japanese
flowering cherry should have 20 ft. o.c. spacing)
• perimeter shrub screen
• shrubs to be 2 gallons at time of planting, spaced to
achieve year -round screening to a 3 ft. height in
five years
• or equivalent per Board of Architectural Review.
Plant materials within parking areas should reflect the
following:
• evergreen trees to be 8 feet at time of planting,
balled and burlap
• deciduous trees to be 2 inch caliper at time of
planting
• 2 gallon shrubs.
Plants used for screening outdoor storage should consist
of shrubs, minimum of 18 inches in height (1 gallon or
larger) at the time of planting, spaced a minimum of 24
inches on center (or greater if larger plant material
used).
21
III. LANDSCAPE /SITE TREATMENT
Trees
13. Trees should be planted at an average rate of 1 per
30 linear feet of transition area (grouping is an option),
shrub beds should be designed as a staggered double
row, and ground cover should achieve 90% coverage in
3 years except for minimum (i.e., 2 foot) planter beds.
Figures 35 -37 show various options for separating uses.
14. Landscape design guidelines for required front, side
and rear perimeters are illustrated in figures 31 and 32.
15. Trees should generally be specimen quality, balled
and burlapped, and have a minimum size at planting as
shown below. This minimum tree size may be
increased based on the amount of buffering demanded,
prominence of location, and size necessary to realize
the applicant's assertion of landscape prominence
within five years.
16. An example of increasing tree size should be along
the street frontage when large paved areas are being
moderated or where dominating wall masses are being
softened. An example of decreasing tree size would be
where a stand of trees is being planted and only a few
specimen quality trees are needed to define the planting
area and provide visual planting depth. Typical
planting sizes are shown below:
Tree Type Minimum Planting Size
Large stature deciduous
(i.e. maple, ash, oak)
Large stature evergreen
(i.e. pine or fir)
Small stature tree
(i.e. Japanese pear
or flowering dogwood)
2 1/2 inch caliper
8 ft. height
1 3/4 inch caliper
23
III. LANDSCAPE /SITE TREATMENT
Protection of Existing Trees
Fig. 34: Tree wells can help save hillside trees
only to a depth of 4 feet.
Fig. 35: Trees protected with a chain Zink fence
at the drip line during construction.
17. Significant existing trees should be protected as
discussed under Site Planning.
18. The survival and general health of a tree depends as
much on the condition of its root system as it does on
the factors influencing the above - ground portion. This
vital root system extends out to, and sometimes beyond
the tree's drip line (the outermost reach of branches).
Any significant disturbance to the root area, such as
high surface compaction, root severing, over - watering
and/or removal of organic material in which the tree has
composted over several years, will almost certainly kill
the tree. Tree removal and replacement would be
required after a few seasons of progressive
deterioration.
Based upon identification and examination, an
evaluation can be made to determine which trees will
prove valuable to the site design. This evaluation is an
important factor in the placement and design of
buildings, circulation pattems and other site elements.
19. Significant trees should be protected during
construction with a chain -link fence or plastic vinyl
construction fence at the drip line. The protection fence
should be installed prior to issuance of grading permit.
Removal or destruction of fencing should be cause for a
Stop Work Order until reviewed by City staff.
24
III. LANDSCAPE /SITE TREATMENT
Design for Screening
and Separation
Fig. 36: Separation of marginally compatible
uses with only plants.
20. Landscape design for screening and separation
can be oriented toward full privacy, separation of uses, or
screening unsightly elements such as dumpsters, etc.
21. Full privacy should require' an opaque fence or
evergreen barrier at least six feet high or above eye level,
depending on the angle of view. Noise reduction requires
a dense fence (i.e., concrete/masonry) wall or berm in
addition to plantings.
22. Area separation requires a continuous physical barrier
not less than three feet high.; A greater degree of
separation would require a higher opaque barrier. A
separation planting strip could be deciduous or evergreen.
23. Landscape design for screening should reflect the
degree of concealment desired. Plants are not often
effective in providing full screening; they should be used
in combination with a wall or laridform. Plant screens are
most effective when used to soften or provide soft
transition to a screen wall or break up the visual lines of a
partially concealed structure.
24. A privacy fence should be required along side and
rear yards if adjoining single family zones as specified
below:
• 6 feet high
• sight - obscuring wood (or equivalent) fence
• exterior materials and colors shall be consistent with
building architecture.
25. The following are alternative design solutions for
various degrees of screening and separation:
Alternative 1. Using only plantings for partial separation
of marginally compatible uses such as parking from
residences or recreational sites.
Area: Width not less than 15 feet.
At least one row of deciduous and evergreen trees
staggered and spaced not more than 15 feet apart.
At least one row of evergreen shrubs spaced not more than
five feet apart which will grow to form a continuous
hedge at least five feet in height within three years of
planting.
Lawn, low growing evergreen shrubs, and evergreen
ground cover covering the balance of the area.
25.
III. LANDSCAPE /SITE TREATMENT
Fig. 37: Separation of marginally compatible
uses with fencing and plants.
Fig. 38: Full separation of incompatible uses
with masonry wall and plants.
Alternative 2. Using a fence and planting for full visual
Separation of marginally compatible uses.
Area: Width not to be less than 10 feet.
At least one row of deciduous and/or evergreen shrubs
spaced not more than 5 feet apart.
Lawn, low growing evergreen shrubs, and evergreen
ground cover over the balance of the area.
Alternative 3. Using a wall and planting for full
separation of incompatible uses. This structural
approach is often the only effective mitigation of
impacts such as high freeway noise on outdoor
recreation areas.
Area: Width not to be less than 5 feet.
A masonry wall not less than 6 feet in height and no
less than 5 feet of landscaping transition.
26
III. LANDSCAPE /SITE TREATMENT
Interior Parking Area Landscaping
Usable Outdoor Space
Recreation Area Design
Fig. 39: Recreation area design for safety
includes siting the children's play lot in a
central or easily observed area.
PUBLIC OPEN SPACE
COMMON OPEN SPACE
PRIVATE OPEN SPACE
26. Minimum parking area landscaping at the perimeter
and interior areas are specified in Chapter 18.52 of the
Tukwila Zoning Code. Design concepts for these areas
are shown in figures 11, 12, 13 and 32.
27. As much design emphasis should be put into
developing outdoor spaces as the buildings themselves.
Outdoor space tends to be unusable when it is simply
the "leftovers" after buildings are placed on the land.
(See Fig. 6)
28. Buildings or other substantial structures should be
used to reduce the impact of noise sources when such
noise would interfere with normal conversation as
identified in Federal Environmental Protection Agency
guidelines (i.e., 55 -65 dBa).
29. Outdoor spaces should have a definite functional
shape, be internally designed to fulfill that function, and
be functionally associated with a specific unit or unit
group (see "Defensible Space" in Site Plan guidelines).
30. A full range of active and passive recreation
opportunities should be provided for the various
resident age groups: infant (0-4), child (5 -12), teen (13-
18), and adult.
31. Infant needs may be satisfied by passive spaces and
overlap with child facilities.
32. The child group is the critical group for on -site
recreation design since members tend to use facilities
independent of parental supervision, are not necessarily
old enough to travel streets to relatively distant public
parks, and make complex demands of recreation spaces.
27
III. LANDSCAPE /SITE TREATMENT
Fig. 40: A recreation space for the 5 -12 year
old group which facilitates group interaction
and skill testing.
, "in f11913•l.011
33. At least one on -site play area designed for the child
group should be provided. This area design should be
characterized by interactive group equipment which .
tests skills. The Parks and Recreation Director should
be consulted in the review of acceptable design
proposals.
34. The child play area should reflect the design
elements below:
• Visually accessible to casual surveillance by
passersby and residents. This is a key element in
facility safety and generally requires a central location.
• Care should be taken to provide separation of play
areas from general impersonal passersby for
security.
•
• Easy safe access from residence to play area(s).
• Hard surface areas for wheeled toys and tricycles.
Equipment with zones to satisfy the specific
sensory and skill needs up to age 12.
• Use water and sand if limited to two materials.
These provide more possibilities for play and fun
than all asphalt deserts combined. The ability to
move over, under, around or through something
affords a child control. He can change his
relationship to it.
• A child should be able to control his level of
involvement with others. Make small sheltered
areas for solitary play, larger spaces for group play.
• An adjacent sitting area for monitoring the children.
35. Teen and adult on -site recreation facility demand
may be satisfied with active recreation fields and sport
courts, recreation rooms, pools and passive recreation
trails. Linkages with existing public trail and park
facilities should be made where possible, either through
immediate construction or agreement to jointly
participate in the coordinated provision of such a
linkage at a later date.
28
IV. MISCELLANEOUS STRUCTURES /STREET FURNITURE
Lighting
Fig. 41: Maximum parking area light standard
height is 20 feet or the building height;
whichever is less.
Fig. 42: Maximum grounds lighting standard
height is 15 feet.
1. All exterior lighting (i.e., distribution, intensity,
and pattem) should reflect project architectural
design.
2. Exterior lighting should be provided in parking
areas and along internal pedestrian walkways to
assure adequate and safe pedestrian circulation for
residential activities and guests.
3. Maximum parking area light standard height
should be 20 feet or the height of the building;
whichever is less.
4. Maximum walkway and grounds lighting should
be 15 feet. Light fixture height is limited to enhance a
sense of scale and enclosure for common areas at
night.
5. All lighting standards should have glare cut -off
features to avoid off -site spill-over.
6. Fixtures should be placed so that light patterns
overlap at a height of 7 feet which is sufficiently high
to vertically illuminate a person's . body. This is
particularly important consideration now that lighting
fixture manufacturers are designing luminaries with
highly controlled light pattems.
7. At hazardous locations, such as changes of grade,
lower level supplemental lighting or additional
overhead units should be used. 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.
8. The walkway lighting is provided primarily by
low fixtures, there should be sufficient peripheral
lighting to illuminate the immediate surroundings.
Peripheral lighting contributes to a feeling of security
in an individual because he can see into his
surroundings to determine whether or not passage
through an area is safe. Such an area should be
lighted so that the object or person may be seen
directly or in silhouette.
29
IV. MISCELLANEOUS STRUCTURES /STREET FURNITURE
Fencing, Walls, and Screening
Fig. 43: Dumpsters are sited and screened to
minimize prominence.
Street Furniture
9.- All fencing, walls, and screening should reflect
building architecture and be harmonious with adjacent
project designs. This should include consideration of
proportion, color, texture, and materials. Perimeter
fencing should be designed to be attractive from both
sides.
10. Fencing and walls along street frontages should
define space but be designed to be visually open and
inviting to support a lively pedestrian environment.
11. All exterior mechanical equipment including
HVAC, electrical equipment, storage tanks and
satellite dishes, must be screened from on -site and
off -site view.
12. Several small dumpsters adjacent to buildings
such as garages are preferable to a single large free
standing site. Dumpsters should have solid
architectural wall screening only to the container
height to minimize its prominence.
13. Recycling containers and areas should conform to
King County standards or as amended by Tukwila
standards.
14. All garbage container lids should be light weight
and designed for operation by physically frail persons.
15. Street furniture should be coordinated to carry out
the project's design concept.
16. Opportunities for social gathering by residents in
shared open spaces should be enhanced by the
provision of seating and other amenities. The use of
bollards and other barrier features should be provided
to separate vehicular traffic from pedestrian- oriented
areas.
30
ACKNOWLEDGEMENTS
No set of design standards can be done without heavy reliance on past studies and
documents. The following is a partial list of documents which were heavily used or
contained the basis of design standards, concepts or illustrative graphics.
American Planning Association, Chicago, IL; "Planning News"
City and County of San Francisco, CA; 07/89; "Residential Design Guidelines"
City of Seattle, WA; 01192; "Proposed Design Review Process and Guidelines for the City
Seattle" (Draft)
City of San Jose, CA; 11186; "Residential Design Guidelines for the City of San Jose"
City of Anaheim, CA; 12/91; "Residential Design Guidelines" (Draft)
Greenman Group (The), Hollywood, FL; "Development Digest"
Irvine Company (The), CA; 01/87; "Tustin Ranch Design Guidelines"
National Association of Home Builders, Wash. D.C.; 1986; Higher Density Housing:
Planning, Design, Marketing
National Association of Home Builders, Wash. D.C.; 1990; Seminar and Materials on
"Making Small Lots Work: Innovative Land Use for Single Family Homes"
Newman, Oscar; 1975; Design Guidelines for Creating Defensible Space
Multnomah County, OR; 11/77; "A Developer's Handbook"
Urban Land Institute, Wash. D.C.; "Urban Land"