HomeMy WebLinkAboutPlanning 2018-05-24 COMPLETE AGENDA PACKET - TUKWILA SOUTH OVERLAY RESIDENTIAL DEVELOPMENTCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
CHAIR, NHAN NGUYEN; VICE -CHAIR, DENNIS MARTINEZ; COMMISSIONERS, MIGUEL
MAESTAS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER AND HEIDI WATTERS
PLANNING COMMISSION
PUBLIC HEARING AGENDA
MAY 24, 2018 - 6:30 PM
TUKWILA CITY HALL COUNCIL CHAMBERS
Presentation on the City's Strategic Plan and the 2019-2020 budget — Mia Nivarro
I. CALL THE MEETING TO ORDER
II. ATTENDANCE
III. ADOPTION OF 3-8-18 MINUTES
IV. CASE NUMBER: L18-0032 (Code Amendment)
APPLICANT: Segale Properties LLC
REQUEST: Zoning Code amendments to adopt residential development standards and
guidelines for Tukwila South Overlay (TSO) zone.
LOCATION: Portion of TSO zone that immediately adjoins land located
in the City of SeaTac to the east of Interstate 5
V. DIRECTOR'S REPORT
• Commissioner Nguyen share APA Conference highlights
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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City of Tukwila
Planning Commission
BOARD OF ARCHITECTUAL REVIEW(BAR)
MINUTES
Date: March 8, 2018
Time: 6:30 PM
Location: Council Chambers
Present: Chair, Nhan Nguyen; Vice Chair, Dennis Martinez; Commissioners, Sharon Mann,
Miguel Maestas, and Mike Hansen, and Heidi Watters
Absent: Commissioner Louise Strander
Staff: Minnie Dhaliwal, Planning Supervisor; Max Baker, Assistant Planner, and Wynetta
Bivens, Planning Commission Secretary
Chair Nguyen called the public hearing to order at 6:30 PM.
Adoption Commissioner Mann made a motion to adopt the 2/15/18 minutes.
of Minutes: Commissioner Martinez seconded the motion. Motion passed.
Chair Nguyen swore in those wishing to provide testimony and opened the public hearing.
CASE NUMBER: PL17-0048
APPLICANT: Duncan Wallace, PM Design Group
REQUEST: Design Review approval of a new 10,000 sq. Ft. Two-story convenience store,
fuel tanks, permanent drive-thru coffee kiosk, and six island fuel station with
canopy.
Zoning Variance approval to: 1) Consider the front yard setback from
Interurban Ave S and second front yard setback from 48th Ave S as the
proposed fueling station and existing truck fueling station are an integrated
site with Seattle City Light parcel lying in between the subject site and
Interurban Ave S; 2) Allow front yard landscaping to be installed on Seattle
City Light property (parcel number 0003000032); 3) Allow the drive-through
coffee kiosk in the front yard setback as long as it is minimum 25 feet away
from the west property line of the SCL parcel (street edge of Interurban Ave),
and set back 5' away from the shared property line of SCL parcel 0003000032
and parcel 0003000113 to comply with International Building Code setback
requirements.
LOCATION: 13310 Interurban Ave S, Parcel 0003000113
Max Baker, Assistant Planner, Department of Community Development, asked the
Commissioners the appearance of fairness questions, there were no disclosures. He gave the
presentation for staff. He provided an overview of the review process, provided background
information on the site and project, as well as review of the Zoning Variance Permit criteria and
Design Review criteria. Noted: The Seattle City Light parcel is being partially leased by the
applicant, because they do not have the option to purchase the property. Review of Zoning
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Page 2
Public Hearing Minutes
March 8, 2018
Variance and Design Review are usually conducted separately. However, due to the project's need
for a zoning variance for the district in which the site is located the BAR have requested review of
both together.
Staff also addressed questions for the Commission.
RECOMMENDATIONS:
• Approval of the three Zoning Variance Permit requests, with the following condition;
• Approval of the Design Review application with the following condition:
Condition: If the agreement between Seattle City Light and Peterson's 76 expires and is not
renewed, landscaping on SCL property and the drive-through coffee kiosk will
need to be relocated to meet the landscape and setback requirements of the
Tukwila Municipal Code at the time of expiration. (This condition applies to
both the Zoning Variance and Design Review approvals)
Duncan Wallace, PM Design Group, for the applicant, responded to questions from the
Commission. He noted that the applicant felt they could improve the phase facing 48th street.
Therefore, they are proposing adding some glazing on the second floor above the tree. He said he
spoke to the applicant regarding the landscape issues that came up, and they are concerned with
security in the truck area. Due to problems in the past they feel it would be better to keep the area
open to help with loitering. However, they are open to the idea of adding a significant conifer tree
to the landscaping for the proposed development.
Suggestions the Commission would like the applicant to consider:
• Commissioner Mann is interested in a tall tree or screening by the truck fueling on 48th
• Commissioner Watters said she encourages the applicant to plant one large native conifer
tree.
• Commissioner Watters said she would like to see a wider vegetation buffer by the coffee
kiosk and less grass.
• Commissioner Hansen suggested some landscaping on the triangular parcel with the one
tree on Tukwila International Blvd.
• Commissioner Watters suggested minor pruning for attractiveness.
There was no public testimony.
The public hearing was closed.
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Page 3
Public Hearing Minutes
March 8, 2018
DELIBERATION:
• Commissioner Mann said that the applicant has done a great job of presenting a great
looking building on a difficult site, and she agrees with staff's findings and
recommendations.
• Commissioner Martinez said what strikes him as interesting is how the management team,
design team, and the providers actually went out and did a little extra to get the foliage we
are so fond of with the Tukwila canopy. Leasing the property from Seattle City Light really
shows a commitment to the area and to Tukwila's vision.
• Commissioner Maestas said he appreciates the job done by the applicant. The facility is
improved and raises an architectural design standard for the area. He was supportive of
Commissioner Watter's suggestion regarding planting a tree on the property, he said
perhaps the south side of the property.
• Commissioner Nguyen said you can see the intentional investment in the property, and the
beautiful design, and he appreciates the applicant taking into consideration the suggestion
for the landscaping in front of the fueling station. He said it could really turn into a
destination station.
MOTIONS:
Commissioner Mann moved to approve Case Number L18-0009, Zoning Variance request based
on staff's findings, conclusions, recommendations and one condition. Commissioner Martinez
seconded the motion. Motion passed.
Commissioner Mann moved to approve Case Number L17-0055, Design Review based on staff's
findings, conclusions, recommendations and one condition. Commissioner Martinez seconded the
motion. All were in favor.
DIRECTOR'S REPORT:
• No Meeting on March 22nd.
• Commissioner Martinez asked when staff will schedule the Commission for the annual tour
of projects they have approved.
• Commissioner Mann asked when the Commission would be able to tour Washington Place.
Staff said they will pass their interest on to the developer.
ADJOURNED: 7:50 PM
Submitted by: Wynetta Bivens
Planning Commission Secretary
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City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
STAFF REPORT TO THE PLANNING COMMISSION
Prepared May 15, 2018
FILE NUMBERS: PL18-0023, L18-0032 Code Amendments
E18-0006 SEPA Checklist
REQUEST:
Zoning Code amendments to adopt residential development
standards and guidelines for Tukwila South Overlay zone.
Planning Commission will hold a public hearing on the proposed
amendments and make recommendations to the City Council for
review and adoption.
PUBLIC HEARING: May 24, 2018. The Notice of Public Hearing was published in the
Seattle Times, posted on site and mailed to surrounding property
owners.
LOCATION: Portion of the Tukwila South Overlay District (TSO) which
immediately adjoins land located in the City of SeaTac to the
east of Interstate 5.
STAFF: Minnie Dhaliwal, Planning Supervisor
ATTACHMENTS:
A. Zoning map of the area
B. Map showing city boundary and proposed area for residential
development
C. Multifamily Design Manual
D. HDR development Standards
E. Underline/strikeout version of the proposed code amendments
F. Applicant's justification for recreation/open space requirements
G. Applicant's justification for parking requirements
BACKGROUND
Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of
the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed
amendments are to adopt development standards and guidelines for residential uses in
that portion of the Tukwila South Overlay District (TSO) which immediately adjoins land
located in the City of SeaTac to the east of Interstate 5.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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The entire Tukwila South Project area consists of approximately 400 acres generally
bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and I-
5 on the west and the Green River on the east. The property owner, Segale Properties,
intends to develop the property consistent with the Tukwila South Master Plan
(Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). The
plan calls for approximately ten million square feet of development that would be
accommodated in a combination of a campus style research and office environments
with a mix of other supporting uses such as retail, residential, commercial, hotel and flex
tech. The property owner is constructing the first phase of the Master Plan, which
involves clearing and grading the developable areas of the site and constructing
infrastructure necessary to serve any future development.
The Tukwila South area contains several zoning designations, which include: Low
Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and
Mixed -Use Office (MUO). The entire Tukwila South area includes an overlay which
supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010,
"the [overlay] may be applied by the City Council to any property lying within the
Comprehensive Plan's Tukwila South Master Plan. Residential development is
anticipated in the area zoned LDR with TSO overlay, which adjoins the City of SeaTac.
See Attachment A and B for the location and the underlying zoning.
When TSO zone and standards were adopted in 2009, it was expressly contemplated
that development standards regarding residential uses would be adopted in the future.
At this time the property owner has filed an application for Zoning Code text
amendments to adopt residential standards and design guidelines for the portion of
Tukwila South Project area that is zoned LDR with TSO overlay and adjoins the City of
SeaTac. It is anticipated that multi -family development will straddle both cities. Currently
Tukwila has standards and design guidelines that apply to multi -family development in
the High Density Residential (HDR) zone. The current proposal is to adopt Tukwila's
Multi -family Design Manual and development standards such as setback, height,
density, landscaping, and development area similar to those in the HDR zone. However,
the request for parking and recreation space standards is to adopt standards similar to
the City of SeaTac.
See Attachment C for Multi -family Design Manual for development in the HDR zone. It
is also available online at http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-
Multi-Family-Desiqn-Manual.pdf
Attachment D is the development standards of the HDR zone. Attachment E is the
underline/strikeout version of the proposed code amendments; Attachment F and G are
applicant's justification for recreation/open space and parking requirements. Discussion
below includes staff's analysis of the proposed amendments.
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DISCUSSION OF PROPOSED CHANGES
I. Multi -family Design Manual
Tukwila currently has Multifamily Design Manual for any multifamily development in
the HDR zoning district. The maximum density in HDR zone is 22 dwelling units
per acre and the current Multi -family Design Manual includes design guidelines for
the form of development envisioned for that density. Per note 14 of the land use
table, multifamily development in the TSO zone is only allowed after residential
design manual with criteria for approval is adopted by ordinance. The land zoned
TSO with the underlying zoning of LDR that adjoins the City of SeaTac is being
considered by a developer for multifamily development similar to the type of
development allowed in HDR. See Attachment C for the Multifamily Design
Manual. Staff recommends adopting it for this portion of TSO.
II. Multifamily Development Standards
Staff is recommending adopting the development standards of HDR zone for the
portion of TSO that adjoins the City of SeaTac, except for open space/recreation
and parking regulations. These include:
a) 2000 square feet lot area per unit (density of 22 dwelling units per acre);
b) Maximum height of 45 feet;
c) Development area coverage of 50% maximum;
d) Tiered front yard setbacks of15 feet for first floor/20 feet for second floor/30
feet for third floor/45 feet for fourth floor;
e) Tiered side and rear setbacks of 10 feet for first floor/20 feet for second &
third floor/30 feet for fourth floor;
f) Maximum building length of 50 feet, but allowed up to 200 feet with
modulation;
g) Landscaping standard of 15 feet in front and 10 feet along side and rear;
interior parking of 20 square feet per stall and 15 square feet per stall if
placed behind buildings.
However, the developer has requested that the city consider adopting standards
for open space/recreation space and parking similar to those of City of SeaTac
since the proposed development will straddle both jurisdictions.
III. Recreation Space Requirements
HDR zone has recreation space requirement of 400 square feet per unit with a
minimum of 1000 square feet. SeaTac's recreation space requirements are: 120
square feet for a studio, 160 square feet for a one -bedroom unit and 200 square
feet for 2 or more bedroom unit. See Attachment F for the developer's rationale for
adopting standard similar to SeaTac.
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Tukwila Municipal Code defines recreation space as follows:
18.06.665 Recreation Space means covered and uncovered space designed and
intended for active and/or passive recreational activity including but not limited to
tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded
areas, and specifically excluding any parking area, driveway, or rockery.
18.06.670 Covered Recreation Space means an area of ground covered or
overlaid by an artificial or manmade surface, such as rooftops or pavement.
18.06.675 Uncovered Recreation Space means an area of ground characterized
by a natural surface, such as lawn, forests, or sandboxes (for children's play).
Additionally, HDR has the following regulations for recreation space
requirements:
18.14.030 Recreation Space Requirements
In the HDR zoning district, any proposed multiple -family structure, complex or
development shall provide, on the premises and for the use of the occupants, a
minimum amount of recreation space according to the following provisions:
1. Required Area.
a. For each proposed dwelling unit in the multiple family development and
detached zero -lot -line type of development, a minimum of 400 square feet
(100 square feet for senior citizen housing) of recreation space shall be
provided. Any multiple -family structure, complex or development shall provide
a minimum of 1,000 square feet of total recreation space.
b. Townhouse units shall provide at least 250 square feet of the 400 square feet
of recreation space as private, ground level open space measuring not less
than 10 feet in any dimension.
c. The front, side and rear yard setback areas required by the applicable zoning
district shall not qualify as recreation space. However, these setback areas
can qualify as recreation space for townhouses if they are incorporated into
private open space with a minimum dimension of 10 feet on all sides.
2. Indoor or Covered Space.
a. No more than 50% of the required recreation space may be indoor or covered
space in standard multi -family developments. Senior citizen housing must
have at least 20% indoor or covered space.
b. The Board of Architectural Review may grant a maximum of two square feet
of recreation space for each one square foot of extensively improved indoor
8
recreation space provided. Interior facility improvements would include a full
range of weight machines, sauna, hot tub, large screen television and the like.
3. Uncovered Space.
a. A minimum of 50% of the total required recreation space shall be open or
uncovered, up to 100% of the total requirement may be in open or uncovered
recreation space in standard multi -family developments. Senior citizen
housing allows up to 80% of recreation space to be outdoors and has no
minimum outdoor space requirement.
b. Recreation space 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 Director.
c. The Board of Architectural Review may grant a maximum credit of two square
feet of recreation space for each one square foot of outdoor pool and
surrounding deck area.
4. General Requirements.
a. Multiple -family complexes (except senior citizen housing, detached zero -lot -
line and townhouses with nine or fewer units), which provide dwelling units
with two or more bedrooms, shall provide adequate recreation space for
children with at least one space for the 5 -to -12 -year-old group. Such space
shall be at least 25% but not more than 50% of the total recreation space
required under TMC Section 18.14.030 (1), and shall be designated, located
and maintained in a safe condition.
b. Adequate fencing, plant screening or other buffer shall separate the
recreation space from parking areas, driveways or public streets.
c. The anticipated use of all required recreation areas shall be specified and
designed to clearly accommodate that use.
Options for recreation space requirements:
1. Adopt standards similar to HDR of 400 square feet with at least 50 percent of the
required space as outdoor space and minimum 25 percent of the total recreation
space for children aged 5-12 years.
Under this option a studio that is 550 square feet would have a disproportionate
amount of recreation space requirement of 400 square feet. The amount of
space required for a 96 unit development would be close to an acre (38,000
square feet or .88 acre).
9
2. Adopt standards similar to the City of SeaTac, with a graduated scale depending
on the size of the unit: 120 square feet for a studio, 160 square feet for a one -
bedroom unit and 200 square feet for 2 plus bedroom unit.
Under this option a 96 unit development that consists of 3 studios, 60 one -
bedroom units, 30 two-bedroom units and 3 three-bedroom units would be
required to provide approximately 16,000 square feet (.4 acre).
Tukwila's recreation space requirements differ based on zone. For instance, in
HDR zone requires 400 square feet per unit; in NCC, RC, RCM, MUO, and TVS
zones it is 200 square feet per unit; and in TUC zone it is 10% of the floor area,
which is more appropriate for a more urban type of development.
Recreation space requirements in other cities vary as well. For instance, in the
City of Renton for multifamily zone that allows density of 14 dwelling units the
recreation space requirement is 350 square feet per unit, but the developer can
pay fee in -lieu of common open space. Tukwila currently has Park Impact Fees
in the amount of $2325 per dwelling unit.
Staff recommends Option 2.
IV. Parking Requirements
Multi -family dwellings in HDR zone are required to provide 2 spaces for each
dwelling unit that contains up to 3 bedrooms,1 additional space for every 2
bedrooms in excess of 3 bedrooms in a dwelling unit. For instance, a 3 -bedroom
unit requires 2 parking spaces and a 5 -bedroom unit requires 3 parking spaces.
SeaTac's parking requirements are one stall per studio unit, 1.5 stalls per one -
bedroom unit and 2 stalls per two or more bedrooms.
Additionally, King County Metro undertook the Right Sized Parking (RSP)
Project, where they assembled information on local multifamily residential
parking demand to guide parking supply and management decisions in the
future. As part of this project the RSP Multi -Family Residential Parking Calculator
was designed to estimate parking demand at a given location based on a set of
context -based variables. As such, the RSP calculator could be used as a tool for
municipalities to help determine context -based minimums for development
projects on a case-by-case basis. The calculator is available online at
http://www.rightsizeparking.org/ Right size parking calculator for this area
generates standard of 1.6 per unit which is similar to SeaTac's standards.
Other suburban cities have graduated scale standard for multi -family units. For
instance, Federal Way requires 1.25 stalls per studio; 1.5 stalls per 1 -bedroom
unit; and 2 stalls per 2 -bedroom unit (Federal Way Revised Code 19.205.040).
10
The City of Renton (attached dwellings outside of the Center Downtown Zone)
require a minimum of 1 parking stall per unit and a maximum allowable off-street
parking ratio of 1.75 parking stalls per dwelling unit (Renton Municipal Code 4-4-
80.F.10(d)
Options for parking requirements
1. Adopt parking standard similar to HDR zone of 2 spaces for each dwelling
unit.
2. Adopt parking standard similar to the City of SeaTac standard of one stall per
studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more
bedrooms.
Staff recommends option 2.
REQUESTED ACTION
Hold the public hearing on the proposed changes, review each proposed change,
choose an option if multiple choices are given, and make recommendations to the City
Council.
11
ATTACHMENT A
Tukwila South Overlay area that abuts City of SeaTac to the east of 1-5
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SEGALE PROPERTIES
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P 0 000 08028 • 0008100. 8e. 98138-2026
5811 SEGALE PARK DRIVE "C" • TUKWILA. WA 98180-4798
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REVISBN INTONATION
MULTI -FAMILY DESIGN GUIDELINES
10/13/92
John W. Rants, Mayor
Tukwila City Council
Allan Ekberg, President
Joe Duffie
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
14
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
PAGE
2
15
20
29
1b
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 3
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
mature trees, and create opportunities for residents to meet
and recreate.
7 Significant trees are retained through building siting and use
of required interior parking lot landscaping.
8 The topographical representation below shows radical water
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
open space amenity.
10 Key sidewalk intersections and segments are marked with
contrasting pavers.
11 Detached garages and cul de sacs reduce parking area
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
parking circulation aisles.
14 Interior and perimeter landscaping reduce the visual affects
of large paved parking areas. Interior landscaping should be
increased as parking lots get larger.
5
6
7
7
8
8
9
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 varying 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 low 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.
I 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
18
INTRODUCTION
Guideline Use
Fig. 1: SUMMARY DESIGN REVIEW PROCESS
Recognize that all projects must reflect high design
quality which are harmonious with the natural and
manmade environments (TMC 18.60.010).
b
Review required multi -family design criteria (TMC
18.60.053) for general requirements on project design
quality.
b
Review the illustrative Multi -family Design Guidelines
herein for specific design examples and orientations.
b
Project Architect reviews all criteria and guidelines then:
a. adapts the illustrative design concepts to the specific
site
or
b. develops an alternative design approach with results
in a similar level of design quality.
b
Planning staff reviews and works with Project Architect.
b
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 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.
This Design Manual is 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.
When using these Design Guidelines to review senior
citizen housing developments the following items shall not
apply because they do not address the density, use or other
characteristics of senior housing:
I. Site Planning
Figure 3
Il. Building Design
Items 2 and 6
III. Landscape/Site Treatment.
Figures 31 and 32
Items 30, 31, 32, 33 34, and 35
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 18.60) that they illustrate.
1 19
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 buildings 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 ship provides transition
from public streetscape to one-story project
architecture.
A street tree and separated sidewalk syster,
contribute to visual continuity between
projects, and pedestrians from cars. Pave
areas between planters provide additional
sidewalk width
•.1
['RIVE
CARAGEs
`On -street parking
buffos walkers jra
IN -Er PLANTING
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.
Dire -story pitched roof building are used to —
enclose the pedestrian streetscape without
domininating u.
•
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.
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PARKING
A 25 foot pedestrian environment provides linkage between projects
3
1. 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
include coordination of circulation, landscaping,
Trees frame try
and provide a recreation spaces, and building location with the
canraki shade surrounding area. A visual distinction using
P
landform, landscaping, or materials may separate a
project from the general neighborhood. However,
high "fortress" walls should be avoided and buildings
should not tum their backs to the street.
Central island visually breaks up lot with
landscaping and a structure as cars enter
the parJdttg 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)
Ir :
4
L 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 perimeter
uveas
Perimeter open space
forms a dramatic
pedestrian entry, and
oriented on the
project's
o al point. space
f
—Open space grouped into significant areas
which can have many user.
Fig. 7: Significant trees are retained through
building siting and use of required interior
parking lot landscaping.
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 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.
Building
Building
Building
Building
slope
STREET
Conventional Site Planning
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. Landform 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 material marks pedestrian
crossings.
Fig. 11: Detached garages and cul de sacs
reduce parking area prominence on the
streetscape.
20. The project entry should reflect a high level of
quality using distinctive materials, landscaping and
structures.
21. A comprehensive system of pedestrian sidewalks
should link all building entries, parking lots,
recreation areas and the project entries; with the area -
wide sidewalk system.
22. Sidewalks should be a minimum of six feet wide
between public roadway and the junction where
pedestrian traffic begins to disperse. This would
allow one pedestrian to pass another and remain on
the sidewalk. A minimum four foot wide sidewalk
may then be acceptable.
23. Sidewalk crossings of on-site roadways should be
distinguished by a different material and slightly
raised to prevent runoff from flowing across them.
24. The on-site vehicle circulation system should be
designed as follows:
• A maximum of two vehicle access points,
depending on parcel characteristics and difficulty
of access, to reduce traffic impacts and the site
area devoted to roads instead of architecture and
landscape/recreation space,
• Create very low volume cul-de-sacs to allow
multiple use as street oriented social/recreation
areas, and
• Stress shared driveways between adjacent
developments.
25. Driveways should avoid crossing pedestrian
walkways and paths from residence to children's play
area.
r-
7
7
I. SITE PLANNING
Parking
Fig. 12: Site design incorporates scattered, less
dominating parking areas.
Sport cowl and anagenry vehicle Inns
around
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 periiieter landscaping.
Parking areas should not dominatethe 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
pattern to the parking area, especially when planted.
Additional space should be provided where cars
overhang curbs.
Public Street
8
-26
L 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.
A single 42 space parking lot.
1
trees visually —
bbaer parking areas
gwe
microclimate relief.
11+r
41111111,14
iijOINTATI
411
Small parking areas
do not require
iruerior landscaping
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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 mw in the parking area with no more
than 10 sralLs 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
L 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.
—Barns, landscaping and architecture form a gateway.
Special pavers and enay 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.
28
I. SITE PLANNING
Fig. 17: A high quality pedestrian entry is given
equal weight with auto entries.
SENII•PRWVATE
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, die 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 * •
Ns Ng ifs las VP. C
�EMI•PUBL�
• se. •
G
PUB S r c SPA
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
L 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.
olifc9,..m , "'loom
:4
Nei
A branching sidewalk and step-up entry
define semi private project areas while
maintaining a visually 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 patterns 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 higcrime 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
32
IL BUILDING DESIGN
Fig. 23: Multi -family building line and
proportions are harmonious with surrounding
single family dwellings.
SF
\HARMONIOUS B ILDINGp.INE
ROAD HARMONIOUS BUILDING PROPORTIONS
"r 4
SF
Fig. 24: Multi -family building shape, height
and length are similar to adjacent single family
buildings.
led
60'-0"
'SIMILAR BUILDING HEIGHT -i
WITHIN 60 FEET OF PROPERTY
LINE
Ell
Ef3(33 \DIrri
r
PROPERTY LINE
SIMILAR ROOF 11EIGIET AND SCALE
MULTI -FAMILY ZONE SINGLF FAMILY 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
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.
doorsies
and french '
provide detailing
! hich helps avoid
architectural
monotony.
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.
S. 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.
Significant caural
archnecuual cods
buddinghe4is to brealc up
10464
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4 step up entry, central mid-level balcony — - - - -
and trellises provide visual transition from
street kvel to the four story building
16
Ih BUILDING DESIGN
Fig. 26: Minimum building separation.
30-
20
10-
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.
301
15FT.(-1 /2(10+20))
0Fr.{.112(20+20p
25FT.(-1/2(20+30))
30FT.(tt1/2(30+30))
17
II. BUILDING DESIGN
Fig. 27: Design details need not be costly to
significantly improve architectural quality.
2.„0,
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 ornamentation 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 sena private project spaces.
a.
V1-1
19
III. LANDSCAPE/SITE TREATMENT
Landscape Design
Fig. 29: Landscaping shown at 5 years after
planting.
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.
5. The design orientation for landscaped areas is
largely discussed in Section 1: Site Plan guidelines.
This section focuses on the technical standards to be
recognized in designing such landscape areas.
• and sited to produce a hardy and drought -resistant
6. In general, landscape materials should be selected
landscape area consistent with project design. Selection
Estimated five year growth — . should include consideration of soil type and depth,
Fig. 30: Live groundcover is planted to achieve
90% coverage within 3 years from installation.
Tune of planting
90% of coverage after 3 years
- 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
20
III. LANDSCAPE/SITE TREATMENT
Fig. 31: Landscaping along street frontages
should be high quality and reflect three tiers of
plants.
15'-0" MIN.
STREET
15'.0"
Fig. 32: Perimeter landscaping along the side
and rear lot lines provide year-round buffering
and transition.
PARKING
CURB/
W IIEEI. STOP
13/4 CALIPER
PARKING
BUMPER OVIIRIIA
0
5
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 lime 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
Fig. 33: A typical shrub hedge separating use
areas with standard nursery stock.
7. Grass seeding should only be permitted between
April 1st and October 15th to assure germination.
Some form of erosion control will be necessary if
seeding is not completed during this period. Hydro -
seeding or mechanical spreading should be used on
slopes.
8. Shrubs planted to define spaces or separate
environments should be planted as a staggered double
row whenever possible. This provides the significant
depth especially necessary to separate environments
such as parking areas from grassed fields and building
entries.
These shrubs should be spaced to provide a lush
continuous band within 3 years. This could be reflected
in a double staggered row of plants for typical nursery
stock spaced a maximum of 36 inches on center,
depending on the specific material.
9. Shrub beds should be no more than a two feet wide
per typical row of nursery stock plants, in order to
minimize barked area and maximize live ground cover.
A typical five foot wide barked planting bed for a
single row of shrubs is not acceptable.
10. Plant materials should generally include native
drought resistant species.
11. The native character of hillsides, ravines and
wetlands should be protected and enhanced to provide
habitat for a wide range of wildlife. Invasion and
takeover by more vigorously growing non-native
species such as English ivy, St. John's wort, and
Himalayan blackberry tend to exclusively promote
habitat for various rodent species.
12. Only native species which enhance a diverse habitat
should be planted on the remaining natural hillsides,
ravines, and wetlands. Plant buffer areas where the
selection of introduced species is carefully reviewed for
potential invasion of such natural areas should be
recognized on a site -by -site basis by the landscape
architect.
22
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
raw, and ground cover should achieve 90% coverage in
3 years except for minimum (Le., 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
(Le. 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 link 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 patterns 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
Ng. 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 landform. 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. separation of marginal v compaiibie noes_
Alternative 2. Using a fence and planting for full visual
10'-0" MIN.
Fig. 38: Full separation of incompatible uses
with masonry wall and plants.
Area: Width not to be less than 10 feet.
At Ieast 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.
Altenrtaive 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
u
III. LANDSCAPE/SITE TREATMENT
Fig. 40: A recreation space for the 5-12 year
old group which facilitates group interaction
and skill testing.
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 pattern) 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 patterns.
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 48
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, C4; 07/89; "Residential Design Guidelines"
City of Seattle, WA; 01/92; "Proposed Design Review Process and Guidelines for the Cil)
Seattle" (Draft)
City of San Jose, CA; 11/86; "Residential Design Guidelines for the City of San Jose"
City of Anaheim, CA; 12191; "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. AC.; 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; 11177; 'A Developer's Handbook"
Urban Land Institute, Wash. D.C.; "Urban Land"
49
TITLE 18 — ZONING
18.14.070 Basic Development Standards
Development within the High -Density Residential District shall
conform to the following listed and referenced standards:
HDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
9,600 sq. ft. (Applied to parent lot for
townhouse plats)
Lot area per unit
(multi -family, except senior
citizen housing)
2,000 sq. ft.
(For townhouses the density shall be
calculated based on one unit per 2000
sq. ft. of parent lot area. The "unit lot"
area shall be allowed to include the
common access easements).
Average lot width
(min. 20 ft. street frontage
width), minimum
60 feet
(Applied to parent lot
for townhouse plats)
Setbacks, minimum: (Applied to parent lot
for townhouse plats)
• Front - 1st floor
15 feet
• Front - 2nd floor
20 feet
• Front - 3rd floor
30 feet (20 feet for townhouses)
• Front — 4th floor
45 feet (20 feet for townhouses)
• Second front - 1st floor
7.5 feet
• Second front - 2nd floor
10 feet
• Second front - 3rd floor
15 feet (10 feet for townhouses)
• Second front — 4th floor
22.5 feet (10 feet for townhouses)
• Sides - 1st floor
10 feet
• Sides - 2nd floor
20 feet
(10 feet for townhouses
unless s adjacent to LDR)
• Sides - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Sides — 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
• Rear - 1st floor
10 feet
• Rear - 2nd floor
20 feet
(10 feet for townhouses
unless adjacent to LDR)
• Rear - 3rd floor
20 feet
(30 feet if adjacent to LDR;
10 feet for townhouses
unless adjacent to LDR)
• Rear— 4th floor
30 feet
(20 feet for townhouses
unless adjacent to LDR)
Townhouse building separation, minimum
• 1 and 2 story buildings
10 feet
• 3 and 4 story buildings
20 feet
Height, maximum
45 feet
Development area coverage
50% maximum (except senior citizen
housing; 75% for townhouses)
Landscape requirements (minimum):
(Applied to parent lot for townhouse plats)
See Landscape, Recreation, Recycling/Solid Waste Space requirements
chapter for further requirements
• Front(s)
15 feet
• Sides
10 feet
• Rear
10 feet
Recreation space
400 sq. ft. per dwelling unit
(1,000 sq. ft. min.)
Recreation space,
senior citizen housing
100 sq. ft. per dwelling unit
_
Off-street parking:
• Residential (except
senior citizen housing)
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations.
• Accessory dwelling unit
See Accessory Use section
of this chapter
• Other uses, including
senior citizen housing
See TMC Chapter 18.56,
Off-street Parking & Loading
Regulations
Performance Standards: Use, act
a site shall comply with (1) standards
Pollution Control Agency for odor,
pollutants, (2) TMC Chapter 8.22,
Federal standards for water quality
all development subject to the requirements
Policy Act, RCW 43.21C, shall be
environmental impacts have been
vity and operations within a structure or
adopted by the Puget Sound Air
dust, smoke and other airborne
"Noise", and, (3) adopted State and
and hazardous materials. In addition,
of the State Environmental
evaluated to determine whether adverse
adequately mitigated.
(Ord. 2199 §14, 2008; Ord. 1976 §27, 2001;
Ord. 1830 §3, 1998; Ord. 1758 §1 (part), 1995)
Produced by the City of Tukwila, City Clerk's Office
Page 18-43
50
TMC 18.09.010, Table 18-6, note 14
14. _ - - - - .. - - - --- •--- - - - - -
Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin
lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO
after residential design manual with criteria for approval is adopted by ordinance.
18.41.80 Design Review
E. All design review applications for development within the Tukwila South Overlay district shall be reviewed
in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director
shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master
Plan and reasonably balance any conflicting criteria in reaching a design review decision.
1. Substantial conformance with the Tukwila South Master Plan, including but not limited to,
fostering the vision and guiding principles of the Master Plan.
2. Compliance with the applicable district standards in this title, and other applicable City
regulations. Modifications to the development standards may be requested as part of design review per
TMC Section 18.41.100.
3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies.
4. Substantial conformance with the provisions of any applicable development agreement.
5. Substantial conformance with all applicable mitigation measures identified in the
associated EIS or other SEPA documents.
6. Adequate public services and facilities necessary to accommodate the proposed use and
density are or will be made available.
7. The site is physically suitable for the type of development and for the intensity of
development proposed.
8. Approval of the application will not be significantly detrimental to the public health, safety
or welfare, or be injurious to the property or improvements of adjacent properties and public facilities.
9. Substantial conformance with the criteria contained in the Tukwila South Design Manual or
other Design Manual as stipulated by TMC 18.60:
10. Substantial conformance with the Master Open Space and Trails Plan, if applicable
51
18.41.90 Basic Development Standards
A. Residential Uses: Standards for residential uses will be developed at a later date.
1. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands
located in the City of SeaTac to the east of Interstate 5 shall conform to the following development standards:
BASIC DEVELOPMENT STANDARDS
Lot area, minimum
9,600 sq. ft.
See Landscape, Recreation,
Recycling/Solid Waste Space
Lot area per unit
2,000 sq. ft.
(multi -family, except senior
• Front(s)
citizen housing)
• Sides
Average lot width
60 feet
(min. 20 ft. street frontage
Recreation space
width), minimum
Setbacks, minimum:
studio, 160 sf fora 1
bedroom,
• Front - 1st floor
15 feet
• Front - 2nd floor
20 feet
• Front - 3rd floor
30 feet
• Front — 4th floor
45 feet
• Second front - 1st floor
7.5 feet
• Second front - 2nd floor
10 feet
• Second front - 3rd floor
15 feet
• Second front — 4th floor
22.5 feet
• Sides - 1st floor
10 feet
• Sides - 2nd floor
20 feet
• Accessory dwelling unit
• Sides - 3rd floor
20 feet
section of
this chapter
• Sides — 4th floor
30 feet
See TMC Chapter
senior citizen housing
• Rear - 1st floor
10 feet
• Rear- 2nd floor
20 feet
Performance Standards: Use, activity and operations within a structure
• Rear - 3rd floor
20 feet
pollutants (2) TMC Chapter 8.22 "Noise", and (3) adopted State and
Federal standards for water quality and hazardous materials. In
• Rear— 4th floor
30 feet
determine whether adverse environmental impacts have been
adequately mitigated.
Height, maximum
45 feet
Development area coverage
50% maximum (except senior citizen
housing)
Landscape requirements (minimum):
See Landscape, Recreation,
Recycling/Solid Waste Space
requirements
chapter for further requirements
• Front(s)
15 feet
• Sides
10 feet
• Rear
10 feet
Recreation space
120 square feet for a
studio, 160 sf fora 1
bedroom,
200 sf for 2 or more
bedrooms.
Maximum building
50 feet; 200 feet if
length
modulated, 125 feet
for townhomes. See
TMC 18.50.083 for
modulation
requirements
Off-street parking:
• Residential
1 stall per studio
unit, 1.5 stalls per 1 -
bedroom unit, and 2
stalls per 2 or more
bedrooms.
• Accessory dwelling unit
See Accessory Use
section of
this chapter
• Other uses, including
See TMC Chapter
senior citizen housing
18.56, Off-street
Parking & Loading
Regulations
Performance Standards: Use, activity and operations within a structure
or a site shall comply with (1) standards adopted by the Puget Sound
Air Pollution Control Agency for odor, dust, smoke and other airborne
pollutants (2) TMC Chapter 8.22 "Noise", and (3) adopted State and
Federal standards for water quality and hazardous materials. In
addition, all development subject to the requirements of the State
Environmental Policy Act, RCW 43.21 C shall be evaluated to
determine whether adverse environmental impacts have been
adequately mitigated.
52
2. Standards for residential uses on lands not included in the scope of TMC 18.41.090 (A)(1) above shall be
developed at a later date.
18.50.083 Maximum Building Length in the MDR, a -HDR and TSO zone with underlying zoning of LDR on land that
adjoins City of SeaTac, the maximum building length shall be as follows:
For all buildings except as described below:
MDR 50 ft
HDR 50 ft
TSO with underlying LDR zone on land that
adjoins City of SeaTac 50 ft
Maximum building length with bonus for modulating off -sets:
• For structures with a maximum building height
of 2 stories or 25 ft., whichever is less, and having
horizontal modulation or a minimum vertical
change in roof profile of 4 feet at least every two
units or 50 feet, whichever is less
MDR....100 ft
HDR 200 ft
TSO with underlying LDR zone on land that
adjoins City of SeaTac 200 ft
• For structures with a building height over 2
stories or 25 ft., whichever is less, with a
horizontal & vertical modulation of 4 ft. or an 8
ft. modulation in either direction
MDR....100 ft
HDR....200 ft
TSO with underlying LDR zone on land that
adjoins City of SeaTac 200 ft
• For townhouse structures 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
MDR 80 ft
HDR....125 ft
Maximum building length with bonus for modulating off -sets: 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 (see Figure 18-5).
53
2 Units
I Max
Vertical Modulation
....
2 Units
Max
Horizontal Modulation
50'
Max
Figure 18-5
tvlulti-Farnily
Design Guideline
54
18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District
In the various zone districts of the City, landscaping in the front, rear and side yards and parking lots shall be provided as
established by the various zone district chapters of this title.
These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC)
requirements, which are listed in TMC Chapter 18.28.
TABLE A — Perimeter and Parking Lot Landscaping
Requirements by Zone District
ZONING
DISTRICTS
FRONT YARD
(SECOND
FRONT)
(linear feet)
LANDSCAPE
TYPE FOR
FRONTS
LANDSCAPE
FOR SIDE
YARD
(linear feet)
LANDSCAPE
FOR REAR
YARD
(linear feet)
LANDSCAPE
TYPE FOR
SIDE/REAR
LANDSCAPING FOR
PARKING LOTS
(square feet)
LDR
(for uses other
than residential)
152
Type!
10
10
Type!
20 per stall for non-residential
uses; 15 per stall if parking is
placed behind building
MDR
151,2,1i
Type!
10
10
Type!
Same as LDR
HDR
151, 2,11
Type!
10
10
Type!
Same as LDR
MUO
15 (12.5)2.11
Type!'
64
64,11
Type!'
20 per stall adjacent to street; 15
per stall if parking is placed
behind building
0
15 (12.5)2
Type!'
64
64
Type I'
Same as MUO
RCC
20 (10)2.3
Type I'
F4
1011
Type II
Same as MUO
NCC
104,11
Type 17' 13
na
n4,11
Type II
Same as MUO
RC
10
Type 113
F4
04
Type Il8
Same as MUO
RCM
10
Type 1
F4
04
Type 118
Same as MUO
C/LI
15
Type I6
65,12
05.12
Type 116
15 per stall;
10 per stall for parking placed
behind building
LI
152
Type 11
04,12
04,12
Type 111
15 per stall;
10 per stall for parking placed
behind building
HI
152
Type 11
04,12
04,12
Type 111
15 per stall
MIC/L
105
Type 11
05,12
n5,12
Type 111
10 per stall
MIC/H
105
Type 11
05,12
n5,12
Type 111
10 per stall
TUC — See TMC Chapter 18.28
TVS 152,3 Type 11 na 04 Type III Same as C/LI
TSO 152,9 Type 1 010, 010 Type III
Same as C/LI for non-residential
uses. Same as LDR for residential
uses.
Notes:
1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for
pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B.
2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape
width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the
perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of
the building mass.
3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features,
subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval
criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to
pedestrian- oriented space.
4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
6. Increased to Type 11 if the front yard contains truck loading bays, service areas or outdoor storage.
7. Increased to Type 11 if any portion of the yard is within 50 feet of LDR, MDR or HDR.
8. Increased to Type 111 if any portion of the yard is within 50 feet of LDR, MDR or HDR.
9. Only required along public streets.
1 10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non -TSO zoning.
11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some
or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide
training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of
the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping,
a minimum of 5 feet of landscaping must be placed between the garden and the street.
12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to
accommodate other uses commonly found in these districts if the criteria in TMC Section 18.52.100.D are met.
13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings
are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street
parking areas is provided.
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18.60.50 Design Review Criteria
C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any application for multi -family, hotel,
motel, or non- residential development in a Low Density Residential zone, the following criteria shall be used by the
BAR in its decision making, as well as the Multi -Family Design Manual or Townhouse Design Manual. Detached
zero -lot -line type of developments shall be subject to the Townhouse Design Manual. Residential development on
those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of
SeaTac to the east of Interstate 5 shall also use the following criteria as well as the Multi -Family Design Manual.
1. SITE PLANNING.
a. 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.
b. 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.
c. 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 a 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.
f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site
development to ensure a harmonious transition between adjacent projects.
g. 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.
h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact
of large paved areas.
The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term
structures.
2. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its
ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood.
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b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing
permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be
especially important for perimeter structures. Adjacent structures that 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 nonconforming structure's anticipated permanence.
c. Building components, such as windows, doors, eaves, parapets, stairs and decks 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 the anticipated life
of the structure.
d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural
environment.
e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting
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. Existing natural topographic patterns and significant vegetation shall be 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.
b. Landscape treatment shall enhance existing natural and architectural features, help separate public from
private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas,
and break up visual mass.
c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting
and stable appearance. Direct pedestrian linkages to the public street, to on-site recreation areas, and to adjacent
public recreation areas shall be provided.
d. Appropriate landscape transition to adjoining properties shall be provided.
4. MISCELLANEOUS STRUCTURES.
a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape.
Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and
surroundings, and structure proportions shall be to scale.
b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service
yards and other places that tend to be unsightly. Screening shall be effective in winter and summer.
c. 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.
d. 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.
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F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South
Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or
modified development in the Tukwila South Overlay district. Residential development on those lands located in the
TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of
Interstate 5 shall use the criteria as stipulated under subsection C above.
1. SITE DESIGN.
a. Site Design Concept and Site Relationships:
(1) Organize site design elements to provide an orderly and easily understood arrangement of
buildings, landscaping, and circulation elements that support the functions of the site.
(2) Maintain visual and functional continuity between the development and adjacent properties where
appropriate.
b. Site Design for Safety:
(1) Reduce the potential for conflicts between drivers and pedestrians.
(2) Provide building, site, and landscape designs that allow comfortable and safe navigation by
employees, customers, and visitors.
(3) Provide lighting at building entries, along walkways, parking areas, and other public areas to
enhance safety and visibility.
(4) Avoid light trespass beyond the boundaries of the property lines.
c. Siting and Screening of Parking Areas:
(1) Organize site and building designs to deemphasize vehicular circulation and parking.
(2) Use building placement, walls, berms, and/or landscaping to create a distinct street edge.
d. Siting and Screening of Service Areas and Mechanical Equipment:
(1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties,
public view and roadways through site design, building design, landscaping, and screening.
(2) Ensure that larger pieces of mechanical equipment are visually unobtrusive.
(3) Locate and/or screen roof -mounted mechanical equipment to minimize visibility from streets, trails,
and adjacent properties.
e. Natural Features:
(1) Incorporate natural features and environmental mitigation areas such as existing topography,
significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate.
(2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open
Space and Trails Plan.
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f. Pedestrian and Vehicular Circulation:
(1) Provide an efficient and comprehensive internal circulation system, including motorized and non -
motorized access points, parking, loading, and emergency accessways.
(2) Create on-site pedestrian networks from streets and drives to building entrances, through parking
lots to connect buildings to the street, and between sites.
g. Pedestrian Environment:
(1) Incorporate amenities in site design to increase the utility of the site and enhance the overall
pedestrian/employee environment.
(2) Ensure that pedestrian amenities are durable and easy to maintain.
(3) Select site furnishings that complement the building and landscape design of the development.
h. Gateways:
(1) Designate gateways at key intersections into district and secondary gateways at major use nodes
per the Tukwila South Master Plan.
(2) Provide special treatment at designated gateway locations.
2. BUILDING DESIGN.
a. Architectural Concept:
(1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and
consistent thematic or stylistic statement, and is responsive to the functional characteristics of the
development.
(2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low
density residential developments.
(3) Provide distinctive building corners at street intersections through the use of architectural elements
and detailing and pedestrian -oriented features where possible.
(4) Provide prominent rooflines that contribute to the character of the area and are consistent with the
type of building function and uses.
b. Building Elements and Architectural Details:
(1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of
maintenance, and longevity of the building.
(2) Buildings and site design should provide an inviting entry orientation.
(3) Colors used on building exteriors should integrate a building's various design elements or features.
3. LANDSCAPE AND PLANTING DESIGN.
a. Landscape Design:
(1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to
the site design and the building's architectural character.
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(2) Develop a landscape design concept that fulfills the functional requirements of the development,
including screening and buffering.
b. Planting Design:
(1) Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where
they contribute to overall landscape design.
(2) Select plant materials that reinforce the landscape design concept, and are appropriate to their
location in terms of hardiness, maintenance needs and growth characteristics.
4. SIGNAGE DESIGN.
a. Provide signage that is consistent with the site's architectural theme.
b. Manage sign elements such as size, location and arrangement so that signs complement the visual
character of the surrounding area and appear in proportion to the building and site to which they pertain.
c. Provide signage that is oriented to both pedestrians and motorists in design and placement.
d. Provide a wayfinding system within the development to allow for quick location of buildings and
addresses, that coordinates with other sites and the district, where appropriate.
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THE WOLFF COMPANY
Since 1949
May 16, 2018
Minnie Dhaliwal, Planning Supervisor
City of Tukwila
6300 Southcenter Bldvd., Suite 100
Tukwila, WA 98188
Dear Minnie:
Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the
Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed
amendments are intended to adopt development standards and guidelines for residential
uses in the portion of the Tukwila South Overlay District (TSO) which immediately adjoins
land located in the City of SeaTac to the east of Interstate 5.
The current proposal includes adoption of the City of SeaTac's off-street parking
requirement for multifamily development (SeaTac Municipal Code 15.455.120), which
stipulates the following:
Unit Type
Required Off -Street Parking
Studio
1 parking stall
One -bedroom
1.5 parking stalls
Two-bedroom
2 parking stalls
Under the proposed off-street parking requirement, the 96 -unit development envisioned
on this parcel would provide a minimum of 156 parking stalls, which translates to a
minimum of 1.63 parking stalls per dwelling unit. A mix of surface stalls, carport stalls, and
detached garage stalls will be provided on site.
The proposed off-street parking requirement is appropriate for the surrounding
community and is consistent with the vision of the Tukwila South Master Plan. According to
the Tukwila Comprehensive Plan - 2015 Element 9: Tukwila South, "Tukwila South is
intended to be a multi-regional employment center containing technology, office,
commercial, and residential uses". The multi -use nature of the surrounding community
creates a condition in which residents will have employment, education, and entertainment
centers in the immediate vicinity of the project site.
The proximity to these attractions increases the likelihood that residents can and will walk,
bike, take public transit, or ride share. The project site is within half a mile walking distance
of the King County Metro bus stop located at the intersection of S 180th St. and Southcenter
542 FIRST AVE. SOUTH, SUITE 400
SEATTLE, WA 98104
61
Pkwy. The site is also within 1.5 miles walking distance of Valley View Elementary School,
Bow Lake Elementary School, Valley View Library, Seattle Christian School, Chinook Middle
School, and Tyee High School. Regal Cinemas Parkway Plaza 12, Southcenter Square, and
Costco can all be found within 1.5 miles walking distance of the site. Moreover, the project
site is 1.5 miles walking distance from the SeaTac Link Light Rail Station, providing
connection north to the City of Seattle.
The proposal is also consistent with other near -by jurisdictions. Off-street parking
requirements for multifamily development are as follows:
• Federal Way
o 1.25 stalls per studio
o 1.5 stalls per 1 -bedroom unit
o 2 stalls per 2 -bedroom unit
(reference Federal Way Revised Code 19.205.040)
• Renton (attached dwellings outside of the Center Downtown Zone)
o Minimum of 1 parking stall per unit and a maximum allowable off-
street parking ratio of 1.75 parking stalls per dwelling unit
(reference Renton Municipal Code 4-4-80.F.10(d)
The proposed off-street parking standard is a reasonable standard to meet market demand
and has been adopted by other jurisdictions. The proposed standard is adopted as stated in
the City of SeaTac. As a result, the proposal will also provide a consistent development
standard across the full project site.
The proposed standard will provide adequate parking on site for project residents and will
not lead to an overflow parking condition in which residents need to park in nearby
neighborhoods.
We look forward to working with you and with the City of Tukwila. Please do not hesitate
to contact us should you have any questions or desire any additional information.
Sincerely,
Greg Van Patten
The Wolff Company
62
THE WOLFF COMPANY
Since 1949
May 16, 2018
Minnie Dhaliwal, Planning Supervisor
City of Tukwila
6300 Southcenter Bldvd., Suite 100
Tukwila, WA 98188
Dear Minnie:
Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the
Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed
amendments are intended to adopt development standards and guidelines for residential
uses in the portion of the Tukwila South Overlay District (TSO) which adjoins land located
in the City of SeaTac to the east of Interstate 5.
The current proposal includes adoption of the City of SeaTac's Recreation Space
requirement for multifamily development (SeaTac Municipal Code 15.510.510), which
stipulates the following:
Unit Type
Required Open Space
Studio
120 square feet
One -bedroom
160 square feet
Two-bedroom
200 square feet
The proposed development will include 96 apartment units. Subject to the above specified
standards, the development would provide a minimum of 16,320 square feet of recreation
space on site within the subject parcel. All recreation space is envisioned to be outdoors
and programmed appropriately for a variety of age ranges.
The proposed development will be a component of a larger multifamily project spanning
into the City of SeaTac. The full project will provide over 80,000 square feet of outdoor and
indoor recreation space, all of which will be open to residents living within the portion of
the development in the City of Tukwila. The Wolff Company, the developer of the proposed
project, is investigating the feasibility of an integrated trail system that would cross the two
municipalities and provide substantially more recreation space for all residents. The
feasibility of a trail system is subject to additional analysis of critical areas on site. The
developer fully intends to maximize the usable, open recreation space on site.
542 FIRST AVE. SOUTH, SUITE 400
SEATTLE, WA 98104
63
In addition to the required recreation space, the project is expected to contribute over
$22,000 to enhance and expand recreation facilities within the City of Tukwila. These funds
will ensure that recreation facilities can well -serve new community residents.
The site is located within close proximity of a number of existing parks and recreation
facilities, both within the City of Tukwila and the City of SeaTac, including:
- Crestview Park (1.6 miles)
- Bicentennial Park (2.3 miles)
- Crystal Springs Park (2.5 miles)
- Tukwila Park (2.8 miles)
- Valley Ridge Park (3.0 miles)
Future residents will have access to extensive recreational space, both on and off site. The
proposed standards will create a consistent requirement across the development, while
also ensuring that future residents have access to ample well -programmed and well-
maintained recreational facilities.
The proposed recreation space requirements will allow for a livable environment, both
across the full development and within the portion of the site that sits within the City of
Tukwila.
We look forward to working with you and with the City of Tukwila. Please do not hesitate
to contact us should you have any questions or desire any additional information.
Sincerely,
Pfa,y7 ,,d,L—,,,
Greg Van Patten
The Wolff Company
64