HomeMy WebLinkAboutCDN 2018-06-12 COMPLETE AGENDA PACKETCity of Tukwila
Community Development &
Neighborhoods Committee
O Kate Kruller, Chair
O Kathy Hougardy
O Zak Idan
AGENDA
TUESDAY, JUNE 12, 2018 — 5:30 PM
HAZELNUT CONFERENCE ROOM
(At east entrance of City Hall)
Distribution:
K. Kruller
K. Hougardy
Z. Idan
V. Seal
D. Robertson
Mayor Ekberg
D. Cline
C. O'Flaherty
L. Humphrey
Item
Recommended Action
Page
1. PRESENTATION(S)
2. BUSINESS AGENDA
a. A Department of Ecology grant for the required
a. Discussion only.
Pg.1
Shoreline Master Program update.
Nora Gierloff, Deputy Community Development Director
b. An ordinance renewing a moratorium within the
b. Forward to 6/25 C.O.W.
Pg.7
Tukwila International Boulevard Study Area.
and 7/2 Regular Mtg.
Moira Bradshaw, Senior Planner; and
Lynn Miranda, Senior Planner
c. An ordinance amending the Zoning Code to adopt
c. Forward to 6/25 C.O.W.
Pg.19
residential development standards and residential
design guidelines for the Tukwila South Overlay zone.
and 7/2 Regular Mtg.
Minnie Dhaliwal, Planning Supervisor
3. ANNOUNCEMENTS
4. MISCELLANEOUS
Next Scheduled Meeting: Tuesday, June 26, 2018
SThe City of Tukwila strives to accommodate individuals with disabilities.
Please contact the City Clerk's Office at 206-433-1800(TukwilaCityClerk@TukwilaWA.gov) for assistance.
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Community Development and Neighborhoods Committee
FROM: Jack Pace, Community Development Director
BY: Nora Gierloff, Deputy DCD Director
CC: Mayor Ekberg
DATE: June 5, 2018
SUBJECT: Grant for Shoreline Master Program Update
ISSUE
Tukwila is applying for a no -match grant from the Department of Ecology to complete a
mandatory update to our Shoreline Master Program.
BACKGROUND
The Shoreline Management Act (SMA) requires local governments to periodically
review their Shoreline Master Programs for compliance with changes to the SMA and
Ecology rules that have occurred since the master program was last amended. Local
governments must also review changes to the comprehensive plan and development
regulations to determine if the shoreline master program policies and regulations remain
consistent with them. Public outreach is required throughout the process, see
Attachment B for a draft outreach plan. The first round of periodic reviews is due June
30, 2019 for cities and towns in Snohomish, King and Pierce counties.
DISCUSSION
The State has provided funding for local jurisdictions to perform the periodic update in
the form of no -match grants that can be used for staff and/or consultant work. The grant
amount is determined by population and Tukwila is eligible for $15,000. Applications for
the grant are due by June 30, 2018.
FINANCIAL IMPACT
The Department of Ecology grant will offset $15,000 of the $25,000 cost of the
consultant contract for the update work, see Attachment A for a scope of work.
Consultant assistance is needed because DCD does not have the in-house expertise to
perform the review. DCD has sufficient professional services funds in the 2018 budget
to cover the $10,000 balance.
RECOMMENDATION
Discussion only.
ATTACHMENTS
A. SMP Update Scope of Work
B. Periodic Review Public Participation Plan
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PERIODIC REVIEW OF THE SHORELINE MASTER PROGRAM
SCOPE OF WORK
City of Tukwila
Project Coordination and Outreach
1. Project Kick-off. At the start of this project, the Watershed team will meet with City
staff to review/refine objectives, agree on initial tasks and timeline and coordinate on
known resources to be delivered to the project team. Watershed will follow up with the
preparation of a brief Project Management Strategy that identifies preferred
communication methods, roles and responsibilities, and a project schedule for both
outreach and deliverables from the team. This Project Management Strategy document
will be updated periodically.
2. Public Participation Plan. The Watershed team will consult with city staff on a Public
Participation Plan to provide opportunities for public involvement in the SMP periodic
review consistent with WAC 173-26-090.
3. Develop outreach materials. The Watershed team will help draft outreach and
informational documents with graphics as needed, public notices that inform the public
of the periodic review of the SMP, and seek their input and involvement, including
coordination of notice for the public hearing and comment period with Ecology
pursuant to WAC 173-26-104.
4. Consult with relevant agency staff, tribes, and neighboring jurisdictions. As needed,
throughout the update process, the Watershed team staff will coordinate with
applicable State and Federal agencies, tribal staff members, and neighboring
jurisdictions which share an active interest in the City's SMP and CAO framework.
SMP Update and CAO Code Integration
5. Prepare SMP Gap Analysis Report.
a. Review the SMP for consistency with legislative amendments. The Watershed
team will review the city's SMP, chapter 90.58 RCW, and Ecology's rules and
determine if amendments are needed to the city's SMP to maintain compliance.
This will be based on the Ecology checklist and public scoping process.
b. Review the shoreline Critical Area Regulations. Review the City's SMP Critical
Areas Regulations for consistency with the City's GMA Critical Area Regulations.
Consider the format of the regulations including a unified set of Critical Areas
Regulations to meet goals for consistency while also providing SMP specific
provisions which address differences between SMA and GMA
allowances/prohibitions.
Attachment A
3
c. Evaluate the Comprehensive Plan and Development Code. The Watershed team
will specifically look to TMC Chapter 18 to evaluate consistency of the City's
current SMP with both the Comprehensive Plan and development regulations.
d. Prepare SMP Gap Analysis Report. Following the results and findings of the
above listed tasks, the Watershed team will prepare a detailed gap analysis
report which provides summary recommendations. A focus of these
recommendations will also be on consistency, simplicity, and efficiency.
6. Meet with City staff. The Watershed team will meet with City staff to discuss the Gap
Analysis, public input and City identified housekeeping changes.
7. Provide draft code. The Watershed team will provide a strikeout/underline update of
the Shoreline Master Program and Shoreline Overlay District TMC 18.44 which will
integrate with an updated set of Critical Areas Regulations, developed under separate
contract, which would be applied throughout the City, including shoreline jurisdiction.
The SMP will be modified to reference this set of Critical Area Regulations, while
providing a thorough list of exclusions (e.g. Reasonable Use Exceptions) where the SMA
conflicts with GMA.
Local Adoption Process
8. Prepare SEPA documentation. The Watershed team will prepare a draft SEPA Checklist
and Determination of Non -Significance for City staff to review and distribute.
9. Attend public meetings. Watershed team members will attend up to three (3) public
meetings as requested, including open houses, planning commission, and city council.
10. Assist staff in responding to comments. The Watershed team will review and comment
on Planning Commission or City Council recommendations and responses to public
comment which will be reviewed by City Council during their public deliberations. This
includes preparation of a response matrix to categorize all comments by author, date,
and issue and provide recommendations or rationale to address each item.
11. Complete Department of Ecology Shoreline Master Program Periodic Review Checklist.
The Watershed team will complete the Ecology Shoreline Master Program Periodic
Review Checklist.
12. Review and edit final document(s) based on City Council direction. As requested, the
Watershed team will provide a final review and edit to the documents as directed by the
City.
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TUKWILA Shoreline Master Program:
Periodic Review Public Participation Plan
Introduction
The City of Tukwila is undertaking a periodic review of its Shoreline Master Program (SMP), as required
by the Washington State Shoreline Management Act (SMA), RCW 90.58.080(4). The SMA requires each
SMP be reviewed and revised, if needed, on an eight-year schedule established by the Legislature. The
review ensures the SMP stays current with changes in laws and rules, remains consistent with other
Tukwila plans and regulations, and is responsive to changed circumstances, new information and
improved data.
A Public Participation Plan is required to describe how Tukwila will encourage early and continuous
public input throughout the process of reviewing the SMP for needed updates. This Plan describes the
steps that Tukwila will take to provide opportunities for public engagement and public comment, as well
as Tukwila contact information and web addresses.
1.0 Public Participation Goals
• Provide interested parties with timely information, an understanding of the process, and
multiple opportunities to review and comment on proposed amendments to the SMP.
• Actively solicit information from citizens, property owners and stakeholders about their
concerns, questions and priorities for the Periodic Review process.
• Encourage interested parties to informally review and comment on proposed changes to the
SMP throughout the process and provide those comments to decision makers.
• Provide forums for formal public input at project milestones prior to decision-making by local
officials.
• Consult and consider recommendations from neighboring jurisdictions, federal and state
agencies, and Native American tribes.
2.0 Public Participation Opportunities
Tukwila is committed to providing multiple opportunities for public participation throughout the process
and will use a variety of communication tools to inform the public and encourage their participation,
including the following:
2.1 Website
Tukwila's website will include a Periodic Review webpage where interested parties can access status
updates, draft documents, official notices, minutes and other project information. The webpage will be
the primary repository of all information related to the Periodic Review process. The page will include
who to contact for more information and an email link for questions and comments.
2.2 Open House
Tukwila will initiate the Periodic Review with a community open house. Public comments received
during the Open House will be posted on the Periodic Review webpage.
Attachment B
5
2.3 Notice mailing list
A postcard will be mailed to all property owners and tenants within the 200 foot shoreline jurisdiction
notifying them of the upcoming SMP review and inviting them to join an email list of interested parties.
The list will be maintained by the Department of Community Development (DCD) and will be used to
notify interested parties regarding Periodic Review progress and participation opportunities.
2.4 Comment
Interested parties will be encouraged to provide comments by letter or email. All comments will be
complied and provided to the City Council and Planning Commission.
2.5 Planning Commission
The Planning Commission will hold a public hearing and interested parties are encouraged to attend and
provide comments. Official notices will be published as established by Tukwila code.
2.6 News media
The local news media will be kept up-to-date on the Periodic Review process and receive copies of all
official notices.
3.0 List of stakeholders
Tukwila will reach out to the following stakeholders:
Department of Ecology
Boeing Company
La Pianta
Muckleshoot Tribe
BECU
City of Kent
City of Seattle
King County
All property owners and tenants within the 200 foot shoreline jurisdiction
4.0 Public Participation Timeline
A detailed timeline will be posted on the Periodic Review webpage.
5.0 Public Comment Periocs and Hearings
The Planning Commission will conduct a public comment period and at least one public hearing to solicit
input on the Periodic Review. The Tukwila City Council will hold one public hearing before final adoption.
Tukwila will coordinate with the Department of Ecology on public notification of comment periods and
hearings to take advantage of Ecology's optional SMP amendment process that allows for a combined
state -local comment period (WAC 173-26-104).
Public notice of all hearings will state who is holding the comment period and/or hearing, the date and
time, and the location of any public hearing. Notices will be published per official policy and comply with
all other legal requirements such as the Americans with Disabilities Act. A notice will be sent to the
email list (2.3, above) and the Department of Ecology.
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City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
To: Tukwila City Council
From: Jack Pace, Director Community Development
By: Moira Bradshaw and Lynn Miranda, Senior Planners
Copy: Mayor Ekberg
Date: June 5, 2018
Subject: Tukwila International Boulevard (TIB) Study Area Moratorium Renewal
Issue
The existing six-month moratorium on development in the TIB study area is set to expire and
should be renewed. Without a moratorium, development and redevelopment in the TIB study
area may occur that is contrary to the Comprehensive Plan's goals and policies. The City is in
the process of updating the development standards for the area.
Background
The City kicked off its implementation of the TIB District Element of the Comprehensive Plan
with the TIB Rising/Congress for New Urbanism (CNU) community workshop in February 2017.
The workshop resulted in a CNU final report that recommends revisions to permitted uses,
building placement and heights, and a revised cross-section for TIB.
To allow time for development of implementation documents and a community discussion on
options, a six-month moratorium on the types of uses that are inconsistent with the adopted
goals and policies for TIB was adopted on July 17, 2017. A public hearing was held on
September 5, 2017 and the Council heard from one resident who asked questions about
existing uses and property sales. The Council reaffirmed the finding of fact from the Ordinance.
Uses affected by the moratorium include hotels, motels, extend -stay facilities, and auto -oriented
commercial uses including but not limited to gas stations; battery, tire, engine body repair
shops; vehicular sales or rentals; and commercial parking.
After six months, the moratorium was set to expire and the land use planning effort was not yet
completed. Tukwila City Council held a second public hearing on January 8, 2018 and renewed
the moratorium on January 16, 2018.
Discussion
To date, progress has been made on drafting revisions to development standards and analyzing
potential impacts from retrofitting the Boulevard; however, the planning process, including
solidifying the relationships between the built form and street design for TIB, is not complete.
Efforts to move forward have been stymied by staff turnover and work priorities. Currently there
is no schedule for the City Council analysis and community review of the retrofit of TIB.
DCD staff are evaluating Zoning Code options that could be implemented for the near term
without benefit of the retrofit to TIB. A revised work program is Exhibit B of the Attachment A
and reflects a schedule for updating development standards for the TIB neighborhood assuming
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INFORMATIONAL MEMO
Page 2
no change to TIB's design as well as DCD assumptions for cross sections for existing streets
and the design for potential future streets.
The schedule for drafting the documents and public review and discussion is anticipated to take
nine months (see Exhibit B of Attachment A.) Extending the moratorium allows the City time to
develop regulations to carry out this new infrastructure scenario.
Financial Impact
Potential for delayed development, development that doesn't occur, and the loss of permitting
fees and taxes.
Recommendation
Based on the above discussion, staff recommends holding a public hearing on the attached
draft ordinance renewing the moratorium on June 25, 2018 and adoption of the ordinance on
July 2, 2018.
Attachment
A. Draft moratorium ordinance
W:12018 Info MemosITIB Moratorium Renewal Info Memo_6.18.doc
PkST
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TUKWILA, WASHINGTON, RENEWING A SIX-MONTH
MORATORIUM WITHIN THE TUKWILA INTERNATIONAL
BOULEVARD STUDY AREA IN THE CITY OF TUKWILA
ON THE DEVELOPMENT OF CERTAIN USES SUCH AS
HOTELS, MOTELS, EXTENDED -STAY FACILITIES, OR
AUTO -ORIENTED USES; SETTING A DATE FOR A
PUBLIC HEARING ON THE MORATORIUM RENEWAL;
PROVIDING FOR SEVERABILITY; AND ESTABLISHING
AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila has adopted a Comprehensive Plan in compliance
with the Growth Management Act; and
WHEREAS, the City of Tukwila is currently updating its Zoning Code to
comply with its adopted Comprehensive Plan; and
WHEREAS, the Tukwila International Boulevard ("TIB") Study Area, shown on
Exhibit A, is a neighborhood that orients towards TIB, and comprises goods and
services as well as higher density housing; and the Study Area is generally bounded
by 42nd Avenue South on the east; South 160th Street on the south; International
Boulevard, Military Road, and a stepped edge that follows the boundary of the
multi -family zoning districts up to the Mixed Use Office District at approximately South
133rd Street on the north; and
WHEREAS, within the existing Neighborhood Commercial Center (NCC) and
Regional Commercial (RC) zoning districts there are certain uses that in the future
may not be allowed or may be allowed with conditions; and
WHEREAS, the owners and operators of three crime -infested motels pleaded
guilty and were sentenced for conspiracy to maintain drug involved premises; and
when the three adjacent hotel, motel and extended stay facilities within the Study Area
were closed, the violent crime rate in the Study Area was cut nearly in half; and the
City of Tukwila acquired those government surplus properties and razed the
operations to better serve the public health and safety in the Study Area; and
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WHEREAS, the City of Tukwila finds that hotels, motels, and extended -stay hotels
and motels (hereafter, collectively referred to as "extended -stay facilities") in this Study
Area generate higher than typical rates of crime and the City of Tukwila spent millions
of dollars purchasing four motel sites and demolishing those developments; and
WHEREAS, in addition, the Comprehensive Plan goals and policies for the TIB
Study Area are to create a pedestrian oriented, walkable destination, and auto -
oriented services, uses and developments are not in keeping with those goals and
policies; and
WHEREAS, the City of Tukwila is in the process of updating its land use
regulations to comply with the goals and policies of its adopted Comprehensive Plan
for the TIB Study Area and has budgeted for a Work Program, shown on Exhibit B, to
address the changes that will bring consistency between the City's Comprehensive
Plan and Zoning Code; and
WHEREAS, the City of Tukwila conducted a three-day workshop in February 2017
on the future improvements and land use regulations for the TIB Study Area and
preliminarily determined hotels; motels; extended -stay facilities; and auto -oriented
commercial uses, including, but not limited to, gas stations, car washes, vehicular
repair or services, vehicular sales or rentals, vehicular storage, commercial parking,
and drive- throughs, should be regulated differently than currently regulated; and
WHEREAS, the City desires to ensure the public has many opportunities to
provide input on this matter; and
WHEREAS, on July 17, 2017, the Tukwila City Council adopted Ordinance No.
2543, which declared an emergency necessitating the immediate imposition of a 6 -
month moratorium prohibiting within the NCC and RC zoning districts of the TIB Study
Area in the City of Tukwila the development, expansion, intensification or
establishment of any new hotel, motel, extended -stay facility, and auto -oriented
commercial uses including, but not limited to, gas stations, car washes, vehicular
repair or services, vehicular sales or rentals, vehicular storage, commercial parking,
and drive-throughs; and
WHEREAS, on September 5, 2017, the Tukwila City Council conducted a public
hearing and heard testimony regarding the City's moratorium; and
WHEREAS, the moratorium on the development of certain types of new or
expanded land uses was set to expire on January 16, 2018, and the neighborhood
planning process was not yet completed; and
WHEREAS, on January 8, 2018, the Tukwila City Council held a public hearing on
an ordinance renewing the six-month moratorium on certain types of new or expanded
land uses and on January 16, 2018 adopted Ordinance No. 2565; and
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WHEREAS, the moratorium on the development of certain types of new or
expanded land uses is set to expire on July 15, 2018, and the neighborhood planning
process is not yet completed; and
WHEREAS, a public hearing on this proposed ordinance was held on June 25, 2018;
and
WHEREAS, the City desires to preserve the status quo for the protection of the
health, safety or welfare of City residents, as it relates to development in Tukwila, until
these matters are more fully considered;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings. The recitals and findings set forth above are hereby
adopted as the City Council's findings in support of the moratorium renewal imposed
by this ordinance.
Section 2. Moratorium Renewed. Pursuant to the provisions of Article 11,
Section 11 of the Washington State Constitution, RCW 35A.63.220, and RCW
36.70A.390, the City of Tukwila hereby renews a moratorium prohibiting within the
NCC and RC zoning districts of the Tukwila International Boulevard ("TIB") Study Area
in the City of Tukwila the development, expansion, intensification or establishment of
any new hotel; motel; extended -stay facility; or auto -oriented commercial uses
including, but not limited to, gas stations, car washes, vehicular repair or services,
vehicular sales or rentals, vehicular storage, commercial parking, and drive-throughs.
No land use approval, building permit, construction permit, occupancy permit, or other
development permit or approval shall be issued for any of the uses listed above while
this moratorium is in effect. Any land use approval, development permits or other
permits for any of these operations that are issued as a result of error or by use of
vague or deceptive descriptions during the moratorium are null and void and without
legal force or effect.
Section 3. Definitions. As used in this ordinance, the following terms have the
meanings set forth below:
A. "Hotel" means a building or buildings or portion thereof, the units of which are
used, rented, or hired out as sleeping accommodations only for the purposes of
transitory housing. Hotel rooms shall have their own private toilet facilities and may or
may not have their own kitchen facilities. Hotels shall not include dwelling units for
permanent occupancy. A central kitchen, dining room and accessory shops and
services catering to the general public can be provided. No room may be used by the
same person or persons for a period exceeding 30 calendar days per year. Not
included are institutions housing persons under legal restraint or requiring medical
attention or care.
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B. "Motel" means a building or buildings or portion thereof, the units of which are
used; rented, or hired out as sleeping accommodations only for the purposes of
transitory housing. A motel includes tourist cabins, tourist court, motor lodge, auto
court, cabin court, motor inn and similar names but does not include accommodations
for travel trailers or recreation vehicles. Motel rooms shall have their own private toilet
facilities and may or may not have their own kitchen facilities. Motels are distinguished
from hotels primarily by reason of providing adjoining parking and direct independent
access to each rental unit. Motels shall not include dwelling units for permanent
occupancy. No room may be used by the same person or persons for a period
exceeding 30 calendar days per year. Not included are institutions housing persons
under legal restraint or requiring medical attention or care.
C. "Extended -stay hotel or motel" means a building or buildings or portion
thereof, the units of which contain independent provisions for living, eating and
sanitation including, but not limited to, a kitchen sink and permanent cooking facilities,
a bathroom and a sleeping area in each unit, and are specifically constructed, kept,
used, maintained, advertised and held out to the public to be a place where temporary
residence is offered for pay to persons for a minimum stay of more than 30 days and a
maximum stay of six months per year. Extended -stay hotels or motels shall not
include dwelling units for permanent occupancy. The specified units for extended -stay
must conform to the required features, building code, and fire code provisions for
dwelling units as set forth in the Tukwila Municipal Code. Nothing in this definition
prevents an extended -stay unit from being used as a hotel or motel unit. Extended -
stay hotels or motels shall be required to meet the hotel/motel parking requirements.
Not included are institutions housing persons under legal restraint or requiring medical
attention or care.
D. "Auto -oriented commercial uses" means the use of a site for primarily the
servicing, repair, rental, sales or storage of vehicles, or the servicing of people while
in their vehicles such as restaurant drive-throughs. Typical uses include, but are
not limited to, gas stations; battery, tire, engine body repair shops; vehicular sales
or rentals lots; and commercial parking.
Section 4. Effective Period for Moratorium Renewal. The moratorium
renewed herein shall be in effect for a period of 6 months from the date this
ordinance is passed and shall automatically expire at the conclusion of that 6 -
month period unless the same is extended as provided in RCW 35A.63.220 and
RCW 36.70A.390, or unless terminated sooner by the City Council.
Section 5. Public Hearing. Pursuant to RCW 35A.63.220 and RCW 36.70A.390,
and following adequate public notice, a public hearing was held on June 25, 2018, to
take public testimony regarding the City's moratorium.
Section 6. Work Program. The Director of Community Development is hereby
authorized and directed to address issues related to appropriate zoning regulations
within the TIB Study Area of hotels, motels, extended -stay facilities, and auto -oriented
commercial uses in the Tukwila Municipal Code.
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Section 7. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/ subsection numbering.
Section 8. Severability. If any section, subsection, paragraph, sentence,
clause or phrase of this ordinance or its application to any person or situation
should be held to be invalid or unconstitutional for any reason by a court of
competent jurisdiction, such invalidity or unconstitutionality shall not affect the
validity or constitutionality of the remaining portions of this ordinance or its
application to any other person or situation.
Section 9. Effective Date. This ordinance or a summary thereof shall be
published in the official newspaper of the City, and shall take effect and be in full force
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Exhibit A — Map of Tukwila International Boulevard (TIB) Study Area
Exhibit B — Tukwila International Boulevard (TIB) Neighborhood Plan
2017 - 2019 Work Program
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Exhibit A
Zoning Square Foot Acres Area Acres
12,097,394 1 278
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Tukwila International Boulevard (TIB) Neighborhood Plan
2017 — 2019 Work Program
Work completed - 1st and 2nd Quarters 2017
• CNU Legacy Workshop in Tukwila — February
• CNU Final Report Presentation to City Council Meeting - May
• Refined household and employment Yr. 2031 forecasts for TIB neighborhood for traffic analysis
on the street modification
• Selected a consultant for the SEPA analysis of the proposed TIB Plan
• Contracted for additional transportation professional services on design standards for TIB
neighborhood street standards d
Work Completed —3`d and 4th Quarters 2017
• Reviewed draft Land Use Chart and Zoning Map amendments with Planning Commission -
August 24, 2017
• Briefed TIBAC on above draft amendments — October 10, 2017
• Briefed Transportation and Infrastructure Committee (11/14/17) on traffic analysis and
associated capital improvement costs and obtained direction for additional analysis
• Reviewed consultant's draft street circulation improvements
• Contracted for an update to the Tukwila International Boulevard Design Manual
Work Program —1- 2nd Quarter 2018
• Contracted for additional engineering services analyzing TIB rechannelization impacts and cost
• Began creation and modification of alternative Zoning District boundaries and zoning standards
based upon Planning Commission land use discussion, street designations and designs
• Drafted new street cross-sections for TIB streets and a new circulation network based on CNU
engineering consultant recommendations and anticipated land uses
• On Hold — pending work program/schedule from Public Works Department on:
o Engineering options and costs for TIB rechannelization and impacts to the community vision
for TIB, Transportation Committee review, and community outreach and involvement
o Interdepartmental collaboration on new street cross-sections and new TIB circulation
network map
o Review of CIP changes for TIB and obtain Council direction on TIB retrofit
Work Program —3 -4th quarter 2018
• Refocus zoning efforts on Transit Oriented Development (TOD) area' and refine standards for
Urban Renewal Overlay (URO)
• Revise and update the TIB Design Manual
• Circulate draft Zoning revisions for internal review
• Draft Environmental Checklist (SEPA)
1 TOD is typically defined as a 1/2 mile walking distance from frequent transit service.
Page 1 of 2
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• Brief Planning Commission on Draft alternatives
• Conduct community outreach to property owners, businesses, and residents
• Issue SEPA Determination
• Planning Commission public hearing & review of TIB/TOD and URO zoning code & development
standard revisions
• On Hold — pending work program/schedule from Public Works Department on
o Street Network alternatives
Work program - 1st quarter 2019
• City Council work sessions; public hearing, adoption of TIB/TOD and URO zoning code &
development standard revisions
Products:
• Comprehensive Plan Map Amendment
• Zoning Code and Map Amendments
• Environmental Checklist and Determination
• On Hold — pending work program/schedule from Public Works Department on:
o Infrastructure Design and Construction Standards amendments
o Capital Improvement Program for neighborhood
Page 2 of 2
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City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Community Development and Neighborhood Committee
FROM: Jack Pace, Director Community Development
BY: Minnie Dhaliwal, Planning Supervisor
CC: Mayor Ekberg
DATE: June 6, 2018
SUBJECT: Zoning Code amendments to adopt residential development standards and
guidelines for Tukwila South Overlay zone.
ISSUE
Should the Zoning Code be amended to adopt residential development standards and design
guidelines for Tukwila South Overlay Zone?
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.
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 1-5 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 -
19
INFORMATIONAL MEMO
Page 2
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.
Planning Commission held a public hearing regarding proposed amendments on May 24, 2018,
and made recommendations for the City Council's consideration.
DISCUSSION OF THE 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 the 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 an 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. Planning Commission recommends adopting it for this portion
of TSO.
Il. Multifamily Development Standards
Planning Commission is recommending adopting the development standards of HDR zone
(Attachment D) 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 interested in developing the property 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 span both jurisdictions.
III. Recreation Space Requirements
HDR zone has open space/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 E for the developer's rationale for adopting standard similar
to SeaTac.
20
INFORMATIONAL MEMO
Page 3
Tukwila's recreation space requirements differ based on zone. For instance, in HDR
zone the requirement is 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 form 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.
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.
21
INFORMATIONAL MEMO
Page 4
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 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.
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.
Planning Commission considered the following two options for recreation space
requirements and recommended Option 2. Additionally, Planning Commission recommended
the recreation space to include the requirement of subparagraph 2, 3, 4 of TMC 18.14.030 listed
above, which include at least 50% of recreation space should be outdoors and at least 25%
should be for 5-12 year old group.
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).
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.
22
INFORMATIONAL MEMO
Page 5
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).
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 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). 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)
Planning Commission considered the following two options for parking
requirements and recommended Option 2
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.
FINANCIAL IMPACT
None
RECOMMENDATION
Forward the proposed changes to the Committee of the Whole for a public hearing on June 25th,
2018.
ATTACHMENTS
A. Zoning map of the area
B. Map showing city boundary and proposed area for residential development
C. Multifamily Design Guidelines
D. HDR development Standards
E. Applicant's justification for recreation/open space requirements
F. Applicant's justification for parking requirements
G. Draft Ordinance
H. Planning Commission meeting minutes (draft)
23
24
ATTACHMENT A
Tukwila South Overlay area that abuts City of SeaTac to the east of 1-5
25
26
LZ
C-1113
BEGALE lRCPEATR{yC
13E4TAC MC 7RXNLA
w-7Rut.r PARCEL uWP
is
sECIALE PROPERTES
A
28
ATTACHMENT C
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
29
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
30
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 5
mature trees, and create opportunities for residents to meet
and recreate.
7 Significant trees are retained through building siting and use 5
of required interior parking lot landscaping.
8 The topographical representation below shows radical water 6
flow, foliage placement in swales, and lots that conform with
the landform configuration. The shaded area is a concrete
terrace drain required by building codes. The sketch contrasts
site planning for conventionally graded and landform graded
slopes.
9 Creative site planning can turn a drainage problem into an an 6
open space amenity.
10 Key sidewalk intersections and segments are marked with 7
contrasting pavers.
11 Detached garages and cul de sacs reduce parking area 7
prominence on the streetscape.
12 Site design incorporates scattered, less dominating parking 8
areas.
13 A site plan with four parking areas, an access road and 8
parking circulation aisles.
14 Interior and perimeter landscaping reduce the visual affects 9
of large paved parking areas. Interior landscaping should be
increased as parking lots get larger.
31
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.
32
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
33
INTRODUCTION
Guideline Use
Fig. l: 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).
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.
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
II. 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
34
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 of trees provide transition
to larger
ei r sig adsharmonyhwx� with
mature
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.
(me -story garages provide a better street
frontage than p u.@ng lots
15 ,foot Landscape snip provides transition
from public sueetscapc to one-story project
architecture
A street wee and separated sidewalk sync,
contribute to visual condrmity between
project; and pedestrians from cars. Pave
wens between planters provide additional
sidewalk width.
Oki
``Cha. -street parkin
bufferswalkers fro
2
35
I. SITE PLANNING
Fig. 3: Street trees and one story pitched roof
buildings are used to help enclose the pedestrian
streetscape without dominating it.
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.
S. 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.
IS° -0" PLAI+ITING
6-0" SIDEWALK
25'
A 2s foot pedestrian environment provides linkage between project&
36
3
I. SITE PLANNING
Site Design Quality
Fig. 4: Buildings and landscaping are sited to
reduce the prominence of large paved areas.
6. Site planning and building architecture must
provide a high quality project design. Landscaping
should not be needed to hide mediocre building
design, but further enhance an already good design,
and result in a high quality project.
7. Site design should be integrated with the
neighborhood. Project design integration should
e� frame coordination of circulation, landscaping,
-Trassay
and provide a recreation spaces, and building location with the
cavapy so shade
asphalt areas surrounding area. A visual distinction using
landform, landscaping, or materials may separate a
project from the general neighborhood. However,
high "fortress" walls should be avoided and buildings
should not turn their backs to the street.
- Cenral island visually breaks sp los wish
landscaping and a arucsure ar cars Kuuar
the pa 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)
c-�
�, (=-�,.
• 1, ---or'
a
•
tri
4
37
I. SITE PLANNING
Natural Environment
Fig. 6: Site buildings to group open space in
significant areas, retain mature trees, and
create opportunities for residents to meet and
recreate.
Open space wasted is
in unused perimeter
Of=
Perimeter open space
forms a drainage
pedestrian and
oriented an the
project's space
—Opal_ grouped into significant areas
w can have many wet
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).
38 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
1
Building L
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 strictures 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 turn natural
site "problems" into project amenities. (Fig. 9)
Fig. 9: Creative site planning can turn a
drainage problem into an open space amenity.
6 39
I. SITE PLANNING
Circulation
Fig. 10: Key sidewalk intersections and
segments are marked with contrasting payers.
ConwarwTg mataial marks pedesaian
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.
40 7
I. SITE PLANNING
Parking
Fig. 12: Site design incorporates scattered, less
dominating parking areas.
S ourt and emag acy ',chick aim
around
`--~--No intuior
for;Imnng u
(see fig 10).
Fig. 13: A site plan with four parking areas, an access
road and parking circulation aisle.
26. The prominence of parking areas should be
minimized by building siting, under building and -
tandem parking, and interior periieter landscaping.
Parking areas should not dominate the buildings they
are intended to serve.
27. Parking areas should be located within 200 feet of
the farthest dwelling unit for the convenience of
residents. It is also desirable in many instances to use
several smaller parking areas rather than a few large
lots.
28. The optimum design for a parking area is not
necessarily the one which parks the maximum number
of vehicles, but the one that also provides ample stall
and aisle widths, pedestrian walks, adequate turning
radii, reasonable grades, efficient movement of traffic,
pleasant appearance, and convenient location.
29. In apartment and row house developments, it is
desirable to locate parking where conflicts between
autos and pedestrians are minimized. In large parking
lots, pedestrian walkways allowing people to move
safely should be used. In small parking areas,
walkways between lines of parked cars may be
difficult to justify in light of economy and proximity
to adjacent walks. Walkways lend a pleasant visual
pattern to the parking area, especially when planted.
Additional space should be provided where cars
overhang curbs.
160.
104,
Property
Line
8
41
I. SITE PLANNING
Fig. 14: Interior and perimeter landscaping
reduce the visual affects of large paved parking
areas. Interior landscaping should be increased
as parking lots get larger.
A single 42 space parking lot
alo
4ifIIle i.•tI�iti
dill JOS ori...
IM '! --
1'r��I'
'ftui
a
6 o
�jsla S
+t
8 [[
0AI Iftti,
z
3
7
trees visually —
bbuer arking areas
gwe
microclimate relief
An enhanced
clarge
rossing
parkin a
area.
Small parking areas
do not require
interior landscaping
30. When do parking lots become too big? Four to
six spaces, is pedestrian and human in character,
while over twelve cars becomes "car dominated
territory." The critical number seems to be ten.
This marks the breaking point between a human lot
and a sea of cars. Small lots can be accomplished by
breaking large parking areas into sections divided
with landscape areas. Each section should serve not
more than 10 to 12 cars. Landscape islands and areas
should be located to protect cars as well as to break up
seas of asphalt.
31. A landscaped area shall be placed at the end of
each interior row in the parking area with no more
than 10 stalls between the landscape areas.
Parking area design should also incorporate the
following:
• All driveways onto public streets should be
located a minimum of 50 feet from the
intersection.
• All maneuvering needs should be provided for
entirely on-site.
• All areas not necessary for vehicular maneuvering
or parking should belandscaped.
• 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.
42
9
I. SITE PLANNING
Fig. 15: Tandem parking spaces should only be used in
conjunction with under structure parking.
Entrance Areas
Fig. 16: Project entry provides an immediate
sense of high quality design.
—Bang landscaping and ardatecture form a gateway:
Spezia! pavers and awry sign.
10
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.
43
I. SITE PLANNING
Fig. 17: A high quality pedestrian entry is given
equal weight with auto entries.
SEMI•PRIVATE
ISEMI•
PRIVATE
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 doors- a kind of entry
court, leading to another door or opening that is more
definitely inside. In another case, the transition may
be formed by a bend in the path that then moves
through a gate. Transition might also be provided by
changing the texture of the path, so that one steps off
the sidewalk onto a gravel path, and then up a step or
two under a trellis.
Some entry elements include:
• An accent tree which defines area with overhead
branches.
• A low wall for plants or draping vines.
• A trellis or arbor.
• A change in level.
• A change in path texture.
34. The most successful solution will consist of a
combination of the above suggested symbolic definers
or other comparable mechanisms.
44
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•PRIVA� #
Ns.airamNo
��MI•Pv�ti�,/`
•mem.•.• a..mor.
P U B L r c S P A
•
35. To maximize the wanning 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
45
I. SITE PLANNING
Fig. 20: Cul de sacs create semi -private
"courts" to provide increased security and
informal play areas.
Fig. 21: Semi -private project areas are
separated from general public areas using
transitional spaces which are visually open in
design.
�—Fi '= , ran t iia;q ' .rte
win1.71 C�. .i....ahA;yiti �,,t1),i tta iii ,1r-11
to-
w*:
A branchin sidewalk and step-up entry
define semi -private project areas while
maintaining a vinially open save:cap .
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 bathers. 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.
46
13
I. SITE PLANNING
Fig. 22: A transition from semi -private to
private spaces with low volume paths, trellises
and alcoves.
• Identity. A system for identifying the location of
each residential unit and common facilities at the
project entry should be established.
• Hardware. Police department should be
contacted for information regarding appropriate
hardware such as door locks, window latches, etc.
• Lighting. More light is not necessarily indicative
of better and safer lighting. Lighting levels
should be carefully selected and oriented so that
points and areas vulnerable to crime are accented.
Lighting should be provided in areas of heavy
pedestrian or vehicular traffic and in areas which
are dangerous if unlit, such as stairs and ramps,
intersections or where abrupt changes in grade
occur. Areas that have high crime potential
should be well lighted so that people traveling
through them at night may feel secure.
• Landscaping. Plant materials such as high
shrubs, should not be located so that surveillance
of semi-public and semi -private areas is blocked.
This will provide .the opportunity for crime.
40. Sticker shrubs may discourage crime activities.
Low shrubs and umbrella trees (where the canopy is
maintained above 5 feet from the ground) will allow
surveillance opportunities, hence reducing the
potential for criminal behavior.
14 47
II. BUILDING DESIGN
Fig. 23: Multi -family building line and
proportions are harmonious with surrounding
single family dwellings.
HARMONIOUS I UILDINGI-INE'
ROAD ) HARMONIOUS BUILDING PROPORTIONS
SF
Fig. 24: Multi -family building shape, height
and length are similar to adjacent single family
buildings.
ISIMILAR BUILDING HEIGHT 1
WITHIN 60 FEET OF PROPERTY
LINE
PROPERTY LINE
SIMILAR ROOF (HEIGHT AND SCALE
r
MULTI-FAMLY ZONE SINGLE 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.
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.
f- Donner's, balconies
f and french doors
`w& detailing
, which 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.
5. Building design and siting should define a visual
focal point associated with each structure. A building
entry or open space often fulfills this role. Such a
focal point is denoted by structural articulation,
materials, and color for identity and interest. Shapes,
materials, colors and landscaping should also be used
to create a transitional sequence to the focal point.
Abrupt, design band aids, such as tacked on entry
alcoves and insignificant walks, should be avoided.
— Significant central
wtha aatral anis
helps tbreak up
bbwldinQ8 "i4
'MEM IIILIgaMiNemffsm,
A step up woo, central midlevel balcony
and trellises provide visual transition from
street level to the four story building
N
16
49
IL BUILDING DESIGN
Fig. 26: Minimum building separation.
30--
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.
15FT.(-1,2(10+20» .
OFT.( -1(2(20+20»
25F T.(.1/2(20+30))
30fT.(=112(30+30))
50
17
II. BUILDING DESIGN
Fig. 27: Design details need not be costly to
significantly improve architectural quality.
--H
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 51
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 curies introduce a single famtty
scale to this dense building
A trellised entry provides structural
transition from pedestrian environment to
building mass and helps separate public
from semi -private project spaces,
ti
52
19
III. LANDSCAPE/SITE TREATMENT
Landscape Design
Fig. 29: Landscaping shown at 5 years after
planting.
Esdmatcd five-year growth —
v
Fig. 30: Live groundcover is planted to achieve
90% coverage within 3 years from installation.
Time of planting
90% of coverage after 3 yaws
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 l: Site Plan guidelines.
This section focuses on the technical standards to be
recognized in designing such landscape areas.
6. In general, landscape materials should be selected
and sited to produce a hardy and drought -resistant
landscape area consistent with project design. Selection
should include consideration of soil type and depth,
spacing, exposure to sun and wind, slope and contours
of the site, building walls and overhangs, and
compatibility of new plant material with existing
vegetation to be preserved on the site.
All plant materials should be installed to current
nursery industry standards which would include, but
not be limited to the following or equivalent:
• Landscape plant material should be properly guyed
and staked to current industry standards.
• Deciduous trees should be fully branched.
• Evergreen trees should be a minimum of 8 feet in
height at the time of planting.
• All plant rows should be staggered for effective
covering.
• Ground cover should be supplied at the time of
planting in minimum of 4 -inch containers as
appropriate to achieve 90% coverage in 3 years, or
as sod.
• Planting of trees in compacted soils should be
prohibited unless minimum 12 inch gravel drain
20
53
III. LANDSCAPE/SITE TREATMENT
Fig. 31: Landscaping along street frontages
should be high quality and reflect three tiers of
plants.
STREET
11.0' MEN
sumps are installed under each tree to a minimum
36 inch depth, or the subgrade soil beyond the
planting pit is rototilled to a 9 inch depth to the drip
line or edge of planter, whichever is less,
Front yard plant material should reflect the following:
• shrubs, 2 gallons at time of planting
• deciduous trees to be minimum 2 1/2 inch caliper at
time of planting, balled and burlapped
• evergreen trees to be 8 - 10 feet in height at time of
planting, root balled and burlapped
• or equivalent per Board of Architectural Review.
Side and rear yard plant materials should reflect the
following:
• shrubs, 2 gallons at time of planting
• deciduous trees (i.e. maples and ash) to be spaced
an avg. of 30 feet on center and 2-1/2 inch caliper
at time of planting, balled and burlapped
16"
• 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.
Fig. 32: Perimeter landscaping along the side
and rear lot lines provide year-round buffering
and transition.
PARKING
CURB/
WIIEEI. STOP-!.
3/4 CALIPER ?
PARKING
BUMPEROVI?REIA O
10'0”
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).
54 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 55
III. LANDSCAPE/SITE TREATMENT
56
Trees
13. Trees should be planted at an average rate of 1 per
30 linear feet of transition area (grouping is an option),
shrub beds should be designed as a staggered double
row, and ground cover should achieve 90% coverage in
3 years except for minimum (i.e., 2 foot) planter beds.
Figures 35-37 show various options for separating uses.
14. Landscape design guidelines for required front, side
and rear perimeters are illustrated in figures 31 and 32.
15. Trees should generally be specimen quality, balled
and burlapped, and have a minimum size at planting as
shown below. This minimum tree size may be
increased based on the amount of buffering demanded,
prominence of location, and size necessary to realize
the applicant's assertion of landscape prominence
within five years.
16. An example of increasing tree size should be along
the street frontage when large paved areas are being
moderated or where dominating wall masses are being
softened. An example of decreasing tree size would be
where a stand of trees is being planted and only a few
specimen quality trees are needed to define the planting
area and provide visual planting depth. Typical
planting sizes are shown below:
Tree Tvve Minimum Planting Size
Large stature deciduous
(i.e. maple, ash, oak)
Large stature evergreen
(i.e. pine or fir)
Small stature tree
(i.e. Japanese pear
or flowering dogwood)
2 1/2 inch caliper
8 ft. height
1 3/4 inch caliper
23
III. LANDSCAPE/SITE TREATMENT
Protection of Existing Trees
Fig. 34: Tree wells can help save hillside trees
only to a depth of 4 feet.
Fig. 35: Trees protected with a chain link fence
at the drip line during construction.
Oro A
11,10,1
',pi,
+ �if
f•
DRWIN E •
FENCE LINE:
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
57
III. LANDSCAPE/SITE TREATMENT
Design for Screening
and Separation
Fig. 36: Separation of marginally compatible
uses with only plants.
58-
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 Dlantings for pa�rtl 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.
l4'.0"
IN.
Fig. 38: Full separation of incompatible uses
with masonry wall and plants.
Alternative 2. UsinE a fence and lan 'n forJull visual
sena,ration of marginally compatible usec_
Area: Width not to be less than 10 feet.
At least one row of deciduous and/or evergreen shrubs
spaced not more than 5 feet apart.
Lawn, low growing evergreen shrubs, and evergreen
ground cover over the balance of the area.
Alternative 3. Usine a wall and planting for full
aration 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 59
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 r COMhION OPEN SPACE
4�
PRIVATE OPEN SPACE
26. Minimum parking area landscaping at the perimeter
and interior areas are specified in Chapter 1832 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.
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27
M. 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
61
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.
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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
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ACKNOWLEDGEMENTS
No set of design standards can be done without heavy reliance on past studies and
documents. The following is a partial list of documents which were heavily used or
contained the basis of design standards, concepts or illustrative graphics.
American Planning Association, Chicago, IL; "Planning News"
City and County of San Francisco, CA; 07189; "Residential Design Guidelines"
City of Seattle, WA; 01/92; "Proposed Design Review Process and Guidelines for the Cit}
Seattle" (Draft)
City of San Jose, CA; 11186; "Residential Design Guidelines for the City of San Jose"
City of Anaheim, CA; 12/91; "Residential Design Guidelines" (Draft)
Greenman Group (The), Hollywood, FL; "Development Digest"
Irvine Company (The), CA; 01/87; "Tustin Ranch Design Guidelines"
National Association of Home Builders, Wash. D.C.; 1986; Higher Density Housing:
Planning. Design. Marketing
National Association of Home Builders, Wash. D.C.; 1990; Seminar and Materials on
"Making Small Lots Work Innovative Land Use for Single Family Homes"
Newman, Oscar; 1975; Design Guidelines for Creating Defensible Soace
Multnomah County, OR; 11177; "A Developer's Handbook"
Urban Land Institute, Wash. D.C.; "Urban Land"
64
ATTACHMENT D
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 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, "Noise",
Federal standards for water quality
all development subject to the requirements
Policy Act, RCW 43.21 C, shall be
environmental impacts have been
vity and operations within a structure or
adopted by the Puget Sound Air
dust, smoke and other airborne
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
65
66
TIE WOLFF COMPANY
May 16, 2018
Minnie Dhaliwal, Planning Supervisor
City of Tukwila
6300 Southcenter Bldvd., Suite 100
Tukwila, WA 98188
Dear Minnie:
ATTACHMENT E
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
I Required Off -Street Parking
Studio
I 1 parking stall
One -bedroom
11.5 parking stalls
Two-bedroom
12 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
67
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
68
THE WOLFF COMPANY
May 16, 2018
Minnie Dhaliwal, Planning Supervisor
City of Tukwila
6300 Southcenter Bldvd., Suite 100
Tukwila, WA 98188
Dear Minnie:
ATTACHMENT F
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
I
Required Open Space
Studio
1
120 square feet
One -bedroom
1
160 square feet
Two-bedroom
1
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.
69
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,
Greg Van Patten
The Wolff Company
70
G
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES
AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18,
"ZONING CODE," TO ADOPT RESIDENTIAL DEVELOPMENT
STANDARDS AND RESIDENTIAL DESIGN GUIDELINES FOR
THE TUKWILA SOUTH OVERLAY ZONE WITH UNDERLYING
ZONING OF LOW DENSITY RESIDENTIAL ON LAND THAT
IMMEDIATELY ADJOINS LAND LOCATED IN THE CITY OF
SEATAC TO THE EAST OF INTERSTATE 5; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South
Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan;
and
WHEREAS, the City also desires that its Zoning Code include development standards
and design guidelines for residential uses in the Tukwila South area; and
WHEREAS, the property owner, Segale Properties, LLC, intends to develop the
property consistent with the Tukwila South Master Plan as adopted with the Development
Agreement (Ordinance No. 2233); and
WHEREAS, in 2009, when the City adopted Ordinance No. 2235, establishing the
Tukwila South Overlay ("TSO") zone and standards, it was expressly contemplated that
development standards regarding residential uses would be adopted in the future; and
WHEREAS, Segale Properties, LLC, now requests the City set standards for residential
uses in the Tukwila South Overlay (TSO) zone on land that immediately adjoins land in the
City of SeaTac immediately east of Interstate 5 by amending Title 18, "Zoning Code," of the
Tukwila Municipal Code, as there is interest to develop multi -family development that spans
both the City of Tukwila and the City of SeaTac; and
WHEREAS, the proposed amendments include adoption of development standards,
landscaping standards and design guidelines for residential uses in the TSO zone; and
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72
WHEREAS, on May 24, 2018, the Tukwila Planning Commission, following adequate
public notice, held a public hearing to receive testimony concerning amending the Tukwila
Municipal Code and at that meeting adopted a motion recommending the proposed
changes; and
WHEREAS, on June 4, 2018, the City's State Environmental Policy Act (SEPA)
Responsible Official issued a Determination of Non -Significance on the proposed
amendments; and
WHEREAS, on the City was informed by the Washington State
Department of Commerce that it had met the Growth Management Act notice
requirements under RCW 36.70A.106; and
WHEREAS, on June 25, 2018, the Tukwila City Council, following adequate public
notice, held a public hearing to receive testimony concerning the recommendations of the
Planning Commission;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Table 18-6 Amended. Note 14 of Table 18-6, "Land Uses by District," as
codified in Tukwila Municipal Code (TMC) Title 18, is hereby amended to read as follows:
;+� . 14. 11.,.,, {+ ,+, ..-1 M . N ..i
+ A
�u , ,„,,.Mr.�
ordinancoAllowed 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 a residential design manual with criteria for
approval is adopted by ordinance.
Section 2. TMC Chapter 18.14.030 Amended. Ordinance No. 2525 §3, as codified
at TMC Section 18.14.030, "Recreation Space Requirements," is hereby amended to read
as follows:
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 of TMC Section 18.14.030,
subparagraphs 1 through 4. In the TSO zone with underlying LDR zoning on land that
adjoins the City of SeaTac, recreation space shall meet the provisions of TMC Section
18.14.030, subparagraphs 2 through 4, in addition to the minimum required area as
specified in TMC Section 18.41.090.A.1.
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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 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.
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c. The anticipated use of all required recreation areas shall be specified and
designed to clearly accommodate that use.
Section 3. TMC Section 18.41.080(E) Amended. Ordinance No. 2235 §10 (part),
as codified at TMC Section 18.41.080, "Design Review," subparagraph E, is hereby
amended to read as follows:
18.41.080 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 Chapter 18.60.
10. Substantial conformance with the Master Open Space and Trails Plan, if
applicable.
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Section 4. TMC Section 18.41.090(A) Amended. Ordinance No. 2235 §10 (part),
as codified at TMC Section 18.41.090, "Basic Development Standards," subparagraph
A, is hereby amended to read as follows:
18.41.090 Basic Development Standards
A. Residential Uses: St dar,d- fcr ry��d� +:a! N r� :.,;�� b ,,c:, �cd ct - pater
(late.
1. Residential development on those lands located in the TSO with underlying
zonina 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 s•. ft.
Lot area per unit (multi -family, except
2,000 sq. ft.
senior citizen housing))
Averaae lot width (minimum 20 ft. street
60 feet
frontaae width)
Setbacks, minimum:
• 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
• Sides - 3rd floor
20 feet
• Sides — 4th floor
30 feet
• Rear - 1st floor
_
10 feet
• Rear - 2nd floor
20 feet
• Rear - 3rd floor
20 feet
• Rear— 4th floor
30 feet
Height, maximum
45 feet
Development area coverage
50% maximum (except
senior citizen housing
Landscape reauirements (minimum):
Waste Space requirements
See Landscape, Recreation, Recyclina/Solid
chanter for further requirements
• Front(s)
15 feet
• Sides
10 feet
• Rear
_
10 feet
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Recreation space
120 sa. ft. for a studio;
160 sa. ft. for a 1 bedroom;
200 sa. ft. for 2 or more bedrooms
Recreation space shall meet the
requirements of TMC Section
18.14.030. subparagraphs 2, 3 and 4.
Maximum building length
50 feet;
200 feet if modulated.
See TMC Section 18.50.083 for
modulation requirements.
Off-street parking:
• Residential
1 stall per studio unit.
1.5 stalls per 1 -bedroom unit.
2 stalls per 2 units or more.
• Other uses, including senior citizen
See TMC Chapter 18.56, Off-street
housing
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 subiect to the
requirements of the State Environmental
Policy Act, RCW Chapter 43.21C
RCW, shall be evaluated to determine whether adverse environmental impacts
have been adeauatel mitigated.
2. Standards for residential uses on lands not included in the scope of TMC
Section 18.41.090 (A)(1) shall be developed at a later date.
Section 5. TMC Section 18.50.083 Amended. Ordinance Nos. 2199 §16 and 1758
§1 (part), as codified at TMC Section 18.50.083, "Maximum Building Length", are hereby
amended to read as follows:
18.50.083 Maximum Building Length
In the MDR, and HDR and TSO zone with underlying LDR zone on land that adjoins
the 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
the City of SeaTac 50 ft.
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Maximum building length with bonus for modulating off -sets:
• For structures with a maximum building
height of 2 stories or 25 feet-, 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
• For structures with a building height
over 2 stories or 25 feet-, whichever is
less, with a horizontal & vertical
modulation of 4 feet- or an 8 foot-
modulation in either direction
MDR 100 ft.
HDR 200 ft.
TSO with underlying LDR
zone on land that adioins
the 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 100 ft.
HDR 200 ft.
TSO with underlying LDR
zone on land that adjoins
the City of SeaTac 200 ft.
MDR 80 ft.
HDR....125 ft.
Maximum building lenath with bonus for modulatina 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).
Section 6. TMC Section 18.52.030 Amended. Ordinance Nos. 2523 §8, as currently
codified at TMC Section 18.52.030, "Perimeter and Parking Lot Landscaping Requirements
by Zone District;" and Ordinance Nos. 2442 §1, 2251 §61, 2235 §13, and 1872 §14 (part),
as then codified at TMC Section 18.52.020, "Perimeter Landscaping Requirements by Zone
District," are hereby amended to read as follows and codified as TMC Section 18.52.030:
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)
LANDSCAPE
TYPE FOR
FRONTS
LANDSCAPE
FOR SIDE
YARD
(linear feet)
LANDSCAPE
FOR REAR
YARD
(linear feet)
LANDSCAPE
TYPE FOR
SIDE/REAR
LANDSCANGFOR
PARKING LOTS
(square feet)
LDR
(for uses other
than residential)
152
Type I
10
10
Type I
20 per stall for non -
residential uses; 15
per stall if parking is
placed behind
building
MDR
15',2."
Type I
10
10
Type I
Same as LDR
HDR
15'•2,"
Type I
10
10
Type I
Same as LDR
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ZONING DISTRICTS
FRONT
YARD
(SECOND
FRONT)
LANDSCAPE
TYPE FOR
FRONTS
LANDSCAPE
FOR SIDE
YARD
(linear feet)
LANDSCAPE
FOR REAR
YARD
(linear feet)
LANDSCAPE
TYPE FOR
SIDE/REAR
LANDSCANG FOR
PARKING LOTS
(square feet)
MUO
15 (12.5)2.11
Type 1'
64
64,11
Type I'
20 per stall adjacent
to street; 15 per stall
if parking is placed
behind building
0
15 (12.5)2
Type I'
64
64
Type 1'
Same as MUO
RCC
20 (10)2'3
Type 1'
64
10"
Type II
Same as MUO
NCC
104.11
Type 17'13
04
04.11
Type!!
Same as MUO
RC
10
Type 113
64
04
Type 118
Same as MUO
RCM
10
Type 1
64
04
Type 118
Same as MUO
C/LI
15
Type 16
65.12
05.12
Type 118
15 per stall;
10 per stall for parking
placed behind building
LI
152
Type II
04,12
04,12
Type III
15 per stall;
10 per stall for
parking placed
behind building
HI
152
Type II
04,12
04,12
Type III
15 per stall
MIC/L
105
Type II
05.12
05.12
Type III
10 per stall
MIC/H
105
Type II
05.12
05.12
Type III
10 per stall
TUC — See TMC Chapter 18.28
TVS
1 52, 3
Type II
04
04
Type III
Same as C/LI
TSO
152.9
Type 1
01°,
01°
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 II if the front yard contains truck loading bays, service areas or outdoor storage.
7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR.
8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR.
9. Only required along public streets.
10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non -TSO zoning.
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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.
Section 7. TMC Section 18.60.050 Amended. Ordinance Nos. 2368 §62, 2199 §20,
1986 §16 and 1758 §1 (part), as currently codified at TMC Section 18.60.050, "Design
Review Criteria," subparagraph C, "Multi -Family, Hotel and Motel Design Review Criteria,"
and Ordinance No. 1865 §51, as then codified as subparagraph B, are hereby amended to
read as follows:
18.60.050 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 adioin 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.
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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.
i. 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.
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.
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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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Section 8. TMC Section 18.60.050 Amended. Ordinance Nos. 2235 §17 and 1758
§1 (part), as codified at TMC Section 18.60.50, "Design Review Criteria," subparagraph F,
"Tukwila South Design Criteria," are hereby amended to read as follows:
18.60.050 Design Review Criteria
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 underlvina zonina 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 TMC Section
18.60.050(C).
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.
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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.
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.
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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.
(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.
Section 9. Corrections by City Clerk or Code Reviser. Upon approval of the City
Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to other
local, state or federal laws, codes, rules, or regulations; or ordinance numbering and
section/subsection numbering.
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Section 10. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 11. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force on July XX,
2018, after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
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Attachment H
City of Tukwila
PLANNING COMMISSION
PUBLIC HEARING MINUTES
Date: May 24, 2018
Time: 6:30 PM
Location: Council Chambers
Planning Commission
Present: Vice Chair, Dennis Martinez; Commissioners, Miguel Maestas, Mike Hansen, Sharon
Mann, Louise Strander, and Heidi Watters
Absent: Chair, Nhan Nguyen
Staff: Minnie Dhaliwal, Planning Supervisor, and Wynetta Bivens, Planning Commission
Secretary
Adopt Commissioner Watters stated that her recollection was that on page 3 of
Minutes: the minutes the applicant said that they would add a conifer tree. The minutes states they
were open to the idea.
Commissioner Hansen stated he did not remember. and he could not support the
adjustment without capturing what happened. Additionally, he said either way there was
not a condition.
Staff's review of the 3/8/18 recorded minutes (time 49.54) confirmed that the applicant
stated, "they are open to the idea of adding a significant conifer tree to the landscaping for
the proposed development." Minutes are approved with no corrections.
Mia Nivarro, Community and Engagement Manager, for the City of Tukwila, gave a presentation on the
City's Strategic Plan and the 2019-2020 budget. She explained that the City is working on developing the
2019-2020 budget using a different method, called priority -based budgeting. With the new method funds will
be allocated based on City programs and services offered. Ms. Nivarro said it is a long and involved process that
will take several years to implement fully. The next step in the process is to score the programs and services
against a set of strategic goals.
The City is revisiting the Strategic Plan goals from 2012, which has five strategic goals. The City wants to ensure
the Strategic Plan still reflects the priority and the value of the community. The City currently has a survey
available on-line and in printable form for those interested in providing their feedback on the goals. After the
feedback is received from the community and employees, information will be compiled, and any recommended
adjustments to the Strategic Plan will go through the City Council approval process. The 2019-2020 budget will
be developed based on the amended goals. Also, there will be more community outreach between now and
November 2018 when the budget is finalized.
Vice Chair, Dennis Martinez, opened the public hearing and swore in those wishing to testify.
CASE NUMBER: L18-0032 (Code Amendment)
APPLICANT: Segale Properties LLC
REQUEST: Zoning Code amendments to adopt residential development standards and guidelines
for Tukwila South Overly (TSO) zone.
LOCATION: Portion of TSO zone that immediately adjoins land located in the City of SeaTac to
the east of Interstate 5
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Minnie Dhaliwal, Planning Supervisor, Department of Community Development, gave the presentation for
staff. She provided background on the project, walked the Commission through the proposed amendments and
went over the Development Standards such as setbacks, landscaping and the Multi -Family Design Manual.
She also went over the recreation space and parking requirements for which the Developer requested the City
consider adopting standards different than High Density Residential (HDR) zone. There were two options to
consider for both.
RECOMMENDATIONS:
• For Recreation Space requirements - staff recommended option 2:to 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
units.
• For Parking requirements - Staff recommended option 2: adopt a parking standard similar to
the City of SeaTac standard of one stall per studio unit, 1.5 stalls per one -bedroom units and 2
stalls per two or more bedrooms.
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Staff answered clarifying questions for the Commission.
Nancy Rogers, Landuse Attorney, for the applicant, provided background on the property and the project.
She said it is an integrated site that has a jurisdictional boundary line through the property, between the City
of Tukwila, zoned Tukwila South Overlay (TSO), and the City of Seal ac, which is zoned High Density
Residential (HDR). The Tukwila portion of the project has been reviewed as part of a master plan
development agreement process, which allows any number of uses including those allowed in HDR.
Ms. Rogers said when the TSO was adopted with the Development Agreement the residential design
guidelines and residential standards for residential development in the TSO were not adopted. However,
there is a footnote in the codes that states that residential development can happen after residential
guidelines and standards are adopted. Therefore, the applicant is requesting approval of the standards and
design guidelines similar to those that currently apply in other places in the City and apply them to the two
portions of Tukwila South area that immediately abuts the SeaTac property. The applicant is asking that the
standards for recreation and parking standards be adapted to make sure they are integrated with SeaTac's
standards.
Commissioner Mann and Watters expressed concern with the small amount of recreation space on the
Tukwila portion of the project. The applicant noted, that the project will have open space on both the
Tukwila and SeaTac portion of the property, which will exceed market standards and expectations.
Mike Pruett, for the applicant, answered clarifying questions and addressed concerns for the Commission.
Chris Ross, the developer, for the applicant, also, answered clarifying questions and addressed concerns for
the Commission.
There were no public comments.
The public hearing was closed.
DELIBERATION:
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Commissioner Watters stated that she feels the recreation standards should be kept at 400 square feet per
unit for the following reasons: to maintain a certain level of canopy; because there aren't other parks
nearby; more access for outdoor exercise and mental health for adults.
Commissioners Strander, Hansen, Maestas, Martinez, and Mann were all in consensus to support staff's
recommendation of option number 2 for recreation space. Commissioner Maestas commented he
encourages maximum space utilization for residents. Commissioner Mann commented she hopes the
applicant will be accountable and commit to what they have agreed.
Commissioner Martinez expressed concerns regarding the parking but said he could probably live with it.
Commissioner Mann also expressed concerns with the parking.
MOTIONS:
Recreation Space Requirements:,
Commissioner Mann made a motion to approve Case Number L18-0032, Code Amendment with staff's
finding, conclusions, and recommendation for option 2. Commissioner Hansen seconded the motion. Five
were in favor. Commissioner Watters opposed.
Commission Maestas made a motion to adopt numbers 2, 3, and 4 under TMC 18.14.030 to maintain
Recreation Space requirements (These include 50% has to be outdoors and 25% has to be for 5-12 year olds).
Commissioner Hansen seconded the motion. All were in favor.
Parking Requirements:
Commissioner Maestas made a motion to approve Case Number L18-0032, Code Amendment with staff's
finding, conclusions, and recommendation for option number 2. Commissioner Hansen seconded the motion.
Five were in favor. Commissioner Mann opposed.
Commissioner Strander made a motion to adopt the proposed Basic Development Standards and the Multi -
Family Design Manual. Commissioner Maestas seconded the motion. All were in favor.
DIRECTOR'S REPORT:
• Commissioner Nguyen will give highlights on the APA Conference he attended in April at the next
meeting.
• Staff will provide an update for the Commission on the upcoming agendas.
ADJOURNED: 8:55 PM
Submitted by: Wynetta Bivens
Planning Commission Secretary
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