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HomeMy WebLinkAboutCOW 2018-06-25 Item 6C - Ordinance - Zoning Code Amendment: Residential Development in Tukwila South Overlay ZoneCOUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared byMayor r re,'i w Council review 06/25/18 MD ��/`��J(' t" 07/02/18 MD ❑ Mtg Motion Date ❑ Resolution Mtg Date ❑ Bid Award Mtg Date ❑ Other Mtg Date CA'1'IGORY 11 Discussion 11 Ordinance 11 Public Hearing Mtg Date Mtg Date 7/2/18 ITEM INFORMATION ITEM No. 5.C. & 6.C. STAFF SPONSOR: JACK PACE ORIGINAL. AGHND,v DAT}'.: 6/25/18 A(31 1\11),\ Tri:Ni TITI.i: Zoning Code amendments to adopt for Tukwila South Overlay (TSO) residential zone. development standards and guidelines 06/25/18 ❑ Mtg Motion Date ❑ Resolution Mtg Date ❑ Bid Award Mtg Date ❑ Other Mtg Date CA'1'IGORY 11 Discussion 11 Ordinance 11 Public Hearing Mtg Date Mtg Date 7/2/18 Mtg Date 06/25/18 SPONSOR ❑Council ❑Mayor Finance ❑Fire TS P&R ❑Police Pax' Court ❑I -{R ►1DCD SPONSOR'S The proposed amendments are to adopt development standards and design guidelines for SUMMARY residential uses in that portion of the Tukwila South Overlay District (TSO) which is adjacent to land located in the City of SeaTac to the east of Interstate 5. The Planning Commission has reviewed and made recommendations to City Council. The Council is being asked to hold the public hearing on 6/25/18 and forward to the 7/2/18 Regular Meeting. RI\'Ii t('1{D BY ❑ C.O.W. Mtg. ❑ Trans &Infrastructure DATE: 06/12/18 /1 CDN Comm /1 Finance Comm. Comm. CI _LAIR: ❑ Public Safety Comm. ❑ Arts Comm. ❑ Parks COMMTITEE /1 Planning Comm. KRULLER RECOMMENDATIONS: SPONSOR/ADMIN. CO tMJrTNI1 Department of Community Development Unanimous Approval; Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPI•:NDI"PURI;RLOUIRIM AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 06/25/18 MTG. DATE ATTACHMENTS 06/25/18 Informational Memorandum dated 6/6/2018 along with Attachments A thru H Minutes from the Community Development and Neighborhoods meeting of 6/12/18 7/2/18 r- r 96 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 - 97 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. II. 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. 98 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. 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. 99 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. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero -lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5 -to -12 -year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. 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. 100 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 25c" 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) 101 102 ATTACHMENT A Tukwila South Overlay area that abuts City of SeaTac to the east of 1-5 103 104 ..s.,••••••.•••• va, 11•0,1110 • ..1=4 • WIN MY MN 1St ••.•-•[. • • •21.I • • SaLLI=l3c10 3-1V0aS dYff 130i1Vel AlIFIVALLTIN YVANTIL OW OV11513 DTI Sealilialaisi 311,0313 SAT, SAT -2 SAT -2 FOT-12 FDT-11 RD -I FOT, RDT 105 106 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 Meiyhew 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 107 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 108 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. 109 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. 110 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. 30 111 INTRODUCTION Guideline Use Fig. 1: SUMMARY DESIGN REVIEW PROCESS Recognize that all projects must reflect high design quality which are harmonious with the natural and manmade environments (TMC 18.60.010). Jr Review required multi -family design criteria (TMC 18.60.053) for general requirements on project design quality. 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 hi a similar level of design quality. b Planning staff reviews and works with Project Architect. b Tukwila Board of Architectural Review evaluates the development and ensures that only well designed projects which maintain neighborhood livability are approved. The City of Tukwila has adopted a policy that all multi- family developments must reflect high design quality; regardless of whether the project is oriented toward the low, middle, or high cost housing market. This does not mean that only high cost projects will be permitted in Tukwila. However, it does mean that maintaining livable neighborhoods requires architectural focus, design symmetry, and neighborhood harmony in low cost housing as well as high cost housing. Tukwila's Zoning Code includes various development standards to reflect basic minimum requirements such as density, building setbacks, and parking. Board of Architectural Review (BAR) approval is the basis for ensuring high design quality (TMC 18.60). BAR approval does not focus on required "numbers" to define quality design. Instead, it relies on overall results as generally defined in TMC 18.60.053. This Design Manual is provided to help the applicant understand the City's general desired level of quality, and to provide the BAR with a further basis for determining the needed level of design quality. These design guidelines are not requirements nor are they a substitute for competent work by design professionals on a site specific basis. The City encourages innovative design alternatives which better reflect site specific conditions and opportunities. The City recognizes that there are many techniques and architectural forms which can be used to reflect a design quality equivalent to these guidelines. In some cases such as high density projects on sensitive or prominent sites, the design quality reflected in these guidelines must be exceeded in order to maintain the existing level of neighborhood livability. When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density, use or other characteristics of senior housing: I. Site Planning Figure 3 1!. Building Design Items 2 and 6 II1. 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. 1 112 L 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 �rs of trees provide transition ager ger b �s and harmony with mature neighbor dr. 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. garagesp jg a better street frontage to -15 foot Landscape strip provides transition from public strretscope w one-story project /IF mthitecuar. A street tree and separated sidewalk systts contribute to vltual continuity between projects, and pedestrians from cars. Pave w .as l aween planters provide additional sidewalk width.. • DI .0n -street parkin buffers walkers fro road 19-0- PLANTIN0 2 113 L 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. 5. There should be a gradual, high quality transition from a pedestrian oriented streetscape to multi -story buildings. The transition should emphasize quality pedestrian scale architecture and materials, plantings of varying heights, and use pedestrian oriented entries, courts, and lighting. It is at this interface that the neighborhood's quality will be perceived by the public. 6'-0" SIDEWALK A 25 foot pedestrian environment provides linkage between projects. 114 3 I. SITE PLANNING Site Design Quality Fig. 4: Buildings and landscaping are sited to reduce the prominence of Large paved areas. Cenral island visually breaks rq' lot with landscaping and a structure as cars enter she poftig area Fig. 5: Parking is located to the side of the project to minimize an auto dominated streetscape. 6. Site planning and building architecture must provide a high quality project design. Landscaping should not be needed to hide mediocre building design, but further enhance an already good design, and result in a high quality project. 7. Site design should be integrated with the neighborhood. Project design integration should include coordination of circulation, landscaping, recreation spaces, and building location with the 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 tum their backs to the street. 8. Walls, shrubs, and other visual obstructions between street frontage and building architecture should be limited to a maximum 3.5 ft. height to allow easy surveillance by Police Department car patrols. Higher fencing may be installed if it uses visually open materials such as wrought iron bars and 3 inch spaced grape stake fences. 9. Minimize the prominence of street front parking areas by using architecture and landscaping to break up or screen these sterile asphalt pads, moving parking to the side or rear, and breaking up large parking areas into smaller (i.e., 20-40 space) groupings. Vehicles should be treated as a means of transportation; not emphasized as a prominent design feature. (Fig. 11, 12, and 23) • 4 115 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 areas. Perimeter open space forms a dramatic oriented odestriann theme' and po. space focal project's ut Open space grouped into significant areas which can have many use4 Fig. 7: Significant trees are retained through building siting and use of required interior parking lot landscaping. r ---Significant nets saved 10. Minimize a project's visual prominence and enhance the harmony with its natural setting. (Fig. 7) 11. Open space should be designed as a series of connected, natural woods and formal garden areas, each serving a precise functional and aesthetic purpose. Diversity in organizing these spaces is important since monotonous housing developments are as often the result of repetitive spatial organization as they are repetitive building masses. 12. One or more open space focal points should be incorporated as a basic site planning element. 13. Building scale and materials should provide a sense of human scale, enclosure and warmth in defining these spaces. Small, isolated planters alone are not adequate to break up paved areas and building mass, separate structures, and define spaces. 14. Buildings should be located to maximize significant tree retention on slopes, retain tree stands, and minimize disturbing sensitive areas. 15. Retaining large stature trees and tree stands on site, very significantly improves the integration of new developments into Tukwila's mature neighborhoods. Significant trees would include trees with over a six inch diameter as measured five feet above grade. 16. Every possible effort should be made to incorporate existing natural vegetation into project design. This should include, but not be limited to moving buildings or reducing project densities to preserve significant stands of mature trees. This would not include preserving a higher percentage of tree coverage than required in landscaping standards (i.e., 40% horizontal tree coverage of all areas not occupied by a building). Buxidinga located off slope to retain SEC A -A significant treess an 'reduce prominence. 5 I. SITE PLANNING Fig, 8: The topographical representation below shows radical water flow, foliage placement in swales, and lots that conform with the landform configuration. The shaded area is a concrete terrace drain required by building codes. The sketch contrasts site planning for conventionally graded and landform gradedslopes. 1 Building Building Building Slope y STREET Conventional Site Planning Landform Site Planning 17. Site coverage on slopes should be minimized to reduce visual impact. Site coverage limitations are not as significant on flat sites where lower buildings may be preferable to maximize architectural harmony with nearby structures and the streetscape. 18. Landform grading should be used when feasible to reflect the natural topography and retain mature trees. 19. Creative design should be applied to turn natural site "problems" into project amenities. (Fig. 9) Fig. 9: Creative site planning can turn a drainage problem into an open space amenity. 6 117 L SITE PLANNING Circulation Fig. 10: Key sidewalk intersections and segments are marked with contrasting pavers. ConsaE ng material marks pedestrian 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. 118 7 I. SITE PLANNING Parking Fig. 12: Site design incorporates scattered, less dominating parking areas. S,pOn carver and onegency width sun amend 26. The prominence of parking areas should be minimized by building siting, under building and - tandem parking, and interior perimeter landscaping. Parking areas should not dominate 'the buildings they are intended to serve. 27. Parking areas should be located within 200 feet of the farthest dwelling unit for the convenience of residents. It is also desirable in many instances to use several smaller parking areas rather than a few large lots. 28. The optimum design for a parking area is not No kua or necessarily the one which parks the maximum number of vehicles, but the one that also provides ample stall (see fig 10). and aisle widths, pedestrian walks, adequate turning radii, reasonable grades, efficient movement of traffic, pleasant appearance, and convenient location. Fig. 13: A site plan with four parking areas, an access road and parking circulation aisle. tr� 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 Tines 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. Property Line 8 119 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 --- 4 'It 0 +4' s:t140 1 i 111174 ,... 4.1 _.... 4 14{0. 1.21 dl la Im2 mo 411)11 i•i 3 th I IP s iMff b I { 9 Op 11, 04it . 3 s trees visually bier parking areas microoclimate relief. 1 1 1 An enhanced Zp� crossing p a large parking area MEM =NM 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 be landscaped. • Landscape areas within parking lots should not be less than 5 feet in width and protected with curbing. • An average 15 square feet of interior landscaped area per parking space for parking areas with more than 40 spaces should be provided as a general rule. The minimum 12 square feet per parking space is intended to be applied only in unusual situations where site constraints severely limit developable area or where superior site design effectively break up the effects of large paved areas and create a pedestrian friendly design. 120 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. Berms landscaping and architecture faros a gateway. Special and clay 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. 121 I. SITE PLANNING Fig. 17: A high quality pedestrian entry is given equal weight with auto entries. SEAMI•FR1VATE SEMI. PRIVATE r. 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. 1 11 I. SITE PLANNING Solar Orientation Fig. 3.8: Outdoor oriented recreation areas maximize solar exposure. Crime Prevention Fig. 19: Site planning should create varying degrees of privacy. • SEMI•PRIVA`CI • 1C I•PUB,,/' PUBLIC SPN 35. To maximize the warming effect of solar radiation in winter months and maximize shade in the summer months: • Utilize deciduous trees for summer shade and winter sun. • Orient active living spaces to the south. • Design building overhangs to shield the high summer sun and expose the area to the lower winter sun. 36. If possible, all buildings should be located and oriented to take advantage of natural energy saving elements such as the sun, landscape, and landform. 37. The opportunity (or invitation) for crime can be greatly reduced through physical design and site layout. Considerations for crime control should be included at the project's inception. Where hardware afterthoughts have been too heavily depended upon, crime opportunities have continued to exist and crime prevention has failed. 38. The Concept of Defensible Space should be employed to reduce opportunities for crime. "Defensible space" is a term used to describe a series of physical design characteristics that maximize resident control of behavior --particularly crime. A residential development designed under defensible space guidelines clearly defines all areas as either public, semi -private or private. In so doing, it determines who has the right to be in each space, and allows residents to be confident in responding to any questionable activity or persons within their complex. Residents are thus encouraged to extend their private realms, establish their zone of influence which inevitably results in a heightened sense of responsibility towards the care and maintenance of these outdoor areas. 12 123 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, 1,70 rt branching ,sidewalk and step-up entry define sr,»ilpriwate project areas while maituaiting a visually open sa'eetscape. 39. A series of techniques can be used to create defensible space and consequently reduce crime. They are summarized in the following: • Defining zones of privacy (public, semi -private, private) with real or symbolic barriers. This allows residents to identify "strangers". • Establishing perceived zones of influence (allowing residents to extend their private realms). • Providing surveillance opportunities. Additional design considerations include the following: Parking Layout. Parking for residents should be located so that distances to dwellings are minimized and allow easy surveillance from nearby areas and windows. • Orientation of Windows. Windows should be located so that areas vulnerable to crime can be easily surveyed by residents. • Location of Service and Laundry Areas. Laundry rooms should be located in such a way that they are observed by others. • Windows and lighting should be incorporated to assure surveillance opportunities. • Mailboxes should not be located in dark alcoves out of sight. Barriers to Police. In semi-public and semi- private areas, barriers which would hinder police patrol, such as confused parking patterns and tall shrubs, should be avoided. 124 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. 14 125 II, BUILDING DESIGN Fig. 23: Multi -family building line and proportions are harmonious with surrounding single family dwellings. 461-11 HARMONIOUS BUILDING (-INE ROAD HARMONIOUS BUILDING PROPORTIONS Fig. 24: Multi -family building shape, height and length are similar to adjacent single family buildings. 60'-0" 'SIMILAR BUILDING HEIGHT 1 WITHIN 60 FEET OF PROPERTY. LINE PROPERTY LINE SIMILAR ROOF HEIGHT AND SCALE MULTI -FAMILY 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. 126 15 II. BUILDING DESIGN Fig. 25: No particular architectural design is specified. However, the sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. tenchDonne's, balconies and doors provxdc detailing which he 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 architectural anis helps to break up building mast . s •, •• •t • '�r.�9IWtif� Tom. ka , r „ `j { i 1=nom mm w t ii rid \7rtrt.46 Jr �`w_r •>�C•r',• 1 r f �as�a- i •i /SINE ,'. vti r t: f •s'it vinglegglliciliWrill� 1 1111 ogl1ll 1r i rte. L�I tom..+ .•rt"..s�"w A step up wary, central mid-level bairony� and trellises provide visual transition from sweet level to the four story buildirrS 16 J 127 II. BUILDING DESIGN 6. Structures should be separated by a distance equal to one-half the sum of the adjacent building heights. Where a building has varying heights, each portion of that building shall satisfy the separation requirement (Fig. 25). The effect of topographic changes may be considered. 7. Where building height exceeds 35 feet, the Board of Architectural Review should apply the Design Criteria to establish a building separation distance not less than 35 feet. 8. Buildings should be separated at least 8 feet from driveways and parking spaces where facing windowed walls (but not the entry) of ground units and have a minimum 13 foot separation when facing the entry of ground units. 9. Buildings should be separated from common walkways by at least 8 feet in the structure's front and rear, and a minimum 4 feet on its side. 10. Separation guidelines should not apply to incidental structures such as trellises, 18 inch roof eaves, chimneys, covered walks, and pedestrian oriented amenities. Fig. 26: Minimum building separation. 15 F T.(.112(10+20 )) 0T.(12(20#20)) 25F T.(-1 F2(20+30)) 30f1.(.s112(30+30)) 12$ 17 II. BUILDING DESIGN Fig. 27: Design details need not be costly to significantly improve architectural quality. 11. A 3 -story blank wall, even if at the narrow end of a building, does not reflect acceptable design quality. Architectural relief and fine detailing should be used to break up monotonous surfaces. 12. Avoid applied 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. 18 129 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. Pushed roofs, building modulation and intimate entries invoduce a single family scale to this dace building A trellised entry provides structural transition from pedestrian environment to budding mat and helps separate public from sans private project spate r.: 130 19 III. LANDSCAPE/SITE TREATMENT Landscape Design Fig. 29: Landscaping shown at 5 years after planting. 1. Plants can be used to curtail erosion, to soften the built environment, define or emphasize open space, give privacy, block wind and lessen the effects of solar radiation. 2. Although the landscape plan should reflect plants at maturity, landscaping should be considered as a design element harmonizing site plans and building design only to the extent of its effect in five years. This could mean using significantly larger initial plant stock for those project designs which rely heavily upon landscaping to provide relief for building and site design or screen the project. 4. Transition areas adjacent to buildings and parking lots should be landscaped with a combination of trees, shrubs, and ground cover. This provides a tiered visual transition between the open and built environments, and breaks up wall masses. S. The design orientation for landscaped areas is largely discussed in Section 1: Site Plan guidelines. This section focuses on the technical standards to be recognized in designing such landscape areas. 6. In general, landscape materials should be selected • and sited to produce a hardy and drought -resistant landscape area consistent with project design. Selection Estimated five-year growth should include consideration of soil type and depth, Fig. 30: Live groundcover is planted to achieve 90% coverage within 3 years from installation. Tyne of planting 90% of coverage after 3years - 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 20 131 III. LANDSCAPE/SITE TREATMENT Fig. 31: Landscaping along street frontages should be high quality and reflect three tiers of plants. 1SMIN. STREET 15'0" MIN. z '6� V Fig. 32: Perimeter landscaping along the side and rear lot lines provide year-round buffering and transition. PARKING CUR0/ WHEEL STOP -! 10'•0- 1r k' -PSS =': Ahr CALIPER 4 1 PARKINO BUMPER OVERI IA l0'-0' 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 21/2 inch caliper at time of planting, balled and burlapped • evergreen trees to be 8 - 10 feet in height at time of planting, root balled and burlapped • or equivalent per Board of Architectural Review. Side and rear yard plant materials should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees (i,e, maples and ash) to be spaced an avg. of 30 feet on center and 2-1/2 inch caliper at time of planting, balled and burlapped • evergreen trees (i.e. pine and fir) to be spaced an avg. of 25 feet on center and 7 feet in height at time of planting, balled and burlapped • or equivalent per Board of Architectural Review. Perimeter landscaping around parking areas should reflect the following: • tree planting 20 - .30 ft. on center depending upon size (Le., 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). 132 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 gennination. 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. 22 133 III. LANDSCAPE/SITE TREATMENT 134 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 (Le., 2 foot) planter beds. Figures 35-37 show various options for separating uses. 14. Landscape design guidelines for required front, side and rear perimeters are illustrated in figures 31 and 32. 15. Trees should generally be specimen quality, balled and burlapped, and have a minimum size at planting as shown below. This minimum tree size may be increased based on the amount of buffering demanded, prominence of location, and size necessary to realize the applicant's assertion of landscape prominence within five years. 16. An example of increasing tree size should be along the street frontage when large paved areas are being moderated or where dominating wall masses are being softened. An example of decreasing tree size would be where a stand of trees is being planted and only a few specimen quality trees are needed to define the planting area and provide visual planting depth. Typical planting sizes are shown below: Tree Tvne Minimum Planting Size • Large stature deciduous (Le. 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. LANDSCAPEISITE 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. DRIPLINE 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. 24 135 III. LANDSCAPE/SITE TREATMENT Design for Screening and Separation Fig. 36: Separation of marginally compatible uses with only plants. 20. Landscape design for screening and separation can be oriented toward full privacy, separation of uses, or screening unsightly elements such as dumpsters, etc. 21. Full privacy should require an opaque fence or evergreen barrier at least six feet high or above eye level, depending on the angle of view. Noise reduction requires a dense fence (i.e., concrete/masonry) wall or berm in addition to plantings. 22. Area separation requires a continuous physical barrier not less than three feet high. A greater degree of separation would require a higher opaque barrier. A separation planting strip could be deciduous or evergreen. 23. Landscape design for screening should reflect the degree of concealment desired. Plants are not often effective in providing full screening; they should be used in combination with a wall or 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 l , Using only n]antings for partial separation of marginally compatible uses such as parking from residences or recreational sites. Area: Width not less than 15 feet. At least one row of deciduous and evergreen 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. trees 136 25 III. LANDSCAPE/SITE TREATMENT Fig. 37: Separation of marginally compatible uses with fencing and plants. Ig -Cr ,MIN. Fig. 38: Full separation of incompatible uses with masonry wall and plants. Alternative 2, Using a fence and nlanting for full visual separation of mar finally Compal le 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. Jsine w 1 an _ lan i n f r full Separation of incompa 'ble _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. 26 137 III. LANDSCAPE/SITE TREATMENT Interior Parking Area Landscaping Usable Outdoor Space Recreation Area Design Fig. 39: Recreation area design for safety includes siting the children's play lot in a central or easily observed area. PUBLIC OPEN SPACE COMMON OPEN SPACE PRIVATE OPEN SPACE 26. Minimum parking area landscaping at the perimeter and interior areas are specified in Chapter 18.52 of the Tukwila Zoning Code. Design concepts for these areas are shown in figures 11, 12, 13 and 32. 27. As much design emphasis should be put into developing outdoor spaces as the buildings themselves. Outdoor space tends to be unusable when it is simply • the "leftovers" after buildings are placed on the land. (See Fig. 6) 28. Buildings or other substantial structures should be used to reduce the impact of noise sources when such noise would interfere with normal conversation as identified in Federal Environmental Protection Agency guidelines (i.e., 55-65 dBa). 29. Outdoor spaces should have a definite functional shape, be internally designed to fulfill that function, and be functionally associated with a specific unit or unit group (see "Defensible Space" in Site Plan guidelines). 30. A full range of active and passive recreation opportunities should be provided for the various resident age groups: infant (0-4), child (5-12), teen (13- 18), and adult. 31. Infant needs may be satisfied by passive spaces and overlap with child facilities. 32. The child group is the critical group for on-site recreation design since members tend to use facilities independent of parental supervision, are not necessarily old enough to travel streets to relatively distant public parks, and make complex demands of recreation spaces. 138 27 III. LANDSCAPE/SITE TREATMENT Fig. 40: A recreation space for the 5-12 year old group which facilitates group interaction and skill testing. 33. At least one on-site play area designed for the child group should be provided. This area design should be characterized by interactive group equipment which tests skills. The Parks and Recreation Director should be consulted in the review of acceptable design proposals. 34. The child play area should reflect the design elements below: • Visually accessible to casual surveillance by passersby and residents. This is a key element in facility safety and generally requires a central location. • Care should be taken to provide separation of play areas from general impersonal passersby for security. • Easy safe access from residence to play area(s). !" ` • Hard surface areas for wheeled toys and tricycles. Equipment with zones to satisfy the specific sensory and skill needs up to age 12. • Use water and sand if limited to two materials. These provide more possibilities for play and fun than all asphalt deserts combined. The ability to move over, under, around or through something affords a child control. He can change his relationship to it. • A child should be able to control his level of involvement with others. Make small sheltered areas for solitary play, larger spaces for group play. • An adjacent sitting area for monitoring the children. 35. Teen and adult on-site recreation facility demand may be satisfied with active recreation fields and sport courts, recreation rooms, pools and passive recreation trails. Linkages with existing public trail and park facilities should be made where possible, either through immediate construction or agreement to jointly participate in the coordinated provision of such a linkage at a later date. 28 139 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 (Le., distribution, intensity, and pattem) should reflect project architectural design. 2. Exterior lighting should be provided in parking areas and along internal pedestrian walkways to assure adequate and safe pedestrian circulation for residential activities and guests. 3. Maximum parking area light standard height should be 20 feet or the height of the building; whichever is less. 4. Maximum walkway and grounds lighting should be 15 feet. Light fixture height is limited to enhance a sense of scale and enclosure for common areas at night. 5. All lighting standards should have glare cut-off features to avoid off-site spill-over. 6. Fixtures should be placed so that light pattems 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. 140 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 Iarge 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 fumiture 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. 30 141 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 Cu) 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 Housine. Planning Design, Marketing National Association of Home Builders, Wash. AC.; 1990; Seminar and Materials on "Making Small Lots Work Innovative Land Use for Single Family Homes" Newman, Oscar; 1975; Design Guidelines for Creatine Defensible Space Multnomah County, OR; 11177; 'A Developer's Handbook" Urban Land Institute, Wash. D.C.; "Urban Land" 142 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 - 2rd 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 - ist 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 so. 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) standa 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 ds 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 18-43 143 144 D THE WOEEE COMPANY Since 1949 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 Required Off -Street Parking Studio 1 parking stall One -bedroom 1.5 parking stalls Two-bedroom 2 parking stalls Under the proposed off-street parking requirement, the 96 -unit development envisioned on this parcel would provide a minimum of 156 parking stalls, which translates to a minimum of 1.63 parking stalls per dwelling unit. A mix of surface stalls, carport stalls, and detached garage stalls will be provided on site. The proposed off-street parking requirement is appropriate for the surrounding community and is consistent with the vision of the Tukwila South Master Plan. According to the Tukwila Comprehensive Plan - 2015 Element 9: Tukwila South, "Tukwila South is intended to be a multi-regional employment center containing technology, office, commercial, and residential uses". The multi -use nature of the surrounding community creates a condition in which residents will have employment, education, and entertainment centers in the immediate vicinity of the project site. The proximity to these attractions increases the likelihood that residents can and will walk, bike, take public transit, or ride share. The project site is within half a mile walking distance of the King County Metro bus stop located at the intersection of S 180th St. and Southcenter 145 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 146 TAE WOLFE COMPANY Since 1949 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 Required Open Space Studio 120 square feet One -bedroom 160 square feet Two-bedroom 200 square feet The proposed development will include 96 apartment units. Subject to the above specified standards, the development would provide a minimum of 16,320 square feet of recreation space on site within the subject parcel. All recreation space is envisioned to be outdoors and programmed appropriately for a variety of age ranges. The proposed development will be a component of a larger multifamily project spanning into the City of SeaTac. The full project will provide over 80,000 square feet of outdoor and indoor recreation space, all of which will be open to residents living within the portion of the development in the City of Tukwila. The Wolff Company, the developer of the proposed project, is investigating the feasibility of an integrated trail system that would cross the two municipalities and provide substantially more recreation space for all residents. The feasibility of a trail system is subject to additional analysis of critical areas on site. The developer fully intends to maximize the usable, open recreation space on site. 147 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 148 Ir� UU V3 L<:., 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 W Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 1 of 15 149 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 June 11, 2018, 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. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO after 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 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. W. Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD.bjs 150 Page 2 of 15 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 Tess 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. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 3 of 15 151 152 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. W Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 4 of 15 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: 1. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall conform to the following development standards: BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit (multi -family, except senior citizen housing)) 2,000 sq. ft. Average lot width (minimum 20 ft. street frontage width) 60 feet 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 requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 5 of 15 153 154 Recreation space 120 sq. ft. for a studio; 160 sq. ft. for a 1 bedroom; 200 sq. 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 Off-street parking: • Residential 50 feet; 200 feet if modulated. See TMC Section 18.50.083 for modulation requirements. • Other uses, including senior citizen housing 1 stall per studio unit. 1.5 stalls per 1 -bedroom unit. 2 stalls per 2 units or more. See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21C RCW, shall be evaluated to determine whether adverse environmental impacts have been adequately 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, 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. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD: bjs Page 6 of 15 Maximum building len • th with bonus for modulating off -sets: • For structures with a maximum building MDR 100 ft. height of 2 stories or 25 feet, whichever is HDR 200 ft. less, and having horizontal modulation or TSO with underlying LDR a minimum vertical change in roof profile zone on land that adjoins of 4 feet at least every two units or 50 the City of SeaTac 200 ft. feet, whichever is less • For structures with a building height MDR 100 ft. over 2 stories or 25 feet, whichever is HDR 200 ft. less, with a horizontal & vertical TSO with underlying LDR modulation of 4 feet or an 8 foot zone on land that adjoins modulation in either direction the City of SeaTac 200 ft. • For townhouse structures with MDR 80 ft. horizontal modulation or a minimum HDR....125 ft. vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less Maximum building length with bonus for modulating off -sets: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). 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 LDR (for uses other than residential) MDR HDR FRONT LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE YARD TYPE FOR FOR SIDE FOR REAR TYPE FOR (SECOND FRONTS YARD YARD SIDE/REAR FRONT) (linear feet) (linear feet) 152 Typel 10 10 Typel 151.2.11 Type I 10 10 LANDSCANG FOR PARKING LOTS (square feet) 20 per stall for non- residential uses, 15 per stall if parking is placed behind building Type I Same as LDR 151.2,11 Type I 10 10 Type I Same as LDR W. Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD.bas Page 7 of 15 155 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" 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 1' 6' 6^ Type 1' Same as MUO RCC 20 (10)2 3 Type I' 64 1011 Type 11 Same as MUO NCC 104,11 Type 1713 04 04.11 Type 11 Same as MUO RC 10 Type 113 6^ 0" Type 118 Same as MUO RCM 10 Type I 6" 04 Type 118 Same as MUO C/LI 15 Type 16 65.12 05,72 Type 116 15 per stall; 10 per stall for parking placed behind building LI 152 Type 11 04.12 04.12 Type III 15 per stall; 10 per stall for parking placed behind building HI 152 Type 11 04,12 04.12 Type 111 15 per stall MIC/L 105 Type 11 05,12 05,12 Type 111 10 per stall MIC/H 105 Type!! 05,12 05,12 Type 111 10 per stall TUC — See TMC Chapter 18.28 TVS 1 52, 3 Type 11 0° 04 Type 111 Same as C/LI TSO 152, 9 Type 1 010 010 Type III Same as C/LI for non- residential uses. Same as LDR for residential uses. Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type 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. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs 156 Page 8 of 15 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 ISO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall also use the following criteria as well as the Multi -Family Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. W Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 9 of 15 157 158 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. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD.bjs Page 10 of 15 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. W Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 11 of 15 159 160 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 underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall use the criteria as stipulated under 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. W Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 12 of 15 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. W. Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD bjs Page 13 of 15 161 162 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. W Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 14 of 15 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 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: W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD: bjs Page 15 of 15 163 164 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 5 165 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 15 staple per one -bedroom units and 2 stalls per two or more bedrooms. 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 SeaTac, 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: 166 Page 2 of 3 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 8-0032, Code Amen finding, conclusions, and recommendation for option 2. Commissioner Hansen seconded were in favor. Commissioner Watters opposed. with staff s motion. Five 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 ommission on the upcoming agendas. ADJOURNED: 8:55 PM Submitted by: Wynetta Bivens Planning Commission Secretary Page 3 of 3 167 168 City of Tukwila City Council Community Development & Neighborhoods Committee COMMUNITY DEVELOPMENT & NEIGHBORHOODS COMMITTEE Meeting Minutes June 12, 2018 - 5:30 p.m. - Hazelnut Conference Room, City Hall Councilmembers: Kate Kruller, Chair, Verna Seal, Zak Idan Staff: David Cline, Nora Gierloff, Lynn Miranda, Minnie Dhaliwal, Laurel Humphrey Guests: Mike Pruitt, Segale Properties, LLC; Nicole Deleon, Cairncross & Hemplemann; McKenzie Darr, The Wolff Company CALL TO ORDER: Chair Kruller called the meeting to order at 5:30 p.m. I. BUSINESS AGENDA A. Grant Application: Shoreline Master Program Update Staff updated the Committee on efforts to apply for a no -match grant from the Department of Ecology to be used for the mandatory update to the Shoreline Master Program. Grant amounts are determined by population and Tukwila is eligible for $15,000, which will offset the $25,000 consultant cost. The $10,000 balance is available from DCD's Professional Services budget. DISCUSSION ONLY. B. Ordinance: Renewing Moratorium within the Tukwila International Boulevard Study Area Staff is seeking Council approval of an ordinance that would renew the moratorium on development in the Tukwila International Boulevard (TIB) Study Area, since the City is still in the process of updating the development standards in the area. The existing moratorium is set to expire on July 15, 2018. UNANIMOUS APPROVAL. FORWARD TO JUNE 25, 2018 COMMITTEE OF THE WHOLE. Ordinance: Residential Development Standards and Guidelines for the Tukwila South Overlay_ Staff is seeking Council approval of an ordinance that would adopt residential development standards and design guidelines for the Tukwila South Overlay Zone. These amendments were requested by Segale Properties LLC and would apply only to residential uses in that portion of the Tukwila South Overlay which immediately adjoins land located in the City of Seatac to the east of Interstate 5. On April 24 the Committee was briefed on the proposed multifamily development in that area that would straddle the cities of Tukwila and SeaTac, and since then the Planning Commission has made a recommendation. The proposed ordinance would adopt Tukwila's Multi -Family Design Manual and standards similar to those in the High Density Residential (HDR) zone, but with modifications to open space/recreation and parking more in alignment with Seatac considering most of the development will be in that city. 169 Community Development & Neighborhoods Minutes June 12, 2018 The development will include a large clubhouse and approximately 2 acres of open space falling within the City of Seatac portion, so the Planning Commission and Committee were comfortable with a graduated scale for recreation depending on the size of the unit: 120 sf for a studio, 160 sf for one -bedroom, and 200 sf for 2 or more bedrooms. The recommended proposal includes a parking standard of one stall per studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more bedrooms. UNANIMOUS APPROVAL. FORWARD TO JUNE 25, 2018 COMMITTEE OF THE WHOLE. Adjourned 5:52 p.m. Committee Chair Approval Minutes by LH 170