HomeMy WebLinkAboutReg 2018-07-02 Item 4D - Ordinance - Zoning Code Amendments to Adopt Residential Development Standards for Tukwila South Overlay ZoneCOUNCIL AGI4,NDA SYNOPSIS
Meeting Dale
Prepared by
Mayorr rein. op
Council review
06/25/18
MD
Motion
A kg Date
E Resolution
AliA Date
07/02/18
MD
Public Hearing
Illt.g Date 06/25/18
E Other
Alt,gDale
CATIGoitY Discussion
AN Date
SP( )NS( )R rlCoundI EMajor EHR I DCD EFinaneTire ETS P&R. 111Poli
ce EPU7 CoitrI
SP oNsoie s The proposed amendments are to adopt development standards and design guidelines for
stiMMARY 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 W I I Nirl 1) BY — C.O.W. Mtg.
'Frans &Infrastructure
DATE: 06/12/18
P4
CDN Cornm
ITEM INFORMATION
ITEM No.
4.D.
MAI+. SP( )NS( )R: JACK PACE
ORIGINAL AGIADA D,V1E: 6/25/18
AGNNI).\ LIENIT1'11,11
Zoning Code amendments to adopt residential development standards and guidelines
for Tukwila South Overlay (TSO) zone.
06/25/18
Motion
A kg Date
E Resolution
AliA Date
Ordinance
All,gDate 7/2/18
13u1 / lward
ANDate
Public Hearing
Illt.g Date 06/25/18
E Other
Alt,gDale
CATIGoitY Discussion
AN Date
SP( )NS( )R rlCoundI EMajor EHR I DCD EFinaneTire ETS P&R. 111Poli
ce EPU7 CoitrI
SP oNsoie s The proposed amendments are to adopt development standards and design guidelines for
stiMMARY 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 W I I Nirl 1) BY — C.O.W. Mtg.
'Frans &Infrastructure
DATE: 06/12/18
P4
CDN Cornm
Z Finance Comm.
E Parks Conlin.
camMiTrid CI I AIR: KRULLER
Public Safety Comm.
I1 Arts Comm.
Planning Comm.
RECOMMENDATIONS:
SPONSOR/ADMIN.
Commr1II1I
Department of Community Development
Unanimous Approval; Forward to Committee o the Whole
COST IMPACT / FUND SOURCE
xpNDITuRk zi()LIRkl) AMOUNT BUDGETED APPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
06/25/18
Forward to Regular Meeting
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
Ordinance
-,
76
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES
AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18,
"ZONING CODE," TO ADOPT RESIDENTIAL DEVELOPMENT
STANDARDS AND RESIDENTIAL DESIGN GUIDELINES FOR
THE TUKWILA SOUTH OVERLAY ZONE WITH UNDERLYING
ZONING OF LOW DENSITY RESIDENTIAL ON LAND THAT
IMMEDIATELY ADJOINS LAND LOCATED IN THE CITY OF
SEATAC TO THE EAST OF INTERSTATE 5; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South
Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan;
and
WHEREAS, the City also desires that its Zoning Code include development standards
and design guidelines for residential uses in the Tukwila South area; and
WHEREAS, the property owner, Segale Properties, LLC, intends to develop the
property consistent with the Tukwila South Master Plan as adopted with the Development
Agreement (Ordinance No. 2233); and
WHEREAS, in 2009, when the City adopted Ordinance No. 2235, establishing the
Tukwila South Overlay ("TSO") zone and standards, it was expressly contemplated that
development standards regarding residential uses would be adopted in the future; and
WHEREAS, Segale Properties, LLC, now requests the City set standards for residential
uses in the Tukwila South Overlay (TSO) zone on land that immediately adjoins land in the
City of SeaTac immediately east of Interstate 5 by amending Title 18, "Zoning Code," of the
Tukwila Municipal Code, as there is interest to develop multi -family development that spans
both the City of Tukwila and the City of SeaTac; and
WHEREAS, the proposed amendments include adoption of development standards,
landscaping standards and design guidelines for residential uses in the TSO zone; and
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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.
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1. Required Area.
a. For each proposed dwelling unit in the multiple -family development and
detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet
for senior citizen housing) of recreation space shall be provided. Any multiple -family
structure, complex or development shall provide a minimum of 1,000 square feet of total
recreation space.
b. Townhouse units shall provide at least 250 square feet of the 400 square
feet of recreation space as private, ground level open space measuring not less than 10 feet
in any dimension.
c. The front, side and rear yard setback areas required by the applicable
zoning district shall not qualify as recreation space. However, these setback areas can
qualify as recreation space for townhouses if they are incorporated into private open space
with a minimum dimension of 10 feet on all sides.
2. Indoor or Covered Space.
a. No more than 50% of the required recreation space may be indoor or
covered space in standard multi -family developments. Senior citizen housing must have at
least 20% indoor or covered space.
b. The Board of Architectural Review may grant a maximum of two square
feet of recreation space for each one square foot of extensively improved indoor recreation
space provided. Interior facility improvements would include a full range of weight machines,
sauna, hot tub, large screen television and the like.
3. Uncovered Space.
a. A minimum of 50% of the total required recreation space shall be open or
uncovered; up to 100% of the total requirement may be in open or uncovered recreation
space in standard multi -family developments. Senior citizen housing allows up to 80% of
recreation space to be outdoors and has no minimum outdoor space requirement.
b. Recreation space shall not exceed a 4% slope in any direction unless it is
determined that the proposed space design clearly facilitates and encourages the
anticipated use as endorsed by the Director.
c. The Board of Architectural Review may grant a maximum credit of two
square feet of recreation space for each one square foot of outdoor pool and surrounding
deck area.
4. General Requirements.
a. Multiple -family complexes (except senior citizen housing, detached zero -
lot -line and townhouses with nine or fewer units), which provide dwelling units with two or
more bedrooms, shall provide adequate recreation space for children with at least one space
for the 5- to 12 -year-old group. Such space shall be at least 25% but not more than 50% of
the total recreation space required under TMC Section 18.14.030 (1), and shall be
designated, located and maintained in a safe condition.
b. Adequate fencing, plant screening or other buffer shall separate the
recreation space from parking areas, driveways or public streets.
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c. The anticipated use of all required recreation areas shall be specified and
designed to clearly accommodate that use.
Section 3. TMC Section 18.41.080(E) Amended. Ordinance No. 2235 §10 (part),
as codified at TMC Section 18.41.080, "Design Review," subparagraph E, is hereby
amended to read as follows:
18.41.080 Design Review
E. All design review applications for development within the Tukwila South Overlay
district shall be reviewed in accordance with the following criteria. When two or more of
the criteria listed below conflict, the Director shall evaluate the applicability and
importance of each based on the intent of the Tukwila South Master Plan and
reasonably balance any conflicting criteria in reaching a design review decision.
1. Substantial conformance with the Tukwila South Master Plan, including but
not limited to, fostering the vision and guiding principles of the Master Plan.
2. Compliance with the applicable district standards in this title, and other
applicable City regulations. Modifications to the development standards may be
requested as part of design review per TMC Section 18.41.100.
3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals
and policies.
4. Substantial conformance with the provisions of any applicable development
agreement.
5. Substantial conformance with all applicable mitigation measures identified
in the associated EIS or other SEPA documents.
6. Adequate public services and facilities necessary to accommodate the
proposed use and density are or will be made available.
7. The site is physically suitable for the type of development and for the
intensity of development proposed.
8. Approval of the application will not be significantly detrimental to the public
health, safety or welfare, or be injurious to the property or improvements of adjacent
properties and public facilities.
9. Substantial conformance with the criteria contained in the Tukwila South
Design Manual or other Design Manual as stipulated by TMC Chapter 18.60.
10. Substantial conformance with the Master Open Space and Trails Plan, if
applicable.
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Section 4. TMC Section 18.41.090(A) Amended. Ordinance No. 2235 §10 (part),
as codified at TMC Section 18.41.090, "Basic Development Standards," subparagraph
A, is hereby amended to read as follows:
18.41.090 Basic Development Standards
A. Residential Uses:
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
area per unit (multi -family, except Lot...
pt
senior citizen housing))
Average lot width (minimum 20 ft. street
frontage width
Setbacks, minimum:
Front - 1s _ .....................m
• t floor
• Front - 2nd floor
Front-3......� .........
• rd floor
• Front — 4th floor • Second front - lst floor
Second front_...2n
• 2nd floor
• Second front - 3rd floor
Second
................... loo_...........�..
• front — 4th floor
• Sides - 1st floor
• Sides - 2ndfloor
Sides....._.......... _.,
• 3rd floor
• Sides — 4th floor
• Rear - 1st floor
• Rear - 2nd floor
• Rear - 3rd floor
• Rear — 4th floor
Height, maximum
Development area coverage
9,600 sq. ft.
2,000 sq. ft.
60 feet
15 feet
20 feet
30 feet
45 feet
7.5 feet
10 feet
15 feet
22.5 feet
10 feet
20 feet
20 feet
30 feet
10 feet
20 feet
20 feet
30 feet
45 feet
50% maximum (except
senior citizen
housing
Landscape requirements (minimum):
See Landscape, Recreation, Recycling/Solid Waste Space requirements
chapter for further requirements
• Front(s) feet
• Sides 10
feet
• Rear
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10 feet
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Recreation space
Maximum building length
Off-street parking:
• Residential 1 stall per studio unit.
1.5 stalls per 1 -bedroom unit.
2 stalls per2 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.
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, s
ubparagraphs 2, 3 and 4.
50 feet;
200 feet if modulated.
See TMC Section 18.50.083 for
modulation requirements.
• Other uses, including senior citizen
housin
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 MDR 50 ft.
below: HDR 50 ft.
TSO with underlying LDR
zone on land that adjoins
the City of SeaTac 50 ft.
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Maximum buildin • len • th with bonus for modulatin
• For structures with a maximum building
height of 2 stories or 25 feet, whichever is
less, and having horizontal modulation or
a minimum vertical change in roof profile
of 4 feet at least every two units or 50
feet, whichever is Tess
• For structures with a building height
over 2 stories or 25 feet, whichever is
less, with a horizontal & vertical
modulation of 4 feet or an 8 foot
modulation in either direction
• For townhouse structures with
horizontal modulation or a minimum
vertical change in roof profile of 4 feet at
least every two units or 50 feet,
whichever is Tess
off -sets:
MDR 100 ft.
HDR 200 ft.
TSO with underlying LDR
zone on land that adjoins
the City of SeaTac 200 ft.
MDR 100 ft.
HDR 200 ft.
TSO with underlying LDR
zone on land that adjoins
the City of SeaTac 200 ft.
MDR 80 ft.
HDR....125 ft.
Maximum building length with bonus for modulating off -sets: Modulation shall be
required for every 2 units or 50 feet, whichever is Tess, 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 Tots shall be provided as established by the various zone district chapters of
this title. These requirements are summarized in the following table (Table A), except for
Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28.
TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone District
ZONING
DISTRICTS
FRONT
YARD
(SECOND
FRONT)
LDR
(for uses other
than residential)
MDR
HDR
152
1512.11
151,2.11
LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE
TYPE FOR FOR SIDE FOR REAR TYPE FOR
FRONTS YARD YARD SIDE/REAR
(linear feet) (linear feet) IT
Type 10 10 Typel
Type I
Type I
10
10
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
Type I
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Same as LDR
Same as LDR
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ZONING DISTRICTS FRONT
YARD
(SECOND
FRONT)
LANDSCAPE
TYPE FOR
FRONTS
LANDSCAPE
FOR SIDE
YARD
(linear feet)
MUO 15 (12.5)2.11
0 15 (12.5)2
RCC 20 (10)2.3
NCC 104'1'
Type!'
Type!'
Type 1'
Type 12' 13
64
LANDSCAPE
FOR REAR
YARD
(linear feet)
LANDSCAPE
TYPE FOR
SIDE/REAR
64, 11
64 64
64 1011
RC
RCM
C/LI
LI
10
10
15
152
HI
152
MIC/L
MIC/H
TUC —.......
See TMC Chapter 18.28
105
Type 113
Type 1
Type 16
Type 11
Type 11
Type 11
105
Type!!
04
64
04, 11
04
Type 1'
Type I'
Type 11
LANDSCANG FOR
PARKING LOTS
(square feet)
20 per stall adjacent
to street; 15 per stall
if parking is placed
behind building
64 04
65, 12 05'12
04, 12 04.12
04,12
05, 12
05,12
04, 12
05.12
05.12
Type 11
Type 118
Type 118
Type 118
Same as MUO
Same as MUO
Same as MUO
Same as MUO
Same as MUO
Type III
15 per stall;
10 per stall for parking
placed behind building
15 per stall;
10 per stall for
parking placed
behind building
Type 111
Type III
Type!!!
15 per stall
10 per stall
10 per stall
TVS
TSO
152, 3
152,9
Type II
Type!
04
04
Type!!!
Same as C/LI
010.
010
Type 111
Same as C/LI for non-
residential uses. Same
as LDR for residential
uses.
Notes:
1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20%
of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria
in TMC Section 18.52.100.B.
2. In order to provide flexibility of the site design while still providing the full amount of landscaping
required by code, the front yard landscape width may be divided into a perimeter strip and one or more
other landscape areas between the building and the front property line if the perimeter strip is a minimum
of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and
screening of the building mass.
3. Required landscaping may include a mix of plant materials, pedestrian amenities and features,
outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B.
Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section
18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted
to pedestrian- oriented space.
4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR.
6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage.
7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR.
8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR.
9. Only required along public streets.
10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non -TSO zoning.
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11. In the MDR and HDR districts and other districts where multifamily development is permitted, a
community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership
with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and
assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required
throughout the life of the garden. If the community garden is abandoned, the required landscaping must be
installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be
placed between the garden and the street.
12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may
be clustered to permit truck movements or to accommodate other uses commonly found in these districts
if the criteria in TMC Section 18.52.100.D are met.
13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front
landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a
continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking
areas is provided.
Section 7. TMC Section 18.60.050 Amended. Ordinance Nos. 2368 §62, 2199 §20,
1986 §16 and 1758 §1 (part), as currently codified at TMC Section 18.60.050, "Design
Review Criteria," subparagraph C, "Multi -Family, Hotel and Motel Design Review Criteria,"
and Ordinance No. 1865 §51, as then codified as subparagraph B, are hereby amended to
read as follows:
18.60.050 Design Review Criteria
C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any
application for multi -family, hotel, motel, or non-residential development in a Low Density
Residential zone, the following criteria shall be used by the BAR in its decision making,
as well as the Multi -Family Design Manual or Townhouse Design Manual. Detached
zero -lot -line type of developments shall be subject to the Townhouse Design Manual.
Residential development on those lands located in the TSO with underlying zoning of
LDR, which immediately 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.
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c. The site plan shall use landscaping and building shapes to form an
aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be
limited to facilitating pedestrian travel along the street, using architecture and landscaping
to provide a desirable transition from streetscape to the building, and providing an
integrated linkage from pedestrian and vehicular facilities to building entries.
d. Pedestrian and vehicular entries shall provide a high-quality visual focus
using building siting, shapes and landscaping. Such a feature establishes a physical
transition between the project and public areas, and establishes the initial sense of high
quality development.
e. Vehicular circulation design shall minimize driveway intersections with
the street.
f. Site perimeter design (i.e., landscaping, structures, and horizontal width)
shall be coordinated with site development to ensure a harmonious transition between
adjacent projects.
g. Varying degrees of privacy for the individual residents shall be provided,
increasing from the public right -of- way, to common areas, to individual residences. This
can be accomplished through the use of symbolic and actual physical barriers to define
the degrees of privacy appropriate to specific site area functions.
h. Parking and service areas shall be located, designed and screened to
interrupt and reduce the visual impact of large paved areas.
i. The height, bulk, footprint and scale of each building shall be in harmony
with its site and adjacent long-term structures.
2. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project shall be based
on the quality of its design and its ability to harmonize building texture, shape, lines and
mass with the surrounding neighborhood.
b. Buildings shall be of appropriate height, scale, and design/shape to be
in harmony with those existing permanent neighboring developments that are consistent
with, or envisioned in, the Comprehensive Plan. This will be especially important for
perimeter structures. Adjacent structures that are not in conformance with the
Comprehensive Plan should be considered to be transitional. The degree of architectural
harmony required should be consistent with the nonconforming structure's anticipated
permanence.
c. Building components, such as windows, doors, eaves, parapets, stairs
and decks shall be integrated into the overall building design. Particular emphasis shall
be given to harmonious proportions of these components with those of adjacent
developments. Building components and ancillary parts shall be consistent with the
anticipated life of the structure.
d. The overall color scheme shall work to reduce building prominence and
shall blend in with the natural environment.
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e. Monotony of design in single or multiple building projects shall be
avoided. Variety of detail, form, and siting shall be used to provide visual interest.
Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall
be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple
building developments shall use siting and additional architectural variety to avoid
inappropriate repetition of building designs and appearance to surrounding properties.
3. LANDSCAPE AND SITE TREATMENT.
a. Existing natural topographic patterns and significant vegetation shall be
reflected in project design when they contribute to the natural beauty of the area or are
important to defining neighborhood identity or a sense of place.
b. Landscape treatment shall enhance existing natural and architectural
features, help separate public from private spaces, strengthen vistas and important views,
provide shade to moderate the effects of large paved areas, and break up visual mass.
c. Walkways, parking spaces, terraces, and other paved areas shall
promote safety and provide an inviting and stable appearance. Direct pedestrian linkages
to the public street, to on-site recreation areas, and to adjacent public recreation areas
shall be provided.
d. Appropriate landscape transition to adjoining properties shall be
provided.
4. MISCELLANEOUS STRUCTURES.
a. Miscellaneous structures shall be designed as an integral part of the
architectural concept and landscape. Materials shall be compatible with buildings, scale
shall be appropriate, colors shall be in harmony with buildings and surroundings, and
structure proportions shall be to scale.
b. The use of walls, fencing, planting, berms, or combinations of these shall
accomplish screening of service yards and other places that tend to be unsightly.
Screening shall be effective in winter and summer.
c. Mechanical equipment or other utility hardware on roof, ground or
buildings shall be screened from view. Screening shall be designed as an integral part
of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping.
d. Exterior lighting standards and fixtures shall be of a design and size
consistent with safety, building architecture and adjacent area. Lighting shall be shielded
and restrained in design with no off-site glare spill-over. Excessive brightness and brilliant
colors shall not be used unless clearly demonstrated to be integral to building
architecture.
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Section 8. TMC Section 18.60.050 Amended. Ordinance Nos. 2235 §17 and 1758
§1 (part), as codified at TMC Section 18.60.50, "Design Review Criteria," subparagraph F,
"Tukwila South Design Criteria," are hereby amended to read as follows:
18.60.050 Design Review Criteria
F. Tukwila South Design Criteria. The criteria listed below and guidelines
contained in the Tukwila South Design Manual shall be used whenever the provisions of
this title require a design review decision on a proposed or modified development in the
Tukwila South Overlay district. Residential development on those lands located in the
TSO with 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 Tight trespass beyond the boundaries of the property lines.
c. Siting and Screening of Parking Areas:
(1) Organize site and building designs to deemphasize vehicular
circulation and parking.
(2) Use building placement, walls, berms, and/or landscaping to create
a distinct street edge.
d. Siting and Screening of Service Areas and Mechanical Equipment:
(1) Reduce the visual, sound, and odor impacts of service areas from
adjacent residential properties, public view and roadways through site design, building
design, landscaping, and screening.
(2) Ensure that larger pieces of mechanical equipment are visually
unobtrusive.
(3) Locate and/or screen roof -mounted mechanical equipment to
minimize visibility from streets, trails, and adjacent properties.
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e. Natural Features:
(1) Incorporate natural features and environmental mitigation areas
such as existing topography, significant wooded areas, wetlands, and/or watercourses
into the overall site plan where appropriate.
(2) Provide connections to existing and planned trails, open spaces,
and parks per the Master Open Space and Trails Plan.
f. Pedestrian and Vehicular Circulation:
(1) Provide an efficient and comprehensive internal circulation system,
including motorized and non -motorized access points, parking, loading, and emergency
accessways.
(2) Create on-site pedestrian networks from streets and drives to
building entrances, through parking lots to connect buildings to the street, and between
sites.
g. Pedestrian Environment:
(1) Incorporate amenities in site design to increase the utility of the site
and enhance the overall pedestrian/employee environment.
(2) Ensure that pedestrian amenities are durable and easy to maintain.
(3) Select site furnishings that complement the building and landscape
design of the development.
h. Gateways:
(1) Designate gateways at key intersections into district and secondary
gateways at major use nodes per the Tukwila South Master Plan.
(2) Provide special treatment at designated gateway locations.
2. BUILDING DESIGN.
a. Architectural Concept:
(1) Develop an architectural concept for structure(s) on the site that
conveys a cohesive and consistent thematic or stylistic statement, and is responsive to
the functional characteristics of the development.
(2) Reduce the apparent scale of large commercial and industrial
buildings located adjacent to low density residential developments.
(3) Provide distinctive building corners at street intersections through
the use of architectural elements and detailing and pedestrian -oriented features where
possible.
(4) Provide prominent rooflines that contribute to the character of the
area and are consistent with the type of building function and uses.
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b. Building Elements and Architectural Details:
(1) Utilize durable, high quality building materials that contribute to the
overall appearance, ease of maintenance, and longevity of the building.
(2) Buildings and site design should provide an inviting entry
orientation.
(3) Colors used on building exteriors should integrate a building's
various design elements or features.
3. LANDSCAPE AND PLANTING DESIGN.
a. Landscape Design:
(1) Develop a landscape plan that demonstrates a design concept
consistent with or complementary to the site design and the building's architectural
character.
(2) Develop a landscape design concept that fulfills the functional
requirements of the development, including screening and buffering.
b. Planting Design:
(1) Incorporate existing significant trees, wooded areas and/or
vegetation in the planting plan where they contribute to overall landscape design.
(2) Select plant materials that reinforce the landscape design concept,
and are appropriate to their location in terms of hardiness, maintenance needs and growth
characteristics.
4. SIGNAGE DESIGN.
a. Provide signage that is consistent with the site's architectural theme.
b. Manage sign elements such as size, location and arrangement so that
signs complement the visual character of the surrounding area and appear in proportion
to the building and site to which they pertain.
c. Provide signage that is oriented to both pedestrians and motorists in
design and placement.
d. Provide a wayfinding system within the development to allow for quick
location of buildings and addresses, that coordinates with other sites and the district,
where appropriate.
Section 9. Corrections by City Clerk or Code Reviser. Upon approval of the City
Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to other
local, state or federal laws, codes, rules, or regulations; or ordinance numbering and
section/subsection numbering.
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Section 10. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 11. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force 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:
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