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HomeMy WebLinkAboutPlanning 2011-09-22 COMPLETE AGENDA PACKETCity of Tukwila Department of Cow mmnity Development Jim Hai erton, Alcavor .Iack Pace, Director CHAIR, BROOKE ALFORD, VICE CHAIR, THOMAS MCLEOD, COMMISSIONERS, LOUISE STRANDER, DAVID SHUMATE, MIKE HANSEN, AARON HUNDTOFTE, AND JERI FRANGELLO- ANDERSON Board of Architectural Review Planting Commission Public Hearing September 22, 2011 6:30 PM Tukwila City Hall Council Chambers I. II. III Call to Order Attendance Adoption of 08/2 Minutes BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING IV CASE NUMBER: L08-05 1, Design Review APPLICANT: Steve Detwiller, of ReHabitat Northwest REQUEST: Development of a cottage housing project consisting of 30 compact single family- homes with frontage improvements, landscaping, site design, and including a new parking configuration for the Riverton United Methodist Church. LOCATION: At the northeast corner of Militaiv Road and South 140 Street. Parcel No.s: 1623049060, 4623049162, 1623049165, 1623049152, 1623049150, 1623049044, 1623049159 PLANNING COMMISSION PUBLIC HEARING \v/ VI VII CASE NUMBER: L(_)8 -052, Preliminaiy Subdivision APPLICANT: Steve Detwiller, of ReHabitat Northwest REQUEST: Development of a cottage housing project consisting of 30 compact single family homes with frontage improvements, landscaping, site design, and including a neiv parking configuration for the Riverton United Methodist Church. LOCATION: At the northeast corner of Militaiv Road and South 140 Street. Parcel No. s: 1623049060, 4623049162, 1623049165, 1623049152, 1623049150, 1623049044, 16230 49159 Briefing: Southcenter Plan Adjourn 6300 Sotathcenter Botalevurcl, Suite X100 Tukwila, Mashington 98188 Phone ?06- 431 -36?0 Fax ?06 -431 -3665 x City of Tukwila Planning Commission Planning Commission (PC) Worksession Minutes Date: August 25, 2011 Time: 6:')0 PM Location: City Hall Council Chambers Present: Brooke Alford, Chair, Thomas McLeod, Vice Chair, Commissioners, Louise Strander, David Shumate, Mike Hansen, Aaron Hundtofte, and Jeri Frangello- Anderson Staff: Nora Gierloff, Deputy DCD Director, Minnie DhaliNval, Planning Supentirisor, and Wynetta Bivens, Planning Commission Secretaiy Prior to the start of the Nvorksession, staff presented a poster to Margaret Bratcher of projects she worked on during her years of sentirice on the Planning Commission. Chair Alford opened the Nvorksession at 6:50 PM. Minutes: Commissioner Strander made a motion to adopt the June 23, 2011 minutes and Commissioner Hansen seconded the motion. The motion vas unanimously approved. A welcome vvas extended to Jeri Frangello- Anderson, the new PC Member. The Planning Commission Rules of Procedures were reviewed, and it was the consensus of the PC to make the following amendments: Article IV, Section 2: Rotation of Officers, the last sentence in the paragraph shall read: If the shift occurs July_ I" or later the chair will retain his/her office for the following rear. Article V, Section 5: Meetiniz Decorum, letter ";g" shall read: Planning Commission meetings will generally begin at 6:30 PM or as indicated on the public notice. They will continue until the agenda items have been completed, or until 9: PM, whichever comes first. Continuation of a meeting past 9:30 PM requires approval of a motion to extend by a majority vote. If no motion is approved the Chair will continue the meeting to a date certain. Article V. Section 5: Meetiniz Decorum, letter "h" shall read: The Commission may continue a public hearing to a future date for the purpose of accepting ne'kv written or oral testimony. A continued public hearing to a date certain does not require nevv public notice. A closed public hearing cannot be re- opened without issuance of a new public notice. Article V, Section 6: Ouasi- Judicial Hearing Procedures, the last paragraph shall read: If any Commissioners disclose appearance of fairness issues allow the applicant or other audience members to challenge their participation in the hearing. If so challenged the Commissioner(s) must step down from the case, and leave the room unless this would cause the loss of a quorum per RCW 4236.090. If the applicant does not object to the Commissioner(s) hearing the case please have them state that for the record. Staff gave a presentation on South Bing County Demographic Changes. Staff gave a demonstration on the NW Maps vveb site. Adjourned: 7:40 PM Submitted By: Wynetta Bivens Planning Commission Secretai-v x Jim Hu� AI(Ivor .k/ckP(lce, Director STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW AND THE PLANNING COMMISSION Prepared September 13, 2011 HEARING DATE: September 22, 2011 STAFF CONTACT: Stacy MacGregor, Assistant Planner FILE NUMBERS: L08 -051 Public Hearing Design RevieN L()8 -052 Preliminaiv Subdivision ASSOCIATED FILES: L08 -015 SEPA APPLICANT: Steve Detwiller, ReHabitat Northwest OWNER: Riverton Park United Methodist Church REQUEST: Preliminary Subdivision approval by the Planning Commission and Design Review approval by the Board of Architectural Review for a cottage housing development consisting of thirty compact single family homes (1 '/2 stoic 1500 square foot homes) on seven existing parcels totaling 52 acres. The proposal includes frontage improvements, landscaping, site design, and architectural design of the proposed homes. This project is being proposed under the City_ of Tukwila's Housing Options Program (Ord. 2103). LOCATION: Parcel Number: 1623()49()6() Address: Vacant Parcel Number: 1623049162 Address: 3118 S 140th Street Parcel Number: 1623()49165 Address: 13834 Militaiv Road South Parcel Number: 1623049152 Address: 13842 Militaiy Road South Parcel Number: 1623049150 Address: 13848 Militaiy Road South Parcel Number: 1623049044 Address: Vacant Parcel Number: 1623049159 Address: Vacant These seven parcels are located in the Cascade Vievv neighborhood. They are located at the northeast comer of Militaiv Road and South 140` Street. The Riverton Park United Methodist Church and Riverton Crest Cemeteiv are to the east. The Cascade View Elementaiv School is to the north. Military Road, including the street frontage improvements proposed for this project, is under the jurisdictional authority of the City of SeaTac. NOTIFICATION: Prior to acceptance into the Housing Options Program, a public meeting was held on May 8, 2007, to get input from residents in the area. The Notice of Application for this proposal was issued and mailed to the surrounding property owners and tenants on October 16, 2008. Another neighborhood meeting was held on October 22, 2008, )8, at the Riverton Park United Methodist Church. The Notice of Public Hearing was mailed to the surrounding properties and tenants, posted on -site and published in the Seattle Times on September 8, 2011. SM Page 1 of 1.9 09 14.'2011 H: A Cottages at Riverton BAR Staff Report,doe 0300 Southc enter Boidei Suite —lull Tillorihi, TKishiiwtoi1 98188 Phone' _00 -4 �1 -DO'0 Fax: _00 -4 �1 -3hh 3 COMPREHENSIVE PLAN ZONING DESIGNATION: Low Density Residential SEPA COMPLIANCE: The Citv of Tulcivila, as the lead agency- for this project, issued a Determination of Non Significance for this proj ect on May 7, 20 1 10. RECOMMENDATIONS: File L0)8-055 Public Hearing Design Review Staff recommends approval of the development project with conditions. File L()8-052 Preliminaiv Subdivision Staff recommends approval of the Preliminaiv Subdivision Avith conditions. ATTACHMENTS: A. Application for the Housing Options Program B. Site Plan L1.O1 C. Architectural Plans Al. W-03 Floor Plans A2.01 -2.03 Elevations D. Landscape Plans L2.01 Tree Retention Plan L3.01 -.0 3 Planting Plans, Notes and Details E. Preliminary Subdivision Sufi ev Map Sheets 1 -3 F. Streetscapes (2 pages in color) G. Color Schemes (in color) H. Colors and Materials Board (list) L Exterior Lighting Design Cut Sheets J. Declaration of Covenants, Conditions and Restrictions of Riverton Cottages (draft) K. Comment Letters (6 letters) Stacy- MacGregor Pa 2 of 19 09 142011 4 H: a Cottages at Riverton BAR Staff Reportdoc w a 7 HOW rk IN t N AM i a Zia ;sue z 7 m '41 V74 V­ 21 C41 A --w n P 0 INIT FV r X 72 Tr :s [IV �ii;;= ilk Ix #opt WS W yr ;�im MW aO t, 1 C hm. F4 26 ac IZ MAN $4, P W P,J I'm I IL m a; f�-: sm _.O"' &Us S131 IqT Ik s T A U K U7 NO Mug AL c PION, 14( W-5 t% AvIr II i gm �k:i c of 1� m 1 f ST 6ft IE 1w U JEW, v AW OL U jj ENO, r irr 4 V SIJ� Z� Mr WON Z u to lik 1EX, Oil i if I.Q �11 i A U smrm'� Lm �V y stem i 0 v r� 77�" Map showing surrounding land uses. Detailed view of the site. Stacy MacGregor Page 3 of 19 09142011 H: A Cottages at Riverton BAR Staff Report.doc 5 FINDINGS BACKGROUND In 2005, the City of Tukwila adopted the Housing Options Program by Ordinance 21()3. This demonstration program led to the selection of three small -scale cottage housing projects to increase the housing choices not currently available in the city. Cottages, defined as homes less than 1(_)(_)(_) square feet, and compact single family homes, defined as homes less than 1500 square feet, can be developed at a density of one and one -half to tivo times the density than would otherwise be allowed in LDR zone. Approved cottage con nunities are to be designed with shared common space and high quality site design, landscaping and architecture that serve to improve the character and enhance the sense of connnunity in a neighborhood. A Notice of Decision was issued on September 7, 2007, making this project eligible to be considered under Tukwila Municipal Code (TMC) 18.120.03(_), as one of the three demonstration cottage housing projects in the City of Tukwila. This is the only project approved in the Cascade View Neighborhood. PROJECT DESCRIPTION This application is for thirty compact single family (CSF) homes on 3.5 acres. The compact single homes are allowed under the Housing Options Program (Cottage Ordinance) as long as they are no more than 1,5(_)(_) square feet square feet in floor area; provide at least two parking spaces per home; and are not more than twenty -five feet high. The homes range in size from 1()13 -1683 square feet and are no more than twenty -five feet tall. There are a total of seventy -two parking stalls provided on the site in the attached garages, detached garages, in the driveways and on the private streets within the project. While the entire project is allowed 15 times the density of what is allowed in the LDR zone, which is 4333 square feet of lot area per home, there is no minimum lot size. When taken as a whole, each home has an average of 5,175 square feet per home. The fee simple lots are approximately 2000 square feet each and each lot is adjacent to shared open space. Three "pocket- parks" are included in the development for the use of the residents and include tivo shared picnic areas. A four -foot wide paved path will extend from South 14( street to the Cascade View Elementaiy School. The frontage improvements, including curb, gutter, sidewalk, and landscaping are proposed along both Militaiv Road and South 140"' Street. The frontage along Militaiy Road is under the City of SeaTac jurisdiction and will require their final approval. The church will lose an existing parking area of twenty stalls but will retain sixty -five stalls. The church has 142 moveable seats in their 25(_)(_) square foot sanctuaiv. Tukwila Municipal Code requires parking at a ratio of one stall for ever four fixed seats, therefore a total of tll -six stalls would be required if the seats were fixed. The City's Building and Fire Departments determined that the maximum occupancy load is 167 people. If 167 fixed seats were provided, the church would need to provide forty -tivo parking stalls. A plan has been submitted showing the existing parking lot reconfigured for eighty-eight parking stalls with parking lot landscaping. The reconfiguration of the church parking is not covered under this application. While the development of the cottage project will remove some existing church parking, parking for the church will not become non conforming as long as the church maintains forty -tivo parking stalls at all times. The paved foot path to the school and the frontage improvements including curb, gutter, sidewalk, landscape strip and the colored crossings in front of the church will be completed as part of this project. The proposed subdivision will create new lot lines for the parsonage and that lot will not be a part of the cottage project site. The parsonage will continue to be served by an existing circular driveway onto Militaiy Road. VICINITY /SITE INFORMATION Existing Develol)ment The project site is just over five acres and is zoned Low Density Residential. The subject site includes seven existing lots containing the Riverton Park United Methodist Church, the parsonage and four additional older homes. Four homes will be demolished while a neiv lot will be created around the parsonage that meets the Loiv- Density Residential development standards. A lot that contains parking for the church and the lot north of the church currently used as a garden and cornfield will Stacy- MacGregor Pa of 19 09 142011 6 H: a Cottages at Riverton BAR Staff Reportdoc be developed as part of the cottage housing project. Two driveways onto North 14(0 Street will remain, one to access the church and the other to access the new development and the church. Surrounding Land Uses The project is in the Cascade View Neighborhood; this area was annexed into the City in 2(_)(_)(_). Militaiv Road and the frontage improvements along Militaiv Road define the west side of the property and are under the City of SeaTac's jurisdiction. To the northwest of the property- is a vetermaiv clinic with boarding facilities. Cascade View Elementaiv is directly north of the property_ The Riverton Crest Cemeteiy is to the east. South 140 Street defines the southern boundary. A walking path to the Cascade View Elementaiv School runs along the east side of the property-. PUBLIC COMMENTS Prior to the approval as a demonstration project, a public meeting was held on May 8 2007, to gather community input. The concerns included "appearance, maintenance of open space, lack of sidewalks, increased traffic, parking requirements, issues with the carriage house, control on converting to rental units, safety in the neighborhood and controlling the number of people in the units." The Citv_ of SeaTac commented and has jurisdiction over frontage improvements including access on Militai v Road. After the application for the Design Review was filed, a second connnunity meeting was held on Febnuaiv 4, 2009- The meeting ,vas well attended and many connnents were received during the public meeting. The concerns included traffic and access on 14(_) and Militai Road; potential storm drainage issues; maintenance and the role of Covenants, Conditions, and Restrictions versus code enforcement; design and appearance of the homes; noise from the adjacent veterinary clinic; and owner- occupied versus rental ratio. Three letters were received from the concerned citizens and are included as Attachment K. The applicant made design changes and has submitted CC &R's that address some of the comments received. The CC &R's are included as Attachment J. The proposed storm drainage design, frontage improvements, and off -site traffic impacts have been reviewed by the Public Works department and the proposal conforms to the city standards and will be discussed as part of this staff report. Civil plans prepared by Pace Engineering, dated June 2010, were also reviewed as part of the subdivision review process (File L0)8 -052). The concerns that are within the scope of the Design Review and the Preliminaiy Subdivision are addressed in this staff report. Other issues, such as noise and property maintenance, are subject to City Ordinances and are not specific to this project. King Count Metro and the City of SeaTac also provided written conmients -,yhich ,sere incorporated into the project. Their connuents are included in Attachment R. Permits from the City of SeaTac will be necessaiv for frontage and work within the right of way. Coordination with the City of SeaTac will continue during the construction phase. REPORT ORGANIZATION This staff report is divided into two sections. The first section covers the Design Review decision to be made by the Board of Architectural Review the second section covers the Subdivision Preliminaiy Plat decision to be made by the Planning Commission. Staffs conclusions and recommendations follow each section. SECTION ONE DESIGN REVIEW REVIEW CRITERIA Design Review approval is subject to the Housing Options Prograni Decision Criteria as set forth in TMC 18.120.050C, the Multi Family, Hotel and Motel Design Review Criteria, and the City of Tukwila Comprehensive Plan. Below is the staff analysis and response. Stacy- MacGregor Pa 5 of 19 09 142011 H: a Cottages at Riverton BAR Staff Report.doc 7 HOUSING OPTIONS PROGRAM DECISION CRITERIA 1. Meets the goals o f the prog1 'a177, as forth in TlIC 18.120.010. The goals o f the Housing Options Pr`ogr °(1177 are to: a) Increase the choice ofhousing stifles available in the eon7nninity through proleets that are eo777j)atible with existing single family projects; Staff's Response: Cottages are a form of infill development that maintains compatibility with the established neighborhood development pattern while providing developers an alternative housing style other than typical lose- density subdivisions and high density multi family complexes. The surrounding development is typically mid- centray, one stmt' ramblers that are less than 1,500 square feet. The average new single family home constructed in Tukwila in the last few years has been around 3,000 square foot home, including (yarages. This project is creating "small" homes by the standards for infill development and in doing so these homes are compatible with the surrounding neighborhood. By contrast, typically infill development at this site could result in as manv as twenty -three =4,550 square foot homes on 6,500 square foot lots. With the density incentive, building thirty smaller homes on the same piece of land becomes viable and a new housing choice becomes available for Tukwila residents. b) Pr-on7ote housing c?ffor-crahilitil (1ncl ownersshi) l)ll eneour-aging sn7z filler- hon7es; Staff's Response: These homes will be much smaller than other new homes typically built. As smaller homes, they will be more affordable than the lower density alternatives that could have been built in their place. They also contribute to the overall housing supply, improve the housing stock with new construction; and provide an alternative to t higher density apartments; thus encouraging home ownership. During the community meeting, neighbors raised concerns that the homes may not be owner- occupied. The CC &R's address this concern; under Article V, 1.5, no more than 10% of the units are to be available for rent at any given time. C) Stil77ul(ite innovative housing design that il77proves the character° (1nd sense of co177177unitl' in a neighbor °hood and can ser-�>e as a 1770del for other' areas; Staff's Response: The housing design is notable in that front porches are a required element and the garages are detached or visually minimized with either alley entrances or recessed bey_ and the front entrance. Homes are separated with minimal setbacks (10' total) from each other. The homes are grouped around shared common space. The common space includes a barbeque area and a gazebo. Common design elements include fences, pedestrian-scale light posts, and a color palette of muted earth- tones. Sidewalks, shared clustered garages, and common space is designed to create interactions among neighbors and to foster a sense of community among residents and the surrounding neighborhood. d) Develop high quality site, architectural and landscape elements in neighbor °hoods; and Staff's Response: To make higher density projects attractive to the marketplace, increased density is countered with increased features and appeals to a niche market swilling to trade quantity of space for quality of space. In an urban setting the urban amenities are a trade -off for increased density; in a project such as this, quality architecture, landscaping and site design are a trade -off for decreased interior space and increased density. Additionally, choosing to live in a neighborhood such as this is choosing to live in a community that is designed for neighbor -to- neighbor interaction; the site and architectural design thoughtfidly intends to create neighborhood engagement. The design guidelines that apply to a cottage housing project require high quality site design, landscaping, and architectural design. This process is in contrast to other single family developments in Tukwila that are not subject to the design review process. Typically architecture is not reviewed and landscaping is not required for standard single family developments. This proposal is being reviewed as a demonstration project and therefore is subject to extensive standards, guidelines, and review process prior to gaining approval. Finally, a homeowner's association and CC &R's are created to ensure the buildings and common areas are maintained as designed. e) Provide a greater varied.' of housing Ores, which respond to changing household sizes and ages (e.g. retirees, sn7all families, singleherson households) and provide a means for seniors to remain in their neighbor °hoods. Staff's Response: The proposed compact single family homes are 1 V2 stoic 1013 -1683 square feet, detached dwelling units to be sold on fee simple lots with shared ownership of common areas. Twelve of the homes have only one bedroom while the others have three bedrooms (or two bedrooms and a den). Twelve of the homes have detached garages and nine of the homes have an attached single car garage. The homeowner's association will delineate landscape maintenance responsibilities but private lots are approximately 2000 square feet. Tv,enty -three homes have first floor bedrooms. Stacy- MacGregor Pa 6 of 19 09 142011 8 H: a Cottages at Riverton BAR Staff Reportdoc The housing type is much more than simply smaller- than average homes. The design of the homes and the design of the site is a lifestvle choice that appeals to a different demographic than typical suburban development. Detached garages and space devoted to shared pocket parks rather than individual, private space encourages interaction amongst neighbors. First floor bedrooms are typically appealing to seniors. Small yards may appeal to people who are not able or interested in yard maintenance. This type of design typically appeals to small households (retirees, small families, and single- person or childless households) seeking to be a part of a community. 2. C'omplies tivith theAlarlti- family, Hotel andMotel Design Revietiv °ia stated in the Board ofArchitectur °al Revietiv chapter, Design Revietiv Criteria section of the Tukavila Zoning Code (TMC 18.60.050 -C). Staff's Response: What follows is a review of the project's compliance with the Multi family, Hotel and Motel Design Review Criteria. MULTI FAMILY, HOTEL AND MOTEL DESIGN REVIEW CRITERIA 1. Site Planning a) Building siting, architecture, and landscaping shall be integrated into and blend har inoniousil' 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 har °rnoniously integrated tivith adjacent single family structure 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. Staff's Response: The Cascade View neighborhood that surrounds this site is predominately single family homes built from 1930)- 1960). Lot size varies from less than 6,l_)l_ 0 square feet to a few lots over half an acre in size. Home styles reflect the era in which they were built and are predominately one Amy to stoiN-- and -a -half cottages. The one and -a -half Amy compact single family homes, clad in lap siding and shingles with three -tab roofing and contrasting trim, will harmoniously_ integrate with the existing neighborhood. Homes built under this ordinance are no taller than twenty -five feet and no larger than 1500 square feet of living area which reflects the development pattern of the neighborhood. Front porches, landscaped transitional spaces, internal sidewalks and detached garages all reflect the goal of "small town" development envisioned in the Citv's Comprehensive Plan. N Natural features, which contribute to desirable neighborhood character, shall be reserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, tivetlands, streams, and significant topographic Staff's Response: The northern portion of the proposal has a territorial view toward the east. Site constraints, specifically access and building separation from the adjacent veterinaiv clinic, prevented the site design from taking advantage of this view. Homes along the eastern side will take advantage of the view but the remainder of the site and homes will not. The only off site development that could have views impacted by the project is the veterinaiy clinic. Heavy landscaping was proposed to create a visual and sound barrier between the clinic and the project to address the clinic's concerns that barking dogs could disturb cottage residents. The other nearest homes are over 50)0) feet from the project. This project only allows homes no taller than twwenty -five feet in height and subject to design review; these standards will result in homes smaller than homes that could be built under the regular development standards in the low density residential district. c) The site plan shall use landscaping and building shapes to form an aestheticallypleasing andpedestrian 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. Staff's Response: The public streets will be lined with street trees in the planting strips separating the sidewalks from the vehicular travel lanes. Homes face the street with front porches and landscaped front yards. The houses are set as close to the property line as allowed by code with front yard setbacks of ten feet along Milital Road and twenty_ feet along South 140 Street. Smaller setbacks are used to facilitate direct interaction between pedestrians and residents. A variety of elevations and color combinations are used to add interest to the streetscape. The streetscape is shown as Attachment F. Fences are reserved for the rear yards between the homes and are semi- transparent cedar picket fences. Solid cedar fences line the project boundaries. Fence details are shown under Attachment D. The fences proposed provide a solid privacv screen at Stacy- MacGregor Pa 7 of 19 09 142011 H: a Cottages at Riverton BAR Staff Reportdoc 9 the project perimeters and the semi transparent three foot tall fences provide a transition between shared common space and private outdoor space on the site. Walking paths crisscross the site connecting the sidewalks to the fronts of each home; walking paths also surround the common space providing a link between recreation areas and the individual homes and separate the shared common area from the semi private rear yards. Where the garages are detached, waking paths lead from the garages to the fronts of each home. cr') PeC�estr °ian ancr'vehicular entr °ies shall hrovicr'e a high garality visual focus using builcr'ing siting, shales ancr' lancr'scahing. Such a featur °e establishes alhysical tr °ansirion bervveen thelrojectancr'lublic ar °eas, ancr' establishes the initial sense of high qualiril cIevelovnwnt. Staff's Response: The entire project is entered, either in a vehicle or on foot, via the existing drivels -ay on South 140 Street. The entrance is lined with sidewalks and pedestrian paths; the tivo travel lanes are separated by an existing planting island. The mature cedar tree in the island will be protected and enhanced with additional sli in the island. Afire access lane is created off of Militaiv Road south. This point will be cordoned off with removable bollards. Grasscrete is proposed at this entrance, which should help distinguish it from an actual vehicular entrance, and is required per the City of SeaTac. e) 1 ehicular° circulation clesign shall rniniruize cr'r °ivetivav inter °sections with the street. Staff's Response: Circulation swill occur on private roads on site with all thirty homes accessed by one principal entrance from S 14( Street. Further, the project swill eliminate tsvo access points on Militaiy Road and convert a third access point into a fire access only as required by the City of SeaTac. J) Sitelei °irneter° cr'esign (i.e., lan(r'scaling, structures, and horizontal tivic1th) shall be coorclinatecr'With site cr'evelolrnent to ensure a har °rnonious tr °ansition between acr'jacentlrolects. Staff's Response: Site perimeter design takes into account the adjacent use. Alongside the veterinaiy clinic, a six foot tall cedar fence and heavily landscaped strip is proposed. During the public comment period, the veterinai clinic raised concerns that the barking dogs at their facility may be annoying to the residents in the cottage community and asked the developer to consider ways to minimize or prevent complaints. In response, the developer chose not to locate any homes directly adjacent to the veterinaiv clinic property-. A solid structure, such as a fence, can reduce direct noise levels. Noise, or the perception of noise, can be reduced through a visual barrier. Specifically, if the source of the noise cannot be seen, the noise experienced is not as loud. The landscaping will help to reduce the ability to see towards the veterinaiv clinic. All of these actions should help minimize the residents hearing of barking dogs. While the site plan shows a six foot fence, the CC &R's state than no fence can exceed three feet in height (Article IV, Section 7(G). The other site perimeters are designed for visual access. A love three -foot fence lines the site perimeters along the school and the cemeteiv. Existing trees will remain alongside the school perimeter. A four foot wide paved walking path will be constructed alongside the east property line leaving from South 14( Street to the school. The landscaped area between the private street and the church will be heavily landscaped to minimize views between the church and the neiv development. The perimeters fronting the public streets all have curb, gutter, sidewalk and landscape strip. Street trees are proposed in the landscape strip lining the public streets. Along South 14( Street where the homes are setback at least twenty feet from the edge of the street, a grass- area will separate the homes from the sidewalk. The project is proposed in phases (see phasing detail on Attachment B). Phase I includes development of the northern section and the access road from South 140 Street. Phase II involves the southern section and adjacent frontage improvements on Militaiy Road South and South 14( Street. Improvements on the church lot include redesign of the parking lot, landscaping, the walking path to the school and curb, gutter, sidewalk and landscape strip on South 14t)"' Street. g) 1 awing clegrees oflrivael° for the in&vicr'ual resicr'ents shall belrovicr'ecl; increasing fron7 thelublie right- of -wav, to corurnon areas, to iiAliviclual resicr'ences. This can be accornllishecl through the use ofsymbolic aml actuallhvsical barriers to clefrne the clegrees of7Jrivael' al n- olriate to yecif c site area functions. Staff's Response: The transition from public to private realms is successful through site and architectural design. Front yards and front porches face the streets with ten foot setbacks on Militai Road and twenty setbacks on South 140 Street. Front yards are landscaped with a mix of trees, shrubs and groundcovers which swill provide filtered privacy between the public street and the homes. The common spaces are placed in the interior of the site and are surrounded and shielded by the homes or the schoolvard. The common spaces are designed as semi public spaces that are available to the residents but private Stacy- MacGregor Page 9 of 19 09 142011 1 0 H: a Cottages at Riverton BAR Staff Reportdoc from the surrounding development. The homes are separated from the common space with five foot wide paved paths and three foot high cedar picket fences. The two shared picnic areas are incorporated into the private "pocket" parks which are removed from the public streets and separated by houses. h) Pai °long anci sei�>ice areas shall be locuteci, ciesigneci anci screened to inters °uht and reduce the visual iinhact of large jmved areas; Staff's Response: Parking requirements are met in four different ways. On- street parking is provided adjacent to the two interior private streets. Twenty two on street parking stalls increase the road width by eight and a half feet to twenty -eight and a half feet total. The use of on- street parking eliminates the need to create a large paved area to park cars. Parking is also provided in the attached garages and the private driveways. Four detached garage bays provide an additional eighteen parking spaces. Private roads are only twenty feet wide with a portion of one alley sixteen feet wide. i) The height, bulk, footprint and scale of each building shall be in harnwn with its site and ad'Iaeent long -tern structures. Staff's Response: The neighborhood consists of mostly older homes one stoic or one and one -half stoic homes that generally meet the definition of a cottage. The proposed project more closely reflects the older homes in the neighborhood. 2. Building Design a) Architectural style is not restricted; evaluation of a In -oleet shall be based on the quality of its design and its ability° to harmonize building texture, shape, lines and mass with the surrounding neighborhood. Staffs Response: The compact single family homes are simple, one and a half stoic homes with generally craftsman -style features. The surrounding neighborhood has an architectural style representing mainly the 1940's through the 1960's. The majority of the homes in the neighborhood are small, one or one and -a -half stow homes. Only a project such as this, built under the cottage housing ordinance, could develop small homes that harmonize with the older, established neighborhood while also adding new, high quality housing stock to the neighborhood. At the community meeting, neighbors voiced opposition over the design of the homes. The drawings shown were vei preliminaiN and the homes appeared to be dominated by roofs. The designs were refined with bump -outs, sheds and dormers added to the roofs. The elevations show that the homes address the concerns raised at the community (see Attachment C). b) Buildings shall be of ahhrohriate height, scale, and design shape to be in hai `inorN with those existingl)ei °manent neighboring develol)nrents which are consistent with, or envisioned in, the C'onilnrehensive Plan. This will be esheeially inrl)oi-tant foi-hei-inretei- structures. Adjacent structures that are not in eonf n- nzanee with the C'onilnrehensive Plan should be considered to be transitional. The degree of architectural hai°inony required should be consistent ivith the nonconforming structures anticihatedhernianence. Staffs Response: Tukwila's Comprehensive Plan envisions residential areas that are "small town" in character with front porches; smaller front yards; garages located to the rear or side of the lot; and lawn, trees and love -scale fences in the front yards (Goal 1.6). This project includes all of these features. The Comprehensive Plan and the development code do not require design review process for single family homes. The development standards allow but do not require the specific character details outlined in the Comprehensive Plan. The surrounding neighborhood is generally in conformance with the development code and could be rebuilt to existing standards or with higher density and larger mass than what currently exists. The existing development regulations allow for much larger homes and minimal site and architectural requirements while the Housing Options Ordinance (Ordinance 2 allows for an increase in density in exchange for smaller, clustered homes with high quality site and architectural design. The Ordinance also allows for flexibility in the development standards. The applicant requested relief from strict adherence to the floor area limitations under the Ordinance. All of the homes proposed are over 1,000 square feet and are considered compact single family homes. Allowed floor area includes attached garages while detached garages are exempt from the floor area limitations. Thirteen of the homes are larger than the 1,500 square feet allowed. Of these thirteen homes, two are only eight feet larger than allowed. Four homes are 1,635 square feet with a one car garage; seven homes are 1,683 square feet and include a two car garage. The applicant has requested flexibility in the development standards to allow these models. If the garages were detached, which may be possible but would be at the loss of common space and require some site redesign, or if the one car garages were eliminated and the two car stalls reduced to one stall, the parking requirement would still be met and the homes would be under the allowed 1,500 square feet. Stacy- MacGregor Pa 9 of 19 09 142011 H: a Cottages at Riverton BAR Staff Reportdoc 11 c) Building components, such as tivinclotivs, doors, eaves, parape stairs and decks shall be integrated into the overall building design. Particular enil)hasis shall be given to harnronious proportions of these eonrponents with those of ac#aeent developments. Building components and ancillary parts shall be consistent tivith the anticipated life of the structure. Staff's Response: The building components are appropriate for the building design. Design elements include shingles and two sizes of lap siding. Homes have contrasting trim around the iwindoiws and doors. Horizontal banding separates the first stol from the half stmt' above. The cottage ordinance requires that all homes have front porches with minimum dimensions of eight feet on all sides. d) The overall color scheme shall tivork to reduce building prominence and shall blend in tivith the natural environment. Staff's Response: The color palette is a variety of earth tones that harmonize with the natural environment and integrate together. Five color schemes are proposed and include a body accent color and trim color. The color palette is shown as Attachment G. e) Monotony ofdesign in single or° multiple builclingprojects shall be cn>oiclecl. 1'ariett' ofcletail,,for °rn d an siting shall be usecl to provide visual interest. Other r�ronotonous flat walls and uniforIn vertical planes of individual buildings shall be broken up with building nrodulation, stairs, decks, railings, and focal entries. Multiple building develol)n7ents shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. Staff's Response: The proposed thirty homes consist of four models, nine elevations and a palette of five color schemes. The buildings each have trim, front porches, are sided in a variety of treatments including shingles and horizontal lap siding. Roof pitch, windows, decks, and porches are varied between homes but complimentaiv to each other. In order to add variety and avoid repetition the same model is never adjacent to itself. 3. Landscape and Site Treatment a) Existing nutzrral topographic patter °ns and significant vegetation shall be reflected in project design tivhen they contr °ibute to the natur -al beauty of the area or are important to defining neighborhood identity or a sense ofplace. Staff's Response: The natural topography is essentially flat. Significant trees are retained where possible. The entrance to the project was designed to preserve the existing mature Cedar tree. b) Landscape treatinent shall enhance existing natural and architectZral feat2fres, help separate public fiord private spaces, strengthen vistas and irnpor °tantvietivs, provide shade to moderate the affects of lar��e pcn>ed areas, and break up visual n7 ass. Staff's Response: Landscaping is used to soften the edges and reinforce the small town character of this development. Front yards are planted with a mix of trees, shrubs, grasses, and groundcover. Along the public and private street, a landscape strip with street trees separates the sidewalk from the street. Landscaping in the common areas will be maintained by the homeowner's association; within the private yards the landscaping will be the responsibility of the individual resident. c) Walk>ti parking spaces, terraces, and other paved areas shall pron7ote sated' and provide an inviting and stable appearance. Directpedestrian linkages to the p2fblrc Street, to on -Site recreation areas, and to adlacentpublic recreation areas shall be provided. Staff's Response: The public frontage is defined by a five foot perimeter landscape strip, which shall be planted with grass and street trees thirty feet on center. Six foot sidewalks are provided along Militaiv Road and South 140 Street. Five foot separated sidewalks line the interior private streets. A four foot paved path separates the common open spaces from the homes and connects the detached parking garages to the homes. A four foot paved walking path is shown from South 14( Street along the church property and the east side of the development and connects to a gravel path on the school property. d) Appropriate landscape transition to adjoining properties shall be provided. Staffs Response: There are no landscaping requirements for diwelling units in the LDR zone and the cottage ordinance does not include specific landscape standards. However, extensive landscaping is included in this project. A heavy landscape border is created between the project and the veterinaiy clinic and between the project and the church to provide a visual buffer. A more transparent and natural landscaped edge separates the project from the elemental- school. 4. Miscellaneous Structures Stacy- MacGregor Pa 111 of 19 09 142011 2H Cottages at Riverton B aR Staff Reportdoc 1 a) Miscellaneous structures shall be clesignecl as an integral hart o f the architectural concept and lanc/scahe. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harnwnv with builcings and surro imlings, and structure proportions shall be to scale. Staff's Response: Miscellaneous structures include tsvo outdoor community gathering spaces. A covered patio is created off of the rear of the six -bay garage adjacent to the southern pocket park. A second covered area, this one a free standing gazebo, is located off of the northern -most pocket park. Materials and colors are not shown on the plans. The areas above the shared garages are designed as attic space and swill not function as common area or living space. b) The use oftivalls, fencing, planting, bet °fns, 01° combinations of these shall accomplish screening of ser vice yarn's anc/ other places that tencl to be unsighth^. Screening shall be effective in winter and sun7n7er. Staff s Response: This is not applicable as the site does not contain community se1i ice areas. There is no common trash and recycling collection area, it is anticipated to fimction similar to other single family- development where each individual unit is responsible for their osvn trash and recycling containers. e) Mechanical equiprllent or other utiliry hardware on roof groun4l or builcings shall be sereene4r fton1 view. Screening shall be 41esigne4l as an integral part of the architecture (i.e., raise4l parapets ancr fully enclose4l umler roof) and lamiscaping. Staffs Response: This is not applicable as neither mechanical equipment nor utility hardware is proposed. d) Exterior lighting stanckircis ancr fixtures shall be of a 41esign and size consistent with safeol, builcling architecture and acr acentarea. Lighting shall be shielclecl an4l restraine4l in 41esign with no off site glare spill-over. Excessive brightness and brilliant colors shall not be use4l unless clearly 41en7onstrate4l to be integral to builcling architecture. Staffs Response: Exterior lighting fixtures are shown in Attachment I and consist of street lights, walkway lights, ent1v lights and garage lights. Cut -off lighting is proposed to reduce glare and to avoid light spilling onto adjacent properties. The applicant did not submit a light distribution plan to demonstrate that no off -site glare spill -over occurs and that common areas are illuminated sufficiently for public safety. AdditionulIv, Housing Options Decision Criteria TMC 18.120.050 C3 includes that the project: 3. Demonstrates the follotiving: a) The proposal is compatible with ancr' is not larger in scale than su1 °rouncr'ing c1eve10h77entWith re.tihect to size of units, builcling heights, roof 'forins, builcling setbacks fron7 each other and property lines, parking location and screening, access amt' lot coverage. Staffs Response: The units are smaller than the size of nesv construction that could be built in the area and comparable in size to the older, existing development. The compact single family homes are no more than twenty -five feet tall at the roof peals while surrounding single family- development can be constructed to thirty feet at the midpoint of the roof Building setback lines are established from the parent property line and buildings are separated at least ten feet from each other. Seventy -tsvo parking spaces are provided in a mix of garage bars, driveway spaces, and on- street parking. Sixty parking spaces are required under the cottage ordinance. If developed under the LDR development standards (and with no land removed from development) 23 homes could have been built requiring 46 parking stalls (for 3 bedroom homes). Building footprint is capped at thirty -five percent for both cottage development or if the lot was short platted into 6,5(_)(_) square foot lots. Buildings cover just over twenty percent of the lot for this proposal. b) 1 °iety is proviclecl through a luixture of buikling cr'esigns, sizes ancr footer °ints. Staffs Response: The thirty homes that make up this project comprise four different models with eight elevations. Five colors combinations and amix of lap siding and shingles further differentiate the homes. The homes range in size from 1,(_)13- 1,6x3 square feet. Some homes have detached garages (in parking clusters away_ from the homes) while other homes have attached one or two car garages. c) The proposal provicles elements that contl °ibute to 1 sense of colnlnunitl- tivithin the cr'evelohlnent MA/ the All 1- 1-ou114ling neighborhoocl by inchi4ling elements such as front entry° porches, eor�unlon open space and or eor�unlon builcings. Staffs Response: All of the homes are designed with front entiv porches. Common open space is contiguous to all of the homes. Common open space abuts eveiN- property Tvvo picnic areas are provided. At the north end of the property a covered gazebo with picnic and barbeque space is adjacent to the common area. Off the backside of one garage structure, a barbeque and picnic patio is created for the southern common space. Each of the homes has a covered front porch. The Stacy- MacGregor Pa 11 of 19 09 142011 H: a Cottages at Riverton BAR Staff Reportdoc 13 homes are also designed to have "double fronts Both the street entrance side of the homes and the side adjacent to common space are designed to look like the front of the home. d) Any proposed Tipe 2, 3 and 4 modifications to requirements of the PermitApplieation Tipes and Procedures (TALC Is. 104), other than those .tipecifically identified in TAIL 18.120.020, are important to the success of the proposal as a housing options project. Staff's Response: T h e p roject has no Tape 2, 3, or 4 modifications. COMPREHENSIVE PLAN POLICIES 1. Community Image Goal 1.6: "Residential neighborhood physical features that are "small town" in character." Lai rns, trees, and lotiv -scale fences in tronti•ards Garages located toward the rear or side of the lot -Front porches and sidetivalks that allot interaction berlveen neighbors Staff's Response: The project is designed to create a community that facilitates interactions aniongst neighbors. The project also engages with the larger Cascade View neighborhood through porches, lose fences, and minimal setback along the public frontage. 2. Housing Goal 3.2: "Continue to provide the City's fair share of affordable housing." a) Encoui °age a full i tinge of housing oppor °tunities for° all populations segments by a including, bait not limited to, revising the Tukwila development codes cis appropriate to provide a range of housing 0Tes. Allotiv limited deinonsrrarion projects such cis clustered or cottage housing. Staff s Response: This will be the second of three approved projects to go through the design review process as a cottage housing demonstration project. In the future, the results from the cottage housing demonstration projects swill be reviewed to determine if cottage housing is an appropriate option for Tukwila on a broader scale. 3. Housing Goal 3.4: "A full range of housing for persons in all stages of life a) Develop housing design standar °ds f ii° .tipeeial populations that i °e fleet the di f ferent ci'cinanci's gcnerateci' foi° the it ci'i f ferent apes ofhousing, such as increased inside- recreation need's (3.4.1). Staffs Response: Small, new homes with one to three bedrooms, landscaped common space, and neighborhood oriented design features will appeal to some populations. Without the Housing Options ordinance, a project such as this could not be built. The incentives offered to the developer such as decreased parking requirements and increased density in exchange for high quality design and restricted home size allow the developer to pursue an economically viable alternative to the larger tract homes built on infill lots in Tukwila. The common areas will be extensively landscaped and the homeowner's association NA be responsible for the landscaping, which swill likely be appealing to residents syho cannot or do not want to maintain a large yard. 4. Residential Neighborhoods— Goal 7.1 Neighborhood Quality: "Urbanization and development that fosters a sense of community and replaces lost vegetation and open spaces with improvements of at least equal value to the community." a) Maximize neighborhood quality through City actions that help de fine the City and neighborhoods as specific "places (7.1.1) -High qualiti- public facility and private development design foi° neighbor -hood qualiti.. Provide infill assistance for short plats or smaller developments. Staffs Response: This project will remove four substandard homes from Tukwila's housing stock and replace them with a well- designed, community- oriented neighborhood. The minimal loss of mature vegetation will be mitigated with planned landscaping across the entire site. 5. Residential Neighborhoods— Goal 7.6 Private Sector Development: "Residential neighborhoods with a high quality, small -town, pedestrian character." a) Ensure that residential development reflects high design qualiti- in hai °inonv with identified, valued nutural features and with a small -town orientation (7.0.2). b) Support single family residential in -fill housing that is in harmony with the existing neighborhood cis a means of achieving adequate, affordable, and or diverse housing. Stacy- MacGregor Pa 12 of 19 09 142011 14 H: a Cottages at Riverton BAR Staff Reportdoc c) Encourage single- family resicr'ence cr'esign to frster° a sense of safen� ancr'secrrr °itv. Staff's Response: This project meets all of these goals. It is a traditional neighborhood design that includes porches adjacent to the common spaces; garages and automobiles that are not prominent; a neighborhood gathering area with a barbeque; and homes that overlook the shared spaces for increased surveillance and opportunities for neighbors to engage with each other. Design guidelines, design review, and an architectural firm familiar with cottage housing ensure high quality design. Code that allows an incentive to develop anNihing aside from large tract homes provides a means to develop diverse and more affordable new housing stock. CONCLUSIONS DESIGN REVIEW HOUSING OPTIONS PROGRAM DECISION CRITERIA 1. Meets the goals of the program, as set forth in TM(' 18.120.010 Staff's Response: This project meets all of the goals of the Housing Options program. Covenants, conditions, and restrictions (CC &R's) should be recorded with the language to ensure that the goals of the Housing Options Program are maintained throughout the life of the project. CC &R's must be approved by the Planning Department and the City Attorney. 2. Meet the Multi fccniilt', hotel curl motel clesigu reviely criteria 1. Site Planning Staff's Response: The site plan meets the goals of the multi family design review criteria. The site design will enhance and harmonize with the surrounding neighborhood. The site will be pedestrian friendly with sidewalks and pathways. The site design delineates public, semi private and private spaces through physical structures such as fences, porches and pathways. To transition the site development to adjacent properties, the sidewalk in front of the church at South 140 and the paved walking path to the school on the church parking lot should be included as part of this project. The phasing plan should be modified to include completing the path to the school on the church lot under Phase I and completing the curb, gutter, sidewalk, and landscaping in front of the church under Phase IL The church shall maintain a minimum of =42 parking stalls in order to meet the parking requirements of TUkNvila Municipal Code. The CC &R's do not allow fences over three feet; thev need to be modified to allow a six foot perimeter fence as shown on the plans. 2. Builcling Design Staff's Response: The project involves small homes clustered together on one lot around shared common space. The homes correspond in mass and style to the older surrounding development while being smaller and at the same density_ as newer homes constructed in the area. The developer has requested flexibility in the allowed size of the homes. Thirteen of the homes do not meet strict adherence to the required 1,5(_)(_) square foot floor area limitation. Two of the homes are eight feet larger than 1,5(_)(_). The eleven homes that are 135 -183 square feet too large could be redesigned to meet the code. The simplest redesign would be to simply eliminate some of the attached garages. If the garages were either eliminated or reduced to one car, the homes would meet code. Parking could be created in additional detached garages but the site design would either need to change and some of the common space would have to be eliminated. However, the site could have twelve fewer parking spaces and still meet code. Eliminating the garages would neither decrease the living space of the homes nor the number of bedrooms and consequently the likely number of residents residing in the homes; it could decrease the parking provided. The additional parking addresses concerns raised at the neighborhood meeting over potential spill -over parking. Staff recommends approving the deviation to floor area shown on the plans as this is a demonstration project and the Ordinance allows flexibility in the standards. 3. Lamiseahe am Site Treatn7ent Staff's Response: Landscaping is used to define and separate public and private spaces and to separate properties from each other. Landscaping plans are not typically required in lose- density residential zones and this project benefits from a comprehensive landscape plan. Stacy- MacGregor Pa 13 of 19 09 142011 H: a Cottages at Riverton BAR Staff Report.doc 15 4. Miscellaneous Structures Staff's Response: The picnic areas, the fencing, and the lighting standards all conform to the design reviesw criteria. The colors for the two covered community spaces should use those colors submitted on the colors and materials board and referenced on Attachment G and H. The applicant will need to provide a light distribution plan to demonstrate no off -site glare spill over and that light levels provide adequate lighting for public safety. 3. Meets the acr litional criteria of TAIC 18.120.050('3. Staff's Response: The project meets all of the additional criteria of TMC 18. 120.050 0. COMPREHENSIVE PLAN POLICIES 1. C'ornrnunitt' Image Goal 1.6 Staff s Response: This project meets all of the goals that describe "small town" character in the citv's Comprehensive Plan. The application of the design guidelines and the skill of the architect work together to realize the character desired in the Comprehensive Plan. 2. Housing Goals 3.2 and 3.4 Staffs Response: While not necessarily `affordable" by traditional income calculations, these homes will be less costly than larger new homes. The site amenities and design, the smaller size, and the shared maintenance will appeal to a segment of the population. 3. Residential Neighborhoods Goals 7.1 and 7. G Staffs Response: The project is designed for neighborhood interaction both on the site and with the surrounding neighborhood. Neighborhood interaction and the opportunities for on -site soli eillance increase safety through design. The application of the design guidelines, the involvement of an architect in the design of the project, and a landscape plan all help make the project compatible with the small -town character and the neighborhood design. EXCEPTIONS TO THE HOUSING OPTIONS ORDINANCE In order to meet the goals of the Housing Options Program, TMC 18. 120.010 states that there will be flexibility with regard to normally applicable requirements; specific incidences of where approval of the proposed design requires flexibility_ of existing codes is called out below: Increase the allowed home size above the 1,500 square foot limit to allow two homes at 1,508 square feet, four homes at 1,635 square feet and seven homes at 1,683 square feet as shoswn in Attaclmient B and C. RECOMMENDATIONS DESIGN REVIEW Staff recommends design reviesw approval of the Cottages at Riverton subject to the following conditions: Conditions: 1. The church shall have at least 42 parking stalls available at all times. 2. Applicant shall provide a lighting design plan that demonstrates that lighting does not spill over onto adjacent properties and is adequate for public safety. 3. The colors for the two covered community spaces shall use those colors submitted on the colors and materials board and referenced on Attachment G and H. 4. The path to the school on the church lot should be completed under Phase I and the curb, gutter, sidewalk, and landscaping in front of the church should be completed under Phase 11. 5. CC &R's must be approved by the Planning Department and the City before the issuance of the construction permit for the infrastructure. 6. The CC &R's need to be amended with the following to satisfy the intent of the Housing Options ordinance and the comments received during the project revieAV: a. Article 111, Section 2A (nesv): All structures, site design elements, landscaping and fixtures on the subject property are subject to City of Tukwila Design Reviesw decision approved under File L0_)8 -051 and subdivision approval under File U)8 -052. Any to the approved design is subject to revievw and approval by the City_ of Tukwila. b. Article 111, Section 6 (nesv): Garages and driveswaws are to be utilized for the storage of vehicles and are not to be used primarily as storage units. Stacy- MacGregor Page 14 of 19 09 142011 A Cottages at Riverton BAR Staff Repoitdoc 16H c. Article IV, Section 3 (correct): replace "a consistence and harmony the community_" with "consistent and harmonious community" d. Article IV, Section 7A (remove): Garages are designed for the storage of vehicles and are not to be used primarily as storage units. e. Article IV, Section 7E (change): replace the word `upon" with "or interior living area after" f Article IV, Section 1 —last line and Section 7 (D) (change): References to Bing Count- shall be replaced with City of Tukwila. g. Article IV, Section 7 (G): Add: A six foot tall Cedar fence is required adjacent to the veterinaiv clinic. h. Article IX (correct): replace "to wit" with "together with" I. Article X (change): References to King Countv shall be replaced with City of Tukwila. SECTION TWO- SUBDIVISION PRELIMINARY PLAT APPLICATION Review Process Subdivision Preliminary Plat and Final Plat Approval There are three basic steps in the subdivision approval process: 1. Preliminary Approval Anv land being divided into ten or more unit lots shall receive preliininanv plat approval by the Tukwila Planning Conmussion as a TNpe 4 decision according to the provisions of 18.1()x.()4(). The criteria for Preliminary Plat Approval are contained in section 17.14.020(D). The application was reviewed by the TukNvila Short Subdivision Coninuttee; staff s response to each of the criteria for preliminary plat approval and recommended conditions of approval are included below. Once a cottage project receives the prelimivar� subdivision and the design review approval b� the Planning CO11111n1SS10r1�Board of Architectural Review, the applicant must apply for a construction permit (Public Works permit) for the construction of project infrastructure. T h e p roject must receive final approval from the Tulcivila City Council prior to the construction of the dwellings. 2. Final Approval After construction of the project infrastructure and compliance with the conditions of the preliminary approval, the applicant must apply to receive the final approval for the subdivision plat. The final approval decision on a subdivision plat is made by the Tulcivila City Council. Before the final plat is submitted to the City Council, it shall be reviewed and signed by the Tulcivila� Finance Director, Fire Chief, Director of Public Works, and the Director of the Department of Community Development. 3. Recording Upon approval by the City Council, the subdivision plat shall be signed by the Mayor and attested by the City Clerk. It is the applicant's responsibility to record the City approved final subdivision plat documents Nvith the Bing County Department of Records. The applicant will need to pad- the recording fees and submit the approved original final subdivision plat to King Count The final subdivision plat is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Conmiumty Development. The approved final subdivision plat must be filed Nvith the Bing County Department of Records five years from the date of this preliminaiv approval or the application will expire. The Planning Commission may grant a single one year extension. DECISION CRITERIA PRELIMINARY PLAT APPROVAL The criteria for preliminary plat approval are listed below in italics, followed by staff's response to each of the criteria. 17.14.020 (D) C'r iter•iu for• Pr•eliminur.t Plat Appr•ovul The Planning (oniniission shall tease its decision on an aly)llcdtlon for '1) -i dt Ldlyn on the lbllo ing criteria: L Tliel)i ol)oseCl siil)(I7v7Slon is in conli)i 71 ince YCltll the TiikWilLt ('On7I)i ehensii PlLtn Ltn l Lill' otliei citil LtClol)teCII)ILins. Review of this project's conformance with the Comprehensive Plan is already noted above. Stacy- MacGregor Page IS of 19 09 142011 H: a Cottages at Riverton BAR Staff Reportdoc 17 1. Ahlnrolnriate provisions have been made f or tivater S101 drainage, erosion control and sanitary setiv age 41isJ)osal for° the subdivision that are consistent with current standards and plans. Storm drainage was raised as a concern at the community meeting. Plans for water, storm drainage, erosion control, and sanitaiv se-,-, disposal are contained in the Civil Plans for the project (on file), and have been reviewed by the City's Public Works Department for compliance with the city standards. 2. Alyn- olnrrate provisions have been rvuule for roan', utilities and other rrvrprovervrents that are consistent with current standards and plans. Provisions for access, utilities and other improvements have been reviewed by Planning, Fire, Building and Public Works departments for compliance with the city standards. At the community meeting, off -site traffic impacts were raised as a concern. The site design includes straightening the alignment and narrowing South 140 Street to improve access and control traffic. The City of SeaTac submitted written comments during the comment period. There were subsequent revisions submitted for this project addressing the concerns raised by the City of SeaTac and the City_ of SeaTac has reviewed the revised plans. All comments letters are included in the Attachment K. The project is subject to the city of Tukwila's traffic mitigation fees, which will be collected at the time of issuance of the building permit for the homes. Tukwila's traffic engineer has reviewed the project and the proposed project meets all city requirements. The safety concerns have been addressed and adequate capacity exists to accommodate the small increase in traffic associated with this project. The applicant is responsible to obtaining all permit approval for improvements along Militaiv Road as the City SeaTac has jurisdiction over the frontage improvements along Militaiv Road. The project is proposed to be constructed in two phases. According to TMC 17.14.040 "the subdivider may develop and record the subdivision in phases. Any phasing proposal shall be submitted for City Council review at the time at which a final plat for the first phase is submitted." Phasing shall be subject to the findings of 17.14.040. The phasing plan is shown on Sheet L LO L The phasing plan does not include improvements to the church lot. If improvements to the church lot are necessaiv to ensure the access, utilities, and development standards are met, those improvements that are deemed necessary will be conditions of phasing approval. See also number K below. 3. Alyn-oln -late In- ovisions have been rvuule for cr'e&cations, easervrents, aml reserti The applicant has submitted a draft copy of the "Declaration of Covenants, Conditions, and Restrictions of Record of Riverton Cottages (See Attachment J) This draft has been submitted to the Planning, Public Works, and Citv Attornev's office for comments. The CC &R's must be reviewed and approved by the City Attorney and the City Council prior to the final subdivision approval and shall include the amendments listed under the conditions of approval for the Design Review application 4. The design, shape and orientation of the proposed lots are appropr °iate to the proposed use for tivhich the lots are interuled cover' are compatible with the area in tivhich they are located. This is the second cottage housing project reviewed under the Housing Options ordinance and the only project that is a subdivision (10 or more homes). The configuration and size of the individual lots are appropriate for this type of development. The individual lots all include private yard space and the setbacks that are required by code. The homes front onto shared common areas and have access to private alleys or streets. The homes also front the public streets which preserve the existing development pattern. The lots are significantly smaller than many existing lots in the area and smaller than what would be allowed under LDR development standards. The homes are clustered around common open space. When taken as a whole, each home has an average of 5,175 square feet per home; the LDR development standard for single family homes is 6,500 square feet per home. J. The subdivision complies tivith the relevant requirements of the Tukavila Subdivision and Zoning Ordinances, and all other relevant local regulations. The project has been reviewed for compliance with the requirements of the Tukwila Subdivision, Zoning and Housing Options Ordinances. Issues that will need to be addressed prior to the final subdivision approval are listed under the "Conclusions" section below. Stacy- MacGregor Page 16 of 19 09 142011 1 8H: a Cottages at Riverton BAR Staff Reportdoc 6. Ahhrohriatehrovisions for maintenance 0fhrivatel1 otivnecl common tilcili ties have been 177a4 le. The applicant has submitted a draft of the Codes, Covenants, and Restrictions (CC &Rs) for the Riverton Cottages. These rules state the one of the duties of the board of directors is to "...provide for and supervise the care, upkeep and surveillance of the common areas, property and facilities." (Article V, Section 4d) 7. The siibclivision complies ti !ith RC'W 58.17.110. Review of this project included review by multiple departments at the City of Tukwila, including Building, Community Development, Public Works, and Fire, and written findings based on the project review found here meet the requirements of RCW 58. 17.110 which states that the subdivisions will generally serve the public interest and specifically will consider open spaces, drainage kvays, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitaiv wastes, parks and recreation, playgrounds, schools and school grounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only to and from school. The easement to formalize the walking path between South 140 Street and Cascade View Elementaiv needs to include that portion of the walking path that is on the church lot. This ill ensure that access to school via a safe route is provided for children within the cottage housing development and those from coming from around the neighborhood. OtheiNvise, the plans submitted by the applicant provide appropriate provisions for the public health, safety_ and general welfare, for recreation areas, and for infrastructure including access and utilities. CONCLUSIONS SUBDIVISION PRELIMINARY PLAT APPROVAL The following conclusions are numbered according to the Subdivision Preliminaiy Plat criteria: 1. The project complies with the applicable goals and policies of the Tukwila Comprehensive Plan. 2. The project has been reviewed by the Public Works department to ensure that appropriate provisions, consistent with the city standards and plans, are included for water, storm drainage, erosion control, and sanitary sewage disposal. 3. Proposed infrastructure, including access road, utilities, and frontage improvements have been reviewed by the Public Works, Planning, Building, and Fire department for consistency with current standards and plans. The final phasing plan will be reviewed as part of the Public Works permit to ensure compliance with TMC 17.14.()4(). 4. Appropriate provisions have been made for easements and for codes, covenants, and restrictions. Prior to the final subdivision approval, easements and the "Declaration of Covenants, Conditions and Restrictions for Riverton Cottages" shall be revised to reflect the changes listed under Design Review Condition 46 above. The easement for the walking path to the elementaiv school shall cover the entire length from South 14( Street to the school including the portion that crosses the church lot. 5. The design, shape and orientation of the proposed lots are appropriate for the proposed use of the site for a cottage housing development. The type of development and the site design is compatible with the area in which it is located. The proposed development is subject to design review approval (File L0_)8- 0561). 6. The subdivision complies with the relevant zoning requirements of the LDR zone and the cottage ordinance; it has been reviewed for compliance with the subdivision code. 7. The "Declaration of Covenants, Conditions and Restrictions" includes provisions for use and maintenance of privately owned common facilities, including parks, playgrounds, open areas, and other common areas. 8. The proposed subdivision is consistent with Tukwila's Comprehensive Plan, zoning and subdivision regulations, and other city plans. The subdivision as proposed will serve the public interest and will comply with RCW 58.17.110. RECOMMENDATION SUBDIVISION PRELIMINARY PLAT APPROVAL Staff recommends approval of the Subdivision Preliminaiy Plat application with the following conditions: Stacy- MacGregor Page 17 of 19 09 142011 H: a Cottages at Riverton BAR Staff Report.doc 19 PRELIMINARY APPROVAL CONDITIONS The following shall be addressed as part of the Public Works ('oustructiou Permit: 1. Infrastructure improvements including frontage improvements, grading, paving, and storm water design shall be based on the Civil Site Plans prepared by Pace Engineers dated June, 2010 and reviewed as part of file U)8 -052. The infrastructure for each phase shall be completed before the final subdivision approval of each phase. The pedestrian path to the school shall be completed prior to the final subdivision approval of Phase L The frontage improvements along S. 140 Street (both the subject site and the church site) and Militaiv Road including curb, gutter, 6' sidewalk, 5' landscape strip, and the colored crossings shall be completed prior to the final subdivision approval of Phase II. 2. A minimum of 42 parking stalls shall be maintained on the church lot to meet the parking requirements of the Tukwila Municipal Code. 3. Applicant shall provide a light distribution plan that demonstrates that lighting does not spill over onto adjacent properties and is adequate for public safety. 4. All utilities for the project shall be completed as part of the Public Works construction permit. 5. The trail easement with school shall be reviewed by the City of Tukwila and recorded prior to final subdivision. 6. higress /egress and overflow parking easements shall be approved prior to final subdivisions. 7. Ovner /Applicant to complete Traffic Concurrency Certificate Application and pay Traffic Concurrency_ Test Fee in the amount of $65 00.(Application previously provided.). 8. The Citv of SeaTac shall approve street frontage improvements along Militaiv Rd. South. 9. Provide a current Sanitaiv Sewer Availability Certificate from Vallev View Sewer District. 10. All landscape areas are required to be irrigated. An irrigation plan shall be required as part of the Public Works permit. 11. The cheriv tree being saved along the north property line will most likely damaged by a ladder truck making a left hand turn to exit to Militaiv Road South. The tree shall be premed up to 13'. 12. Post sign on bollards "No Parking Fire Lane" and Military Road South access point. Bollards shall be lightweight and easily removable. Southcenter Self Storage at 5950 Southcenter Boulevard has an example of an acceptable bollard. 13. All utilities including power are required to be underground, per City of Tukwila ordinance. 14. Transportation Impact Fee applies to the future Building Permit(s). See Pavement Mitigation and Transportation Impact Fees Bulletin no. A3. 15. Site is Level 2 for storm drainage detention. Storm drainage shall be per the 1998 Bing County Surface Water Design Manual. Verify if there is an existing utility easement across the Cascade View Elementat y School located at 13601 32"" Ave. South, Tukwila, WA 98168. (South Central School District 206- 244 -2100) (or) have the School District grant a new utility easement) 16. The applicant shall apply for a Public Works (PW) tvpe `C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way_ 17. Civil site plans shall be designed per City Of Tukwila standards, details, and specifications. 18. Provide note on site plan Project to comply Nvith Geotechnical Engineering Report, by GEO Group NortliNvest, hic., dated Julv 25, 2007; and subsequent geotechnical reports. 19. The applicant shall obtain an NPDES construction permit for this project. 2(_). Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all required permits prior to beginning any construction. For water and sewer permits, contact the individual provider District. For City of TUkl utilities, contact TUklylla Public Works at (2(_)6) 433 (_)179 for a Public Works (PW) type `C' permit for approval. A Street Use approval will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement for work within the Public Right -of -Way. The following shall be addressed as part of the Demolition Permit(s): 1. Existing structures shall be demolished prior to final approval, unless a bond for demolition of the structures is submitted to and approved by the Director of the Department of Community Development. The following shall he addressed prior to final approval of the suhdivision plat: 1. The survey shall be modified to reference BAR approval, and to include joint maintenance agreements for access road, utilities, common and shared spaces and landscaping areas. 2. The CC &R's must be reviewed and approved by the City Attorney and the City Council prior to final subdivision approval and shall include the amendments listed under Design Review conditions of approval. The legal Stacy- MacGregor Page 1S of 19 09 142011 20 H: a Cottages at Riverton BAR Staff Report.doc descriptions shall be added to the document and reviewed administratively. The survey shall include a note that the project is subject to the CC &R's and City of Tukwila Design Review Approval File L08-05 1. 3. Separate easement documents and maintenance agreements for any common infrastructure (utility_ lines, access roads /drive-,vays) shall be submitted for review and approval by the Public Works Director. 4. Provide access easements and joint use and maintenance agreements for the common /shared garages, parking areas, common open space, etc. for recording with the KC Dept of Records. Required parking for a dwelling unit that is provided on a different unit lot is alloyed provided the use of that parking is formalized by an easement on the plat. 5. Provide note on final subdivision map, to comply with the Geotechnical Engineering Report, by GEO Group Northwest, Inc., dated Julv 25, 2007; and subsequent geotechnical reports. 6. Public Works will prepare and Owner shall sign with Notaiv, a Storm Water Easement and Maintenance Agreement. City will sign with Notai and have the document recorded at the Bing County Office of Records. 7. Anv Dedication of Public Right -of -Way (if applicable), is to be part of a turnover process and on City of Tulcivila forms, together with an Excise Tai Affidavit. Public Works will prepare forms, for the Owner(s) signature. The dedication should be executed at the Owner(s) earliest convenience, as the City_ Council must review and accept turnover of the public right- of -Nyay. 8. Street infrastructure within public right- of -Nvay is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. 9. Submit a set of recording documents in either legal or record of survey format that meet the Bing County Recorder's requirements and contain the following items: a) A suite ev map as described in the application checklist that is consistent with all of the conditions of approval. The surveyor's original signature must be on the face of the plat. b) Separate easement document with legal descriptions for any common access /utility infrastructure. c) Separate joint Maintenance Agreements for the access road, drainage system, and landscaping areas. d) Add Tukwila land use file number L0_)8 -052 for the subdivision application to all sheets of the survey. g) Add "After" legal description to the survey sheets for the boundaries of the new subdivision. Also add legal descriptions for each of the tracts. h) That the development of the individual unit lots may be limited as a result of the application of development standards to the parent lot and the constraints of the housing options program and Design Review File U)8 -051 shall be noted on the plat. The following shall be ucUressed as part of the Builtliug Permits: 1. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s). 2. Buildings will be required to meet fire flow requirements per the International Fire Code. 3. Adequate ground ladder access area of 15 feet minimum depth to be provided for 2nd Amy bedroom rescue windows 4. Residential Fire Sprinklers shall be included in all structures. Stacy- MacGregor Pa 19 of 19 09 142011 H: a Cottages at Riverton BAR Staff Report.doc 21 22 Northwest n neighborhoods One home at a t irne! RECEIVED M! COMMUNITY DEVEL OPMEN'r Application for Housing Options Program Site, 3118 S. 140th St. (Riverton Methodist Church) Tukwila, Wa. Steve Detwiller Site Description; Slightly sloping, mostly flat "L" shaped site. The Project would be north and west of the existing Riverton Methodist Church building. This is a single family residential neighborhood bordered by 140th on the south and Military Road on the west. Project Scope; 33 single detached units total, which consist of 31 cottages and 2 Carriage houses (small unit build above a detached garage) The Development will also include designing and building 100 parking spaces with landscaped islands and a Food Shelf building on the Riverton Methodist Church property. Housing Description; The cottages will be constructed as 1 1/2 story Craftsman style cottages no larger then 1,000 square feet. The two Carriage houses will be approximately 800 square feet and be built above detached garages. All cottages will receive a high level of finish and detail to include architectural bracing, gable shakes, granite, hardwood, solid wood cabinets and painted millwork. Housing Ownership; All cottages will be sold "fee simple All common area will be Jointly owned and maintained through an undivided interest in all parties. The cost of maintaining common space and joint use infrastructure will be borne on the ownership equally. A Homeowners Association will be organized to manage the fiduciary responsibilities. Density; Total land square footage 158,826 Square footage for ROW 42000 Net density 116,826 divided by 6500 (single family zoning) =18 single family units Per equivalent unit requirements two cottages can be built for every single family unit =36 units (33 proposed) Per density guidelines a minimum of 3250 square feet per unit required. 107,250 square feet (116,826 available) ATTACHMENT A 23 �Cehabitat r= Northwest Steve Detwiller Program Goals; 1. Increase the choice of housing styles available in the community through projects that are compatible with existing single family developments. The Cottages at Riverton will provide new compact single family housing at a price point below older housing. The community design will seamlessly bridge the gap between existing single family and multifamily located nearby. 2. Promote housing affordability and ownership by encouraging smaller homes. The Cottages will provide .safe, new and affordable housing that fills a market void between apartment. condo living and older single family detached housing. 3. Stimulate innovative housing design that improves the character and sense of community in a neighborhood and can serve as a model for other areas. All the cottages swill have large front porches that are connected by a sidewalk that wraps a pocket park.. This innovative design concept brings people together, provides safety, and security and provides an opportunity for the development of neighborhood relationships. 4. Develop high quality site, architectural and landscape elements in neighborhoods The Cottages at Riverton will combine its 4 pocket parks with tree lined streets that are minimized through the use of rear loaded alleys. The professionally landscaped common space will remain a central feature of the development long after the last cottage sells. The Protect swill provide a "green" transition between its neighbors, a grade school and Veterinary Clinic on the north, A community Church on its south side, a cemetery to the east and Military Road to the west.. 5. Provide a greater variety of housing types, which respond to changing household sizes and ages and provide a means for seniors to remain in their neighborhood. The main living level, small size and no yard work associated with this development swill Offer senior move -down Buyers an alternative. The high quality finishes and the detached housing choice might also drive a segment of the apartment. condo dwellers. Judging from the response of the well attended community meeting about this prc ject, one can only conclude that the neighborhood is looking for alternatives. 24 Steve Detwiller ::r�, :,,yam -t� Program Standard; The Cottages at Riverton meet or exceed most program standards. Although the standards suggest that at least 50% of the units abut common open space this design allows over 90% of the units to have direct access to, and in most cases allow the units to be oriented to the common space. The use of "double fronts” will add to the architectural design by eliminating the blank garage wall. All units will have adequate "private" space that is provided by setting back side yards. A "shared easement" will also be used to provide additional side yard area. All units will have 80 square feet of well located covered porches. Developer's Experience; Rehabitat Northwest has been providing specially crafted in -fill housing in the Seattle area neighborhoods since 1986. From entry level Townhouse projects to high end custom homes Rehabitat has the level of detail, experience and vision to successfully complete a range of residential developments. Mithun Architecture, a Seattle based residential and commercial architectural firm has been contracted to provide design, architectural and planning expertise. Mithun has been involved in several cluster /cottage projects both locally and nationally. Mithun has been invited to speak nationally on cottage projects. Rehabitat Northwest and its Partners request consideration from the City of Tukwila to support their proposal "Cottages at Riverton" to be built under the Housing Option Program. Sincerely, Steve Detwiller- President Rehabitat Northwest, Inc. 206 932 -7355 25 26 z m O LL I FE s$a e9 If a o� LL, a J x n a z moo- U z w� o� _o z U� w� cl�ww Ed m n yaw F a F1 Ed F-L 3 U w U Ed Ed Ed Ed d Ed Ed id 9 4 4 4 4 4 4 4 4 2 H n gs a iKa rsii si eosn I� a 9a hfs� I$ oLbr I I T hg n is u, c as b P V 0'hZ iE Ti 0 `�P o y s 19133HS 1 IA 1 �335123NJ0af 3N N P$9 4i Pl SN1V'14tl16o-,69 4z"s9lvawls"l. fi rs. 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ATTACHMENT G 'qe Q� De O O ry 48 Color and Materials Board Riverton Park Cottages May 18, 2010 Scheme 1 Body Benjamin Moore HC -109 Sussex Green Trim Benjamin Moore HC -174 Lancaster Whitewash Accent Benjamin Moore 2114 -20 Mississippi Mud Roof Landmark Charcoal Scheme 2 Body Benjamin Moore HC -67 Clinton Brown Trim Benjamin Moore 1 -03 Bone White Accent Benjamin Moore HC -133 Yorktowne Green Roof Landmark Weatherwood Scheme 3 Body Benjamin Moore E -22 Cottage Red Trim Benjamin Moore 1 -01 White Accent Benjamin Moore HC -166 Kendall Charcoal Roof Landmark Charcoal Scheme 4 Body Benjamin Moore 2136 -30 Amazon Green Trim Benjamin Moore HC -83 Grant Beige Accent Benjamin Moore E -46 Black Forest Green Roof Landmark Platinum Scheme 5 Body Benjamin Moore AC -3 Texas Leather Trim Benjamin Moore 1 -74 China White Accent Benjamin Moore HC -156 Van deusen Blue Roof Mountain Timber ATTACHMENT H i 4 1 1 Exterior Lighting Design Cottages at Riverton Exterior lighting for the Cottages at Riverton has been selected to enhance the aesthetics, safety, and security of this neighborhood. In general, full cut -off lighting is used to reduce glare and to avoid light trespass onto adjacent properties and into residences. Full cut -off lighting does not emit light above the horizontal plane, instead, it directs light downward. An exception to this application is the lighting at residential porches. In this case, a low- energy luminous fixture is provided to assist in wayfinding (i.e., enter here) and provide a welcoming glow. Light Sources: Lighting will utilize metal halide for post- mounted fixtures and compact fluorescent for building- mounted fixtures to provide high quality white light. Using metal halide instead of high pressure sodium (HPS) will provide better color rendering, which can enhance the feeling of security. Streets: Streets will be illuminated to levels as noted in the Illuminating Engineering Society of North America IESNA) Recommended Practice for Roadway Lighting. Streets internal to the project will be lit to a minimum average maintained illuminance of 0.4 footcandles, with a maximum /minimum ratio not to exceed 6:1. The fixture will a full cutoff luminaire, with a height of approximately 15 feet. The selected fixture is the Eurotique Munich Series. IN i Street Lighting Luminaire Walkways: Walkways will be illuminated to levels as noted in the IESNA Recommended Practice for Exterior Environments. Walkways separate from adjacent streets will be lit to a minimum average maintained illuminance of 0.5 footcandles, with a maximum /minimum ratio not to exceed 10:1. The fixture will be a full cutoff luminaire, with a height of approximately 12 feet to reinforce a more pedestrian scale. The selected fixture is the Eurotique Munich Series, with post -top mounting to provide design continuity throughout the project while differentiating pedestrian -only spaces from streets. Residential Entry: Lighting at residential entries will provide a soft, glowing light. The selected fixture is the Visa Midland ceiling mount with compact fluorescent lamping. r r Pedestrian Post -top Luminaire Residential Entry Luminaire ATTACHMENT I 51 Garage Entry: Wall mounted lighting at garage entries is intended to illuminate garage doors and the building edge without creating glare. As such, the selected fixture provides downward light only, with an opaque, not glowing, fixture body. The selected fixture is the Shaper 684 with compact fluorescent lamping. Garage Entry Luminaire 52 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF RECORD OF RIVERTON COTTAGES (DRAFT) ARTICLE I Authority and Purpose WHEREAS, the Covenants, Conditions and Restrictions (CC &R's) have been uniformly adopted throughout the Riverton Cottages on the XXth of Month, 2011, and WHEREAS, since 1994 the State of Washington revised its laws regulating and controlling homeowner organizations, and WHEREAS the Riverton Cottages is indeed subject to these revisions and additions, as a duly incorporated homeowners association in the state of Washington and WHEREAS the following set of CC &R's were approved in their entirety by a 2/3 majority of a quorum of the membership at the annual meeting held in Month, 2011. Now, therefore, the following Covenants, Conditions, Reservations, Easements and Restrictions are hereby established and approved with respect to all lots, units, and real property interests. These Covenants amend and supersede in their entirety those Covenants, Conditions, Restrictions, Easements and Reservations previously adopted as affecting the properties which are subject hereto. These Covenants, Conditions, Restrictions, Easements and Reservations shall run with the land and shall be binding upon the owners of each lot, unit or other real property interest, their heirs, successors and assigns. ARTICLE II Definitions Section 1. "Association" shall mean Riverton Cottage Owners Association, a Washington corporation, organized pursuant to the Washington Non Profit Corporation Act (RCW 24.03) and better known and referred to throughout these documents as "Association." Section 2. "Assessments" shall be charges levied and collected by Association to cover costs incurred while protecting and maintaining the health, tranquility, and welfare of the community. Such costs include but are not limited to installation or acquisition of capital improvements; professional services ATTACHMENT J 53 necessary to maintain the overall welfare of the community; construction and maintenance or acquisition of common areas and facilities and provision of and operation and maintenance thereof. Section 3. "Dues" shall be charges collected by the Association to aid in the administration of the Association, and the operation and maintenance of its properties, services, common areas, and those amenities which are open to the membership, to be used as a benefit of such membership. Section 4. "Fees" shall be charges collected by the Association for use of any recreational or other Association -owned or Association operated facility or amenity. Section 5. "Common areas" shall mean all property, facilities and amenities owned or operated by the Association for the use, benefit and enjoyment of owners. The common areas shall include those as shown on any final recorded plat accepted and incorporated into the Riverton Cottages and shall include, but not limited to parks, playgrounds, open areas, and other areas which are open to use by any member of Association, his or her family, or guests. Common areas are to be designed and maintained by the Association. Section 6. "Lot" shall mean any plot of land shown upon any recorded and approved Riverton Cottage subdivision map of properties with the exception of common areas. Section 7. "Owner" shall mean and refer to every person or entity who is record owner of a fee or undivided fee interest or purchaser under conditional sales contract of any lot, cottage, or Planned Unit Development (P.U.D.) unit, which is a part of the recorded and approved subdivision maps of the Riverton Cottages. The foregoing is not intended to include those having such interest merely as security for performance of an obligation. Section 8. "Approved subdivision map" shall mean those plats, cottages or P.U.D. subdivisions, and more particularly described in Exhibit A attached hereto, and incorporated herein by this reference, together with any future plat, cottage, P.U.D., or other property which is filed with the King County Auditor as final, and approved and accepted as part of the Riverton Cottages. Section 9. "Property" or "properties" shall refer to the owner's lot or lots as contained within the Riverton Cottages final plat. Section 10. "Public Services" shall refer to those services normally rendered for peace, health, safety, welfare and protection of persons residing within the Riverton Cottages, including, but not necessarily limited to police, fire protection, emergency services, roads, street lighting, cleanup, and sanitation. Section 11. "Unit" is a cottage unit, recognized by Washington law and part of a recorded subdivision map approved for incorporation into the Riverton Cottages. Section 12. "Utilities" refers to sewage disposal, garbage disposal, storm drainage, telephone, gas, electricity, TV cable, and other similar services; and the furnishing of potable water for domestic and related use to lots and units within platted subdivisions. 54 Section 13. "Riverton Cottages" shall mean all plats, subdivisions, and lots approved and accepted as part of Riverton Cottages and subject to and benefited by the terms of these Covenants and the dedications contained within the various plats. Section 14. "Water and Sewer District" is a municipal corporation formed to provide water and sewage service to Riverton Cottages. Section 15. "Board of Directors" shall refer to the body of persons elected by the membership and whose duties and responsibilities are to carry out, on a day -to -day basis, the requirements of the Covenants, Bylaws, and Rules and Regulations. Section 16. "Fixtures" shall mean certain non structural outdoor additions, normally under the jurisdiction of RIVERTON COTTAGES, to the home or lot, such as lighting, fences, and signs. ARTICLE III Members Rights and Obligations Section 1. Owners' Easements of Enjoyment. Every owner shall have the right and easement of enjoyment and use of all common areas and such right shall pass with the title to every lot or unit, subject to the following provisions: (A) Right of Participation. The right to share or participate in any of the property, assets, privileges, or facilities of the Association shall be extended to all members and to the spouse and children of any member and may be extended to guests under such rules and regulations as RIVERTON COTTAGE may prescribe. (B) Fees. RIVERTON COTTAGES shall have the right to charge reasonable fees, dues and assessments in conjunction with its operations for use, maintenance, and operation of its facilities and the common areas and as otherwise necessary to carry out its functions. (C) Penalties. Fees, dues or assessments unpaid by any member can result in suspension of a member's voting rights as well as right to use of the common areas and RIVERTON COTTAGES -owned facilities. (D) Liens. Delinquent dues, fees or assessments may become a lien against the owner's lot or unit as described in Article VIII. Section 2. Conformance to Plat. All structures erected on any lot or area within any platted subdivision shall conform to the final plat as recorded in the Office of Auditor of King County, State of Washington, insofar as type of structure and intended use be concerned. Areas within said plat have been laid out for specific use. Non conforming use shall not be permitted within any such area without prior approval of RIVERTON COTTAGES or its designated committee. Section 3. Easements. Easements and rights -of -way continue to be expressly reserved for creation, construction, and maintenance of utilities, such as gas, water, telephone, electricity, sewers, storm 55 drains, TV cable, public, quasi public or private, as well as for any public, quasi public or private utility or function deemed necessary or expedient for public health, safety and welfare. Such easements or rights of -way shall be confined to five (5) feet along rear and side of every lot and fifteen (15) feet along the street upon which the lot fronts. Section 4. Animals. No husbandry of either animals or fowl shall be conducted or maintained in the Riverton Cottages. House pets shall be allowed, provided they do not become a nuisance to others. No breeding of animals shall be allowed. Section 5. Signs. No signs of any kind shall be exhibited in any way on or about any residential lot or unit, any common area, or near the entrances to the Riverton Cottages except one professionally made sign, no larger than 18" by 24 that is (A) advertising said property for sale or rent, or (B) a contractor sign during process of construction or landscaping. Upon completion of work, contractor shall remove said sign. Exceptions to the above limitations may be authorized by the Board for signs of general interest. Such signs may be, but not limited to, signs with regard to meetings, and directional signs. Section 6. Vehicle Parking. Parking of all vehicles on Riverton Cottage parking areas is subject to the control of the Board of Directors. The Board shall publish rules and regulations, under provisions of Article III, Section 6, governing parking and storage of all vehicles on Riverton Cottages designated areas in order to preserve the health and safety of homeowners as well as maintain order and quiet enjoyment of properties within the Riverton Cottages. Overnight home parking in the driveway is also limited to uncovered automobiles only. Boats, trailers, campers, vans equipped for overnight use, motorcycles, RVs, and motor homes shall be stored in the garage, or outside the development. Parking is not allowed on the adjacent Riverton Methodist church property. Parking is also not allowed on common streets and is only permitted in designated parking areas. Vehicles considered RV's may, however, be parked in driveways for up to 72 continuous hours as long as such parking is exclusively for purposes of loading, unloading, or servicing. Section 7. Architectural and Location Requirements. All improvements and structures shall comply with the architectural and location requirements as set forth in Article IV. Section 8. Authority of Riverton Cottage Owners Association. RIVERTON COTTAGES shall have the authority to adopt such rules and regulations as are necessary to enforce these Covenants and for the promotion of health, safety and welfare of the owners, residents and guests of Riverton Cottages. For violations of the above, RIVERTON COTTAGES shall have the authority to impose such sanctions as it may deem appropriate and to pursue such legal action as may be considered necessary. Sanctions shall include but not be limited to suspension of voting and /or membership rights, including use of Riverton Cottages common areas and facilities. ARTICLE. IV Architectural and Location Requirements 56 Section 1. General Requirements. Prior to the clearing of any lot, approval of the Architectural Committee must be obtained for the removal of trees. Prior to commencement of any construction, clearing or site work, plans and specifications for all structures and improvements within the Riverton Cottages must be first submitted to RIVERTON COTTAGES or its duly appointed Architectural Committee for written approval as to the nature and quality of the proposed workmanship and materials, harmony of external design, size, orientation and location with respect to natural surroundings and existing structures; location with respect to topography and finish grade elevation; height; impact upon view from neighboring properties; and conformity with the general plan for development of Riverton Cottages with due regard to preservation of trees. Proposed tree removal is to be included with all submissions. In reviewing such plans and specifications, RIVERTON COTTAGES and the Architectural Committee shall recognize that there can be an infinite number of architectural concepts and ideas for development. RIVERTON COTTAGES shall encourage the formulation of such concepts and ideas. Nevertheless, for the protection of all owners, RIVERTON COTTAGES and the Architectural Committee shall make certain any improvement or structure will be consistent with the existing architecture and harmony of the Riverton Cottages. All construction must conform with County building codes. Section 2. Committee Make -Up and Authority. An Architectural Committee shall be appointed by the Board of Directors. There shall be no less than three (3) members. The Architectural Committee will serve at the pleasure and direction of the Board. Except as otherwise provided herein, a majority, but not less than three (3) members, shall have the authority to act on behalf of the committee without the necessity of a meeting and without consulting the remaining members of the committee. Section 3. Architectural Requirements and Guidelines. The Board of Directors shall approve and publish architectural requirements and guidelines, applicable to construction, clearing and site work within the Riverton Cottages. Said publication shall include specifications, as set forth herein. Also included will be such additional requirements as may be necessary to create a consistence and harmony in the community as to exterior design, size, orientation and location with respect to natural surroundings and existing structures; location as to topography and finish grade elevation; height; impact upon view from neighboring properties; and preservation of trees. Section 4. Application and Building Plans. Plans and specifications must accompany an application for construction of all structures and improvements (including the addition of fixtures to a member's house, outbuilding or property) and must be submitted to the Architectural Committee prior to construction for the committee's written approval. There will be no verbal approvals or agreements. Requirements for application and necessary accompanying documents shall be determined by the Architectural Committee. The applicant will be informed in writing of the decision of the committee. The Architectural Committee shall have thirty (30) days from the date of receipt of the completed plans, specifications and application, to approve or reject the same. In the event no such action be taken by the committee within said thirty- (30) day period, then such plans and specifications shall be deemed to have been approved by the committee. A like requirement shall apply in the case of the filing of revised 57 plans and specifications, or plans which provide for the modification, rebuilding, or revision of existing fixtures or structures. No deviations from the approved plans and specifications will be accepted without prior written approval of the committee, Section 5. Final Approval of Completed Construction. Upon completion of any approved construction or improvement, the property owner shall promptly notify the Architectural Committee in writing. The committee shall have a period of thirty (30) days from the date of notice of completion in which to examine and inspect the improvement for the purpose of determining whether it complied with the plans and specifications as approved by the Architectural Committee. Should the committee determine that the improvement does not comply with the plans and specifications, it shall notify the property owner within such thirty- (30) day period. The property owner shall, within such time as the committee shall specify (but not less than: thirty (30) days from the date of notice), either remove such improvement or alter the same so that it shall comply with the plans and specifications as approved by the committee. In the event that the committee fails to act within said thirty- (30) day period, the improvement shall conclusively be deemed to conform to such plans and specifications and to have been accepted by the committee. Section 6. Prosecution of Work. The construction of all structures shall be prosecuted diligently and continuously from start of construction until exterior of structure is completed. Exterior construction will be completed no later than six (6) months from time approved by the Architectural Committee. Should construction be interrupted for a period of thirty (30) days or more, the committee may require the site to be cleared of all debris, unsightly material and equipment. All unused building materials shall be stored within or on any partially completed structure or removed from site. Should construction not be resumed within six (6) months, the committee may require that all construction above the first floor deck level, not under roof and enclosed be dismantled and removed from the site. Exterior of foundation shall be back filled and the building site graded smooth. Noncompliance may result in the work being done by others with the property owner being assessed for the cost of such work. Any assessment shall be the personal obligation of the owner and shall be a lien against the property under Article VIII. Section 7. Construction Standards. The following standards shall be used by RIVERTON COTTAGES and the Architectural Committee in approving building plans and specifications. (A) Garages and Carports. All garages must be attached to the dwelling and limited to a total opening width not to exceed sixteen (16) feet. No new carports will be approved. Garages are designed for the storage of vehicles and are not to be used primarily as storage units. (B) Outdoor Decks and Patios. Decks and patios are encouraged. Decks shall be required to comply with building codes. (C) View and Harmony. M (1) Harmony. The orientation and location on lots within the division shall be reviewed by the Architectural Committee to see that proposed structures are compatible with the natural surroundings and with other residences in the immediate area. (2) View. Property owners shall restrict the height of structures and improvements so that the view of adjacent property owners is preserved to the greatest extent reasonably practical. (D) Lot Size and Setbacks, Residential. No more than one single family dwelling shall be constructed per lot. Setbacks from front property line, the rear property line, and side lot lines, and location of structure upon corner lots shall be in accordance with regulations and code requirements appertaining thereto as from time to time promulgated by King County, State of Washington. No primary structural framing shall extend into the setback. Eaves, decks, porches, or other architectural elements may project no more than 2 feet into the setback. No outbuildings shall be allowed within the setback areas. Patios at grade level are exempt from these setback restrictions. (E) Maximum Dwelling Size. The owner is restricted from increasing the unit footprint upon initial construction is complete. (F) Modification Requirements. Any modification to the exterior of any dwelling or other structure must be approved by the Architectural Committee prior to start of work. (G) Fences. No fence, hedge or bushes shall be erected or maintained which would unreasonably restrict or block the view from neighboring lot or lots or shall materially impair the harmony of the landscape of the neighborhood. No fence may exceed three (3) feet in height. Chain link fences are not allowed. All fences are required to be semi transparent. All fence designs and materials are subject to the approval of the Architectural Committee. (H) Heat Pumps. Location of heat pumps relative to the building requires prior approval by the Architectural Committee. The committee shall consider aesthetics as well as minimum noise to adjoining properties in its consideration and approval. (1) Care and Appearance of Premises. The necessity of maintaining the exterior of the residence and keeping grounds of the premises in a neat, clean and attractive manner is important to the community of Riverton. Property owners are required to keep the grass cut, shrubbery pruned, weeds controlled or eliminated, and debris removed. Vacant lots and open spaces shall be kept free of any material that could create a fire hazard. Objectionable materials are not to be stored on property, including but not limited to: building materials, junk items, or any unattractive materials or items that detract from the natural appearance of the grounds (excluding neatly- stacked firewood). Property owners shall maintain the exterior of structures and improvements on their premises in a good state of repair and condition. RIVERTON COTTAGES has final authority to request the property owner to correct or remove the objectionable condition. Items on the grounds held out for sale in a garage or yard sale are objectionable items under this provision unless the garage or yard sale is one of a potential two that may be held by the home owner, 59 with the first held within the first 180 days of ownership and the second after the house has been listed by the owner for sale. RIVERTON COTTAGES shall have hand delivered, or sent by first -class mail, to the owner of the offending property a request to correct the problem. Such request shall contain (1) a description of the offense, (2) the time within which the owner must respond with either sufficient assurances that the problem will be immediately corrected or correct the problem, and (3) the estimated amount to be assessed to the homeowner if RIVERTON COTTAGES must correct the condition. If problems are not corrected, or no adequate assurance is given within 10 days after the request is sent, RIVERTON COTTAGES may have the necessary work done and assess the property owner for the costs. Such assessment shall be the personal obligation of the owner and shall be a lien against the property under Article VIII. (J) Landscaping Requirements. The owner of a newly completed dwelling shall be required to complete landscaping no later than three (3) months following the beginning of the growing season after the date of certificate of occupancy. (K) Additional Standards. RIVERTON COTTAGES may establish such additional standards as are necessary to assure uniformity, order, and quiet enjoyment of properties within the Riverton Cottages. ARTICLE V Riverton Cottage Owners Association Section 1. Members. Every owner shall be deemed for all purposes to be a member of RIVERTON COTTAGES. Each member shall advise the RIVERTON COTTAGES office in writing in advance of sale of their property, including the name of the buyer and the date of sale. Membership shall be inseparably appurtenant to the lot or lots, unit or units owned or being purchased by the member and upon the transfer of ownership or making of a contract for sale of such lot or unit, the membership appurtenant thereto shall be deemed to be transferred to the contract purchaser or grantee. Membership may not be conveyed or transferred in any other way. In the event of death of a member, membership passes in the same manner and to the same persons as does the property itself. To the extent not inconsistent herewith, membership shall be transferred in the manner provided in the Articles of Incorporation and the Bylaws of the Association. Lot or unit owners or purchasers shall have one membership regardless of the number of lots or units owned or being purchased, and the interest of each member shall be equal to that of any other member, and no member may acquire any interest which will entitle him to any greater voice, vote or authority in the Association than any other member. The purchaser under a contract of purchase shall be deemed to be an owner for membership purposes. If any lot or unit is held by two or more persons, the several owners of interest shall be entitled, collectively, to cast one vote. The vote for any membership owned by a single marital community shall be cast by either spouse without presentation of authority from the other, but if both are present, only one may vote. No member may withdraw except upon transfer of title or contracting for the sale of the lot or unit to which his membership is appurtenant. No compensation shall be paid by RIVERTON COTTAGES upon Z1 transfer of membership and no member whose membership is transferred shall be entitled to share or participate in any of the property or assets of the Association. Section 1.5. Renters. Each owner shall advise the office in writing and in advance of occupancy the name, address, and phone number of the lessee. Rentals will be limited to occupancy by one single family per dwelling and for a period of not less than 60 days without approval of the Board of Directors. Owner shall deliver a copy of Riverton Cottages Rules and Regulations to lessee and shall be responsible for the lessee's full compliance for the duration of occupancy. At no time shall the number of units available for rent exceed 10% of the total unit count within the Riverton Cottage development. Section 2. Organization and Meetings. To the extent consistent with these Covenants, provisions regarding organization, authority, meetings, directors, officers, and voting of RIVERTON COTTAGES shall be set forth in the Association's Articles of Incorporation and Bylaws. The authority to elect the Board of Directors is reserved to the membership. Section 3. Powers of the Board of Directors. The Board of Directors shall have the power to: a. Adopt and publish rules and regulations governing the use of the common area and facilities and the personal conduct of the members and the guests thereon, and to establish penalties for any infraction thereof. b. Suspend the voting rights and rights to use of the common areas and facilities or other rights of membership by any member during any period in which such member shall be in default in the payment of any dues or any financial obligation levied by RIVERTON COTTAGES. c. Exercise for and on behalf of RIVERTON COTTAGES all powers, duties and authority vested in or delegated to the Board and not specifically reserved for the membership. d. Take such action as deemed necessary in order to promote the health, safety and welfare of the general membership. e. Levy and collect such dues, fees and assessments as necessary to properly maintain, improve and manage the property, assets and facilities of RIVERTON COTTAGES and to otherwise carry out its functions, provided any increase in annual dues or proposed new assessment shall be approved by a majority of the membership voting in person or by proxy at a meeting called for such purpose. f. Employ a manager, managing agent, independent contractor, or such other employees and agents as they deem necessary and to fix and prescribe their duties, compensation, and other terms and conditions of employment. g. Establish conditions for indemnity and insurance of officers and directors. h. Do all things necessary for the administration of the affairs of RIVERTON COTTAGES and for the accomplishment of the best interests of RIVERTON COTTAGES, its facilities, utilities and properties. Section 4. Duties of the Board of Directors. It shall be the duty of the Board of Directors to: 61 a. Cause to be kept a complete record of all of its acts and corporate affairs and to present a summarized statement thereof to the members at the annual meeting of the members, or at any special meeting when such statement is requested in writing by one fourth (1/4) of the members who are entitled to vote. b. Supervise all officers, agents and employees of the Association and see to it that their duties are properly performed. c. To provide for and supervise the care, upkeep and surveillance of the common areas, property and facilities. d. Procure and maintain adequate liability and hazard insurance on property owned by the Association. Section 5. Dues. Each member shall be required to pay annual dues to RIVERTON COTTAGES at the time, frequency and manner and in the amount fixed by the Board of Directors. Failure to pay dues will result in sanctions as set forth in Article VIII. ARTICLE VI Assessments Section 1. Type of Assessments. Assessments may fall into one or more of the following classes: (A) Capital Assessments. Assessments, the proceeds of which are accumulated in trust over a specified period of time, to be used in the construction of certain capital improvements. (B) Loan Assessments. Assessments used for the purpose of amortizing monies borrowed for constructing, installing, or acquiring certain improvements or for furnishing of other services to the members. (C) Service Assessments. (1) Assessments imposed upon an individual member of RIVERTON COTTAGES by reason of certain special services rendered such member, and (2) A deposit required of any individual member now renting, or before renting his or her property, against which RIVERTON COTTAGES may draw to cover the costs of services rendered to such member or fines accrued by the member or the member's tenant. (D) Emergency Assessments. Emergency assessments required by reason of common disaster or special necessity, or any circumstance that may threaten the health, safety or welfare of any part of the community. Section 2. Purpose of Assessments. The purpose of assessments shall be: a. To promote the recreation, health, safety and welfare of the members of RIVERTON COTTAGES. b. For construction, improvement and maintenance of the common areas and facilities. M c. For acquisition of additional common areas or facilities. d. For the purpose of providing public services to the properties of RIVERTON COTTAGES and its members. Section 3. Collection of Assessments. Unless otherwise provided herein, assessments may be collected on a monthly, quarterly, semi annual or annual basis at the direction of the Board of Directors of RIVERTON COTTAGES. ARTICLE VII Reserves Section 1. Reserves for Depreciation and Obsolescence. Wherever it is herein provided that RIVERTON COTTAGES may levy and collect funds for any of the several enumerated purposes, such funds may include therein a reasonable amount, as determined by the Board of Directors, to be set aside as a reserve for depreciation and obsolescence and for repair and replacement, together with needed capital improvements, of any of the services, facilities, or utilities which RIVERTON COTTAGES may provide, furnish or cause to be furnished. To this end, separate accounts shall be established in which funds shall be accumulated for the aforementioned purposes. Such accumulations shall be invested by the treasurer at the direction of the Board of Directors. There shall be no co- mingling of reserves with other RIVERTON COTTAGES funds or investments. Section 2. Initiation of Reserve. Commencement date for the payment of reserves, the amount and method and frequency of payment, shall be as determined by the Board of Directors of RIVERTON COTTAGES. ARTICLE VIII Financial Obligations of Membership, Collection, Enforcement and Liens Section 1. Creation of the Lien and Personal Financial Obligations. Each owner of any lot by acceptance of a deed or the entry into a contract of purchase therefor, whether or not it shall be expressed in such deed or contract, is deemed to covenant and agree to pay to RIVERTON COTTAGES any and all financial obligations, including dues, fees and assessments, levied against the owner or the owner's property. Such financial obligations shall be established and collected as in the Articles of Incorporation, Bylaws and this Declaration more particularly provided. From and after the fixing of any financial obligations, hereinbefore enumerated, such financial obligations shall automatically become a lien and charge upon the property and shall be a continuing lien upon the property until paid. Each such charge, together with interest, costs, and a reasonable attorney's fee, shall also be the personal obligation of the person who was the owner in fee or contract purchaser of such property at the time of the imposition of the financial obligation. In the event property be transferred subject to delinquent financial obligations, both the prior owner and the successor in title shall be jointly and severally liable for the payment of any such liens. Upon request at the time of transfer, RIVERTON COTTAGES shall provide notice of any lien 63 rights attached to the property. Failure to provide such notice, within thirty (30) days of request, shall result in termination of any previously existing lien rights. Section 2. Enforcement of Lien and Collection of Financial Obligations. In the event any financial obligations shall remain unpaid for a period of sixty (60) days from its due date, the same shall bear interest at the highest legal rate from date of delinquency until paid, and may be collected in any manner deemed necessary, at the option of RIVERTON COTTAGES. Section 3. Collection Action. Collection may include action affecting the owner's rights and privileges as a member of RIVERTON COTTAGES, termination of right to use of common areas and facilities, termination of public services, termination of voting rights; or legal action to collect such personal obligation and /or to foreclose such lien against the property. All remedies shall be cumulative. Section 4. Interest, Costs and Fees. In any suit or action brought to obtain personal judgment or to foreclose the lien herein claimed, or for collection in any other manner whatsoever, in addition to the amount of the financial obligations, RIVERTON COTTAGES shall be entitled to interest at the highest legal rate on the delinquency, cost of suit, and a reasonable attorney's fee. ARTICLE IX Riverton Cottages The land incorporated within the following described territory situated in King County, Washington, to- wit: That portion of the Northeast Quarter of the Southeast Quarter of Section 16, Township 23 North, Range 4 East, W.M., in King County, Washington, containing approximately 3.6 acres. ARTICLE X Riverton Cottages Boundary Expansion Section 1. The incorporation or annexation of additional land in Riverton Cottages shall require the approval of not less than 2/3 of the owners voting in person or by proxy at any duly called meeting where a quorum is present. Any land voted for incorporation shall be platted and approved by King County as a legal subdivision, P.U.D., cottage, or other approved form for the transfer and ownership of land. ARTICLE XI Common Use Areas, Services and Facilities Section 1. Common Areas. Certain areas may be set aside as public areas where members of RIVERTON COTTAGES and their invitees may from time to time congregate or make use of such areas. RIVERTON COTTAGES has the authority to collect from members reasonable fees to be established from time to time for use of any common area or facility generally used by a limited number of RIVERTON COTTAGES members. Where the type of facility is such as to be of interest to and for use of the general membership, RIVERTON COTTAGES may for this purpose levy and collect dues annually for its operation M and maintenance of such facility. The amount of such dues may be adjusted by RIVERTON COTTAGES as the need arises. ARTICLE XII Covenants and Restrictions to Run With Land Section 1. All of the covenants, restrictions, reservations and servitudes set forth herein shall run with the property. The grantee by accepting a deed or contract to purchase the property accepts the same subject to these covenants, restrictions, reservations, and servitudes and further agrees for himself, his heirs, successors and assigns to be bound by each such covenants, restrictions, reservations, easements and servitudes, jointly and severally. Section 2. Jointly and Individually Enforceable. Each and every one of the covenants, restrictions, reservations and servitudes contained herein shall be considered to be independent and separate agreements. In the event any one or more of such agreements shall for any reason be held to be invalid or unenforceable, all remaining shall nevertheless remain in full force and effect. ARTICLE XIII Rights, Remedies and Enforcement Under This Declaration The Association or any owner shall have the right to enforce, by any means available, all covenants, restrictions, reservations, easements and servitudes of this Declaration, now and hereafter adopted. Failure by the Association or by any owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. ARTICLE XIV Attorney's Fees In any action brought by RIVERTON COTTAGES against any owner to enforce any term, condition or covenant herein contained, or for a declaration of rights with respect thereto, the prevailing party shall be entitled to recover in addition to costs, a reasonable sum fixed by the court as and for attorney's fees. ARTICLE XV Duration of Declaration Unless otherwise amended under Article XVI, this Declaration as set forth shall continue in full force and effect from the date of its filing until the day of I after which time it shall be automatically extended for successive periods of ten (10) years. ARTICLE XVI Amendment 65 This Declaration may be amended at any annual or special meeting so called for that purpose by the approving vote of not less than sixty -six and two thirds percent (66 -2/3%) of the owners voting in person or by proxy at said meeting. IN WITNESS WHEREOF, the undersigned officers of RIVERTON COTTAGES hereby attest to adoption of these Amended Covenants as set forth in Article I above and hereunto set their hands on this day of President Secretary STATE OF WASHINGTON) ss. COUNTY OF KING On this day personally appeared before me STEVE DETWILLER, to me known to be the President and Secretary, respectively, of RIVERTON COTTAGE OWNERS ASSOCIATION, a Washington, Non Profit Corporation, and to me known to be the individuals described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. Given under my hand and official seal this day of 2010. Notary Public for the State of Washington Residing at: M• Z, M 2008 CpMM13t+ii DELOPT October 10, 2008 City of Tukwila Director, Department of Community Development 6300 Southcenter Blvd, Ste 100 Tukwila WA 98188 Dear Jack Pace, I am requesting a document from the city of Tukwila that assures Richard E. Hazen, DVM and/or the future owner(s) of the veterinary facility at 13802 Military Rd S located in Tukwila, be allowed to practice veterinary medicine without restrictions as long as the practice complies with state, county and city rules and regulations. I am requesting this because this facility has been a veterinary hospital since approximateluyl950. Dr: Hazen has owned and:operated the facility since 1981. We have been good citizens and we feel an asset to the community. The future use of adjacent property may jeopardize current ways the business is conducted. Specifically, I am worried the thirty "cottages" that will be constructed very close to our facility will have owners who will complain about noise, i.e. barking dogs. We have dogs in the runs or playfield twelve hours a day and most dogs bark. I do not want to become a nuisance to the neighborhood because of this or other unforeseen veterinary practices. Please give me in writing some assurance the practice of veterinary medicine as conducted at this facility will not be compromised by future neighbors. Is it legally possible to require each purchaser of a "cottage" be notified of the veterinary facility prior to purchasing? Could this be a part of the covenants, conditions and restrictions that all purchasers will sign before purchasing? I am requesting your help.because I want to prevent problems before they develop. Sincerely,.. Richard E:Hazen, DVM and Mary Koontz Manager N. ATTACHMENT K 13802 Military Road South 67 Tukwila, Washington 98168 Voice: 206 242 -2690 13831 Military Rd. So. x SeaTac, Wa 98168 29 October 2008 City of Tukwila 6300 Southcenter Blvd. awy Tukwila, Wa 98188 -2544 Attn: Stacy MacGregor, Planning Department RE: Cottages at Riverton by Steve Detwiller of ReHabitat Northwest At the 2007 initial meeting of introduction to this project, Mr. Detwiller (Rehabitat NW, Inc.) presented a color graphic from The Cottage Company, depicting Danielson Grove in Kirkland Washington, along with a black and white graphic from Mithun with various photos of the same style craftsman type peak- roofed cottages at Danielson Grove. In addition, Mr. Detwiller's handouts included his "Application for Housing Options Program which under the "Housing Description" heading, he described, "The cottages will be constructed as 1 V2 story Craftsman style cottages, no larger then 1,000 square ft." At the recent meeting, October 22, 2008, the graphics and drawings of houses were of a completely different style of small houses, no longer descriptive of craftsman cottages, but more like "2- story", top heavy block houses, similar to a mushroom form of "modern" construction, we find unacceptable. We were encouraged by the craftman style cottages, in keeping with the established, older neighborhood around the area of this site, however, these new modern concept cottages, (referred to as rabbit hutches at the meeting) will present an odd -ball visual assault of scattered houses, inconsistent with the warm, graceful concept of the cottage community originally presented. The issue of a formal home owners association continues to be a concern that must be addressed and defined in the CC R for this project. As discussed in the recent meeting, the conditions of buying for rental purposes must also be carefully defined to potential owners, by clarifying the percentage of homes allowed for rental (less than 10 was discussed) and the extra association fees accessed for homes that become rented units. While the impact of an additional 30 homes in such a confined area is initially unknown, it is apparent after this second meeting with the City of Tukwila and the builder, that concerns such as traffic and safety are being addressed and coordinated with the City of SeaTac. Once again we wonder how a compact community of this sort is held accountable for their roads, grooming and general deportment of a neighborhood. Sincerely, r Abner L. Tomas and R5 VF To "4 Donna M. Thomas October 30, 2008 To: Stacey MacGregor, Assistant Planner, Tukwila From: Mary Koontz Re: Cottages project located at South 140 St and Military Road South 1. The Tukwila Pet Hospital has been in the community over 60 years. It is located adjacent to the proposed cottages project. The hospital complies with zoning requirements and Tukwila ordinances and is a legally operated business. My concern is that future nearby citizens will find some aspects of the veterinary business objectionable and may want to limit business practices of the veterinary hospital. I want written assurance from the city that future citizens cannot affect the business practices of the hospital as long as the hospital is in compliance with Tukwila rules and regulations. 2. How is this "low impact" to the community? There is no access to the collector arterial from the cottages. Also there will be increased traffic, parking, school children, pedestrians, etc. which will very much have an impact on the community. 3. Traffic Impacts a. South 140 Street already has traffic problems especially at the intersection with Military Rd. S. Changes such as a four way stop may need to be at this intersection. This is imperative if 100 more automobiles will be entering exiting the area each work day. Many children walk to Cascade Elementary in this area. Special concern needs to be taken for the safety of the children. b. Also 33rd Ave S has a lot of traffic especially in the morning afternoon. Many children walk to Cascade Elementary on this road. Curb, gutter sidewalks should be placed for the safety of the children from S 140 St to S 140th st. c. The stop sign at 33 d Ave S South 140 Street is frequently abused by drivers. This issue this odd intersection should be addressed before the housing project begins. 4. Parking Requirements a. There should be a minimum of 2 stalls for each cottage. b. My concern is semi trucks will park in the area cause more pollution, damage sidewalks, damage trees be dangerous for pedestrians, especially school children. c. Will commercial vehicles be allowed to park in the community or in the church overflow since this will be private property? S. Style of housing a. This style of housing appear~ to "wal I" residents off from the local community rather than into, utv them into the community. b. How is this style OHIOu�1*112 C0111patihle with existing single- family developments? c. Affordability? Mr. Detwiller said these homes will be in the $300,000 range. Please do not market these homes as "affordable Tukwila has more than its share of "affordable" housing already. d. How do cottages improve the "character sense of community" in the neighborhood? What is meant by this? b. Maintenance of houses a. How do you stop additions, changes, etc. to outside of houses if individually owned? b. A limit of the number of rentals allowed in the cottages must be established since you cannot prevent these cottages from becoming rentals. c. If you develop quality sell to individuals who do not know how to maintain quality, this area the neighborhood will deteriorate rapidly because of the density. If individuals maintain quality, it could be a very nice addition to the community. 7. Owner Occupied a. Many seniors do not want to live in 1 '/2 story housing. b. Many seniors do not want to own homes. c. Many seniors do not feel safe in this area. d. Many seniors will not shop in nearby stores most go to Burien or South Center. e. How many apartments are vacant in Tukwila? f. How many houses are vacant in Tukwila? g. Do we really need 30 new houses in the area? 8. Crime Issues a. More population means more crime, graffiti, litter, property damage, prostitution, etc. b. Will Tukwila have the resources to deal with this? 9. Would you like this project in your backyard? 10. Maintenance of common areas a. How many feet between houses? b. Who determines enforces the rules in a homeowner's association? c. If rules are not adhered to no one enforces them initially, can they be legally enforced later? d. If there is a group of like minded homeowners who want to allow something, can they change the rules? e. The city is not allowed to intervene on private property to keep it maintained. What is the assurance the area will not become a blight in Tukwila similar to the Key Bank area (Military S 152 St)? 11. How will this "improve a sense of community in the neighborhood What is it that will help it become a part of the existing community? The site plan feels like a separate community is being created by the isolation of the development. It appears as its own little coilimunity not as part ()I* Our community. The neighborhood has a "community atmosphere" already as witnessed by the Neighbors without Border .Action Committec. 70 12. How did Tukwila complete a detailed review of the traffic impacts parking? I would like to read this review. In conclusion, I know the church needs to develop this area. However the neighborhood pea patch is great for local residents the corn does not complain about barking dogs. This project could improve our neighborhood if it is properly maintained the home owners association remains in control. Because of the density, it could also become another eyesore in our area if not maintained. 71 72 Page 1 of 1 Stacy MacGregor Fwd: KC Metro Transit Comments on Riverton Cottages si.:.:_..:aer.'..a... 2+ ?`.i'C�E %a.s :...e e.n :,sf %'HY.?ivv4 ,ll a, "C, i From: Minnie Dhaliwal To: Stacy MacGregor Date: 10/28/2008 9:33 AM Subject: Fwd: KC Metro Transit Comments on Riverton Cottages CC: David McPherson Stacy, I am not sure if you already got this or not. I have also copied David McPherson. You may want to share it with SeaTac since the improvements on Military will have to be coordinated with them. Minnie Wynetta Bivens 10/27/2008 4:18 PM Could someone please respond? Thanks, Wynetta On 10/27/2008 at 3:35 PM, in message 416FE21C43CED045BD57B8D600AF90AF02A3E7C6 @mkey02.kc.kingcounty.lcl "Kriedt, Gary" <Gary.Kriedt @kingcounty.gov> wrote: Hi King County Metro Transit staff reviewed the Riverton Cottages project located at Military Rd. S and S 140th St., and we have the following comments. 1 would appreciated if you can forward these comments to Stacy MacGregor, City of Tukwila, project contact. Metro operates Route 128 along this segment of Military Rd. S, serving a bus zone adjacent to the project site (zone #41134) on east side of Military Rd. S, just north of S 140th St. Bus stop improvements are needed at that location. if street frontage improvements will be part of the Riverton Cottages project, we request the project proponent provide a sidewalk segment and bus "landing pad" extension at that bus stop. Please contact Ross Hudson, Transit Route Facilities Planner, 206 263 -3178, ross.hudsonna kinacountvgov. Thank you. Gary Kriedt, Senior Environmental Planner Metro Transit 201 SOU Jackson St., MS KSC -TR -0431 Seattle, WA 98904 -3856 (206) 684 -1166 fax: (206) -684 -1900 gary.kr*tedt@kingcounty gov 73 ri iii-. vr. .r.., i,- a- :,••.n. .i.. n.... 74 4800 South 188 Street SeaTac, WA 98188 -8605 City Hall: 206.973.4800 Fax: 206.973.4809 TDD: 206.973.4808 Stacy MacGregor Assistant Planner 6300 Southcenter Blvd. Suite #100 Tukwila, WA 98188 RE: Cottages at Riverton Dear Ms. MacGregor, Thank you for the opportunity to comment on the Cottages at Riverton Project. The site plan appears to address the City of SeaTac concerns regarding access on Military Road South. However, the submittal does not include a cross section for the frontage improvements on Military Road South. The improvements need to reflect the distance between the centerline of the right -of -way and face of curb; the width of a landscape strip between the curb and sidewalk (5 ft. minimum), and a 6' wide sidewalk. The landscape strip should also include street trees set at 30 ft. on center. The S. 140'' St. and Military Road South intersection appears that it is being realigned to approach Military Road South at a better angle. However, the level of detail makes it difficult to see if this is so. The City of SeaTac is still interested in this intersection being aligned better with Military Road South and S. 140 St. West of Military Road South. Mayor Ralph Shape Has a traffic analysis for the project been completed? We would be interested in the Deputy Mayor amount of new trips proposed to be placed on Military Road South and other streets in Gene Fisher the City of SeaTac. Councilmembers Chris Wythe Please contact me if you have additional questions. Terry Anderson Tony Anderson 4 e, Joe Brennan No Gregerson enberger, E. City Manager Engineering Technician Supervisor Craig Ward Assistant City Manager Todd Cutts Cc: File Susan Sanderson, P.E., City Engineer City Attorney Mary Mirante Bartolo City Clerk Kiistina Gregg 75 76 SEAS. P1G 4800 South 188 Street SeaTac, WA 98188.8605 City Hall: 206.973.4800 Fax; 206.973.4809 TDD: 206.973.4806 Mayor Ralph Shape Deputy Mayor Gene Fisher Councilmembers Chris Wythe Terry Anderson TonyAnderson Joe Brennan Agra Gregerson City Manager Craig Ward Assistant City Manager Todd Cutts. City Attorney Mary Mirante Bartolo City Clerk Mstfna Gregg Public Works Department Engineering Division January 30, 2009 Stacy MacGregor Assistant Planner 630.0 Southcenter Blvd. Suite #100 Tukwila, WA 98188 RE: Cottages at Riverton Dear Ms. MacGregor, Thank you for the response to Dixie's comment letter and our discussion with Cyndy Knighton.. The City of SeaTac requires a traffic impact analysis for the Military Rd. and S. 14CP St. intersection. The study shall include of 30 cottages and existing church with Wednesday and Sunday services. A traffic impact solution in lieu of collecting traffic mitigation fee of $1,025 per unit may be considered. Note: The Citv of SeaTac Ria_ht -of- Wav_ (ROW) Permit annlication is required to continue the plans review. The following divisions and departments have reviewed the submittal and have the following comments: ENGINEERING DIVISION: Lena Kuliczkowska 206 -973 -4737 Dixie Hallenberger 206 973 =4734 Sheet C1.1- Standard Notes .Please replace /add sheet with the City of SeaTac Commercial Standard Notes. (Electronic file is available) Sheet C2.0 TESC Demo Plan SW 1. General Notes add the following: See Sht. xx for the City of SeaTac Standard Notes. 2. Add ROW line Tukwila/SeaTac to all plans on military Rd. S. 3. Show the silt and construction fence along Military Rd. 4. Delineate clearing limits and specify temporary cover. S: All temporary fences shall be located inside the property, not within ROW. Tho .11osl)itality City 77 6 Existing 12" pipe at the NE corner Military Rd. and S. 140 St. —verify if the pipe needs to be removed or plugged in place? 7. Existing driveway from Military Rd. please add a note that existing access shall be closed during construction and driveway removed. Sheet C3.0 Grading and Paving Plan 1. General Notes please add the note that all concrete road items shall be 4,000 psi (see KCRS Chapter 3). 2. S. 140 St. E.W. realignment provide separate drawing with all necessary details. 3. Add the Bus Stop per Metro requirements. 4. Emergency Access from Military Rd. Verify the access description shall be commercial driveway approach per 2007 KCRS Fig. 3 -007. Pavement between the sidewalk and ROW shall be grass -crete or similar type. Add dimensions for the access road Add sidewalk ramps with detectable warning pattern. 5. Mark a typical cross section (half street) on Military Rd. and show where detail can be found. Sheet C3.4 Grading Details 1, Rockery Wall Detail where are the rockeries located on plans? 2. Add detail for concrete driveway approach. Show section with (2) #4 bars in depressed curb. Sheet C4.0 Drainage Plan SW 1. Show existing 12" pipe under 5.140 St., and additional area drainage 50' south along Military Rd. 2. Add a new catch basin at the SE corner S. 140 St. and Military Rd. 3. CB #43 pipe connection doesn't have enough cover; D.I. shall be used. Show existing inverts. Check if the existing pipe needs to be replaced with D.I. to make the cover criteria. Sheet C4.4 Storm Drainage Details 1. Catch Basin Detail add note: all grates shall be vaned and with two locking bolts. Sheet L1.1— Landscape Plan 1. .Trees planting on Military Rd. Are the tree height and location checked with an existing power line along the street? Will these trees be placed with the grate's and with root containment? Please verify trees for invasive roots, or using hard ground for planting where the roots. have no option but to creep all over the place, especially near or under the sidewalk. MR PLANNING DEPARTMENT: Dennis Hartwick 206 -973 -4836 No comments. FIRE DEPARTMENT: Bob Meyer, 206- 973 -4501 No comments. Please contact me if you have additional questions. Sine erely, Lena Kuliczkowska Senior Engineering Technician Cc: File PL -014 Dixie Hallenberger, P.E., Engineering Technician Supervisor 79 :I Stacy MacGregor Assistant Planner 4800 South 188 Street 6300 Southcenter Blvd. SeaTac, WA 98188 -8605 Suite #100 City Half: 206.973.4800 Tukwila, WA 98188 Fax: 206.973.4809 TDD: 206.973.4808 RE: Cottages at Riverton Military Road South and South 140' Street Parcel #'s 1623049060; 1623049162; 1623049165; 1623049152; 1623049150; 1623049044;1623049159 Dear Ms. MacGregor, Thank you for the opportunity to look at the latest plans for "Cottages We find that there are still unaddressed concerns, from our January 30, 2009 review letter, on the latest plans. Our concerns are: Sheet C2.0 Temporary Erosion Sedimentation Control Plan Demo Plan SW there is still no construction fence shown on the plan along Military Road South. Sheet C3.0 Grading and Paving Plan The emergency access to Military Road South does not meet the standards of the City of SeaTac. It shall be constructed per the 2007 King County Road Standards figure 3.007. There shall be a minimum of 20 linear feet of grasscrete paving between the Mayor back of sidewalk and the connection to the private road system. This connection to Terry Anderson Military Road South is not to look like a roadway connection. Removable bollards are Deputy Mayor only to be removed by Fire Department personnel. (The access point is also shown on Gene Fisher Sheets C 1.0 and C4.0). o rschier l s Rick F S C3.4 Gradi Military oad South and S 140 Street Rick oschler Sheet rag Plan MilrY Tony Anderson Note calling out Curb Detail #6 of Sheet C3.4 is actually on Sheet c3.5 Ralph Shape Pam Fernald Mia Gregerson Sheet 4.0 Preliminary Drainage Plan All catch basins in the City of SeaTac right -of -way shall have two bolt locking vaned grates. Interim City Manager Todd Cutts City Attorney Mary Mirante Bartolo City Clerk Kristin Gregg M x City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila Planning Commissioners FROM: Lynn Miranda, Senior Planner DATE: September 14, 2011 SUBJECT: Briefing on Southcenter Plan ISSUE Over the next few months, Staff will be holding worksessions with the Planning Commission on a revised draft Southcenter Plan. This memo provides a briefing on the background of the planning process to prepare the Planning Commission for the upcoming review of and public hearings on the revised draft Southcenter Plan. Staff has been developing the draft plan for Southcenter, one of King County's designated urban centers, since 2002. On March 14, 2011 the Council Committee of the Whole recommended that staff reduce the scope of the project and revise the current draft plan prior to seeking any additional stakeholder input or public comment. BACKGROUND The Southcenter area (see Figure 1) has been designated as an urban center under the Countywide Planning Policies since the adoption of the revised Comprehensive Plan and Zoning Code in 1995. This designation provides some benefits such as priority for regional infrastructure and transit service. It also aligns with the City's plan for accommodating much of its regional share of employment and housing growth (17,550 employees and 4,850 households by 2031) in mixed use commercial areas primarily in Southcenter, with the remainder in Tukwila South and along Tukwila International Boulevard, leading to the creation of vibrant, walkable mixed use districts linked by transit.' We hope to see new construction at the core of these areas along the lines of the Tukwila Village vision, with high quality multi -story buildings close to comfortably wide sidewalks in order to spur redevelopment and job and housing growth. This strategy will also allow us to protect the existing character and stability of Tukwila's largely built -out residential areas. For a more complete discussion of how the Southcenter Plan fits into the broader State, regional and county policy framework see Attachment A. FEDERAL GRANT In 2002 Tukwila received a $1.4 million federal grant to prepare a subarea plan for Southcenter, one of the region's designated urban centers, including the area designated for transit oriented development (TOD) around the Sounder commuter rail /Amtrak station. The project's objectives were as follows: Prepare a redevelopment strategy for the TUC to create more business activity and generate additional tax revenue, encourage a broader mix of uses and densities in a pedestrian- oriented environment to support improved transit (particularly in the northern part of the TUC), improve internal circulation and create a sense of place. Identify and coordinate the improvements necessary to initiate and support the plan. Develop regulations and guidelines implementing the plan. 1 Approximately 1/3 of the City's forecasted employment growth is planned for the City's Manufacturing /Industrial Center. 83 INFORMATIONAL MEMO Page 2 Complete the evaluation of environmental impacts from the proposed development and designate the plan as a SEPA "planned action FUTURE REGIONAL COMPETITIVENESS One of the motivations for undertaking this effort to develop more detailed development standards was to ensure that the Southcenter area remained competitive with other regional shopping and employment centers. Trends point to the continuing decline of the already overbuilt retail sector, and consumer preferences for walkable, vibrant, outdoor, entertainment driven experiences as seen in the outward nature of the Southcenter Mall expansion, Kent Station, Renton Landing and Burien Town Center. When the General Services Administration put out a request for proposals for office space in our area the requirements included amenities such as retail shops, banks, restaurants and multiple bus lines within a walkable distance of one -half mile from the building. While the Southcenter area contains these types of amenities, in order to diversify into the office and housing markets we need to provide safe, comfortable pedestrian and bicycle routes to get to them. TUKWILA URBAN CENTER (TUC) PLAN PROCESS The TUC Planning process started with a public visioning exercise and was designed to allow many opportunities for public involvement. For a chronology of this process to date see Attachment B. Between May 2002 and May 2004 staff held six public workshops and three joint City Council /Planning Commission work sessions to develop the vision and priorities for the plan, much of which was based on a summary of existing conditions, issues, constraints and opportunities that was prepared for the area (see Attachment C). During that time, staff and the City's consultant FTB met with the Mall on their design and renovation project to ensure that the Mall's project was consistent with the direction the vision was taking. Staff and consultants also flew to Minneapolis to discuss the vision with the Target Corporation. FTB then took this vision and in 2005 delivered a draft plan composed of three parts: the vision for the urban center, development standards and design guidelines to implement the vision, and recommended City investments and actions. From 2005 to 2008 public review of the plan was put on hold due to other City priorities such as the Tukwila South annexation. During that time, staff convened a panel of commercial and mixed use experts from the Urban Land Institute to review the feasibility of the draft plan and make recommendations. Staff also worked to test the draft regulations on other proposed projects, sought funding for some of the implementing actions such as the pedestrian bridge over the Green River and an improved transit center, and coordinated with Sound Transit on the design of the permanent commuter rail station and the Parks Department on the master plan for Tukwila Pond Park to ensure these projects supported the City's vision for the TUC. In the fall of 2008 we resumed the public review process with mailings, open houses, multiple meetings with individual property and business owners, and presentations to interested groups. From March to May 2009 the Planning Commission held a public hearing and 3 work sessions on the draft Plan. During this process it became clear that there was not internal consensus among City Departments on a vision for the urban center that included greater building density, taller buildings, breaking up the superblocks, on- street parking and improved facilities for pedestrians and bicyclists. The public comments were generally in favor of the vision but there was concern about development standards in the TOD area such as the 2 story minimum height, maximum setbacks, entrances facing the street and thresholds for compliance with the new standards. In May 2009, the Planning Commission directed Department of Community Development (DCD) staff to review the comments received from the public on the draft Southcenter Plan and 84 propose revisions to address the issues raised. After reviewing the comments staff decided to INFORMATIONAL MEMO Page 3 address the internal departmental concerns separately from the external stakeholder comments. All of the comments are available on the Tukwila Urban Center Plan section of the City's web site, both in their original form and summarized in a matrix with staff analysis and recommendations. Staff responded to public comments concerns regarding the economic feasibility of the vision and the draft development regulations by contracting with ECONorthwest (ECO), the consultant that prepared economic and market analyses during the preparation of the draft plan. We held three focus groups with property owners, businesses and regional developers to evaluate the vision, approach and regulations in the draft plan. ECO's summary memo recommended the following revisions to the development standards and changes to the implementation strategies: General comments and recommended strateaies: Almost all stakeholders agreed the vision is the right long -term goal for development in TUC. The vision is achievable in the mid to long term with significant, targeted public investment to catalyze and support types of development the City would like to see. Code appears to be more complex than it actually is: it is designed to provide certainty while minimizing discretionary interpretive decisions. Specific recommendations comments: Revise high -rise ordinance to allow mid -rise construction will make the Plan more economically viable and allow Tukwila to be more competitive with other cities. (Note: this has already been accomplished) Achieving multiple storied development is limited due to difficulty in meeting parking requirements When reducing parking requirements, need to provide other options to avoid negative consequences Open space requirements are consistent with other jurisdictions. Staff presented these findings to the Planning Commission (PC) on December 10 2009 and the Community Affairs and Parks Committee on March 22, 2010. Almost all stakeholders commenting on the draft plan agreed the City's vision is the right long- term goal for development in the TUC. The conflict, however, was in how and when the vision should be implemented. Some members of the PC thought that additional public outreach was needed outside of the formal hearing process. WHERE WE ARE Now To address the concern about input from property and business owners, staff proposed establishing a second stakeholders' process to address key issue areas that were identified by ECONW and /or raised during the public comment period. The process was designed to allow the consultant/staff team to work out the individual concerns of the stakeholders, with the anticipated outcome of a set of regulatory refinements to the draft Plan that work for both the stakeholders and the City. In March 2011 staff presented three stakeholder process alternatives to the City Council: the process described above, an advisory group similar to the Sign Code Advisory Committee and a standard legislative process with public hearings. The Council chose the third option along with reducing the scope of the project and directed staff to revise the draft Plan to meet the minimum requirements for accommodating growth and fulfilling regional policy goals. The Council wanted a streamlined review process since the changes from the existing code would be limited. 85 INFORMATIONAL MEMO Page 4 Consequently, no formal stakeholder group process was desired. Instead, public involvement will be accommodated by informal meetings between staff and key individual stakeholders, as needed, and by open houses and future Planning Commission and City Council public hearings on the draft Plan. NEXT STEPS Over the next few months, staff will hold a series of worksessions with the Planning Commission on the revised draft Southcenter Plan (Books 1 -III). Staff anticipates the following schedule: September: Introduction to the Southcenter Planning Process Future Meetings Review of Book I Community Intent. Book I provides the basic building blocks for Book 11, which will contain the new zoning code that implements the community vision. Review Book II Development Code This replaces the current zoning and design review regulations for the plan area. Review Book III Public Private Implementation Actions Open House on revised draft Southcenter Plan Planning Commission Public Hearings on revised draft Southcenter Plan Staff re- writes draft Plan in response to comments, as necessary City Council Public Hearings on Planning Commission's revised draft Southcenter Plan ATTACHMENTS Figure 1 Plan Area Map A Tukwila's Planning Policy Framework Attachment 1 Vision 2040 Attachment 2 Urban Center Criteria B TUC Plan Process C Existing Conditions Summary for Tukwila's Urban Center W Figure 1. Plan Area Boundary AM ATTACHMENT A TUKWILA'S PLANNING POLICY FRAMEWORK Here is a discussion of how Tukwila's Comprehensive Plan vision for the Southcenter area fits into the broader State, regional and county policy framework. Washington State Growth Management Act (GMA) Establishing the land use planning hierarchy in Washington, the Growth Management Act (RCW 36.70A) mandates local comprehensive planning in heavily populated and high growth counties and their cities. It established 13 broad goals to guide the policy development of local comprehensive plans. The VISION 2040 plan adopted by the Puget Sound Regional Council provides the multicounty policy framework required by GMA to meet these goals at the regional, county, and local government levels. Vision 2040 Regional Growth Strateuv The central Puget Sound region is forecast to continue to grow in the coming decades up to 5 million people will live here by the year 2040. Vision 2040, the adopted Regional Growth Strategy, provides guidance to cities and counties for accommodating that growth. It is an integrated, long -range vision for maintaining a healthy region promoting the well -being of people and communities, economic vitality, and a healthy environment, see Attachment 1. It contains an environmental framework, a numeric regional growth strategy, six policy sections guided by overarching goals as well as implementation actions and measures to monitor progress. The strategy is designed to preserve resource lands and protect rural lands from urban -type development. The strategy promotes infill and redevelopment within urban areas to create more compact, walkable, and transit friendly communities. All levels of government in the central Puget Sound's four counties (King, Kitsap, Pierce, and Snohomish) will use VISION 2040 as a regional framework for making local decisions. The strategy is organized around categories of "regional geographies." The majority of the region's employment and housing growth is allocated to Metropolitan Cities and Core Cities, which together contain the more than two dozen designated regional growth centers. Tukwila is a Core City with a designated urban center. The multicounty planning policies provide guidance for implementing the Regional Growth Strategy. Under these policies growth is to occur first and foremost in the designated urban growth area, less development is to occur in rural areas. Centers are recognized for their benefits in creating compact, walkable communities that support transit and other services. Housing and jobs should be located in a manner that provides for easy mobility and accessibility. Investments in transportation and other infrastructure should be prioritized to centers. Countywide target setting processes for allocating population and employment growth are to be consistent with the regional vision. Countvwide Planninu Policies The GMA further requires King County to prepare broad Countywide Planning Policies (CPPs) that comply with both the growth principles of the GMA and the more directive policies of the Multi- County Planning Policies (Vision 2040). The CPPs provide the vision and policy framework for the development of each jurisdiction's comprehensive plan, including Tukwila. The CPPs are maintained by the Growth Management Planning Council and have recently been updated. H:AX \Attaclunent A Polio• Framework Attachment A i Nrbai? CE'1? er C'11teria The CPPs require that urban centers have: 15,000 employees within a half mile of a transit center Average 50 employees per gross acre Average 15 households per gross acre See Attachment 2 for a comparison of the urban center criteria to Tukwila's urban center characteristics. Tukwila made a presentation to PSRC in January on the status of our efforts to achieve the urban center goals. Local C Pla1is. Local comprehensive plans direct land use planning regulations and activity in unincorporated King County and each of the county's 39 jurisdictions. Each local plan establishes the land use and development regulations within its jurisdiction. Local plans, when next updated, are expected to align with the planning hierarchy described above. Anticipating completion of the CPPs in 2010, many cities including Tukwila have begun the planning effort to revise their comprehensive plans. Kinu County Growth Taruets In 2009 after an extensive process involving staff from the affected cities, including Tukwila, the Growth Management Planning Council adopted updated employment and housing growth targets for 2031. As a core city Tukwila, including its annexation areas, has a target of 4,850 net new housing units and 17,550 net new jobs over the next 21 years. While no city can guarantee a certain level of development we must provide for zoned capacity and infrastructure to accommodate that growth. It is unclear how Tukwila could accommodate our housing growth target by 2031 without encouraging housing development in the urban center. The Tukwila South Master Plan calls for between 700 and 1,900 units to be developed over up to 30 years. The recent addition of the Urban Renewal Overlay to the Neighborhood Commercial Center zone will allow for more intensive development along a section of the Tukwila International Boulevard Corridor and accommodate another portion of the target. Tukwila's single and multi family zoned land is largely built -out at the current lot sizes and densities and so has limited ability to absorb additional units. If the vision for the Southcenter area changes to exclude housing the most straightforward alternative to meeting our targets would be to upzone existing residential neighborhoods to allow for more intensive development. ATTACHMENTS 1) Vision 2040 Executive Summary 2) Comparison of the urban center criteria to Tukwila's urban center characteristics •1 Attachment 1 Y VISION 2040's Regional Growth Strategy is a preferred pattern for accommodating residential and employment m growth. It is designed to minimize environmental impacts, support economic prosperity, improve mobility, and make efficient use of existing infrastructure. The Importance of the Regional Growth Strategy The central Puget Sound region is forecast to continue to central Puget Sound row in the coming decades u to S million people g g p p p Regional Growth will live here by the year 2040. The Regional Growth Strategy Strategy provides guidance to cities and counties for accommodating that growth. The strategy is designed to preserve resource lands and protect rural lands from urban -type development. The strategy promotes infill and redevelopment within urban areas to create more compact, walkable, and transit friendly communities. What's in VISION 2040? VISION 2040's Regional Growth Strategy identifies the role' orated areas, and rural lands W that various cities, unincorporated categories play in accommodating the region's residen- tial and employment growth. The strategy is organized around categories of "regional geographies. "The major- it of the region's employment and housing growth Y g� g g is allocated to Metropolitan Cities and Core Cities, which together contain the more than two dozen designated regional growth centers. Larger Cities also play an impor- tant role over time as places that accommodate growth. Small Cities provide jobs and housing that support vital and active communities at a less intensive scale. Growth I in the unincorporated urban growth area is prioritized for areas that are identified for annexation into adjacent .1:,, cities. Significantly less growth is allocated to the rural ak�� areas than has occurred in the past. Multicounty Planning Policies. The multicounty plan- ning policies provide guidance for implementing the Regional Growth Strategy. Growth is to occur first and foremost in the designated urban growth area; less development is to occur in rural areas. Centers are recognized for their ben- efits in creating compact, walkable communities that support transit and other services. Housing and jobs should be located in a manner that provides for easy mobility and accessibility. Investments in transportation and other infrastruc- ture should be prioritized to centers. Countywide target- setting processes for allocating population and employment growth are to be consistent with the regional vision. Actions. Many of the implementation actions in VISION 2040 contribute to achieving the Regional Growth Strategy. For example, the Regional Council already began working with its member jurisdictions in 2008 to develop a regional 91 W Attachment 2 TUKWILA COMPREHENSIVE PLAN Tukwila Urban Center Amended Countywide Planning Policies Recommended Tukwila Urban Center Criteria Urban Center Characteristics Planned for 20 years 2 Total land area of up to 1.5 square miles (1,440 acres) Tukwila Urban Center planned for 30+ years Proposed Tukwila Urban Center area approximately 1.35 square miles 3 Requires 15,000 employees within one -half The area is planned to allow this density, mile (walking distance) of a transit center 4 Average of 50 employees per gross acre 5 Average of 15 households per gross acre 6 Emphasis on mass transportation and non motorized modes, while lessening dependency on single occupancy vehicles 7 Promotion of high caliber urban design standards and support for capital public improvements 8 Receives first priority for development of high capacity transit center and regionally funded support infrastructure 9 Receives other funding and streamlined permit processing incentives The Tukwila Urban Center is planned to allow this density. Specific Tukwila Urban Center areas are planned to allow residential uses, particularly in the area within walking distance of the Sounder commuter rail /Amtrak station. Strong motorized and non motorized connections are planned between the TUC the Sounder commuter rail /Amtrak station. Enhanced transit facilities are anticipated in proximity to the TUC core. Additional potential forms of high capacity transit (HCT) directly serving the TUC include bus rapid transit (BRT), a local area transit route, and future phases of light rail. Roadway improvements, including enhanced streetscapes, will improve auto, transit and pedestrian movement and access. An enhanced street network will improve mobility. Facilities developed will recognize the actual and projected need and demand for motor vehicle, pedestrian, and transit facilities. Design standards and high quality public/ private capital improvements are key to attracting the types of development that will achieve the vision for the TUC. A Sounder commuter rail /Amtrak station is located in the TUC. Ensuring that additional high capacity transit facilities serve the TUC will require active City involvement in regional planning processes. Via a SEPA planned action for the TUC Plan. Figure 22 Countywide policies compared to Tukwila Urban Center December 2008 111 93 M Attachment B Southcenter Subarea Planning Process 2002 -2004 Development of the Vision for the Urban Center Council Briefing 6 Public Workshops See 9118108 Memo for Summaries 2 Joint PC /CC Worksessions Multiple Team Meetings with City Staff Consultants 2004 Endorsement of the Vision by CC and PC Joint PC /CC Meeting Directed Team to prepare regulations that implement the Vision Adoption of Updated Comprehensive Plan Policies 2005 -2008 Development of the Plan to Implement the Vision Staff review of Draft Plan by Freedman, Tung Bottomley (FTB Urban Land Institute Technical Advisory Panel Worksession on the Implementation Aspects of the Draft Plan Meetings with Local and Regional Developers to Review Plan Direction "Testing" draft regulations on Proposed Developments (Mall expansion, Baker Blvd Retail, Fidelity Bank of A merica, other office retail projects Grant Funding for Pedestrian Bridge Study Sounder Station Review Coordination on Tukwila Pond Park Master Plan Grant and Developer Funding for Transit Center Design and Construction 2008 Affirmation of the Vision and Introduction to the Plan Public Open House with FTB 10123108 Joint PC /CC Worksession with FTB 10123108 2008 -2009 Public Outreach for the Plan Presentation to the SWKC Chamber of Commerce 1017108 Presentation to the Parks Commission 11119108 Mailings Emailings to 1400 Property Owners, Tenants, Interested Parties Public Open House 314109 Meetings with Multiple Property Owners Hazelnut Article 2009 Review of the Plan Specifics by PC Presentation by FTB 3112109 Public Hearings 3126109, 4123109, 5128109 H: X, attachment B Plan Process Attachment B 95 3 Worksessions Meetings with Fire Department 3125, 518, 5120 Plan remanded to staff for revisions to address the public comments Staff to Review Public Comments and Revise Draft Plan Meeting and PC work session with EcoNW to discuss additional economic analysis 718109 Meetings with Fire Department and PW Individual meetings with Property Owners EcoNW led Focus groups 9 /29/09 Local and Regional Developers Local Property Owners and Managers Westfield Mall Representatives Presented EcoNW TUC Implementation Analysis to PC 12/10/09 2010 Internal Departmental Review Process on Street Cross sections Meetings with DCD, Public Works Fire 315110, 4120110, 514110, 5118110 Presented EcoNW TUC Implementation Analysis to CAP 3/22/10 Proposed Stakeholder Review Process to CAP 9 106110 to CC 9/27/10 to CAP 2128111 Council Directs Staff to Reduce Project Scope 3114111 Future Staff Revises Draft Southcenter Plan Review of the Revised Plan by PC Public Hearings Public Open House Work Sessions Forward PC Recommended Draft Plan to CC Review of the PC Recommended Plan by CC Review of Supplemental Environmental Impact Statement for the Plan Open House Public Hearing Worksessions Adoption of Plan, Implementing Ordinances and SEIS by CC 97 RX ATTACHMENT C DRAFT EXISTING CONDITIONS REPORT Tukwila's Urban Center The condition of the Tukwila's urban center, "Southcenter at the inception of this Subarea Plan is detailed in this section. Ultimately, the implementation of the Plan's Phase I strategies will result in sufficient modification of these conditions as to make this Plan obsolete. At that point, a newly updated Southcenter Plan will need to be prepared to engage the problems and opportunities presented by the modified existing conditions. As change occurs, the community intends to measure those changes against the conditions recorded herein to monitor the degree to which the Plan remains sufficiently current. A.1. INTRODUCTION The City of Tukwila is located 12 miles south of downtown Seattle, 17 miles north of downtown Tacoma, and two miles from the Sea -Tac International Airport. The Plan Area is comprised of approximately 1,000 acres located in the immediate southeastern quadrant formed by the crossing of Interstates 5 and 405. It contains the City's primary commercial center featuring by far the greatest proportion of the City's development and its primary source of sales tax revenue. The Plan Area contains a sufficiently wide range of retail offerings to make it the largest shopping destination serving the South King County region. Its primary shopping anchor is Westfield Southcenter Mall, the largest mall in the state of Washington. The Mall recently went through a substantial expansion and renovation. In addition to the wide range of shopping venues, the Plan Area also contains a substantial amount of other commercial uses, especially distribution, warehousing, office and lodging. A.2. CONTEXT 1) History The land area of Tukwila has historically been inhabited by the Duwamish, the Native Americans who made their homes along the Duwamish River. They were followed by Euro- American settlers in the 1850's who began the development of a small community based on farming and coal mining. Tukwila was incorporated in 1908, and its development was spurred by accessibility from the Duwamish, Green and Black Rivers, then by train lines that connected it to the major cities of Seattle and Tacoma, and finally by the construction of a regional freeway system. Over time, Tukwila has grown as a center of commerce due to its location at the crossroads of rivers, trails, highways and railroads. The majority of growth in the City, and especially in the Plan Area, has occurred over the last fifty years. The area to be known as the Tukwila Urban Center was annexed to the City as an industrial park in 1956. The construction of Interstate 5 and 405 in the mid 1960's opened the area up for commercial development, and instigated a rapid transformation of what was largely undeveloped open land and dairy farms (see Photo 1). The Southcenter Mall (currently the Westfield Southcenter Mall) opened in 1968, becoming a commercial anchor for the area. Over the subsequent twenty years, more industry and commerce located in the area, providing space for over 1,000 businesses. W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9/14/201 1 Photo 1. 2) Community Population in Tukwila has almost doubled in the last 20 years, due to new residential construction and a land annexation in the early 1990's, to a current estimation of 19,107 (2010). While growth has slowed since the 1990's, population is again expected to significantly increase over the next twenty years. Many of Tukwila's newer residents are immigrants from outside the country, and this is expected to continue. Black or African American and Asian are the fastest growing new groups. Median family income for Tukwila was $44,530 in 2009, compared to $67,076 in King County. 3) Re -ional Circulation The City of Tukwila is well positioned in the regional transportation network: it is located immediately along the two primary regional freeways, I -5 and I -405 (see Photo 2). It is highly visible and accessible to motorists moving through on these major regional thoroughfares to and from downtown Seattle, downtown Tacoma and SEATAC International Airport. Two regional transit operators provide service within Tukwila. King County Metro provides both local bus and paratransit services to Tukwila and the surrounding region. Sound Transit operates a three county bus network, and a light rail and commuter rail system. The Sounder commuter rail line serves the Southcenter area via the Tukwila Longacres Station. Sound Transit's 14 mile LINK light rail line nuns between Seattle and the Seattle Tacoma International Airport, stopping at South 154 Street and Tukwila International Boulevard, approximately two miles west of the urban center area. King County Metro provides frequent bus service between the light rail station, the Southcenter Mall area, and the Sounder Commuter Rail Station. Amtrak passenger train service is also available at the Tukwila Longacres Station. W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9/14/201 1 Mrs A.3. LAND USE AND DEVELOPMENT Southcenter has become a commercial center for the City and the region. Development in the Southcenter area is exclusively commercial, with retail, office, lodging, warehouse and industrial uses. There is minimal residential development. Existing development patterns are primarily single- story, auto oriented, commercial development. The northern portion of Southcenter is dominated by the super regional Westfield shopping mall (the largest covered mall in Washington state See photo 3 surrounded by parking lots and rings of associated smaller scale, surface parked commercial buildings. The southern portion is primarily a warehouse and distribution center that takes advantage of the area's highway and railroad infrastructure, with some retail outlets and office buildings. Major destinations include the Mall, the retail "power" centers lining Southcenter Parkway (see Photo 4) and portions of Strander Boulevard, and big -box retail along Andover Park East in the southeastern portion of Southcenter (see Photo 5). In addition, many chains that draw on a regional audience, such as Office Depot, Home Depot and Target, have located within Southcenter's boundaries. A large proportion of Tukwila's jobs are located in the Southcenter area. More than half of these jobs are in retail, with the remainder primarily oriented towards manufacturing and industrial work. Boeing's Longacres campus, located just outside of the Southcenter area and directly to the east of Sounder's Tukwila Longacres station, is forecasted to provide over 10,000 jobs for the region. As a result of Southcenter's role as a popular commercial center, land values in Southcenter are expected to rise over time. The lower value office and warehouse uses (see Photo 6) that make up a large part of Southcenter's land area are potential locations for higher -value uses, and various sites have transitioned to retail use. As a testament to the rising land values, the owners of Westfield Southcenter Mall intensified their property site with an expansion that increased its size by another 500,000 square feet, including a cinema, an expanded food court, additional smaller retail stores, new restaurants and the first structured parking garages serving retail to appear in the Southcenter area. A market analysis conducted in 2002 showed that the development potential for the Southcenter study area for the near future was projected to include demand for more retail, more restaurants, and more industrial uses, with more office and lodging to follow in the long term. Market analysis of land constraints and demand pressures in the area pointed to the possibility of denser development and structured parking, justified by rising land values. Since that time, due to the downturn in the economy, many of the stakeholders in the Southcenter area have expressed concern that much of the draft Plan is based on a market analysis that is now outdated. The City's consultants agreed that the 2002 analysis is not adequate now for use as a short-run analysis. Instead, the consultant's conclusions are that the W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9/14/201 1 101 Photo 2. Location at freeway crossroads vision is achievable, but in phases and over a period of time and only with significant, targeted public investments to catalyze and support development of the type that the City would like to see. Also, given the uncertainty in the current market, it is not effective use of City fiends to do a new, detailed market analysis at this time. TO A.4. EXISTING LAND USE POLICY The City's Zoning Code is set forth in Chapter 18 of Tukwila's Municipal Code. All of the land area under study is contained within the area designated by the City's Comprehensive Plan and the City's Zoning Map as the Titkirila Urban (TUC). The stated purpose for this zoning district is "intended to provide an area of high- intensity regional uses that include commercial services, offices, light industry, warehousing and retail uses. Development is intended to be pedestrian friendly, with a strong emphasis on a safe and attractive streetscape." Uses permitted in the district include an extremely wide range of retail, entertainment, commercial and industrial uses. Residential uses are conditionally permitted on areas within 500 feet of the Green River, Tukwila Pond, or Minkler Pond (a maximum density of ?2 units per acre, 100 units per acre for senior housing), and in mixed -use developments within one quarter mile of the Sounder Commuter rail /Amtrak Station property (maximum density of 65 units per acre). Most of the uses that support residential, like churches, schools and recreational facilities, are also conditionally permitted. Buildings are allowed to a maximum height R": Long Range Projects Southcenter Plan PC RE VIER" 9.22.11 _attach C_Existing Cond summan.doex 9/1.1/2()1 1 Photo 3. Westfield Southcenter Mall Photo 4. Parkway Super Center Photo 6. Lower value office Warehouse Photo 5. Big box warehouse retail of 115 feet. There are few policies setting standards for building design, orientation, massing, location of parking, block size, or the creation of new streets. The Zoning Code requires design review for all commercial structures larger than 1,500 square feet and for all strictures containing multi family development, as well as for certain exterior repairs, reconstructions, alterations or improvements to buildings over 10,000 square feet. Design review for commercial structures between 1,500 and 5,000 square feet will be done administratively, for larger structures, by the Board of Architectural Review. A.S. DEVELOPMENT AND REDEVELOPMENT POSSIBILITIES Southcenter is almost 100% developed, with very little vacant developable land. The few areas that are untouched by development are either preserved as open space, environmentally sensitive wetlands and river areas, or dedicated towards public uses, such as utility sites. The most significant piece of vacant land that is available for new development lies on the eastern border of Southcenter, north of and adjacent to the Tukwila Longacres Rail Station. However, there are many obstacles to redevelopment of this area, such as underground and above ground utilities and limited access. While there is very little undeveloped land in Southcenter available for new investment, the low- density nature of its development pattern points toward redevelopment opportunities. Its high- visibility location at the juncture of two freeways makes it a desirable location, especially since there is little developable area elsewhere. The other quadrants bordering the freeway intersection are filled with low density residential neighborhoods, with little to no land open for development. With heightened demand for retail space in Southcenter, and the rising land values that result from this demand, much of Tukwila's industrial and warehouse space is vulnerable to conversion to office (see Photo 7) or retail. Some of Tukwila's industrial uses have already shifted to retail uses, See Fig.A.1) as evidenced by Costco Wholesale, Lowe's Home Iinprovement, Home Depot and Circuit City, all of which are located in former warehouse buildings. W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununarv.docs 9/14/201 1 103 Photo 7. Fatigue Technology Neighbor lbod 1 I Itesideeytiol jll Neighborhaod l i r 1� w t 3' Tc 5¢ut'uC i xh X 1 1- 4 d I yfl r -d T rq C T. Tpi9 Fi(Y.A.1. Pattems of Development and Change A.6. LOCAL TRANSPORTATION AND CIRCULATION 1) Vehicular Circulation Because Southcenter is geographically bounded by the two freeways and the Green River, primary entrance points into the study area are limited. From the north, traffic can enter over I -405 at 61 st and 66th Avenues. From the south, access is limited to Southcenter Parkway, Andover Park West and East, and West Valley Highway. Traffic from the west can enter from I -5 at Southcenter Parkway, Klickitat Drive and South 178/180th Street, and traffic from the east is limited to Strander Boulevard and South 178/180th Street. Because of this limited access to the area and the small number of streets serving development, there can be delays at the entrance /exit ramps to the freeway, and there are frequent bottlenecks at the Klickitat Drive and Southcenter Parkway intersection and other intersections near Westfield Southcenter Mall. Traffic on the surrounding interstates is expected to increase in the future. Proposed long -term improvements include the relocation of the I -405 on -ramp from the Southcenter retail area to the east of 66th Avenue, extending Tukwila Parkway to West Valley Highway, and at the R”: Long Range Projects Southcenter Plan PC REVIER" 9.22.11 _attach C_Existing Cond summan.does 9/14/201 6 I I lr 188th Street freeway interchange. Also, with the Tukwila Urban Center access improvement project, bottlenecks in the Klickitat area and near the mall are expected to improve. Major north -south arterials through the study area are Southcenter Parkway and West Valley Highway, east -west arterials are South 180th Street and Klickitat Drive/ Strander Boulevard. However, arterial routes are treated no differently than other streets in the network. All of the streets appear to be the same in width, design, and even in the types of buildings that line their edges. No priority is given to entrance routes or to important thoroughfares, there are no custom signs incorporated into the streetscape, and no landmarks or monuments mark special places along the street lengths. The street network in the Southcenter area is designed solely for the automobile, and follows an oversized grid that limits internal circulation Southcenter is divided into 38 blocks, with an average block size of 22 acres. The area contains over 14 linear miles of roadways, with an intersection density of one intersection for each 16 acres. The smallest blocks in the study are 1,000 feet in length by 1,000 feet in depth, compared to downtown Seattle, with an average block size of 1.5 acres and average block length of 250 feet. East -west streets are particularly limited. With increased success on this limited street network, congestion within Southcenter is becoming more common peak times for congestion are the noon hour during the week, and Saturday's congestion is even greater around the Mall. 2) Pedestrian Circulation Pedestrian activity is almost nonexistent in Southcenter, limited to the brief walks taken by people walking to their jobs or to shopping destinations from transit. There are several reasons for this a street network scaled to the automobile creating block sizes that are too large to walk, long distances between intersections and destinations, narrow unprotected sidewalks along wide highly trafficked roads, large parking lots, and the fact that there are no residential uses in the area. In some areas, sidewalks were created as a part of adjacent development and end at the parcel limits, creating a pedestrian network that is interrupted and sporadic. Pedestrian access to the Tukwila Longacres Sounder /Amtrak station from the urban center is not clearly legible, but this should improve with the installation of a permanent station and a future pedestrian bridge over the Green River. Access to park and open spaces in the area can be difficult to find on foot, and are often hidden behind buildings. While Southcenter does not have many pedestrian or bicycle facilities, it does connect to the Green River and Interurban Trails, which connect to the regional trail system. However, these, too, are difficult to find and access. 3) Transit Transit is provided to the area through King County Metro bus service, and Sound Transit's "Sounder" commuter rail service. King County Metro routes 110, 128, 140, 150, 154, 155 and 156 serve the Southcenter area. Routes 110, 126, 140, 154 and 156 all connect to the Tukwila Sounder Station during Sounder regular operating hours. Route 110 connects the Tukwila Station area at Longacres Drive with north Renton. Route 128 provides connections between Southcenter and White Center and West Seattle. Route 140 is a major east -west bus route connecting the mall to Burien, the LINK light rail station at South 154th Street, Southcenter, the Tukwila Longacres station and the Renton Park Ride. Route 150 is the major north -south route connecting Tukwila with Kent and Seattle. Route 154 serves the Boeing Industrial site and connects to the Tukwila Longacres station. Route 155 provides service between Tukwila and north Kent, and Route 156 connects SeaTac, Southcenter and the Tukwila Longacres station. Bus rapid Transit connecting the Burien Park Ride, Southcenter, the Tukwila Longacres Station and the Renton Park Ride is planned to commence in 2013. Sounder offers commuter rail service between Tacoma and downtown Seattle with stops in Puyallup, Sumner, Auburn, Kent, and Tukwila. The interim Tukwila Longacres station is located just south of W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9 /14/201 1 7 105 Longacres Way (see Photo 8), a permanent station is to be completed by 2013. The station currently accommodates Amtrak service as well as the commuter trains. A study by Mirai Associates in 2002 indicates that transit accounts for about 2% of all trips into and out of the area. A great number of these trips are to and from the Westfield Southcenter Mall, the stop at this mall is the most highly used, and accounts for more than half of the total riders in the study area. However, existing facilities at this stop are inadequate for the large ridership at that location (see Photo 9), and City plans include design and construction of a new transit center in the vicinity of Andover Park West and Baker Boulevard. This, combined with a permanent Tukwila Longacres station, should make transit a more appealing option for the area. A.7. OPEN SPACE AND RECREATION There are manv natural resources within the Tukwila Urban Center see Fig.A.2. the most noteworthy of which is Tukwila Pond (see Photo 10), a body of water created by a high water table and the runoff from all of the impervious surfaces of the area's rooftops and parking lots, that is now a significant wildlife habitat and a stop -over point for migrating waterfowl. Access to the pond's edges is restricted around most of its perimeter (see Photo 11), but a park has been preserved along the Pond's western edge. Tukwila Pond Park is located behind the commercial development along Southcenter Parkway and the Target store on Strander Boulevard, and accessed along foot trails from these roadways. Viewpoints of the pond and wetland are accessible along the eastern edge of the Pond, on Andover Park East. Other amenities in the area include Minkler Pond and the Green River (see Photo 12). Minkler Pond is a smaller water body at the eastern terminus of Minkler Boulevard that flows into the Green River, but is inaccessible from the west because it is trapped behind several industrial buildings. The Green River Trail, 2.6 -miles of which are within Tukwila, winds along the west bank of the Green River, and the Interurban Trail located on the old Interurban right -of -way east of West Valley Highway, provide recreational space for bike riding, jogging, walking and inline skating. Visual and physical access to these trails is difficult. Much of the Green River Trail is hidden behind the industrial development that lines the riverfront for most of its length through Southcenter. W: Lon.- Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9/14/201 1 Mr. Photo 9. Transit stop on Andover Park W. Photo S. Temporal Tukwila Longacres Station im f r I Fig.A2. Existing Open Space Network A.B. ARCHITECTURAL AND LANDSCAPE CHARACTER While a distinctive building and landscape design has evolved in the Pacific Northwest region, this has had little influence on the design of buildings in Southcenter. Buildings are often separated from the street by large parking lots, and their entrances are hard to find. The well designed buildings constricted after design review was implemented in 1982 are lost in the overall mix, and there are too few of them to create a visible theme that could unify the district with any sort of identity. The result is an unrelated hodge -podge of unarticulated buildings with little ornamentation or design. The highly W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9/14/20 11 9 107 Photo W. TUklVlla Pond Photo 11. Tukwila Pond north side Photo 12. Green River distinctive design context of the Pacific Northwest landscape (see Fig.A.3. Design Context) stands in contrast to the existing character of the Plan Area's built environment. 1) Buildim4s Buildings within Southcenter are generally reflective of auto oriented development. Strictures are reduced to the simplest, most economical form: often tilt -up construction, simply massed buildings with a box -like appearance. While buildings are allowed to a maximum height of 115 feet, few are more than 50 feet tall. The number of stories on the taller buildings is indiscernible as their architecture is not articulated by typical design cues like windows per floor or cornice lines. Ornamentation across the facades is limited, except for signage. 2) Streetscaae The site layouts and streetscapes surrounding the area's development are primarily oriented towards the needs of motorists (see Photos 13 -16). Primacy is placed on signage visibility and availability of parking. Parking fronts or surrounds the building, distancing the building from the street and the public realm. The overall impression of the area's development pattern is of large, simple buildings fronted by asphalt, announcing convenience and ease of movement for automobiles. Very little effort is made to create site layouts that are amenable to the pedestrian, or to use pathways, trees or other site design elements that contribute to the pedestrian realm. While there are a few individual projects that have successfully used landscaping, streetscape and lighting along their edges, these fragments do not add up to create any consistent feeling throughout the district. W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9/14/201 1 10 ITIF-P Photo 13. Andover Park West Photo 14. Minkler Boulevard Natural Environment Small Scale Indigenous Walkable Environment 14' Built Environment Urban Center Subarea Plan City of Tukwila, Washington Scale Signage Fig.A.3. Design Context Largo Scale z -L,',c h�.f`Y +rAii�fi�l.i �<1s S.�h.,e. Mas W: Lon.- Ran .ge Projects Sonthcenter Plan PC REVIEW 922.11 attach C Esistin Cond Snnnnarc,docs y /14/201 1 11 109 A.9. CONCLUSION The Tukwila community has seen its "Urban Center" transform from farms and undeveloped open land to an industrial hub, and again to its current incarnation as an industrial and regional retail and employment center. Southcenter is very successful as a commercial district it is "the place to shop" for the City and a large portion of the region. Tukwila is the sixth- largest city in the state for sales tax collections, and most of those dollars come from the stores located in Southcenter, with up to two billion dollars' worth of retail activity generated annually by retailers in the Southcenter area. However, the success of the district has led to rapid growth that has sprawled in haphazard fashion across the enormous land area of Southcenter, resulting in a diffuse and exclusively auto oriented environment that is confusing to shoppers and features little connection to the rest of the community. Whereas Southcenter is the economic engine of the City, it does not function as any real center for the community. It is active primarily in the daytime, and there are few nighttime uses. Development within Southcenter is exclusively commercial and is characterized by low -rise structures surrounded or edged by surface parking. There are very few places to gather or meet other than in the interior pedestrian corridors of the Mall. Southcenter is bounded by substantial natural and manmade features that separate the district from the residential neighborhoods to its north and west, and from commercial development to the east and south. Because of a lack of other connections to the district, most people get to Southcenter by car. Its development pattern is entirely oriented to automobile, with very little consideration given to the pedestrian or bicyclist. Wide streets lack distinctive treatments such as landscaping themes, interesting signage or architecture. While the City's Zoning Code states that the TUC is intended to be "pedestrian friendly", the large scale of the district's blocks and the speed of traffic on its streets create powerful disincentives to walking in the district. Sidewalks are inconsistent and narrow. Street crossings are few and far between, and the streetlights are timed for cars, not for pedestrians. This pattern of development is vulnerable to loss of value likely to stem from increasing gasoline prices and the popular embrace of sustainable patterns of development. The City of Tukwila has a memorable natural setting, and Southcenter has several notable, if hidden, resources, including Tukwila Pond, Minkler Pond and the Green River. But these resources have thus far been a missed opportunity for the district hidden from view, difficult to access, and therefore rarely used by most of the City's population. Aside from these amenities, few natural site features remain most have been developed and paved over with asphalt. Southcenter's visual character stands in W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9 /14/201 1 12 Mi Photo 16. Strander Boulevard Photo 15. Southcenter Parkivav contrast to the context that surrounds it the incongruence between the green residential fabric of the City and the hard asphalt of its Urban Center is heightened by the lack of connections between them. Tukwila's Urban Center does not reflect design character that is indigenous to the region or to the City. Buildings are similar in height and massing, and no different than those that can be found at any successful retail center in the country. The streets that make up the network of Southcenter are indistinguishable from one another in both aesthetics and importance. There are no landmarks to indicate important locations and anchors in the district, and no visual or physical connections to link these places together. Unremarkable building design, spread -out development patterns, and undefined streetscapes contribute to the character of a "placeless" setting. But the opportunities inherent in Southcenter are strong. The area is easily reachable from surrounding cities, with good access via the interstate freeways, and as result, the regional mall remains successful. The recreational and natural amenities of the area make good incentives for residential development throughout the district, providing potential anchors for new neighborhoods. Transit options, including the King County Metro bus system, bus rapid transit, and Sound Transit's commuter and light rail service, can be improved and built upon, and combined with an improved pedestrian realm to provide an alternative to automobile travel. All of these factors provide the framework for positive change and offer the opportunity to direct future growth, to make Southcenter a true "Urban Center" for its community. The Southcewer Plan is intended to build upon and extend these assets while improving the character, connectivity and range of experiences offered in Southcenter for the community and the region. W: Long Range Projects Southcenter Plan PC REVIEW 922.11 attach C Esistin.g Cond Sununary.docs 9/14/201 1 13 111