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Planning 2021-02-25 COMPLETE AGENDA PACKET
CHAIR LOUSIE STRANDER; VICE-CHAIR KAREN SIMMONS; COMMISSIONERS DENNIS MARTINEZ, SHARON MANN, DIXIE STARK, AND ANDREA REAY CITY OF TUKWILA PLANNING COMMISSION WORK SESSION AND PLANNING COMMISSION PUBLIC HEARING VIRTUAL MEETING VIA MICROSOFT TEAMS FEBRUARY 25, 2021 - 6:30 PM To Participate in the Virtual Meeting at 6:30 pm: By Phone: Dial +1 253-292-9750, Access Code 581 797 376# Online: To join the meeting online click here Click here to join the meeting FOR TECHNICAL SUPPORT DURING THE MEETING YOU MAY CALL 1-206-433-7155. I. CALL TO ORDER II. ATTENDANCE III. ADOPT MINUTES - 1/28/21 WORK SESSION IV. CASE NUMBER: L19-0115 PURPOSE: Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in all of Tukwila South; these would apply to all lands and underlying zoning within the TSO district, including replacing those adopted in 2018 for the underlying LDR zone. LOCATION: Properties within Tukwila South Overlay District PUBLIC HEARING V. CASE NUMBERS: L20-0129, L20-0138 PURPOSE: Subdivision Preliminary Plat and Public Hearing Design Review of the Riverton Cascade Homeownership Project. The proposal is to subdivide one lot into 18 unit lots for development of four single-family homes and 7 duplexes. The homes will be for sale to households making less than 80% of the area median income. Associated improvements include recreation space, landscaping, parking, access, and utilities. LOCATION: 3118 S. 140th St. (undeveloped lot north of Riverton Park United Methodist Church on parcel #1623049060) VI. DIRECTOR’S REPORT VII. ADJOURN CITY OF TUKWILA PLANNING COMMISSION (PC) BRIEFING AND PC TRAINING MINUTES Date: January 28, 2021 Time: 6:30 PM Location: Virtual meeting via Microsoft Teams Present: Chair Heidi Watters; Vice Chair Louise Strander; Commissioners Dennis Martinez, Sharon Mann, Karen Simmons, and Andrea Reay Excused Absence: Commissioner Dixie Stark Staff: Mayor Ekberg; Department of Community Development (DCD) Director Jack Pace; DCD Deputy Director Minnie Dhaliwal; Senior Planner Max Baker; Business Relations Manager Brandon Miles; City Attorney Andrew Tsoming; and Planning Commission Secretary Wynetta Bivens Agenda: Election of PC Officers; Tukwila South presentation; and PC Training Adopt: Commissioner Reay moved to adopt the 12/10/20 minutes Minutes: Commissioner Martinez seconded the motion. Commissioner Mann abstained from voting because she did not attend the meeting. Motion passed. Chair Watters called the meeting to order. Commissioner Martinez moved to elect Commissioner Louise Strander for the 2021 PC Chair and Commissioner Karen Simmons for the 2021 Vice Chair. Commissioner Reay seconded the motion. The PC unanimously voted to approve Louise Strander and Karen Simmons as the 2021 PC officers. Commissioner Strander took over presiding of the meeting as Chair. Minnie Dhaliwal, DCD Deputy Director provided explanation of the land acknowledgement statement, which the City Council has suggested that Planning Commission consider reciting at each PC meeting. Commissioners Martinez and Commissioner Mann asked if the city attorney had reviewed this policy. Staff said they will follow up with the city attorney and provide a response back to the Commission. Brandon Miles, Business Relations Manager introduced Mike Pruett, Representative for Segale Properties. Mike Pruett gave a PowerPoint presentation on the background and the current status of Tukwila South Development including the status of all the permits and approvals that have been granted by various organizations and agencies. Mr. Pruett addressed several questions from the PC. The PC thanked Mr. Pruett for the presentation. 1 PC Meeting 1/28/21 Page 2 Andrew Tsoming, City Attorney and Karen Reed, from Karen Reed Consulting, LLC conducted PC training. Karen Reed facilitated the training and the City Attorney discussed legal issues. Director’s Report: - The upcoming PC schedule was discussed. - Staff inquired about holding two meetings in March, and the Commissioners provided dates they are available. Adjourned 9:00 p.m. Submitted by: Wynetta Bivens Planning Commission Secretary 2 STAFF REPORT TO THE PLANNING COMMISSION Prepared February 11, 2021 FILE NUMBERS: L19-0115 Comprehensive Plan/Zoning Code Amendment E19-0011 SEPA Checklist REQUEST: Zoning Code amendments to TMC 18.41 and new design guidelines for multifamily development in the Tukwila South Overlay (TSO) district. Planning Commission will hold a future public hearing on the proposed amendments and make recommendations to the City Council for review and adoption. PUBLIC HEARING: A Notice of Public Hearing will be provided ahead of a subsequent Planning Commission meeting, currently scheduled for March 18, 2021. LOCATION: Lands within the Tukwila South Overlay district. STAFF: Max Baker, Senior Planner ATTACHMENTS: A. Tukwila South Overlay and Underlying Zoning B. Proposed Tukwila South Residential Design Guidelines C. Tukwila South Overlay District Development Standards, Current BACKGROUND Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in all of Tukwila South; these would apply to all lands and underlying zoning within the TSO district, including replacing those adopted in 2018 for the underlying LDR zone (see “Requirements for Adoption of Multifamily Design Guidelines below for more information). Tukwila South Master Plan and Development Agreement The Tukwila South area consists of approximately 400 acres generally bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and I-5 on the west and the Green River on the east. Segale Properties intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). Per the Master Plan and accompanying environmental analysis, a mix of uses is anticipated to be developed, including office, commercial, retail, and approximately 1,900 residential units. While the Master Plan provides some conceptual locations for specific types of land uses within the project, it does not define specific areas for such uses and limits on any one kind of use. The intent of the Master Plan is to provide for land use 3 flexibility and intense use of developable areas to create a “live, work, play” mixed-use district within Tukwila South. Zoning (Attachment A) The Tukwila South area contains several zoning designations which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed-Use Office (MUO). The entire Tukwila South area is covered by the Tukwila South Overlay (TSO), and the related development standards supersede the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay) may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan.” Requirements for Adoption of Multifamily Design Guidelines Per TMC 18.41.090.A.2 and Table 18-6, the development of residential dwelling is permitted on lands other than those with the underlying LDR zoning in the TSO district only after additional standards and residential design manual with criteria for approval is adopted. In 2018, the City adopted standards that apply only to multi-family development in the underlying Low Density Residential (LDR) zone of the TSO district. Since the design manual does not apply to lands other than those with the underlying LDR zoning, multifamily development is not permitted in these areas until design guidelines and standards are adopted. The proposed amendments are to adopt development standards and guidelines for residential uses in all areas of Tukwila South; these would apply to all lands and underlying zoning within the TSO district, including replacing those adopted in 2018 for the underlying LDR zone. Other Existing Codes and Design Guidelines Commercial and industrial development uses permitted in the TSO district are reviewed using the existing standards in TMC 18.41.090 and the TSO District Design Manual, adopted April 13th, 2009. DISCUSSION OF PROPOSED CHANGES The applicant has proposed draft Zoning Code text amendments that revise the existing multifamily residential standards, and new draft multifamily design guidelines for the entire Tukwila South Overlay (TSO) district. Proposed Code Amendments Development standards exist for each district within the City of Tukwila; Chapter 18.41 sets forth the standards for the TSO district and would be amended as part of this proposal. The TSO district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila South Overlay (TSO) district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supersede the provisions of the underlying zoning district. Section 18.41.090 provides prescriptive guidance on the following: • Lot area • Development area • Heights Page 2 of 4 4 • Setbacks • Vehicle parking • Recreation space • Private road design standards and spacing Staff is continuing to work with the applicant to assess the proposed code amendments and will present their final recommendations as part of the subsequent public hearing. As such, the proposed code amendments are not included as an attachment to this staff report and will instead be included as part of a future packet. Existing developments standards are provided with this report as Attachment C, “Tukwila South Overlay District Development Standards, Current.” Proposed Design Guidelines The Design Guidelines would provide guidance on overall design intent and criteria for evaluating new multifamily developments within the TSO district, including but not limited to pedestrian/vehicular access, building layout, recreation space design, etc. The Tukwila South Design Guidelines would provide policy guidance on site and building design. The guidelines would support and complement the community vision described in the Tukwila South chapter of the Comprehensive Plan. This document is intended to supplement and expand upon the design requirements found in Chapter 18.41 Tukwila South Overlay (TSO) Zoning standards. This document provides City staff and the public a common basis for the evaluation of design and development issues during the design review and approval process. The Manual does not specify a particular style of architecture or design but is intended to guide applicants in creating an appearance of greater consistency and design quality within the Tukwila South Overlay district. Design review requirements and thresholds per the existing code are as follows: TMC 18.41.080 (TSO) Design Review A. The Director shall require that all development within the Tukwila South Overlay district is consistent with the policies of the Tukwila Comprehensive Land Use Plan and the Tukwila South Master Plan, and conforms to the requirements of this title and any applicable development agreement. B. Design review is required for all non-exempt development within the Tukwila South Overlay district. The applicant may submit a site plan for review for all or a portion of the area covered by the Tukwila South Master Plan. Application requirements are provided by TMC Section 18.104.060. All applications for design review within the TSO shall be processed as Type 2 decisions per TMC Chapter 18.60. Prospective applicants are encouraged to schedule a pre-application conference as provided by TMC Section 18.104.050 prior to submitting a design review application. No changes to the design review thresholds are proposed. Organization of Design Guidelines The proposed Tukwila South Design Guidelines are organized by design topic. The general structure is: • Design Topic (e.g. “Building Frontages”) • Intent Statement: Provided to guide the application of criteria to differing site circumstances in a consistent manner. Page 3 of 4 5 • Design Criteria: General requirements to be met by development. a. Example measures that guide development design to meet the design topic intent and design criteria above. b. Graphic and written descriptions are provided. For each Design Topic there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director will decide whether to approve, condition or deny a project. The examples and explanations beneath each Design Criteria provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and the decision maker in determining whether the project meets the Design Criteria. These are intended to provide guidance and possible solutions for the criteria but should not be seen as the only solution. There may be specific requirements to include or avoid. Photographs and illustrations appear beneath the item they are intended to explain. Design Modifications are provided for each design topic. All available modification opportunities for Design Guidelines are noted within each section by the capitalized term DESIGN MODIFICATIONS. As proposed, in the case of any design modification for a Design Guideline, the Director must document the reasons for approving the design modification, to be maintained with project application records, and to inform and provide consistency in decision-making by the City. City + Consultant Review As part of the City’s review, DCD staff have been working with an urban design consultant, NBBJ, to provide a peer review of the proposed standards and guidelines. Staff have worked with the applicant to revise the proposed design guidelines to their current form. Areas highlighted in gray within the document (Attachment B) may be impacted by the development standards to be presented as part of the public hearing and should be considered as under review. REQUESTED ACTION Request to hold the public hearing on the proposed design guidelines and code amendments, review said guidelines and amendments, choose an option if multiple choices are given, and make recommendations to the City Council. Page 4 of 4 6 Tukwila South Overlay and Underlying Zoning Tukwila Technology Services King County City Limits Buildings Parcels Overlay Areas Zoning LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office O Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed Use CLI Commercial Light Industrial LI Light Industrial HI Heavy Industrial MIC/L Manufacturing Industrial Center/Light Industrial MIC/H Manufacturing Industrial Center/Heavy Industrial TVS Tukwila Valley South TUC-P Tukwila Urban Center - Pond TUC-RC Tukwila Urban Center - Regional Center TUC-CC Tukwila Urban Center - Commercial Corridor TUC-WP Tukwila Urban Center - Workplace TUC-TOD Tukwila Urban Center - Transit Oriented Development Potential Annexation Areas 1/25/2021, 1:43:37 PM 0 0.3 0.60.15 mi 0 0.45 0.90.23 km 1:20,000 ATTACHMENT A 7 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Draft February 9, 2021 – Proposed changes tracked from April 2020 draft ATTACHMENT B 8 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 2 TABLE OF CONTENTS Part 1 - Introduction .................................................................................................... 4 1.1 - Background ................................................................................................................................................ 4 1.2 - Intent of the Guidelines .......................................................................................................................... 4 1.3 - Applicability ............................................................................................................................................... 4 1.4 – Interpretation ........................................................................................................................................... 5 1.5 - Modifications to Development Standards, and Design Modifications to Design Guidelines .................................................................................................................................................... 5 1.6 - Definitions................................................................................................................................................... 6 Part 2 - Site Planning ................................................................................................... 8 2.1 - Building Frontages ................................................................................................................................... 8 2.2 - Pedestrian Circulation ......................................................................................................................... 18 2.3 - Vehicle Access & Circulation ............................................................................................................. 22 2.4 – Recreation Space ................................................................................................................................... 24 2.5 - Solar Access & Privacy ......................................................................................................................... 30 2.6 - Service Areas & Utilities ...................................................................................................................... 33 2.7 - Landscaping ............................................................................................................................................. 37 2.8 - Fences, Walls & Hedges ....................................................................................................................... 38 2.9 – Outdoor Lighting ................................................................................................................................... 41 Part 3 - Building Design............................................................................................ 44 3.1 - Building Massing & Articulation ...................................................................................................... 44 3.2 - Building Details ...................................................................................................................................... 52 3.3 - Window Design ...................................................................................................................................... 55 3.4 - Materials ................................................................................................................................................... 56 3.5 - Blank Wall Treatment ......................................................................................................................... 61 3.6 – Structured Parking Design ................................................................................................................ 63 9 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 3 Part 4 - Townhouse Design ..................................................................................... 68 4.1 - Façade Design & Articulation ............................................................................................................ 68 4.2 – Internal Drive Aisles ............................................................................................................................ 70 10 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 4 PART 1 - INTRODUCTION 1.1 - Background These design guidelines (the “Guidelines”) were completed in compliance with the 2009 Tukwila South Development Agreement. Tukwila South is an approximately 512-acre site located between the Green River and Interstate 5, and approximately between South 204th Street and South 180th Street. The property is primed for development of a live/work/play community with a range of housing types. Consistent with community goals, these Guidelines will ensure residential buildings and sites are high-quality and enjoyable places to live for future residents. 1.2 - Intent of the Guidelines Thoughtful urban design is a critical strategy for realizing the vision and goals of Tukwila South. To that end, these Guidelines are intended to: A. Provide a high standard for site planning and building of residential development in Tukwila South. B. Provide clear objectives for the planning and design of individual developments in Tukwila South, as presented in the original master plan. C. Create the residential character and identity of Tukwila South. 1.3 - Applicability A. These Guidelines apply to new townhouses, single-purpose multi-family development, and mixed-use buildings within the Tukwila South project area. B. Individual design criteria may also have more specific applicability statements. C. Relationship to other codes and documents. Where provisions of this division conflict with provisions in any other section of the Tukwila Municipal Code (“TMC” or “Code”), these guidelines prevail unless otherwise required by law. 11 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 5 1.4 – Interpretation The words “shall” or “must” are intended to be mandates; and where the word “should” or “encouraged” is used, it is intended to be a recommendation. In determining the degree of applicability of design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the “public realm.” Not all criteria will be applicable to every project. Photographs and illustrations are often included as visual examples of how developments can comply with the guidelines. In many cases, multiple examples are included to illustrate that there can be numerous ways of meeting the Guidelines. Bad examples are also often included to clarify unacceptable designs. 1.5 - Modifications to Development Standards, and Design Modifications to Design Guidelines Pursuant to TMC 18.41.100, Code-based development standards mandated in TMC 18.41.090, may be modified when the modification results in a more thoughtful urban design for the project consistent with the Tukwila South Residential Design Guidelines, or if certain code criteria are met. In addition to modifications of Code-mandated development standards, individual Residential Design Guidelines may also be modified by corresponding design modifications detailed herein. All available modification opportunities for Design Guidelines are noted within each section by the capitalized term DESIGN MODIFICATIONS. In the case of any design modification for a Design Guideline, the Director must document the reasons for approving the design modification, to be maintained with project application records, and to inform and provide consistency in decision- making by the City. 12 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 6 1.6 - Definitions Introduction. All words used in these design guidelines carry their customary meanings, except for those defined below or in TMC Chapter 18.06. Where there is a conflict between the definitions herein and within TMC Chapter 18.06, the definitions herein apply. “Articulation” means the giving of emphasis to architectural elements (like windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces. See section 3.1 for articulation provisions. “Articulation interval” means the measure of articulation, the distance before architectural elements repeat. See section 3.1 for articulation provisions. “Blank wall” means a ground floor wall or portion of a ground floor wall as described in section 3.5 that does not include a transparent window or door. “Building frontage” refers to the “façade” or street-facing elevation of a building. For buildings not adjacent to a street, it refers to the building elevation(s) that features the primary entrance to the uses within the building. Depending on the context the term is used in, it may also refer to the uses within the building. For example, a “storefront” is a type of building frontage. “Cornice” means a horizontal molding projecting along the top of a wall, building, etc. See section 3.2.A for related guidelines. “Dwelling, multi-family” means a building that contains three or more dwelling units, but excludes townhouse developments. The term also includes any dwelling units that are within a mixed-use building. “Façade” means the entire street wall of a building extending from the grade of the building to the top of the parapet or eaves and the entire width of the building elevation. For buildings not adjacent to a street, the façade refers to the building elevation containing the main entrance or entrances to the building. “Green River connector trails” refers to pedestrian corridors and connections that are required by the 2009 Tukwila South Development Agreement to connect Southcenter Parkway and the future Green River trail. “Internal pathway” refers to any pedestrian path or walkway internal to a development. This includes sidewalks along private streets. “Mixed-use” means a building that includes a mix of permitted residential and non-residential uses. “Modulation” means stepping forward or backwards a portion of the façade as a means to articulate or add visual interest to the façade. “Planned recreation space” means recreation space provided for general use within Tukwila South, such as the potential cross-levee park and riverfront recreation area and edge trail. “Recreation space” means covered and uncovered space designed and intended for active and/or passive recreational activity including but not limited to rooftop decks, balconies, courtyards, indoor recreation rooms, tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery. Refer to section 2.4 for recreation space guidelines. See also the covered and uncovered recreation space definitions in TMC 18.06.670 and 18.06.675, respectively. “Roofline” means the highest edge of the roof or the top of a parapet, whichever establishes the top line of the structure when viewed in a horizontal plane. 13 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 7 “Private street” means a street placed in a separate tract owned and controlled by the owner’s association. “Public and semi-public realm” means sidewalks, internal pathways, Green River connector trails, and common outdoor recreation areas. See section 2.1.C. “Setback” means, unless otherwise noted herein, the distance that buildings or uses must be removed from their lot lines (or the edge of the right-of-way) except that roof eaves may intrude a maximum of 24 inches into this area. A maximum 24-inch overhang may also be allowed for portions of a building (such as a bay window) if approved as part of design review approval where the overhang provides modulation of the façade. “Street, arterial” means public streets designated by the City of Tukwila as arterial streets or having a speed limit of at least 30 miles per hour. The arterial streets in Tukwila South include Southcenter Parkway, Orillia Road South, South 180th Street, South 184th Place, and South 200th Street. “Streetscape” means the space between the buildings on either side of a street that defines its character. The elements of a streetscape include building façades, landscaping (trees, yards, bushes, plantings, etc.), sidewalks, street paving, street furniture (benches, kiosks, trash receptacles, fountains, etc.), signs, awnings, and street lighting. “TMC” means the Tukwila Municipal Code. “Vertical building modulation” means a stepping back or projecting forward vertical walls of a building face, within specified intervals of building width and depth, as a means of breaking up the apparent bulk of a structure’s continuous exterior walls. Vertical building modulation may be used to meet façade the articulation guidelines in (section 3.1). “Weather protection” means a permanent horizontal structure above pedestrian areas such as sidewalks and building entries that protects pedestrians from inclement weather. 14 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 8 PART 2 - SITE PLANNING 2.1 - Building Frontages Intent • To emphasize the landscaped boulevard character of Southcenter Parkway and enhance its importance as the main arterial street in Tukwila. • To enhance the pedestrian environment in multi-family areas. • To minimize potential negative impacts of parking lots and garages on the streetscape and residential environment. • To promote good visibility between buildings and the street for security for pedestrians and to create a more welcoming and interesting streetscape and residential environment. • To enhance the privacy of ground level residential units adjacent to streets, pathways, and open spaces. • To promote active and vibrant shopping and dining areas where commercial uses are present. • To make walking a comfortable and preferred mode of transportation in all weather conditions. Design Criteria A. Residential frontages. All multi-family development on sites adjacent to public streets must comply with the building frontage guidelines in Table 2.1.A below: 15 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 9 Table 2.1.A Residential building frontage guidelines. The symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below. Element Guidelines Examples and Notes Building placement/Setbacks Entry features such as porches and stoops may project into the required setback by up to 6’ Example landscaped building frontages appropriate for Southcenter Parkway and S. 200th Street. Building entrances At least one building entrance must face and connect to the street. This may include common and/or individual entrances. For corner buildings, primary entrances may face the street corner. Façade transparency This includes windows and doors Southcenter Parkway and S. 200th Street: At least 15% of the building elevations facing the street must be transparent. All other streets: At least 10% of the building elevations facing the street must be transparent. Weather protection Weather protection must be provided over all building entries: At least 3’ deep for private residential entries and at least 5’ deep for common building entries. Landscaping All areas between the sidewalk and the building must be landscaped, except for pathways, porches, decks, and other entry and useable recreation space features. Fencing in applicable areas is limited to 42” in height. Landscaped areas must meet the intent and contain Types I and/or II Landscaping (as defined in TMC 18.52.020, Landscaping Types). Parking location and vehicle access Southcenter Parkway and S. 200th Street: Parking may be located to the side or rear of buildings, but no more than 50% of the lot frontage can be occupied by off-street parking and driveways. Off-street parking areas are not allowed between the street and building frontages, except for a porte cochere access for passenger loading for hotels and senior citizen housing. Such areas 16 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 10 Table 2.1.A Residential building frontage guidelines. The symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below. Element Guidelines Examples and Notes may not be designed for vehicles longer than 30 feet and may not occupy more than 125’ of the lot frontage (between outer edges of curb cuts). Other streets: Parking may be located to the side or rear of buildings, but no more than 50% of the lot frontage can be occupied by off-street parking and driveways. B. DESIGN MODIFICATION criteria. Departures from the guidelines in Table 2.1 that feature the symbol will be considered per section 1.5 provided the alternative proposal meets the intent of the guidelines and the following criteria: 1. Building placement/Setbacks. Minimum setbacks may be reduced provided the design meets the guidelines of 2.1.C below. 2. Parking location. Corner lots and unusual lot shapes warrant some flexibility (more so for side streets and not Southcenter Parkway or South 200th Street). There must be an acceptable tradeoff in terms of the amount and quality of frontage that is integrated with the development and the applicable parking location departure. In addition, the modification must include design features to successfully mitigate the visual impact of additional parking areas along streets, such as wider landscaped buffer, integration of a decorative low wall, elevated planter, or trellis. 3. Landscaping. Modified landscaping designs may be considered provided they help to create an effective transition between the building and the street, and where landscaped elements help to screen foundation walls and other blank wall areas. 17 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 11 C. Dwelling units adjacent to sidewalks, internal pathways, Green River connector trails, and common outdoor recreation areas (hereafter collectively referred to as “public and semi-public realm”). Design treatments must be integrated to enhance the safety and character of the public and semi-public realm areas while respecting the privacy of adjacent residential units. Design criteria: 1. Direct pathway/open space access. Units adjacent to public and semi-public realm areas must all have individual ground-related entries accessible to those elements. 2. Unit setback and elevation. Provide privacy for people living in the adjacent dwelling units through all of the following measures: a. Provide a 5-foot minimum setback from public and semi-public realm areas. The setback must be measured from the edge of pathways. When adjacent to an applicable public and semi-public realm area with no pathway, the setback must be measured from the outside edge (facing away from the dwelling unit) of a physical threshold feature, as defined in subsection (3)(a) below, that separates semi-private outdoor space with the public and semi-public realm area as determined by the Director. b. Where the façade is within close proximity to public and semi-public realm areas , elevate ground levels as set forth in Table 2.1.C.2 to help to improve privacy and enhance their relationship to the street. On sloped sites, the minimum and maximum heights shall be calculated using the average elevation of the slope adjacent to the façade. Elevated ground-floor units are encouraged to have secondary access from a wheelchair accessible route within the building which meets the requirements of the Americans with Disabilities Act. The route should be clearly signed and marked. Table 2.1.C.2 Guidelines for elevating residential units located within close proximity to public and semi-public realm areas. Façade setback Elevate the ground level of adjacent residential units Front façade: < 10’ from sidewalk (along a public street); or < 5’ from an internal pathway or open space At least 3-5’ above the grade of public and semi-public realm areas Front façade: 10-15’ from sidewalk (along a street); or 5-10’ from an internal pathway or open space 30”-5’ above the grade of public and semi-public realm areas c. Up to 25% of units may be exempted from the elevation standards of subsection (b) provided the exempt units are designated for occupancy only by seniors or people with disabilities for the life of the building and other design treatments are integrated to meet the intent of the guidelines. 3. Enhance the privacy of residents and provide an effective transition between the public and private realm by integrating all of the following measures: 18 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 12 a. Provide a physical “threshold” feature such as a hedge, retaining wall, rockery, stair, gate, railing, or a combination of such elements on private property that defines and bridges the boundary between public right of way and the private entry, porch, yard, or patio. Thresholds may screen but not completely block views to and from the public and semi- public realm areas. b. Provide an outdoor space at least four feet deep and six feet wide (24 square feet minimum area) in the front setback such as a porch, patio, deck, or stoop. Where feasible, this space must be at the same level as the interior of the unit. c. Provide a covered area, porch or protected entry space, or other architectural weather protection at least three feet deep that provides cover for a person entering the unit and a transitional space between outside and inside the dwelling. d. Landscaping planters (in-ground or constructed and raised) must be integrated into transitional areas between the dwelling unit and the adjacent public and semi-public realm areas (see Figure 2.1.C.1-2 for examples). Overhead building projections may cantilever over up to 50-percent of the ground level setback to public and private realm areas . DESIGN MODIFICATIONS may be proposed for the design criteria in subsections (C)(1-3) above provided the design enhances the privacy of adjacent units and provides an effective and attractive transition between the public and private realm. While unique circumstances such as challenging topography may play a role in setbacks and building elevations, design treatments must be integrated to mitigate negative impacts and help meet the intent of the guidelines. 4. See section 3.3 for window design standards for ground floor residential units. 19 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 13 Figure 2.1.C.1 Guidelines and examples of ground-level residential frontages close to public and semi- public realm areas. The above images show ground-level residential frontages with setbacks of approximately 10 feet (left image) and 5 feet (right image) along different street frontages for the same corner apartment building. These ground level units all have their own private unit access from the sidewalk and are elevated above the sidewalk to enhance the privacy to the units. The landscaping elements, brick posts, split -faced concrete block stoop walls, and black metal railings help to provide an attractive and effective transition between the public and private realms. 20 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 14 Figure 2.1.C.2 Additional examples of ground-level residential frontages close to public and semi- public realm areas. Good examples: Image A includes a stoop design with brick terraced planters and low wrought iron fences. Images B and C includes low wrought iron fences that separate the sidewalk/internal pathway from the private open space. Images D and E include stoop designs with sidewalk level planters and concrete terrace planters. Bad examples: Despite the raised ground level, the shallow setback design in Image F is insufficient to meet the intent of the guidelines. In Image G, the upper level building cantilever doesn’t meet the guidelines and creates a cold “cave stoop” like form. The large areas of unscreened concrete walls in both examples are undesirable. 21 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 15 D. Commercial frontages in mixed-use buildings. The following guidelines apply where a commercial use is included on the ground floor of a multi-family building. Refer to TMC Chapter 18.09, Land Uses Allowed by District, for permitted commercial uses. Figure 2.1.D.1 Ground-level commercial frontage guidelines. 1. Sidewalk width. 12 feet minimum between the curb edge and the commercial façade (including clear/buffer zone with street trees). 2. Building entrances. At least one entrance to the commercial use must face the sidewalk or internal pathway. For corner buildings, entrances may face the corner. 3. Façade transparency. At least 70 percent of the commercial use façade between 30 inches and 10 feet above grade must be transparent windows or doors. Glass roll up doors are encouraged. Generic storefront window systems that extend to the ground are discouraged (see the crossed-out examples in Figure 2.1.D.2). 4. Interior dimensions. a. Minimum internal floor to ceiling height: 15 feet. b. Minimum depth from the façade: 35 feet. 22 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 16 5. Weather protection along at least 70-percent of the façade that is at least six feet wide with a vertical clearance of between eight and 12-feet is required. Weather protection should be made of permanent, durable materials. Glass is acceptable. 6. A horizontal design feature above the storefront that emphasizes transition between residential and non-residential uses. This may include a change in materials, horizontal banding, or other technique that effectively defines the transition. 7. DESIGN MODIFICATIONS will be considered for the commercial frontage elements provided they meet the intent of the Guidelines, integrate a functional and leasable space for a variety of commercial uses, and creates a high-quality pedestrian environment. For example, if 80- percent of the proposed commercial space meets the interior dimension guidelines and only 20-percent of the spaces are slightly smaller than the above dimensions, then the overall plan would meet the intent for creating functional and leasable commercial spaces. Figure 2.1.D.2 Ground-level commercial frontage examples. Good examples. The upper left example includes openable storefront windows, which are desirable. 23 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 17 Figure 2.1.D.2 Ground-level commercial frontage examples. Bad examples: Generic storefront window systems that extend to the ground like these are discouraged. Better design alternatives include roll-up glass doors or storefront window designs integrating decorative kick-plate or base panels designs, or solid walls between the near the ground level. 24 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 18 2.2 - Pedestrian Circulation Intent • To provide accessible, effective, and efficient pedestrian circulation within individual developments and to connect to adjacent pedestrian routes and streets. • To incorporate a connected system of attractive trail corridors upon which developments can be structured around. • To improve the pedestrian environment by making it accessible, safe, and comfortable. • To provide pedestrian access to transportation resources such as sidewalks, bikeways, crosswalks, and bus shelters connecting to all modes of transportation. Applicability Per the 2009 Tukwila South Development Agreement section 4.5.1, a minimum of eight “pedestrian corridors and connections” are required to connect Southcenter Parkway and the future Green River trail, which is to be built and maintained by the City of Tukwila. For the purposes of this document, these eight facilities are known as “Green River connector trails”. The design criteria in this section apply to Green River connector trails where they are adjacent or pass through residential development sites. Design Criteria A. General pedestrian connectivity. 1. Residential developments must provide an integrated and connected pedestrian circulation network that encourages walking and functions as one of the defining features of the development. Routes that minimize walking distances must be utilized to the extent practical. In addition to the Green River connector trails, required connections include: a. Shared and individual entrances to streets, trails and recreational areas, parking areas, and other pedestrian amenities. b. Between on-site residential buildings. c. To internal pedestrian circulation networks on adjacent sites, when desirable and feasible. d. Safe and attractive connections to and from street corners, particularly signalized street corners. For townhouses or other residential units fronting streets, connections to the sidewalk may be used in part to meet this Guideline. 2. For large multi-building developments, pedestrian connections must be made at intervals no greater than 250 feet. DESIGN MODIFICATIONS will be considered where one or more of the following exist: a. Topography or other physical site constraints make connections impossible or unnecessary. b. Greater intervals allow a more desirable site/building configuration that creates a distinct focal point. 25 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 19 c. Site dimensions and building types make slightly larger dimensions more practical, while the overall connectivity of the site and the quality of connections meet the intent of the guidelines. 3. Green River connector trails may not have barriers or gates that deny pedestrian access. Other internal pathways may have security gates that limit access to employees and residents. Figure 2.2.A Examples of residential developments with an integrated and connected pedestrian network. The example above (Issaquah Highlands) integrates sidewalks and pathways throughout the development, connecting all buildings and open spaces. 26 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 20 Figure 2.2.B Examples of attractive pedestrian connections through a residential development. Good examples. Images A and D are examples of attractive internal pathways between buildings. Image B is a pathway separating two different developments. Image C is nature trail that connects residents of the development to the adjacent street and trail system. B. Pedestrian facility design. The following are minimum dimensions. Larger dimensions may be appropriate for high- volume facilities and for facilities located adjacent to high-activity land uses. 1. Green River connector trails: 14 feet wide corridor with ten feet wide paving. 2. Primary pathways (direct connections from sites to public streets): Six feet wide paving. 3. Secondary pathways (no direct connection to public streets and internal site connections between buildings): Five feet wide paving. C. Trail corridor landscaping, lighting, and design. 1. Trail corridors should include lush and vibrant landscaping elements that enhance the character and identity of trails (and surrounding development) while maintaining visibility for safety. This includes trees, shrubs, and ground cover. Ornamental grasses and perennials can also be very attractive along trails. 2. Shrubs and hedges should be limited to 42 inches in height to maintain visibility. 3. Turf grass might be desirable in some areas — but should generally be limited to areas intended for active recreational uses. 27 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 21 4. Designers are encouraged to create different landscaped “themes” for different trail corridor segments to enhance the “sense of place.” 5. The use of native, drought-tolerant and low maintenance plant materials is encouraged. 6. Lighting should be integrated along the trail for safety. Utilize techniques that light the trail, but minimize lighting glare impacts on adjacent residential units. Refer to section 2.9 for additional lighting guidelines. 7. Trails and pathways are encouraged to be configured and aligned to highlight distinct views (e.g., Mt. Rainier or terminal vista of distinct building feature). D. Bicycle facilities. 1. For required quantity, see the multi-family bicycle parking standards in TMC 18.56.130, Development Standards for Bicycle Parking, and TMC Figure 18-7. 2. General design guidelines. a. Racks should be oriented to maximize their efficiency and aligned to keep obstructions away from pedestrian thoroughfares. b. Clustered arrangements of racks should be set back from walls or street furniture to allow bicycles to be parked at both ends or from either side. c. Where more than one rack is installed, the minimum separation between aisles should be 48 inches (the aisle is measured from tip to tip of bicycle tires across the space between racks). This provides enough space for one person to walk one bicycle. In high traffic areas where many users park or retrieve bicycles at the same time, the recommended minimum aisle width is 72 inches. d. Multiple buildings should be served by many small racks in convenient locations rather than a combined, distant rack area. e. For outdoor parking, building overhangs, canopies, or other features should be used to provide weather protection. f. Where bicycle parking is located indoors, building entries and associated pathways must be designed for bicycle riders to easily move bicycles in and out of the building. Factors include pathway width and design, doorway widths, door opening mechanisms, and distance between the entry and the bicycle parking area. 3. Short term parking guidelines (such as for deliveries and guests). a. Racks should be easy to find and located near the primary building entrance. b. Racks should be located within sight of gathering places or in busy pedestrian areas that provide constant, informal surveillance of parked bicycles. 4. Long term parking guidelines (for residents and on-site employees). a. Long term bicycle parking is preferably located indoors. If outdoors, the parking area should be protected with a secure-entry enclosure. b. Bicycle storage areas should be located in high visibility areas close to elevators, stairs, and entrances. c. Bicycle storage areas should be located as close or closer to elevators or entrances than the closest car parking space. 28 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 22 2.3 - Vehicle Access & Circulation Intent • To create a safe, convenient, and efficient network for vehicle circulation and parking. • To enhance the visual character of interior access streets. • To minimize conflicts with pedestrian circulation and activity. • To improve the pedestrian and bicycling environment by making it easier, safer, and more comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit stops, through parking lots, to adjacent properties, and connections throughout the city. • To enhance access to on- and off-site open space areas and pedestrian/bicycle paths. Applicability The guidelines herein supplement the provisions of TMC Chapter 18.56, Off-Street Parking and Loading Regulations. Design Criteria A. Developments must provide a safe and convenient network of vehicular circulation that connects the surrounding road access network and creates safe connections to driveways. Vehicle circulation shall be designed to provides opportunities for future connections to adjacent parcels, where applicable. B. Shared street (i.e., Woonerf) designs may be appropriate in low traffic areas to function for both pedestrians and vehicles. See Figure 2.3.A for examples. C. Developments are encouraged to configure internal roadways and parking areas to minimize paved areas. Figure 2.3.A Vehicular access examples. Good internal street examples. Image B is a “woonerf” or shared street with a curbless design. 29 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 23 Figure 2.3.A Vehicular access examples. Image C uses decorative pavement pattern to add visual interest to internal drives. Avoid designs in Image D with an excessive amount of paving. 30 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 24 2.4 – Recreation Space Intent • To create useable space that is suitable for leisure or recreational activities for residents. • To create recreation space that contributes to the residential setting. Design Criteria A. Multi-family recreation space required in TMC 18.41.090 may be provided in a combination of ways. Table 2.4 below lists how those requirements may be met, and subsections (A)(1) through (5) provide the design guidelines for each type. Table 2.4 Useable recreation space types. Recreation space type Maximum allowable percentage of required useable recreation space Common outdoor recreation areas 100% Ground level individual outdoor area 100% (for adjacent units only) Balconies 50% Shared roof decks 100% Common indoor recreation areas 75% 1. Common outdoor recreation areas. This can include landscaped courtyards, decks, entrance plazas, gardens with pathways, children’s play areas, swimming pools, and water features provided they are accessible to all residents of the development. Design criteria include all of the following: a. The minimum area is 500 square feet. The space must feature dimensions necessary to provide functional leisure or recreational activity (unless otherwise noted herein). b. Shared porches may qualify as recreation area, provided they are at least eight-feet in depth and 96-square-feet in total area. c. Required setback areas must not count as common outdoor recreation areas, except for building entry plazas located in front setbacks. Vehicular circulation areas must not count as common outdoor recreation areas. d. Areas must be located in accessible areas that are visible from units within the development. e. When possible, the recreation areas should be oriented to receive sunlight, facing east, west or preferably south. f. Areas must feature paths or walkable lawns, landscaping, seating, lighting, and play structures, sports courts, or other pedestrian amenities to make the area more functional and enjoyable for a range of users. 31 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 25 g. Areas must be separated from ground level windows, streets, vehicular circulation areas, service areas, and parking lots with landscaping, fencing, and/or other acceptable treatments that enhance safety and privacy for both the recreation areas and dwelling units. h. Stairways and service elements located within or on the edge of the space must not be included in the recreation area calculations. i. The areas must be accessible to all residents of the development. j. Any children’s play areas integrated as a part of a common outdoor recreation area must meet all the following (in addition to the design criteria listed above): i. Measures necessary to protect children’s safety from vehicular traffic must be included, such as low fencing or landscaping to provide a physical barrier. ii. Shade and rest areas for supervision shall be provided through the use of deciduous landscaping, architectural elements, temporary structures, or other means. iii. Natural, creative play elements should be provided. For instance, ground slides from one level to another, tricycle tracks, swings hung from arbors or trees, paths that meander and are of varying materials and widths, water that can be manipulated, outdoor rooms made from landscape or rocks, and berms and hills. iv. Play areas must be designed for a variety of ages, activities, and motor skills. DESIGN MODIFICATIONS will be considered for the Guidelines above provided they meet the intent and fill a recreational need for the residents of the development. The use and design of the space must be integrated with the surrounding site and building features in a manner that’s complementary to the development and any adjacent streetscape. 2. Ground level individual outdoor area. All of the required recreation space for a unit may be provided by ground level outdoor space that is adjacent and directly accessible to the subject unit. Design criteria include all of the following: a. Outdoor spaces may be located in the front, side, or rear yard provided they are generally level, feature no dimension less than 10-feet, and enclosed by a fence and/or hedge at least 32-inches in height to qualify DESIGN MODIFICATIONS will be considered provided the space(s) meet the intent of the guidelines as a usable recreation space. b. Private porches may qualify as outdoor space provided they are at least 36-square-feet in area, with no dimension less than six-feet. c. Individual ground level outdoor area that is in excess of minimum guidelines must not be used in the calculations for determining the minimum usable recreation area standards for other units in the development. 3. Balconies. 4. Shared roof decks. a. Must be available to all residents. b. Space must feature hard-surfacing and provide amenities that encourage use, such as seating, outdoor grills, and weather protection elements. 32 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 26 c. Space must integrate landscaping elements that enhance the character of the space and encourage its use. d. Space must incorporate features that provide for the safety of residents, such as enclosures, railings, and appropriate lighting levels. 5. Common indoor recreation areas. Examples include exercise rooms, swimming pools, game rooms, movie theatre rooms, and libraries. a. The space must meet ADA guidelines and must be located in a visible area, such as near an entrance, lobby, or high traffic corridors. b. The space must be designed specifically to serve interior recreational functions and not merely be leftover unrentable space used to meet the recreation space requirement. c. Such space must include amenities and design elements that will encourage use by residents. Figure 2.4.A.1 Common outdoor recreation area examples. Image A includes a combination of open lawn area for informal recreation plus pathways and decorative landscape areas to enhance the setting for residents. Image B is a courtyard with includes pathways, seating areas, landscaped beds, and semi-private spaces for adjacent ground level units. Image C includes a covered gathering space with outdoor grills adjacent to a landscaped commons with a central pathway. Image D includes a landscaped plaza with multiple seating areas and an outdoor fireplace. 33 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 27 Figure 2.4.A.1 Common outdoor recreation area examples. Image E shows a courtyard with a shared pool.. Image F below includes a common green area and separate fenced off-leash dog area. Figure 2.4.A.2 Rooftop deck examples. 34 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 28 Figure 2.4.A.3 Common indoor recreation area examples. B. Townhouse recreation space guidelines. 1. Townhouse developments shall provide recreation space requirements consistent with multi-family developments (based on the number of bedrooms) as set forth in TMC 18.41.090. Such townhouse recreation space may be provided by one or more of the following: a. Private ground level recreation area that is directly adjacent and accessible to dwelling units. Such area must have minimum dimensions of at least 12-feet on all sides and be configured to accommodate activity such as outdoor eating, gardening, toddler play, etc. Street setbacks may be used to meet this guideline, provided they are defined with a fence (meeting guidelines of section 2.8). b. Balconies, roof decks, or porches. c. Common outdoor recreation area that meets the design criteria of section 2.4.A.1. 2. Individual private recreation area for one unit that exceeds the recreation space Guidelines may not be used to help meet the recreation guidelines for other dwelling units. Common recreation spaces that meet the guidelines of subsection (1)(c) above, however, may be used to supplement private recreation areas meeting subsections (1)(a-b) above to help dwelling units meet the recreation area guidelines herein. 35 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 29 Figure 2.4.B Examples of how townhouse recreation area may be integrated. A: Common outdoor recreation area between townhouse buildings. B: Ground-level area in front of townhouses. C: Townhouses with individual balconies and rooftop decks. 36 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 30 2.5 - Solar Access & Privacy Intent • To promote the functional and visual compatibility between developments. • To protect the privacy of residents in adjacent buildings. • To enhance access to natural daylight for residents. Design Criteria A. Balconies at the side and rear of buildings. 1. Balconies and rooftop decks above the ground floor and within 15 horizontal-feet of a side or rear property line must feature a railing system that is at least 50-percent opaque. Specifically, 50-percent of the area below the top edge of the railing must be a sight- obscuring structure. 2. DESIGN MODIFICATIONS to this Guideline will be allowed if the balcony will not cause visual or privacy impacts due to its location, orientation, design or other consideration. Figure 2.5.A Privacy guidelines for balconies within 15-feet of side or rear property lines. 37 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 31 B. Light and air access and privacy guidelines. 1. Minimum width of common outdoor recreation areas. When a common outdoor recreation area is located between two building elevations and at least one of those building elevations features windows that provide the applicable dwelling unit’s only source of solar access, then the minimum width of the common outdoor recreation area is based on the height of the applicable buildings: a. 20-feet minimum for such elevations up to three-stories tall. b. 25-feet minimum for such elevations four-stories tall (at least one of the elevations). c. 30-feet minimum for such elevations five or more stories tall (at least one of the elevations). DESIGN MODIFICATIONS will be allowed to the standards and guidelines above where it is determined that the proposed design provides for adequate light and air access and privacy and will not create a compatibility problem in the near and long term based on the unique site context and design. Figure 2.5.B Light/air access and privacy guidelines. Light/air access and privacy guidelines for multi-family residential buildings along interior side and rear property lines. 38 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 32 Figure 2.5.B Light/air access and privacy guidelines. Common outdoor recreation areas – minimum widths when adjacent to building elevations containing windows of dwelling units whose only solar access is from the applicable building wall. 20-feet minimum for such elevations up to three-stories tall. 25-feet minimum for such elevations four-stories tall. 30-feet minimum for such elevations five or more stories tall 39 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 33 2.6 - Service Areas & Utilities Intent • To minimize adverse visual, odor, and noise impacts of mechanical equipment, utility cabinets and service areas at ground and roof levels. • To provide adequate, durable, well-maintained, and accessible service and equipment areas. • To protect residential uses and adjacent properties from impacts due to location and utilization of service areas. Relation to Other Codes • Refer to the requirements of TMC 18.50.180-185 for design of recycling storage space. TMC 18.50.190, Design of Collection Points for Garbage and Recycling Containers, are supplemented by this section. Design Criteria A. Ground-related service areas and mechanical equipment. 1. Location. a. Service areas. Loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical equipment areas must be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent dwelling units. b. Utility meters, electrical conduit, and other service utility apparatus. These elements must be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these guidelines. If such elements are mounted in a location visible from the street, pedestrian pathway, common outdoor recreation area, or shared auto courtyards, they must be screened with vegetation and/or integrated into the building’s architecture. [See Figure 2.6.A.2 below]. c. Design for safety. Other provisions of this section notwithstanding, service areas used by residents must be located to avoid entrapment areas and other conditions where personal security is potentially a problem. Pedestrian-scaled lighting or other measures may be needed to enhance security. d Design to mitigate noise. Locate and/or shield noise producing mechanical equipment such as fans, heat pumps, etc., to minimize sounds and reduce impacts to adjacent dwelling units. e. Dumpster storage areas. i. Dumpster storage areas must be provided on-site for all multi-family development. ii. Dumpster storage areas must be sized to accommodate the minimum dumpster sizes for garbage, recycling, and composting (see TMC 18.50.180, Recycling Storage Space for Residential Uses). 40 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 34 2. Screening. a. Service area screening is required for all exterior service areas, as follows: i. A structural enclosure must be constructed of masonry, heavy-gauge metal, or decay- resistant material that is also used with the architecture of the main building. Alternative materials other than those used for the main building are permitted if the finishes are similar in color and texture or if the proposed enclosure materials are more durable than those for the main structure. The walls must be sufficient to provide full screening from the affected roadway, pedestrian areas or adjacent use, but must be no greater than seven feet tall. [See Figure 2.6.A.3 below]. ii. Gates must be made of heavy-gauge, site-obscuring material. Chain link or chain link with slats is not an acceptable material for enclosures or gates. iii. Where the interior of a service enclosures is visible from surrounding streets, pathways, and residential units, an opaque or semi-opaque horizontal cover or screen must be used to mitigate unsightly views. The horizontal screen/cover should be integrated into the enclosure design (in terms of materials and/or design). iv. Collection points must be located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle vehicular traffic, or does not require that a hauling truck project into any public right-of-way. Ensure that screening elements allow for efficient service delivery and removal operations. v. The service area must be paved. b. The sides and rear of service enclosures must be screened with landscaping at least five- feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. DESIGN MODIFICATIONS will be considered provided the enclosure and landscaping treatment meet the intent of the guidelines and add visual interest to site users. Figure 2.6.A.2 Utility meter location and screening - good and bad examples. Place utility meters in less visible locations. The upper and lower left examples are successfully tucked away in a less visible location and/or screened by vegetation. The right images are poorly executed and would not be permitted in such visible locations. Such meters must be coordinated and better integrated with the architecture of the building. 41 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 35 Figure 2.6.A.2 Utility meter location and screening - good and bad examples. Figure 2.6.A.3 Acceptable screening enclosures. All examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side. Image C and D use a trellis and weather protection structure on top – a desirable feature particularly where the top of the enclosures are visible from surrounding buildings, streets, and pathways (due to topography or building heights). 42 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 36 B. Roof-mounted mechanical equipment. 1. All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment must be fully screened from public view at the street level. Screening must be located so as not to interfere with operation of the equipment. Exception: Roof-mounted wind turbines, solar energy systems, and rainwater reuse systems do not require screening. 2. For rooftop equipment, all screening devices must be well integrated into the architectural design through such elements as parapet walls, false roofs, roof wells, clerestories, or equipment rooms. Screening walls or unit-mounted screening is allowed but less desirable. Wood must not be used for screens or enclosures. Louvered designs are acceptable if consistent with building design style. Perforated metal is not permitted. 3. The screening materials must be of material requiring minimal maintenance and must be as high as the equipment being screened. 4. Locate and/or shield noise producing mechanical equipment such as fans, heat pumps, etc. to minimize sounds and reduce impacts to adjacent properties. Figure 2.6.B Examples of how to screen roof-mounted mechanical equipment. The left illustration shows how rooftop mechanical equipment can be located and screened effectively. The right images shows effective location and screening, including side walls and a trellis to screen views from taller surrounding buildings. 43 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 37 2.7 - Landscaping Intent • To create an attractive pedestrian environment throughout Tukwila South. • To promote the use of native, low-maintenance, and drought-tolerant plants. • To encourage abundant and colorful landscaping in site and development design. • To utilize vegetation to reduce the impact of development on drainage systems and water quality. • To mitigate the negative impacts of parking lots on the streetscape. Design Criteria A. General guidelines. 1. Green roofs. Landscape plantings on roofs is encouraged. 2. Mature trees. Developments are encouraged to preserve mature stands of trees and integrate them into the development as an amenity. Developments must also comply with applicable tree requirements of TMC Chapter 18.54, Urban Forestry and Tree Regulations. 3. Foundation screening. All street-facing elevations should have landscaping along any exposed foundation, except those areas that provide access for pedestrians or vehicles to the building. Figure 2.7.A Foundation planting examples. Left: Foundation with adequate landscape screening. Right: Foundation with inadequate landscape screening. 44 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 38 2.8 - Fences, Walls & Hedges Intent • Minimize the negative visual impacts of fences, walls, and hedges on the street and pedestrian environment. • Protect life and secure property while protecting the public from hazardous fences and walls. • Increase visibility in appropriate circumstances to increase public safety and deter crime. • Promote and enhance Tukwila South as a walkable place and enhance the pedestrian environment and general appearance of residential development. • Reduce impacts on the pedestrian experience that may result from taller fences and walls. • To ensure that site features such as walls, fences, hedges, gates, and screens are well constructed and easily maintainable. Relation to Other Codes Refer to TMC 18.50.070(A), Yard Regulations, for other fence requirements near streets. Design Criteria A. General guidelines. 1. Where provided, fences between the street and buildings should be limited to 36 inches in height to maintain visibility between the street and adjacent units for safety. 2. Chain link fence is not allowed except for enclosing active recreation facilities such as swimming pools, playgrounds, and off-leash pet areas. Where used, chain link fence should be vinyl-coated with a dark shade of black, brown, or green. 3. Fences and walls should be made of durable, easily maintainable, and vandal-resistant materials. To reduce the likelihood of graffiti, avoid walls with smooth surfaces unless they can easily be repainted or cleaned 4. Fences must be located on the interior side of any required perimeter landscaping. 5. The maximum height of screening walls and fences is seven feet. B. Retaining walls. 1. Retaining walls taller than four feet and visible from a street should be terraced so that no individual segment is taller than four feet. Any segment within three feet of a sidewalk or trail shall be no taller than 30 inches. DESIGN MODIFICATIONS will be considered where large retaining walls are necessary. Design measures must be integrated to mitigate the visual impact of the wall. The greater the visibility of the wall to the general public, the greater the design treatments necessary to mitigate negative visual impacts of the wall. Treatments include but are not limited to wall texture, color, shape, wider terracing distances, and landscape screening. 2. Terraced wall segments should be separated by a landscaping bed at least two feet in width including one shrub for every three lineal feet of retaining wall. Alternative landscaping 45 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 39 treatments will be considered provided they provide superior screening of the retaining wall and enhance the streetscape. 3. Fences should be located at least five feet from the top edge of retaining walls. DESIGN MODIFICATIONS will be considered provided they meet the intent of the Guidelines. Figure 2.8.B Appropriate retaining wall terracing. In Image A the retaining wall textures, landscaping, and terracing mitigate the height of the walls and their relationship to the pedestrian sidewalk. Image B shows walls of multiple scales - low terraces near a pathway, and larger terraces with landscaping bordering a large common outdoor recreation areas. Image C is a large wall located away from streets and trees but still highly visible from a distance, and uses an combination of terracing, texture, and landscaping to effectively soften the wall’s appearance. Image D illustrates an acceptable alternative design with minimal terracing in a service and parking area located away from public streets. 46 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 40 Image E has an unacceptable wall with large terracing intervals close to a street, landscape features which do not provide effective softening, and a lack of details to add visual interest. 47 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 41 2.9 – Outdoor Lighting Intent • Protect against light pollution and reclaim the ability to view the night sky and thereby help preserve the quality of life and scenic value of this desirable visual resource throughout the region and nearby natural open spaces. • Help protect and enhance human health and wellness and wildlife habitation and migration by minimizing light pollution and its impact on all forms of life. • Promote lighting practices and systems to conserve energy, decrease dependence on fossil fuels, and limit greenhouse gas emissions. • Ensure that sufficient lighting can be provided where needed to promote safety and security on public and private property, and to allow for reasonable lighting outdoor activities. • Provide attractive lighting that supports and enhances the urban environment, emphasizes architectural elements, and encourage pedestrian activity and wayfinding beyond daylight hours, especially during the long nights of Pacific Northwest winters. Applicability Refer to TMC Table 18.41.090 for additional standards for outdoor lighting. Design Criteria A. All light sources must be shielded to direct light away from the sky and from residential uses. See Figure 2.9.C for an illustration of appropriate light shielding. B. Exterior lighting must be installed so that the light is directed downward onto the property upon which it is located. Light trespass onto adjacent properties and the public right-of-way should be prevented and mitigated. C. Exterior lighting is encouraged to follow the color temperature, timing, intensity, technology, and other recommendations of the International Dark Sky Association and the Illuminating Engineering Society of North America. 48 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 42 Figure 2.9.C Appropriate exterior light shielding. The left two luminaires are unshielded and not permitted. The “good” luminaire is fu lly shielded above the horizontal. The “best” luminaire is fully shielded and minimizes its offsite impacts. D. Lighting color (chromaticity). The correlated color temperature of outdoor lighting shall be 3,500 Kelvin maximum or lower (refer to American National Standard Institutes publication C78.377 for guidance on LED lighting). Exceptions may be made for architectural floodlighting, accent lighting, or outlining. Figure 2.9.D Examples of appropriate exterior lighting. These examples use shielded and low-level lighting to illuminate pedestrian pathways. E. Decorative lighting is permitted and should be limited to meet the intent of this section. Consider dimming or curfews for such lighting after midnight. Such lighting includes: 1. Landscape lighting. 2. Architectural accent lighting and outlining. 3. Lighting to illuminate flags, public art, water features, and similar edifices. 49 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 43 4. Outdoor rope and string lights for outdoor seating and gathering areas. 50 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 44 PART 3 - BUILDING DESIGN 3.1 - Building Massing & Articulation Intent • To employ façade articulation techniques that reduce the perceived scale of large buildings and add visual interest from all observable scales. • To create clear and welcoming building entries. Design Criteria A. Façade articulation. Residential buildings must include façade articulation features at maximum 30-foot intervals to create a human-scaled pattern. This guideline applies to building elevations facing public streets, private roadways, parks and containing primary building entrances. At least three of the following articulation features must be employed: 1. Use of windows and/or entries. 2. Use of weather protection features. 3. Use of vertical piers/columns (applies to all floors of the façade, excluding upper level stepbacks). 4. Change in roofline per subsection (D) below. 5. Change in building material, siding style, and/or window pattern (applies to all floors of the façade, excluding upper level stepbacks). 6. Vertical elements such as a trellis with plants, green wall, art element that meet the intent of the guideline. 7. Providing vertical building modulation of at least 12-inches in depth if tied to a change in roofline per subsection (D) below or a change in building material, siding style, or color. Balconies may be used to qualify for this option if they are recessed or projected from the façade by at least 18-inches. Juliet balconies or other balconies that appear to be tacked on to the façade will not qualify for this option unless they employ high quality materials and effectively meet the intent of the guidelines. 8. Other design techniques that effectively reinforce a pattern of facades compatible with the building’s surrounding context. DESIGN MODIFICATIONS will be considered provided they meet the intent of the Guidelines and the design criteria in subsection (B) below. 51 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 45 Figure 3.1.A Residential façade articulation examples. Below Images A-C use a combination of vertical building modulation, window patterns, material changes, or roofline modulation. Image D does not feature at least three façade articulation features. 52 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 46 B. DESIGN MODIFICATION criteria associated with articulation guidelines. The following criteria will be considered in determining whether the proposed articulation treatment meets the “intent” of the Guidelines: 1. Consider the type and width of the proposed articulation treatment and how effective it is in meeting the intent given the building’s current and desired context (per the Comprehensive Plan and the Tukwila South Development Agreement). 2. Consider the size and width of the building. Smaller buildings warrant greater flexibility than larger buildings. 3. Consider the quality of façade materials in concert with doors, windows, and other façade features and their ability to add visual interest to the street from a pedestrian scale and more distant observable scales. 4. Consider the public visibility of the particular building elevation. Facades with reduced public visibility warrant greater design flexibility. Figure 3.1.B Example where flexibility to articulation guidelines are warranted. This secondary building elevation faces a greenbelt and has substantially reduced public visibility. As such, it’s an example where some flexibility to the articulation guidelines is warranted (though some articulation features, such as the balconies, roofline changes and color/material changes add visual interest to this building elevation. C. Maximum façade width. Building facades wider than 120 feet in length must include at least two major façade techniques to break up the massing of such a large building and add visual interest. This guideline applies to building elevations facing public streets or containing primary building entrances. 53 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 47 1. Provide vertical building modulation at least six-feet deep and 15-feet wide. For multi-story buildings, the modulation must extend through at least one-half of the building floors. This option counts as two major façade techniques. 2. Use of a contrasting vertical modulated design component featuring all of the following: a. Utilizes a change in building materials that effectively contrast from the rest of the façade. b. Component is modulated vertically from the rest of the façade by at least 12-inches. This option counts as one major façade technique. 3. Façade employs building walls with contrasting articulation that make it appear like multiple distinct buildings. To qualify for this option, these contrasting façades must employ all of the following: a. Different building materials and/or configuration of building materials. b. Contrasting window design (sizes or configurations). c. Contrasting components are modulated vertically from each other by at least 12-inches. This option counts as one major façade technique. 4. DESIGN MODIFICATIONS to subsections (C)(1-3) will be considered provided the design meets the intent of the Guidelines. The following are additional supplemental considerations for approving DESIGN MODIFICATIONS: a. Width of the façade. The larger the façade, the more substantial articulation/ modulation features need to be. b. The type of articulation treatment and how effective it is in meeting the intent given the building’s context. Figure 3.1.C.1 Illustrating maximum façade width guidelines. Less than 120’ wide: Meets guideline. More than 120’ wide: This building does not meet guideline because it does not incorporate any major façade techniques. 54 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 48 Figure 3.1.C.1 Illustrating maximum façade width guidelines. More than 120’ wide: This building meetings the guideline because it incorporates a courtyard along the façade (technique #1 noted above) to effectively break it up into smaller components. 55 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 49 Figure 3.1.C.2 Maximum façade width good and bad examples. The central portion of the left building (Image A) employs substantial horizontal and vertical modulation (from adjacent building elevation segments), a different mix of façade materials, distinctive rooflines and different window fenestration techniques to effectively break up the building massing. Image B building employs an effective mix of modulation, material, color, roofline, and fenestration changes. Image C building – while the modulated features are repetitive, the contrast and width of the modulated components are effective. Image D building employs distinct facades to lend the appearance that it is several different buildings. Image E and F buildings feature a combination of modest vertical modulation, roofline modulation, and window fenestration techniques, but lack the techniques to visually break up its expansive and repetitious façade length. 56 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 50 D. Roofline modulation. Roofline modulation is not required on all buildings. However, it can be used as one of the façade articulation features in subsection (A) above. In order to qualify as an articulation feature, rooflines must employ one or more of the following: 1. For flat roofs or façades with horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is either: a. Three-feet when combined with vertical building modulation techniques described in subsection 3.1(A)(7) above. b. Otherwise, the greater of four-feet or 0.2 multiplied by the wall height. 2. A pitched roofline or gabled roofline segment of at least 20-feet in width. Buildings with pitched roofs must include a minimum slope of 4:12 and feature modulated roofline components at the interval required per the applicable guideline above. 3. A combination of the above. DESIGN MODIFICATIONS will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest. Figure 3.1.D Acceptable examples of roofline modulation. Roofline modulation qualifies as an articulation feature when combined with vertical building modulation techniques. The left building illustrates a pitched roof example and the right building illustrates a flat roof example. 57 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 51 E. DESIGN MODIFICATIONS for maximum building length. Buildings may exceed the maximum building length standards when in compliance with subsections (1-2) below effectively reduces the perceived length of the building, adds visual interest from all publicly accessible vantage points, and complies with pedestrian circulation guidelines herein: 1. The applicable provisions of subsections (A) through (D) above are met. 2. The façade includes at least one of the following features: a. Substantial change in horizontal direction/orientation of the building footprint, such as a bend of at least 15 degrees for a distance of at least 30 feet. b. Change in building roofline of at least one story combined with substantial changes in façade design. c. Other design techniques that effectively reduce the perceived length of the building, adds visual interest from all publicly accessible vantage points, and complies with pedestrian circulation guidelines herein. 3. Location exemption. Buildings may be exempt from the requirements of subsections (1-2) above provided they are located in an area which is not highly visible from public streets or in an area abutting a hillside. 58 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 52 3.2 - Building Details Intent • To encourage the incorporation of design details and small-scale elements into building façades that are attractive at a pedestrian scale. Design Criteria A. Cornice/roofline design. Buildings employing a flat roof must employ a distinctive roofline that effectively provides an identifiable “top” to the building. This could include a traditional cornice line or a contemporary design that effectively defines the top of the building. 1. Such rooflines must be proportional to the size and scale of the building. 2. Understated cornice lines are permitted depending on the materials and design of the base and middle elements in reinforcing the façade configuration. 3. Rooftop solar units are permitted, provided the placement and design of units visible from the surrounding streetscape are carefully integrated into the overall design concept of the building. Figure 3.2.A below illustrates acceptable and unacceptable examples. Figure 3.2.A Examples of buildings employing confident and distinctive rooflines. Building A uses a traditional cornice along with upper level building at the right corner, and the left portion uses a very simple cornice line to complement the upper level setback on the left corner. Building B uses a traditional cornice line along with pitched roof forms. 59 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 53 Figure 3.2.A Examples of buildings employing confident and distinctive rooflines. Building C uses a slight upper level modulation along with color and material change to create a distinctive roofline. Building D does not use any effective technique to distinguish the roofline. B. Articulated building entries. The primary building entrance must be designed as a clearly defined and demarcated standout architectural feature of the building. Such entrances must be easily distinguishable from private residential entrances on the building. Such entries must be scaled proportional to the building. See Figure 3.2.B below for good examples. Figure 3.2.B Acceptable building entry examples. 60 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 54 Figure 3.2.B Acceptable building entry examples. 61 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 55 3.3 - Window Design Intent • To integrate window design that adds depth, richness, and visual interest to the façade. Design Criteria A. All windows must employ designs that add depth and richness to the building façade. At least one of the following features must be included to meet this requirement: 1. Recess windows at least two-inches from the façade. 2. Incorporate window trim (at least three-inches wide) around windows. 3. Incorporate other design treatments that add depth, richness, and visual interest to the façade. B. Highly reflective glass and mirrored glass must not be used on more than 10-percent of a building façade or other building elevations facing parks and containing primary building entrances. C. Frosted glass is allowed for ground floor residential units located within 15 feet of a public and semi-public realm areas (see section 2.1.C for related standards). The treatment shall not cover more than 50 percent of any window. Figure 3.3.1 Acceptable and unacceptable window design examples. The windows in Images A-C are recessed by at least two- inches from the façade. Images D and E feature a reveal/recess of less than two inches, but the contrasting frames and mullions effectively add a sense of depth and richness to the façade. The treatment in Image F does not effectively add a sense of depth and richness to the façade. 62 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 56 3.4 - Materials Intent • To encourage the use of durable, high quality, and urban building materials that minimize maintenance cost and provide visual interest from all observable vantage points. • To promote the use of a distinctive mix of materials that helps to articulate façades and lends a sense of depth and richness to the buildings. • To place the highest priority in the quality and detailing of materials on the first floor at the pedestrian scale. Applicability If a development includes concrete block, metal siding, exterior insulation and finish system (EIFS), or cementitious wall board paneling/siding on a building exterior, respectively the standards of subsections (A-D) below apply. These materials are not required and the use of other exterior materials is encouraged. Design Criteria A. Concrete block (also known as concrete masonry unit or CMU). Concrete block is only permitted on the ground level of residential and mixed-use buildings. It may be used as a contrasting accent material or the primary material when it employs a mixture of colors and/or textures or employs a combination of design details to articulate the building and add visual interest. Figure 3.4.A Acceptable concrete block use/design. The left building uses concrete block as an effective and contrasting accent material for its entrance. The right mixed-use building uses CMU as the primary cladding material for the ground level. Note the use of split-façade CMU’s above each of the awnings and coupled with the use of smooth-façade CMU’s on the vertical columns (which employ black accent tiles for added interest). 63 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 57 B. Metal siding. Metal siding may be used on all building elevations provided it complies with the following guidelines: 1. It must feature visible corner molding and trim and does not extend to the ground level of non-residential and mixed-use buildings and no lower than two-feet above grade for residential buildings. Masonry, concrete, or other durable material must be incorporated between the metal siding and the ground plane. 2. Metal siding must be factory finished, with a matte, non-reflective surface. DESIGN MODIFICATIONS will be considered provided the material’s integration and overall façade composition meets the intent of the Guidelines. Figure 3.4.B Acceptable metal siding examples Examples above integrate a range of metal siding with masonry and other materials. 64 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 58 Metal siding is the primary material for Buildings C and D, both of which integrate subtle changes in color to go with articulation features and design details. C. Exterior Insulation and Finish System (EIFS). EIFS may be used when it complies with the following: 1. EIFS is limited to no more than 20-percent of the total façade area and may not be the primary cladding material. 2. EIFS must feature a smooth or sand finish only. 3. EIFS must be trimmed in wood, masonry, or other material and must be sheltered from weather by roof overhangs or other methods. 4. EIFS must not be used on the ground floor of building elevations. Concrete, masonry, or other highly durable material(s) must be used for the subject ground level building elevations to provide a durable surface where damage is most likely. DESIGN MODIFICATIONS will be considered provided the material’s integration and overall façade composition meets the intent of the Guidelines. Figure 3.4.C Acceptable and unacceptable EIFS examples. Left image: Note the use of brick and decorative concrete block on the ground level and EIFS on the second floor. The window treatments visible on the second floor add depth and interest to the façade. Right image: EIFS is used for all building elevations above the first floor. 65 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 59 D. Cementitious wall board paneling/siding. Cementitious wall board paneling/siding may be used provided it meets the following provisions: 1. Cement board paneling/siding may not be used on ground level facades containing non- residential uses. 2. Cement board paneling/siding may be the dominant exterior material but must be integrated with other acceptable materials (specifically, up to 70-percent of non-window exterior materials may be cement board paneling/siding). Where cement board paneling/siding is the dominant siding material, the design must integrate a mix of colors and/or textures that are articulated consistent with windows, balconies, and modulated building surfaces and are balanced with façade details that add visual interest from the ground level and adjacent buildings. DESIGN MODIFICATIONS will be considered provided the material’s integration and overall façade composition meets the intent of the guidelines. Figure 3.4.D Acceptable and unacceptable cementitious wall board examples. The building in Images A-B use cementitious wall board in different textures and colors to help articulate the façade. The white color replicates the board and batten style in the left image and green color in the right image effectively replicates horizontal wood siding. 66 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 60 Figure 3.4.D Acceptable and unacceptable cementitious wall board examples. The Image C building uses different color panels effectively to emphasize the façade’s fenestration and modulation patterns. The wall board panels covering a large area in a single color as in Image D would not meet the intent of the guidelines. 67 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 61 3.5 - Blank Wall Treatment Intent • To avoid untreated blank walls. • To retain and enhance the character of streetscapes. Design Criteria A. Blank wall definition. “Blank wall” means a ground floor wall or portion of a ground floor wall over 10-feet in height and a horizontal length greater than 15-feet and does not include a transparent window or door. Figure 3.5.A Blank wall definition. B. Blank wall treatment guidelines. Untreated blank walls adjacent to a public or private street, pedestrian-oriented space, common recreation area, or pedestrian pathway are prohibited. Methods to treat blank walls on multi-family buildings can include: 1. Landscape planting bed at least five-feet wide, or a raised planter bed at least two-feet high and three-feet wide, in front of the wall. Planting materials must be sufficient to obscure or screen at least 60-percent of the wall’s surface within three years. 2. Installing a vertical trellis in front of the wall with climbing vines or plant materials. 3. Installing an artistic mural as approved by the Director. 4. Special building detailing that adds visual interest at a pedestrian scale. Such detailing must use a variety of surfaces; monotonous designs will not meet the intent of the guidelines. For large visible blank walls, a variety of treatments may be required to meet the intent of the guidelines. DESIGN MODIFICATIONS will be considered provided the entire façade composition meets the intent of the Guidelines for the context of the wall (e.g., walls along pathway corridors connecting parking areas to building entries might be granted more flexibility than street facades). 68 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 62 Figure 3.5.B Blank wall treatment examples. Image A uses an artistic mural and Image B uses a landscape planting bed. Image C includes a landscape planting bed with shrubs too low to meet the screening requirement. Image D includes simple detailing (color changes) and a landscape planting bed which are ineffective in screening or treating the blank wall. 69 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 63 3.6 – Structured Parking Design Intent • Maintain “eyes on the street” for safety. • Reduce the visual impact of structured parking facilities on the streetscape and residential environment. • Create a welcoming, safe, convenient, and comfortable pedestrian environment. • Integrate the design of parking structures with surrounding development. • Emphasize active ground floor uses on street-facing sides of parking structures. Design Criteria A. Preferences and Guidelines for integrating structured parking facilities into multi-family buildings. 1. First choice. Preferably, parking is located under multi-family buildings and not visible from the street and residential recreational space. While underground parking may not be viable, designs where landscaped berms or terraces hide parking from the street can help accomplish this objective. See examples in Figure 3.6.A.1. Figure 3.6.A.1 Structured parking integration guidelines and examples. Parking in Image A is effectively screened from the street by landscaping berms and stoops. Note that the garage entrance , while largely at street level, is tucked under the first floor units and hidden from the street. The building in Images B and C below has an elevated ground floor with terraced landscaping and stoops above a structured parking level. Image B is the view from an alley where a building overhang above parking is acceptable. 70 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 64 2. Second choice. Liner building designs that wrap residential units around an internal parking structure is an effective design tool to hide parking and thus is acceptable. See examples in Figure 3.6.A.2. Figure 3.6.A.2 Liner building examples. Images A-D above and below illustrate liner buildings, with residential and/or mixed-uses wrapping the parking garages. Image C illustrates another Texas Donut example. Note the courtyard design between the parking garage and the wrapping multi-family building on the left. Towards the right, the parking garage is accessed from an alley. 3. Third choice. While exposed structured parking facilities are prohibited along public and private street frontages and adjacent to recreation space, such exposed facilities are acceptable along other elevations provided they are integrated into the design of the building. Specifically: Employ façade articulation techniques necessary to comply with the massing and articulation guidelines in Section 3.1, building details guidelines in Section 3.2, materials guidelines in Section 3.4, and blank wall treatment guidelines in Section 3.5. For example, parking garages can incorporate openings with grillwork or other treatments to resemble 71 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 65 windows. Designs where lower level structured parking visually dominate the design of the buildings and create a sense of great separation between dwelling units and the adjacent ground plane (particularly the street and applicable resident recreational space) are prohibited. See acceptable examples in Figure 3.6.A.3 below. Figure 3.6.A.3 Façade treatment examples. The building in Image C uses a decorative grill over ground level parking on its rear elevation. The building in Image B uses window openings that mimic the apartment windows on upper floors. B. Garage entries. 1. Parking garage entries must be well-integrated into the design of the building and must not dominate the streetscape. They should be designed and sited to complement, not subordinate, the pedestrian entry. 2. Where vehicles enter and exit a parking garage across a sidewalk or internal path, direct visibility between pedestrians and motorists shall be provided. Options include setback entries, cropped wall corners, wall openings, or other treatments to enhance safety and visibility. Mirrors and electronic visual/audio warnings alone are not acceptable methods of visibility. 72 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 66 Figure 3.6.B Acceptable parking garage entries Examples of garage entries well integrated into the building’s design and featuring good pedestrian visibility. 0 73 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 67 C. Free-standing parking garages. Free-standing parking garages may be acceptable provided: 1. They are located away from public streets, generally behind other structures. 2. They comply with applicable building design provisions in Sections 3.1, 3.2, 3.4, and 3.5, except: a. Less visible parking garage elevations warrant greater flexibility in the application of the building design guidelines. b. Parking garages are subject to articulation intervals (see Section 3.1.a) of 60 feet minimum (instead of 30 feet) and only two articulation features are required. Greater flexibility may be given to less visible c. Parking garages more than 120 feet from a public street or not visible from a public street are exempt from the maximum façade width guidelines in Section 3.1.b. d. Landscaped buffer elements including landscaped setbacks with tall evergreen plantings and/or trellis structures with vine plants are encouraged. Figure 3.6.C Acceptable freestanding parking garage examples. Image A is located along a service road. The landscaping trellis screen creates an attractive “green” wall. The vertical columns and trellis/vines help to articulate the garage in Image B. 0 74 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 68 PART 4 - TOWNHOUSE DESIGN Relation to Other Guidelines Townhouse developments are subject to applicable Guidelines in Part 2 and Part 3 of this document, except some Guidelines below supersede them as they are specific to townhouses. 4.1 - Façade Design & Articulation Intent • To enhance the character of streets with low-density residential uses. • To reduce the apparent bulk and scale of large townhouse/rowhouse buildings. • To promote architectural variety that adds visual interest to the community. Relation to Other Codes This section supplements the provisions of TMC 18.50.083, Maximum Building Length, and TMC Figure 18-5, Multi-Family Design Guideline. Design Criteria A. Townhouse buildings must comply with residential building articulation Guidelines in Section 3.1 except that the articulation intervals must be no wider than the width of units in the building. Thus, if individual units are 15-feet wide, the building must include the required minimum three articulation features at intervals no greater than 15-feet on all façades facing a street, common outdoor recreation area, or common parking area. B. Repetition with variety. See Figures 4.1.B below. Townhouse developments must employ one or more of the following “repetition with variety” articulation Guidelines: 1. Reversing the elevation of two out of four dwellings. 2. Providing different building elevations for end units (units on the end or corner of a building) by changing the roofline, articulation, windows, and/or building modulation patterns. 3. Adding a different dwelling design or different scale of the same design, such as adding a two-story version of the basic dwelling design where three-stories are typical. 4. Other design treatments that add variety or provide special visual interest, such as different cladding materials, window sizes and groupings, roof slopes, porch designs, balconies, etc. While the variable use of color on buildings can be effective in reducing the perceived scale of the building and adding visual interest, color changes alone are not sufficient to meet the intent of the guidelines. 75 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 69 Figure 4.1.B Acceptable townhouse configuration employing the repetition with variety concept. MAKERS TO REPLACE GRAPHIC WITHOUT ONE-STORY BUILDINGS Figure 4.1.B Acceptable townhouse buildings integrating the “repetition with variety” guidelines. The internal units in Image A each have distinct, but identical windows and roof forms from the end unit. The end unit is differentiated through the use of building materials, window design, unit size, and façade detailing. In Image B the internal and external units have reverse elevations. 76 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 70 4.2 – Internal Drive Aisles Intent • To enhance the character and safety of internal drive aisles. • To de-emphasize garages and drive aisles as major visual elements along internal drive aisles. Applicability This section applies to private driveways and internal drive aisles shared between multiple townhouse units or buildings. Design Criteria A. Entries on internal drive aisles. For townhouses where the primary pedestrian access to the dwelling is from an alley or private internal vehicular access, buildings must emphasize individual pedestrian entrances instead of private garages by using both of the following measures: 1. Enhance entries with a trellis, small porch, or other architectural features that provides cover for a person entering the unit and a transitional space between outside and inside the dwelling. 2. Provide a planted area in front of each pedestrian entry of at least 20-square-feet in area, with no dimension less than four-feet. DESIGN MODIFICATIONS will be considered, provided they meet the intent of the Guidelines. Figure 4.2.A Acceptable and unacceptable examples of garage/entry configurations. The views of each of these three examples include the primary pedestrian entrance. The left example features a landscaped area and a trellis to highlight the entry. In the middle image, the balconies and landscaped areas deemphasize the garage. In the right image, the lack of landscaping near the entries would not be allowed (where this is the primary pedestrian entry to the unit). B. Minimum building separation. Minimum building separation along uncovered internal drive aisles must be 24-feet. The purpose is to provide adequate turning radius, allow for landscaping elements along at least one side of the drive aisle, and allow for adequate light and air for the 77 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES MAKERS architecture and urban design R4 - Tukwila South Residential Guidelines (04000152)_Draft_21-0211 - Max Edits 2.docx02.11.21 Page 71 townhouses adjacent to the drive aisle. Projections into this minimum building separation Guideline are permitted provided no portion of the building is within 20-feet of another building across from an internal drive aisle. C. Driveway depths. Developments are encouraged to limit driveway depths to 12-feet or less to encourage residents to keep their vehicles in their garage and avoid the pattern of parked cars in front of townhouse buildings. Separate guest/overflow parking spaces shall be provided onsite. Figure 4.2.B-C Acceptable and unacceptable internal drive aisles and townhouse separation The left example features landscaped strips between each driveway whereas the right example features no landscaping and cantilevering living spaces are within 20-feet of each other. 78 TITLE 18 – ZONING Produced by the City of Tukwila, City Clerk’s Office Page 18–93 CHAPTER 18.41 TUKWILA SOUTH OVERLAY (TSO) DISTRICT Sections: 18.41.010 Purpose 18.41.020 Land Uses Allowed 18.41.070 On-Site Hazardous Substances 18.41.080 Design Review 18.41.090 Basic Development Standards 18.41.100 Modifications to Development Standards through Design Review 18.41.110 Final Site Plan 18.41.120 Performance Guarantee 18.41.010 Purpose A. This district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila South Overlay (TSO) district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supersede the provisions of the underlying zoning district. B. The Tukwila South Overlay district is intended to create a multi-use regional employment center containing high technology, office, commercial, and residential uses. National and international employers specializing in emerging technologies (bio-tech/life sciences) are featured in campus settings. Retail activities range from individual large-scale national retailers to gateway and village retail and shopping centers that support office and high-tech campuses and residential neighborhoods. A mix of single-family and multi-family dwellings at low, medium, and high densities provide a variety of housing opportunities. Tukwila South will create a memorable and regionally identifiable place by building upon the Northwest tradition of quality outdoor environments and quality building materials, combined with traditional Puget Sound building elements. (Ord. 2235 §1 (part), 2009) 18.41.020 Land Uses Allowed Refer to TMC Chapter 18.09, “Land Uses Allowed by District.” (Ord. 2500 §21, 2016) 18.41.070 On-Site Hazardous Substances No on-site hazardous substance processing and handling or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On-site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC Chapter 21.08.) (Ord. 2235 §10 (part), 2009) 18.41.080 Design Review A. The Director shall require that all development within the Tukwila South Overlay district is consistent with the policies of the Tukwila Comprehensive Land Use Plan and the Tukwila South Master Plan, and conforms to the requirements of this title and any applicable development agreement. B. Design review is required for all non-exempt development within the Tukwila South Overlay district. The applicant may submit a site plan for review for all or a portion of the area covered by the Tukwila South Master Plan. Application requirements are provided by TMC Section 18.104.060. All applications for design review within the TSO shall be processed as Type 2 decisions per TMC Chapter 18.60. Prospective applicants are encouraged to schedule a pre-application conference as provided by TMC Section 18.104.050 prior to submitting a design review application. C. The following development activities are exempt from design review: 1. Interior remodeling of existing buildings or structures. 2. Underground utility projects. 3. Detached single-family subdivisions subject to TMC Title 17 – Subdivisions and Plats. 4. Exterior repair, reconstruction, cosmetic alterations or improvements if the cost of that work is less than 10% of the building's assessed valuation. 5. Development that is categorically exempt under the State Environmental Policy Act (SEPA) (RCW 43.21C). D. Design review includes an examination of the following elements: placement and scale of structures, design, height, form, parking, access, signage, vehicular and pedestrian connections and circulation, environmental considerations, open space, landscaping, and infrastructure needs as described in the Tukwila South Master Plan or any applicable development agreement. The purposes of the review process include: 1. Allowing City staff to review the detailed arrangement of the proposed development to ensure it is consistent with the intent and scope of the Tukwila South Master Plan, as well as any applicable development regulations, zoning district provisions, design review standards, and any approved development agreement provisions. 2. Assure the proposed development is compatible with both the physical characteristics of the site, and the existing and potential uses of the surrounding area as described in an approved Master Plan. 3. Ensure compliance with the requirements of the State Environmental Policy Act (SEPA - RCW 43.21C) and other applicable regulations and standards. ATTACHMENT C 79 TUKWILA MUNICIPAL CODE Page 18–94 Produced by the City of Tukwila, City Clerk’s Office E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable district standards in this title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual or other Design Manual as stipulated by TMC Chapter 18.60. 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable. F. Upon completion of the City's review, the Director shall approve, approve with conditions or deny the application, as follows: 1. If the Director finds the application meets the applicable criteria and is consistent with the approved Master Plan for that area of the Tukwila South Overlay district, the Director shall approve the proposal. 2. Approve with Conditions: If the Director finds the application does not adequately address one or more of the applicable criteria, but is consistent with the approved Master Plan for the Tukwila South Overlay district, and there is a reasonable basis for conditions, the Director may approve the application with conditions. The intent of such conditions is that they mitigate an impact consistent with the intent of the applicable criterion. Conditions of approval may include, but are not necessarily limited to, the relocation or modification of the proposed structures, additional landscaping, buffering, screening, relocation of access, or other measures necessary to mitigate any impact or reduce hazards. The Director shall specify when the conditions shall be met. 3. Denial: If the Director finds the application does not meet applicable criteria and reasonable conditions cannot be found to mitigate the impact or reduce hazards, the Director shall deny the application as proposed. The Director’s decision must specify the reasons for the denial based upon the review criteria. (Ord. 2580 §3, 2018; Ord. 2235 §10 (part), 2009) 80 TITLE 18 – ZONING Produced by the City of Tukwila, City Clerk’s Office Page 18–95 18.41.090 Basic Development Standards A. Residential Uses: 1. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall conform to the following development standards: BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit (multi- family, except senior citizen housing) 2,000 sq. ft. Average lot width (minimum 20 ft. street frontage width) 60 feet Setbacks, minimum: • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet • Front – 4th floor 45 feet • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet • Second front – 4th floor 22.5 feet • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet • Sides - 3rd floor 20 feet • Sides – 4th floor 30 feet • Rear - 1st floor 10 feet • Rear - 2nd floor 20 feet • Rear - 3rd floor 20 feet • Rear – 4th floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet Recreation space 120 sq. ft. for a studio; 160 sq. ft. for a 1 bedroom; 200 sq. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TMC Section 18.14.030, subparagraphs 2, 3 and 4. Maximum building length 50 feet; 200 feet if modulated. See TMC Section 18.50.083 for modulation requirements. Off-street parking: • Residential 1 stall per studio unit. 1.5 stalls per 1-bedroom unit. 2 stalls per 2 units or more. • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, “Noise”, and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21C RCW, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 2. Standards for residential uses on lands not included in the scope of TMC Section 18.41.090 (A)(1) shall be developed at a later date. B. Non-residential Uses: Lot N/A Setbacks: Front – adjacent to a public street 15 feet* Second Front – adjacent to a public street 15 feet* Sides None*; increased to 10 feet if adjacent to residential use or non- TSO Zoned property Rear None*; increased to 10 feet if adjacent to residential use or non- TSO zoned property Height 125 feet Landscaping: Fronts – adjacent to a public street 15 feet Side None; increased to 10 feet if adjacent to residential use or non- TSO zoned property Rear None; increased to 10 feet if adjacent to residential use or non- TSO zoned property Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for requirements Off-street parking: See TMC Chapter 18.56 *Subject to modification to meet Fire Department Access Requirements (Ord. 2580 §4, 2018; Ord. 2235 §10 (part), 2009) 81 TUKWILA MUNICIPAL CODE Page 18–96 Produced by the City of Tukwila, City Clerk’s Office 18.41.100 Modifications to Development Standards through Design Review A. An applicant may request a modification to the Basic Development Standards established by TMC Section 18.41.090 as part of a design review application. The applicant shall submit a written description of the proposed modification and address the decision criteria stated below in subsection B; the Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with these decision criteria. B. The Director may grant modifications for individual cases provided the Director shall find that: 1. The modification is required due to unique circumstances related to the subject property that create significant practical difficulties for development and use otherwise allowed by this code; 2. The modification conforms to the intent and purpose of the Tukwila South Master Plan, any applicable development agreements, and this code; 3. The modification will not be injurious to other property(s) in the vicinity; 4. The modification will not compromise the current or reasonably anticipated provision of circulation, access, utility service or any other public service; and 5. An approved modification shall be the minimum necessary to ameliorate the identified practical difficulties giving rise to the request. (Ord. 2235 §10 (part), 2009) 18.41.110 Final Site Plan A. Within 90 days of the approval by the Director, final plans shall be prepared and filed with the City. These plans shall include all required modifications and applicable conditions contained in the Director’s Notice of Decision. B. The final plans are not required to be recorded unless there is an associated land division application, such as a binding site plan or subdivision. (Ord. 2235 §10 (part), 2009) 18.41.120 Performance Guarantee The Building Official may not issue a Certificate of Occupancy until all improvements included in the approved plans have been installed and approved, with the following exceptions: 1. A performance guarantee has been posted for the improvements not yet completed. 2. The phasing of improvements has been accounted for in an associated Binding Site Plan, infrastructure phasing agreement, a condition of approval, or a development agreement. (Ord. 2235 §10 (part), 2009) 82 STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW DEPARTMENT OF COMMUNITY DEVELOPMENT Prepared February 10, 2021 HEARING DATE: February 25, 2021 STAFF CONTACT: Jaimie Reavis, Senior Planner NOTIFICATION: Notice of Application posted on site and mailed to surrounding properties and agencies with jurisdiction on January 20, 2021. Notice of Public Hearing published in the Seattle Times, posted on site, and mailed to surrounding properties and agencies with jurisdiction February 11, 2021. FILE NUMBERS: L20‐0129 (Subdivision Preliminary Plat) L20‐0138 (Public Hearing Design Review) ASSOCIATED FILES: E20‐0014 (SEPA/Environmental Review) L19‐0035 (Development Agreement) APPLICANT: Valerie Thiel, Sage Architectural Alliance REQUEST: Request for approval of a Subdivision Preliminary Plat and Public Hearing Design Review for the Riverton Cascade homeownership project by the Homestead Community Land Trust. LOCATION: 3118 S. 140 th St. (undeveloped lot north of Riverton Park United Methodist Church on parcel #162304‐9060) COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICTS: Low Density Residential (LDR) SEPA COMPLIANCE: The City of Tukwila, as the lead agency for this project, issued a preliminary Determination of Non‐Significance for this project on February 11, 2021. The DNS comment period will close on February 25, 2021. 83 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 2 PUBLIC COMMENTS: There were no public comments received in response to the Notice of Application mailing and on‐site posting. RECOMMENDATIONS: L20‐0129 Preliminary Subdivision Staff recommends approval with conditions of the Preliminary Subdivision application. L20‐0138 Public Hearing Design Review Staff recommends approval with conditions of the Design Review application. ATTACHMENTS: A. Applicant’s response to design criteria Written response Presentation of response B. Project Design Colors and Materials Colored Building Elevations C. Plan Sheets Riverton Park Preliminary Plat Survey (SHT1‐SHT4) Paving and Grading Plan (C3.0‐C3.1) Site Lighting Plan and Site Luminaire Schedule (E101‐E102) Landscape Plan and Planting Schedule (L1.0‐L1.1) 84 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 3 85 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 4 FINDINGS PROJECT DESCRIPTION Homestead Community Land Trust is proposing to subdivide one existing parcel into 18 unit lots, along with a tract for parking, access and utilities and a tract for a central commons/shared recreation space. Homestead Community Land Trust purchased the land from the Riverton United Methodist Church in 2018 to create an affordable homeownership project consisting of four single‐family homes and seven townhouse duplexes (14 homes). Homestead Community Land Trust received approval of a Development Agreement and associated amendment in 2020 from the Tukwila City Council to allow differing requirements than currently are allowed in the LDR zoning district, including increased residential density, development of duplexes, and reduced setbacks. In exchange for approval of differing development standards in the LDR zone, the project proposes several public benefits, including construction of a development that incorporates sustainability measures in the interest of both environmental responsibility and to promote affordability through maximizing homeowners’ ability to utilize renewable resources. The structures will be sold to new homeowners, and the land will remain in ownership and management by the Homestead Community Land Trust. Homestead Community Land Trust is a non‐profit committed to involvement in the community and has shown fiscal stability and long‐term commitment to its mission. Additionally, the project will provide affordable housing to larger families, including those households earning less than 80% of King County median income. VICINITY/SITE DESCRIPTION Site Description The project site is located on the western edge of Tukwila, near the corner of Military Rd. S. and S. 140th St., within the Cascade View neighborhood. The project parcel is approximately 1.3 acres in size and is located on a vacant site between the Riverton United Methodist Church and the Cascade View Elementary playfield. Existing Development The project site has been vacant throughout its known history. Prior to ownership of the site by the Homestead Community Land Trust, it had been used as a community garden and as a temporary camp site for people experiencing homelessness. Surrounding Land Uses The site is located within a residential neighborhood. Bordering the site to the east is the Safe Routes to School pathway and Riverton Crest Cemetery. Bordering the site to the west is a property that was most recently a veterinary clinic and was recently purchased by Three Tree Montessori School. To the north is Cascade View Elementary School and associated playfields, and to the south is the Riverton 86 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 5 United Methodist Church. Parcels located southwest of the site are residential properties owned by the Riverton United Methodist Church. Topography The project site is flat. Vegetation Three existing trees are located on the north side of the site. The trees sizes (in diameter at breast height) are six inches, eight inches, and 36 inches. The two smaller trees are proposed to be removed and will be replaced by new trees and landscaping proposed as part of the site development. The existing 36‐inch diameter tree will be protected during construction and will remain on site. Access Existing vehicular and pedestrian access to the site is from access easements on the eastern side of the Riverton Park United Methodist Church. A Safe Routes to School pathway was constructed less than 10 years ago along the driveway and the eastern strip of the project site through a grant received from the Washington State Department of Transportation. The Safe Routes to School pathway formalized an existing route connecting from S. 144th St. to Cascade View Elementary. Impacts to the pathway and associated Safe Routes to School improvements are likely. Per the easement granted to the City at the time of construction, any impacts are required to be pre‐approved by the City and reconstructed by the applicant to meet the same standards as existing conditions. REVIEW PROCESS The Development Agreement for this project specifies the review process for the Riverton Cascade project, including the following: 1) Subdivision: Creation of individual residential lots and tracts shall be through subdivision process outlined in TMC 17.14, including the Preliminary Plat criteria in TMC 17.14.020 and the Unit Lot Subdivision requirements of TMC 17.14.060. Subdivision review for this project applies the development standards, vested land use regulations and other provisions contained in the Development Agreement in the event there are inconsistencies between the Development Agreement and TMC Section 17.14.060. 2) Design Review: The Riverton Cascade project will apply for design review under the Board of Architectural Review (BAR). The BAR will apply the Development Agreement to their review of the project. 87 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 6 REPORT ORGANIZATION This staff report has been divided into two sections. The first section covers the Subdivision Preliminary Plat; the second covers the Design Review. Staff’s conclusions and recommendations follow each section. SECTION ONE– 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 Any land being divided into ten or more unit lots shall receive preliminary plat approval by the Tukwila Planning Commission as a Type 4 decision according to t he provisions of TMC 18.108.040. Criteria for Preliminary Plat Approval are contained in TMC section 17.14.020(D), and requirements specific to Unit Lot Subdivisions are in TMC 17.14.060. The application was reviewed by the Tukwila Short Subdivision Committee, and staff’s response to each of the criteria for preliminary plat approval and recommended conditions of approval are included below. 2. Final Approval After construction of project infrastructure and compliance with conditions of preliminary approval, the applicant must apply to receive final approval for the subdivision plat. The final approval decision on a subdivision plat is made by the Community Development Director. Before the final plat is submitted to the Community Development Director for signature, it shall be reviewed by multiple departments including Fire, Public Works, and Building, and signed by the Tukwila Finance Director. 3. Recording Upon approval by the DCD Director, 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 with the King County Department of Records. The applicant will need to pay the recording fees and submit the approved original final subdivision plat to King County. The final subdivision plat is not complete until the recording occurs, and copies of the recorded documents are provided to the Department of Community Development. The approved final subdivision plat must be filed with the King County Department of Records within five years of the date of this preliminary approval or the application will expire. The DCD Director may grant a single, one‐year extension. 88 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 7 DECISION CRITERIA – SUBDIVISION PRELIMINARY PLAT APPROVAL 17.14.020 (D) Criteria for Preliminary Plat Approval The Planning Commission shall base its decision on an application for preliminary plat approval on the following criteria: 1. The proposed subdivision is in conformance with the Tukwila Comprehensive Plan and any other city adopted plans. This project is in conformance and helps implement several of the goals and policies within the Housing and Residential Neighborhoods chapters of Tukwila Comprehensive Plan, including the following: Housing Policy 3.1.2 Work with residents and property owners to consider housing options that meet current and future needs. Goal 3.2 The City of Tukwila has safe, healthy, and affordable homes for all residents in Tukwila. Policy 3.2.4 Work with the owners and managers of Tukwila’s new and existing permanent or long‐term low‐income housing to maximize desirability, long‐term affordability, and connection with the community. Goal 3.6 Increase long‐term residency in the City. Policy 3.6.2 Encourage long‐term residency by providing a range of home ownership options for persons in all stages of life. Policy 3.6.3 Support neighborhood associations and groups that actively work to improve neighborhood quality and strengthen sense of community within the neighborhood. The Riverton Cascade project represents an affordable home ownership option not currently available in Tukwila, in which the new homes will be sold to first‐time homebuyers and, but the land will permanently by owned by Homestead Community Land Trust, a non‐profit which requires the property to permanently remain dedicated to affordable home ownership (less than 80% of the area median income). Also included in the development are two, one‐story single‐family homes that will be purchased for housing by Parkview Services, a nonprofit organization that provides supported housing for those with intellectual and developmental disabilities. A Homeowners’ Association which includes the future homeowners along with the Homestead Community Land Trust will be formed for maintenance and management of the homes and property. Residential Neighborhoods Goal 7.3 Neighborhood Quality: Stable residential neighborhoods that support opportunities for improved educational attainment, employment, engagement, economic security, and personal safety. Policy 7.3.4 Use new development to foster a sense of community and replace lost vegetation and open spaces with improvements of at least equal value to the community. 89 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 8 Goal 7.5 Neighborhood Development: Tukwila’s residential neighborhoods have a high‐quality, pedestrian character with a variety of housing options for residents in all stages of life. Policy 7.5.2 Ensure that residential development, when applicable, reflects high design quality in harmony with identified, valued features of the natural environment and historic development. 7.5.10 Ensure that all multi‐family residential developments contribute to a strong sense of community through: Site planning focused on neighborhood design integration; Building design architecturally linked with the surrounding neighborhood and style; Streetscapes that encourage pedestrian use and safe transition to private spaces, with trees reducing the effects of large paved areas; Recreational spaces and facilities on site; Creative project design that provides a diversity of housing types within adopted design criteria, standards, and guidelines; and Operational and management policies that ensure safe, stable living environments. The new Riverton Cascade development will foster a sense of community through a site design the encourages social interaction in shared spaces including the central commons recreation space, parking area, walkways, and front porch areas. A sense of community will also be fostered by the ownership stake residents will have in the community, and shared responsibility for maintenance of homes and common areas. Lost vegetation will be replaced by new trees, shrubs, and groundcover proposed in the site design. A diversity of housing types is included in the development, including one‐ and two‐story homes, single‐family homes, and duplexes. The project design includes a high‐quality, pedestrian character through a network of walkways connecting each home with recreation spaces and to the Safe Routes to School pathway which provides pedestrian connections to the larger neighborhood north and south of the site. 2. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal for the subdivision that are consistent with current standards and plans. Plans for water, storm drainage, erosion control, and sanitary sewage disposal have been reviewed by the Public Works Department for compliance with City standards. The site is within the Valley View Sewer District and Water District #125. These districts will also be reviewing plans as part of the Public Works Construction Permit. Conditions are recommended to ensure the applicant obtains the necessary permits from the Department of Ecology (NPDES permit) to require the storm drainage design requirements to be further reviewed as part of the Public Works Construction Permit. 3. Appropriate provisions have been made for road, utilities and other improvements that are consistent with current standards and plans. Provisions for access, utilities, and other improvements have been reviewed for conformance with current standards and plans by multiple departments, including the Planning, Fire, 90 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 9 Building, and Public Works departments. Prior to final approval of the subdivision plat, a Traffic Concurrency Certificate Application and associated fee shall be submitted to the City of Tukwila Public Works Department. Further review of the access road, utilities and other improvements will be conducted by Planning, Fire, Building, and Public Works through submittal of the Public Works construction permit. As part of the construction permit, Valley View Sewer District will review and approve installation of sewer infrastructure, Water District #125 will review and approve water infrastructure, and Seattle City Light will review design and installation of electrical infrastructure. 4. Appropriate provisions have been made for dedications, easements, and reservations. The applicant has submitted a plat survey showing existing and proposed easements (see Attachment C). These documents have been reviewed by the Public Works and Planning departments. Conditions of approval have been included to ensure additional easements for storm drainage will be required to be submitted for review and approval as part of the Final Plat Approval. The Codes, Covenants, and Restrictions (CC&Rs) shall also be submitted for review and approval and shall be recorded prior to Final Subdivision Approval. These documents shall be revised to reference BAR approval, and to include joint maintenance agreements for access road, fire lane, utilities, landscaping areas, and recreation areas. Transportation, Parks, and Fire impact fees (as modified by the development agreement) will apply to the future Building Permit(s). 5. The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located. The configuration of unit lots (the lot area corresponding to each dwelling unit) is appropriate for this development type, which includes both townhome units and small‐lot single‐family homes. The lots are arranged around the recreation space, separated from parking and drive aisle areas. Sidewalks provide clear walking routes to connect residents and visitors to parking areas and public walkways. The project and buildings are compatible with the area in which they are located. The dwelling units in the project include 3‐ and 4‐ bedroom homes to accommodate families with children. The site’s location adjacent to Cascade View Elementary School, along a safe walking route to school, is convenient for school‐age children and their families. 6. The subdivision complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations. The project has been reviewed for compliance with the requirements of the Tukwila Subdivision and Zoning Ordinances. Issues that will need to be addressed prior to final subdivision approval are listed under the “Conclusions” section below. 91 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 10 7. Appropriate provisions for maintenance of privately‐owned common facilities have been made. The applicant has not yet submitted a draft of the Codes, Covenants, and Restrictions (CC&Rs) for the Riverton Cascade subdivision. This document will need to outline responsibilities of homeowners and residents of property within the development for maintenance of common areas, including recreation spaces, parking areas, and the access drive, as well as how owners who share a common wall will coordinate to make repairs to their homes (i.e., roof repairs, painting, etc.) so that the aesthetic appearance and function of each building remains intact. Prior to final plat approval, the CC&Rs shall be revised to reference the latest BAR approval, and to include any required joint maintenance agreements (i.e., access road, parking areas, utilities, recreation areas, fire access areas, landscaping). 8. The subdivision complies with RCW 58.17.110. Review of this project 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. According to plans submitted by the applicant, appropriate provisions have been made for the public health, safety, and general welfare, for recreation areas, and for infrastructure including access and utilities. The proposed subdivision is consistent with the Tukwila Comprehensive Plan and will serve the public interest. CONCLUSIONS ‐ SUBDIVISION PRELIMINARY PLAT APPROVAL The following conclusions are numbered according to the Subdivision Preliminary Plat criteria: 1. The project complies with 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 City standards and plans, are included for water, storm drainage, erosion control, and sanitary sewage disposal. Conditions are recommended to ensure the applicant obtains the necessary permits from the Department of Ecology (NPDES permit) and is aware that storm drainage design requirements shall be further reviewed as part of the Public Works Construction Permit. Additional review will be conducted by the applicable service providers (Valley View Sewer District and Water District #125) prior to Final Plat Approval as part of the Public Works Construction Permit. 3. Proposed infrastructure, including access road, utilities, and frontage improvements have been reviewed by the Public Works, Planning, Building, and Fire departments for consistency with current standards and plans. As a condition of approval of preliminary plat, a Traffic Concurrency Certificate Application and associated fee shall be submitted to the City of Tukwila Public Works Department prior to final plat approval. Additional review will be conducted by the applicable service providers, including Seattle City Light, prior to Final Plat Approval as part of the Public Works Construction Permit. 4. Conditions of approval have been included to ensure additional easements for storm drainage will be required to be submitted for review and approval as part of the Final Plat Approval. The 92 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 11 Codes, Covenants, and Restrictions (CC&Rs) shall also be submitted for review and approval and shall be recorded prior to Final Subdivision Approval. These documents shall be revised to reference BAR approval, and to include joint maintenance agreements for commonly owned facilities include access road, fire lane, utilities, landscaping areas, and recreation areas. Transportation, Parks, and Fire impact fees (as modified by the development agreement) will apply to the future Building Permit(s). 5. The design, shape and orientation of the proposed lots are appropriate for the proposed use of the site for small‐lot single‐family and duplex development. 6. The subdivision has been reviewed for compliance with the provisions of the Development Agreement, and otherwise complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances. 7. The proposed subdivision is consistent with Tukwila’s Comprehensive Plan, Development Agreement, 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 Preliminary Plat application with the following conditions: PRELIMINARY APPROVAL CONDITIONS The following shall be addressed as part of the Public Works Construction Permit: 1. All utilities for the project, private access road and sidewalks, and recreation areas shall be completed and as part of the Public Works construction permit. 2. The applicant shall obtain an NPDES construction permit for this project. 3. Storm drainage for roof drains, foundation drains, and paved areas shall be infiltrated and/or dispersed on‐site, or detention provided. Civil site plans shall be reviewed as part of the Public Works construction permit. Contact the Tukwila Public Works Department for submittal and design requirements. 4. Access road, utilities, undergrounding of power, and extension of sewer and water lines to the unit lots shall be approved by the appropriate departments and/or utility and conform to the Civil Plans. As‐built plans shall be provided to the Public Works Department prior to Final Approval of the Public Works construction permit. 5. 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 Tukwila utilities, contact Tukwila Public Works at (206) 433‐0179 for a Public Works (PW) type ‘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. 6. Fire Department access road, including patterned pavement area and the storm drainage vault underneath the driveway/parking lot area shall be designed to support the weight of Fire Department apparatus. 93 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 12 7. Fire Department access lanes shall be clearly marked as required by the Fire Marshal’s Office with signs and paint. 8. No obstructions under 13’6” shall be located within the Fire Department Access road. 9. Hydrant spacing shall be maintained per TMC 14.24. 10. The mailbox location shall be approved by the Postmaster and Public Works. 11. A private street sign will be required for 32nd Ln. S. The following shall be addressed prior to final approval of the subdivision plat: 1. Survey, easements and maintenance agreements, and the Covenants, Conditions and Restrictions (CC&Rs) shall be submitted for review and approval and shall specify joint maintenance responsibilities for the access road, utilities, fire lane, recreation space, storm drainage, and landscaping. Easements and the CC&Rs shall be recorded prior to final subdivision approval. 2. A Traffic Concurrency Certificate Application and associated fee shall be submitted to the City of Tukwila Public Works Department. 3. Submit a set of recording documents in either legal or record of survey format that meet the King County Recorder’s requirements and contain the following items: a) A survey map as described in the application checklist that is consistent with all 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, landscaping areas, fire lane, and recreation spaces. d) Add Tukwila land use file number L20‐0129 for the subdivision application to all sheets of the survey. e) The fact that the unit lot is not a separate buildable lot, and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot, shall be noted on the plat. f) A note stating that all homes require sprinklers shall be added to the plat map. g) Addresses for each of the unit lots will be assigned by the Fire Marshal and shall be added to the plat map. The recorded document showing these addresses shall be returned to the Fire Marshal’s Office with parcel numbers. The following shall be addressed as part of the Building Permits: 1. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s), as modified by the Development Agreement. 2. Water to all buildings will be required to meet fire flow requirements per the International Fire Code. 3. Bedrooms require rescue windows with ladder access, with a flat 12’ deep by 4’ wide area. 4. All homes require fire sprinklers. 94 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 13 SECTION TWO ‐ DESIGN REVIEW DECISION CRITERIA ‐ DESIGN REVIEW The Riverton Cascade project includes both detached zero‐lot‐line structures and townhomes. The design criteria in TMC 18.60.050 (C) shall be used by the Board of Architectural Review in its decision making for this project, as well as the Townhouse Design Manual (which can be found online at: https://www.tukwilawa.gov/departments/permit‐center/). Applicant Response The applicant has provided a very thorough response to the design criteria and a Design Criteria Presentation which includes renderings to demonstrate conformance with the criteria (see Attachment A). Some of these graphics have been incorporated below to help illustrate staff analysis of project conformance with design criteria and the Townhouse Design Manual. Staff Analysis The following is a discussion of the proposal in response to the applicable architectural review criteria and the guidelines contained in the Townhouse Design Manual. The criteria are listed in italics, followed by staff response in non‐italics, bulleted text. I. SITE PLANNING a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi‐family development's design need not be harmoniously integrated with adjacent single‐family structures if that existing single‐family use is designated as "Commercial" or "High‐Density Residential" in the Comprehensive Plan. However, a "Low‐Density Residential" (detached single‐family) designation would require such harmonious design integration. Although the underlying zoning district is Low Density Residential, none of the adjacent sites are currently in single‐family development. Adjacent development and land uses include the playfields for Cascade View Elementary on the north side of the site, the Safe Routes to School trail and Riverton Crest Cemetery to the east, the Riverton United Methodist Church and associated residential properties to the south and southwest, and a building to the west that was formerly a veterinary clinic, which was recently purchased by a Montessori school. The project site is located on a parcel separated from nearby streets by other properties. The design of the project includes homes that are similar in scale and design to residential development in the neighborhood. The development includes one‐ and two‐story homes designed with modulation and front and rear porches. The homes are designed around a central commons/recreation space to create space between the structures and a community gathering space for the future residents. 95 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 14 Natural Environment b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. Three existing trees are located on the site. The site development has been designed to retain the largest of the trees on the site, which is a 36‐inch diameter deciduous tree. The two smaller trees are deciduous and are 6 inches and 8 inches in diameter. The smaller trees are located within the footprint of one of the proposed homes and are proposed to be removed. Proposed landscaping includes trees that will replace two the existing trees to be removed. There are no major changes proposed to the site topography, which is relatively flat. Streetscape c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. The project site is located approximately 350 feet north of S. 140th St. The existing access easement from S. 140th St. is proposed to be widened, and the Safe Routes to School pathway located within the driveway will be reconstructed to the same width and design standards as it was originally constructed. The Safe Routes to School pathway provides pedestrian travel from the public street frontage of S. 140th St. to the project site and the Cascade View Elementary School to the north. Landscaping islands are proposed on both sides of the entry to the parking lot for Riverton Cascade. Signage is also proposed to mark the entrance to the development. Sidewalk connections are proposed from the Safe Routes to School pathway on the north and south ends of the parking lot to connect to the network of sidewalks around all the homes on the site and the central commons recreation space. 96 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 15 Circulation ‐ Pedestrian d. Pedestrian and vehicular entries shall provide a high‐quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas and establishes an initial sense of high‐quality development. The site plan at right shows the location of pedestrian and vehicular entry points to the site. An existing high‐visibility crosswalk is located along the Safe Routes to School path, where trail users connecting north‐south from S. 140th to areas north of the church property cross the driveway. A new high‐ visibility crosswalk is proposed at the entrance to the project (highlighted with the red box at right), with new sidewalks (highlighted with red lines) connecting to the Safe Routes to School pathway to the east and to additional pedestrian entry points to the project west of the vehicular entrance. Circulation ‐ Vehicular e. Vehicular circulation design shall minimize driveway intersections with the street. Vehicular access to the site for the Riverton Cascade project is provided by one existing driveway off S. 140th St., located on the eastern side of the Riverton United Methodist Church property. This driveway is also used by the Tukwila Food Pantry. The driveway is proposed to be widened to meet emergency vehicle access requirements. Proposed impacts to the Safe Routes to School pathway that runs along the west side of the driveway, along with associated Safe Routes to School N Sa f e R o u t e s t o S c h o o l p at h Sa f e R o u t e s t o S c h o o l p at h 97 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 16 improvements at the intersection of the driveway with S. 140th St. (i.e., curb ramps, crosswalk, roundabout) are required to be reconstructed after City of Tukwila review and approval. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. Site perimeter design makes use of different types of fencing and landscaping to respond to adjacent development. A split rail fence and landscaping work to keep the view open between the Riverton Cascade Parking lot and the Safe Routes to School pathway along its eastern edge, while providing a physical barrier. An opaque, six‐foot wooden fence is proposed to separate the back yards of the units along the north and west property lines from adjacent properties. Six‐foot tall wooden fences will also be constructed along the side yards of units 5 and 6, to provide privacy between the new stalls to be constructed for the Tukwila Food Pantry and those units. A four‐foot wooden fence that has a semi‐open design is proposed along the portion of the south side of the development where the community garden is adjacent to the Tukwila Food Pantry parking lot, to allow a more open view between the two sites. This will also provide interior spaces within the church with a view of the Riverton Cascade community commons area. Crime Prevention g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right‐of‐way to common areas, to individual residences. This can be accomplished using symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. Landscaping and signage are proposed to signify the entry points to the site, and to separate the site from the church and Tukwila Food Pantry parking lot. The children’s play space is located on the north side of the central commons. This area can be watched over through windows of adjacent units and residents within other areas of the central commons. Bike racks are located on the north side of the community garden, where they can also be seen from the windows of units on both sides of the central commons. Fences of different heights, sidewalk connections, and front porch entry areas help provide physical and visual cues about which areas of the site are shared spaces and those that are private. Site lighting is designed to illuminate walkway areas, the parking lot, and other shared areas. 98 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 17 Parking h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large, paved areas. The site design consolidates parking into one area at the eastern edge of the site, connecting to the main driveway off S. 140th St. This design eliminates the need for multiple driveways and allows for system of sidewalks and pathways to minimize vehicular and pedestrian conflict areas. Solar Orientation i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long‐term structures. The height, bulk, footprint, and scale of the proposed buildings fall within the range of home sizes in the Cascade View neighborhood. The location of the development set back from adjacent public streets and the recreation space proposed within the development help the scale of the development fit in with adjacent development. The relative lack of adjacent development and location of parking stalls to the south of the project help to maximize the solar orientation of the units, which are proposed to have rooftop solar panels. II. BUILDING DESIGN Neighborhood Compatibility a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines, and mass with the surrounding neighborhood. The homes are proposed to be one‐ and two‐story, and the size of the homes (including the duplexes) are consistent with the size and massing of nearby single‐ family development. Building modulation and the inclusion of architectural features like porches and bay windows provide variety among the housing units of the development. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. The height, scale, and design of the buildings proposed are consistent with the single‐family development envisioned for areas designated to be Low Density Residential within the Comprehensive Plan. 99 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 18 By providing a range of home ownership options for persons in all stages of life, the project represents implementation of Housing policies within the Tukwila Comprehensive Plan. Windows c. Building components, such as windows, doors, eaves, parapets, stairs, and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. Roof forms and pitch proposed replicate those found on existing structures in the neighborhood. Window patterns and proportions proposed are like those on existing residential structures in the neighborhood. Building components and materials proposed, including siding (lap, board, and shingle), window trim, stained wood privacy fencing, entry porches and glazed front doors painted with accent colors are all integrated into the building design and are consistent with the design of nearby residential development. Materials and Colors d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. The project makes use of horizontal lap siding in a variety of neutral colors, broken up through use of white trim around window areas, roof eaves, porches, and belly bands visually breaking up the building into the first and second stories. Colors used within the development are primarily neutral tones. Pops of accent colors in primary tones (i.e., sage, light blue, and rose) are used on some of units, bay window features, and front doors. 100 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 19 Building Massing e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. The graphic below illustrates the five different models of homes included in the project design. Differences in building heights, modulation, roof pitch, porch design, and use of color provide variety within the development. At the same time, the design makes use of common elements that help tie the project together, including peaked roof forms, and building trim location and color. Building Elevations A common architectural language is used throughout the development through use of peaked roof forms, building trim, and porches. Each unit incorporates treatments that “complete” the end and corner units, including: o Building entrances and porches facing shared spaces within the site, including the parking area and the central commons. o Units on the south side adjacent to the church property, which are effectively corner units, have bay windows painted with accent colors to add modulation and visual interest. o A combination of board, lap, and shingle siding is used among the building elevations on units in the development (see Attachment B). 101 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 20 Roofline A variety of roof pitches is used on the different home models in the development, including 4:12, 5:12, 7:12, and 9:12. Building modulation also provides variation of the roofline within the development. III. LANDSCAPE / SITE TREATMENT Protection of Existing Trees a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. The largest of the existing trees on the site is proposed to be retained as part of the project. As the applicant has noted in the response to design criteria, this tree is on the north property line and will rise above the roof of the new home on Lot 16 as a feature on axis of the central commons. The two other, smaller existing trees on site are within the footprint of one of the proposed buildings and are proposed to be removed. New trees added to the site with project landscaping will replace the ones that are removed. Screening and Separation b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large, paved areas, and break up visual mass. 102 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 21 The illustration on the previous page shows how landscaping on the site is designed to soften the built environment within the parking lot, to provide an attractive and visually open barrier between the parking lot and the Safe Routes to School pathway along the eastern portion of the site, and to frame entrances to the project site, shared spaces, and building entries. Proposed height and location of fences responds to adjacent land uses and the varying degrees of privacy that are expected to be desired within the development. Six‐foot privacy fencing is proposed around the side and back yards of the units on the south, west, and north sides of the development. The fence height on the portion of the south side of the site corresponding to the central commons area is lower to allow a view into this area from the church and provide a more welcoming design adjacent to the church and food pantry. The split rail fence on the east side of the parking lot adjacent to the Safe Routes to School pathway allows the parking lot and pathway to maintain good visibility between the two spaces to promote a welcoming appearance, safety, and security. Outdoor Space Design c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on‐site recreation areas, and to adjacent public recreation areas shall be provided. The site design features a connected system of walkways, including connections to the Safe Routes to School pathway. The northern sidewalk connection to the Safe Routes to School pathway does not require pedestrians to enter any vehicular areas and is particularly suited for use by children living within the development who will not have to enter the parking lot or driveway area to connect to Cascade View Elementary and its associated playfields. The central commons area provides multiple activity areas for use by residents of the development, including the following: o a play space for children that has play surfacing, a play structure, and seating, o an open green space, and o a community garden with raised bed planters. The fire access area between Lot 1 and Lot 2 is required to remain free of any permanent improvements that would prevent emergency access. This area is proposed to have decorative paving, with benches and dwarf fruit trees located on the north and south sides. The unobstructed area for fire access is proposed to have decorative paving and will provide additional opportunities for community gatherings. d. Appropriate landscape transition to adjoining properties shall be provided. The LDR Zoning District of the site does not require perimeter landscaping. The backyard areas of units 6‐18 are consistent with those typical of development in the 103 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 22 LDR zone and are proposed to have a six‐foot tall wood privacy fence providing separation between the units and adjacent properties. Landscaping is proposed on the south side of the site at the entrance to the project and surrounding the new parking stalls that will be constructed to the church. IV. MISCELLANEOUS STRUCTURES / STREET FURNITURE Street Furniture a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. Trellises and benches proposed in the site design are proposed to be wood, compatible with fencing used within the development, providing warm tones and natural appearance consistent with a residential development. Fencing Walls, and Screening | Service Areas b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. Landscaping within the parking lot and along the eastern edge of the site will help provide screening of the service area where the transformer and trash enclosure are proposed. The graphic below shows the 6‐foot‐high stained wood trash enclosure proposed for the site, consistent with wood fencing of varying heights and design used around the perimeter of the development. 104 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 23 c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. The transformer and trash enclosure are located at the northeastern corner of the site. The location of this area at the very north side of the property will help screen it from view within the development and from adjacent properties to the south and west. The transformer and trash enclosure are set back from the north property line, with landscaping to the east and north for screening. Lighting d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off‐site glare spill‐over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture The plan set in Attachment C includes a Site Lighting Plan and a Site Luminaire Schedule to show the lighting fixtures and lighting levels proposed throughout the development. The greatest lighting levels are needed within the parking lot and along walkways within the project site for safety and security. LED pole lights will provide the highest lighting levels on the site within the parking lot for safety and security. The LED area light is proposed on the north side of the fire access area between Lot 1 and Lot 2, approximately halfway between the parking lot and the central commons area. The design of this fixture is more residential in style and designed to disburse light out to cover a greater area (as opposed to shielded parking lot light fixtures). Bollard lighting proposed at frequent intervals along walkways of the development is proposed to promote safe walking conditions at night without creating spillover into the residential units. 105 Riverton Cascade (L20-0129, L20-00138) Design Review Major Modification and Subdivision Preliminary Approval February 16, 2021 Page 24 CONCLUSIONS ‐ DESIGN REVIEW 1. Site Planning While not adjacent to a public street or single‐family development, the design of the homes within the project fits in with the scale and design of residential development in the larger neighborhood. Existing vehicular and pedestrian access to the site is via a driveway located within an access easement on the east side of the Riverton United Methodist Church parcel, in which a Safe Routes to School pathway was constructed and continues to the north across the subject property, connecting to Cascade View Elementary. Design of vehicular access to the site minimizes conflicts with pedestrians, and a network of walkways is included in the project design connecting to the Safe Routes to School pathway, individual homes, and common areas within the development. Site perimeter design makes use of different types of fencing and landscaping to respond to adjacent development. Landscaping islands are proposed on both sides of the entry to the parking lot for Riverton Cascade, signifying the main entry point to the site. Signage is also proposed to mark the entrance to the development. 2. Building Design The height, scale, and design of the buildings proposed are consistent with the single‐family development envisioned for areas designated to be Low Density Residential within the Comprehensive Plan. A common architectural language is used throughout the development through use of peaked roof forms, building trim, and porches. Five different models of homes are proposed, which add variety within the development in roof pitch, and building modulation. Building materials and colors are typical of residential development, and a variety of colors within a neutral color palette are proposed, with muted primary colors providing accents. 3. Landscape and Site Treatment Three existing trees are located on the project site, the largest of which is to be protected and incorporated into the project design. New trees will be planted to replace those to be removed. Landscaping is proposed to soften the built environment within the parking lot, to provide an attractive and visually open barrier between the parking lot and the Safe Routes to School pathway along the eastern portion of the site, and to frame entrances to the project site, shared spaces, and building entries. Outdoor space design includes a variety of activity areas for future residents. A combination of landscaping and fences support appropriate transitions to adjoining properties. 4. Miscellaneous Structures and Street Furniture Trellis structures, play equipment, benches, bike racks, and site lighting fixtures are proposed and are of a design appropriate for a residential development. The location and screening of service areas helps to minimize their impact within the development and from adjoining properties. RECOMMENDATIONS ‐ DESIGN REVIEW Staff recommends approval of the design review application for the Riverton Cascade development. 106 HOMESTEAD RIVERTON CASCADE HOMEOWNERSHIP PROJECT DESIGN REVIEW PUBLIC HEARING DESIGN REVIEW CRITERIA Overview Located at the north side of the Riverton Park United Methodist Church, on land previously owned by church, the proposed 18 homes will be sold to first-time homeowners, but the land will permanently be owned by Homestead Community Land Trust, requiring the property permanently remain dedicated to affordable homeownership (less than 80% area mean income). Homestead’s typical homeowner is at 57% area mean income. The project directly supports the Comprehensive Plan Goal 3.2: to provide safe, healthy, and affordable homes for all residents in Tukwila. Nestled around a common central courtyard, there are four single-family homes and 7 duplexes of 14 homes. Two of the single-family homes will be purchased by Parkview Services for providing supported housing for those with developmental disabilities. These homes are one-story, 4-bedroom homes. Thus, the project directly aligns with Goal 3.5 of the Comprehensive Plan to include a full range of housing for all members of our community. The remaining homes are 2-story homes that are either 3 or 4-bedroom homes, responding to needs of larger families that often struggle to find affordable housing. The project goal is to provide design that is in harmony with the community and is designed to preserve long-term value and contribute to a stable, healthy community, where individuals invest more deeply in civil engagement and build stronger connections with neighbors. This project goal aligns with Comprehensive Plan Goal 3.6: to increase long-term residency in the City. Residents that own their own homes and have strong bonds to their neighbors will feel invested in their community and will stay. Designed for NetZero Energy usage with roof solar panels, the homes not only provide utility savings, but the NetZero construction is exceptionally durable and well-built. Homestead Community Land Trust requested and received a development agreement (Ordinance #2604) with the City of Tukwila and a minor modification (Land Use File L19-0035) to the Homestead Community Land Trust Agreement (Contract 19-132). The development agreement grants the proposed development the density of 13.3 dwellings per acre compared to the density allowed in the LDR, Low-Density Residential zone. The density increase is key to the affordability of the homes and also contributes to meeting sustainability goals of the Tukwila Comprehensive Plan and of the project funding requirements. 107 Comparison of Current Riverton Cascade Proposal to Zoning Standards LDR Development Standards – TMC 18.10.060 Landscape – TMC 18.52.030 Standard Current Code Single Houses @ Riverton Duplex Homes @Riverton Lot area, minimum 6,500 sq. ft. 1,310 sq. ft. 1,250 sq. ft. Dwelling Units per Acre LDR 6.7 du/net acre 12.6 du per net acre 13.3 du per net acre Average lot width (min. 20 ft street frontage width), minimum 50 feet 29 feet (min 27 ft width) 27 feet (min 24 ft width) Development Area, maximum (only for single family development) 75% on lots less than 13,000 sq. ft. up to a maximum of 5,850 sq. ft. 75% Maximum 1,500 sq. ft. 75% Maximum 1,500 sq. ft. Setbacks to yards Setbacks from property line Setbacks from property line • Front 20 ft 2 ft, Average 7 ft , Facing Internal Commons or Parking Lot 2 ft, Average 7 ft , Facing Internal Commons or Parking Lot • Front, decks or porches 15 ft 2 ft, Average 6 ft , Facing Internal Commons or Parking Lot 2 ft, Average 6 ft , Facing Internal Commons or Parking Lot • Second front 10 ft 5 ft 5 ft • Sides 5 ft 3 ft 3 ft • Rear 10 ft 5 ft facing school, 10 ft facing private lot line 5 ft facing school, 10 ft facing private lot line Housing Type LDR Single Family Single Family Cottage Duplex Cottage / Single Family Cottage House Size HOP Duplex 1,500 Max 1,350 SF, 1,500 SF, 1,350 SF, 1,500 SF, Height, maximum LDR 30 ft 30 ft 30 ft Off-street parking LDR & MDR 2 spaces - 3 bedroom house 3 spaces - 4 bedroom house HOP 1.5 spaces up to 1,000 SF 2 spaces over 1,000 SF 36 On Site/18=1.78 Spaces 10 New @ Church 48/18=2.6 Spaces Overflow parking on Church site 36 On Site/19=1.89 Spaces 10 New @ Church 48/19=2.52 Spaces Overflow parking on Church site Maximum building footprint LDR 35% of lot area 75% maximum, average 60% of lot area 75% maximum, average 60% of lot area Parking Lot Landscape 108 Area of Landscape 15 sq ft per stall 15 sq ft per stall, 5 ft wide islands 15 sq ft per stall, 5 ft wide islands Supplemental Development Standards – TMC 18.50.050 Standard Proposed @ Riverton Set upon a permanent foundation Meets Code Thermally equivalent to State’s energy code Exceeds Code Exterior siding residential in appearance Meets Code Front door facing the front or second front Faces parking or common open space Roofing material residential in appearance with minimum roof pitch 5:12 Meets Code May 1, 2020 1. Site Planning a. Harmoniously Blend with Neighboring Building Scale There are no adjacent single- family structures. The site is bounded by the Riverton Crest Cemetery to the east, the large playfield of Cascade View Elementary School to the north, the Tukwila Pet Hospital to the west and the church parking lot to the south. However, the design incorporates scale and residential elements from the greater surrounding residential community. Every home has a front and rear porch and fenced private back yard. Every home has a gable roof with at least a 5:12 slope, as found common to the broader community. Every home has a modulated front or rear elevation, and many homes have bay windows as are commonly found in the broader community. The project is designed around a central commons with the goal of creating a connected sense of community and sharing open space. The central commons is on axis with the church main floor assembly room affording the congregation a gesture of community connection. From the church the view of the central commons features the pea patch and large trellis beyond. b. Natural Features The site has one existing 36” deciduous tree at the north property line of lot 16 which will be preserved. Two adjacent 6” and 8” -caliper deciduous trees that would be too close to a home will be removed. While the site has no other existing significant trees, wetlands, or topographical features, the design creates a landscaped central courtyard, a pea-patch with vegetable plat for each homeowner, an orchard of dwarf fruit trees, and a small playground for younger children. Along the east property line, the existing “Safe Walk”, an easement with walking path for children walking to the elementary school, is enhanced. Safety is enhanced with a new 4 ft wood fence and 3 ft landscaped buffer. New light poles are also provided. The north end of the Safe Walk is enhanced with additional landscaping around a bioswale feature. 109 c. Transition from Streetscape to the Building The site does not front on a public street and is located 300 ft east of Military Road S. and over 350 ft north of S 140th, so the homes are quite distant from view of either arterial. The site is accessed by an existing drive along the east side of the church property that the project will widen to 20 ft for fire truck access. The Riverton Cascade parking lot entrance is marked by a monument sign and landscape islands. From the parking lot, landscaped walkways lead to each homeowner’s property and front porch. d. Pedestrian and Vehicular Entry Design The main vehicular entry to the development parking area is framed by landscaped islands, including a 4 ft high x 7 ft long monument sign. The monument sign has raised metal letters on a black metal sheet mounted on a grey stone as shown in the package. Boulders and landscaping frame the sign. Pedestrians can enter the site on the north or south sidewalk that intersects the Safe Walk. Two addition pedestrian entries are through gates at either side of the Community Garden. These pedestrian entries feature the attraction of seeing what each neighbor is growing and the focal point of the large trellis at the north end of the Community Garden. e. Vehicular Circulation to Minimize Conflict The church operates a food pantry in the basement of the church, and the church parking lot abutting the site serves the food pantry. To minimize traffic conflict, the main entry to the Riverton Cascade parking lot is located at the east side of the site to avoid bringing residential traffic through the food pantry’s parking lot. The project adds 10 church parking stalls to ensure the food pantry has adequate parking. f. Site Perimeter Design The site south perimeter facing the church food pantry and parking lot is an important consideration since the church has been instrumental to the project. The design calls for 6 ft-stained wood privacy fencing in front of the lot 5 and lot 6 houses, but for the 40 linear feet that fronts on the central commons, the site perimeter has a soft edge of shrubs, two gates and 4 ft high open fencing with stained horizontal boards. The intent is to signal the central courtyard is for the private use of residents but that the neighborhood is friendly. The east perimeter has an open fence that physically separates the Safe Walk from the residents parking lot while maintaining visual connection. Residential back yards face the north and west property lines that are bounded with 6 ft stained-wood privacy fencing. g. Varying Degrees of Privacy Six homes front on the residential parking lot. Landscaping of low bushes buffer the private zone of the homes and will be maintained by the HOA (homeowner’s association) with a drip irrigation system to ensure a healthy, soft buffer of landscaping between the sidewalk and homes. Each home has a porch that provides additional transition from public to semi- 110 private zone to private zone of the home. The back yards of these homes face the central commons and are surrounded by 4 ft open stained wood fences. Twelve homes front the central commons or a path leading directly to the central commons. Sidewalks lead from the parking lot through the landscaped commons to each home. Landscaping of the commons and the homes fronting the commons is maintained by the HOA with an environment that is designed for the safety of young children and for community connection. Each home has a porch fronting the commons to encourage hanging out and meeting neighbors. h. Parking and Service Areas Landscaped islands break up the parking lot. Two electric charging stations are provided on the island between lots 3 and 4. The trash enclosure has a 6 stained wood enclosure on three sides and sits adjacent to the site transformer. The transformer is screened from the Safe Walk by landscaping. i. Height, Bulk, Footprint, and Scale The homes are a mix of 1-story and 2-story houses. The 1-story house has a height of 15 ft with the gable at 20’-8”. The 2-story homes are about 21 ft in height and have a ridge line at 26 ft. Each home has a gable roof aligned with one face angled south for mounting the solar panels. The homes are compact to maximize the size of the central commons and to improve NetZero energy performance. Per the development agreement the footprint of the houses covers on average 60% of the plat area with a maximum coverage of 75%. The footprint of the homes varies from 667 sf to 1393 sf providing a range of affordable housing options. The scale of the 1-story homes has been increased by raising the roof and the addition of transom windows over the door and living room windows to bring them more in keeping with the scale of the 2-story homes, which in turn have first floor porch roofs and bay windows in scale with the 1-story homes. 2. Building Design a. Harmonize Building Texture, Shape, Lines, and Mass with Neighborhood The proposed homes have horizontal cement board siding with decorative horizontal white trim that harmonize with the texture and lines of typical homes in the broader Riverton neighborhood. The gable roofs, landscaped sidewalks and front porches are in keeping with Riverton homes. The mass of both the single family and duplex homes fall within the range of home sizes in the broader neighborhood. The mass of the full development is reduced from the south side access road and those that visit the church because the central commons and residential parking lot have been oriented north-south so most visibility is of the sides of the two end houses instead of the full 18 homes. b. Buildings in Harmony with Neighboring Developments Envisioned in Comprehensive Plan. The proposed 18 homes are in harmony with the vision of thriving, equitable, affordable, safe, healthy neighborhoods. The homes provide needed 3-bedroom and 4-bedroom 111 options for larger families including homes that meet Universal Design Accessibility Standards. c. Building Components Proposed window proportions and white window trim harmonize with the broader neighborhood, as do the stained wood privacy fencing, entry porches and glazed front doors some painted with accent colors. d. Color Scheme The color scheme is designed to blend into a natural setting and reduce building prominence. The goal of the color scheme is to preserve long-term home values and express pride of homeownership. e. Monotony Avoided There are 5 different models of homes and added bay windows that bring variety to the homes. Choices of kitchens that face the parking area or central commons add to the variety. Site amenities and fencing conditions also enhance the variety of the environment. 3. Landscape and Site Treatment a. Existing Natural Features The tall 36”-caliber deciduous tree on the north property line of lot 16 will be a prominent feature on axis of the central commons, rising above the roof of lot 16. b. Landscape Enhancements of Design The project adds 46 new deciduous trees and 10 new conifers as well as many shrubs. 80 to 90% of the new vegetation are native plants. Landscape design features include the lawn of the central commons, the dwarf orchard flanking the fire truck turnaround, parking lot landscaping, northeast bioswale, and shrubs along the front sidewalks of homes. These landscape features are all maintained by the HOA. c. Walkways, Parking, and Paved Areas The project enhances pedestrian character with improvements to the Safe Walk path and connection to the loop walk about the central courtyard commons. Walkways lead from the resident parking lot to each of the 18 homes. The fire truck hammerhead is disguised as an attractive tree-lined plaza that is ideal for outdoor community gatherings. The plaza is paved with permeable pavers and is flanked by 4 wood benches, the orchard, and a community barbeque. d. Landscape Transition to Adjacent Properties A 3 ft landscape buffer and 4 ft open-rail fence is provided along the Safe Walk at the east side of the property. The south property line is treated with 6 ft privacy fencing in front of private homes and 4 ft open fencing with two gates at the community garden. The homes have private back yards facing the north and west property lines. 6 ft-stained wood privacy fencing will be added adjacent to the existing 6 ft chain link fencing of neighbors. 112 4. Miscellaneous Structures a. Miscellaneous Structures Integral to Design The south end of the central common’s lawn features a large stained-wood trellis with wood benches underneath and two bike racks to either side. Bike racks are also provided at the residential parking lot. b. Screening of Service Areas The trash enclosure and transformer are located at the far end of the parking lot to minimize visibility. The trash dumpsters are enclosed on 3 sides by 6 ft-stained wood fencing matching the site privacy fencing but structurally supported with galvanized steel posts for durability. The transformer is screened with landscaping from the view of the Safe Walk. The transformer is open to the parking lot for PSE access. c. Mechanical Equipment Screening Each home has a heat-pump heating and cooling system to meet NetZero energy goals. Each house requires an outdoor condenser unit that will be located either facing the residential parking lot or the north or west back yards to avoid placement in the central commons. The condenser units facing the residential parking lot will be screened with landscaping. d. Exterior Lighting Lighting will be controlled so it stays in parking lot, plaza area, or on walking paths and does not shine in resident’s windows. LED pole lights will be used for the parking lot, LED area lights will be used for the plaza, and LED bollards will be used along the walkways. 5. Demonstrate Consistency with City of Tukwila Comprehensive Plan. The visual presentation package demonstrates consistency with the Comprehensive Plan and the bullet points highlight project design solutions. In addition, the project contributes to the goals outlined in Comprehensive Plan Chapter 4: Natural Environment and Goals of Chapter 7: Residential Neighborhoods. o The project has a Waterworks Grant to implement pervious pavement and bio-swales for water quality treatment of sediments and parking lot oil. The design provides low impact development for best water quality practice, protecting fish and wildlife. Catch basins are labeled to remind residents that the storm lines connect to salmon-streams and that dumping contaminates is prohibited. o The project will implement storm water mitigation providing a 42 ft x 49 ft x 5 ft deep stormwater detention vault under the north parking lot. o As a development of NetZero homes, the project is 100% electric, free of using carbon- burning energy and reducing climate change. o The project will also meet and exceed ESDS, Evergreen State Development Standards, with measures that improve air quality inside the home and prioritize locally sourced products and healthy construction practices. 113 o Decrease of greenhouse gas emissions are accomplished with the project development density located near bus stops. o The provision of vegetable plats and fruit trees provides opportunity for on-site food production and food stability. o The design promotes safety with the central commons for connecting neighbors, design for kitchen work areas overlooking either the central commons or residential parking lot. The parking lot is also well-lighted for security. The lighting is designed with dark sky fixtures that direct the light where intended. 114 AFFORDABLE HOME OWNERSHIP FOR LARGER FAMILIES ULTRA-SUSTAINABLE & ENERGY EFFICIENT GREEN DESIGN COMMUNITY FARMING FOR FOOD SECURITY CONVENIENT TO PUBLIC TRANSPORTATION DESIGNED FOR SOCIAL CONNECTION & BUILDING COMMUNITY RIVERTON CASCADE HOMEOWNERSHIP PROJECT 1 January 28, 2021 115 116 2 CONVENIENT TO PUBLIC TRANSPORTATION VICINITY MAP VICINITY MAP SITE TO SOUTH SEATTLE COMMUNITY COLLEGE #128 BUS ROUTE LIGHT R A I L TUKWILA INTERNATIONAL BOULEVARD STATION SOUTHCENTER MALL SHOPPING AREA M I L I T A R Y R D S S 140TH ST T U K W I L A I N T L B L V D I N T E R S T A T E - 5 I-405 HI G H W A Y 5 0 8 TUKWILA 1/4 MILE 1 MILE 1 1/2 MILES 2 MILES 1/2 MILE BUS STOP 1/4 MI 1/2 MI 1 MI 117 118 3 VICINITY MAP S 140th M I L I T A R Y R D S 119 120 4 SITE PLAN N• note plan rotation with north to the left CHURCH TRASH ENCLOSURE 10 ADDITIONAL CHURCH STALLS BIOSWALE RESTRIPE 30 CHURCH STALLS 36 STALLS TRANSFORMER 121 122 5 SITE SECTIONS 123 124 6 DESIGN REVIEW CRITERIA OVERVIEW View from Second Floor Assembly Room of Church • 18 Affordable Homeownership Homes • Homestead Community Land Trust is developer & will continue to own land to preserve af- fordability. • 4 Single Family Homes; 7 Duplexes of 14 Homes • Two Single-Family Homes to be purchased by Parkview Services for Supported Housing for those with Developmental Disabilities • Project received a Development Agreement allowing increased density to 13.3 dwellings per acre instead of 6.7 of the LDR, Low Density Residential Zone in return for providing other benefits. 125 126 7 1. SITE PLANNING a. Harmoniously Blend with Neighboring Building Scale • Little Visibility from S 140th. • Project is reached by existing drive along the east side of the church property that the project will widen to 20 ft for fire truck access. • Blends in with natural setting. • Mix of 1-story & 2-story houses are in scale with church. View from 140th S Street with entry drive to right SITE MONTAGE LOOKING NORTH 127 128 8 1. SITE PLANNING a. Harmoniously Blend with Neighboring Building Scale • Little Visibility from Mili- tary Road S located behind veternarian’s building. • Blends in with natural setting. • 2-story houses are in scale with veternarian’s building. View from Military Road with Veterarian’s in foreground SITE MONTAGE LOOKING EAST 129 130 9 1. SITE PLANNING a. Harmoniously Blend with Neighboring Building Scale Proposed homes from residential parking lot Nearby homes along Military Road Nearby homes along 140th Street • Every home has a front and rear porch. • Every home has a fenced private back yard. • Every home has a gable roof with at least a 5:12 slope. • Every home has a modulated front or rear elevation, and many homes have bay windows as are commonly found in the broader community. PROPOSED HOMES 131 132 10 1. SITE PLANNING a. Harmoniously Blend with Neighboring Building Scale A proposed Parkview Services’ home from residential parking lot Homes near 140th Street Nearby homes along Military Road • Design incorporates scale and residential elements from the greater surrounding residential community. PROPOSED HOMESPROPOSED HOMES 133 134 11 1. SITE PLANNING b. Natural Features • Existing 36” deciduous tree at the north property line will be preserved. • Site is flat with grasses. • Site is used by locals for growing food. • Proposed Central Commons has a Common Garden with vegetable plats. • A new Orchard will be provided of dwarf fruit trees.• Existing 36” deciduous tree. • Adjacent 6” & 8”-caliber trees will be removed. Site looking east toward cemetery Site looking west toward veternarian 135 136 12 1. SITE PLANNING c. Transition from Streetscape to the Building N 350 ft entry road leads from S 140th to the site Access road will be widened by 3 ft to 20 ft SITE ACCESS 137 138 13 1. SITE PLANNING d. Pedestrian and Vehicular Entry Design PARKING LOT ENTRY • The main vehicular entry to the development parking area is framed by landscaped islands. • The monument sign has raised metal letters on a black metal sheet mounted on a grey stone. • Pedestrians can enter the site on the north or south sidewalk that intersects the Safe Walk. Safe Walk 139 140 14 1. SITE PLANNING d. Pedestrian and Vehicular Entry Design • Two addition pedestrian entries are through gates at either side of the Community Garden. • These pedestrian entries feature the attraction of seeing what each neighbor is growing and the focal point of the large trellis at the north end of the Community Garden. Large Trellis Community Garden. Entry gates CENTRAL COMMONS ENTRY 141 142 15 1. SITE PLANNING e. Vehicular Circulation to Minimize Conflict N TRAFFIC CIRCULATION CHURCH FOOD PANTRY RESTRIPE CHURCH PARKING LOT ADD 10 PARKING STALLS • The main entry to the Riverton Cascade parking lot is located at the east side of the site to avoid bringing residential traffic through the food pantry’s parking lot. • The project adds 10 church parking stalls to ensure the food pantry has adequate parking. Riverton Cascade Parking Lot -36 stalls Community Garden Central Commons Church Parking Lot 30 stalls 143 144 16 1. SITE PLANNING f. Site Perimeter Design SITE SOUTH PERIMETER 6 ft wood privacy fence 6 ft wood privacy fence 4 ft open wood fence & shrubs at Central Commons South perimeter at Central Commons • The south perimeter faces the church food pantry and parking lot. • 6 ft privacy fencing in front of homes. • Central Commons open fencing and shrubbery signals the private use of residents but that the neighborhood is friendly. • Community Garden buffers the more private inner Central Commons. 145 146 17 1. SITE PLANNING f. Site Perimeter Design SITE EAST PERIMETER 4 ft open wood fence 6 ft wood high trash enclosure Transformer East perimeter at Safe Walk • Open fence physically separates the Safe Walk from the residents parking lot. • Maintaining visual connection. • 3 ft landscape buffer at fencing. 147 148 18 1. SITE PLANNING f. Site Perimeter Design North Perimeter West Perimeter • Residential back yards face the north and west property lines • 6 ft stained-wood privacy fencing. SITE NORTH & WEST PERIMETER 149 150 19 1. SITE PLANNING g. Varying Degrees of Privacy • The back yards of these homes face the Central Commons and are surrounded by 4 ft open stained wood fences. • Six homes front on the residential parking lot. • Landscaped sidewalk maintained by HOA (home owners association). Shrubs Each home has front & back porch with baluster Half of homes layouts with kitchen facing parking HOMES FRONTING TOWARD PARKING 151 152 20 1. SITE PLANNING g. Varying Degrees of Privacy • Environment is designed for the safety of young children and for community connection. • Each home has a porch fronting the commons for ease of hanging out and meeting neighbors. • Twelve homes front the central commons or a path leading directly to the central commons. • Sidewalks lead from the parking lot through the landscaped commons to each home. • Landscaping of the commons and the homes fronting the commons is maintained by the HOA. • Each home has front & back porch with baluster. • Half of homes kitchens face central commons HOMES FRONTING TOWARD CENTRAL COMMONS 153 154 21 1. SITE PLANNING h. Parking and Service Areas transformer 6 ft high stained wood trash enclosure Safe Walk Bio swale Transformer Trash Enclosure Detention Tank Manhole Trash Enclosure from Safe Walk Trash Enclosure at NE end of Parking Lot TRASH ENCLOSURE & TRANSFORMER 155 156 22 1. SITE PLANNING i. Height, Bulk, Footprint, and Scale TRASH ENCLOSURE & TRANSFORMER a b a: Height of 2-story homes, 22 ft b: Height to 2-story homes ridge, 26 ft a: Height of 1-story homes, 15 ft b: Height to 1-story homes ridge, 20’-8” • Compact to maximize Central Commons • Compact to improve NetZero performance. • Footprint on average 60% of the plat area with a maximum coverage of 75% per Development Agreement. • House footprints vary from 667sf to 1393sf providing a range of affordable options. • The scale of the 1-story homes increased by raising the roof and the addition of transom windows to bring them more in keeping with the scale of the 2-story homes, which in turn have first floor porch roofs and bay windows in scale with the 1-story homes. 4 BR DUPLEX 4 BR DUPLEX 4 BR 4 BR 4 BR 3 BR 3 BR DUPLEX 3 BR DUPLEX3 BR DUPLEX3 BR DUPLEX3 BR DUPLEX 157 158 23 2. Building Design a. Harmonize Building Texture, Shape, Lines, and Mass with Neighborhood Homes featured in Comprehensive Plan Homes near 140th StreetA proposed homes on Central Commons PROPOSED HOMES HARMONIZE WITH NEIGHBORHOOD 159 160 24 2. Building Design a. Harmonize Building Texture, Shape, Lines, and Mass with Neighborhood A proposed homes on Central Commons • Horizontal cement board siding • Decorative horizontal white trim • Gable roofs • Landscaped sidewalks and front porches • The mass of both the single family and duplex homes fall within the range of home sizes in the Riverton Neighborhood. • The mass of the full development is reduced from the view of the church because the central commons and residential parking lot have been oriented north-south. Visibility is of the sides of the two end houses instead of the full 18 homes. PROPOSED HOMES HARMONIZE WITH NEIGHBORHOOD 161 162 25 2. Building Design b. Buildings in Harmony with Neighboring Developments Envisioned in Comprehensive Plan. Proposed homes on Central Commons • The proposed 18 homes are in harmony with the vision of thriving, equitable, affordable, safe, healthy neighborhoods. • The homes provide needed 3-bedroom and 4-bedroom options for larger families including homes that meet Universal Design Accessibility Standards. • The homes will meet NetZero Energy use and Evergreen Sustainable Development Standards. PROPOSED HOMES IN HARMONY WITH COMPREHENSIVE PLAN 163 164 26 2. Building Design c. Building Components Proposed homes on Central Commons Elements from Broader Neighborhood • Window proportions • White window trim • Stained wood privacy fencing • Entry porches • Glazed front doors some painted with accent colors WINDOWS & HOME DETAILING 165 166 27 2. Building Design d. Color Scheme View from Entry Drive along Safe Walk • The color scheme is designed to blend into a natural setting. • Reduce building prominence. • Preserve long-term home values. • Express pride of homeownership. COLOR SCHEME 167 168 28 2. Building Design e. Monotony Avoided • There are 5 different models of homes. • Added bay windows that bring variety to the homes. • Choices of kitchens that face the parking area or central commons. • Site amenities and fencing conditions also enhance the variety of the environment. DESIGN VARIETY 169 170 29 3. Landscape and Site Treatment a. & b. Existing Natural Features and Landscape Enhancements of Design • The project adds 46 new deciduous trees and 10 new conifers as well as many shrubs. • 80-90% native plants Orchard of dwarf fruit trees flanking fire truck turnaround Shrubs at front of homes Shrubs at front of homes Landscaping breaks up parking lot • Commons landscape to be maintained by HOA Community Garden for food stability The tall 36”-caliber deciduous tree is preserved Central Commons lawn Bio-swale for storm water quality LANDSCAPE DESIGN 171 172 30 3. Landscape and Site Treatment a. & b. Existing Natural Features and Landscape Enhancements of Design PLANTING 173 174 31 3. Landscape and Site Treatment c. Walkways, Parking, and Paved Areas Pedestrian character is enhanced with improvements to the Safe Walk Walkways lead from the resident parking lot to each of the 18 homes. The plaza is paved with permeable pavers and is flanked by 4 wood benches, the orchard, and a community barbeque. Loop walk around Central Commons connects to Safe Walk The fire truck hammerhead is disguised as an attractive tree-lined plaza that is ideal for outdoor community gatherings. LANDSCAPE DESIGN 175 176 32 3. Landscape and Site Treatment c. Walkways, Parking, and Paved Areas LANDSCAPE DESIGN 177 178 33 3. Landscape and Site Treatment d. Landscape Transition to Adjacent Properties FENCING 179 180 34 4. Miscellaneous Structures a. Miscellaneous Structures Integral to Design GARDEN TRELLIS The north end of the Community Garden features a large stained-wood trellis with wood benches underneath 181 182 35 4. Miscellaneous Structures d. Exterior Lighting GARDEN TRELLIS Lighting will be controlled so it stays in the parking lot, plaza area, or on the walking paths. LED pole light LED bollard light LED area light 183 184 RIVERTON CASCADE HOMEOWNERSHIP PROJECT - MATERIALS FIBER CEMENT SIDING, PAINT COLORS: GREY - SW 7660MUSTARD - SW 6395BEIGE - SW 9119CREAM - SW 7646LIGHT BLUE - SW 6809SAGE GREEN - SW 9032 GREY SHINGLES ROSE - SW 6628 CREAM - SW 6337 WOOD CEDAR FENCING NATURAL STAINED WHITE BALUSTER FENCING AT PATIOS WOOD FENCING AT SAFE WALK SOLAR PV PANELS ASPHALT SHINGLES MFR: XXX COLOR: XXXX 1 8 5 186 FURNISHINGS AND HARDSCAPE light broom finish, standard ppen fencing concrete paving Permeable paving Equiparc wood bench, bench playcubes 4.0 - bigger than you thinkplayful place - natural materials play 187 188 FENCING Porch balustrades only on public path (Seabrook) ppen fencing Low and more solid (Seabrook) privacy fencing split rail & horizontal low fence (Seabrook)Low and transparent at public path (Seabrook) Low picket (Seabrook)Tall, solid, horizontal Tall, semi-solid, vertical 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 L ” ” ” ” ” ” ’ ” ’ ” L 2 0 - 0 1 2 9 R E C E I V E D - P L A N N I N G 1 2 / 1 2 / 2 0 2 0 C O M M U N I T Y D E V E L O P M E N T 2 1 3 214 L L 2 0 - 0 1 2 9 R E C E I V E D - P L A N N I N G 1 2 / 1 2 / 2 0 2 0 C O M M U N I T Y D E V E L O P M E N T 2 1 5 216 L L 2 0 - 0 1 2 9 R E C E I V E D - P L A N N I N G 1 2 / 1 2 / 2 0 2 0 C O M M U N I T Y D E V E L O P M E N T 2 1 7 218 L L L 2 0 - 0 1 2 9 R E C E I V E D - P L A N N I N G 1 2 / 1 2 / 2 0 2 0 C O M M U N I T Y D E V E L O P M E N T 2 1 9 220 SAGE ARCHITECTURAL ALLIANCE 2006 E Miller St Seattle, WA 98112 T 206-420-1551 www.SAGEArchAlliance.com SCALE PROJECT NUMBER ISSUE DATE PROJECT MANAGER PROJECT ARCHITECT 17016 08 FEBRUARY 2021 VT LS NO.DESCRIPTION DATE CLIENT: SHEET TITLE: DRAWN BY LS CHECKED BY PA REVISIONS 6 $ * ( $ 5 & + , 7 ( & 7 8 5 $ / $ / / , $ 1 & ( 412 Maynard Ave S #201 Seattle, WA, 98104 Homestead Community Land Trust ADDRESS Riverton Cascade ADDRESS coterra 321 3rd Ave South, Suite 406 Seattle, Washington 98104ph 206.596.7115 coterraengineering.com ENGINEERING PLLC C3.0 PAVING & GRADING PLAN RECEIVED 02/08/2021 COMMUNITY DEVELOPMENT 221 222 SAGE ARCHITECTURAL ALLIANCE 2006 E Miller St Seattle, WA 98112 T 206-420-1551 www.SAGEArchAlliance.com SCALE PROJECT NUMBER ISSUE DATE PROJECT MANAGER PROJECT ARCHITECT 17016 08 FEBRUARY 2021 VT LS NO.DESCRIPTION DATE CLIENT: SHEET TITLE: DRAWN BY LS CHECKED BY PA REVISIONS 6 $ * ( $ 5 & + , 7 ( & 7 8 5 $ / $ / / , $ 1 & ( 412 Maynard Ave S #201 Seattle, WA, 98104 Homestead Community Land Trust ADDRESS Riverton Cascade ADDRESS coterra 321 3rd Ave South, Suite 406 Seattle, Washington 98104ph 206.596.7115 coterraengineering.com ENGINEERING PLLC C3.1 PAVING & GRADING PLAN RECEIVED 02/08/2021 COMMUNITY DEVELOPMENT 223 224 1 " = 1 0 ' S I T E L I G H T I N G P L A N S A G E A R C H I T E C T U R A L A L L I A N C E 2 0 0 6 E M i l l e r S t S e a t t l e , W A 9 8 1 1 2 T 2 0 6 - 4 2 0 - 1 5 5 1 w w w . S A G E A r c h A l l i a n c e . c o m S C A L E P R O J E C T N U M B E R I S S U E D A T E P R O J E C T M A N A G E R P R O J E C T A R C H I T E C T N O . D E S C R I P T I O N D A T E C L I E N T : S H E E T T I T L E : D R A W N B Y C H E C K E D B Y R E V I S I O N S © 2016. SAGE ARCHITECTURAL ALLIANCE 4 1 2 M a y n a r d A v e S # 2 0 1 S e a t t l e , W A , 9 8 1 0 4 H o m e s t e a d C o m m u n i t y L a n d T r u s t A D D R E S S R i v e r t o n C a s c a d e A D D R E S S N S S R P R O F E S I O N A L E E N E G I S T E R 4 1 0 4 0 G I N EER D E D A LL TAT H D I . N S A W F O J S N O E R G O T N A S A O B I S O N E N G I N E E R I N G , I N C R 1 9 4 0 1 4 0 T H A V E W . , S U I T E 3 0 2 L Y N N W O O D , W A 9 8 0 3 6 2 0 6 - 3 6 4 - 3 3 4 3 t e l C O N T A C T : D A L L A S A N D E R S O N E 1 0 1 2 2 5 226 N O N E S I T E L U M I N A I R E S C H E D U L E S A G E A R C H I T E C T U R A L A L L I A N C E 2 0 0 6 E M i l l e r S t S e a t t l e , W A 9 8 1 1 2 T 2 0 6 - 4 2 0 - 1 5 5 1 w w w . S A G E A r c h A l l i a n c e . c o m S C A L E P R O J E C T N U M B E R I S S U E D A T E P R O J E C T M A N A G E R P R O J E C T A R C H I T E C T N O . D E S C R I P T I O N D A T E C L I E N T : S H E E T T I T L E : D R A W N B Y C H E C K E D B Y R E V I S I O N S © 2016. SAGE ARCHITECTURAL ALLIANCE 4 1 2 M a y n a r d A v e S # 2 0 1 S e a t t l e , W A , 9 8 1 0 4 H o m e s t e a d C o m m u n i t y L a n d T r u s t A D D R E S S R i v e r t o n C a s c a d e A D D R E S S N S S R P R O F E S I O N A L E E N E G I S T E R 4 1 0 4 0 G I N EER D E D A LL TAT H D I . N S A W F O J S N O E R G O T N A S A O B I S O N E N G I N E E R I N G , I N C R 1 9 4 0 1 4 0 T H A V E W . , S U I T E 3 0 2 L Y N N W O O D , W A 9 8 0 3 6 2 0 6 - 3 6 4 - 3 3 4 3 t e l C O N T A C T : D A L L A S A N D E R S O N E 1 0 2 2 2 7 228 © 2016. SAGE ARCHITECTURAL ALLIANCE TRANSFORMER DUMPSTERS W/6' FENCING ROLLED CURB FIRE LANE WITH DECORATIVE PAVING FIRE HYDRANT 230 S A G E A R C H I T E C T U R A L A L L I A N C E 2 0 0 6 E M i l l e r S t S e a t t l e , W A 9 8 1 1 2 T 2 0 6 - 4 2 0 - 1 5 5 1 w w w . S A G E A r c h A l l i a n c e . c o m S C A L E P R O J E C T N U M B E R I S S U E D A T E P R O J E C T M A N A G E R P R O J E C T A R C H I T E C T R I V E 2 3 D E C 2 0 2 0 M H N O . D E S C R I P T I O N D A T E C L I E N T : S H E E T T I T L E : D R A W N B Y M H C H E C K E D B Y K K R E V I S I O N S © 2016. SAGE ARCHITECTURAL ALLIANCE D E S I G N R E V I E W 4 1 2 M a y n a r d A v e S # 2 0 1 S e a t t l e , W A , 9 8 1 0 4 H o m e s t e a d C o m m u n i t y L a n d T r u s t T U K W I L A , W A R i v e r t o n C a s c a d e K K L a n d s c a p e A r c h i t e c t s 1 1 1 w e s t j o h n s t r e e t s u i t e 3 0 6 s e a t t l e w a s h i n g t o n 9 8 1 1 9 t e l 2 0 6 3 2 3 6 0 3 2 K a r e n K i e s t ST A T E O F W A S H I N G T O N N O . 8 . K A R E N S K I E S T 5 0 E X P L I C E N S E D L A N D S C A P E A R C H ITECT . 1 2 1 0 20 / 21 / L 1 . 1 1 / 1 6 " = 1 ' - 0 " P L A N T I N G S C H E D U L E T R E E S Q T Y B O T A N I C A L N A M E C O M M O N N A M E S I Z E C O N D 1 5 D W A R F F R U I T T R E E S A S E L E C T I O N O F S M A L L S T A T U R E F R U I T T R E E S . 1 5 - 8 A C E R C I R C I N A T U M V I N E M A P L E 8 ` - 1 0 ` H T . B & B M U L T I - S T E M , M I N . 3 S T E M S 9 C O R N U S K O U S A ` M I L K Y W A Y ` M I L K Y W A Y K O U S A D O G W O O D 1 . 7 5 " C A L . B & B 5 L A G E R S T R O E M I A I N D I C A ` M U S K O G E E ` M U S K O G E E C R A P E M Y R T L E 1 . 7 5 " C A L . B & B 9 S T Y R A X O B A S S I A F R A G R A N T S N O W B E L L 1 . 7 5 " C A L . B & B C O N I F E R S Q T Y B O T A N I C A L N A M E C O M M O N N A M E S I Z E C O N D 1 0 P I N U S C O N T O R T A C O N T O R T A S H O R E P I N E 8 ` - 1 0 ` H T . B & B S H R U B S Q T Y B O T A N I C A L N A M E C O M M O N N A M E S I Z E C O N D 9 B R A C H Y G L O T T I S G R E Y I D A I S Y B U S H 5 G A L . C O N T . 8 B U X U S M I C R O P H Y L L A J A P O N I C A ` G R E E N B E A U T Y ` G R E E N B E A U T Y B O X W O O D 5 G A L . C O N T . 1 3 C H O I S Y A T E R N A T A M E X I C A N O R A N G E 5 G A L . C O N T . S O L I D G R E E N L E A V E S 1 4 C O R N U S S E R I C E A ` B A I L E Y I ` R E D T W I G D O G W O O D 5 G A L . C O N T . 2 1 L O N I C E R A N I T I D A ` E L E G A N T ` B O X L E A F H O N E Y S U C K L E 2 G A L . C O N T . 6 3 M A H O N I A A Q U I F O L I U M O R E G O N G R A P E 5 G A L . C O N T . 1 5 M A H O N I A N E R V O S A O R E G O N G R A P E 5 G A L . C O N T . 7 R I B E S S A N G U I N E U M R E D F L O W E R I N G C U R R A N T 5 G A L . C O N T . 6 S P I R A E A X B U M A L D A ` D E N I S T A R ` T M S U P E R S T A R S P I R E A 5 G A L . C O N T . 2 7 V A C C I N I U M O V A T U M E V E R G R E E N H U C K L E B E R R Y 5 G A L . C O N T . 8 8 V I B U R N U M D A V I D I I D A V I D V I B U R N U M 5 G A L . C O N T . 2 V I B U R N U M X B O D N A N T E N S E ` D A W N ` V I B U R N U M 5 G A L . C O N T . G R O U N D C O V E R S Q T Y B O T A N I C A L N A M E C O M M O N N A M E S I Z E C O N D S P A C I N G 3 1 8 S F B I O R E T E N T I O N M I X H Y D R O S E E D 3 1 8 S F - 2 , 2 1 6 S F L A W N 2 , 2 1 6 S F T U R F H Y D R O S E E D D R O U G H T T O L E R A N T F E S C U E B L E N D S E E D 2 , 0 1 8 S F H Y D R O S E E D R E S T O R E D A R E A 2 , 0 1 8 S F - 1 , 2 0 9 F R A G A R I A C H I L O E N S I S B E A C H S T R A W B E R R Y 4 " P O T C O N T . 2 4 " o . c . B g B C t C b L e M n R s S d V V b P L A N T S C H E D U L E PLANTING NOTES1.ALL PLANTING AREAS TO BE IRRIGATED WITH FULLY AUTOMATIC,IN-GROUND IRRIGATION SYSTEM. SEE SHEET L02-01 FOR IRRIGATION ZONEPLAN.3.ALL PLANTING AREAS, EXCEPT WHERE LAWN OCCURS, SHALL HAVE MIN. 2"DEPTH OF BARK MULCH.4.ALL AREAS WITHIN LIMIT OF DISTURBANCE SHALL BE RESTORED.5.PROVIDE GROUNDCOVERS IN ALL SHRUB PLANTING AREAS.GROUNDCOVERS SHALL BE SPACED USING A TRIANGULAR PATTERN, 18"O.C. OR AS NOTED.6.ADJUST TREE LOCATION AS NECESSARY TO BE 5' CLEAR FROM CENTERLINES OF UNDERGROUND UTILITIES.7.PER CITY OF TUKWILA (COT) STANDARD, ALL PLANTS SHALL MEET THECURRENT AMERICAN STANDARD FOR NURSERY STOCK.8.PER COT STANDARD, LIVING GROUNDCOVER SHALL COVER 90% OFLANDSCAPED AREAS WITHIN (3) YEARS.9.ALL PLANTING LOCATIONS TO BE APPROVED BY LANDSCAPE ARCHITECT INTHE FIELD PRIOR TO PLANTING R E C E I V E D 0 2 / 0 8 / 2 0 2 1 C O M M U N I T Y D E V E L O P M E N T 2 3 1 232