HomeMy WebLinkAboutPlanning 2021-02-25 Item 4 - Attachments - Tukwila South Zoning Code AmendmentsTukwila 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