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HomeMy WebLinkAboutPlanning 2021-04-22 COMPLETE AGENDA PACKETCity of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CHAIR LOUSIE STRANDER; VICE -CHAIR KAREN SIMMONS; COMMISSIONERS DENNIS MARTINEZ, SHARON MANN, DIXIE STARK, AND ANDREA REAY CITY OF TUKWILA PLANNING COMMISSION PUBLIC HEARING VIRTUAL MEETING VIA MICROSOFT TEAMS APRIL 22, 2021 - 6:30 PM To Participate in the Virtual Meeting at 6:30 pm: By Phone: Dial +1 253-292-9750 Access Code 879 798 118# Online:To join the meeting online click here Click here to join the meeti g FOR TECHNICAL SUPPORT DURING THE MEETING YOU MAY CALL 1-206-433-7155. I. CALL TO ORDER II. ATTENDANCE III. ADOPT 3/25/21 MINUTES IV. CASE NUMBERS: PURPOSE: LOCATION: V. DIRECTOR'S REPORT VI. ADJOURN L19-0115 Adoption of design standards and guidelines for residential development in the Tukwila South Overlay District. Tukwila South Overlay District; north of S 204th St, west of Duwamish River, south of S 180th, east of Orillia Rd/I-5 Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CITY OF TUKWILA BOARD OF ARCHITECTURAL REVIEW (BAR) PUBLIC HEARING MINUTES Date: March 25, 2021 Time: 6:30 PM Location: Virtual meeting via Microsoft Teams Protocol: Nancy Eklund explained the protocol for the virtual meeting. Chair Strander called the public hearing to order. The BAR Secretary took rollcall. Present: Chair Louise Strander; Vice Chair Karen Simmons; Commissioners Dennis Martinez, Sharon Mann, and Andrea Reay Excused Absent: Commissioner Dixie Stark Staff: Department of Community Development (DCD) Director Jack Pace, Acting Planning Supervisor Nancy Eklund, Senior Planner Max Baker and Planning Commission Secretary Wynetta Bivens Adopt Commissioner Martinez moved to adopt the March 18, 2021 minutes as submitted. Minutes: Commissioner Reay seconded the motion. Motion passed. Chair Strander opened the public hearing for: CASE NUMBER: L20-0059 PURPOSE: Design review hearing to construct a commercial storage building with associated roads, utilities, and half -street frontage improvements along S 143rd Street and S 143rd Place. LOCATION: 14300 Interurban Ave S Staff asked the Commissioners the appearance of fairness questions, there were no disclosures. Max Baker, Senior Planner, DCD, gave the presentation for staff. He provided an overview of the review process, gave background information for the site and project, and design review criteria and landscaping requirements. The applicant proposed shifting some of the landscaping through the site to accommodate the pedestrian access along the north and south areas while still meeting the intent of type 1 landscaping within the remaining 10 ft. wide landscaping area that will be met otherwise. The project meets the requirements. Staff's Recommendations Staff recommends approval with no conditions. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 1 BAR Public Hearing 3/25/21 Page 2 Staff addressed questions from the BAR, pertaining to parking, exiting onto S 143rd Place, trees on the site, the number of storage units, fencing, emergency access and security. Brett McDonough, Developer for the applicant thanked Max Baker for providing a great overview of the project, and said he was great to work with as well of the whole Planning Division. Mr. McDonough said they have constructed 14-15 storage units in the Northwest and expressed the importance of storage units. He said the project will be fully automated with a security camera that will always be recording, as well as a gate access with a keypad. He said their goal is to provide a great experience for the storage unit renters. They will have approximately 800 units. They proposed removing an accessory structure, which will remove nine units. They also proposed striping the area and continue the 8 ft. fence from the back of the property around the corner of the property to screen items stored in the area, such as boats and RV parking. The applicant addressed questions from the BAR pertaining to what will be allowed to be stored in the outdoor storage area; time limit for outdoor storage; whether renters will need to disclose in their contract what they are storing; site being manned 24 hours a day; whether the boat/RV parking will be covered; visibility of loading doors from the street; and entrances and exits for the storage facility. Commissioner Martinez said that the applicant and staff should have a conversation regarding potentially relocating or screening the boat and RV storage due to visibility from the street. Commissioner Simmons concurred. Jeremy Larsen, Architect for the applicant responded to Commissioner Simmon's inquiry regarding loading doors being visible from the street. He said along the north side of the building there are exterior unit loading doors that will be visible from the street. Staff and the applicant addressed additional questions from the BAR. Commissioner Martinez inquired on contaminated soil on the site, the applicant said no contaminants were found during the environmental phase 1 report. Public Testimony There was no public testimony. Chair Strander closed the public hearing. Deliberations There were no deliberations. The BAR thanked staff and the applicant on a good job. A storage unit is needed in Tukwila, and they're looking forward to the project. Motion Commissioner Mann moved to approve the Design Review for Case Number L20-0059 based on the findings and conclusions contained in the staff report, with one added condition; to remove the accessary structure as proposed during the meeting. Commissioner Martinez seconded the motion. Motion passed. Director's Report The DCD Director Jack Pace informed the BAR he was retiring and thanked them for their time and service. Adjourned: 7:30 pm Submitted by: Wynetta Bivens, Planning Commission Secretary 2 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION Prepared April 12, 2021 FILE NUMBERS: L19-0115 Comprehensive Plan/Zoning Code Amendment E19-0011 SEPA Checklist REQUEST: Zoning Code amendments to TMC 18.41 and new design guidelines for multifamily development in the Tukwila South Overlay (TSO) district. Planning Commission (PC) will hold a future public hearing on the proposed amendments and make recommendations to the City Council for review and adoption. PUBLIC HEARING: The April 22, 2021 PC meeting is a continuation of the public hearing that commenced on March 18, 2021. Lands within the Tukwila South Overlay district. Max Baker, Senior Planner LOCATION: STAFF: ATTACHMENTS: A. 2.25.2021 PC Work Session Staff Report B. 3.18.2021 PC Meeting — Public Hearing Staff Report C. Proposed Tukwila South Residential Design Guidelines with PC Revisions, Strikeout/Underline D. TMC 18.41 Tukwila South Overlay District Existing and Proposed Development Standards, Strikeout/Underline Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 3 Planning Commission 4.22.2021 2 of 8 Staff Report: TSO Code Amendments BACKGROUND Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set development standards and design guidelines for residential uses. The proposed amendments are to adopt development standards and guidelines for all residential uses on parcels within the Tukwila South Overlay district (TSO). These standards and guidelines would apply to all lands and underlying zoning within the TSO district, and would replace those standards adopted in 2018 for the underlying Low Density Residential (LDR) zone. Per 18.80.050, the Tukwila City Council will consider proposed amendments to the Tukwila Zoning Code and take action. Prior to deliberating on an amendment, the Council may forward the proposed amendments to the City Planning Commission for review and a recommendation. The City Planning Commission began review of the proposed amendment at a work session on February 25, 2021 and opened a public hearing at the March 18, 2021 Planning Commission meeting; this meeting is a continuation of that public hearing. At the time of the March 18, 2021, public hearing, staff and the applicant had not yet finalized discussions on potential development standards, including but not limited to recreation space standards and street circulation. The primary focus of this staff report and the April 22nd Planning Commission meeting is to consider the outcome of those discussions. DISCUSSION OF PROPOSED CHANGES Planning Commission Review of the Proposed Development Standards and Design Guidelines At the February 25, 2021, Planning Commission work session, the following revisions to the Design Guidelines were recommended by the Planning Commission: • Provide additional clarification for who has authority to approve modifications from design guidelines. • Revise Figure 2.4.B to better clarify between individual and common recreation spaces. • Revise Utility Screening section and Figure 2.6.B to require screening of rooftop utilities from above if potentially visible from future adjacent developments projects. • Provide option for 100% glazing for bathrooms facing public spaces. These revisions have been incorporated into the Proposed Tukwila South Residential Design Guidelines, Attachment C. The entirety of the proposed code amendments to the TMC 18.41 Tukwila South Overlay District Development Standards are provided in strikeout/underline form as Attachment D. Subject areas requiring additional explanation are provided in the following sections. 4 Planning Commission 4.22.2021 Staff Report: TSO Code Amendments 3 of 8 1. Onsite and Offsite Recreation Space Square Footage Several zones, including TSO within the City of Tukwila, require provision of recreation space and/or open space on-site. TMC 18.06.665 defines Recreation Space to mean "covered and uncovered space designed and intended for active and/or passive recreational activity including, but not limited to, tennis courts, swimming pools, cabanas, playgrounds, playfields or wooded areas, and specifically excluding any parking area, driveway or rockery." Existing TSO standards are prescribed at a ratio per residential unit and itemized in Table 3 below. Existing TSO Recreation Space Requirements for Underlying LDR Zone Standard TSO Townhouses & Lowrise (3 stories or less) TSO Midrise (4-7 stories) TSO Highrise (8 or more stories) Recreation Space per Unit, Minimum Existing TMC 18.41.090.A Must meet the requirements of TMC Section 18.14.030, subparagraphs 2, 3 and 4. • 120 SF • 160 SF • 200 SF • Studio • 1 bedroom • 2 or more bedrooms • Several zones within the City limits require provision of recreation space and/or open space on-site as well, a selection of examples for comparison are as follows: The following table proposes a consistent rate of recreation space required per residential unit, rather than number of bedrooms (per unit), and which is not specific to the housing typology (Townhouse/Lowrise, Midrise and Highrise). 5 Recreation Space Requirements for Other Tukwila Districts Standard All Residential Building Types, Per Unit Recreation Space per Unit, Minimum • Medium Density Residential (MDR) • 400 sf/unit, 1,000 sf minimum • High Density Residential (HDR) • 400 sf/unit, 1,000 sf minimum • Neighborhood Commercial Center (NCC) • • 200 sf/unit, 1,000 sf minimum 100 sf/unit — senior living units • Tukwila Urban Center • • No recreation space req., measured instead as "open space." 10% of residential floor area The following table proposes a consistent rate of recreation space required per residential unit, rather than number of bedrooms (per unit), and which is not specific to the housing typology (Townhouse/Lowrise, Midrise and Highrise). 5 Planning Commission 4.22.2021 Staff Report: TSO Code Amendments 4 of 8 Proposed TSO Recreation Space Requirements Standard TSO Townhouses & Lowrise (3 stories or less) TSO Midrise (4-7 stories) TSO Highrise (8 or more stories) Recreation Space per Unit, MinimumZ2 Proposed Residential development must provide on-site' and off- site4 recreation space at the following standard: • 200 SF total. • 75 SF per unit, on-site. • 125 SF per unit, off-site. 1. Senior citizen housing must provide 100 square feet of recreation space per unit. 2. Developments with 10 or more dwelling units must provide a children's play area in the on- site recreation space. A children's play area is not required for senior citizen housing or if the proposed structure, or related development project, is within % mile, measured along constructed sidewalks and/or trails, of the perimeter of a recreation facility for children that is open to residents of the proposed structure. 3. Recreation area provided on-site must be functional space for active and passive recreation purposes and located within the same parcel or tract as the proposed development. 4. The Director may approve the required off-site recreation area to be located on-site provided that the recreation space meets the design guidelines set forth in this chapter. If off-site recreation space is approved to be located on-site, that space must be active, outdoor recreation space. As part of any proposal to allow off-site recreation area to be constructed on-site, the applicant shall demonstrate why off-site recreation space is impractical to be provided, due to geography, accessibility, or costs. 2. Off -Site Recreational Area Requirements The following requirements would apply to Off -Site Recreational Areas within the TSO district: A. Off -Site Recreational Area Conditions Off-site recreation areas must be accessible within 1/4 to 1/2 mile' of the majority of the proposed residential units, measured along constructed sidewalks and/or trails and located within the Tukwila South Overlay District. A recreation area constructed in fulfilment of this requirement should be designed to serve the neighborhood in which it is located. The space may be privately -owned, provided residents living in the area have access. New improvements must be located adjacent to, and highly visible from, a street (public or private) or public trail. The exact facilities to be located will be evaluated during the design review and/or platting process and will be scaled appropriately to the overall size of the recreation area provided. 'This is a standard adopted in the City's Parks Recreation and Open Space Plan. 6 Planning Commission 4.22.2021 5 of 8 Staff Report: TSO Code Amendments B. Minimum Off -Site Recreational Area Design Minimum size requirements apply: 1/4 acre of usable off-site recreation space must be provided to meet the standard. This qualifies as the minimum size for an off-site recreation area. These quarter -acre spaces should provide active and passive recreational facilities such as those depicted in the list below: • Children's play equipment • Picnic areas and/or tables • Benches • Pea patch/other specialized community garden • Grassy area for active recreation • Trails • Other amenities the Director determines meets the goal of providing active recreation opportunities. C. Larger Off -Site Recreational Areas Should a larger, consolidated recreation area of 2 % acres or more be provided, the improvements can be used to fulfill current development proposal requirements. See "Timing of Recreation Space Provision" below for more information. If a project constructs a recreation area of less than 2 %z acres but greater than a development's required offsite recreation amount, the area developed in excess may be banked only if the offsite recreation area is constructed at the same time as the residential project. Any offsite recreation area developed in excess of the offsite recreation area requirement for a given development may be banked toward future development for an indefinite period. To qualify, the proposed recreation area must be located adjacent to, and highly visible from, a street (public or private) or trail and provide a range of active and passive recreational opportunities (as outlined above) for multiple ages and physical abilities. Only those areas that are usable may count towards the off-site recreation space requirement. The following areas are excluded: parking lots, utility sheds, inaccessible natural/planted areas, any landscaped area required by code, and steep slopes. Larger off-site recreational areas are typically characterized by recreational activities that serve a range of individuals and groups, such as field games, court games, crafts areas, playground apparatus, picnicking, and space for quiet/passive activities. Neighborhood recreation areas may contain active recreational facilities such as softball, basketball, volleyball, handball, tennis, children's play structures, trails, grass areas for activities and/or picnic facilities. The exact facilities to be located will be determined during the design and/or platting process and will be scaled appropriately to the overall size of the recreation area provided. D. Timing of Recreation Space Provision Off-site recreation space construction permits must be applied for within two years of the associated residential project(s) having received certificate(s) of occupancy. However, offsite 7 Planning Commission 4.22.2021 6 of 8 Staff Report: TSO Code Amendments recreation projects less than 2 1/2 acres in size, but greater than a development's required offsite recreation amount, must be constructed concurrently with a residential project in order for the excess recreation space to qualify for banking. For offsite recreation space in excess of 2.5 acres, that will not be constructed at the time a project claiming at least a portion of said offsite recreation area to satisfy its recreation space requirement is approved, the City will require a financial guarantee (bond, assignment of account, irrevocable standby letter of credit, or cash), acceptable to the Director, for the off-site recreation improvements, which will provide a legal mechanism for the City to acquire property, at no cost, to allow the City to construct the improvements. It is assumed construction of the recreation improvements would follow within a timely manner from permit approvals. If adequate provisions, as determined by the Director, cannot be put in place to ensure the future construction of the off- site recreation space, then the space shall be constructed prior to the issuance of any certificate of occupancy for any developments using the off-site area to meet recreational space requirements. E. Sensitive Area Tracts Off-site recreation space credit can be given for any trails, lookouts, or other passive recreation activities constructed within sensitive area tracts, subject to compliance with the City's Sensitive Area Master Plan for Tukwila South and the City's Environmental Areas Ordinance. The sensitive areas tracts would need to meet the locational requirements outlined above (% to 1/2 mile from a majority of the units where the credit would apply). Only the areas of improvement within a sensitive area tract would count towards the recreation space requirement, not the entire tract. 3. Parking Standard The following parking ratios are proposed for residential developments within the TSO, based upon a bedrooms/unit ratio. These standards are equivalent to those set for the adjacent Tukwila Urban Center in TMC 18.28 Table 5 and are considered by staff to be appropriate for the Tukwila South District's location within the City. A parking requirement deviation may be approved by Director when transit level of service expectations set forth in the U.S. Green Building Council's LEED — Neighborhood Development Guide are met: 8 Parking spaces per dwelling Standard unit, minimums TSO Townhouses & Lowrise (3 stories or less) TSO Midrise (4-7 stories) TSO Highrise (8 or more stories) Studio 1 1 1 1 bedroom 1 1 1 2 bedroom 1.5 1.5 1.5 3 bedroom 2 2 2 'Senior Citizen Housing• 1 space per unit for the first 15 units, .5 space per unit for additional units These standards are equivalent to those set for the adjacent Tukwila Urban Center in TMC 18.28 Table 5 and are considered by staff to be appropriate for the Tukwila South District's location within the City. A parking requirement deviation may be approved by Director when transit level of service expectations set forth in the U.S. Green Building Council's LEED — Neighborhood Development Guide are met: 8 Planning Commission 4.22.2021 7 of 8 Staff Report: TSO Code Amendments • Fifty percent of proposed dwelling units must be located within 1/4 mile of a bus stop; a qualifying bus stop is one that provides at least 60 trips/weekday and 40 trips/weekend day (i.e., minimum weekday and weekend transit trips). 4. Connectivity and Circulation In addition to the development standard revisions discussed above, staff recommends an additional section setting forth requirements related to multi -modal connectivity and circulation for a residential project in the TSO. The recommendations are as follows: A. Add a Multi -Family Residential Locational Requirement Any development with a residential component shall front a roadway that meets City approved street standards. B. Multi -Modal Access Access to development sites needs to include provisions for non -motorized circulation, including dedicated pedestrian access that separates pedestrians from motorized traffic via curb and/or landscaped planter strip. Development along public rights-of-way should not preclude bus stops and bike infrastructure. Private street development may be required to include shared and/or dedicated bike lanes, on -street parking, and/or drop-off/loading zones. C. Existing Curb Cuts Existing curb cuts from Southcenter Parkway and South 200th Street are to be used for access to the adjacent development sites and to extend private streets, contained within tracts or easements. If no curb cut exists along an existing road fronting a development site, City of Tukwila Public Works will review and approve new curb cut location(s) along such street frontage. D. Establish a Maximum Block Face Length New streets connect to adjacent parcels at an interval no greater than 700 feet. Where nearby parcels and associated private streets have already been developed, proposed private streets shall align and connect. E. Establish a Maximum Block Perimeter Future block development is limited to a maximum block perimeter of 1,800 linear feet. The block will be defined with a minimum of two vehicle through connections. The remaining two sides of the block may be pedestrian/bicycle connections only or could accommodate vehicle traffic, see example below. 9 Planning Commission 4.22.2021 8 of 8 Staff Report: TSO Code Amendments Maximum Bleck Face 700 Feet New Street Block A Maximum Block Perimeter 1,i3OO Feet New Pedestrian / Bicycle Path Block B StiL'er 1 11 11 11 Maximum Block Face 740 Feet F. General Design Considerations • Permanent dead-end streets should be avoided. • All developments must meet minimum Fire Department and Public Works department access and grade requirements, including but not limited to minimum street clearance, turning radii, and turnaround design. G. Modifications The Director may provide exceptions to these guidelines in the event they are unable to be adhered to due to physical/topographical constraints, the creation of an unusable parcel(s) of land, or an inability to fulfill the requirements without significantly interfering with the proposed function(s) of the development given that the overall intent of the guidelines is still fulfilled. REQUESTED ACTION Recommend to the Planning Commission that, upon completion of the Public Hearing, they review the proposed development standards and design guidelines and forward a recommendation to the Tukwila City Council that they approve amendment of Chapter 18.41 of the Tukwila Zoning Code. 10 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION Prepared February 11, 2021 FILE NUMBERS: L19-0115 Comprehensive Plan/Zoning Code Amendment E19-0011 SEPA Checklist REQUEST: Zoning Code amendments to TMC 18.41 and new design guidelines for multifamily development in the Tukwila South Overlay (TSO) district. Planning Commission will hold a future public hearing on the proposed amendments and make recommendations to the City Council for review and adoption. PUBLIC HEARING: A Notice of Public Hearing will be provided ahead of a subsequent Planning Commission meeting, currently scheduled for March 18, 2021. Lands within the Tukwila South Overlay district. Max Baker, Senior Planner LOCATION: STAFF: ATTACHMENTS: A. Tukwila South Overlay and Underlying Zoning B. Proposed Tukwila South Residential Design Guidelines C. Tukwila South Overlay District Development Standards, Current BACKGROUND Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in all of Tukwila South; these would apply to all lands and underlying zoning within the TSO district, including replacing those adopted in 2018 for the underlying LDR zone (see "Requirements for Adoption of Multifamily Design Guidelines below for more information). Tukwila South Master Plan and Development Agreement The Tukwila South area consists of approximately 400 acres generally bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and 1-5 on the west and the Green River on the east. Segale Properties intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). Per the Master Plan and accompanying environmental analysis, a mix of uses is anticipated to be developed, including office, commercial, retail, and approximately 1,900 residential units. While the Master Plan provides some conceptual locations for specific types of land uses within the project, it does not define specific areas for such uses and limits on any one kind of use. The intent of the Master Plan is to provide for land use Tukwila City Hall • 62005outhcenterBoulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 11 flexibility and intense use of developable areas to create a "live, work, play" mixed-use district within Tukwila South. Zoning (Attachment A) The Tukwila South area contains several zoning designations which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed -Use Office (MUO). The entire Tukwila South area is covered by the Tukwila South Overlay (TSO), and the related development standards supersede the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay) may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan." Requirements for Adoption of Multifamily Design Guidelines Per TMC 18.41.090.A.2 and Table 18-6, the development of residential dwelling is permitted on lands other than those with the underlying LDR zoning in the TSO district only after additional standards and residential design manual with criteria for approval is adopted. In 2018, the City adopted standards that apply only to multi -family development in the underlying Low Density Residential (LDR) zone of the TSO district. Since the design manual does not apply to lands other than those with the underlying LDR zoning, multifamily development is not permitted in these areas until design guidelines and standards are adopted. The proposed amendments are to adopt development standards and guidelines for residential uses in all areas of Tukwila South; these would apply to all lands and underlying zoning within the TSO district, including replacing those adopted in 2018 for the underlying LDR zone. Other Existing Codes and Design Guidelines Commercial and industrial development uses permitted in the TSO district are reviewed using the existing standards in TMC 18.41.090 and the TSO District Design Manual, adopted April 13th, 2009. DISCUSSION OF PROPOSED CHANGES The applicant has proposed draft Zoning Code text amendments that revise the existing multifamily residential standards, and new draft multifamily design guidelines for the entire Tukwila South Overlay (TSO) district. Proposed Code Amendments Development standards exist for each district within the City of Tukwila; Chapter 18.41 sets forth the standards for the TSO district and would be amended as part of this proposal. The TSO district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila South Overlay (TSO) district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supersede the provisions of the underlying zoning district. Section 18.41.090 provides prescriptive guidance on the following: • Lot area • Development area • Heights 12 • Setbacks • Vehicle parking • Recreation space • Private road design standards and spacing Staff is continuing to work with the applicant to assess the proposed code amendments and will present their final recommendations as part of the subsequent public hearing. As such, the proposed code amendments are not included as an attachment to this staff report and will instead be included as part of a future packet. Existing developments standards are provided with this report as Attachment C, "Tukwila South Overlay District Development Standards, Current." Proposed Design Guidelines The Design Guidelines would provide guidance on overall design intent and criteria for evaluating new multifamily developments within the TSO district, including but not limited to pedestrian/vehicular access, building layout, recreation space design, etc. The Tukwila South Design Guidelines would provide policy guidance on site and building design. The guidelines would support and complement the community vision described in the Tukwila South chapter of the Comprehensive Plan. This document is intended to supplement and expand upon the design requirements found in Chapter 18.41 Tukwila South Overlay (TSO) Zoning standards. This document provides City staff and the public a common basis for the evaluation of design and development issues during the design review and approval process. The Manual does not specify a particular style of architecture or design but is intended to guide applicants in creating an appearance of greater consistency and design quality within the Tukwila South Overlay district. Design review requirements and thresholds per the existing code are as follows: TMC 18.41.080 (TSO) Design Review A. The Director shall require that all development within the Tukwila South Overlay district is consistent with the policies of the Tukwila Comprehensive Land Use Plan and the Tukwila South Master Plan, and conforms to the requirements of this title and any applicable development agreement. B. Design review is required for all non-exempt development within the Tukwila South Overlay district. The applicant may submit a site plan for review for all or a portion of the area covered by the Tukwila South Master Plan. Application requirements are provided by TMC Section 18.104.060. All applications for design review within the TSO shall be processed as Type 2 decisions per TMC Chapter 18.60. Prospective applicants are encouraged to schedule a pre -application conference as provided by TMC Section 18.104.050 prior to submitting a design review application. No changes to the design review thresholds are proposed. Organization of Design Guidelines The proposed Tukwila South Design Guidelines are organized by design topic. The general structure is: • Design Topic (e.g. "Building Frontages") • Intent Statement: Provided to guide the application of criteria to differing site circumstances in a consistent manner. 13 • Design Criteria: General requirements to be met by development. a. Example measures that guide development design to meet the design topic intent and design criteria above. b. Graphic and written descriptions are provided. For each Design Topic there are one or more Design Criteria, which can be general in nature. The Design Criteria explain the requirements for development proposals. They are the decision criteria by which the Director will decide whether to approve, condition or deny a project. The examples and explanations beneath each Design Criteria provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and the decision maker in determining whether the project meets the Design Criteria. These are intended to provide guidance and possible solutions for the criteria but should not be seen as the only solution. There may be specific requirements to include or avoid. Photographs and illustrations appear beneath the item they are intended to explain. Design Modifications are provided for each design topic. All available modification opportunities for Design Guidelines are noted within each section by the capitalized term DESIGN MODIFICATIONS. As proposed, in the case of any design modification for a Design Guideline, the Director must document the reasons for approving the design modification, to be maintained with project application records, and to inform and provide consistency in decision-making by the City. City + Consultant Review As part of the City's review, DCD staff have been working with an urban design consultant, NBBJ, to provide a peer review of the proposed standards and guidelines. Staff have worked with the applicant to revise the proposed design guidelines to their current form. Areas highlighted in gray within the document (Attachment B) may be impacted by the development standards to be presented as part of the public hearing and should be considered as under review. REQUESTED ACTION Request to hold the public hearing on the proposed design guidelines and code amendments, review said guidelines and amendments, choose an option if multiple choices are given, and make recommendations to the City Council. 14 City of Tukwila STAFF REPORT PLANNING COMMISION - PUBLIC HEARING Allan Ekberg, Mayor TO: Planning Commission FROM: Jack Pace, Department of Community Development Director BY: Max Baker, Senior Planner DATE: March 18, 2020 SUBJECT: Request for Adoption of Code Amendments to Set Standards for Residential Uses in the Tukwila South Overlay District ISSUE Conduct a public hearing for the adoption of code amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in all of the Tukwila South Overlay district (TSO); these would apply to all lands and underlying zoning within the TSO district, including replacing those adopted in 2018 for the underlying LDR zone. BACKGROUND • Planning Commission held a work session regarding the proposed TSO design guidelines on February 25, 2021. • Staff is continuing to work with the applicant to assess the proposed code amendments and will present their final recommendations as part of the continued public hearing. As such, only residential design guidelines are included and the proposed residential development standards are not included as an attachment to this staff report and will instead be included as part of a future packet. DISCUSSION See attached Staff Report from the February 25, 2020 Planning Commission work session along with Attachments A thru C for detailed description of the proposal and findings of fact for the decision. At the February 25 meeting Commissioners suggested the following changes; staff will incorporate these and any other changes suggested after tonight's meeting in the final draft at the April 22 meeting: • Provide additional clarification for who has authority to approve modifications from design guidelines. • Revise Figure 2.4.B to better clarify between individual and common recreation spaces. • Revise Utility Screening section and Figure 2.6.B to require screening of rooftop utilities from above if potentially visible from future adjacent developments projects. • Provide option for 100% glazing for bathrooms facing public spaces. FINANCIAL IMPACT N/A RECOMMENDATION Staff recommends to hold the public hearing on the proposed residential design guidelines at the March 18 meeting and continue the hearing to the April 22, 2021 meeting to review and get public input on residential standards in the TSO zone. Staff will also provide recommendations regarding the proposed development standards at the future meeting. Following subsequent meeting(s), the Planning Commission will make final recommendations concerning the proposal to the City Council. ATTACHMENTS February 25, 2021 Staff Report along with Attachments A thru C. 15 16 TU KWI LA SOUTH RESIDENTIAL DESIGN GUIDELINES Draft April 20, 2020 {04000152.DOCX;1 } 17 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 43 3.1 - Building Massing & Articulation 43 3.2 - Building Details 50 3.3 - Window Design 53 3.4 - Materials 54 3.5 - Blank Wall Treatment 59 3.6 - Structured Parking Design 61 18 Page 2 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Part 4 - Townhouse Design 67 4.1 - Facade Design & Articulation 67 4.2 - Internal Drive Aisles 69 Page 3 19 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 20 Page 4 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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, the Director may approve Code -based development standards mandated in TMC 18.41.090 to , 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. Page 5 21 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 "facade" 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. "Facade" 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 facade 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 facade as a means to articulate or add visual interest to the facade. "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. 22 Page 6 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES "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 facade. "Street, arterial" means public or private 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 facades, 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 facade 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. Page 7 23 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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: 24 Page 8 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Table 2.1.A Residential building frontage guidelines. The t symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below. Element Building placement/Setbacks Guidelines Entry features such as porches and stoops may project into the required setback by up to 6' Building entrances Facade transparency This includes windows and doors Weather protection Landscaping 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. 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. Privacy glazing may be used where necessary. provided windows provide light into the building. 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. All areas between the sidewalk and the building must be landscaped, except for pathways, porches, decks, and other entry and useable recreation space features. Landscaped areas must contain Types I and/or II Landscaping (as defined in TMC 18.52.020, Landscaping Types). Examples and Notes Example landscaped building frontages appropriate for Southcenter Parkway and S. 200th Street. 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 Examples of porte cochere access: Staybridge Suites Fremont, Seattle: 125 feet long: Page 9 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Table 2.1.A Residential building frontage guidelines. The symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below. Element Guidelines Examples and Notes and senior citizen housing. Such areas Holiday Inn South Lake Union, may not be designed for vehicles longer Seattle: 100 feet long and hidden by than 30 feet and may not occupy more exterior facade and landscaping: than 150 feet of the lot frontage r 1 • ,� (between outer edges of curb cuts). p VI ,$ _1 I Other streets: r a" ��."' � w,1 a - 1 1 Parking may be located to the side or rear of buildings, but no more than 70% of the lot frontage can be occupied by ,, I. � ^� . off-street parking and driveways. Z - Fairmont Olympic Downtown Seattle: 100 feet long: 1-1,, sR e p 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 2.1.0 below. 2. Facade transparency. The minimum facade transparency may be reduced by 5 -percent if the facade incorporates design features that create visual interest to the pedestrian and the larger streetscape and mitigate the impacts of blank walls. 3. 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. 4. 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. 26 Page 10 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES C. Dwelling units adjacent to sidewalks, internal pathways, Green River connector trails, and common outdoor recreation areas. Design treatments must be integrated to enhance the safety and character of sidewalks, pathways, and open spaces while respecting the privacy of adjacent residential units. Design criteria: 1. Direct pathway/open space access. Units adjacent to sidewalks, internal pathways, Green River connector trails, or common outdoor recreation 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 an internal pathway, Green River connector trails, or common outdoor recreation areas. The setback must be measured from the edge of the pathway. When adjacent to a common outdoor recreation area with no adjacent pathway, the setback must be measured from the outside edge (facing away from dwelling unit) of a physical threshold feature as defined in subsection (3)(a) below that separates semi -private outdoor space with the common outdoor recreation area as determined by the Director. b. Where the facade is within close proximity to sidewalks, internal pathways, Green River connector trails, or common outdoor recreation 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. Table 2.1.C.2 Guidelines for elevating residential units located within close proximity to sidewalks, internal pathways, Green River connector trails, and common outdoor recreation area. Facade setback Elevate the ground level of adjacent residential units Front facade: < 10' from sidewalk (along a public street); or < 5' from an internal pathway or open space At least 3' above sidewalks, internal pathways, Green River connector trails, and common outdoor recreation areas grade Front facade: 10-15' from sidewalk (along a public street); or 5-10' from an internal pathway or open space At least 30" above sidewalks, internal pathways, Green River connector trails, and common outdoor recreation areas grade 3. Enhance the privacy of residents and provide an effective transition between the public and private realm by integrating all of the following measures: 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 sidewalks, internal pathway, Green River connector trails, and common outdoor recreation areas. Page 11 27 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 must be integrated into transitional areas between the dwelling unit and the adjacent sidewalk, internal pathway, Green River connector trails, or common outdoor recreation areas (see Figure 2.1.C.1-2 for examples). e. Overhead building projections may cantilever over the outdoor space by up to 50 - percent of the minimum ground level setback. 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. Figure 2.1.C.1 Guidelines and examples of ground -level residential frontages close to sidewalks, internal pathways, Green River connector trails, or common outdoor recreation areas. 3' min Entry weather protection Outdoor living space Threshold elements define the boundary between private space and the public realm 5' to 1 5' setback Page 12 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.1.C.1 Guidelines and examples of ground -level residential frontages close to sidewalks, internal pathways, Green River connector trails, or common outdoor recreation 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. Figure 2.1.C.2 Additional examples of ground -level residential frontages close to sidewalks, internal pathways, Green River connector trails, or common outdoor recreation areas. Page 13 29 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.1.C.2 Additional examples of ground -level residential frontages close to sidewalks, internal pathways, Green River connector trails, or common outdoor recreation 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. 30 Page 14 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Weather protection: At least 6' minimum depth along 70% of facade Height: 15' minimum floor to floor Transition: Horizontal design element Windows! transparency: At least 70% of facade between 30" and 10' — 10' 8-12' _ 30" Sidewalk: 12' minimum Entry: Facing street 1. Sidewalk width. 12 feet minimum between the curb edge and the commercial facade (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. Facade transparency. At least 70 percent of the commercial use facade 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 facade: 35 feet. Page 15 31 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 5. Weather protection along at least 70 -percent of the facade 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 viable 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 viable 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. 32 Page 16 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Page 17 33 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.2 - Pedestrian Circulation Intent • To provide 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 easier, safer, and more 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 300 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. 34 Page 18 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 2.2A 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. Page 19 35 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 and 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. 36 Page 20 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Page 21 37 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 roads. • 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, and TMC 18.41. Design Criteria A. Developments must provide a safe and convenient network of vehicular circulation that connects the surrounding road access network and 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. 38 Page 22 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Page 23 39 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. • To provide plazas and other pedestrian oriented spaces in commercial areas that enhance the employees' and public's opportunity for active and passive activities, such as dining, resting, people watching, and recreational activities. 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% (100% if building is located within 1/4 mile of a Planned recreation space) 1. Common outdoor recreation areas. This can include landscaped courtyards, decks, entrance plazas, gardens with pathways, children's play areas, 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. 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. 40 Page 24 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Areas must be separated from ground level windows, streets, 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. g. 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. Page 25 41 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES b. Space must feature hard -surfacing and provide amenities that encourage use, such as seating, outdoor grills, and weather protection elements. 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. 42 Page 26 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.4.A.1 Common outdoor recreation area examples. 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. Courtyards with shared pools as in Image E are acceptable. Image F below includes a common green area and separate fenced off -leash dog area. Figure 2.4.A.2 Rooftop deck examples. Page 27 43 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 44 Page 28 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.4.B Examples of how townhouse recreation area may be integrated. A: Common ground -level outdoor recreation area between townhouse buildings. B: Individual g&round-level recreation area in front of townhouses in the form of stoops: C: Individual tTownhouse recreation areass with in the form of individual balconies and rooftop decks. Page 29 45 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Balconies within 15' feet of a side property line abutting a residential zone must be at least 50 percent opaque below the railing Residentially, Zoned Property! 15' or Tess 50 percent of this area must be structure or opaque screening Direction of side property line abutting residential zone 46 Page 30 Unit with only windows facing side property line Unit with only windows facing side property line DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Corner unit with windows facing the front or rear property line Corner unit with windows facing the front or rear property line Front Property Line IH Ic 1•E Corner unit with windows facing the front or rear property line Front Property Line Page 31 47 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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' min—' Li— 25'min F— 30' min— 20 -feet minimum for such 25 -feet minimum for such elevations30-feet minimum for such elevations elevations up to three -stories tall. I four -stories tall. five or more stories tall 48 Page 32 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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). Page 33 49 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. %'1 t,.� �. i''' �� ► 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. 50 Page 34 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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). Page 35 51 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Rooftop mechanical equipment must also be screened from above if potentially visible from future adjacent developments, see Figure 2.6.B. 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. 52 Page 36 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Page 37 53 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 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 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 54 Page 38 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Page 39 55 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 56 Page 40 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Design Criteria A. All light sources must be shielded to direct light away from the sky and from residential uses. See Figure 2.9.0 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. Figure 2.9.0 Appropriate exterior light shielding. The left two luminaires are unshielded and not permitted. The "good" luminaire is fully shielded above the horizontal. The "best" luminaire is fully shielded and minimizes its offsite impacts. Page 41 57 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 floodlighting, accent lighting, and outlining. 3. Lighting to illuminate flags, public art, water features, and similar edifices. 4. Outdoor rope and string lights for outdoor seating and gathering areas. 58 Page 42 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES PART 3 - BUILDING DESIGN 3.1 - Building Massing & Articulation Intent • To employ facade 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. Facade articulation. Residential buildings must include facade 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 facade, 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 facade, 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 facade by at least 18 -inches. Juliet balconies or other balconies that appear to be tacked on to the facade 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. For example, a departure may propose a design with only two articulation features instead of three or the articulation features exceed the maximum articulation interval. Page 43 59 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.1.A Residential facade articulation examples. 111 n1111111111111 — n ii Below Images A -C use a combination of vertical building modulation, window patterns, material changes, or roofline modulation. Image D does not feature any articulation vertical feature. cul, i0a it U 't1 60 Page 44 interval interval interval r i i 111 n1111111111111 — n ii Below Images A -C use a combination of vertical building modulation, window patterns, material changes, or roofline modulation. Image D does not feature any articulation vertical feature. cul, i0a it U 't1 60 Page 44 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 facade materials in concert with doors, windows, and other facade 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 facade width. Building facades wider than 120 feet in length must include at least one of the following features 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. 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. 2. Use of a contrasting vertical modulated design component featuring all of the following: Page 45 61 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES a. Utilizes a change in building materials that effectively contrast from the rest of the facade. b. Component is modulated vertically from the rest of the facade by an average of six - inches. 3. Facade employs building walls with contrasting articulation that make it appear like multiple distinct buildings. To qualify for this option, these contrasting facades must employ all of the following: a. Different building materials and/or configuration of building materials. b. Contrasting window design (sizes or configurations). 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 facade. The larger the facade, 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 3.1.0 Illustrating maximum facade width guidelines and good and bad examples. Less than 120' wide: Meets guideline. More than 120' wide: Does not meet guideline. Building incorporates a courtyard along the facade (technique #1 noted above) to effectively break it up into smaller components: Meets guideline. 62 Page 46 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.1.0 Illustrating maximum facade width guidelines and 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 facade 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 facade length. Page 47 63 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES D. Roofline modulation. Roofline modulation is not required on all buildings. However, it can be used as one of the facade 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 facades 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. 3' minimum height difference 1' minimum modulation depth, per subsection 3.1(A)(7) Roofline modulation qualifies as an articulation feature when combined with vertical building modulation techniques. ■N ■■ The left building illustrates a pitched roof example and the right building illustrates a flat roof example. 64 Page 48 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES E. DESIGN MODIFICATIONS for maximum building length. Buildings may exceed the maximum building length requirements when compliance with the Guidelines 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 facade 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 height of at least two stories combined with substantial changes in facade 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. Page 49 65 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 3.2 - Building Details Intent • To encourage the incorporation of design details and small-scale elements into building facades 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 facade 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. Building B uses a traditional cornice line along with pitched roof forms. 66 Page 50 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Page 51 67 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.2.B Acceptable building entry examples. 68 Page 52 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 3.3 - Window Design Intent • To integrate window design that adds depth, richness, and visual interest to the facade. Design Criteria A. All windows must employ designs that add depth and richness to the building facade. At least one of the following features must be included to meet this requirement: 1. Recess windows at least two -inches from the facade. 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 facade. B. Highly reflective glass must not be used on more than 10 -percent of a building facade or other building elevations facing parks and containing primary building entrances. 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 facade. 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 facade. The treatment in Image F does not effectively add a sense of depth and richness to the facade. Page 53 69 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 facades 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. 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. it - 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 -facade CMU's above each of the awnings and coupled with the use of smooth -facade CMU's on the vertical columns (which employ black accent tiles for added interest). 70 Page 54 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 facade 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. 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. Page 55 71 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 facade 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 facade composition meets the intent of the Guidelines. Figure 3.4.0 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 facade. Right image: EIFS is used for all building elevations above the first floor. 72 Page 56 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 facade details that add visual interest from the ground level and adjacent buildings. DESIGN MODIFICATIONS will be considered provided the material's integration and overall facade 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 facade. 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. Page 57 73 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.4.D Acceptable and unacceptable cementitious wall board examples. The Image C building uses different color panels effectively to emphasize the facade'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. 74 Page 58 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. r —1 1 c I I BLANK WALL ro 1 1 L - J greater than 15' B. Blank wall treatment guidelines. Untreated blank walls adjacent to a public 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 facade 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). Page 59 75 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 76 Page 60 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 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, whereas the building in Image B appears to float over the parking. Note the garage entrance in Image C, while largely at street level, is tucked under the first floor units and hidden from the street. The building in Images D and E below. The view from Image D is from the alley. Page 61 77 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.6.A.1 Structured parking integration guidelines and examples. 2. Second choice. "Texas Donut" 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 Texas Donut building examples. Images A -D above and below illustrate "Texas Donut" 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. 78 Page 62 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.6.A.2 Texas Donut building examples. 3. Third choice. Where some exposed structured parking facilities are unavoidable, design treatments are necessary to integrate them into the design of the building. Specifically: a. Employ facade 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 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. b. Facades that are most visible to the public (notably public and private streets, facades featuring the building's primary entry, and facades visible from resident recreational space) warrant a higher level of design treatment and integration than secondary, less visible facades. See acceptable and unacceptable examples in Figure 3.6.A.3 below. Page 63 79 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.6.A.3 Facade treatment examples. The building in Image A, though an office building, shows how ground level structured parking can be integrated in the facade design. The building in Image B makes an attempt at articulating the two structured parking floors with trellis and window openings, but the units above still feel detached from the ground level. This design would be acceptable on a service e or secondary private road, but not on a public street front. - The building in Image C uses a decorative grill over ground level parking on its rear elevation facing a trail. The building in Image D is a poor example that's completely divorced from the apartments above. Google Earth. Images E and F are other structured parking examples that are not well integrated with building's design. 80 Page 64 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. Figure 3.6.B Acceptable parking garage entries Examples of garage entries well integrated into the building's design and featuring good pedestrian visibility. Page 65 81 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 facade 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.B Acceptable freestaning 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. 82 Page 66 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 - Facade Design & Articulation Intent • To enhance the character of the street. • 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 at least three articulation features for all facades facing a street, common or other common outdoor recreation area, and common parking areas at intervals no greater than 15 -feet. 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 one-story version of the basic dwelling design where two -stories are typical (or a two-story 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. Page 67 83 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 4.1.B Acceptable townhouse configuration employing the repetition with variety concept. Base Building Types A 2 Stories 1 Story Example Configurations reversed reversed A A reversed A A reversed 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 facade detailing. In Image B the internal and external units have reverse elevations. 84 Page 68 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 4.2 - Internal Drive Aisles Intent • To enhance the character and safety of internal streets. • To de-emphasize garages and drive aisles as major visual elements along internal street. 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 over 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 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. Page 69 85 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 86 Page 70 TMC 18.41 TSO EXISTING AND PROPOSED DEVELOPMENT STANDARDS Proposed Amendment Language (additions shown in underline font, deletions shown in strikethrough font) Chapter 18.41 Tukwila South Overlay (TSO) District 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 ScoTac to the ost of Interstate 5, shall conform to the following development standards: BASIC DEVE OPMENT STANDARDS Lot arcs, minimum 9,600 sq. ft. Lot arcs per unit (multifamily, 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 fcct - Front 2nd floor 20 fcct - Front 3rd floor 30 feet - Front — 4th floor /15 feet - Second front 1st floor 7.5 fcct - 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 /15 feet Development ar 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 TMC 18.41 TSO Existing and Proposed Development Standards 2 • Sides 10 feet - Rear 10 feet Rccr ,ation space 120 sq. ft. fora studio; 160 sq. ft. for a 1 bedroom; 200 sq. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TMC Scction18.1'1.030, subparagraphs 2, 3 and 'I. 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 sit° shall comply with (1) standards adopted by the Puget Sound Air Pollution Control- Agency ontrolAgency 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 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. NOTE: The content below replaces existing 18.41.090.A in its entirety, and 18.41.090.8 remains the same. 18.41.090 Basic Development Standards A. Residential uses. 1. Residential use development on all lands within the TSO shall conform to the development standards set forth in this Section TMC 18.41.090.A and the Tukwila South Residential Design Guidelines. Modifications to these standards are available pursuant to TMC 18.41.100, Modifications to Development Standards through Design Review. 2. The development standards herein are based on the height of new residential buildings. Specifically: a. Buildings three stories or less are subject to townhouse and lowrise standards. b. Buildings between four to seven stories are subject to midrise standards. TMC 18.41 TSO Existing and Proposed Development Standards 3 c. Buildings eight stories or taller are subject to highrise standards. d. For buildings with a varying number of stories, the tallest number of stories shall determine which set of standards apply. Tukwila Table 18.41.090 South Overlay Residential Development Standards Standard TSO TSO TSO Townhouses & Lowrise Midrise Highrise (3 stories or less) (4-7 stories) (8 or more stories) Setbacks/yards, minimum (feet) Front2 15 10 15 15 10 10 Arterial streets All other streets Side' 5 fill 54 155 54 155 Up to 3rd story 4th story and above Rear3 5 n/a 54 155 54 155 ................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Up to 3rd story 4th story and above 2. In the event modification is pursued under TMC 18.41.100, front setbacks may be reduced to no less than 5 feet. structures containing multi-family dwelling units that have solar access only from a 3. Structures or portions of side or rear setback-facing window(s) must be setback at least 15 feet from side and rear property lines. Structures must also maintain at least 15 feet of separation from adjacent structure elevations that provide the only solar access for a multi-family dwelling unit. See the Tukwila South Residential Guidelines for a graphic example. the minimum setback is 15 feet. feet must increase by 1 4. When adjacent to a townhouse, 5. When adjacent to a townhouse, the setback for portions of a structure taller than 35 foot for each additional 1 foot in building height. 5 5 Landscape planting width, minimum (feet)6 Front(s) 5 Side 5 5 5 Rear 5 5 5 6. Refer to TMC Chaper 18.52 Landscape for further requirements. Building height, maximum (feet) AllinmMI Building Height 45 85 125 TMC 18.41 TSO Existing and Proposed Development Standards 4 Tukwila Table 18.41.090 South Overlay Residential Development Standards Standard TSO TSO TSO Townhouses & Lowrise Midrise Highrise (3 stories or less) (4-7 stories) (8 or more stories) Outdoor li:htin • hei: ht maximum feet Light poles in parking 20 20 20 areas Light poles along 12 12 12 pedestrian walkways, trails, plazas, building entries, and other pedestrian -oriented areas Building wall -mounted 15 15 15 lighting Building mounted lights No limit No limit No limit fully recessed into the underside of a ceiling, soffit, or overhang. Building length, maximum (feet) Maximum building length 200 200 200 Recreation s • ace • er unit minimum s • uare foota • e see TMC 18.41.090.3 for more iiformation 7, 8 Recreation space Residential development must provide on-site9 and off-site10 recreation space at the following standard: • 200 SF total. • 75 SF per unit, on-site. • 125 SF per unit, off-site. 7. Senior citizen housing must provide 100 square feet of recreation space per unit. in the on-site 8. Developments with 10 or more dwelling units must provide a children's play area recreation space. A children's play area is not required for senior citizen housing or if the proposed structure or related development project is withinY4 mile, measured along constructed sidewalks and/or trails of the perimeter, of a recreation facility for children that is open to residents of the proposed structure. on-site must be functional space for active and passive recreation purposes 9. Recreation area provided and located within the same parcel or tract as the proposed development. provided that the 10. The Director may approve the required off-site recreation area to be located on-site recreation space meets the design guidelines set forth in this chapter. If off-site recreation space is approved to be located on-site, that space must be active outdoor recreation space. As part of any proposal to allow off-site recreation area to be constructed on-site, the applicant shall demonstrate why off-site recreation space is impractical to be provided, due to geography, accessibility, and/or costs. unit, minimum 1 Parking spaces per dwelling Studio 11 90 TMC 18.41 TSO Existing and Proposed Development Standards 5 Tukwila Table 18.41.090 South Overlay Residential Development Standards Standard TSO TSO TSO Townhouses & Lowrise Midrise Highrise (3 stories or Tess) (4-7 stories) (8 or more stories) 1 -bedroom 1 1 1 2 -bedroom 1.5 1.5 1.5 3 -bedroom 2 2 2 3. Off -Site Recreational Area Requirements The following requirements would apply to Off -Site Recreational Areas within the TSO district: A. Off -Site Recreational Area Conditions Off-site recreation areas must be accessible within 1/4 to 1/2 miler of the majority of the proposed residential units, measured along constructed sidewalks and/or trails and located within the Tukwila South Overlay District. A recreation area constructed in fulfilment of this requirement should be designed to serve the neighborhood in which it is located. The space may be privately -owned, provided residents living in the area have access. New improvements must be located adjacent to, and highly visible from, a street (public or private) or public trail. The exact facilities to be located will be evaluated during the design review and/or platting process and will be scaled appropriately to the overall size of the recreation area provided. B. Minimum Off -Site Recreational Area Design Minimum size requirements apply: % acre of usable off-site recreation space must be provided to meet the standard. This qualifies as the minimum size for an off-site recreation area. These quarter -acre spaces should provide active and passive recreational facilities such as those depicted in the list below: • Children's play equipment • Picnic areas and/or tables • Benches • Pea patch/other specialized community garden • Grassy area for active recreation • Trails • Other amenities the Director determines meets the goal of providing active recreation opportunities. 1 This is a standard adopted in the City's Parks Recreation and Open Space Plan. 91 TMC 18.41 TSO Existing and Proposed Development Standards 6 C. Larger Off -Site Recreational Areas Should a larger, consolidated recreation area of 2 1/2 acres or more be provided, the improvements can be used to fulfill current development proposal requirements. See "Timing of Recreation Space Provision" below for more information. If a project constructs a recreation area of less than 2 1/2 acres but greater than a development's required offsite recreation amount, the area developed in excess may be banked only if the offsite recreation area is constructed at the same time as the residential project. Any offsite recreation area developed in excess of the offsite recreation area requirement for a given development may be banked toward future development for an indefinite period. To qualify, the proposed recreation area must be located adjacent to, and highly visible from, a street (public or private) or trail and provide a range of active and passive recreational opportunities (as outlined above) for multiple ages and physical abilities. Only those areas that are usable may count towards the off-site recreation space requirement. The following areas are excluded: parking lots, utility sheds, inaccessible natural/planted areas, any landscaped area required by code, and steep slopes. Larger off-site recreational areas are typically characterized by recreational activities that serve a range of individuals and groups, such as field games, court games, crafts areas, playground apparatus, picnicking, and space for quiet/passive activities. Neighborhood recreation areas may contain active recreational facilities such as softball, basketball, volleyball, handball, tennis, children's play structures, trails, grass areas for activities and/or picnic facilities. The exact facilities to be located will be determined during the design and/or platting process and will be scaled appropriately to the overall size of the recreation area provided. D. Timing of Recreation Space Provision Off-site recreation space construction permits must be applied for within two years of the associated residential project(s) having received certificate(s) of occupancy. However, offsite recreation projects less than 2 % acres in size, but greater than a development's required offsite recreation amount, must be constructed concurrently with a residential project in order for the excess recreation space to qualify for banking. For offsite recreation space in excess of 2.5 acres, that will not be constructed at the time a project claiming at least a portion of said offsite recreation area to satisfy its recreation space requirement is approved, the City will require a financial guarantee (bond, assignment of account, irrevocable standby letter of credit, or cash), acceptable to the Director, for the off-site recreation improvements, which will provide a legal mechanism for the City to acquire property, at no cost, to allow the City to construct the improvements. It is assumed construction of the recreation improvements would follow within a timely manner from permit approvals. If adequate provisions, as determined by the Director, cannot be put in place to ensure the future construction of the off-site recreation space, then the space shall be constructed prior to the 92 TMC 18.41 TSO Existing and Proposed Development Standards 7 issuance of any certificate of occupancy for any developments using the off-site area to meet recreational space requirements. E. Sensitive Area Tracts Off-site recreation space credit may be provided for any trails, lookouts, or other passive recreation activities constructed within sensitive area tracts, subject to compliance with the City's Sensitive Area Master Plan for Tukwila South and the City's Environmental Areas Ordinance. The sensitive areas tracts would need to meet the locational requirements outlined above (X to 1/2 mile from a majority of the units where the credit would apply). Only the areas of improvement within a sensitive area tract would count towards the recreation space requirement, not the entire tract. 4. 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. 93 TMC 18.41 TSO Existing and Proposed Development Standards 8 NOTE: Revisions to TMC 18.41.100 are shown with insertions in underline and deletions in strikethrough. 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 to the Basic Development Standards established by TMC 18.41.090 for individual cases provided that, for development of a residential use, the Director shall find either that the modification is allowed because it results in a more thoughtful urban design for the project consistent with the Tukwila South Residential Design Guidelines, or that all five below criteria are met and, for development of a non-residential use, the Director shall find that all five below criteria are met: 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. 94 TMC 18.41 TSO Existing and Proposed Development Standards 9 NOTE: Revisions to TMC 18.50.083 are shown with insertions in underline and deletions in strikethrough. 18.50.083 Maximum Building Length In the MDR7 and HDR and TSO zone with underlying LDR zone on land that adjoins the City of SeaTac, the maximum building length shall be as follows: For all buildings except as described below: MDR 50 ft. HDR 50 ft. TSO with undcrlying LDR zonc on land that adjoins thc City S 50 ft of aTac Maximum building length with bonus for modulating off -sets: • For structures with a maximum building height of 2 stories or 25 feet, whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR 100 ft. HDR 200 ft. TSO with undcrlying LDR zonc on land that adjoins thc City S 200 ft of aTac • For structures with a building height over 2 stories or 25 feet, whichever is less, with a horizontal & vertical modulation of 4 feet or an 8 foot modulation in either direction MDR 100 ft. HDR 200 ft. TSO with undcrlying LDR zonc on land that adjoins thc City S 200 ft. of aTac • For townhouse structures with horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR HDR 80 ft. 125 ft Maximum building length with bonus for modulating off -sets: modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). 95