HomeMy WebLinkAboutPCD 2021-08-02 Item 1B - Discussion - Tukwila South Residential Design GuidelinesCity of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development
FROM: Nora Gierloff, DCD Director, AICP
BY: Max Baker, DCD Development Supervisor, AICP
CC: Mayor Ekberg
DATE: August 2, 2021
SUBJECT: Zoning Code amendments to TMC 18.41 and new design guidelines for
multifamily development in the Tukwila South Overlay (TSO) district.
ISSUE
New multifamily design guidelines must be adopted and existing multifamily development
standards amended to allow residential development on certain lands covered by the Tukwila
South Overlay (TSO) district. Staff is requesting the PCD review recommendations provided by
DCD staff and those of the Planning Commission and forward recommendations to the City
Council.
BACKGROUND
Requirements for Adoption of Multifamily Design Guidelines in Tukwila South
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.
City + Consultant Review
As part of the City's review, DCD staff worked with an urban design consultant, NBBJ, to
provide a peer review of the proposed standards and guidelines. This collaboration significantly
guided many of staffs recommendations presented to the Planning Commission.
Planning Commission Review
The proposal was forwarded to the Planning Commission (PC) by the PCD on February 1,
2021. Following public hearing, the PC moved to approve the proposal with commission
recommendations on June 10, 2021. These recommendations may be found as part of the
meeting minutes, Attachment B, and in an accompanying matrix, Attachment C, that compares
PC recommendations to the original staff recommendations.
DISCUSSION
Proposed Code Amendments and Design Guidelines
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. The code amendments provide guidance on the following:
• Development area
• Heights
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INFORMATIONAL MEMO
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• Setbacks
• Vehicle parking
• Recreation space
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 proposed code amendments and design guidelines would apply to all lands and underlying
zoning within the TSO district, including replacing those adopted in 2018 for the underlying LDR
zone.
NEXT STEPS
Amendments to TMC Title 18 and adoption of design guidelines are legislative decisions. As
required, a public hearing and review by the Planning Commission took place and was
completed on June 10, 2021. No public comments were received.
City Staff and the Planning Commission's recommendations are being presented to the
Planning and Community Development Committee to be forwarded to the City Council for a
public hearing, review, and adoption.
FINANCIAL IMPACT
None.
RECOMMENDATION
The Council is being asked to consider this item at the September 13, 2021 Committee of the
Whole meeting.
ATTACHMENTS
A. Planning Commission Packet June 10, 2021
B. Planning Commission Minutes June 10, 2021
C. Matrix comparing DCD and Planning Commission recommendations
https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/PCD Info Memo 8.2.21 - TS0 DGs.doc
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, A!CP, Director
CHAIR LOUSIE STRANDER; VICE -CHAIR KAREN SIMMONS; COMMISSIONERS
DENNIS MARTINEZ, SHARON MANN, DIXIE STARK, ANDREA REAY, AND
APNEET SIDHU
CITY OF TUKWILA
PLANNING COMMISSION
PUBLIC HEARING
VIRTUAL MEETING VIA MICROSOFT
TEAMS
JUNE 10, 2021 - 6:30 PM
To Participate in the Virtual Meeting at 6:30 pm:
By Phone: Dial +1 253-292-9750 Access Code 512 345 560#
Online: To join the meeting online click here Click here to join the meeting
FOR TECHNICAL SUPPORT DURING THE MEETING YOU MAY CALL 1-206-433-7155.
I. CALL TO ORDER
II. ATTENDANCE
III. ADOPT 5/27/21 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
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City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierloff, A!CP, Director
CITY OF TUKWILA
PLANNING COMMISSION (PC) WORK SESSION
MINUTES
Date: May 27, 2021
Time: 6:30 PM
Location: Virtual meeting via Microsoft Teams
Present: Chair Louise Strander; Vice Chair Karen Simmons; Commissioners Sharon Mann, Dennis
Martinez, Dixie Stark, Andrea Reay, and Apneet Sidhu
Staff: Department of Community Development (DCD) Director Nora Gierloff, Acting Planner
Supervisor Nancy Eklund, Associate Planner Meredith Sampson, and Planning Commission
Secretary Wynetta Bivens
Welcome: Chair Strander welcomed the new Commissioner Apneet Sidhu to the PC Board. Commissioner
Sidhu said he is looking forward to the opportunity to serve.
Adopt Commissioner Mann moved to adopt the 4/22/21 minutes
Minutes: Commissioner Martinez seconded the motion. Motion passed.
Chair Strander called the meeting to order.
Agenda
Item:
Transit Oriented Development Housing Action Plan (TODHAP)
Meredith Sampson, Associate Planner, DCD, gave the presentation for staff. She gave an overview of the process
for the TODHAP moving forward, including PC review of the analysis and draft recommendations outlined; She
outlined that this plan is a guidance document, and the outcome will serve to guide future Comprehensive Plan
amendments and code changes, but will not change any codes. She provided background information and gave an
overview on what the housing action plan does; provided housing community data; and gave an explanation on area
median income (AMI). She also noted that data from the study showed that Blacks and Hispanic renters are cost -
burdened (cost -burdened means 30% or more of income is spent on rent) at a higher rate than other racial groups,
which is disproportionate for the share of the population these groups make up. She said the direction of the Plan is
to identify pathways to increase residential building compacities while minimizing displacement of existing
residents in the TIB Station Area. The TIB Station Area is a half mile walkshed around the TIB Light Rail Station.
The three objectives of the Plan are: providing higher density development; ensuring anti -displacement and
community stabilization; and improving station area planning and infrastructure. These objectives are supported
based on what staff heard as community needs during the Plan's public outreach process, and on the grant
requirements.
Public outreach has been a priority and started with the creation of a public engagement plan, which took the City's
Equity Policy into consideration. There were stakeholder interviews and focus groups completed as part of the
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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PC Work Session Minutes
5/27/21
Page 2
outreach process, as well as a virtual community open house held on the Plan on May 12th. Some of the key points
and concerns attendees at public outreach events expressed were:
• that there are not enough multi -family units;
• that developers are generally constrained by City parking requirements;
• that open space is important in urban areas and that it can contribute to a higher quality of life;
• that the lack of housing and affordable options seems to be a regional issue, and if not addressed quickly,
the situation will become more dire; and
• participants love living in Tukwila and want to continue to live in the City without getting priced out or
displaced.
The public outreach resulted in the development of 18 draft recommendations that staff reviewed with the PC to get
their feedback and direction.
At the PC request, staff clarified that the dotted line around the TIB Link Light Rail Station represented a half mile
perimeter "as a crow flies" from the station and that the shaded grey area represented the half mile walkshed around
the TIB Link Light Rail Station, i.e., a half mile walking on surface streets from the station. Staff also stated that
the plan did not address properties within SeaTac, although some may be within a half mile of the station; the Plan
only focuses on areas in Tukwila. The Commission also requested that staff highlight which of the
recommendations focused specifically on the TIB area, versus those that were focused Citywide.
Draft Recommendations — Revisions/Requests:
The PC suggested revisions and/or requests to the following draft recommendations proposed by staff. Staff will
incorporate revisions and/or requests, which PC will review at the June 24 PC public hearing.
A2) Reduce Parking Ratios
PC Recommendation: Revised language for parking requirements broken down by studio units, one -
bedroom units, and two-bedroom units.
A4) Adjust Recreational Space Requirements
PC Requests: 1) Staff provide status on the vacant lot owned by the City on TIB; 2) staff provide
information on what other communities have 10% requirements and how it compares to Tukwila.
B1) Consider a 12 -year MFTE Program
PC Request: Spell out MFTE (multi -family tax exemption) in the PowerPoint slide title sentence.
B2) Identify Opportunities to Increase Homeownership
PC Request: Add language to provide incentives for medium priced housing, to help with homeownership;
and specify which organizations will be included in the process.
B3) Support Community and Faith Based Institutions' Efforts to Develop Affordable Housing
PC Requests: 1) Provide examples of impact fees that the developer will pay; 2) provide language for
community hire consideration (i.e., that local talent be hired for development projects); 3) Provide options,
to strike the language or revised language for PC to consider.
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Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
PC Work Session Minutes
5/27/21
Page 3
B4) Expand Tenant Support
PC Request: 1) Add the following language to the PowerPoint slide under next steps: "The City will
consider a good landlord incentive program."; 2) include language that supports landlords in improving the
quality of their properties.
B5) Monitor and Track Regulated Affordable Housing
PC Request: Confirm that this recommendation aligns with the 12 -year MFTE Program.
B6) Monitor and Track Unregulated Affordable Housing
PC Request: Confirm that this recommendation aligns with the 12 -year MFTE Program.
B7) Offer Tools and Strategies for Housing Preservation
PC Request: 1) Revise language for a 7 -year home repair grant, loan, or assistance program; 2) provide
language that strikes mention of intent to sell notice.
B8) Evaluate a Preservation Funding Program in Exchange for Affordability Restrictions.
PC Request: Add language noting restrictions of the partnership.
C1) Create a Development Framework and Planned Street Network for Parcels South of SR518
PC Request: 1) Add language, "propose development framework." instead of "consider" that promotes
flexibility; 2) Staff will revise language, and/or add option to strike.
Next Steps:
A public hearing will be held on the TODHAP on June 24th. The PC will make their recommendations to be
forwarded to the City Council for their consideration. This item will go to City Council on August 2nd.
Director's Report:
- DCD is currently in the process of filling five staffing positions, which were vacant or frozen positions.
- Director Gierloff said she knows there is a lot of concern around the permit backlog, which developed due
to low staffing. And that staff are working diligently toward correcting and getting back to the previous
level of permit processes. She said she has been attending the Community and Development Committee
meetings and giving them updates.
There will be an extra PC meeting on June 10th on the Tukwila South Residential Design Standards.
Adjourned: 9:35 p.m.
Submitted by: Wynetta Bivens
Planning Commission Secretary
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Nora Gierl o ff, Al CP, Director
STAFF REPORT TO THE PLANNING COMMISSION
Prepared June 1, 2021
FILE NUMBER: L19-0115 Comprehensive Plan/Zoning Code Amendment
ASSOCIATED FILES: 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 June 10, 2021, 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. 4.22.2021 PC Meeting Staff Report — Applicant Comments Provided 4.22.2021 +
Staff Responses
B. Draft Design Guidelines — Provided at 4.22.2021 PC Meeting
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 April 22, 2021, PC meeting the applicant provided comments on the proposed
development standards (Attachment A). The Planning Commission voted to hold a follow-up meeting
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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Staff Report: TSO Code Amendments
and reopen the public hearing to allow City staff time to review the applicant's comments and to
provide responses. The subsequent public hearing date was later set for June 10, 2021.
Staff provided their review and recommendations to the applicant on May 21, 2021. The applicant was
invited to submit a formal response to be included in the June 10th PC meeting packet. No response was
received from the applicant prior to finalization of the packet.
The primary focus of this staff report and the June 10th Planning Commission meeting is to address the
applicant's April 22"d comments and City staff's responses/recommendations.
DISCUSSION OF PROPOSED CHANGES
Planning Commission Review of the Proposed Development Standards and Design Guidelines
At the April 22, 2021, Planning Commission meeting, the applicant provided comments regarding the
staff report, including revisions to the proposed development standards. This staff report along with the
applicant's revisions/comments and responses provided by City staff is included as Attachment A.
Revisions to the language within the April 22nd staff report provided by the applicant are indicated by
red and green strikeout/underline. Unless otherwise indicated by staff, proposed applicant revisions are
considered acceptable. Any additional revisions provided by City staff are indicated in blue
strikeout/underline.
Applicant Comments and Staff Response
The following comments were provided by the applicant as reflected in Attachment A, staff
responses follow.
• Pg.3
o Applicant: The existing TSO rec space requirements were established for a hillside
project that was primarily in Seatac and the recreation standards adopted at that time
were mirroring Seatac's requirements. Should not be used for rest of Tukwila South.
o Staff Response: Staff agrees with this comment and has presented this information as
part of their presentation at the 4/22/2021 PC meeting.
• Pg.4
o Applicant: Senior citizens recreation space to be onsite or offsite? I would suggest all
onsite with 50% indoor and 50% outdoor breakdown.
o Staff: Staff agrees, see tracked change for new language. Staff recommended 40-60%
for indoor/outdoor ratio to provide some flexibility in locating senior citizen recreation
areas onsite, a strict 50/50 requirement would be too difficult to enforce.
• Pg.4
o Applicant: Segale does not support the last sentence of note #4. We don't understand
why the city would want to make it harder to provide more recreation area closer to
the residential units.
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Staff Report: TSO Code Amendments
o Staff: Staff accepts the change. It should be noted that the Director is still the decision -
maker regarding the approval of off-site space on-site; their decision as part of
administrative design review is final and subject to the appeal standards set forth in
TMC 18.116: Appeal Processes.
• Pg.4
o Applicant: Segale request that the point of measurement for the 1/4 to 'A mile offsite
recreation area determination be changed from the "majority of the residential units"
to the "closest perimeter of the residential project, which we believe will be easier to
identify and measure."
o Staff: Staff recommends that language be revised to the following: "Off-site recreation
areas must be accessible within 1/4 mile for a children's play area replacing the onsite
requirement. to 1/2 mile for all other offsite recreation area as measured from the closet
structure containing residential units; accessory buildings such as fitness centers,
parking garages, utility structures, etc. will not qualify."
• Pg.5
o Applicant: Moved this section here to avoid confusion associated with acreage
limitations.
o Staff: Staff finds this revision acceptable.
• Pg. 5:
o Applicant: Segale request changing the 2.5 acres to 2.0 acres to better correspond to
actual planned park areas after the highlighted areas below are removed from our
park/recreation project site.
o Staff: The recommendation for a 2.5 acre standard for a larger offsite recreation area
was provided following consultation with the City of Tukwila Parks and Recreation
Department and the staff's consultant, NBBJ.
2.5 acres has been found to accommodate the activities and structures that typically
provide for a successful and well -used community park. For comparison, Cascade View
Park in the Tukwila International Boulevard neighborhood is of a similar size at 2.4
acres. Additionally, the City of Tukwila's 10 local parks average 4.8 acres in size, well
above the 2.5 acre recommended offsite recreation area.
There are currently no residential projects or offsite recreation areas in the TSO district
which will allow for more opportunity to provide an offsite recreation area of this size.
Additionally, the option to create a larger, consolidated recreation area does not
preclude an applicant's ability to develop a smaller offsite recreation instead, the only
difference would be that an unconsolidated recreation area less than 2.5 acres would
need to be constructed at the time of development rather than be banked for an
indefinite period.
Staff recommends the 2.5 acre standard remain.
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Staff Report: TSO Code Amendments
• Pg. 5:
o Applicant: Not sure what constitutes a steep slope? What if we put a soft rail through
the hillside open space which is allowed? What is measured as offsite recreation
space?
o Staff: Staff has provided clarifying language. Additionally, Section E. provides the
following clarification for recreation areas within sensitive area tracts that would
qualify as recreation space: "Only the areas of improvement within a sensitive area
tract would count towards the recreation space requirement, not the entire tract."
• Pg. 6:
o Applicant: The 1/4 mile measurement is for a child's play area, which wouldn't be
satisfied by this specific type of recreation space in a sensitive area.
o Staff: Staff concurs.
• Pg. 6:
o Applicant: Segale suggests this redlined language may be easier to measure as the
perimeter is easy to find, as opposed to 50% of the proposed units.
o Staff: Staff recommends using suggested language for proximity to recreation areas:
"The closet structure containing residential units (not including accessory buildings
such as fitness centers, parking garages, utility structures, etc. must be located within
mile..."
• Pg. 6:
o Applicant: Unless I am mistaken, the connectivity and circulation language is a
guideline and not a standard. Given that, should the opening sentence read "in
addition to the development standards revisions discussed above, staff recommends
additional guidelines to aid in ensuring residential connectivity is provided through the
residential component of the project.
o Staff: This language is intended to act as guidance for language that would be
incorporated in TMC 18.41- Tukwila South Overlay District Development Standards.
Regulations for connectivity are typically located within the Tukwila Municipal Code.
For example, the Tukwila Urban Center chapter contains multiple sections that set
forth requirements for connectivity: TMC 18.28.080, Maximum Block Length: TMC
18.28.130, Corridor Regulations; TMC 18.28.140, New Streets, etc.
As these connectivity requirements are similar to other development standards, such
as height and setbacks, it is recommended that they be incorporated as part of TMC
18.41.
• Pg. 8:
o Applicant: Segale is concerned about this requirement being too restrictive and at odds
with other design standards and guidelines. Envision that the north/south street in the
diagram Southcenter Parkway and the east/west street is 200th. The river is on the
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Staff Report: TSO Code Amendments
right hand side. It is approximately 700 feet from Southcenter Parkway to the river
until the river bulges out in the oxbow further north.
With the 700 foot block face on either side of the block, a sidewalk/bicycle path
interval in this example would be a minimum of every 200 feet to meet the 1,800 linear
feet requirement. That's a very dense network of bike/pedestrian facilities that is way
in excess of the 8 public trails the Tukwila South Development Agreement stipulates
Segale must provide to connect from Southcenter Parkway to the future trail on the
river levy to be constructed by the city.
Strict adherence to this pedestrian bike path interval effectively limits the size of a
north/south oriented building in this example to no more than 160-170 feet when
street pavement, planters and sidewalks are accommodated. This is in conflict with the
residential design standards that provide for buildings up to 200 feet long. This 200
foot interval for sidewalks is also in conflict with the 300 foot guideline limit in the
Section 2.2 of the residential design guidelines
A potential solution to this issue is to maintain the current language but increase the
maximum block perimeter from 1800 feet to 2000 feet, which would provide for a
pedestrian/bicycle connection every 300 feet instead of 200 feet, which is consistent
with Section 2.2 of the Residential Design Guidelines (Pedestrian Circulation) and also
allow for development of a 200 -foot -long building within the block example shown
here. This change, along with the Director's Modification in G. of the connectivity and
circulation language, should provide enough flexibility to respond to unexpected
development scenarios.
o Staff: Maximum block lengths are meant to provide a mechanism to ensure that travel
distances for non -vehicular traffic are not too great, helping to ensure a more pleasant
public realm. The recommendation for an 1,800 foot block perimeter was provided
following numerous meetings between the City staff, consultants, and the applicant,
the last of which took place on April 2nd, ahead of the 4.22.2021 PC Meeting. The
block perimeter standard was considered as one of the less burdensome connectivity
options suggested and will provide projects with flexibility to meet connectivity
requirements. The standard also allows for up to two pedestrian/bicycle paths to count
towards the perimeter block face in place of vehicular streets, providing additional
flexibility. Increasing this measurement from 1,800' to 2,000' would increase block
perimeters 10+% overall.
Staff recommends the maximum block perimeter of 1,800 feet remain.
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.
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Mayor
City of Tukwila
Allan Ekberg,
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
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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 22' 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.
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Staff Report: TSO Code Amendments
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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, Mini
Existing TMC 18.41.090.A
• Studio
• 1 bedroom
• 2 or more bedrooms
Must meet the requirements of TMC Section 18.14.030,
subparagraphs 2, 3 and 4.
• 120 SF1
• 160 SF
• 200 SF
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).
Commented [MP1]: The existing TSO rec space requirements
were established for a hillside project that was primarily in Seatac
and the recreation standards adopted at that time were mirroring
Seatac's requirements. Should not be used for rest of Tukwila
South.
Commented [MB2R1]: Staff agrees with this comment and has
presented this information as part of their presentation at the
4/22/2021 PC meeting.
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Recreation Space Requirements for Other Tukwila Districts
Standard
All Residential Building Types, Per Unit
ecreation 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).
Commented [MP1]: The existing TSO rec space requirements
were established for a hillside project that was primarily in Seatac
and the recreation standards adopted at that time were mirroring
Seatac's requirements. Should not be used for rest of Tukwila
South.
Commented [MB2R1]: Staff agrees with this comment and has
presented this information as part of their presentation at the
4/22/2021 PC meeting.
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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, Minimum'''.
Proposed
Residential development must provide on-site3 and off-
site" 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. The required
recreation area for such units may be provided entirely onsite, with at least 40%-60% being
indoor recreation space and the remaining recreation area being outdoor.. -
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 of any to allow off site recreation area to be constructed
part proposal
pr>I site, the applicant shall demonstrate why orf" site recreation space is impractical to be
provided, due to geography, accessibility, or costs.
S4.
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 mile for a children's play area replacing the
onsite requirement , to 1/2 mile' for all other offsite recreation area as measured from the closet
perimeterlof the residential project areaof the majority of the proposed residential units,as
measured along constructed sidewalks or to be constructed sidewalks and/or trails and located
within the Tukwila South Overlay District. The entire area of any offsite recreation space shall be
credited toward meeting the offsite recreation space requirement if any portion of it is within
the''/: mile perimeter measurement of the proposed residential project as measured along
existing or future sidewalks and trails.
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
1 This is a standard adopted in the City's Parks Recreation and Open Space Plan.
14
Commented [MP3]: Senior citizens recreation space to be onsite
or offsite? I would suggest all onsite with 50% indoor and 50%
outdoor breakdown
Commented [MB4R3]: Staff agrees, see tracked change for new
language. Staff recommended 40-60% for indoor/outdoor ratio to
provide some flexibility in locating senior citizen recreation areas.
onsite, a strict 50/50 requirement would be too difficult to enforce.
Commented [MPS]: Segale does not support the last sentence of
note 64. We don't understand why the city would want to make it
harder to provide more recreation area closer to the residential units.
Commented [MB6RS]: Staff accepts the change. It should be
noted that the Director is still the decision -maker regarding the
approval of off-site space on-site; their decision as part of
administrative design review is final and subject to the appeal
standards set forth in TMC 18.116: Appeal Processes.
Commented [MP7]: Segale request that the point of
measurement for the % to % mile offsite recreation area
determination be changed from the "majority of the residential
units" to the "closest perimeter of the residential project, which we
believe will be easier to identify and measure.
Commented [MB8R7]: Staff recommends that language be
revised to the following: "Off-site recreation areas must be
accessible within '''A mile for a childrens play area replacing the
onsite requirement. to h mile for all other offsite recreation area
as measured from the closet structure containing residential units.
accessory buildings such as fitness centers parking garages utility
structures etc. will not qualify."
Planning Commission 4.22.2021 5 of 8
Staff Report: TSO Code Amendments
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: 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
Any offsite recreation area developed in excess of the offsite recreation area requirement for a
riven develo•ment re:ardless of their size and sub.ect to the % acre size minimum -ma be
banked toward future development for an indefinite period.
Should a larger, consolidated recreation area of 2.0-'14 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 2.0 44 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 ffsitc rccrcati n arca cvcl ed in excess f the ffsitc rccrcati arca requirement f r a
given evcl ment may c ankc t war future evcl mcnt f r an in cfinitc cri .
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 unimproved steep [slopes] as defined in TMC 18.45.1207
Commented [MP9]: Moved this section hear to avoid confusion
associated with acreage limitations.
4.Commented [MB10R9]: Staff finds this revision acceptable.
Commented [MP11]: Segale request changing the 2.5 acres to
2.0 acres to better correspond t actual planned park areas after the
highlighted areas below are removed from our park/recreation
project site.
Commented [MB12R11]: The recommendation for a 2.5 acre
standard for a larger offsite recreation area was provided following
consultation with the City of Tukwila Parks and Recreation
Department and the staffs consulting party, NBBJ.
2.5 acres has been found to accommodate the activities and
structures that typically provide for a successful and well -used
community park. For comparison, Cascade View Park in the
Tukwila International Boulevard neighborhood is of a similar size at
2.4 acres. Additionally, the City of Tukwila's 10 local parks average
4.8 acres in size, well above the 2.5 acre recommended offsite
recreation area.
There are currently no residential projects or offsite recreation areas
in the TSO district which will allow for more opportunity to provide
an offsite recreation area of this size. Additionally, the option to
create a larger, consolidated recreation area does not preclude an
applicant's ability to develop a smaller offsite recreation instead, the
only difference would be that an unconsolidated recreation area less
than 2.5 acres would need to be constructed at the time of
development rather than be banked for an indefinite period.
Staff recommends the 2.5 acre standard remain.
Commented [MP13]: Not sure what constitutes a steep slope?
What if we put a soft rail through the hillside open space which is
allowed? What is measured as offsite recreation space?
Commented [MB14R13]: Staff has provided clarifying
language. Additionally, Section E. provides the following
clarification for recreation areas within sensitive area tracts that
would qualify as recreation space: "Only the areas of improvement
within a sensitive area tract would count towards the recreation
space requirement not the entire tract."
Formatted: Not Highlight
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Planning Commission 4.22.2021
Staff Report: TSO Code Amendments
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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 2.0 4 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 2.0 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 (X to'/: mile from
closest perimeter of a residential projecta 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.
16
Commented [MP15]: The % mile measurement is for a child's
play area , which wouldn't be satisfied by this specific type of
recreation space in a sensitive area
Commented [MB16R15]: Staff concurs.
Parking spaces per dwelling unit,, minimum/
Standard
TSO
Townhouses &
Lowrise
(3 stories or less)
TSO
Midrise (4-7 stories)
TSO
Highrise
(8 or more stories)
Studio
1
1
1
16
Commented [MP15]: The % mile measurement is for a child's
play area , which wouldn't be satisfied by this specific type of
recreation space in a sensitive area
Commented [MB16R15]: Staff concurs.
Planning Commission 4.22.2021
Staff Report: TSO Code Amendments
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1 bedroom
1
1
1
2 bedroom
1.5
1.5
1.5
3 bedroom
2
2
2
1Senior Citizen Housing. 1 space per unit for the first 15 units, 0.5 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:
• The closest perimeter of a residential project site Fifty percent of proposed dwelling units
Imus be located within % 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 (Guidelines'
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
public or private 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, contained within tracts or easements, 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 mavwi4l review and approve new curb cut location(s) along such street
frontage, subject to intersection spacing and site distance standards.
D. Establish a Maximum Block Face Length
New streets are encouraged to 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, whether in tracts or easements, shall align and connect.
Commented [MP17]: Segale suggest this redlined language
may be easier to measure as the perimeter is easy to find as opposed
to 50% of the proposed units.
Commented [MB18R17]: Staffrecommends using suggested
language for proximity to recreation areas: "The closet structure
containing residential units (not including accessory buildings such
as fitness centers, parking garages, utility structures, etc. must be
located within 'A mile..."
Commented [MP19]: Unless I am mistaken the connectivity
and circulation language is a guideline and not a standard. Given
that, should the opening sentence read "in addition to the
development standards revisions discussed above, staff recommends
additional guidelines to aid in ensuring residential connectivity is
provided through the residential component of the project.
Commented [MB20R19]: This language is intended to act
as guidance for language that would be incorporated in TMC
18.41 - Tukwila South Overlay District Development
Standards. Regulations for connectivity are typically located
within the Tukwila Municipal Code. For example, the Tukwila
Urban Center chapter contains multiple sections that set forth
requirements for connectivity; 18.28.080: Maximum Block
Length, 18.28.130: Corridor Regulations, 18.28.140: New
Streets, etc.
As these connectivity requirements are similar to other
development standards such as height and setbacks it is
recommended that they be incorporated as part of TMC
18.41.
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Staff Report: TSO Code Amendments
E. Establish a Maximum Block Perimeter
Future block development is encouraged to create limited to a maximum block perimeter of
1,800 2,000 linear feet. The block will be defined with a minimum of two vehicle through
connections. Thel Theremaining two sides of the block may be pedestrian/bicycle connections only
or could accommodate vehicle traffic, see example below.
F.
Maximum Block Fare 700 Feet
New Street
Block A
Maximum Block
Perimeter 1,800 Feet
New Pedestrian / Bicycle Path
Block B
Maximum Block Face 7W3Feet
Street
General Design Considerations
• Permanent dead-end streets should be avoided, if possible.
• 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.
18
Commented [MP21]: Segale is concerned about this
requirement being to restrictive and at odds with other design
standards and guidelines. Envision that the north/south street in the
diagram Southcenter Parkway and the east/west street is 200. The
river is on the right hand side. It is approximately 700 from
southcenter parkway to the rive until the river bulges out in the
oxbow forth north.
With the 700 foot block face on either side of the block, a
sidewalk/bicycle path interval in this example would be a minimum
of every 200 feet to meet the 1,800 linear feet requirement. That's a
very dense network of bike/pedestrian facilities that is way in excess
of the 8 public trails the Tukwila South Development Agreement
stipulates Segale must do to connect from Southcenter parkway to
the future trail on the river levy to be constructed by the city.
Strict adherence to this pedestrian bike path interval effectively
limits the size of a north/south oriented building in this example to
no more than 160-170 feet when street pavement, planters and
sidewalks are accommodated. This is in conflict with the residential
design standards that provide for buildings up to 200 feet long. This
200 interval for sidewalks is also in conflict with the 300 foot
guideline limit in the Section 2.2 of the residential design guidelines
A potential solution to this issue is to maintain the current language,
but increase the maximum block perimeter from 1800 feet to 2000
feet, which would provide for a pedestrian/bicycle connection every
300 feet instead of 200 feet, which is consistent with Section 2.2 of
the Residential Design Guidelines (Pedestrian Circulation) and also
allow for development of a 200 -foot -long building within the block
example shown here. This change, along with the Directors
Modification in G. of the connectivity and circulation language
should provide enough flexibility to respond to unexpected
development scenarios.
Commented [MB22R21]: Maximum block lengths are meant
to provide a mechanism to ensure that travel distances for non-
vehicular traffic are not too great, helping to ensure a more pleasant
public realm. The recommendation for an 1,800 foot block perimeter
was provided following numerous meetings between the City staff,
consultants, and the applicant, the last of which took place on April
2°a ahead of the 4.22.2021 PC Meeting. The block perimeter
standard was considered as one of the less burdensome connectivity
options suggested and will provide projects with flexibility to meet
connectivity requirements. The standard also allows for up to two
pedestrian/bicycle paths to count towards the perimeter block face in
place of vehicular streets, providing additional flexibility. Increasing
this measurement from 1,800' to 2,000' would increase block
perimeters 10+% overall.
Staff recommends the maximum block perimeter of 1,800' remain.
DRAFT
TUKWILA SOUTH
RESIDENTIAL DESIGN GUIDELINES
March 9, 2021
Changes since the February 25, 2021 Planning Commission meeting are highlighted in yellow.
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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 44
3.1 - Building Massing & Articulation 44
3.2 - Building Details 52
3.3 - Window Design 55
3.4 - Materials 56
3.5 - Blank Wall Treatment 61
3.6 - Structured Parking Design 63
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DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES
Part 4 - Townhouse Design 68
4.1 - Facade Design & Articulation 68
4.2 - Internal Drive Aisles 70
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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.
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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, Code -based development standards mandated in TMC 18.41.090, may
be modified when the modification results in a more thoughtful urban design for the project
consistent with the Tukwila South Residential Design Guidelines, or if certain code criteria are met.
In addition to modifications of Code -mandated development standards, individual Residential
Design Guidelines may also be modified by corresponding design modifications detailed herein. All
available modification opportunities for Design Guidelines are noted within each section by the
capitalized term DESIGN MODIFICATIONS. In the case of any design modification for a Design
Guideline, the Director must document the reasons for approving the design modification, to be
maintained with project application records, and to inform and provide consistency in decision-
making by the City.
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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.
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DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES
"Private street" means a street placed in a separate tract owned and controlled by the owner's
association.
"Public and semi-public realm" means sidewalks, internal pathways, Green River connector trails,
and common outdoor recreation areas. See section 2.1.C.
"Setback" means, unless otherwise noted herein, the distance that buildings or uses must be
removed from their lot lines (or the edge of the right-of-way) except that roof eaves may intrude a
maximum of 24 inches into this area. A maximum 24 -inch overhang may also be allowed for
portions of a building (such as a bay window) if approved as part of design review approval where
the overhang provides modulation of the facade.
"Street, arterial" means public streets designated by the City of Tukwila as arterial streets or having
a speed limit of at least 30 miles per hour. The arterial streets in Tukwila South include Southcenter
Parkway, Orillia Road South, South 180th Street, South 184th Place, and South 200th Street.
"Streetscape" means the space between the buildings on either side of a street that defines its
character. The elements of a streetscape include building 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.
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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:
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Table 2.1.A
Residential building frontage guidelines.
The t symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below.
Element
Guidelines
Examples and Notes
Building placement/Setbacks *
Entry features such as porches and
stoops may project into the required
setback by up to 6'
Example landscaped building
frontages appropriate for
Southcenter Parkway and S. 200th
Street.
Building entrances
At least one building entrance must face
and connect to the street. This may
include common and/or individual
entrances. For corner buildings, primary
entrances may face the street corner.
v e
�, �' _!�
"_
i
t ..
Facade transparency
This includes windows and doors
Southcenter Parkway and S. 200th
Street:
At least 15% of the building elevations
facing the street must be transparent.
All other streets:
At least 10% of the building elevations
facing the street must be transparent.
, s.
l
`1 dd
11
° _--
,
Weather protection
Weather protection must be provided
over all building entries: At least 3' deep
for private residential entries and at,
least 5' deep for common building
entries.'
lit
. "-
i; t
_
1-1 , i 1 ''
' .,� `y
Landscaping
All areas between the sidewalk and the
building must be landscaped, except for
pathways, porches, decks, and other
entry and useable recreation space
features. Fencing in applicable areas is
limited to 42" in height.
Landscaped areas must meet the intent
and contain Types I and/or II
Landscaping (as defined in TMC
18.52.020, Landscaping Types).
Parking location and vehicle
access
Southcenter Parkway and S. 200th
Street:
Parking may be located to the side or
rear of buildings, but no more than 50%
of the lot frontage can be occupied by
off-street parking and driveways.
Off-street parking areas are not allowed
between the street and building
frontages, except for a porte cochere
access for passenger loading for hotels
and senior citizen housing. Such areas
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Table 2.1.A
Residential building frontage guidelines.
The symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below.
Element
Guidelines
Examples and Notes
may not be designed for vehicles longer
than 30 feet and may not occupy more
than 125' of the lot frontage (between
outer edges of curb cuts).
Other streets:
Parking may be located to the side or
rear of buildings, but no more than 50%
of the lot frontage can be occupied by
off-street parking and driveways.
B. DESIGN MODIFICATION criteria. Departures from the guidelines in Table 2.1 that feature the
symbol will be considered per section 1.5 provided the alternative proposal meets the intent
of the guidelines and the following criteria:
1. Building placement/Setbacks. Minimum setbacks may be reduced provided the design
meets the guidelines of 2.1.0 below.
2. Parking location. Corner lots and unusual lot shapes warrant some flexibility (more so for
side streets and not Southcenter Parkway or South 200th Street). There must be an
acceptable tradeoff in terms of the amount and quality of frontage that is integrated with
the development and the applicable parking location departure. In addition, the
modification must include design features to successfully mitigate the visual impact of
additional parking areas along streets, such as wider landscaped buffer, integration of a
decorative low wall, elevated planter, or trellis.
3. Landscaping. Modified landscaping designs may be considered provided they help to create
an effective transition between the building and the street, and where landscaped elements
help to screen foundation walls and other blank wall areas.
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C. Dwelling units adjacent to sidewalks, internal pathways, Green River connector trails,
and common outdoor recreation areas (hereafter collectively referred to as "public and
semi-public realm"). Design treatments must be integrated to enhance the safety and character
of the public and semi-public realm areas while respecting the privacy of adjacent residential
units. Design criteria:
1. Direct pathway/open space access. Units adjacent to public and semi-public realm areas
must all have individual ground -related entries accessible to those elements.
2. Unit setback and elevation. Provide privacy for people living in the adjacent dwelling units
through all of the following measures:
a. Provide a 5 -foot minimum setback from public and semi-public realm areas. The setback
must be measured from the edge of pathways. When adjacent to an applicable public
and semi-public realm area with no pathway, the setback must be measured from the
outside edge (facing away from the dwelling unit) of a physical threshold feature, as
defined in subsection (3) (a) below, that separates semi -private outdoor space with the
public and semi-public realm area as determined by the Director.
b. Where the facade is within close proximity to public and semi-public realm areas ,
elevate ground levels as set forth in Table 2.1.C.2 to help to improve privacy and enhance
their relationship to the street. On sloped sites, the minimum and maximum heights shall
be calculated using the average elevation of the slope adjacent to the facade.
Elevated ground -floor units are encouraged to have secondary access from a wheelchair
accessible route within the building which meets the requirements of the Americans
with Disabilities Act. The route should be clearly signed and marked.
Table 2.1.C.2
Guidelines for elevating residential units located within close proximity to public and
semi-public realm areas.
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 3-5'
above the grade of public and semi-public realm areas
Front facade:
10-15' from sidewalk (along a street);
or
5-10' from an internal pathway or
open space
30"-5'
above the grade of public and semi-public realm areas
c. Up to 25% of units maybe exempted from the elevation standards of subsection (b)
provided the exempt units are designated for occupancy only by seniors or people with
disabilities for the life of the building and other design treatments are integrated to meet
the intent of the guidelines.
3. Enhance the privacy of residents and provide an effective transition between the public and
private realm by integrating all of the following measures:
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a. Provide a physical "threshold" feature such as a hedge, retaining wall, rockery, stair, gate,
railing, or a combination of such elements on private property that defines and bridges
the boundary between public right of way and the private entry, porch, yard, or patio.
Thresholds may screen but not completely block views to and from the public and semi-
public realm areas.
b. Provide an outdoor space at least four feet deep and six feet wide (24 square feet
minimum area) in the front setback such as a porch, patio, deck, or stoop. Where feasible,
this space must be at the same level as the interior of the unit.
c. Provide a covered area, porch or protected entry space, or other architectural weather
protection at least three feet deep that provides cover for a person entering the unit and
a transitional space between outside and inside the dwelling.
d. Landscaping planters (in -ground or constructed and raised) must be integrated into
transitional areas between the dwelling unit and the adjacent public and semi-public
realm areas (see Figure 2.1.C.1-2 for examples).
Overhead building projections may cantilever over up to 50 -percent of the ground level
setback to public and private realm areas .
DESIGN MODIFICATIONS may be proposed for the design criteria in subsections (C)(1-3)
above provided the design enhances the privacy of adjacent units and provides an effective
and attractive transition between the public and private realm. While unique circumstances
such as challenging topography may play a role in setbacks and building elevations, design
treatments must be integrated to mitigate negative impacts and help meet the intent of the
guidelines.
4. See section 3.3 for window design standards for ground floor residential units.
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Figure 2.1.C.1
Guidelines and examples of ground -level residential frontages close to public and semi-
public realm areas.
3' min
Entry weather protection
Outdoor living space
Threshold elements define the
boundary between private space
and the public realm
1
5' to 1 5' setback
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.
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Figure 2.1.C.2
Additional examples of ground -level residential frontages close to public and semi-
public realm areas.
Good examples: Image A includes a stoop design with brick terraced planters and low wrought iron fences.
Images B and C includes low wrought iron fences that separate the sidewalk/internal pathway from the
private open space. Images D and E include stoop designs with sidewalk level planters and concrete terrace
planters.
Bad examples: Despite the raised ground level, the shallow setback design in Image F is insufficient to meet
the intent of the guidelines. In Image G, the upper level building cantilever doesn't meet the guidelines and
creates a cold "cave stoop" like form. The large areas of unscreened concrete walls in both examples are
undesirable.
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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
•
01A
1f
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.
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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 functional and leasable space for a variety
of commercial uses, and creates a high-quality pedestrian environment. For example, if 80 -
percent of the proposed commercial space meets the interior dimension guidelines and only
20 -percent of the spaces are slightly smaller than the above dimensions, then the overall
plan would meet the intent for creating functional and leasable commercial spaces.
Figure 2.1.D.2
Ground -level commercial frontage examples.
Good examples. The upper left example includes openable storefront windows, which are desirable.
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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.
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2.2 - Pedestrian Circulation
Intent
• To provide accessible, effective, and efficient pedestrian circulation within individual
developments and to connect to adjacent pedestrian routes and streets.
• To incorporate a connected system of attractive trail corridors upon which developments can
be structured around.
• To improve the pedestrian environment by making it accessible, safe, and comfortable.
• To provide pedestrian access to transportation resources such as sidewalks, bikeways,
crosswalks, and bus shelters connecting to all modes of transportation.
Applicability
Per the 2009 Tukwila South Development Agreement section 4.5.1, a minimum of eight "pedestrian
corridors and connections" are required to connect Southcenter Parkway and the future Green
River trail, which is to be built and maintained by the City of Tukwila. For the purposes of this
document, these eight facilities are known as "Green River connector trails". The design criteria in
this section apply to Green River connector trails where they are adjacent or pass through
residential development sites.
Design Criteria
A. General pedestrian connectivity.
1. Residential developments must provide an integrated and connected pedestrian circulation
network that encourages walking and functions as one of the defining features of the
development. Routes that minimize walking distances must be utilized to the extent
practical. In addition to the Green River connector trails, required connections include:
a. Shared and individual entrances to streets, trails and recreational areas, parking areas,
and other pedestrian amenities.
b. Between on-site residential buildings.
c. To internal pedestrian circulation networks on adjacent sites, when desirable and
feasible.
d. Safe and attractive connections to and from street corners, particularly signalized street
corners.
For townhouses or other residential units fronting streets, connections to the sidewalk may
be used in part to meet this Guideline.
2. For large multi -building developments, pedestrian connections must be made at intervals
no greater than 250 feet. DESIGN MODIFICATIONS will be considered where one or more of
the following exist:
a. Topography or other physical site constraints make connections impossible or
unnecessary.
b. Greater intervals allow a more desirable site/building configuration that creates a
distinct focal point.
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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.
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Figure 2.2.B
Examples of attractive pedestrian connections through a residential development.
Good examples. Images A and D are examples of attractive internal pathways between buildings. Image B is a
pathway separating two different developments. Image C is nature trail that connects residents of the
development to the adjacent street and trail system.
B. Pedestrian facility design.
The following are minimum dimensions. Larger dimensions may be appropriate for high-
volume facilities and for facilities located adjacent to high -activity land uses.
1. Green River connector trails: 14 feet wide corridor with ten feet wide paving.
2. Primary pathways (direct connections from sites to public streets): Six feet wide paving.
3. Secondary pathways (no direct connection to public streets and internal site connections
between buildings): Five feet wide paving.
C. Trail corridor landscaping, lighting, and design.
1. Trail corridors should include lush and vibrant landscaping elements that enhance the
character and identity of trails (and surrounding development) while maintaining visibility
for safety. This includes trees, shrubs, and ground cover. Ornamental grasses and perennials
can also be very attractive along trails.
2. Shrubs and hedges should be limited to 42 inches in height to maintain visibility.
3. Turf grass might be desirable in some areas — but should generally be limited to areas
intended for active recreational uses.
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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.
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2.3 - Vehicle Access & Circulation
Intent
• To create a safe, convenient, and efficient network for vehicle circulation and parking.
• To enhance the visual character of interior access streets.
• To minimize conflicts with pedestrian circulation and activity.
• To improve the pedestrian and bicycling environment by making it easier, safer, and more
comfortable to walk or ride among residences, to businesses, to the street sidewalk, to transit
stops, through parking lots, to adjacent properties, and connections throughout the city.
• To enhance access to on- and off-site open space areas and pedestrian/bicycle paths.
Applicability
The guidelines herein supplement the provisions of TMC Chapter 18.56, Off -Street Parking and
Loading Regulations.
Design Criteria
A. Developments must provide a safe and convenient network of vehicular circulation that
connects the surrounding road access network and creates safe connections to driveways.
Vehicle circulation shall be designed to provides opportunities for future connections to
adjacent parcels, where applicable.
B. Shared street (i.e., Woonerf) designs may be appropriate in low traffic areas to function for both
pedestrians and vehicles. See Figure 2.3.A for examples.
C. Developments are encouraged to configure internal roadways and parking areas to minimize
paved areas.
Figure 2.3.A
Vehicular access examples.
Good internal street examples. Image B is a "woonerf' or shared street with a curbless design.
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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.
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2.4 - Recreation Space
Intent
• To create useable space that is suitable for leisure or recreational activities for residents.
• To create recreation space that contributes to the residential setting.
Design Criteria
A. Multi -family recreation space required in TMC 18.41.090 may be provided in a combination of
ways. Table 2.4 below lists how those requirements may be met, and subsections (A) (1)
through (5) provide the design guidelines for each type.
Table 2.4
Useable recreation space types.
Recreation space type
Maximum allowable percentage of required
useable recreation space
Common outdoor recreation areas
100%
Ground level individual outdoor area
100% (for adjacent units only)
Balconies
50%
Shared roof decks
100%
Common indoor recreation areas
75%
1. Common outdoor recreation areas. This can include landscaped courtyards, decks, entrance
plazas, gardens with pathways, children's play areas, swimming pools, and water features
provided they are accessible to all residents of the development.
Design criteria include all of the following:
a. The minimum area is 500 square feet. The space must feature dimensions necessary to
provide functional leisure or recreational activity (unless otherwise noted herein).
b. Shared porches may qualify as recreation area, provided they are at least eight -feet in
depth and 96 -square -feet in total area.
c. Required setback areas must not count as common outdoor recreation areas, except for
building entry plazas located in front setbacks. Vehicular circulation areas must not
count as common outdoor recreation areas.
d. Areas must be located in accessible areas that are visible from units within the
development.
e. When possible, the recreation areas should be oriented to receive sunlight, facing east,
west or preferably south.
f. Areas must feature paths or walkable lawns, landscaping, seating, lighting, and play
structures, sports courts, or other pedestrian amenities to make the area more functional
and enjoyable for a range of users.
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DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES
Areas must be separated from ground level windows, streets, vehicular circulation areas,
service areas, and parking lots with landscaping, fencing, and/or other acceptable
treatments that enhance safety and privacy for both the recreation areas and dwelling
units.
h. Stairways and service elements located within or on the edge of the space must not be
included in the recreation area calculations.
i. The areas must be accessible to all residents of the development.
j.
Any children's play areas integrated as a part of a common outdoor recreation area must
meet all the following (in addition to the design criteria listed above):
i. Measures necessary to protect children's safety from vehicular traffic must be
included, such as low fencing or landscaping to provide a physical barrier.
ii. Shade and rest areas for supervision shall be provided through the use of deciduous
landscaping, architectural elements, temporary structures, or other means.
iii. Natural, creative play elements should be provided. For instance, ground slides from
one level to another, tricycle tracks, swings hung from arbors or trees, paths that
meander and are of varying materials and widths, water that can be manipulated,
outdoor rooms made from landscape or rocks, and berms and hills.
iv. Play areas must be designed for a variety of ages, activities, and motor skills.
DESIGN MODIFICATIONS will be considered for the Guidelines above provided they meet
the intent and fill a recreational need for the residents of the development. The use and
design of the space must be integrated with the surrounding site and building features in a
manner that's complementary to the development and any adjacent streetscape.
2. Ground level individual outdoor area. All of the required recreation space for a unit may be
provided by ground level outdoor space that is adjacent and directly accessible to the
subject unit. Design criteria include all of the following:
a. Outdoor spaces may be located in the front, side, or rear yard provided they are
generally level, feature no dimension less than 10 -feet, and enclosed by a fence and/or
hedge at least 32 -inches in height to qualify
DESIGN MODIFICATIONS will be considered provided the space(s) meet the intent of the
guidelines as a usable recreation space.
b. Private porches may qualify as outdoor space provided they are at least 36 -square -feet in
area, with no dimension less than six -feet.
c. Individual ground level outdoor area that is in excess of minimum guidelines must not be
used in the calculations for determining the minimum usable recreation area standards
for other units in the development.
3. Balconies.
4. Shared roof decks.
a. Must be available to all residents.
b. Space must feature hard -surfacing and provide amenities that encourage use, such as
seating, outdoor grills, and weather protection elements.
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c. Space must integrate landscaping elements that enhance the character of the space and
encourage its use.
d. Space must incorporate features that provide for the safety of residents, such as
enclosures, railings, and appropriate lighting levels.
5. Common indoor recreation areas. Examples include exercise rooms, swimming pools, game
rooms, movie theatre rooms, and libraries.
a. The space must meet ADA guidelines and must be located in a visible area, such as near
an entrance, lobby, or high traffic corridors.
b. The space must be designed specifically to serve interior recreational functions and not
merely be leftover unrentable space used to meet the recreation space requirement.
c. Such space must include amenities and design elements that will encourage use by
residents.
Figure 2.4.A.1
Common outdoor recreation area examples.
Image A includes a combination of open lawn area for informal recreation plus pathways and decorative
landscape areas to enhance the setting for residents. Image B is a courtyard with includes pathways, seating
areas, landscaped beds, and semi -private spaces for adjacent ground level units.
Image C includes a covered gathering space with outdoor grills adjacent to a landscaped commons with a
central pathway. Image D includes a landscaped plaza with multiple seating areas and an outdoor fireplace.
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Figure 2.4.A.1
Common outdoor recreation area examples.
Image E shows a courtyard with a shared pool.. Image F below includes a common green area and separate
fenced off -leash dog area.
Figure 2.4.A.2
Rooftop deck examples.
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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. Private 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.
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Figure 2.4.B
Examples of how townhouse recreation area may be integrated.
A: Common outdoor recreation area between
townhouse buildings and private stoop/entries.
B: Private ground -level area in front of townhouses.
C: Townhouses with private balconies and rooftop
decks.
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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 must be at least 50
percent opaque below the railing
Adjacent
Property
' +
15' or less
50 percent of this area
must be structure or
opaque screening
Direction of side
property line
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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
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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.
1*-25'min
F— 30' mit—,
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
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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).
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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.
"Nu ._ � . f ' ' ►
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.
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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).
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B. Roof -mounted mechanical equipment.
1. All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar
equipment must be fully screened from public view at the street level. Screening must be
located so as not to interfere with operation of the equipment. For developments with
varying building heights, rooftop mechanical equipment on lower height buildings visible
from existing or proposed taller buildings must integrate screening measures (see Figure
2.6.B for example).
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 roof -mounted mechanical equipment screening.
The left example shows how rooftop mechanical equipment can be located and screened effectively using
walls. The right example shows effective location and screening, including side walls and a trellis, to screen
views from taller surrounding buildings.
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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.
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2.8 - Fences, Walls & Hedges
Intent
• Minimize the negative visual impacts of fences, walls, and hedges on the street and pedestrian
environment.
• Protect life and secure property while protecting the public from hazardous fences and walls.
• Increase visibility in appropriate circumstances to increase public safety and deter crime.
• Promote and enhance Tukwila South as a walkable place and enhance the pedestrian
environment and general appearance of residential development.
• Reduce impacts on the pedestrian experience that may result from taller fences and walls.
• To ensure that site features such as walls, fences, hedges, gates, and screens are well
constructed and easily maintainable.
Relation to Other Codes
Refer to TMC 18.50.070(A), Yard Regulations, for other fence requirements near streets.
Design Criteria
A. General guidelines.
1. Where provided, fences between the street and buildings should be limited to 36 inches in
height to maintain visibility between the street and adjacent units for safety.
2. Chain link fence is not allowed except for enclosing active recreation facilities such as
swimming pools, playgrounds, and off -leash pet areas. Where used, chain link fence should
be vinyl -coated with a dark shade of black, brown, or green.
3. Fences and walls should be made of durable, easily maintainable, and vandal -resistant
materials. To reduce the likelihood of graffiti, avoid walls with smooth surfaces unless they
can easily be repainted or cleaned
4. Fences must be located on the interior side of any required perimeter landscaping.
5. The maximum height of screening walls and fences is seven feet.
B. Retaining walls.
1. Retaining walls taller than four feet and visible from a street should be terraced so that no
individual segment is taller than four feet. Any segment within three feet of a sidewalk or
trail shall be no taller than 30 inches.
DESIGN MODIFICATIONS will be considered where large retaining walls are necessary.
Design measures must be integrated to mitigate the visual impact of the wall. The greater
the visibility of the wall to the general public, the greater the design treatments necessary to
mitigate negative visual impacts of the wall. Treatments include but are not limited to wall
texture, color, shape, wider terracing distances, and landscape screening.
2. Terraced wall segments should be separated by a landscaping bed at least two feet in width
including one shrub for every three lineal feet of retaining wall. Alternative landscaping
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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.
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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.
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2.9 - Outdoor Lighting
Intent
• Protect against light pollution and reclaim the ability to view the night sky and thereby help
preserve the quality of life and scenic value of this desirable visual resource throughout the
region and nearby natural open spaces.
• Help protect and enhance human health and wellness and wildlife habitation and migration by
minimizing light pollution and its impact on all forms of life.
• Promote lighting practices and systems to conserve energy, decrease dependence on fossil
fuels, and limit greenhouse gas emissions.
• Ensure that sufficient lighting can be provided where needed to promote safety and security on
public and private property, and to allow for reasonable lighting outdoor activities.
• Provide attractive lighting that supports and enhances the urban environment, emphasizes
architectural elements, and encourage pedestrian activity and wayfinding beyond daylight
hours, especially during the long nights of Pacific Northwest winters.
Applicability
Refer to TMC Table 18.41.090 for additional standards for outdoor lighting.
Design Criteria
A. All light sources must be shielded to direct light away from the sky and from residential uses.
See Figure 2.9.0 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.
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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.
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.
104
111
These examples use shielded and low-level lighting to illuminate pedestrian pathways.
E. Decorative lighting is permitted and should be limited to meet the intent of this section.
Consider dimming or curfews for such lighting after midnight. Such lighting includes:
1. Landscape lighting.
2. Architectural accent lighting and outlining.
3. Lighting to illuminate flags, public art, water features, and similar edifices.
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4. Outdoor rope and string lights for outdoor seating and gathering areas.
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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.
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Figure 3.1.A
Residential facade articulation examples.
Maximum
Below Images A -C use a combination of vertical building modulation, window patterns, material changes, or
roofline modulation. Image D does not feature at least three facade articulation features.
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articulation interval
articulation interval
articulation interval
Below Images A -C use a combination of vertical building modulation, window patterns, material changes, or
roofline modulation. Image D does not feature at least three facade articulation features.
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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 not visible from
public streets, such as those abutting hillsides, warrant greater design flexibility.
Figure 3.1.B
Example where flexibility to articulation guidelines are warranted.
This secondary building elevation faces a forested hillside and is not visible from a public street. 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
two major facade techniques to break up the massing of such a large building and add visual
interest. This guideline applies to building elevations facing public streets or containing
primary building entrances.
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1. Provide vertical building modulation at least six -feet deep and 15 -feet wide. For multi -story
buildings, the modulation must extend through at least one-half of the building floors. This
option counts as two major facade techniques.
2. Use of a contrasting vertical modulated design component featuring all of the following:
a. Utilizes a change in building materials that effectively contrast from the rest of the
facade.
b. Component is modulated vertically from the rest of the facade by at least 12 -inches.
This option counts as one major facade technique.
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).
c. Contrasting components are modulated vertically from each other by at least 12 -inches.
This option counts as one major facade technique.
4. DESIGN MODIFICATIONS to subsections (C)(1-3) will be considered provided the design
meets the intent of the Guidelines. The following are additional supplemental
considerations for approving DESIGN MODIFICATIONS:
a. Width of the 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.C.1
Illustrating maximum facade width guidelines.
L\1-6
7
i,
-
More than
120' wide:
This building does not meet
Less than 120' wide: Meets guideline.
guideline because it does not incorporate any major
facade techniques.
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Figure 3.1.C.1
Illustrating maximum facade width guidelines.
More than 120' wide: This building meetings the guideline because it incorporates a courtyard along the
facade (technique #1 noted above) to effectively break it up into smaller components.
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Figure 3.1.C.2
Maximum facade width good and bad examples.
The central portion of the left building (Image A) employs substantial horizontal and vertical modulation
(from adjacent building elevation segments), a different mix of 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.
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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.
M .+
3' minimum height difference
12" minimum modulation depth
Roofline modulation qualifies as an articulation feature when combined with vertical building modulation
techniques.
am
The left building 'llustrates a pitched roof example and the right building illustrates a flat roof example.
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E. DESIGN MODIFICATIONS for maximum building length. Buildings may exceed the maximum
building length standards when in compliance with subsections (1-2) below effectively reduces
the perceived length of the building, adds visual interest from all publicly accessible vantage
points, and complies with pedestrian circulation guidelines herein:
1. The applicable provisions of subsections (A) through (D) above are met.
2. The 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 roofline of at least one story 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.
3. Location exemption. Buildings may be exempt from the requirements of subsections (1-2)
above provided they are located in an area which is not highly visible from public streets or
in an area abutting a hillside.
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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 on the left corner. Building B uses a
traditional cornice line along with pitched roof forms.
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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.
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Figure 3.2.B
Acceptable building entry examples.
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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 and mirrored 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.
C. Frosted glass is allowed for ground floor residential units located within 15 feet of a public and
semi-public realm areas (see section 2.1.0 for related standards). The treatment shall not cover
more than 50 percent of ground -level windows.
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.
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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.
Applicability
If a development includes concrete block, metal siding, exterior insulation and finish system (EIFS),
or cementitious wall board paneling/siding on a building exterior, respectively the standards of
subsections (A -D) below apply. These materials are not required and the use of other exterior
materials is encouraged.
Design Criteria
A. Concrete block (also known as concrete masonry unit or CMU).
Concrete block is only permitted on the ground level of residential and mixed-use buildings. It
may be used as a contrasting accent material or the primary material when it employs a
mixture of colors and/or textures or employs a combination of design details to articulate the
building and add visual interest.
Figure 3.4.A
Acceptable concrete block use/design.
The left building uses concrete block as an effective and
contrasting accent material for its entrance. The right
mixed-use building uses CMU as the primary cladding
material for the ground level. Note the use of split-fagade
CMU's above each of the awnings and coupled with the use
of smooth-fagade CMU's on the vertical columns (which
employ black accent tiles for added interest).
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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.
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Metal siding is the primary material for Buildings C and D, both of which integrate subtle changes in color to
go with articulation features and design details.
C. Exterior Insulation and Finish System (EIFS).
EIFS may be used when it complies with the following:
1. EIFS is limited to no more than 20 -percent of the total 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.
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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.
rr/WHOM. L w.1cr•,
The building in Images A -B use cementitious wall board in different textures and colors to help articulate
the fagade. 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.
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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.
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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
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greater than
15'
B. Blank wall treatment guidelines. Untreated blank walls adjacent to a public or private street,
pedestrian -oriented space, common recreation area, or pedestrian pathway are prohibited.
Methods to treat blank walls on multi -family buildings can include:
1. Landscape planting bed at least five -feet wide, or a raised planter bed at least two -feet high
and three -feet wide, in front of the wall. Planting materials must be sufficient to obscure or
screen at least 60 -percent of the wall's surface within three years.
2. Installing a vertical trellis in front of the wall with climbing vines or plant materials.
3. Installing an artistic mural as approved by the Director.
4. Special building detailing that adds visual interest at a pedestrian scale. Such detailing must
use a variety of surfaces; monotonous designs will not meet the intent of the guidelines.
For large visible blank walls, a variety of treatments may be required to meet the intent of the
guidelines.
DESIGN MODIFICATIONS will be considered provided the entire 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).
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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.
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3.6 - Structured Parking Design
Intent
• Maintain "eyes on the street" for safety.
• Reduce the visual impact of structured parking facilities on the streetscape and residential
environment.
• Create a welcoming, safe, convenient, and comfortable pedestrian environment.
• Integrate the design of parking structures with surrounding development.
• Emphasize active ground floor uses on street -facing sides of parking structures.
Design Criteria
A. Preferences and Guidelines for integrating structured parking facilities into multi -family
buildings.
1. First choice. Preferably, parking is located under multi -family buildings and not visible from
the street and residential recreational space. While underground parking may not be viable,
designs where landscaped berms or terraces hide parking from the street can help
accomplish this objective. See examples in Figure 3.6.A.1.
Figure 3.6.A.1
Structured parking integration guidelines and examples.
Parking in Image A is effectively screened from the street by
landscaping berms and stoops. Note that the garage entrance ,
while largely at street level, is tucked under the first floor units
and hidden from the street. The building in Images B and C
below has an elevated ground floor with terraced landscaping
and stoops above a structured parking level. Image B is the view
from an alley where a building overhang above parking is
acceptable.
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2. Second choice. Liner building designs that wrap residential units around an internal parking
structure is an effective design tool to hide parking and thus is acceptable. See examples in
Figure 3.6.A.2.
Figure 3.6.A.2
Liner building examples.
I 14l II
1I
- - Y
Images A -D above and below illustrate liner buildings, with residential and/or mixed -uses wrapping the
parking garages. Image C illustrates another Texas Donut example. Note the courtyard design between the
parking garage and the wrapping multi -family building on the left. Towards the right, the parking garage is
accessed from an alley.
3. Third choice. While exposed structured parking facilities are prohibited along public and
private street frontages and adjacent to recreation space, such exposed facilities are
acceptable along other elevations provided they are integrated into the design of the
building. Specifically:
Employ 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
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windows. Designs where lower level structured parking visually dominate the design of the
buildings and create a sense of great separation between dwelling units and the adjacent
ground plane (particularly the street and applicable resident recreational space) are
prohibited.
See acceptable examples in Figure 3.6.A.3 below.
Figure 3.6.A.3
Facade treatment examples.
The building in Image C uses a decorative grill over ground level parking on its rear elevation. The building in
Image B uses window openings that mimic the apartment windows on upper floors.
B. Garage entries.
1. Parking garage entries must be well -integrated into the design of the building and must not
dominate the streetscape. They should be designed and sited to complement, not
subordinate, the pedestrian entry.
2. Where vehicles enter and exit a parking garage across a sidewalk or internal path, direct
visibility between pedestrians and motorists shall be provided. Options include setback
entries, cropped wall corners, wall openings, or other treatments to enhance safety and
visibility. Mirrors and electronic visual/audio warnings alone are not acceptable methods of
visibility.
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Figure 3.6.B
Acceptable parking garage entries
Examples of garage entries well integrated into the building's design and featuring good pedestrian visibility.
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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 3.6.0
Acceptable freestanding parking garage examples.
Image A is located along a service road. The landscaping trellis screen creates an attractive "green" wall. The
vertical columns and trellis/vines help to articulate the garage in Image B.
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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 streets with low-density residential uses.
• To reduce the apparent bulk and scale of large townhouse/rowhouse buildings.
• To promote architectural variety that adds visual interest to the community.
Relation to Other Codes
This section supplements the provisions of TMC 18.50.083, Maximum Building Length, and TMC
Figure 18-5, Multi -Family Design Guideline.
Design Criteria
A. Townhouse buildings must comply with residential building articulation Guidelines in Section
3.1 except that the articulation intervals must be no wider than the width of units in the
building. Thus, if individual units are 15 -feet wide, the building must include the required
minimum three articulation features at intervals no greater than 15 -feet on all facades facing a
street, common outdoor recreation area, or common parking area.
B. Repetition with variety. See Figures 4.1.B below. Townhouse developments must employ one or
more of the following "repetition with variety" articulation Guidelines:
1. Reversing the elevation of two out of four dwellings.
2. Providing different building elevations for end units (units on the end or corner of a
building) by changing the roofline, articulation, windows, and/or building modulation
patterns.
3. Adding a different dwelling design or different scale of the same design, such as adding a
two-story version of the basic dwelling design where three -stories are typical.
4. Other design treatments that add variety or provide special visual interest, such as different
cladding materials, window sizes and groupings, roof slopes, porch designs, balconies, etc.
While the variable use of color on buildings can be effective in reducing the perceived scale
of the building and adding visual interest, color changes alone are not sufficient to meet the
intent of the guidelines.
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Figure 4.1.B
Repetition with variety examples.
A. Different elevation for end units.
B. Alternating roofline.
C & D. Alternating articulation (roofline, siding style, color, and window fenestration).
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4.2 - Internal Drive Aisles
Intent
• To enhance the character and safety of internal drive aisles.
• To de-emphasize garages and drive aisles as major visual elements along internal drive aisles.
Applicability
This section applies to private driveways and internal drive aisles shared between multiple
townhouse units or buildings.
Design Criteria
A. Entries on internal drive aisles. For townhouses where the primary pedestrian access to the
dwelling is from an alley or private internal vehicular access, buildings must emphasize
individual pedestrian entrances instead of private garages by using both of the following
measures:
1. Enhance entries with a trellis, small porch, or other architectural features that provides
cover for a person entering the unit and a transitional space between outside and inside the
dwelling.
2. Provide a planted area in front of each pedestrian entry of at least 20 -square -feet in area,
with no dimension less than four -feet.
DESIGN MODIFICATIONS will be considered, provided they meet the intent of the Guidelines.
Figure 4.2.A
Acceptable and unacceptable examples of garage/entry configurations.
The views of each of these three examples include the primary pedestrian entrance. The left example features a
landscaped area and a trellis to highlight the entry. In the middle image, the balconies and landscaped areas
deemphasize the garage. In the right image, the lack of landscaping near the entries would not be allowed (where
this is the primary pedestrian entry to the unit).
B. Minimum building separation. Minimum building separation along uncovered internal drive
aisles must be 24 -feet. The purpose is to provide adequate turning radius, allow for landscaping
elements along at least one side of the drive aisle, and allow for adequate light and air for the
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townhouses adjacent to the drive aisle. Projections into this minimum building separation
Guideline are permitted provided no portion of the building is within 20 -feet of another
building across from an internal drive aisle.
C. Driveway depths. Developments are encouraged to limit driveway depths to 12 -feet or less to
encourage residents to keep their vehicles in their garage and avoid the pattern of parked cars
in front of townhouse buildings. Separate guest/overflow parking spaces shall be provided
onsite.
Figure 4.2.B -C
Acceptable and unacceptable internal drive aisles and townhouse separation
The left example features landscaped strips between each driveway whereas the right example features no
landscaping and cantilevering living spaces are within 20 -feet of each other.
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City of Tukwila
Allan Ekberg, IMlayor
Department of Community Development - .Jack Pace, Director
CITY OF TUKWILA
PLANNING COMMISSION
PUBLIC HEARING MINUTES
Date: June 10, 2021
Time: 6:30 PM
Location: Virtual meeting via Microsoft Teams
Present: Chair Louise Strander; Commissioners Dennis Martinez, Sharon Mann, Dixie Stark, and Andrea
Reay
Excused
Absence: Vice Chair Karen Simmons
Staff: Department of Community Development (DCD): Acting Planning Supervisor Nancy Eklund,
Senior Planner Max Baker; Business Relations Manager Brandon Miles; and Planning
Commission (PC) Secretary Wynetta Bivens
Protocols: Nancy Eklund, Acting Planning Supervisor, DCD, went over the virtual meeting protocols.
Quorum: PC Secretary confirmed that a quorum of PC members was present.
Adopt Commissioner Mann moved to adopt the 5/27/21 minutes.
Minutes: Commissioner Martinez seconded the motion. Motion passed.
PUBLIC HEARING
Chair Strander opened the public hearing for:
CASE NUMBERS:
PURPOSE:
LOCATION:
L19-0115
Adoption of design standards and guidelines
for residential development in the Tukwila
South Overlay (TSO) District.
TSO District; north of S 204th St, west of Duwamish River, south of S 180th, east of
Orillia Rd/I-5
A comment letter was received from Mike Pruett, for the applicant, on 6/7/21 and forwarded to the PC. At the
4/22/21 public hearing, the PC directed staff and the applicant to work together on unresolved issues. The
applicant noted in their comment letter that staff resolved most of the concerns they raised. But they were
directed by staff to submit a comment letter to the PC attention to address the following two remaining
unresolved issues: (Comment # 6) The size threshold for larger off-site recreation areas; and (Comment # 11)
The maximum allowable block perimeter. These comments were in the staff report in the 6/10/21 PC packet and
were also included in the 4/21/21 public comment letter.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
99
PC Public Hearing
6/10/21
Page 2
Max Baker, Senior Planner, DCD, gave the presentation for staff. He provided a recap of the project. Utilizing
a PowerPoint presentation, he walked through staff's responses to the comments in the applicant's comment
letters, submitted on 4/21/21 and 6/7/21.
Following are the applicant's comments/requests to the proposed Development Standards and Design
Guidelines, along with Staff's responses:
Comment 1: Existing TSO recreation space requirements should not be used for the rest of Tukwila
South.
Staff's response: Staff agrees.
Comment 2:
Staff's response:
Senior citizens recreation space to be onsite or offsite, with a 50/50 indoor/outdoor ratio.
Staff agrees — but recommended a 40/60 indoor/outdoor ratio.
Comment 3: Applicant does not support the last sentence of note #4, "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." Applicant believes this would only make it more burdensome to
locate recreation space onsite/close to a residential project. And suggest removal of this
sentence.
Staff's response: Staff agrees.
Comment 4: The point of measurement for the one-quarter to one-half mile offsite recreation area
determination be revised to read, "closest perimeter of the residential project."
Staff's response: Staff proposed revised language: "Off-site recreation area must be accessible within
one-quarter mile for a children's play area, replacing the onsite requirement to one-half
mile for other offsite recreation area as measured from the closest structure containing
residential units."
Comment 5: Relocation of this section.
Staff's response: Staff accepts relocation.
Comment 6: Decrease from 2.5 acres to 2.0 acres to better correspond to actual planned park area...
Staff's response: Staff recommends the 2.5 -acre standard for delayed recreation space banking remain,
which was a collaborative recommendation by Parks and Recreation.
Comment 7: The applicant was unclear what constitutes a steep slope and what is measured as offsite
recreation.
Staff's response: Staff provided clarifying language to read, "Only the area of improvement, within a
sensitive area tract would count towards the recreation space requirement, not the entire
tract."
Comment 8: The applicant noted that the one-quarter mile measurement is for a child's play area.
Staff's response: Staff concurred.
Comment 9: Applicant suggested redlined language may be easier to measure as the perimeter is easy
to find, as opposed to 50% of the proposed units.
Staff's response: Staff recommended language to read, "The closest structure containing residential units
must be located within one-quarter mile... (accessory buildings excluded)."
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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Comment 10:
Staff's response:
Comment 11:
Staff's response:
Connectivity and circulation language should be a guideline and not a standard.
Staff recommended connectivity requirements are incorporated as part of the Tukwila
Municipal Code (TMC) 18.41 (Regulations for connectivity are typically located within
the TMC, making them "standards.")
The applicant is concerned that this requirement is too restrictive and at odds with other
design standards and guidelines. They are requesting to maintain the current language
but increase the maximum block perimeter from 1,800 feet to 2,000 feet.
Staff recommends the maximum block perimeter of 1,800 feet remain.
Mike Pruett, for the applicant, provided clarification on the issues associated with the request to reduce
(comment # 6) from 2.5 acres to 2 acres. He stated the trigger to delay timing of offsite recreation space to a later
date is more important than the size threshold. He emphasized that the time is triggered by the acreage. He said
an outcome of 2.5 acres will not help this site and that he would not build the park with a 2.5 acreage. Therefore,
anything for offsite recreation would not get developed. He stated that means 696 residential units will not get
built because he would be concerned with future impacts to their project after it is finished. He reiterated that
they are asking for the flexibility of extra time. In response to a PC question, the applicant stated that their
request is specific to the site location, because King County has been working on a levy setback project adjacent
to their property.
He also provided explanation on why it is important to have some flexibility on the block perimeter (comment #
11). He said the increase from 1,800 feet to 2,000 feet would mean less expense per unit for the development,
which would potentially make the units more affordable for the community. He said he appreciates the
Director's ability to make modifications but developers from outside the area would view it as uncertainty and
take their capital to other jurisdictions.
PC inquired as to the reasoning behind the recommendation for 700 -foot maximum block face length and why
blocks in the Tukwila Urban Center appear to be 1,000 feet in length or greater. Staff stated that their
recommendation was based on best practice findings, such as the American Planning Associations (APA)
recommendation that street blocks be no longer than 600 -feet in length and that a block perimeter be no larger
than 2,000 feet in circumference for residential projects. Staff also noted the Tukwila Urban Center chapter of
the TMC contains regulations aimed at reducing the historically large block face lengths in the district. The
applicant provided additional clarification of their objective as well.
PC walked through each of the 11 comments.
PC Recommendations:
Comment #1:
Comment #2:
Comment #3:
Comment #4:
Comment #5:
Comment #6:
Comment #7:
Comment #8:
The PC were in consensus with staff's recommendation.
The PC were in consensus with staff's recommendation.
The PC were in consensus with staff's recommendation.
The PC were in consensus with staff's recommendation.
The PC were in consensus with staff's recommendation.
The PC were not in consensus with staff's recommendation for the 2.5 -acre standard to
remain. The PC recommended that the applicant's preferred standard of 2.0 acres for
delayed recreation space banking be approved.
The PC were in consensus with staff's recommendation.
The PC were in consensus with staff's recommendation.
Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov
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Comment #9:
Comment #10:
Comment #11:
The PC were in consensus with staff's recommendation.
The PC were in consensus with staff's recommendation.
The PC did not agree with staff, and recommended approval of the applicant's request to
increase the block perimeter to 2,000 feet.
Public Testimony:
There were no public comments. The public hearing was closed.
PC Deliberation:
The PC asked clarifying questions on comment number 6. To obtain additional clarification Chair Strander re-
opened the public hearing and the PC asked additional clarifying questions. The public hearing was re -closed.
Motions:
Commissioner Mann moved to approve Case Number L19-0115 for comment numbers 1-5, and comment
numbers 7-10, with staff's recommendations and forward them to the City Council for their review, excluding
comment numbers 6 and 11. Commissioner Martinez seconded the motion. All were in favor. Motion passed.
Commissioner Reay moved to approve Case Number L19-0115 for comment number 11 for the block perimeter
as amended from 1,800 feet to 2,000 feet and forward to the City Council for their review. Commissioner
Martinez seconded the motion. Motion passed.
Commissioner Stark moved to approve Case Number L19-0115 for comment number 6 as amended from 2.5
acres to 2.0 acres. Commissioner Martinez seconded the motion. Motion passed. Commissioner Mann
opposed.
DIRECTOR'S REPORT
Staff asked the PC to provide feedback on the feasibility of having an additional meeting in August and/or
September, as well as October, or whether it was preferable to address multiple items during the scheduled
meetings.
- Staff will determine specific dates as soon as possible and poll the Commission on availability and to
determine quorum for additional meetings.
Adjourned: 9:35 p.m.
Submitted by: Wynetta Bivens
Planning Commission Secretary
Phone: 206-433-1800 • Email: MayorTukwilaWA.gov • Website: TukwilaWA.gov
102
Attachment C
Matrix comparing DCD and Planning Commission recommendations
City Staff
Planning Commission
Staff recommended that offsite recreation areas be 2.5
Segale Properties requested "changing the 2.5 acres
to 2.0 acres to better correspond to
actual planned park areas."
The PC recommended that the applicant's desire for
acres or great to qualify for banking:
Any offsite recreation area developed in excess of the
offsite recreation area requirement for a given
development, regardless of their size and subject to the
acre size minimum, may be banked toward future
development for an indefinite period. Should a larger,
consolidated recreation area of 2.5 acres or more be
provided, the improvements can be used to fulfill
current development proposal requirements.
This recommendation for a 2.5 acre offsite recreation
area was developed following review by the Parks and
Recreation Department and the staff's consultant
group, NBBJ Design. 2.5 acres has been found to
accommodate the activities and structures that
typically provide for a successful and well -used
community park.
reduced standard of 2.0 acres for
delayed recreation space banking be approved
instead.
Staff recommended that the TS0 establish a maximum
Segale Properties requested to "increase the
maximum block perimeter from 1800 feet to 2000
feet, which would provide for a pedestrian/bicycle
connection every 300 feet instead of 200 feet, which
is consistent with Section 2.2 of the Residential
Design Guidelines (Pedestrian Circulation) and also
allow for development of a 200 -foot -long building
within the block example shown."
The PC did not agree with staff's recommendations
block perimeter of 1,800 ft.
Future block development is encouraged to create 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.
The block perimeter standard was considered as one of
the less burdensome connectivity options suggested
and would provide projects with flexibility to meet
connectivity requirements. Increasing this
measurement from 1,800' to 2,000' would increase
block perimeters 10+% overall.
and recommended approval of the applicant' s
request to increase the block perimeter to 2,000 feet.
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