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HomeMy WebLinkAboutCOW 2021-09-13 Item 4B - Ordinance - Public Hearing - Ordinance Amending Chapter 18.41 "Tukwila South Overlay District Development Standards" for Residential Development GuidelinesCOUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 9/13/21 MB ❑ Motion Mtg Date ❑ Resolution Mtg Date 9/27/21 MB 11 Public Hearing ❑ Other Mtg Date 10/04/21 MB Mtg Date 9/13/21 SPONSOR ❑ Council ❑ Mayor ❑ Admin ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PIF Svcs 11 DCD SPONSOR'S New multifamily design guidelines must be adopted and existing multifamily development SUMMARY standards amended to allow residential development on certain lands covered by the Tukwila South Overlay (TSO) district. Staff is requesting the Council hold a public hearing on the proposed draft ordinance and forward this item for discussion at the September 27, 2021 and adoption at the October 4, 2021 Regular Meeting. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ LTAC ❑ Arts Comm. ❑ Parks Comm. DATE: 8/2/21 COMMITTEE CHAIR: HOUGARDY ITEM INFORMATION ITEM No. 4.B. STAFF SPONSOR: MAX BAKER ORIGINAL AGENDA DATE: 9/13/21 AGENDA ITEM TITLE Tukwila South Overlay proposed design guidelines and development standards. CATEGORY 11 Discussion 9/27/21 ❑ Motion Mtg Date ❑ Resolution Mtg Date 11 Ordinance ❑ Bid Award Mtg Date 11 Public Hearing ❑ Other Mtg Date Mtg Date Mtg Date 10/04/21 Mtg Date 9/13/21 SPONSOR ❑ Council ❑ Mayor ❑ Admin ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PIF Svcs 11 DCD SPONSOR'S New multifamily design guidelines must be adopted and existing multifamily development SUMMARY standards amended to allow residential development on certain lands covered by the Tukwila South Overlay (TSO) district. Staff is requesting the Council hold a public hearing on the proposed draft ordinance and forward this item for discussion at the September 27, 2021 and adoption at the October 4, 2021 Regular Meeting. REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ LTAC ❑ Arts Comm. ❑ Parks Comm. DATE: 8/2/21 COMMITTEE CHAIR: HOUGARDY /1 Planning & Community Dev. ❑ Planning Comm. RECOMMENDATIONS: SPONSOR/ADMIN. COMMITTEE Department of Community Development Unanimous Approval; Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 9/13/21 9/27/21 10/4/21 MTG. DATE ATTACHMENTS 9/13/21 Informational Memorandum dated 8/2/21 (updated after Committee) A. Tukwila South Overlay & Underlying Zoning B. Proposed TSO Development Standards C. Proposed TSO Residential Design Guidelines D. Draft Ordinance E. Segale Properties Letter to Planning Commission, dated June 7, 2021 F. June 10, 2021 Planning Commission Meeting Minutes G. PowerPoint Minutes from the Planning and Community Development Committee meeting of 8/2/21' 44 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Committee of the Whole FROM: Nora Gierloff, AICP, DCD Director BY: Max Baker, AICP, DCD Development Supervisor CC: Mayor Ekberg DATE: September 13, 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. The majority of the property within the TSO district subject to these proposed guidelines is owned by a single landowner, Segale properties, which is the applicant for this proposal. Other property owners in the TSO were notified and provided with opportunities for comment on the proposed standards and guidelines. 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 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. Per TMC 18.41.090.A.2 and Table 18-6, the development of residential dwellings would be permitted on TSO district lands, other than those with the underlying Low Density Residential (LDR) zoning (i.e., lands zoned as Tukwila Valley South (TVS), Mixed Use Office (MUO), or Heavy Industrial (HI)), only after additional standards and a residential design manual with approval criteria is adopted. In 2018, the City adopted standards that apply only to multi -family development in properties zoned LDR within the TSO district. Since these adopted standards do not apply to lands having other zoning in the TSO district (TVS, MUO, or HI), multifamily development would not be permitted until additional design guidelines and standards are adopted for these underlying zones. 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 45 INFORMATIONAL MEMO Page 2 guided many of staff's recommendations presented to the Planning Commission. Additionally, DCD staff worked with Segale properties in refining the proposed guidelines. Planning Commission and Council Committee 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 tho meeting minutes, Attachment B, and in an accompanying matrix, Attachment C, that compares PC recommendations to the original staff recommendations. The staff proposal was forwarded to the Planning Commission (PC) by the Council Planning and Community Development (PCD) on February 1, 2021. The PC reviewed the proposed guidelines at four meetings beginning in February 2021. The PC held a public hearing on June 10, 2021; no public comment was received. Following the hearing, the PC moved to recommend to the Council that the guidelines and the PC's modifications be approved. These recommendations may be found in Attachment B as part of a matrix comparing PC recommendations to the original staff recommendations, as well as within the June 10 PC meeting minutes, Attachment E. The PC recommended draft language was forwarded to the Council PCD committee on August 2, 2021. The committee forwarded the draft language, with minor modifications, on to the Committee of the Whole. 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 • 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 arc being presented to the Planning and Community Development Committee to be forwarded to the City Council for a https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/TSO Dev Stds and Design Guidelines/Council Info Memo 9.13.21 - TSO DGs.doc 46 INFORMATIONAL MEMO Page 3 City Staff and the Planning Commission's recommendations are being presented 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. Hold a public hearing on the proposed draft ordinance and review the proposed draft ordinance at the Committee of the Whole meeting on September 13, 2021. Hold discussion on the proposed draft ordinance at the Committee of the Whole Meeting on September 27, 2021. Forward a recommendation to approve, deny, or modify the draft ordinance at the Regular Meeting on October 4, 2021. ATTACHMENTS A. Planning Commission Packet June 10, 2021 B. Planning Commission Minutes June 10, 2021 C. Matrix comparing DCD and Planning Commission rccommcndations A. Map of Tukwila South Overlay (TSO) area and underlying zoning B. Proposed TSO Development Standards C. Proposed TSO Residential Design Guidelines D. Draft Ordinance E. Segale Properties Letter to Planning Commission, June 7, 2021 F. Planning Commission Minutes, June 10, 2021 https://tukwilawa.sharepoint.com/sites/mayorsoffice/cc/Council Agenda Items/DCD/TS0 Dev Stds and Design Guidelines/Council Info Memo 9.13.21 - TSO DGs.doc 47 48 Tukwila South Overlay and Underlying Zoning 1 IIIIIIIIIIIIIIIIu■IIII "mNIIIInI1 nu 11 v■■ Fl "Hew ME M lin pg, Fs -IIuIMG 111111111 1 1/25/2021, 1:43:37 PM 0 City Limits ❑ Buildings Parcels Overlay Areas Zoning ❑ LDR Low Density Residential ❑ MDR Medium Density Residential ❑ HDR High Density Residential ❑ MUO Mixed Use Office 0 Office ❑ RCC Residential Commercial Center ❑ NCC Neighborhood Commercial Center ▪ RC Regional Commercial El RCM Regional Commercial Mixed Use ❑ CLI Commercial Light Industrial ❑ LI Light Industrial El HI Heavy Industrial ❑ MIC/L Manufacturing Industrial Center/Light Industrial ▪ MIC/H Manufacturing Industrial Center/Heavy Industrial ▪ TVS Tukwila Valley South ❑ TUC -P Tukwila Urban Center - Pond ❑ TUC -RC Tukwila Urban Center - Regional Center ❑ TUC -CC Tukwila Urban Center - Commercial Corridor ❑ TUC -WP Tukwila Urban Center - Workplace ▪ TUC-TOD Tukwila Urban Center - Transit Oriented Development ■ ▪ ■■ Potential Annexation Areas 0 0 0.23 0.15 1:20,000 0.3 0.45 Tukwila Technology Services King County 0.6 mi 0.9 km 49 50 ATTACHMENT B: PROPOSED TSO DEVELOPMENT STANDARDS TUKWILA SOUTH OVERLAY EXISTING AND PROPOSED DEVELOPMENT STANDARDS I. INTRODUCTION This district implements the Tukwila South Master Plan designation and related policies and provisions of the Tukwila Comprehensive Plan. As an overlay district, the Tukwila South Overlay (TSO) district may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan Area. Within the Tukwila South Overlay, the provisions of this chapter shall supersede the provisions of the underlying zoning district. The following development standard recommendations are being presented by City staff following collaboration with the applicant, consultants, and the Planning Commission. Recommendations that are still pending are being presented to the City Council for consideration and are identified with comment markers. A matrix showcasing City staff's recommendations along with those of the Planning Commission for these outstanding areas is included in section III, "Matrix Comparing DCD and Planning Commission Recommendations" at the end of this document. II. PROPOSED STANDARDS Proposed amendment language; additions shown in underline font, deletions shown in ctrikethrough font. Chapter 18.41 Tukwila South Overlay (TSO) District 18.41.090 Basic Development Standards A. Residential Uses: 1. Residential development on those lands located in the TSO with underlying zoning of LDR, which- -immediately adjoin lands located in the City of S aTac to the ast of Interstate 5, shall conform to the following development standards: BASIC Doan OPMENT STA AMA ODS 9,600 sq. ft. Lot ar a per unit (multifamily, except senior citizen housing} 2,000 sq. ft. Average lot width (minimum 20 ft. street frontage width) 60 feet Setbacks, minimum: + Front 1st floor 15 feet ▪ rront 2nd floor 20 feet + Front 3rd floor 30 feet ▪ Front -Ith floor "15 feet ▪ Second front 1st floor 7.5 feet + Second front 2nd floor 10 feet ▪ Second front 3rd floor 15 feet ▪ Second front 4th floor 22.5 feet ▪ Sides 1st floor 10 feet Sides 2nd floor 20 feet ▪ Sides 3f1-fleer 20 feet 51 C.O.W. 9/13/21 2 of 10 Staff Report: TSO Code Amendments - Sides 4th floor 30 feet - Rear 1st floor 10 feet - Rear 2nd floor 20 feet or 20 feet _-Rear— 4'th f;oar 30 feet Weight, maximum 45 feet Development arca coverage 50% maximum (except senior citizen housing Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements - Front(s} 15 feet Sides 10 feet 10 feet Recreation space 120 sq. ft. for a studio; 160 sq. ft. for a 1 bedroom; 200 sq. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TMC Scction18.14.030, subparagraphs 2, 3 and 4. Maximum building length 50 feet; 200 feet if modulated. requirements. Off street parking: - Residential 1 stall per studio unit. 1.5 stalls per 1 bedroom unit. 2 stalls per 2 units or more. - Other uses, including senior citizen housing Sec TMC Chapter 18.56, Off street irking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noi.,e", and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21C RCW, shall be evaluated t determine whether adverse environmental impacts have been adequately mitigated. 2. Standards for residential uses on lands not included in the scope of TMC Section 18.41.090 (A)(1) shall be developed at a later date. A. Residential Uses. 1. Residential use development on all lands within the TSO shall conform to the development standards set forth in this Section TMC 18.41.090.A and the Tukwila South Residential Design Guidelines. Modifications to these standards are available pursuant to TMC 18.41.100, Modifications to Development Standards through Design Review. 2. The development standards herein are based on the height of new residential buildings. Specifically: a. Buildings three stories or less are subject to townhouse and lowrise standards. b. Buildings between four to seven stories are subject to midrise standards. c. Buildings eight stories or taller are subject to highrise standards. 52 C.O.W. 9/13/21 Staff Report: TSO Code Amendments 3 of 10 d. For buildings with a varying number of stories, the tallest number of stories shall determine which set of standards apply. Tukwila Table 18.41.090 South Overlay Residential Development Standards Standard TSO Townhouses & Lowrise TSO Midrise TSO Highrise (3 stories or less) 14-7 stories) (8 or more stories) Setbacks/yards, minimum (feet). Fronts Arterial streets 15 15 15 All other streets 10 10 10 Side' Up to 3rd story 5 53 53 4th story and above n a 154 154 Rear3 Up to 3'd story 5 53 53 4th story and above n a 154 154 1. In the event modification is pursued under TMC 18.41.100, front setbacks may be reduced to no less than 5 feet. structures containing multi -family dwelling units that have solar access only 2. Structures or portions of from a side or rear setback -facing window(s) must be setback at least 15 feet from side and rear property lines. Structures must also maintain at least 15 feet of separation from adjacent structure elevations that provide the only solar access for a multi -family dwelling unit. See the Tukwila South Residential Guidelines for a graphic example. is 15 feet. 35 feet must increase 3. When adjacent to a townhouse, the minimum setback 4. When adjacent to a townhouse, the setback for portions of a structure taller than by 1 foot for each additional 1 foot in building height. 5 5 125 5 5 5 Front(s) 5 5 5 Landscape for further requirements. Side Rear 16. Refer to TMC Chaper 18.52 Building height, maximum (feet) 85 Building Height 45 Commented [MBS]: To be added to Chapter 18.52 53 C.O.W. 9/13/21 Staff Report: TSO Code Amendments 4 of 10 Tukwila Table 18.41.090 South Overlay Residential Development Standards Standard TSO Townhouses & Lowrise TSO Midrise TSO Highrise (3 stories or less) (4-7 stories) (8 or more stories) Outdoor li:htin: hei:ht maxr"+eet Light poles in parking 20 20 20 areas Light poles along 12 12 12 pedestrian walkways, trails, plazas, building entries, and other pedestrian -oriented areas Building wall -mounted 15 15 15 lighting Building mounted lights No limit No limit No limit fully recessed into the underside of a ceiling, soffit, or overhang. Building length, maximum (feet) 200 minimum s.uare foota• a Maximum building 200 see TMC 18.41.090.3 for more 200 information 7,8 length Recreation s.ace . er unit Recreation space Residential development must provide on-site' and off-site10 recreation 1. Senior citizen housing space at the following standard: • 200 SF total. on-site. • 75 SF per unit, • 125 SF per unit, off-site. must provide 100 square feet of recreation space per unit. 2. Developments with 10 or more dwelling units must provide a children's play area in the on-site recreation space. A children's play area is not required for senior citizen housing or if the proposed structure or related development project is within'''/ mile, measured along constructed sidewalks and/or trails of the perimeter, of a recreation facility for children that is open to residents of the proposed structure. on-site must be functional space for active and passive recreation 3. Recreation area provided purposes and located within the same parcel or tract as the proposed development. 4. The Director may approve the required off-site recreation area to be located on-site provided that the recreation space meets the design guidelines set forth in this chapter. If off-site recreation space is approved to be located on-site, that space must be active outdoor recreation space. As part of any proposal to allow off-site recreation area to be constructed on-site, the applicant shall demonstrate why off-site recreation space is impractical to be provided, due to geography, accessibility, and/or costs. 54 C.O.W. 9/13/21 Staff Report: TSO Code Amendments 5 o f 1 0 Tukwila Table 18.41.090 South Overlay Residential Development Standards Standard TSO Townhouses & Lowrise TSO Midrise TSO Highrise (3 stories or less) (4-7 stories) (8 or more stories) Studio 1 1 1 1 -bedroom 1 1 1 2 -bed room 1.5 1.5 1.5 3 -bedroom 2 2 2 3. Off -Site Recreational Area Requirements The following requirements would apply to Off -Site Recreational Areas within the TSO district: A. Off -Site Recreational Area Conditions Off-site recreation areas must be accessible within 'A mile for a children's play area up to ' mile for all other offsite recreation areas as measured from the closet structure containing residential units; accessory buildings such as fitness centers, parking garages, utility structures, etc. will not qualify. 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 'A 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 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: 'A 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. 55 C.O.W. 9/13/21 6 of 10 Staff Report: TSO Code Amendments C. Larger Off -Site Recreational Areas 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 Y. acre size minimum, may be banked toward future development for an indefinite period. Should a larger, consolidated recreation area of 2.0 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 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. 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 18.45.120 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 Construction of off-site recreation space must meet the following timelines. 1. For sites under Xlacreslin area the off-site recreation space must be constructed and receive final construction permit approval prior to the issuance of certificate of occupancies for any project receiving credit for the off-site recreation space. 2. For sites equal to or in excess of X lacres` the City will permit delayed construction of the off-site recreation space as follows: Construction permits must be applied for within two years of the associated residential project(s) using such off-site recreation space to satisfy their recreation space requirement, receiving certificate(s) of occupancy. Provided: a. A financial guarantee (bond assignment of account irrevocable standby letter of credit or cash), acceptable to the Director, in an amount necessary to complete the off-site recreation improvements is provided to the City. b. The owner of the property for the off-site recreation area has provided an appropriate legal mechanism acceptable to the City to access the identified off-site recreation area such as an easement, at no cost, and to construct the off-site recreation space improvements in the event that the applicant and/or property owner have not completed the improvements within the prescribed timelines. c. The requirements in subsection "a" and "b" are not required if the permits for off-site recreation space have received final approval by the City. 56 Commented [MB2]: See section III, "Matrix comparing DCD and Planning Commission recommendations" for recommendations. Commented [MB3]: See section III, "Matrix comparing DCD and Planning Commission recommendations" for recommendations. C.O.W. 9/13/21 7 of 10 Staff Report: TSO Code Amendments 3. No additional residential projects within the 'A mile radius of the deferred off-site recreation area will be allowed to move forward with construction until such off-site recreation space construction has been completed. 4. Construction of the offsite recreation improvements must be completed 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, subiect 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 ('''/ mile from closest perimeter of a residential project). Only the areas of improvement within a sensitive area tract would count towards the recreation space requirement, not the entire tract. 4. Performance Standards Use, activity, and operations within a structure or a site shall comply with: (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants; (2) TMC Chapter 8.22, "Noise"; and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subiect to the requirements of the State Environmental Policy Act, Chapter 43.21C RCW, x B. Connectivity and Circulation Guidelines 1. Any development with a residential component shall front a roadway that meets City approved public or private street standards. 2. 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. 3. Existing curb cuts from Southcenter Parkway and South 200"' 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 may I review and approve new curb cut location(s) along such street frontage, subject to intersection spacing and site distance standards. 4. 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. 5. Future block development is encouraged to create a maximum block perimeter k linear feed 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. 6. Permanent dead-end streets should be avoided if possible. 7. 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. Commented [MB4]: See section III, "Matrix comparing DCD and Planning Commission recommendations" for recommendations. 57 C.O.W. 9/13/21 8 of 10 Staff Report: TSO Code Amendments 8. 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. TMC 18.41.100 Modifications to Development Standards through Design Review A. An applicant may request a modification to the Basic Development Standards established by TMC Section 18.41.090 as part of a design review application. The applicant shall submit a written description of the proposed modification and address the decision criteria stated below in subsection B; the Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with these decision criteria. B. The Director may grant modifications to the Basic Development Standards established by TMC 18.41.090 for individual cases provided that for development of a residential use the Director shall find either that the modification is allowed because it results in a more thoughtful urban design for the project consistent with the Tukwila South Residential Design Guidelines or that all five below criteria are met and for development of a non-residential use, the Director shall find that all five below criteria are met: 1. The modification is required due to unique circumstances related to the subject property that create significant practical difficulties for development and use otherwise allowed by this code; 2. The modification conforms to the intent and purpose of the Tukwila South Master Plan, any applicable development agreements, and this code; 3. The modification will not be injurious to other property(s) in the vicinity; 4. The modification will not compromise the current or reasonably anticipated provision of circulation, access, utility service or any other public service; and 5. An approved modification shall be the minimum necessary to ameliorate the identified practical difficulties giving rise to the request. Chapter 18.50 Supplemental Development Standards 18.50.083 Maximum Building Length In the MDR7 and HDR and TSO zone with underlying LDR zone on land that adjoins the City of Sc aTac, the maximum building length shall be as follows: For all buildings except as described below: MDR 50 ft. HDR . 50 ft. TSO LDR land that the with underlying zone on adjoins City of S aTac 50 ft Maximum building length with bonus for modulating off -sets: • For structures with a maximum building height of 2 stories or 25 feet, whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR 100 ft. HDR . 200 ft. TSO with underlying LDR on land that the zone adjoins City ScaTac 200 ft of • For structures with a building height over 2 stories or 25 feet, whichever is less, with a horizontal & vertical modulation of 4 feet or an 8 foot modulation in either direction MDR 100 ft. HDR . 200 ft. TSO LDR land that the with underlying zone on adjoins City ScLaTac 200 ft. of 58 C.O.W. 9/13/21 Staff Report: TSO Code Amendments 9 of 10 • For townhouse structures with horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR 80 ft. HDR 125ft Maximum building length with bonus for modulating off -sets: modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). III. MATRIX COMPARING DCD AND PLANNING COMMISSION RECOMMENDATIONS 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 E, and the following matrix comparing PC recommendations to the original staff 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 TSO 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. 59 C.O.W. 9/13/21 Staff Report: TSO Code Amendments 10 of 10 60 wmn.. eearomom w.mn I 1 I Block A 1 I Ii t Ii IE n.,.,tl.m.. ,smf.w I I� Iw.am.t,wiemwvm 01i i 1 11 Ili Block B 1 1 1 s.,,. 60 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES March 9, 2021 Changes since the February 25, 2021 Planning Commission meeting are highlighted in yellow. 61 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 MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 2 62 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Part 4 - Townhouse Design 68 4.1 - Facade Design & Articulation 68 4.2 - Internal Drive Aisles 70 MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 3 63 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 4 64 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 5 65 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 6 66 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 7 67 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES PART 2 - SITE PLANNING 2.1 - Building Frontages Intent • To emphasize the landscaped boulevard character of Southcenter Parkway and enhance its importance as the main arterial street in Tukwila. • To enhance the pedestrian environment in multi -family areas. • To minimize potential negative impacts of parking lots and garages on the streetscape and residential environment. • To promote good visibility between buildings and the street for security for pedestrians and to create a more welcoming and interesting streetscape and residential environment. • To enhance the privacy of ground level residential units adjacent to streets, pathways, and open spaces. • To promote active and vibrant shopping and dining areas where commercial uses are present. • To make walking a comfortable and preferred mode of transportation in all weather conditions. Design Criteria A. Residential frontages. All multi -family development on sites adjacent to public streets must comply with the building frontage guidelines in Table 2.1.A below: MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 8 68 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Table 2.1.A Residential building frontage guidelines. The t symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below. Element 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 ' .,� `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 MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 9 69 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Table 2.1.A Residential building frontage guidelines. The symbol refers to DESIGN MODIFICATION opportunities in subsection (B) below. Element Guidelines Examples and Notes 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 10 70 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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: MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 11 71 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 12 72 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 15' 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 13 73 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 14 74 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES D. Commercial frontages in mixed-use buildings. The following guidelines apply where a commercial use is included on the ground floor of a multi -family building. Refer to TMC Chapter 18.09, Land Uses Allowed by District, for permitted commercial uses. Figure 2.1.D.1 Ground -level commercial frontage guidelines. Weather protection: At least 6' minimum depth along 70% of facade Height: 15' minimum floor to floor Transition: Horizontal design element Windows! transparency: At least 70% of facade between 30" and I0' — IC' 8-12' _ 30" Sidewalk: 12' minimum Entry: Facing street 1. Sidewalk width. 12 feet minimum between the curb edge and the commercial facade (including clear/buffer zone with street trees). 2. Building entrances. At least one entrance to the commercial use must face the sidewalk or internal pathway. For corner buildings, entrances may face the corner. 3. Facade transparency. At least 70 percent of the commercial use facade between 30 inches and 10 feet above grade must be transparent windows or doors. Glass roll up doors are encouraged. Generic storefront window systems that extend to the ground are discouraged (see the crossed -out examples in Figure 2.1.D.2). 4. Interior dimensions. a. Minimum internal floor to ceiling height: 15 feet. b. Minimum depth from the facade: 35 feet. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 15 75 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 5. Weather protection along at least 70 -percent of the facade that is at least six feet wide with a vertical clearance of between eight and 12 -feet is required. Weather protection should be made of permanent, durable materials. Glass is acceptable. 6. A horizontal design feature above the storefront that emphasizes transition between residential and non-residential uses. This may include a change in materials, horizontal banding, or other technique that effectively defines the transition. 7. DESIGN MODIFICATIONS will be considered for the commercial frontage elements provided they meet the intent of the Guidelines, integrate a 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 16 76 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.1.D.2 Ground -level commercial frontage examples. Bad examples: Generic storefront window systems that extend to the ground like these are discouraged. Better design alternatives include roll -up glass doors or storefront window designs integrating decorative kick -plate or base panels designs, or solid walls between the near the ground level. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 17 77 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 18 78 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES c. Site dimensions and building types make slightly larger dimensions more practical, while the overall connectivity of the site and the quality of connections meet the intent of the guidelines. 3. Green River connector trails may not have barriers or gates that deny pedestrian access. Other internal pathways may have security gates that limit access to employees and residents. Figure 2.2.A Examples of residential developments with an integrated and connected pedestrian network. The example above (Issaquah Highlands) integrates sidewalks and pathways throughout the development, connecting all buildings and open spaces. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 19 79 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.2.B Examples of attractive pedestrian connections through a residential development. Good examples. Images A and D are examples of attractive internal pathways between buildings. Image B is a pathway separating two different developments. Image C is nature trail that connects residents of the development to the adjacent street and trail system. B. Pedestrian facility design. The following are minimum dimensions. Larger dimensions may be appropriate for high- volume facilities and for facilities located adjacent to high -activity land uses. 1. Green River connector trails: 14 feet wide corridor 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 20 80 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 4. Designers are encouraged to create different landscaped "themes" for different trail corridor segments to enhance the "sense of place." 5. The use of native, drought -tolerant and low maintenance plant materials is encouraged. 6. Lighting should be integrated along the trail for safety. Utilize techniques that light the trail, but minimize lighting glare impacts on adjacent residential units. Refer to section 2.9 for additional lighting guidelines. 7. Trails and pathways are encouraged to be configured and aligned to highlight distinct views (e.g., Mt. Rainier or terminal vista of distinct building feature). D. Bicycle facilities. 1. For required quantity, see the multi -family bicycle parking standards in TMC 18.56.130, Development Standards for Bicycle Parking, and TMC Figure 18-7. 2. General design guidelines. a. Racks should be oriented to maximize their efficiency and aligned to keep obstructions away from pedestrian thoroughfares. b. Clustered arrangements of racks should be set back from walls or street furniture to allow bicycles to be parked at both ends or from either side. c. Where more than one rack is installed, the minimum separation between aisles should be 48 inches (the aisle is measured from tip to tip of bicycle tires across the space between racks). This provides enough space for one person to walk one bicycle. In high traffic areas where many users park or retrieve bicycles at the same time, the recommended minimum aisle width is 72 inches. d. Multiple buildings should be served by many small racks in convenient locations rather than a combined, distant rack area. e. For outdoor parking, building overhangs, canopies, or other features should be used to provide weather protection. f. Where bicycle parking is located indoors, building entries and associated pathways must be designed for bicycle riders to easily move bicycles in and out of the building. Factors include pathway width and design, doorway widths, door opening mechanisms, and distance between the entry and the bicycle parking area. 3. Short term parking guidelines (such as for deliveries and guests). a. Racks should be easy to find and located near the primary building entrance. b. Racks should be located within sight of gathering places or in busy pedestrian areas that provide constant, informal surveillance of parked bicycles. 4. Long term parking guidelines (for residents and on-site employees). a. Long term bicycle parking is preferably located indoors. If outdoors, the parking area should be protected with a secure -entry enclosure. b. Bicycle storage areas should be located in high visibility areas close to elevators, stairs, and entrances. c. Bicycle storage areas should be located as close or closer to elevators or entrances than the closest car parking space. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 21 81 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.3 - Vehicle Access & Circulation Intent • To create a safe, convenient, and efficient network for vehicle circulation and parking. • To enhance the visual character of interior access 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx 82 Page 22 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.3.A Vehicular access examples. Image C uses decorative pavement pattern to add visual interest to internal drives. Avoid designs in Image D with an excessive amount of paving. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 23 83 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.4 - Recreation Space Intent • To create useable space that is suitable for leisure or recreational activities for residents. • To create recreation space that contributes to the residential setting. 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 maybe 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 24 84 g. 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 maybe 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 maybe 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 25 85 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx 86 Page 26 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 27 87 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.4.A.3 Common indoor recreation area examples. B. Townhouse recreation space guidelines. 1. Townhouse developments shall provide recreation space requirements consistent with multi -family developments (based on the number of bedrooms) as set forth in TMC 18.41.090. Such townhouse recreation space maybe 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 28 88 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 29 89 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.5 - Solar Access & Privacy Intent • To promote the functional and visual compatibility between developments. • To protect the privacy of residents in adjacent buildings. • To enhance access to natural daylight for residents. Design Criteria A. Balconies at the side and rear of buildings. 1. Balconies and rooftop decks above the ground floor and within 15 horizontal -feet of a side or rear property line must feature a railing system that is at least 50 -percent opaque. Specifically, 50 -percent of the area below the top edge of the railing must be a sight - obscuring structure. 2. DESIGN MODIFICATIONS to this Guideline will be allowed if the balcony will not cause visual or privacy impacts due to its location, orientation, design or other consideration. Figure 2.5.A Privacy guidelines for balconies within 15 -feet of side or rear property lines. Balconies within 15' feet of a side property line 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 MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 30 90 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 Corner unit with windows facing the front or rear property line Front Property Line MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 31 91 1` IP DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.5.B Light/air access and privacy guidelines. Common outdoor recreation areas - minimum widths when adjacent to building elevations containing windows of dwelling units whose only solar access is from the applicable building wall. r— 20' min—' Li— 25'min .► F— 30' min - 20 -feet minimum for such 25 -feet minimum for such elevations30-feet minimum for such elevations elevations up to three -stories tall. I four -stories tall. five or more stories tall MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 32 92 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.6 - Service Areas & Utilities Intent • To minimize adverse visual, odor, and noise impacts of mechanical equipment, utility cabinets and service areas at ground and roof levels. • To provide adequate, durable, well-maintained, and accessible service and equipment areas. • To protect residential uses and adjacent properties from impacts due to location and utilization of service areas. Relation to Other Codes • Refer to the requirements of TMC 18.50.180-185 for design of recycling storage space. TMC 18.50.190, Design of Collection Points for Garbage and Recycling Containers, are supplemented by this section. Design Criteria A. Ground -related service areas and mechanical equipment. 1. Location. a. Service areas. Loading docks, trash dumpsters, compactors, recycling areas, electrical panels, and mechanical equipment areas must be located for convenient service access while avoiding negative visual, auditory, olfactory, or physical impacts on the streetscape environment and adjacent dwelling units. b. Utility meters, electrical conduit, and other service utility apparatus. These elements must be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these guidelines. If such elements are mounted in a location visible from the street, pedestrian pathway, common outdoor recreation area, or shared auto courtyards, they must be screened with vegetation and/or integrated into the building's architecture. [See Figure 2.6.A.2 below]. c. Design for safety. Other provisions of this section notwithstanding, service areas used by residents must be located to avoid entrapment areas and other conditions where personal security is potentially a problem. Pedestrian -scaled lighting or other measures may be needed to enhance security. d Design to mitigate noise. Locate and/or shield noise producing mechanical equipment such as fans, heat pumps, etc., to minimize sounds and reduce impacts to adjacent dwelling units. e. Dumpster storage areas. i. Dumpster storage areas must be provided on-site for all multi -family development. ii. Dumpster storage areas must be sized to accommodate the minimum dumpster sizes for garbage, recycling, and composting (see TMC 18.50.180, Recycling Storage Space for Residential Uses). MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 33 93 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2. Screening. a. Service area screening is required for all exterior service areas, as follows: i. A structural enclosure must be constructed of masonry, heavy -gauge metal, or decay - resistant material that is also used with the architecture of the main building. Alternative materials other than those used for the main building are permitted if the finishes are similar in color and texture or if the proposed enclosure materials are more durable than those for the main structure. The walls must be sufficient to provide full screening from the affected roadway, pedestrian areas or adjacent use, but must be no greater than seven feet tall. [See Figure 2.6.A.3 below]. ii. Gates must be made of heavy -gauge, site -obscuring material. Chain link or chain link with slats is not an acceptable material for enclosures or gates. iii. Where the interior of a service enclosures is visible from surrounding streets, pathways, and residential units, an opaque or semi-opaque horizontal cover or screen must be used to mitigate unsightly views. The horizontal screen/cover should be integrated into the enclosure design (in terms of materials and/or design). iv. Collection points must be located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle vehicular traffic, or does not require that a hauling truck project into any public right-of-way. Ensure that screening elements allow for efficient service delivery and removal operations. v. The service area must be paved. b. The sides and rear of service enclosures must be screened with landscaping at least five - feet wide in locations visible from the street, parking lots, and pathways to soften views of the screening element and add visual interest. DESIGN MODIFICATIONS will be considered provided the enclosure and landscaping treatment meet the intent of the guidelines and add visual interest to site users. Figure 2.6.A.2 Utility meter location and screening - good and bad examples. "WI t�.�. 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines (04000152)_Draft_21-0309_v2.docx 94 Page 34 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 2.6.A.2 Utility meter location and screening - good and bad examples. Figure 2.6.A.3 Acceptable screening enclosures. All examples use durable and attractive enclosures with trees and shrubs to soften views of the enclosures from the side. Image C and D use a trellis and weather protection structure on top - a desirable feature particularly where the top of the enclosures are visible from surrounding buildings, streets, and pathways (due to topography or building heights). MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 35 95 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES B. Roof -mounted mechanical equipment. 1. All rooftop mechanical equipment, including air conditioners, heaters, vents, and similar equipment must be fully screened from public view at the street level. 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 36 96 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.7 - Landscaping Intent • To create an attractive pedestrian environment throughout Tukwila South. • To promote the use of native, low -maintenance, and drought -tolerant plants. • To encourage abundant and colorful landscaping in site and development design. • To utilize vegetation to reduce the impact of development on drainage systems and water quality. • To mitigate the negative impacts of parking lots on the streetscape. Design Criteria A. General guidelines. 1. Green roofs. Landscape plantings on roofs is encouraged. 2. Mature trees. Developments are encouraged to preserve mature stands of trees and integrate them into the development as an amenity. Developments must also comply with applicable tree requirements of TMC Chapter 18.54, Urban Forestry and Tree Regulations. 3. Foundation screening. All street -facing elevations should have landscaping along any exposed foundation, except those areas that provide access for pedestrians or vehicles to the building. Figure 2.7.A Foundation planting examples. Left: Foundation with adequate landscape screening. Right: Foundation with inadequate landscape screening. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 37 97 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.8 - Fences, Walls & Hedges Intent • Minimize the negative visual impacts of fences, walls, and hedges on the street and pedestrian environment. • Protect life and secure property while protecting the public from hazardous fences and walls. • Increase visibility in appropriate circumstances to increase public safety and deter crime. • Promote and enhance Tukwila South as a walkable place and enhance the pedestrian environment and general appearance of residential development. • Reduce impacts on the pedestrian experience that may result from taller fences and walls. • To ensure that site features such as walls, fences, hedges, gates, and screens are well constructed and easily maintainable. Relation to Other Codes Refer to TMC 18.50.070(A), Yard Regulations, for other fence requirements near streets. Design Criteria A. General guidelines. 1. 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 MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 38 98 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES treatments will be considered provided they provide superior screening of the retaining wall and enhance the streetscape. 3. Fences should be located at least five feet from the top edge of retaining walls. DESIGN MODIFICATIONS will be considered provided they meet the intent of the Guidelines. Figure 2.8.B Appropriate retaining wall terracing. In Image A the retaining wall textures, landscaping, and terracing mitigate the height of the walls and their relationship to the pedestrian sidewalk. Image B shows walls of multiple scales - low terraces near a pathway, and larger terraces with landscaping bordering a large common outdoor recreation areas. Image C is a large wall located away from streets and trees but still highly visible from a distance, and uses an combination of terracing, texture, and landscaping to effectively soften the wall's appearance. Image D illustrates an acceptable alternative design with minimal terracing in a service and parking area located away from public streets. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 39 99 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Image E has an unacceptable wall with large terracing intervals close to a street, landscape features which do not provide effective softening, and a lack of details to add visual interest. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 40 100 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2.9 - Outdoor Lighting Intent • Protect against light pollution and reclaim the ability to view the night sky and thereby help preserve the quality of life and scenic value of this desirable visual resource throughout the region and nearby natural open spaces. • Help protect and enhance human health and wellness and wildlife habitation and migration by minimizing light pollution and its impact on all forms of life. • Promote lighting practices and systems to conserve energy, decrease dependence on fossil fuels, and limit greenhouse gas emissions. • Ensure that sufficient lighting can be provided where needed to promote safety and security on public and private property, and to allow for reasonable lighting outdoor activities. • Provide attractive lighting that supports and enhances the urban environment, emphasizes architectural elements, and encourage pedestrian activity and wayfinding beyond daylight hours, especially during the long nights of Pacific Northwest winters. 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 41 101 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 42 102 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 4. Outdoor rope and string lights for outdoor seating and gathering areas. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 43 103 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES PART 3 - BUILDING DESIGN 3.1 - Building Massing & Articulation Intent • To employ facade articulation techniques that reduce the perceived scale of large buildings and add visual interest from all observable scales. • To create clear and welcoming building entries. Design Criteria A. Facade articulation. Residential buildings must include facade articulation features at maximum 30 -foot intervals to create a human -scaled pattern. This guideline applies to building elevations facing public streets, private roadways, parks and containing primary building entrances. At least three of the following articulation features must be employed: 1. Use of windows and/or entries. 2. Use of weather protection features. 3. Use of vertical piers/columns (applies to all floors of the facade, excluding upper level stepbacks). 4. Change in roofline per subsection (D) below. 5. Change in building material, siding style, and/or window pattern (applies to all floors of the facade, excluding upper level stepbacks). 6. Vertical elements such as a trellis with plants, green wall, art element that meet the intent of the guideline. 7. Providing vertical building modulation of at least 12 -inches in depth if tied to a change in roofline per subsection (D) below or a change in building material, siding style, or color. Balconies maybe 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 44 104 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 45 105 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 45 105 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES B. DESIGN MODIFICATION criteria associated with articulation guidelines. The following criteria will be considered in determining whether the proposed articulation treatment meets the "intent" of the Guidelines: 1. Consider the type and width of the proposed articulation treatment and how effective it is in meeting the intent given the building's current and desired context (per the Comprehensive Plan and the Tukwila South Development Agreement). 2. Consider the size and width of the building. Smaller buildings warrant greater flexibility than larger buildings. 3. Consider the quality of facade materials in concert with doors, windows, and other facade features and their ability to add visual interest to the street from a pedestrian scale and more distant observable scales. 4. Consider the public visibility of the particular building elevation. Facades 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 46 106 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 IL - 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 47 107 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 48 108 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 49 109 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES D. Roofline modulation. Roofline modulation is not required on all buildings. However, it can be used as one of the facade articulation features in subsection (A) above. In order to qualify as an articulation feature, rooflines must employ one or more of the following: 1. For flat roofs or facades with horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is either: a. Three -feet when combined with vertical building modulation techniques described in subsection 3.1(A)(7) above. b. Otherwise, the greater of four -feet or 0.2 multiplied by the wall height. 2. A pitched roofline or gabled roofline segment of at least 20 -feet in width. Buildings with pitched roofs must include a minimum slope of 4:12 and feature modulated roofline components at the interval required per the applicable guideline above. 3. A combination of the above. DESIGN MODIFICATIONS will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest. Figure 3.1.D Acceptable examples of roofline modulation. A IN PIN? ' Ef 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 illustrates a pitched roof example and the right building illustrates a flat roof example. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx 110 Page 50 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 51 111 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 3.2 - Building Details Intent • To encourage the incorporation of design details and small-scale elements into building facades that are attractive at a pedestrian scale. Design Criteria A. Cornice/roofline design. Buildings employing a flat roof must employ a distinctive roofline that effectively provides an identifiable "top" to the building. This could include a traditional cornice line or a contemporary design that effectively defines the top of the building. 1. Such rooflines must be proportional to the size and scale of the building. 2. Understated cornice lines are permitted depending on the materials and design of the base and middle elements in reinforcing the facade configuration. 3. Rooftop solar units are permitted, provided the placement and design of units visible from the surrounding streetscape are carefully integrated into the overall design concept of the building. Figure 3.2.A below illustrates acceptable and unacceptable examples. Figure 3.2.A Examples of buildings employing confident and distinctive rooflines. Building A uses a traditional cornice along with upper level building at the right corner, and the left portion uses a very simple cornice line to complement the upper level setback on the left corner. Building B uses a traditional cornice line along with pitched roof forms. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 52 112 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.2.A Examples of buildings employing confident and distinctive rooflines. Building C uses a slight upper level modulation along with color and material change to create a distinctive roofline. Building D does not use any effective technique to distinguish the roofline. B. Articulated building entries. The primary building entrance must be designed as a clearly defined and demarcated standout architectural feature of the building. Such entrances must be easily distinguishable from private residential entrances on the building. Such entries must be scaled proportional to the building. See Figure 3.2.B below for good examples. Figure 3.2.B Acceptable building entry examples. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 53 113 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.2.B Acceptable building entry examples. • rwarr��� El —a--iriega MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 54 114 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 3.3 - Window Design Intent • To integrate window design that adds depth, richness, and visual interest to the facade. Design Criteria A. All windows must employ designs that add depth and richness to the building facade. At least one of the following features must be included to meet this requirement: 1. Recess windows at least two -inches from the facade. 2. Incorporate window trim (at least three -inches wide) around windows. 3. Incorporate other design treatments that add depth, richness, and visual interest to the facade. B. Highly reflective glass 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 55 115 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 3.4 - Materials Intent • To encourage the use of durable, high quality, and urban building materials that minimize maintenance cost and provide visual interest from all observable vantage points. • To promote the use of a distinctive mix of materials that helps to articulate facades and lends a sense of depth and richness to the buildings. • To place the highest priority in the quality and detailing of materials on the first floor at the pedestrian scale. 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). MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx 116 Page 56 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES B. Metal siding. Metal siding may be used on all building elevations provided it complies with the following guidelines: 1. It must feature visible corner molding and trim and does not extend to the ground level of non-residential and mixed-use buildings and no lower than two -feet above grade for residential buildings. Masonry, concrete, or other durable material must be incorporated between the metal siding and the ground plane. 2. Metal siding must be factory finished, with a matte, non -reflective surface. DESIGN MODIFICATIONS will be considered provided the material's integration and overall facade composition meets the intent of the Guidelines. Figure 3.4.B Acceptable metal siding examples Examples above integrate a range of metal siding with masonry and other materials. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 57 117 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 58 118 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES D. Cementitious wall board paneling/siding. Cementitious wall board paneling/siding may be used provided it meets the following provisions: 1. Cement board paneling/siding may not be used on ground level facades containing non- residential uses. 2. Cement board paneling/siding may be the dominant exterior material but must be integrated with other acceptable materials (specifically, up to 70 -percent of non -window exterior materials may be cement board paneling/siding). Where cement board paneling/siding is the dominant siding material, the design must integrate a mix of colors and/or textures that are articulated consistent with windows, balconies, and modulated building surfaces and are balanced with facade details that add visual interest from the ground level and adjacent buildings. DESIGN MODIFICATIONS will be considered provided the material's integration and overall facade composition meets the intent of the guidelines. Figure 3.4.D Acceptable and unacceptable cementitious wall board examples. 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 59 119 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.4.D Acceptable and unacceptable cementitious wall board examples. The Image C building uses different color panels effectively to emphasize the facade's fenestration and modulation patterns. The wall board panels covering a large area in a single color as in Image D would not meet the intent of the guidelines. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 60 120 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 3.5 - Blank Wall Treatment Intent • To avoid untreated blank walls. • To retain and enhance the character of streetscapes. Design Criteria A. Blank wall definition. "Blank wall" means a ground floor wall or portion of a ground floor wall over 10 -feet in height and a horizontal length greater than 15 -feet and does not include a transparent window or door. Figure 3.5.A Blank wall definition. r I I C I I BLANK WALL ro I 1 L - J 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). MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 61 121 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.5.B Blank wall treatment examples. Image A uses an artistic mural and Image B uses a landscape planting bed. Image C includes a landscape planting bed with shrubs too low to meet the screening requirement. Image D includes simple detailing (color changes) and a landscape planting bed which are ineffective in screening or treating the blank wall. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 62 122 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 3.6 - Structured Parking Design Intent • Maintain "eyes on the street" for safety. • Reduce the visual impact of structured parking facilities on the streetscape and residential environment. • Create a welcoming, safe, convenient, and comfortable pedestrian environment. • Integrate the design of parking structures with surrounding development. • 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 63 123 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 2. Second choice. Liner building designs that wrap residential units around an internal parking structure is an effective design tool to hide parking and thus is acceptable. See examples in Figure 3.6.A.2. Figure 3.6.A.2 Liner building examples. Images A -D above and below illustrate liner buildings, with residential and/or mixed -uses wrapping the parking garages. Image C illustrates another Texas Donut example. Note the courtyard design between the parking garage and the wrapping multi -family building on the left. Towards the right, the parking garage is accessed from an alley. 3. Third choice. While exposed structured parking facilities are prohibited along public and private street frontages and adjacent to recreation space, such exposed facilities are acceptable along other elevations provided they are integrated into the design of the building. Specifically: Employ 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 MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 64 124 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 65 125 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Figure 3.6.B Acceptable parking garage entries Examples of garage entries well integrated into the building's design and featuring good pedestrian visibility. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 66 126 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES C. Free-standing parking garages. Free-standing parking garages may be acceptable provided: 1. They are located away from public streets, generally behind other structures. 2. They comply with applicable building design provisions in Sections 3.1, 3.2, 3.4, and 3.5, except: a. Less visible parking garage elevations warrant greater flexibility in the application of the building design guidelines. b. Parking garages are subject to articulation intervals (see Section 3.1.a) of 60 feet minimum (instead of 30 feet) and only two articulation features are required. Greater flexibility may be given to less visible c. Parking garages more than 120 feet from a public street or not visible from a public street are exempt from the maximum facade width guidelines in Section 3.1.b. d. Landscaped buffer elements including landscaped setbacks with tall evergreen plantings and/or trellis structures with vine plants are encouraged. Figure 3.6.0 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 67 127 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES PART 4 - TOWNHOUSE DESIGN Relation to Other Guidelines Townhouse developments are subject to applicable Guidelines in Part 2 and Part 3 of this document, except some Guidelines below supersede them as they are specific to townhouses. 4.1 - Facade Design & Articulation Intent • To enhance the character of 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 68 128 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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). MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 69 129 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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 MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 70 130 DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES 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. MAKERS architecture and urban design R7 Tukwila South Residential Guidelines(04000152)_Draft_21-0309_v2.docx Page 71 131 132 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AS STATED HEREIN AND AS CODIFIED IN VARIOUS SECTIONS OF TUKWILA MUNICIPAL CODE (TMC) TITLE 18, "ZONING" (18.41.080, 18.41.090, 18.41.100, 18.50.083 AND 18.52.040), TO SET DEVELOPMENT STANDARDS FOR MULTI -FAMILY RESIDENTIAL DEVELOPMENTS IN THE TUKWILA SOUTH OVERLAY ZONE; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan; and WHEREAS, the City also desires that its Zoning Code include development standards and design guidelines for residential uses in the Tukwila South area; and WHEREAS, Ordinance No. 2235 amended Title 18, "Zoning," of the Tukwila Municipal Code (TMC) in 2009 to implement the Tukwila South Master Plan by creating the Tukwila South Overlay (TSO) zone and to integrate regulations for that district with the existing code; and WHEREAS, Table 18-6, "Land Uses Allowed by District," was amended by Ordinance No. 2235 to allow multi -family dwellings, including multi -family units above office and retail uses, senior citizen housing and assisted living facilities for seniors to be permitted in the Tukwila South Overlay zone after a residential design manual with criteria for approval is adopted by ordinance; and WHEREAS, when Ordinance No. 2235 adopted the TSO zone and standards in 2009, it was expressly contemplated that development standards regarding residential uses would be adopted in the future; and WHEREAS, the Tukwila South Project Draft Environmental Impact Statement (DEIS) was issued April 5, 2005, the Final EIS was issued on July 7, 2005, and an Addendum to the Final EIS was issued on September 23, 2005; and CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 1 of 15 133 134 WHEREAS, on July 19, 2021, the City was informed by the Washington State Department of Commerce that it had met the Growth Management Act notice requirements under RCW 36.70A.106; and WHEREAS, on June 10, 2021, the Tukwila Planning Commission, following adequate public notice, held a public hearing to receive testimony concerning amending the Tukwila Municipal Code and at that meeting adopted a motion recommending the proposed changes; and WHEREAS, on September 13, 2021, the Tukwila City Council, following adequate public notice, held a public hearing to receive testimony concerning the recommendations of the Planning Commission; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Chapter 18.41.080 Amended. Ordinance Nos. 2580 §3 and 2235 §10 (part), as codified at Tukwila Municipal Code (TMC) Section 18.41.080, "Design Review," subparagraph E.9, are hereby amended to read as follows: E.9. Substantial conformance with the criteria contained in the Tukwila South Design Manual for commercial development, the Tukwila South Residential Design Guidelines, or other Design Manual as stipulated by TMC Chapter 18.60. Section 2. Chapter 18.41.090 Amended. Ordinance Nos 2580 §4 and 2235 §10 (part), as codified at TMC Section 18.41.090, "Basic Development Standards," are hereby amended to read as follows: 18.41.090 Basic Development Standards A. Residential Uses. 1. Residential use development on those all lands located in within the ISO Mi SeaTac to the east of Interstate 5, shall conform to the following development standards set forth in TMC Section 18.41.090.A and the Tukwila South Residential Design Guidelines. Modifications to these standards are available pursuant to TMC Section 18.41.100, "Modifications to Development Standards through Design Review." 2. The development standards herein are based on the height of new residential buildings. Specifically: a. Buildings three stories or less are subject to townhouse and low-rise b. Buildings between four to seven stories are subject to mid -rise c. Buildings eight stories or taller are subject to high-rise standards. standards. standards. CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 2 of 15 d. For buildings with a varying number of stories, the tallest number of stories shall determine which set of standards apply. I of prep minimi im 9,600 sq. ft. Lot area per unit (multi family, except 2,000 sq. ft. Average lot width (minimum 20 ft. street frontage width) 60 feet Setbacks, minimum: • Front 1st floor 15 feet • Front 2nd floor 20 feet • Front 3rd floor 30 feet • Front 4th floor /15 feet • Second front 1st floor 7.5 feet • Second front 2nd floor 10 feet • Second front 3rd floor 15 feet • Second front 4th floor 22.5 feet • Sides 1st floor 10 feet • Sides 2nd floor 20 feet • Sides 3rd floor 20 feet • Sides 4th floor 30 feet • Rear 1st floor 10 feet • Rear 2nd floor 20 feet • Rear 3rd floor 20 feet • Rear 4th floor 30 feet Height, maximum /15 feet 50% maximum (except senior citizen housing Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet Recr tion space 160 sq. ft. for a 1 bedroom; 200 sq. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TMC Section 18.14.030, subparagraphs 2, 3 and 4. Maximum building length 50 feet; 200 feet if modulated. CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 3 of 15 135 See TMC Section 18.50.083 for modulation requirements. Off street parking: • Residential 1 stall per studio unit. 1.5 stalls per 1 bedroom unit. 2 stalls per 2 units or more. • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street -- Chapter 8.22, "Noise", and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21 C RCW, been adequately mitigated. 2. Standards for residential uses on lands not included in the scope of TMC Section 18.41.090 (A)(1) shall be developed at a later date. B. Non-residential Uses: Lot N/A Setbacks: 15 feet* Second Front adjacent to a public street 15 feet* Sides None*; increased to 10 feet if non ISO Zoned property Rear None*; increased to 10 feet if non TSO zoned property Height 125 feet Landscaping: Fronts adjacent to a public street 15 feet Side None; increased to 10 feet if non ISO zoned property Rear None; increased to 10 feet if adjacent to residential use or non ISO zoned property Recycling/Solid Waste Space requirements chapter for requirements Off street parking: See TMC Chapter 18.56 CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton 136 Page 4 of 15 Table 18.41.090 Tukwila South Overlay Residential Development Standards Standard TSO TSO TSO Townhouses & Low-rise Mid -rise High-rise (3 stories or less) (4-7 stories) (8 or more stories) Setbacks/yards, minimum (feet) Front' 15 15 15 10 10 10 Arterial streets All other streets Side2 5 n/a 53 154 53 154 Up to 3rd story ............................................................................................................................................................................................................................................................................................................................................................................................................................................................. 4th story and above Rear3 5 n/a 53 154 53 154 Up to 3rd story ..................................................................................................................................................................................................................................................................................................................................................................................................................._........................................... 4th story and above 1 In the event modifcation is pursued under TMC Section 18.41.100, front setbacks may be reduced to no less than 5 feet. multi -family dwelling units that have solar 2 Structures or portions of structures containing access only from a side or rear setback -facing window(s) must be set back at least 15 feet from side and rear property lines. Structures must also maintain at least 15 feet of separation from adjacent structure elevations that provide the only solar access for a multi -family dwelling unit. See the Tukwila South Residential Guidelines for a graphic example. 3 When adjacent to a townhouse, the minimum setback is 15 feet. than 35 feet must 4 When adjacent to a townhouse, the setback for portions of a structure taller increase by 1 foot for each additional 1 foot in building height. Building height, maximum (feet) Building Height 45 85 125 CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 5 of 15 137 Standard TSO TSO TSO Townhouses & Low-rise Mid -rise High-rise (3 stories or less) (4-7 stories) (8 or more stories) Outdoor lighting height, maximum (feet) Light poles in parking 20 20 20 areas Light poles along 12 12 12 pedestrian walkways, trails, plazas building entries, and other pedestrian -oriented areas Building wall -mounted 15 15 15 lighting Building mounted No limit No limit No limit lights fully recessed (feet) into the underside of a ceiling, soffit, or overhang Building length, maximum Maximum building 200 200 200 length unit, minimum square footage (see TMC Section 18.41.090.3 for more Recreation space per information)'' 8 Residential development must provide on -sites and off-site10 Recreation space Senior citizen housing recreation space at the following standard: per unit. • 200 square feet total. • 75 square feet per unit, on-site. • 125 square feet per unit, off-site. must provide 100 square feet of recreation space 8 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 1/4 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. space for active and passive recreation 9 Recreation area provided on-site must be functional purposes and located within the same parcel or tract as the proposed development. 10 The Director may approve the required off-site recreation area to be located on-site provided that the recreation space meets the design guidelines set forth in this chapter. If off-site recreation space is approved to be located on-site, that space must be active outdoor recreation space. As part of any proposal to allow off-site recreation area to be constructed on-site, the applicant shall demonstrate why off-site recreation space is impractical to be provided, due to geography, accessibility, and/or costs. CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton 138 Page 6 of 15 Standard TSO Townhouses & Low-rise (3 stories or less) TSO Mid -rise (4-7 stories) TSO High-rise (8 or more stories) Parking spaces per dwelling unit, minimum Studio 1 -bedroom 2 -bedroom 3 -bedroom 1 1 1.5 1.5 2 2 2 3. Off -Site Recreational Area Requirements. The following requirements would apply to Off -Site Recreational Areas within the TSO district: a. Off -Site Recreational Area Conditions: (1) Off-site recreation areas must be accessible within 1/4 mile for a children's play area up to 1/2 mile for all other offsite recreation areas as measured from the closet structure containing residential units; accessory buildings such as fitness centers, parking garages, utility structures, etc. will not qualify. 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 1/2 mile perimeter measurement of the proposed residential project as measured along existing or future sidewalks and trails. Reference the City of Tukwila's "Parks, Recreation and Open Space Plan." (2) A recreation area constructed in fulfilment of this requirement should be designed to serve the neighborhood in which it is located. The space may be privately - owned, provided residents living in the area have access. New improvements must be located adjacent to, and highly visible from, a street (public or private) or public trail. The exact facilities to be located will be evaluated during the design review and/or platting process and will be scaled appropriately to the overall size of the recreation area provided. b. Minimum Off -Site Recreational Area Design: Minimum size requirements apply: 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 1/4 -acre spaces should provide active and passive recreational facilities such as those depicted in the list below: (1) Children's play equipment (2) Picnic areas and/or tables (3) Benches (4) Pea patch/other specialized community garden (5) Grassy area for active recreation (6) Trails (7) Other amenities the Director determines meet the goal of providing active recreation opportunities CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 7 of 15 139 c. Larger Off -Site Recreational Areas: (1) 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 1/4 -acre size minimum, may be banked toward future development for an indefinite period. (2) Should a larger, consolidated recreation area of 2.0 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. (3) If a project constructs a recreation area of less than 2.0 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. (4) 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 in this Chapter) 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 Section 18.45.120 (5) 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, craft 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, and 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: Construction of off-site recreation space must meet the following timelines. (1) For sites under 2.0 acres in area, the off-site recreation space must be constructed and receive final construction permit approval prior to the issuance of certificate of occupancies for any project receiving credit for the off-site recreation space. (2) For sites equal to or in excess of 2.0 acres, the City will permit delayed construction of the off-site recreation space as follows: (a) Construction permits must be applied for within two years of the associated residential project(s) using such off-site recreation space to satisfy their recreation space requirement and receiving certificate(s) of occupancy. Provided: i. A financial guarantee (bond, assignment of account, irrevocable standby letter of credit, or cash), acceptable to the Director, in an amount necessary to complete the off-site recreation improvements is provided to the City. CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton 140 Page 8 of 15 ii. The owner of the property for the off-site recreation area has provided an appropriate legal mechanism acceptable to the City to access the identified off-site recreation area, such as an easement, at no cost, and to construct the off-site recreation space improvements in the event that the applicant and/or property owner have not completed the improvements within the prescribed timelines. iii. The requirements in TMC Section 18.41.090.A.3.d.(a).i and ii are not required if the permits for off-site recreation space have received final approval by the City. (3) No additional residential projects within the 1/2 mile radius of the deferred off-site recreation area will be allowed to move forward with construction until such off-site recreation space construction has been completed. (4) Construction of the off-site recreation improvements must be completed 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 in this Chapter (1/2 mile from closest perimeter of a residential project). Only the areas of improvement within a sensitive area tract would count towards the recreation space requirement, not the entire tract. 4. Performance Standards: Use, activity, and operations within a structure or a site shall comply with: (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants; (2) TMC Chapter 8.22, "Noise"; and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21 C RCW, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated B. Connectivity and Circulation Guidelines. 1. Any development with a residential component shall front a roadway that meets City approved public or private street standards. 2. 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. CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 9 of 15 141 3. 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 may review and approve new curb cut location(s) along such street frontage, subject to intersection spacing and site distance standards. 4. 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. 5. Future block development is encouraged to create a maximum block perimeter X 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. 6. Permanent dead-end streets should be avoided, if possible. 7. 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. 8. 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. BLOCK EXAMPLE: CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton 142 Page 10 of 15 Section 3. Chapter 18.41.100 Amended. Ord. No. 2235 §10 (part), as codified at TMC Section 18.41.100, "Modifications to Development Standards through Design Review," is hereby amended to read as follows: 18.41.100 Modifications to Development Standards through Design Review A. An applicant may request a modification to the Basic Development Standards established by TMC Section 18.41.090 as part of a design review application. The applicant shall submit a written description of the proposed modification and address the decision criteria stated below in subsection 818.41.100.8; the Director may condition the approval of a modification request when such conditions are necessary to achieve conformity with these decision criteria. B. The Director may grant modifications to the Basic Development Standards established by TMC Section 18.41.090 for individual cases provided that, for development of a residential use, the Director shall find that either the modification is allowed because it results in a more thoughtful urban design for the project consistent with the Tukwila South Residential Design Guidelines, or that all five criteria below are met and, for development of a non-residential use, the Director shall find that all five criteria below are met: 1. The modification is required due to unique circumstances related to the subject property that create significant practical difficulties for development and use otherwise allowed by this code; 2. The modification conforms to the intent and purpose of the Tukwila South Master Plan, any applicable development agreements, and this code; 3. The modification will not be injurious to other property(s) in the vicinity; 4. The modification will not compromise the current or reasonably anticipated provision of circulation, access, utility service or any other public service; and 5. An approved modification shall be the minimum necessary to ameliorate the identified practical difficulties giving rise to the request. Section 4. Chapter 18.50.083 Amended. Ordinance Nos. 2580 §5, 2199 §16, and 1758 §1 (part), as codified at TMC Section 18.50.083, "Maximum Building Length," are hereby amended to read as follows: 18.50.083 Maximum Building Length In the MDR; and HDR zone, and TSO zone with underlying LDR zone on land that adjoins the City of SeaTac, the maximum building length shall be as follows: CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 11 of 15 143 For all buildings except as described below: MDR HDR TSO with underlying LDR 50 ft. 50 ft. 50 ft on land that adjoins zone the City SeaTac of Maximum building length with bonus for modulating off -sets: • For structures with a maximum building height of 2 stories or 25 feet, whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR HDR TSO LDR .100 ft. 200 ft. 200 ft with underlying _ _ _ _ the City of SeaTac • For structures with a building height over 2 stories or 25 feet, whichever is less, with a horizontal & vertical modulation of 4 feet or an 8 -foot modulation in either direction MDR HDR TSO LDR .100 ft. 200 ft. 200 ft. with underlying _ _ _ the City of SeaTac • For townhouse structures with horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR HDR 80 ft. 125 ft Maximum building length with bonus for modulating off -sets: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). Section 5. Chapter 18.52.040 Amended. Ordinance Nos. 2580 §6 and 2523 §8, as currently codified at TMC Section 18.52.040, "Perimeter and Parking Lot Landscaping Requirements by Zone District;" and Ordinance Nos. 2442 §1, 2251 §61, 2235 §13, and 1872 §14 (part), as then codified at TMC Section 18.52.020, "Perimeter Landscaping Requirements by Zone District," are hereby amended to read as follows and codified as TMC Section 18.52.040: 18.52.040 Perimeter and Parking Lot Landscaping Requirements by Zone District In the various zone districts of the City, landscaping in the front, rear and side yards and parking lots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28. Additional landscape requirements apply in the Shoreline Overlay District, as directed by TMC 18.44.060, "Vegetation Protection and Landscaping." CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 12 of 15 144 18.52.040 Perimeter and Parking Lot Landscaping Requirements by Zone District ZONING DISTRICTS FRONT YARD (SECOND FRONT) (linear feet) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCAPING FOR PARKING LOTS (square feet) LDR (for uses other than residential) 152 Type I 10 10 Type I 20 per stall for non-residential uses; 15 per stall if parking is placed behind building MDR 151,2, 11 Type I 10 10 Type I Same as LDR HDR 151,2,11 Type I 10 10 Type I Same as LDR MUO 15 (12.5)2'11 Type!' 64 64,11 Type l' 20 per stall adjacent to street; 15 per stall if parking is placed behind building 0 15 (12.5)2 Type!' 64 64 Type!' Same as MUO RCC 20 (10)2' 3 Type!' 64 1011 Type II Same as MUO NCC 104'11 Type 17,13 04 0411 Type II Same as MUO RC 10 Type 1t3 64 04 Type 118 Same as MUO RCM 10 Type! 64 04 Type 118 Same as MUO C/LI 15 Type 16 65, 12 05, 12 Type 118 15 per stall; 10 per stall for parking placed behind building LI 152 Type 11 04,12 04,12 Type III 15 per stall; 10 per stall for parking placed behind building HI 152 Type!! 04,12 04,12 Type III 15 per stall MIC/L 105 Type 11 05.12 05,12 Type Ill 10 per stall MIC/H 105 Type 11 05'12 05'12 Type Ill 10 per stall TUC - See TMC Chapter 18.28 TVS 1_52 3 Typo IF 04 84 Type III Same -as C/LI TSO 1-52-5 Type II 04u 0415 Type III Samc as C/LI for non residential uses. Same as LDR for residential uses. TVS - See TMC Chapter 18.40 ISO - See TMC Chapter 18.41 Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.120.C. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.120.C. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.120.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian -oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 13 of 15 145 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 9. Only required along public streets. 10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non -TSO zoning. 11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC Section 18.52.120.D are met. 13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. Section 6. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 7. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 8. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 14 of 15 146 PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2021. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk Allan Ekberg, Mayor APPROVED AS TO FORM BY: Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Office of the City Attorney Attachment: Tukwila South Residential Design Guidelines dated March 9, 2021 CC: Legislative Development\Tukwila South Multi -Family Residential Development 9-7-21 MB:bjs Review and analysis by Barbara Saxton Page 15 of 15 147 148 June 7, 2021 City of Tukwila Planning Commission do Maxwell Baker & Wynetta Bivens Max.BakerfffukwilaWA.gov Wynetta.Bivens@TukwilaWA.gov RE: Residential Design Standards and Guidelines for Tukwila South Overlay District Dear Planning Commissioners: As you are aware, Segale Properties LLC has been working with City Staff to create, process and adopt residential design standards and guidelines for Tukwila South. At the last public hearing on March 22, 2021, Segale raised concerns about several standards and the Planning Commission directed Segale and City Staff to work together to address these concerns prior to the June 10, Planning Commission meeting on the same subject. Although Segale and City Staff resolved a majority of the concerns raised, there are two items that remain unresolved and that we were directed to bring to your attention in the form of this written comment letter. These issues are (1) the size threshold for larger off-site recreation areas, and (2) the maximum allowable block perimeter. As described in detail below, Segale's primary outstanding concern pertains to the size threshold between larger and smaller off-site recreation areas — City Staff prefers 2.5 acres while Segale prefers 2.0 acres. This difference in size has significant impacts that will adversely impact future development of a keynote park. Additionally, Segale remains concerned about the standard governing maximum block perimeter. After additional careful study of the impact of this standard, it generally appears workable, but we flag it for the Planning Commission because it still may preclude desirable development in the future. Given the Planning Commission's direction to Segale and City Staff to work together, we also think it is important to provide a summary of these efforts. Segale and City Staff met initially on May 6th, where Segale walked staff through their detailed reasoning for all the comments that were made on the previous Staff Report. It is Segale's understanding that Staff's intent was to take our feedback and provide a draft staff report on which we could provide further comments on by May 17th, assumably giving Segale and the City time to work through any remaining issues. A draft copy of the staff report was provided to Segale on May 24th and although many of Segale's concerns were either accepted by Staff or addressed with acceptable alternative language, there were two remaining issues that Segale and the City could not come to {04214800.DOCX;2 } 1 149 agreement on. Nonetheless, we were informed that Staff's comments as presented in that May 24th staff report would be presented to the Planning Commission and that any issues with the staff report recommendations would need to be reflected in a letter to the Planning Commission. As relevant historic background, recall that a Preliminary Plat was previously approved and remains valid for the creation of tracts and developable lots that encompass Tukwila South. Unlike a typical Preliminary Plat, the Tukwila South Preliminary Plat was approved after substantial review and approval of engineering work related to Tukwila South's road and utility improvements. That work was all completed, and road and utility improvements are in place, except for two future private streets shown on the Preliminary Plat. Tukwila South also has an approved and recorded Phase 1 final plat that created 3 legal lots, 14 Future Development Tracts (FDTs), and 5 Sensitive Area Tracts. Size of Larger Off-site Recreation Area As explained below, FDT 10 is planned as a future recreation tract that will be designed to integrate with an adjacent King County's fish mitigation and levy project that will result in additional open space. These improvements together, will result in one of the best parks in Tukwila, but the park is only feasible if the applicable development standards reasonably facilitate its development. City Staff's recommended standard does not accomplish this goal. Planning Commission may recall from the last hearing that residential projects within Tukwila South must provide 200 sq. ft. per unit of total "recreation area" as defined by city code. A minimum of 75 sq. ft. of the 200 sq. ft. requirement must be provided on-site or within the project boundaries. The developer can choose to provide more than the minimum of 75 sq. ft. per unit on-site if they so choose, up to the maximum of 200 sq. ft. per unit. However, if anything less than 200 sq. ft per unit is provided on-site, the developer can have the remainder of their recreation space requirement satisfied through provision of off-site recreation space on common owned property provided by the Tukwila South Owners Association. The timing of when this Owners Association provided offsite recreation space needs to be completed, either concurrently with project or later with guarantees, is tied to the size of the off-site recreation area. For smaller off-site recreation spaces, the City would like to see off-site recreation space provided in a timeframe which substantially correlates with the build -out of the residential project. This makes sense as the smaller the off-site recreation space is, the easier it should be to be provided by the Owners Association (Segale). Larger off-site recreation spaces provided by the Owners Association, which are more expensive and difficult to develop than the smaller off-site recreation spaces, were afforded a little more flexibility by the City regarding the timing associated with their final completion. {04214800.DOCX;2 } 2 150 Where Segale and the City differ is what acreage number to use for the smaller vs larger off- site recreation areas. The City believes that 2.5 acres should be the number which differentiates small from large, thus those off-site recreation areas which must be delivered with the project verses those that can be bonded (or other appropriate guarantee) and delivered later. Segale has requested 2.0 acres for the dividing line between larger and smaller parks and the corresponding delivery dates. Segale believes the park acreage number should be 2.0 acres for two reasons. First, we do not agree that the City's measurement of average city park size justifies using 2.5 acres over Segale's desired 2.0 acres. The City indicates that average parks in the City of Tukwila are 4.8 acres in size, thus suggesting they are being flexible on the park size issue, implying that a smaller park is not providing enough potential community benefit to justify more flexibility in its delivery date. What isn't provided by the City in their average park size information is the "useable area" of the parks they refer to in order to justify their desired 2.5 acre desired size. Many of the park areas mentioned have large areas of unusable space. For example, Tukwila Pond Park is identified on the City's website as a 25 -acre park, perhaps skewing the average park acreage number considerably, but most of it is wetland area, open water (stormwater), and only a small fraction of it, probably less than 2 acres, is indeed useable. Thus, the amount of "useable area" in the City's average park size of 4.8 acres is in question. Does 4.8 acres of average park size equate to 2.0 acres of active useable space? The second and more critical reason we are suggesting 2.0 acres verses 2.5 acres, is because the 2.0 -acre figure applies to a real future park within the Tukwila South project. This contemplated park area is identified as FDT-10 on our Phase 1 final plat (see below) and is approximately 1.66 acres in size. {04214800.DOCX;2 } 3 151 Q 4. / I - aanp/ � OC/Mil Plaffi w.a tvr SECTIONS 25 AND 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, WAIL, IND SECTIONS S AND 3, TOWNSHIP 22 NORTH, RAISES 4 EAST, W..M., CITY OF TURW/LA, KING COUNTY WASHINGTON. I SEE anew S oPsal ' I ` t..-. •pip?, - �..,, ac rm ms,m1on.i. /^ nu .1,7.). \ , N // ' k �� . // a ter. / 1 1 i ,l$ .. -I iii $X b // tell R4 2 �/ ,f /AO6•d9N / wow ..i,., SM.' NMI Off • OENO1E5 BRASS W UNLESS OOER96C 0' mn!e,wro• . ea, taw ..�* 5 t 0 41.07 0 ao ,,,Vb. qce sv: , 7/ 70 I �� S $$ '°aye `V'`•' ak xa wiw NOT A PART 35.2300036 ixtv LOT 1 % CCM _ 07.W •/ •bus . pP W Rm _ JASYMCI Mt �` Rum 4u a ,nioo ML NG 2915117.e0095; SA. s%9P °tmv pw O_ Rom, 07.\ Af.tt 602T213 Ai*. 9b.0Rb1 k,1Z7� Ir As indicated above, this future park area is immediately adjacent to and west of a planned King County acquisition of the GACO/Mitchell property that lies between Segale's FDT-10 park area and the Green River. The County is intent on purchasing the GACO/Mitchell parcel to create a fish mitigation/levy improvement project which will immediately abut against the future FDT-10 park. King County's timing of this acquisition and construction of the levy project is unknown. The future FDT-10 park area is surrounded by the remnant of Frager Road, which will be vacated at some point in the future, and upon that vacation the FDT-10 tract should increase in size by approximately .40 acres from 1.66 acres to approximately 2.06 acres if roughly half of the right of way reverts to Segale upon street vacation. All this acreage will be "useable" as {04214800.DOCX;2 } 4 152 park facilities as none of it is steep slope or other unusable area. This future park acreage is large enough to contain a variety of grassed play areas, play equipment, picnic areas, walking paths, a dog park area, and places to relax. Segale believes it is prudent to delay construction of the park on FDT-10 until the County has purchased and constructed the fish mitigation/levy layback project. Delaying timing of this park to correlate with the county's efforts will allow Segale to better "connect" with the County's fish mitigation/levy layback improvement with trails and planned park facilities. The County may also need to use our future park area for construction related access as they build the fish mitigation/levy layback project, and if the park were already built, it could be heavily impacted by these construction activities. Given that Segale knows the FDT-10 park would serve as offsite recreation space for future surrounding residential projects, we want to delay construction of this park to correspond with the County's future work. Thus, Segale suggested the 2.0 -acre verses the 2.5 -acre figure to better correlate acreage (and timing) with a future park project that will serve as off-site recreation area for residential development within Tukwila South. Maximum Block Perimeter of 1,800 lineal feet The Planning Commission may also recall at the last hearing City Staff were suggesting connectivity and circulation standards to promote adequate amounts of vehicle, bike and pedestrian circulation and connection facilities within Tukwila South as it builds out. Segale supports providing adequate amounts of vehicle, bike and pedestrian connections and circulation, but again has an issue with the City staff suggested block perimeter of 1,800 lineal feet. Our general objections to the City's 1,800 feet perimeter limit is that it reduces site planning flexibility and developable land efficiencies within Tukwila South for a potential large residential or mixed-use project. Segale is concerned that limiting the block perimeter to 1,800 feet along with the required pedestrian might create conflicts on portions of the Tukwila South site with residential building standards that allow for up to 200 -foot -long buildings. Residential developers prefer longer buildings, especially on flat ground, as it allows them to get more square footage into a single structure, increasing both development efficiencies and end -product affordability. In the past hearing, we suggested increasing the block perimeter allowance slightly to 2,000 feet to respond to concerns of how this block perimeter requirement would work on portions of our site such as our FDT -4 future development area, which is bound to the west by Southcenter Parkway and to the south by South 200th street. Segale developed the plan attached to the last page of this letter to illustrate our concern. The plan shows city staff's Block A and B concept in the staff report as applied to the FDT-4 {04214800.DOCX;2 } 5 153 land area. Existing curb cuts on Southcenter Parkway are utilized, as required by the Tukwila South approval, to show future access into the site. No access from South 200th is contemplated given intersection spacing standards and distance restrictions to the bridge over the Green River. With the City's 1,800 -foot perimeter block language and pedestrian requirements, the dimensions of the resulting developable land areas are shown on the attached plan. The block at the bottom of the drawing can accommodate a 200 -foot -long building oriented toward Southcenter Parkway, satisfying our concern, but just barely. A better relationship of building to the periodic pedestrian easements that would be necessary to satisfy the City's proposed language, is exhibited by the next block to the north. This second block north of 200th shows some distance between the edge of the building and the edge of the pedestrian easement, allowing for landscaping etc. Providing a little more flexibility in the block perimeter requirement by providing another 200 feet for a total of 2,000 feet provides us the flexibility to utilize the land area in FDT-4, and other areas within Tukwila South, to maximum efficiency while still providing for appropriate amounts of vehicle, pedestrian and bicycle circulation and connection. The Planning Director is allowed by the City's proposed language to provide some flexibility through a director's modification of the proposed 1,800 -foot perimeter standard, but Segale is concerned about moving ahead with a standard that we know may create conflicts with the ability to site 200 -foot -long buildings within specific of the project. While the flexibility allowed through a director's modification decision is appreciated, the development community views such processes with uncertainty due to the public notice, public input, and overall timing necessary for a director's modification to be carried out. Such uncertainty works against Segale Properties and the City's common goal of bringing first class investment and development to the Tukwila South project. Summary The big picture goal of this process is to assure the vision of Tukwila South is realized, which requires development standards and guidelines that consider prior approvals, existing conditions and build out, future plans, and market realities. The specific end goal of a residential design standard or guideline is to provide clear and concise information to the development community about the jurisdiction's expectations and that the standards and guidelines "work" for the project being contemplated. Segale appreciates the time and effort of City Staff, and the patience of the Planning Commission as we have worked together on multiple issues leading to the June 10, 2021 hearing. Nonetheless, Segale has very common sense, project related reasons for the last two areas of concern. We therefore urge the Planning Commission to advance the design standards and guidelines with Segale's above -requested revisions. {04214800.DOCX;2 } 6 154 r r r r L / SCALE 1' = 100' !_ AMS / EMS Id?liEGI 7 y 1708.66 LF BLOCK PERIMETER i 4 r f 8 f 8 8 w 8 .E'sEiaaar uIRE 1700.4E LF BLOCK PERMETER ,.._ __-__ ._ x;71 ----------- ~-~ 9.67' OVERLAP `^~~•...- 1 f' ITBL.65 LF BLOCK PERIME11:11 10' PENMAN PATH 1 1500 LF BLOCK PERIMETER 1 J 10PEDES - PATH IS' SETBACK (TYPICAL) SEtsiwic LFAIE 1100 LF BLOCK PERIMETER anti-st „,,.. War ,t,,..M.MA, 101,=14D1 1111.60t LAYOUT w•,,., {04214800.DOCX;2 } 7 155 156 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 157 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)." 158 2 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov PC Public Hearing 6/10/21 Page 3 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 159 PC Public Hearing 6/10/21 Page 4 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 160 Tukwila South Overlay District Design Guidelines & Development Standards a S auzj Aio J • • Vi I G. tzen cv+ V\S S alb urOL S Id _CtS Rd '1 -15 ,f 162 J8ti S .+A,'bisjs. S a^V 1,1: ✓ a co S a"b u151. S an.V 41st 1@41h Si S a'b 11151 C SO' gi m a S;AV Ili, h S 4,1V vial i 0 T9 r J. cr, PDQ Q '5C5C tea` (I% _ r S a^V 111LE w v, F u, n 4 i i C ▪ > O) ▪ ''' ki tl.11tE �,- s S enV 111fL ;, aAV Ptli.0 S 1981h St S P.nb fL'Sf - =71 — _BuIrtrOn_VitgaxSavila — _ ====EX2:21 oitt a -e -d CauT, — — — _ _ _ .3 ty...x fik 01(,--•""- Unizn Parttti 81 ill S DAV Put/ S aAV WC/. S "V *J S 40,V 4.1199 Pun S Id :s1c, c..NA S 416f SV flit, S 3AV LI1P6' S asv wet - 4.x.roct S jAV S aAV puze 07: 163 ===aczm 37-Pare7ci at..T1 — — — ,7) U -_. 0 . s aha put/ ell ill 2non PO,/ 015 S AVLCL S s 4.119EI S a4v,,11., Pun Vi.". SI Di S Id S 3AV LIIPP S :mg wet co CO CO c.) CO S Got/11121, St. ,;omte S puZe S Ij419E a 1 - 3 a S CCV S CCV MIZE! 164 Requirements for Residential Design Guidelines The current proposal would apply to all lands and underlying zoning within the TSO district, superseding the 2018 adoption. Commercial and industrial development uses permitted in the TSO district are reviewed using the existing standards in TMC 18.41.090 and the TSO District Design Manual, adopted April 13th, 2009. These standards for commercial development would not change as part of this proposal. Project Review • Applicant: Segale Properties and Makers consultants • Staff: Planning Division and NBBJ consultants • Numerous meetings over 2020-2021, with seven revisions drafted • 2/1 PCD meeting • 2/25 PC work session • 3/18 PC Public Hearing • 4/22 PC Public Hearing continuation • 6/10 PC Public Hearing DRAFT TUKWILA SOUTH RESIDENTIAL DESIGN GUIDELINES Draft February 9.2021- proposed changes tracked from April 2020 draft Organization of Design Guidelines • Design Topic (e.g. "Blank Wall Treatment") • Intent Statement: Guide the application of criteria to differing site circumstances in a consistent manner. • Design Criteria: General requirements to be met by development. • Modifications Development Standards Development standards for the TSO district are set forth in Chapter 18.41, include but not limited to: • Heights • Vehicle parking • Setbacks • Landscaping • Recreation space • Private road design standards and spacing, "connectivity" Development Standards Development standards for the TSO district are set forth in Chapter 18.41, include but not limited to: • Heights • Vehicle parking • Setbacks • Landscaping • Recreation space • Private road design standards and spacing, "connectivity" Two recommendations being presented for consideration by council. Recommendation 1: TSO Offsite Rec Space 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. Applicant: • Do not agree that the City's measurement of average city park size justifies using 2.5 acres over applicant's desired 2.0 acres. • Future Development Tract 10 is planned as a future recreation tract that will be designed to integrate with an adjacent King County fish mitigation and levy project that will result in additional open space. • Future FDT-10 park area is surrounded by the remnant of Frager Road, which will be vacated at some point in the future, and upon that vacation the FDT-10 tract should increase in size by approximately 0.40 acres from 1.66 acres to approximately 2.06 acres if roughly half of the right of way reverts to Segale upon street vacation. Staff: • 2.5 acres has been found to accommodate the activities and structures that typically provide for a successful and well-used community park. • 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 is no confirmation that the County will gain control of the property adjacent to FDT-10. • The option to create a larger, consolidated recreation area does not preclude an applicant's ability to develop a smaller offsite recreation area instead. I r OIU•60.50'A ri RADIUS 6154'23' `' LENGTH - 6246' QOELTA r . oT06.04• RADIUS - 367.00 LINGIIH . 45.36' "ggDELTAe . 6452'16• RADIUS - 64.00' LDNG01 - 70.94• I 0117A1 - o9onyx'I O10 Mous - 73.50 / LENGTH . 12.37 I 1 / I / r 1 304'1 s'1 •.513:47 i; i-� t til 1 / • s +�°: /rs _ I �• t W _ o a > .P2lar'5 ) , a •h r.►� / c4 I iwo s csw rl4 / 003272 _ r •• V. I•! N ' be 11U•0_ ��' © IAC) 1' 1« • 1 '0 1 / I1 I �C, a JZ4 �ti ■ X41 -r ar !1 • 4 $ I � � -I+�. g � R �0r,�-f "2 44 L ~£1 `/ $ :01,74 1.0 C3 'n P S 6070"3• E 3 r 4, 8073174- / ,� // 13, 4) 5. ' X7,5. 14:9 � 4' .^ rs1✓tn Ifs , 71 .4." 1 (1 r 4' .51144174, 4. . di.„ \ I 't il NOT A PART 6EGP■i64G or. .!6230.91 16 r�•-•..• Mrx/ T rt4S3 u 1P SOWN END OF 14 4007 _ ▪ . ▪ __ REG. Not 201SOr460005i NORA.F.N. TH 5"ETA279 W RA." P ARATO■N MO 7N) ORM - 2910'21• / JRADR75 - 300.00• Recommendation 2: TSO Offsite Rec Space Staff recommended that the TSO establish a maximum 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. 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 and recommended approval of the applicant' s request to increase the block perimeter to 2,000 feet. Applicant: • 1,800 feet perimeter limit reduces site planning flexibility and developable land efficiencies for a potential large residential or mixed-use project. • Limiting the block perimeter to 1,800 feet along with the required pedestrian might create conflicts on portions of the TSO site with residential building standards that allow for up to 200 -foot -long buildings. • While the flexibility allowed through a director's modification decision is appreciated, the development community views such processes with uncertainty due to the public notice, public input, and overall timing necessary for a director's modification to be carried out. Staff Response: • 1,800 ft block perimeter is already a larger standard than staff and City consultants would prefer; alternatives were proposed such as intersection density that would have created a denser network of connections than the block perimeter requirement. The 1,800 ft alternative was considered the most generous of the options considered. • Increasing this measurement from 1,800 feet to 2,000 feet would increase block perimeters more than 10% overall. • Staff recommended the maximum block perimeter of 1,800 feet remain. OB. IPC LINE 1. z �� i ---- i 4.47. OVERLAP 1 I 8 t g f42. + 17E6.65 LF BLOCK PERIMETER I J � I i r 10' PEDESTRIAN PATH ti 1000 LF BLOCK PERIMETER 10' yes - WRATH 15' SETBACK CTYPICAL) 1900 LF BLOCK PERIMETER __,saunum)Tm76 Ainwr Questions? 180 City of Tukwila City Council Planning & Community Development Committee Meeting Minutes August 2, 2021 - 5:30 p.m. - Electronic Meeting due to COVID-19 Emergency Councilmembers Present: Staff Present: Guest: I. BUSINESS AGENDA Kathy Hougardy, Chair; Verna Seal, Thomas McLeod Nora Gierloff, Brandon Miles, Rachel Bianchi, Nancy Eklund, Max Baker, Laurel Humphrey Mike Pruett, Segale Properties, LLC A. Department of Community Development Update Staff provided an overview of reorganization and hiring efforts in DCD. Item(s) for follow-up: • Email updated photo organizational chart to the full Council Committee Recommendation Discussion only. B. Tukwila South Residential Design Guidelines Staff provided an overview of the Planning Commission's recommendations on the proposed *multifamily design guidelines for the Tukwila South Overlay (TSO) district. Staff and the applicant have reached agreement on all but two areas: offsite recreation and maximum block perimeter. The Planning Commission voted in favor of the applicant on both, with offsite recreation areas at 2.0 acres and maximum block perimeters at 2000 feet. Item(s) for follow-up: • Provide additional graphics including map of area • Provide Segale comment letter • Eliminate parts of Planning Commission packet attachment unrelated to this topic. Committee Recommendation Agree with Planning Commission on offsite recreation at 2.0 acres. No recommendation on maximum block perimeters. Forward to September 13, 2021 Committee of the Whole for Public Hearing. II. MISCELLANEOUS he meting adjourned at 6:46 p.m. Committee Chair Approval 181