HomeMy WebLinkAboutPlanning 2022-08-25 ITEM 5 - PUBLIC HEARING - PROSE SOUTHCENTER: 130 ANDOVER PARK EAST MIXED USE DESIGN REVIEW - STAFF REPORT
STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW
Design Review for Prose Southcenter
Prepared for the August 25, 2022 Meeting
FILE NUMBER: L22-0032 (Major Design Review)
APPLICANT: Rob Anderson, Alliance Residential Company
REQUESTS: Design review and variances from the required parking and open space
standards to construct a seven-story mixed-use apartment building, to
include 285 dwelling units and 313 parking spaces.
LOCATION: 130 Andover Park E, APN: 0223100040
COMPREHENSIVE PLAN/
ZONING DESIGNATION: Tukwila Urban Center – Transit Oriented Development
SEPA DETERMINATION: The project is covered under the Southcenter Subarea Plan FEIS and a SEPA
Urban Center Project checklist has been included with this Staff Report as an
attachment. Project-specific development proposals within the Southcenter
Subarea are not subject to individual SEPA review provided they are consistent
with the subarea plan, development regulations, and the SEIS.
STAFF: Breyden Jager, Associate Planner
ATTACHMENTS: A. Plan Set
1. Title Sheet (Sheet ADR 0.01)
2. Site Plan (Sheet ADR 1.00)
3. Floor Plans (Sheets ADR 1.01 – ADR 1.04)
4. Exterior Lighting Plan (Sheet ADR 1.10)
5. Open Space Diagrams (Sheet ADR 1.31)
6. Building Elevations (Sheets ADR 3.00 – 3.03)
7. Perspective Renderings (Sheets 4.01 – 4.04)
8. Landscape Plans (Sheets L1.01 – L2.00)
9. Frontage Improvement Plan (Sheet ADR C03)
B. Applicant’s Response to the Design Review Criteria, including Open Space
Variance Request
C. Applicant’s Response to Parking Variance Criteria
11
L22-0032 Staff Report
8/25/2022 2
REPORT ORGANIZATION
TMC 18.104.030 allows all permit applications related to a single project to be consolidated in a single hearing
and approval procedure, using the highest numbered land use decision type applicable to the project
application. Public hearing design review is a Type 4 decision made by the Board of Architectural Review (BAR).
A request for a parking reduction for residential development within 1,320 feet of either the Sounder or Tukwila
Bus Transit Station is a Type 2 Special Permission Decision made by the director. A request for an open space
reduction for commercial or residential uses is also a Type 2 Special Permission Decision made by the director.
The parking reduction and open space reduction are being combined with the design review for decision by the
Board of Architectural Review. This staff report has been organized to include background information
pertaining to these applications first, followed by three sections covering the parking reduction, open space
reduction, and design review criteria. Staff conclusions and recommendations follow each section.
BACKGROUND
Project Description
The project proposes to redevelop a 1.85-acre lot located at 130 Andover Park East. The proposal includes
a seven-story, 373,045-square-foot, mixed-use apartment building, to include 285 dwelling units and 313
parking spaces. Associated site improvements include indoor and outdoor open space, landscaping, and
frontage improvements along Baker Boulevard, Andover Park East, and Christensen Road. The existing
three-story building will be demolished.
The project is located within the Tukwila Urban Center-Transit Oriented Development (TUC-TOD) zoning
district. TMC 18.28.040 describes the TUC-TOD district as the area extending from the bus transit center on
Andover Park West eastward towards the Sounder commuter rail/Amtrak station is intended to provide a
more compact and vibrant mix of housing, office, lodging and supportive retail and service uses. Parking
will be accommodated by a combination of off- and on-street parking spaces/lots. The overall structure of
the TOD Neighborhood will be characterized by moderate development intensities and building heights. A
fine-grained network of streets with pedestrian amenities will increase the walkability of the area. The
project location is outlined in blue in Figure 1 below.
Figure 1: Project Location
N
12
L22-0032 Staff Report
8/25/2022 3
Existing Development
The subject property is located at the northeast corner of Baker Blvd. and Andover Park E. The site is currently
occupied by a three-story office building, which was constructed in 1970; the existing structure is proposed to
be demolished. The subject site is zoned Tukwila Urban Center – Transit Oriented Development (TUC-TOD).
Andover Park E and Christensen Rd., which run along the site’s western and eastern frontages respectively, are
both classified as Neighborhood Corridors. Baker Blvd., which runs along the southern site frontage, is classified
as a Walkable Corridor.
Figure 2: TUC Corridor Map
Surrounding Land Uses
All adjacent properties are zoned TUC-TOD. To the north, west and south are commercial and office uses,
with a residential use across the intersection of Andover Park E and Baker Blvd to the southwest. To the
east are office uses bounded by the Green River.
Topography & Vegetation
The parcels are generally flat. Much of the existing development consists of impervious surfaces (building,
parking lots) with landscaped areas which include a variety of trees near the base of the building and the site
perimeter. No sensitive areas have been identified onsite.
13
L22-0032 Staff Report
8/25/2022 4
PARKING VARIANCE
PROJECT DESCRIPTION
The applicant is requesting a reduction in the required number of residential parking stalls for a new, seven-
story apartment building with 285 dwelling units. The proposed reduction to the required number of parking
stalls is 2 percent (5 stalls); a total of 318 residential parking stalls are required per code and 313 are proposed.
BACKGROUND
Parking requirements within the TUC-TOD are depicted in Table 18-5 of the Tukwila Municipal Code. For regular
residential development, one parking space per unit is required for studios and one-bedroom units. For units
with two bedrooms, 1.5 spaces are required. The following table includes a breakdown of the number of
studios, one bedroom, and two-bedroom units proposed in Prose Southcenter.
Per 18.26.260(5)(b), parking requirements for residential development within 1,320 feet of walking distance of
the Sounder transit station or the Tukwila Bus Transit Center may be reduced or modified. The distance from the
project site to the Tukwila Bus Transit Center is approximately 1,100 feet. The applicant has requested that the
City consider the Fire Code requirement to locate both a dedicated fire sprinkler room and a fire command room
located at the ground level of the building. In discussion with Fire Marshall Andy Nevens, the location of the
proposed FCC and Sprinkler Room were relocated to a more preferred location along Andover Park E. In order to
accommodate these spaces, five parking stalls were lost from the original design.
DECISION CRITERIA
TMC 18.56.140(B) contains the criteria used to evaluate all requests for reductions in parking. The criteria are
listed below, followed by a discussion of the project as it relates to each.
A. All shared parking strategies are explored.
Applicant’s Response: This property has benefitted from a permit with the City of Seattle related to an
SPU waterline to the adjacent north since at least 1992 providing for parking and vehicle access
purposes. The applicant intends to renew this permit upon closing on the real estate, which is
anticipated to provide up to 30 shared, surface parking stalls that would serve this site. Additionally, this
project is providing dedicated, secure bike parking to encourage residents reduce dependency on
resident driven automobiles.
Staff Response: Staff concurs with the response provided by the applicant. The project meets the
criteria.
B. On-site parking and ride opportunities are fully explored.
14
L22-0032 Staff Report
8/25/2022 5
Applicant’s Response: As this project is located the in the TOD, public transportation is plentiful and
conveniently located. Andover Park E is a frequent, all-day route for buses with 9 bus stops located
within a two-block radius from the site, and the Tukwila Light Link Station is located .7 miles from the
project site. Additionally, a transit center serving Rapid Ride and other bus lines is located at the
intersection of Andover Park E and Baker Blvd, directly to the southwest of the proposed project.
Staff Response: Staff concurs with the applicant. Neighborhood retail as well as more general shopping,
dining, and recreation opportunities are within walking distance of the project site. The Tukwila Transit
Center is located within walking distance of Prose Southcenter, which connects the Southcenter area to
the region via bus routes. The project meets the criteria.
C. The site is in compliance with the City’s commute trip reduction ordinance or, if not an affected employer
as defined by the City’s ordinance, agrees to become affected.
Applicant’s Response: The City of Tukwila’s goals for reductions in the proportions of drive-alone
commute trips and vehicle miles traveled align well with the applicant’s desire to add significant housing
density to a highly commercialized area. While maximizing the site area of the property to supply high-
quality, attainable housing, the project intends to support the housing needs of the strong employment
base already in Southcenter.
Staff Response: Approval of this administrative parking variance will require that the site participate in
the City's CTR program. However, the CTR program only addresses trip reduction for employees
commuting to and from work. Staff recommends as a condition of approval that both employees and
residents of Prose Southcenter become part of the City’s CTR Program to manage transportation
demand at the project site. In order to participate in the CTR program, Prose Southcenter will be
required to develop a Transportation Management Program (TMP) for the site, which will outline the
specific activities and elements that will be implemented to reduce drive-alone trips and vehicle miles
traveled. The TMP for Prose Southcenter shall be required to be submitted and finalized prior to final
inspection of the Development Permit. The site will be required to submit an annual program report on
TMP activities and progress toward meeting TMP goals to the City of Tukwila.
D. The site is at least 300 feet away from a single-family residential zone.
Applicant’s Response: This project is located over 300 feet from any single-family residential zone.
Staff Response: Staff concurs with the response provided by the applicant. The project meets the
criteria.
E. A report is submitted providing the basis for less parking and mitigation necessary to offset any negative
effects.
Staff Response: The applicant has submitted a narrative (attachment D), which provides the basis for
the parking reduction, as well as responses to the specific project approval criteria, as noted above.
CONCLUSION
The proposal for a parking variance is consistent with TMC 18.28.260(5)(b) to allow reduction to the amount of
parking for residential developments within 1,320 feet walking distance of the Tukwila Bus Transit Center.
RECOMMENDATION
Staff recommends approval with the following condition:
15
L22-0032 Staff Report
8/25/2022 6
1. The applicant shall ensure that decreased parking will not have a negative impact on surrounding
properties by implementing an effective parking management plan and participation in the City’s
Commute Trip Reduction (CTR) program. The site’s required participation in the CTR program shall
include both the employees and the residents of Prose Southcenter. The Transportation Management
Plan (TMP) for Prose Southcenter shall be required to be submitted and finalized prior to final inspection
of the Development Permit. Additionally, the applicant shall be required to submit an annual report
showing compliance with the CTR program.
OPEN SPACE VARIANCE
PROJECT DESCRIPTION
The applicant is requesting a reduction in the amount of required residential open space. The proposed
reduction to the required amount of open space is 18 percent or 3,958 square feet; a total of 22,264 square feet
of open space is required per code and a total of 18,306 square feet is proposed.
BACKGROUND
Open space requirements vary by use and zoning district. Open space requirements for residential uses within
the TUC-TOD are depicted in Table 18-4 of the Tukwila Municipal Code. For residential development, a minimum
of 10 percent of the residential unit floor area must be provided as open space and may be any combination of
common or private open space. The following table includes a breakdown of the total proposed floor area of the
structure, separated by use and function.
The project proposes to provide 18,306 square feet of open space across four locations throughout the
development. These locations include 1,812 square feet of open space in the southwest corner of the first floor,
near the entrance, 1,666 square feet of open space in the southwest corner of the second floor, above the
entrance, 12,288 square feet of open space in a central open-air courtyard on the third floor and 2,540 square
feet of open space along a northern balcony, also on the third floor. The following open space diagrams depict
these areas.
16
L22-0032 Staff Report
8/25/2022 7
Figure 3: Open Space Diagrams
DECISION CRITERIA
TMC 18.28.250(D)(4)(d) contains the criteria to evaluate requests for reductions to open space. The criteria
require allow the applicant to propose an alternate solution that meets the intent of the regulations if it is
demonstrated that compliance with the open space regulations would create substantial practical difficulties for
a site.
1. The applicant shall submit evidence to the Director that addresses the difficulties of meeting the
regulations, the proposed alternative solution, and how the proposed solution meets the intent of the
applicable open space regulations.
The applicant has stated that “the design focus of the project is to provide as much well-designed
housing as possible, while offering inviting open spaces and amenities for residents. Given the density of
the proposed residential building, it is difficult to allocate the required 22,662 square feet of open space
while still providing high quality, sufficiently sized housing units.” Additionally, the applicant has stated
that they believe the proposed landscaping and benches provided along each street frontage,
approximately 750 linear feet along the building exterior, would be sufficient in meeting the intent of
the code to provide functional and desirable amenity spaces for the residents.
Approval of an open space reduction must also demonstrate that none of the following approaches
would provide relief:
A. The square footage of all streets built per TMC Section 18.28.140, “New Streets,” may be counted
toward meeting the provision of open space requirements for pedestrian space. They may not be
used to satisfy common and/or private open space for residential uses.
This criteria does not apply, as no new streets are proposed and the requested deviation is to satisfy
residential open space requirements.
17
L22-0032 Staff Report
8/25/2022 8
B. The Director shall give credit for existing on-site open space amenities that meet the requirements
of this section toward the open space square footage triggered by the new construction or change
of use.
This criteria does not apply, as no existing on-site open space amenities will be preserved after the
project is complete.
C. At the discretion of the Director, required pedestrian space for commercial uses or residential
common open space may be constructed off-premises and/or as part of a larger open space being
provided by the City or other private developments within that District or within 1,000 feet of the
project premises.
The applicant’s narrative does not address whether there is a feasible location for open space to be
provided off-premises or as part of another private development within the TUC-TOD district or
within 1,000 feet of the project premises. However, the TUC-TOD district and site vicinity are
currently heavily developed with commercial and residential uses and the City does not currently
have any proposal for new open space within the TUC-TOD district or within 1,000 feet of the
premises.
2. Applicants may request that up to 75 percent of their required pedestrian open space be provided
indoors.
The project meets this criterion. The project proposes to provide 16 percent (3,478 square feet) of the
required open space indoors on the first and second floors, and 66 percent (14,828 square feet) of the
required open space outdoors in the courtyard and balcony areas.
CONCLUSIONS
• The TUC-TOD district requires that 10% of a residential development be allocated as open space.
o The proposed project will create 222,635 square feet of residential space, requiring 22,264 sf of
open space to be located either on site, or as a part of an off-site open space.
• The applicant is requesting a deviation from the open space requirement of 18%, proposing 18,306
square feet of open space instead of the require 22,264 sf.
• The applicant’s reasoning for the deviation states, “Given the density of the proposed residential
building, it is difficult to allocate the required 22,662 square feet of open space while still providing high
quality, sufficiently sized housing units.”
RECOMMENDATIONS
After review of the project, the applicant’s criteria responses, and the options provided in Tukwila Municipal
Code Chapter 18.28 and the Southcenter Design Manual, City staff do not believe the applicant has exhausted all
opportunities to provide the required 10% of open space onsite. Other recent residential projects in the Tukwila
Urban Center have managed to provide the required 10% of onsite open space; two examples include Sterling
Southcenter (L17-0041), 415 Baker Blvd, which allocated 14,144 sf open space for 140,000 sf residential space,
and Holden at Southcenter (L18-0087), 112 Andover Park E, which allocated 8,900 sf of open space for 83,800 sf
of residential space.
Staff recommends that the Board of Architectural Review encourage the applicant to explore additional options
for providing the remaining 3,958 sf of required open space on site. Options set forth within TMC 18.28 include
18
L22-0032 Staff Report
8/25/2022 9
but are not limited to personal balconies, rooftop decks, or ground level gathering spaces near entrances. Staff is
recommending, as a condition of approval, that any design and/or modification related to the required
residential open space be reviewed and approved by City Staff prior to issuance of the Development Permit
associated with this project.
DESIGN REVIEW
This project is subject to Board of Architectural Review approval under TMC 18.28.030.D. New residential
buildings with more than 50 dwelling units are considered large-scale projects. As a large-scale project, the
project is subject to the applicable district-based standards, corridor-based standards, supplemental standards
in TMC Chapter 18.28 and the guidelines set forth in the Southcenter Design Manual. This discussion below is
grouped into four sub-sections: District Based Standards; Corridor Based Standards; Supplemental Standards;
and Southcenter Design Manual.
The standards can be found online at:
http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-TMC-18.28-Tukwila-Urban-Center.pdf
The Southcenter Design Manual can be found at:
http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-Southcenter-Design-Manual.pdf
I. District-Based Standards
Structure Height (TMC 18.28.070): The proposed building reaches a maximum height of 68-feet, 6-inches, which
is in conformance with the building height restriction of 115-feet for multi-family developments which include
frontage improvements in the TUC-TOD.
Maximum Block Face Length (TMC 18.28.080): The project is in compliance as it does not exceed the 700’
maximum block face length for TUC-TOD.
Side and Rear Setbacks and Landscaping Requirements (TMC 18.28.100-110): The proposed building does not
meet the required 5-foot rear setback from the alleyway running along the north side of the site. However, TMC
Table 18-3 states that side and rear setback and landscaping requirements may be waived as part of design
review if Building and Fire Code requirements are met. The Building Division and Fire Department have reviewed
and approved the project design per applicable Building and Fire Code requirements.
II. Corridor-Based Standards
Baker Blvd. is designated as a Walkable Corridor and Andover Park E and Christensen Rd. are designated as
Neighborhood Corridors. See Attachments D and E for Commercial and Neighborhood Corridor standards
summary sheets.
19
L22-0032 Staff Report
8/25/2022 10
Figure 4: Walkable and Neighborhood Corridor Frontage Example
Public Frontage Standards (TMC 18.28.150): The proposed project meets the requirements for public frontage
standards along all frontages, including streetscape width and landscaping. Andover Park E and Baker Blvd. are
currently improved with existing sidewalks, which will be replaced with sidewalks which meet the public
frontage standards. Christensen Rd. is currently unimproved, without sidewalks on the project side of the street.
New 15-foot-wide pedestrian rights-of-way will be provided along all street frontages, with sidewalks and street
trees provided at the back of the curb face, spaced approximately 20 feet on center, as is the Public Frontage
standard for Neighborhood and Walkable Corridors.
Figure 5: Neighborhood Corridor Public Frontage Figure 6: Walkable Corridor Public Frontage
20
L22-0032 Staff Report
8/25/2022 11
Building Orientation/Placement & Landscaping (TMC 18.28.160-.190): The proposed project meets building
orientation standards. The building will be oriented toward all street frontages, with parking provided in a
parking garage occupying the first and second stories.
Architectural Design Standards (TMC 18.28.200):
Neighborhood Corridor
Architectural Design Standards
Design Response
Acceptable Partial Unresponsive N/A
Façade articulation Increment
Commercial/mixed-use maximum – 50 ft X
Residential maximum – 30 ft X
Major vertical modulation maximum – 120 ft X
Ground level Transparency
Commercial-use minimum – 50% X
Table 1. Architectural Design Standards for the Neighborhood Corridor
Walkable Corridor
Architectural Design Standards
Design Response
Acceptable Partial Unresponsive N/A
Façade articulation Increment
Commercial/mixed-use maximum – 30 ft X
Residential maximum – 30 ft X
Major vertical modulation maximum – 120 ft X
Ground level Transparency
Commercial-use minimum – 75% X
Table 2. Architectural Design Standards for the Walkable Corridor
III. Supplemental Standards
Special Corner Feature (TMC 18.28.220): The building is located on the northeastern corner of Andover Park E
and Baker Blvd, and the northwestern corner of Christensen Rd. and Baker Blvd. The building is rectangular in
shape and the corners have been chamfered to face both adjacent street intersections. Additionally, the corners
are articulated through use of color, and an upper eyebrow at the top of the seventh-floor windows. The
parapet along the corners is higher, in order to help differentiate the mass from the rest of the structure.
Figure 7: Special Corner Feature
21
L22-0032 Staff Report
8/25/2022 12
Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240): Front yard landscaping
requirements along Baker Blvd., Andover Park E, and Christensen Rd. include 15 feet of streetscape. Public
frontage improvements are proposed to be constructed along all street frontages, consisting of a combination of
street trees, landscaping, and sidewalk areas. The project meets the landscaping criteria and the landscape plan
satisfies all requirements for proposed species, spacing and dimensional specifications.
The City’s Urban Environmentalist has reviewed and approved the proposed landscape plans, with the following
items to be addressed as part of the building permit approval:
1. Applicant shall ensure that all trees are 5' from utilities, over or above ground, see redlined landscape
plan for one example called out.
2. Per TMC18.52.030, large and medium stature trees are required, except when there is insufficient
planting area due to underground utilities. The applicant shall work with Puget Sound Energy to
determine how planting large canopy street trees can be accommodated by discussing depth, size,
and precise location of gas lines.
Open Space Regulations (TMC 18.28.250): The project does not provide the required amount of open space to
satisfy the TUC-TOD requirements. Retail uses in the TUC-TOD are required to allocate open space for new
developments at an amount of 30 SF per 1,000 SF of building footprint, or a minimum of 100 SF. The project
proposes to locate 250 SF of commercial open space in the form of a plaza at the northwest corner of the site,
across the north side of the proposed access aisle. The applicant has explained that there are existing utilities in
this location that cannot be relocated, which this open space must be designed around. However, TMC
18.28.250 requires that commercial open space contain seating areas and open on to pedestrian generators,
such as entrances to stores or restaurants. As shown in the figure below, the applicant’s proposed commercial
open space does not appear to contain any pedestrian amenities and is disconnected from the entrance to the
retail space by an access aisle. As a condition of approval, staff recommends that the applicant be required to
revise the project’s commercial open space design to meet the criteria of TMC 18.28.250, with regard to seating
and site orientation.
Figure 8 Proposed Commercial Plaza
22
L22-0032 Staff Report
8/25/2022 13
Residential uses within the TUC-TOD require that a minimum of 10 percent of the residential unit floor area
must be provided as open space. As discussed earlier in this report, the applicant is requesting a reduction in the
amount of required residential open space. The proposed reduction to the required amount of open space is 18
percent or 3,958 square feet; a total of 22,264 square feet of open space is required per code and a total of
18,306 square feet is proposed. Please see the previous section on page 6 for a discussion of the variance
criteria.
General Parking Requirements and Guidelines (TMC 18.28.260-.270): The proposed project provides 313
residential parking spaces, which is 2 percent less than the required 318 spaces to fulfill the parking
requirements for residential uses in the TUC-TOD (1 space/unit for 1-bedroom units, and 1.5 spaces/unit for 2-
bedroom units). As discussed earlier in this report, the applicant has requested a parking reduction based on the
project’s proximity to the Tukwila Bus Transit Center. Please see the previous section on page 4 for a discussion
of the variance criteria.
The project provides 4 parking spaces for the retail use, which is 2 less than the 6 spaces required to fulfill the
parking requirements for business service uses in the TUC-TOD. However, TMC 18.28.260 allows for a range of
parking reduction opportunities. As a condition of approval, staff recommends that the applicant explore
parking reduction opportunities based on the criteria in the “Parking Reductions” section in order to meet the
intent of the Code.
The project provides the required amount of residential bicycle parking, per TMC Table 18-7. A total of 1 space
per 10 residential parking spaces is required, for a required total of 31 spaces. The project proposes 45
residential bicycle parking spaces.
The project does indicate that the minimum required bicycle parking for bank uses is provided. A minimum of 2
spaces is required. As a condition of approval, staff recommends that the applicant shall provide a minimum of 2
parking spaces for the bank use.
Site Requirements (TMC 18.28.280): Pedestrian circulation and access is accomplished through compliance with
the TUC Corridor public frontage standards, which will require new sidewalks along all street frontages. The
building entrances are oriented toward pedestrian connections in order to facilitate safe and efficient
movement of pedestrians in and out of the structure. Pedestrian ramps are provided along the sides of each
curb cut for accessibility. The project provides new streetlights along all proposed frontage improvements and
building mounted lighting is provided to illuminate the façade and associated façade landscape areas. The refuse
and recycling area is located within the building, and not visible from the streetscape.
IV. Southcenter Design Manual
The Southcenter Design Manual guidelines support and complement the community vision described in the
Southcenter Subarea Plan, supplement and expand upon the design requirements in Chapter 18.28, and provide
a flexible tool for quality and innovation. The Design Manual is organized into two main sections: Site Design
Elements and Building Design.
Site Design Elements covers a number of design topic areas, including Site Design, Service Areas and Mechanical
Equipment, Lighting, Walls and Fences, and Open Spaces. The section on Building Design covers Architectural
Concept, Entrances and Doors, Building Façade – Base and Top, Corner Treatments, Building Massing, Building
23
L22-0032 Staff Report
8/25/2022 14
Details and Elements, Building Materials and Colors, Windows, Weather Protection, Blank Walls, and Parking
Structures.
For each topic area, there are one or more Design Criteria, which can be general in nature. The Design Criteria
explain the requirements for development proposals. They are the decision criteria by which the Department of
Community Development decides whether to approve, condition or deny a project. The examples and
explanations which augment each Design Criteria, provide guidance to the project applicant, to City Staff in
reviewing a project proposal, and to the decision maker in determining whether the project meets the Design
Criteria.
A. Site Design/Elements
1. Site Design
The intent of the site design/elements criteria is to encourage site design which is easily understood, appropriate
to the area, takes advantage of unique opportunities, and is a positive element in the architectural character of
the District within which it is located. The design criteria address various elements including: facilitation of traffic
circulation by connecting through-streets; provision of safe, convenient, and connected pedestrian access;
encouragement of harmonious visual character (where desirable); arrangement of buildings to enhance street
frontages and the pedestrian environment; incorporation of open space and landscaping as a unifying feature;
incorporation of screening, environmental mitigation, utilities and drainage as positive design elements;
incorporation of opportunities for joint development of sites; and the use of site design to take advantage of
and/or enhance views of and access to natural amenities such as the Green River.
The project meets the design criteria. The building is brought up to the street, enhancing the street frontages
and the pedestrian environment. Public frontage improvements will be constructed along all street frontages
providing pedestrian circulation along the building perimeter. Building access is provided at the corner of
Andover Park E and Baker Blvd, activating the streetscape, and facilitating circulation along the improved
Neighborhood and Walkable Corridors. Proposed curb cuts providing vehicular access to the residential parking
garage, as well as the bank use are proposed off Christensen, located as far from the intersection as possible.
Parking spaces are located within a parking garage, occupying the first and second stories of the structure.
Landscaping helps to soften the built environment and to screen the parking area and service station from
adjacent rights-of-way, with additional landscaping located along the perimeter of pedestrian open spaces to
provide screening from the parking area.
2. Service Areas and Mechanical Equipment
The intent of the service areas and mechanical equipment design criteria is to minimize the potential negative
impacts of service elements through thoughtful siting and screening while meeting functional needs. Design
criteria include: service element location and design; minimizing public visibility of loading docks and service
bays, location and/or design of utility meters; electrical conduit and other service utility apparatus; rooftop
equipment screening; and concealment and design incorporation of downspouts.
The project meets the design criteria. The refuse and recycling area is located within the building along the
northern elevation, and not visible from the streetscape. Utility areas and loading zones are consolidated on the
north end of the building, away from heavy traffic areas and away from public view. Rooftop mechanical
equipment will be screened by parapets. A generator along the north elevation will be placed in an enclosure,
and effectively screened from view of pedestrians and vehicular traffic.
24
L22-0032 Staff Report
8/25/2022 15
3. Lighting
Site lighting should be designed to promote safety as well as enhance the nighttime appearance of buildings and
landscaping.
The project meets the design criteria. New street lighting will be provided along all street frontages and building-
mounted lighting will illuminate the base of the building and associated landscape areas, providing pedestrian
safety. Proposed building lighting includes downlit wall-mounted LED sconces and recessed can lighting in the
metal weather protection canopies. Upward ground lighting is proposed only near the entrances, in order to
accentuate pedestrian areas and assist in wayfinding.
4. Walls and Fences
Walls and fences shall be designed to be compatible with the building, improve the appearance of the site, and
improve safety.
The main entrance to the building from Baker Blvd. features a half-height wall which conceals the accessible
ramp up to the entry. The wall is to be constructed of concrete, which is a primary building material in the base
of the structure.
5. Open Space
Provide safe, attractive, and usable open spaces that promote pedestrian activity and enhance the setting and
character of the development.
As stated previously, the proposed project provides an insufficient amount of open space to satisfy the TUC-TOD
requirements. Retail uses in the TUC-TOD are required to allocate open space for new developments at an
amount of 30 SF per 1,000 SF of building footprint, or a minimum of 100 SF. Residential uses within the TUC-TOD
require that a minimum of 10 percent of the residential unit floor area must be provided as open space. As
discussed earlier in this report, the applicant is requesting a reduction in the amount of required residential
open space. The proposed reduction to the required amount of open space is 18 percent or 3,958 square feet; a
total of 22,264 square feet of open space is required per code and a total of 18,306 square feet is proposed.
Please see the previous section for a discussion of the variance criteria on page 6.
B. Building Design
1. Architectural Concept
The architectural design criteria encourages building design with easily understood organization, an appropriate
relationship to the site, and with a positive impact on the architectural character of the District within which it is
located. Architectural design should unify the massing and components of a structure or structures on a site into
a cohesive and consistent thematic or stylistic architectural character or style that is responsive to the functional
requirements of the development.
The design of the building is responsive to the functional requirements of the development. The common areas,
bank use, and parking garage which occupy the first two floors of the building are clearly distinct from the
residential use area on floors three through seven. The building incorporates a large amount of transparency on
the first two floors, with a grid pattern of fenestration. The third through seventh stories utilize articulation and
modulation to create a pattern that is distinguishable from the building’s base. The materials and façade are
contemporary and classic, and the base and top form two separate expressions based on their respective
25
L22-0032 Staff Report
8/25/2022 16
proposed uses. The building is pushed to the street frontage along all sides, enhancing and activating the
streetscape.
2. Entrances and Doors
The primary entrance should be located and designed to represent the overall style and architectural character of
the building and ensure a welcoming public face to the building.
The project meets the design criteria. The primary entrance to Prose Southcenter is on the southwest corner of
the building, facing the intersection of Baker Blvd. and Andover Park E. The entrance is accented by decorative
patterned breezeblocks, situated just to the right of the front door. The design includes an overhead canopy and
is recessed and cantilevered under the top residential stories of the structure. Just outside the entrance, steps
and a ramp are provided with railings and a partial height concrete wall. Landscaping at the base of the building
helps to soften the transition to the streetscape. All building entries are consistent with the overall character of
the building.
3. Building Façade – Base & Top
Create a building base where the horizontal articulation of the lower part of a building façade’s design
establishes a human scale for pedestrian users and passers-by, and aesthetically “ties” a building to the ground.
Create a “top” on buildings through a substantial horizontal articulation of the façade at the uppermost floor of
the building to provide an attractive façade skyline and complete the upper façade composition. Rooflines should
reflect the architectural style of the building and be a distinctive design element. Roof surfaces should be
punctuated with varying roof forms to break up large massing of roof surfaces and/or to provide opportunities to
daylight interior spaces. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow
and visual interest.
Base
Building design meets design criteria to provide a “base” for the structure. The design of the first two stories
provides a base that anchors the building. The base treatment that is commercial in nature, with a large amount
of glazing separated into a grid by concrete and metal columns and larger concrete wall areas. The design along
the parking garage continues this grid pattern by utilizing concrete and decorative breezeblock walls. The upper
residential stories cantilever over the base, creating a clear separation between the base and upper residential
floors.
Top
While the roofline of the structure is reinforced by differing parapet heights and a variation in roofline, which
break down the façade of the upper mass into sections, the “top” of the structure is not clearly defined enough
to meet the intent of the design criteria in the Southcenter Design Manual. The criteria require that the
uppermost floor “provide an attractive façade skyline and complete the upper façade composition.” Potential
strategies to accomplish this design include providing an architecturally profiled cornice and/or expressed
parapet cap to terminate the top of the parapet wall, as well as potentially providing roof overhangs to add
depth, shadow and visual interest. Staff is recommending, as a condition of approval, that the applicant provide
a revised design for the “top” of the structure, and that this design be reviewed and approved by staff prior to
the approval of the Development Permit associated with this project. The below figures represent an example of
designs for the top and base of the structure that satisfy the design criteria. These examples are from adjacent
developments “Mariblu” at 411 Baker Blvd and “Holden” at 112 Andover Park E.
26
L22-0032 Staff Report
8/25/2022 17
Figures 9 and 10: Base and Top Examples within the TUC-TOD
4. Corner Treatments
The design criteria serve to emphasize building corners at important intersections with a distinctive building
element.
The project meets the criteria. The building is located on the northeastern corner of Andover Park E and Baker
Blvd, and the northwestern corner of Christensen Rd. and Baker Blvd. The building is rectangular in shape and
the corners have been chamfered to face both adjacent street intersections. Additionally, the corners are
articulated through use of color, and an upper eyebrow at the top of the seventh-floor windows. The parapet
along the corners is higher, in order to help differentiate the mass from the rest of the structure.
5. Building Massing
The use of horizontal and vertical modulation is required to maintain the desired human scale and character for
the Southcenter area. The requirements encourage the design of building façades which incorporate interesting
architectural details that add variety to the façade, animate the street presence, and are attractive at a
pedestrian scale.
The project meets the design criteria. The building design meets the façade articulation criteria by utilizing a
mixture of window fenestration patterns, vertical building modulation, changes in roofline pattern that follow
the modulation of the mass of the building, and changes in building materials, siding style, and color.
The project is required to provide a major vertical modulation at a maximum interval of 120 feet. The project
design accomplishes this by providing a 2-foot inset at most bedrooms which are emphasized by a change in
material from gray fiber cement lap siding to white panel siding at the inset. The lighter colors are framed by a
“sash green” tone around the entire inset, vertically and horizontally.
6. Building Details and Elements
Detail elements are required to encourage the incorporation of design details and small-scale elements into
building facades that are attractive at a pedestrian scale.
The project meets the design criteria. The design incorporates a recessed entry with a decorative breezeblock
pattern at the corner of Baker Blvd. and Andover Park E. Display windows divided into grids of multiple panes
are provided along all elevations. Landscape trellises are provided along the east and south elevations. Metal
weather protection canopies are provided along all street frontages at a minimum of 75 percent of the length of
the façade. Building mounted light fixtures are provided in order to illuminate the building façade at night.
27
L22-0032 Staff Report
8/25/2022 18
Decorative, high-quality materials are provided in the form of natural tone fiber cement panels and metal
coping. Decorative patterned breezeblocks are provided along the parking garage and building entrance.
7. Building Materials and Colors
The use of natural materials that reflect our Northwest setting such as stone, local woods like cedar and fir, and
functional materials like concrete, brick, and metal are encouraged. Wall cladding materials appropriate to the
architectural style and building type shall be used. Authentic materials and methods of construction should be
used to the degree possible. More than two colors and materials should be incorporated into each building’s
design. Monochromatic schemes are discouraged. Color choices should include warm rich colors that reflect and
complement the woodlands, water and open sky of the region; weathered wood and oxidized metal colors relate
to industrial and agricultural influences.
The project meets the design criteria. The proposal includes a range of contemporary neutral colors and earth
tones. Along the base, natural cement breezeblocks and black fiber cement panels provide a simple and
contemporary pattern of color serving the retail use and the residential entrances, which are accented by black
metal trim. Along the residential floors, the recessed pane of the façade includes a white “snowbound” fiber
cement panel, while the modulated areas include a grey “peppercorn” fiber cement lap siding. Fiber cement
panels in “sash green” are used for accent along the base of windows and as a vertical element to provide visual
interest along the façade. The same “sash green” siding is used on stair areas, which become vertical elements
in the design.
8. Windows
Ornamental framing and hardware should be used to provide a utilitarian opportunity for craftsmanship and
decoration. Window frames and sills should be designed to be prominent and substantial in order to enhance
openings and add additional relief.
The project meets the design criteria for windows by utilizing window treatments that help articulate the
function of different areas of the building. On the first two floors, street-facing facades include large
windowpanes that are broken into grids using metal and concrete columns to maximize transparency at the
pedestrian level. On residential floors 3-7, windows are modulated and recessed in areas to provide fenestration
patterning. Residential floor windows utilize a repeating motif that is emphasized in a change of material from
gray fiber cement lap siding to white panel siding at the inset. Lighter color insets are framed by a sash green
tone color around the inset, vertically and horizontally.
9. Weather Protection
Design buildings with non-residential ground floor uses to provide pedestrian weather protection along adjacent
street front sidewalks and open spaces using awnings, canopies, or building overhangs such as porticos, covered
porches and arcades.
The project satisfies the criteria. The Walkable and Neighborhood Corridors require building orientation to the
street and the proposed building design provides weather protection at least 6-feet in width along at least 75
percent of the street frontage.
10. Blank Walls
Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and instead shall be
designed to provide visual interest and human scale.
28
L22-0032 Staff Report
8/25/2022 19
The ground level façade provides articulation along walls in the form of masonry breezeblocks, which break up
large expanses of wall mass and allow light and air into the parking garage. Through the project review process,
the applicant has added vertical trellises along the east and south elevations to provide visual interest along
blank walls. There are two locations along the east elevation and two locations along the north elevation that
meet the Southcenter Design Manual definition of a blank wall. However, these are locations where the parking
garage doors, utility and refuse areas, and exterior parking area proposed along the façade. Due to the necessity
of the functional design of the building, it is not possible to mitigate the effect blank walls in these specific areas.
11. Parking Structures
Design parking structures which are part of a new development to be architecturally consistent with exterior
elements of the primary structure, including roof lines, façade design and finish materials. Design ground floors
of parking structures that front on Tukwila Pond or public streets in the TOD and Pond Districts to accommodate
future office, retail or residential uses.
The visual impact of parking garage areas along street frontages has been minimized and designed to match the
pattern of window bays. The street level parking garage is broken up by concrete breezeblocks to provide a
tactile and visually interesting method of relief from the concrete base, while securing the parking structure.
Through the project review process, the applicant has added vertical trellises along the east and south
elevations to provide visual interest along blank walls. A ground level commercial bank use has been proposed
and considered in the design along the west elevation of the ground floor.
V. Public Comments
No public comments have been received regarding the project at the time of this report.
CONCLUSIONS
1. District-Based Standards
Structure height, length, and setback requirements are in compliance with the Tukwila Urban Center-Transit
Oriented Development standards.
2. Corridor-Based Standards
Public frontage, building orientation and landscaping, façade articulation, blank wall, weather protection,
and transparency requirements have been fulfilled in accordance with the applicable Walkable and
Neighborhood Corridor standards.
3. Supplemental Standards
With the exception of open space and parking requirements, for which conditions of approval have been
recommended to address, the project meets the criteria. Landscaping is in compliance with all TUC-TOD
requirements and pedestrian access and circulation standards are met through installation of the proposed
public frontage improvements.
4. Southcenter Design Manual
a. Site Design Elements
29
L22-0032 Staff Report
8/25/2022 20
The proposal includes a site design which is easily understood, constructing public street frontage and
bringing the building up to the street to enhance the pedestrian environment. Service areas and vehicular
circulation are located on the back side of the building to screen them from view. Landscaping is located
along the base of the building to soften the façade and break up blank walls. Site lighting is proposed along
all street frontages and entry and building mounted lighting will increase pedestrian safety and wayfinding
at nighttime.
The design of the open space areas are still conceptual at this stage of the project, and the project currently
does not meet the required amount of commercial and residential open space. Staff is recommending, as a
condition of approval, that design details of these spaces be reviewed by staff and approved by the
Director prior to Development Permit approval.
b. Building Design
The renderings demonstrate a cohesive style and high-quality design with ample modulation, articulation,
and attention to detail. The color palate features a sufficient spectrum of colors that complement one
another and a variety of materials that add visual interest. The base of the building clearly anchors the
structure and provides ample glazing with window treatment that meets the design criteria. The structure
avoids blank walls by providing landscaped areas and trellises along the base, breaks up the visual impact of
the façade with decorative breezeblocks.
The design of the structure’s “top” does not meet the intent of the design criteria outlined in the
Southcenter Design Manual, and thus, staff is recommending a condition of approval that the “top” be
reviewed and approved by staff prior to issuance of the Development Permit associated with this project.
RECOMMENDATIONS
Staff recommends the approval of the Design Review application with the following conditions:
1. The applicant shall be required to revise the project’s commercial open space design to meet the
criteria of TMC 18.28.250, with regard to seating and site orientation.
2. The design of the residential open space, as well as any requested modifications to such open space
shall be reviewed by City Staff and approved by the Director prior to issuance of the Development
Permit associated with this project.
3. Staff recommends that the minimum side and rear 5’ setbacks be waived, as the project has satisfied
the necessary Building and Fire Code requirements.
4. The proposed commercial bank use requires a total of 6 parking spaces; four have been proposed on-
site by the applicant. Per TMC 18.28.260, the applicant shall explore parking reduction opportunities
based on the criteria in the “Parking Reductions” section.
5. A minimum of 2 bicycle parking spaces shall be provided for the bank use.
6. The applicant shall work with Planning Staff in order to provide a design for the “top” of the structure
that satisfies the requirements of the Southcenter Design Manual. The design for the “top” of the
structure shall be reviewed and approved by City Staff prior to issuance of the Development Permit
associated with this project.
30
L22-0032 Staff Report
8/25/2022 21
Informational Items
7. Signage shall be reviewed as part of separate sign permit.
8. Project is subject to Transportation Concurrency Test application and Transportation Impact fee to be
paid at the time of Development Permit issuance.
9. The following landscaping items shall be addressed as part of building permit:
a. Applicant shall ensure that all trees are 5' from utilities, over or above ground.
b. Per TMC18.52.030, large and medium stature trees are required, except when there is
insufficient planting area due to underground utilities. The applicant shall work with Puget
Sound Energy to determine how planting large canopy street trees can be accommodated by
discussing depth, size, and precise location of gas lines.
31