Loading...
HomeMy WebLinkAbout2017 Tukwila International Blvd CNU Legacy Projecta W J O m J a z O a z w W H z a J i H 11 P -o;, I CNU LEGACY PROJECT 17 APRIL 2017 Implementing the Vision ,W -A\JVAA WS 0Ti �t�oc`� a b -A r)1 0V # �vA yETµ ua s >,V 4 -,.► i�a l . -s•- T �s �� �� S I S__ j -l.( �''j }�� i -.ES ill ?i ..,, . � - � F Sa 14- (A Lt- J d klW t?'- j I Ew ij r fire jo, ri 4* 14 fire jo, ri 4* TUKWILA INTERNATIONAL BOULEVARD CITY OF TUKWILA Allan Ekberg Mayor Dennis Robertson City Council President Joe Duffie Councilmember Verna Seal Councilmember Kathy Hougardy Councilmember De'Sean Quinn Councilmember Kate Kruller Councilmember Thomas McLeod Councilmember Jack Pace Director of Community Development Joseph Todd Director of Technology and Information Services Moira Bradshaw Senior Planner, Project Co -manager Lynn Miranda Senior Planner, Project Co -manager Max Baker Assistant Planner, Technical Specialist CNU Legacy Project CNU Lynn Richards Facilitation / Coding Kristen Dunphey Facilitation / GIS ANDREWS UNIVERSITY Andrew von Maur Urban Design MOUZON DESIGN Steve Mouzon Urban Design FULLER SEARS ARCHITECTS Fikreab Abaata Urban Design CRABTREE GROUP, INC. Paul Crabtree Transportation Planning CHURCH BY THE SIDE OF THE ROAD Pastor Proctor Design Studio Host April 17, 2017 PLACEMAKERS, LLC Susan Henderson Project Principal/ Coding Hazel Borys Facilitation / Economics GIBBS PLANNING GROUP Bob Gibbs Retail Market Analysis ZIMMERMAN/VOLK ASSOCIATES Laurie Volk Residential Strategy Todd Zimmerman Residential Strategy Christopher Volk -Zimmerman Residential Strategy Nadia Mimouni Residential Strategy Y i ,, 6 --� -, A 0 A � Building p`in Places Peo le l o 1 ila 11 a d e e thrivin''` ultic and, b sses r where eryone can I' and play. The area is ab in street that is er destinations. ant piacea ork, shop and walk - authentic d to oth- The CNU Legac 'Project sl o help the City dev p strategy real - 0 - e i o st-west co ections P „n cr ngs, and rt to ate a des - j way. Code gs to sup- �C� it hance overall A reduction pn q ents minimizes _ the negative im t of large empty jetzt ots—on- 'ghborhood qual- ity, al ith wi r sidewalks and s. All his is proposed ' rese e and enhance ural aracter, foster munity engage nt and invest- ment, and support a sense of safety and livability. o CONTENTS 7 • Engagement . Idt 10 • Existing Conditions & Aspirations 18 • Opportunities for Change 30 • Implementation 46 • Retail Market Analysis 50 • Residential Market Potential TUKWILA CNU LEGACY PROJECT 6 7 INTRODUCTION The City of Tukwila is exploring how to improve the experience of resi- dents, businesses, and visitors in the Tukwila International Boulevard (TIB) - neighborhood by revising develop- ment rules and focusing public and private investments. Vision, goals, and policies for the TIB planning area were adopted in the 2015 Compre- F1 ­ rt•'• n hensive Plan. C r 49SRi R The City of Tukwila as a whole has a Walkscore of 45 and Transit Score of 45. TIB scores 38, despite being a 3 -minute train ride from the airport. The Housing + Transportation Index is 41%, indicating that households spend an unaffordable portion of their income on housing plus trans- portation costs. Tukwila has over 19,000 resident and over 42,000 peo- ple work in Tukwila primarily in aero- space, entertainment, and retail. On average, over 150,000 people a day live in, work in, or visit Tukwila. This is a daytime sort of place for now. Lo- cals view TIB as the heart of the com- munity but feel their heart is failing them by not providing the services, amenities, orcharactertheyenvision. To build upon and further kick-start --- placemaking and redevelopment ef- forts along the corridor, the City of Tukwila partnered with CNU on the "TIB Neighborhood Rising" Legacy Project on February 23-15, 2017. This report is a collaboration between the CNU Team and local property owners, residents, businesses, and others concerned about the charac- ter and future of the neighborhood, sharing ideas to create a vibrant and walkable neighborhood. Tukwila International Boulevard Study Area t/ F1 u r W 2 W Q z W TUKWILA [die] LTA l ►A 0] 1 I h WAY1L91 Oki X1: [o] Over the course of three days, hundreds of TIB neighborhood community members came to together at the Church by the Side of the Road to share ideas and give direction during the February 2017 workshop. Community Design Workshop and Focus Topic Meetings Guide the Way The CNU Legacy Project team of city planners, architects, engineers, and economists, along with City Planning staff, facilitated the community discussion and assimilated the local input into the urban design ideas and proposed zoning amendments shared in this report. The project kicked off with a tour of the planning area, followed by some of the most beloved main streets in the re- gion to study local characteristics of high -performing urbanism. At the opening night community design workshop the discussion focused on the opportunities and challenges of the corridor. During the second day of the workshop, smaller topic meetings drilled down into the nuanced dynamics along the corridor, with the business community, neighborhood associations, and staff. At the opening night community design workshop the discussion focused in on the opportunities and challenges of the corridor.. The final night wrapped up with a presentation and open house, reviewing the work and collecting final ideas to flow into this report of recommendations. CNU LEGACY PROJECT 10 11 1W Existing Conditions & Aspirations Tukwila International Boulevard, formerly Highway 99, has seen improve- ments, but still has many characteristics of a highway. With a right-of-way width of ap- proximately 100 feet, five travel lanes, and no on -street parking, the Boulevard still functions much as it did during its tenure as a state high- way. The streetscape improvements from 2004, with wide sidewalks, street trees, and pedestrian -scaled lighting have begun to change the context of TIB. However, with up to 2,500 feet between crosswalks, TIB serves as a barrier between the east- ern and western neighborhoods. The vision of the community and the City articulated in the 2014 Com- prehensive Plan shows a strong pref- erence for walkability. The communi- ty recognizes the need to reconfigure the road to make it a walkable des- tination, and they also understand the adjacent uses and buildings play a significant role is establishing a "main street" character. The multicul- tural assets of the area can become a regional destination, if served by an appropriate environment. TUKWILA The vision for the Tukwila International Boulevard District is an area that is a complete neighborhood with a thriv- ing, multicultural residential and business community with vibrant places to live, work, shop, and play for everyone. The District is a safe and walkable destination with an authentic, main street character that is connected to other destinations. There is an emphasis on self-sustaining, living wage employment opportunities within the District. - Tukwila Comprehensive Plan - October, 2014 The Seattle region has wonderful examples of corridors that are high - functioning main streets. Regional inspiration includes California Av- enue in West Seattle and Rainier Av- enue in Columbia City. The activities, uses, and lane widths of TIB can be adjusted to match these areas, but the right-of-way widths are more of a challenge. California Avenue is ap- proximately 80 feet wide and Rainier is approximately 85 feet. As seen in the images from these streets on the following pages, one important characteristic is short blocks with frequent crosswalks - very different than the character of the large TIB blocks experienced to- day. As the TIB street trees mature, they will assist with the sense of en- closure required by a successful main street, but the buildings will need to be taller and closer to the sidewalk as well to provide a similar experience. CNU LEGACY PROJECT Image Credit., Steve Mouzon 12 13 p * IT Rif 6T, In IA -Z Ak All, 21 n Elk Ni, r- 771 " 7.7--i q6. p he A MR.! MOS WHIM IT AIR Elk Ni, r- 771 " 7.7--i q6. p he A MR.! MOS WHIM IT I 1W A r 0, 7,1 j I m i � JfI _ E _ T21, I JJ ll 7 111 101 - k a + Y `` .Pr✓ r. COLUMBIA (TIN' A q K ul 111E11 111 e � � �- M 4218 �► '"" -- C _ t ; F 1 L_ 1 DMXRMAMM n, .y BRUNCH e TUKWILA CNU LEGACY PROJECT LS 0 :4, C3 �•, C3 N a CL Ln a MJ OPPORTUNITIES FOR CHANGE Two catalytic sites were explored during the February 2017 workshop. TIB Station Development The first is the TIB Station at Southcenter Boulevard. Working with Sound Transit to discuss po- tential, the team explored the transition of the park and ride lots into transit oriented develop- ment. The introduction of a new parking deck replaces the lost parking and provides capacity for the new development. The illustration above shows the TOD looking south toward the new transfer plaza and the station in the background. The plan is designed to capture views of the Cascade Mountain Range and Mt. Rainier to the east. This illustration shows infill on the north of Southcenter Boulevard, and begins to address the issue of safety in the station lots by providing a 24-hour presence with apartments, offices, and commercial uses. This plan could also accommodate an airport hotel with access to the station. The existing conditions to the right show the expansive parking fields and the lack of a destina- tion associated with the station today. Rather than being just a park and ride, this site has the opportunity of actually becoming a destination as well as a gateway to the Tukwila International Boulevard neighborhood. 20 21 © Google 2017 BAa ��9p•,i F , "� _ J 1 ir,h �-16;1 � i�I�_F TUKWILA Tukwila International Market The community directed the CNU team to preserve and leverage local multicultural assets. The diversity of Tukwila is exceptional including many small ethnic businesses along Tukwila International Boulevard, but a number of them are hidden in large buildings. These businesses already function well in a market environment, but the team saw an opportunity to build on that retail format while giving the products greater visibility. This design utilizes the East African Bazaar currently located in the basement of Bollywood Video along with the Swap Meet. The change in topography of these two parcels provides an opportunity to create an outdoor market between the two existing buildings. The existing view from S. 148th Street is shown on the right, with the activated market con- dition illustrated above. CNU LEGACY PROJECT Image Credit: Calvin Hodgson Existing conditions at 14811 Street and Tukwila International Boulevard. Image Credit. Andrew von Maur 24 25 Z � W 4Z O Q � i � a 4--1 � Existing conditions at 14811 Street and Tukwila International Boulevard. Image Credit. Andrew von Maur 24 25 1"UKWILA Image Credit: findwell Seattle The Tukwila International Market design is inspired by Post Alley in Seattle's Pike Place Market. Post Alley facades are the service side of existing structures, but external uses, creative lighting, and signage deliver an active space. If build- ings faced the existing Bazaar, below, with a sense of enclosure, a very similar environment could be created. CNU LEGACY PROJECT Image Credit: Andrew von Maur © Google 2017 26 27 The bird's eye view above illustrates how small buildings could be added to both properties in a way that creates a vibrant, pedestrian mar- ket in the spaces between the buildings. With the addition of on street parking, as well as the existing parking to the south of the Swap Meet, the corner of TIB and S. 148th Street could be- come a cultural destination in the Seattle re- gion. The existing corner aerial is shown at left, and these two buildings form the basis for the new market. L�ln -e--, S. 1423'" STREET S. 150TH STREET 7!""7 i Ii a. j,-* /-, The concept plan above illustrates a pedestrian market street connecting the East African Bazaar and the Swap Meet with new buildings facing TIB between the Neighborhood Resource Center and Bollywood Video. A new shared space street creates a small block at the corner of S. 150th, and both S. 150th and S. 148th are shown with gutters, sidewalks and onstreet parking. CNU LEGACY PROJECT © Google 2017 The aerial below shows the relationship of the East Africa Bazaar in the lower level of the Bollywood Video building with the Swap Meet. The undeveloped parcels to the south provide opportunity for infill over time. J• IAV= J I I\LL I ! �._ t tir �F $ •"A w. i �41T O. )• - _ 42 x. y _ rye jj r. t Y S. 150TH STREET'S •� r TUKWILA CNU LEGACY PROJECT Boulevard Improvements The evolution of TIB into a walkable main street may begin with two im- mediate changes. The first is restriping the Boulevard from a five lane road into a three lane street. This includes the addition of new crosswalks and a protected bike lane (See page 32 for details). The second step is a change to the zoning ordinance to assure develop- ment will implement the vision. This change includes permitting greater diversity and capacity of uses while allowing incremental development in the short term (See page 42 for de- tails). Image Credit. Andrew von Maur 30 31 IMPLEMENTATION Short term steps for implementation include re -striping the Boulevard and amending the zoning. RESTRIPING PLAN The initial step in the TIB evolution is pedestrian before using a crosswalk. a restriping plan for the Boulevard. The purpose of an RRFB is to increase Traffic studies must be done in ad- vehicle yielding at crosswalks. RRFBs vance of the work, but a schematic are attached to pedestrian crossing plan was developed during the work- warning signs, and are also accompa- shop, shown on the next pages. nied by piano key crosswalks and ad- vance yield makings. The beacons are Some parts of TIB have distances as usually solar powered, and flash us - great as 2,500' without a crosswalk. ing an irregular patten that is similar This distance provides a dangerous to emergency vehicle flashers on po- enviroment where residents cross lice vehicles. midblock with no protection. To build a robust main street environment, KEY pedestrians must be able to easily cross the street to access shops on Existing signal + crosswalk the other side. In addition to cross- walks, new RRFBs are recommended. 0 Existing RRFB A RRFB is an amber -colored flash- ing light (LED) that is activated by a Image Credit: City of Bloomington, Indiana TUKWILA 32 CNU LEGACY PROJECT 1 Riverton Crest Cemetery S 1371h Sl ,1 3, 40!h St v N74 ` J 6 Cr O :v s a a u: L m i pa' a n 42nd Ave S L Nsense L: , N J lu 1 1 P ■:, 2 _ _ o 16 m �1 LAO t$t1e�r®r - s 146tH St Is • ® 8 �a9r IBM M %JA i r Bob toO �I� 1 ■� to s a. i ■s s ® 221 . to ,r OP OWN .2114 t� e1� (� d 10 11111' N W7 ■ 60 ■ Q n alae t7ia� r IMP® e, N �vd�4eos� aS e �® � es Riverton ■6 ■ o14 Heights �Irl�ii o� Lo v IMF— OL Q e Q c n Riverton Heights S 141st St Q L S 142nd St Cascade , Vow I ark 0 t 11 0 NRd N Q S 152nd sl N ts a G L_ .o/ S v S 13111 St M rn a Q Q L 139th St Q S 144th SI S 146th St S J' S 150th St in a 0 230 ft Q Post Office S-154th•St SoulhaentermBlvdm=000 Link fight S 1541h Ln Rail-Tukwi Ln c5 / Int'I Blvd 0 I J Is, "4 1_0a g n� xist• g Cr swalk (City of SeaTac, King County, BLM, ESRI, Garmin, USGS, EPA, USDA) 33 4a N L e Q T 310 ft S 150th St S 15601 st TUKWILA 0`�200"Ull® The plan to the right shows a change from 5 lanes to KEY 3 lanes beginning with S. 139th Street in the north to S. 152nd Street at the southern end. The new street section, New crosswalk is illustrated above, as compared to the existing condi- tions in the upper right image. New RRFB In addition to the restriping, new pedestrian crosswalks and signals should be added. New RRFBs should be lo- Restriping area cated at S. 141 s' Street and S. 1461h Street. New crosswalks should be added at S. 142nd, S. 148th, S. 150th, and each _ . _ New streets new east I west street as they are developed over time as shown on the plan to the right. To assure local traffic is managed well, provide additional development opportunities, and create a bicycle and pe- destrian network, new streets should be added to pro- vide multiple routes north/south and east/west. ((D Microsoft, 2017) 34 CNU LEGACY PROJECT 414 ft u7 � r rton jhts Riverton Crest Cemetery N 42nd Ave S S 146th St w n 4-P\: v Q e M Riverton Heghts Fbst Otfrce SM 5'4th> S tT rip;Wg Plan S 1371h SI S 138th V Q 7 r a v m w in W n 139th St in w S 141st St i Q r I S 142nd St I 1 Cascade _ . — . — . — . — .— I VIEW — Perk S 1441h Sl C I x — N I 91 I I ! I 1 SII :6;h 5' 1 I I 1 I r r7TN I =� I•:Sth 5: I _ _ _ 1 1 1 I m • 1 1 1 y 1[Oth It v I I � -- ; � I � 1 S 171 cd 81 r I I h � I Q I � o P �SouthcenterBlvd Link Light S 1541h Ln Rail -Tukwila c5 w Int•1 Blvd z 4'4 LLRa g // (City of SeaTac, King County, BLM, ESRI, Garmin, USGS, EPA, USDA) 35 J 2 S 531tn SI 310ft S 136th S S 14•ah 5 \ S 1501h St E 23011 Q j � S Re5.1'8� 1518 S 156th St t Q r TUKWILA ZONING UPDATES TUKWILA INTERNATIONAL BOULEVARD ZONING DISTRICTS TIB should consider a text amend- ment with rezoning. The Urban Renewal Overlay District has made some limited improve- ments for portions of TIB, but a more comprehensive walkable urban code should be provided for the area. If re- development is to occur in harmony with the community vision, the rules must change to fit an urban context rather than a suburban context. The CNU team recommends replac- ing the zoning within the TIB plan- ning area as follows: EXISTING WPROPOSED RC TIB -1 NCC TIB -2 HDR TIB -3 Areas zoned MDR and LDR would re- main unchanged. I. SCOPE District boundaries are assigned according to the adopted Tukwila Interna- tional Boulevard District Boundary. 1. The Primary Retail Corridor is the segment from S. 1481h Street to S. 152nd Street. See the map on pages 36-37. 2. All parcels zoned MDR and LDR will continue to be regulated by those zoning districts. 3. All other parcels within the Tukwila International Boulevard District (TIBD) will be rezoned as follows: a. RC will become TIB -1 b. NCC will become TIB -2 c. HDR will become TIB -3 II. CONFLICTING ORDINANCES Where there appears to be a conflict between the Tukwila International Boulevard District standards and any other sections of Title 18, Title 17, Ti- tle 11, or Title 9, or the Infrastructure Design and Construction Manual, the requirements specifically set forth in these districts prevail. This district does not prevail over life safety standards. III. INTENT These districts regulations are designed for the following purposes: 1. 2. A preliminary draft of the proposed changes is provided here for public 3. review. The City will edit the draft as necessary for community support prior to considering a rezoning. 4. While the new zoning categories proposed are all significantly more walkable and urban than the current suburban regulations governing the corridor, TIB -1 and TIB -2 are the most urban with 0 to 12 -foot setbacks and 70% of lot width required to be built out. TIB -3 is a little less urban, with setbacks of 6 to 16 feet, and 60% of lot width required to be built out. In TIB -1, neither attached nor detached single-family residential is allowed, and multifamily housing is restricted to mixed-use buildings. TIB -2 and TIB -3 permit single-family attached dwellings, like row houses, provided the location is on a side street and not Tukwila International Boulevard. 5. Q To promote the health, safety, and welfare of the general populous. To implement the Tukwila International Boulevard Revitalization and Urban Renewal Plan. To promote infill redevelopment that results in a walkable vibrant and diverse transit -oriented, mixed-use corridor, allowing for shop - fronts, sidewalk cafes, and other commercial uses at the street level with offices and residences overlooking the Boulevard. To provide for walkable streetscapes where active facades address sidewalks and parking and loading are located behind buildings. To reduce block sizes to help disperse traffic and provide more pe- destrian and bicycle connections To promote small, incremental development, alongside larger devel- opments. Primary Retail Corridor designation is shown on pages 36-37. These districts may utilize the Commercial Redevelopment Areas pro- cedures as described in TMC Section 18.60.060. IV. LAND USES ALLOWED The following table applies to uses within the TIBD with the exception of MDR and LDR. Multiple uses within a single site or building are permitted outright. A Primary Retail Corridor (PRC) designation is utilized to determine the highest level of main street urbanism. This is difficult to develop and maintain in a suburban environment, so must be implemented strategically. The average main street length is 1/4 mile in length, so to develop TIB in an effective manner, this area should be identified forthe highest quality of urbanism and shopfronts. CNU LEGACY PROJECT P = permitted; A = accessory; R = permitted with restrictions; C = conditional; S = special permission; N = not permitted TIB -1 RESIDENTIAL Single -Family Detached N Single-family Attached N Multi -family R a. Permitted within mixed-use buildings with ground floor non-residential use along the Primary Retail Corridor. Accessory Dwelling Units P AUTO -ORIENTED COMMERCIAL Gas Station R a. Gas stations are permitted if the pumps and parking are located behind the building and it meets the setback/build-to requirements. Automobile sales & rentals R a. Showrooms without on-site vehicle storage are permitted. All other vehicle sales are not permitted. Automobile Service N Off -Street Parking facilities R a. Off-street parking facilities must have ground floor commercial uses along the Pri- mary Retail Corridor. Storage facilities COMMERCIAL Adult Entertainment All other Commercial uses LODGING Hotel Motel Bed and Breakfast, Short Term Rentals OFFICE INDUSTRIAL Heavy Industrial Light Industrial A IN R a. Hotel must provide food service, staffed reception, and have at least 50 rooms. N N 17 N C a. Storage of non -retail materials and the making, assembling, remodelling, repairing, alter- ing, finishing, or refinishing or its products or merchandise is permitted provided: i. These activities are completely enclosed within the premises occupied by the estab- lishment. INSTITUTIONAL P CIVIC OPEN SPACE Plaza P Square P 36 37 ii. These activities are clearly accessory to sales and display activities. iii. Levels of traffic, noise, smoke, vibrations, odor, fumes, and glare must not exceed those levels which are in keeping with the retail and residential uses within the dis- trict. 11 ,; _miff 7.11 lv— s wr e ham, '• * y ' Fiflfff - IL ss _ a' X ' 1 S. 148th Street- L- IV AW 40-1 " - 1r - - '+'_� IIS f n-a4—-- ° •, � .;• s fes'! _ WNW fb d w �NAL 66 1 'I pw i JL Af— �r e �h S. S152nd Street y . a • ` rf L� lip ^i ° LLf ilL TUKWILA CNU LEGACY PROJECT P = permitted; A = accessory; R = permitted with restrictions; C = conditional; S = special permission; N = not permitted TIB -2 RESIDENTIAL Single -Family Detached N Single-family Attached R a. Single-family attached are not permitted to face Tukwila International Boulevard. Multi -family R a. Permitted within mixed-use buildings with ground floor nonresidential use along the Primary Retail Corridor. Accessory Dwelling P Units AUTO -ORIENTED COMMERCIAL Gas Station R a. Gas stations are permitted if the pumps and parking are located behind the building and it meets the setback/build-to requirements. Automobile sales R a. Showrooms without on-site vehicle storage are permitted. All other vehicle sales are not permitted. Automobile Service N CIVIC OPEN SPACE Off -Street Parking facilities R a. Off-street parking facilities must have ground floor commercial uses along the Pri- TIB -3 RESIDENTIAL mary Retail Corridor. Storage facilities N Single-family Attached R a. Single-family attached are not permitted to face Tukwila International Boulevard. COMMERCIAL P Adult Entertainment N All other Commercial uses P LODGING Hotel R a. Hotel must provide food service, staffed reception, and have at least 50 rooms. Motel N Bed and Breakfast, Short R a. The owner's primary residence must be on site. Term Rentals b. No more than 5 guest rooms are permitted. c. The maximum length of stay is 7 days. OFFICE P INDUSTRIAL Heavy Industrial N Light Industrial C a. Storage of non -retail materials and the making, assembling, remodelling, repairing, altering, finishing, or refinishing or its products or merchandise is permitted provided: i. These activities are completely enclosed within the premises occupied by the estab- lishment. ii. These activities are clearly accessory to sales and display activities. iii. Levels of traffic, noise, smoke, vibrations, odor, fumes, and glare must not exceed those levels which are in keeping with the retail and residential uses within the dis- trict. INSTITUTIONAL P CIVIC OPEN SPACE Plaza P Square P TIB -3 RESIDENTIAL Single -Family Detached N Single-family Attached R a. Single-family attached are not permitted to face Tukwila International Boulevard. Multi -family P P = permitted; A = accessory; R = permitted with restrictions; C = conditional; S = special permission; N = not permitted Accessory Dwelling P Units AUTO -ORIENTED COMMERCIAL Gas Station N Automobile sales N Automobile Service N Off -Street Parking facilities N Storage facilities R COMMERCIAL Adult Entertainment N All other Commercial uses P LODGING Hotel R Motel N Bed and Breakfast, Short R Term Rentals OFFICE P INDUSTRIAL Heavy Industrial N Light Industrial N INSTITUTIONAL P CIVIC OPEN SPACE Plaza P Square P a. Interior storage facilities must have ground floor retail or service uses. a. Hotel must provide food service, staffed reception, and have at least 50 rooms. a. The owner's primary residence must be on site. b. No more than 5 guest rooms are permitted. c. The maximum length of stay is 7 days. The following restrictions apply to all commercial and office uses: 1. Commercial tenant spaces must not exceed 30,000 sf per tenant. 2. Drive-thrus and access lanes are not permitted between buildings and sidewalks. 3. Storage of non -retail materials and the making, assembling, remodelling, repairing, altering, finishing, or re- finishing or its products or merchandise is permitted provided: a. These activities are completely enclosed within the premises occupied by the establishment. b. These activities are clearly accessory to sales and display activities. c. The first 20 feet of ground floor building depth along the Primary Retail Corridor must be used for retail display, dining, offices, meeting rooms, or other public or semi-public gathering spaces. V. DEVELOPMENT STANDARDS CONTEXT ALL TIB DISTRICTS LOT AREA UNIT DENSITY UNIT SIZE SETBACKS TO YARDS 41 STANDARD No minimum is required. The maximum number of dwelling units are determined by the building envelope as regulated by this table. Studio units shall maintain an average size of at least 400 square feet of interior floor space with no units smaller than 350 square feet, and no more than 40% of the dwelling units in the development may be studios. TUKWILA CNU LEGACY PROJECT CONTEXT STANDARD CONTEXT STANDARD HEIGHT 4 stories above average sidewalk grade. REAR Lots abutting adjacent districts must have a minimum 20 ft. rear yard. Ground floor stories, from finished floor to finished floor, exceeding 20 TIB -3 feet are considered two stories. Mezzanines exceeding 30% of the ground floor area is considered a story. FRONT, both principal and sec- 6 ft. min., 16 ft. max. for a minimum of 60% of the lot width. Stories above ground floor, from finished floor to finished floor, exceeding ondary front yards If sidewalks do not exist, or are less than 6 ft. in width, a front yard is re - 16 feet are considered as two stories. quired to provide the remaining minimum sidewalk width. Structure height is limited to the maximum permitted height of the adja- FRONT both principal and sec- 1 st floor - 12 ft. min., 20 ft. max. cent district within 50 feet of the nearest lot. ondary front yards; if any por- 3rd floor and higher - 12 ft. stepback required. Building facades must be a minimum of 24 feet in height along the Pri- tion of the yard is adjacent to, mary Retail Corridor. or across the street from, LDR OFF-STREET PARKING AND LOADING zoning that is developed with a single-family dwelling Residential 1 for each dwelling unit, 1 for every 2 dwelling units for senior housing. SIDE 6 ft. min. Commercial 2 for each 1,000 square feet of usable floor area. SIDE if any portion of the yard 1st floor - 12 ft. min. Lodging 1 for each room. is adjacent to LDR zoning that is 3rd floor and higher - 12 ft. stepback required. Restaurant, Tavern 1 for every 4 persons based on occupancy load. developed with a single-family PARKING LOCATION Off-street parking must be located to the rear of buildings. dwelling Parking and loading access must be from an alley where available. REAR Lots abutting adjacent districts must have a minimum 20 ft. rear yard. Parking and loading access may be from a side street. Parking access should be shared between adjacent lots. VI. SITE DEVELOPMENT o Where parking and loading access is permitted along the Primary Retail 1. Existing streets and alleys may not be vacated unless being relocated as part of a development project. Corridor, it is limited a maximum 24 feet in width per drive. 2. For development areas larger than 1 acre, ROW for alley or streets will be required if adjacent to property, as shown on page 33. LANDSCAPE REQUIREMENTS 3. Street trees must be planted along adjacent sidewalks within 4 feet of the curb at a maximum spacing of 40 Front(s) All building setback areas must be landscaped or developed with pedes- ft. on center per the City's street tree standards. trian improvements per the width of the setback. Sides The width of the required setback. VII. PERMITTED SIGNS TMC Chapter 19 standards apply to these zoning districts. The following signs are prohibited: Rear The width of the required setback. PERFORMANCE STANDARDS Use, activity and operations within a structure or a site shall comply with 1. Off -premise business signs. (1) standards adopted by the Puget Sound Air Pollution Control Agency 2. Free standing signs. 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 VIII. BUILDING STANDARDS hazardous materials. In addition, all development subject to the require- 1. Buildings adjacent to a public sidewalk must have at least one functional entry along the sidewalk. ments of the State Environmental Policy Act, RCW 43.21.0 shall be evalu- 2. Buildings adjacent to a public sidewalk along the Primary Retail Corridor must have one functional entry for ated to determine whether adverse environmental impacts have been every 60 feet of facade, or fraction thereof, along the sidewalk. adequately mitigated. 3. Blank walls longer than 30 feet are prohibited along the Primary Retail Corridor sidewalk. TIB -1, TIB -2 4. Blank walls longer than 60 feet are prohibited along the all other sidewalks. - 5. Building facades facing streets must have a minimum of 15% glazing per floor. FRONT, both principal and sec- 0 ft. min., 12 ft. max. for a minimum of 70% of the lot width. 6. The ground floor building facade along the Primary Retail Corridor must be configured as follows: ondary front yards If sidewalks do not exist, or are less than 6 ft. in width, a front yard is re- a. 60% clear glass is required along the facade. quired to provide the remaining minimum sidewalk width. b. Building entries may be recessed from the facade up to 6 feet in depth. Front yards must be paved along the Primary Retail Corridor and where c. Awnings and marquees may project into the right-of-way to within two feet of the curb. they are required to meet the minimum sidewalk width. d. Display windows may project into building setbacks. Fencing is not permitted in front yards along the Primary Retail Corridor. e. Facade elements above the ground floor may project into yards. FRONT both principal and sec- 1 st floor -10 ft. min., 15 ft. max. f. Commercial activities, including food service and seating, may occupy yards. ondary front yards; if any por- 3rd floor and higher - 16 ft. stepback required. tion of the yard is adjacent to, IX. DEFINITIONS or across the street from, LDR zoning that is developed with a Institutional: Uses including religious assembly, education, and government. single-family dwelling Plaza: A publicly accessible open space that is primarily paved and oriented toward group assembly and activities. SIDE 0 ft. min. or 5 ft. if not attached to the adjacent building. Square: A publicly accessible open space that is primarily landscaped and oriented toward passive recreation. Forecourt: A portion of the front yard that is extended in depth up to 30 feet from the front lot line to provide for SIDE if any portion of the yard 1st floor- 10 ft. min. pedestrian access and use in commercial activities. Forecourts may not be used for parking. is adjacent to LDR zoning that is 3rd floor and higher - 16 ft. stepback required. developed with a single-family dwelling 42 43 PORTLAND 260'x 260' SEATTLE 330'x 330' INCREMENTAL DEVELOPMENT Tukwila International Boulevard suffers from a common suburban condition - very large blocks. The Tukwila block is eight times as large as the Seattle block. In conjunction with this, much of the area along TIB is currently devel- oped as parking lots, as illustrated below. This can be discouraging in the short term since large blocks are detrimen- tal to walkability. The team developed a series of incremental strategies for how development could occur in a way that can easily respond to changing markets with limited initial investment. The next series of illustrations begins with lining the parking lot with food trucks or pop-up retail. These uses sup- port the community desire for ways to incubate very small businesses. As the business grows, it can physically evolve to fit the space. TUKWILA CNU LEGACY PROJECT The first step is a single temporary structure and one tree that together begin to activate the location. The small business may be food service, or pop-up retail. 44 45 With time and community support, a pod develops to line the street. This only eliminates one row of parking from the lots along TIB that are normally under utilized. The images below illustrate permanent structures filling in along TIB, at which time the temporary structures move to the side street. TUKWILA CNU LEGACY PROJECT URBAN FORM AND THE NEW JUSTICE CENTER To achieve the feel and function of a main street, buildings must be pulled up to the edge of the sidewalk, blank walls must be avoided, and parking must be on -street or behind the buildings. As new development is added, these patterns and rhythms are essential to walkability. The City's new Justice Center siting is under consideration. Because the uses within the center are not as active as are required for a thriving main street, a side street is more appropriate in order to fulfil the local vision for TIB. The sorts of forms pic- tured above and below show how the Justice Center can contribute to the walkability of the neighborhood, particularly if service portions of the center, such as a coffee shop or cafe, are accessible from the sidewalk. This study models the area required by the new center, and adds a parking liner building to enclose the required surface parking. 7 This plan for one urban block has small-scale commercial and residential units. The urban form of the development delivers a level of flexibilitythat encourages change in use over time. Below adds a retail mini anchor in the adjacent block which can share parking the with mixed use block. 46 47 Parking continues mid -block, connecting lot access be- tween blocks. This permits efficient use of parking across multiple uses that have demands at different times of day. Plans below shows how a big box (150,000 SF left; 200,000 SF right) can also work effectively within an urban format, although well outside current market demand. TUKWILA RETAIL MARKET ANALYSIS The TIB neighborhood study area, shown above, can presently support an additional 47,700 sf of retail and restaurant development. The Gibbs Planning Group retail market analysis finds the TIB neighborhood has a market demand for up to 47,700 square feet (sf) of new retail development producing up to $13 million in sales. By 2022, this demand will likely generate up to $13.6 million in gross sales. This new retail demand could be absorbed by existing businesses and/ or with the opening of 20 to 25 new stores and restau- rants. If constructed as a new single -site center, the de- velopment would be classified as a neighborhood type shopping center by industry definitions and may include 5-6 stores selling general merchandise; 3-4 department stores; 2 apparel and shoe stores; 1-2 sporting goods and hobby shops; 1-2 hardware stores; 1 office supply and gift store; 1 florist; 1-2 limited -service eating places; 1 full- service restaurant; and an assortment of other retail. See Gibbs Planning Group's, Tukwila International Boulevard Neighborhood Retail MorketAnalysis, for full retail story. 2017 Total New Supportable Retail 16,100 sf General Merchandise Stores 7,800 sf Department Store Merchandise 3,600 sf Miscellaneous Store Retailers 3,600 sf Sporting Goods & Hobby Shops 2,900 sf Hardware Stores 2,400 sf Bars, Breweries & Pubs 2,400 sf Limited -Service Eating Places 2,300 sf Apparel Stores 1,600 sf Office Supplies & Gift Stores 1,500 sf Full -Service Restaurants 1,100 sf Florists 900 sf Jewelry Stores 800 sf Shoe Stores 400 sf Speciality Food Stores 300 sf Lawn & Garden Supplies Stores 47,700 sf Total New Supportable Retail M. Mt View CNU LEGACY 122nd St {�I 4th St 126th St XJ2R,thSt "3 1E h 5t., i M1 1 2nd St � IP } W 136th St C U3 r� , co C1 `� _ � 5l L � _ SSW 148th t i; Hil p P - t�ji�'No�r}tAwh33{SFii�Pmacr II d Ej-Park S 1 h St_ 3 138th St 110 1R,� I f a QSi k I _q 4 St S 154th St 6t St Loca 5 Trade t! `Five C Area T�4 ° S onwald e n F k ti t + ' t I� 2 MI Radius Normandy _i Park 09 Park City HEn Trade Area Boundaries The Gibbs study estimates that the TIB study area has an approximately 6.7 -square -mile local trade area, lim- ited by SW 116th Street to the North; East Marginal Way and 1-5 to the East; S 176th Street to the South; and Seat- tle -Tacoma International Airport/ SR - 518/ SR 509 to the West. Shopping Competition Tukwila is the most diverse city in Washington State, and the commer- cial center of the region's immigrant community. Tukwila International Boulevard is a true reflection of its community, as it offers a wide array of ethnic product -oriented grocery stores (such as Asian, Eastern Euro- pean, Middle Eastern and Hispanic foods.) Many of these are free-stand- ing retailers and not a part of a neigh- .• RivertonS 150t 5t 'Veights Seattle -Tacoma International •�a t>, St S 160th Lt7 � q.McMicken Heights 0) S 172nd St mL, i borhood or community center. The largest destination inside the TIB study area is The Bakaro Mall (15245 International Blvd, SeaTac, WA 98188), which offers primar- ily Somali clothing, goods, and food. Its numerous small stalls are owned by refugees and immigrants who sell East African goods ranging from women's and men's clothing to per- fume and cosmetics. An assortment of local serving businesses such as tax preparation, computer repair, tai- loring, and Western Union comple- ment the retail tenants. India Plaza, beside the Bakaro Mall, is an expan- sive Indian grocery store. The nearby SeaTac Market (15221 International Blvd.), another Somali -run business, offers art, housewares, furniture, fresh produce and a full Eastern Afri- can cuisine restaurant. yway Park �� 'Skyway{L _ a^- S 128tH St r £�r ay - t- ��. Y. S Langston 's�" �'rht S ii S 43 ph �` ' 900 -- tt ar Earlinit nrial Park S@ 844 7t a Fort bent l r +P�r ING TIB's local trade area is about 6.7 square miles. r t T Boeing II, Longacre; lv nd 6_- 'ii; Industrial Park 3 ING TIB's local trade area is about 6.7 square miles. Two retail centers are located ap- proximately 2.5 miles west of the study site in the city of Burien, eas- ily accessed from SR -518 and SR -509. Burien Plaza (104 SW 148th St, Bur- ien, WA 98166) is grocery -anchored by Safeway, with Rite-Aid and Staples and 20 other retail, restaurant and service-oriented tenants. Burien Town Plaza (14901 4th Avenue SW, Burien, WA 98166) is a 139,300-sf community center anchored by Ace Hardware, Bartell Drugs, LA Fitness and PetSmart. Most of the shopping competition to the study area is concentrated in the Southcenter area, pictured above, that is less than two miles southeast of the TIB neighborhood. Westfield Southcenter (2800 South - center Mall, Tukwila, WA 98188) is a regional center with more than 200 stores & eateries, as well as an AMC multiplex with IMAX. Opened in 1968, its expansion in 2008 added 400,000 sf to its GLA, which now to- tals 1,700,000 sf. The indoor mall is anchored by JC Penney, Macy's, Nor- dstrom and Sears. Notable national tenants include Eddie Bauer, Coach, J. Crew, lululemon, LUSH Cosmet- ics, Michael Kors, Pandora, The Con- tainer Store and Swarovski. An im- pressive array of restaurants draw consumers to such popular venues as Bahama Breeze, BJ's Restaurant & Brewhouse, Duke's Chowder House, Grill City, Olive Garden, Seafood City Marketplace, The Cheesecake Fac- tory and Villa Italian Kitchen. TUKWILA Parkway Square Shopping Center (16876 Southcenter Parkway, Tuk- wila, WA 98188) is just south of West- field. This 39,000-sf neighborhood center was built in 1980 and reno- vated in 1999. Tenants include Half Price Books, Jared Jewelers, Jimmy John's, and Value Village. With six current tenants, it has over 12,400 sf available. Southcenter Square (17000-17250 Southcenter Parkway, Tukwila, Wash- ington 98188) is a 225,00-sf com- munity center continuing south on Southcenter Parkway from Parkway Square. Anchored by Kohl's, Nord- strom Rack, and Petco, other retail- ers include Carter's, Dressbarn, DSW, Lane Bryant, Payless ShoeSource, and See's Candies. Restaurants and eateries such as Black Bear Yogurt, Chipotle, IHOP, Jamba Juice, Panera, Panda Express, and The Old Spaghet- ti Factory provide a nice assortment of choices for the center's visitors. Southcenter Plaza (301 Strand- er Blvd., Tukwila, WA 98188) is a 170,200-sf restaurant, office and re- tail neighborhood center. Tenants are Dollar Tree, Jersey Mike's, Jos. A Bank, K's Mongolian Grill, and an assortment of beauty and local ser- vice tenants. The Plaza is shadow - anchored by Target on its western perimeter. Park Place Shopping Center (17555 Southcenter Pkwy., Tukwila, WA 98188) is a fully -leased community center. Its tenants include big -box retailers Babies R Us, Casual Male, Famous Footwear, Jo -Ann Fabrics, K&G Fashion Superstore, PetSmart, and Toys R Us. Read the full report on particulars of retail that is further afield, but still competes with Tukwila International Boulevard, including Parkway Super Center, Segale Retail Center, Great Wall Shopping Mall, The Commons at Federal Way, The Landing, West- wood Village, and The Marketplace at Factoria. 2017 & 2022 SUPPORTABLE NEW 50 CNU LEGACY PROJECT Trade Area Demographics The study site's local trade area includes 33,900 people, which is ex- pected to increase at an annual rate of 1.02 percent to 35,600 by 2022. The current 2017 households num- ber is 11,300, increasing to 11,800 by 2022 at an annual rate of 0.83 per- cent. The 2017 average household in- come is $62,100 and is estimated to increase to $68,300 by 2022. Median household income in the local trade area is $50,000 and estimated to in- crease to $53,500 by 2022. Moreover, 29.1 percent of the households earn above $75,000 per year. The aver- age household size of 2.96 persons in 2017 is expected to grow to 2.99 in five years; the 2017 median age of 34.5 is youngest of the three compar- ison areas. In comparison, the designated to- tal trade area is firmly a step up from the local trade area numbers. It reports a current population of 153,300, which is expected to rise to 163,400 by 2022 at an annual rate RETAIL Retail Category Retailers Lail" t S o u n of 1.28 percent. Current households number 57,300 and are expected to increase to 60,600 by 2022, which is an annual increase of 1.13 percent. Incomes are higher than in the lo- cal trade area, as the 2017 average household income is $74,000, while the median household income is $54,600. By 2022 these numbers will increase to $81,100 in average house- hold income and $59,500 in median Estimated 2017 2017 Supportable Sales Estimated SF /SF Retail Sales household income. The percent of households with income higher than $75,000 is 34.9 percent. The percent of the population with bachelor's de- grees is 18.0, while the percent hold- ing graduate or professional degrees is 8.8 percent. The median age of the local trade area is highest of the two demographic areas at 37.9. The aver- age household size is 2.64. 2022 2022 No. of Sales Estimated Stores /SF Retail Sales Apparel Stores 2,310 $290 $669,900 $305 $704,550 1 Department Store Merchandise 7,790 $320 $2,492,800 $335 $2,609,650 3-4 Florists 1,140 $225 $256,500 $235 $267,900 1 General Merchandise Stores 16,140 $245 $3,954,300 $255 $4,115,700 5-6 Hardware & Garden Supply Stores 3,160 $250 $790,000 $265 $837,400 1 Jewelry Stores 860 $345 $296,700 $360 $309,600 1 Miscellaneous Store Retailers 3,630 $265 $961,950 $280 $1,016,400 1-2 Office Supplies & Gift Stores 1,590 $270 $429,300 $285 $453,150 1 Shoe Stores 830 $285 $236,550 $300 $249,000 1 Specialty Food Stores 350 $295 $103,250 $310 $108,500 1 Sporting Goods & Hobby Stores 3,600 $270 $972,000 $285 $1,026,000 1-2 Retailer Totals 41,400 $275 $11,163,250 $292 $11,697,850 17-21 Restaurants Bars, Breweries & Pubs Full -Service Restaurants Limited -Service Eating Places Restaurant Totals Retailer & Restaurant Totals 2,380 $335 $797,300 $350 $833,000 1 1,520 $270 $410,400 $285 $433,200 1 2,360 $250 $590,000 $265 $625,400 1-2 6,260 $285 $1,797,700 $300 $1,891,600 3-4 47,660 $277 $12,960,950 $294 $13,589,450 20-25 See Gibbs Planning Group's, Tukwila International Boulevard Neighborhood Retail Market Analysis, for assumptions. 51 RESIDENTIAL MARKET POTENTIAL 4 -i tr --- TUKWILA The Zimmerman/Volk Associates residential market analysis finds that, from the market perspective, over a five-year time frame, between 405 and 502 rental and for -sale housing units can be supported within the Tuk- wila International Boulevard Study Area. There are 279 units approved or under construction. Based on market preferences, the housing mix would include 305 to 380 rental apartments, 15 to 20 condominiums, and 85 to 110 townhouses. The 305 to 380 rental units include: • Studios to three-bedroom apartments ranging in size between 450 and 1,500 square feet with proposed base rents ranging between $750 and $2,250 per month ($1.50 to $1.67 per square foot). • Transit -oriented studios to two-bedroom apartments ranging in size between 400 and 1,350 square feet with proposed base rents ranging between $850 and $2,800 per month ($2.07 to $2.13 per square foot). Absorption is forecast at 61 to 76 rental units per year The 15 to 20 condominium units include: • One- and two-bedroom condominiums ranging in size between 500 and 1,350 square feet, with proposed base prices ranging between $175,000 and $425,000 ($215 to $350 per square foot). Absorption is forecast at three to four condominiums per year. The 85 to 110 townhouses include the following: • Two- and three-bedroom townhouses ranging in size between 1,100 and 1,700 square feet, with proposed base prices ranging between $335,000 and $495,000 ($291 to $305 per square foot). Absorption is forecast at three to four condominiums per year. See ZimmermanVolk study, An Analysis of Residential Mar- ket Potential, for full story: 93 -page Summary of Findings plus 86 -page Target Market Descriptions. CNU LEGACY PROJECT 52 53 OPTIMUM MARKET POSITION TIB Study Area Residential Market Position Rents and price points for new housing that could be developed within the TIB Study Area are derived from the financial capabilities and housing prefer- ences of 407 target households with incomes at or above 80 percent of AMI: HOUSING TYPE Multifamily For -Rent (Lofts/apartments, leaseholder) 80% to 100% AM I > 100% AMI ...... HOUSEHOLDS ...... NUMBER PERCENT 303 74.5% Multifamily For -Sale 17 (Lofts/apartments, condo/co-op ownership) 80% to 100% AM I > 100% AMI Single -Family Attached For -Sale (Townhouses, fee -simple ownership) 80% to 100% AM I > 100% AMI Total 109 26.8% 194 47.7% 4.2% 8 2.0% 9 2.2% 87 29 58 407 BASE RENT, PRICE AND SIZE RANGES RENT/PRICE SIZE HOUSING TYPE RANGE RANGE (SF) Multifamily For -Rent (Month) Corridor Apartments $750-$2,250 450-1,500 TOD Apartment Buildings $850-$2,800 400-1,350 Multifamily For -Sale Condominiums $175,000 (4-6 unit mansion buildings) -$425,000 Single -Family Attached For -Sale Townhouses/Duplexes $335,000 -$495,000 500-1,350 21.3% 7.1% 14.2% RENT/PRICE (Per SF) $1.50-$1.67 $2.07-$2.13 $315-$350 1,100-1,700 $291-$305 For fiscal year 2016, the Seattle -Bellevue Housing and Mortgage Finance Agency (HMFA) Median Family Income for a family of four is $90,300. The pro- posed rents and prices are in year 2017 dollars and are exclusive of location or consumer added options or upgrades. CNU l • •i Tools King County 19 BUILDING PLACES PEOPLE LOVE Powered by the Solid Waste Division Taking Rainier Avenue in Columbia City as inspiration for Tukwila International Boulevard's future main street transformation. Image credit. Steve Mouzon.