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HomeMy WebLinkAboutPermit PL18-0023 - SEGALE TSO RESIDENTIAL STANDARDS - SEPASEGALE ISO RESIDENTIAL STANDARDS 3523049109 PARENT FILE PL18-0023 THIS FILE E18-0006 SEPA/CHECKLIST City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: TSO zoning code amendments Project Number E18-0006 Associated File Number(s): PL18--0023 Date Mailed: 6/4/2018 Mailing requested by: Minnie Dhaliwal Mailer's signature: , ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit F. Determination of Non -Significance ❑ Notice of Decision ❑ Notice of Public Hearing ❑ Determination of Significance & Scoping Notice El Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application Parties of Record: Mailed to: King County Assessor City of SeaTac ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda Emailed copy of notice to Mike Pruett, Segale Properties, and Department of Ecology on 6/4/18 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director File Number: Applied: Issue Date: Applicant: Lead Agency: DETERMINATION OF NON -SIGNIFICANCE (DNS) E18-0006 4/16/2018 6/4/2018 Mike Pruett, Segale Properties City of Tukwila Description of Proposal: The proposal is to amend Tukwila Municipal Code to adopt Development Standards and Design Guidelines for residential development in Tukwila South Overlay zone. Location: Portions of the Tukwila South Overlay District (TSO) which immediately adjoin land located in the City of SeaTac to the east of I-5 This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non -significance (DNS) for the above project based on the environmental checklist and the underlying permit application. The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Project materials including the application, any staff reports, and other studies related to the permits are available Monday through Friday 8:30 a.m. - 5:00 p.m. for inspection at Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100, Tukwila, WA 98188. The project planner is Minnie Dhaliwal, who may be contacted at (206) 431-3685 for further information. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by June 25th, 2018. The lead agency will not act n this prop al for 21 days from the date below. t 'AMA' ifi C9qg Jack Pac , ' -sponsible Official Date City of Ii wila 6300 So thcenter Blvd. Tukwila, WA 98188 (206) 431-3670 The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) Cc: Mike Pruett, applicant Segale Properties LLC, Owner City of SeaTac State Department of Ecology, SEPA Division King County Assessor Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST File No: E18-0006 I. SUMMARY OF PROPOSED ACTION Zoning Code amendments to adopt residential development standards and design guidelines for Tukwila South Overlay zone. II. GENERAL INFORMATION Project Name: Zoning Code amendments for residential standards in TSO zone. Applicant: Mike Pruett for Segale Properties Location: Portions of the Tukwila South Overlay District (TSO) which immediately adjoin land located in the City of SeaTac to the east of I-5 Zoning: and Comprehensive Plan Designation: TSO overlay with underlying zoning of LDR SEPA: The FEIS issued by the City in 2005 analyzed the potential impacts associated with the build out of Tukwila South, which includes those lands subject to this amendment proposal. This SEPA determination is for adoption of zoning code amendments. The following information was considered as part of review of this application. 1. ESA Screening Checklist and SEPA Checklist dated April 16, 2018. 2. Planning Commission's recommended code amendments III. BACKGROUND/PROPOSAL Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in that portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov The entire Tukwila South Project area consists of approximately 400 acres generally bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and I-5 on the west and the Green River on the east. The property owner, Segale Properties, intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). The plan calls for approximately ten million square feet of development that would be accommodated in a combination of a campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech. The property owner is constructing the first phase of the Master Plan, which involves clearing and grading the developable areas of the site and constructing infrastructure necessary to serve any future development. The Tukwila South area contains several zoning designations, which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed -Use Office (MUO). The entire Tukwila South area includes an overlay which supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay] may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan. Residential development is anticipated in the area zoned LDR with TSO overlay, which adjoins the City of SeaTac. See Attachment A and B for the location and the underlying zoning. When TSO zone and standards were adopted in 2009, it was expressly contemplated that development standards regarding residential uses would be adopted in the future. At this time the property owner has filed an application for Zoning Code text amendments to adopt residential standards and design guidelines for the portion of Tukwila South Project area that is zoned LDR with TSO overlay and adjoins the City of SeaTac. IV. REVIEW OF THE ENVIRONMENTAL CHECKLIST The following lists the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND: 1 4—Concur with checklist. 5—The hearing on the proposed amendments is scheduled on June 25`h, 2018 and City Council action will occur the following week after the hearing. 6-12—Concur with checklist. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov B. ENVIRONMENTAL ELEMENTS: 1. Earth: a—h—Concur with checklist. 2. Air: a-c—Concur with checklist. 3. Water: a(1)—(6)—Concur with checklist. b(1) and (2)—Concur with checklist. c(1)-c(2) Concur with checklist d—Concur with checklist. 4. Plants: a—d—Concur with checklist. 5. Animals: a-d—Concur with checklist. 6. Energy and Natural Resources: a-c--Concur with checklist. 7. Environmental Health: a —Concur with checklist. a(1)-(5)--Concur with checklist. b(1)-b(3)—Concur with checklist. 8. Land and Shoreline Use: a—m Concur with checklist. 9. Housing: a-c—Concur with checklist. C 10. Aesthetics: a-c—Concur with checklist. 11. Light and Glare: a-d—Concur with checklist. 12. Recreation: a -concur with checklist. 13. Historic and Cultural Preservation: a-c—Concur with checklist. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 14. Transportation: a-h—Concur with checklist. 15. Public Services: a-b--Concur with checklist. 16. Utilities: a-b—Concur with checklist. IV. PUBLIC COMMENTS Notice was sent to property owners and tenants within 500' of the site and agencies with jurisdiction. No comments were received. VI. CONCLUSION The proposal can be found to not have a probable significant adverse impact on the environment and pursuant to WAC 197-11-340, a Determination of Nonsignificance (DNS) is issued for this project. This DNS is based on impacts identified within the environmental checklist, attachments, and the above "Final Staff Evaluation for Application No. E 18-0006", and is supported by plans, policies, and regulations formally adopted by city of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Minnie Dhaliwal, Planning Supervisor Date: June 4, 2018 Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW INFORMATION The State Environmental Policy Act (SEPA) requires all agencies to consider the environmental impacts of a development before making decisions (43.21 C RCW). The purpose of environmental review is to identify a proposal's significant adverse impacts, measures to minimize or avoid such impacts, and allow wide public review for a wide range of projects. REQUIREMENTS: SEPA review is required for any action associated with the following types of decisions: 1. Developing 10 or more dwelling units. 2. Developing agricultural structures over 10,000 s.f. 3. Developing office, school, commercial, recreational, service or storage buildings over 12,000 s.f. and 40 parking spaces (certain utility lines, personal wireless communication facilities, and normal maintenance/replacement activities are fully exempt). 4. Developing parking lots with over 40 spaces. 5. Landfills and excavations over 500 cubic yards. 6. Installation of impervious underground tanks with a capacity over 10,000 gallons. The accompanying application must be completed for any new SEPA application or request to issue an addendum to any previous SEPA determination. If a question does not apply, "Does not apply" or "NA" may be entered. Complete answers to the checklist may avoid unnecessary delays later. City staff may also be able to help about governmental designations (e.g., zoning, shoreline, and landmark status). PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist" as well as the submittal for the underlying action (building permit, subdivision etc.). You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail to you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is "complete," substantive review will begin and a "Notice of Application" must be posted/mailed to begin a public comment period. After completing the environmental analysis and considering public comments, the Director will issue a determination for the project. A Determination of Non -Significance (DNS) says that the project as proposed will not have probable, significant, negative environmental impacts. A mitigated DNS will be issued if the project must be modified to mitigate its negative impacts. An Environmental Impact Statement (EIS) must be prepared if the probable negative impacts are unavoidable. \kitystoretCity Common\Teri - DCD\Kirby\SEPA to fix\SEPA Envirotuncntal Review Application FINAL 5-9-16.docx COMPLETE APPLICATION CI-IECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: 1 1. Application Checklist (1 copy) indicating items submitted with application. i 2. Completed ESA Screening Checklist, SEPA Environmental Checklist and drawings (5 copies). 3. One set of all plans reduced to 8 1 /2" x 11" or 11" x 17". 4. Application Fee: See Land Use Fee Schedule. f 5. Underlying permit application that triggers SEPA review. PUBLIC NOTICE MATERIALS: 6. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. \\citystote\City Common\Ten - DCD\KiTEy\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx r VP - Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: 4 9. Vicinity Map with site location. 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. 11. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". \\citystore\City Common\Teri - DCD\Kirby\SEPA to fx\SEPA Environmental Review• Application FINAL 5-9-16.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: File Number: Vi ,-0 0 U Q Application Complete Date: Project File Number: r L!'i 0Oi ' Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Not applicable. This is a non -project action. BRIEF DESCRIPTION OF SCOPE OF WORK: Application to amend the Tukwila Municipal Code, to adopt Development Standards and Design Guidelines for residential development on certain lands within the Tukwila South Overlay District. This application requires public notice. Please see section 7 of the application checklist. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Lands located in the ISO which immediately adjoin lands located in the City of SeaTac, to the east of Interstate 5. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 3523049109; 3523049124. DEVELOPMENT COORDINATOR/ PROJECT CONTACT: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. • PLEASE PRINT CLEARLY Name: Mike Pruett Address: Segale Properties, PO Box 88028 CITY, ST, ZIP Tukwila, WA 98138 Phone: (206) 575-2000 E-mail: mpruett@segalepropert, es.c`m Signature: Date: 04/16/2018 \tcitystore\City Common\Teri - DCD\Kirby\SEPA to rtx\SEPA Environmental Review Application FINAL 5-9-I6.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 352304-9109 & 352304-9124 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any Toss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. ss EXECUTED at Tukwila (city), WA (state), on April 16 , 20 18 MACS ,, ` `y •,g510N ,' v •o to NOTARy E, q 4 pi.'�.,',t• 0; >.• %..,,,,,,,' 4v f 0 H� IWAS Mark A. Segale, V.P. of Its Manager (Print Name) P.O. Box 88028, Tukwila, WA 98138 (Address) 206-575-2000 (Phone N, ber) (Signature) On this day personally appeared before me V ,S-e tvL to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed t}(e same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME t THIS i(S) DAY OF H p (L._ , 20 1 U Ln \ri G) vim( N1` RY P C inond for the State of Washington residing at Lk/LW\ I kOk? My Commission expires on \klcptstorc\City Common\TenlRevisions In Hngress\Zoning Code .Amend-Jan201 I.docx City of Tukwila Endangered Species Act Screening Checklist Date: April 16, 2018 Applicant Name: Segale Properties LLC Street Address: PO Box 88028 City, State, Zip: Tukwila, WA 98138 Telephone: 206-575-2000 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in adverse effects to salmonids - Chinook, Coho, Cutthroat trout or char - as defined by Section 9 of the Endangered Species Act (ESA). If potential effects are identified, the project may need further evaluation. Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if additional action is indicated. W:IAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc If ESA listed species are present or ever were present in the watershed where your project will be located, your project has the potential to affect them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. For more information on potential salmonid presence in your project area contact the Washington Department of Fish and Wildlife Habitat Biologist for your region, Washington Department of Fish and Wildlife or use the SalmonScape tool, WDFW SalmonScape. 1. Are ESA listed salmonids currently present in the watershed within which your project will be located? Yes❑ No❑ Please describe. Not applicable. This is a non -project action. No construction is proposed. 2. Has there ever been an ESA listed salmonid stock present in this watershed? YesfNo❑ Uncertain❑ Please describe. Not applicable. This is a non -project action. No construction is proposed. If you answered "yes" to either of the above questions you should complete the remainder of this checklist. W:IAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc City of Tukwila ESA Screening Checklist Part A - PROJECT SPECIFICS: Project and Vicinity 1. Name of watershed: Not applicable. 2. Name of nearest water body: Not applicable. 3. What is the distance from this project to the nearest body of water? Not applicable. 4. What is the current land use between the project and the potentially affected water body (parking lots, farmland, etc)? Not applicable. 5. Is the project above a: • Natural permanent barrier (waterfall) YesF Non • Natural temporary barrier (beaver pond) Yesn NoD • Man-made barrier (culvert, dam) Yes[L NoD • Other (explain): Not applicable. 6. If answered Yes in #5, are there any resident salmonid populations above the blockage? Yesf l NoQ Don't knowD Not applicable. D.citystore\City Cmnmon\Teri - DCD1Kirby\SEPA to fu\SEPA Envirorunental Review Application FINAL 5-9-I6.docx WAAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SERA Environmental Review Application FINAL 5-9- 16.doc t City of Tukwila ESA Screening Checklist Part B - Project Specifics: Grading and Land Alteration 1. Does the project involve grading or land alteration of any kind? Yes n No_ n Not applicable. If your project DOES NOT involve grading please skip to Part C. 2. Will the project involve the modification of a watercourse bank between Ordinary High Water (OHW) and the top of the bank? If yes, which water course? This includes any rading on any slope leading to a river or stream, but does not require work below OHW. Yes El ( Not applicable. 3. Will the project involve the modification of a watercourse bank or bottom below OHW? If yes, please explain. Yes n No n Not applicable. 4. Could the construction, operation, or maintenance of equipment for the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses? If no, please explain. Most projects involving grading have the potential to result in increased erosion and/or sedimentation as a result of land disturbance. Yes_ l No n Not applicable. 5. If the project involves grading, have you prepared a Temporary Erosion and Sedimentation Control Plan? Yes n No rn Not applicable. If no, are you exempt under TMC 16.54.90? Yes 1-1No 1-1Not applicable. 6. Will the project result in new impervious services? Include all hard surface are such as rooftops, asphalt or concrete pavin , compacted surfaces, etc. Yes n No [I Not applicable. 7. What percent of the project will be impervious surface (including pavement & roof area)? Not applicable. W:NPPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc City of Tukwila ESA Screening Checklist Part C — Project Specifics: Water Quality 1. Will the project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? Please explain. For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into the ground. Yes El No Not applicable. 2. Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include fuel properly stored in a vehicle fuel tank, but does include fuel or other chemicals stored on -site during construction. Yes 0 No n Not applicable. 3. Will the project require long-term or re -occurring maintenance requiring the use of fertilizers, pesticides, or other chemicals? This may include landscape maintenance, bridge or parking lot cleaning, ice removal/melt, repeated chemical vegetation clearing, etc. YesElNorl Not applicable. 4. Will turbidity be increased during construction or operation of the project? Please explain any measures to be taken to ensure turbidity is not increased. Construction near the water or below OHW often will increase turbidity, both on -site and downstream. Yesiallo Not applicable. 5. Will the project either reduce or increase shade along or over a water body? Removal of trees/vegetation or the building of over -water structures (docks or floats) will often result in a change to shade. Yes n No ElNot applicable. 6. Will the project require debris removal from below OHW of a water course? Debris includes, but is not limited to, fallen trees, logs, shrubs, rocks, piles, riprap, submerged metal, broken concrete, pipes, or other construction material. Yes I t No Not applicable. W:WPPLICATIONS - Land Use Apps & Handouts,.CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9- I6.doc City of Tukwila ESA Screening Checklist Part D — Project Specifics: Flow Alterations and Fish Migration 1. Will the project involve the direct alteration of the channel or bed of a water course? This includes both tempor and ermanent modifications. If yes, please explain. Yes INo Not applicable. 2. Will the project involve any physical alteration to a wetland which is connected to a water course? Few wetlands are isolated, most contain either surface or subsurface connection to a flowing water course. YesENo n Not applicable. 3. Will water be rerouted, either temporarily or permanently as a result of the project? If yes, please explain. Yes n No 0 Not applicable. 4. Will a culvert be installed or removed as part of this project? Yes=_No n Not applicable. 5. Will the project require withdrawal of surface water? If yes, please include amount and name or water body. Yes El No Not applicable. (� 6. Will the project result in the withdrawal, injection, or interception or groundwater? Examples ofprojects that might affect groundwater include, but are not limited to, construction of a new well, changes in withdrawal from an existing well, projects involving prolonged dewatering, installation of French drains, swales, or sewer lines. Projects that require a geotechnical report ursuant to TMC 18.45.060 should answer Yes. Yes- n No Not applicable. 7. Will topography changes on the site affect the duration/direction of surface runoff flows? If yes, please describe chap es. Not applicable. Yes n No 8. Will the project include bank stabilization? If yes, explain. Bank stabilization includes, but is not limited to, riprap. rock, logs, soil, vegetated revetments, concrete structures, or similar. Yes n No n, Not applicable. 9. Will there be retention or detention ponds? If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? Yes n Non Not applicable. 10. Will the project involve any reduction of the floodplain or floodway by filling or other partial blockage of flows? If yes, how will the loss of flood storage be mitigated by your project? Yes n No0 Not applicable. 11. Will project include the construction of a new wetland or waterway that is connected by surface flow to an existing waterway that contains salmonids? Yes_ElNoII Not applicable. W:\APPI-ICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc 411. City of Tukwila ESA Screening Checklist Part E — Project Specifics: Vegetation I . Will the project involve the removal of any vegetation? If yes, please describe existing conditions and the amount anMpe of vegetation to be removed. Yes n No Not applicable. 2. Will the project involve the removal of any vegetation within 200 feet of OHW of a water course? If , yes, please describe type, size, method, and amount of vegetation to be removed. A tree is defined by TMC 18.06.845 as any self-supporting woody plant, generally characterized by one main trunk, with a potential diameter o 2inches or more at breast height and a minimum height of 10 feet. Yes Ei No Not applicable. 3. If vegetation is to be removed, do you plan to mitigate by replanting? Please explain. Yes I I No (l Not applicable. W:WPPLICATIONS • Land Use Apps & Handouts`.CURRENT LAND USE APPLICATIONSISEPA Environmental Review Application FINAL 5-9.16.doc SEPA Checklist ♦ STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Department of Ecology provides a guidance on filling the SEPA checklist at Department of Ecology Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: Not applicable. This is a non -project action. 2. Name of Applicant: Segale Properties LLC 3. Date checklist prepared: 4/16/18 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): Not applicable. This is a non -project action. No construction is proposed. 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Project applications to develop multi -family residential units are anticipated. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The Final Environmental Impact Statement, issued by the City in 2005, and other environmental documents generated during the Comprehensive Plan Update regarding Tukwila South analyzed the potential impacts associated with the build out of Tukwila South, which includes those lands subject to this amendment proposal. 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. \kitystore\City Common\Teri - DCDUCirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-I6.docx W:\APPLICATIONS - Land Use Apps & HandoutslCURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. List any government approvals or permits that will be needed for your proposal. An amendment to the Tukwila Municipal Code ("TMC") development regulations applicable to a portion of the Tukwila South Overlay District ("TSO"). 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The Applicant proposes to amend TMC 18.41.090(A) to require development of residential uses in a portion of the TSO in accordance with the development standards for the High -Density Residential District, as set forth in TMC 18.14.070. The Applicant further proposes to amend TMC 18.09.010, Table 18-6, note 14, to reflect that Dwelling -Multi -family is a permitted use in a portion of the TSO because the Multi -Family Design Guidelines were adopted by Ordinance to apply to that portion of the TSO. All other property in the TSO shall remain subject to the requirement of note 14." 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The scope of the proposed amendment encompasses that portion of the TSO that immediately adjoins lands located in the City of SeaTac to the east of Interstate 5. 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Yes, portions of the lands included in the scope of the amendment lie within an area designated on the City Comprehensive Land Use Policy Plan Map as environmentally sensitive. These lands were included in the analysis and scope of the 2005 FEIS and other SEPA related review. W:WPPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc t SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Not applicable. This is a non -project action. No construction is proposed. b. What is the steepest slope on the site (approximate percent slope)? Not applicable. This is a non -project action. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland and whether the proposal results in removing any of these soils. Not applicable. This is a non -project action. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not applicable. This is a non -project action. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Not applicable. This is a non -project action. WAAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Not applicable. This is a non -project action. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Not applicable. This is a non -project action. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Not applicable. This is a non -project action. 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Not applicable. This is a non -project action. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Proposed measures to reduce or control emissions or other impacts to air, if any: Not applicable. This is a non -project action. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Not applicable. This is a non -project action. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not applicable. This is a non -project action. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. This is a non -project action. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. Not applicable. This is a non -project action. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Envirorunental Review Application FINAL 5-9-I6.doc SEPA Checklist Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. Not applicable. This is a non -project action. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Not applicable. This is a non -project action. b. Ground: 1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well? Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. Not applicable. This is a non -project action. 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: Not applicable. This is a non -project action. W:WPPLICATIONS - Land Use Apps & Handouis'CURRENT LAND USE APPLICATIONS\SEPA Envitotwuntal Review Application FINAL 5-9-I6.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if ]mown). Where will this water flow? Will this water flow? Will this water flow into other waters? If so, describe. Not applicable. This is a non -project action. 2. Could waste materials enter ground or surface waters? If so, generally describe. Not applicable. This is a non -project action. 3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Not applicable. This is a non -project action. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts if any: Not applicable. This is a non -project action. W.^APPLICATIONS - Lard Use Apps & Handouts\CURRENT LAND USE APPLICATIONS'SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Plants a. Check or circle types of vegetation found on the site: Deciduous tree: alder, maple, aspen, other Evergreen tree: fir, cedar, pine, other Shrubs Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation b. What kind and amount of vegetation will be removed or altered? Not applicable. This is a non -project action. c. List threatened or endangered species known to be on or near the site. Not applicable. This is a non -project action. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Not applicable. This is a non -project action. e. List all noxious weeds and invasive species known to be on or near the site. Not applicable. This is a non -project action. tV:WPPLICATIONS - Land Use Apps & HandoutslCURRENT LAND USE APPLICATIONS%SEPA Environmental Review Application FINAL 5-9-I6.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 5. Animals a. List any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, songbirds, other: Mammals: Deer, bear, elk, beaver, other: Fish: Bass, salmon, trout, herring, shellfish, other: Other: b. List any threatened or endangered species known to be on or near the site. Not applicable. This is a non -project action. c. Is the site part of a migration route? If so, explain. Not applicable. This is a non -project action. d. Proposed measures to preserve or enhance wildlife, if any: Not applicable. This is a non -project action. e. List any invasive animal species known to be on or near the site: Not applicable. This is a non -project action. 6. Enemy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Not applicable. This is a non -project action. W:WPPLICATIONS - Land Use Apps & Handouts!CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL. 5-9-16.doc SEPA Checklist Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Not applicable. This is a non -project action. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Not applicable. This is a non -project action. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. Not applicable. This is a non -project action. 1. Describe any known or possible contamination at the site from present or past uses. Not applicable. This is a non -project action. 2. Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. Not applicable. This is a non -project action. 3. Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. Not applicable. This is a non -project action. WAAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Describe special emergency services that might be required. Not applicable. This is a non -project action. 5. Proposed measures to reduce or control environmental health hazards, if any: Not applicable. This is a non -project action. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Not applicable. This is a non -project action. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Not applicable. This is a non -project action. 3. Proposed measures to reduce or control noise impacts, if any: Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONSISEPA Environmental Review Application FINAL 5-9- 16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Not applicable. This is a non -project action. b. Has the project sire been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? Not applicable. This is a non -project action. 1. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: Not applicable. This is a non -project action. c. Describe any structures on the site. Not applicable. This is a non -project action. d. Will any structures be demolished? If so, what? Not applicable. This is a non -project action. W:WPPLICATIONS - Land Use Apps & Handouts`.CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9- 16.doc SEPA Checklist Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: e. What is the current zoning classification of the site? Not applicable. This is a non -project action. f. What is the current comprehensive plan designation of the site? Not applicable. This is a non -project action. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. This is a non -project action. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not applicable. This is a non -project action. i. Approximately how many people would reside or work in the completed project? Not applicable. This is a non -project action. WAAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE .APPLICATIONS\SEPA Envimmne, al Review Application FINAL 5-9-16.doc SEPA Checklist Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments j. Approximately how many people would the completed project displace? Not applicable. This is a non -project action. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. This is a non -project action. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Not applicable. This is a non -project action. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of lon-termcommercial significance, if any: Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? Not applicable. This is a non -project action. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Not applicable. This is a non -project action. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. This is a non -project action. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Not applicable. This is a non -project action. b. What views in the immediate vicinity would be altered or obstructed? Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Haodouts'CURRENT LAND USE APPLICATIONS!SEPA Environmental Review Application FINAL 5.9-16.doc SEPA Checklist c. Proposed measures to reduce or control aesthetic impacts, if any: Not applicable. This is a non -project action. 1 1. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Not applicable. This is a non -project action. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Could light or glare from the finished project be a safety hazard or interfere with views? Not applicable. This is a non -project action. c. What existing off -site sources of light or glare may affect your proposal? Not applicable. This is a non -project action. d. Proposed measures to reduce or control light and glare impacts, if any: Not applicable. This is a non -project action. WIAPPLICATIONS - Land Use Apps & HandoutaTURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9.16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? Not applicable. This is a non -project action. b. Would the proposed project displace any existing recreational uses? If so, describe. Not applicable. This is a non -project action. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Not applicable. This is a non -project action. 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in or eligible for listing in national, state or local preservation registers located on or near the site? If so, specifically describe. Not applicable. This is a non -project action. WAAPPLICATIONS - Land Use Apps & Handouts,CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FfNAL 5-9-16.doc SEPA Checklist b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation. This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Not applicable. This is a non -project action. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. Not applicable. This is a non -project action. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Not applicable. This is a non -project action. 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. Not applicable. This is a non -project action. W:IAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Enviroiunental Review Application FINAL 5-9- I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Is the site or affected geographic area currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Not applicable. This is a non -project action. c. How many parking spaces would the completed project or non -project proposal have? How many would the project eliminate? Not applicable. This is a non -project action. d. Will the proposal require any new or improvements to existing roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Not applicable. This is a non -project action. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Not applicable. This is a non -project action. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? Not applicable. This is a non -project action. W:\APPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. Not applicable. This is a non -project action. h. Proposed measures to reduce or control transportation impacts, if any: Not applicable. This is a non -project action. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. Not applicable. This is a non -project action. b. Proposed measures to reduce or control direct impacts on public services, if any. Not applicable. This is a non -project action. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system other: Not applicable. This is a non -project action. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Not applicable. This is a non -project action. %V:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 1. How would the proposals be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? The proposed amendment would not affect discharges to water; emissions to air; production, storage, or release of toxic of hazardous substances; or production of noise. The proposal does not involve any construction or development activity. Individual projects that may use the land use and zoning provisions of the proposal will occur over time and cannot be evaluated in terms of discharge to water, emissions to air, production, storage, or release of toxic or hazardous substances, or noise, at this stage. Such projects will be subject to environmental review (if they meet or exceed thresholds for environmental review) as they move forward. Proposed measures to avoid or reduce such increases are: No measures are proposed beyond existing regulations at this time because the proposal is not anticipated to result in any increase in discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; production of noise. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Enactment of the proposed amendment is unlikely to affect plants, animals, fish, or marine life. The proposal does not involve any construction or development activity such that the proposal does not alter existing protections to plants, animals, fish, or marine life. Proposed measures to protect or conserve plants, animals, fish, or marine life are: No measures are proposed beyond existing regulations at this time because the proposal is not anticipated to affect plants, animals, fish, or marine life. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 3. How would the proposal be likely to deplete energy or natural resources? The proposed amendment would not affect energy or natural resources. The proposal does not involve any construction or development activity . such that energy and natural resources will not be affected by the proposal. Proposed measures to protect or conserve energy and natural resources are: No measures to protect or conserve energy and natural resources are proposed beyond existing regulations at this time because the proposal is not anticipated to affect energy and natural resources. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? The proposed amendment would not use or affect environmentally sensitive areas or areas designated for governmental protection. The proposal does not involve any construction or development activity such that environmentally sensitive areas and areas designated for governmental protection will not be affected by the proposal. Proposed measures to protect such resources or to avoid or reduce impacts are: No measures to protect such resources are proposed beyond existing regulations at this time because the proposal is not anticipated to use or affect such resources. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? The proposed amendment sets development standards and design guidelines for residential uses in a portion of the Tukwila South Overlay District. This amendment and proposed adoption of development standards and design guidelines is expressly contemplated in the Comprehensive Plan and the Tukwila Municipal Code. SEPA Checklist Agency Comments 1V:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Proposed measures to avoid or reduce shoreline and land use impacts are: No measures to avoid or reduce shoreline and land use impacts are proposed beyond existing regulations at this time. The proposal does not involve any construction or development activity. Individual projects that may use the land use and zoning provisions of the proposal, as anticipated by the Comprehensive Plan and Tukwila Municipal Code, will occur over time and such projects will be subject to environmental review (if they meet or exceed thresholds for environmental review) as they move forward. 6. How would the proposal be likely to increase demands on transportation or public service and utilities? The proposed amendment would not increase demands on transportation or public service and utilities. The proposal does not involve any construction or development activity such that transportation and public service and utilities will not be affected by the proposal. Proposed measures to reduce or respond to such demand(s) are: No measures to reduce or respond to demands on transportation or public service and utilities are proposed beyond existing regulations at this time because the proposal is not anticipated to affect such demands. 7. Identify, if possible, whether the proposal may conflict with Local, State, or Federal laws or requirements for the protection of the environment. No conflicts are anticipated. D. SIGNATURE SEPA Checklist Agency Comments Under the penalty of perjury the above answers under ESA Screening Checklist and State Environmental Policy Act Checklist are true and complete to the best of ny-k owledge. I understand that the lead agency is relying on them to make its decision. Signature: ---�� ` Fl Date Submitted: April 16, 2018 \V:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: File Number: E \�___ C)c)ef,_, Application Complete Date: Project File Number: `vyAc_ (f32� Application Incomplete Date: Other File Numbers: ( \' _ C)C--) (22 NAME OF PROJECT/DEVELOPMENT: Not applicable. This is a non -project action. BRIEF DESCRIPTION OF SCOPE OF WORK: Application to amend the Tukwila Municipal Code, to adopt Development Standards and Design Guidelines for residential development on certain lands within the Tukwila South Overlay District. This application requires public notice. Please see section 7of the application checklist. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Lands located in the TSO which immediately adjoin lands located in the City of SeaTac, to the east of Interstate 5. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 3523049109; 3523049124. DEVELOPMENT COORDINATOR/ PROJECT CONTACT: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. • PLEASE PRINT CLEARL Y Name: Mike Pruett Address: Segale Properties, PO Box 88028 CITY, ST, ZIP Tukwila, WA 98138 Phone: (206) 575-2000 E-mail: mpruett@segalepropertesrom y t'tt Signature: Date: 04/16/2018 t1C:L ...,D APR 16 2018 \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-I6.docx Community Development My Commission expires on \\deptstore\City Common \Teri\Revisions In Progress\Zoning Codc Amcnd-Jan20I I.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 352304-9109 & 352304-9124 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Tukwila (city), WA (state), on April 16 , 20 18 MACD NOTARY = - PUBLIC zs OF WASP`n ,,,,,,,,,I,,►► On this day personally appeared before me executed the foregoing instrument and acknowledged that he/she signed t and purposes mentioned therein. Mark A. Segale, V.P. of Its Manager (Print Name) P.O. Box 88028, Tukwila, WA 98138 (Address) 206-575- (Phone N (Signature) to me known to be the individual who same as his/her voluntary act and deed for the uses SUBSCRIBED AND SWORN TO BEFORE ME THIS 1 DAY OF � L.� t� � P , 20�� \Dan mcL c. b Once OTARY PU�,lC ini`h+e State of Washington residing at ��gnd� 1 \ \-0631 APR 16 2018 Community Development CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW INFORMATION The State Environmental Policy Act (SEPA) requires all agencies to consider the environmental impacts of a development before making decisions (43.21C RCW). The purpose of environmental review is to identify a proposal's significant adverse impacts, measures to minimize or avoid such impacts, and allow wide public review for a wide range of projects. REQUIREMENTS: SEPA review is required for any action associated with the following types of decisions: 1. Developing 10 or more dwelling units. 2. Developing agricultural structures over 10,000 s.f. 3. Developing office, school, commercial, recreational, service or storage buildings over 12,000 s.f. and 40 parking spaces (certain utility lines, personal wireless communication facilities, and normal maintenance/replacement activities are fully exempt). 4. Developing parking lots with over 40 spaces. 5. Landfills and excavations over 500 cubic yards. 6. Installation of impervious underground tanks with a capacity over 10,000 gallons. The accompanying application must be completed for any new SEPA application or request to issue an addendum to any previous SEPA determination. If a question does not apply, "Does not apply" or "NA" may be entered. Complete answers to the checklist may avoid unnecessary delays later. City staff may also be able to help about governmental designations (e.g., zoning, shoreline, and landmark status). PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist" as well as the submittal for the underlying action (building permit, subdivision etc.). You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail to you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is "complete," substantive review will begin and a "Notice of Application" must be posted/mailed to begin a public comment period. After completing the environmental analysis and considering public comments, the Director will issue a determination for the project. A Determination of Non -Significance (DNS) says that the project as proposed will not have probable, significant, negative environmental impacts. A mitigated DNS will be issued if the project must be modified to mitigate its negative impacts. An Environmental Impact Statement (EIS) must be prepared if the probable negative impacts are unavoidable. AEC WED APR 16 2018 Community Development \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-I6.docx COMPLETE APPLICATION CHECkLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: f 1. Application Checklist (1 copy) indicating items submitted with application. 1 2. Completed ESA Screening Checklist, SEPA Environmental Checklist and drawings (5 copies). 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ,/ 4. Application Fee: See Land Use Fee Schedule. 5. Underlying permit application that triggers SEPA review. PUBLIC NOTICE MATERIALS: 6. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Street Address City, St, Zip Mr. Smith 1-Street 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. APR 16 2013 Community Development \\citystor \City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: / 9. Vicinity Map with site location. 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. 11. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx City of Tukwila Endangered Species Act Screening Checklist Date: April 16, 2018 Applicant Name: Segale Properties LLC Street Address. PO Box 88028 City, State, zip: Tu kWIIa, WA 98138 Telephone: 206-575-2000 DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in adverse effects to salmonids - Chinook, Coho, Cutthroat trout or char - as defined by Section 9 of the Endangered Species Act (ESA). If potential effects are identified, the project may need further evaluation. Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if additional action is indicated. APR 16 2018 Community Development W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc If ESA listed species are present or ever were present in the watershed where your project will be located, your project has the potential to affect them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. For more information on potential salmonid presence in your project area contact the Washington Department of Fish and Wildlife Habitat Biologist for your region, Washington Department of Fish and Wildlife or use the SalmonScape tool, WDFW SalmonScape. 1 Are ESA listed salmonids currently present in the watershed within which your project will be located? Yes0 NoEl Please describe. Not applicable. This is a non -project action. No construction is proposed. 2. Has there ever been an ESA listed salmonid stock present in this watershed? YesDNon UncertainEl Please describe. Not applicable. This is a non -project action. No construction is proposed. If you answered "yes" to either of the above questions you should complete the remainder of this checklist W:WPPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9- 16.doc City o :wila ESA Screening Checklist Part A - PROJECT SPECIFICS: Project and Vicinity 1. Name of watershed: Not applicable. 2. Name of nearest water body: Not applicable. 3. What is the distance from this project to the nearest body of water? Not applicable. 4. What is the current land use between the project and the potentially affected water body (parking lots, farmland, etc)? Not applicable. 5. Is the project above a: • Natural permanent barrier (waterfall) Yes[ Non • Natural temporary barrier (beaver pond) Yesn Non • Man-made barrier (culvert, dam) Yes[ Non • Other (explain): Not applicable. 6. If answered Yes in #5, are there any resident salmonid populations above the blockage? Yesn Noll_ Don't knowp Not applicable. \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc City c :wila ESA Screening Checklist Part B - Project Specifics: Grading and Land Alteration 1. Does the project involve grading or land alteration of any kind? Yes n No_ n Not applicable. If your project DOES NOT involve grading please skip to Part C. 2. Will the project involve the modification of a watercourse bank between Ordinary High Water (OHW) and the top of the bank? If yes, which water course? This includes any rading on any slope leading to a river or stream, but does not require work below OH Yes I I No W. Not applicable. 3. Will the project involve the modification of a watercourse bank or bottom below OHW? If yes, please explain. Yes n No ri Not applicable. 4. Could the construction, operation, or maintenance of equipment for the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses? If no, please explain. Most projects involving grading have the potential to result in increased erosion and/or sedimentation as a result of land disturbance. - I Yes I No Not applicable. 5. If the project involves grading, have you prepared a Temporary Erosion and Sedimentation Control Plan? Yes n No n Not applicable. If no, are you exempt under TMC 16.54.90? Yes_O_No n Not applicable. 6. Will the project result in new impervious services? Include all hard surface are such as rooftops, asphalt or concrete pavin , compacted surfaces, etc. Yes ElNo Not applicable. 7. What percent of the project will be impervious surface (including pavement & roof area)? Not applicable. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS'SEPA Environmental Review Application FINAL 5-9-16.doc City O. :wila ESA Screening Checklist Part C — Project Specifics: Water Quality 1. Will the project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? Please explain. For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into the ground. Yes 0 No_n Not applicable. 2. Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include fuel properly stored in a vehicle fuel tank, but does include fuel or other chemicals stored on -site during construction. YesENo Not applicable. 3. Will the project require long-term or re -occurring maintenance requiring the use of fertilizers, pesticides, or other chemicals? This may include landscape maintenance, bridge or parking lot cleaning, ice removal/melt, repeated chemical vegetation clearing, etc. YesENoj1 Not applicable. 4. Will turbidity be increased during construction or operation of the project? Please explain any measures to be taken to ensure turbidity is not increased. Construction near the water or below OHW often will increase turbidity, both on -site and downstream. Yes=_No n Not applicable. 5. Will the project either reduce or increase shade along or over a water body? Removal of trees/vegetation or the building of over -water structures (docks or floats) will often result in a change to shade. n Not applicable. Yes=No 6. Will the project require debris removal from below OHW of a water course? Debris includes, but is not limited to, fallen trees, logs, shrubs, rocks, piles, riprap, submerged metal, broken concrete, pipes, or other construction material.al I Yes 1 Non Not applicable. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City o :wila ESA Screening Checklist Part D — Project Specifics: Flow Alterations and Fish Migration 1. Will the project involve the direct alteration of the channel or bed of a water course? This includes both tempo and ermanent modifications. If yes, please explain. Yes INo Not applicable. 2. Will the project involve any physical alteration to a wetland which is connected to a water course? Few wetlands are isolated, most contain either. surface or subsurface connection to a flowing water course. Yes_D_No [n Not applicable. 3. Will water be rerouted, either temporarily or permanently as a result of the project? If yes, please explain. Yes n No_ n Not applicable. 4. Will a culvert be installed or removed as part of this project? Yes=_No n Not applicable. 5. Will the project require withdrawal of surface water? If yes, please include amount and name or water body. Not applicable. Yes n No= 6. Will the project result in the withdrawal, injection, or interception or groundwater? Examples of projects that might affect groundwater include, but are not limited to, construction of a new well, changes in withdrawal from an existing well, projects involving prolonged dewatering, installation of French drains, swales, or sewer lines. Projects that require a geotechnical report pursuant to TMC 18.45.060 should answer Yes. Yes (l No I Not applicable. 7. Will topography changes on the site affect the duration/direction of surface runoff flows? If yes, please describe chan es. Not applicable. Yes n No jn 8. Will the project include bank stabilization? If yes, explain. Bank stabilization includes, but is not limited to, riprap, rock, logs, soil, vegetated revetments, concrete structures, or similar. YesElNo_ n Not applicable. 9. Will there be retention or detention ponds? If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? Yes n NoJ1 Not applicable. 10. Will the project involve any reduction of the floodplain or floodway by filling or other partial blockage of flows? If yes, how will the loss of flood storage be mitigated by your project? Yes n No.0 Not applicable. 11. Will project include the construction of a new wetland or waterway that is connected by surface flow to an existing waterway that contains salmonids? Yes n Non Not applicable. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City o wila ESA Screening Checklist Part E — Project Specifics: Vegetation 1. Will the project involve the removal of any vegetation? If yes, please describe existing conditions and the amount and a of vegetation to be removed. Yes 0 No Not applicable. 2. Will the project involve the removal of any vegetation within 200 feet of OHW of a water course? If yes, please describe type, size, method, and amount of vegetation to be removed. A tree is defined by TMC 18.06.845 as any self-supporting woody plant, generally characterized by one main trunk, with a potential diameter o 2inches or more at breast height and a minimum height of 10 feet. Yes 0 No Not applicable. 3. If vegetation is to be removed, do you plan to mitigate by replanting? Please explain. Yes I I No E1 Not applicable. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Department of Ecology provides a guidance on filling the SEPA checklist at Department of Ecology Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: Not applicable. This is a non -project action. 2. Name of Applicant: Segale Properties LLC 3. Date checklist prepared: 4/16/18 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): Not applicable. This is a non -project action. No construction is proposed. 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Project applications to develop multi -family residential units are anticipated. 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The Final Environmental Impact Statement, issued by the City in 2005, and other environmental documents generated during the Comprehensive Plan Update regarding Tukwila South analyzed the potential impacts associated with the build out of Tukwila South, which includes those lands subject to this amendment proposal. 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. \\citystote\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9- I6.docx W:\APPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS Environmental Review Application FINAL 5-9-I6.doc Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. List any govemment approvals or permits that will be needed for your proposal. An amendment to the Tukwila Municipal Code ("TMC") development regulations applicable to a portion of the Tukwila South Overlay District ("TSO"). 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The Applicant proposes to amend TMC 18.41.090(A) to require development of residential uses in a portion of the TSO in accordance with the development standards for the High -Density Residential District, as set forth in TMC 18.14.070. The Applicant further proposes to amend TMC 18.09.010, Table 18-6, note 14, to reflect that Dwelling -Multi -family is a permitted use in a portion of the TSO because the Multi -Family Design Guidelines were adopted by Ordinance to apply to that portion of the TSO. All other property in the TSO shall remain subject to the requirement of note 14." 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The scope of the proposed amendment encompasses that portion of the TSO that immediately adjoins lands located in the City of SeaTac to the east of Interstate 5. 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? Yes, portions of the lands included in the scope of the amendment lie within an area designated on the City Comprehensive Land Use Policy Plan Map as environmentally sensitive. These lands were included in the analysis and scope of the 2005 FEIS and other SEPA related review. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Not applicable. This is a non -project action. No construction is proposed. b. What is the steepest slope on the site (approximate percent slope)? Not applicable. This is a non -project action. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland and whether the proposal results in removing any of these soils. Not applicable. This is a non -project action. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not applicable. This is a non -project action. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Not applicable. This is a non -project action. W:WPPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Not applicable. This is a non -project action. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Not applicable. This is a non -project action. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Not applicable. This is a non -project action. 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Not applicable. This is a non -project action. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Proposed measures to reduce or control emissions or other impacts to air, if any: Not applicable. This is a non -project action. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Not applicable. This is a non -project action. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not applicable. This is a non -project action. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. This is a non -project action. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. Not applicable. This is a non -project action. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Not applicable. This is a non -project action. b. Ground: 1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well? Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. Not applicable. This is a non -project action. 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: c. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow? Will this water flow into other waters? If so, describe. Not applicable. This is a non -project action. 2. Could waste materials enter ground or surface waters? If so, generally describe. Not applicable. This is a non -project action. 3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Not applicable. This is a non -project action. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts if any: Not applicable. This is a non -project action. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Plants a. Check or circle types of vegetation found on the site: Deciduous tree: alder, maple, aspen, other Evergreen tree: fir, cedar, pine, other Shrubs Grass Pasture Crop or grain Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation b. What kind and amount of vegetation will be removed or altered? Not applicable. This is a non -project action. c. List threatened or endangered species known to be on or near the site. Not applicable. This is a non -project action. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Not applicable. This is a non -project action. e. List all noxious weeds and invasive species known to be on or near the site. Not applicable. This is a non -project action. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 5. Animals a. List any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, songbirds, other: Mammals: Deer, bear, elk, beaver, other: Fish: Bass, salmon, trout, herring, shellfish, other: Other: b. List any threatened or endangered species known to be on or near the site. Not applicable. This is a non -project action. c. Is the site part of a migration route? If so, explain. Not applicable. This is a non -project action. d. Proposed measures to preserve or enhance wildlife, if any: Not applicable. This is a non -project action. e. List any invasive animal species known to be on or near the site: Not applicable. This is a non -project action. 6. Enemy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS'SEPA Environmental Review Application FINAL 5-9-I6.doc Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Not applicable. This is a non -project action. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Not applicable. This is a non -project action. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. Not applicable. This is a non -project action. 1. Describe any known or possible contamination at the site from present or past uses. Not applicable. This is a non -project action. 2. Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. Not applicable. This is a non -project action. 3. Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Describe special emergency services that might be required. Not applicable. This is a non -project action. 5. Proposed measures to reduce or control environmental health hazards, if any: Not applicable. This is a non -project action. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Not applicable. This is a non -project action. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Not applicable. This is a non -project action. 3. Proposed measures to reduce or control noise impacts, if any: Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Not applicable. This is a non -project action. b. Has the project sire been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? Not applicable. This is a non -project action. 1. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: Not applicable. This is a non -project action. c. Describe any structures on the site. Not applicable. This is a non -project action. d. Will any structures be demolished? If so, what? Not applicable. This is a non -project action. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: e. What is the current zoning classification of the site? Not applicable. This is a non -project action. f. What is the current comprehensive plan designation of the site? Not applicable. This is a non -project action. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. This is a non -project action. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not applicable. This is a non -project action. i. Approximately how many people would reside or work in the completed project? Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Agency Comments Please respond to all questions. Use separate sheets as necessary. Applicant Responses: j. Approximately how many people would the completed project displace? Not applicable. This is a non -project action. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. This is a non -project action. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Not applicable. This is a non -project action. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of lon-termcommercial significance, if any: Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Agency Comments SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. Housin. a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? Not applicable. This is a non -project action. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Not applicable. This is a non -project action. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. This is a non -project action. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Not applicable. This is a non -project action. b. What views in the immediate vicinity would be altered or obstructed? Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist c. Proposed measures to reduce or control aesthetic impacts, if any: Not applicable. This is a non -project action. 11. LiRht and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Not applicable. This is a non -project action. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Could light or glare from the finished project be a safety hazard or interfere with views? Not applicable. This is a non -project action. c. What existing off -site sources of light or glare may affect your proposal? Not applicable. This is a non -project action. d. Proposed measures to reduce or control light and glare impacts, if any: Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? Not applicable. This is a non -project action. b. Would the proposed project displace any existing recreational uses? If so, describe. Not applicable. This is a non -project action. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Not applicable. This is a non -project action. 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in or eligible for listing in national, state or local preservation registers located on or near the site? If so, specifically describe. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation. This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Not applicable. This is a non -project action. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. Not applicable. This is a non -project action. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Not applicable. This is a non -project action. 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Is the site or affected geographic area currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Not applicable. This is a non -project action. c. How many parking spaces would the completed project or non -project proposal have? How many would the project eliminate? Not applicable. This is a non -project action. d. Will the proposal require any new or improvements to existing roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Not applicable. This is a non -project action. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Not applicable. This is a non -project action. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? Not applicable. This is a non -project action. W:\APPLICA IONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9- I6.doc SEPA Checklist g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. Not applicable. This is a non -project action. h. Proposed measures to reduce or control transportation impacts, if any: Not applicable. This is a non -project action. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. Not applicable. This is a non -project action. b. Proposed measures to reduce or control direct impacts on public services, if any. Not applicable. This is a non -project action. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system other: Not applicable. This is a non -project action. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Not applicable. This is a non -project action. W:\APPLICATIONS - Land Usc Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 1. How would the proposals be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? The proposed amendment would not affect discharges to water; emissions to air; production, storage, or release of toxic of hazardous substances; or production of noise. The proposal does not involve any construction or development activity. Individual projects that may use the land use and zoning provisions of the proposal will occur over time and cannot be evaluated in terms of discharge to water, emissions to air, production, storage, or release of toxic or hazardous substances, or noise, at this stage. Such projects will be subject to environmental review (if they meet or exceed thresholds for environmental review) as they move forward. Proposed measures to avoid or reduce such increases are: No measures are proposed beyond existing regulations at this time because the proposal is not anticipated to result in any increase in discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; production of noise. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Enactment of the proposed amendment is unlikely to affect plants, animals, fish, or marine life. The proposal does not involve any construction or development activity such that the proposal does not alter existing protections to plants, animals, fish, or marine life. Proposed measures to protect or conserve plants, animals, fish, or marine life are: No measures are proposed beyond existing regulations at this time because the proposal is not anticipated to affect plants, animals, fish, or marine life. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: 3. How would the proposal be likely to deplete energy or natural resources? The proposed amendment would not affect energy or natural resources. The proposal does not involve any construction or development activity such that energy and natural resources will not be affected by the proposal. Proposed measures to protect or conserve energy and natural resources are: No measures to protect or conserve energy and natural resources are proposed beyond existing regulations at this time because the proposal is not anticipated to affect energy and natural resources. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? The proposed amendment would not use or affect environmentally sensitive areas or areas designated for governmental protection. The proposal does not involve any construction or development activity such that environmentally sensitive areas and areas designated for governmental protection will not be affected by the proposal. Proposed measures to protect such resources or to avoid or reduce impacts are: No measures to protect such resources are proposed beyond existing regulations at this time because the proposal is not anticipated to use or affect such resources. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? The proposed amendment sets development standards and design guidelines for residential uses in a portion of the Tukwila South Overlay District. This amendment and proposed adoption of development standards and design guidelines is expressly contemplated in the Comprehensive Plan and the Tukwila Municipal Code. Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Proposed measures to avoid or reduce shoreline and land use impacts are: No measures to avoid or reduce shoreline and land use impacts are proposed beyond existing regulations at this time. The proposal does not involve any construction or development activity. Individual projects that may use the land use and zoning provisions of the proposal, as anticipated by the Comprehensive Plan and Tukwila Municipal Code, will occur over time and such projects will be subject to environmental review (if they meet or exceed thresholds for environmental review) as they move forward. 6. How would the proposal be likely to increase demands on transportation or public service and utilities? The proposed amendment would not increase demands on transportation or public service and utilities. The proposal does not involve any construction or development activity such that transportation and public service and utilities will not be affected by the proposal. Proposed measures to reduce or respond to such demand(s) are: No measures to reduce or respond to demands on transportation or public service and utilities are proposed beyond existing regulations at this time because the proposal is not anticipated to affect such demands. 7. Identify, if possible, whether the proposal may conflict with Local, State, or Federal laws or requirements for the protection of the environment. No conflicts are anticipated. D. SIGNATURE Agency Comments Under the penalty of perjury the above answers under ESA Screening Checklist and State Environmental Policy Act Checklist are true and complete to the best of kt owledge. I understand that the lead agency is relying on them to make its decision. / 1. Signature: (Ae7r Date Submitted: April 16, 2018 W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-I6.doc %CC6.Dre/C C .LC=I V \ C'CE.00KC i-Cd / / / J \ / \ \ KCB.Oi RC KOS.DCZSC at-lod e-ivs rr..6.011Cr 'IL0::9•Yel Ol10Le{V L 1 i 1 1 1 1 1 i 1 i i i i1 • i 1 1 /,/' 1 1 1 i 1 i I 1 $I$! li i / 1 Karr \ i � re.Li / \` ' % 1 / I 1v-a'ry \ I oI ) i I 900.fKLr ! j , , i \ 0e.r[Sr i ! // I— d - DM ri1 \ / J .- o f O i0 \ lLD6.Ixzcr 1._ J o0 .-7.' N.3 i > i o 3 l--e \ \ 7 Cr) e ' co i;i 0 t-Iva `<''<e/../ i NO. Oird•OOlit SEd4LE PR PEFMES LLC SEATAC AND TUKWILA MLLTFAA&Y PARCEL MAP v I MARK • leak IO REGALE PROPERTIES ITCO 11AOILIT♦ CCMVAN. 021e11tCIAI • INDUSTRIAL • AGRICRTITWAL • YATIAL RESMCES . O. M. MOn • 1031IIA, d. M!]6-LOLS SeI I SELHE PO* DRIVE C. • TWIIA. 00MIM-OIM ZUe 3TS-2fl • r Zae 616-111T 0AR.: II/20/17 .w. spa I •eroMrl I ••. cm SEGALE TSO RESIDENTIAL STANDARDS 3523049109 PARENT FILE PL18-0023 THIS FILE L18-0032 COMP PLAN_ZONE AMEND/ZONING CODE AMEND Tukwila City Council Agenda •❖ REGULAR MEETING ❖ i i LEA AJg ti ,:;� 0 "' r 2 2908 Allan Ekberg, Mayor Councilmembers: ❖ Dennis Robertson ❖ Kathy Hougardy David Cline, City Administrator •:• De'Sean Quinn ❖ Kate Kruller Verna Seal, Council President ❖ Thomas McLeod ❖ Zak Idan Monday, July 2, 2018; 7:00 PM • Ord #2579 • Res #1937 1. CALL TO ORDER / PLEDGE OF ALLEGIANCE / ROLL CALL 2. PUBLIC COMMENTS At this time, you are invited to comment on items not included on this agenda (please limit your comments to five minutes per person). To comment on an item listed on this agenda, please save your comments until the issue is presented for discussion. (Refer to back of agenda page for additional information.) 3. CONSENT AGENDA a. Approval of Minutes: 6/18/18 (Regular) b. Approval of Vouchers c. Authorize the acceptance of a grant award for Congestion Mitigation and Air Quality (CMAQ) for the West Valley Highway (I-405 to Strander Boulevard) Project in the amount of $627,903.00. [Reviewed and forwarded to Consent by the Transportation and Infrastructure Committee on 6/25/18.] d. Authorize the Mayor to sign Supplement No. 1 to contract #18-056 with TranTech Engineering, LLC, for the South 196th/200th Street Bridge repairs in the amount of $20,000.00. (bringing the total contract amount to $59, 950.00). [Reviewed and forwarded to Consent by the Transportation and Infrastructure Committee on 6/25/18.] Pg.1 P9.23 4. UNFINISHED BUSINESS a. A resolution opposing the separation of migrating children from their families. b. A resolution adopting the Six -Year Transportation Improvement Program for 2019-2024. c. An ordinance renewing a six-month moratorium within the Tukwila International Boulevard Study Area in the City of Tukwila on the development of certain uses such as hotels, motels, extended -stay facilities or auto -oriented uses. d. An ordinance amending various ordinances as codified in Tukwila Municipal Code Title 18, "Zoning Code," to adopt residential development standards and residential design guidelines for the Tukwila South Overlay Zone with underlying zoning of low density residential on land that immediately adjoins land located in the City of SeaTac to the east of Interstate 5. e. An ordinance amending various ordinances and table 18-6, "Land Uses Allowed by District," as codified in Title 18, "Zoning," of the Tukwila Municipal Code, and adding new sections to Title 18, pertaining to Accessory Dwelling Unit (ADU) regulations. Pg.33 Pg.37 Pg.63 Pg.75 Pg.93 (continued...) REGULAR MEETING July 2, 2018 Page 2 5. NEW BUSINESS Authorize the Mayor to sign a Collective Bargaining Agreement with Teamsters Local #763 for the period of January 1, 2017 through December 31, 2018 for the Administrative/Technical unit. Pg.125 6. REPORTS a. Mayor b. City Council c. Staff - City Administrator Report and Monthly Public Safety Plan update d. City Attorney e. Council Analyst Pg.129 7. MISCELLANEOUS 8. EXECUTIVE SESSION 9. ADJOURNMENT Reasonable City Clerk's www.tukwilawa.uov, Tukwila City Hall is ADA accessible. accommodations are available at public hearings with advance notice to the Office (206-433-1800 or TukwilaCitvClerk0TukwilaWA.qov). This agenda is available at and in alternate formats with advance notice for those with disabilities. Tukwila Council meetings are audio/video taped (available at www.tukwilawa.gov) HOW TO TESTIFY When recognized by the Presiding Officer to address the Council, please go to the podium and state your name and address clearly for the record. Please observe the basic rules of courtesy when speaking and limit your comments to 5 minutes. The Council appreciates hearing from citizens and members of the public, and may not be able to answer questions or respond during the meeting. PUBLIC COMMENTS Members of the public are given the opportunity to address the Council on items that are NOT included on the agenda during PUBLIC COMMENTS. Please limit your comments to 5 minutes. If you have a comment on an Agenda item, please wait until that item comes up for discussion to speak on that topic. SPECIAL MEETINGS/EXECUTIVE SESSIONS Special Meetings may be called at any time with proper public notice. Procedures followed are the same as those used in Regular Council meetings. Executive Sessions may be called to inform the Council of pending legal action, financial, or personnel matters as prescribed by law. Executive Sessions are not open to the public. PUBLIC HEARINGS Public Hearings are required by law before the Council can take action on matters affecting the public interest such as land -use laws, annexations, rezone requests, public safety issues, etc. Section 2.04.150 of the Tukwila Municipal Code states the following guidelines for Public Hearings: 1. The proponent shall speak first and is allowed 15 minutes for a presentation. 2. The opponent is then allowed 15 minutes to make a presentation. 3. Each side is then allowed 5 minutes for rebuttal. 4. Members of the public who wish to address the Council may speak for 5 minutes each. No one may speak a second time until everyone wishing to speak has spoken. 5. After each speaker has spoken, the Council may question the speaker. Each speaker can respond to the question, but may not engage in further debate at that time. 6. After the Public Hearing is closed and during the Council meeting, the Council may choose to discuss the issue among themselves, or defer the discussion to a future Council meeting, without further public testimony. Council action may only be taken during Regular or Special Meetings. COUNCIL MEETING SCHEDULE No Council meetings are scheduled on the 5th Monday of the month unless prior public notification is given. Regular Meetings - The Mayor, elected by the people to a four-year term, presides at all Regular Council Meetings held on the 1st and 3rd Mondays of each month at 7:00 p.m. and Special Meetings. Official Council action in the form of formal motions, adopting of resolutions and passing of ordinances can only be taken at Regular or Special Council meetings. Committee of the Whole Meetings - Councilmembers are elected for a four-year term. The Council President is elected by the Councilmembers to preside at all Committee of the Whole meetings for a one-year term. Committee of the Whole meetings are held the 2nd and 4th Mondays at 7:00 p.m. Issues discussed there are forwarded to Regular or Special Council meetings for official action. COUNCIL AGENDA SYNOPSIS I nitials Meeting Dale Przpared 19, Mayor 'r rev; 'v Council rrtirw 06/25/18 MD l^ 07/02/18 MD /\ ITEM INFORMATION ITEM No. 4.D. SI'.\N SPONSOR: JACK PACE ORIGINAL AGkNDA DAM:: 6/25/18 :\(fl Nr).1 I I I•:,N1 Trrl.l•: Zoning Code amendments to adopt residential development standards and for Tukwila South Overlay (TSO) zone. guidelines C;Am:Gain' ►1 Discussion 06/25/18 ❑ Motion AItg Dale ❑ Resolution AN Date Ordinance ❑ Bid Award Altg Dale Public Hearing ❑ Other Altg Date flits Dale AI is Dale 7/2/18 AI(g Date 06/25/18 SR)NSOR ❑Council ❑Mayor ❑fHR ►ZIDCD ❑Finanse ❑Fire ❑TS❑Pe''R ❑Police ❑PJV ❑Court SPoNSOR'S The proposed amendments are to adopt development standards and design guidelines for SUMM.\R'' residential uses in that portion of the Tukwila South Overlay District (TSO) which is adjacent to land located in the City of SeaTac to the east of Interstate 5. The Planning Commission has reviewed and made recommendations to City Council. The Council is being asked to hold the public hearing on 6/25/18 and forward to the 7/2/18 Regular Meeting. M.A.I :w1•11) BY ❑ C.O.W. D1tg. Trans &Infrastructure DATE: 06/12/18 ►i1 CDN Comm /1 Finance Comm. Comm. CI-I.AIR: ❑ Public Safety Comm. ❑ Arts Comm. ❑ Parks COMMITTEE ►,1 Planning Comm. KRULLER RECOMMENDATIONS: SI'oNSOR/ADMIN. CoalMFrrl:l: Department of Community Development Unanimous Approval; Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPI:NDI•ruRL RI:QUIRI..1) AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 06/25/18 Forward to Regular Meeting MTG. DATE ATTACHMENTS 06/25/18 Informational Memorandum dated 6/6/2018 along with Attachments A thru H Minutes from the Community Development and Neighborhoods meeting of 6/12/18 7/2/18 Ordinance -ter City of 'Tukwila Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18, "ZONING CODE," TO ADOPT RESIDENTIAL DEVELOPMENT STANDARDS AND RESIDENTIAL DESIGN GUIDELINES FOR THE TUKWILA SOUTH OVERLAY ZONE WITH UNDERLYING ZONING OF LOW DENSITY RESIDENTIAL ON LAND THAT IMMEDIATELY ADJOINS LAND LOCATED IN THE CITY OF SEATAC TO THE EAST OF INTERSTATE 5; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan; and WHEREAS, the City also desires that its Zoning Code include development standards and design guidelines for residential uses in the Tukwila South area; and WHEREAS, the property owner, Segale Properties, LLC, intends to develop the property consistent with the Tukwila South Master Plan as adopted with the Development Agreement (Ordinance No. 2233); and WHEREAS, in 2009, when the City adopted Ordinance No. 2235, establishing the Tukwila South Overlay ("TSO") zone and standards, it was expressly contemplated that development standards regarding residential uses would be adopted in the future; and WHEREAS, Segale Properties, LLC, now requests the City set standards for residential uses in the Tukwila South Overlay (TSO) zone on land that immediately adjoins land in the City of SeaTac immediately east of Interstate 5 by amending Title 18, "Zoning Code," of the Tukwila Municipal Code, as there is interest to develop multi -family development that spans both the City of Tukwila and the City of SeaTac; and WHEREAS, the proposed amendments include adoption of development standards, landscaping standards and design guidelines for residential uses in the TSO zone; and W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 1 of 15 77 78 WHEREAS, on May 24, 2018, the Tukwila Planning Commission, following adequate public notice, held a public hearing to receive testimony concerning amending the Tukwila Municipal Code and at that meeting adopted a motion recommending the proposed changes; and WHEREAS, on June 4, 2018, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, on June 11, 2018, the City was informed by the Washington State Department of Commerce that it had met the Growth Management Act notice requirements under RCW 36.70A.106; and WHEREAS, on June 25, 2018, the Tukwila City Council, following adequate public notice, held a public hearing to receive testimony concerning the recommendations of the Planning Commission; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Table 18-6 Amended. Note 14 of Table 18-6, "Land Uses by District," as codified in Tukwila Municipal Code (TMC) Title 18, is hereby amended to read as follows: 14. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO after a residential design manual with criteria for approval is adopted by ordinance. Section 2. TMC Chapter 18.14.030 Amended. Ordinance No. 2525 §3, as codified at TMC Section 18.14.030, "Recreation Space Requirements," is hereby amended to read as follows: 18.14.030 Recreation Space Requirements In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the provisions of TMC Section 18.14.030, subparagraphs 1 through 4. In the TSO zone with underlying LDR zoning on land that adjoins the City of SeaTac, recreation space shall meet the provisions of TMC Section 18.14.030, subparagraphs 2 through 4, in addition to the minimum required area as specified in TMC Section 18.41.090.A.1. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 2 of 15 1. Required Area. a. For each proposed dwelling unit in the multiple -family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered; up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero - lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5- to 12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 3 of 15 79 80 c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 3. TMC Section 18.41.080(E) Amended. Ordinance No. 2235 §10 (part), as codified at TMC Section 18.41.080, "Design Review," subparagraph E, is hereby amended to read as follows: 18.41.080 Design Review E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable district standards in this title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual or other Design Manual as stipulated by TMC Chapter 18.60. 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 4 of 15 Section 4. TMC Section 18.41.090(A) Amended. Ordinance No. 2235 §10 (part), as codified at TMC Section 18.41.090, "Basic Development Standards," subparagraph A, is hereby amended to read as follows: 18.41.090 Basic Development Standards A. Residential Uses: 1. Residential development on those lands located in the ISO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall conform to the following development standards: BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit (multi -family, except senior citizen housing)) 2,000 sq. ft. Average lot width (minimum 20 ft. street frontage width) 60 feet Setbacks, minimum: • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet • Front — 4th floor 45 feet • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet • Second front — 4th floor 22.5 feet • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet • Sides - 3rd floor 20 feet • Sides — 4th floor 30 feet • Rear - 1st floor 10 feet • Rear - 2nd floor 20 feet • Rear - 3rd floor 20 feet • Rear — 4th floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet W: Word Processing\ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 5 of 15 81 82 Recreation space 120 sq. ft. for a studio; 160 sq. ft. for a 1 bedroom; 200 sq. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TMC Section 18.14.030, subparagraphs 2, 3 and 4. Maximum building length 50 feet; 200 feet if modulated. See TMC Section 18.50.083 for modulation requirements. Off-street parking: • Residential 1 stall per studio unit. 1.5 stalls per 1-bedroom unit. 2 stalls per 2 units or more. • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21 C RCW, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 2. Standards for residential uses on lands not included in the scope of TMC Section 18.41.090 (A)(1) shall be developed at a later date. Section 5. TMC Section 18.50.083 Amended. Ordinance Nos. 2199 §16 and 1758 §1 (part), as codified at TMC Section 18.50.083, "Maximum Building Length", are hereby amended to read as follows: 18.50.083 Maximum Building Length In the MDR, HDR and TSO zone with underlying LDR zone on land that adjoins the City of SeaTac, the maximum building length shall be as follows: For all buildings except as described below: MDR 50 ft. HDR 50 ft. TSO with underlying LDR zone on land that adjoins the City of SeaTac 50 ft. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 6 of 15 Maximum building length with bonus for modulating off -sets: • For structures with a maximum building height of 2 stories or 25 feet, whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is Tess MDR HDR TSO with underlying LDR zone on land that adjoins the City of SeaTac 100 ft. 200 ft. 200 ft. • For structures with a building height over 2 stories or 25 feet, whichever is less, with a horizontal & vertical modulation of 4 feet or an 8 foot modulation in either direction MDR HDR TSO with underlying LDR zone on land that adjoins the City of SeaTac 100 ft. 200 ft. 200 ft. • For townhouse structures with horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR 80 ft. HDR....125 ft. Maximum building length with bonus for modulating off -sets: Modulation shall be required for every 2 units or 50 feet, whichever is Tess, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). Section 6. TMC Section 18.52.030 Amended. Ordinance Nos. 2523 §8, as currently codified at TMC Section 18.52.030, "Perimeter and Parking Lot Landscaping Requirements by Zone District;" and Ordinance Nos. 2442 §1, 2251 §61, 2235 §13, and 1872 §14 (part), as then codified at TMC Section 18.52.020, "Perimeter Landscaping Requirements by Zone District," are hereby amended to read as follows and codified as TMC Section 18.52.030: 18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District In the various zone districts of the City, landscaping in the front, rear and side yards and parking Tots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28. TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone District ZONING DISTRICTS FRONT YARD (SECOND FRONT) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCANG FOR PARKING LOTS (square feet) LDR (for uses other than residential) 152 Type I 10 10 Type I 20 per stall for non - residential uses; 15 per stall if parking is placed behind building MDR 151, 2 " Type I 10 10 Type I Same as LDR HDR 15t 2•" Type I 10 10 Type I Same as LDR W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 7 of 15 83 84 ZONING DISTRICTS FRONT YARD (SECOND FRONT) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCANG FOR PARKING LOTS (square feet) MUO 15 (12.5)2.11 Type 1' 6' 64." Type I' 20 per stall adjacent to street; 15 per stall if parking is placed behind building 0 15 (12.5)2 Type!' 6' 6' Type!' Same as MUO RCC 20 (10)2.3 Type I' 6' 10" Type II Same as MUO NCC 10' " Type 17•" 0' 0' " Type II Same as MUO RC 10 Type I" 6' 0' Type II° Same as MUO RCM 10 Type 1 6' 0' Type 118 Same as MUO C/LI 15 Type 16 65.12 05.12 Type 11° 15 per stall; 10 per stall for parking placed behind building LI 152 Type II 04.12 04.12 Type III 15 per stall; 10 per stall for parking placed behind building HI 152 Type II 04.12 04.12 Type III 15 per stall MIC/L 105 Type II 05.12 05.12 Type III 10 per stall MIC/H 105 Type II W." 05.12 Type III 10 per stall TUC — See TMC Chapter 18.28 TVS 152.3 Type II 0' 0' Type III Same as C/Ll TSO 152.9 Type I 010• 0t0 Type 111 Same as C/LI for non- residential uses. Same as LDR for residential uses. Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 9. Only required along public streets. 10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning. W: Word Processing \Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 8 of 15 11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC Section 18.52.100.D are met. 13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. Section 7. TMC Section 18.60.050 Amended. Ordinance Nos. 2368 §62, 2199 §20, 1986 §16 and 1758 §1 (part), as currently codified at TMC Section 18.60.050, "Design Review Criteria," subparagraph C, "Multi -Family, Hotel and Motel Design Review Criteria," and Ordinance No. 1865 §51, as then codified as subparagraph B, are hereby amended to read as follows: 18.60.050 Design Review Criteria C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any application for multi -family, hotel, motel, or non-residential development in a Low Density Residential zone, the following criteria shall be used by the BAR in its decision making, as well as the Multi -Family Design Manual or Townhouse Design Manual. Detached zero -lot -line type of developments shall be subject to the Townhouse Design Manual. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall also use the following criteria as well as the Multi -Family Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 9 of 15 85 86 c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right -of- way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 10 of 15 e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 11 of 15 87 88 Section 8. TMC Section 18.60.050 Amended. Ordinance Nos. 2235 §17 and 1758 §1 (part), as codified at TMC Section 18.60.50, "Design Review Criteria," subparagraph F, "Tukwila South Design Criteria," are hereby amended to read as follows: 18.60.050 Design Review Criteria F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall use the criteria as stipulated under TMC Section 18.60.050(C). 1. SITE DESIGN. a. Site Design Concept and Site Relationships: (1) Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (2) Maintain visual and functional continuity between the development and adjacent properties where appropriate. b. Site Design for Safety: (1) Reduce the potential for conflicts between drivers and pedestrians. (2) Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (3) Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. (4) Avoid Tight trespass beyond the boundaries of the property lines. c. Siting and Screening of Parking Areas: (1) Organize site and building designs to deemphasize vehicular circulation and parking. (2) Use building placement, walls, berms, and/or landscaping to create a distinct street edge. d. Siting and Screening of Service Areas and Mechanical Equipment: (1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. (2) Ensure that larger pieces of mechanical equipment are visually unobtrusive. (3) Locate and/or screen roof -mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 12 of 15 e. Natural Features: (1) Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate. (2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. f. Pedestrian and Vehicular Circulation: (1) Provide an efficient and comprehensive internal circulation system, including motorized and non -motorized access points, parking, loading, and emergency accessways. (2) Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. g. Pedestrian Environment: (1) Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. (2) Ensure that pedestrian amenities are durable and easy to maintain. (3) Select site furnishings that complement the building and landscape design of the development. h. Gateways: (1) Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. (2) Provide special treatment at designated gateway locations. 2. BUILDING DESIGN. a. Architectural Concept: (1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (3) Provide distinctive building corners at street intersections through the use of architectural elements and detailing and pedestrian -oriented features where possible. (4) Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 13 of 15 89 90 b. Building Elements and Architectural Details: (1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (2) Buildings and site design should provide an inviting entry orientation. (3) Colors used on building exteriors should integrate a building's various design elements or features. 3. LANDSCAPE AND PLANTING DESIGN. a. Landscape Design: (1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. (2) Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. b. Planting Design: (1) Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design. (2) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 4. SIGNAGE DESIGN. a. Provide signage that is consistent with the site's architectural theme. b. Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. c. Provide signage that is oriented to both pedestrians and motorists in design and placement. d. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. Section 9. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 14 of 15 Section 10. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 11. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 15 of 15 91 Tukwila City Council Agenda ,� 1 --,,if 04. `y' •_ I.*••• `'s rf=/ 2 . 905 COMMITTEE OF THE WHOLE ❖ Allan Ekberg, Mayor Counci/members: •:• Dennis Robertson ❖ Kathy Hougardy David Cline, CityAdministrator ❖ De'Sean Quinn •:• Kate Kruller Verna Seal, Council President •:• Thomas McLeod •:• Zak Idan Monday, June 25, 2018; 7:00 PM Tukwila City Hall Council Chambers 1. CALL TO ORDER / PLEDGE OF ALLEGIANCE 2. SPECIAL PRESENTATION 2017 State of the Court address. Judge Kimberly Walden. Pg.1 3. PROCLAMATION A proclamation recognizing June 15, 2018 as "Airport Service Workers Day" in the City of Tukwila. Pg.25 4. PUBLIC COMMENTS At this time, you are invited to comment on items not included on this agenda (please limit your comments to five minutes per person). To comment on an item listed on this agenda, please save your comments until the issue is presented for discussion. (Refer to back of agenda page for additional information.) 5. PUBLIC HEARING a. A resolution adopting the Six -Year Transportation Improvement Program for 2019-2024. b. An ordinance renewing a moratorium within the Tukwila International Boulevard Study Area. c. An ordinance amending the Zoning Code to adopt.residential development standards and residential design guidelines for the Tukwila South Overlay zone. Pg.27 Pg.79 Pg.95 6. SPECIAL ISSUES a. A resolution adopting the Six -Year Transportation Improvement Program for 2019-2024. b. An ordinance renewing a moratorium within the Tukwila International Boulevard Study Area. c. An ordinance amending the Zoning Code to adopt residential development standards and residential design guidelines for the Tukwila South Overlay zone. d. An ordinance pertaining to Accessory Dwelling Unit (ADU) regulations. e. A resolution opposing the separation of migrating children from their families. Pg.27 Pg.79 Pg.95 Pg.171 Pg. 195 (continued...) COMMITTEE OF THE WHOLE MEETING Monday, June 25, 2018 Page 2 7. REPORTS a. Mayor b. City Council c. Staff d. Council Analyst 8. MISCELLANEOUS 9. ADJOURNMENT Reasonable City Clerk's Office www.tukwilawa.aov, Tukwila City Hall is ADA accessible. accommodations are available at public hearings with advance notice to the (206-433-1800 or TukwilaCityClerk(tTukwilaWA.gov). This agenda is available at { and in alternate formats with advance notice for those with disabilities. Tukwila Council meetings are audio/video taped (available at www.tukwilawa.gov) COUNCIL AGENDA SYNOPSIS Initial( A'1eetitrg Dale Prepared by Mayor'r re� Connci/ review 06/25/18 MD ((�JJy��XJJ l^ 07/02/18 MD • ITEM INFORMATION ITEM No. 5.C. & 6.C. STAFF SPONSOR: JACK PACE ORIGINAL. AGENDAD,viiI;: 6/25/18 AGI:NDA I•I'I•:V Trrl.I.: Zoning Code amendments to adopt residential for Tukwila South Overlay (TSO) zone. development standards and guidelines CA•I•I?G()RY ►1 Discussion 06/25/18 ❑ Motion Altg Date ❑ Resolution Mfg Date ►I Ordinance ❑ Bid Award A9tg Date .Public Hearing ❑ Other NItg Date A•Itq Dale A1tg Date 7/2/18 Mtg Date 06725/18 SPONSOR Council ❑Mayor HR DCD ❑.Finan'e ❑Fire ❑TS ❑P&R ❑Police ❑PW ❑Court SPONSOR's The proposed amendments are to adopt development standards and design guidelines for SU 1MARY residential uses in that portion of the Tukwila South Overlay District (TSO) which is adjacent to land located in the City of SeaTac to the east of Interstate 5. The Planning Commission has reviewed and made recommendations to City Council. The Council is being asked to hold the public hearing on 6/25/18 and forward to the 7/2/18 Regular Meeting. RI{vII.VUI•11) 131' ❑ C.O.W. Mtg. ❑ Trans &Infrastructure DATE: 06/ CDN Comm /'1 Finance Comm. Comm. CI-IAllt: KRULLER ❑ Public Safety Comm. ❑ Arts Comm. ❑ Parks 12/ 18 COMMITTEE /ZI Planning Comm. RECOMMENDATIONS: SPONSOR/ADMIN. COMMI Department of Community Development TRri Unanimous Approval; Forward to Committee of the Whole COST IMPACT / FUND SOURCE EXPI.:NDI•! uRI. RI•IQUIRI1) AMOUNT BUDGETED APPROPRIATION REQUIRED $ $ Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 06/25/18 MTG. DATE ATTACHMENTS 06/25/18 Informational Memorandum dated 6/6/2018 along with Attachments A thru H Minutes from the Community Development and Neighborhoods meeting of 6/12/18 7/2/18 f.� City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Development and Neighborhood Committee FROM: Jack Pace, Director Community Development BY: Minnie Dhaliwal, Planning Supervisor CC: Mayor Ekberg DATE: June 6, 2018 SUBJECT: Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overlay zone. ISSUE Should the Zoning Code be amended to adopt residential development standards and design guidelines for Tukwila South Overlay Zone? BACKGROUND Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in that portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. The entire Tukwila South Project area consists of approximately 400 acres generally bounded by S 180'h Street on the north, S. 204th Street on the south, Orillia Road and 1-5 on the west and the Green River on the east. The property owner, Segale Properties, intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). The plan calls for approximately ten million square feet of development that would be accommodated in a combination of a campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech. The property owner is constructing the first phase of the Master Plan, which involves clearing and grading the developable areas of the site and constructing infrastructure necessary to serve any future development. The Tukwila South area contains several zoning designations, which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed -Use Office (MUO). The entire Tukwila South area includes an overlay which supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay] may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan. Residential development is anticipated in the area zoned LDR with TSO overlay, which adjoins the City of SeaTac. See Attachment A and B for the location and the underlying zoning. When TSO zone and standards were adopted in 2009, it was expressly contemplated that development standards regarding residential uses would be adopted in the future. At this time the property owner has filed an application for Zoning Code text amendments to adopt residential standards and design guidelines for the portion of Tukwila South Project area that is zoned LDR with TSO overlay and adjoins the City of SeaTac. It is anticipated that multi- 97 INFORMATIONAL MEMO Page 2 family development will straddle both cities. Currently Tukwila has standards and design guidelines that apply to multi -family development in the High Density Residential (HDR) zone. The current proposal is to adopt Tukwila's Multi -family Design Manual and development standards such as setback, height, density, landscaping, and development area similar to those in the HDR zone. However, the request for parking and recreation space standards is to adopt standards similar to the City of SeaTac. Planning Commission held a public hearing regarding proposed amendments on May 24, 2018, and made recommendations for the City Council's consideration. DISCUSSION OF THE PROPOSED CHANGES I. Multi -family Design Manual Tukwila currently has Multifamily Design Manual for any multifamily development in the HDR zoning district. The maximum density in the HDR zone is 22 dwelling units per acre and the current Multi -family Design Manual includes design guidelines for the form of development envisioned for that density. Per note 14 of the land use table, multifamily development in the TSO zone is only allowed after residential design manual with criteria for approval is adopted by an ordinance. The land zoned TSO with the underlying zoning of LDR that adjoins the City of SeaTac is being considered by a developer for multifamily development similar to the type of development allowed in HDR. See Attachment C for the Multifamily Design Manual. Planning Commission recommends adopting it for this portion of TSO. II. Multifamily Development Standards Planning Commission is recommending adopting the development standards of HDR zone (Attachment D) for the portion of TSO that adjoins the City of SeaTac, except for open space/recreation and parking regulations. These include: a) 2000 square feet lot area per unit (density of 22 dwelling units per acre); b) Maximum height of 45 feet; c) Development area coverage of 50% maximum; d) Tiered front yard setbacks of15 feet for first floor/20 feet for second floor/30 feet for third floor/45 feet for fourth floor; e) Tiered side and rear setbacks of 10 feet for first floor/20 feet for second & third floor/30 feet for fourth floor; f) Maximum building length of 50 feet, but allowed up to 200 feet with modulation; g) Landscaping standard of 15 feet in front and 10 feet along side and rear; interior parking of 20 square feet per stall and 15 square feet per stall if placed behind buildings. However, the developer interested in developing the property has requested that the city consider adopting standards for open space/recreation space and parking similar to those of City of SeaTac since the proposed development will span both jurisdictions. III. Recreation Space Requirements HDR zone has open space/recreation space requirement of 400 square feet per unit with a minimum of 1000 square feet. SeaTac's recreation space requirements are: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200 square feet for 2 or more bedroom unit. See Attachment E for the developer's rationale for adopting standard similar to SeaTac. 98 INFORMATIONAL MEMO Page 3 Tukwila's recreation space requirements differ based on zone. For instance, in HDR zone the requirement is 400 square feet per unit; in NCC, RC, RCM, MUO, and TVS zones it is 200 square feet per unit; and in TUC zone it is 10% of the floor area, which is more appropriate for a more urban form of development. Recreation space requirements in other cities vary as well. For instance, in the City of Renton for multifamily zone that allows density of 14 dwelling units the recreation space requirement is 350 square feet per unit, but the developer can pay fee in -lieu of common open space. Tukwila currently has Park Impact Fees in the amount of $2325 per dwelling unit. Tukwila Municipal Code defines recreation space as follows: 18.06.665 Recreation Space means covered and uncovered space designed and intended for active and/or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery. 18.06.670 Covered Recreation Space means an area of ground covered or overlaid by an artificial or manmade surface, such as rooftops or pavement. 18.06.675 Uncovered Recreation Space means an area of ground characterized by a natural surface, such as lawn, forests, or sandboxes (for children's play). Additionally, HDR has the following regulations for recreation space requirements: 18.14.030 Recreation Space Requirements In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. 99 INFORMATIONAL MEMO Page 4 b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero -lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5-to-12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Planning Commission considered the following two options for recreation space requirements and recommended Option 2. Additionally, Planning Commission recommended the recreation space to include the requirement of subparagraph 2, 3, 4 of TMC 18.14.030 listed above, which include at least 50% of recreation space should be outdoors and at least 25% should be for 5-12 year old group. 1. Adopt standards similar to HDR of 400 square feet with at least 50 percent of the required space as outdoor space and minimum 25 percent of the total recreation space for children aged 5-12 years. Under this option a studio that is 550 square feet would have a disproportionate amount of recreation space requirement of 400 square feet. The amount of space required for a 96 unit development would be close to an acre (38,000 square feet or .88 acre). 2. Adopt standards similar to the City of SeaTac, with a graduated scale depending on the size of the unit: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200 square feet for 2 plus bedroom unit. 100 INFORMATIONAL MEMO Page 5 Under this option a 96 unit development that consists of 3 studios, 60 one -bedroom units, 30 two -bedroom units and 3 three -bedroom units would be required to provide approximately 16,000 square feet (.4 acre). IV. Parking Requirements Multi -family dwellings in HDR zone are required to provide 2 spaces for each dwelling unit that contains up to 3 bedrooms,1 additional space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit. For instance, a 3-bedroom unit requires 2 parking spaces and a 5-bedroom unit requires 3 parking spaces. SeaTac's parking requirements are one stall per studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more bedrooms. Additionally, King County Metro undertook the Right Sized Parking (RSP) Project, where they assembled information on local multifamily residential parking demand to guide parking supply and management decisions in the future. As part of this project the RSP Multi -Family Residential Parking Calculator was designed to estimate parking demand at a given location based on a set of context -based variables. As such, the RSP calculator could be used as a tool for municipalities to help determine context -based minimums for development projects on a case -by -case basis. Right size parking calculator for this area generates standard of 1.6 per unit which is similar to SeaTac's standards. Other suburban cities have graduated scale standard for multi -family units. For instance, Federal Way requires 1.25 stalls per studio; 1.5 stalls per 1-bedroom unit; and 2 stalls per 2-bedroom unit (Federal Way Revised Code 19.205.040). The City of Renton (attached dwellings outside of the Center Downtown Zone) require a minimum of 1 parking stall per unit and a maximum allowable off-street parking ratio of 1.75 parking stalls per dwelling unit (Renton Municipal Code 4-4-80.F.10(d) Planning Commission considered the following two options for parking requirements and recommended Option 2 1. Adopt parking standard similar to HDR zone of 2 spaces for each dwelling unit. 2. Adopt parking standard similar to the City of SeaTac standard of one stall per studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more bedrooms. FINANCIAL IMPACT None RECOMMENDATION Forward the proposed changes to the Committee of the Whole for a public hearing on June 25th, 2018. ATTACHMENTS A. Zoning map of the area B. Map showing city boundary and proposed area for residential development C. Multifamily Design Guidelines D. HDR development Standards E. Applicant's justification for recreation/open space requirements F. Applicant's justification for parking requirements G. Draft Ordinance H. Planning Commission meeting minutes (draft) 101 ATTACHMENT A Tukwila South Overlay area that abuts City of SeaTac to the east of 1-5 103 0 ATTACHMENT C MULTI -FAMILY DESIGN GUIDELINES 10/13/92 John W. Rants, Mayor Tukwila City Council Allan Ekberg, President Joe Duffle Joan Hernandez Steve Lawrence Steve Mullet Dennis Robertson Charles Simpson Tukwila Planning Commission George Malina, Chairperson Scott Clark Jack Flesher George Gomez Jim Haggerton Gerald Knudsen Vern Meryhew Private Development Advisory Focus Group Colin Quinn, Lincoln Properties Carl Bloss, Schneider Homes Everett Foster, Rosewood Co. Randy Brealey, Developer Joe Alhadeff, Meridian Mortgage Jim Potter, Seattle -King County Master Builders Assoc. Tukwila Principal Staff Members L. Rick Beeler, Director Jack P. Pace, Senior Planner Vernon Umetsu, Project Planner Stacia Norris, Document Processing Chris Collins, Word Processing Sharon Dibble, Graphics Consultants William Kreager, Mithun Group Architects Tom Rengstorf, Rengstorf and Associates Landscape Architects Michael Aipersbach, Aipersbach & Ryan Planners 107 TABLE OF CONTENTS INTRODUCTION I SITE PLANNING Streetscape - The transition from public to private spaces Site Design Quality Natural Environmental Considerations Circulation Parking Entrance Areas Energy Conservation Crime Prevention Signs/Graphics II BUILDING DESIGN Relationship to Adjoining Site Building Design Exterior Elevations III LANDSCAPE/SITE TREATMENT Landscape Design Protection of Existing Trees Screening Buffering Usable Outdoor Space Recreation Area Design IV MISCELLANEOUS STRUCTURES/STREET FURNITURE Lighting Fencing, Walls and Screening Street Furniture 108 LIST OF FIGURES FIGURE NO. TITLE PAGE 1 Summary Guideline Process. 1 2 Project siting, architecture and landscaping provide a sense 2 of high quality design from road to interior spaces, design harmony between projects, and complement desirable neighborhood elements. 3 Street trees and one story pitched roof buildings are used to 3 help enclose the pedestrian streetscape without dominating it. 4 Buildings and landscaping are sited to reduce the prominence 4 of large paved areas. 5 Parking is located to the side of the project to minimize an 4 auto dominated streetscape. 6 Site buildings to group open space in significant areas, retain 5 mature trees, and create opportunities for residents to meet and recreate. 7 Significant trees are retained through building siting and use 5 of required interior parking lot landscaping. 8 The topographical representation below shows radical water 6 flow, foliage placement in swales, and lots that conform with the landform configuration. The shaded area is a concrete terrace drain required by building codes. The sketch contrasts site planning for conventionally graded and landform graded slopes. 9 Creative site planning can turn a drainage problem into an an 6 open space amenity. 10 Key sidewalk intersections and segments are marked with 7 contrasting pavers. 11 Detached garages and cul de sacs reduce parking area 7 prominence on the streetscape. 12 Site design incorporates scattered, less dominating parking 8 areas. 13 A site plan with four parking areas, an access road and 8 parking circulation aisles. 14 Interior and perimeter landscaping reduce the visual affects 9 of large paved parking areas. Interior landscaping should be increased as parking lots get larger. 109 LIST OF FIGURES FIGURE NO. TITLE PAGE 15 Tandem parking spaces should only be used in conjunction 10 with under structure parking. 16 Project entry provides an immediate sense of high quality 10 design. 17 A high quality pedestrian entry is given equal weight with auto 11 entries. 18 Outdoor oriented recreation areas maximize solar exposure. 12 19 Site planning should create varying degrees of privacy. 12 20 Cu1 de sacs create semi -private "courts" to provide increased 13 security and informal play areas. 21 Semi -private project areas are separated from general public 13 areas using transitional spaces which are visually open in design. 22 A transition from semi -private to private spaces with low 14 volume paths, trellises and alcoves. 23 Multi -family building line and proportions are harmonious 15 with surrounding single family dwellings. 24 Multi -family building shape, height and length are similar to 15 adjacent single family buildings. 25 No particular architectural design is specified. However, the 16 sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. 26 Minimum building separation. 17 27 Design details need not be costly to significantly improve 18 architectural quality. 28 Offsets, changes in materials, and other fine detailing are used 19 to provide architectural interest. 29 Landscaping shown at 5 years after planting. 20 30 Live groundcover is planted to achieve 90% coverage within 3 20 years from installation. 31 Landscaping along street frontages should be high quality and 21 reflect three tiers of plants. 110 LIST OF FIGURES FIGURE NO. TITLE PAGE 32 Perimeter landscaping along the side and rear lot lines provide 21 year-round buffering and transition. 33 A typical shrub hedge separating use areas with standard nursery 22 stock. 34 Tree wells can help save hillside trees only to a depth of 4 feet. 24 35 Trees protected with a chain link fence at the drip line during 24 construction. 36 Separation of marginally compatible uses with only plants. 25 37 Separation of marginally compatible uses with fencing and 26 plants. 38 Full separation of incompatible uses with masonry wall and 26 plants. 39 Recreation area design for safety includes siting the children's 27 play lot in a central or easily observed area. 40 A recreation space for the 5-12 year old group which facilitates 28 group interaction and skill testing. 41 Maximum parking area light standard height is 20 feet or the 29 building height; whichever is less. 42 Maximum grounds lighting standard height is 15 feet. 29 43 Dumpsters are sited and screened to minimize prominence. 30 111 INTRODUCTION Guideline Use Fig. L SUMMARY DESIGN REVIEW PROCESS Recognize that all projects must reflect high design quality which are harmonious with the natural and manmade environments (TMC 18.60.010). b Review required multi -family design criteria (TMC 18.60.053) for general requirements on project design quality. b Review the illustrative Multi -family Design Guidelines herein for specific design examples and orientations. b Project Architect reviews all criteria and guidelines then: a. adapts the illustrative design concepts to the specific site or b. develops an alternative design approach with results in a similar level of design quality. Planning staff reviews and works with Project Architect. Tukwila Board of Architectural Review evaluates the development and ensures that only well designed projects which maintain neighborhood livability are approved. The City of Tukwila has adopted a policy that all multi- family developments must reflect high design quality; regardless of whether the project is oriented toward the low, middle, or high cost housing market. This does not mean that only high cost projects will be permitted in Tukwila. However, it does mean that maintaining livable neighborhoods requires architectural focus, design symmetry, and neighborhood harmony in low cost housing as well as high cost housing. Tukwila's Zoning Code includes various development standards to reflect basic minimum requirements such as density, building setbacks, and parking. Board of Architectural Review (BAR) approval is the basis for ensuring high design quality (TMC 18.60). BAR approval does not focus on required "numbers" to define quality design. Instead, it relies on overall results as generally defined in TMC 18.60.053. This Design Manual is provided to help the applicant understand the City's general desired level of quality, and to provide the BAR with a further basis for determining the needed level of design quality. These design guidelines are not requirements nor are they a substitute for competent work by design professionals on a site specific basis. The City encourages innovative design alternatives which better reflect site specific conditions and opportunities. The City recognizes that there are many techniques and architectural forms which can be used to reflect a design quality equivalent to these guidelines. In some cases such as high density projects on sensitive or prominent sites, the design quality reflected in these guidelines must be exceeded in order to maintain the existing level of neighborhood livability. When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density, use or other characteristics of senior housing: I. Site Planning Figure 3 lI. Building Design Items 2 and 6 III. Landscape/Site Treatment. Figures 31 and 32 Items 30, 31, 32, 33 34, and 35 The remaining introductory section discusses a vision for Tukwila's neighborhoods. This is followed by specific design guidelines which have been grouped to generally reflect the BAR review criteria (TMC 18.60) that they illustrate. 1 112 I. SITE PLANNING Streetscape The transition from public to private spaces Fig. 2: Project siting, architecture and landscaping provide a sense of high quality design from road to interior spaces, design harmony between projects, and complement desirable neighborhood elements. to alarger �nd harnsony provide transition m tit with 1. "The challenge facing builders in the 90's ... is to develop pedestrian atmosphere reducing the impact of the automobile. Many developments in the last twenty years have produced streetscapes often dominated by garage doors and driveways creating an environment with less neighborhood interaction: an environment discouraging pedestrian activity." ("Development Digest"; Winter, 1990.) 2. A streetscape which is safe and reflects a high quality coordinated design, is essential in multi- family neighborhoods. This overlay of street front design harmony is important to maintaining the sense of "community" which can be lost in an environment of diverse, sometimes sterile/mediocre project designs and automobiles. at amajrspov10 a better stre ge than 8 IS foot Landtcope strip provides transition -pub& Sbeetscape to one-story project A snort ace and separated sddewalc otter contribute to visual continuity between projects and pedestrians from cars Pone sarvas idewalk wia plows provide additional On,utnct parkin bwalkers fro road 113 I. SITE PLANNING Fig. 3: Street trees and one story pitched roof buildings are used to help enclose the pedestrian streetscape without dominating it. Oxe-wary pitched roof building an used to — enclore the pedestrian mcemcape without domtninatina it 11.4 • re 3. The public oriented elements of a well designed, pedestrian streetscape include separated sidewalks; coordinated placement and retention of large stature trees; coordinated street furniture, signage, and lighting; and integrated recreational facility links. Curb -line sidewalks may be acceptable on cul-de-sacs or local access loops with low traffic volumes (i.e., generated by 20 housing units) 4. The private site elements of a well designed pedestrian streetscape include buildings which use siting, scale, and materials to provide a sense of quality design and enclosure without overwhelming the pedestrian with building mass. 5. There should be a gradual, high quality transition from a pedestrian oriented streetscape to multi -story buildings. The transition should emphasize quality pedestrian scale architecture and materials, plantings of varying heights, and use pedestrian oriented entries, courts, and lighting. It is at this interface that the neighborhood's quality will be perceived by the public. ' •..rYq :rl. yl�{li•"�I. l' I.�' .i I,ll ,..y '. ./1..{ ;!l- •I _.,4001111 • -• I•I. • . , IS'-0" PLANTING j;ir „�,� .. , :�.„ 25' 6'-0" SIDEWALK A 25 foot pcdesvion environment provider linkage between projects bl 114 3 I. SITE PLANNING Site Design Quality Fig. 4: Buildings and landscaping are sited to reduce the prominence of large paved areas. 6. Site planning and building architecture must provide a high quality project design. Landscaping should not be needed to hide mediocre building design, but further enhance an already good design, and result in a high quality project. 7. Site design should be integrated with the neighborhood. Project design integration should Pea I include coordination of circulation, landscaping, and provide a recreation spaces, and building location with the cano to shade surrounding area. A visual distinction using landform, landscaping, or materials may separate a project from the general neighborhood. However, high "fortress" walls should be avoided and buildings should not tum their backs to the street. C and aloud viamrly bnakr aP lot wilt and a sAuca re av cant aita the p araa Fig. 5: Parking is located to the side of the project to minimize an auto dominated streetscape. :• MR /The;• 1, 8. Walls, shrubs, and other visual obstructions between street frontage and building architecture should be limited to a maximum 3.5 ft. height to allow easy surveillance by Police Department car patrols. Higher fencing may be installed if it uses visually open materials such as wrought iron bars and 3 inch spaced grape stake fences. 9. Minimize the prominence of street front parking areas by using architecture and landscaping to break up or screen these sterile asphalt pads, moving parking to the side or rear, and breaking up large parking areas into smaller (i.e., 20-40 space) groupings. Vehicles should be treated as a means of transportation; not emphasized as a prominent design feature. (Fig. 11, 12, and 23) . L. 4 115 I. SITE PLANNING Natural Environment Fig. 6: Site buildings to group open space in significant areas, retain mature trees, and create opportunities for residents to meet and recreate. Opal space wasted is unused in perimeter mew: Perimeter opal spate fomu a drainage pedestrian and oriaued on envy, h ' fod poirnt open "Pat` Opens space Damped ped into significant areas which can have many uses. Fig. 7: Significant trees are retained through building siting and use of required interior parking lot landscaping. • r SEC A -A 10. Minimize a project's visual prominence and enhance the harmony with its natural setting. (Fig. 7) 11. Open space should be designed as a series of connected, natural woods and formal garden areas, each serving a precise functional and aesthetic purpose. Diversity in organizing these spaces is important since monotonous housing developments are as often the result of repetitive spatial organization as they are repetitive building masses. 12. One or more open space focal points should be incorporated as a basic site planning element. 13. Building scale and materials should provide a sense of human scale, enclosure and warmth in defining these spaces. Small, isolated planters alone are not adequate to break up paved areas and building mass, separate structures, and define spaces. 14. Buildings should be located to maximize significant tree retention on slopes, retain tree stands, and minimize disturbing sensitive areas. 15. Retaining large stature trees and tree stands on site, very significantly improves the integration of new developments into Tukwila's mature neighborhoods. Significant trees would include trees with over a six inch diameter as measured five feet above grade. significant trees saved • 16. Every possible effort should be made to incorporate existing natural vegetation into project design. This should include, but not be limited to moving buildings or reducing project densities to preserve significant stands of mature trees. This would not include preserving a higher percentage of tree coverage than required in landscaping standards (i.e., 40% horizontal tree coverage of all areas not occupied by a building). Buildings located off slope to retain significant t/Ye4 and reduce pronuncncC 116 5 I. SITE PLANNING Fig. 8: The topographical representation below shows radical water flow, foliage placement in wales, and tots that conform with the landform configuration. The shaded area is a concrete terrace drain required by building codes. The sketch contrasts site planning for conventionally graded and landform graded slopes. Building Building Building Building STREET Conventional Site Planning Building Building Landform Site Planning 17. Site coverage on slopes should be minimized to reduce visual impact. Site coverage limitations are not as significant on flat sites where lower buildings may be preferable to maximize architectural harmony with nearby structures and the streetscape. 18. Landform grading should be used when feasible to reflect the natural topography and retain mature trees. 19. Creative design should be applied to tum natural site "problems" into project amenities. (Fig. 9) Fig. 9: Creative site planning can turn a drainage problem into an open space amenity. 6 117 I. SITE PLANNING Circulation Fig. 10: Key sidewalk intersections and segments are marked with contrasting pavers. Carttrasong Material narks pedestrian tromp Fig. 11: Detached garages and cul de sacs reduce parking area prominence on the streetscape. 20. The project entry should reflect a high level of quality using distinctive materials, landscaping and structures. 21. A comprehensive system of pedestrian sidewalks should link all building entries, patting lots, recreation areas and the project entries; with the area - wide sidewalk system. 22. Sidewalks should be a minimum of six feet wide between public roadway and the junction where pedestrian traffic begins to disperse. This would allow one pedestrian to pass another and remain on the sidewalk. A minimum four foot wide sidewalk may then be acceptable. 23. Sidewalk crossings of on -site roadways should be distinguished by a different material and slightly raised to prevent runoff from flowing across them. 24. The on -site vehicle circulation system should be designed as follows: • A maximum of two vehicle access points, depending on parcel characteristics and difficulty of access, to reduce traffic impacts and the site area devoted to roads instead of architecture and landscape/recreation space, Create very low volume cul-de-sacs to allow multiple use .as street oriented social/recreation areas, and Stress shared driveways between adjacent developments. 25. Driveways should avoid crossing pedestrian walkways and paths from residence to children's play area. 118 7 I. SITE PLANNING Parking Fig. 12: Site design incorporates scattered, less dominating parking areas. Spat Mitt and onognry vehicle non arceoul —No Interim Fig. 13: A site plan with four parking areas, an access road and parking circulation aisle. Property Line 26. The prominence of parking areas should be minimized by building siting, under building and - tandem parking, and interior periyeter landscaping. Parking areas should not dominate•the buildings they are intended to serve. 27. Parking areas should be located within 200 feet of the farthest dwelling unit for the convenience of residents. It is also desirable in many instances to use several smaller packing areas rather than a few large lots. 28. The optimum design for a parking area is not necessarily the one which parks the maximum number of vehicles, but the one that also provides ample stall and aisle widths, pedestrian walks, adequate turning radii, reasonable grades, efficient movement of traffic, pleasant appearance, and convenient location. 29. In apartment and row house developments, it is desirable to locate parking where conflicts between autos and pedestrians are minimized. In large parking lots, pedestrian walkways allowing people to move safely should be used. In small parking areas, walkways between lines of parked cars may be difficult to justify in light of economy and proximity to adjacent walks. Walkways lend a pleasant visual pattern to the parking area, especially when planted. Additional space should be provided where cars overhang curbs. 8 119 I. SITE PLANNING Fig. 14: Interior and perimeter landscaping reduce the visual affects of large paved parking areas. Interior landscaping should be increased as parking lots get larger. • A single 42 space parking lot 2 7 4 5 6 7 j 8 • 9 I. as'4. ‘ITP- I...aze trees boer g visually glve micro limatc relief. An enhanced a !a aaa►gcing parking rr pup arca. - Small parking areas do not require interior landscaping 30. When do parking lots become too big? Four to six spaces, is pedestrian and human in character, while over twelve cars becomes "car dominated territory." The critical number seems to be ten. This marks the breaking point between a human lot and a sea of cars. Small lots can be accomplished by breaking large parking areas into sections divided with landscape areas. Each section should serve not more than 10 to 12 cars. Landscape islands and areas should be located to protect cars as well as to break up seas of asphalt. 31. A landscaped area shall be placed at the end of each interior row in the parking area with no more than 10 stalls between the landscape areas. Parking area design should also incorporate the following: • All driveways onto public streets should be located a minimum of 50 feet from the intersection. • All maneuvering needs should be provided for entirely on -site. All areas not necessary for vehicular maneuvering or parking should be landscaped. • Landscape areas within parking lots should not be less than 5 feet in width and protected with curbing. • An average 15 square feet of interior landscaped area per parking space for parking areas with more than 40 spaces should be provided as a general rule. The minimum 12 square feet per parking space is intended to be applied only in unusual situations where site constraints severely limit developable area or where superior site design effectively break up the effects of large paved areas and create a pedestrian friendly design. 120 9 I. SITE PLANNING Fig. 15: Tandem parking spaces should only be used In conjunction with under structure parking. Entrance Areas Fig. l6: project entry provides an immediate sense of high quality design. —Benny, landscaping and architecawe form a gateway. Special pavers and nnoy sign. 32. The entrance to the site, building and individual unit creates a transition between the outside public world and a successively less public inner world. Living units, with a graceful transition between the outside and inside, are more tranquil than those which open directly off the street or parking area. The experience of entering a building influences the perception of interior spaces. If the transition is too abrupt, there is no feeling of arrival and the inside of the home fails to be as private. 10 121 I. SITE PLANNING Flg. 17: A high quality pedestrian entry is given equal weight with auto entries. SEMI. PRIVATE SEMI•PRIVATE 33. It is possible to make the transition in many different physical ways. In some cases, for example, it may just be inside the front doorr- a kind of entry court, leading to another door or opening that is more definitely inside. In another case, the transition may be formed by a bend in the path that then moves through a gate. Transition might also be provided by changing the texture of the path, so that one steps off the sidewalk onto a gravel path, and then up a step or two under a trellis. Some entry elements include: • An accent tree which defines area with overhead branches. • A low wall for plants or draping vines. • A trellis or arbor. • A change in level. • A change in path texture. 34. The most successful solution will consist of a combination of the above suggested symbolic definers or other comparable mechanisms. 122 11 I. SITE PLANNING Solar Orientation Fig. 18: Outdoor oriented recreation areas maximize solar exposure. Crime Prevention Fig. 19: Site planning should create varying degrees of privacy. • �SEMI•PRIVP # 1 • . RR lit �• _EMI•pusL •j • Df- — ea• • • 4' P U 1 L f c SPA c 35. To maximize the warming effect of solar radiation in winter months and maximize shade in the summer months: • Utilize deciduous trees for summer shade and winter sun. • Orient active living spaces to the south. • Design building overhangs to shield the high summer sun and expose the area to the lower winter sun. 36. If possible, all buildings should be located and oriented to take advantage of natural energy saving elements such as the sun, landscape, and landform. 37. The opportunity (or invitation) for crime can be greatly induced through physical design and site layout. Considerations for crime control should be included at the project's inception. Where hardware afterthoughts have been too heavily depended upon, crime opportunities have continued to exist and crime prevention has failed. 38. The Concept of Defensible Space should be employed to reduce opportunities for crime. "Defensible space" is a term used to describe a series of physical design characteristics that maximize resident control of behavior --particularly crime. A residential development designed under defensible space guidelines clearly defines all areas as either public, semi -private or private. In so doing, it determines who has the right to be in each space, and allows residents to be confident in responding to any questionable activity or persons within their complex. Residents are thus encouraged to extend their private realms, establish their zone of influence which inevitably results in a heightened sense of responsibility towards the care and maintenance of these outdoor areas. 12 123 I. SITE PLANNING Fig. 20: Cul de sacs create semi -private "courts" to provide increased security and informal play areas. Fig. 21: Semi -private project areas are separated from general public areas using transitional spaces which are visually open in design. A branching sidewalk and mp'up entry define sanl"pnivate protect areas while nsairuaheb:g a vlaually opal streetscape 39. A series of techniques can be used to create defensible space and consequently reduce crime. They are summarized in the following: • Defining zones of privacy (public, semi -private, private) with real or symbolic barriers. This allows residents to identify "strangers". • Establishing perceived zones of influence (allowing residents to extend their private realms). Providing surveillance opportunities. Additional design considerations include the following: • Parking Layout. Parking for residents should be located so that distances to dwellings are minimized and allow easy surveillance from nearby areas and windows. • Orientation of Windows. Windows should be located so that areas vulnerable to crime can be easily surveyed by residents. • Location of Service and Laundry Areas. Laundry rooms should be located in such a way that they are observed by others. • Windows and lighting should be incorporated to assure surveillance opportunities. • Mailboxes should not be located in dark alcoves out of sight. Barriers to Police. In semi-public and semi- private areas, barriers which would hinder police patrol, such as confused parking patterns and tall shrubs, should be avoided. 124 13 I. SITE PLANNING Fig. 22: A transition from semi -private to private spaces with low volume paths, trellises and alcoves. • Identity. A system for identifying the location of each residential unit and common facilities at the project entry should be established. • Hardware. Police department should be contacted for information regarding appropriate hardware such as door locks, window latches, etc. • Lighting. More light is not necessarily indicative of better and safer lighting. Lighting levels should be carefully selected and oriented so that points and areas vulnerable to crime are accented. Lighting should be provided in areas of heavy pedestrian or vehicular traffic and in areas which are dangerous if unlit, such as stairs and ramps, intersections or where abrupt changes in grade occur. Areas that have high crime potential should be well lighted so that people traveling through them at night may feel secure. • Landscaping. Plant materials such as high shrubs, should not be located so that surveillance of semi-public and semi -private areas is blocked. This will provide .the opportunity for crime. 40. Sticker shrubs may discourage crime activities. Low shrubs and umbrella trees (where the canopy is maintained above 5 feet from the ground) will allow surveillance opportunities, hence reducing the potential for criminal behavior. 14 125 II. BUILDING DESIGN Fig. 23: Multi -family building line and proportions are harmonious with surrounding single family dwellings. SF BUILDING (.LINE ROAD HARMONIOUS BUILDING PROPORTIONS SF Fig. 24: Multi family building shape, height and length are similar to adjacent single family buildings. 'SIMILAR BUILDING HEIGHT WITHIN 60 FEET OF PROPERT LINE z z r r 0 SIMILAR ROOF HFIGIIT AND SCALE MULTI -PAN -MY ZONE SINGLE FAMILY ZONE 1. Building design harmony with the surrounding neighborhood should be emphasized. Building design elements should include scale/mass, modulation, height, the proportions of entries, windows and other openings (fenestration), color, materials, and shapes. This is not to require mimicry or that creativity is prohibited. Only that the creative act be sensitive to the neighborhood context. The City recognizes that its neighborhoods are in constant change and that the creative response to change is necessary in retaining its valuable residential areas. 2. Portions of multi -family developments adjoining Comprehensive Plan "Single Family Residence" areas should maintain a scale, facade and orientation similar to single family uses for compatibility with existing structures. Surrounding single family neighborhood building patterns may be used when adjacent single family lots are vacant. A project site plan and cross - sections should show the footprint of all adjacent structures within 100 feet of the property line to help evaluate compatibility. 3. Sloped roofs, minimum 5 ft. rise over 12 ft. run, should be used on multi -family buildings to enhance design harmony with surrounding single family neighborhoods, and on steep slopes to enhance design harmony with surrounding land forms. A 4-1/2 foot rise may be appropriate in combination with wide (i.e., 24 inch) overhangs, as may be mansard roofs in special circumstances to lower buildings below the tree or ridgeline. 126 15 • II. BUILDING DESIGN Fig. 25: No particular architectural design is specified. However, the sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. DOrlftell. [ _balaonla provide detailing and doors which helps avoid archkatwd monotony • 4. More prominent sites and architecture require a higher level of design quality. This would include projects which are located near hill tops or intersections, or which include large visible building masses. 5. Building design and siting should define a visual focal point associated with each structure. A building entry or open space often fulfills this role. Such a focal point is denoted by structural articulation, materials, and color for identity and interest. Shapes, materials, colors and landscaping should also be used to create a transitional sequence to the focal point. Abrupt, design band aids, such as tacked on entry alcoves and insignificant walks, should be avoided. Sign/fc u caul architectural axis ulna& A step up altos central nud-revd balcony and trellises provide visual aansttlon from meet level to the Jbur story building - 16 127 II. BUILDING DESIGN 6. Structures should be separated by a distance equal to one-half the sum of the adjacent building heights. Where a building has varying heights, each portion of that building shall satisfy the separation requirement (Fig. 25). The effect of topographic changes may be considered. 7. Where building height exceeds 35 feet, the Board of Architectural Review should apply the Design Criteria to establish a building separation distance not less than 35 feet. 8. Buildings should be separated at least 8 feet from driveways and parking spaces where facing windowed walls (but not the entry) of ground units and have a minimum 13 foot separation when facing the entry of ground units. 9. Buildings should be separated from common walkways by at least 8 feet in the structure's front and rear, and a minimum 4 feet on its side. 10. Separation guidelines should not apply to incidental structures such as trellises, 18 inch roof eaves, chimneys, covered walks, and pedestrian oriented amenities. Fig. 26: Minimum building separation. 20* 128 17 II. BUILDING DESIGN Fig. 27: Design details need not be costly to significantly improve architectural quality. 11. A 3-story blank wall, even if at the narrow end of a building, does not reflect acceptable design quality. Architectural relief and fine detailing should be used to break up monotonous surfaces. 12. Avoid applied ornamentation which is not related to building structure or architectural design. This would include arbitrary, inconsistent forms and decoration; uninterrupted floating horizontal elements; and large blank surfaces. 13. All exterior maintenance equipment, including HVAC, equipment, storage tanks, satellite dishes, and garbage dumpsters should be screened from off -site and on -site common area view, in an architecturally integrated manner. 18 129 II. BUILDING DESIGN Exterior Elevations Fig. 28: Offsets, changes in materials, and other fine detailing are used to provide architectural interest. • 14. The exterior elevations of buildings should incorporate design features such as offsets, changes in materials and shapes, to preclude large expanses of uninterrupted building surfaces. Additionally: 15. Structures shall not have an unbroken wall longer than 60 feet. 16. Site design should avoid the dominance of large individual building walls or the cumulative effect of successive smaller building wall. repetition. Building separation and modulation should be sufficient to visually break up wall masses. The measures needed to visually break up wall masses will increase as a project increases in size and cumulative building mass. The minimum standards for this guideline are specified in TMC 18.50. Pitched dulation and 6u ue e` celdbig a single family sada CO thlr dense building -- A 'cWxd may provides structural transition from pedestrian environment to building mast and helps separate public from semi private project spaces �-' -• 130 19 III. LANDSCAPE/SITE TREATMENT Landscape Design Fig. 29: Landscaping shown at 5 years after planting. 1. Plants can be used to curtail erosion, to soften the built environment, define or emphasize open space, give privacy, block wind and lessen the effects of solar radiation. 2. Although the landscape plan should reflect plants at maturity, landscaping should be considered as a design element harmonizing site plans and building design only to the extent of its effect in five years. This could mean using significantly larger initial plant stock for those project designs which rely heavily upon landscaping to provide relief for building and site design or screen the project. 4. Transition areas adjacent to buildings and parking lots should be landscaped with a combination of trees, shrubs, and ground cover. This provides a tiered visual transition between the open and built environments, and breaks up wall masses. 5. The design orientation for landscaped areas is largely discussed in Section l: Site Plan guidelines. This section focuses on the technical standards to be recognized in designing such landscape areas. Estimated five-year growth should include consideration of soil type and depth, Fig. 30: Live groundcover is planted to achieve 90% coverage within 3 years from installation. Tune of planting "1FlRx.. • 90% of covaage after 3 years 6. In general, landscape materials should be selected and sited to produce a hardy and drought -resistant landscape area consistent with project design. Selection - spacing, exposure to sun and wind, slope and contours of the site, building walls and overhangs, and compatibility of new plant material with existing vegetation to be preserved on the site. All plant materials should be installed to current nursery industry standards which would include, but not be limited to the following or equivalent: • Landscape plant material should be properly guyed and staked to current industry standards. • Deciduous trees should be fully branched. • Evergreen trees should be a minimum of 8 feet in height at the time of planting. • All plant rows should be staggered for effective covering. • Ground cover should be supplied at the time of planting in minimum of 4-inch containers as appropriate to achieve 90% coverage in 3 years, or as sod. • Planting of trees in compacted soils should be prohibited unless minimum 12 inch gravel drain 20 131 III. LANDSCAPE/SITE TREATMENT Fig. 31: Landscaping along street frontages should be high quality and reflect three tiers of plants. Fig. 32: Perimeter landscaping along the side and rear lot lines provide year-round buffering and transition. — -' a PARKING CURB/ WIIEEI. STOP PARKING BUMPER OV(AIIA sumps are installed under each tree to a minimum 36 inch depth, or the subgrade soil beyond the planting pit is rototilled to a 9 inch depth to the drip line or edge of planter, whichever is less. Front yard plant material should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees to be minimum 2 1/2 inch caliper at time of planting, balled and burlapped • evergreen trees to be 8 - 10 feet in height at time of planting, root balled and burlapped • or equivalent per Board of Architectural Review. Side and rear yard plant materials should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees (i.e. maples and ash) to be spaced an avg. of 30 feet on center and 2-1/2 inch caliper at time of planting, balled and burlapped • evergreen trees (i.e. pine and fir) to be spaced an avg. of 25 feet on center and 7 feet in height at time of planting, balled and burlapped • or equivalent per Board of Architectural Review. Perimeter landscaping around parking areas should reflect the following: • tree planting 20 - 30 ft. on center depending upon size (i.e., smaller species such as Japanese flowering cherry should have 20 ft. o.c. spacing) • perimeter shrub screen • shrubs to be 2 gallons at time of planting, spaced to achieve year-round screening to a 3 ft. height in five years • or equivalent per Board of Architectural Review. Plant materials within parking areas should reflect the following: • evergreen trees to be 8 feet at time of planting, balled and burlap • deciduous trees to be 2 inch caliper at time of planting • 2 gallon shrubs. Plants used for screening outdoor storage should consist of shrubs, minimum of 18 inches in height (1 gallon or larger) at the time of planting, spaced a minimum of 24 inches on center (or greater if larger plant material used). 132 21 III. LANDSCAPE/SITE TREATMENT Fig. 33: A typical shrub hedge separating use areas with standard nursery stock. 7. Grass seeding should only be permitted between April 1st and October 15th to assure germination. Some form of erosion control will be necessary if seeding is not completed during this period. Hydro - seeding or mechanical spreading should be used on slopes. 8. Shrubs planted to define spaces or separate environments should be planted as a staggered double row whenever possible. This provides the significant depth especially necessary to separate environments such as parking areas from grassed fields and building entries. These shrubs should be spaced to provide a lush continuous band within 3 years. This could be reflected in a double staggered row of plants for typical nursery stock spaced a maximum of 36 inches on center, depending on the specific material. 9. Shrub beds should be no more than a two feet wide per typical row of nursery stock plants, in order to minimize barked area and maximize live ground cover. A typical five foot wide barked planting bed for a single row of shrubs is not acceptable. 10. Plant materials should generally include native drought resistant species. 11. The native character of hillsides, ravines and wetlands should be protected and enhanced to provide habitat for a wide range of wildlife. Invasion and takeover by more vigorously growing non-native species such as English ivy; St. John's won, and Himalayan blackberry tend to exclusively promote habitat for various rodent species. 12. Only native species which enhance a diverse habitat should be planted on the remaining natural hillsides, ravines, and wetlands. Plant buffer areas where the selection of introduced species is carefully reviewed for potential invasion of such natural areas should be recognized on a site -by -site basis by the landscape architect. 22 133 III. LANDSCAPE/SITE TREATMENT Trees 13. Trees should be planted at an average rate of 1 per 30 linear feet of transition area (grouping is an option), shrub beds should be designed as a staggered double row, and ground cover should achieve 90% coverage in 3 years except for minimum (i.e., 2 foot) planter beds. Figures 35-37 show various options for separating uses. 14. Landscape design guidelines for required front, side and rear perimeters are illustrated in figures 31 and 32. 15. Trees should generally be specimen quality, balled and burlapped, and have a minimum size at planting as shown below. This minimum tree size may be increased based on the amount of buffering demanded, prominence of location, and size necessary to realize the applicant's assertion of landscape prominence within five years. 16. An example of increasing tree size should be along the street frontage when large paved areas are being moderated or where dominating wall masses are being softened. An example of decreasing tree size would be where a stand of trees is being planted and only a few specimen quality trees are needed to define the planting area and provide visual planting depth. Typical planting sizes are shown below: Tree Type Minimum Planting Size Large stature deciduous (Le. maple, ash, oak) Large stature evergreen (Le. pine or fir) Small stature tree (i.e. Japanese pear or flowering dogwood) 2 1/2 inch caliper 8 ft. height 1 3/4 inch caliper 134 23 III. LANDSCAPE/SITE TREATMENT Protection of Existing Trees Fig. 34: Tree wells can help save hillside trees only to a depth of 4 feet. Fig. 35: Trees protected with a chain Zink fence at the drip line during construction. 17. Significant existing trees should be protected as discussed under Site Planning. 18. The survival and general health of a tree depends as much on the condition of its root system as it does on the factors influencing the above -ground portion. This vital root system extends out to, and sometimes beyond the tree's drip line (the outermost reach of branches). Any significant disturbance to the root area, such as high surface compaction, root severing, over -watering and/or removal of organic material in which the tree has composted over several years, will almost certainly kill the tree. Tree removal and replacement would be required after a few seasons of progressive deterioration. Based upon identification and examination, an evaluation can be made to determine which trees will prove valuable to the site design. This evaluation is an important factor in the placement and design of buildings, circulation patterns and other site elements. 19. Significant trees should be protected during constriction with a chain -link fence or plastic vinyl construction fence at the drip line. The protection fence should be installed prior to issuance of grading permit. Removal or destruction of fencing should be cause for a Stop Work Order until reviewed by City staff. 24 135 III. LANDSCAPE/SITE TREATMENT Design for Screening and Separation Fig. 36: Separation of marginally compatible uses with only plants. 20. Landscape design for screening and separation can be oriented toward full privacy, separation of uses, or screening unsightly elements such as dumpsters, etc. 21. Full privacy should require an opaque fence or evergreen barrier at least six feet high or above eye level, depending on the angle of view. Noise reduction requires a dense fence (i.e., concrete/masonry) wall or berm in addition to plantings. 22. Area separation requires a continuous physical barrier not less than three feet high. A greater degree of separation would require a higher opaque barrier. A separation planting strip could be deciduous or evergreen. 23. Landscape design for screening should reflect the degree of concealment desired. Plants are not often effective in providing full screening; they should be used in combination with a wall or landform. Plant screens are most effective when used to soften or provide soft transition to a screen wall or break up the visual lines of a partially concealed structure. 24. A privacy fence should be required along side and rear yards if adjoining single family zones as specified below: • 6 feet high • sight -obscuring wood (or equivalent) fence • exterior materials and colors shall be consistent with building architecture. 25. The following are altemative design solutions for various degrees of screening and separation: Alternative 1. Using only plantings for partial separation of marginally compatible uses such as parking from residences or recreational sites. Area: Width not less than 15 feet. At least one row of deciduous and evergreen trees staggered and spaced not more than 15 feet apart. At least one row of evergreen shrubs spaced not more than five feet apart which will grow to form a continuous hedge at least five feet in height within three years of planting. Lawn, low growing evergreen shrubs, and evergreen ground cover covering the balance of the area. 136 25 III. LANDSCAPE/SITE TREATMENT Fig. 37: Separation of marginally compatible uses with fencing and plants. Fig. 38: Full separation of incompatible uses with masonry wall and plants. Alternative 2. Using a fence and planting for full visual $eparation of marginally compatible uses, Area: Width not to be less than 10 feet. At least one row of deciduous and/or evergreen shrubs spaced not more than 5 feet apart. Lawn, low growing evergreen shrubs, and evergreen ground cover over the balance of the area. Auemative 3. Using a wall and planting for full §eparation of incompatible uses, This structural approach is often the only effective mitigation of impacts such as high freeway noise on outdoor recreation areas. Area: Width not to be less than 5 feet. A masonry wall not less than 6 fcet in height and no less than 5 feet of landscaping transition. 26 137 III. LANDSCAPE/SITE TREATMENT Interior Parking Area Landscaping Usable Outdoor Space Recreation Area Design Fig. 39: Recreation area design for safety includes siting the children's play lot in a central or easily observed area. PUBUC OPEN SPACE PRIVATE. OPEN SPACE COMMON OPEN SPACE 26. Minimum parking area landscaping at the perimeter and interior areas are specified in Chapter 18.52 of the Tukwila Zoning Code. Design concepts for these areas are shown in figures 11, 12, 13 and 32. 27. As much design emphasis should be put into developing outdoor spaces as the buildings themselves. Outdoor space tends to be unusable when it is simply the "leftovers" after buildings are placed on the land. (See Fig, 6) 28. Buildings or other substantial structures should be used to reduce the impact of noise sources when such noise would interfere with normal conversation as identified in Federal Environmental Protection Agency guidelines (i.e., 55-65 dBa). 29. Outdoor spaces should have a definite functional shape, be internally designed to fulfill that function, and be functionally associated with a specific unit or unit group (see "Defensible Space" in Site Plan guidelines). 30. A full range of active and passive recreation opportunities should be provided for the various resident age groups: infant (0-4), child (5-12), teen (13- 18), and adult. 31. Infant needs may be satisfied by passive spaces and overlap with child facilities. 32. The child group is the critical group for on -site recreation design since members tend to use facilities independent of parental supervision, are not necessarily old enough to travel streets to relatively distant public parks, and make complex demands of recreation spaces. 138 27 III. LANDSCAPE/SITE TREATMENT Fig. 411: A recreation space for the S-12 year old group which facilitates group interaction and skill testing. 33. At least one on -site play area designed for the child group should be provided. This area design should be characterized by interactive group equipment which. tests skills. The Parks and Recreation Director should be consulted in the review of acceptable design proposals. 34. The child play area should reflect the design elements below: • Visually accessible to casual surveillance by passersby and residents. This is a key element in facility safety and generally requires a central location. • Care should be taken to provide separation of play areas from general impersonal passersby for security. • Easy safe access from residence to play area(s). • Hard surface areas for wheeled toys and tricycles. • Equipment with zones to satisfy the specific sensory and skill needs up to age 12. • Use water and sand if limited to two materials. These provide more possibilities for play and fun than all asphalt deserts combined. The ability to move over, under, around or through something affords a child control. He can change his relationship to it. • A child should be able to control his level of involvement with others. Make small sheltered areas for solitary play, larger spaces for group play. • An adjacent sitting area for monitoring the children. 35. Teen and adult on -site recreation facility demand may be satisfied with active recreation fields and sport courts, recreation rooms, pools and passive recreation trails. Linkages with existing public trail and park facilities should be made where possible, either through immediate construction or agreement to jointly participate in the coordinated provision of such a linkage at a later date. 28 139 IV. MISCELLANEOUS STRUCTURES/STREET FURNITURE Lighting Fig. 41: Maximum parking area light standard height is 20 feet or the building height; whichever is less. Fig. 42: Maximum grounds lighting standard height is 15 feet. 1. All exterior lighting (i.e., distribution, intensity, and pattem) should reflect project architectural design. 2. Exterior lighting should be provided in parking areas and along internal pedestrian walkways to assure adequate and safe pedestrian circulation for residential activities and guests. 3. Maximum parking area light standard height should be 20 feet or the height of the building; whichever is less. 4. Maximum walkway and grounds lighting should be 15 feet. Light fixture height is limited to enhance a sense of scale and enclosure for common areas at night. 5. All lighting standards should have glare cut-off features to avoid off -site spill -over. 6. Fixtures should be placed so that light pattems overlap at a height of 7 feet which is sufficiently high to vertically illuminate a person's body. This is particularly important consideration now that lighting fixture manufacturers are designing luminaries with highly controlled light pattems. 7. At hazardous locations, such as changes of grade, lower level supplemental lighting or additional overhead units should be used. Where low-level lighting (below 5 feet) is used, fixtures should be placed in such a way that they do not produce glare. Most eye levels occur between 3 feet 8 inches for wheelchair users and 6 feet for standing adults. 8. The walkway lighting is provided primarily by low fixtures, there should be sufficient peripheral lighting to illuminate the immediate surroundings. Peripheral lighting contributes to a feeling of security in an individual because he can see into his surroundings to determine whether or not passage through an area is safe. Such an area should be lighted so that the object or person may be seen directly or in silhouette. 140 29 IV. MISCELLANEOUS STRUCTURES/STREET FURNITURE Fencing, Walls, and Screening Fig. 43: Dumpsters are sited and screened to minimize prominence. Street Furniture 9. All fencing, walls, and screening should reflect building architecture and be harmonious with adjacent project designs. This should include consideration of proportion, color, texture, and materials. Perimeter fencing should be designed to be attractive from both sides. 10. Fencing and walls along street frontages should define space but be designed to be visually open and inviting to support a lively pedestrian environment. 11. All exterior mechanical equipment including HVAC, electrical equipment, storage tanks and satellite dishes, must be screened from on -site and off -site view. 12. Several small dumpsters adjacent to buildings such as garages are preferable to a single large free standing site. Dumpsters should have solid architectural wall screening only to the container height to minimize its prominence. 13. Recycling containers and areas should conform to King County standards or as amended by Tukwila standards. 14. All garbage container lids should be light weight and designed for operation by physically frail persons. 15. Street furniture should be coordinated to carry out the project's design concept. 16. Opportunities for social gathering by residents in shared open spaces should be enhanced by the provision of seating and other amenities. The use of bollards and other barrier features should be provided to separate vehicular traffic from pedestrian -oriented areas. 30 141 ACKNOWLEDGEMENTS No set of design standards can be done without heavy reliance on past studies and documents. The following is a partial list of documents which were heavily used or contained the basis of design standards, concepts or illustrative graphics. American Planning Association, Chicago, IL; "Planning News" City and County of San Francisco, CA; 07/89; "Residential Design Guidelines" City of Seattle, WA; 01/92; "Proposed Design Review Process and Guidelines for the Cu) Seattle" (Draft) City of San Jose, CA; 11/86; "Residential Design Guidelines for the City of San Jose" City of Anaheim, CA; 12/91; "Residential Design Guidelines" (Draft) Greenman. Group (The), Hollywood, FL; "Development Digest" Irvine Company (The), CA; 01/87; "714stin Ranch Design Guidelines" National Association of Home Builders, Wash. D.C.; 1986; Higher Density Housing: Planning. Design, Marketing National Association of Home Builders, Wash. D.C.; 1990; Seminar and Materials on "Making Small Lots Work- Innovative Land Use for Single Family Homes" Newman, Oscar; 1975; Design Guidelines for Creating Defensible Space Multnomah County, OR; 11/77; "A Developer's Handbook" Urban Land Institute, Wash. D.C.; "Urban Land" 142 ATTACHMENT D TITLE 18 — ZONING 18.14.070 Basic Development Standards Development within the High -Density Residential District shall conform to the following listed and referenced standards: HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. (Applied to parent lot for townhouse plats) Lot area per unit (multi -family, except senior citizen housing) 2.000 sq. ft. (For townhouses the density shall be calculated based on one unit per 2000 sq. ft. of parent lot area. The "unit lot" area shall be allowed to include the common access easements). Average lot widtn (min. 20 ft. street frontage width), minimum 60 feet (Applied to parent lot for townhouse plats) Setbacks, minimum: (Applied to parent lot for townhouse plats) • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet (20 feet for townhcuses) • Front - 4th floor 45 feet (20 feet for townhouses) • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet (10 feet for townhouses) • Second front - 4th floor 22.5 feet (10 feet for townhouses) • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Sides - 3rd floor • 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) • Sides - 4th floor 30 feet (20 feet for townhouses unless adjacent to LDR) • Rear - 1st floor 10 feet • Rear - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Rear - 3rd floor 20 feet (30 feet if adjacent to LDR: 10 feet for townhouses unless adjacent to LDR) • Rear - 4th floor 30 feet (20 feet 'or townhouses unless adjacent to LDR) Townhouse building separation, minimum • 1 and 2 story buildings 10 feet • 3 and 4 story buildings 20 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing; 75% for townhouses) Landscape requirements (minimum): (Applied to parent lot for townhouse plats) See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet Recreation space 400 sq. ft. per dwelling unit f 1.000 so. ft. min.) Recreation space, senior citizen housing 100 sq. ft. per swelling unit Off-street parking: • Residential (except senior citizen housing) See TMC Chapter 18.56. Off-street Parking & Loading Regulations. • Accessory dwelling unit See Accessory Use section of this chapter • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, act vity and operations within a structure or a site shad comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and othe, airborne pollutants, (2) TMC Chapter 8.22, "Noise', and, (3) adopted State and Federal standards for water quality and hazardous ma'.erials. In addition. all development subject to the requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evacuated to determine whether adverse environmental impacts have been adequately mitigated. (Ord. 2199 §14, 2008; Ord. 1976 §27, 2001; Ord. 1830 §3, 1998; Ord. 1758 §1 (part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-43 143 ATTACHMENT E THE WEFT COMPRNY SI• • ,.., May 16, 2018 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Bldvd., Suite 100 Tukwila, WA 98188 Dear Minnie: Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are intended to adopt development standards and guidelines for residential uses in the portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. The current proposal includes adoption of the City of SeaTac's off-street parking requirement for multifamily development (SeaTac Municipal Code 15.455.120), which stipulates the following: Unit Type Required Off -Street Parking Studio 1 parking stall One -bedroom 1.5 parking stalls Two -bedroom 2 parking stalls Under the proposed off-street parking requirement, the 96-unit development envisioned on this parcel would provide a minimum of 156 parking stalls, which translates to a minimum of 1.63 parking stalls per dwelling unit. A mix of surface stalls, carport stalls, and detached garage stalls will be provided on site. The proposed off-street parking requirement is appropriate for the surrounding community and is consistent with the vision of the Tukwila South Master Plan. According to the Tukwila Comprehensive Plan - 2015 Element 9: Tukwila South, "Tukwila South is intended to be a multi -regional employment center containing technology, office, commercial, and residential uses". The multi -use nature of the surrounding community creates a condition in which residents will have employment, education, and entertainment centers in the immediate vicinity of the project site. The proximity to these attractions increases the likelihood that residents can and will walk, bike, take public transit, or ride share. The project site is within half a mile walking distance of the King County Metro bus stop located at the intersection of S 180th St. and Southcenter t t. • A.. " . ti . <4 bi a W A '0" 'd 145 Pkwy. The site is also within 1.5 miles walking distance of Valley View Elementary School, Bow Lake Elementary School, Valley View Library, Seattle Christian School, Chinook Middle School, and Tyee High School. Regal Cinemas Parkway Plaza 12, Southcenter Square, and Costco can all be found within 1.5 miles walking distance of the site. Moreover, the project site is 1.5 miles walking distance from the SeaTac Link Light Rail Station, providing connection north to the City of Seattle. The proposal is also consistent with other near -by jurisdictions. Off-street parking requirements for multifamily development are as follows: • Federal Way o 1.25 stalls per studio o 1.5 stalls per 1-bedroom unit o 2 stalls per 2-bedroom unit (reference Federal Way Revised Code 19.205.040) • Renton (attached dwellings outside of the Center Downtown Zone) o Minimum of 1 parking stall per unit and a maximum allowable off- street parking ratio of 1.75 parking stalls per dwelling unit (reference Renton Municipal Code 4-4-80.F.10(d) The proposed off-street parking standard is a reasonable standard to meet market demand and has been adopted by other jurisdictions. The proposed standard is adopted as stated in the City of SeaTac. As a result, the proposal will also provide a consistent development standard across the full project site. The proposed standard will provide adequate parking on site for project residents and will not lead to an overflow parking condition in which residents need to park in nearby neighborhoods. We look forward to working with you and with the City of Tukwila. Please do not hesitate to contact us should you have any questions or desire any additional information. Sincerely, Greg Van Patten The Wolff Company 146 ATTACHMENT F THE MUFF COMPANY fl... 1949 May 16, 2018 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Bldvd., Suite 100 Tukwila, WA 98188 Dear Minnie: Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are intended to adopt development standards and guidelines for residential uses in the portion of the Tukwila South Overlay District (TSO) which adjoins land located in the City of SeaTac to the east of Interstate 5. The current proposal includes adoption of the City of SeaTac's Recreation Space requirement for multifamily development (SeaTac Municipal Code 15.510.510), which stipulates the following: Unit Type Required Open Space Studio 120 square feet One -bedroom 160 square feet Two -bedroom 200 square feet The proposed development will include 96 apartment units. Subject to the above specified standards, the development would provide a minimum of 16,320 square feet of recreation space on site within the subject parcel. All recreation space is envisioned to be outdoors and programmed appropriately for a variety of age ranges. The proposed development will be a component of a larger multifamily project spanning into the City of SeaTac. The full project will provide over 80,000 square feet of outdoor and indoor recreation space, all of which will be open to residents living within the portion of the development in the City of Tukwila. The Wolff Company, the developer of the proposed project, is investigating the feasibility of an integrated trail system that would cross the two municipalities and provide substantially more recreation space for all residents. The feasibility of a trail system is subject to additional analysis of critical areas on site. The developer fully intends to maximize the usable, open recreation space on site. 1 l r .,- , 4.1 So 1- S lit 4 ;c •.. I VGA lrt • 1' 147 In addition to the required recreation space, the project is expected to contribute over $22,000 to enhance and expand recreation facilities within the City of Tukwila. These funds will ensure that recreation facilities can well -serve new community residents. The site is located within close proximity of a number of existing parks and recreation facilities, both within the City of Tukwila and the City of SeaTac, including: Crestview Park (1.6 miles) Bicentennial Park (2.3 miles) Crystal Springs Park (2.5 miles) Tukwila Park (2.8 miles) Valley Ridge Park (3.0 miles) Future residents will have access to extensive recreational space, both on and off site. The proposed standards will create a consistent requirement across the development, while also ensuring that future residents have access to ample well -programmed and well - maintained recreational facilities. The proposed recreation space requirements will allow for a livable environment, both across the full development and within the portion of the site that sits within the City of Tukwila. We look forward to working with you and with the City of Tukwila. Please do not hesitate to contact us should you have any questions or desire any additional information. Sincerely,, UC 7 "d Greg Van Patten The Wolff Company 148 U i'' AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18, "ZONING CODE," TO ADOPT RESIDENTIAL DEVELOPMENT STANDARDS AND RESIDENTIAL DESIGN GUIDELINES FOR THE TUKWILA SOUTH OVERLAY ZONE WITH UNDERLYING ZONING OF LOW DENSITY RESIDENTIAL ON LAND THAT IMMEDIATELY ADJOINS LAND LOCATED IN THE CITY OF SEATAC TO THE EAST OF INTERSTATE 5; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan; and WHEREAS, the City also desires that its Zoning Code include development standards and design guidelines for residential uses in the Tukwila South area; and WHEREAS, the property owner, Segale Properties, LLC, intends to develop the property consistent with the Tukwila South Master Plan as adopted with the Development Agreement (Ordinance No. 2233); and WHEREAS, in 2009, when the City adopted Ordinance No. 2235, establishing the Tukwila South Overlay ("TSO") zone and standards, it was expressly contemplated that development standards regarding residential uses would be adopted in the future; and WHEREAS, Segale Properties, LLC, now requests the City set standards for residential uses in the Tukwila South Overlay (TSO) zone on land that immediately adjoins land in the City of SeaTac immediately east of Interstate 5 by amending Title 18, "Zoning Code," of the Tukwila Municipal Code, as there is interest to develop multi -family development that spans both the City of Tukwila and the City of SeaTac; and WHEREAS, the proposed amendments include adoption of development standards, landscaping standards and design guidelines for residential uses in the TSO zone; and W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD.bjs Page 1 of 15 149 150 WHEREAS, on May 24, 2018, the Tukwila Planning Commission, following adequate public notice, held a public hearing to receive testimony concerning amending the Tukwila Municipal Code and at that meeting adopted a motion recommending the proposed changes; and WHEREAS, on June 4, 2018, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, on June 11, 2018, the City was informed by the Washington State Department of Commerce that it had met the Growth Management Act notice requirements under RCW 36.70A.106; and WHEREAS, on June 25, 2018, the Tukwila City Council, following adequate public notice, held a public hearing to receive testimony concerning the recommendations of the Planning Commission; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Table 18-6 Amended. Note 14 of Table 18-6, "Land Uses by District," as codified in Tukwila Municipal Code (TMC) Title 18, is hereby amended to read as follows: 14. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO after a residential design manual with criteria for approval is adopted by ordinance. Section 2. TMC Chapter 18.14.030 Amended. Ordinance No. 2525 §3, as codified at TMC Section 18.14.030, "Recreation Space Requirements," is hereby amended to read as follows: 18.14.030 Recreation Space Requirements In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the provisions of TMC Section 18.14.030, subparagraphs 1 through 4. In the TSO zone with underlying LDR zoning on land that adjoins the City of SeaTac, recreation space shall meet the provisions of TMC Section 18.14.030, subparagraphs 2 through 4, in addition to the minimum required area as specified in TMC Section 18.41.090.A.1. W Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD1bjs Page 2 of 15 1. Required Area. a. For each proposed dwelling unit in the multiple -family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered; up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero - lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5- to 12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 3 of 15 151 152 c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 3. TMC Section 18.41.080(E) Amended. Ordinance No. 2235 §10 (part), as codified at TMC Section 18.41.080, "Design Review," subparagraph E, is hereby amended to read as follows: 18.41.080 Design Review E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable district standards in this title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development ag reement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual or other Design Manual as stipulated by TMC Chapter 18.60. 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 4 of 15 Section 4. TMC Section 18.41.090(A) Amended. Ordinance No. 2235 §10 (part), as codified at TMC Section 18.41.090, "Basic Development Standards," subparagraph A, is hereby amended to read as follows: 18.41.090 Basic Development Standards A. Residential Uses: 1. Residential development on those lands located in the -ISO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall conform to the following development standards: BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit (multi -family, except senior citizen housing)) 2,000 sq. ft. Average lot width (minimum 20 ft. street frontage width) 60 feet Setbacks, minimum: • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet • Front — 4th floor 45 feet • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet • Second front — 4th floor 22.5 feet • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet • Sides - 3rd floor 20 feet • Sides — 4th floor 30 feet • Rear - 1st floor 10 feet • Rear - 2nd floor 20 feet • Rear - 3rd floor 20 feet • Rear— 4th floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides i 10 feet • Rear 10 feet W: Word Processing \Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 5 of 15 153 154 Recreation space 120 sq. ft. for a studio; 160 sq. ft. for a 1 bedroom; 200 sq. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TMC Section 18.14.030, subparagraphs 2, 3 and 4. Maximum building length 50 feet; 200 feet if modulated. See TMC Section 18.50.083 for modulation requirements. Off-street parking: • Residential 1 stall per studio unit. 1.5 stalls per 1-bedroom unit. 2 stalls per 2 units or more. • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, Chapter 43.21C RCW, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 2. Standards for residential uses on lands not included in the scope of TMC Section 18.41.090 (A)(1) shall be developed at a later date. Section 5. TMC Section 18.50.083 Amended. Ordinance Nos. 2199 §16 and 1758 §1 (part), as codified at TMC Section 18.50.083, "Maximum Building Length", are hereby amended to read as follows: 18.50.083 Maximum Building Length In the MDR, HDR and TSO zone with underlying LDR zone on land that adjoins the City of SeaTac, the maximum building length shall be as follows: For all buildings except as described below: MDR 50 ft. HDR 50 ft. TSO with underlying LDR zone on land that adjoins the City of SeaTac 50 ft. W: Word Processing\Ordlnances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 6 of 15 Maximum building length with bonus for modulating off -sets: • For structures with a maximum building height of 2 stories or 25 feet, whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR HDR TSO with underlying LDR zone on land that adjoins the City of SeaTac 100 ft. 200 ft. 200 ft. • For structures with a building height over 2 stories or 25 feet, whichever is less, with a horizontal & vertical modulation of 4 feet or an 8 foot modulation in either direction MDR HDR TSO with underlying LDR zone on land that adjoins the City of SeaTac 100 ft. 200 ft. 200 ft. • For townhouse structures with horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR 80 ft. HDR....125 ft. Maximum building length with bonus for modulating off -sets: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). Section 6. TMC Section 18.52.030 Amended. Ordinance Nos. 2523 §8, as currently codified at TMC Section 18.52.030, "Perimeter and Parking Lot Landscaping Requirements by Zone District;" and Ordinance Nos. 2442 §1, 2251 §61, 2235 §13, and 1872 §14 (part), as then codified at TMC Section 18.52.020, "Perimeter Landscaping Requirements by Zone District," are hereby amended to read as follows and codified as TMC Section 18.52.030: 18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District In the various zone districts of the City, landscaping in the front, rear and side yards and parking Tots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28. TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone District ZONING DISTRICTS FRONT YARD (SECOND FRONT) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCANGFOR PARKING LOTS (square feet) LDR (for uses other than residential) 152 Type I 10 10 Type I 20 per stall for non - residential uses; 15 per stall if parking is placed behind building MDR 151.2." Type I 10 10 Type I Same as LDR HDR 151.2." Type I 10 10 Type I Same as LDR W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 7 of 15 155 156 ZONING DISTRICTS FRONT YARD (SECOND FRONT) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCANG FOR PARKING LOTS (square feet) MUO 15 (12.5)2 " Type I' 6' 64.11 Type 1' 20 per stall adjacent to street: 15 per stall if parking is placed behind building 0 15 (12.5)2 Type 1' 6' 6' Type 1' Same as MUO RCC 20 (10)2.3 Type 1' 6° 10" Type II Same as MUO NCC 10' 11 Type I' " 0' 04.11 Type 11 Same as MUO RC 10 Type 1" 6' 0° Type II° Same as MUO RCM 10 Type I 6' 0' Type II° Same as MUO C/LI 15 Type 16 65.12 05.12 Type I I° 15 per stall: 10 per stall for parking placed behind building LI 152 Type II 04.'2 0'• 12 Type III 15 per stall: 10 per stall for parking placed behind building HI 152 Type II 04.12 04.12 Type III 15 per stall MIC/L 105 Type II 05.12 05.12 Type III 10 per stall MIC/H 105 Type II 05,12 05.12 Type III 10 per stall TUC — See TMC Chapter 18.28 TVS 152.3 Type II 0' 0' Type III Same as C/LI TSO 152.9 Type I 010. 0i0 Type III Same as C/LI for non- residential uses. Same as LDR for residential uses. Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 9. Only required along public streets. 10. Increased to 10 feet for residential uses; or if adjacent to residential uses or non-TSO zoning. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 8 of 15 11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC Section 18.52.100.D are met. 13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. Section 7. TMC Section 18.60.050 Amended. Ordinance Nos. 2368 §62, 2199 §20, 1986 §16 and 1758 §1 (part), as currently codified at TMC Section 18.60.050, "Design Review Criteria," subparagraph C, "Multi -Family, Hotel and Motel Design Review Criteria," and Ordinance No. 1865 §51, as then codified as subparagraph B, are hereby amended to read as follows: 18.60.050 Design Review Criteria C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any application for multi -family, hotel, motel, or non-residential development in a Low Density Residential zone, the following criteria shall be used by the BAR in its decision making, as well as the Multi -Family Design Manual or Townhouse Design Manual. Detached zero -lot -line type of developments shall be subject to the Townhouse Design Manual. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall also use the following criteria as well as the Multi -Family Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 9 of 15 157 158 c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right -of- way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 10 of 15 e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. W: Word Processing \Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD: bjs Page 11 of 15 159 160 Section 8. TMC Section 18.60.050 Amended. Ordinance Nos. 2235 §17 and 1758 §1 (part), as codified at TMC Section 18.60.50, "Design Review Criteria," subparagraph F, "Tukwila South Design Criteria," are hereby amended to read as follows: 18.60.050 Design Review Criteria F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, shall use the criteria as stipulated under TMC Section 18.60.050(C). 1. SITE DESIGN. a. Site Design Concept and Site Relationships: (1) Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (2) Maintain visual and functional continuity between the development and adjacent properties where appropriate. b. Site Design for Safety: (1) Reduce the potential for conflicts between drivers and pedestrians. (2) Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (3) Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. (4) Avoid light trespass beyond the boundaries of the property lines. c. Siting and Screening of Parking Areas: (1) Organize site and building designs to deemphasize vehicular circulation and parking. (2) Use building placement, walls, berms, and/or landscaping to create a distinct street edge. d. Siting and Screening of Service Areas and Mechanical Equipment: (1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. (2) Ensure that larger pieces of mechanical equipment are visually unobtrusive. (3) Locate and/or screen roof -mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 12 of 15 e. Natural Features: (1) Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate. (2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. f. Pedestrian and Vehicular Circulation: (1) Provide an efficient and comprehensive internal circulation system, including motorized and non -motorized access points, parking, loading, and emergency accessways. (2) Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. g. Pedestrian Environment: (1) Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. (2) Ensure that pedestrian amenities are durable and easy to maintain. (3) Select site furnishings that complement the building and landscape design of the development. h. Gateways: (1) Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. (2) Provide special treatment at designated gateway locations. 2. BUILDING DESIGN. a. Architectural Concept: (1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (3) Provide distinctive building corners at street intersections through the use of architectural elements and detailing and pedestrian -oriented features where possible. (4) Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 13 of 15 161 162 b. Building Elements and Architectural Details: (1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (2) Buildings and site design should provide an inviting entry orientation. (3) Colors used on building exteriors should integrate a building's various design elements or features. 3. LANDSCAPE AND PLANTING DESIGN. a. Landscape Design: (1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. (2) Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. b. Planting Design: (1) Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design. (2) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 4. SIGNAGE DESIGN. a. Provide signage that is consistent with the site's architectural theme. b. Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. c. Provide signage that is oriented to both pedestrians and motorists in design and placement. d. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. Section 9. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 6-15-18 MD:bjs Page 14 of 15 Section 10. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 11. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: W: Word Processing\Ordinances\TSO Zone Residential Development Stds 8. Design Guidelines 6-15-18 MD:bjs Page 15 of 15 163 Date: Time: Location: Present: Attachment H City of Tukwila Planning Commission PLANNING COMMISSION PUBLIC HEARING MINUTES May 24, 2018 6:30 PM Council Chambers Vice Chair, Dennis Martinez; Commissioners, Miguel Maestas, Mike Hansen, Sharon Mann, Louise Strander, and Heidi Wafters Absent: Chair, Nhan Nguyen Staff: Adopt Minutes: Minnie Dhaliwal, Planning Supervisor, Secretary Commissioner Watters stated that her the minutes the applicant said that they were open to the idea. and Wynetta Bivens;Planning Commission recollection was that n)paage 3 of would ci'd.a conifer treg\hhminutes states they Commissioner Hansen stated he did:no remember, andihe could not support'the adjustment without capturing what happend. Additioonna� l'y, he said either way there was not a condition. Staf's review of the 3/8/18 `ded minutes (time4 .54) confirmed that the applicant stated, "they are open to the§idea o adding a significant conifer tree to the landscaping for the proposed development." Minutes ar= approved wi h n‘1o,corrections. Mianga Nivarro, Community aandt gement Manager the CI of ,Tukwila, gave a presentation on the City's Strategic Plan and the2019-2`020.budget. Sh- .`xplained that he City is working on developing the 2019-2020 budget using a different me od, called priority -based budgeting. With the new method funds will be allocated based on Sity.programs and�services offered. s. Nivarro said it is a long and involved process that will take several years o implement frill ;,The next step,�''inthe process is to score the programs and services against a set of strategic trategic4an goals from 2012, which has five strategic goals. The City wants to ensure CASE NUMBER: APPLICANT: REQUEST: LOCATION: r � C+" The Cityis ielv"isi 'n"'the the Straebic�Plan still rects the priority and the value of the community. The City currently has a survey availabl `eon -line and in priniable\formprhose interested in providing their feedback on the goals. After the ts feedback is.received from the community an Pemployees, information will be compiled, and any recommended adjustments to•the Strategic Plan'will go through the City Council approval process. The 2019-2020 budget will Icilbe developed ��b' sed on the amended goals. Also, there will be more community outreach between now and November 2018 when the budget isNfinalized. Vice Chair, Dennis Martinez opened the public hearing and swore in those wishing to testify. L18-0032 (Code Amendment) Segale Properties LLC Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overly (ISO) zone. Portion of TSO zone that immediately adjoins land located in the City of SeaTac to the east of Interstate 5 165 Minnie Dhaliwal, Planning Supervisor, Department of Community Development, gave the presentation for staff. She provided background on the project, walked the Commission through the proposed amendments and went over the Development Standards such as setbacks, landscaping and the Multi -Family Design Manual. She also went over the recreation space and parking requirements for which the Developer requested the City consider adopting standards different than High Density Residential (HDR) zone. There were two options to consider for both. RECOMMENDATIONS: • For Recreation Space requirements - staff recommended option 2:to adopt standards similar to the City of SeaTac, with a graduated scale depending on the sizeiof the unit: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200 square feet for 2 plus bedroom units. • For Parking requirements - Staff recommended option 2: ad`,pt a parking standard similar to the City of SeaTac standard of one stall per studio unit;tt 5 stallstper one -bedroom units and 2 stalls per two or more bedrooms. Staff answered clarifying questions for the Commission. Nancy Rogers, Landuse Attorney,for the applicant, Provided back round:on the propertyandsthe project. She said it is an integrated site that has a jurisdictional boundary line through the property, between the City of Tukwila, zoned Tukwila South Overlay (TSO), and the CI SeaTac, which is zoned High Density Residential (HDR). The Tukwila portion of th project has been re iewed as part of a master plan development agreement process, which allows any number of uses in luding those allowed in HDR. Ms. Rogers said when the TS0 was adopted I h,thenVitnnent Ai,rWnent the residential design v guidelines and residential standards for residential developmTin the ISO were not adopted. However, there is a footnote in the code that tales that resid ntial development,can happen after residential NTINU guidelines and standards,arreetadopted. liherefore, the'applicant is requesting approval of the standards and design guidelines similar to those that currently apply 'inrother places in the City and apply them to the two portions of Tukwila South area that imndiately abuts th'SeaTac property. The applicant is asking that the standards for recreation and3parking tandard§^ be?adapted!i'o make sure they are integrated with SeaTac's Commissioner Mann and ttters expressed concern with the small amount of recreation space on the Tukwila portion of the proje 'ttThe applicant noted, that the project will have open space on both the Tukwila ancIrSeaTac portion oflic property, which will exceed market standards and expectations. Mike Pruett, font Te pplicant answered clarifying questions and addressed concerns for the Commission. Chris Ross, the developee for the applicant, also, answered clarifying questions and addressed concerns for the Commission. There were no public comments. The public hearing was closed. DELIBERATION: Page 2 of 3 166 Commissioner Wafters stated that she feels the recreation standards should be kept at 400 square feet per unit for the following reasons: to maintain a certain level of canopy; because there aren't other parks nearby; more access for outdoor exercise and mental health for adults. Commissioners Strander, Hansen, Maestas, Martinez, and Mann were all in consensus to support staffs recommendation of option number 2 for recreation space. Commissioner Maestas commented he encourages maximum space utilization for residents. Commissioner Mann commented she hopes the applicant will be accountable and commit to what they have agreed. Commissioner Martinez expressed concerns regarding the parking but said ,he could probably live with it. Commissioner Mann also expressed concerns with the parking. MOTIONS: Recreation Space Requirements: Commissioner Mann made a motion to approve Case Number l 8-0032, Code Amendiiient with staffs finding, conclusions, and recommendation for option 21Ci5minissioner Hansen seconded tlimotion. Five were in favor. Commissioner Wafters opposed. Commission Maestas made a motion to adopt numbers 2, 3, afidt'4 ee' r'TMC 18.14.030 to maintain Recreation Space requirements (These include 50% has to be outdoors and 25% has to be for 5-12 year olds). Commissioner Hansen seconded the motioi All' ere,in favor. Parking Requirements: s ... Commissioner Maestas made a motion to approve Gase Nunilier LL1,8-0032, Code Amendment with staff's finding, conclusions, and recommendation for optionxnumbet 2. Commissioner Hansen seconded the motion. Five were in favor. Commissioner Mariiropposed. rat \ -Ca Commissioner Stranderimade a motion titadopt the proposed Basic Development Standards and the Multi - Family Design Manual. Commissioner."+Maestas seconded the\motion. All were in favor. DIRECTOR'SREPORT: • ,C i missioner•Nguyen will give highlights on the APA Conference he attended in April at the next meeting. •. Staff will provide an'update for the Commission on the upcoming agendas. ADJOURNED: 8:55 PM Submitted by: Wynetta Bivens Planing Commission Secretary Page 3 of 3 167 City of Tukwila City Council Community Development & Neighborhoods Committee COMMUNITY DEVELOPMENT & NEIGHBORHOODS COMMITTEE Meeting Minutes June 12, 2018 - 5:30 p.m. - Hazelnut Conference Room, City Hall Councilmembers: Kate Kruller, Chair, Verna Seal, Zak Idan Staff: David Cline, Nora Gierloff, Lynn Miranda, Minnie Dhaliwal, Laurel Humphrey Guests: Mike Pruitt, Segale Properties, LLC; Nicole Deleon, Cairncross & Hemplemann; McKenzie Darr, The Wolff Company CALL TO ORDER: Chair Kruller called the meeting to order at 5:30 p.m. I. BUSINESS AGENDA A. Grant Application: Shoreline Master Program Update Staff updated the Committee on efforts to apply for a no -match grant from the Department of Ecology to be used for the mandatory update to the Shoreline Master Program. Grant amounts are determined by population and Tukwila is eligible for $15,000, which will offset the $25,000 consultant cost. The $10,000 balance is available from DCD's Professional Services budget. DISCUSSION ONLY. B. Ordinance: Renewing Moratorium within the Tukwila International Boulevard Study Area Staff is seeking Council approval of an ordinance that would renew the moratorium on development in the Tukwila International Boulevard (TIB) Study Area, since the City is still in the process of updating the development standards in the area. The existing moratorium is set to expire on July 15, 2018. UNANIMOUS APPROVAL. FORWARD TO JUNE 25, 2018 COMMITTEE OF THE WHOLE. C. Ordinance: Residential Development Standards and Guidelines for the Tukwila South Overlay *Staff is seeking Council approval of an ordinance that would adopt residential development standards and design guidelines for the Tukwila South Overlay Zone. These amendments were requested by Segale Properties LLC and would apply only to residential uses in that portion of the Tukwila South Overlay which immediately adjoins land located in the City of Seatac to the east of Interstate 5. On April 24 the Committee was briefed on the proposed multifamily development in that area that would straddle the cities of Tukwila and SeaTac, and since then the Planning Commission has made a recommendation. The proposed ordinance would adopt Tukwila's Multi -Family Design Manual and standards similar to those in the High Density Residential (HDR) zone, but with modifications to open space/recreation and parking more in alignment with Seatac considering most of the development will be in that city. 169 Community Development& Neighborhoods Minutes June 12, 2018 The development will include a large clubhouse and approximately 2 acres of open space falling within the City of Seatac portion, so the Planning Commission and Committee were comfortable with a graduated scale for recreation depending on the size of the unit: 120 sf for a studio, 160 sf for one -bedroom, and 200 sf for 2 or more bedrooms. The recommended proposal includes a parking standard of one stall per studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more bedrooms. UNANIMOUS APPROVAL. FORWARD TO JUNE 25, 2018 COMMITTEE OF THE WHOLE. Adjourned 5:52 p.m. Committee Chair Approval Minutes by LH 170 City of Tukwila Community Development & Neighborhoods Committee O Kate Kruller, Chair o Kathy Hougardy O Zak Idan AGENDA TUESDAY, JUNE 12, 2018 — 5:30 PM HAZELNUT CONFERENCE ROOM (At east entrance of City Hall) Distribution: K. Kruller K. Hougardy Z. Idan V. Seal D. Robertson Mayor Ekberg D. Cline C. O'Flaherty L. Humphrey Item Recommended Action Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. A Department of Ecology grant for the required a. Discussion only. Pg.1 Shoreline Master Program update. Nora Gierloff, Deputy Community Development Director b. An ordinance renewing a moratorium within the b. Forward to 6/25 C.O.W. Pg.7 Tukwila International Boulevard Study Area. and 7/2 Regular Mtg. Moira Bradshaw, Senior Planner; and Lynn Miranda, Senior Planner c. An ordinance amending the Zoning Code to adopt c. Forward to 6/25 C.O.W. Pg.19 residential development standards and residential design guidelines for the Tukwila South Overlay zone. and 7/2 Regular Mtg. Minnie Dhaliwal, Planning Supervisor 3. ANNOUNCEMENTS 4. MISCELLANEOUS Next Scheduled Meeting: Tuesday, June 26, 2018 giS. The City of Tukwila strives to accommodate individuals with disabilities. Please contact the City Clerk's Office at 206-433-1800(TukwilaCityClerk(aTukwilaWA.gov) for assistance. City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Development and Neighborhood Committee FROM: Jack Pace, Director Community Development BY: Minnie Dhaliwal, Planning Supervisor CC: Mayor Ekberg DATE: June 6, 2018 SUBJECT: Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overlay zone. ISSUE Should the Zoning Code be amended to adopt residential development standards and design guidelines for Tukwila South Overlay Zone? BACKGROUND Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in that portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. The entire Tukwila South Project area consists of approximately 400 acres generally bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and 1-5 on the west and the Green River on the east. The property owner, Segale Properties, intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). The plan calls for approximately ten million square feet of development that would be accommodated in a combination of a campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech. The property owner is constructing the first phase of the Master Plan, which involves clearing and grading the developable areas of the site and constructing infrastructure necessary to serve any future development. The Tukwila South area contains several zoning designations, which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed -Use Office (MUO). The entire Tukwila South area includes an overlay which supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay] may be applied by the City Council to any property Tying within the Comprehensive Plan's Tukwila South Master Plan. Residential development is anticipated in the area zoned LDR with TSO overlay, which adjoins the City of SeaTac. See Attachment A and B for the location and the underlying zoning. When TSO zone and standards were adopted in 2009, it was expressly contemplated that development standards regarding residential uses would be adopted in the future. At this time the property owner has filed an application for Zoning Code text amendments to adopt residential standards and design guidelines for the portion of Tukwila South Project area that is zoned LDR with TSO overlay and adjoins the City of SeaTac. It is anticipated that multi- 19 INFORMATIONAL MEMO Page 2 family development will straddle both cities. Currently Tukwila has standards and design guidelines that apply to multi -family development in the High Density Residential (HDR) zone. The current proposal is to adopt Tukwila's Multi -family Design Manual and development standards such as setback, height, density, landscaping, and development area similar to those in the HDR zone. However, the request for parking and recreation space standards is to adopt standards similar to the City of SeaTac. Planning Commission held a public hearing regarding proposed amendments on May 24, 2018, and made recommendations for the City Council's consideration. DISCUSSION OF THE PROPOSED CHANGES I. Multi -family Design Manual Tukwila currently has Multifamily Design Manual for any multifamily development in the HDR zoning district. The maximum density in the HDR zone is 22 dwelling units per acre and the current Multi -family Design Manual includes design guidelines for the form of development envisioned for that density. Per note 14 of the land use table, multifamily development in the TSO zone is only allowed after residential design manual with criteria for approval is adopted by an ordinance. The land zoned TSO with the underlying zoning of LDR that adjoins the City of SeaTac is being considered by a developer for multifamily development similar to the type of development allowed in HDR. See Attachment C for the Multifamily Design Manual. Planning Commission recommends adopting it for this portion of TSO. II. Multifamily Development Standards Planning Commission is recommending adopting the development standards of HDR zone (Attachment D) for the portion of TSO that adjoins the City of SeaTac, except for open space/recreation and parking regulations. These include: a) 2000 square feet lot area per unit (density of 22 dwelling units per acre); b) Maximum height of 45 feet; c) Development area coverage of 50% maximum; d) Tiered front yard setbacks of15 feet for first floor/20 feet for second floor/30 feet for third floor/45 feet for fourth floor; e) Tiered side and rear setbacks of 10 feet for first floor/20 feet for second & third floor/30 feet for fourth floor; f) Maximum building length of 50 feet, but allowed up to 200 feet with modulation; g) Landscaping standard of 15 feet in front and 10 feet along side and rear; interior parking of 20 square feet per stall and 15 square feet per stall if placed behind buildings. However, the developer interested in developing the property has requested that the city consider adopting standards for open space/recreation space and parking similar to those of City of SeaTac since the proposed development will span both jurisdictions. III. Recreation Space Requirements HDR zone has open space/recreation space requirement of 400 square feet per unit with a minimum of 1000 square feet. SeaTac's recreation space requirements are: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200 square feet for 2 or more bedroom unit. See Attachment E for the developer's rationale for adopting standard similar to SeaTac. 20 INFORMATIONAL MEMO Page 3 Tukwila's recreation space requirements differ based on zone. For instance, in HDR zone the requirement is 400 square feet per unit; in NCC, RC, RCM, MUO, and TVS zones it is 200 square feet per unit; and in TUC zone it is 10% of the floor area, which is more appropriate for a more urban form of development. Recreation space requirements in other cities vary as well. For instance, in the City of Renton for multifamily zone that allows density of 14 dwelling units the recreation space requirement is 350 square feet per unit, but the developer can pay fee in -lieu of common open space. Tukwila currently has Park Impact Fees in the amount of $2325 per dwelling unit. Tukwila Municipal Code defines recreation space as follows: 18.06.665 Recreation Space means covered and uncovered space designed and intended for active and/or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery. 18.06.670 Covered Recreation Space means an area of ground covered or overlaid by an artificial or manmade surface, such as rooftops or pavement. 18.06.675 Uncovered Recreation Space means an area of ground characterized by a natural surface, such as lawn, forests, or sandboxes (for children's play). Additionally, HDR has the following regulations for recreation space requirements: 18.14.030 Recreation Space Requirements In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. 21 INFORMATIONAL MEMO Page 4 b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero -lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5-to-12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Planning Commission considered the following two options for recreation space requirements and recommended Option 2. Additionally, Planning Commission recommended the recreation space to include the requirement of subparagraph 2, 3, 4 of TMC 18.14.030 listed above, which include at least 50% of recreation space should be outdoors and at least 25% should be for 5-12 year old group. 1. Adopt standards similar to HDR of 400 square feet with at least 50 percent of the required space as outdoor space and minimum 25 percent of the total recreation space for children aged 5-12 years. Under this option a studio that is 550 square feet would have a disproportionate amount of recreation space requirement of 400 square feet. The amount of space required for a 96 unit development would be close to an acre (38,000 square feet or .88 acre). 2. Adopt standards similar to the City of SeaTac, with a graduated scale depending on the size of the unit: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200 square feet for 2 plus bedroom unit. 22 INFORMATIONAL MEMO Page 5 Under this option a 96 unit development that consists of 3 studios, 60 one -bedroom units, 30 two -bedroom units and 3 three -bedroom units would be required to provide approximately 16,000 square feet (.4 acre). IV. Parking Requirements Multi -family dwellings in HDR zone are required to provide 2 spaces for each dwelling unit that contains up to 3 bedrooms,1 additional space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit. For instance, a 3-bedroom unit requires 2 parking spaces and a 5-bedroom unit requires 3 parking spaces. SeaTac's parking requirements are one stall per studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more bedrooms. Additionally, King County Metro undertook the Right Sized Parking (RSP) Project, where they assembled information on local multifamily residential parking demand to guide parking supply and management decisions in the future. As part of this project the RSP Multi -Family Residential Parking Calculator was designed to estimate parking demand at a given location based on a set of context -based variables. As such, the RSP calculator could be used as a tool for municipalities to help determine context -based minimums for development projects on a case -by -case basis. Right size parking calculator for this area generates standard of 1.6 per unit which is similar to SeaTac's standards. Other suburban cities have graduated scale standard for multi -family units. For instance, Federal Way requires 1.25 stalls per studio; 1.5 stalls per 1-bedroom unit; and 2 stalls per 2-bedroom unit (Federal Way Revised Code 19.205.040). The City of Renton (attached dwellings outside of the Center Downtown Zone) require a minimum of 1 parking stall per unit and a maximum allowable off-street parking ratio of 1.75 parking stalls per dwelling unit (Renton Municipal Code 4-4-80.F.10(d) Planning Commission considered the following two options for parking requirements and recommended Option 2 1. Adopt parking standard similar to HDR zone of 2 spaces for each dwelling unit. 2. Adopt parking standard similar to the City of SeaTac standard of one stall per studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more bedrooms. FINANCIAL IMPACT None RECOMMENDATION Forward the proposed changes to the Committee of the Whole for a public hearing on June 25th, 2018. ATTACHMENTS A. Zoning map of the area B. Map showing city boundary and proposed area for residential development C. Multifamily Design Guidelines D. HDR development Standards E. Applicant's justification for recreation/open space requirements F. Applicant's justification for parking requirements G. Draft Ordinance H. Planning Commission meeting minutes (draft) 23 4 ATTACHMENT A S 180'h St r c rw a. it ' Tukwila South Overlay area that abuts City of SeaTac to the east of 1-5 25 26 28 ATTACHMENT C MULTI -FAMILY DESIGN GUIDELINES 10/13/92 John W. Rants, Mayor Tukwila City Council Allan Ekberg, President Joe Duffie Joan Hernandez Steve Lawrence Steve Mullet Dennis Robertson Charles Simpson Tukwila Planning Commission George Malina, Chairperson Scott Clark Jack Flesher George Gomez Jim Haggerton Gerald Knudsen Vern Meryhew Private Development Advisory Focus Group Colin Quinn, Lincoln Properties Carl Bloss, Schneider Homes Everett Foster, Rosewood Co. Randy Brealey, Developer Joe Alhadeff, Meridian Mortgage Jim Potter, Seattle -King County Master Builders Assoc. Tukwila Principal Staff Members L. Rick Beeler, Director Jack P. Pace, Senior Planner Vernon Umetsu, Project Planner Stacia Norris, Document Processing Chris Collins, Word Processing Sharon Dibble, Graphics Consultants William Kreager, Mithun Group Architects Tom Rengstorf, Rengstorf and Associates Landscape Architects Michael Aipersbach, Aipersbach & Ryan Planners 29 TABLE OF CONTENTS INTRODUCTION I SITE PLANNING Streetscape - The transition from public to private spaces Site Design Quality Natural Environmental Considerations Circulation Parking Entrance Areas Energy Conservation Crime Prevention Signs/Graphics II BUILDING DESIGN Relationship to Adjoining Site Building Design Exterior Elevations III LANDSCAPE/SITE TREATMENT Landscape Design Protection of Existing Trees Screening Buffering Usable Outdoor Space Recreation Area Design IV MISCELLANEOUS STRUCTURES/STREET FURNITURE Lighting Fencing, Walls and Screening Street Furniture 30 LIST OF FIGURES FIGURE NO. TITLE PAGE 1 Summary Guideline Process. 1 2 Project siting, architecture and landscaping provide a sense 2 of high quality design from road to interior spaces, design harmony between projects, and complement desirable neighborhood elements. 3 Street trees and one story pitched roof buildings are used to 3 help enclose the pedestrian streetscape without dominating it. 4 Buildings and landscaping are sited to reduce the prominence 4 of large paved areas. 5 Parking is located to the side of the project to minimize an 4 auto dominated streetscape. 6 Site buildings to group open space in significant areas, retain 5 mature trees, and create opportunities for residents to meet and recreate. 7 Significant trees are retained through building siting and use 5 of required interior parking lot landscaping. 8 The topographical representation below shows radical water 6 flow, foliage placement in swales, and lots that conform with the landform configuration. The shaded area is a concrete terrace drain required by building codes. The sketch contrasts site planning for conventionally graded and landform graded slopes. 9 Creative site planning can turn a drainage problem into an an 6 open space amenity. 10 Key sidewalk intersections and segments are marked with 7 contrasting pavers. 11 Detached garages and cul de sacs reduce parking area 7 prominence on the streetscape. 12 Site design incorporates scattered, less dominating parking 8 areas. 13 A site plan with four parking areas, an access road and 8 parking circulation aisles. 14 Interior and perimeter landscaping reduce the visual affects 9 of large paved parking areas. Interior landscaping should be increased as parking lots get larger. 31 LIST OF FIGURES FIGURE NO. TITLE PAGE 15 Tandem parking spaces should only be used in conjunction 10 with under structure parking. 16 Project entry provides an immediate sense of high quality 10 design. 17 A high quality pedestrian entry is given equal weight with auto 11 entries. 18 Outdoor oriented recreation areas maximize solar exposure. 12 19 Site planning should create varying degrees of privacy. 12 20 Cul de sacs create semi -private "courts" to provide increased 13 security and informal play areas. 21 Semi -private project areas are separated from general public 13 areas using transitional spaces which are visually open in design. 22 A transition from semi -private to private spaces with low 14 volume paths, trellises and alcoves. 23 Multi -family building line and proportions are harmonious 15 with surrounding single family dwellings. 24 Multi -family building shape, height and length are similar to 15 adjacent single family buildings. 25 No particular architectural design is specified. However, the 16 sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. 26 Minimum building separation. 17 27 Design details need not be costly to significantly improve 18 architectural quality. 28 Offsets, changes in materials, and other fine detailing are used 19 to provide architectural interest. 29 Landscaping shown at 5 years after planting. 20 30 Live groundcover is planted to achieve 90% coverage within 3 20 years from installation. 31 Landscaping along street frontages should be high quality and 21 reflect three tiers of plants. 32 LIST OF FIGURES FIGURE NO. TITLE PAGE 32 Perimeter landscaping along the side and rear lot lines provide 21 year-round buffering and transition. 33 A typical shrub hedge separating use areas with standard nursery 22 stock. 34 Tree wells can help save hillside trees only to a depth of 4 feet. 24 35 Trees protected with a chain link fence at the drip line during 24 construction. 36 Separation of marginally compatible uses with only plants. 25 37 Separation of marginally compatible uses with fencing and 26 plants. 38 Full separation of incompatible uses with masonry wall and 26 plants. 39 Recreation area design for safety includes siting the children's 27 play lot in a central or easily observed area. 40 A recreation space for the 5-12 year old group which facilitates 28 group interaction and skill testing. 41 Maximum parking area light standard height is 20 feet or the 29 building height; whichever is less. 42 Maximum grounds lighting standard height is 15 feet. 29 43 Dumpsters are sited and screened to minimize prominence. 30 33 INTRODUCTION Guideline Use Fig. 1: SUMMARY DESIGN REVIEW PROCESS Recognize that all projects must reflect high design quality which are harmonious with the natural and manmade environments (TMC 18.60.010). Review required multi -family design criteria (TMC 18.60.053) for general requirements on project design quality. Review the illustrative Multi -family Design Guidelines herein for specific design examples and orientations. go - Project Architect reviews all criteria and guidelines then: a. adapts the illustrative design concepts to the specific site 9Y b. develops an alternative design approach with results in a similar level of design quality. Planning staff reviews and works with Project Architect. Tukwila Board of Architectural Review evaluates the development and ensures that only well designed projects which maintain neighborhood livability are approved. The City of Tukwila has adopted a policy that all multi- family developments must reflect high design quality; regardless of whether the project is oriented toward the low, middle, or high cost housing market. This does not mean that only high cost projects wilt be permitted in Tukwila. However, it does mean that maintaining livable neighborhoods requires architectural focus, design symmetry, and neighborhood harmony in low cost housing as well as high cost housing. Tukwila's Zoning Code includes various development standards to reflect basic minimum requirements such as density, building setbacks, and parking. Board of Architectural Review (BAR) approval is the basis for ensuring high design quality (TMC 18.60). BAR approval does not focus on required "numbers" to define quality design. Instead, it relies on overall results as generally defined in TMC 18.60.053. This Design Manual is provided to help the applicant understand the City's general desired level of quality, and to provide the BAR with a further basis for determining the needed level of design quality. These design guidelines are not requirements nor are they a substitute for competent work by design professionals on a site specific basis. The City encourages innovative design alternatives which better reflect site specific conditions and opportunities. The City recognizes that there are many techniques and architectural forms which can be used to reflect a design quality equivalent to these guidelines. In some cases such as high density projects on sensitive or prominent sites, the design quality reflected in these guidelines must be exceeded in order to maintain the existing level of neighborhood livability. When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density, use or other characteristics of senior housing: I. Site Planning Figure 3 lI. Building Design Items 2 and 6 III. Landscape/Site Treatrnent. Figures 31 and 32 Items 30, 31, 32, 33 34, and 35 The remaining introductory section discusses a vision for Tukwila's neighborhoods. This is followed by specific design guidelines which have been grouped to generally reflect the BAR review criteria (TMC 18.60) that they illustrate. 1 34 I. SITE PLANNING Streetscape The transition from public to private spaces Fig. 2: Project siting, architecture and landscaping provide a sense of high quality design from road to interior spaces, design harmony between projects, and complement desirable neighborhood elements. 1. "The challenge facing builders in the 90's ,.. is to develop pedestrian atmosphere reducing the impact of the automobile. Many developments in the last twenty years have produced streetscapes often dominated by garage doors and driveways creating an environment with less neighborhood interaction: an environment discouraging pedestrian activity." ("Development Digest"; Winter, 1990.) 2. A streetscape which is safe and reflects a high quality coordinated design, is essential in multi- family neighborhoods. This overlay of street front design hannony is important to maintaining the sense of "community" which can be lost in an environment of diverse, sometimes sterile/mediocre project designs and automobiles. 2 35 I. SITE PLANNING Fig. 3: Street trees and one story pitched roof buildings are used to help enclose the pedestrian streetscape without dominating it. A 25 foot pedestrian environment provides linkage benwen projects 3. The public oriented elements of a well designed, pedestrian streetscape include separated sidewalks; coordinated placement and retention of large stature trees; coordinated street furniture, signage, and lighting; and integrated recreational facility links. Curb -line sidewalks may be acceptable on cul-de-sacs or local access loops with low traffic volumes (i.e., generated by 20 housing units) 4. The private site elements of a well designed pedestrian streetscape include buildings which use siting, scale, and materials to provide a sense of quality design and enclosure without overwhelming the pedestrian with building mass. 5. There should be a gradual, high quality transition from a pedestrian oriented streetscape to multi -story buildings. The transition should emphasize quality pedestrian scale architecture and materials, plantings of varying heights, and use pedestrian oriented entries, courts, and lighting. It is at this interface that the neighborhood's quality will be perceived by the public. 36 3 I. SITE PLANNING Site Design Quality Fig. 4: Buildings and landscaping are sited to reduce the prominence of large paved areas. 6. Site planning and building architecture must provide a high quality project design. Landscaping should not be needed to hide mediocre building design, but further enhance an already good design, and result in a high quality project. 7. Site design should be integrated with the neighborhood. Project design integration should include coordination of circulation, landscaping, Pres frame entry and provide a recreation spaces, and building location with the cant to shade withal areas. surrounding area. A visual distinction using landform, landscaping, or materials may separate a project from the general neighborhood. However, high "fortress" walls should be avoided and buildings should not tum their backs to the street. Centre! island visually breaks up lot with ut6 od a structure as cats eater the p areav Fig. 5: Parking is located to the side of the project to minimize an auto dominated streetscape. 8. Walls, shrubs, and other visual obstructions between street frontage and building architecture should be limited to a maximum 3.5 ft. height to allow easy surveillance by Police Department car patrols. Higher fencing may be installed if it uses visually open materials such as wrought iron bars and 3 inch spaced grape stake fences. 9. Minimize the prominence of street front parking areas by using architecture and landscaping to break up or screen these sterile asphalt pads, moving parking to the side or rear, and breaking up large parking areas into smaller (i.e., 20A0 space) groupings. Vehicles should be treated as a means of transportation; not emphasized as a prominent design feature. (Fig. 11, 12, and 23) 4 37 I. SITE PLANNING Natural Environment Fig. 6: Site buildings to group open space in significant areas, retain mature trees, and create opportunities for residents to meet and recreate. Openspace waned Ls aces. perimeter unused Paimeter (spat space pedessricas wry, and oriented on the po apace focal whidt c h n ryOpos space grouped yuxsiftcbrtr areas Fig. 7: Significant trees are retained through building siting and use of required interior parking lot landscaping. • A 14 SEC A -A 10. Minimize a project's visual prominence and enhance the harmony with its natural setting. (Fig. 7) 11. Open space should be designed as a series of connected, natural woods and formal garden areas, each serving a precise functional and aesthetic purpose. Diversity in organizing these spaces is important since monotonous housing developments are as often the result of repetitive spatial organization as they are repetitive building masses. 12. One or more open space focal points should be incorporated as a basic site planning element. 13. Building scale and materials should provide a sense of human scale, enclosure and warmth in defining these spaces. Small, isolated planters alone are not adequate to break up paved areas and building mass, separate structures, and define spaces. 14. Buildings should be located to maximize significant tree retention on slopes, retain tree stands, and minimize disturbing sensitive areas. 15. Retaining large stature trees and tree stands on site, very significantly improves the integration of new developments into Tukwila's mature neighborhoods. Significant trees would include trees with over a six inch diameter as measured five feet above grade. —significant trees saved • 16. Every possible effort should be made to incorporate existing natural vegetation into project design. This should include, but not be limited to moving buildings or reducing project densities to preserve significant stands of mature trees. This would not include preserving a higher percentage of tree coverage than required in landscaping standards (i.e., 40% horizontal tree coverage of all areas not occupied by a building). A Buildings located off slope to retain significant was and reduce prominence. 38 5 I. SITE PLANNING Fig. 8: The topographical representation below shows radical water flow, foliage placement in swales, and lots that conform with the Iandform configuration. The shaded area is a concrete terrace drain required by building codes. The sketch contrasts site planning for conventionally graded and Iandform gradedslopes. euuano • Bulldlrg Building Bulletins • Slop. STREET Conventional Site Planning Landform Site Planning 17. Site coverage on slopes should be minimized to reduce visual impact. Site coverage limitations are not as significant on flat sites where lower buildings may be preferable to maximize architectural harmony with nearby structures and the streetscape. 18. Landform grading should be used when feasible to reflect the natural topography and retain mature trees. 19. Creative design should be applied to tum natural site "problems" into project amenities. (Fig. 9) Fig. 9: Creative site planning can turn a drainage problem into an open space amenity. 6 39 I. SITE PLANNING Circulation Fig. 10: Key sidewalk intersections and segments are marked with contrasting pavers. Building miry area Contrasting inataial marks Pedestrian crossings Fig. 11: Detached garages and cul de sacs reduce parking area prominence on the streetscape. 20. The project entry should reflect a high level of quality using distinctive materials, landscaping and structures. 21. A comprehensive system of pedestrian sidewalks should link all building entries, parking lots, recreation areas and the project entries; with the area - wide sidewalk system. 22. Sidewalks should be a minimum of six feet wide between public roadway and the junction where pedestrian traffic begins to disperse. This would allow one pedestrian to pass another and remain on the sidewalk. A minimum four foot wide sidewalk may then be acceptable. 23. Sidewalk crossings of on -site roadways should be distinguished by a different material and slightly raised to prevent runoff from flowing across them. 24. The on -site vehicle circulation system should be designed as follows: • A maximum of two vehicle access points, depending on parcel characteristics and difficulty of access, to reduce traffic impacts and the site area devoted to roads instead of architecture and landscape/recreation space, • Create very low volume cul-de-sacs to allow multiple use as street oriented social/recreation areas, and • Stress shared driveways between adjacent developments. 25. Driveways should avoid crossing pedestrian walkways and paths from residence to children's play area. 40 7 I. SITE PLANNING Parking Pig. 12: Site design incorporates scattered, less dominating parking areas. Spots court mid enagquy ►ebiek arm arnsutd —No interior for ,ona !parkurg lots (me fig 10). Fig. 13: A site plan with four parking areas, an access road and parking circulation aisle. Property Line 26. The prominence of parking areas should be minimized by building siting, under building and tandem parking, and interior peri7teter landscaping. Parking areas should not dominate•the buildings they are intended to serve. 27. Parking areas should be located within 200 feet of the farthest dwelling unit for the convenience of residents. It is also desirable in many instances to use several smaller parking areas rather than a few large lots. 28. The optimum design for a parking area is not necessarily the one which parks the maximum number of vehicles, but the one that also provides ample stall and aisle widths, pedestrian walks, adequate turning radii, reasonable grades, efficient movement of traffic, pleasant appearance, and convenient location. 29. In apartment and row house developments, it is desirable to locate parking where conflicts between autos and pedestrians are minimized. In large parking lots, pedestrian walkways allowing people to move safely should be used. In small parking areas, walkways between lines of parked cars may be difficult to justify in light of economy and proximity to adjacent walks. Walkways lend a pleasant visual pattem to the parking area, especially when planted. Additional space should be provided where cars overhang curbs. 8 41 I. SITE PLANNING Fig. 14: Interior and perimeter landscaping reduce the visual affects of large paved parking areas. Interior landscaping should be increased as parking lots get larger. • 4b . ('Is_ 0 s. "VI 11 • • 1.wre arcs visually — buffer parking cocas gyve microoclimau rcl4 3 4 5 6 7 e A single 42 :pace parking lot 1 An enhanced ppss crowing pwprcpp a large area. 19 di ildlw 41Ip Small parking areas do no: require inurior landscaping 30. When do parking lots become too big? Four to six spaces, is pedestrian and human in character, while over twelve cars becomes "car dominated territory." The critical number seems to be ten. This marks the breaking point between a human lot and a sea of cars. Small lots can be accomplished by breaking large parking areas into sections divided with landscape areas. Each section should serve not more than 10 to 12 cars. Landscape islands and areas should be located to protect cars as well as to break up seas of asphalt. 31. A landscaped area shall be placed at the end of each interior now in the parking area with no more than 10 stalls between the landscape areas. Parking area design should also incorporate the following: • All driveways onto public streets should be located a minimum of 50 feet from the intersection. • All maneuvering needs should be provided for entirely on -site. • All areas not necessary for vehicular maneuvering or parking should be landscaped. • Landscape areas within parking lots should not be less than 5 feet in width and protected with curbing. • An average 15 square feet of interior landscaped area per parking space for parking areas with more than 40 spaces should be provided as a general rule. The minimum 12 square feet per parking space is intended to be applied only in unusual situations where site constraints severely limit developable area or where superior site design effectively break up the effects of large paved areas and create a pedestrian friendly design. 42 9 I. SITE PLANNING Fig. 15: Tandem parking spaces should only be used in conjunction with under structure parking. Entrance Areas Fig. 16: Project entry provides an immediate sense of high quality design. —Bang landscaping and tachitectute fonts a gateway 32. The entrance to the site, building and individual unit creates a transition between the outside public world and a successively less public inner world. Living units, with a graceful transition between the outside and inside, are more tranquil than those which open directly off the street or parking area. The experience of entering a building influences the perception of interior spaces. If the transition is too abrupt, there is no feeling of arrival and the inside of the home fails to be as private. 10 43 I. SITE PLANNING Fig. 17: A high quality pedestrian entry is given equal weight with auto entries. SEAII•I'RI VATE r. 33. It is possible to make the transition in many different physical ways. In some cases, for example, it may just be inside the front doorr- a kind of entry court, leading to another door or opening that is more definitely inside. In another case, the transition may be formed by a bend in the path that then moves through a gate. Transition might also be provided by changing the texture of the path, so that one steps off the sidewalk onto a gravel path, and then up a step or two under a trellis. Some entry elements include: • An accent tree which defines area with overhead branches. • A low wall for plants or draping vines. • A trellis or arbor. • A change in level. • A change in path texture. 34. The most successful solution will consist of a combination of the above suggested symbolic definers or other comparable mechanisms. 44 11 I. SITE PLANNING Solar Orientation Fig. 18: Outdoor oriented recreation areas maximize solar exposure. Crime Prevention Fig. 19: Site planning should create varying degrees of privacy. • %SSEMI•PRI'�p��® �EMI•PUBLJ P U B L I C S I p c • 35. To maximize the warming effect of solar radiation in winter months and maximize shade in the summer months: • Utilize deciduous trees for summer shade and winter sun. • Orient active living spaces to the south. • Design building overhangs to shield the high summer sun and expose the area to the lower winter sun. 36. If possible, all buildings should be located and oriented to take advantage of natural energy saving elements such as the sun, landscape, and landfomi. 37. The opportunity (or invitation) for crime can be greatly reduced through physical design and site layout. Considerations for crime control should be included at the project's inception. Where hardware afterthoughts have been too heavily depended upon, crime opportunities have continued to exist and crime prevention has failed. 38, The Concept of Defensible Space should be employed to reduce opportunities for crime. "Defensible space" is a term used to describe a series of physical design characteristics that maximize resident control of behavior --particularly crime. A residential development designed under defensible space guidelines clearly defines all areas as either public, semi -private or private. In so doing, it determines who has the right to be in each space, and allows residents to be confident in responding to any questionable activity or persons within their complex. Residents are thus encouraged to extend their private realms, establish their zone of influence which inevitably results in a heightened sense of responsibility towards the care and maintenance of these outdoor areas. 12 45 I. SITE PLANNING Fig. 20: Cul de sacs create semi -private "courts" to provide increased security and informal play areas. Fig. 21: Semi -private project areas are separated from general public areas using transitional spaces which are visually open in design. A branching sidewalk and step-up cloy defuse santpnvate project area* while maintalnbt8 a visually open snaescape 39. A series of techniques can be used to create defensible space and consequently reduce crime. They are summarized in the following: • Defining zones of privacy (public, semi -private, private) with real or symbolic barriers. This allows residents to identify "strangers". • Establishing perceived zones of influence (allowing residents to extend their private realms). • Providing surveillance opportunities. Additional design considerations include the following: • Parking Layout. Parking for residents should be located so that distances to dwellings are minimized and allow easy surveillance from nearby areas and windows. • Orientation of Windows. Windows should be located so that areas vulnerable to crime can be easily surveyed by residents. • Location of Service and Laundry Areas. Laundry rooms should be located in such a way that they are observed by others. • Windows and lighting should be incorporated to assure surveillance opportunities. • Mailboxes should not be located in dark alcoves out of sight. Barriers to Police. In semi-public and semi- private areas, barriers which would hinder police patrol, such as confused parking patterns and tall shrubs, should be avoided. 46 13 I. SITE PLANNING Fig. 22: A transition from semiprivate to private spaces with low volume paths, trellises and alcoves. • Identity. A system for identifying the location of each residential unit and common facilities at the project entry should be established. • Hardware. Police department should be contacted for information regarding appropriate hardware such as door locks, window latches, etc. • Lighting. More light is not necessarily indicative of better and safer lighting. Lighting levels should be carefully selected and oriented so that points and areas vulnerable to crime are accented. Lighting should be provided in areas of heavy pedestrian or vehicular traffic and in areas which are dangerous if unlit, such as stairs and ramps, intersections or where abrupt changes in grade occur. Areas that have high crime potential should be well lighted so that people traveling through them at night may feel secure. • Landscaping. Plant materials such as high shrubs, should not be located so that surveillance of semi-public and semi -private areas is blocked. This will provide .the opportunity for crime. 40. Sticker shrubs may discourage crime activities. Low shrubs and umbrella trees (where the canopy is maintained above 5 feet from the ground) will allow surveillance opportunities, hence reducing the potential for criminal behavior. 14 47 II. BUILDING DESIGN Fig. 23: Multi -family building line and proportions are harmonious with surrounding single family dwellings. \HARMONIOUS BUILDING4.INE Fig. 24: Multi -family building shape, height and length are similar to adjacent single family buildings. SIMILAR BUILDING HEIGHT t 11 WITHIN 60 FEET OF PROPERTY. LINE PROPERTY LINE SIMILAR ROOF IICIGHT AND SCALE MULTIFAMILY ZONE SINGLE FAMILY ZONE 1. Building design harmony with the surrounding neighborhood should be emphasized. Building design elements should include scale/mass, modulation, height, the proportions of entries, windows and other openings (fenestration), color, materials, and shapes. This is not to require mimicry or that creativity is prohibited. Only that the creative act be sensitive to the neighborhood context. The City recognizes that its neighborhoods are in constant change and that the creative response to change is necessary in retaining its valuable residential areas. 2. Portions of multi -family developments adjoining Comprehensive Plan "Single Family Residence" areas should maintain a scale, facade and orientation similar to single family uses for compatibility with existing structures. Surrounding single family neighborhood building pattems may be used when adjacent single family lots are vacant. A project site plan and cross - sections should show the footprint of all adjacent structures within 100 feet of the property line to help evaluate compatibility. 3. Sloped roofs, minimum 5 ft. rise over 12 ft. run, should be used on multi -family buildings to enhance design harmony with surrounding single family neighborhoods, and on steep slopes to enhance design harmony with surrounding land forms. A 4-1/2 foot rise may be appropriate in combination with wide (i.e., 24 inch) overhangs, as may be mansard roofs in special circumstances to lower buildings below the tree or ridgeline. 48 15 II. BUILDING DESIGN 4. More prominent sites and architecture require a higher level of design quality. This would include projects which are located near hill tops or intersections, or which include large visible building masses. 5. Building design and siting should define a visual focal point associated with each structure. A building entry or open space often fulfills this role. Such a focal point is denoted by structural articulation, materials, and color for identity and interest. Shapes, materials, colors and landscaping should also be used to create a transitional sequence to the focal point. Abrupt, design band aids, such as tacked on entry alcoves and insignificant walks, should be avoided. Fig. 25: No particular architectural design is specified. However, the sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. .t gup up uvswK cenwul mid•levcl balcony mid wrlliso provide visual transition from sweet level to the four glory building • • • 16 49 II. BUILDING DESIGN 6. Structures should be separated by a distance equal to one-half the sum of the adjacent building heights. Where a building has varying heights, each portion of that building shall satisfy the separation requirement (Fig. 25). The effect of topographic changes may be considered. 7. Where building height exceeds 35 feet, the Board of Architectural Review should apply the Design Criteria to establish a building separation distance not less than 35 feet. 8. Buildings should be separated at least 8 feet from driveways and parking spaces where facing windowed walls (but not the entry) of ground units and have a minimum 13 foot separation when facing the entry of ground units. 9. Buildings should be separated from common walkways by at least 8 feet in the structure's front and rear, and a minimum 4 feet on its side. 10. Separation guidelines should not apply to incidental strictures such as trellises, 18 inch roof eaves, chimneys, covered walks, and pedestrian oriented amenities. Fig. 26: Minimum building separation. 30- 20--- 50 17 II. BUILDING DESIGN Fig. 27: Design details need not be costly to significantly improve architectural quality. 11. A 3-story blank wall, even if at the narrow end of a building, does not reflect acceptable design quality. Architectural relief and fine detailing should be used to break up monotonous surfaces. 12. Avoid applied ornamentation which is not related to building structure or architectural design. This would include arbitrary, inconsistent forms and decoration; uninterrupted floating horizontal elements; and large blank surfaces. 13. All exterior maintenance equipment, including HVAC, equipment, storage tanks, satellite dishes, and garbage dumpsters should be screened from off -site and on -site common area view, in an architecturally integrated manner. 18 51 II. BUILDING DESIGN Exterior Elevations Fig. 28: Offsets, changes in materials, and other fine detailing are used to provide architectural interest. • i • • 14. The exterior elevations of buildings should incorporate design features such as offsets, changes in materials and shapes, to preclude large expanses of uninterrupted building surfaces. Additionally: 15. Structures shall not have an unbroken wall longer than 60 feet. 16. Site design should avoid the dominance of large individual building walls or the cumulative effect of successive smaller building wall repetition. Building separation and modulation should be sufficient to visually break up wall masses. The measures needed to visually break up wall masses will increase as a project increases in size and cumulative building mass. The minimum standards for this guideline are specified in TMC 18.50. Pitched roof building modulation and intimate aunes introduce a single family scale to this dace building • A trellised envy provides structural transition from pedestrian aivbvnnsa+t to building mass and helps separate public from sanl private project spaces 52 19 III. LANDSCAPE/SITE TREATMENT Landscape Design Fig. 29: Landscaping shown at 5 years after planting. Fig. 30: Live groundcover is planted to achieve 90% coverage within 3 years from installation. Tune of Flaming 90% of coverage after 3 years 1. Plants can be used to curtail erosion, to soften the built environment, define or emphasize open space, give privacy, block wind and lessen the effects of solar radiation. 2. Although the landscape plan should reflect plants at maturity, landscaping should be considered as a design element harmonizing site plans and building design only to the extent of its effect in five years. This could mean using significantly larger initial plant stock for those project designs which rely heavily upon landscaping to provide relief for building and site design or screen the project. 4. Transition areas adjacent to buildings and parking lots should be landscaped with a combination of trees, shrubs, and ground cover. This provides a tiered visual transition between the open and built environments, and breaks up wall masses. 5. The design orientation for landscaped areas is largely discussed in Section I: Site Plan guidelines. This section focuses on the technical standards to be recognized in designing such landscape areas. 6. In general, landscape materials should be selected and sited to produce a hardy and drought -resistant landscape area consistent with project design. Selection should include consideration of soil type and depth, spacing, exposure to sun and wind, slope and contours of the site, building walls and overhangs, and compatibility of new plant material with existing vegetation to be preserved on the site. All plant materials should be installed to current nursery industry standards which would include, but not be limited to the following or equivalent: • Landscape plant material should be properly guyed and staked to current industry standards. • Deciduous trees should be fully branched. • Evergreen trees should be a minimum of 8 feet in height at the time of planting. • All plant rows should be staggered for effective covering. • Ground cover should be supplied at the time of planting in minimum of 4-inch containers as appropriate to achieve 90% coverage in 3 years, or as sod. • Planting of trees in compacted soils should be prohibited unless minimum 12 inch gravel drain 20 53 III. LANDSCAPE/SITE TREATMENT Fig. 31: Landscaping along street frontages should be high quality and reflect three tiers of plants. STREET Fig. 32: Perimeter landscaping along the side and rear lot lines provide year-round buffering and transition. CUM/ WIIrII. STOP l PAN KIND RUMPPK OVUMU, tao- sumps are installed under each tree to a minimum 36 inch depth, or the subgrade soil beyond the planting pit is rototilled to a 9 inch depth to the drip line or edge of planter, whichever is less. Front yard plant material should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees to be minimum 2 1/2 inch caliper at time of planting, balled and burlapped • evergreen trees to be 8 - 10 feet in height at time of planting, root balled and burlapped • or equivalent per Board of Architectural Review. Side and rear yard plant materials should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees (i.e. maples and ash) to be spaced an avg. of 30 feet on center and 2-1/2 inch caliper at time of planting, balled and burlapped • evergreen trees (i.e. pine and fir) to be spaced an avg. of 25 feet on center and 7 feet in height at time of planting, balled and burlapped • or equivalent per Board of Architectural Review. Perimeter landscaping around parking areas should reflect the following: • tree planting 20 - 30 ft. on center depending upon size (i.e., smaller species such as Japanese flowering cherry should have 20 ft. o.c. spacing) • perimeter shrub screen • shrubs to be 2 gallons at time of planting, spaced to achieve year-round screening to a 3 ft. height in five years • or equivalent per Board of Architectural Review. Plant materials within parking areas should reflect the following: • evergreen trees to be 8 feet at time of planting, balled and burlap • deciduous trees to be 2 inch caliper at time of planting • 2 gallon shrubs. Plants used for screening outdoor storage should consist of shrubs, minimum of 18 inches in height (1 gallon or larger) at the time of planting, spaced a minimum of 24 inches on center (or greater if larger plant material used). 54 21 III. LANDSCAPE/SITE TREATMENT Fig. 33: A typical shrub hedge separating use areas with standard nursery stock. 7. Grass seeding should only be permitted between April 1st and October 15th to assure germination. Some form of erosion control will be necessary if seeding is not completed during this period. Hydro - seeding or mechanical spreading should be used on slopes. 8. Shrubs planted to define spaces or separate environments should be planted as a staggered double row whenever possible. This provides the significant depth especially necessary to separate environments such as parking areas from grassed fields and building entries. These shrubs should be spaced to provide a lush continuous band within 3 years. This could be reflected in a double staggered row of plants for typical nursery stock spaced a maximum of 36 inches on center, depending on the specific material. 9. Shrub beds should be no more than a two feet wide per typical mw of nursery stock plants, in order to minimize barked area and maximize live ground cover. A typical five foot wide barked planting bed for a single row of shrubs is not acceptable. 10. Plant materials should generally include native drought resistant species. 11. The native character of hillsides, ravines and wetlands should be protected and enhanced to provide habitat for a wide range of wildlife. Invasion and takeover by more vigorously growing non-native species such as English ivy, St. John's wort, and Himalayan blackberry tend to exclusively promote habitat for various rodent species. 12. Only native species which enhance a diverse habitat should be planted on the remaining natural hillsides, ravines, and wetlands. Plant buffer areas where the selection of introduced species is carefully reviewed for potential invasion of such natural areas should be recognized on a site -by -site basis by the landscape architect. 22 55 III. LANDSCAPE/SITE TREATMENT Trees 13. Trees should be planted at an average rate of 1 per 30 linear feet of transition area (grouping is an option), shrub beds should be designed as a staggered double row, and ground cover should achieve 90% coverage in 3 years except for minimum (i.e., 2 foot) planter beds. Figures 35-37 show various options for separating uses. 14. Landscape design guidelines for required front, side and rear perimeters are illustrated in figures 31 and 32. 15. Trees should generally be specimen quality, balled and burlapped, and have a minimum size at planting as shown below. This minimum tree size may be increased based on the amount of buffering demanded, prominence of location, and size necessary to realize the applicant's assertion of landscape prominence within five years. 16. An example of increasing tree size should be along the street frontage when large paved areas are being moderated or where dominating wall masses are being softened. An example of decreasing tree size would be where a stand of trees is being planted and only a few specimen quality trees are needed to define the planting area and provide visual planting depth. Typical planting sizes are shown below: Tree Type Minimum Planting Size Large stature deciduous (i.e. maple, ash, oak) Large stature evergreen (i.e. pine or fir) Small stature tree (i.e. Japanese pear or flowering dogwood) 2 1/2 inch caliper 8 ft. height 1 3/4 inch caliper 56 23 III. LANDSCAPE/SITE TREATMENT Protection of Existing Trees Fig. 34: Tree wells can help save hillside trees only to a depth of 4 feet. Fig. 35: Trees protected with a chain Zink fence at the drip line during construction. S;:k\APHIJ,114 • 1;Mcli ;% 1i i• DRfItINE FENCE LINE 17. Significant existing trees should be protected as discussed under Site Planning. 18. The survival and general health of a tree depends as much on the condition of its root system as it does on the factors influencing the above -ground portion. This vital root system extends out to, and sometimes beyond the tree's drip line (the outermost reach of branches). Any significant disturbance to the root area, such as high surface compaction, mot severing, over -watering and/or removal of organic material in which the tree has composted over several years, will almost certainly kill the tree. Tree removal and replacement would be required after a few seasons of progressive deterioration. Based upon identification and examination, an evaluation can be made to determine which trees will prove valuable to the site design. This evaluation is an important factor in the placement and design of buildings, circulation panems and other site elements. 19. Significant trees should be protected during construction with a chain -link fence or plastic vinyl construction fence at the drip line. The protection fence should be installed prior to issuance of grading permit. Removal or destruction of fencing should be cause for a Stop Work Order until reviewed by City staff. 24 57 III. LANDSCAPE/SITE TREATMENT Design for Screening and Separation Fig. 36: Separation of marginally compatible uses with only plants. 20. Landscape design for screening and separation can be oriented toward full privacy, separation of uses, or screening unsightly elements such as dumpsters, etc. 21. Full privacy should require an opaque fence or evergreen barrier at least six feet high or above eye level, depending on the angle of view. Noise reduction requires a dense fence (i.e., concrete/masonry) wall or berm in addition to plantings. 22. Area separation requires a continuous physical barrier not less than three feet high. A greater degree of separation would require a higher opaque barrier. A separation planting strip could be deciduous or evergreen. 23. Landscape design for screening should reflect the degree of concealment desired. Plants are not often effective in providing full screening; they should be used in combination with a wall or landform. Plant screens are most effective when used to soften or provide soft transition to a screen wall or break up the visual lines of a partially concealed structure. 24. A privacy fence should be required along side and rear yards if adjoining single family zones as specified below: • 6 feet high • sight -obscuring wood (or equivalent) fence • exterior materials and colors shall be consistent with building architecture. 25. The following are alternative design solutions for various degrees of screening and separation: Alternative 1. Using only plantings for partial separation of marginally compatible uses such as parking from residences or recreational sites. Area: Width not less than 15 feet. At least one row of deciduous and evergreen trees staggered and spaced not more than 15 feet apart. At least one row of evergreen shrubs spaced not more than five feet apart which will grow to form a continuous hedge at least five feet in height within three years of planting. Lawn, low growing evergreen shrubs, and evergreen ground cover covering the balance of the area. 58 25 III. LANDSCAPE/SITE TREATMENT Fig. 37: Separation of marginally compatible uses with fencing and plants. Fig. 38: Full separation of incompatible uses with masonry wall and plants. Alternative 2. Using a fence and planting fotfull visual Separation of marginally compatible uses, Area: Width not to be less than 10 feet. At least one row of deciduous and/or evergreen shrubs spaced not more than 5 feet apart. Lawn, low growing evergreen shrubs, and evergreen ground cover over the balance of the area. Alternative 3. Using a wall and planting_ for full Separation of incompatible uses, This structural approach is often the only effective mitigation of impacts such as high freeway noise on outdoor recreation areas. Area: Width not to be less than 5 feet. A masonry wall not less than 6 feet in height and no less than 5 feet of landscaping transition. 26 59 M. LANDSCAPE/SITE TREATMENT Interior Parking Area Landscaping Usable Outdoor Space Recreation Area Design Fig. 39: Recreation area design for safety includes siting the children's play lot in a central or easily observed area. PUBLIC OPEN SPACE COMMON OPEN !PACE f ti1 PRIVATE OPEN SPACE 26. Minimum parking area landscaping at the perimeter and interior areas are specified in Chapter 18.52 of the Tukwila Zoning Code. Design concepts for these areas are shown in figures 11, 12, 13 and 32. 27. As much design emphasis should be put into developing outdoor spaces as the buildings themselves. Outdoor space tends to be unusable when it is simply • the "leftovers" after buildings are placed on the land. (See Fig. 6) 28. Buildings or other substantial structures should be used to reduce the impact of noise sources when such noise would interfere with normal conversation as identified in Federal Environmental Protection Agency guidelines (i.e., 55-65 dBa). 29. Outdoor spaces should have a definite functional shape, be internally designed to fulfill that function, and be functionally associated with a specific unit or unit group (see "Defensible Space" in Site Plan guidelines). 30. A full range of active and passive recreation opportunities should be provided for the various resident age groups: infant (0-4), child (5-12), teen (13- 18), and adult. 31. Infant needs may be satisfied by passive spaces and overlap with child facilities. 32. The child group is the critical group for on -site recreation design since members tend to use facilities independent of parental supervision, are not necessarily old enough to travel streets to relatively distant public parks, and make complex demands of recreation spaces. 60 27 III. LANDSCAPE/SITE TREATMENT Fig. 40: A recreation space for the 5-12 year old group which facilitates group interaction and skill testing. 33. At least one on -site play area designed for the child group should be provided. This area design should be characterized by interactive group equipment which. tests skills. The Parks and Recitation Director should be consulted in the review of acceptable design proposals. 34. The child play area should reflect the design elements below: • Visually accessible to casual surveillance by passersby and residents. This is a key element in facility safety and generally requires a central location. • Care should be taken to provide separation of play areas from general impersonal passersby for security. • Easy safe access from residence to play area(s). • Hard surface areas for wheeled toys and tricycles. • Equipment with zones to satisfy the specific sensory and skill needs up to age 12. • Use water and sand if limited to two materials. These provide more possibilities for play and fun than all asphalt deserts combined. The ability to move over, under, around or through something affords a child control. He can change his relationship to it. • A child should be able to control his level of involvement with others. Make small sheltered areas for solitary play, larger spaces for group play. • An adjacent sitting area for monitoring the children. 35. Teen and adult on -site recreation facility demand may be satisfied with active recreation fields and sport courts, recreation rooms, pools and passive recreation trails. Linkages with existing public trail and park facilities should be made where possible, either through immediate construction or agreement to jointly participate in the coordinated provision of such a linkage at a later date. 28 61 IV. MISCELLANEOUS STRUCTURES/STREET FURNITURE Lighting Fig. 41: Maximum parking area light standard height is 20 feet or the building height; whichever is less. Fig. 42: Maximum grounds lighting standard height is 15 feet. 1. All exterior lighting (i.e., distribution, intensity, and pattem) should reflect project architectural design. 2. Exterior lighting should be provided in parking areas and along intemal pedestrian walkways to assure adequate and safe pedestrian circulation for residential activities and guests. 3. Maximum parking area light standard height should be 20 feet or the height of the building; whichever is less. 4. Maximum walkway and grounds lighting should be 15 feet. Light fixture height is limited to enhance a sense of scale and enclosure for common areas at night. 5. All lighting standards should have glare cut-off features to avoid off -site spill -over. 6. Fixtures should be placed so that light pattems overlap at a height of 7 feet which is sufficiently high to vertically illuminate a person's body. This is particularly important consideration now that lighting fixture manufacturers are designing luminaries with highly controlled light pattems. 7. At hazardous locations. such as changes of grade, lower level supplemental lighting or additional overhead units should be used. Where low-level lighting (below 5 feet) is used, fixtures should be placed in such a way that they do not produce glare. Most eye levels occur between 3 feet 8 inches for wheelchair users and 6 feet for standing adults. 8. The walkway lighting is provided primarily by low fixtures, there should be sufficient peripheral lighting to illuminate the immediate surroundings. Peripheral lighting contributes to a feeling of security in an individual because he can see into his surroundings to determine whether or not passage through an area is safe. Such an area should be lighted so that the object or person may be seen directly or in silhouette. 62 29 IV. MISCELLANEOUS STRUCTURES/STREET FURNITURE Fencing, Walls, and Screening Fig. 43: Dumpsters are sited and screened to minimize prominence. Street Furniture 9. All fencing, walls, and screening should reflect building architecture and be harmonious with adjacent project designs. This should include consideration of proportion, color, texture, and materials. Perimeter fencing should be designed to be attractive from both sides. 10. Fencing and walls along street frontages should define space but be designed to be visually open and inviting to support a lively pedestrian environment. 11. All exterior mechanical equipment including HVAC, electrical equipment, storage tanks and satellite dishes, must be screened from on -site and off -site view. 12. Several small dumpsters adjacent to buildings such as garages are preferable to a single large free standing site. Dumpsters should have solid architectural wall screening only to the container height to minimize its prominence. 13. Recycling containers and areas should conform to King County standards or as amended by Tukwila standards. 14. All garbage container lids should be light weight and designed for operation by physically frail persons. 15. Street furniture should be coordinated to carry out the project's design concept. 16. Opportunities for social gathering by residents in shared open spaces should be enhanced by the provision of seating and other amenities. The use of bollards and other barrier features should be provided to separate vehicular traffic from pedestrian -oriented areas. 30 63 ACKNOWLEDGEMENTS No set of design standards can be done without heavy reliance on past studies and documents. The following is a partial list of documents which were heavily used or contained the basis of design standards, concepts or illustrative graphics. American Planning Association, Chicago, IL; "Planning News" City and County of San Francisco, CA; 07/89; "Residential Design Guidelines" City of Seattle, WA; 01/92; "Proposed Design Review Process and Guidelines for the Cit) Seattle" (Draft) City of San Jose, CA; 11186; "Residential Design Guidelines for the City of San Jose" City of Anaheim, CA; 12/91; "Residential Design Guidelines" (Draft) Greenman Group (The), Hollywood, FL; "Development Digest" Irvine Company (The), CA; 01/87; "Tustin Ranch Design Guidelines" National Association of Home Builders, Wash. D.C.; 1986; Hisher Density Housing: Planning, Design, Marketing National Association of Home Builders, Wash. AC.; 1990; Seminar and Materials on "Making Small Lots Work: Innovative Land Use for Single Family Homes" Newman, Oscar; 1975; Design Guidelines for Creating Defensible Snace Multnomah County, OR; 11/77; 'A Developer's Handbook" Urban Land Institute, Wash. D.C.; "Urban Land" 64 ATTACHMENT D TITLE 18 — ZONING 18.14.070 Basic Development Standards Development within the High -Density Residential District shall conform to the following listed and referenced standards: HDR BASIC DEVELOPMENT STANDARDS Lot area. minimum 9.600 sq. 11. (Applied to parent lot for townhouse plats) Lot area per unit (multi -family, except senior citizen housing) 2.000 sq. ft. (For townhouses the density shall be calculated based on one unit per 2000 sq ft. of parent lot area. The 'unit lof area shall be allowed to include the common access easements). Average lot widtn (min. 20 ft. street frontage width), minimum 60 feet (Applied to parent lot for townhouse plats) Setbacks. minimum: (Applied to parent lot fcr townhouse plats) • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet (20 feet for townhouses) • Front - 4th floor 45 feet (20 feet for townhouses) • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 `eet (10 feet for townhouses) • Second front - 4th floor 22.5 feet (10 feet for townhouses) • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet (10 feet for townhouses unless aojacent to LDR) • Sides - 3rd floor 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) • Sides - 4th floor 30 feet (20 feet for townhouses unless adjacer.t to LDR) • Rear - ist floor 10 feet • Rear - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Rear - 3rd floor 20 feet (30 feet if ad acent to LDR; 10 feet for townhouses unless adjacent to LDR) • Rear- 4th floor 30 feel (20 feet 'or townhouses unless adjacent to LDR) Townhouse building separation, minimum • 1 and 2 story buildings 10 feet • 3 and 4 story buildings 20 feel Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing: 75% for townhouses) Landscape requirements (minimum): (Applied to parent lot for townhouse plats) See Landscape, Recreation. Recycling/Solid Waste Space requirements j chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet Recreation space e00 sq. ft. per dwelling unit (1,000 sc. ft. min.) Recreation space. senior citizen housing 100 sc. ft. per dwelling unit Off-street parking: • Residential (except senior citizen housing) See TMC Chapter 18.56. Off-street Parking & Loading Regulations. • Accessory dwelling unit See Accessory Use section of this chapter • Other uses. including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airbome pollutants. (2) TMC Chapter 8.22. "Noise", and. (3) adopted State and Federal standards for water quality and hazardous materials. In addition. all development subject to the requirerrerts of the State Environmental Policy Act. RCW 43.21 C, shall be evaluated to determine wnether adverse environmental impacts have oeen adequately mitigated. (Ord. 2199 §14, 2008; Ord. 1976 §27, 2001; Ord. 1830 §3, 1998; Ord. 1758 §1 (part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-43 65 66 ATTACHMENT E THE Cliff COMPANY May 16, 2018 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Bldvd., Suite 100 Tukwila, WA 98188 Dear Minnie: Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are intended to adopt development standards and guidelines for residential uses in the portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. The current proposal includes adoption of the City of SeaTac's off-street parking requirement for multifamily development (SeaTac Municipal Code 15.455.120), which stipulates the following: Unit Type Required Off -Street Parking Studio 1 parking stall One -bedroom 1.5 parking stalls Two -bedroom 2 parking stalls Under the proposed off-street parking requirement, the 96-unit development envisioned on this parcel would provide a minimum of 156 parking stalls, which translates to a minimum of 1.63 parking stalls per dwelling unit. A mix of surface stalls, carport stalls, and detached garage stalls will be provided on site. The proposed off-street parking requirement is appropriate for the surrounding community and is consistent with the vision of the Tukwila South Master Plan. According to the Tukwila Comprehensive Plan - 2015 Element 9: Tukwila South, "Tukwila South is intended to be a multi -regional employment center containing technology, office, commercial, and residential uses". The multi -use nature of the surrounding community creates a condition in which residents will have employment, education, and entertainment centers in the immediate vicinity of the project site. The proximity to these attractions increases the likelihood that residents can and will walk, bike, take public transit, or ride share. The project site is within half a mile walking distance of the King County Metro bus stop located at the intersection of S 180th St. and Southcenter 67 Pkwy. The site is also within 1.5 miles walking distance of Valley View Elementary School, Bow Lake Elementary School, Valley View Library, Seattle Christian School, Chinook Middle School, and Tyee High School. Regal Cinemas Parkway Plaza 12, Southcenter Square, and Costco can all be found within 1.5 miles walking distance of the site. Moreover, the project site is 1.5 miles walking distance from the SeaTac Link Light Rail Station, providing connection north to the City of Seattle. The proposal is also consistent with other near -by jurisdictions. Off-street parking requirements for multifamily development are as follows: • Federal Way o 1.25 stalls per studio o 1.5 stalls per 1-bedroom unit o 2 stalls per 2-bedroom unit (reference Federal Way Revised Code 19.205.040) • Renton (attached dwellings outside of the Center Downtown Zone) o Minimum of 1 parking stall per unit and a maximum allowable off- street parking ratio of 1.75 parking stalls per dwelling unit (reference Renton Municipal Code 4-4-80.F.10(d) The proposed off-street parking standard is a reasonable standard to meet market demand and has been adopted by other jurisdictions. The proposed standard is adopted as stated in the City of SeaTac. As a result, the proposal will also provide a consistent development standard across the full project site. The proposed standard will provide adequate parking on site for project residents and will not lead to an overflow parking condition in which residents need to park in nearby neighborhoods. We look forward to working with you and with the City of Tukwila. Please do not hesitate to contact us should you have any questions or desire any additional information. Sincerely, Greg Van Patten The Wolff Company 68 ATTACHMENT F iyf Wlliff COMPANY May 16, 2018 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Bldvd., Suite 100 Tukwila, WA 98188 Dear Minnie: Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are intended to adopt development standards and guidelines for residential uses in the portion of the Tukwila South Overlay District (TSO) which adjoins land located in the City of SeaTac to the east of Interstate 5. The current proposal includes adoption of the City of SeaTac's Recreation Space requirement for multifamily development (SeaTac Municipal Code 15.510.510), which stipulates the following: Unit Type Required Open Space Studio 120 square feet One -bedroom 160 square feet Two -bedroom 200 square feet The proposed development will include 96 apartment units. Subject to the above specified standards, the development would provide a minimum of 16,320 square feet of recreation space on site within the subject parcel. All recreation space is envisioned to be outdoors and programmed appropriately for a variety of age ranges. The proposed development will be a component of a larger multifamily project spanning into the City of SeaTac. The full project will provide over 80,000 square feet of outdoor and indoor recreation space, all of which will be open to residents living within the portion of the development in the City of Tukwila. The Wolff Company, the developer of the proposed project, is investigating the feasibility of an integrated trail system that would cross the two municipalities and provide substantially more recreation space for all residents. The feasibility of a trail system is subject to additional analysis of critical areas on site. The developer fully intends to maximize the usable, open recreation space on site. 69 In addition to the required recreation space, the project is expected to contribute over $22,000 to enhance and expand recreation facilities within the City of Tukwila. These funds will ensure that recreation facilities can well -serve new community residents. The site is located within close proximity of a number of existing parks and recreation facilities, both within the City of Tukwila and the City of SeaTac, including: Crestview Park (1.6 miles) Bicentennial Park (2.3 miles) - Crystal Springs Park (2.5 miles) Tukwila Park (2.8 miles) - Valley Ridge Park (3.0 miles) Future residents will have access to extensive recreational space, both on and off site. The proposed standards will create a consistent requirement across the development, while also ensuring that future residents have access to ample well -programmed and well - maintained recreational facilities. The proposed recreation space requirements will allow for a livable environment, both across the full development and within the portion of the site that sits within the City of Tukwila. We look forward to working with you and with the City of Tukwila. Please do not hesitate to contact us should you have any questions or desire any additional information. Sincerely, . Greg Van Patten The Wolff Company 70 G AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18, "ZONING CODE," TO ADOPT RESIDENTIAL DEVELOPMENT STANDARDS AND RESIDENTIAL DESIGN GUIDELINES FOR THE TUKWILA SOUTH OVERLAY ZONE WITH UNDERLYING ZONING OF LOW DENSITY RESIDENTIAL ON LAND THAT IMMEDIATELY ADJOINS LAND LOCATED IN THE CITY OF SEATAC TO THE EAST OF INTERSTATE 5; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila desires to implement the proposed Tukwila South Master Plan (Ordinance No. 2234) required by the City's Comprehensive Land Use Plan; and WHEREAS, the City also desires that its Zoning Code include development standards and design guidelines for residential uses in the Tukwila South area; and WHEREAS, the property owner, Segale Properties, LLC, intends to develop the property consistent with the Tukwila South Master Plan as adopted with the Development Agreement (Ordinance No. 2233); and WHEREAS, in 2009, when the City adopted Ordinance No. 2235, establishing the Tukwila South Overlay ("TSO") zone and standards, it was expressly contemplated that development standards regarding residential uses would be adopted in the future; and WHEREAS, Segale Properties, LLC, now requests the City set standards for residential uses in the Tukwila South Overlay (TSO) zone on land that immediately adjoins land in the City of SeaTac immediately east of Interstate 5 by amending Title 18, "Zoning Code," of the Tukwila Municipal Code, as there is interest to develop multi -family development that spans both the City of Tukwila and the City of SeaTac; and WHEREAS, the proposed amendments include adoption of development standards, landscaping standards and design guidelines for residential uses in the TSO zone; and W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 1 of 15 71 72 WHEREAS, on May 24, 2018, the Tukwila Planning Commission, following adequate public notice, held a public hearing to receive testimony concerning amending the Tukwila Municipal Code and at that meeting adopted a motion recommending the proposed changes; and WHEREAS, on June 4, 2018, the City's State Environmental Policy Act (SEPA) Responsible Official issued a Determination of Non -Significance on the proposed amendments; and WHEREAS, on , the City was informed by the Washington State Department of Commerce that it had met the Growth Management Act notice requirements under RCW 36.70A.106; and WHEREAS, on June 25, 2018, the Tukwila City Council, following adequate public notice, held a public hearing to receive testimony concerning the recommendations of the Planning Commission; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Table 18-6 Amended. Note 14 of Table 18-6, "Land Uses by District," as codified in Tukwila Municipal Code (TMC) Title 18, is hereby amended to read as follows: 14. Al!owod after residential design rrnzr:Kz! with criteria for approval is edcpted by erdinarnceAllowed on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO after a residential design manual with criteria for approval is adopted by ordinance. Section 2. TMC Chapter 18.14.030 Amended. Ordinance No. 2525 §3, as codified at TMC Section 18.14.030, "Recreation Space Requirements," is hereby amended to read as follows: 18.14.030 Recreation Space Requirements In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the following -provisions of TMC Section 18.14.030, subparaaraphs 1 through 4. In the TSO zone with underlying LDR zoning on land that adjoins the City of SeaTac, recreation space shall meet the provisions of TMC Section 18.14.030. subparagraphs 2 through 4. in addition to the minimum required area as specified in TMC Section 18.41.090.A.1. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 2 of 15 1. Required Area. a. For each proposed dwelling unit in the multiple -family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered; up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero - lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5- to 12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 3 of 15 73 74 c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 3. TMC Section 18.41.080(E) Amended. Ordinance No. 2235 §10 (part), as codified at TMC Section 18.41.080, "Design Review," subparagraph E, is hereby amended to read as follows: 18.41.080 Design Review E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable district standards in this title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPA documents. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual or other Design Manual as stipulated by TMC Chapter 18.60. 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 4 of 15 Section 4. TMC Section 18.41.090(A) Amended. Ordinance No. 2235 §10 (part), as codified at TMC Section 18.41.090, "Basic Development Standards," subparagraph A, is hereby amended to read as follows: 18.41.090 Basic Development Standards A. Residential Uses: Sty ..dards for residents! uses v.sl! "e devek:ped at -a later date 1. Residential development on those lands located in the TSO with underlying zoning of LDR. which immediately adioin lands located in the City of SeaTac to the east of Interstate 5. shall conform to the following development standards: BASIC DEVELOPMENT STANDARDS Lot area. minimum 9,600 sq. ft. Lot area per unit (multi -family, except 2,000 sq. ft. senior citizen housing)) rAverage lot width (minimum 20 ft. street 60 feet frontage width) Setbacks, minimum: • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet • Front — 4th floor 45 feet • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet • Second front — 4th floor 22.5 feet • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet • Sides - 3rd floor 20 feet • Sides — 4th floor 30 feet • Rear - 1st floor 10 feet • Rear - 2nd floor 20 feet • Rear - 3rd floor 20 feet • Rear — 4th floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing Landscape requirements (minimum): Waste Space requirements See Landscape, Recreation. Recycling/Solid chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 5 of 15 75 76 Recreation space 120 sq. ft. for a studio: 160 sa. ft. for a 1 bedroom 200 sa. ft. for 2 or more bedrooms Recreation space shall meet the requirements of TMC Section 18.14.030. subparagraphs 2, 3 and 4. Maximum building length 50 feet 200 feet if modulated. See TMC Section 18.50.083 for modulation requirements. Off-street parking: • Residential 1 stall per studio unit. 1.5 stalls per 1-bedroom unit. 2 stalls per 2 units or more. • Other uses. including senior citizen See TMC Chapter 18.56, Off-street housing Parking & Loading Regulations Performance Standards: Use. activity and operations within a structure or a site shall comply with (1) standards adopted by the Puaet Sound Air Pollution Control Agency for odor. dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22. "Noise". and (3) adopted State and Federal standards for water quality and hazardous materials. In addition. all development subject to the requirements of the State Environmental Policy Act, RCW Chapter 43.21 C RCW. shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 2. Standards for residential uses on lands not included in the scope of TMC Section 18.41.090 (A)(1) shall be developed at a later date. Section 5. TMC Section 18.50.083 Amended. Ordinance Nos. 2199 §16 and 1758 §1 (part), as codified at TMC Section 18.50.083, "Maximum Building Length", are hereby amended to read as follows: 18.50.083 Maximum Building Length In the MDR, ah€1-HDR and TSO zone with underlying LDR zone on land that adjoins the City of SeaTac, the maximum building length shall be as follows: For all buildings except as described below: MDR 50 ft. HDR 50 ft. TSO with underlying LDR zone on land that adjoins the Cit of SeaTac 50 ft. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 6 of 15 Maximum building length with bonus for modulating off -sets: • For structures with a maximum building height of 2 stories or 25 feet-, whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR HDR TSO with underlying LDR 100 ft. 200 ft. 200 ft. zone on land that adioins the City of SeaTac • For structures with a building height over 2 stories or 25 feet, whichever is Tess, with a horizontal & vertical modulation of 4 feet- or an 8 foot- modulation in either direction MDR HDR TSO with underlying LDR 100 ft. 200 ft. 200 ft. zone on land that adjoins the City of SeaTac • For townhouse structures with horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is Tess MDR 80 ft. HDR....125 ft. Maximum building length with bonus for modulating off -sets: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). Section 6. TMC Section 18.52.030 Amended. Ordinance Nos. 2523 §8, as currently codified at TMC Section 18.52.030, "Perimeter and Parking Lot Landscaping Requirements by Zone District;" and Ordinance Nos. 2442 §1, 2251 §61, 2235 §13, and 1872 §14 (part), as then codified at TMC Section 18.52.020, "Perimeter Landscaping Requirements by Zone District," are hereby amended to read as follows and codified as TMC Section 18.52.030: 18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District In the various zone districts of the City, landscaping in the front, rear and side yards and parking lots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28. TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone District ZONING DISTRICTS FRONT YARD (SECOND FRONT) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCANG FOR PARKING LOTS (square feet) LDR (for uses other than residential) 152 Type I 10 10 Type I 20 per stall for non - residential uses; 15 per stall if parking is placed behind building MDR 15'.2 " Type I 10 10 Type I Same as LDR HDR 15'.2. " Type I 10 10 Type I Same as LDR W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 7 of 15 77 ZONING DISTRICTS FRONT YARD (SECOND FRONT) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCANG FOR PARKING LOTS (square feet) MUO 15 (12.5)2 " Type 1' 6' 64.11 Type 1' 20 per stall adjacent to street; 15 per stall if parking is placed behind building 0 15 (12.5)2 Type 1' 6' 6' Type I' Same as MUO RCC 20 (10)2.3 Type 1' 6' 10" Type II Same as MUO NCC 10' " Type 17.13 0' 0' " Type 11 Same as MUO RC 10 Type 113 6' 04 Type 118 Same as MUO RCM 10 Type 1 6' 0' Type 118 Same as MUO C/LI 15 Type I° 65.12 05.12 Type II° 15 per stall: 10 per stall for parking placed behind building LI 152 Type 11 04.12 04.12 Type III 15 per stall; 10 per stall for parking placed behind building HI 152 Type II 04.12 04.12 Type III 15 per stall MIC/L 105 Type II 05.'2 05.'2 Type III 10 per stall MIC/H 105 Type II 05.'2 05.12 Type III 10 per stall TUC — See TMC Chapter 18.28 TVS 152.3 Type 11 0' 0° Type III Same as C/LI TSO 152.9 Type 1 0t0. 0i0 Type III Same as C/LI for non- residential uses. Same as LDR for residential uses. Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 9. Only required along public streets. 10. Increased to 10 feet for residential uses: or if adjacent to residential uses or non-TSO zoning. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 78 MD:bjs Page 8 of 15 11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC Section 18.52.100.D are met. 13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. Section 7. TMC Section 18.60.050 Amended. Ordinance Nos. 2368 §62, 2199 §20, 1986 §16 and 1758 §1 (part), as currently codified at TMC Section 18.60.050, "Design Review Criteria," subparagraph C, "Multi -Family, Hotel and Motel Design Review Criteria," and Ordinance No. 1865 §51, as then codified as subparagraph B, are hereby amended to read as follows: 18.60.050 Design Review Criteria C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any application for multi -family, hotel, motel, or non-residential development in a Low Density Residential zone, the following criteria shall be used by the BAR in its decision making, as well as the Multi -Family Design Manual or Townhouse Design Manual. Detached zero -lot -line type of developments shall be subject to the Townhouse Design Manual. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. shall also use the following criteria as well as the Multi -Family Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 9 of 15 79 80 c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right -of- way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. W. Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 10 of 15 e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 11 of 15 81 82 Section 8. TMC Section 18.60.050 Amended. Ordinance Nos. 2235 §17 and 1758 §1 (part), as codified at TMC Section 18.60.50, "Design Review Criteria," subparagraph F, "Tukwila South Design Criteria," are hereby amended to read as follows: 18.60.050 Design Review Criteria F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. Residential development on those lands located in the TSO with underlvina zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. shall use the criteria as stipulated under TMC Section 18.60.050(C). 1. SITE DESIGN. a. Site Design Concept and Site Relationships: (1) Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (2) Maintain visual and functional continuity between the development and adjacent properties where appropriate. b. Site Design for Safety: (1) Reduce the potential for conflicts between drivers and pedestrians. (2) Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (3) Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. (4) Avoid light trespass beyond the boundaries of the property lines. c. Siting and Screening of Parking Areas: (1) Organize site and building designs to deemphasize vehicular circulation and parking. (2) Use building placement, walls, berms, and/or landscaping to create a distinct street edge. d. Siting and Screening of Service Areas and Mechanical Equipment: (1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. (2) Ensure that larger pieces of mechanical equipment are visually unobtrusive. (3) Locate and/or screen roof -mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 12 of 15 e. Natural Features: (1) Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate. (2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. f. Pedestrian and Vehicular Circulation: (1) Provide an efficient and comprehensive internal circulation system, including motorized and non -motorized access points, parking, loading, and emergency accessways. (2) Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. g. Pedestrian Environment: (1) Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. (2) Ensure that pedestrian amenities are durable and easy to maintain. (3) Select site furnishings that complement the building and landscape design of the development. h. Gateways: (1) Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. (2) Provide special treatment at designated gateway locations. 2. BUILDING DESIGN. a. Architectural Concept: (1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (3) Provide distinctive building corners at street intersections through the use of architectural elements and detailing and pedestrian -oriented features where possible. (4) Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 13 of 15 83 84 b. Building Elements and Architectural Details: (1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (2) Buildings and site design should provide an inviting entry orientation. (3) Colors used on building exteriors should integrate a building's various design elements or features. 3. LANDSCAPE AND PLANTING DESIGN. a. Landscape Design: (1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. (2) Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. b. Planting Design: (1) Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design. (2) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 4. SIGNAGE DESIGN. a. Provide signage that is consistent with the site's architectural theme. b. Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. c. Provide signage that is oriented to both pedestrians and motorists in design and placement. d. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. Section 9. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 14 of 15 Section 10. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 11. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force on July XX, 2018, after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: W: Word Processing\Ordinances\TSO Zone Residential Development Stds & Design Guidelines 5-31-18 MD:bjs Page 15 of 15 85 86 Attachment H City of Tukwila Planning Commission PLANNING COMMISSION PUBLIC HEARING MINUTES Date: May 24, 2018 Time: 6:30 PM Location: Council Chambers Present: Vice Chair, Dennis Martinez; Commissioners, Miguel Maestas, Mike Hansen, Sharon Mann, Louise Strander, and Heidi Watters Absent: Chair, Nhan Nguyen Staff: Minnie Dhaliwal, Planning Supervisor, and Wynetta Bivens, Planning Commission Secretary Adopt Commissioner Watters stated that her recollection was that on page 3 of Minutes: the minutes the applicant said that they would add a conifer tree. The minutes states they were open to the idea. Commissioner Hansen stated he did not remember, and he could not support the adjustment without capturing what happened. Additionally, he said either way there was not a condition. Staff's review of the 3/8/18 recorded minutes (time 49.54) confirmed that the applicant stated, "they are open to the idea of adding a significant conifer tree to the landscaping for the proposed development." Minutes are approved with no corrections. Mia Nivarro, Community and Engagement Manager, for the City of Tukwila, gave a presentation on the City's Strategic Plan and the 2019-2020 budget. She explained that the City is working on developing the 2019-2020 budget using a different method, called priority -based budgeting. With the new method funds will be allocated based on City programs and services offered. Ms. Nivarro said it is a long and involved process that will take several years to implement fully. The next step in the process is to score the programs and services against a set of strategic goals. The City is revisiting the Strategic Plan goals from 2012. which has five strategic goals. The City wants to ensure the Strategic Plan still reflects the priority and the value of the community. The City currently has a survey available on-line and in printable form for those interested in providing their feedback on the goals. After the feedback is received from the community and employees, information will be compiled, and any recommended adjustments to the Strategic Plan will go through the City Council approval process. The 2019-2020 budget will be developed based on the amended goals. Also, there will be more community outreach between now and November 2018 when the budget is finalized. Vice Chair, Dennis Martinez, opened the public hearing and swore in those wishing to testify. CASE NUMBER: L 18-0032 (Code Amendment) APPLICANT: Segale Properties LLC REQUEST: Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overly (TSO) zone. LOCATION: Portion of TSO zone that immediately adjoins land located in the City of SeaTac to the east of Interstate 5 87 Minnie Dhaliwal, Planning Supervisor, Department of Community Development, gave the presentation for staff. She provided background on the project, walked the Commission through the proposed amendments and went over the Development Standards such as setbacks, landscaping and the Multi -Family Design Manual. She also went over the recreation space and parking requirements for which the Developer requested the City consider adopting standards different than High Density Residential (HDR) zone. There were two options to consider for both. RECOMMENDATIONS: • For Recreation Space requirements - staff recommended option 2:to adopt standards similar to the City of SeaTac, with a graduated scale depending on the size of the unit: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200 square feet for 2 plus bedroom units. • For Parking requirements - Staff recommended option 2: adopt a parking standard similar to the City of SeaTac standard of one stall per studio unit, 1.5 stalls per one -bedroom units and 2 stalls per two or more bedrooms. Staff answered clarifying questions for the Commission. Nancy Rogers, Landuse Attorney, for the applicant, provided background on the property and the project. She said it is an integrated site that has a jurisdictional boundary line through the property, between the City of Tukwila, zoned Tukwila South Overlay (TSO), and the City of SeaTac, which is zoned High Density Residential (HDR). The Tukwila portion of the project has been reviewed as part of a master plan development agreement process, which allows any number of uses including those allowed in HDR. Ms. Rogers said when the TSO was adopted with the Development Agreement the residential design guidelines and residential standards for residential development in the TSO were not adopted. However, there is a footnote in the codes that states that residential development can happen after residential guidelines and standards are adopted. Therefore, the applicant is requesting approval of the standards and design guidelines similar to those that currently apply in other places in the City and apply them to the two portions of Tukwila South area that immediately abuts the SeaTac property. The applicant is asking that the standards for recreation and parking standards be adapted to make sure they are integrated with SeaTac's standards. Commissioner Mann and Wafters expressed concern with the small amount of recreation space on the Tukwila portion of the project. The applicant noted, that the project will have open space on both the Tukwila and SeaTac portion of the property, which will exceed market standards and expectations. Mike Pruett, for the applicant, answered clarifying questions and addressed concerns for the Commission. Chris Ross, the developer, for the applicant, also, answered clarifying questions and addressed concerns for the Commission. There were no public comments. The public hearing was closed. DELIBERATION: Page 2 of 3 88 Commissioner Watters stated that she feels the recreation standards should be kept at 400 square feet per unit for the following reasons: to maintain a certain level of canopy; because there aren't other parks nearby; more access for outdoor exercise and mental health for adults. Commissioners Strander, Hansen, Maestas, Martinez, and Mann were all in consensus to support staffs recommendation of option number 2 for recreation space. Commissioner Maestas commented he encourages maximum space utilization for residents. Commissioner Mann commented she hopes the applicant will be accountable and commit to what they have agreed. Commissioner Martinez expressed concerns regarding the parking but said he could probably live with it. Commissioner Mann also expressed concerns with the parking. MOTIONS: Recreation Space Requirements: Commissioner Mann made a motion to approve Case Number LI 8-0032, Code Amendment with staff s finding, conclusions, and recommendation for option 2. Commissioner Hansen seconded the motion. Five were in favor. Commissioner Watters opposed. Commission Maestas made a motion to adopt numbers 2, 3. and 4 under TMC 18.14.030 to maintain Recreation Space requirements (These include 50% has to be outdoors and 25% has to be for 5-12 year olds). Commissioner Hansen seconded the motion. All were in favor. Parking Requirements: Commissioner Maestas made a motion to approve Case Number L18-0032, Code Amendment with staffs finding, conclusions, and recommendation for option number 2. Commissioner Hansen seconded the motion. Five were in favor. Commissioner Mann opposed. Commissioner Strander made a motion to adopt the proposed Basic Development Standards and the Multi - Family Design Manual. Commissioner Maestas seconded the motion. All were in favor. DIRECTOR'S REPORT: • Commissioner Nguyen will give highlights on the APA Conference he attended in April at the next meeting. • Staff will provide an update for the Commission on the upcoming agendas. ADJOURNED: 8:55 PM Submitted by: Wynetta Bivens Planning Commission Secretary Page 3 of 3 89 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: Zoning Code text amendments for ISO residential standards and design guidelines Project Number: L18-0032 Associated File Number(s): Click or tap here to enter text. Date Mailed: 6/11/2018 Mailing requested by: Minnie Dhaliwal Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Determination of Non -Significance 0 Notice of Decision ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application © Notice of Public Hearing ❑ Notice of Public Meeting O Official Notice O Other: O Shoreline Mgmt Permit O Short Subdivision Agenda Parties of Record: Property owners and tenants list attached. City of SeaTac City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@TukwilaWA.gov File# L18-0032 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the City Coun- cil at a public hearing scheduled on June 25, 2018, at 7:00 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 South - center Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 CITY OF TUKWILA 6200 SOUTHCENTER BLVD TUKWILA WA 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@TukwilaWA.gov File# L18-0032 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the City Coun- cil at a public hearing scheduled on June 25, 2018, at 7:00 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 South - center Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 r EATS" L..E 'WA 980 1.21. JUN `18 pm 3 I. ANDOVER PROPERTY MANAGE- MENT 415 BAKER BLVD #200 TUKWILA WA 98188 You are receiving this notice because you ar 9E-1. .lf:k- 7 _0.•.i . U.S. POSTAGE »»PITNEY BOWES ''iimmir ZIP 98188 $ 000.470 02 111 0001387129JUN 11 2018 980 NFE 1 317C0006/16/18 FORWARD TI" E EXP RTN TO SEND THE ANDOVER CO KATHLEEN ROCKWELL J t7 Y! 91i 13'1 r 3 T S T E J nn RFT1/D!$F1 TP1 t_Ni11Ca II 11 1 1 11 111 1 I. 1111 11'1 11 1*1 1 11111 1 1 1 e�t1111j a u1111�14�.S�1�111�1�11111111��11I1$1 II" I*I1rI1111'1 City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@TukwilaWA.gov File# L18-0032 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the City Coun- cil at a public hearing scheduled on June 25, 2018, at 7:00 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 South - center Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 SEATTLE WA 90 1.1. JUN " .8 PM 3 L Occupant 5126 S 178TH ST SEATAC WA 98188 You are receiving this notice because you ai _! g3 27 /7S1 n�2 G 7 C �fA fJl NSN 9% f.:. NIXIE 980 DE 1 U.S. POSTAGE» PITNEY BOWES - ' ZIP 98188 $ 000.47° 02 1ry 0001387129JUN 11 2018 0006/16/18 RETURN TO SENDER NO SUt_Y1 n uI'I5ER. IINARI_F T€3 FoRWARf 98188854825 *1926-05270-11-44 City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@TukwilaWA.gov File# L18-0032 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the City Coun- cil at a public hearing scheduled on June 25, 2018, at 7:00 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 South - center Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 SEA T LE •WA 0 7.1. 3UN ' 8 Phi 3 L Occupant 5563 S 178TH ST TUKWILA WA 98188 You are receiving this notice because you !! 4 N _asti-::: NIXIE U.S. POSTAGE» PITNEY BOWES ZIP 98188 $ 000.47° 02 in 0001387129JUN 11 2018 980 DE 1 0006/16/18 RETURN TO SENDER. iV0 SUCH i+iUInBE R. IINARI F Tf] Ff3RWARn 3C: 98188854825 *1926--05€17-11-44 IlIIII11IiLi i'l.I.III>>liii�111111�illil�i!iii�l:.�III,Ii�111,1 City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@TukwilaWA.gov File# L18-0032 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the City Coun- cil at a public hearing scheduled on June 25, 2018, at 7:00 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 South - center Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 SEATTLE ,.�_.. IAfN i.18 PM '3 1_ Occupant 17815 54TH PL S SEATAC WA 98188 You are receiving this notice because you ar T 7 AMga.4 NIXIE '4r 1ky' f , U.S. POSTAGE »» PIT NEY BowES 02 98188 $ 000.47° •i 0001387129JUN 11 2018 980 DE 1 RETURN TO NOT DELs' r.mAS ItNARI F Tdl or• 98188 5548ZS 0006/16/18 SENDER A� iauvM Za = I= f; R w A R n *192 ,-0c370 - a 44 ill llllllllll 1.11llliliil111IIilllilldl"lll"IIIlII1'11tlill 4 l 4, City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Plannormiriintie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@TukwilaWA.gov File# L18-0032 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the City Coun- cil at a public hearing scheduled on June 25, 2018, at 7:00 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by visiting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 South - center Blvd, Suite 100, Tukwila WA 98188. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 You are receiving this notice because yc 98188>8548 $9 i E6-45 i 1 SEA LE ANA 960 11 .]t.AN ' `8 PM 3 I_ GEVING ORVILLE 0 17820 51 ST AVE S SEATTLE WA 98188 U.S. POSTAGE i% PITNEY BOWES ZIP 98188 $ 000.47° 02 111 0001387129JUN 11 2018 980 NFE 1 5171000E/12/13 FORWARD TIME EXP RTN TO SEND CE_I - 917 E�L ONCFEL -OW AVE SPOK.ANE WA 99207-3124 RETURN TO SENDER E) Reply v ® Delete Junk I v 24955, City of Tukwila, Expedited Review Granted, DevRegs c COM GMU Review Team <reviewteam@commerce.wa.gov> Today, 6:57 AM Minnie Dhaliwal; Andersen, Dave (COM) <dave.andersen@commerce.wa.gov> Inbox Dear Ms. Dhaliwal: t Reply l v The City of Tukwila has been granted expedited review for the: Proposed amendment to adopt residential development standards and guidelines for portion the Tukwila South Overlay zone which immediately adjoins land located in the City of SeaTac to the east of 1-5. This proposal was submitted for the required state agency review under RCW 36.70A.106. As of receipt of this email, the City of Tukwila has met the Growth Management Act notice to state agency requirements in RCW 36.70A.106 for this submittal. For the purpose of documentation, please keep this email as confirmation. If you have any questions, please contact reviewteam@commerce.wa.gov STATE OF WASHINGTON DEPARTMENT OF COMMERCE um Plum Street SE • PO Box 42525 • Olympia, Washington 98504-2525 • (360) 725-4000 www.commerce.wa.gov May 29, 2018 Minnie Dhaliwal Planning Supervisor City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Dhaliwal: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Proposed amendment to adopt residential development standards and guidelines for portion the Tukwila South Overlay zone which immediately adjoins land located in the City of SeaTac to the east of 1-5. These materials were received on May 25, 2018 and processed with the material ID # 24955. Expedited Review is requested under RCW 36.70A.106(3)(b). If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment requesting expedited review, then we have forwarded a copy of this notice to other state agencies for expedited review and comment. If one or more state agencies indicate that they will be commenting, then Commerce will deny expedited review and the standard 60-day review period (from date received) will apply. Commerce will notify you by e-mail regarding of approval or denial of your expedited review request. If approved for expedited review, then final adoption may occur no earlier than fifteen calendar days after the original date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please contact Growth Management Services at reviewteam@commerce.wa.gov, or call Dave Andersen (509) 434-4491 or Paul Johnson (360) 725-3048. Sincerely, Review Team Growth Management Services E) Reply I v ® Delete Junk I v Expedited review requested- Tukwila development regulations Sent Items Minnie Dhaliwal Today, 3:31 PM 'reviewteam@commerce.wa.gov' siv v 35 KB 577 KB Department of Commer... Attachment E underline ... v Show all 3 attachments (5 MB) Download all Save all to OneDrive - City of Tukwila Review Team Members, v i 4 Reply I v Z PACKET.pdf 4 MB In accordance with the RCW 36.70A.106 City of Tukwila notifies Department of Commerce of the intent to adopt amendments to its development regulations. The nature of the proposed amendments is to adopt residential development standards and multi -family design manual for a portion of Tukwila South Overlay zone. These proposed amendments are currently scheduled for adoption on July 2, 2016. We are requesting an expedited review. Attached is the request for expedited review form; the proposed amendments in underline/strikeout format and the staff report to the Planning Commission for additional background on the proposed amendments. Please review and let me know if you need anything else. Thank you. Minnie 7/6:40u.'e V kitioa8 Planning SupervisorlCity of Tukwila 6300 Southcenter Blvd, Suite 100lTukwila, WA 98188 Ph. 206-431-3685 Minnie.Dhaliwal@TukwilaWA.gov The City of choice, the community of opportunity Attachment H City of Tukwila Planning Commission PLANNING COMMISSION PUBLIC HEARING MINUTES Date: May 24, 2018 Time: 6:30 PM Location: Council Chambers Present: Vice Chair, Dennis Martinez; Commissioners, Miguel Maestas, Mike Hansen, Sharon Mann, Louise Strander, and Heidi Watters Absent: Chair, Nhan Nguyen Staff: Secretary Minnie Dhaliwal, Planning Supervisor, and Wynetta Biven Planning Commission Adopt Commissioner Watters stated that her recollectionwas that o page 3 of Minutes: the minutes the applicant said that they would add'a conifer tree. 6,minutes states they were open to the idea. Commissioner Hansen stated he did4io remember, and the could not support*,the adjustment without capturing what happened. Additiolly, he said either day there was not a condition. Staff's review of the 3/8/l`8 recorded minutes (time'4•.54) confirmed that the applicant stated, "they are open to thetidea�ofadding a significant.conifer tree to the landscaping for the proposed development." Minutes are approved with no.corrections. Mia Nivarro, Community and ngagement Manager for the Cit of Tukwila, gave a presentation on the City's Strategic Plan and the `2019=2020 ,budget. She explained that the City is working on developing the 2019-2020 budget using different media, called priority -based budgeting. With the new method funds will be allocated based on<City programs and services offered.. s. Nivarro said it is a long and involved process that will take several years to implement full . The next step in the process is to score the programs and services against a set of strategic goals The City 's revisiting heStrategic Plan goals from 2012, which has five strategic goals. The City wants to ensure the Strategic Plan still reflects the priority and the value of the community. The City currently has a survey available on-line and in printable form or those interested in providing their feedback on the goals. After the feedbac is received from the community an 1 employees, information will be compiled, and any recommended adjustments to the Strategic Plan ill go through the City Council approval process. The 2019-2020 budget will be developed based on the amended goals. Also, there will be more community outreach between now and November 2018 h n the budget is malized. Vice Chair, Dennis Martinez,"' opened the public hearing and swore in those wishing to testify. CASE NUMBER: APPLICANT: REQUEST: LOCATION: L 18-0032 (Code Amendment) Segale Properties LLC Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overly (TSO) zone. Portion of TSO zone that immediately adjoins land located in the City of SeaTac to the east of Interstate 5 Minnie Dhaliwal, Planning Supervisor, Department of Community Development, gave the presentation for staff. She provided background on the project, walked the Commission through the proposed amendments and went over the Development Standards such as setbacks, landscaping and the Multi -Family Design Manual. She also went over the recreation space and parking requirements for which the Developer requested the City consider adopting standards different than High Density Residential (HDR) zone. There were two options to consider for both. RECOMMENDATIONS: • For Recreation Space requirements - staff recommended option 2:to adopt standards similar to the City of SeaTac, with a graduated scale depending on the size'of the unit: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200:sge feet for 2 plus bedroom units. • For Parking requirements - Staff recommended optiork~2 doptia parking standard similar to the City of SeaTac standard of one stall per studio unit,--1=5 sta11sjper one -bedroom units and 2 stalls per two or more bedrooms. Staff answered clarifying questions for the Commission. Nancy Rogers, Landuse Attorney, for the applicant, provided backgroun ;on the property at the project. She said it is an integrated site that has a jurisdictional bo`uunndary line through the property, between the City of Tukwila, zoned Tukwila South Overlay SO), and the City Cd eaTac, which is zoned High Density Residential (HDR). The Tukwila portion of he project has been reviewed as part of a master plan development agreement process, which allows any number oaf uses including those allowed in HDR. Ms. Rogers said when the ISO was adopted with the Development Agreement the residential design guidelines and residential standards for residential development in the TSOwere not adopted. However, there is a footnote in the codes 'that states that resid ntial development can happen after residential guidelines and standards i adopted.. Therefore, the applicant is requesting approval of the standards and III design guidelines similar to those that currently apply in other places in the City and apply them to the two portions of Tukwila South area that immediately abuts the SeaTac property. The applicant is asking that the standards for recreation and larking standards lie adapted to make sure they are integrated with SeaTac's standards. :. > .: .,, �. r Corn issioner Mann and afters expressed concern with the small amount of recreation space on the Tukwila portion of the projec . The applicant noted, that the project will have open space on both the Tukwila and eaTac portion of the property, which will exceed market standards and expectations. Mike Pruett, for+the'applicant answered clarifying questions and addressed concerns for the Commission. G 4) Chris Ross, the developer or the applicant, also, answered clarifying questions and addressed concerns for the Commission. There were no public comments. The public hearing was closed. DELIBERATION: Page 2 of 3 Commissioner Watters stated that she feels the recreation standards should be kept at 400 square feet per unit for the following reasons: to maintain a certain level of canopy; because there aren't other parks nearby; more access for outdoor exercise and mental health for adults. Commissioners Strander, Hansen, Maestas, Martinez, and Mann were all in consensus to support staff's recommendation of option number 2 for recreation space. Commissioner Maestas commented he encourages maximum space utilization for residents. Commissioner Mann commented she hopes the applicant will be accountable and commit to what they have agreed. Commissioner Martinez expressed concerns regarding the parking but said e could probably live with it. Commissioner Mann also expressed concerns with the parking. MOTIONS: Recreation Space Requirements: Commissioner Mann made a motion to approve Case Number18-0032, Code Amendment with staff's finding, conclusions, and recommendation for option 2. +ommissioner Hansen seconded the motion. Five were in favor. Commissioner Watters opposed. r,?3 Commission Maestas made a motion to adopt numbers 2, 3, and 4 under/TMC 18.14.030 to maintain Recreation Space requirements (These include 50% has to be outdoors and 25% has to be for 5-12 year olds). Commissioner Hansen seconded the motion. All _+ere in favor. Parking Requirements: Commissioner Maestas made a motion to approve finding, conclusions, and recommendation for option Five were in favor. Commissioner Mann opposed. ; am �_Y* j•• h Case Number 18=0032, Code Amendment with staff's um/rT. Commissioner Hansen seconded the motion. Commissioner Strander made a motion to adopt the proposed Basic Development Standards and the Multi - Family Design Manual. Commissioner Maestas.seconded the motion. All were in favor. • DIRECTORS ' PORT: Ceommissioner meeting. Staff will provide an ADJOURNED:-8:55 PM give highlights on the APA Conference he attended in April at the next pdate for th Commission on the upcoming agendas. Submitted by: W netta Bivens ',Manning Commission Secretary Page 3 of 3 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director CHAIR, NHAN NGUYEN; VICE -CHAIR, DENNIS MARTINEZ; COMMISSIONERS, MIGUEL MAESTAS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER AND HEIDI WATTERS PLANNING COMMISSION PUBLIC HEARING AGENDA MAY 24, 2018 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS Presentation on the City's Strategic Plan and the 2019-2020 budget — Mia Nivarro I. CALL THE MEETING TO ORDER 1I. ATTENDANCE III. ADOPTION OF 3-8-18 MINUTES IV. CASE NUMBER: L18-0032 (Code Amendment) APPLICANT: Segale Properties LLC REQUEST: Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overlay (TSO) zone. LOCATION: Portion of TSO zone that immediately adjoins land located in the City of SeaTac to the east of Interstate 5 V. DIRECTOR'S REPORT • Commissioner Nguyen share APA Conference highlights Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 1 City of Tukwila Planning Commission BOARD OF ARCHITECTUAL REVIEW(BAR) MINUTES Date: March 8, 2018 Time: 6:30 PM Location: Council Chambers Present: Chair, Nhan Nguyen; Vice Chair, Dennis Martinez; Commissioners, Sharon Mann, Miguel Maestas, and Mike Hansen, and Heidi Watters Absent: Commissioner Louise Strander Staff: Minnie Dhaliwal, Planning Supervisor; Max Baker, Assistant Planner, and Wynetta Bivens, Planning Commission Secretary Chair Nguyen called the public hearing to order at 6:30 PM. . Adoption Commissioner Mann made a motion.to adopt the 2/15/18 minutes\ of Minutes: Commissioner Martinez seconded the motion. Motion passed. ss Chair Nguyen swore in those wishing to provide testimony and opened the public hearing. CASE NUMBER: PL17-0048 APPLICANT: Duncan Wallace, PM Design Group REQUEST: Design Review approval of a new 10,000 sq: Ft. Two-story convenience store, fuel tanks, permanent drive-thru coffee kiosk, and six island fuel station with canopy. Zoning Variance approval to: 1) Consider the front yard setback from Interurban Ave S and second front yard setback from 48th Ave S as the proposed fueling station and existing truck fueling station are an integrated site with Seattle City Light parcel lying in between the subject site and Interurban Ave S; 2) Allow front yard landscaping to be installed on Seattle City Light property (parcel number 0003000032); 3) Allow the drive -through coffee kiosk in the front yard setback as long as it is minimum 25 feet away from the west property line of the SCL parcel (street edge of Interurban Ave), and set back 5' away from the shared property line of SCL parcel 0003000032 and parcel 0003000113 to comply with International Building Code setback requirements. LOCATION: 13310 Interurban Ave S, Parcel 0003000113 Max Baker, Assistant Planner, Department of Community Development, asked the Commissioners the appearance of fairness questions, there were no disclosures. He gave the presentation for staff. He provided an overview of the review process, provided background information on the site and project, as well as review of the Zoning Variance Permit criteria and Design Review criteria. Noted: The Seattle City Light parcel is being partially leased by the applicant, because they do not have the option to purchase the property. Review of Zoning 2 Page 2 Public Hearing Minutes March 8, 2018 Variance and Design Review are usually conducted separately. However, due to the project's need for a zoning variance for the district in which the site is located the BAR have requested review of both together. Staff also addressed questions for the Commission. RECOMMENDATIONS: • Approval of the three Zoning Variance Permit requests, with the following condition; • Approval of the Design Review application with the following condition: Condition: If the agreement between Seattle City Light and Peterson's 76 expires and is not renewed, landscaping on SCL property and the drive -through coffee kiosk will need to be relocated to meet the landscape and setback requirements of the Tukwila Municipal Code at the time of expiration. (This condition applies to both the Zoning Variance and Design Review approvals) Duncan Wallace, PM Design Group, for the applicant, responded to questions from the Commission. He noted that the applicant felt they could improve the phase facing 48th street. Therefore, they are proposing adding some glazing on the second floor above the tree. He said he spoke to the applicant regarding the landscape issues that came up, and they are concerned with security in the truck area. Due to problems in the past they feel it would be better to keep the area open to help with loitering. However, they are open to the idea of adding a significant conifer tree to the landscaping for the proposed development. Suggestions the Commission would like the applicant to consider: • Commissioner Mann is interested in a tall tree or screening by the truck fueling on 48th • Commissioner Watters said she encourages the applicant to plant one large native conifer tree. • Commissioner Watters said she would like to see a wider vegetation buffer by the coffee kiosk and less grass. • Commissioner Hansen suggested some landscaping on the triangular parcel with the one tree on Tukwila International Blvd. • Commissioner Watters suggested minor pruning for attractiveness. There was no public testimony. The public hearing was closed. 3 Page 3 Public Hearing Minutes March 8, 2018 DELIBERATION: • Commissioner Mann said that the applicant has done a great job of presenting a great looking building on a difficult site, and she agrees with staff's findings and recommendations. • Commissioner Martinez said what strikes him as interesting is how the management team, design team, and the providers actually went out and did a little extra to get the foliage we are so fond of with the Tukwila canopy. Leasing the property from Seattle City Light really shows a commitment to the area and to Tukwila's vision. • Commissioner Maestas said he appreciates the job done by the applicant. The facility is improved and raises an architectural design standard for the area. He was supportive of Commissioner Watter's suggestion regarding planting a.tree on the property, he said perhaps the south side of the property. • Commissioner Nguyen said you can see the intentional investment in the property, and the beautiful design, and he appreciates the applicant taking into consideration the suggestion for the landscaping in front of the fueling station. He said it could really turn into a destination station. ` MOTIONS: \ ,\ Commissioner Mann moved to approve Case Number L18-0009; Zoning Variance request based on staff's findings, conclusions, recommendations and one condition. Commissioner Martinez seconded the motion. Motion passed. Commissioner Mann moved to approve Case Number L17-0055, Design Review based on staff's findings, conclusions, recommendations and one condition. Commissioner Martinez seconded the motion. All were in favor. DIRECTOR'S REPORT: • No Meeting on March 22na • Commissioner Martinez asked when staff will schedule the Commission for the annual tour of projects they have approved. • Commissioner Mann asked when the Commission would be able to tour Washington Place. Staff said they will pass their interest on to the developer. ADJOURNED: 7:50 PM Submitted by: Wynetta Bivens Planning Commission Secretary 4 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION Prepared May 15, 2018 FILE NUMBERS: PL18-0023, L18-0032 Code Amendments E18-0006 SEPA Checklist REQUEST: Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overlay zone. Planning Commission will hold a public hearing on the proposed amendments and make recommendations to the City Council for review and adoption. PUBLIC HEARING: May 24, 2018. The Notice of Public Hearing was published in the Seattle Times, posted on site and mailed to surrounding property owners. LOCATION: Portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. STAFF: Minnie Dhaliwal, Planning Supervisor ATTACHMENTS: A. Zoning map of the area B. Map showing city boundary and proposed area for residential development C. Multifamily Design Manual D. HDR development Standards E. Underline/strikeout version of the proposed code amendments F. Applicant's justification for recreation/open space requirements G. Applicant's justification for parking requirements BACKGROUND Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in that portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 5 The entire Tukwila South Project area consists of approximately 400 acres generally bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and I- 5 on the west and the Green River on the east. The property owner, Segale Properties, intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). The plan calls for approximately ten million square feet of development that would be accommodated in a combination of a campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech. The property owner is constructing the first phase of the Master Plan, which involves clearing and grading the developable areas of the site and constructing infrastructure necessary to serve any future development. The Tukwila South area contains several zoning designations, which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed -Use Office (MUO). The entire Tukwila South area includes an overlay which supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay] may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan. Residential development is anticipated in the area zoned LDR with TSO overlay, which adjoins the City of SeaTac. See Attachment A and B for the location and the underlying zoning. When TSO zone and standards were adopted in 2009, it was expressly contemplated that development standards regarding residential uses would be adopted in the future. At this time the property owner has filed an application for Zoning Code text amendments to adopt residential standards and design guidelines for the portion of Tukwila South Project area that is zoned LDR with TSO overlay and adjoins the City of SeaTac. It is anticipated that multi -family development will straddle both cities. Currently Tukwila has standards and design guidelines that apply to multi -family development in the High Density Residential (HDR) zone. The current proposal is to adopt Tukwila's Multi -family Design Manual and development standards such as setback, height, density, landscaping, and development area similar to those in the HDR zone. However, the request for parking and recreation space standards is to adopt standards similar to the City of SeaTac. See Attachment C for Multi -family Design Manual for development in the HDR zone. It is also available online at http://www.tukwilawa.qov/wp-content/uploads/DCD-Plan ning- Multi-Family-Desiqn-Manual.pdf Attachment D is the development standards of the HDR zone. Attachment E is the underline/strikeout version of the proposed code amendments; Attachment F and G are applicant's justification for recreation/open space and parking requirements. Discussion below includes staffs analysis of the proposed amendments. 6 DISCUSSION OF PROPOSED CHANGES I. Multi -family Design Manual Tukwila currently has Multifamily Design Manual for any multifamily development in the HDR zoning district. The maximum density in HDR zone is 22 dwelling units per acre and the current Multi -family Design Manual includes design guidelines for the form of development envisioned for that density. Per note 14 of the land use table, multifamily development in the TSO zone is only allowed after residential design manual with criteria for approval is adopted by ordinance. The land zoned TSO with the underlying zoning of LDR that adjoins the City of SeaTac is being considered by a developer for multifamily development similar to the type of development allowed in HDR. See Attachment C for the Multifamily Design Manual. Staff recommends adopting it for this portion of TSO. II. Multifamily Development Standards Staff is recommending adopting the development standards of HDR zone for the portion of TSO that adjoins the City of SeaTac, except for open space/recreation and parking regulations. These include: a) 2000 square feet lot area per unit (density of 22 dwelling units per acre); b) Maximum height of 45 feet; c) Development area coverage of 50% maximum; d) Tiered front yard setbacks of15 feet for first floor/20 feet for second floor/30 feet for third floor/45 feet for fourth floor; e) Tiered side and rear setbacks of 10 feet for first floor/20 feet for second & third floor/30 feet for fourth floor; f) Maximum building length of 50 feet, but allowed up to 200 feet with modulation; g) Landscaping standard of 15 feet in front and 10 feet along side and rear; interior parking of 20 square feet per stall and 15 square feet per stall if placed behind buildings. However, the developer has requested that the city consider adopting standards for open space/recreation space and parking similar to those of City of SeaTac since the proposed development will straddle both jurisdictions. III. Recreation Space Requirements HDR zone has recreation space requirement of 400 square feet per unit with a minimum of 1000 square feet. SeaTac's recreation space requirements are: 120 square feet for a studio, 160 square feet for a one -bedroom unit and 200 square feet for 2 or more bedroom unit. See Attachment F for the developer's rationale for adopting standard similar to SeaTac. 7 Tukwila Municipal Code defines recreation space as follows: 18.06.665 Recreation Space means covered and uncovered space designed and intended for active and/or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery. 18.06.670 Covered Recreation Space means an area of ground covered or overlaid by an artificial or manmade surface, such as rooftops or pavement. 18.06.675 Uncovered Recreation Space means an area of ground characterized by a natural surface, such as lawn, forests, or sandboxes (for children's play). Additionally, HDR has the following regulations for recreation space requirements: 18.14.030 Recreation Space Requirements In the HDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor 8 recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero -lot - line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5-to-12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.14.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Options for recreation space requirements: 1. Adopt standards similar to HDR of 400 square feet with at least 50 percent of the required space as outdoor space and minimum 25 percent of the total recreation space for children aged 5-12 years. Under this option a studio that is 550 square feet would have a disproportionate amount of recreation space requirement of 400 square feet. The amount of space required for a 96 unit development would be close to an acre (38,000 square feet or .88 acre). 9 2. Adopt standards similar to the City of SeaTac, with a graduated scale depending on the size of the unit: 120 square feet for a studio, 160 square feet for a one - bedroom unit and 200 square feet for 2 plus bedroom unit. Under this option a 96 unit development that consists of 3 studios, 60 one - bedroom units, 30 two -bedroom units and 3 three -bedroom units would be required to provide approximately 16,000 square feet (.4 acre). Tukwila's recreation space requirements differ based on zone. For instance, in HDR zone requires 400 square feet per unit; in NCC, RC, RCM, MUO, and TVS zones it is 200 square feet per unit; and in TUC zone it is 10% of the floor area, which is more appropriate for a more urban type of development. Recreation space requirements in other cities vary as well. For instance, in the City of Renton for multifamily zone that allows density of 14 dwelling units the recreation space requirement is 350 square feet per unit, but the developer can pay fee in -lieu of common open space. Tukwila currently has Park Impact Fees in the amount of $2325 per dwelling unit. Staff recommends Option 2. IV. Parking Requirements Multi -family dwellings in HDR zone are required to provide 2 spaces for each dwelling unit that contains up to 3 bedrooms,1 additional space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit. For instance, a 3-bedroom unit requires 2 parking spaces and a 5-bedroom unit requires 3 parking spaces. SeaTac's parking requirements are one stall per studio unit, 1.5 stalls per one - bedroom unit and 2 stalls per two or more bedrooms. Additionally, King County Metro undertook the Right Sized Parking (RSP) Project, where they assembled information on local multifamily residential parking demand to guide parking supply and management decisions in the future. As part of this project the RSP Multi -Family Residential Parking Calculator was designed to estimate parking demand at a given location based on a set of context -based variables. As such, the RSP calculator could be used as a tool for municipalities to help determine context -based minimums for development projects on a case -by -case basis. The calculator is available online at http://www.rightsizeparkinq.org/ Right size parking calculator for this area generates standard of 1.6 per unit which is similar to SeaTac's standards. Other suburban cities have graduated scale standard for multi -family units. For instance, Federal Way requires 1.25 stalls per studio; 1.5 stalls per 1-bedroom unit; and 2 stalls per 2-bedroom unit (Federal Way Revised Code 19.205.040). 10 The City of Renton (attached dwellings outside of the Center Downtown Zone) require a minimum of 1 parking stall per unit and a maximum allowable off-street parking ratio of 1.75 parking stalls per dwelling unit (Renton Municipal Code 4-4- 80.F.10(d) Options for parking requirements 1. Adopt parking standard similar to HDR zone of 2 spaces for each dwelling unit. 2. Adopt parking standard similar to the City of SeaTac standard of one stall per studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more bedrooms. Staff recommends option 2. REQUESTED ACTION Hold the public hearing on the proposed changes, review each proposed change, choose an option if multiple choices are given, and make recommendations to the City Council. i 6 3 lu 11 ATTACHMENT A Tukwila South Overlay area that abuts City of SeaTac to the east of 1-5 12 ` ` .` � � / , / ' / /�^ � '/ m.�a / '' \\ � / ' ' ' /^� , � � o / ~ \ ` - ' \ ' � semLE PROFERTESuo � ` ( U ^^~~^^~~^^~4 / ` ` ' "/20/., |r-- \ � / | ' ` ` ���ALE PROPERTIErs ^^'~~~-~'^'~^~^~- "bWRCI~.=°°IAL. =`""=.'Lft`~SDAUS =p�P�DRIvE,c-rLM"."°""m - - - � '--- � ~ H INIIATHOVIIV ATTACHMENT C MULTI -FAMILY DESIGN GUIDELINES 10/13/92 John W. Rants, Mayor Tukwila City Council Allan Ekberg, President Joe Duffle Joan Hernandez Steve Lawrence Steve Mullet Dennis Robertson Charles Simpson Tukwila Planning Commission George Malina, Chairperson Scott Clark Jack Flesher George Gomez Jim Haggerton Gerald Knudsen Vern Meryhew Private Development Advisory Focus Group Colin Quinn, Lincoln Properties Carl Bloss, Schneider Homes Everett Foster, Rosewood Co. Randy Brealey, Developer Joe Alhadeff, Meridian Mortgage Jim Potter, Seattle -King County Master Builders Assoc. Tukwila Principal Staff Members L. Rick Beeler, Director Jack P. Pace, Senior Planner Vernon Umetsu, Project Planner Stacia Norris, Document Processing Chris Collins, Word Processing Sharon Dibble, Graphics Consultants William Kreager, Mithun Group Architects Tom Rengstorf, Rengstorf and Associates Landscape Architects Michael Aipersbach, Aipersbach & Ryan Planners 14 TABLE OF CONTENTS INTRODUCTION I SITE PLANNING Streetscape - The transition from public to private spaces Site Design Quality Natural Environmental Considerations Circulation Parking Entrance Areas Energy Conservation Crime Prevention Signs/Graphics II BUILDING DESIGN Relationship to Adjoining Site Building Design Exterior Elevations iII LANDSCAPE/SITE TREATMENT Landscape Design Protection of Existing Trees Screening Buffering Usable Outdoor Space Recreation Area Design IV MISCELLANEOUS STRUCTURES/STREET FURNITURE Lighting Fencing, Walls and Screening Street Furniture PAGE 2 15 20 29 Ib LIST OF FIGURES FIGURE NO. TITLE PAGE 1 Summary Guideline Process. 1 2 Project siting, architecture and landscaping provide a sense 2 of high quality design from mad to interior spaces, design harmony between projects, and complement desirable neighborhood elements. 3 Street trees and one story pitched roof buildings are used to 3 help enclose the pedestrian streetscape without dominating it. 4 Buildings and landscaping are sited to reduce the prominence 4 of large paved areas. 5 Parking is located to the side of the project to minimize an 4 auto dominated streetscape. 6 Site buildings to group open space in significant areas, retain 5 mature trees, and create opportunities for residents to meet and recreate. 7 Significant trees are retained through building siting and use of required interior parking lot landscaping. 8 The topographical representation below shows radical water flow, foliage placement in swales, and lots that conform with the landform configuration. The shaded area is a concrete terrace drain required by building codes. The sketch contrasts site planning for conventionally graded and landform graded slopes. 9 Creative site planning can turn a drainage problem into an an 6 open space amenity. 10 Key sidewalk intersections and segments are marked with 7 contrasting pavers. 11 Detached garages and cul de sacs reduce parking area 7 prominence on the streetscape. 12 Site design incorporates scattered, less dominating parking 8 areas. 6 13 A site plan with four parking'areas, an access road and 8 parking circulation aisles. 14 Interior and perimeter landscaping reduce the visual affects 9 of large paved parking areas. Interior landscaping should be increased as parking lots get larger. 16 LIST OF FIGURES FIGURE NO. TITLE PAGE 15 Tandem parking spaces should only be used in conjunction 10 with under structure parking. 16 Project entry provides an immediate sense of high quality 10 design. 17 A high quality pedestrian entry is given equal weight with auto 11 entries. 18 Outdoor oriented recreation areas maximize solar exposure. 12 19 Site planning should create varying degrees of privacy. 12 20 Cu1 de sacs create semi -private "courts" to provide increased 13 security and informal play areas. 21 Semi -private project areas are separated from general public 13 areas using transitional spaces which are visually open in design. 22 A transition from semi -private to private spaces with low 14 volume paths, trellises and alcoves. 23 Multi -family building line and proportions are harmonious 15 with surrounding single family dwellings. 24 Multi -family building shape, height and length are similar to 15 adjacent single family buildings. 25 No particular architectural design is specified. However, the 16 sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. 26 Minimum building separation. 17 27 Design details need not be costly to significantly improve 18 architectural quality. 28 Offsets, changes in materials, and other fine detailing are used 19 to provide architectural interest. 29 Landscaping shown at 5 years after planting. 20 30 Live groundcover is planted to achieve 90% coverage within 3 20 years from installation. 31 Landscaping along street frontages should be high quality and 21 reflect three tiers of plants. LIST OF FIGURES FIGURE NO. TITLE PAGE 32 Perimeter landscaping along the side and rear lot lines provide 21 year-round buffering and transition. 33 A typical shrub hedge separating use areas with standard nursery 22 stock. 34 Tree wells can help save hillside trees only to a depth of 4 feet. 24 35 Trees protected with a chain link fence at the drip line during 24 construction. 36 Separation of marginally compatible uses with only plants. 25 37 Separation of marginally compatible uses with fencing and 26 plants. 38 Full separation of incompatible uses with masonry wall and 26 plants. 39 Recreation area design for safety includes siting the children's 27 play lot in a central or easily observed area. 40 A recreation space for the 5-12 year old group which facilitates 28 group interaction and skill testing. 41 Maximum parking area light standard height is 20 feet or the 29 building height; whichever is less. 42 Maximum grounds lighting standard height is 15 feet. 29 43 Dumpsters are sited and screened to minimize prominence. 30 1R INTRODUCTION Guideline Use Fig. 1: SUMMARY DESIGN REVIEW PROCESS Recognize that all projects must reflect high design quality which are harmonious with the natural and manmade environments (TMC 18.60.010). Review required multi -family design criteria (TMC 18.60.053) for general requirements on project design quality. Review the illustrative Multi -family Design Guidelines herein for specific design examples and orientations. b Project Architect reviews all criteria and guidelines then: a. adapts the illustrative design concepts to the specific site b. develops an alternative design approach with results in a similar level of design quality. b Planning staff reviews and works with Project Architect. b Tukwila Board of Architectural Review evaluates the development and ensures that only well designed projects which maintain neighborhood livability are approved. The City of Tukwila has adopted a policy that all multi- family developments must reflect high design quality; regardless of whether the project is oriented toward the low, middle, or high cost housing market. This does not mean that only high cost projects will be permitted in Tukwila. However, it does mean that maintaining livable neighborhoods requires architectural focus, design symmetry, and neighborhood harmony in low cost housing as well as high cost housing. Tukwila's Zoning Code includes various development standards to reflect basic minimum requirements such as density, building setbacks, and parking. Board of Architectural Review (BAR) approval is the basis for ensuring high design quality (TMC 18.60). BAR approval does not focus on required "numbers" to define quality design. Instead, it relies on overall results as generally defined in TMC 18.60.053. This Design Manual is provided to help the applicant understand the City's general desired level of quality, and to provide the BAR with a further basis for determining the needed level of design quality. These design guidelines are not requirements nor are they a substitute for competent work by design professionals on a site specific basis. The City encourages innovative design alternatives which better reflect site specific conditions and opportunities. The City recognizes that there are many techniques and architectural forms which can be used to reflect a design quality equivalent to these guidelines. In some cases such as high density projects on sensitive or prominent sites, the design quality reflected in these guidelines must be exceeded in order to maintain the existing level of neighborhood livability. When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density, use or other characteristics of senior housing: 1. Site Planning Figure 3 11. Building Design Items 2 and 6 III. Landscape/Site Treatment. Figures 31 and 32 Items 30, 31, 32, 33 34, and 35 The remaining introductory section discusses a vision for Tukwila's neighborhoods. This is followed by specific design guidelines which have been grouped to generally reflect the BAR review criteria (TMC 18.60) that they illustrate. 1 19 I. SITE PLANNING Streetscape The transition from public to private spaces Fig. 2: Project siting, architecture and landscaping provide a sense of high quality design from road to interior spaces, design harmony between projects, and complement desirable neighborhood elements. Successive l�ayaaa sggssof ores provide aansition torma�neighborhoods with and harmony 1. "The challenge facing builders in the 90's ... is to develop pedestrian atmosphere reducing the impact of the automobile. Many developments in the last twenty years have produced streetscapes often dominated by garage doors and driveways creating an environment with less neighborhood interaction: an environment discouraging pedestrian activity." ("Development Digest"; Winter, 1990.) 2. A streetscape which is safe and reflects a high quality coordinated design, is essential in multi- family neighborhoods. This overlay of street front design harmony is important to maintaining the sense of "community" which can be lost in an environment of diverse, sometimes sterile/mediocre project designs and automobiles. One-story ages provkk a better street frontage than pg loa 15 foot Landscape strip provides transition publicfrom saretscape to one-story project architec A meet tree and separated sidewaik rysta, contribute to visual continuity between projects and pedestrians from cars Pave areas walk widt en planter s provide additional side 2 20 I. SITE PLANNING Fig. 3: Street trees and one story pitched roof buildings are used to help enclose the pedestrian streetscape without dominating it. tB One-story pitched roof building are used to — atcinse the pedesaian IDectscape without donii mating it • 3. The public oriented elements of a well designed, pedestrian streetscape include separated sidewalks; coordinated placement and retention of large stature trees; coordinated street furniture, signage, and lighting; and integrated recreational facility links. Curb -line sidewalks may be acceptable on cul-de-sacs or local access loops with low traffic volumes (i.e., generated by 20 housing units) 4. The private site elements of a well designed pedestrian streetscape include buildings which use siting, scale, and materials to provide a sense of quality design and enclosure without overwhelming the pedestrian with building mass. 5. There should be a gradual, high quality transition from a pedestrian oriented streetscape to multi -story buildings. The transition should emphasize quality pedestrian scale architecture and materials, plantings of varying heights, and use pedestrian oriented entries, courts, and lighting. It is at this interface that the neighborhood's quality will be perceived by the public. - I �ql �.,�.�r, 'ld �!j Lli•'/I� I r}:r.1r1'�.II rlr' 00011.11. ,., l�l r !•i •}I��Ir •.."I .r1 111 '•nrr�I i�,�r /,f�rr�'/1„} rl/ Uu I I ! ••.III A 25 foot pukraian environmau provides linkage between projects 3 21 I. SITE PLANNING 7. Site design should be integrated with the neighborhood. Project design integration should include coordination of circulation, landscaping, Dres au I proideov' recreation spaces, and building location with the "Yaw aspashade surrounding area. A visual distinction using landform, landscaping, or materials may separate a project from the general neighborhood. However, high "fortress" walls should be avoided and buildings should not turn their backs to the street. 8. Walls, shrubs, and other visual obstructions between street frontage and building architecture should be limited to a maximum 3.5 ft. height to allow easy surveillance by Police Department car patrols. Higher fencing may be installed if it uses visually open materials such as wrought iron bars and 3 inch spaced grape stake fences. 9. Minimize the prominence of street front parking areas by using architecture and landscaping to break up or screen these sterile asphalt pads, moving parking to the side or rear, and breaking up large parking areas into smaller (i.e., 20-40 space) groupings. Vehicles should be treated as a means of transportation; not emphasized as a prominent design feature. (Fig. 11, 12, and 23) Site Design Quality Fig. 4: Buildings and landscaping are sited to reduce the prominence of large paved areas. 6. Site planning and building architecture must provide a high quality project design. Landscaping should not be needed to hide mediocre building design, but further enhance an already good design, and result in a high quality project. Central island visually breakr up lot with landscaping and a structure as cars aua she pmidng area Fig. 5: Parking is located to the side of the project to minimize an auto dominated streetscape. /_1.,' M"1, /+��'+, ....� el. ..--""` .. i 1' 1 1 4 I. SITE PLANNING Natural Environment Fig. 6: Site buildings to group open space in significant areas, retain mature trees, and create opportunities for residents to meet and recreate. Openspace waned is O perimeter unused Meal: Paimeter open space fomu a dramatic pedestrian entry, and mimed on the fob point open space —Open space grouped buo significant areas which can have many uses. Fig. 7: Significant trees are retained through building siting and use of required interior parking lot landscaping. • SEC A -A 10. Minimize a project's visual prominence and enhance the harmony with its natural setting. (Fig. 7) 11. Open space should be designed as a series of connected, natural woods and formal garden areas, each serving a precise functional and aesthetic purpose. Diversity in organizing these spaces is important since monotonous housing developments are as often the result of repetitive spatial organization as they are repetitive building masses. 12. One or more open space focal points should be incorporated as a basic site planning element. 13. Building scale and materials should provide a sense of human scale, enclosure and warmth in defining these spaces. Small, isolated planters alone are not adequate to break up paved areas and building mass, separate structures, and define spaces. 14. Buildings should be located to maximize significant tree retention on slopes, retain tree stands, and minimize disturbing sensitive areas. 15. Retaining large stature trees and tree stands on site, very significantly improves the integration of new developments into Tukwila's mature neighborhoods. Significant trees would include trees with over a six inch diameter as measured five feet above grade. Significant trees sow . 16. Every possible effort should be made to incorporate existing natural vegetation into project design. This should include, but not be limited to moving buildings or reducing project densities to preserve significant stands of mature trees. This would not include preserving a higher percentage of tree coverage than required in landscaping standards (i.e., 40% horizontal tree coverage of all areas not occupied by a building). Buildings located off slope to retain significant trees and reduce prominence. 5 I. SITE PLANNING Fig. 8: The topographical representation below shows radical water flow, foliage placement in swales, and lots that conform with the landform configuration. The shaded area is a concrete terrace drain required by building codes. The sketch contrasts site planning for conventionally graded and landform graded slopes. IBuilding Building Building Building STREET Conventional Site Planning Landform Site Planning 17. Site coverage on slopes should be minimized to reduce visual impact. Site coverage limitations am not as significant on flat sites where lower buildings may be preferable to maximize architectural harmony with nearby structures and the streetscape. 18. Landform grading should be used when feasible to reflect the natural topography and retain mature trees. 19. Creative design should be applied to turn natural site "problems" into project amenities. (Fig. 9) Fig. 9: Creative site planning can turn a drainage problem into an open space amenity. 6 I. SITE PLANNING Circulation Fig. 10: Key sidewalk intersections and segments are marked with contrasting pavers. Building envy ova Contrasting, atdrat marls Pedestrian Fig. 11: Detached garages and cul de sacs reduce parking area prominence on the streetscape. 20. The project entry should reflect a high level of quality using distinctive materials, landscaping and structures. 21. A comprehensive system of pedestrian sidewalks should link all building entries, parking lots, recreation areas and the project entries; with the area - wide sidewalk system. 22. Sidewalks should be a minimum of six feet wide between public roadway and the junction where pedestrian traffic begins to disperse. This would allow one pedestrian to pass another and remain on the sidewalk. A minimum four foot wide sidewalk may then be acceptable. 23. Sidewalk crossings of on -site roadways should be distinguished by a different material and slightly raised to prevent runoff from flowing across them. 24. The on -site vehicle circulation system should be designed as follows: • A maximum of two vehicle access points, depending on parcel characteristics and difficulty of access, to reduce traffic impacts and the site area devoted to roads instead of architecture and landscape/recreation space, • Create very low volume cul-de-sacs to allow multiple use as street oriented social/recreation areas, and • Stress shared driveways between adjacent developments. 25. Driveways should avoid crossing pedestrian walkways and paths from residence to children's play area. r 7 I. SITE PLANNING Parking Fig.12: Site design incorporates scattered, less dominating parking areas. Sport cowt and anaga cy vrhkk non wound —No buaior kmd�►ryulrrd rlang (see fig 10). lots Fig. 13: A site plan with four parking areas, an access road and parking circulation aisle. Property Line 26. The prominence of parking areas should be minimized by building siting, under building and tandem parking, and interior peririeter landscaping. Parking areas should not dominate' the buildings they are intended to serve. 27. Parking areas should be located within 200 feet of the farthest dwelling unit for the convenience of residents. It is also desirable in many instances to use several smaller parking areas rather than a few large lots. 28. The optimum design for a parking area is not necessarily the one which parks the maximum number of vehicles, but the one that also provides ample stall and aisle widths, pedestrian walks, adequate turning radii, reasonable grades, efficient movement of traffic, pleasant appearance, and convenient location. 29. In apartment and row house developments, it is desirable to locate parking where conflicts between autos and pedestrians are minimized. In large parking lots, pedestrian walkways allowing people to move safely should be used. In small parking areas, walkways between •lines of parked cars may be difficult to justify in light of economy and proximity to adjacent walks. Walkways lend a pleasant visual pattern to the parking area, especially when planted. Additional space should be provided where cars overhang curbs. 8 I. SITE PLANNING Fig. 14: Interior and perimeter landscaping reduce the visual affects of large paved parking areas. Interior landscaping should be increased as parking lots get larger. 2 3 4 CA singk 42 space parking lot 1 5 6 7 10 trees visually — bu es parking mkcroclimate relkf 1 An enhanced h uaa rg parking WNW WWI Small parking areas do not require interior landscaping • 30. When do parking lots become too big? Four to six spaces, is pedestrian and human in character, while over twelve cars becomes "car dominated territory." The critical number seems to be ten. This marks the breaking point between a human lot and a sea of cars. Small lots can be accomplished by breaking large parking areas into sections divided with landscape areas. Each section should serve not more than 10 to 12 cars. Landscape islands and areas should be located to protect cars as well as to break up seas of asphalt. 31. A landscaped area shall be placed at the end of each interior row in the parking area with no more than 10 stalls between the landscape areas. Parking area design should also incorporate the following: • All driveways onto public streets should be located a minimum of 50 feet from the intersection. • All maneuvering needs should be provided for entirely on -site. • All areas not necessary for vehicular maneuvering or parking should belandscaped. • Landscape areas within parking lots should not be less than 5 feet in width and protected with curbing. • An average 15 square feet of interior landscaped area per parking space for parking areas with more than 40 spaces should be provided as a general rule. The minimum 12 square feet per parking space is intended to be applied only in unusual situations where site constraints severely limit developable area or where superior site design effectively break up the effects of large paved areas and create a pedestrian friendly design. 9 I. SITE PLANNING Fig. 15: Tandem parking spaces should only be used in conjunction with under structure parking. Entrance Areas Fig. 16: Project entry provides an immediate sense of high quality design. Bali, landscaping and architecture fans a gntma's 32. The entrance to the site, building and individual unit creates a transition between the outside public world and a successively less public inner world. Living units, with a graceful transition between the outside and inside, are more tranquil than those which open directly off the street or parking arca. The experience of entering a building influences the perception of interior spaces. If the transition is too abrupt, there is no feeling of arrival and the inside of the home fails to be as private. 28 10 I. SITE PLANNING Fig. 17: A high quality pedestrian entry is given equal weight with auto entries. P ATH SEMI• PRIVATE SEMI•PRIVATE 33. It is possible to make the transition in many different physical ways. In some cases, for example, it may just be inside the front door- a kind of entry court, leading to another door or opening that is more definitely inside. In another case, the transition may be formed by a bend in the path that then moves through a gate. Transition might also be provided by changing the texture of the path, so that one steps off the sidewalk onto a gravel path, and then up a step or two under a trellis. Some entry elements include: • An accent tree which defines area with overhead branches. • A low wall for plants or draping vines. • A trellis or arbor. • A change in level. • A change in path texture. 34. The most successful solution will consist of a combination of the above suggested symbolic definers or other comparable mechanisms. 29 11 I. SITE PLANNING Solar Orientation Fig. 18: Outdoor oriented recreation areas maximize solar exposure. Crime Prevention Fig. 19: Site planning should create varying degrees of privacy. • �ALSEMI•PRIV", • \ s >gt#4G 1 _MI•PUBti_ . Am:.�.. __.... •• G PUBLIC SPA 35. To maximize the wanning effect of solar radiation in winter months and maximize shade in the summer months: • Utilize deciduous trees for summer shade and winter sun. • Orient active living spaces to the south. • Design building overhangs to shield the high summer sun and expose the area to the lower winter sun. 36. If possible, all buildings should be located and oriented to take advantage of natural energy saving elements such as the sun, landscape, and landform. 37. The opportunity (or invitation) for crime can be greatly reduced through physical design and site layout. Considerations for crime control should be included at the project's inception. Where hardware afterthoughts have been too heavily depended upon, crime opportunities have continued to exist and crime prevention has failed. 38. The Concept of Defensible Space should be employed to reduce opportunities for crime. "Defensible space" is a term used to describe a series of physical design characteristics that maximize resident control of behavior --particularly crime. A residential development designed under defensible space guidelines clearly defines all areas as either public, semi -private or private. In so doing, it determines who has the right to be in each space, and allows residents to be confident in responding to any questionable activity or persons within their complex. Residents are thus encouraged to extend their private realms, establish their zone of influence which inevitably results in a heightened sense of responsibility towards the care and maintenance of these outdoor areas. 12 I. SITE PLANNING Fig. 20: Cul de sacs create semi -private "courts" to provide increased security and informal play areas. Fig. 21: Semi -private project areas are separated from general public areas using transitional spaces which are visually open in design. vls 111 1 _aridiaiiii702A il:i.-71r,„iiii,.;!,,4._.•„....1.44.7"..1.,4..it—i:.,,,,-,iii....7,1,1.,ii:,..11_11.,ii. ., islimmalifia .1:4,411111, :1;11.1,11,i • - _._--...... __ lil ▪ •:le.... . . _.__•--.. • A branching sidewalk and step-up Cntry define san6private protect areas while • maintaining a visually open streetscape. 39. A series of techniques can be used to create defensible space and consequently reduce crime. They are summarized in the following: • Defining zones of privacy (public, semi -private, private) with real or symbolic barriers. This allows residents to identify "strangers". • Establishing perceived zones of influence (allowing residents to extend their private realms). • Providing surveillance opportunities. Additional design considerations include the following: • Parking Layout. Parking for residents should be located so that distances to dwellings are minimized and allow easy surveillance from nearby areas and windows. • Orientation of Windows. Windows should be located so that areas vulnerable to crime can be easily surveyed by residents. • Location of Service and Laundry Areas. Laundry rooms should be located in such a way that they are observed by others. • Windows and lighting should be incorporated to assure surveillance opportunities. • Mailboxes should not be located in dark alcoves out of sight. Barriers to Police. In semi-public and semi- private areas, bathers which would hinder police patrol, such as confused parking patterns and tall shrubs, should be avoided. 13 I. SITE PLANNING Fig. 22: A transition from semi -private to private spaces with low volume paths, trellises and alcoves. • Identity. A system for identifying the location of each residential unit and common facilities at the project entry should be established. • Hardware. Police department should be contacted for information regarding appropriate hardware such as door locks, window latches, etc. • Lighting. More light is not necessarily indicative of better and safer lighting. Lighting levels should be carefully selected and oriented so that points and areas vulnerable to crime are accented. Lighting should be provided in areas of heavy pedestrian or vehicular traffic and in areas which are dangerous if unlit, such as stairs and ramps, intersections or where abrupt changes in grade occur. Areas that have high crime potential should be well lighted so that people traveling through them at night may feel secure. • Landscaping. Plant materials such as high shrubs, should not be located so that surveillance of semi-public and semi -private areas is blocked. This will provide .the opportunity for crime. 40. Sticker shrubs may discourage crime activities. Low shrubs and umbrella trees (where the canopy is maintained above 5 feet from the ground) will allow surveillance opportunities, hence reducing the potential for criminal behavior. 14 32 II. BUILDING DESIGN Fig. 23: Multi -family building line and proportions are harmonious with surrounding single family dwellings. ROAD \HARMONIOUS BUILDING SF HARMONIOUS BUILDING PROPORTIONS •NIr Fig. 24: Multi -family building shape, height and length are similar to adjacent single family buildings. 6.-0„ SIMILAR BUILDING HEIGHT I WITHIN 60 FEET OF PROPERTY LINE MULTI -FAMILY ZONE SIMILAR ROOF HEIGHT AND SCALE SINGLE FAMILY ZONE 1. Building design hannony with the surrounding neighborhood should be emphasized. Building design elements should include scale/mass, modulation, height, the proportions of entries, windows and other openings (fenestration), color, materials, and shapes. This is not to require mimicry or that creativity is prohibited. Only that the creative act be sensitive to the neighborhood context. The City recognizes that its neighborhoods are in constant change and that the creative response to change is necessary in retaining its valuable residential areas. 2. Portions of multi -family developments adjoining Comprehensive Plan "Single Family Residence" areas should maintain a scale, facade and orientation similar to single family uses for compatibility with existing structures. Surrounding single family neighborhood building patterns may be used when adjacent single family lots are vacant. A project site plan and cross - sections should show the footprint of all adjacent structures within 100 feet of the property line to help evaluate compatibility. 3. Sloped roofs, minimum 5 ft. rise over 12 ft. run, should be used on multi -family buildings to enhance design harmony with surrounding single family neighborhoods, and on steep slopes to enhance design harmony with surrounding land forms. A 4-1/2 foot rise may be appropriate in combination with wide (i.e., 24 inch) overhangs, as may be mansard mots in special circumstances to lower buildings below the tree or ridgeline. 15 II. BUILDING DESIGN Fig. 25: No particular architectural design is specified. However, the sum of a structure's shape, fenestration, fine detailing and colors should be superior architectural design which is harmonious with the neighborhood. �f i iDogmas, balconies _pc doors detailing provide he4xt avoid architectural monotony. rIUI�1 11' • 4. More prominent sites and architecture require a higher level of design quality. This would include projects which are located near hill tops or intersections, or which include large visible building masses. 5. Building design and siting should define a visual focal point associated with each structure. A building entry or open space often fulfills this role. Such a focal point is denoted by structural articulation, materials, and color for identity and interest. Shapes, materials, colors and landscaping should also be used to create a transitional sequence to the focal point. Abrupt, design band aids, such as tacked on entry alcoves and insignificant walks, should be avoided. Sign! ctatt central axis ttizbrcak up maSJ. .. • Aslap u�pp awry, causal mid -level balcony — - - - - and ttcllitrs provrdc visual ransifion from street kvcl to the four story building —r.. i 16 II. BUILDING DESIGN Fig. 26: Minimum building separation. 10FT.(.1121 10+20 )) 4OFT.(.1 /2(20+20)) 28FT.(.1M(20+30)) a 6. Structures should be separated by a distance equal to one-half the sum of the adjacent building heights. Where a building has varying heights, each portion of that building shall satisfy the separation requirement (Fig. 25). The effect of topographic changes may be considered. 7. Where building height exceeds 35 feet, the Board of Architectural Review should apply the Design Criteria to establish a building separation distance not less than 35 feet. 8. Buildings should be separated at least 8 feet from driveways and parking spaces where facing windowed walls (but not the entry) of ground units and have a minimum 13 foot separation when facing the entry of ground units. 9. Buildings should be separated from common walkways by at least 8 feet in the structure's front and rear, and a minimum 4 feet on its side. 10. Separation guidelines should not apply to incidental structures such as trellises, 18 inch roof eaves, chimneys, covered walks, and pedestrian oriented amenities. 30FT.(.112(30+30)) 17 II. BUILDING DESIGN Fig. 27: Design details need not be costly to significantly improve architectural quality. 11. A 3-story blank wall, even if at the narrow end of a building, does not reflect acceptable design quality. Architectural relief and fine detailing should be used to break up monotonous surfaces. 12. Avoid applied ornamentation which is not related to building structure or architectural design. This would include arbitrary, inconsistent forms and decoration; uninterrupted floating horizontal elements; and large blank surfaces. 13. All exterior maintenance equipment, including HVAC, equipment, storage tanks, satellite dishes, and garbage dumpsters should be screened from off -site and on -site common area view, in an architecturally integrated manner. 18 II. BUILDING DESIGN Exterior Elevations Fig. 28: Offsets, changes in materials, and other fine detailing are used to provide architectural interest. yC^ r • • 14. The exterior elevations of buildings should incorporate design features such as offsets, changes in materials and shapes, to preclude large expanses of uninterrupted building surfaces. Additionally: 15. Structures shall not have an unbroken wall longer than 60 feet. 16. Site design should avoid the dominance of large individual building walls or the cumulative effect of successive smaller building wall repetition. Building separation and modulation should be sufficient to visually break up wall masses. The measures needed to visually break up wall masses will increase as a project increases in size and cumulative building mass. The minimum standards for this guideline are specified in TMC 18.50. Pitched rooftt building modulation and bubtwa awns introduce a single family scale to this dense building A trellised entry provides structural transition from pedestrian envirotunanr to building mass and helps separate public from semi private project spaces •y r.. "">�' „�"'�� f` :....ter ...T•.. 1 .� tom', �� 19 III. LANDSCAPE/SITE TREATMENT Landscape Design Fig. 29: Landscaping shown at 5 years after planting. 1. Plants can be used to curtail erosion, to soften the built environment, define or emphasize open space, give privacy, block wind and lessen the effects of solar radiation. 2. Although the landscape plan should reflect plants at maturity, landscaping should be considered as a design element harmonizing site plans and building design only to the extent of its effect in five years. This could mean using significantly larger initial plant stock for those project designs which rely heavily upon landscaping to provide relief for building and site design or screen the project. 4. Transition areas adjacent to buildings and parking lots should be landscaped with a combination of trees, shrubs, and ground cover. This provides a tiered visual transition between the open and built environments, and breaks up wall masses. 5. The design orientation for landscaped areas is largely discussed in Section I: Site Plan guidelines. This section focuses on the technical standards to be recognized in designing such landscape areas. 6. In general, landscape materials should be selected and sited to produce a hardy and drought -resistant `--��- landscape area consistent with project design. Selection Estimated five-year tavivsh — . should include consideration of soil type and depth, Fig. 30: Live groundcover is planted to achieve 90% coverage within 3 years from installation. Time ofplanting 90% of covau a after 3 years - spacing, exposure to sun and wind, slope and contours of the site, building walls and overhangs, and compatibility of new plant material with existing vegetation to be preserved on the site. All plant materials should be installed to current nursery industry standards which would include, but not be limited to the following or equivalent: • Landscape plant material should be properly guyed and staked to current industry standards. • Deciduous trees should be fully branched. • Evergreen trees should be a minimum of 8 feet in height at the time of planting. • All plant rows should be staggered for effective covering. • Ground cover should be supplied at the time of planting in minimum of 4-inch containers as appropriate to achieve 90% coverage in 3 years, or as sod. • Planting of trees in compacted soils should be prohibited unless minimum 12 inch gravel drain 20 38 III. LANDSCAPE/SITE TREATMENT Fig. 31: Landscaping along street frontages should be high quality and reflect three tiers of plants. STREET Fig. 32: Perimeter landscaping along the side and rear lot lines provide year-round buffering and transition. 1 a I34 CALIPER PARKING BUMPER OVERIIA G 1 J*. IV,O• Jr sumps are installed under each tree to a minimum 36 inch depth, or the subgrade soil beyond the planting pit is rototilled to a 9 inch depth to the drip line or edge of planter, whichever is less. Front yard plant material should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees to be minimum 21/2 inch caliper at time of planting, balled and burlapped • evergreen trees to be 8 - 10 feet in height at time of planting, root balled and burlapped • or equivalent per Board of Architectural Review. Side and rear yard plant materials should reflect the following: • shrubs, 2 gallons at time of planting • deciduous trees (i.e. maples and ash) to be spaced an avg. of 30 feet on center and 2-1/2 inch caliper at time of planting, balled and burlapped • evergreen trees (i.e. pine and fir) to be spaced an avg. of 25 feet on center and 7 feet in height at time of planting, balled and burlappcd • or equivalent per Board of Architectural Review. Perimeter landscaping around parking areas should reflect the following: • tree planting 20 - .30 ft. on center depending upon size (i.e., smaller species such as Japanese flowering cherry should have 20 ft. o.c. spacing) • perimeter shrub screen • shrubs to be 2 gallons at time of planting, spaced to achieve year-round screening to a 3 ft. height in five years • or equivalent per Board of Architectural Review. Plant materials within parking areas should reflect the following: • evergreen trees to be 8 feet at time of planting, balled and burlap • deciduous trees to be 2 inch caliper at time of planting • 2 gallon shrubs. Plants used for screening outdoor storage should consist of shrubs, minimum of 18 inches in height (1 gallon or larger) at the time of planting, spaced a minimum of 24 inches on center (or greater if larger plant material used). 21 III. LANDSCAPE/SITE TREATMENT Fig. 33: A typical shrub hedge separating use areas with standard nursery stock. 7. Grass seeding should only be permitted between April 1st and October 15th to assure germination. Some form of erosion control will be necessary if seeding is not completed during this period. Hydro - seeding or mechanical spreading should be used on slopes. 8. Shrubs planted to define spaces or separate environments should be planted as a staggered double row whenever possible. This provides the significant depth especially necessary to separate environments such as parking areas from grassed fields and building entries. These shrubs should be spaced to provide a lush continuous band within 3 years. This could be reflected in a double staggered row of plants for typical nursery stock spaced a maximum of 36 inches on center, depending on the specific material. 9. Shrub beds should be no more than a two feet wide per typical row of nursery stock plants, in order to minimize barked area and maximize live ground cover. A typical five foot wide barked planting bed for a single row of shrubs is not acceptable. 10. Plant materials should generally include native drought resistant species. 11. The native character of hillsides, ravines and wetlands should be protected and enhanced to provide habitat for a wide range of wildlife. Invasion and takeover by more vigorously growing non-native species such as English ivy, St. John's wort, and Himalayan blackberry tend to exclusively promote habitat for various rodent species. 12. Only native species which enhance a diverse habitat should be planted on the remaining natural hillsides, ravines, and wetlands. Plant buffer areas where the selection of introduced species is carefully reviewed for potential invasion of such natural areas should be recognized on a site -by -site basis by the landscape architect. 22 III. LANDSCAPE/SITE TREATMENT Trees 13. Trees should be planted at an average rate of 1 per 30 linear feet of transition area (grouping is an option), shrub beds should be designed as a staggered double row, and ground cover should achieve 90% coverage in 3 years except for minimum (Le., 2 foot) planter beds. Figures 35-37 show various options for separating uses. 14. Landscape design guidelines for required front, side and rear perimeters are illustrated in figures 31 and 32. 15. Trees should generally be specimen quality, balled and burlapped, and have a minimum size at planting as shown below. This minimum tree size may be increased based on the amount of buffering demanded, prominence of location, and size necessary to realize the applicant's assertion of landscape prominence within five years. 16. An example of increasing tree size should be along the street frontage when large paved areas are being moderated or where dominating wall masses are being softened. An example of decreasing tree size would be where a stand of trees is being planted and only a few specimen quality trees are needed to define the planting area and provide visual planting depth. Typical planting sizes are shown below: Tree Type Minimum Planting Size Large stature deciduous (i.e. maple, ash, oak) Large stature evergreen (i.e. pine or fir) Small stature tree (i.e. Japanese pear or flowering dogwood) 21/2 inch caliper 8 ft. height 1 3/4 inch caliper 23 4I III. LANDSCAPE/SITE TREATMENT Protection of Existing Trees Fig. 34: Tree wells can help save hillside trees only to a depth of 4 feet. Fig. 35: Trees protected with a chain link fence at the drip line during construction. 17. Significant existing trees should be protected as discussed under Site Planning. 18. The survival and general health of a tree depends as much on the condition of its root system as it does on the factors influencing the above -ground portion. This vital root system extends out to, and sometimes beyond the tree's drip line (the outermost reach of branches). Any significant disturbance to the root area, such as high surface compaction, mot severing, over -watering and/or removal of organic material in which the tree has composted over several years, will almost certainly kill the tree. Tree removal and replacement would be required after a few seasons of progressive deterioration. Based upon identification and examination, an evaluation can be made to determine which trees will prove valuable to the site design. This evaluation is an important factor in the placement and design of buildings, circulation pattems and other site elements. 19. Significant trees should be protected during construction with a chain -link fence or plastic vinyl construction fence at the drip line. The protection fence should be installed prior to issuance of grading permit. Removal or destruction of fencing should be cause for a Stop Work Order until reviewed by City staff. 24 Il. LANDSCAPE/SITE TREATMENT Design for Screening and Separation Fig. 36: Separation of marginally compatible uses with only plants. 20. Landscape design for screening and separation can be oriented toward full privacy, separation of uses, or screening unsightly elements such as dumpsters, etc. 21. Full privacy should require an opaque fence or evergreen barrier at least six feet high or above eye level, depending on the angle of view. Noise reduction requires a dense fence (i.e., concrete/masonry) wall or berm in addition to plantings. 22. Area separation requires a continuous physical barrier not less than three feet high. A greater degree of separation would require a higher opaque barrier. A separation planting strip could be deciduous or evergreen. 23. Landscape design for screening should reflect the degree of concealment desired. Plants are not often effective in providing full screening; they should be used in combination with a wall or landfonu. Plant screens are most effective when used to soften or provide soft transition to a screen wall or break up the visual lines of a partially concealed structure. 24. A privacy fence should be required along side and rear yards if adjoining single family zones as specified below: • 6 feet high • sight -obscuring wood (or equivalent) fence • exterior materials and colors shall be consistent with building architecture. 25. The following am alternative design solutions for various degrees of screening and separation: Alternative 1. Using only plantings for partial separation of marginally compatible _uses such as parking from residences or recreational sites. Area: Width not less than 15 feet. At least one row of deciduous and evergreen trees staggered and spaced not more than 15 feet apart. At least one row of evergreen shrubs spaced not more than five feet apart which will grow to form a continuous hedge at least five feet in height within three years of planting. Lawn, low growing evergreen shrubs, and evergreen ground cover covering the balance of the area. 25. III. LANDSCAPE/SITE TREATMENT Fig. 37: Separation of marginally compatible ,Alternative 2. Using a fence and planting foi full visual separation of marginally compatible use& Area: Width not to be less than 10 feet. uses with fencing and plants. Fig. 38: Full separation of incompatible uses with masonry wall and plants. At least one row of deciduous and/or evergreen shrubs spaced not more than 5 feet apart. Lawn, low growing evergreen shrubs, and evergreen ground cover over the balance of the area. Alternative 3, Using a wall and planting for fug separation of incompatible uses. This structural approach is often the only effective mitigation of impacts such as high freeway noise on outdoor recreation areas. Area: Width not to be less than 5 feet. A masonry wall not less than 6 feet in height and no less than 5 feet of landscaping transition. 26 III. LANDSCAPE/SITE TREATMENT Interior Parking Area Landscaping Usable Outdoor Space Recreation Area Design Fig. 39: Recreation area design for safety includes siting the children's play lot in a central or easily observed area. PUBUC OPEN SPACE PRIVATE OPEN SPACe COMMON OPEN SPACE 26. Minimum parking area landscaping at the perimeter and interior areas are specified in Chapter 18.52 of the Tukwila Zoning Code. Design conpepts for these areas are shown in figures 11, 12, 13 and 32. 27. As much design emphasis should be put into developing outdoor spaces as the buildings themselves. Outdoor space tends to be unusable when it is simply • the "leftovers" after buildings are placed on the land. (See Fig. 6) 28. Buildings or other substantial structures should be used to reduce the impact of noise sources when such noise would interfere with normal conversation as identified in Federal Environmental Protection Agency guidelines (i.e., 55-65 dBa). 29. Outdoor spaces should have a definite functional shape, be internally designed to fulfill that function, and be functionally associated with a specific unit or unit group (see "Defensible Space" in Site Plan guidelines). 30. A full range of active and passive recreation opportunities should be provided for the various resident age groups: infant (04), child (5-12), teen (13- 18), and adult. 31. Infant needs may be satisfied by passive spaces and overlap with child facilities. 32. The child group is the critical group for on -site recreation design since members tend to use facilities independent of parental supervision, are not necessarily old enough to travel streets to relatively distant public parks, and make complex demands of recreation spaces. 27 u III. LANDSCAPE/SITE TREATMENT Fig. 40: A recreation space for the S-12 year old group which facilitates group interaction and skill testing. 33. At least one on -site play area designed for the child group should be provided. This area design should be characterized by interactive group equipment which. tests skills. The Parks and Recreation Director should be consulted in the review of acceptable design proposals. 34. The child play area should reflect the design elements below: • Visually accessible to casual surveillance by passersby and residents. This is a key element in facility safety and generally requires a central location. • Care should be taken to provide separation of play areas from general impersonal passersby for security. • Easy safe access from residence to play area(s). • Hard surface areas for wheeled toys and tricycles. • Equipment with zones to satisfy the specific sensory and skill needs up to age 12. • Use water and sand if limited to two materials. These provide more possibilities for play and fun than all asphalt deserts combined. The ability to move over, under, around or through something affords a child control. He can change his relationship to it. • A child should be able to control his level of involvement with others. Make small sheltered areas for solitary play, larger spaces for group play. • An adjacent sitting area for monitoring the children. 35. Teen and adult on -site recreation facility demand may be satisfied with active recreation fields and sport courts, recreation rooms, pools and passive recreation trails. Linkages with existing public trail and park facilities should be made where possible, either through immediate construction or agreement to jointly participate in the coordinated provision of such a linkage at a later date. 28 IV. MISCELLANEOUS STRUCTURES/STREET FURNITURE Lighting Fig. 41: Maximum parking area light standard height is 20 feet or the building height; whichever is less. Fig. 42: Maximum grounds lighting standard height is 15 feet. 1. All exterior lighting (i.e., distribution, intensity, and pattem) should reflect project architectural design. 2. Exterior lighting should be provided in parking areas and along internal pedestrian walkways to assure adequate and safe pedestrian circulation for residential activities and guests. 3. Maximum parking area light standard height should be 20 feet or the height of the building; whichever is less. 4. Maximum walkway and grounds lighting should be 15 feet. Light fixture height is limited to enhance a sense of scale and enclosure for common areas at night. 5. All lighting standards should have glare cut-off features to avoid off -site spill -over. 6. Fixtures should be placed so that light pattems overlap at a height of 7 feet which is sufficiently high to vertically illuminate a person's body. This is particularly important consideration now that lighting fixture manufacturers are designing luminaries with highly controlled light pattems. 7. At hazardous locations. such as changes of grade, lower level supplemental lighting or additional overhead units should be used. Where low-level lighting (below 5 feet) is used, fixtures should be placed in such a way that they do not produce glare. Most eye levels occur between 3 feet 8 inches for wheelchair users and 6 feet for standing adults. 8. The walkway lighting is provided primarily by low fixtures, there should be sufficient peripheral lighting to illuminate the immediate surroundings. Peripheral lighting contributes to a feeling of security in an individual because he can see into his surroundings to determine whether or not passage through an area is safe. Such an area should be lighted so that the object or person may be seen directly or in silhouette. 29 47 IV. MISCELLANEOUS STRUCTURES/STREET FURNITURE Fencing, Walls, and Screening Fig. 43: Dumpsters are sited and screened to minimize prominence. Street Furniture 9. All fencing, walls, and screening should reflect building architecture and be harmonious with adjacent project designs. This should include consideration of proportion, color, texture, and materials. Perimeter fencing should be designed to be attractive from both sides. 10. Fencing and walls along street frontages should define space but be designed to be visually open and inviting to support a lively pedestrian environment. 11. All exterior mechanical equipment including HVAC, electrical equipment, storage tanks and satellite dishes, must be screened from on -site and off: site view. 12. Several small dumpsters adjacent to buildings such as garages are preferable to a single large free standing site. Dumpsters should have solid architectural wall screening only to the container height to minimize its prominence. 13. Recycling containers and areas should conform to King County standards or as amended by Tukwila standards. 14. All garbage container lids should be light weight and designed for operation by physically frail persons. 15. Street furniture should be coordinated to carry out the project's design concept. 16. Opportunities for social gathering by residents in shared open spaces should be enhanced by the provision of seating and other amenities. The use of bollards and other barrier features should be provided to separate vehicular traffic from pedestrian -oriented areas. 30 48 ACKNOWLEDGEMENTS No set of design standards can be done without heavy reliance on past studies and documents. The following is a partial list of documents which were heavily used or contained the basis of design standards, concepts or illustrative graphics. American Planning Association, Chicago, IL; "Planning News" City and County of San Francisco, CA; 07189; "Residential Design Guidelines" City of Seattle, WA; 01/92; "Proposed Design Review Process and Guidelines for the Cit) Seattle" (Draft) City of San Jose, CA; 11/86; "Residential Design Guidelines for the City of San Jose" City of Anaheim, CA; 12/91; "Residential Design Guidelines" (Draft) Greenman Group (The), Hollywood, FL; "Development Digest" Irvine Company (The), CA; 01/87; "Tustin Ranch Design Guidelines" National Association of Home Builders, Wash. D.C.; 1986; Higher Density Housing: Planning. Design, Marketing National Association of Home Builders, Wash. D. C.; 1990; Seminar and Materials on "Making Small Lots Work: Innovative Land Use for Single Family Homes" Newman, Oscar; 1975; Design Guidelines for Creating Defensible Space Multnomah County, OR; 11177; 'A Developer's Handbook" Urban Land Institute, Wash. D.C.; "Urban Land" 49 ATTACHMENT D TITLE 18 — ZONING 18.14.070 Basic Development Standards Development within the High -Density Residential District shall conform to the following listed and referenced standards: HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. (Applied to parent lot for townhouse plats) Lot area per unit (multi -family, except senior citizen housing) 2,000 sq. ft. (For townhouses the density shall be calculated based on one unit per 2000 sq. ft. of parent lot area. The "unit lot" area shall be allowed to include the common access easements). Average lot width (min. 20 ft. street frontage width), minimum 60 feet (Applied to parent lot for townhouse plats) Setbacks, minimum: (Applied to parent lot for townhouse plats) • Front - lst floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet (20 feet for townhouses) • Front — 4th floor 45 feet (20 feet for townhouses) • Second front - lst floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet (10 feet for townhouses) • Second front — 4th floor 22.5 feet (10 feet for townhouses) • Sides -1st floor 10 feet • Sides - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Sides - 3rd floor 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) • Sides — 4th floor 30 feet (20 feet for townhouses unless adjacent to LDR) • Rear - 1st floor 10 feet • Rear - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Rear - 3rd floor 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) • Rear— 4th floor 30 feet (20 feet for townhouses unless adjacent to LDR) Townhouse building separation, minimum • 1 and 2 story buildings 10 feet • 3 and 4 story buildings I 20 feet Height, maximum 45 feet Development area coverage I 50% maximum (except senior citizen housing; 75% for townhouses) Landscape requirements (minimum): (Applied to parent lot for townhouse plats) See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10 feet • Rear 10 feet Recreation space 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) Recreation space, senior citizen housing 100 sq. ft. per dwelling unit Off-street parking: • Residential (except senior citizen housing) See TMC Chapter 18.56, Off-street Parking & Loading Regulations. • Accessory dwelling unit See Accessory Use section of this chapter • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airbome pollutants, (2) TMC Chapter 8.22, "Noise", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. (Ord. 2199 §14, 2008; Ord. 1976 §27, 2001; Ord. 1830 §3, 1998; Ord. 1758 §1(part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-43 50 ATTACHMENT E TMC 18.09.010, Table 18-6, note 14 14. Allowed on those lands located in the TSO with underlying zoning of LDR, which immediately adioin lands located in the City of SeaTac to the east of Interstate 5. Allowed on all other lands in the TSO after residential design manual with criteria for approval is adopted by ordinance. 18.41.80 Design Review E. All design review applications for development within the Tukwila South Overlay district shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the Director shall evaluate the applicability and importance of each based on the intent of the Tukwila South Master Plan and reasonably balance any conflicting criteria in reaching a design review decision. 1. Substantial conformance with the Tukwila South Master Plan, including but not limited to, fostering the vision and guiding principles of the Master Plan. 2. Compliance with the applicable district standards in this title, and other applicable City regulations. Modifications to the development standards may be requested as part of design review per TMC Section 18.41.100. 3. Substantial consistency with Tukwila Comprehensive Land Use Plan goals and policies. 4. Substantial conformance with the provisions of any applicable development agreement. 5. Substantial conformance with all applicable mitigation measures identified in the associated EIS or other SEPAdocuments. 6. Adequate public services and facilities necessary to accommodate the proposed use and density are or will be made available. 7. The site is physically suitable for the type of development and for the intensity of development proposed. 8. Approval of the application will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties and public facilities. 9. Substantial conformance with the criteria contained in the Tukwila South Design Manual or other Design Manual as stipulated by TMC 18.60, 10. Substantial conformance with the Master Open Space and Trails Plan, if applicable 51 18.41.90 Basic Development Standards A. Residential Uses: 1. Residential development on those lands located in the ISO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5 shall conform to the following development standards: BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sa. ft. Lot area per unit 2,000 sq. ft. jmulti-family, except senior citizen housingl Average lot width 60 feet (min. 20 ft. street frontage width), minimum Setbacks, minimum: • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet • Front — 4th floor 45 feet • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet • Second front — 4th floor 22.5 feet • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet • Sides - 3rd floor 20 feet • Sides — 4th floor 30 feet • Rear -1st floor 10 feet • Rear - 2nd floor 20 feet • Rear - 3rd floor 20 feet • Rear— 4th floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housingl Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(sl 15 feet • Sides 10 feet • Rear 10 feet Recreation space 120 square feet for a studio, 160 sf fora 1 bedroom. 200 sf for 2 or more bedrooms. Maximum building 50 feet: 200 feet if length modulated, 125.feet fnr tnwnhomes. See TMC 18.50.083 for modulation requirements Off-street parking • Residential 1 stall per studio unit, 1.5 stalls per 1- bedroom unit, and 2 stalls per 2 or more bedrooms. • Accessory dwelling unit See Accessory Use section of this chapter • Other uses, including See TMC Chapter senior citizen housing 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airbome pollutants. (2) TMC Chapter 8.22, "Noise", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subiect to the requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 52 2. Standards for residential uses on lands not included in the scope of TMC 18.41.090 (A)(1) above shall be developed at a later date. 18.50.083 Maximum Building Length in the MDR, an4-HDR and TSO zone with underlying zoning of LDR on land that adjoins City of SeaTac, the maximum building length shall be as follows: For all buildings except as described below: MDR 50 ft HDR 50 ft TSO with underlying LDR zone on land that adjoins City of SeaTac 50 ft Maximum building length with bonus for modulating off -sets: • For structures with a maximum building height of 2 stories or 25 ft., whichever is less, and having horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR....100 ft HDR 200 ft TSO with underlying LDR zone on land that adjoins City of SeaTac 200 ft • For structures with a building height over 2 stories or 25 ft., whichever is less, with a horizontal & vertical modulation of 4 ft. or an 8 ft. modulation in either direction MDR....100 ft HDR....200 ft TSO with underlying LDR zone on land that adjoins City of SeaTac200 ft • For townhouse structures with horizontal modulation or a minimum vertical change in roof profile of 4 feet at least every two units or 50 feet, whichever is less MDR 80 ft HDR....125 ft Maximum building length with bonus for modulating off -sets: Modulation shall be required for every 2 units or 50 feet, whichever is less, as measured along the building's length. Grouping of offsets in maximum four unit modules may be permitted only with BAR approval (see Figure 18-5). 53 Wee Vertical Modulation Horizontal Modulation Figure 18-5 Multi -Fame Design Guideline 54 18.52.030 Perimeter and Parking Lot Landscaping Requirements by Zone District In the various zone districts of the City, landscaping in the front, rear and side yards and parking Tots shall be provided as established by the various zone district chapters of this title. These requirements are summarized in the following table (Table A), except for Tukwila Urban Center (TUC) requirements, which are listed in TMC Chapter 18.28. TABLE A — Perimeter and Parking Lot Landscaping Requirements by Zone District ZONING DISTRICTS FRONT YARD (SECOND FRONT) (linear feet) LANDSCAPE TYPE FOR FRONTS LANDSCAPE FOR SIDE YARD (linear feet) LANDSCAPE FOR REAR YARD (linear feet) LANDSCAPE TYPE FOR SIDE/REAR LANDSCAPING FOR PARKING LOTS (square feet) LDR (for uses other than residential) 152 Type I 10 10 Type I 20 per stall for non-residential uses; 15 per stall if parking is placed behind building MDR 1ci.2,1, Type I 10 10 Type I Same as LDR HDR 151,2,11 Type I 10 10 Type I Same as LDR MUO 15 (12.5)411 Type 17 64 64.11 Type 17 20 per stall adjacent to street; 15 per stall if parking is placed behind building 0 15 (12.5)2 Type 17 fi4 q4 Type 17 Same as MUO RCC 20 (10)2 3 Type 17 g4 in1, Type 11 Same as MUO NCC in4,11 Type 17•" n4 n4, 11 Type II Same as MUO RC 10 Type 113 fi4 n4 Type 116 Same as MUO RCM 10 Type I R4 n4 Type 116 Same as MUO C/LI . 15 Type 16 65,12 05' 12 Type 116 15 per stall; 10 per stall for parking placed behind building LI 152 Type 11 04,12 04,12 Type III 15 per stall; 10 per stall for parking placed behind building HI 152 Type II n4, 12 n4,12 Type III 15 per stall MIC/L 106 Type II n5, 12 ns, 12 Type III 10 per stall MIC/H 106 Type II n5,12 ns,12 Type III 10 per stall TUC — See TMC Chapter 18.28 TVS 1 c2.3 Type II n4 n4 Type III Same as C/LI ISO 152.9 Type I 010, 010 Type III Same as C/LI for non-residential uses; Same as LDR for residential uses. Notes: 1. Minimum required front yard landscaped areas in the MDR and HDR zones may have up to 20% of their required landscape area developed for pedestrian and transit facilities subject to the approval criteria in TMC Section 18.52.100.B. 2. In order to provide flexibility of the site design while still providing the full amount of landscaping required by code, the front yard landscape width may be divided into a perimeter strip and one or more other landscape areas between the building and the front property line if the perimeter strip is a minimum of 10 feet and the landscape materials are sufficient to provide landscaping along the perimeter and screening of the building mass. 3. Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to the approval criteria in TMC Section 18.52.100.B. Bioretention may also be used as required landscaping subject to the approval criteria in TMC Section 18.52.100.E. Required plant materials will be reduced in proportion to the amount of perimeter area devoted to pedestrian- oriented space. 4. Increased to 10 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 5. Increased to 15 feet if any portion of the yard is within 50 feet of LDR, MDR or HDR. 6. Increased to Type II if the front yard contains truck loading bays, service areas or outdoor storage. 7. Increased to Type II if any portion of the yard is within 50 feet of LDR, MDR or HDR. 8. Increased to Type III if any portion of the yard is within 50 feet of LDR, MDR or HDR. 9. Only required along public streets. 10. Increased to 10 feet for residential uses: or if adjacent to residential uses or non-TSO zoning. 11. In the MDR and HDR districts and other districts where multifamily development is permitted, a community garden may be substituted for some or all of the landscaping. In order to qualify, a partnership with a nonprofit (501(c)(3)) with community garden expertise is required to provide training, tools and assistance to apartment residents. Partnership with the nonprofit with gardening expertise is required throughout the life of the garden. If the community garden is abandoned, the required landscaping must be installed. If the garden is located in the front landscaping, a minimum of 5 feet of landscaping must be placed between the garden and the street. 12. To accommodate the types of uses found in the C/LI, LI, HI and MIC districts, landscaping may be clustered to permit truck movements or to accommodate other uses commonly found in these districts if the criteria in TMC Section 18.52.100.D are met. 13. For NCC and RC zoned parcels in the Tukwila International Boulevard District, the front landscaping may be reduced or eliminated if buildings are brought out to the street edge to form a continuous building wall, and if a primary entrance from the front sidewalk as well as from off-street parking areas is provided. 55 18.60.50 Design Review Criteria C. Multi -Family, Hotel and Motel Design Review Criteria. In reviewing any application for multi -family, hotel, motel, or non- residential development in a Low Density Residential zone, the following criteria shall be used by the BAR in its decision making, as well as the Multi -Family Design Manual or Townhouse Design Manual. Detached zero -lot -line type of developments shall be subject to the Townhouse Design Manual. Residential development on those lands located in the ISO with underlying zoning of LDR, which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5 shall also use the following criteria as well as the Multi -Family Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided, increasing from the public right-of- way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. 56 b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments that are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structures anticipated permanence. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. d. Appropriate landscape transition to adjoining properties shall be provided. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. 57 F. Tukwila South Design Criteria. The criteria listed below and guidelines contained in the Tukwila South Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila South Overlay district. Residential development on those lands located in the TSO with underlying zoning of LDR, which immediately adioin lands located in the City of SeaTac to the east of Interstate 5 shall use the criteria as stipulated under subsection C above. 1. SITE DESIGN. a. Site Design Concept and Site Relationships: (1) Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site. (2) Maintain visual and functional continuity between the development and adjacent properties where appropriate. b. Site Design for Safety: (1) Reduce the potential for conflicts between drivers and pedestrians. (2) Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors. (3) Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility. (4) Avoid light trespass beyond the boundaries of the property lines. c. Siting and Screening of Parking Areas: (1) Organize site and building designs to deemphasize vehicular circulation and parking. (2) Use building placement, walls, berms, and/or landscaping to create a distinct street edge. d. Siting and Screening of Service Areas and Mechanical Equipment: (1) Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening. (2) Ensure that larger pieces of mechanical equipment are visually unobtrusive. (3) Locate and/or screen roof -mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties. e. Natural Features: (1) Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate. (2) Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan. 58 f. Pedestrian and Vehicular Circulation: (1) Provide an efficient and comprehensive internal circulation system, including motorized and non - motorized access points, parking, loading, and emergency accessways. (2) Create on -site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites. g. Pedestrian Environment: (1) Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment. (2) Ensure that pedestrian amenities are durable and easy to maintain. (3) Select site furnishings that complement the building and landscape design of the development. h. Gateways: (1) Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan. (2) Provide special treatment at designated gateway locations. 2. BUILDING DESIGN. a. Architectural Concept: (1) Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. (2) Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments. (3) Provide distinctive building comers at street intersections through the use of architectural elements and detailing and pedestrian -oriented features where possible. (4) Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses. b. Building Elements and Architectural Details: (1) Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. (2) Buildings and site design should provide an inviting entry orientation. (3) Colors used on building exteriors should integrate a building's various design elements or features. 3. LANDSCAPE AND PLANTING DESIGN. a. Landscape Design: (1) Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character. 59 (2) Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering. b. Planting Design: (1) Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design. (2) Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics. 4. SIGNAGE DESIGN. a. Provide signage that is consistent with the site's architectural theme. b. Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain. c. Provide signage that is oriented to both pedestrians and motorists in design and placement. d. Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate. 60 ATTACHMENT F THE WOLEE COMPANY Slate 1949 May 16, 2018 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Bldvd., Suite 100 Tukwila, WA 98188 Dear Minnie: Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are intended to adopt development standards and guidelines for residential uses in the portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. The current proposal includes adoption of the City of SeaTac's off-street parking requirement for multifamily development (SeaTac Municipal Code 15.455.120), which stipulates the following: Unit Type Required Off -Street Parking Studio 1 parking stall One -bedroom 1.5 parking stalls Two -bedroom 2 parking stalls Under the proposed off-street parking requirement, the 96-unit development envisioned on this parcel would provide a minimum of 156 parking stalls, which translates to a minimum of 1.63 parking stalls per dwelling unit. A mix of surface stalls, carport stalls, and detached garage stalls will be provided on site. The proposed off-street parking requirement is appropriate for the surrounding community and is consistent with the vision of the Tukwila South Master Plan. According to the Tukwila Comprehensive Plan - 2015 Element 9: Tukwila South, "Tukwila South is intended to be a multi -regional employment center containing technology, office, commercial, and residential uses". The multi -use nature of the surrounding community creates a condition in which residents will have employment, education, and entertainment centers in the immediate vicinity of the project site. The proximity to these attractions increases the likelihood that residents can and will walk, bike, take public transit, or ride share. The project site is within half a mile walking distance of the King County Metro bus stop located at the intersection of S 180th St. and Southcenter 54.2 FIRST AVE. SOUTH. SUI I E 400 SEATTLE. WA 98 104 61 Pkwy. The site is also within 1.5 miles walking distance of Valley View Elementary School, Bow Lake Elementary School, Valley View Library, Seattle Christian School, Chinook Middle School, and Tyee High School. Regal Cinemas Parkway Plaza 12, Southcenter Square, and Costco can all be found within 1.5 miles walking distance of the site. Moreover, the project site is 1.5 miles walking distance from the SeaTac Link Light Rail Station, providing connection north to the City of Seattle. The proposal is also consistent with other near -by jurisdictions. Off-street parking requirements for multifamily development are as follows: • Federal Way o 1.25 stalls per studio o 1.5 stalls per 1-bedroom unit o 2 stalls per 2-bedroom unit (reference Federal Way Revised Code 19.205.040) • Renton (attached dwellings outside of the Center Downtown Zone) o Minimum of 1 parking stall per unit and a maximum allowable off- street parking ratio of 1.75 parking stalls per dwelling unit (reference Renton Municipal Code 4-4-80.F.10(d) The proposed off-street parking standard is a reasonable standard to meet market demand and has been adopted by other jurisdictions. The proposed standard is adopted as stated in the City of SeaTac. As a result, the proposal will also provide a consistent development standard across the full project site. The proposed standard will provide adequate parking on site for project residents and will not lead to an overflow parking condition in which residents need to park in nearby neighborhoods. We look forward to working with you and with the City of Tukwila. Please do not hesitate to contact us should you have any questions or desire any additional information. Sincerely, Greg Van Patten The Wolff Company 62 ATTACHMENT G THE WOEEE COMPflNY Since 1949 May 16, 2018 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Bldvd., Suite 100 Tukwila, WA 98188 Dear Minnie: Segale Properties LLC recently requested amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are intended to adopt development standards and guidelines for residential uses in the portion of the Tukwila South Overlay District (TSO) which adjoins land located in the City of SeaTac to the east of Interstate 5. The current proposal includes adoption of the City of SeaTac's Recreation Space requirement for multifamily development (SeaTac Municipal Code 15.510.510), which stipulates the following: Unit Type Required Open Space Studio 120 square feet One -bedroom 160 square feet Two -bedroom 200 square feet The proposed development will include 96 apartment units. Subject to the above specified standards, the development would provide a minimum of 16,320 square feet of recreation space on site within the subject parcel. All recreation space is envisioned to be outdoors and programmed appropriately for a variety of age ranges. The proposed development will be a component of a larger multifamily project spanning into the City of SeaTac. The full project will provide over 80,000 square feet of outdoor and indoor recreation space, all of which will be open to residents living within the portion of the development in the City of Tukwila. The Wolff Company, the developer of the proposed project, is investigating the feasibility of an integrated trail system that would cross the two municipalities and provide substantially more recreation space for all residents. The feasibility of a trail system is subject to additional analysis of critical areas on site. The developer fully intends to maximize the usable, open recreation space on site. 542 FIRST AVE. SOUTH. SUITE 400 SEATTLE. WA 981 04 63 In addition to the required recreation space, the project is expected to contribute over $22,000 to enhance and expand recreation facilities within the City of Tukwila. These funds will ensure that recreation facilities can well -serve new community residents. The site is located within close proximity of a number of existing parks and recreation facilities, both within the City of Tukwila and the City of SeaTac, including: Crestview Park (1.6 miles) - Bicentennial Park (2.3 miles) Crystal Springs Park (2.5 miles) - Tukwila Park (2.8 miles) Valley Ridge Park (3.0 miles) Future residents will have access to extensive recreational space, both on and off site. The proposed standards will create a consistent requirement across the development, while also ensuring that future residents have access to ample well -programmed and well - maintained recreational facilities. The proposed recreation space requirements will allow for a livable environment, both across the full development and within the portion of the site that sits within the City of Tukwila. We look forward to working with you and with the City of Tukwila. Please do not hesitate to contact us should you have any questions or desire any additional information. Sincerely, UC�y� o�. Greg Van Patten The Wolff Company 64 L-1 — 31- (911-V1, L L/ ',.7)D 1 b fin,► �< c._��{-- `� c{ Lr . City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: Zoning Code text amendments for ISO residential standards and design guidelines Project Number: L18-0032 and E18-0006 Associated File Number(s): Click or tap here to enter text. Date Mailed: 5/10/2018 Mailing requested by: Minnie Dhaliwal Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Determination of Non -Significance ❑ Notice of Decision ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application I-1X Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda Parties of Record: Property owners and tenants list attached. City of SeaTac Final MailingList ParcelNumber ToLine AttnLine AddrLine CityState ZipCode AddrSource CRWAddresslD TukStatus PropUse 1840300181 ROBINSON MARILYN J 98188 KCA TableNA NA NA 1840300181 Occupant 5129 S 178TH ST KC-AdddressPoints NA NA NA 1840300200 GEVING ORVILLE 0 98188 KCA TableNA NA NA 2623049013 CASTELLO LAND CO ISLAND WA 98040 KCA TableNA NA 2623049065 SEGALE PROPERTIES LLC 98138 KCA TableNA NA NA 2623049067 CLPF-TUKWILA LP C/O JSH PROPERTIES INC 10655 NE 4TH ST #901 BELLEVUE WA 98004 KCA TableNA NA NA 2623049067 Occupant 17501 SOUTHCENTER PKWY 100 98188 TukwilaAdddressPoints 2623049067 Occupant 98188 TukwilaAdddressPoints 2623049067 Occupant 98188 TukwilaAdddressPoints 2623049067 Occupant 98188 TukwilaAdddressPoints ADDR-00873 ACTIVE-ML 17501 SOUTHCENTER PKWY 200 ADDR-00874 ACTIVE-ML 17501 SOUTHCENTER PKWY 300 ADDR-00875 ACTIVE-ML 17501 SOUTHCENTER PKWY 400 ADDR-00876 ACTIVE-ML 3523049008 CITY OF TUKWILA 6200 SOUTHCENTER BLVD 98188 KCA TableNA NA NA 3523049010 KAISER NB KCA TableNA NA NA 3523049010 KC-AdddressPoints 3523049020 WA 98188 3523049046 KC-AdddressPoints 3523049076 KC-AdddressPoints 3523049087 IL 80601 3523049087 KC-AdddressPoints 3523049090 KC-AdddressPoints 3523049107 TUKWILA WA 3523049107 5129 S 178TH SEATTLE WA SEATAC WA 98188 17820 51 ST AVE S SEATTLE WA 7330 WEST MERCER WAY MERCER NA PO BOX 88028 TUKWILA WA TUKWILA WA None TUKWILA WA None TUKWILA WA None TUKWILA WA None TUKWILA WA PO BOX 12454 SEATTLE WA Occupant 5126 S 178TH ST SEATAC WA NA NA NA SEGALE PROPERTIES LLC KCA TableNA NA NA Occupant 17825 54TH PL S SEATAC WA NA NA NA Occupant 17815 54TH PL S SEATAC WA NA NA NA LEVITZ TUKWILA LLC KCA TableNA NA NA Occupant 17601 SOUTHCENTER PKWY TUKWILA WA 98188 NA NA NA Occupant 5563 S 178TH ST TUKWILA WA 98188 NA NA NA ANDOVER PROPERTY MANAGEMENT 415 BAKER BLVD #200 98188 KCA TableNA NA NA Occupant 17855 SOUTHCENTER PKWY TUKWILA WA 98188 TukwilaAdddressPoints ADDR-00076 ACTIVE-ML None 98111 Page 1 98188 5811 SEGALE PARK DR C 98188 98188 TUKWILA 180 N STETSON AVE #324-D CHICAGO City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@Tukwilawa.gov File# L18-0032 and E18-0006 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the Planning Commission at a public hearing scheduled on May 24, 2018, at 6:30 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by vis- iting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. The deadline to submit written comments on SEPA application is 5 pm on May 24th, 2018. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 WA SE10 -10 HAY '1.8 't L Occupant 7815 54TH PL S ATAC WA 98188 You are receiving this notice because you ai NIXIE f�' r U.S. POSTAGE* PITNEY BOWES ZIP 9818-,-- 02 1YV8 $ 000.470 0001387129MAY 10 2018 980 DE 1 0005/18/18 RETURN TO SENDER VACANT UNA5L.t i :1 i-U iAK_L 7Q. Z.:T 4.2226 .__ - `S7ZE-10-34 City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@Tukwilawa.gov File# L18-0032 and E18-0006 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the Planning Commission at a public hearing scheduled on May 24, 2018, at 6:30 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by vis- iting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. The deadline to submit written comments on SEPA application is 5 pm on May 24th, 2018. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 Occupant 5563 S 17 ST TUKW A WA 98188 You are receiving this notice because yoi. =1e1 -3,338 NIXIE 1,111111 U.S. POSTAGE) PITNEY BOWES ZIP 9818 0 02 1Y1 $ 000.47 0001387129MAY 10 2018 980 DE 1 0005/1S/18 RETURN TO SENDER VACANT L$NAtiLt iU 't-UKWRKt? ,..".^°: 4a255 �2 .. lE1363-10-35 rilllllii1dI1P11111111119111l,f1,11111i111111'ill City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Proje9Lanner: Writhe Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@Tukwilawa.gov File# L18-0032 and E18-0006 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the Planning Commission at a public hearing scheduled on May 24, 2018, at 6:30 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by vis- iting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. The deadline to submit written comments on SEPA application is 5 pm on May 24th, 2018. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 VITLE WAc l :iO.. MAY '18 M L \ / Oc npant 5 26 S 178TH ST EATAC WA 98188 NIXIE You are receiving this notice because you U.S. POSTAGE» PITNEY BOWES /( �3• - _+r Z1P02 1rV 98188 $ 000.47° 0001387129MAY 10 2018 980 DE 1 0005/18/18 RETURN TO SENDER 'VACANT UNFAi?Lt I U 'r-Yi' WAitI) *222r.-0322'0-le- 34 City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@Tukwilawa.gov File# L18-0032 and E18-0006 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the Planning Commission at a public hearing scheduled on May 24, 2018, at 6:30 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by vis- iting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. The deadline to submit written comments on SEPA application is 5 pm on May 24th, 2018. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 E S1 10MAY PM 6 t. CLPF-TUKWILA LP 10655 NE 4TH ST #901 BELLEVUE WA 98004 You are receiving this notice because yo t`± R �u v3 gii cE3a6F * 980 DE 1 NIXIE 980 PE AL: U.S. POSTAGE» PITNEY BOWES 417 i/L:=4. ZIP 98188 $ 000.47° 02 1V1 0001387129MAY 10 2018 zC 0 1 0 5! 1 5 i 1 R 00EIS /19/18 RETURN TO SENDER NU T iJ C L 1 V C R f1 3 G .+1 11 V L, R C 3 Z C LJ UNABLE TO FOFWARD ?1illii�{11��1111,111111�1(1i1111111111�i��(�111+1111111���11j1� City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@Tukwilawa.gov File# L18-0032 and E18-0006 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the Planning Commission at a public hearing scheduled on May 24, 2018, at 6:30 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by vis- iting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. The deadline to submit written comments on SEPA application is 5 pm on May 24th, 2018. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 ErTLEVIA c,e0 PM6 L. ANDOVER PROPERTY MANAGE- MENT 415 BAKER BLVD #200 TUKWILA WA 98188 You are receiving this notice because yo 4r` rsu i,u Ca`r cor u. NIXIE 950 DE 1 • U.S. POSTAGE» PITNEY BOWES ZIP 98188 $ 000.470 02 1VV 0001387129MAY 10 2018 0005 12 / 18 RETURN TO SENDER VACANT UNABLE TO FORWARD i. 3u �u Ca ui�'FGs3 *i a.i'.r="ii.1 wit ='i-ai ='3• -2i. ! {{ !1 11 11 11 i447 1 i 11 14q11 4 ` 11 ! 111 11111111111,l11111111 IS/Ii31111 11*if11111.1111l1111f 1121111 ( 1 R City of Tukwila Notice of Application and Public Hearing Tukwila South Overlay (TSO) Zone Residential Use Code Amendments Project Planner: Minnie Dhaliwal at 206.431.3685 or Minnie.Dhaliwal@Tukwilawa.gov File# L18-0032 and E18-0006 Applicant & Property Owner: Segale Properties LLC. Project Description: Zoning Code amendments to adopt resi- dential development standards and guidelines and associated SEPA determination. Location: TSO zone that adjoins City of SeaTac to the east of Interstate 5. You are invited to comment on the project before the Planning Commission at a public hearing scheduled on May 24, 2018, at 6:30 pm in the Council Chambers located at Tukwila City Hall at 6200 Southcenter Blvd., Tukwila, 98188. You may view the application, request a copy of any decision, provide written comments on the project, and learn your appeal rights by contacting the project planner listed above, or by vis- iting our offices Monday through Friday, 8:30am to 5:00 pm at Department of Community Development, 6300 Southcenter Blvd, Suite 100, Tukwila WA 98188. The deadline to submit written comments on SEPA application is 5 pm on May 24th, 2018. City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila Community Development & Neighborhoods Committee O Kate Kruller, Chair O Kathy Hougardy O Zak Idan AGENDA TUESDAY, APRIL 24, 2018 — 5:30 PM HAZELNUT CONFERENCE ROOM (At east entrance of City Hall) Distribution: K. Kruller K. Hougardy Z. Idan V. Seal D. Robertson Mayor Ekberg D. Cline C. O'Flaherty L. Humphrey Item Recommended Action Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. Authorization to apply for 2019 CDBG (Community a. Forward to 5/7 Consent Pg.1 Development Block Grant) funds for the Minor Home Agenda. Repair Program. Stacy Hansen, Human Services Program Coordinator b. A resolution adopting a Tukwila Municipal Arts Plan. b. Forward to 5/14 C.O.W. pg,7 Carolyn Law, visual artist, and and 5/21 Regular Mtg. Lesley Bain, Framework Cultural Placemaking. . Tracy Gallaway, Parks & Recreation Manager c. A grant application to the Washington State RCO c. Committee consideration/ pg,75 (Recreation and Conservation Office). decision. Rick Still, Parks & Recreation Director d. Zoning Code amendments for the Tukwila South d. Forward to Planning pg,83 Overlay Zone. Commission. Minnie Dhaliwal, Planning Supervisor 3. ANNOUNCEMENTS 4. MISCELLANEOUS Next Scheduled Meeting: Tuesday, May 15, 2018 The City of Tukwila strives to accommodate individuals with disabilities. Please contact the City Clerk's Office at 206-433-1800 (TukwilaCityClerk()TukwilaWA.gov) for assistance. City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Community Development and Neighborhood Committee FROM: Jack Pace, Director Community Development BY: Minnie Dhaliwal, Planning Supervisor CC: Mayor Ekberg DATE: April 17, 2018 SUBJECT: Zoning Code amendments to adopt residential development standards and guidelines for Tukwila South Overlay zone. ISSUE Should the Zoning Code be amended to adopt residential development standards and guidelines for Tukwila South Overlay Zone? BACKGROUND Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed amendments are to adopt development standards and guidelines for residential uses in that portion of the Tukwila South Overlay District (TSO) which immediately adjoins land located in the City of SeaTac to the east of Interstate 5. The entire Tukwila South Project area consists of approximately 400 acres generally bounded by S 180'h Street on the north, S. 204'" Street on the south, Orillia Road and 1-5 on the west and the Green River on the east. The property owner, Segale Properties, intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). The plan calls for approximately ten million square feet of development that would be accommodated in a combination of a campus style research and office environments with a mix of other supporting uses such as retail, residential, commercial, hotel and flex tech. The property owner is constructing the first phase of the Master Plan, which involves clearing and grading the developable areas of the site and constructing infrastructure necessary to serve any future development. The Tukwila South area contains several zoning designations, which include: Low Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed -Use Office (MUO). The entire Tukwila South area includes an overlay which supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay) may be applied by the City Council to any property lying within the Comprehensive Plan's Tukwila South Master Plan. Residential development is anticipated in the area zoned LDR with TSO overlay, which adjoins City of SeaTac. See Attachment A and B for the location and the underlying zoning. 83 INFORMATIONAL MEMO Page 2 DISCUSSION When TSO zone and standards were adopted in 2009, it was expressly contemplated that development standards regarding residential uses would be adopted in the future. At this time the property owner has filed an application for Zoning Code text amendments to adopt residential standards and design guidelines for the portion of Tukwila South Project area that is zoned LDR with TSO overlay and adjoins City of SeaTac. It is anticipated that multi- family development will straddle both cities. Currently Tukwila has standards and design guidelines that apply to multi -family development in the High Density Residential (HDR) zone. The current proposal is to adopt Tukwila's Multi -family Design Manual and development standards such as setback, height, density, landscaping, and development area similar to those in the HDR zone. The property owner is working with the developer to come up with parking and recreation space standards that would be more applicable for this area. See Attachment C for the development standards of the HDR zone. Multi -family Design Manual for development in HDR zone is available online at http://www.tukwilawa.gov/wp- content/uploads/DCD-Planninq-Multi-Family-Design-Manuat.pdf Amendments to TMC Title 18, (development regulations/Zoning Code) are legislative decisions, reviewed by the Planning Commission, which makes a recommendation to the City Council after holding a public hearing. The City Council will then hold a public hearing, and decide to approve, approve with modifications, or deny the amendments. Currently staff is asking the Committee to forward the proposed amendments to the Planning Commission for their review and recommendation. Staff would then come back to the Committee with the Planning Commission's recommendation. FINANCIAL IMPACT None RECOMMENDATION Forward the proposed changes to the Planning Commission for consideration and review. After Planning Commission review and hearing staff will return to the Committee with the Planning Commission's recommendations. ATTACHMENTS A. Zoning map of the area B. Map showing city boundary and proposed area for residential development C. HDR development Standards 84 L8 \ _ ' a_ II L3 I 1 L-.L PS tt 1.3g in • ".."PPIOPIER7ISS LI-C ucI MAW APO TLKWILA 1.1.1L7FAMILY PARCEL MAP SEGALE PROPERTIES Attachment C TITLE 18 — ZONING 18.14.070 Basic Development Standards Development within the High -Density Residential District shall conform to the following listed and referenced standards: HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. 11 (Applied to parent lot for townhouse plats) Lot area per unit (multi -family, except senior citizen housing) 2,000 sq. ft. (For townhouses the density shall be calculated based on one unit per 2000 sq. ft. of parent lot area. The "unit lot' area shall be allowed to include the common access easements). Average lot width (min. 20 ft. street frontage width), minimum 60 feet (Applied to parent lot for townhouse plats) Setbacks, minimum: (Applied to parent lot for townhouse plats) • Front - 1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet (20 feet for townhouses) • Front - 4th floor 45 feet (20 feet for townhouses) • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet (10 feet for townhouses) • Second front - 4th floor 22.5 feet (10 feet for townhouses) • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Sides - 3rd floor 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) • Sides - 41h floor 30 feet (20 feet for townhouses unless adjacent to LDR) • Rear - 1st floor 10 feet • Rear - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Rear - 3rd floor 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) • Rear - 4th floor 30 feet (20 feel for townhouses unless adjacent to LDR) Townhouse building separation. minimum • 1 and 2 story buildings 10 feet • 3 and 4 story buildings 20 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing; 75% for townhouses) Landscape requirements (minimum): (Applied to parent lot for townhouse plats) See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 15 feet • Sides 10feet • Rear 10 feet Recreation space 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) Recreation space, senior citizen housing 100 sq. ft. per dwelling unit Off-street parking: • Residential (except senior citizen housing) See TMC Chapter 18.56, Off-street Parking & Loading Regulations. • Accessory dwelling unit See Accessory Use section of this chapter • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, act vity and operations within a structure or a site shall comply with (1) standa ds adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise•, and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. (Ord. 2199 §14. 2008; Ord. 1976 §27. 2001; Ord. i <0 F3, '1998 Ord. 1?-58 §1 (part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-43 89 ATTACHMENT A Tukwila South Overlay area that abuts City of SeaTac to the east of 1-5 85 �l {03502995.DOCX;I }1 Tukwila South Residential Design Manual 44V14)e-ds 0/.7 ..e/e IC vs 41- i Z vs 6, /2 (y5113 Table of Contents LANDS ADJOINING THE CITY OF SEATAC 1 I. Purpose 1 A. Quality Design. 1 B. Neighborhood Compatibility. 1 C. Enhanced Security. 1 II. Authority and Application 2 III. Density Calculation 3 IV. Site Design and Building Orientation 4 V. Building Orientation with Respect to Streetscape 5 VI. —Site Layout 6 VII. Pedestrian Circulation 6 VIII. Location of Parking 7 IX. Driveway Entrances 8 X. Exterior Lighting 8 XI. Building Design 9 XII. Pedestrian Building Entries 9 XIII. Character and Massing 10 XIV. Neighborhood Compatibility/Relation to Adjacent Development 13 XV. Privacy 16 XVI. Building Security 16 XVII. Building Materials 18 XVIII. Vehicular Access and Circulation 18 XIX. Vehicular Access 18 XX. Traffic Calming 19 XXI. Buffering Adjacent to Expanded Streets 20 XXII. Design of Surface and Structured Parking 20 XXIII. General Considerations 20 XXIV. Design of Surface Parking Lots 20 XXV. Design of Structured Parking 21 XXVI. Recreation and Open Space 23 XXVII. Minimum Area Required 23 XXVIII. Play Space for Children 25 XXIX. Location and Layout of Recreation and Open Space 25 XXX. Courtyards and Plazas 27 XXXI. Maintenance 27 XXXII. Cash Contribution in Lieu of On Site Recreational 28 XXXIII. Landscaping 28 XXXIV. Incentives 30 XXXV. Application of Incentives 30 {03502995.DOCX; I } XXXVI. Senior Housing 31 XXXVII. Mixture of Unit Sizes 31 XXXVIII. Condominium/Owner Occupied Housing 32 XXXIX. Underground Parking 32 XL. Outdoor Recreation/Open Space 32 XLI. Architectural Design 33 South 154th Street Station Area Overlay Districts 33 XLIII. Applicability 33 Area Overlay Districts 37 XLV. Concept Illustrations 38 RESIDENTIAL DEVELOPMENT ELSEWHERE WITHIN TUKWILA SOUTH Error! Bookmark not defined. TUKWILA SOUTH — RESIDENTIAL DEVELOPMENT ON LANDS ADJOINING THE CITY OF SEATAC 1 I. Purpose 1 A. Quality Design. 1 B. Neighborhood Compatibility. 1 C. Enhanced Security. 1 II. Authority and Application 2 III. Density Calculation 3 IV. Site Design and Building Orientation 4 V. Building Orientation with Respect to Streetscape 5 VI. Site Layout 6 VII. Pedestrian Circulation 6 VII1. Location of Parking 7 IX. Driveway Entrances 8 X. Exterior Lighting 8 XI. Building Design 9 XII. Pedestrian Building Entries 9 XIII. Character and Massing 10 XIV. Neighborhood Compatibility/Relation to Adjacent Development 13 XV. Privacy 16 XVI. Building Security 16 XVII. Building Materials 18 XVIII. Vehicular Access and Circulation 18 XIX. Vehicular Access 18 XX. Traffic Calming 19 XXI. Buffering Adjacent to Expanded Streets 20 XXII. Design of Surface and Structured Parking 20 XXIII. General Considerations 20 XXIV. Design of Surface Parking Lots 20 XXV. Design of Structured Parking 21 XXVI. Recreation and Open Space 23 {03502995.DOCX;I } 11 XXVII. Minimum Area Required 23 XXVIII. Play Space for Children 25 XXIX. Location and Layout of Recreation and Open Space 25 XXX. Courtyards and Plazas 27 XXXI. Maintenance 27 XXXII. Cash Contribution in Lieu of On -Site Recreational 28 XXXIII. Landscaping 28 XXXIV. Incentives 30 XXXV. Application of Incentives 30 XXXVI. Senior Housing 31 )(XXVII. Mixture of Unit Sizes 31 )(XXVIII. Condominium/Owner-Occupied Housing 32 XXXIX. Underground Parking 32 XL. Outdoor Recreation/Open Space 32 XLI. Architectural Design 33 XLII. Concept Illustrations 33 TUKWILA SOUTH — RESIDENTIAL DEVELOPMENT ON LANDS NOT ADJOINING THE CITY OF SEATAC 43 {03502995.DOCX;1 } 111 TUKWILA SOUTH — RESIDENTIAL DEVELOPMENT ON LANDS ADJOINING THE CITY OF SEATAC I. Purpose The following design standards are intended to implement the City's vision for multi- family housing, on those lands located in the Tukwila South Overlay which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. The standards serve three (3) basic purposes: to promote quality development, to increase neighborhood compatibility, and to enhance security. A. Quality Design. A quality development is one that is functional and pleasant for its residents as well as the public. Such a development starts with an investment in quality materials that will not rapidly decay, and design that ensures ample privacy as well as amenities for residents. Well -designed environments will provide places for residents to meet and visit, open spaces located to take advantage of sunny exposures, and safe places for children to play. A high quality development will also contribute to an attractive streetscape by providing buildings with architectural detailing, entries that present themselves with an air of pride, and landscaping that adds color, texture and comfort to a neighborhood. B. Neighborhood Compatibility. Good design also ensures neighborhood compatibility by appropriate scale and massing adjacent to existing housing. Landscaping and the careful placement of windows and balconies for privacy help to create a pleasant environment. C. Enhanced Security. Crime Prevention Through Environmental Design (CPTED) is a concept that employs site and building design as a crime prevention strategy intended to reduce the opportunity for criminal behavior, reduce the incidence and fear of crime, reduce calls for police service, and improve the quality of life. It includes four (4) principles: 1. Natural Surveillance. The arrangement of space and buildings that enables residents to observe their surroundings. Natural surveillance increases safety by allowing residents to see trespassers. Making a potential offender feel that they will be seen and reported discourages criminal behavior. 1 {03502995.DOCX;1 } Example: Windows and balconies overlooking a street contribute to an active and safe streetscape. 2. Natural Access Control. The placement of walkways, building entrances, fences, landscaping, and lighting to discourage access to crime targets and create the perception of risk to offenders. Natural access control enhances safety through design, which reduces or supplements the use of more costly access control such as security guards and mechanical devices. 3. Territorial Reinforcement. Extending the sense of ownership from the private residence to the nearby areas outside the dwelling through physical improvements such as fencing, pavement, landscaping and lighting. Clearly defined territory deters entrance by those with criminal intent and makes their actions more visible and likely to be reported by those who recognize the territory as their own. 4. Maintenance. Ensuring that buildings and grounds are maintained for resident safety, neighborhood aesthetics, and to reflect building management. Maintenance serves as an expression of ownership and allows for continued use of the space for its intended purpose. Maintenance prevents a reduction of visibility from landscaping and obstructed or inoperative lighting. A clean and well -maintained site tells offenders that residents care about their surroundings and criminal behavior will not be tolerated. Multi -family projects subject to the design standards in this chapter are envisioned to create developments that are good places to live. II. Authority and Application A. The provisions of this chapter shall apply to all multi -family development of three (3) units or more min the Tukwila South Overlay, immediately adjoining lands in located in the City, of SeaTac to the east of Interstate 5. These standards shall supersede existing 2 {03502995.DOCX;I } regulations elsewhere in SMC Title 15the Tukwila Municipal Code when in conflict with this chapter. B. The provisions of this chapter shall apply to all development meeting one (1) or more of the following thresholds: 1. All new construction requiring building permits; and/or 2. Major Redevelopment. a. Additions or alterations to a building, excluding interior -only improvements, which total fifty percent (50%) or more of the gross square footage (GSF) of the existing building(s)rexeept-fer-the-Seetli-1-54th-Stfeet. t b Ma:or Redevelopment in the South 154th, Street Station urea > , eb. Only the portions of the building being altered or added to shall be required to integrate multi -family design standards into the design of the alteration or addition. C. Departures. In order to provide flexibility and creativity of project designs, departures from these design standards may be permitted, subject to the approval of the Director, providing: 1. The strict interpretation or application of these Design Standards would be inconsistent with related provisions of the Zoning Code or would be contrary to the overall goals and objectives of the Comprehensive Plan; or 2. The departure creates a project design that better meets the overall purpose and intent of the design standards. III. Density Calculation Intent: Ensure appropriate densities on properties with sensitive areas. A. The maximum allowable density for a property shall be calculated as follows: [Net_Site_Area./ Minimum Lot Size = Maximum # of Allowed Units B. For the purposes of this section, the net site area is the total site area minus any areas that are classified as one (1) of the following sensitive areas: 3 {03502995.DOCX;I } 1. Class I, II or III wetlands; 2. Class I, II or III streams; 3. Slopes greater than forty percent (40%). C. Buffers for the above sensitive areas shall be considered part of the net site area but shall not be built on. Development on a site with wetlands, streams, or steep slopes shall meet all Federal, State and local laws and regulations. Units shall be clustered on the developable portion of the site. Example: Net Site Area. The net site area (crosshatched in this illustration) excludes sensitive areas, such as wetlands, but includes sensitive area buffers. DE plc. size-afid-eentains-twe-(2)-aer-es-of-wetlands-ancl-ene-(-1)-aefe-of-wetland-buffer4 IV. Net Site ea otal-Site Area--Sensit s Net Site Area — 10 Acres 2 Acres — 8 Acre:, Net-Sityea-,/ Minimufa-Lot Size Maximum 11 f n llowed t=s Site Design and Building Orientation Purpose: Design multi -family sites to have both an external orientation to the streetscape, and an internal orientation to the residential environment with unifying open space and pedestrian pathways. Design emphasis should be given to the pedestrian, rather than the auto 4 {03502995.DOCX;I } environment through placement of parking in a less prominent location (such as underground, or to the side of the building, rather than in front). Site layout should observe principles of "natural surveillance," "natural access control" and "territorial reinforcement" by arranging circulation systems, parking areas, sidewalks, and open space to give the perception of being a residential and controlled space in which illegal activity will be observed and reported. Lighting and landscaping should allow for safety and visibility of public and semi-public areas. V. Building Orientation with Respect to Streetscape Intent: Provide a building presence on the street for convenient pedestrian access, to provide "eyes on the street" and to contribute to the streetscape with visually interesting buildings. A. Multi -family buildings shall be oriented in one (1) of the following manners: 1. In a complex with one (1) building: a. The building shall be oriented to a street, with a prominent entrance and clear connection to the sidewalk. The primary entrance of the building shall be located on the facade facing the street with the highest roadway classification delineated by the SeaTac rComprehensive Plan . In cases where the building is adjacent to private streets only, the location of the primary entrance shall be determined by the Director, taking into consideration pedestrian and vehicle connectivity and the surrounding pattern of development; b. When physical site limitations such as topography; existing trees or other natural features prevent the main entrance from being located on the street -facing facade, the building may be oriented to a courtyard with a prominent pedestrian entrance and clear connection to the public sidewalk; Example: This building is located facing the street with a prominent entrance and pedestrian path to the sidewalk. 2. In complexes with several buildings, those buildings shall be oriented in one (1) of the following manners: 5 {03502995.DOCX;I ) a. Buildings shall be oriented to the streetscape with prominent entries and walkways connecting directly to the public sidewalk; or b. Buildings shall be oriented to an interior courtyard, or to a cohesive system of open space and pedestrian pathways with a prominent pedestrian entry to the site and walkway connecting directly to the public sidewalk. VI. Site Layout Intent: Arrange buildings and open space to define territorial areas and control access. A. Arrange the site in a cohesive and planned manner through one (1) or more of the following methods: 1. Divide large multi -building developments into several smaller usable areas, each with individually designed open space, children's play areas, internal circulation, and parking; 2. Configure several buildings around a courtyard; 3. In a development with one (1) building, configure the building around a courtyard or create several smaller areas of open space each near a separate entry; 4. Provide a secured site with controlled auto and pedestrian access via gates with a security system. B. Limit the number of persons accessing buildings by a common entryway. 1. The number of dwellings using a common, unsecured building entrance shall be limited to not more than four (4); 2. The number of units using the same access point shall be limited to not more than twelve (12) units in secured buildings, unless a prominent entryway and lobby are provided; 3. Provide a secured building with a prominent entryway and lobby in buildings of four (4) or more stories. A secured building is one where access is controlled by key or card key on all building entrances. The above provisions shall be reviewed and approved by the Director as satisfying the requirement of the territorial reinforcement objective. More than one (1) of the above methods may be required if necessary to achieve the objective. VII. Pedestrian Circulation 6 {03502995.DOCX;I } Intent: Enhance pedestrian safety and convenience by providing an integrated pedestrian circulation system throughout the development. Contact points between pedestrians and vehicular paths should be minimized; where necessary they should be designed to alert drivers to crossing pedestrians. A. All developments shall feature a fully integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system. B. Pedestrian circulation shall consist of sidewalks or designated pathways, raised or otherwise separated from parking and vehicular circulation. Sidewalks and pedestrian ways shall be a minimum of four (4) feet in width, clear of any vehicle overhangs. C. Pedestrian entrances from the street shall be clearly defined and designed so as to be separated from and more prominent than driveways and entrances to parking garages. D. Pedestrian paths should be visible from buildings or parking lots, and shall be designed to avoid creating "dead ends" or isolated areas. VIII. Location of Parking Intent: Integrate parking into the development in a manner that maximizes accessibility and convenience, while ensuring that parking does not dominate the streetscape and site design. Parking located close to and visible from each unit contributes to a feeling of security. Effective parking designs include private, secured parking located within each unit, common underground parking areas that are well -designed, or surface parking located to be visible from units and connected by convenient pedestrian ways. Parking accessible from alleys, or located to the sides or rear of buildings, helps to ensure that parking does not dominate the site. A. No parking shall be located between a building and the front property line, other than a driveway for passenger loading and off-loading only in conformance with Section IX. Surface parking shall be located behind a building or to the side of a building. B. Parking located next to a building and within forty (40) feet of the front property line shall not occupy more than the width of two (2) lengthwise parallel parking stalls and one (1) travel lane. C. Corner Lots. On corner lots, no parking shall be located between the building and either of the two (2) front property lines. If a parcel abuts more than two (2) public or private streets, no parking shall be located between the building and the front property line abutting the two (2) public and/or private streets with the highest classification. D. SecurityNisibility. Parking shall either be secured or visible from surrounding units. E. Large Parking Areas. Large parking areas in multiple building developments shall be broken up into small lots related to the group of buildings served. 7 {03502995.DOCX;I } F. Parking in Rear Setback. Parking may be located in the rear setback area when access is from an alley abutting the rear lot line. On corner lots, such parking may not extend into the portion of the setback area required as a front yard adjacent to the street. G. Parking Located Below Grade. Parking which is located below grade may be located within a required front or side setback area if situated completely below the level of the abutting sidewalk, and the required landscaping can be provided on top of the below -grade parking structure. H. Tandem Parking. Tandem parking for parking spaces serving the same dwelling unit may be used if the parking is located within the rear setback area and gains access from an abutting alley, or when one (1) of the parking spaces is located within a private garage, and the other is located in the driveway providing access to the parking space within the private garage. Except for developments in which tandem spaces are located within the rear setback area and gain access from an abutting alley, not more than fifty percent (50%) of parking spaces within a multi -family development may be placed within a tandem configuration. IX. Driveway Entrances Intent: Ensure that parking does not dominate the streetscape, while allowing drop-off areas for convenience and accessibility. Driveways serving front yard porte-cochere building entries shall be as approved by the Director, and may include a maximum of three (3) short-term parking spaces. X. Exterior Lighting Intent: Lighting design should consider the appropriate placement and quantity of light to provide for security and aesthetic appreciation while avoiding glare and excessive brightness. Lighting contributes to a residential community by extending the hours of outdoor use. Common industry standards for lighting design as outlined by the industry group IESNA (Illuminating Engineering Society of North America) shall provide guidance for appropriate lighting quantity and design. Additionally, lighting levels of adjacent uses should be considered to avoid competing light levels. Maximum light levels should be considered adjacent to single-family residential areas. Lighting directed to accent landscaping or architectural features is appropriate, especially at entries. A. Lighting Height. Lighting standards shall be no greater than sixteen (16) feet in height, and used to illuminate surfaces intended for pedestrians or vehicles, as well as building entries. Light fixtures illuminating surfaces intended for pedestrians shall include pedestrian - scale elements a maximum of twelve (12) feet in height. B. Exterior lighting shall be used to identify and distinguish the pedestrian walkway network from automobile circulation. Along pedestrian circulation corridors, lighting standards 8 {03502995.DOCX;I } shall be placed between pedestrian ways and public and/or private streets, driveways or parking areas. C. Effective lighting for pedestrian areas and pathways shall be directed toward the ground. D. Light fixtures shall be sited and directed to minimize glare around residences. E. Lighting shall be sited to provide visibility in common areas and building entrances, including mail kiosks, stairwells, parking garages, laundry rooms, exercise rooms, and outdoor common areas of the site. XI. Building Design Purpose: Attention to building design encourages an aesthetically appealing and safe place to live. Traditional residential forms such as porches, gables, bay windows, color and texture provide human scale that contributes to a sense of ownership and comfort. XII. Pedestrian Building Entries Intent: Provide pedestrian entries that are prominent and highly visible from other buildings and public areas and consider safe alignments of sidewalks and paths. Elevating units a short distance above the grade contributes to privacy and security. A. Entries from Street. Entries from a street shall be clearly marked with weather protection, canopies, architectural elements, ornamental lighting, or landscaping. B. Entries from Parking Lots. Entries from parking lots shall be subordinate to those related to the street. C. Pedestrian Paths. Clear pedestrian paths separate from parking areas shall connect building entrances to sidewalks. Pedestrian paths shall be illuminated pursuant to Chapter—' 0 cMr- Walkway Bikeway and Park r ightingotherwise applicable City requirements. D. Raised Entries. Multi -family buildings shall utilize one-half (1/2) flight -up front 7 entries off the street, giving privacy as well as a view of the street and sidewalk. An entry raised . two and one-half (2-1/2) feet above the grade shall be considered sufficient to meet this requirement. In units where the grade is a minimum of two and one-half (2-1/2) feet above the adjacent parking, sidewalk or other common areas, the one-half (1/2) flight -up entry requirement shall be deemed to have been met. 1. The Director may waive this requirement if one-half (1/2) flight -up entries e9/ are not feasible or desirable in a given design, such as in senior housing, or where disabled access is required., 9 {03502995.DOCX;1 } XIII. Character and Massing Intent: Reduce the apparent size of new buildings and create visual interest through architectural form and detailing. Architectural features and treatments shall not be restricted to a single facade. All sides of a building open to view by the public, whether viewed from public or private property, shall display a similar level of architectural quality and interest. Articulation Interval Modulation Example: Architectural terms used to describe building massing concepts. Articulation refers to the giving of emphasis to architectural elements (such as windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces. An interval is the measure of articulation — the distance before architectural elements repeat. Modulation is a measured and proportioned inflexion or setback in a building's face. Together, articulation, modulation and their interval create a sense of scale important to residential buildings. A. Building Facade Articulation. Building facades shall be articulated with architectural elements that break up long blank walls, add visual interest, and enhance the character of the neighborhood. B. Vertical Articulation. Vertical articulation shall occur at intervals of no more than forty (40) feet. 1. Methods of Articulation. Three (3) or more of the following methods of articulation shall be used such that the combination of features project a residential character: a. Providing a balcony, bay window, porch, patio, deck, or clearly defined entry for each interval. b. Providing a lighting fixture, trellis, prominent ornamental tree or other landscape feature within each interval. c. Providing architectural features such as setbacks, indentations, overhangs, projections, cornices, bays, canopies, or awnings. 10 {03502995.DOCX;I } Building modulations shall be a minimum of two (2) feet in depth and two (2) feet in width. The sum of the modulation depth and modulation width shall be no less than eight (8) feet. d. Use of material variations such as contrasting colors, brick or metal banding, or textural changes. e. Artwork or building ornamentation. C. Modulation/Articulation Variety. A variety of modulations and articulations shall be employed. No more than four (4) consecutive uniform modulations shall be used. Buildings greater than one hundred sixty (160) feet in length shall provide a prominent central feature among the modulations. D. Windows. Windows shall provide relief, detail and variation on the facade through the use of significant trim and architectural styling that lends human scale to the facade. met: 1. A minimum of two (2) of the following requirements for windows shall be a. Window shall be accented with a drip cap, sill, and trim. The drip cap shall be a minimum of three (3) inches in height and one (1) inch in depth; sills shall be a minimum of three (3) inches in width. Trim shall be a minimum of two (2) inches in width and one (1) inch in depth; b. Windows shall be accented through use of multiple panes; c. Windows shall be vertically oriented with a height one and one- half (1-1/2) to two (2) times the width; d. Windows shall be accented through the use of contrasting trim color and other detailing. E. Variations in Building Setback. Front facades incorporating a variation in building setback shall include within the setback such architectural elements as covered or recessed building entries, plazas or courtyards, or seating and planting areas. F. Rooflines. Rooflines shall be varied through two (2) or more of the following methods. The maximum roof length without a variation shall be forty (40) feet. 1. Dormers. A projection from a sloping roof that contains a window. 2. Roofline with Architectural Focal Point. A prominent rooftop feature such as a peak, tower, gable, dome, barrel vault or roofline trellis structure. 11 {03502995.DOCX;I } 3. Roofline Variation. The roofline articulated through a variation or step in roof height or detail, such as: a. Projecting Cornice. Roofline articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet. b. Articulated Parapet. Roofline parapets shall incorporate angled, curved or stepped detail elements. 4. Pitched Roof or Full Mansard. A roof with angled edges, with or without a defined ridgeline and extended eaves. 5. Terraced Roof. A roofline incorporating setbacks for balconies, roof gardens, or patios. unu1 r- r r nrrr how MO >n >E :Liigtliilig D1 IK Vix G. Blank Walls. Parapets and raerdeeans 1 1![1 —at a 4 1. "Blank walls" (building facade sections without windows or doors) greater than twenty (20) feet in length that are visible from any right-of-way, private road, open space, sidewalk or through -block pathway shall be screened or treated as described in subsection (G)(2) of this section. 2. Treatment of Blank Walls. Sections of "blank walls" shall be avoided, but if necessary due to privacy or other design considerations, shall be treated in one (1) of the following manners: a. Install vertical trellis in front of the wall with climbing vines or other plant materials over at least seventy percent (70%) of the blank wall surface 12 {03502995.DOCX;I } that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface; b. Provide a decorative masonry pattern, or other architectural feature as approved by the Director, over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface; and/or c. Employ small setbacks, projections, indentations, or intervals of material change to break up the wall's surface. 3. In no case shall sections of blank walls forty (40) feet or more in length be allowed. H. Rooftop Design. Building rooftops shall be designed to effectively screen mechanical equipment from street -level view through one (1) or more of the following methods: 1. A concealing roofline; 2. A terraced facade; 3. A screening wall or grillwork directly surrounding the equipment; 4. Sufficient setback from the facade edge to be concealed from ground -level view; or 5. Vegetated roof designed in accordance with the Surface Water Design Manual and applicable building codes. XIV. Neighborhood Compatibility/Relation to Adjacent Development Intent: Achieve a compatible transition between two (2) zones of differing height, bulk and scale requirements. Consideration should be given to the scale and design of surrounding buildings to promote compatibility and complement or enhance the character of existing neighborhoods. A. Abutting UL Zone/Residential Low Designation. Properties abutting a UL zone, where the UL zone has a Comprehensive Plan designation of Residential Low, shall incorporate the following: 1. A maximum building height of thirty-five (35) feet shall apply to portions of a structure within sixty (60) feet of a UL zone with a residential low Comprehensive Plan designation. The thirty-five (35) foot height shall be measured from the base elevation of the UL-zoned property to the midpoint of any sloped roof; provided, that if the multi -family grade elevation is higher than the single-family property, in no case shall the height of the multi -family building be limited to less than thirty-five (35) feet -as 13 {03502995.DOCX;I } measured-per--44C--1-5,14-0,070TStrusture Height _ The base elevation of the UL-zoned property shall be determined by the average of the elevation along the common property line with the subject property opposite the proposed multi -family building(s) at right angles from the property line. The allowed height shall increase at no more than one (1) foot vertical for each foot horizontal until the maximum allowed height in the zone is reached (see Figure: HEIGHT TRANSITION). 2. A minimum roof pitch of six (6) feet of height for each twelve (12) linear feet of roof shall be required for all portions of multi -family buildings within sixty (60) feet of a UL zone with a Residential Low Comprehensive Plan designation, and for all multi -family buildings fronting on a street directly across from a UL zone with a Residential Low Comprehensive Plan designation. 6a►- SS SO- 404- 55 - "IP- zr- so, IS to S SIP Lr, � "Moue T MP.It. �Ab• r%TC t To $*. 36' .vtnliN (s0 or S•r 105. 1 I 1 1 tS'EEB i; I TYP14M.. I $ Male griti t +'. ► 1 !P aL prftorui�....y 35' 1 iikAtifstION "Fit/ (30' tisiessitIMO' 'Dumf.°. =It ; Figure: HEIGHT TRANSITION: Building height adjacent to a UL zone with a residential low Comprehensive Plan designation is limited to thirty-five (35) feet for the first sixty (60) feet, then may increase at a forty-five (45) degree angle. Height --is 3. A minimum side and/or rear year building setback of twenty (20) feet shall apply if the side or rear property boundaries are adjacent to a UL zone with a residential low Comprehensive Plan designation. Side/rear yard landscaping shall occupy all or part of the required building setback, ecifed in the landscaping chart i^ SMC 15.115.210. 4. Scale and massing of adjacent residential development shall be considered in the design of new multi -family development. An effective architectural fit within the neighborhood shall be achieved through similarity of design with the adjacent development in one (1) or more of the following ways: a. Similar building proportions, including stepbacks on upper levels; 14 {03502995.DOCX;I } b. Similar building articulation; c. Similar rooflines, pitches, and shapes; d. Similar relationship to the street for entryways and setbacks; and/or e. Similar architectural details or features such as bay windows, dormers, porches, finish materials, recessed entries, and other elements. Example: The building on the right shows how a multi -family structure can be designed to complement an existing neighborhood through the use of similar building modulation and setbacks. The building on the right covers roughly the same lot area as the structure on the left, while appearing as if it "fits" in its surroundings. B. Abutting Townhouse Zone/Townhouse Designation. Multi -family and mixed use projects abutting a Townhouse (T) zone, or properties with a Townhouse zone Comprehensive Plan designation, shall incorporate the following: 1. Height Requirements within Forty -Five (45) Feet of Townhouse Zone Property. A maximum building height of thirty-five (35) feet shall apply to portions of a structure within forty-five (45) feet of the side and/or rear property line of an adjacent property with a Townhouse zone or Townhouse Comprehensive Plan designation. 2. Height Allowances within Forty -Five (45) Degree Plane of Townhouse Zone Property. In order to preserve opportunities for light, view and privacy of adjacent townhouses, the height of a building may increase above thirty-five (35) feet as long as it does not project into a forty-five (45) degree angular plane gradient measured from the side and/or rear property line of the adjacent Townhouse Zone property. 3. Height Allowances Beyond Sixty -Five (65) Feet of Townhouse Zone Property. Building height after sixty-five (65) feet can increase to the maximum allowed by the zone within which the building is located after the requirements in subsection (B)(2) of this section are met. 15 {03502995.DOCX;I } Example: Diagram showing example of height requirements and allowances for multi -family and mixed use projects abutting Townhouse Zone or townhouse properties. XV. Privacy 35' Property Line 40' Multi -Family Building 35' Intent: Respect adjacent properties by locating buildings to minimize disruption of privacy. One consideration is the views from upper stories of new buildings into adjacent private yards, especially in less intensive zones. Buildings should also be designed so that units within a development have appropriate private space. A. Building design shall incorporate the following elements: 1. Stagger windows to avoid alignment with adjacent windows; 2. Reduce the number of windows and decks on the buildings overlooking private yards of neighboring properties; and 3. Use landscaping and open space to enhance privacy. XVI. Building Security Intent: Provide for safety in the design of building doors and windows, hallways and common areas. A. Ground Floor Bedroom Windows. Ground floor bedroom windows of residential units shall be separated from the sidewalk and public areas in one (1) of the following manners: 1. The ground floor shall be raised above ground level a minimum of four (4) feet and pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows; 2. Pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows, and windows shall be screened with decorative 16 {03502995.DOCX;I } metal grating providing a fifty percent (50%) to seventy percent (70%). screen and landscaping providing filtered screening. Dense landscaping, such as hedges, shall not be used in front of windows. B. Exterior Access Corridors. Exterior access corridors shall not be located directly adjacent to dwelling windows on upper floors. C. Windows on Street -Front Facades. Windows on street -front facades shall be provided to allow views of the street. D. Common Areas. Common areas shall be designed for visibility and security. 1. Windows and lighting shall be sited to provide visibility of common areas, including mail kiosks, stairwells, parking garages, laundry rooms, exercise rooms, and other common areas of the site. 2. Doors between common areas shall have through -door viewers with a minimum one hundred eighty (180) degree viewing range, or windowpanes. 3. Common areas shall have more than one (1) exit. E. Dumpsters and Recycling Containers. Dumpsters and recycling containers shall be conveniently located for residents, and be screened in a manner that allows sufficient visibility to prevent hiding places for unwanted persons. F. Door and Window Treatment. The following items are minimum security requirements for door and window treatment for residential units: 1. For all exterior doors and doors leading from individual units into common areas: a. Solid -core wood doors or metal doors; b. Through -door viewers with a minimum one hundred eighty (180) degree viewing range; c. Single -cylinder deadbolts extending a minimum of one (1) inch into the frame; d. Security strikeplates a minimum of three and one-half (3-1/2) inches in height mounted with screws a minimum of three (3) inches in length; e. Double locks on sliding doors; 2. Double locks on ground floor and sliding windows. 17 {03502995.DOCX;I ) These items shall be : ected and a ed by the City of Qe T.,c Crime Preve„tion XVII. Building Materials Intent: Add visual interest and contribute to human scale through texture, color and detailing. Materials should be durable so that the development will continue to be an attractive part of the community over time. A. Quality, durable materials that add visual interest shall be used in building design. 1. Color and materials shall be varied in projects as follows: a. In multi -building projects, colors or materials shall be varied from structure to structure to differentiate between buildings, and provide variety and individuality; b. Colors and materials shall be used to visually reduce the size of buildings that are larger than others in the neighborhood, through: i. Contrasting trim detailing; ii. Contrasting shades or colors to distinguish the ground from upper floors, or one (1) section of building from another; c. Bright or intense colors should be reserved for accent or trim. 2. A color and materials board shall be submitted and approved prior to permit approval. B. Materials that have a track record of installation difficulties or lack of durability shall be subject to provision of warranty information from manufacturers and installers, and provision of a maintenance bond or letter of credit for a period of three (3) years. Building materials with a history of problems with installation and rapid decay may be disallowed. XVIII. Vehicular Access and Circulation Purpose: Vehicular access and circulation should emphasize the safety of pedestrians, enhance the streetscape in the neighborhood and minimize the traffic impact of new developments on existing neighborhoods. XIX. Vehicular Access Intent: Facilitate access that provides adequate capacity while reducing curb cuts and providing for pedestrian safety. 18 {03502995.DOCX;1 } A. Access to multi -family developments shall be from a major or minor arterial wherever possible. B. Automobile access shall be consolidated with no more than one (1) driveway per one hundred fifty (150) linear feet of street frontage. C. Dead end streets shall be permitted only where there is no feasible connection with an adjacent public and/or private street. D. Developments shall be oriented to transit stops whenever possible. Lighting shall be provided along pedestrian walkway connections and adjacent to transit stop facilities. E. In developments over one hundred (100) units, a bicycle circulation path separate from vehicular circulation and pedestrian paths shall connect buildings within the development. Benches, shade trees or other amenities shall be incorporated into the bicycle/circulation path as appropriate. XX. Traffic Calming Intent: Provide for traffic calming to discourage cut -through traffic and enhance neighborhood safety. The following measures may be required on neighborhood streets near a new development if appropriate to control traffic, providing any access restrictions are approved by the c Fire Department as not adversely impacting fire and life safety access: A. Crosswalks marked with a change in paving and pedestrian crossing lights; B. Chicanes (mid -block narrowing of the street to slow traffic); C. Traffic circles (with landscaping where feasible); D. A bicycle path adjacent to and in addition to other required street frontage improvements; E. The following additional traffic calming measures shall be required upon a petition by seventy-five percent (75%) of property owners on an affected section of street: 1. "Curb bulbs" or "chokers" (areas of widened sidewalk and curb at street entries and with landscaping or bioretention, where feasible) to restrict turns into existing neighborhood areas. 2. Streets restricted to one (1) way access, except for fire and life safety vehicles. 19 {03502995.DOCX;1 } XXI. Buffering Adjacent to Expanded Streets Intent: Provide for the preservation of neighborhood character and pedestrian safety in areas where a street through an existing neighborhood must be expanded to serve new multi- family development. If the capacity of an existing nonarterial street must be increased to serve a new multi -family development, the following shall be required for single-family properties along such street: A. Fencing and landscaping of up to five (5) feet of Type II landscaping shall be provided adjacent to existing single-family properties. If significant existing landscaping is displaced, it may be required to be relocated or replaced on or adjacent to affected properties to preserve the neighborhood character. B. Any access to properties that is adversely affected by a change in road configuration shall be restored at the developer's expense, including relocation of driveways, carports, and garages, if necessary. These off -site improvements shall be required of the developer in addition to other street frontage improvements required by the City. XXII. Design of Surface and Structured Parking Purpose: These standards are intended to provide for safety and aesthetic considerations in surface and under -building parking within multi -family developments. XXIII. General Considerations Intent: Minimize parking as a visual element of a site and enhance the pedestrian environment. Parking should be visible from living units or have secured entrances. A. Parking located under or within buildings shall subordinate the garage entrance to the pedestrian entrance in terms of location and design. B. All covered parking shall either be secure parking with electronic entries, or open carport -type structures with roof material of transparent glazing to allow surveillance from above. Unsecured "tuck -under" style parking and carports constructed of solid materials that block visibility of parking areas shall not be allowed. XXIV. Design of Surface Parking Lots Intent: Locate parking such that unsecured parking areas are visible from living units and safely illuminated. Landscaping should provide an aesthetically pleasing treatment, provide for summer shade and absorption of rainwater. Pedestrian pathways should allow for pedestrian safety from parking areas to residences where the two (2) areas are separated. Where multiple 20 {03502995.DOCX;1 } driveways are necessary, landscaping should be provided to separate and minimize the impact on the streetscape. A. One (1) landscape island a minimum of six (6) feet in width, exclusive of curbs, shall be required for each seven (7) parking spaces _ Landscape island siting and design may be modified to accommodate LID BMPs. B. Lighting levels in surface parking lots shall conform to the otherwise applicable City standards-i-n-C—hapter 1 4-SM , Da le -Ling. C. If carport structures are provided, they shall be designed with transparent glazing to allow views from units above. D. Where sidewalks or walkways cross vehicular driveways, provide a continuous raised crossing, or distinguish the crossing from the driveway surface by marking with a contrasting paving material such as permeable pavement. XXV. Design of Structured Parking Intent: Locate structured parking under or within multi -family buildings to enhance safety and aesthetics. Aesthetic considerations include appropriate screening and subordination of under -the -building parking. Attention to security features as an integral part of the initial design allows security needs to be met without unduly compromising aesthetics or traffic flow patterns and operations, and without excessive construction or operating costs. The use of CPTED principles in the design of residential parking structures can enhance resident safety. Principles include good lighting, openness to public view, access control, and a security management plan that includes periodic review and updating. A. Lighting of Structured Parking. Lighting levels in structured parking shall conform with the otherwise applicable City requirements-erGhapte z28 SMC, Parking Structures. B. Elevators and Stairs. 1. Elevator towers and stairwells shall be open to public view to the maximum extent possible. If enclosure of an elevator waiting area is necessary for fire code purposes or for weather protection, enclosure shall be with transparent glazing. 2. Potential hiding places below stairs should be closed off. If used for storage, such areas shall be secured with doors and padlocks. 3. Directional arrows indicating exits and elevators must be painted on walls. 21 {03502995.DOCX;1 } 4. Remote exterior stairway doors shall be equipped with one (1) way locks allowing people to exit but not to enter the facility at those locations. C. Floors. Parking decks shall be flat to the maximum extent possible to increase visibility. Openness should be encouraged through methods such as long -span construction and high ceilings. D. Facades. 1. Parking located at grade under a building shall be attractively screened through a combination of decorative grilles, or trelliswork. Screening shall provide for light, airflow, and natural surveillance into the structure, while limiting access. Since screening is intended to increase security by restricting access to the facility, the screening must be reasonably strong and durable to withstand vandalism and the elements. Separate enclosed garages serving individual units shall be completely enclosed or shall be screened as described above. 2. For underground structures, the first level below grade shall be daylighted by either grading the site down or using air wells to allow natural light and ventilation into the structure. Such openings shall be barred to prevent access and landscaped in a manner that provides both screening and visibility through the landscaping. Openings shall be adjacent to well -traveled walks or frequently used areas of open space. 3. Stand-alone, multi -level aboveground parking structures shall be avoided in multi -family complexes. a. Where allowed by a decision of the Director due to special design or site conditions, multi -level above -ground parking structures shall comply -with theseek to provide top floor variation, character and massing, and minimizing views into the interior requirements of SMC 15.300.160(C)(2), (C)(3)., and ,provide ground floor uses when adjacent to a public street. b. The facade of a stand-alone multi -level parking facility should provide filtered screening that allows visibility to streets and good visibility for patrolling police cars. Stairways on the building's exterior should be visible from the outside. If stairs are to be enclosed, glass or wire glass can be used. E. Circulation and Access Control. 1. Vehicle entrances and exits shall be kept to a minimum. All entrances shall be gated, with gates that permit visibility into the garage. 22 {03502995.DOCX;1 } 2. Pedestrian entrances shall be concentrated to bring all pedestrians through one (1) portal, which improves the ability to see and be seen by others. 3. Emergency exits shall be provided. 4. Any ground -level pedestrian exits that open into nonsecure areas should be emergency exits only and fitted with panic bar hardware. 5. Dead end parking areas as well as nooks and crannies in the general design of the parking facility should be avoided. F. Active Security Measures. 1. A security management plan shall be submitted and approved prior to building permit issuance. Such plan shall be reviewed and updated every three (3) to five (5) years in cooperation with the City's crime prevention specialist. The plan would include a security audit and proposed CPTED and active security measures. 2. Active security measures such as emergency phones and closed circuit television (CCTV) shall be provided in large developments if determined to be necessary by the Crime Prevention Officer. At a minimum, a conduit shall be provided for emergency communication and CCTV in stairs, elevator cabs, and elevator lobbies in structured parking for developments containing two hundred (200) or more units. G. Maintenance. Residential parking structures shall be well -maintained, as trash and graffiti may leave the impression that the facility is not secure. XXVI. Recreation and Open Space Purpose: To provide for adequate recreation and open space areas for the residents of multiple -family dwellings, to separate such areas from automobile -oriented space, and to enhance the environmental quality of multiple -family residential districts. XXVII. Minimum Area Required Intent: Provide opportunities for both active recreation and outdoor areas for passive enjoyment of natural areas. Recreation and open space areas should include amenities appropriate for the ages of people likely to live in the residences and be located with regard to climate conditions and safety. A. Each multi -family building or complex of five (5) or more units shall provide a minimum area of recreation and open space, as follows: 23 {03502995.DOCX;1 } Unit Size Minimum Required Open Space 2 bedroom or larger 200 square feet 1 bedroom 160 square feet Studio 120 square feet a. In all multi -family developments, at least fifty percent (50%) of the required recreation and open space must be usable outdoor multi -purpose space accessible by all residents as described in subsection (B) of this section. b. Up to fifty percent (50%) of the required recreation and open space may be composed of indoor recreational space or outdoor single -purpose recreational facilities as described in subsection (C) of this section. 210\1thin Overlay Di t -develepments-leeat r* ate Districts s A " m of sixty (6n0) guare- eet per unit of-eutdee%pace One hundred 0 B. Multi -Purpose Outdoor Recreation and Open Space. This requirement shall be satisfied through compliance with one (1) or more of the following elements: 1. Courtyards, plazas or multi -purpose green spaces which serve to organize the placement of buildings, as described in Section XXX; 2. Upper level common decks, patios, terraces, roof gardens, or vegetated roofs; 3. The square footage length and width of publicly accessible pedestrian - only corridors dedicated to passive recreation and separate from the public street system, including access links in sensitive area buffers. C. Indoor Facilities and Outdoor Single -Purpose Facilities Districts. This recreation and open space allowance,fer-pr-efterties-eutsidf4he-Gity-C-enter-TSeuth i 5 th Street ctatif area, and Angle r ake Station nre„ Overlay District, may be met through one (1) or more of the following: 1. Tennis/sports courts; {03502995.DOCX;1 } 24 2. Swimming pools; 3. Designated exercise areas; 4. Game rooms; 5. Lounge areas with food preparation facilities; 6. Permeable pavement trails; or 7. Other similar facilities. XXVIII. Play Space for Children Intent: Provide for adequate, safely located play space for children. Safe locations are ones that are accessible without crossing circulation areas, and provide for observation by parents and caretakers from the main use areas of nearby units, and from nearby seating and recreation areas. Retirement apartments and assisted living facilities are exempt from this section. A. At least fifty percent (50%) of the required outdoor recreation and open space area required for units of two (2) or more bedrooms shall be laid out in a manner that makes it suitable and safe as play space for children. The children's play space shall contain a minimum of one (1) set of children's play equipment as approved by the Director. Sitting or recreation areas for adults shall be located in close proximity. B. At least fifty percent (50%) of any indoor facilities and outdoor single -purpose facilities required for units of two (2) or more bedrooms shall be appropriate for use by children of various ages. Exercise facilities in complexes containing two (2) or more bedroom units shall provide for adult exercise opportunities with the ability to watch children nearby. C. Play space for children shall be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, other vehicular travel ways, woods, and parking areas. D. All units two (2) bedroom units or larger shall be oriented to provide visibility of children's play areas from a kitchen or main living room area. Alternatively, closed circuit TV monitoring of children's play areas shall be installed and access shall be provided by apartment management to tenants with children. XXIX. Location and Layout of Recreation and Open Space Intent: Provide accessible, useable, safe, and maintainable recreation and open space. Open space areas should be oriented to sunlight and views, and provide attractive amenities such as paths, picnic areas, seating, active recreation facilities, and good lighting. 25 {03502995.DOCX;1 } A. The location, layout, and proposed type of recreation space shall be subject to approval by the Director, and shall conform to the following: 1. Open space areas shall be centrally located near a majority of units, accessible and usable to residents, and visible from surrounding dwelling units. 2. In developments greater than one hundred (100) units, outdoor recreation and open space area shall be divided into several, smaller, usable areas located so as to be convenient and accessible to each building. 3. When the total required open space area is less than three thousand (3,000) square feet, the outdoor recreation and open space shall be one (1) continuous site, with a minimum width of twenty (20) feet. 4. If the total required area for multi -family recreation space is more than three thousand (3,000) square feet, the space may be divided into several usable indoor or outdoor sites, provided at least one (1) area is at least two thousand (2,000) square feet, and all others at least five hundred (500) square feet, with a minimum width of twenty (20) feet. 5. No driveways, parking or other vehicular uses can be located in the outdoor recreation or open space area. 6. Required front yard setback areas shall not count toward outdoor common recreation and open space. 7. A Type III landscaping buffer consisting of fencing and plant screening with a minimum width of five (5) feet shall separate the recreation space from public streets, parking areas, and driveways. 8. Decks, balconies and other similar appurtenances that do not have common access by all the complex residents shall not be counted towards the space requirements. 9. The square footage in required side and rear yards may be used to meet the recreation and open space requirements, except for the square footage in side and rear yards occupied by required Type I and II buffer landscaping for noncompatible uses. Side and rear yards must be developed as usable recreation or open space as specified in this chapter to count toward the requirement. 10. Other required landscaping (such as building facade landscaping and parking lot landscaping) and sensitive area buffers without common access links such as pedestrian trails shall not be included toward the required recreation and open space requirement. 26 {03502995.DOCX;I } 11. No required recreation or open space area shall have a slope greater than four percent (4%), unless the area has been developed with an enhanced accessibility system of ramps, stairs, terraces, trails, or other site improvements. B. The space, layout, and proposed type of screening shall be subject to approval by the Director. XXX. Courtyards and Plazas Intent: Provide landscaped courtyard, plaza and rooftop garden areas that include adequate seating and focal landscaping. Courtyard and plaza areas complying with the following requirements may count toward required outdoor open space areas: A. Dimensions. The courtyard/plaza dimension is a measurement of the usable open space between two (2) buildings or to a property line, with a minimum width of at least twenty (20) feet or equal to the height of the building, up to seventy-five (75) feet, as determined by the Director. B. Publicly accessible courtyards, plazas or multi -purpose green spaces shall link the open space elements with adjacent sidewalks, pedestrian paths, and/or bikeways. C. Courtyard/plaza areas shall include a minimum of one (1) tree for each two hundred (200) square feet of required area. The plaza/focal area shall consist of at least fifty percent (50%) decorative paving (such as permeable pavement), and include one (1) lineal foot of seating per each forty (40) square feet of required plaza area. Example: Sample arrangement of open space areas. XXXI. Maintenance iter.Mknog rruutfY A ,._ �rrr4rnlrurl M3.11 11111_14�_ 11 1 17FrVSTwA.144 1 Vcxc ce: ONLY comucoa..) Intent: Ensure the maintenance of on -site open space and recreational facilities. 27 {03502995.DOCX;1 } Failure to maintain open space and recreational facilities in a usable manner is a violation of this title. Prior to occupancy, a maintenance program for open space and recreational facilities shall be submitted and approved by the Department. The program shall be secured with a maintenance bond, or other suitable financial guarantee as approved by the City, for a period of three (3) years in an amount equal to the estimated cost of maintenance over three (3) years. XXXII. Cash Contribution in Lieu of On -Site Recreational Intent: Allow for the contribution to an existing or future City park in lieu of on -site recreational facilities in smaller developments. A. Multi -Family Developments with Less than Twenty (20) Dwellings, Assisted Living Facilities and Retirement Apartments. For multiple -family developments containing less than twenty (20) dwellings and all assisted living facilities or retirement apartments, the Director may allow in -lieu payment to the City in an amount comparable to the cost of acquisition and installation of recreational facilities as would otherwise be required. 1. Acceptance of Payment In Lieu Contributions. Acceptance of such a voluntary contribution is discretionary on the part of the City, and shall be permitted only when the size of the development site and its projected population is too small to result in usable, high quality recreational facilities, and the improvement of City park facilities in the vicinity will be of greater benefit to the residents of the proposed dwellings. 2. Park Improvement Fund. Such payments shall be placed in a fund to be used for capital improvements in existing neighborhood parks or for the development of new parks in the vicinity of the multiple -family dwelling development. 3. Amount of Payment. The amount of such payment shall be determined by the Director based on a recommendation of the Parks Department Director. The recommendation shall be based on either the actual cost or a reasonable prototype cost of providing park land with quality, durable recreational facilities as would otherwise be required to be provided on site. B. Multi -Family Developments with More Than Nineteen (19) Dwellings. Multiple - family dwelling developments containing twenty (20) or more dwelling units (except for assisted living facilities or retirement apartments) shall provide the on -site recreation facilities required by this chapter. Multiple -family dwelling developments which are built in phases of less than twenty (20) dwelling units shall provide on -site recreation facilities for each phase or shall provide the total amount of recreation facilities required for the complete development in the first phase of construction. XXXIII. Landscaping Intent: Provide buffering adjacent to noncompatible uses, enhance building facades, create pleasant outdoor spaces for relaxation, contribute to privacy, and help to define public from private space. 28 {03502995.DOCX;1 } )49- A. Landscape buffering adjacent to noncompatible uses shall be provided as specified in SMC 1 c nnc 210, r andscaping Standards C hartelsewhere in City requirements. B. Landscaping shall be used to soften the form of the building by screening blank walls and fences, terracing retaining walls, and use of foundation planting. Building facade landscaping shall be provided, as required by S C 1 c nn c n r ,,,dscaping Standards Chart.elsewhere in City requirements. C. Create physical separation and transition from public and semi-public to semi- private and private areas on site through the use of entryways, gates and landscaping. Sidewalk (Public realm) Example: Defining and separating public from semi-public and private space contributes to both privacy and security. Definition and separation of public from private .leas Example: A small half -wall or fence maintains visibility while creating transition between public and private space. D. Distinctive plantings shall be provided to define entries, seating areas, and provide accents in areas created by building modulation. E. Plaza/Focal Area Requirements. At least one (1) plaza/focal area with distinctive plantings, a minimum of two hundred (200) square feet, shall be provided for each twelve (12) units. 29 {03502995.DOCX;1 } 1. Plaza/focal areas shall include a minimum of one (1) tree for each two hundred (200) square feet of required area. The plaza/focal area shall consist of at least fifty percent (50%) decorative paving (such as permeable pavement), and include one (1) lineal foot of seating per each forty (40) square feet of required plaza area. 2. Such areas may count toward the required front yard landscaping requirement; provided, that the width of the required front yard landscaping may be reduced by a maximum of twenty-five percent (25%). (For instance, in multi -family developments, the required twenty (20) feet of Type III street frontage landscaping may be reduced to no less than fifteen (15) feet of landscaping along the street frontage.) F. Landscaping and Sight Lines. Landscaping shall be designed and maintained to allow sight lines through the property, except where this code requires Type I landscaping. Shrubs should be chosen and trimmed down to a maximum of three (3) feet in height; trees should be trimmed up to provide visual clearance below six (6) feet in height. G. Fences. Fences more than seventy percent (70%) solid are not allowed in a front yard adjacent to the street unless the front yard is a private yard located on an arterial street. Chain link fences shall not be placed in a front yard and shall only be used elsewhere if coated or finished to prevent rust. H. Compatibility of Plant Materials. New plant materials shall be positioned in a manner that is compatible with native plants. I. Stormwater Facilities. Locate stormwater facilities as elements of designed landscaping and pedestrian walkways without impeding pedestrian circulation. XXXIV. Incentives Purpose: To encourage types of development that are beneficial for the community, or for which there is a particular need. XXXV. Application of Incentives Intent: Support the combination of multiple incentives while placing a cap on the total percentage of incentives that keeps the maximum density within a reasonable limit of the underlying zone. A. The number of allowed units in a development may be increased for incorporation of the incentives in this section. 1. Maximum Density Incentive. The maximum density incentive that may be achieved through the application of multiple incentives is a thirty percent (30%) increase in the base number of permitted units. 30 {03502995.DOCX;I } 2. Maximum Height Incentive. The maximum height incentive that may be achieved through the application of multiple incentives is a fifteen (15) foot increase in the maximum building heightentines, C 1-5.4nn R-esident;al-Standards Cest, a. An incentive used to obtain additional height in this chapter may not be used to obtain additional density. 3. Combining Incentives. Density incentives cMC, Development Incentives, may be combined with these incentives, but the total of all incentives may not exceed a thirty percent (30%) increase in the base number of permitted units. The bonuses shall be on a building -by -building basis and are not transferable from one building to another. XXXVI. Senior Housing Intent: Encourage the provision of senior housing within the community to allow for a variety of housing options to aging persons as their family size and housing needs change. This incentive is not applicable to projects whose sole purpose is housing intended for seniors (age fifty-five (55) years or older) (i.e., adult family homes, assisted living facilities, continuing care retirement communities, retirement apartments, convalescent center/nursing homes, etc.). A. Density Bonus. A twenty percent (20%) increase in the allowed number of units shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments. B. Height Bonus. A ten (10) foot increase in the maximum allowed height shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments. )(XXVII. Mixture of Unit Sizes Intent: Promote a mixture of unit sizes within a development, in order to encourage the presence of residents during the daytime. Larger units typically house families, where an adult may be present during the daytime. Having a mixture of unit sizes can contribute to a more secure community. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger. B. Height Bonus. A five (5) foot increase in the allowed height shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger. 31 {03502995.DOCX;1 } XXXVIII. Condominium/Owner-Occupied Housing Intent: Encourage units to be constructed as condominiums, and remain owner -occupied through codes, conditions, and restrictions (CCRs) or other restrictive covenants, contributing to a sense of ownership, investment in the community, and stability in the resident population of multi -family areas. A. Density Bonus. A thirty percent (30%) increase in the allowed number of units shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners' association or other restrictive covenants are set up to maintain home ownership within the development and restrict the number of units that may be used as rental properties. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated. B. Height Bonus. A fifteen (15) foot increase in the allowed building height shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners' association or other restrictive covenants are set up to maintain home ownership within the condominium and restrict the number of units that may be used as rental units. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated. XXXIX. Underground Parking Intent: Promote the placement of parking underground in order to facilitate urban spaces, pedestrian orientation, and greater efficiency in use of land for housing and open space. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted for developments where a minimum of seventy-five percent (75%) of the parking is placed underground. B. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted for developments where a minimum of twenty-five percent (25%) of the parking is placed underground. XL. Outdoor Recreation/Open Space Intent: Encourage the placement of additional open space throughout multi -family developments in order to enhance outdoor recreational opportunities for residents. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when at least fifteen percent (15%) additional recreation and/or open space over what is required is provided within a multi -family development. B. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when at least fifteen percent (15%) additional recreation and/or open space over what is required is provided within a multi -family development. 32 {03502995.DOCX;I } XLI. Architectural Design Intent: Promote enhanced building layout and design in multi -family buildings through the incorporation of additional design elements and features. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when additional building design is provided within a multi -family development. B. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when additional building design is provided within a multi -family development. C. The enhanced design elements shall consist of the following: 1. Incorporate all methods of articulation identified in Section XIII.B.1. 2. Utilize all methods of window treatment identified in Section XIII.D. 3. Incorporate three (3) or more roofline variations identified in Section XIII.F. compatibility Inte„t: Ensure that multi f milt' developments withi the City Center Overlay District .,tained in thi chapter R Residential Mixed Use Parking. Parking f r r sidences o ed a. e site shall be clearly delineated and rate from parking, f r e al C. City Center Overlay District. 33 {03502995.DOCX;1 } meals#el+ cMC 1 -5 inn i 00 Circulation SMC 15.300.110 SMC 15.300.120 SMC 15.300.200 SMC 15.300.210 SMC 15.300.230 SMC 15.300.250 Ope- SMC 15.300.325 - SMC 15.300.100 RaFking-gtandefds SMC 15.300.110 Off Street Parking Reguirement3 and veductions SMC 15.300.120 Off Street r oading Requirements SMC 15.300.430 Bicycle Parking SMC 15.300.110 SMC 15.300.150 Siwfitee-P-afking Landseapl - Perxaiivcvete a-ci= sag SMC 15.300.220 Ffentages Open-Spaec - SMC 15.300.300 SMC 15.300.310 SMC 15.300.320 {03502995.DOCX;1 ) 34 Building -Design: - !`round Floor Transparency Deguiroments Pedestrian \\/eather Protection along Budding Facades SMC 15.300.620 SMC 15.300.630(B) M.xcd Use rra�ccca-v,c - SMC 15.300.710. SMC 15.300.720 SMC 15.300.730 D. South 154th Street Station Area Overlay District. Gie> Stion: SMC 15.305.100 SMC 15.305.110 SMC 15.305.200 SMC 15.305.210 SMC 15.305.230 Wig: SMC 15.305.400 SMC 15.305.110. SMC 15.305.120 bandseapingf SMC 15.305.500 Circulation vehicular Circulation Requirements Protects o Near the Edge of an T lrb n T o . Density Residential ( 1 \ Me.liuf Density Residential ( lM) Zone Parking-Stans 2 The f llowing South 15lth Street Station area Overlay District Standards designated South l5 th Street St tion urea: 35 {03502995.DOCX;I } SMC 15.305.300 SMC 15.305.310 SMC 15.305.320 SMC 15.305.330 Bg-Design+ SMC 15.305.600. SMC 15.305.610 SMC 15.305.620 SMC 15.305.630(D) Med-use: SMC 15.305.700 SMC 15.305.710 Minimum Otto., Space n neguired Street -Level -Design Treatment of B ank Walls Definition-of-Mi-x-ed-Use E. An to r ake Station Ore., Overlay Di trio* Gin%lation: C 1c 31n Inn SMC 15.310.110 SMC 15.310.120. Site -Fining: - SMC 15.310.200 SMC 15.310.210 SMC 15.310.220 Frontages SMC 15.310.250 .SMC-15. z260 Dfiveway-Design SMC 15.310.280 €fie SMC 15.310.100 Parking -Standards SMC 15.310.110 Off Street Pa.king Requirements and neduetions SMC 15.310.130 Bicycle Parking Requirements SMC 15.310.110 Circulation Vehicular Circulation Aeguirements Pedestrian Circulation Requirements {03502995.DOCX;I } 36 SMC 15.310.150 Surf -we -Parking .S,MC l c 3 i 0 n60 Structured-Patking 2 The f llowing nngle T ake St tion area Overlay District Stand rds shall Angle t ke Station urea. Open-Spaeel SMC 15.310.300 . Open -Space -and -Amenities SMC 15.310.310 SMC 15.310.320 Buildimg-Design* SMC 15.310.610 Street -Level -Design SMC 15.310.620 SMC 15.310.630. Building -Facades Mixed Use. SMC 15.310.710 Mixed i lie Development Standards SMC 15.310.720 Overlistriets intent• Pteyide standard for recreation and o e f r multi f mil y properties and . mf rtabla oe e eitines f r idtr. resenof ding plays e f r children Gity-Genter3-Seuth-1-5441-Street-and-Angle-hake-StatiorFArea-Overlay-Distrietsr Section YYIY Section-XXX Courtyards -and -Plazas Maintenance Sctien-XYAII Cash Contribution in T ie ofO„ Site Decre tion 37 {03502995.DOCX;1 } SMC 15.300.310 SMC 15.305.300 SMC 15.305.310 SMC 15.305.320 SMC 15.305.330 Alternative Method3 fo Meeting r tQable Open Space Requitement SMC 15.305.340 SMC 15.305.350 SMC 15.310.300 Open Space and Amenities SMC 15.310.310 SMC 15.310.320 1. W ai-v rgCe rercial-Open Space-R pent . Cow rci at e pace .,ts m e , e,fo , na floor ret.,itfi rvyi.:.ra,:aae „bt g � „ e e ecied in SMC > > floor , ch hotel /motet and other . al s that g rate gnifin nt demand fo o e e XLV.XLII. Concept Illustrations Each standard includes examples and illustrations of ways in which the intent of the design standard could be achieved. The graphic illustrations are meant to be examples, and not the only acceptable means to accomplishing the intent of the standards being illustrated. Applicants and project designers are encouraged to consider designs, styles and techniques not pictured in the examples that fulfill the intent of the design standards. 38 {03502995.DOCX;I } Illustration: Building Orientation with Respect to Streetscape Building entries may be oriented to an interior courtyard if the courtyard has a prominent pedestrian entry and walkway connecting directly to the public sidewalk. Buildings may be oriented to a cohesive system of open space and pedestrian pathways where there is a prominent pedestrian entry to the site and walkway connecting directly to the public sidewalk. Illustration: Landscaping Design Entryways, gates, and landscaping shall define and separate public space from semi-public and private areas within the development. 39 {03502995.DOCX;1 ) Fences more than seventy percent (70%) solid are not allowed in a front yard adjacent to the street unless the front yard is a private yard and is located on an arterial street. Illustration: Pedestrian Building Entries Entries from the street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entrances shall be prominent, visible from the street, and connected by a walkway to the public sidewalk. Multi -family buildings shall utilize one-half (1/2) flight up entries off of the street where feasible. 40 {03502995.DOCX;1 } Illustration: Character and Massing Building facades shall be articulated at intervals of no more than forty (40) feet with architectural elements which break up long blank walls, add visual interest, and enhance the character of the neighborhood. Provide architectural features such as setbacks, indentation, overhangs, projections, cornices, bays, canopies, or awnings. Building modulations shall be a minimum of two (2) feet in depth and two (2) feet in width. Illustration: Rooflines Rooflines shall be varied at least every forty (40) feet through the use of dormers, stepped roofs, gables, towers, or other roof elements. These requirements do not apply to vegetated roofs. 41 {03502995.DOCX;1 } Illustration: Traffic Calming Chicanes (mid -block narrowing of the road to slow traffic) are one (1) method that may be appropriate to enhance pedestrian safety near a new development. Illustration: Covered and Structured Parking Facades Shared parking at grade under a building shall be screened through decorative grilles or trellis work. The first level below grade shall be daylighted. Such openings shall be barred to prevent access and landscaped in a manner that provides both screening and visibility. Illustration: Children's Play Areas Children's play areas shall be centrally located, visible from inside dwellings, and located away from hazardous areas like garbage dumpsters, drainage facilities, streets, woods, and parking areas. 42 {03502995.DOCX;1 } TUKWILA SOUTH — RESIDENTIAL DEVELOPMENT ON LANDS NOT ADJOINING THE CITY OF SEATAC Design standards for residential uses on those lands located in the Tukwila South Overlay which do not immediately adjoin lands located in the City of SeaTac to the east of Interstate 5 will be developed at a later date. 43 {03502995.DOCX;I } 2/26/2018 Chapter 15.510 Chapter 15.510 MULTI -FAMILY HOUSING DESIGN STANDARDS Sections: 15.510.005 Purpose 15.510.010 Authority and Application 15.510.050 Density Calculation 15.510.100 Site Design and Building Orientation 15.510.110 Building Orientation with Respect to Streetscape 15.510.120 Site Layout 15.510.130 Pedestrian Circulation 15.510.140 Location of Parking 15.510.150 Driveway Entrances 15.510.160 Exterior Lighting 15.510.200 Building Design 15.510.210 Pedestrian Building Entries 15.510.220 Character and Massing 15.510.230 Neighborhood Compatibility/Relation to Adjacent Development 15.510.240 Privacy 15.510.250 Building Security 15.510.260 Building Materials 15.510.300 Vehicular Access and Circulation 15.510.310 Vehicular Access 15.510.320 Traffic Calming 15.510.330 Buffering Adjacent to Expanded Streets 15.510.400 Design of Surface and Structured Parking 15.510.410 General Considerations 15.510.420 Design of Surface Parking Lots 15.510.430 Design of Structured Parking 15.510.500 Recreation and Open Space 15.510.510 Minimum Area Required 15.510.520 Play Space for Children 15.510.530 Location and Layout of Recreation and Open Space 15.510.540 Courtyards and Plazas 15.510.550 Maintenance 15.510.560 Cash Contribution in Lieu of On -Site Recreational 15.510.600 Landscaping 15.510.700 Incentives 15.510.710 Application of Incentives 15.510.720 Senior Housing 15.510.730 Mixture of Unit Sizes 15.510.740 Condominium/Owner-Occupied Housing 15.510.750 Underground Parking 15.510.760 Outdoor Recreation/Open Space 15.510.770 Architectural Design 15.510.800 Multi -Family Properties in the City Center, Angle Lake Station Area, and South 154th Street Station Area Overlay Districts 15.510.810 Applicability http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 1/35 2/26/2018 Chapter 15.510 15.510.820 Open Space in the City Center, South 154th Street and Angle Lake Station Area Overlay Districts 15.510.900 Concept Illustrations 15.510.005 Purpose The following design standards are intended to implement the City's vision for multi -family housing as set forth in the City of SeaTac Comprehensive Plan. The standards serve three (3) basic purposes: to promote quality development, to increase neighborhood compatibility, and to enhance security. A. Quality Design. A quality development is one that is functional and pleasant for its residents as well as the public. Such a development starts with an investment in quality materials that will not rapidly decay, and design that ensures ample privacy as well as amenities for residents. Well -designed environments will provide places for residents to meet and visit, open spaces located to take advantage of sunny exposures, and safe places for children to play. A high quality development will also contribute to an attractive streetscape by providing buildings with architectural detailing, entries that present themselves with an air of pride, and landscaping that adds color, texture and comfort to a neighborhood. B. Neighborhood Compatibility. Good design also ensures neighborhood compatibility by appropriate scale and massing adjacent to existing housing. Landscaping and the careful placement of windows and balconies for privacy help to create a pleasant environment. C. Enhanced Security. Crime Prevention Through Environmental Design (CPTED) is a concept that employs site and building design as a crime prevention strategy intended to reduce the opportunity for criminal behavior, reduce the incidence and fear of crime, reduce calls for police service, and improve the quality of life. It includes four (4) principles: 1. Natural Surveillance. The arrangement of space and buildings that enables residents to observe their surroundings. Natural surveillance increases safety by allowing residents to see trespassers. Making a potential offender feel that they will be seen and reported discourages criminal behavior. Example: Windows and balconies overlooking a street contribute to an active and safe streetscape. 2. Natural Access Control. The placement of walkways, building entrances, fences, landscaping, and lighting to discourage access to crime targets and create the perception of risk to offenders. Natural access control enhances safety through design, which reduces or supplements the.use of more costly access control such as security guards and mechanical devices. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 2/35 2/26/2018 Chapter 15.510 3. Territorial Reinforcement. Extending the sense of ownership from the private residence to the nearby areas outside the dwelling through physical improvements such as fencing, pavement, landscaping and lighting. Clearly defined territory deters entrance by those with criminal intent and makes their actions more visible and likely to be reported by those who recognize the territory as their own. 4. Maintenance. Ensuring that buildings and grounds are maintained for resident safety, neighborhood aesthetics, and to reflect building management. Maintenance serves as an expression of ownership and allows for continued use of the space for its intended purpose. Maintenance prevents a reduction of visibility from landscaping and obstructed or inoperative lighting. A clean and well -maintained site tells offenders that residents care about their surroundings and criminal behavior will not be tolerated. Multi -family projects subject to the design standards in this chapter are envisioned to create developments that are good places to live. These developments will respond better to existing communities and contribute positively to the emergent urban center of the City of SeaTac. (Ord. 15-1018 § 1) 15.510.010 Authority and Application A. The provisions of this chapter shall apply to all multi -family development of three (3) units or more throughout the City. These standards shall supersede existing regulations elsewhere in SMC Title 15 when in conflict with this chapter. B. The provisions of this chapter shall apply to all development meeting one (1) or more of the following thresholds: 1. All new construction requiring building permits; and/or 2. Major Redevelopment. a. Additions or alterations to a building, excluding interior -only improvements, which total fifty percent (50%) or more of the gross square footage (GSF) of the existing building(s), except for the South 154th Street Station Area. b. Major Redevelopment in the South 154th Street Station Area. Additions or alterations to a building, excluding interior -only improvements, which total twenty-five percent (25%) or more of the gross square footage (GSF) of the existing building(s). c. Only the portions of the building being altered or added to shall be required to integrate multi -family design standards into the design of the alteration or addition. C. Departures. In order to provide flexibility and creativity of project designs, departures from these design standards may be permitted, subject to the approval of the Director, providing: 1. The strict interpretation or application of these Design Standards would be inconsistent with related provisions of the Zoning Code or would be contrary to the overall goals and objectives of the Comprehensive Plan; or 2. The departure creates a project design that better meets the overall purpose and intent of the design standards. (Ord. 15-1018 § 1) 15.510.050 Density Calculation Intent: Ensure appropriate densities on properties with sensitive areas. A. The maximum allowable density for a property shall be calculated as follows: http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 3/35 2/26/2018 Chapter 15.510 Net Site Area / Minimum Lot Size = Maximum # of Allowed Units B. For the purposes of this section, the net site area is the total site area minus any areas that are classified as one (1) of the following sensitive areas: 1. Class I, II or III wetlands; 2. Class I, II or III streams; 3. Slopes greater than forty percent (40%). C. Buffers for the above sensitive areas shall be considered part of the net site area but shall not be built on. Development on a site with wetlands, streams, or steep slopes shall meet all Federal, State and local laws and regulations. Units shall be clustered on the developable portion of the site. Example: Net Site Area. The net site area (crosshatched in this illustration) excludes sensitive areas, such as wetlands, but includes sensitive area buffers. D. Example. The following example illustrates the calculation of maximum density for a sample property in the UH-900 (urban high residential) zone. The sample property is ten (10) acres in size and contains two (2) acres of wetlands and one (1) acre of wetland buffer: Net Site Area = Total Site Area — Sensitive Areas Net Site Area = 10 Acres — 2 Acres = 8 Acres Net Site Area / Minimum Lot Size = Maximum # of Allowed Units 8 Acres (348,480 Square Feet) / 900 sf = 387 Units This calculation is the maximum number of allowable units for the site. The actual number of units shall be determined by site design and must meet all required development standards of the zoning and building codes. (Ord. 15-1018 § 1) 15.510.100 Site Design and Building Orientation Purpose: Design multi -family sites to have both an external orientation to the streetscape, and an internal orientation to the residential environment with unifying open space and pedestrian pathways. Design emphasis should be given to the pedestrian, rather than the auto environment through placement of parking in a less prominent location (such as underground, or to the side of the building, rather than in front). Site layout should observe principles of "natural surveillance," "natural access control" and "territorial reinforcement" by arranging http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 4/35 2/26/2018 Chapter 15.510 circulation systems, parking areas, sidewalks, and open space to give the perception of being a residential and controlled space in which illegal activity will be observed and reported. Lighting and landscaping should allow for safety and visibility of public and semi-public areas. (Ord. 15-1018 § 1) 15.510.110 Building Orientation with Respect to Streetscape Intent: Provide a building presence on the street for convenient pedestrian access, to provide "eyes on the street" and to contribute to the streetscape with visually interesting buildings. A. Multi -family buildings shall be oriented in one (1) of the following manners: 1. In a complex with one (1) building: a. The building shall be oriented to a street, with a prominent entrance and clear connection to the sidewalk. The primary entrance of the building shall be located on the facade facing the street with the highest roadway classification as delineated by the SeaTac Comprehensive Plan. In cases where the building is adjacent to private streets only, the location of the primary entrance shall be determined by the Director, taking into consideration pedestrian and vehicle connectivity and the surrounding pattern of development; b. When physical site limitations such as topography; existing trees or other natural features prevent the main entrance from being located on the street -facing facade, the building may be oriented to a courtyard with a prominent pedestrian entrance and clear connection to the public sidewalk; Example: This building is located facing the street with a prominent entrance and pedestrian path to the sidewalk. 2. In complexes with several buildings, those buildings shall be oriented in one (1) of the following manners: a. Buildings shall be oriented to the streetscape with prominent entries and walkways connecting directly to the public sidewalk; or b. Buildings shall be oriented to an interior courtyard, or to a cohesive system of open space and pedestrian pathways with a prominent pedestrian entry to the site and walkway connecting directly to the public sidewalk. (Ord. 15-1018 § 1) 15.510.120 Site Layout Intent: Arrange buildings and open space to define territorial areas and control access. A. Arrange the site in a cohesive and planned manner through one (1) or more of the following methods: http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 5/35 2/26/2018 Chapter 15.510 1. Divide large multi -building developments into several smaller usable areas, each with individually designed open space, children's play areas, internal circulation, and parking; 2. Configure several buildings around a courtyard; 3. In a development with one (1) building, configure the building around a courtyard or create several smaller areas of open space each near a separate entry; 4. Provide a secured site with controlled auto and pedestrian access via gates with a security system. B. Limit the number of persons accessing buildings by a common entryway. 1. The number of dwellings using a common, unsecured building entrance shall be limited to not more than four (4); 2. The number of units using the same access point shall be limited to not more than twelve (12) units in secured buildings, unless a prominent entryway and lobby are provided; 3. Provide a secured building with a prominent entryway and lobby in buildings of four (4) or more stories. A secured building is one where access is controlled by key or card key on all building entrances. The above provisions shall be reviewed and approved by the Director as satisfying the requirement of the territorial reinforcement objective. More than one (1) of the above methods may be required if necessary to achieve the objective. (Ord. 15-1018 § 1) 15.510.130 Pedestrian Circulation Intent: Enhance pedestrian safety and convenience by providing an integrated pedestrian circulation system throughout the development. Contact points between pedestrians and vehicular paths should be minimized; where necessary they should be designed to alert drivers to crossing pedestrians. A. All developments shall feature a fully integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system. B. Pedestrian circulation shall consist of sidewalks or designated pathways, raised or otherwise separated from parking and vehicular circulation. Sidewalks and pedestrian ways shall be a minimum of four (4) feet in width, clear of any vehicle overhangs. C. Pedestrian entrances from the street shall be clearly defined and designed so as to be separated from and more prominent than driveways and entrances to parking garages. D. Pedestrian paths should be visible from buildings or parking lots, and shall be designed to avoid creating "dead ends" or isolated areas. (Ord. 15-1018 § 1) 15.510.140 Location of Parking Intent: Integrate parking into the development in a manner that maximizes accessibility and convenience, while ensuring that parking does not dominate the streetscape and site design. Parking located close to and visible from each unit contributes to a feeling of security. Effective parking designs include private, secured parking located within each unit, common underground parking areas that are well -designed, or surface parking located to be visible from units and connected by convenient pedestrian ways. Parking accessible from alleys, or located to the sides or rear of buildings, helps to ensure that parking does not dominate the site. A. No parking shall be located between a building and the front property line, other than a driveway for passenger loading and off-loading only in conformance with SMC 15.510.150. Surface parking shall be located http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 6/35 2/26/2018 Chapter 15.510 behind a building or to the side of a building. B. Parking located next to a building and within forty (40) feet of the front property line shall not occupy more than the width of two (2) lengthwise parallel parking stalls and one (1) travel lane. C. Corner Lots. On corner Tots, no parking shall be located between the building and either of the two (2) front property lines. If a parcel abuts more than two (2) public or private streets, no parking shall be located between the building and the front property line abutting the two (2) public and/or private streets with the highest classification. D. Security/Visibility. Parking shall either be secured or visible from surrounding units. E. Large Parking Areas. Large parking areas in multiple building developments shall be broken up into small lots related to the group of buildings served. F. Parking in Rear Setback. Parking may be located in the rear setback area when access is from an alley abutting the rear lot line. On corner Tots, such parking may not extend into the portion of the setback area required as a front yard adjacent to the street. G. Parking Located Below Grade. Parking which is located below grade may be located within a required front or side setback area if situated completely below the level of the abutting sidewalk, and the required landscaping can be provided on top of the below -grade parking structure. H. Tandem Parking. Tandem parking for parking spaces serving the same dwelling unit may be used if the parking is located within the rear setback area and gains access from an abutting alley, or when one (1) of the parking spaces is located within a private garage, and the other is located in the driveway providing access to the parking space within the private garage. Except for developments in which tandem spaces are located within the rear setback area and gain access from an abutting alley, not more than fifty percent (50%) of parking spaces within a multi -family development may be placed within a tandem configuration. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018§1) 15.510.150 Driveway Entrances Intent: Ensure that parking does not dominate the streetscape, while allowing drop-off areas for convenience and accessibility. Driveways serving front yard porte-cochere building entries shall be as approved by the Director, and may include a maximum of three (3) short-term parking spaces. (Ord. 15-1018 § 1) 15.510.160 Exterior Lighting Intent: Lighting design should consider the appropriate placement and quantity of light to provide for security and aesthetic appreciation while avoiding glare and excessive brightness. Lighting contributes to a residential community by extending the hours of outdoor use. Common industry standards for lighting design as outlined by the industry group IESNA (Illuminating Engineering Society of North America) shall provide guidance for appropriate lighting quantity and design. Additionally, lighting levels of adjacent uses should be considered to avoid competing light levels. Maximum light levels should be considered adjacent to single-family residential areas. Lighting directed to accent landscaping or architectural features is appropriate, especially at entries. A. Lighting Height. Lighting standards shall be no greater than sixteen (16) feet in height, and used to illuminate surfaces intended for pedestrians or vehicles, as well as building entries. Light fixtures illuminating surfaces intended for pedestrians shall include pedestrian -scale elements a maximum of twelve (12) feet in height. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 7/35 2/26/2018 Chapter 15.510 B. Exterior lighting shall be used to identify and distinguish the pedestrian walkway network from automobile circulation. Along pedestrian circulation corridors, lighting standards shall be placed between pedestrian ways and public and/or private streets, driveways or parking areas. C. Effective lighting for pedestrian areas and pathways shall be directed toward the ground. D. Light fixtures shall be sited and directed to minimize glare around residences. E. Lighting shall be sited to provide visibility in common areas and building entrances, including mail kiosks, stairwells, parking garages, laundry rooms, exercise rooms, and outdoor common areas of the site. (Ord. 15-1018 § 1) 15.510.200 Building Design Purpose: Attention to building design encourages an aesthetically appealing and safe place to live. Traditional residential forms such as porches, gables, bay windows, color and texture provide human scale that contributes to a sense of ownership and comfort. (Ord. 15-1018 § 1) 15.510.210 Pedestrian Building Entries Intent: Provide pedestrian entries that are prominent and highly visible from other buildings and public areas and consider safe alignments of sidewalks and paths. Elevating units a short distance above the grade contributes to privacy and security. A. Entries from Street. Entries from a street shall be clearly marked with weather protection, canopies, architectural elements, ornamental lighting, or landscaping. B. Entries from Parking Lots. Entries from parking lots shall be subordinate to those related to the street. C. Pedestrian Paths. Clear pedestrian paths separate from parking areas shall connect building entrances to sidewalks. Pedestrian paths shall be illuminated pursuant to Chapter 17.40 SMC, Walkway, Bikeway and Park Lighting. D. Raised Entries. Multi -family buildings shall utilize one-half (1/2) flight -up front entries off the street, giving privacy as well as a view of the street and sidewalk. An entry raised two and one-half (2-1/2) feet above the grade shall be considered sufficient to meet this requirement. In units where the grade is a minimum of two and one-half (2-1/2) feet above the adjacent parking, sidewalk or other common areas, the one-half (1/2) flight -up entry requirement shall be deemed to have been met. 1. The Director may waive this requirement if one-half (1/2) flight -up entries are not feasible or desirable in a given design, such as in senior housing, or where disabled access is required. (Ord. 15-1018 § 1) 15.510.220 Character and Massing Intent: Reduce the apparent size of new buildings and create visual interest through architectural form and detailing. Architectural features and treatments shall not be restricted to a single facade. All sides of a building open to view by the public, whether viewed from public or private property, shall display a similar level of architectural quality and interest. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 8/35 2/26/2018 Chapter 15.510 Articulation Interval Modulation Example: Architectural terms used to describe building massing concepts. Articulation refers to the giving of emphasis to architectural elements (such as windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces. An interval is the measure of articulation — the distance before architectural elements repeat. Modulation is a measured and proportioned inflexion or setback in a building's face. Together, articulation, modulation and their interval create a sense of scale important to residential buildings. A. Building Facade Articulation. Building facades shall be articulated with architectural elements that break up long blank walls, add visual interest, and enhance the character of the neighborhood. B. Vertical Articulation. Vertical articulation shall occur at intervals of no more than forty (40) feet. 1. Methods of Articulation. Three (3) or more of the following methods of articulation shall be used such that the combination of features project a residential character: a. Providing a balcony, bay window, porch, patio, deck, or clearly defined entry for each interval. b. Providing a lighting fixture, trellis, prominent ornamental tree or other landscape feature within each interval. c. Providing architectural features such as setbacks, indentations, overhangs, projections, cornices, bays, canopies, or awnings. Building modulations shall be a minimum of two (2) feet in depth and two (2) feet in width. The sum of the modulation depth and modulation width shall be no less than eight (8) feet. d. Use of material variations such as contrasting colors, brick or metal banding, or textural changes. e. Artwork or building ornamentation. C. Modulation/Articulation Variety. A variety of modulations and articulations shall be employed. No more than four (4) consecutive uniform modulations shall be used. Buildings greater than one hundred sixty (160) feet in length shall provide a prominent central feature among the modulations. D. Windows. Windows shall provide relief, detail and variation on the facade through the use of significant trim and architectural styling that lends human scale to the facade. 1. A minimum of two (2) of the following requirements for windows shall be met: a. Window shall be accented with a drip cap, sill, and trim. The drip cap shall be a minimum of three (3) inches in height and one (1) inch in depth; sills shall be a minimum of three (3) inches in width. Trim shall be a minimum of two (2) inches in width and one (1) inch in depth; http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 9/35 2/26/2018 Chapter 15.510 b. Windows shall be accented through use of multiple panes; c. Windows shall be vertically oriented with a height one and one-half (1-1/2) to two (2) times the width; d. Windows shall be accented through the use of contrasting trim color and other detailing. E. Variations in Building Setback. Front facades incorporating a variation in building setback shall include within the setback such architectural elements as covered or recessed building entries, plazas or courtyards, or seating and planting areas. F. Rooflines. Rooflines shall be varied through two (2) or more of the following methods. The maximum roof length without a variation shall be forty (40) feet. 1. Dormers. A projection from a sloping roof that contains a window. 2. Roofline with Architectural Focal Point. A prominent rooftop feature such as a peak, tower, gable, dome, barrel vault or roofline trellis structure. 3. Roofline Variation. The roofline articulated through a variation or step in roof height or detail, such as: a. Projecting Cornice. Roofline articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet. b. Articulated Parapet. Roofline parapets shall incorporate angled, curved or stepped detail elements. 4. Pitched Roof or Full Mansard. A roof with angled edges, with or without a defined ridgeline and extended eaves. 5. Terraced Roof. A roofline incorporating setbacks for balconies, roof gardens, or patios. G. Blank Walls. Siff ITTIEti L IU WJI: CC.E. JYI :10111 PII AIREIVA,J4 Parapet and roof details -7 T �t 11 Li 1. "Blank walls" (building facade sections without windows or doors) greater than twenty (20) feet in length that are visible from any right-of-way, private road, open space, sidewalk or through -block pathway shall be screened or treated as described in subsection (G)(2) of this section. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 10/35 2/26/2018 Chapter 15.510 2. Treatment of Blank Walls. Sections of "blank walls" shall be avoided, but if necessary due to privacy or other design considerations, shall be treated in one (1) of the following manners: a. Install vertical trellis in front of the wall with climbing vines or other plant materials over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface; b. Provide a decorative masonry pattern, or other architectural feature as approved by the Director, over at least seventy percent (70%) of the blank wall surface that is at the ground level, and over at least thirty percent (30%) of the remainder of the blank wall surface; and/or c. Employ small setbacks, projections, indentations, or intervals of material change to break up the wall's surface. 3. In no case shall sections of blank walls forty (40) feet or more in length be allowed. H. Rooftop Design. Building rooftops shall be designed to effectively screen mechanical equipment from street -level view through one (1) or more of the following methods: 1. A concealing roofline; 2. A terraced facade; 3. A screening wall or grillwork directly surrounding the equipment; 4. Sufficient setback from the facade edge to be concealed from ground -level view; or 5. Vegetated roof designed in accordance with the Surface Water Design Manual and applicable building codes. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1) 15.510.230 Neighborhood Compatibility/Relation to Adjacent Development Intent: Achieve a compatible transition between two (2) zones of differing height, bulk and scale requirements. Consideration should be given to the scale and design of surrounding buildings to promote compatibility and complement or enhance the character of existing neighborhoods. A. Abutting UL Zone/Residential Low Designation. Properties abutting a UL zone, where the UL zone has a Comprehensive Plan designation of Residential Low, shall incorporate the following: 1. A maximum building height of thirty-five (35) feet shall apply to portions of a structure within sixty (60) feet of a UL zone with a residential low Comprehensive Plan designation. The thirty-five (35) foot height shall be measured from the base elevation of the UL-zoned property to the midpoint of any sloped roof; provided, that if the multi -family grade elevation is higher than the single-family property, in no case shall the height of the multi -family building be limited to less than thirty-five (35) feet as measured per SMC 15.110.070, Structure Height. The base elevation of the UL-zoned property shall be determined by the average of the elevation along the common property line with the subject property opposite the proposed multi -family building(s) at right angles from the property line. The allowed height shall increase at no more than one (1) foot vertical for each foot horizontal until the maximum allowed height in the zone is reached (see Figure: HEIGHT TRANSITION). 2. A minimum roof pitch of six (6) feet of height for each twelve (12) linear feet of roof shall be required for all portions of multi -family buildings within sixty (60) feet of a UL zone with a Residential Low Comprehensive Plan designation, and for all multi -family buildings fronting on a street directly across from a UL zone with a Residential Low Comprehensive Plan designation. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 11/35 2/26/2018 Chapter 15.510 64:1N- 5 — 45'- 40- 55 ss- AO— IS- b- 5— M/.x NEIEbMT S5# SW u•H.7. . .51EP Ur To uo44Liatr MP4c.Se.06• wr ...r 45 • ANt:1LE Mtri. (o:IZ prrat m MAX 35' %V:TNM1 (e0' OF 5 1Cr3. 36. a«oe►+i za1C (30' ,M+GNT UAW) I puMLR. t Wilt �"- 6°' 'tiuWtsrioN HRH Figure: HEIGHT TRANSITION: Building height adjacent to a UL zone with a residential low Comprehensive Plan designation is limited to thirty-five (35) feet for the first sixty (60) feet, then may increase at a forty-five (45) degree angle. Height is measured per SMC 15.110.070, Structure Height. 3.- A minimum side and/or rear year building setback of twenty (20) feet shall apply if the side or rear property boundaries are adjacent to a UL zone with a residential low Comprehensive Plan designation. Side/rear yard landscaping shall occupy all or part of the required building setback, as specified in the landscaping chart in SMC 15.445.210. 4. Scale and massing of adjacent residential development shall be considered in the design of new multi- family development. An effective architectural fit within the neighborhood shall be achieved through similarity of design with the adjacent development in one (1) or more of the following ways: a. Similar building proportions, including stepbacks on upper levels; b. Similar building articulation; c. Similar rooflines, pitches, and shapes; d. Similar relationship to the street for entryways and setbacks; and/or e. Similar architectural details or features such as bay windows, dormers, porches, finish materials, recessed entries, and other elements. Example: The building on the right shows how a multi -family structure can be designed to complement an existing neighborhood through the use of similar building modulation and setbacks. The building on the right covers roughly the same lot area as the structure on the left, while appearing as if it "fits" in its surroundings. B. Abutting Townhouse ZonefTownhouse Designation. Multi -family and mixed use projects abutting a Townhouse (T) zone, or properties with a Townhouse zone Comprehensive Plan designation, shall incorporate the following: http://www.codepubl ish ing.com/WA/SeaTac/html/SeaTac 15/SeaTac 15510. htm I 12/35 2/26/2018 Chapter 15.510 1. Height Requirements within Forty -Five (45) Feet of Townhouse Zone Property. A maximum building height of thirty-five (35) feet shall apply to portions of a structure within forty-five (45) feet of the side and/or rear property line of an adjacent property with a Townhouse zone or Townhouse Comprehensive Plan designation. 2. Height Allowances within Forty -Five (45) Degree Plane of Townhouse Zone Property. In order to preserve opportunities for light, view and privacy of adjacent townhouses, the height of a building may increase above thirty-five (35) feet as long as it does not project into a forty-five (45) degree angular plane gradient measured from the side and/or rear property line of the adjacent Townhouse Zone property. 3. Height Allowances Beyond Sixty -Five (65) Feet of Townhouse Zone Property. Building height after sixty-five (65) feet can increase to the maximum allowed by the zone within which the building is located after the requirements in subsection (B)(2) of this section are met. Example: Diagram showing example of height requirements and allowances for multi -family and mixed use projects abutting Townhouse Zone or townhouse properties. (Ord. 15-1018 § 1) 15.510.240 Privacy 35' Property Line 40' Multi -Family Building 45' Intent: Respect adjacent properties by locating buildings to minimize disruption of privacy. One consideration is the views from upper stories of new buildings into adjacent private yards, especially in Tess intensive zones. Buildings should also be designed so that units within a development have appropriate private space. A. Building design shall incorporate the following elements: 1. Stagger windows to avoid alignment with adjacent windows; 2. Reduce the number of windows and decks on the buildings overlooking private yards of neighboring properties; and 3. Use landscaping and open space to enhance privacy. (Ord. 15-1018 § 1) 15.510.250 Building Security Intent: Provide for safety in the design of building doors and windows, hallways and common areas. A. Ground Floor Bedroom Windows. Ground floor bedroom windows of residential units shall be separated from the sidewalk and public areas in one (1) of the following manners: http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 13/35 2/26/2018 Chapter 15.510 1. The ground floor shall be raised above ground level a minimum of four (4) feet and pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows; 2. Pedestrian paths shall be at least five (5) feet away (horizontal separation) from ground floor bedroom windows, and windows shall be screened with decorative metal grating providing a fifty percent (50%) to seventy percent (70%) screen and landscaping providing filtered screening. Dense landscaping, such as hedges, shall not be used in front of windows. B. Exterior Access Corridors. Exterior access corridors shall not be located directly adjacent to dwelling windows on upper floors. C. Windows on Street -Front Facades. Windows on street -front facades shall be provided to allow views of the street. D. Common Areas. Common areas shall be designed for visibility and security. 1. Windows and lighting shall be sited to provide visibility of common areas, including mail kiosks, stairwells, parking garages, laundry rooms, exercise rooms, and other common areas of the site. 2. Doors between common areas shall have through -door viewers with a minimum one hundred eighty (180) degree viewing range, or windowpanes. 3. Common areas shall have more than one (1) exit. E. Dumpsters and Recycling Containers. Dumpsters and recycling containers shall be conveniently located for residents, and be screened in a manner that allows sufficient visibility to prevent hiding places for unwanted persons. F. Door and Window Treatment. The following items are minimum security requirements for door and window treatment for residential units: 1. For all exterior doors and doors leading from individual units into common areas: a. Solid -core wood doors or metal doors; b. Through -door viewers with a minimum one hundred eighty (180) degree viewing range; c. Single -cylinder deadbolts extending a minimum of one (1) inch into the frame; d. Security strikeplates a minimum of three and one-half (3-1/2) inches in height mounted with screws a minimum of three (3) inches in length; e. Double locks on sliding doors; 2. Double locks on ground floor and sliding windows. These items shall be inspected and approved by the City of SeaTac Crime Prevention Officer prior to issuance of a certificate of occupancy. The City of SeaTac Crime Prevention Officer may approve alternate designs that provide a similar degree of security. (Ord. 15-1018 § 1) 15.510.260 Building Materials Intent: Add visual interest and contribute to human scale through texture, color and detailing. Materials should be durable so that the development will continue to be an attractive part of the community over time. A. Quality, durable materials that add visual interest shall be used in building design. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 14/35 2/26/2018 Chapter 15.510 1. Color and materials shall be varied in projects as follows: a. In multi -building projects, colors or materials shall be varied from structure to structure to differentiate between buildings, and provide variety and individuality; b. Colors and materials shall be used to visually reduce the size of buildings that are larger than others in the neighborhood, through: i. Contrasting trim detailing; ii. Contrasting shades or colors to distinguish the ground from upper floors, or one (1) section of building from another; c. Bright or intense colors should be reserved for accent or trim. 2. A color and materials board shall be submitted and approved prior to permit approval. B. Materials that have a track record of installation difficulties or lack of durability shall be subject to provision of warranty information from manufacturers and installers, and provision of a maintenance bond or letter of credit for a period of three (3) years. Building materials with a history of problems with installation and rapid decay may be disallowed. (Ord. 15-1018 § 1) 15.510.300 Vehicular Access and Circulation Purpose: Vehicular access and circulation should emphasize the safety of pedestrians, enhance the streetscape in the neighborhood and minimize the traffic impact of new developments on existing neighborhoods. (Ord. 15- 1018 § 1) 15.510.310 Vehicular Access Intent: Facilitate access that provides adequate capacity while reducing curb cuts and providing for pedestrian safety. A. Access to multi -family developments shall be from a major or minor arterial wherever possible. B. Automobile access shall be consolidated with no more than one (1) driveway per one hundred fifty (150) linear feet of street frontage. C. Dead end streets shall be permitted only where there is no feasible connection with an adjacent public and/or private street. D. Developments shall be oriented to transit stops whenever possible. Lighting shall be provided along pedestrian walkway connections and adjacent to transit stop facilities. E. In developments over one hundred (100) units, a bicycle circulation path separate from vehicular circulation and pedestrian paths shall connect buildings within the development. Benches, shade trees or other amenities shall be incorporated into the bicycle/circulation path as appropriate. (Ord. 15-1018 § 1) 15.510.320 Traffic Calming Intent: Provide for traffic calming to discourage cut -through traffic and enhance neighborhood safety. The following measures may be required on neighborhood streets near a new development if appropriate to control traffic, providing any access restrictions are approved by the City of SeaTac Fire Department as not adversely impacting fire and life safety access: http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 15/35 2/26/2018 Chapter 15.510 A. Crosswalks marked with a change in paving and pedestrian crossing lights; B. Chicanes (mid -block narrowing of the street to slow traffic); C. Traffic circles (with landscaping where feasible); D. A bicycle path adjacent to and in addition to other required street frontage improvements; E. The following additional traffic calming measures shall be required upon a petition by seventy-five percent (75%) of property owners on an affected section of street: 1. "Curb bulbs" or "chokers" (areas of widened sidewalk and curb at street entries and with landscaping or bioretention, where feasible) to restrict turns into existing neighborhood areas. 2. Streets restricted to one (1) way access, except for fire and life safety vehicles. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1) 15.510.330 Buffering Adjacent to Expanded Streets Intent: Provide for the preservation of neighborhood character and pedestrian safety in areas where a street through an existing neighborhood must be expanded to serve new multi -family development. If the capacity of an existing nonarterial street must be increased to serve a new multi -family development, the following shall be required for single-family properties along such street: A. Fencing and landscaping of up to five (5) feet of Type II landscaping shall be provided adjacent to existing single-family properties. If significant existing landscaping is displaced, it may be required to be relocated or replaced on or adjacent to affected properties to preserve the neighborhood character. B. Any access to properties that is adversely affected by a change in road configuration shall be restored at the developer's expense, including relocation of driveways, carports, and garages, if necessary. These off -site improvements shall be required of the developer in addition to other street frontage improvements required by the City. (Ord. 15-1018 § 1) 15.510.400 Design of Surface and Structured Parking Purpose: These standards are intended to provide for safety and aesthetic considerations in surface and under - building parking within multi -family developments. (Ord. 15-1018 § 1) 15.510.410 General Considerations Intent: Minimize parking as a visual element of a site and enhance the pedestrian environment. Parking should be visible from living units or have secured entrances. A. Parking located under or within buildings shall subordinate the garage entrance to the pedestrian entrance in terms of location and design. B. All covered parking shall either be secure parking with electronic entries, or open carport -type structures with roof material of transparent glazing to allow surveillance from above. Unsecured "tuck -under" style parking and carports constructed of solid materials that block visibility of parking areas shall not be allowed. (Ord. 15-1018 § 1) 15.510.420 Design of Surface Parking Lots http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 16/35 2/26/2018 Chapter 15.510 Intent: Locate parking such that unsecured parking areas are visible from living units and safely illuminated. Landscaping should provide an aesthetically pleasing treatment, provide for summer shade and absorption of rainwater. Pedestrian pathways should allow for pedestrian safety from parking areas to residences where the two (2) areas are separated. Where multiple driveways are necessary, landscaping should be provided to separate and minimize the impact on the streetscape. A. One (1) landscape island a minimum of six (6) feet in width, exclusive of curbs, shall be required for each seven (7) parking spaces as specified in SMC 15.300.500(B). Landscape island siting and design may be modified to accommodate LID BMPs. B. Lighting levels in surface parking Tots shall conform to the standards in Chapter 17.24 SMC, Parking Lot Lighting. C. If carport structures are provided, they shall be designed with transparent glazing to allow views from units above. D. Where sidewalks or walkways cross vehicular driveways, provide a continuous raised crossing, or distinguish the crossing from the driveway surface by marking with a contrasting paving material such as permeable pavement. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1) 15.510.430 Design of Structured Parking Intent: Locate structured parking under or within multi -family buildings to enhance safety and aesthetics. Aesthetic considerations include appropriate screening and subordination of under -the -building parking. Attention to security features as an integral part of the initial design allows security needs to be met without unduly compromising aesthetics or traffic flow patterns and operations, and without excessive construction or operating costs. The use of CPTED principles in the design of residential parking structures can enhance resident safety. Principles include good lighting, openness to public view, access control, and a security management plan that includes periodic review and updating. A. Lighting of Structured Parking. Lighting levels in structured parking shall conform with the requirements of Chapter 17.28 SMC, Parking Structures. B. Elevators and Stairs. 1. Elevator towers and stairwells shall be open to public view to the maximum extent possible. If enclosure of an elevator waiting area is necessary for fire code purposes or for weather protection, enclosure shall be with transparent glazing. 2. Potential hiding places below stairs should be closed off. If used for storage, such areas shall be secured with doors and padlocks. 3. Directional arrows indicating exits and elevators must be painted on walls. 4. Remote exterior stairway doors shall be equipped with one (1) way locks allowing people to exit but not to enter the facility at those locations. C. Floors. Parking decks shall be flat to the maximum extent possible to increase visibility. Openness should be encouraged through methods such as long -span construction and high ceilings. D. Facades. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 17/35 2/26/2018 Chapter 15.510 1. Parking located at grade under a building shall be attractively screened through a combination of decorative grilles, or trelliswork. Screening shall provide for light, airflow, and natural surveillance into the structure, while limiting access. Since screening is intended to increase security by restricting access to the facility, the screening must be reasonably strong and durable to withstand vandalism and the elements. Separate enclosed garages serving individual units shall be completely enclosed or shall be screened as described above. 2. For underground structures, the first level below grade shall be daylighted by either grading the site down or using air wells to allow natural light and ventilation into the structure. Such openings shall be barred to prevent access and landscaped in a manner that provides both screening and visibility through the landscaping. Openings shall be adjacent to well -traveled walks or frequently used areas of open space. 3. Stand-alone, multi -level aboveground parking structures shall be avoided in multi -family complexes. a. Where allowed by a decision of the Director due to special design or site conditions, multi -level above -ground parking structures shall comply with the top floor variation, character and massing, and minimizing views into the interior requirements of SMC 15.300.460(C)(2), (C)(3) and (C)(4)(b), (c), and (e). Such structures shall be required to comply with SMC 15.300.460(D), Ground Floor Uses in Parking Structures, when adjacent to a public street. b. The facade of a stand-alone multi -level parking facility should provide filtered screening that allows visibility to streets and good visibility for patrolling police cars. Stairways on the building's exterior should be visible from the outside. If stairs are to be enclosed, glass or wire glass can be used. E. Circulation and Access Control. 1. Vehicle entrances and exits shall be kept to a minimum. All entrances shall be gated, with gates that permit visibility into the garage. 2. Pedestrian entrances shall be concentrated to bring all pedestrians through one (1) portal, which improves the ability to see and be seen by others. 3. Emergency exits shall be provided. 4. Any ground -level pedestrian exits that open into nonsecure areas should be emergency exits only and fitted with panic bar hardware. 5. Dead end parking areas as well as nooks and crannies in the general design of the parking facility should be avoided. F. Active Security Measures. 1. A security management plan shall be submitted and approved prior to building permit issuance. Such plan shall be reviewed and updated every three (3) to five (5) years in cooperation with the City's crime prevention specialist. The plan would include a security audit and proposed CPTED and active security measures. 2. Active security measures such as emergency phones and closed circuit television (CCTV) shall be provided in large developments if determined to be necessary by the Crime Prevention Officer. At a minimum, a conduit shall be provided for emergency communication and CCTV in stairs, elevator cabs, and elevator lobbies in structured parking for developments containing two hundred (200) or more units. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 18/35 2/26/2018 Chapter 15.510 G. Maintenance. Residential parking structures shall be well -maintained, as trash and graffiti may leave the impression that the facility is not secure. (Ord. 15-1018 § 1) 15.510.500 Recreation and Open Space Purpose: To provide for adequate recreation and open space areas for the residents of multiple -family dwellings, to separate such areas from automobile -oriented space, and to enhance the environmental quality of multiple - family residential districts. (Ord. 15-1018 § 1) 15.510.510 Minimum Area Required Intent: Provide opportunities for both active recreation and outdoor areas for passive enjoyment of natural areas. Recreation and open space areas should include amenities appropriate for the ages of people likely to live in the residences and be located with regard to climate conditions and safety. A. Each multi -family building or complex of five (5) or more units shall provide a minimum area of recreation and open space, as follows: 1. Outside of Overlay Districts. For developments located outside the designated City Center, South 154th Street Station Area, and Angle Lake Station Area Overlay Districts: Unit Size Minimum Required Open Space 2 bedroom or larger 200 square feet 1 bedroom 160 square feet Studio 120 square feet a. In all multi -family developments, at least fifty percent (50%) of the required recreation and open space must be usable outdoor multi -purpose space accessible by all residents as described in subsection (B) of this section. b. Up to fifty percent (50%) of the required recreation and open space may be composed of indoor recreational space or outdoor single -purpose recreational facilities as described in subsection (C) of this section. 2. Within Overlay Districts. For developments located within the designated City Center, South 154th Street Station Area, and Angle Lake Station Area Overlay Districts: A minimum of sixty (60) square feet per unit of outdoor space. One hundred percent (100%) of such space shall be allocated for outdoor multi -purpose open space accessible by all residents as described in subsection (B) of this section. B. Multi -Purpose Outdoor Recreation and Open Space. This requirement shall be satisfied through compliance with one (1) or more of the following elements: 1. Courtyards, plazas or multi -purpose green spaces which serve to organize the placement of buildings, as described in SMC 15.510.540; 2. Upper level common decks, patios, terraces, roof gardens, or vegetated roofs; 3. The square footage length and width of publicly accessible pedestrian -only corridors dedicated to passive recreation and separate from the public street system, including access links in sensitive area buffers. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 19/35 2/26/2018 Chapter 15.510 C. Indoor Facilities and Outdoor Single -Purpose Facilities — Outside of Overlay Districts. This recreation and open space allowance, for properties outside the City Center, South 154th Street Station Area, and Angle Lake Station Area Overlay Districts, may be met through one (1) or more of the following: 1. Tennis/sports courts; 2. Swimming pools; 3. Designated exercise areas; 4. Game rooms; 5. Lounge areas with food preparation facilities; 6. Permeable pavement trails; or 7. Other similar facilities. (Ord. 16-1022 § 1 (Exh. C); Ord. 16-1009 § 15; Ord. 15-1018 § 1) 15.510.520 Play Space for Children Intent: Provide for adequate, safely located play space for children. Safe locations are ones that are accessible without crossing circulation areas, and provide for observation by parents and caretakers from the main use areas of nearby units, and from nearby seating and recreation areas. Retirement apartments and assisted living facilities are exempt from this section. A. At least fifty percent (50%) of the required outdoor recreation and open space area required for units of two (2) or more bedrooms shall be laid out in a manner that makes it suitable and safe as play space for children. The children's play space shall contain a minimum of one (1) set of children's play equipment as approved by the Director. Sitting or recreation areas for adults shall be located in close proximity. B. At least fifty percent (50%) of any indoor facilities and outdoor single -purpose facilities required for units of two (2) or more bedrooms shall be appropriate for use by children of various ages. Exercise facilities in complexes containing two (2) or more bedroom units shall provide for adult exercise opportunities with the ability to watch children nearby. C. Play space for children shall be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, other vehicular travel ways, woods, and parking areas. D. All units two (2) bedroom units or larger shall be oriented to provide visibility of children's play areas from a kitchen or main living room area. Altematively, closed circuit TV monitoring of children's play areas shall be installed and access shall be provided by apartment management to tenants with children. (Ord. 15-1018 § 1) 15.510.530 Location and Layout of Recreation and Open Space Intent: Provide accessible, useable, safe, and maintainable recreation and open space. Open space areas should be oriented to sunlight and views, and provide attractive amenities such as paths, picnic areas, seating, active recreation facilities, and good lighting. A. The location, layout, and proposed type of recreation space shall be subject to approval by the Director, and shall conform to the following: 1. Open space areas shall be centrally located near a majority of units, accessible and usable to residents, and visible from surrounding dwelling units. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 20/35 2/26/2018 Chapter 15.510 2. In developments greater than one hundred (100) units, outdoor recreation and open space area shall be divided into several, smaller, usable areas located so as to be convenient and accessible to each building. 3. When the total required open space area is less than three thousand (3,000) square feet, the outdoor recreation and open space shall be one (1) continuous site, with a minimum width of twenty (20) feet. 4. If the total required area for multi -family recreation space is more than three thousand (3,000) square feet, the space may be divided into several usable indoor or outdoor sites, provided at least one (1) area is at least two thousand (2,000) square feet, and all others at least five hundred (500) square feet, with a minimum width of twenty (20) feet. 5. No driveways, parking or other vehicular uses can be located in the outdoor recreation or open space area. 6. Required front yard setback areas shall not count toward outdoor common recreation and open space. 7. A Type III landscaping buffer consisting of fencing and plant screening with a minimum width of five (5) feet shall separate the recreation space from public streets, parking areas, and driveways. 8. Decks, balconies and other similar appurtenances that do not have common access by all the complex residents shall not be counted towards the space requirements. 9. The square footage in required side and rear yards may be used to meet the recreation and open space requirements, except for the square footage in side and rear yards occupied by required Type I and II buffer landscaping for noncompatible uses. Side and rear yards must be developed as usable recreation or open space as specified in this chapter to count toward the requirement. 10. Other required landscaping (such as building facade landscaping and parking lot landscaping) and sensitive area buffers without common access links such as pedestrian trails shall not be included toward the required recreation and open space requirement. 11. No required recreation or open space area shall have a slope greater than four percent (4%), unless the area has been developed with an enhanced accessibility system of ramps, stairs, terraces, trails, or other site improvements. B. The space, layout, and proposed type of screening shall be subject to approval by the Director. (Ord. 15- 1018 § 1) 15.510.540 Courtyards and Plazas Intent: Provide landscaped courtyard, plaza and rooftop garden areas that include adequate seating and focal landscaping. Courtyard and plaza areas complying with the following requirements may count toward required outdoor open space areas: A. Dimensions. The courtyard/plaza dimension is a measurement of the usable open space between two (2) buildings or to a property line, with a minimum width of at least twenty (20) feet or equal to the height of the building, up to seventy-five (75) feet, as determined by the Director. B. Publicly accessible courtyards, plazas or multi -purpose green spaces shall link the open space elements with adjacent sidewalks, pedestrian paths, and/or bikeways. http://www.codepublishing.com/WNSeaTac/html/SeaTac15/SeaTac15510.html 21/35 2/26/2018 Chapter 15.510 C. Courtyard/plaza areas shall include a minimum of one (1) tree for each two hundred (200) square feet of required area. The plaza/focal area shall consist of at least fifty percent (50%) decorative paving (such as permeable pavement), and include one (1) lineal foot of seating per each forty (40) square feet of required plaza area. Example: Sample arrangement of open space areas. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1) 15.510.550 Maintenance ge.cPF.Af1ort rAcx. Y . N. V4M., z H it 11. HALf1AY Sfltie.E TErESTRLAN 4131C-tra —o'c,Y cpRR+oop- Intent: Ensure the maintenance of on -site open space and recreational facilities. Failure to maintain open space and recreational facilities in a usable manner is a violation of this title. Prior to occupancy, a maintenance program for open space and recreational facilities shall be submitted and approved by the Department. The program shall be secured with a maintenance bond, or other suitable financial guarantee as approved by the City, for a period of three (3) years in an amount equal to the estimated cost of maintenance over three (3) years. (Ord. 15-1018 § 1) 15.510.560 Cash Contribution in Lieu of On -Site Recreational Intent: Allow for the contribution to an existing or future City park in lieu of on -site recreational facilities in smaller developments. A. Multi -Family Developments with Less than Twenty (20) Dwellings, Assisted Living Facilities and Retirement Apartments. For multiple -family developments containing less than twenty (20) dwellings and all assisted living facilities or retirement apartments, the Director may allow in -lieu payment to the City in an amount comparable to the cost of acquisition and installation of recreational facilities as would otherwise be required. 1. Acceptance of Payment In Lieu Contributions. Acceptance of such a voluntary contribution is discretionary on the part of the City, and shall be permitted only when the size of the development site and its projected population is too small to result in usable, high quality recreational facilities, and the improvement of City park facilities in the vicinity will be of greater benefit to the residents of the proposed dwellings. 2. Park Improvement Fund. Such payments shall be placed in a fund to be used for capital improvements in existing neighborhood parks or for the development of new parks in the vicinity of the multiple -family dwelling development. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 22/35 2/26/2018 Chapter 15.510 3. Amount of Payment. The amount of such payment shall be determined by the Director based on a recommendation of the Parks Department Director. The recommendation shall be based on either the actual cost or a reasonable prototype cost of providing park land with quality, durable recreational facilities as would otherwise be required to be provided on site. B. Multi -Family Developments with More Than Nineteen (19) Dwellings. Multiple -family dwelling developments containing twenty (20) or more dwelling units (except for assisted living facilities or retirement apartments) shall provide the on -site recreation facilities required by this chapter. Multiple -family dwelling developments which are built in phases of less than twenty (20) dwelling units shall provide on -site recreation facilities for each phase or shall provide the total amount of recreation facilities required for the complete development in the first phase of construction. (Ord. 15-1018 § 1) 15.510.600 Landscaping Intent: Provide buffering adjacent to noncompatible uses, enhance building facades, create pleasant outdoor spaces for relaxation, contribute to privacy, and help to define public from private space. A. Landscape buffering adjacent to noncompatible uses shall be provided as specified in SMC 15.445.210, Landscaping Standards Chart. B. Landscaping shall be used to soften the form of the building by screening blank walls and fences, terracing retaining walls, and use of foundation planting. Building facade landscaping shall be provided, as required by SMC 15.445.210, Landscaping Standards Chart. C. Create physical separation and transition from public and semi-public to semi -private and private areas on site through the use of entryways, gates and landscaping. Example: Defining and separating public from semi-public and private space contributes to both privacy and security. Sidewalk (Public realm) Strcetfront (Semi -private Residence (Private realm) http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 23/35 2/26/2018 Chapter 15.510 Definition and separation of public from private areas Example: A small half -wall or fence maintains visibility while creating transition between public and private space. D. Distinctive plantings shall be provided to define entries, seating areas, and provide accents in areas created by building modulation. E. Plaza/Focal Area Requirements. At least one (1) plaza/focal area with distinctive plantings, a minimum of two hundred (200) square feet, shall be provided for each twelve (12) units. 1. Plaza/focal areas shall include a minimum of one (1) tree for each two hundred (200) square feet of required area. The plaza/focal area shall consist of at least fifty percent (50%) decorative paving (such as permeable pavement), and include one (1) lineal foot of seating per each forty (40) square feet of required plaza area. 2. Such areas may count toward the required front yard landscaping requirement; provided, that the width of the required front yard landscaping may be reduced by a maximum of twenty-five percent (25%). (For instance, in multi -family developments, the required twenty (20) feet of Type III street frontage landscaping may be reduced to no less than fifteen (15) feet of landscaping along the street frontage.) F. Landscaping and Sight Lines. Landscaping shall be designed and maintained to allow sight lines through the property, except where this code requires Type I landscaping. Shrubs should be chosen and trimmed down to a maximum of three (3) feet in height; trees should be trimmed up to provide visual clearance below six (6) feet in height. G. Fences. Fences more than seventy percent (70%) solid are not allowed in a front yard adjacent to the street unless the front yard is a private yard located on an arterial street. Chain link fences shall not be placed in a front yard and shall only be used elsewhere if coated or finished to prevent rust. H. Compatibility of Plant Materials. New plant materials shall be positioned in a manner that is compatible with native plants. I. Stormwater Facilities. Locate stormwater facilities as elements of designed landscaping and pedestrian walkways without impeding pedestrian circulation. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1) 15.510.700 Incentives Purpose: To encourage types of development that are beneficial for the community, or for which there is a particular need. (Ord. 15-1018 § 1) 15.510.710 Application of Incentives http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 24/35 2/26/2018 Chapter 15.510 Intent: Support the combination of multiple incentives while placing a cap on the total percentage of incentives that keeps the maximum density within a reasonable limit of the underlying zone. A. The number of allowed units in a development may be increased for incorporation of the incentives in this section. 1. Maximum Density Incentive. The maximum density incentive that may be achieved through the application of multiple incentives is a thirty percent (30%) increase in the base number of permitted units. 2. Maximum Height Incentive. The maximum height incentive that may be achieved through the application of multiple incentives is a fifteen (15) foot increase in the maximum building height identified in SMC 15.400.100, Residential Standards Chart, and 15.400.200, Commercial, Industrial, Park Standards Chart. a. An incentive used to obtain additional height in this chapter may not be used to obtain additional density. 3. Combining Incentives. Density incentives as specified in Chapter 15.425 SMC, Development Incentives, may be combined with these incentives, but the total of all incentives may not exceed a thirty percent (30%) increase in the base number of permitted units. The bonuses shall be on a building -by - building basis and are not transferable from one building to another. (Ord. 15-1018 § 1) 15.510.720 Senior Housing Intent: Encourage the provision of senior housing within the community to allow for a variety of housing options to aging persons as their family size and housing needs change. This incentive is not applicable to projects whose sole purpose is housing intended for seniors (age fifty-five (55) years or older) (i.e., adult family homes, assisted living facilities, continuing care retirement communities, retirement apartments, convalescent center/nursing homes, etc.). A. Density Bonus. A twenty percent (20%) increase in the allowed number of units shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments. B. Height Bonus. A ten (10) foot increase in the maximum allowed height shall be permitted when a minimum of thirty-five percent (35%) of the units within the project are reserved as assisted living units or retirement apartments. (Ord. 15-1018 § 1) 15.510.730 Mixture of Unit Sizes Intent: Promote a mixture of unit sizes within a development, in order to encourage the presence of residents during the daytime. Larger units typically house families, where an adult may be present during the daytime. Having a mixture of unit sizes can contribute to a more secure community. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger. B. Height Bonus. A five (5) foot increase in the allowed height shall be permitted with a mixture of unit sizes in a development with at least thirty-five percent (35%) of the units being two (2) bedroom or larger. (Ord. 15-1018 § 1) 15.510.740 Condominium/Owner-Occupied Housing http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 25/35 2/26/2018 Chapter 15.510 Intent: Encourage units to be constructed as condominiums, and remain owner -occupied through codes, conditions, and restrictions (CCRs) or other restrictive covenants, contributing to a sense of ownership, investment in the community, and stability in the resident population of multi -family areas. A. Density Bonus. A thirty percent (30%) increase in the allowed number of units shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners' association or other restrictive covenants are set up to maintain home ownership within the development and restrict the number of units that may be used as rental properties. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated. B. Height Bonus. A fifteen (15) foot increase in the allowed building height shall be permitted for a condominium development, where the codes, conditions, and restrictions (CCRs) of the homeowners' association or other restrictive covenants are set up to maintain home ownership within the condominium and restrict the number of units that may be used as rental units. CCRs shall be reviewed and approved by the Director prior to recording to ensure this provision cannot be modified or eliminated. (Ord. 15-1018 § 1) 15.510.750 Underground Parking Intent: Promote the placement of parking underground in order to facilitate urban spaces, pedestrian orientation, and greater efficiency in use of land for housing and open space. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted for developments where a minimum of seventy-five percent (75%) of the parking is placed underground. B. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted for developments where a minimum of twenty-five percent (25%) of the parking is placed underground. (Ord. 15-1018 § 1) 15.510.760 Outdoor Recreation/Open Space Intent: Encourage the placement of additional open space throughout multi -family developments in order to enhance outdoor recreational opportunities for residents. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when at least fifteen percent (15%) additional recreation and/or open space over what is required is provided within a multi -family development. B. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when at least fifteen percent (15%) additional recreation and/or open space over what is required is provided within a multi -family development. (Ord. 15-1018 § 1) 15.510.770 Architectural Design Intent: Promote enhanced building layout and design in multi -family buildings through the incorporation of additional design elements and features. A. Density Bonus. A ten percent (10%) increase in the allowed number of units shall be permitted when additional building design is provided within a multi -family development. B. Height Bonus. A five (5) foot increase in the allowed building height shall be permitted when additional building design is provided within a multi -family development. C. The enhanced design elements shall consist of the following: 1. Incorporate all methods of articulation identified in SMC 15.510.220(B)(1). http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 26/35 2/26/2018 Chapter 15.510 2. Utilize all methods of window treatment identified in SMC 15.510.220(D). 3. Incorporate three (3) or more roofline variations identified in SMC 15.510.220(F). (Ord. 15-1018 § 1) 15.510.800 Multi -Family Properties in the City Center, Angle Lake Station Area, and South 154th Street Station Area Overlay Districts Purpose: To define standards for multi -family properties in the City Center Overlay District, Angle Lake Station Area Overlay District, and South 154th Street Station Area Overlay District that allow for setback, density and open space standards appropriate to a more urban environment, while still providing for attractive open space amenities and neighborhood compatibility. (Ord. 16-1009 § 16; Ord. 15-1018 § 1) 15.510.810 Applicability Intent: Ensure that multi -family developments within the City Center Overlay District, South 154th Street and Angle Lake Station Area Overlay Districts are subject to the same quality, compatibility and security principles and standards outlined in this chapter unless the specific purposes of the City Center Overlay District, South 154th Street Station Area, or Angle Lake Station Overlay Districts create a need for a modified standard. A. The following requirements shall be in addition to the multi -family standards contained in this chapter. B. Residential Mixed Use Parking. Parking for residences on a mixed use site shall be clearly delineated and separate from parking for commercial uses. C. City Center Overlay District. 1. The following City Center Overlay District Standards shall apply to all multi -family projects in the designated City Center: Circulation: SMC 15.300.100 Circulation SMC 15.300.110 Vehicular Circulation Requirements SMC 15.300.120 Pedestrian Circulation Requirements Site Planning: SMC 15.300.200 Site Planning and Building Orientation SMC 15.300.210 Building Placement/Setbacks SMC 15.300.230 Relation to Adjacent Development SMC 15.300.250 Layout and Width of Streetfront Pedestrian Zone Open Space: SMC 15.300.325 Incorporating Bow Lake as a Focal Point Parking: SMC 15.300.400 Parking Standards SMC 15.300.410 Off -Street Parking Requirements and Reductions SMC 15.300.420 Off -Street Loading Requirements SMC 15.300.430 Bicycle Parking http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 27/35 2/26/2018 Chapter 15.510 SMC 15.300.440 General Parking Design and Construction Standards SMC 15.300.450 Surface Parking Landscaping: SMC 15.300.500(B) Surface Parking Lot Landscaping and Treatment of Perimeter 2. The following City Center Overlay District Standards shall apply only to ground floor commercial in mixed use residential projects in the designated City Center: Site Planning: SMC 15.300.220 Development Abutting Two (2) or More Street Frontages Open Space: SMC 15.300.300 Open Space and Amenities SMC 15.300.310 Minimum Open Space Area Required SMC 15.300.320 Front Yard Open Space Building Design: SMC 15.300.610(A) Ground Floor Transparency Requirements SMC 15.300.610(B) Pedestrian Weather Protection along Building Facades SMC 15.300.620 Pedestrian Building Entries SMC 15.300.630(B) Treatment of Blank Walls Mixed Use: SMC 15.300.710 Mixed Use Development Standards SMC 15.300.720 Definition of Mixed Use SMC 15.300.730 Ground Floor Uses in Mixed Use Projects D. South 154th Street Station Area Overlay District. 1. The following South 154th Street Station Area Overlay District Standards shall apply to all multi -family projects in the designated South 154th Street Station Area: Circulation: SMC 15.305.100 Circulation SMC 15.305.110 Vehicular Circulation Requirements Site Planning: SMC 15.305.200 Site Planning and Building Orientation SMC 15.305.210 Building Placement Setback and Pedestrian Zone Width SMC 15.305.230 Projects on or Near the Edge of an Urban Low Density Residential (UL) or Medium Density Residential (UM) Zone Parking: http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 28/35 2/26/'2018 Chapter 15.510 SMC 15.305.400 Parking Standards SMC 15.305.410 Off -Street Parking Requirements and Reductions SMC 15.305.420 Off -Street Loading Requirements Landscaping: SMC 15.305.500 Landscape Standards 2. The following South 154th Street Station Area Overlay District Standards shall apply only to ground floor commercial in mixed use residential projects in the designated South 154th Street Station Area: Open Space: SMC 15.305.300 Open Space and Amenities SMC 15.305.310 Minimum Open Space Area Required SMC 15.305.320 Location and Design of Open Space SMC 15.305.330 Open Space Maintenance Building Design: SMC 15.305.600 Building Design SMC 15.305.610 Street Level Design SMC 15.305.620 Pedestrian Building Entries SMC 15.305.630(D) Treatment of Blank Walls Mixed Use: SMC 15.305.700 Mixed Use Development Standards SMC 15.305.710 Definition of Mixed Use E. Angle Lake Station Area Overlay District. 1. The following Angle Lake Station Area Overlay District Standards shall apply to all multi -family projects in the designated Angle Lake Station Area: Circulation: SMC 15.310.100 Circulation SMC 15.310.110 Vehicular Circulation Requirements SMC 15.310.120 Pedestrian Circulation Requirements Site Planning: SMC 15.310.200 Site Planning and Building Orientation SMC 15.310.210 Building Placement/Setbacks SMC 15.310.220 Development Abutting Two (2) or More Street Frontages SMC 15.310.250 Layout and Width of Streetfront Pedestrian Zone SMC 15.310.260 Driveway Design http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 29/35 2/26/2018 Chapter 15.510 SMC 15.310.280 Exterior Lighting Parking Standards: SMC 15.310.400 Parking Standards SMC 15.310.410 Off -Street Parking Requirements and Reductions SMC.15.310.430 Bicycle Parking Requirements SMC 15.310.440 General Parking Design and Construction Standards SMC 15.310.450 Surface Parking SMC 15.310.460 Structured Parking 2. The following Angle Lake Station Area Overlay District Standards shall apply only to ground floor commercial in mixed use residential projects in the designated Angle Lake Station Area: Open Space: SMC 15.310.300 Open Space and Amenities SMC 15.310.310 Minimum Open Space Area Required SMC 15.310.320 Location and Design of Open Space Building Design: SMC 15.310.610 Street Level Design SMC 15.310.620 Pedestrian Building Entries SMC 15.310.630 Building Facades Mixed Use: SMC 15.310.710 Mixed Use Development Standards SMC 15.310.720 Definition of Mixed Use (Ord. 16-1009 § 6; Ord. 15-1018 § 1) 15.510.820 Open Space in the City Center, South 154th Street and Angle Lake Station Area Overlay Districts Intent: Provide standards for recreation and open space for multi -family properties located within the City Center, South 154th Street and Angle Lake Station Area Overlay Districts that allows achievement of urban densities while still providing an attractive streetscape and comfortable open space amenities for residents, including play space for children. A. Minimum Common Open Space. For developments located within the designated City Center, South 154th Street and Angle Lake Station Area Overlay Districts, a minimum of sixty (60) square feet per unit of common outdoor space shall be required. Such open space shall be allocated according to the requirements of: SMC 15.510.510(B) Multi -Purpose Outdoor Recreation and Open Space SMC 15.510.520 Play Space for Children SMC 15.510.530 Location and Layout of Recreation and Open Space http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 30/35 2/26/2018 Chapter 15.510 SMC 15.510.540 Courtyards and Plazas SMC 15.510.550 Maintenance SMC 15.510.560 Cash Contribution in Lieu of On -Site Recreation B. For residential mixed use development in the City Center, South 154th Street and Angle Lake Station Area Overlay Districts, the following commercial open space requirement shall be applied to that proportion of the site that is commercial, based on building square footage: Within City Center Overlay District: SMC 15.300.310 Minimum Open Space Area Required Within South 154th St. Station Area Overlay District: SMC 15.305.300 Open Space and Amenities SMC 15.305.310 Minimum Open Space Area Required SMC 15.305.320 Front Yard Open Space SMC 15.305.330 Alternative Methods for Meeting Usable Open Space Requirement SMC 15.305.340 Open Space Design Standards SMC 15.305.350 Open Space Maintenance Within Angle Lake Station Area Overlay District: SMC 15.310.300 Open Space and Amenities SMC 15.310.310 Minimum Open Space Area Required SMC 15.310.320 Location and Design of Open Space 1. Waiving Commercial Open Space Requirements. Commercial open space requirements may be waived for ground floor retail, or service uses specified in SMC 15.300.730 and 15.305.057, at the discretion of the Director, to encourage the inclusion of retail and service uses that will serve the multi -family development and immediate neighborhood. The commercial open space requirement shall not be waived for ground floor uses such as hotel/motel and other commercial uses that generate significant demand for open space. (Ord. 16-1009 § 7; Ord. 15-1018 § 1) 15.510.900 Concept Illustrations Each standard includes examples and illustrations of ways in which the intent of the design standard could be achieved. The graphic illustrations are meant to be examples, and not the only acceptable means to accomplishing the intent of the standards being illustrated. Applicants and project designers are encouraged to consider designs, styles and techniques not pictured in the examples that fulfill the intent of the design standards. Illustration: Building Orientation with Respect to Streetscape http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 31/35 2/26/2018 Chapter 15.510 Building entries may be oriented to an interior courtyard if the courtyard has a prominent pedestrian entry and walkway connecting directly to the public sidewalk. Buildings may be oriented to a cohesive system of open space and pedestrian pathways where there is a prominent pedestrian entry to the site and walkway connecting directly to the public sidewalk. Illustration: Landscaping Design Entryways, gates, and landscaping shall define and separate public space from semi-public and private areas within the development. Fences more than seventy percent (70%) solid are not allowed in a front yard adjacent to the street unless the front yard is a private yard and is located on an arterial street. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 32/35 2/26%2018 Chapter 15.510 Illustration: Pedestrian Building Entries Multi -family buildings shall utilize one-half (1/2) flight up entries off of the street where feasible. Entries from the street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Entrances shall be prominent, visible from the street, and connected by a walkway to the public sidewalk. Illustration: Character and Massing Building facades shall be articulated at intervals of no more than forty (40) feet with architectural elements which break up long blank walls, add visual interest, and enhance the character of the neighborhood. Provide architectural features such as setbacks, indentation, overhangs, projections, cornices, bays, canopies, or awnings. Building modulations shall be a minimum of two (2) feet in depth and two (2) feet in width. http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 33/35 2/26/2018 Chapter 15.510 Illustration: Rooflines Rooflines shall be varied at least every forty (40) feet through the use of dormers, stepped roofs, gables, towers, or other roof elements. These requirements do not apply to vegetated roofs. Illustration: Traffic Calming Chicanes (mid -block narrowing of the road to slow traffic) are one (1) method that may be appropriate to enhance pedestrian safety near a new development. Illustration: Covered and Structured Parking Facades http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 34/35 2/20018 Chapter 15.510 Shared parking at grade under a building shall be screened through decorative grilles or trellis work. The first level below grade shall be daylighted. Such openings shall be barred to prevent access and landscaped in a manner that provides both screening and visibility. Illustration: Children's Play Areas Children's play areas shall be centrally located, visible from inside dwellings, and located away from hazardous areas like garbage dumpsters, drainage facilities, streets, woods, and parking areas. (Ord. 16-1022 § 1 (Exh. C); Ord. 15-1018 § 1) The SeaTac Municipal Code is current through Ordinance 17- 1024, passed December 21, 2017. Disclaimer: The City Clerk's Office has the official version of the SeaTac Municipal Code. Users should contact the City Clerk's Office for ordinances passed subsequent to the ordinance cited above. City Website: http://www.ci.seatac.wa.us/ (http://www.ci.seatac.wa.us/) City Telephone: (206) 973-4800 Code Publishing Company (http://www.codepublishing.com/) http://www.codepublishing.com/WA/SeaTac/html/SeaTac15/SeaTac15510.html 35/35 Proposed Standards for Tukwila South Apartments Existing TWC Proposed Code Provisions Project's Acres/SF in Tukwila 4.72 acres 205937.95 sf Current Zoning TSO Suggested Development Standards - Use High Density Residential (HDR) Maximum Height 45' Setbacks: Front - 1st fl 15' Front - 2nd fl 20' Front - 3rd fl 30' Front - 4th fl 45' Side - 1st fl 10' Side - 2nd & 3rd floors 20' Side - 4th fl 30' Rear - 1st fl 10' Rear - 2nd & 3rd floors 20' Rear - 4th fl 30' Density up to 22 du/ac Lot area per unit 2,000 sf/unit Development are coverage (18.50.085) 50% maximum Landscape Requirements (18.52.030 Table A): Front(s) - Type 1 landscaping 15' Sides 10' Rear 10' Interior parking lot landscaping - TSO zoning Same as Commercial/Light Indus. 15 per stall; 10 per stall if placed behind building Proposed 20 per stall; 15 per stall if placed behind building Recreation Space Required 400 sf/unit; 1,000 sf minimum minimum uncovered space required 50% of total area maximum indoor or covered space allowed 50% of total area recreation space for children between 25-50% of total area Off-street parking requirements: Tukwila (Fig. 18-7) (192 spaces total) Studio - 3 BR 2 spaces SeoTac (159 spaces total) Studio 1 space 1 BR 1.5 spaces 2 -3 BR 2 spaces Right Size Parking Calculator estimate (131 spaces) 1.36/unit Maximum building length 50'; 200' if modulated Tukwila South Development Agreement Provisions 5.3.2 Transportation - Produce a trip generation study for each development project. 5.4.2.2. Grading Ordinance design standard modifications. A significant tree survey and tree replacement plan are not required. City's new Tree Ordinance focuses on retaining tree •canopy in City. See TMC 18.54 for tree replacement ratios. 5.4.2.3. Impervious surface limitations. 85% of developable area served by each stormwater facility is allowed to be impervious 6.1 No additional SEPA review required Required Permits or Studies 'Design Review: Administrative -Type 2 Decision Use Tukwila Multifamily Design Guidelines Environmentally Sensitive Areas - Class 2 slopes on site requires Geotechnical Analysis Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt as stated. Adopt the TSO Perimeter and Parking Lot Landscaping Requirements, as specified in TMC 18.52.030 Table A. See note above. Adopt the City of SeaTac's recreation space requirement: 120 sf of recreation space for a studio, 160 sf for a 1 bedroom unit, & 200 sf for 2+ bedroom units (ref. SeaTac Municipal Code 15.510.510). Adopt as stated. Adopt as stated. Adopt as stated. Adopt the City of SeaTac's off-street parking requirement: 1 stall per studio unit, 1.5 stalls per 1-bedroom unit, and 2 stalls per 2+ bedroom unit (ref. SeaTac Municipal Code 15.455.120) Adopt as stated. CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 ZONING CODE AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-CODE Planner: File Number: LA _ 00'2 Application Complete Date: Project File Number: p1A — OCYn Application Incomplete Date: Other File Numbers: 1Cic_ et. Jwl NAME OF PROJECT/DEVELOPMENT: Not applicable. This is a non -project action. BRIEF DESCRIPTION OF PROJECT• Application to amend the Tukwila Municipal Code, to adopt Design Standards and Design Guidelines for residential development on certain lands within the Tukwila South Overlay. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Lands located in the TSO which immediately adjoin lands located in the City of SeaTac, to the east of Interstate 5. LIST ALL TAX LOT NUMBERS (this infarmation may be found an your tax staternent). 3523049109; 3523049124. DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Mike Pruett Address: Segale Properties, PO Box 88028, Tukwila, WA 98138 Phone: (206) 575-2000 FAX: (206) 575-1837 E-mail: mpruett@segaleproperties.com Signature: \\dcptstorc\City Common\Teri\Revisions In Progress\Zoning Code Amend-Jan201 1.docx Date: 04/16/2018 RECEIVED APR 16 2013 Community Development A. COMPREHENSIVE PLAN DESIGNATION: Existing: Tukwila South Overlay Proposed: Not applicable. B. ZONING DESIGNATION: Existing: Tukwila South Overlay Proposed: Not applicable. C. LAND USE(S): Existing: Not applicable. Proposed: Not applicable. (for proposed changes in land use designations or rezones) RECE;VED APR 16 2018 Community Development \\deptstore\City Common\Teri\Revisions In Progress\Zoning Code Amend-Jan20I I.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning@TukwilaWA.gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 352304-9109 & 352304-9124 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Tukwila (city), WA (state), on April 13 , 20 18 Mark A. Segale, V.P. of Its Manager (Print Name) P.O. Box 88028, Tukwila, WA 98138 (Address) , 206-57572000 / (Phone Number) (Signature) On this day personally appeared before me Mai( �. \ . me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed same as his/her voluntary act and deed for the uses g g g and purposes mentioned therein. -}� r I out i SUBSCRIBW5 Aik> tt � FO BEFORE ME ON T '3DAY OF p 1 , 20 1-7 cl 3..fc'IAOTARy 1 = NO I ARV .4PUBLI� in for the State of Washington residing at � �(L. -53\ \ \.;.b en = PUBLIC/#. 94 ••.,,,,01,,,`� ���„; ;F OF WNS�`0 My Commission expires on ECE VED APR 16 201 H:\Land Use Applications in PDF\Subdivision Preliminary-Jan201 I.doc Community Development ZONING CODE AMENDMENT CRITERIA The burden of proof to demonstrate that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. ZONING AMENDMENT CRITERIA (TMC 18.84.030) Demonstrate how each of the following circumstances justifies a rezone of your property or a change in the existing Zoning Code Each determination granting a rezone shall be supported by written findings and conclusions showing specifically wherein all of the following conditions exist: (1) That the proposed amendment to the zoning map is consistent with the goals, objectives, and policies of the comprehensive plan; (2) That the proposed amendment to the zoning map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for; (3) That there are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map; and (4) That the proposed amendment to the zoning map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. \\deptstore\City Common \Teri\Revisions In Progress\Zoning Code Amend-Jan20l I.docx COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed Application Form and drawings (4 copies, if applying for a Comprehensive Plan Amendment do not duplicate materials). ✓ 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). 4. One set of any plans reduced to either 8 1/2" x 11" or 11" x 17". 1 5. Application Fee: See Land Use Fee Schedule for the standard application fee. 6. Comprehensive Plan Amendment with fee if requesting a map change, do not duplicate materials. ✓ 7. SEPA Environmental Checklist with fee once application is referred by the City Council to the Planning Commission for review. PROJECT DESCRIPTION AND ANALYSIS: 1 8. Provide a strikeout/underline version of the proposed code change, if applicable. 9. Provide any other information such as drawings, economic analysis or other material that may be helpful to the Planning Commission and City Council in evaluating your request. ✓ 1 10. Provide a written response to the criteria listed at 18.84.030 (included in packet). \\deptstorc\City Common\Teri\tevisions In Progress\Zoning Codc Amend-Jan20I I.docx Segale Properties LLC Application to Amend Tukwila Zoning Code/Municipal Code/Development Regulations Additional Sheets to Zoning Code Amendment Application Changes in Zoning Criteria (TMC 18.84.020) 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. Not Applicable. The Applicant proposes text amendments, not a zoning map amendment. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. Not Applicable. The Applicant proposes text amendments, not a zoning map amendment. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map. Not Applicable. The Applicant proposes text amendments, not a zoning map amendment. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. Not Applicable. The Applicant proposes text amendments, not a zoning map amendment. Development Regulation Amendment Criteria (TMC 18.80.010) (As instructed by City Staff, the Applicant responds to the criteria for Amendments to the Comprehensive Plan and Development Regulations set forth in TMC 18.80.010) 1. A detailed statement of what is proposed and why. Segale Properties LLC (the "Applicant ") proposes an amendment of the Tukwila Municipal Code (the "Code" or "TMC ") to set development standards for residential uses in that portion of the Tukwila South Overlay District ("TSO") which immediately adjoins lands located in the City of SeaTac to the east of Interstate 5 (the "Subject Property"). When the TSO was adopted, it was expressly contemplated that residential development standards would be subsequently adopted. See TMC 18.41.090.A. This proposal satisfies this mandate with respect to the Subject Property. Specifically, the Applicant proposes to amend TMC 18.41.090(A) to require development of residential uses in the Subject Property comply with the development standards for the High - Density Residential District ("HDR"), as set forth in TMC 18.14.070. The Applicant further �:.0 VED {03531439.DOCX;1 } APR 16 2018 Community Development proposes to amend TMC 18.09.010, Table 18-6, note 14, to reflect that Dwelling -Multi -family is a permitted use on the Subject Property because the Multi -Family Design Guidelines were adopted by Ordinance to apply to the Subject Property. All property in the TSO other than the Subject Property shall remain subject to the requirement of TMC Table 18-6, note 14. Enclosed herewith is a draft of the proposed amendment language. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change. The proposed amendment will allow multi family development within the Subject Property of the TSO. The Subject Property consists of those lands within the TSO which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5. 3. An explanation of why the current Comprehensive Plan or development regulations are deficient or should not continue in effect. When the TSO was adopted into the Code, it was expressly contemplated that development standards regarding residential use would be adopted in the future. The proposal would satisfy the mandate of TMC 18.41.090(A) to adopt development standards applicable to residential development within the Subject Property. Similarly, the proposed revision of TMC 18.09.010, Table 18-6, note 14, would satisfy the mandate to apply appropriate design guidelines to multi family development in the TSO. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act. The proposed amendment is consistent with the Urban Growth, Reduce Sprawl, and Housing planning goals set forth by the Growth Management Act in RCW 36.70A.020. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies. The proposed amendment is consistent with the following Countywide Planning Policies: DP-40 Promote a high quality of design and site planning in publicly funded and private development throughout the Urban Growth Area. DP-44 Adopt design standards or guidelines that foster infill development that is compatible with existing or desired urban character. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted. No changes in functional plans would be required if the proposed amendment is adopted. {03531439.DOCX;I } 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City. No changes in capital improvements would be needed to support the proposed amendment and there are no anticipated effects on the capital facilities plans of the City. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. No other changes are required in other City codes, plans or regulations to implement the proposed amendment. {03531439.DOCX;I } Segale Properties LLC Application to Amend Tukwila Zoning Code/Municipal Code/Development Regulations Additional Sheets to Zoning Code Amendment Application Proposed Amendment Language (additions shown in underline font, deletions shown in surikethceugh font, if any) TMC 18.41.090(A) A. Residential Uses: 1. Residential development on those lands located in the TSO which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5 shall conform to the development standards applicable to the High -Density Residential District set forth in TMC 18.14.070. 2. Standards for residential uses on lands not included in the scope of TMC 18.41.090(A)(1) above will be developed at a later date. TMC 18.09.010, Table 18-6, note 14 14. Allowed on those lands located in the TSO which immediately adjoin lands located in the City of SeaTac to the east of Interstate 5, pursuant to the adoption and use of the Multi -Family Design Guidelines with respect to these lands. Allowed on all other lands in the TSO after residential design manual with criteria for approval is adopted by ordinance. RECE rD APR 16 2018 Community Development {0353I478.DOCX;2 } -N.1 1- L CITY OF TUKWILA ITT 1 LLJ Fcz) co co 0 En DENOTES USABLE AREA OVER THE PROPOSED PLATTED LOTS. DENOTES SEGALE RESERVED LOTS. DENOTES SEATAC PARCELS. SEE COLLINS WOERMAN SITE PLAN SHEET A1.1 PRELIMINARY PLAT OF TUKWILA SOUTH BEING PORTION OF SECTION 35, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., AND SECTIONS 2 AND 3, TOWNSHIP 22 NORTH, RANGE 4 EAST, WM, CITY OF TUKWIIA, KING COUNTY, WASHINGTON IOTA .AJn 1 I H a 0 2 GRAPHIC SCALE lb ( OJ FEET ) 1 Inch - 400 It BASIS OF BEARINGS NORTH AMERICAN DATUM 1983/91 ADJUSTMENT. WASHNGTON SLATE RAKE NORTH ZONE HOLDING W.S.0.0.1. MONUMENT I.D. 'HC 17-7' A 3' BRASS DISK IN THE NORTH SIDEWALK S. 1781H ST. BRIDGE 0 1-5. CITY OF KENT \ arOF- VICINITY GRAPHIC SCALE (U. S FEET) 0 MO 2030 1 inch = 2000 Et. MAP CITY OF KENT KING COUNTY J I LIF-032 4.1 DESCRIPTION Of f n,rJ,o..1uJ SHEET - OE PROJECT NO. 9EATAC • \ APR 16 2018 . crrr._r!PJ development