HomeMy WebLinkAboutPlanning 2012-06-28 COMPLETE AGENDA PACKETCity of Tukwila Jim Hu� lHuvor
Department Of Commllnil v Development I(Ickl'(1ce, Director
CHAIR, BROOKE ALFORD, VICE CHAIR, THOMAS MCLEOD, COMMISSIONERS, LOUISE
STRANDER, DAVID SHUMATE, MIKE HANSEN, AARON HUNDTOFTE, AND JERI
FRANGELLO- ANDERSON
Planning Commission Worksession
June 28, 2012 6:30 PM
Tukwila City Hall Council Chambers
L Call to Order
IL Attendance
III. Adoption of 05/24/12 Minutes
IV. Complete review on Book 2 of the Revised Draft Southcenter Plan Zoning Code
Chapter 18.28
V. Review Southcenter Design Manual
VL Director's Report
VII. Adjourn
0300 Southcenter Boillcvcarcl. Suite -100 Tillorilca, ff'ashinuton 98188 Phone 200 -431-30 1 0 Fcax 200 -431 -3005
x
City of Tukwila
Planning Commission
Planning Commission Worksession (PC) Minutes
Date: Mav 24, 2012
Time: 6:30 PM
Location: City Hall Council Chambers
Present: Brooke Alford, Chair, Vice Chair, Thomas McLeod, Commissioners, Louise Strander, Mike
Hansen, Aaron Hundtofte, and Jeri Frangello- Anderson
Commissioner David Shumate arrived at 7:00 PM
Staff: Nora Gierloff, Deputy DCD Director, Lynn Miranda, Senior Planner, and Wvnetta Bivens,
Planning Commission Secretaiy
Chair Alford called the -,vorksession to order at 6:3(_) PM.
Minutes: Commissioner McLeod made a motion to adopt the April 26, 2012 Planning Commission
minutes. Commissioner Hansen seconded the motion. The motion was unanimously approved.
Request: An Ordinance establishing procedures for Development Agreements
Nora Gierloff, Deputy Director, Department of Community Development, gave an overview of the Draft
Ordinance for Development Agreement Procedures that was referred by the City Council. The Planning
Commission will foiNvard their recommendation back to the City Council; the Citv Council will hold a public
hearing and make a final decision. A Development Agreement is a legislative item, which is voluntary on the
part of the City. This is a process the City is authorized to do under state law but which has not been codified
in the City's regulations. This ordinance is a ivav to formalize the development agreement process and
expectations in the City's Zoning Code. The RCW allows this process so that Cities can make agreements
with private property owners on complex or unusual projects. The only reason the City would enter into a
Development Agreement is because they may feel there's a public benefit that they could not otheiNvise
secure. Both parties entering into the development agreement would benefit, for instance, flexibility in
standards is allowed in exchange for benefits to the public. Most regulations will continue to apply, except for
those few that are called out to allow flexibility, for which parameters will be set.
Commissioner Strander inquired about there not being specific language in the Development Agreement
pertaining to Police and Fire codes. Staff stated that the code is for making changes to the zoning standards in
the Zoning Code, which would not affect Police or Fire related codes. But there could be certain editions of
other codes vested, for example a certain edition of the building code. If there are life safety reasons to be
held to a newer standard of the code it is allowed and would override a Development Agreement.
Commissioner Alford inquired if there have been anv concerns on the part of the Fire Department on the
Ordinance. Staff said that they have not heard any concerns expressed from Fire.
Commissioner Hansen stated that using the language "person" in the ordinance does not seem appropriate,
and expressed an interest in changing the word. Staff suggested that the word "person" could be changed to
"entity
There were no additional comments on the proposed ordinance.
Commissioner Hansen made a motion to amend references in the Development Agreement Ordinance from
"person" or "persons" to "the entity" where staff thinks it makes sense. The Planning Commission is
forwarding their recommendation for approval of the Development Agreement Ordinance as amended to the
Citv Council for their approval. Commissioner Hundtofte seconded the motion. All were in favor.
Page 1 of 3
PC Worksession Minutes
Nlav 24, 2012
Topic: Review Revised Book of the Draft Southcenter Plan
Lynn Miranda, Senior Planner, Department of Community Development, provided some
background on the revised Plan. She gave a recap on Book 1, and the three basic parts. Books 1, 2
and 3 have been reorganized. Book 1 the long range vision, and Book 3 the recommended City
implementation actions have been combined into one, which is now called the Southcenter Sub -area
Plan Background Report. Book 2 the Development Regulations has been changed and is called the
Draft TMC Chapter 18.28, which will replace the existing Tukwila Urban Center Zoning chapter.
The Architectural Guidelines that were formally part of Book 2 will be separated out, and called the
Southcenter Architectural Design Manual, which will only have guidelines and recommendations for
building structures. Staff said that ninety percent of the codes for the TUC will reside in one chapter
now.
The previous draft code was more of a traditional form based code that was very prescriptive. In response,
the stakeholders and the Citv Council expressed an interest in providing more incentives for change and a lot
more flexibility how the regulations are applied to new development. This new draft code reflects that
direction.
Staff has met intensively with key stakeholders (Westfield Mall, Target Representatives, and Sears
Representatives) to develop the type of regulator- language that will help city staff, and the stakeholders. The
current revisions to date have been revieNved and accepted by the key stakeholders.
Staff has prepared a matrix of the stakeholder's comments, staff s responses, and shows how the plan has
changed or how continents were addressed. This document is available for review on the City's -,yebsite.
CHANGE:
Design Review Process:
Because the folloNving areas are more pedestrian oriented a lot of changes were made on how Design Review
will occur in the Regional Center, the TOD, the Pond, and the Commercial Corridor Districts.
REVISIONS:
Proiects that will be revieNved by the BAR tVDe 4 decisions:
New non residential structures that are greater than 25,(_)(_)(_) sq. ft. in size
Neiv residential containing greater than 20 dwelling units, including mixed used residential
Exterior expansions greater than 25,(_)(_)(_) sq. ft.
During design revieiy, the new standards and guidelines in Chapter 1828 (Book 2) will be used, and the
Southcenter Architectural Design Manual, which will provide more guidance.
The Work Place District was separated out_ the current design regulations will have minimum chances:
New residential, including mixed use greater than 2(_) dwellings in the work place district will be
evaluated by the BAR using the new Southcenter Architectural Design Manual, as well as the new
zoning code.
NeNy construction or new exterior expansions greater than 25,(_)(_)(_) sq. ft. will use the new zoning code
standards and guidelines, with the existing design criteria currently in the code (TMC 18.60.050).
What's new in the Draft 18.28?
Street scape standards, site design, and building modulation, and transparency requirements. Regulations are
organized by district and corridor, and there are also regulations that apply to all properties that are not district
or corridor based.
Page 2 of 3
2
PC Worksession Minutes
l\lac 24, 2012
In addition to the noted changes, instead of reviewing the code page by page, staff walked through examples
of development scenarios from start to finish of how an applicant would figure out what they would need to
do on a specific site to meet the code requirements. Examples were provided on the vacant Circuit City_ site,
and the Macy's warehouse site.
Commissioner Stander commented that she would be comfortable reviewing the code page by page. Staff
asked the other Commissioners their preference. The Commissioners elected to hear staff s examples.
Staff addressed several questions. Following are some of the issues raised:
Commissioner Hundtofte commented on the importance of code clarity for the developers.
There was extensive discussion on when a project would trigger the code requiring putting in a new street.
Commissioner Strander inquired whether a traffic study was completed on the level of service on the
existing streets, and asked that she receives a copy of the report. Staff said they would get one to her.
Commissioner Hundtofte noted that there would be a lot of empty balconies in private spaces for mixed use,
which may be visually unappealing. He commented that they want development sites that are consistently
uniform across the areas and appealing. He was also concerned about the added cost for developers. Some
commissioners noted that they would like a balcony if they lived there. Staff indicated that the balconies are
an option for meeting the private open space requirements, and that current open space standards for
residential developments require a larger amount of space than the proposed standards.
Commissioner Standers made inquliv on corridor types.
There were no additional questions or comments.
Commissioner Alford suggested discussing the timeframe for completing review and to hold the public
hearing on the Southcenter Plan.
Staff noted that the Commission has not seen/reviewed the Southcenter Architectural Design Manual which
they intend on providing to the Commission in June. There will be a ivorksession in June followed by a
public hearing in July. It was decided that the public hearing will be scheduled for July 19"' leaving July 26
available to continue the public hearing for any additional testimony that can't be heard on July 19 th Staff
will also schedule an open house prior to the public hearing, so questions can be asked in a less formal
environment. In August, staff will provide the Commission with a matrix of all changes from the
Commissioners suggestions, suggestions from the public comments, and staffs recommendations. After
review, the Planning Commission will foiNvard their recommendations to the City Council.
Commissioner Hansen provided an update on the opportunity for student participation. Due to schedules, it
was decided that he and the school will meet in the fall when school resumes.
Adjourned: 8:15 PM
Submitted By: Wynetta Bivens
Planning Commission Secretai
Page 3 of 3
3
El
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Chapter 18.28
Tukwila Urban Center
(TUC) District
18.28.010
Orientation ..............................2
18.28.020
How to Use the Development Code
2
18.28.030
Applicability
21
18.28.040
Districts
22
18.28.050
Structure Height
23
18.28.060
Maximum Block Face Length
24
18.28.070
Permitted corridor types for New Streets
24
18.28.080
Side and Rear Setbacks
25
18.28.090
Side and Rear Yard Landscaping Requirements
25
18.28.100
Corridors
25
18.28.110
Corridor Regulations
27
18.28.120
New Streets
28
18.28.130
Public Frontage.........
29
18.28.140
Building Orientation to Street /Open Space
30
18.28.150
Frontage Coverage
30
18.28.160
Front Yard
32
18.28.170
On -site surface parking location
32
18.28.180
Building Modulation Standards and Guidelines
34
18.28.190
Shopfront treatment
43
18.28.200
Ground level Transparency Requirement .............................46
18.28.210
Front Yard Encroachments
47
18.28.220
Special Corner Feature
47
18.28.230
Landscaping types
48
18.28.240
General Landscaping
51
18.28.250
Open Space Regulations
56
18.28.260
General Parking Requirements
63
18.28.270
General Parking Guidelines
70
18.28.280
Site Requirements
72
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5
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
18.28.010 ORIENTATION
This Chapter contains the primary Development Code that will be used to evaluate development projects
or improvement plans proposed on properties within the Southcenter Plan Area. The Code contains
regulations governing Use, Height, Building Placement, Public Private Frontage, Parking, Streets, Blocks,
Open Space, Landscaping, Site Design, and Architecture. See the Tukwila Comprehensive Plan and
Qua(cgrsur;-d PEP-^r,SouthcenterSubarea Plan: 'Gsmr u. Y intent Q
;tl for more detail about the long range vision for the Plan area and a discussion of City actions
and investments that support implementation of the Southcenter vision.
18.28.020 HOW TO USE THE DEVELOPMENT CODE
A. The Development Code is organized into four primary sections District based standards,
Corridor based standards, supplemental development regulations and a separate
Southcenter ArsN`tvs`_ Design Manual,.
B. Following are instructions on how to locate and review the Development Regulations that
apply to a specific property:
1. Locate the property on the District Map, Figure 1, and Corridor Map Figure 2. Identify which
District and Corridor Type(s) apply to the property.
2. Review the District Standards and Corridor Standards in the accompanying Tables and identify
the specific standards for the applicable District and Corridor Type. Note that the Tables are
intended as a summary and do not encompass all mandatory requirements presented
throughout the Development Regulations.
3. District standards govern:
a. The use of a building or site, see Tabled °Land Uses Allowed by District.
(1) All Districts appear in the top row of the Table.
(2) The uses are organized by category and if allowed in a District are listed as either
permitted (P), conditional (C), accessory (A), or unclassified (UUP).
(3) All permitted uses for a single district are allowed either alone or in combination
with any other permitted uses within a parcel.
(4) Other uses not specifically listed in this Title are permitted should the DCD Director
determine them to be similar in nature to and compatible with other uses permitted
outright within a district; consistent with the stated purpose of the district; and
consistent with the policies of the Southcenter Plan.
b. The scale and configuration of the built environment, see Table 2 District Standards.
(1) All Districts appear in the top row of the Table.
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l•J
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
(2) The Primary Regulations are listed in the left -most column of the table in the order
that they appear in the text.
(3) The Development Standards that apply to each District can be reviewed by cross
referencing a Regulation with a District.
(4) More detailed information about the regulations and guidelines that apply to each
district can be reviewed in the Section referenced in the headings. These regulations
are set forth to ensure that the height and setbacks of new buildings and the scale of
new blocks and streets are consistent with the purpose of each Southcenter District.
4. Corridor standards govern:
a. Thoroughfare configuration, public frontage conditions, building and parking placement,
front yard landscaping, and architectural aspects of a building's fagade within the first 185
feet of a parcel, measured from the curb line. See the Corridor Type Charts, Figures 3 -10.
(1) Each Corridor Type has a separate chart listing the applicable development
standards.
(2) All existing streets, pre located new streets, pedestrian walkways, and primary open
spaces are designated as a Corridor Type on Figure 2 Corridor Map.
(3) New streets built to satisfy Maximum Block Face length requirements (Section
18.28.060.) shall be configured as one of the Corridor Types permitted by District
listed in Table 2 District Standards.
(4) New streets or open spaces that do not fall into one of the preceding categories shall
be configured as one of the Corridor Types permitted by District listed in Table 2
District Standards.
b. More detailed information about the development regulations and guidelines that apply to
each Corridor can be, reviewed' in the subsequent sections. These regulations are set forth
to ensure that the configuration, location, orientation and design of new development
match the envisioned character of all streets and open spaces in the Plan area.
5. Supplemental Development Regulations:
a. These sections contain regulatory definitions, requirements and guidelines that are
common for all properties in Southcenter. They address front yard encroachments, special
corner features, new streets configurations and guidelines, open space, landscaping, site
components, and parking.
b. Although conformance with the guidelines is recommended, developers are permitted to
propose alternative design solutions to these aspects of the development if they are able
to demonstrate that such design solutions meet the overall objectives of the Plan.
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7
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
C. Design Review
1. A-,-ShiteetHFal Design Review for Projects located in the Regional Center (RC), Transit Oriented
Development Neighborhood (TOD), Pond District, or Commercial Corridor District:
a. Projects meeting the thresholds for ar ".'.`_evt ~a! design review shall be evaluated using the
corridor based architectural design regulations and the guidelines set forth in the
Southcenter Arsh'_La* °ara! Design Manual.
b. Type of Review
(1) Projects meeting any one of the following criteria shall be reviewed administratively as
a Type 2 decision (see TMC Chapter 18.60):
New non residential structures between 1,500 and 25,000 square feet in size (total on
premises)
New residential or mixed use buildings providing up to 20 dwelling units (total on
premises)
Any exterior repair, reconstruction, cosmetic alterations or improvements, when the
cost exceeds ten percent (10 of the building's current assessed valuation
Exterior expansions between 1,500 and 25,000 square feet in size (total on premises)
(2) Projects meeting the following criteria, shall be reviewed by the Board of Architectural
Review (BAR) as a Type 4 decision (see TMC Chapter 18.60):
New non residential structures greater than 25,000 square feet in size (total on
premises)
New residential or mixed use buildings with more than 20 dwelling units (total on
premises)
Exterior expansions greater than 25,000 square feet in size (total on premises)
2 "+eh #eE*°° Design Review for Projects located in the Workplace District:
a. Buildings containing any dwelling units which meet the following thresholds for
arahit2ctaral design review shall be evaluated using the corridor based architectural design
regulations and the guidelines set forth in the Southcenter A -44 rtH41a' Design Manual.
(1) Type of Review
New residential or mixed use buildings providing up to 20 dwelling units (total on
premises) shall be reviewed administratively as a Type 2 decision (see TMC Chapter
18.60)
Any exterior repair, reconstruction, cosmetic alterations or improvements to buildings
over 10,000 square feet, when the cost exceeds ten percent (10 of the building's
current assessed valuation shall be reviewed administratively as a Type 2 decision (see
TMC Chapter 18.60)
New residential or mixed use buildings projects with more than 20 dwelling units (total
on premises) will be reviewed by the Board of Architectural Review (BAR) as a Type 4
decision (see TMC Chapter 18.60)
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
All other projects meeting the following thresholds for L: vl i• design review shall be
evaluated using the corridor based architectural regulations and the design review criteria
in TMC Chapter 18.60.050.
(1) Type of Review:
New construction or exterior expansions between 1,500 and 25,000 square feet shall
be reviewed administratively as a Type 2 decision (see TMC Chapter 18.60)
Any exterior repair, reconstruction, cosmetic alterations or improvements to
buildings over 10,000 square feet, when the cost exceeds ten percent (10 of the
building's current assessed valuation shall be reviewed administratively as a Type 2
decision (see TMC Chapter 18.60)
New Construction or exterior expansions greater than 25,000 sf shall be reviewed
by the Board of Architectural Review as a Type 4 decision (see TMC Chapter 18.60)
D. See the Applicability section to determine which other Tukwila codes may apply to a
specific property.
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X
Districts
Commercial Corridor{,
Pond
Regional Center
Transit Oriented Development
Workplace
-louthcenter Plan Boundary
E�ans Bfac LL�
LT t`
J- S 168th
Figure 1 District Map
�l
I �I r a� 1
a
f
t
'ostco Cr
I
r.(
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t
—4
Page 6 6/21/2012
I E
Corridor
Commercial Corridor
Freeway Frontaqe Corridor
>a�• Future 1 :,m mnrmal nmidnr
Neighljorhood 1_ orndor
Future Neighbuihuud?urridui
Pedestrian Walkway
m•4• Tukwila Pond Esplanade
Lndan Curndur
Future Irhan VOrndor
VValkahle iCurrldw
UVurkplace i-urridur
�nn�• Future Workplace Corridor
Special i-um r Feature
Figure 2 Corridor Map
Way
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11
Table 1 Land Uses Allowed by District
12
Regional
Pond
Commer-
Work
Land Uses Allowed by District
Center
TOD
District
cial Corr.
place
P Permitted A Accessory C Conditional UUP
Unclassified Use Permit
Retail 1
Animal Kennels and Shelters including doggy
daycare
C
C
Athletic or Health Clubs
I P
P
P
P
P
Automotive Service and Repair
I P
P
P
Banks, Financial, Insurance and Real Estate
Services
P
P
P
Bars, Cocktail Lounges, Nightclubs Pool Halls
I P
P
P
Brew Pubs, on -site brewing
I P
P
P
Bulk Retail
I P
P
P
Business Services (e.g. copying, fax mailing
centers)
P
P
P
P
Drive Through Facilities or Services
I P
P 3
P
P
Electric Vehicle Charging Station Levels 1 and 2
I P
P
P
P
P
Electric Vehicle Charging Station Level 3
I A
P 3
A
A
A
Gas Stations including car wash
I
P 3
P
P
General Retail
I P
P
P
P
P
Laundries, Tailors and Dry Cleaners
I P
P
P
P
P
Personal Services (e.g. beauty barber shops,
nail salons, spa, travel agencies)
P
P
P
P
Recreation Facilities (commercial indoor)
I P
P
P
P
P
Recreation Facilities (commercial outdoor)
I
P
P
Repair Shops (small scale goods: bicycle,
appliance, shoe, computer)
P
P
P
P
P
Restaurants with associated cocktail lounges and
sidewalk cafes
P
P
P
P
P 6
Theaters except adult entertainment
I P
P
P
Vehicle Rental and Sales (not requiring a
commercial driver's license)
P
P 3
P 5
P 5
P
Veterinary Clinic with temp. indoor boarding and
grooming
P
P
P
P
P
Office
Professional, Outpatient Medical, Dental,
Governmental Services and Research
P
P
P
P
P
Medical and Dental Laboratories
I P
P
P
P
P
Lodging
Hotel, Motel, Extended Stay, Bed and Breakfasts
I P
P
P
Civic Institutional
Convention Exhibition Facilities
I P
P
P
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12
Radio, television, microwave or observation
stations and towers
Regional
C
Pond Commer-
Work
Land Uses Allowed by District
Center
TOD
District cial Corr.
place
Cultural Facilities including libraries, museums, art
P I P
Wireless Communication Facilities I
P 7 P 7 I
P 7 I
galleries, performing arts centers
P
P
P
Daycare Centers I
P
P
I P I P I
P
Education Instructional Facilities, public and
Page 9 6/21/2012
private including colleges and universities
P
P
P
Parks, trails, picnic areas, playgrounds and public
community centers
P
P
P P
P
Police and Fire Stations I
C
C
I C I P I
P
Post Office I
P
P
I P
Religious Institutions, greater than 750 sf
assembly area
C
C
C C
C
Religious Institutions, less than 750 sf assembly
area
P
P
P P
P
Industrial, Manufacturing and Warehouse
Cargo Containers subject to 18.50.060 I
I I I
A
Industrial Commercial Services (e.g. etching, film
processing, lithography, printing publishing)
P
Light Industrial: Manufacturing, Processing and
Assembling uses that have little potential for
creating off -site noise, smoke, dust, vibration or
other external impacts or pollution.
P
Outdoor storage of materials to be manufactured
or handled as part of a permitted use within the
Zone, screened pursuant to TMC 18.52
A
Self- storage Facilities I
I I I
P
Warehouse storage and wholesale distribution
facilities
P
Transportation, Communication Infrastructure
Commercial Parking, day use only I
P
P
I P I P I
P
Essential Public Facilities, except those listed
separately
UUP
UUP
UUP UUP
UUP
Intermodal transit stations, Rail transit facilities I
UUP
UUP
I UUP I UUP I
UUP
Internet Data Centers telephone exchanges I
I I I
P
Park and Ride Lots I
UUP
UUP
I UUP I UUP I
UUP
Parking Areas I
A
A
I A I A I
A
Public transit facilities and stations (bus)
P
P
P P
P
Radio, television, microwave or observation
stations and towers
C C
C
C C
Utility Facilities, aboveground and not in R -O -W I
C C I
C I
C I P
Utility Facilities, underground or in R -O -W I
P P I
P I
P I P
Wireless Communication Facilities I
P 7 P 7 I
P 7 I
P 7 I P 7
Residential
Dormitories I
A I
A
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13
1) Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use
conversions in existing buildings are not required to meet this standard.
2) New businesses are limited to locations within the Freeway Frontage Corridor. See additional
design standards in the South centerA+sh tsst:_ Design Manual.
3) East of the Green River only
4) Only on properties fronting the Green River or Minkler Pond
5) Excludes outside vehicle storage or maintenance
6) 3,500 sf max per use
7) Subject to TMC 18.58
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„i
Regional
Pond Commer-
Work
Land Uses Allowed by District
Center
TOD
District cial Corr.
place
Dwelling multi family, townhouses, mixed use,
senior citizen housing
P
P
P
P
Home Occupation
I A
A
A
P
Continuing Care Retirement Community
I
P
P
1) Minimum interior height for ground level retail of all types is 18 feet from floor to floor plate. Use
conversions in existing buildings are not required to meet this standard.
2) New businesses are limited to locations within the Freeway Frontage Corridor. See additional
design standards in the South centerA+sh tsst:_ Design Manual.
3) East of the Green River only
4) Only on properties fronting the Green River or Minkler Pond
5) Excludes outside vehicle storage or maintenance
6) 3,500 sf max per use
7) Subject to TMC 18.58
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„i
Table 2 District Standards
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15
Regional
Pond
Corridor
District Standards
Center
TOD
District
Comm.
Workplace
18.28.050; Structure Height'
25 ft
25 ft
Minimum Height
fronting
fronting
Baker BI.
Baker BI.
n/a
n/a
n/a
Maximum Height
85 ft
45 ft
45 ft
45 ft
45 ft
115 ft or
214 ft w/i n
300 ft of
70 ft, no
Frontal Improvement Height Incentive
Tukwila Py
increase
w /in 150
Southcenter
ft of Pond
Py
70 ft
edge
n/a
n/a
115 ft or
214 ft w /in
300 ft of
70 ft, no
70 ft
Multi Family Height Incentive
Tukwila Py
increase
River
w /in 150
adjacent
Southcenter
ft of Pond
parcels
Py
70 ft
edge
n/a
only
18.28.060 Maximum Block Face Length
700 ft
700 ft
900 ft
Provision of New Streets
850 ft max
max
max
max
900 ft max
18.28.070 Permitted Corridor Types for
New Streets
Pedestrian Corridor
permitted
permitted
Walkable Corridor
permitted
permitted
Neighborhood Corridor
permitted
permitted
permitted
Permitted'
Urban Corridor
permitted
permitted
permitted
Commercial Corridor
permitted
permitted
Workplace Corridor
permitted
permitted
Tukwila Pond Esplanade
permitted
Pedestrian Walkway
permitted
18.28.080 Side and Rear Setbacks
Side and Rear Yards
Facades with windows
15 ft
15 ft
15 ft
15 ft
10 ft
Facades without windows
5 ft 1
5 ft'
5 ft'
5 ft
5 ft
18.28.090 Side and Rear Landscaping Requirements,
Side and Rear Yards
Along on -site Facades with windows
5 ft
5 ft
5 ft
5 ft
5 ft
All other yards
0 ft
0 ft
0 ft
5 ft
0 ft
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15
1) Portions of the building that extend above the primary building mass, such as non habitable space
(clock towers, roof -top cupolas, elevator and mechanical equipment enclosures), unenclosed space
(roof deck trellises, gazebos), and other special architectural features, shall not exceed the
maximum height requirement by more than 20 feet, provided they are set back a minimum of 10
feet from the edge of the roof (see also TMC 18.50.080).
2) Does not apply to Freeway Frontage Corridors
3) Permitted adjacent to residential uses.
4) May be waived as part of design review if Building and Fire Code requirements are met
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1.
Walkable Corridor
Existing Streets
Baker Boulevard, 61 Place S.
New Streets
As indicated on Corridor Type Map
street No cha
New street Public frontage only
PUBLIC FRONTAGE STANDARDS
Total Required Width 15 ft
Sidewalk Width 15 ft min
Landscaping Tree grates, a minimum of 36 sf in
size located at back of curb face.
Each block shall be planted with
Street Tree deciduous trees at a maximum
Spacing distance of 20 -30', depending on
I
4— Back of sidewalk
Public Frontage
IFSIGN RFMILATIr
Shopfront Treatment Ground Floor Commercial Uses
Shopfront length (vertical articulation) 50 ft max
Street Tree S pecies See City Street Tree List
Other Streetscape See 18.28.240 General
Landscape Standards Landscaping
Lighting
Pedestrian and vehicular -scale decorative street
lighting with a maximum spacing consistent with
IES recommendations.
FRONTAGE PRIVATE
Building Orientation To Street
required or not required required
Frontage Coverage,
Minimum percentage covered 65%
Front Yard Setback
Maximum from property line 10 ft
On -Site Surface Parking Locations
Permitted Side or Rear of building
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) streetscape
Figure 3 Walkable Corridor Standards
Articulation increment
30 ft max
Shopfront transparency
80% min
Horizontal Modulation tneFe eRt
required
Top
required
Base
required
Vertical Modulation Increment (excluding
shopfront)
Length Increment
80 ft max
Ground -Level Transparency Requirement
20% min
(excluding uses with shopfront treatment)
Commercial uses
75% min
Other uses
20% min
Horizontal Modulation IaGwR*en
To.p..........
required
Base
required
Vertical Modulation Increment
Pond faeade length increment
60 ft max
Ground -Level Transparency Requirement
Commercial uses
75% min
Other uses
20% min
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17
Pedestrian Walkway
Corridor
Existing Streets
n/a
New Streets
As indicated on Corridor Type Map
Existing street n/a
New Pedestrian
Walkway See new cross section
TH
Total Required Pedestrian
Walkway Width 20 30 ft
Tree Grates, a minimum of 36 sf in
Landscaping size located at back of sidewalk,
plants in pots, planter boxes.
Tree Deciduous trees at a maximum
Spacing distance of 20 -30', depending on
Street Tree Species See City Street Tree List
Lighting
Pedestrian -scale decorative street lighting with a
maximum spacing consistent with IES
recommendations.
FR
Building Orientation To Pedestrian Walkway
required or not required Not required
Front Yard Setback
New Pedestrian Walkway
ARCHITECTURAL DESIGN REGULATIONS:
Building Fayades fronting a Pedestrian Walkway
Horizontal Modulation 1 ---meM
Top required
Base required
Vertical Modulation Increment
Length Increment 80 ft max
Ground -Level Transparency Requirement
Commercial uses 75% min
Other uses 20% min
Applicable to the fa�acle of a building fronting the
Green River':
Horizontal Modulation tnereni
Top required
Base required
Minimum from edge of thoroughfare 0 ft
On -Site Surface Parking Locations
Permitted Front, Side or Rear of building
LANDSCAPING REQUIREMENTS
Front Yard
Figure 4 Pedestrian Walkway Corridor Standards
Vertical Modulation Increment
Length Increment 60 ft max
Ground Level; Transparency Requirement,
Commercial uses 75% min
Other uses
20% min
1 Applies to the river facing facade of a building
when the building is located within 200' from the
ordinary high water mark of the Green River.
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Tukwila Pond Esplanade Corridor
APPLIED TO.
Existing Streets
n/a
New :Streets.
Tukwila Pond Esplanade 2 North Edge
Existing streets n/a
New street See new cross section
PUBLIC FRONTAGE STANDARDS
Total Required Esplanade
25 ft min
Width
Tree Grates, a minimum of 36 sf in
Landscaping size located at back of esplanade,
plants in pots, planter boxes.
Street Tree Species See City Street Tree List
See 18.28.240 General
Other Landscape Landscaping and
Standards 18.28.250 Open Space
Regulations
Lighting
Pedestrian -scale decorative street lighting with a
maximum spacing consistent with IES
recommendations.
FRONTAGE PRIVATE
Building Orientation To Esplanade
required or not required required
Frontage Coverage
Minimum percentage covered 65%
Front Yard Setback
Maximum from back of esplanade facing 0 ft
Tukwila Pond
On -Site Surface Parking Locations
Permitted Rear of building
New Tukwila Pond Esplanade
IFSIGN RFGIILATIr
Shopfront Treatment Ground Floor Commercial Uses
Shopfront len gth (vertical articulation) 50 ft max
Articulation Increment 30 ft max
Shopfront transparency 80% min
Horizontal Modulation Inn. -2ri_
Top required
Base required
Vertical Modulation Increment (excluding shopfront)
Length Increment 60 ft max
Ground Level' Transparency Requirement
(excluding uses with shopfront treatment)
Commercial uses 75% min
Other uses 20% min
LANDSCAPING REQUIREMENTS
Front Yard
These standards are not applicable m1til the City Figure 5 Tukwila Pond Esplanade Corridor Standards
invests in design construction of the esplanade (in
part or in its entirety). In addition, for those properties
bordering the esplanade that are already developed
with structures and improvements oriented away
from the pond and esplanade, the Corridor Standards
will be applied only when a complete redevelopment
of the property is proposed.
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19
Neighborhood Corridor
Existing Streets
Andover Park East Tukwila Pkwy to Trek
Christensen
Trek Drive
Industry Drive
Minkler— Andover Park E. to River
Wig Drive
Bauch Drive
New Streets
As indicated on Corridor Type Map
Existing street No change
New street See new cross section
FR PUBLIC STAN DARD S
Total Required Width 15 ft
Sidewalk Width 15 ft min;
10 ft on Minkler
Landscaping Tree grates a minimum of 36 sf in
size located at back of curb face.
On Minkler, a continuous
landscaped strip a minimum of 5 ft
wide located at back of curb face.
Street Tree Each block shall be planted with
Spacing deciduous trees at a max distance
of 20 -30', depending on species.
Street Tree Species See City Street Tree List
Other Streetscape See 18.28.240 General
Landscape Standards Landscaping
Lighting
Pedestrian and vehicular -scale decorative street
lighting with a maximum spacing consistent with
IES recommendations is required.
Building Orientation To Streets /Open Spaces
required or not required required
Front Yard Setback
Minimum from property line 15 ft
On -Site Surface Parking Locations
Side or Rear of building.
Street Front: 1 double loaded aisle
Permitted of parking between building and
primary street (maximum 63 ft in
width)
I
Back of sidewalk
I
I f
I
I
fs.o
sidewalk Public Frontage
i i
6.0' 11.0'
parking bike travel lane travel lane bike parking
New Thoroughfare Cross section
IFSIGN RFMILATIr
Horizontal Modulation
To
required
Base
required
Vertical Modulation Increment
Length Increment
80 ft max
Ground -Level Transparency Requirement
Commercial uses
75% min
Other uses
Applicable to the fa�acle of a building
20% min
fronting the
een River' or a Pond:
Horizontal Modulation RcFe w.
Top
required
Base
required
Vertical Modulation Increment
Pond fagade length increment
60 ft max
River fagade length increment
80 ft max
Ground -Level Transparency Requirement
Commercial uses 75% min
Other uses 20% min
RE LANDSCAPING
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) Streetscape
Figure 6 Neighborhood Corridor Standards 3 Applies to the river -facing facade of a building when
the building is located within 200' from the ordinary
high water mark of the Green River.
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20
Urban Corridor
APPLIE
Existing Streets
Andover Park West Tukwila Pkwy S to Minkler
Longacres Way
Strander Boulevard
New Streets
As Indicated on Corridor Type Map
Existing street No change
New street See new cross section
FR PUBLIC STAN
Total Required Width 15 ft
Sidewalk Width 8 ft min
A continuous landscaped strip 7
Landscaping ft wide located at back of curb on
existing streets; tree wells on
new streets.
Each block shall be planted with
Street Tree deciduous trees at a maximum
Spacing distance of 20 -30', depending on
species.
Street Tree Species See City Street Tree List
Other Streetscape See 18.28.240 General
Landscape Standards Landscaping
Lighting
Pedestrian and vehicular -scale decorative street
lighting with a maximum spacing consistent with
IES recommendations is required.
Building Orientation To Streets /Open Spaces
required or not required required
Front Yard Setback
Minimum from property line 15 ft
On -Site Surface Parking Locations
Side or Rear of building
Permitted Street Front: 1 double loaded aisle
of parking between building and
primary street (max 63 ft in width)
RE LANDSCAPING
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) Streetscape
Figure 7 Urban Corridor Standards
Back of sidewalk
y
I
r
—8 0— I -7.0'
d Ik planting
strip
ss.o 1
Public Frontage
I
7.5' 6.0' 11.0' 71.0' 6.0' 7.5'
parking bike travel lane travel lane bike parking
New Thoroughfare Cross- section 4
ARCHITECTURAL DESIGN REGULATIONS:
Building Fayades fronting an Urban Corridor
Horizontal Modulation Inrrament
required
Base required
Vertical Modulation Increment
Length Increment 100 ft max
Ground Level Transparency Requirement
Commercial uses 65% min
Other uses 20% min
Horizontal Modulation n eRt
To
required
Base
required
Vertical Modulation; Increment
Pond fagade length increment
60 ft max
River fagade length increment
80 ft max
Ground -Level Transparency Requirement
Commercial uses
75% min
Other uses
o
20% min
4 New street on south side of Tukwila Pond shall only
have on- street parking on the south side of the street.
5 Applies to the river -facing facade of a building when
the building is located within 200' from the ordinary
high water mark of the Green River.
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21
Commercial Corridor
Existing Streets
Tukwila Parkway
Southcenter Parkway
S. 180 Street
West Valley Highway
New Streets
As Indicated on Corridor Type Map
Existing street No change
New street n/a
FR PUBLIC STAN
Total Required Width 15 ft_
Sidewalk Width 6 ft min
Landscaping A continuous landscaped strip 9 ft
wide located at back of curb.
Street Tree Each block shall be planted with
Spacing deciduous trees at a maximum
distance of 20 -30', depending on
species.
Street Tree Species See City Street Tree List
Other Streetscape See 18.28.240 General
Landscape Landscaping
Standards
Lighting
Vehicular -scale decorative street lighting
consistent with a maximum spacing consistent
with IES recommendations is required.
Building; Orientation To Streets /Open Spaces
required or not required not required
Front Yard Setback
Minimum from property line 15 ft
On -Site Surface Parking Locations
Permitted Front, side or rear of building
Back of sidewalk
I
I
I I
sidewalk planting strip
15.0'
Public Frontage
IFSIGN RFGl1LATIr
Horizontal :Modulation ^wemei°'
Top
required
Base
required
Vertical; Modulation Increment
Length Increment
100 ft min
Ground -Level Transparency Requirement
Commercial uses
65% min
Other uses
20% min
Horizontal' Modulation tnGpsmeat
To
required
Base
required
Vertical Modulation Increment
Pond fagade length increment
60 ft max
River fagade length increment
80 ft max
Ground -Level Transparency Requirement
Commercial uses
75% min
Other uses
20% min
RE LANDSCAPING
Front Yard
Minimum (waived if Public 15 ft of
Frontage Improvements are built to
Streetscape
standard)
b Applies to the river -facing facade of a biL lding when
Figure 8 Commercial Corridor Standards the building is located within 200' from the ordinary
high water mark of the Green River.
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22
Freeway Frontage Corridor
APPLIE
Existing Streets
Tukwila Parkway (between Southcenter Pkwy and
185' west of Andover Park West)
Southcenter Parkway (between Tukwila Pkwy and
Strander Blvd.
New Streets
n/a
Existing street No change
New street n/a
FR PUBLIC STAN
Total Required Width 15 ft
Sidewalk Width 6 ft min
Landscaping A continuous landscaped strip 9 ft
wide located at back of curb or a
combination of curb landscaping
and street trees integrated into
sidewalk, provided total public
frontage meets required width.
Street Tree Each block shall be planted with
Spacing deciduous trees at a maximum
distance of 40 -50', depending on
species.
Street Tree Species See City Street Tree List
Other Streetscape See 18.28.240 General
Landscape Landscaping
Standards
Lighting
Vehicular -scale decorative street lighting
consistent with a maximum spacing consistent
with IES recommendations is required.
Back of sidewalk
I I
II
s
AM 1111
—6.0' 9.0'_7
I
sidewalk planting strip
15.0'
Public Frontage
ARCHITECTURAL DESIGN REGULATIONS:
Building Fayades fronting a Freeway Frontage
Corridor
Horizontal Modulation 4aefen+eM
Base
required
required
Vertical Modulation; Increment
Length Increment 100 ft min
Ground Level Transparency Requirement
Commercial uses
20% min
RE LANDSCAPING
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) Streetscape
FR PRIVATE
Building Orientation To Streets /Open Spaces
required or not required not required
Front Yard Setback
Minimum from property line 15 ft
On -Site Surface Parking Locations
Permitted Front, side or rear of building
Miniminn gromld -level transparency requirements
do not apply when: 1) the sidewalk grade is 10 feet or
Figure 9 Freeway Frontage Corridor Standards more above the finished grade of the stntctine; or 2)
there is another building located directly between the
street frontage and the proposed building, screening
the view of the proposed buildn1g from the street.
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23
Workplace Corridor
APPLIE
Existing; Streets
Minkler Blvd Southcenter Pkwy to APW
Costco Drive
Upland, Midland &Triland Drive
N/S between Costco Drive and S. 180 St.
Andover Park West— Minkler to S. 180 St.
Andover Park East Trek to S. 180 St.
Sperry Drive
New Streets
As indicated on Corridor Type Map
Existing street No change
New st reet See new cross sect
FR ONTAGE PUBLIC
Total Required Width 15 ft,
Sidewalk Width 6 ft min
Landscaping A continuous landscaped strip 9 ft
wide located at back of curb.
Street Tree Each block shall be planted with
Spacing deciduous trees at a maximum
distance of 20 -30', depending on
Street Tree Species See City Street Tree List
Other Streetscape See 18.28.240 General
Landscape Standards Landscaping
Lighting
Vehicular -scale street lighting with a maximum
spacing consistent with IES recommendations is
required.
FR
Building Orientation To Streets /Open Spaces
required or not required not required
Front Yard Setback
Minimum from property line 15 ft
On-Site Surface Parki ng Locations
Permitted Front, side or rear of building
RE LANDSCAPING
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) streetscape
Figure 10 Workplace Corridor Standards
Back of sidewalk
4
I I
I
A
I a
sidewalk planting strip
15.o'
Public Frontage
7.5' 13.0' 13.0' 7.5'
parking travel lane travel lane parking
New Thoroughfare Cross section
IFSIGN RFGl1LATIr
Horizontal Modulation tneFemeat
Top
required
Base
not required
Vertical Modulation Increment
Length Increment
140 ft max
Ground -Level Transparency Requirement
Warehouse /Light Industrial uses
20% min
Other uses
60% min
Horizontal Modulation ^r•~^^°
Top
required
Base
required
Vertical Modulation Increment
Pond fagade length increment
60 ft max
River fagade length increment
80 ft max
Ground -Level Transparency Requirement
Commercial uses
75% min
Other uses
20% min
8 Applies to the river -facing facade of a building when
the building is located witlun 200' from the ordinary
high water mark of the Green River.
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Page 20 6/21/2012
24
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
18.28.030 APPLICABILITY
A. Relationship to other Tukwila Codes
1. The provisions of this chapter apply to properties within the Southcenter Plan Area, shown in
Figure 1.
2. The provisions of this chapter shall modify the regulations and other provisions in TMC Title 18
Zoning; provided that the regulations and provisions of the entire Tukwila Municipal Code (TMC)
shall apply when not specifically covered by this chapter; and, further, provided that where Title 18
and the goals of the Southcenter Plan and this chapter are found to be in conflict, the provisions of
this chapter shall apply unless otherwise noted.
3. Areas within 200 feet of the OHWM of the Green River are subject to the regulations in the
Shoreline Overlay at TMC 18.44 which supersede this chapter when in conflict.
4. Areas meeting the definition of sensitive areas or sensitive area buffers are subject to the
regulations of Chapter 18.45 Environmentally Sensitive Areas and 18.54 Tree Regulations.
5. Alterations to nonconforming structures, uses, landscape areas or parking lots shall be made in
accordance with the standards in TMC Chapter 18.70.
6. Tukwila has adopted local amendments to the International Building and Fire Codes which should
be reviewed early in the development process, see TMC Title 16.
7. Boundary line adjustments, lot consolidations, short plats, subdivisions and binding site
improvement plans shall be subject to the requirements of TMC Title 17 Subdivision Code.
8. Signs shall be regulated according to Title 19 Sign and Visual Communication Code.
9. Public and private infrastructure must be designed and built in compliance with the standards
contained in the current edition of the Tukwila Public Works Department Infrastructure Design and
Construction Standards.
1Q T^ Lr Zt..dc-d..'11 s: rat r, Sty- /ar °r gvrdrr 1 Pear„ JA-t;&rr haE r-=rt(y ha.a
e°hrr ap! gn&ts 7 f, ^.et'ar.-
B. Intensification of Use
1. Maximum Block Face Length and Public Frontage Improvements are required when an
individualized assessment by the DCD Director determines that the improvements are reasonably
necessary as a direct result of the transportation impacts of a proposed development.
C. Pad Development, Expansions or Complete Redevelopment
1. Construction of a new pad building on a site with existing development shall meet all requirements
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25
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
for the structure, and any alterations to non conforming landscape areas or parking lots shall be
made in accordance with the standards in TMC Chapter 18.70.
2. Expansions of existing buildings shall meet all requirements for the new portions of the structure,
and any alterations to non conforming landscape areas or parking lots shall be made in accordance
with the standards in TMC Chapter 18.70. If design review is triggered limited modifications to the
exterior of the existing portion of the structure may be required to aesthetically unify the structure.
3. Development of a vacant site or complete redevelopment of a site shall require compliance with all
of the standards and guidelines in this chapter.
18.28.040 DISTRICTS
A. Five Districts are hereby established within the Tukwila Urban Center in the specific locations
and with the specific names indicated in Figure 1 District Map.
B. Districts Purpose
1. TUC -RC: Regional Center. The area in the vicinity of Westfield Southcenter Mall, with easy access to
the new bus Transit Center, is intended to provide an area that will continue to infill and intensify
with more retail, services, and entertainment uses southward toward Strander Boulevard and
eastward across Andover Park West. Over the long term, infill development on the high -value
property of the Mall may continue the transition from surface parking to structured parking, and
may be increasingly characterized by mid -rise or high -rise building components built over the retail
base.
2. TUC -TOD: Transit Oriented Development (TOD) Neighborhood. The area extending from the bus
transit center on Andover Park West, eastward towards the Sounder commuter rail /Amtrak station
is intended to provide a more compact and vibrant mix of housing, office, lodging and supportive
retail and service uses. Parking will be accommodated by a combination of off- and on- street
parking spaces /lots. The overall structure of the TOD Neighborhood will be characterized by
moderate development intensities and building heights. A fine grained network of streets with
pedestrian amenities will increase the walkability of the area.
3. TUC -P: Pond District. The northern edge of the Pond District is intended to provide an area of
higher density mixed use development over retail, restaurants and services, oriented towards the
Pond and a paved waterfront esplanade. Maximum building heights will be lower than in the
adjacent Regional Center district, to provide sunlight to and views of the Pond.
4. TUC -CC: Commercial Corridor District. Southcenter Parkway will continue to feature auto oriented
retail and services in a manner similar to the existing patterns of development in that area.
5. TUC -WP: Workplace District. The large southern portion of the Plan Area will continue to provide a
wide range of distribution, warehousing, light industrial, "big box" retail, and furniture outlets, with
incremental infill by office and other complementary commercial uses. Residential uses may front
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26
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
the Green River.
C. The scale and pattern of all development shall be governed by the standards and regulations
for the applicable District.
18.28.050 STRUCTURE HEIGHT
A. The minimum and maximum height of a structure shall be as specified by District or modified
by a special height overlay, see Table 2.
1. Structures oriented to Baker Boulevard shall have an average height at least as high as the
minimum listed in the District regulation chart.
2. A Special height overlay modifies the maximum height of structures to establish a special scale in
the specified locations.
B. Pond Edge Height Limit
1. Development located within 100 feet of the Tukwila Pond Park is not eligible for incentive height
increases.
2. The maximum height in this location shall be as specified by District
C. Public Frontage Improvement Height Incentive
1. As an incentive to provide public frontage improvements and /or new streets that are not otherwise
required under this code, allowable structure heights may be increased to the limits specified in
District Standards, Table 2, when:
a. Developers construct public frontage improvements along their parcel frontages on existing
streets, constructed to the standards of this Code;
b. Developers construct new 20 foot wide half streets with one side of public frontage
improvements, constructed to the standards of this Code;
c. The existing sidewalk width and configuration along a parcel's frontage meets or exceeds the
public frontage standard and, when averaged, the landscape width and street tree spacing
meet the required public frontage standard. Additional sidewalk width may substitute for an
equal area of landscaping.
d. In order to take advantage of this incentive the public frontage improvements must start and
stop at property boundaries, intersections or traffic signals and transition safely to neighboring
conditions.
2. The public frontage height incentive will be applied proportionally to parcels with more than one
frontage based on the following:
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27
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
(1) Each frontage will be evaluated separately based on its Corridor Type's public frontage
standards.
(2) The height bonus will be applied to a percentage of the total building footprint(s) on site
based on the percentage of the parcel's total public frontage that, when averaged, meets
the public frontage standard. For example, when averaged, if one of a parcel's two
frontages meets the corridor's public frontage standard then 50% of the total building
footprint on site is eligible for the height incentive.
3. The maximum height in these locations shall be as specified by District.
D. Multi Family Height Incentive
1. As an incentive to construct residential dwelling units, allowable structure heights may be
increased to the limits specified in District Standards, Table 2.
2. Structures may be completely residential or mixed use with residential uses comprising at least half
of the occupied floor area of the building.
18.28.060 MAXIMUM BLOCK FACE LENGTH
A. Definition
1. Block Face length is a measure of a length of a block, in feet, from curb face to curb face of two
intersecting and publicly accessible streets (public or private).
B. Regulation
1. Development sites (properties or assemblages of contiguous properties) with a block face that
exceeds the specified Maximum Block Face length standard must construct new publicly accessible
streets in locations that result in the creation of city blocks that do not exceed the Maximum Block
Face length for that District.
2. For the purposes of determining Block Face length, alleys are considered as part of the interior of a
block. For development sites bounded by rivers or ponds, property lines along the adjacent water
body and pedestrian ways providing waterfront access may qualify as defining the edge of a block.
In no other case shall pedestrian ways qualify as defining the edge of a block.
3. New streets must be designed, configured, and located in accordance with Section 18.28.120 New
Streets.
18.28.070 PERMITTED CORRIDOR TYPES FOR NEW STREETS
New streets built to satisfy Maximum Block Face Requirements or built voluntarily by a developer that are not
shown on the Corridor Map, Figure 2, shall be built as one of the Corridor Types permitted in District
Standards, Table 2. See 18.28.120 New Streets for more details.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
18.28.080 SIDE AND REAR SETBACKS
A. The depth of side and rear setbacks shall be as specified by Table 2 District Standards.
B. Front yard setbacks are specified by Corridor.
18.28.090 SIDE AND REAR YARD LANDSCAPING REQUIREMENTS
A. The width of side and rear yard landscaping shall be as specified by the District Standards,
Table 2.
B. Front yard landscaping is specified by the Corridor Charts, Figures 3 -10.
18.28.100 CORRIDORS
A. A Corridor consists of the following elements (see Figure 11. Corridor Definition of Terms):
1. Street— comprised of the Thoroughfare and Public Frontage
a. Thoroughfare includes the moving and parking lanes from curb face to curb face.
b. Public Frontage the portion of a property between the curb face and back -of- sidewalk,
including the sidewalk and any sidewalk landscaped areas. Public frontage is also associated
with pedestrian walkways and open spaces, such as Tukwila Pond or the Green River.
2. Private Frontage the portion of a property between the back -of- sidewalk and the primary
building fagade along the street, pedestrian walkway or open space, and portions of all primary
building fagades up to the top of the first or second floor, including building entrances, located
along and oriented toward the street, pedestrian walkway or open space.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
BACK OF SIDEWALK'
k
4 BACK OF SIDEWALK
Figure 11 Corridor Definition of Terms
B. Eight Corridor Types are hereby established in the specific locations and with the specific
names indicated in Figure 2 Corridor Map.
1. Walkable Corridors. To provide and support a high quality pedestrian realm for shopping and
strolling along active retail, eating and entertainment uses, with buildings pulled up to the street
and parking located to the side or rear, on Southcenter's primary streets connecting the Mall,
Tukwila Pond, the Transit Center, and the Sounder Longacres commuter rail /Amtrak Station.
Sidewalks associated with these Corridors should be wide and unobstructed to provide ample room
for pedestrians to walk, and, where appropriate, to encourage activities including outdoor dining,
locations for kiosks, food carts, and flower stalls.
2. Pedestrian Walkways. The design and location of this corridor is intended to supplement the
existing and future street network with non motorized pathways, support and foster an alternative
mode of travel to motorized vehicles within the area, and provide a safe, pleasant, and direct route
for pedestrians between significant activity areas (such as the Sounder Commuter Rail /Amtrak
Station and Baker Boulevard, and the Mall and Tukwila Transit Center with Tukwila Pond Park).
Pedestrian Walkways should be wide with amenities such as trees, planters, benches and other
street furniture. Buildings should be pulled up to the edge of the corridor and designed to be
pedestrian friendly. Where appropriate, encourage uses such as kiosks, viewing areas, food carts
and flower stalls along this corridor. Walkways will be well -lit to create a safe night -time
environment.
3. Tukwila Pond Esplanade. To provide a public esplanade environment along the northern edge of
Tukwila Pond Park, that functions as a focal point and central gathering spot for the urban center,
suitable for shopping or strolling. The esplanade is intended to be integrated with adjoining retail
and restaurant activities, providing an active waterside promenade to augment the shopping,
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30
PUBLIC V PRIVATE
RIVATE FRONTAGE X FRONTAGE V THQROUGHF.ARE u u FRONTAGE FRONTAGE
STREET' ......z r:..:.
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
eating and other uses in the vicinity.
4. Neighborhood Corridors. To provide an intimately scaled pedestrian environment within northern
Southcenter's higher density mixed -use neighborhoods, in a "complete streets" setting with on-
street parking and bicycles sharing the roadway with vehicles.
5. Urban Corridors. To provide safe and supportive pedestrian facilities and an attractive streetscape
along the crossroads in the urban center that provide greater capacity for transit and auto traffic.
6. Commercial Corridors. To provide safe and supportive pedestrian facilities, greater capacity for
vehicles, and attractive streetscapes along heavily travelled roadways serving auto oriented
commercial uses.
7. Freeway Frontage Corridors. To provide safe and supportive pedestrian facilities along heavily
travelled parkways oriented towards both the area's freeways and Westfield Southcenter Mall.
8. Workplace Corridors. To provide safe and supportive pedestrian facilities along streets serving
truck loading and parking access for primarily warehouse /distribution uses in the southern part of
the Southcenter area.
18.28.110 CORRIDOR REGULATIONS
A. This section contains Regulations and Guidelines for the provision, design, and configuration of
new and existing streets and adjacent public and private frontage to ensure that these
components of a Corridor support the type of development desired within each district,
enhance the connectivity of the street network, create safe and attractive streetscape
environments, encourage walking, and provide sufficient capacity and proper accessibility and
circulation as the area intensifies.
B. The form of all development along a street, primary open space, or water body shall be
governed by the standards and regulations of the applicable Corridor Type. Corridor Type
establishes the following:
1. For Existing Streets: A specific configuration of the Public Frontage;
2. For New Streets: A specific configuration for the Thoroughfare and for Public Frontage;
3. For Existing and New Streets: Specific Private Frontage requirements; and
4. For projects which trigger. rshitsvt Design Review: Architectural Design Regulations.
C. Modifications
An applicant may propose modifications to the Corridor standards. Modifications must be approved by
the DCD Director as a Type 2 decision. The applicant must show that the modified Corridor design:
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
1. satisfies the urban design goals as stated in each Corridor Type's Purpose, requirements, and
description;
2. is designed to transition safely to the existing conditions at either end; and
3. enhances the streetscape of the site and adjacent development.
18.28.120 NEW STREETS
A. Purpose
1. New street regulations ensure the creation of an appropriate sized network of blocks, streets and
pedestrian paths that will support the envisioned future development.
B. Regulations
1. New streets shall be required when an individualized assessment by the DCD Director determines
that the improvements are reasonably necessary as a direct result of the proposed development.
New streets may also be provided voluntarily by a developer, or constructed by the City.
2. All New Streets
a. New streets shall be designed based on their Corridor Type.
b. New street locations must meet safety and spacing requirements, as approved by the Public
Works Director.
c. New streets may be publicly or privately owned and maintained, as approved by the Public
Works Director.
d. New streets shall connect with existing streets and be configured to allow for future extension
whenever possible.
e. Permanent dead ends shall not be permitted, unless the new street dead ends at a public
access point to the Green River.
f. In order to maintain the accessibility provided by the block structure of the urban center,
existing public streets or alleys may not be closed permanently unless the closure is part of the
provision of a network of new streets that satisfy all street regulations.
g. New alleys and passageways do not satisfy street provision requirements.
h. New streets are encouraged to be located along side property lines. These new streets may
require coordination with neighboring property owners in order to maximize the continuity of
the new street network.
i. As part of new street construction or sidewalk improvements, landscaped areas within the
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
street right -of -way should be designed to be functional stormwater treatment facilities where
appropriate.
18.28.130 PUBLIC FRONTAGE
A. Regulations
1. Public Frontage standards establish a specific configuration of improvements that match the
configuration and design of new and existing thoroughfares.
2. Installation of new Public Frontage improvements, if required by 18.28.030.13 or constructed
voluntarily, shall be as specified by the Corridor Type's Public Frontage Standards along all parcel
frontages, except where the public frontage area already contains the required features.
3. In instances where existing public frontage areas already contain features that are sufficiently
similar to those required in the Plan, all or part of the required Public Frontage requirements may
be waived by the DCD Director.
4. In instances where new streets are required or constructed voluntarily that is, in instances where
there are no existing public frontage conditions the public frontage shall be configured as
specified by the Corridor Type's Public Frontage Standards, see Figures 3 -10.
5. The exact location of the new back -of- sidewalk may or may not coincide with the front property
line. As a result, newly installed Public Frontage improvements may be partially located on private
property.
6. Along Tukwila Pond, all public frontage improvements are measured from the pond property line.
7. Each block shall have no more than 40% of the same species of large, open -habit deciduous trees.
To provide optimum canopy cover for the streetscape, each block shall be planted with deciduous
trees at a maximum spacing of 30 feet on center. Spacing shall be a function of mature crown
spread, and may vary widely between species or cultivars. The trees shall have a minimum
branching width of 8 feet within 5 years and when mature shall be large broad canopy species
selected from the City's recommended Street Tree List established for each corridor.
8. Pedestrian -scale decorative street lighting shall be installed with a maximum spacing consistent
with recommendations of the Illuminating Engineering Society of America (IES). The light source
shall be located 12 to 14 feet above finished grade. Where vehicular lights are needed, vehicular
lighting should be located 20 to 25 feet above finished grade.
9. Where appropriate, special paving patterns should be used to emphasize the pedestrian realm
within the public frontage. The sidewalk shall include a 1 foot wide paved auto passenger landing
located along the curb where on street parking is present.
10. Street furnishings such as benches and trash receptacles shall be provided where appropriate.
B. Exceptions
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
1. In instances where installation of required public frontage improvements as part of on -site
construction are found to be impractical for example in instances where the private frontage is
particularly narrow or fragmented, the property owner may pay an in -lieu fee covering the
construction cost to install the required public frontage improvements when they can be combined
with those on adjacent properties or as part of a city- sponsored street improvement program with
the approval of the DCD Director.
2. When public frontage improvements are triggered by development on a portion of a larger site and
the cost of the public frontage improvements is disproportionate to the triggering work, the DCD
Director will determine the degree of compliance.
18.28.140 BUILDING ORIENTATION TO STREET /OPEN SPACE
A. Regulation
1. A building is oriented to a street or open space if the building:
a. Has a primary public entrance which opens directly on to or facing that street or open space;
and
b. Incorporates architectural elements and details that are visually interesting, attractive and
scaled to the pedestrian on the building fagade facing the street or open space.
2. Where Building Orientation to Streets /Open Spaces is required, all buildings shall be located along
and oriented towards new or existing street(s) or public open spaces, excluding alleys.
3. Parking structures, garages, and accessory buildings are permitted and encouraged to be located
along alleys in lieu of streets or open spaces.
4. Building Orientation is required or not required, as specified by Corridor Type.
B. Corner Parcels
1. New buildings located at the intersection of two Corridors where Building Orientation is required
shall have an entrance(s) oriented towards at least one Corridor to be determined by the
developer.
18.28.150 FRONTAGE COVERAGE
A. Regulations
1. Frontage coverage is the percentage of the length of the street frontage that is occupied by a
primary building fagade(s) excluding any side yard setbacks.
2. Minimum Frontage Coverage percentages are required by the Walkable Corridor and Tukwila Pond
Esplanade Corridor Types (see Frontage Coverage in Figures 3 and 5).
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
3. Where required, all new development shall include buildings sited such that Minimum Frontage
Coverage requirements are met.
Figure 12 Frontage Coverage
B. Exceptions
1. In order to provide vehicular access to parking areas in the interior or at the rear of a parcel if no
other access is available, vehicular breezeways may count toward frontage coverage requirements:
a. A vehicular breezeway is a covered driveway penetrating the building.
The width of a vehicular breezeway shall not exceed the width of the curb cut plus the width of
an adjacent pedestrian sidewalk.
2. In order to connect the public sidewalk with active open spaces, courtyards, parking areas, and
alleys in the interior or at the rear of a parcel, pedestrian passages designed to the standards in the
Open Space Regulations, TMC 18.28.250 E 3 6 -pet� may count toward frontage coverage
requirements
a. A Nrdrstrian b; rr ®r gray is v L°vrsd wall way- N2n2tra`ing tha ba;laing fir Nadrstrian Ljs^ anly-
Is. T.. ".r with ✓f a !s, rrzv-way shs ~✓t r,4__r' 1€ frr`_.
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Comment [NG1]: The language here has been
made: consistent with the description in the Open
:Space section.
35
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
18.28.160 FRONT YARD
A. Setback
1. The minimum required front yard setback shall be as specified in the applicable Corridor Type
Chart, see Figures 3 -10.
B. Landscaping
1. The minimum required landscaping shall be as specified in the applicable Corridor Type Chart.
2. Front yard landscaping requirements shall be waived if the public frontage improvements are built
to the required standard.
18.28.170 ON -SITE SURFACE PARKING LOCATION
A. Permitted locations
1. The permitted on -site surface parking locations on a parcel shall be as specified in the applicable
Corridor Type Chart. See 18.28.260 for additional parking regulations.
B. On Site Parking Types
Parking areas shall be designed as one of the Parking Types defined in this section. A property's
permitted parking types shall be as specified by Corridor Type. For all parking types, parking shall be
connected with the street by a driveway as stated under Vehicular Access in Section 18.28.260.C.
1. Surface Lot Front
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
a. Definition: A parking lot that is located between a building and the primary street fronting a
development.
Figure 13 Surface Parking Front
2. Street Front Parking
a. This regulates the width of parking area allowed between a building and the closest street.
b. For new construction the maximum width of street front parking is regulated by corridor type,
see Figures 3 -10.
c. This standard does not apply when adding on to an existing building, constructing a parking
garage or where there is an existing structure at least as wide as the proposed structure
between the new construction and the closest street.
d. For buildings with complex shapes the section of the building meeting the criteria must be at
least 80 percent of the overall width of the building, measured parallel to the primary street.
Figure 14 Street Front Parking Examples
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Surface Lot Side
3. Definition: A parking lot that is located in part or entirely along the side of a building, in a side yard,
and fully or partially extends toward, but does not encroach into, the Front Yard Setback area.
Parking located between a building and a side property line which is directly visible from a street.
Figure 15 Surface Parking Side
C. Surface Lot Rear
1. Definition: A parking lot where a building(s) is located between the entire parking lot and the street
so that it is not directly visible from a street. A rear parking lot does not extend beyond the rear
wall of the primary building into any side yard setback, except where driveway access is provided.
T
4
t
Figure 16 Surface Parking Rear
D. Parking Structure
1. Parking structures may stand alone or be integrated into a building.
2. Parking structures are permitted in all Districts.
18.28.180 BUILDING MODULATION STANDARDS AND GUIDELINES
A. Definitions
1. Building Modulation regulations control the minimum required articulation of a building's height
and length, and are determined by Corridor Type as shown in the Corridor Type Charts, see Figures
3 -10.
2. A building's elevations are identified as the following based on what they face:
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
a. Street Facade. The plane of a facade that fronts upon a street, extending from the ground up
to the street facade eave line.
b. Pond or River Facade. The plane of a facade that fronts upon the Green River or Tukwila Pond,
extending from the ground up to the pond or river facade eave line.
c. Side Facade. The plane of a facade that fronts upon a side yard or side property line, extending
from the ground up to the side wall eave line.
d. Rear Facade. The plane of a facade that fronts upon a rear yard, rear property line, or alley,
extending from the ground up to the rear wall eave line.
B. Horizontal Modulation Regulations
1. Intent
Ensure that all new or renovated buildings subject to design review have a well- formed "base"
and a "top." A building base provides form and definition to the pedestrian -scale public room
of its adjacent street or open spaces. A building's top or cap contributes to a distinctive skyline
and overall massing of the Southcenter district, whether seen immediately looking up from the
street below or at a distance from another part of the city.
2. Street, Pond, River Facade Horizontal Modulation Elements Requirements
The requirements that follow outline minimal measures to compose the vertical mass of building
facades. The application of architectural elements and architectural style such as (but not limited
to) those outlined in the SouthcenterArvl~ "_iv* Design Manual, are strongly recommended to
create well- integrated and attractive architecture.
a. Base Element:
(1) As conceptually depicted in the accompanying diagram (Figure 18), where required by
the Corridor Type, a horizontal articulation of street, pond, or river facades shall be
applied within the first floor (or in the case of buildings above four stories, optionally
within the second floor as well), to form a horizontal "base" of the facade at the building
scale. A secondary lower base treatment shall be provided at the pedestrian scale (i.e.
within the height of the ground floor, relating to the height of the human body). These
treatments strongly define the pedestrian -scale space of the street, pond, or riverfront
and shall be well- integrated into the overall facade composition. See the Southcenter
Arsh'`_Lvt Design Manual 5. Building Facade 2si n Criteria c jbta::'v: Eu'ldinz
Base and Top, A for additional guidelines outlining recommended Building Base design.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
F ana1
F
B d ie
F
P
F�
e d aP 'T
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t pFArqGk
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Figure 17 Horizontal Modulation Facade Base and Top Elements
b. Top Element:
(1) Where required by the Corridor Type, a substantial horizontal articulation of street and
river fagades shall be applied at the top of the uppermost floor of the fagade, to result in
a termination of the fagade that provides an attractive fagade skyline and a completion
of the upper fagade composition. This "cap" shall be architecturally integrated with any
sloping roof volume (if used) that occurs above the eave line.
c. Fabric awnings are not counted towards a required horizontal modulation element.
3. Side and Rear Facade Horizontal Modulation Elements Requirements for New Construction
Horizontal Modulation requirements for Side and Rear Facades are the same as those for
Street, Pond, or River Facades where building wall to building wall clearance is more than 10
feet or where the side or rear wall faces upon a public open space or active open space such as
a plaza or courtyard.
b. Flush Treatments Permitted
(1) The minimum requirement for Horizontal Modulation Elements may be satisfied by flush
wall treatments where building wall to building wall clearance is more than five feet and
no greater than 10 feet.
(2) The Southcenter F "#^e Design Manual (5. Building Facade Dus;nn Cri'_
UbtZa!v: Eu!! Base and Top) identifies F-flush wall treatments shall v nsist sf -n- _r
.-n- Sf *hr fa! 12 rt rlr..._.. _v t2.
Mfr. -!v s;g.._.._ �f stir drs!; �r!
should be used on the street, pond, or river facade(s) of the building
a' a! s s Icr ✓hu-nbr brty.rrn iIs 11r~='_ f b �_sr 2.n=' 'ivn fwa!! abTvn, a°r /v.
br "•rrrrn :.n✓rr~~r ftvN slrn�r -a°r gartiv~ f °rr�l! "rla•rr.
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under creating a building base —side rear facades
I
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
sSv,_ lines ma'Shing tsis, lsatt=, jn-. Ft h 2 r l in e s of atra s-t, ✓n A, a r rivn— F
c. -No Side or Rear Fagade Horizontal Modulation is required -where building wall to building wall
clearance is five feet or smaller.
4. Horizontal Modulation Elements Guidelines
a. T.. 2,_ aExamples of top element types that may be used to satisfy the required
street fagade horizontal modulation requirement are described in the Southcenter
Arcl'_ll2ft_+Fa4 Design Manual, see 5. Buildiniz Facade C2sizn Q Base
and TOD, D,
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wh a'_ l2ay wic_
Note: fabric owning does not
apply towards building base
Repeating
facade
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i. COMPOUND ii. COMPOUND
CORNICE CORNICE WITH
PILASTERS
fi in
fFHC-eS
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Comment [LM4]: Since these are guidelines they
have been moved to the Southcenter Design
Manual.
Formatted: Font: 14 pt
F, E
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
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Page 38 6/21/2012
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42
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
L.q.
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area
i, COMPOUND
CORNICE CAP
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FIN
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Locate an architectural
cap (cornice, canopy, or
parapet) along the length
of the facade offset
�r
offset
g
C. Vertical Modulation Regulations
1. Intent
The objective of this section is to provide minimal requirements to ensure that the length of any new
or renovated Street, Pond, or River building fagade in the Plan Area subject to design review maintains
the desired human scale and urban character appropriate for the Southcenter area.
2. Vertical Modulation Increment— Requirements. The requirements that follow are minimum
standards. While there are no specific requirements for side or rear fagades they should continue
the design vocabulary used on the other sides of the building. Further building articulation as
outlined in the Southcenter Arsi *La Design Manual is strongly recommended to create well
integrated and attractive architecture.
a. The maximum Street, Pond and River Fagade Vertical Modulation increment shall be as
specified by Corridor Type. When a notch or pilaster /pier is used for the massing element,
measurement of the horizontal increment shall be from centerline to centerline of elements.
See the x K De sign Manual: 7. Building Modulation. A for
descriDti of 4 4
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
3. E'�cr,=-ts TypE�
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Comment [LM5]: These vertical modulation
types have been moved to the Design Manual.
W
Figure 18 Vertical Modulation
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
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Page 42 6/21/2012
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
u. rla c
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18.28.190 SHOPFRONT TREATMENT
A. Shopfront Standards
1. The Shopfront Frontage Type defines the primary treatment for ground -level commercial uses
oriented to display and access directly from the sidewalk. Shopfronts are built up to the back of the
sidewalk, and any setback areas must be treated as extensions of the sidewalk space. Close
proximity to high volumes of pedestrian traffic make attention to craft and visual interest within
the storefront fagade important.
2. Shopfront treatment is required by Corridor Type, see Figures 3 -10.
3. Each Shopfront tenant space must contain at least one primary building entrance. Entrances are
constructed at sidewalk grade (see the Southcenter 4 ~vl +_iv± Design Manual for additional
standards and guidelines for entrances).
4. Transparency. The shopfront shall have clear glass windows framed within storefront pilasters and
a base. Shopfront massing regulations include a minimum transparency requirement for the area
between the height of 2 and 7 feet along the length of the building fagade facing the street or
public sidewalk. A minimum 3 foot zone behind the window glazing must provide an unobstructed
view of the establishment's goods services. Darkly tinted windows shall not qualify as
transparent.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Figure 19 Examples of Shopfront Treatments
5. Shopfront and awning design should vary from shopfront to shopfront but a single building may
have a uniform design theme (see the Southcenter:l. ~vl~'.`_ivt Design Manual for additional
standards and guidelines on awnings and canopies).
6. Recessed entrances are permitted with a maximum width of 15 feet.
7. Restaurant shopfronts may set back a portion of the shopfront fagade to create a colonnaded
outdoor dining alcove that is a maximum of 15 feet deep. The set back portion of the fagade that is
oriented towards the street must meet transparency requirements. The alcove must also have
columns along the sidewalk at an approximate spacing of 15 feet on center. The alcove may not
rely on adjacent buildings for enclosure.
8. Shopfront Length. The Shopfront frontage type is specifically intended to provide block frontages
with a multiplicity of doors and display windows so Shopfront width must generally be kept to a
minimum and shall not exceed the lengths shown in the Corridor Charts, Figures 3 -10.
9. Articulation Increment. The articulation increment is intended to break up the mass of a building's
length, and is measured from centerline to centerline of the permitted Shopfront Length.
Articulation increment shall not exceed the maximum length specified in the Corridor Charts.
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I S V.
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Tenant 1
Tenant 2
c:
A A A
A— Shopfront Length is the length of each Shopfront Frontage Type segment as measured from centerline to
centerline of the articulation elements at either edge of the Shopfront segment.
C Articulation Increment is the length between each Articulation Element as measured from centerline to
centerline of permitted Shopfront Length Articulation Elements
Figure 20 Shopfront Length Diagram
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
19ACN
OF 516FWAIYS eKK9�,WOMn�rc
III.`
e "e min
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Unobstruded View Required
Figure 21 Shopfront Entries
18.28.200 GROUND LEVEL TRANSPARENCY REQUIREMENT
1. A minimum transparency percentage for the area between the height of 2 and 7 feet along the
length of a building fagade that faces a street, public sidewalk, open space, or river is required in
certain corridors, see Figures 3 -10. Commercial uses require a higher level of transparency than
other uses.
2. A minimum 3 foot zone behind the window glazing must provide an unobstructed view of the
establishment's goods or services. Display areas separated from the interior of the space may be
used to meet this requirement if they have a depth of at least 3 feet and contain displays that are
regularly updated.
3. Darkly tinted windows shall not qualify as transparent.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Fiaure 23 Examples of percentage of transparency between 2- 7'along the length of a building facade
18.28.210 FRONT YARD ENCROACHMENTS
Building overhangs such as trellises, canopies and awnings may extend horizontally into the public frontage up
to a maximum of 6 feet and no closer than 10 feet from the back of curb. These overhangs must provide a
minimum of 8 feet clear height above sidewalk grade and not interfere with street trees.
18.28.220 SPECIAL CORNER FEATURE
A. Special Corner Feature locations are shown on Corridor Type Map.
B. A Special Corner Feature is a distinctive building element used to emphasize the corner of a
building at an important intersection, see the Southcenter Desivn' Manual (Section 6. Corner comment [NCe]: The deleted corner design
h 3,_-
Treatments for additional guidance.=
guidance was moved to the Design Manual.
iI m s!nO 2n=' a..;v 12.'.v� wit.". rlr~ y -s s v. cs _:_r ~r ~'_s`rrr w !v. is v,. st
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51
This does not.
This example meets the criteria.
75% Transparency
50% Transparency
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
2. ^thrr rlr^rvur. *s van Lr °.sud *_e a '✓vial carnrr rna,., rr I ,t ,n IT cc a s miITrI
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Sculpture Balconies
C. Special Corner Feature masses may encroach up to 2 feet into the required setback areas but
may not encroach into the public right -of -way see TMC 18.28.210 Front Yard Encroachments.
D. Special Corner features may exceed the permitted height limit by 20 feet, up to a maximum of
115 feet.
18.28.230 LANDSCAPING TYPES
A. Front Yard Landscaping Types
1. Paved/ Sidewalk Extension
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
a. Provide paved pedestrian areas along the back -of- sidewalk, such as plazas or courtyards, that
enhance /enlarge the public frontage.
b. Only permitted on parcels where the public frontage improvements meet the corridor
standards in this code.
c. Must meet applicable pedestrian space design requirements, 18.28.250.E.
2. Streetscape
a. Cover front yards with landscaped, pervious surfaces that visually soften and enhance the built
environment.
b. Provide pathways connecting the public sidewalk to the front door and to any parking areas.
c. 1 tree per 500 square feet of landscaped setback area or 1 tree per 20 to 30 linear feet of
frontage (depending on tree species and location of underground or at- ground utilities and
excluding curb cuts) whichever results in more trees.
d. Where there are existing street trees the additional trees required by this section shall be
planted behind the sidewalk in an informal pattern and consist of a mix of deciduous and
evergreens.
e. 1 shrub per 4 linear feet of frontage, excluding curb cuts, or a planted berm at least 24 inches
high.
f. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years,
100% of the landscape area not needed for trees and shrubs. Groundcover must be planted
with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1
gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is
required around each tree.
3. When there is an existing sidewalk that does not meet the Corridor standard for public frontage
and the sidewalk remains in place, the required front yard landscaping width shall be measured
from the back of sidewalk or edge of right -of -way, whichever is further from the road centerline.
4. When public frontage is constructed to meet the Corridor standard, the front yard landscaping
requirement shall be waived. To qualify for the waiver, public frontage improvements must be
made along the entire street fronting the parcel. Public frontage improvements may continue into
a courtyard or plaza.
B. Side and Rear Yard Landscape Types
1. Groundcover
a. This is appropriate where the adjacent uses are compatible and no screening is necessary.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
b. Cover side and rear yards with landscaped, pervious surfaces. Landscaping treatment at a
minimum shall consist of sufficient live groundcovers of varying heights, colors and textures to
cover, within 3 years, 100% of the landscape area not needed for trees and shrubs.
Groundcover must be planted with a minimum spacing of 12- inches on center for 4 -inch pots
and 18- inches on center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot
diameter ring of bark mulch is required around each tree.
2. Moderate Screening
a. Provide light visual separation along property lines between somewhat incompatible
development.
b. Landscaping designed to screen parking /service areas and blank side and rear building facades.
c. Landscaping that maintains views to building entrances and signage.
d. 1 tree per 20 linear feet of property line (excluding curb cuts) spaced regularly (except where
there are conflicts with utilities) and consisting of a mix of deciduous and evergreen trees along
the applicable property line.
e. 1 shrub per 4 linear feet of property line, excluding curb cuts
f. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years,
100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a
minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon
pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required
around each tree.
3. Heavy Screening
a. Provide heavy visual separation along property lines between highly incompatible
development, such as warehousing and residential uses.
b. Landscaping designed to screen parking /service areas and blank side and rear building facades.
c. 1 tree per 20 linear feet of property line (excluding curb cuts) spaced regularly (except where
there are conflicts with utilities) and consisting of at least 50% conifers along the applicable
property line (75% along property line adjacent to residential uses).
d. Solid screening up to 5 feet high utilizing evergreen shrubs, screening walls or fences.
e. Sufficient live groundcovers of varying heights, colors and textures to cover, within 3 years,
100% of the yard area not needed for trees and shrubs. Groundcover must be planted with a
minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on center for 1 gallon
pots. If grass is being used as the groundcover, a 3 -foot diameter ring of bark mulch is required
around each tree.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
18.28.240 GENERAL LANDSCAPING
A. General landscaping requirements and guidelines are applicable to setbacks, public frontage
areas, ooen soace, and other areas on- premises. These regulations address plant materials and
design, visibility, irrigation, landscape plans, utility and service areas.
B. General Landscaping Requirements
1. Plant Materials
a. A mix of evergreen trees and evergreen shrubs shall be used to screen blank walls.
b. All plant material shall meet the most recent American Standards for Nursery Plant Stock (ANSI
Z60.1). No species that are listed on the State or King County noxious weed lists may be
planted.
c. Evergreen trees shall be a minimum of 6 feet in height at time of planting.
d. Deciduous trees shall be a minimum 2.5 inch caliper six inches off the ground when installed.
e. Shrubs shall be at least 18 inches in height at time of planting.
f. Existing vegetation may be used to meet the perimeter landscaping requirements. All
significant trees located within any required perimeter landscape area which are not dead,
dying, or diseased and which do not pose a safety hazard as determined by the DCD Director
shall be retained and protected during construction with temporary fencing. The area
designated for protection will vary based on the tree's diameter, species, and age. Property
owners may be required to furnish a report by an International Society of Arborist (ISA)
certified arborist to document a tree's condition. The DCD Director may require that an ISA
certified arborist be retained to supervise tree protection during construction. Grade changes
around existing trees are to be avoided whenever possible.
g. New plant materials shall include native species or non native species that are drought tolerant
and have adapted to the climatic conditions of the Puget Sound Region.
h. No species that are listed on the State or King County noxious weed lists may be planted.
i. Plant materials shall be selected that reinforce the landscape design concept, and are
appropriate to their location in terms of hardiness, tolerance to urban conditions, maintenance
needs and growth characteristics.
2. Visibility
a. Deciduous trees shall be used to allow visual access to entryways, signage and pedestrian use
areas
b. Existing shrubs shall be kept pruned down to a maximum height of 5 feet (3 feet along street
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
frontages) and trees as they mature, shall be limbed up to a minimum height of 6 feet (8 feet
where they extend over sidewalks) to allow adequate visibility. No more than 1/3 of the canopy
may be removed within any 2 -year period. Pruning may need to be done over a 2 -3 year period
to avoid harming the trees or shrubs. Pruning shall be done in accordance with ANSI Standard
A 300. If existing shrub species cannot tolerate this kind of pruning, they shall be replaced with
shrubs that do not grow taller than 5 feet (3 feet along street frontages) naturally. Trees may
not be topped by property owners or tenants for any reason. Trees may only be topped for
utility safety to prevent interference with a utility line, with prior approval by the DCD Director.
c. Landscaping shall not obstruct views from or into the driveway, sidewalk or street. Landscape
design shall allow for surveillance from streets and buildings and avoid creating areas that
might harbor criminal activity.
d. Landscaping at crosswalks and other locations where vehicles and pedestrians intersect must
not block pedestrians' and drivers' views.
e. Evergreen shrubs and trees shall be used for screening along rear property lines, around solid
waste /recycling areas and mechanical equipment, and to obscure grillwork and fencing
associated with subsurface parking garages.
3. Soil Preparation and Planting
a. Soils must be prepared for planting in accordance with BMP T5.13 "Post Construction Soil
Quality and Depth from the Washington Department of Ecology Stormwater Management
Manual for Western Washington (or as amended), regardless of whether a stormwater permit
is required by the City.
b. The applicant will be required to schedule an inspection by the City of the planting areas prior
to planting.
c. Installation of landscape plants must comply with best management practices including:
(1) planting holes that are the same depth as the size of the root ball and 2 times wider than
the size of the root ball;
(2) root balls of potted and balled and burlapped (B &B) plants must be loosened and
pruned as necessary to ensure there are no encircling roots prior to planting. At least the
top 2/3 of burlap and all straps or wire baskets are to be removed from B &B plants prior
to planting; and
(3) The top of the root flare, where the roots and the trunk begin, should be about one inch
from the surrounding soil. The root ball shall not extend above the soil surface.
(4) If using mulch around trees and shrubs, maintain at least a 3 -inch mulch -free ring
around the base of the plant trunks and woody stems of shrubs. If using mulch around
groundcovers until they become established, mulch shall not be placed over the crowns
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
of perennial plants.
4. Irrigation
a. The intent of this standard is to ensure that plants will survive the critical establishment period
when they are most vulnerable due to lack of watering.
b. All required plantings must be served by an automatic irrigation system.
(1) Irrigation shall be designed to conserve water by using the best practical management
techniques available. These techniques may include, but not be limited to: drip irrigation
to minimize evaporation loss, moisture sensors to prevent irrigation during rainy periods,
automatic controllers to insure proper duration of watering, sprinkler head selection and
spacing designed to minimize overspray, and separate zones for turf and shrubs and for
full sun exposure and shady areas to meet watering needs of different sections of the
landscape.
(2) Exceptions, as approved by the DCD Director, to the irrigation requirement may be
approved xeriscape (i.e., low water usage plantings), plantings approved for low impact
development techniques, established indigenous plant material, or landscapes where
natural appearance is acceptable or desirable to the City. However, those exceptions will
require temporary irrigation until established.
5. Landscape Plan Requirements
a. A Washington State licensed landscape architect shall prepare and stamp the landscape plans in
accordance with the standards herein. Detailed plans for landscaping and screening shall be
submitted with plans for building and site improvements. Included in the plans shall be type,
quantity, spacing and location of plants and materials, typical planting details, and the location
of irrigation systems. Underground and at- ground utilities shall be shown on the plans so that
planting conflicts are avoided.
b. Installation of the landscaping and screening shall be completed and a Landscaping Declaration
submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If
necessary due to weather conditions or construction scheduling the installation may be
postponed to the next planting season if approved by the DCD Director and stated on the
building permit. A performance assurance device equal to 150% of the cost of the labor and
materials must be provided to the City before the deferral is approved.
6. Parking Lots, See Section 18.28.260.D.
7. Utility and Service Areas Utility easements and other similar areas between property lines and
curbing shall be landscaped and /or treated with dust and erosion control planting or surfacing such
as evergreens, groundcover, shrubs, trees, sod, or a combination of similar materials. In areas of
overhead transmission lines, no shrubs or trees over 20 feet at maturity will be allowed.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
8. Street Trees in the Public Frontage
a. Street trees in the public frontage shall be planted to the following standards:
(1) 3.5 feet back from the face of the curb and with an approved root barrier installed on the curb
side.
(2) 5 feet from underground utility lines
(3) 10 feet from power poles
(4) 7.5 feet from driveways
(5) 3 ft from pad mounted transformers (except 10 feet in front for access)
(6) 4 feet from fire hydrants and connections.
b. When used, tree grates and landscaped tree wells shall be a minimum 36 square feet in size
(6'x6'). Grates must have easily adjustable tree openings so that sections of grate can be
removed incrementally as the tree matures. Tree well size may be adjusted to comply with ADA
standards on narrower sidewalks. Root barriers must be installed at curb face.
c. Plantiniz and liizhtinv plans shall be coordinated so that Ttrees s4a4are not planted in
locations where they would obstruct existing or planned street or site lighting while
maintaining appropriate spacing and allowing for their size and spread at maturity.
9. Maintenance
a. Any landscaping required by this chapter shall be retained and maintained by the property
owner for the life of the project in conformance with the intent of the approved landscape plan
and this chapter. Maintenance shall include keeping all planting areas free of weeds and trash
and replacing any unhealthy or dead plant materials.
b. No tree planted by a property owner or the City to fulfill landscape requirements, or any
existing tree, may be topped or removed without prior approval from the City. If a tree is
topped or removed without approval it shall be replaced with a new tree or trees that meet or
exceed the functional value of the removed tree within 120 days or the property owner will be
subject to code enforcement action perTMC 8.45. The Director will require replacement trees
and /or other plant materials to meet the intent of this chapter. Options at the Director's
discretion are to require replacement of the tree with a new tree of like species and diameter,
replace the tree with multiple smaller diameter trees of an appropriate species and /or require
an in lieu fee for off -site tree replacement.
C. General Landscaping Guidelines
1. Plant Materials
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
a. Landscape perimeter trees should be selected for compatibility with existing plant material or
street trees.
b. Plant materials should always be incorporated into new development site design to provide
"softening" of hard paving and building surfaces and other environmental benefits.
c. Drought resistant species are encouraged in order to minimize irrigation reauirements. except
where site conditions within the required landscape areas assure adequate moisture for
growth.
d. The mature size of selected tree species should be suitable to lot size, the scale of adjacent
structures, and the proximity to utility lines.
e. Both seasonal and year -round flowering shrubs and trees should be used where they can be
most appreciated adjacent to walks and recreational areas, or as a frame for building
entrances and stairs.
f. In general, deciduous trees with open branching structures are recommended to ensure
visibility to retail establishments. More substantial shade trees are recommended in front of
private residences.
g. All trees should be selected and located so that they will not obstruct views to showroom
windows and building signage as they mature. Trees may be limbed up to preserve views,
except that no more than 1/3 of the canopy may be removed in any two year period.
h. Evergreen landscaping is appropriate for screening utility vaults, loading docks and some
storage areas (Also, see TMC Chapter 18.52.040 screening outdoor storage areas).
w,u
ffllf Yl r
N
Figure 24 Using evergreen landscaping to screen utilities
131s ^o i4+ _s'.nSkldi }r,v-264 6.,,2d' IC2vS
n, !rsss 5 s2 pavt.v 5. ".c, sufl L'u!a... an' Ir5's rr lnvt:vn hrz_
uusSrb2d by a sin0l2 tr22-. Species selection is very important in grouped plantings. Drought
tolerant species are strongly recommended and monoculture plantings are discouraged. Low
maintenance cost and low replacement costs are two advantages of planting drought tolerant
species in grouped configurations. Low (24 -30 inches) shrubs, perennial or groundcover
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Comment [NG7]: There are already standards
for the number of plants required in landscape
areas.
59
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
plantings that provide a superior degree of separation between the sidewalk and street at
reduced maintenance costs may be used.
Figure 25 Examples of landscaped tree wells
2. Design
a. Landscaping should provide design continuity between the neighboring properties.
b. Tree grates flush to the sidewalk should be used along streets with on- street parking and in
high traffic areas, such as a transit stop.
c. Shade trees should be planted to shade buildings' east and west facing windows to provide a
balance between summer cooling and winter heating through solar gain.
d. All landscaped areas should be designed to allow aquifer filtration and minimize stormwater
run -off utilizing bio swales, filtration strips, and bio- retention ponds where appropriate.
18.28.250 OPEN SPACE REGULATIONS
A. This section contains Regulations and Guidelines for the provision, design, and configuration of
new open spaces that may be publicly accessible. Open Space Regulations are set forth to
ensure that the provision, design, and configuration of new open spaces contribute to the
character of and support the type of development desired within each District. Open spaces
may consist of pedestrian spaces for commercial uses, and common and private open space for
residential uses.
B. All new open spaces, whether or not they are required by Open Space regulations, shall be
designed and configured according to the following regulations.
C. The following requirements for the provision and design of pedestrian, common and private
open spaces are organized by Use Type. These regulations are established to ensure a wide
range of public spaces that complement the primary public streets and open spaces in each
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
district as the Southcenter area intensifies.
D. General Open Space Regulations
1. Open space requirements for commercial and residential uses are as specified in Table 3 Provision
of Open Space.
Retail
Civic
Institutional
Office
Lodging
Residential
Pedestrian space: 50 sf /1,000 sf I Pedestrian space: 50 sf /1,000 sf I
100 sf /DU: may be provided as
common or private space, or a
combination
Pedestrian space: 50 sf /1,000 sf I Pedestrian space: 100 sf /1,000 sf
Pedestrian space: 50sf /room I Pedestrian space: 100sf /room
Common space:100sf /DU Common space: 100sf /DU
Private space: 50 sf /DU Private space: 50 sf /DU
Transportation,
Communication
Infrastructure
Industrial,
Manufacturing Not permitted Not permitted
Warehouse
Legend
/1,000 sf: per 1,000 square feet of useable floor area
Not Required
2. Compliance with the open space square footage ratio listed in Table 3 is required for new
construction, the area of expansion of existing buildings and changes in use from one category in
Table 3 to another.
3. The amount of area needed to satisfy Pedestrian and Common open space requirements for a
development shall not exceed 50% of the lot size.
4. Open Space for new or expanded commercial and residential uses shall be built within the
development by developers at the time development occurs.
5. Options for Provision of Open Space:
a. The square footage of all streets built per Section 18.28.120 New Streets, may be counted
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Table 3 Provision of Open Space
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
toward meeting the Provision of Open Space requirements for Pedestrian Space. They may not
be used to satisfy Common and /or Private Open Space Requirements for residential uses.
b. The DCD Director shall give credit for existing on -site open space amenities that meet the
requirements of this section toward the open space square footage triggered by the new
construction or change of use.
c. At the discretion of the DCD Director, required pedestrian space for commercial uses or
residential common open space may be constructed off premises and /or as part of a larger
open space being provided by the City or other private developments within that district or
within 1,000 feet of the project premises.
d. If strict compliance with these regulations would create substantial practical difficulties for a
site and none of the above approaches would provide relief the property owner may apply for a
special permission modification and propose an alternate solution which meets the intent of
the regulations.
(1) Special Permission Modification shall be a Type 2 decision. An applicant shall submit
evidence of the above (d) to the DCD Director, which could take the form of a brief
report and site plan that addresses the difficulties of meeting the regulations, the
proposed alternative solution, and how the proposed solution meets the intent of the
applicable open space regulations.
(2) Applicants may request that up to 75 percent of their required pedestrian open space be
provided indoors. Spaces shall be publicly accessible during the hours of operation of the
use, a minimum of 500 square feet in size, not less than 20 feet in width, contain seating
areas and open on to pedestrian generators such as entrances to offices, stores or
restaurants.
E. Pedestrian Space for Commercial Uses
1. Pedestrian space for commercial uses are publicly accessible, outdoor, landscaped spaces used
primarily for active or passive community recreation and civic purposes. These may include a linear
green, square, plaza, courtyard, or pedestrian passage. Play areas for children may be provided
indoors or outdoors. These spaces shall be privately owned and maintained, including keeping the
space free of trash and graffiti. Amenities provided within the space, such as benches, planters, art
and water features, shall be maintained for the life of the project.
2. Pedestrian Space Design Requirements
a. Ground level pedestrian spaces shall be connected to public sidewalks and abut public rights -of-
way on at least one side.
b. Ground level pedestrian spaces shall be located where they are visible and easily accessible to
the public from adjacent sidewalks and avoid masses of shrubs around edges. The space shall
not be more than 2 feet above or below the adjacent sidewalk.
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c. Pedestrian spaces shall be comprised of a greater proportion of hardscape (paved areas,
fountains, plants in pots), than softscape (grass or other landscape material).
d. Pedestrian spaces, except for passages, shall be a minimum of 500 square feet in size, and not
less than 20 feet wide.
e. Pedestrian spaces shall be located to take advantage of sunlight to the greatest extent possible.
South facing plazas are generally preferred, unless particular lot configurations prevent such
orientation. In no cases are pedestrian spaces permitted to be only north facing.
Figure 26 Pedestrian Spaces
f. Site design features that create entrapment areas in locations with pedestrian activity shall be
avoided.
g. Development shall incorporate Crime Prevention Through Environmental Design (CPTED)
principles into open space site design.
h. Pedestrian spaces shall not be located adjacent to dumpster enclosures, loading /service areas,
or other incompatible uses unless fully screened with an architecturally consistent wall or solid
fence (no chain link) and landscaping.
i. Rooftop utilities shall be adequately screened and separated from rooftop pedestrian spaces.
3. Pedestrian Passage Design Requirements
a. A passage shall serve as a pedestrian connector passing between buildings to provide shortcuts
through long blocks and access to rear parking areas or courtyards.
b. Passages shall be paved and landscaped, and specifically reserved for pedestrian travel.
c. Passages shall be a minimum of 10 feet and a maximum of 30 feet wide.
d. The design of the passage shall encourage pedestrian circulation. This can be accomplished by:
(1) Having the walkway meet the public sidewalk in an engaging and identifiable manner;
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
(2) Providing pedestrian amenities such as alternative paving methods, seating, and
planters;
(3) Designing the passage using CPTED principles.
Comment [NG8]:.;.Moved from 18 28 150 B 2
i
Fieiare 27 Exaole of pedestrian oassaee
e. For properties adjacent to fixed rail transit or bus facilities, a passage may include transit
station or bus stop access.
f. For properties adjacent to the Green River, a passage may include a pedestrian connection
between the Green River Trail and a publicly accessible street /sidewalk. The passage should be
established in an easement allowing for public access through private property.
4. Pedestrian Space Design Guidelines
a. Pedestrian spaces should provide a variety of seating options, including benches, seating steps,
planters, landscaping features, or low walls. When deshminiz seat walls with straizht edizes of
more than six feet in lemth. consider detailiniz that will prevent damalze from skateboards.
b. Pedestrian space should provide areas of sun and shade for year -round climatic comfort, and,
where desired, shelter and night lighting to encourage public activity and ensure safety.
c. Pedestrian spaces should include specimen trees and seasonal plantings.
d. Landscaping should not act as a visual or physical barrier to adjacent sidewalks.
e. Pedestrian spaces are encouraged to include artwork, water features, trellises or shelters, and
decorative paving.
f. Public gathering places should be equipped with 115- and 220- volt outlets as appropriate for
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
entertainment or commercial use.
g. Public gathering places and other publicly accessible areas should be detailed with decorative,
pedestrian scaled site furnishings and equipment such as seating, freestanding planters,
ornamental solid waste and recycling receptacles, bike racks, drinking fountains, pergolas,
trellises, heaters, umbrellas, wind screening, and decorative bollards am r zrx .n.12— -j� in
Nrdrstrian spars.
h. Components of site furnishings should be made of durable high quality materials such as
painted fabricated steel, painted cast iron, painted cast aluminum, and integrally colored
precast concrete. Recycled materials should be used so long as the finish or look of the
material is consistent with or similar to the finishes prescribed above. Metal surfaces should be
coated with highly durable finishes such as aliphatic polyurethane enamel.
i. Landscape structures and sculptural objects in pedestrian spaces should reference the human
scale in their overall massing and detailing.
F. Common Open Space for Residential Uses
1. Common Open Spaces are privately owned and maintained interior common spaces, such as pools
or exercise rooms, and /or outdoor landscaped spaces, such as rooftop decks, ground level open
spaces, children's play areas, or other multipurpose green spaces associated with multi family
developments that provide for the recreational needs of the residents of the development and are
not publicly accessible.
2. Common Open Space Design Requirements
a. Required building setback areas shall not be counted towards Common Open Space.
b. No more than 50 percent of the required common space may be indoor or covered space.
c. Common open spaces shall be easily visible and readily accessible to multifamily residents.
d. The common open spaces for a site shall provide at least three of the following amenities to
accommodate a variety of ages and activities:
(1) Site furnishings (tables, benches)
(2) Picnic and /or barbecue areas
(3) Patios, plazas, courtyards, or rooftop terraces
(4) Active play areas for children
(5) Urban (private /individual) garden plots
(6) Pool and /or hot tub
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
(7) Multi- purpose room with cooking facilities
(8) Exercise facility
e. Common open spaces shall not be less than 20 feet wide.
f. Adequate fencing, plant screening or other buffer shall separate the common open space area
from parking areas, driveways, utility areas, mechanical equipment or public streets. Rooftop
utilities shall be adequately screened and separated from rooftop common open spaces.
g. Common open spaces shall be located to take advantage of sunlight to the greatest extent
possible.
h. Site design features that create entrapment areas in locations with pedestrian activity shall be
avoided.
i. Development shall incorporate Crime Prevention Through Environmental Design (CPTED)
principles into open space site design.
j. Common open spaces shall not be located adjacent to dumpster enclosures, loading /service
areas, or other incompatible uses, unless fully screened with an architecturally consistent wall
or solid fence (no chain link) and landscaping.
k. Interior located common space must be:
(1) located in visible areas, such as near an entrance lobby and near high traffic corridors
(2) designed to provide visibility from interior pedestrian corridors and to the outside.
Windows should generally occupy at least one -half of the perimeter of the space to make
the space inviting and encourage use
(3) designed to specifically serve interior recreational functions and not merely leftover
space used to meet the common space requirement.
I. Common open spaces shall maintained by the property owner, including keeping the space free
of trash and graffiti. Amenities provided within the space, such as benches, planters, art and
water features, shall be maintained for the life of the project.
G. Private Open Space for Residential Uses
1. Private Open Spaces are privately owned and maintained and include outdoor balconies, decks,
patios, yards, courtyards, rooftop decks or gardens, or landscaped areas used for private
recreation.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Private Open Space Design Requirements
a. Required setback areas shall not be counted towards Private Open Space Provision
requirements, unless configured as a private yard and accessed by secondary unit entrance(s).
b. Private open spaces shall have primary access from the dwelling unit served.
c. Minimum dimensions for private open space in any single direction is 6 feet if provided as a
porch or balcony, and 8 feet if provided as a deck, yard, terrace or patio.
Privacv between units should be created on balconies either structurally or with at least 10 feet
horizontal space between balconies.
Courtyards shall be a minimum of 30 feet along the east -west axis and 20 feet along the
north -south axis.
Courtyards located over garages shall be designed with ample landscaping.
Private Yard landscaping shall be consistent with Side and Rear Yard Landscape Types per
Section 18.28.230.B.
Access to a balcony or patio shall be limited to the dwelling served.
18.28.260 GENERAL PARKING REQUIREMENTS
A. This section contains Regulations and Guidelines for the provision, locations, and design of
parking. Parking Regulations are set forth to ensure that the provision of parking, and the
design and configuration of parking areas, contribute to the character of and support the type
of development desired within each District in the urban center.
B. Number of Parking Spaces
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
The minimum parking provision for vehicles required by all new development and changes in use
shall be as specified in the Provision of Parking Table. In the case of a use not specifically
mentioned in this table the requirements for the number of off street parking spaces shall be
determined by the DCD Director. Such determination shall be based on the requirements for the
most comparable use specified in this section or a parking study.
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Retail, except as listed below
Eating Drinking Establishments
Planned Shopping Center
100,000 500,000 sf of ufa
Planned Shopping Center
500,000 1,000,000 sf of ufa
Planned Shopping Center over 1
million square feet gross leasable
floor area including pad buildings
9
3.3 spaces /1,000 sf of ufa
6 spaces /1,000 sf of ufa
4 spaces /1,000 sf of ufa
See TMC Figure 18 -7
Required Number of
Parking Spaces for
Automobiles and
Bicycles
See TMC Figure 18 -7
Required Number of
Parking Spaces for
Automobiles and
Bicycles
Entertainment Recreation
Business Personal Services
Civic Institutional
Office
Lodging
Residential
1 br unit or studio
2+ br unit
Home occupation
Senior Citizen Housing
Industrial, Manufacturing
Warehouse
Essential Public Facilities
5 spaces /1,000 sf of ufa
4 spaces /1,000 sf of gross
leasable floor area
6 spaces /1,000 sf of ufa, or as
determined by DCD Director
3 spaces /1,000 sf of ufa
As determined by DCD Director
3 spaces /1,000 sf of ufa
1 space /guest room
1 space /unit
1.5 plus .5 space for each
additional bedroom over 2
1 space /employee in addition
to spaces otherwise required
1 space per unit for the first 15
units, .5 space per unit for
additional units
Not permitted
As determined by DCD Director
2. Any off street parking area already in use or established hereafter shall not be reduced below the
9 Parking for office and residential uses within Regional Mall shall be calculated separately according to Table 4.
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Table 4 Provision of Parking Table
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
ratios required in Table 4. Any change of use must meet the parking requirements of the new use.
3. A maximum of 30% of the total off street parking stalls may be designed and designated for
compact cars.
4. Electric vehicle charging stations and parking spaces shall be governed by TMC 18.56.135.
5. Parking Reductions
a. New on- street parking spaces provided along adjacent new streets may be counted toward the
minimum parking requirement for commercial development on that property.
b. Parking requirements for development within 600 feet of the Sounder transit station or the
Tukwila bus Transit Center may be reduced or modified by the DCD Director as a Type 2 Special
Permission Decision. This distance will be the walking distance measured from the lot line of
the development to the lot line of the stationfzc"!
c. A reduction in minimum parking requirements maybe requested per TMC 18.56.140
Administrative Variance from Parking Standards.
d. Shared Parking: When two or more property owners agree to enter into a shared parking
agreement, the setbacks and landscaping requirements on their common property line(s) may
be waived with that land used for parking, driveway and /or building. The total number of
spaces may be reduced if it is demonstrated through a parking study that complementary uses,
internal trip capture or uses with different peak parking needs justify the reduction in number.
e. All or part of a development's parking requirement may be satisfied through payment of in -lieu
fees based on the current real cost of constructing a parking space in an exposed above ground
parking structure, when approved by the DCD Director.
C. Vehicular Access
1. Curb Cuts and Driveways
a. When access to parking facilities and loading areas are provided from front or side streets, the
maximum number of curb cuts associated with a single development shall be one two -lane curb
cut or two one -lane curb cuts for each 500 linear feet of street frontage. Shared driveways and
new public or private streets do not count against this total.
b. The maximum width of driveways /curb cuts is 15 feet for a one -lane and 30 feet for a two -lane
driveway. In the Workplace District, the maximum width of driveways /curb cuts is 35 feet.
c. On Walkable and Neighborhood Corridors, the curb cut design for driveways or private streets
shall match the height of the sidewalk to ensure that the sidewalk stays at a consistent grade
for pedestrians, with the apron dipping down to meet the street level starting at the planting
strip or tree wells (See Figure 34).
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Driveway With Planting Strips
f ,5m ea4�,ab�a µn,mum
Planting strips allm� the si�.walk tueniain lerel
and in a cnnrimarnrvs dhwrlon.
Figure 29 Example of Driveway level with the height of the sidewalk
d. The total width of parking access openings on the ground level of structured parking may not
exceed 30 feet when fronting on a public or private street.
e. Driveways shall be set back a minimum of five feet from adjoining properties (unless the
driveway is shared with adjacent premises), and a minimum of three feet from adjacent
buildings.
f. If two adjoining properties combine their side yards for the purposes of having a shared
driveway, side yard landscaping requirements along that property line will be waived.
g. Driveways may not be signalized. In order to be considered for installation of a traffic signal a
new public or private street must be constructed per the standards at 18.28.120.
h. These standards may be varied by the DCD Director when there is a demonstrated conflict with
truck maneuvering or fire access that cannot be addressed otherwise.
D. Parking Lots
1. Dimensions
a. Minimum parking area dimensions for surface parking shall be as provided in Figure 18 -6.
2. Maneuverability
a Adequate ingress to and egress from each parking space shall be provided without moving
another vehicle and without backing more than 50 feet.
�andem parking spaces (where one car is parked directly behind another) are allowed
for residential units with two or more bedrooms and both SDaces must be assigned for the
exclusive use of that unit. All tandem Darking sDaces must be designed for full size rather than
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Comment [NG9]: This language comesfrom
18 56 040 3 and provides additional flexibility for
multi family developments
71
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Compact size vehicles based on the dimensions in Figure 18 -6.
Turning and maneuvering space shall be located entirely on private property unless specifically
approved by the Public Works Director.
The slope of off street parking spaces shall not exceed 5 The slope of entrance and exit
driveways providing access for off street parking areas and internal driveway aisles without
parking stalls shall not exceed 15
3. Surface
a. The surface of any required off street parking or loading facility shall be paved with asphalt,
concrete or other similar approved material (s) and shall be graded and drained as to dispose of
all surface water, but not across sidewalks.
b. All traffic control devices, such as parking stripes designating car stalls, directional arrows or
signs, curbs and other developments shall be installed and completed as shown on the
approved plans.
c. Paved parking areas shall use paint or similar devices to delineate car stalls and direction of
traffic.
d. Wheel stops shall be required on the periphery of parking lots so cars will not protrude into the
public right -of -way, walkways, off the parking lot or strike buildings. Wheel stops shall be two
feet from the end of the stall of head -in parking.
4. Setbacks and Perimeter Landscaping
a. Surface parking lots shall setback a minimum of five feet from any back -of- sidewalk, open
space, or building facade. The setback shall be designed and planted with:
(1) 1 evergreen shrub per 4 linear feet of property line, excluding curb cuts
(2) Sufficient live groundcovers of varying heights, colors and textures to cover, within 3
years, 100% of the yard area not needed for trees and shrubs. Groundcover must be
planted with a minimum spacing of 12- inches on center for 4 -inch pots and 18- inches on
center for 1 gallon pots. If grass is being used as the groundcover, a 3 -foot diameter ring
of bark mulch is required around any tree.
b. Surface parking lots shall be buffered from adjacent residential development with Heavy
Screening in the side and rear setback areas.
5. Interior Parking Lot Landscaping
a. For surface parking lots adjacent to public or private streets, a minimum of 20 square feet of
interior parking lot landscaping is required for each parking stall. In the workplace district, a
minimum of 15 square feet per stall is required for warehouse and light industrial uses.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
b. For surface parking lots located behind buildings or otherwise screened from public or private
streets or public spaces, a minimum of 10 square feet of interior parking lot landscaping is
required for each parking stall.
c. Landscape islands shall be placed at the ends of each row of parking to protect parked vehicles
from turning movements of other vehicles.
d. To subdivide continuous rows of parking stalls, landscape islands shall be placed at a minimum
spacing of one island every 10 parking spaces for lots adjacent to public or private streets. For
parking areas located behind buildings or otherwise screened from public or private streets or
public spaces landscape islands shall be placed at a minimum of one island every 15 parking
stalls.
e. Trees shall be planted in curbed landscaped islands or in flush tree wells with tree guards.
The minimum size for interior parking lot landscape islands is 100 square feet. Landscape islands
shall be a minimum of 5 feet in any direction and generally the length of the adjacent parking
space. Landscaping may be located in a continuous island, running the length of the parking
aisle between every other parking bay.
f. A minimum of two evergreen or deciduous trees are required per landscape island with the
remaining area to contain a combination of shrubs, living groundcover, and mulch. See also
General Landscaping Requirements and Guidelines (Section 18.28.240).
Figure 30 Not OK —A single tree planted with no
other materials and little room for viability.
g. Raised curbs or wheel stops shall be used adjacent to tree wells and planter areas to protect
landscaping from car overhangs.
6. Pedestrian Circulation
a. Parking Lots shall provide clear pedestrian -only circulation routes between main building
entrances and sidewalks. Front surface parking lots shall provide such routes at a maximum
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
spacing of every 300 feet or to each major building entrance, whichever is closer.
b. Pedestrian circulation routes through surface parking lots shall be a minimum of 6 feet in width,
and separated from vehicular areas by curbing and landscaping or raised six inches above the
lot surface. High traffic walkways should be wider. Decorative, contrasting paving, such as
pavers, bricks, stamped asphalt, or scored concrete, may also be used where pedestrian
circulation routes cross driveways or other paved areas accessible to vehicles.
c. Accessible car and van parking with signage and striping for access to the building shall be
provided per the Americans with Disabilities Act (ADA).
7. Lighting and Safety
a. Parking and loading areas shall include lighting capable of providing adequate illumination for
security and safety, provide clear views both to and within the site, and be in scale with the
height and use of the associated structure. See also Lighting at Section 18.28.28-90 .B
E. Drive Through Facilities
1. Stacking lanes shall be located to the rear or least visible Dortion of a building.
2. Stacking lanes shall be designed to accommodate expected queuing.
F. Parking Structures
1. Parking Structures shall be located and designed to minimize their impact on public streets and
public spaces. Consider using residential dwelling units, retail storefronts or office space to line the
ground level facades of parking structures adjacent to a pedestrian- oriented street or open space.
2. Parking Structures shall be buffered from adjacent residential development with Heavy Screening
(see Section 18.28.230.8.3 Landscape Types).
3. See the Southcenter, r urur34 Design Manual and the City ofTukwila's parking Structure Design
Manual (Ordinance 1986, Dec. 2001) for additional requirements and guidelines regulating parking
structures, parking podiums, and garages.
18.28.270 GENERAL PARKING GUIDELINES
A. Parking Lot Landscaping
1. Trees in parking areas, when mature, should be large and have a high- branching, broad headed
form to create maximum shade.
2. Landscaping in parking lot interiors and at entries should not obstruct a driver's clear sight lines to
oncoming traffic.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
l I
Comment [NG10]; Covered by 18.28.260 D 4 a
<e- s "rub.s. -_:sv'J +.0 sv.:" N3rldn, I°ts 11c..,a st." t f..3.. g—S.
Rooftop Parking Landscape Alternatives.
a. Landscape Planters
(1) For a parking area on the top level of a parking structure, one planter that is 30 inches
deep and 5 feet square should be provided for every 10 parking stalls on the top level of
the structure.
(2) Each planter should contain a small tree or large shrub suited to the size of the container
and the specific site conditions, including dessicating winds.
(3) The planter should be clustered with other planters near driving ramps or stairways to
maximize visual effect.
(4) Only non flammable mulch such as gravel should be used.
b. Rooftop Garden or Green Roof. An onsite rooftop area, equal in size to a minimum of 5 square
feet of landscaping per each top level parking stall, may be covered with vegetation and soil, or
a growing medium, planted over a waterproofing membrane.
c. Terraced planters. Upper levels of parking structures can be stepped back and incorporate
irrigated terraced planters, equal in size to a minimum of 5 square feet of landscaping per each
top level parking stall.
d. Green Wall. The fagade of the parking structure may be trellised and planted with vines or
have an irrigated green wall system installed to provide a minimum of 5 square feet of
landscaping per each top level parking stall.
B. Loading Zones
1. Loading zones should be separated from customer and occupant pedestrian areas.
C. Bicycle Parking
1. General Standards
a. Racks should be oriented to maximize their efficiency and aligned to keep obstructions away
from pedestrian thoroughfares.
b. Clustered arrangements of racks should be set back from walls or street furniture to allow bikes
to be parked at both ends or from either side.
c. Where more than one rack is installed, the minimum separation between aisles should be 48
inches (the aisle is measured from tip to tip of bike tires across the space between racks). This
provides enough space for one person to walk one bike. In high traffic areas where many users
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
park or retrieve bikes at the same time, the recommended minimum aisle width is 72 inches.
d. Multiple buildings should be served by many small racks in convenient locations rather than a
combined, distant rack area.
2. Short Term Parking
a. Bicycle racks should be easy to find and located no more than 50 feet from the entrance of
destinations. If bicycle parking is not easily visible from the street a sign must be posed
indicating its location.
b. Racks should be located within sight of gathering places or in busy pedestrian areas that
provide constant, informal surveillance of bikes and accessories.
c. Building overhangs, canopies or other features should be used to provide weather protection.
3. Parking at the Workplace
a. Secure bicycle storage areas should be used to park bikes for a full working day.
b. Bike storage areas should be located in high visibility areas close to elevators, stairs and
entrances.
c. Bicycle parking should always be protected from the elements either indoors, covered by
building elements, or in a separate shelter.
d. Bicycle storage areas should be located as close or closer to elevators or entrances than the
closest car parking space, and no more than 200 feet from access points.
18.28.280 SITE REQUIREMENTS
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M,aintjin vis -al and funvtianal v r`inu;ty brtwr -n-n #e- prapasrd dal °alm .Ind a 4jaeefft
p+a prrtirs whsrs a
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Comment [NG11]: Combined with Site
Guidelines and moved to the Design Manual L
IL�J
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
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11 *11 111 11 NOW
Pedestrian Circulation
1. Redevelopment of a superblock site shall strive to create a pedestrian friendly environment within
the internal layout. In addition to providing any required new streets, this can be accomplished by
defining a network of pedestrian walkways that serve as a "grid connecting these walkways to
uses with the site and to the larger street network, and creating smaller parking areas in place of
one large parking lot.
2. Pedestrian access points shall be provided along property edges at pedestrian arrival points and
coordinated with crosswalks, transit stops, trails and paths, and existing and planned adjacent
development.
3. Pedestrian paths must be provided across landscape areas, where needed, to allow convenient
pedestrian circulation and prevent plants from being trampled and their roots compacted.
4. Walkways shall be provided along any building featuring a customer or residential entrance, and
along any fagade abutting a parking area.
5. In the Regional Center, TOD, and Pond Districts, where a walkway crosses a driveway or a paved
area accessible to vehicles, the crosswalk shall be distinguished by the use of durable low
maintenance surface materials, such as pavers, bricks, or scored concrete, to enhance pedestrian
safety and comfort, as well as the attractiveness of development. Pedestrian refuge islands and
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77
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
"speed tables" may also be used to minimize curb cuts and ramps (speed tables maintain the level
of the adjacent sidewalk at identified pedestrian crossings, reversing the situation where a
pedestrian must enter the zone of moving vehicles to cross the street). These pedestrian features
shall be designed to accommodate fire lanes and emergency vehicle access routes.
6. The pedestrian marking style used shall be consistent throughout the development.
B. Lighting
Safetv
a. Pedestrian oriented areas, including building entrances, walkways and paths, plazas, parking
lots, and parking structures shall be illuminated to increase safety and provide clear views both
to and within the site.
b. Pedestrian walkways where stairs, curbs, ramps, and crosswalks occur shall be lit for nighttime
safety.
I 'rt H n:J wl�n s L. I 6. I., c J tl
rtl�- I -:'I b vra .9: ,�z. �`lvlw ,J (f�:r_r�.r �°la -.f..
`u city.
2. Giare'Prevehtionl
a. Where appropriate exterior lighting practices must follow the recommendations of the
Illuminating Engineering Societv of North America (IES).
b. New lighting fixtures shall be "dark skv" compliant. i.e. emitted light should be directed
downward from the horizontal plane of the light source to preserve a dark skv and prevent
unnecessary light pollution. Exceptions may be made for unlit trees and plants and exterior
architectural lighting operated on timers to shut off after midnight nightly.
c. Where feasible new fixtures shall use a reflector and /or a refractor system for efficient
s s
d. House -side shields and internal reflector caps shall be used to block light from illuminating
residential windows.
3. IHeigh�
a. The maximum mounting height for building- mounted lights is 20 feet above finished grade in
Workplace and Corridor Commercial Districts and 14 feet above finished grade at all other
Districts.
b. The maximum height for pole- mounted lighting at parking lots is 20 feet from grade to light
source: lower heights should be used wherever possible.
c. The maximum height for pole- mounted lighting at pedestrian plazas. walkways. and entev areas
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Comment [NG12]: This has been combined with
l 18.28.240 B 8 c.
Comment [NG13]: These items moved from the
l Site Guidelines.
Comment [NG14]: Fixture height standards
l were moved from the Site Guideline section....
r:
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
is 12 to 14 feet in height from trade to light source.
C. Walls and Fences
1. All fences shall be placed on the interior side of any required perimeter landscaping.
2. Overall height of fences and walls located in the front yard shall not exceed three feet.
3. Barbed -wire, razor -wire, and corrugated metal fencing shall not be permitted. Chain link fencing is
permitted only within the Workplace District.
4. Screening walls shall not exceed a height of 6 feet.
D. Utility and Service Areas
1. Service areas shall be appropriately screened. Garbage and recycling dumpsters visible from the
public realm shall be screened from view using durable materials that complement the building,
and incorporate landscaping integrated with other on- premises and adjacent landscaping. The
opening to the service area shall be located away from the public sidewalk.
2. Utility and equipment cabinets shall be placed in less visible area and screened, or located inside of
a building.
3. Service Equipment, including satellite receiving dishes, transformers, and backflow devices, shall be
located away from streets and enclosed or screened from view by landscaping, fencing or other
architectural means.
4. Screening of on -site mechanical equipment shall be integrated as part of a project's site and
building design and shall incorporate architectural styles, colors and other elements from the roof
and fagade composition to carefully integrate screening features. Picket fencing, chain -link fencing
and exposed sheet metal boxes are not permitted outside of the Workplace District.
C SM EC
Comment [NG15]: Most of this section has
been moved to the Design manual, some sections
were moved to site requirements: or deleted
A. IE:t2 P25:
Comment [NG16]: This has been moved to the
.Design Manual
1. A large s;ta sZa alar uz `ivn is massing and sSulr bath in -rms afits --la`i�-nsZi
2"I "err ::n saty :ti ~gr na 2, 'E wragr
"rray:n
A•. t::..i =•t? rl2 "E �!'�?5t ":v.i. "1 i.i?'� r.5.......,.
a a lUr_O_ s N r NS_!, S_T&! s ",vald ba arranbrd ir`m multiNlr b
a n F,-. 2; ,6.: I' F �It: I h I c t F., r:hlc a
a mun saa a an bra r astr'.a t r m. I. r i.,�s 2,-2 r, r .v, n
mass F, 'h-i ila;ng, harizar,tally and vn_rtisally, shaula L b; o-! an dawn irta a hirrarvhy a`
4
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79
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
1 €jtas °A� my than a-nr b-i I ding sxhsul L2 slnsi� A ts prsvAn sirsu I and assess ',a
a ll b -j i I dl; n g-s.
w,4-- r2, CFR z F2t� ti fi^ zc.
L walls, sxhars d;iv2ways, landsSa-is!ng, ar s-thsr sxhars fiSi'Nes,
scF a& dr 2 PC3!aStI t c
e4eu4tian aIsmsrts, landsSE;s2 J-1sIgn, and Pi,as2msr-t of sl -fl-S-.
7. struD -.rcs S '2 S
and straits.
9. '-s2 "site slo&�J'q to ',@F2 3,z ✓f-a, 2nhans2'/12WS af 0- @=&s tc the riv2r, pzn
s'-jusund"ng and ms wh-lrr fsasib,'a.
-1--'ssIn-strian wall s-ha' 40-ravl'sln- rsli-if fmm the plavn-' of lets and at,=-ts
dl-e4ping the wall as amenity' arras with landsSEP',ing, b2nSh2s, lighting, sig-nap and at4faetive
I- m f!2 m fa ;li v 'i2 I sh s w leg h a\-- n ~'jvat- cl n ntr Ij hn ra%- r n
-1. Eta':Ig4+
a-.—'-mtc-r!ar H.&t;no P-ractisss 1 a11aw tha thn
N
-Sszsirt f Na rts A=Ir.sa (IESS).
frs-m I 1 I p 121 2f t-� 2 ss 2 are a X a -I cs r rt— cssa,
Ens- ptians Ln- 4 -T-ic-I pl-an.s aml r >Ac- rla r
lighting ap-mt2sl an ti+Rc;s t2 shLt 2ff S:':t--,- r.i!dn.;gA-t nl
A-! I a n �t 1 and L IA i n g m Lj 2 J 1 S: sh�-IA L t
l jrshi��--jray ll s-=
I �.ig4wg
w4k I al 1: -1 c s" �r a I c 11 i V k L, n n a
thn 2112
fr✓m, urF ur.444we-I ligl- �ou-s-m 21 S h2-
mar
'Lalurcs 2
2. l 4te444!
a Ca,'ar and finish of lighting m2tjlwak s-h�- -mn f Situ a
t,-i-,i WWk.
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Comment [NG17]: This has been moved to the
Design Manual
Comment [NG18]: This has been deleted
because it is redundant with Building Fagade
guideline G 3.
Comment [NG19]: This has been deleted
RE
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
h. A AsmNQ mmARNa W/ Awtmt Asw wat swr p4t ar ywhirmat an rnsnWoUs
rm=112 n 2 fC Sf f2,-d-!ng 2f 22!2
Csls-r 4 rauw typon in p2Jmtr, int2rs,ive 3=26, 4k4G44
murm %Wss PAT wla' Nw;mnaAws sp=W as 270-0 �2 ;7ms! t2 22N
2 2.r, met-a! Adlyfar (LED) 34:@
a. Phs, arsa lighOng Mums OwN K sf 02 sut type-le I-
pmv fram ye!ng- em!tted-
I,, •c paunt af I t-aaur- Comment [NG20]: Downlighting has been
previously addressed so this is redundant.
h. No fintur2s WASI 2w a irsOssir and/ar a rMatar syasirn far 2ffidsint distributian af light
a. 1`12w f4ctar2s s,zswlsl no mum glary ar transmit it is psr storiss sf lsdldings. Ila�Iss silo
KNO and KWrPa! r2 052F sups J.. 52 =44 WOK f,= YCOWO!
VWK44ews-
d. FM2!! 4e22F2t:.V---"g42W" Cl2.7,C, W!tf 2 ��Ml!n2!r2 26 rr,� Fr Ft2!
4ghfRig4ra m=02A 0 2mV a Vw arnsw sf K;Kalmw 02 harksowsk
I Comment [NG211 Moved to site requirements I
a, Far Widing rnsw=f lights, maninnurn rnsmting hQ44wild Im 2 fto alm% finish2d gra J-2
4 VANjam and Cervidsr Carnwrka! WON; mat mum ms=fy h2igK AWN Im 11 fast
a�2\'2 g3A2 at-0
4 F= P52 MsEnt2d Aphong at parmy to, a mawnrum WYK 2f 22 Wst own g7a±2 ts HIS
ssurm shwk W umd; 12w2r h2i�; is L2 vm tjh2r2\ 2r paSSN2.
T Far pR2 rnsunt2f lighting at p2A2strian pjazas, wall and 2r,-tff arras, a p2A2strian h2ig-h-t
f4l" 12 is 11 fast in h2igh-t firsm to ligh-t ssur:32 s,Zaalc La
4-4AW mamnsl lighting and Afir lig-h-ting jr2 alm rmsrnrn2nJ2J f✓r IS 12% ill" af
wakwqs and NnAmpf arras:
e—.Szllard illuminatian sha�fld Im shi2ld2f air Q! at a saffisi2n-4° law 12vzl to 1p;sv2r,-t v,'siN2 glass
frs-m inlpast!ng Fz7S&! mo2r!sts.
f. In pri2ral, Right af light murms vWfld Iml Isw is maim 4iwR-pzdzstrijn smI2 and p"s\
fr2m !Mpast!ng
a SN2Whg and wr011 Wamirnsint skuld IM 2=9 to fnV210-SISH Hift frarn Wrig ONW2 to
WA"g Range Projects\Southcenter Plan\Plan NnWok AMA T BWQ6.12.12"t1h malacou Page n 6/21P012
F-11
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
-4
PAn-strians,-mF,tTrists, and n2arlsy r2slAn-n-tial Ain jj !n-
Is. A r2s,An-r.-ti a I Is -ji I ding-s., a SEmb"natian of I sw�-r ma `ing- in a lumina rr shirrs
�-'j Nj �'2 &2 _j t2 P 2s C,= sp 7".. .a.
s -tisn I�vnls Tffa,�as'T msfwaslh lip-ting. and IandssEpe-up,igh-ting- shT-1 J- sa
III minj -1
4�wc �ri.-"trcx 1 424cr wh t-~c Tur f2s2"E&S., F---,+'d2ntia4
4: cl v. ��tT�T T- wit IT clssep�sl -n� T.- s T.- st-,—t tr=.
Rn�-r-Q-nc-2-�
1---F+�n g-s F n- n s- a s 21,12' W a I! s
a-. Fmn-t--Vard ftnsas a S-vmbl'natian of thisk and thin atr -jral 21=-n-es wlt4
-hisk-r n2lr.--.-s sm T F T I nj F n a raja~ g 'Ipp
4-w-'Id as!- -Is! ears,.
Is. Ad walls sZaald have a zap and Isas2 t+ea:=-r,-
'2 W2 S, S22t W2 ar
W2�!-. r,2y s=ur 26 aa W2 II,-
En-lransus 21,1a I n�-c-ITst- 1 31 I
F
wit!".. SPrsi2l 12-12's22p are
z I-ating walls shsul I✓l bltw= 19" IS" in hsig-h-and a minim a' IS" "m ea vsA4e
c4wn- s2zn#�,—
F2 21 W@IIS
a-. SiA 2 yards and roar yards may ss-n-tjin I a-lds-s2p-2 r-is 'hat pFeteet the p1,iv3sy-9414e
VPP— T�s a JT. tr ?1 s r° I,
L f2ns2s 2-Ic '1121s !sn T m2a" 2x-- ss, with
itc-
-trn an c- s 2 ra�-t�- r f t��- sit_. N -=Z ca s-2 1�- rs p-W-e p artic4a:�:an-, -T' c-
t
-n n- n ss s n a! p ast s P a 2 -n 2 n ts shaa Is n- w s v a a s s r 2 2 n-:-n o f 2 n s u s- ta T- n h 2-n s
2�t
-ts sxh- 1 1A Is- -!s2A 's ls� Tjk -!p l na-,g isjnsFs a 4�--lrr upt2A walls, Iss-th
D�-sl�gn sL
anc- vn-r'saPy. VI.)I!s cl c vanvrr
alss- Ln-
2. '-ln-z2s
a-. 'Js2 of srsurit-y fan-z2s sha--fld Is-1 minimizrA, and IimitaJ ea sPrsial Iasutians whrra
srsv is s vrlt y fcns s s -i�-
'?x-- t �-Ins�-n-d r-
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Comment [NG22]: This has been moved to the
Design Manual
RN
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
_..r by fc S hn Howsw ts E apsn Eamon ts 02 swont lassAW2.
THE may M ansmplAW by using m2tal psht 2r span ;G2 ImMg Er by rnsonAg rnstal
#c4ata-r Wer g0!--42n--ing on tap of-a-!ay.7,2GSn7Y
M�MMM
Neu am SIMEnt-, MAMM"Or W2& 02t an 2104temst twa& Ornk up
Ong 2np=22.
r"c' 2. ?=M ntsd t2 �O.V2 2 !aasc, �ihz.ftans! cap scm.pcs!tian. Larg2r la!= m2v la-
spudaly d2signsf for ganway so sihn aid thus may ksnper-a�
Ormn Qqyes ar signs "'Jiklina� 2F S!r!CSS; F 2 F,!Oh 26 P=!s 3.
sw4ptiv31 24monn; zoo /so HIM f`.;cvjrui. !2 '113y L2 t2prat Ly2rn3n1ant,11 MaK, light
=20t so rsof saw
a. lIsu;rnrn2nd2sl I im2nsisns-fsr rnassnrV-p, ars app; aJrnawk 10inshn par sW2 x sliarrinn,
and the rn3MM2nn spasing Wwwn Qrs AsAd K 20 fast, My puts AM 132 3 MiniM2M
Max Ksh2s psr Q2 Sr ANmKc-r.
IRA MMW4"M c•gn-s
a, M Mass and walls s,Zaald L2 sEIr3b,2 materials that are SFrnpatiN2
the shmadn BOOK Aqqwsphat 5mv: mawriat OEM was! rnassmy, ant metal.
(1) MY am anly rassn yang. ms,`J2n-tiy stuslaa. Farwasd p!sIn!
1 2
ns2s, a pa!zn-t-flnlish s scals-gohmak h2 app T20.
(2) Far irsn so rnsts! Mass, ms3rnrnsnsl2sl materials insli,12 wmI—gh-t irsn, East imn
a. M2nl fw2sn VMS! L2 rnaawssl an a law rnawnq�
YK!, 20/2r he amen Ymmmy Qns.
Is. A-P�ap;iat2"mall materials NEWS wari2, la;Esast sFnsmt2,-t2ictImJ s2namt2 Naa! ar
fsrrn2J s2namt2with mvsah A Mass finish may-bounal avv a nimsmy Sam%
(II-Elpassf ME!"11alk L2 E s2r,*,'na!� 2f h2ight b!2ak
GS20ES W/s, %whow WEEK fam SO= S t2nV2, 2.j. 3 u3n*-!"lat�'Sn 2f Spj,!t f2 S2 End
2Sk!arl f3E2 ;my posslyan Its smans 14A Wyk an Assewagst,
tmatr, and finis n pwKwAy d2ssirihnsl shauld K appAsd t3 thus walls far
imprav2d visual uvrnp3tEdity-w4th LIdd,"ng- arshinstum.
An 3rAi graffiti ssating is rassrrimsirldad far sNpasad snry •afl surf3sE3 and ahs"�!4
alsan, 224rhss acrd mQnut she.....
a. Euppsrt past ar pin materials rmV JiMarfirsm fs materials; a-g-. m2ial f2ns2,4a*eIq
fembinns! With massury Qm Rw3riorrinnsIM PrisMaNY&M WrAk asms, act star,
East !•r. P!222 =F.SrCtC, p S ZfCtC b!2Gk-,-G*
s2nsr_�tL so s2n.. r tc- N2E!
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Comment [NG23]: This has been deleted
F-IN
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
J. 2-TIlards arm r2sammsinsisd is L-1 vast Iran, vas' 31u,-ninum, and la; rums' ssansrOt-l. A-n arli
P,—tnct",jn y -jr-e
QeViW squ� p--rt s 1 1 e ap Firs Da pz T M.� n-
r z. e nv
Ca!42 T-M- 1 :;-is-hn-s ®f --shar-;.sal n-nsos, ZM- lbc sse-'Ina d. wish ssle-s
r. ,34a &Q tE, f-2-ci---2-d-othor p a in taj mzta' &Jrf a 2m. ts la .2 L92 A
n S L, qr-�
h s- 2 s s T- c- a 2 L si ng n a 1 211 c- sale~ s s-h
f•. Stra2t @nj building �,urt 42 1 mcn.' furn h POW40 P2
AA4tsrlsarna A✓iry'iS rle-�•Lj,-2th a n-1, suSh as Tn-=12 S'2ri2s 10 ar 1 ,mi I a pVS�us..
pow 2 9 "--FA+&a-4y 2=FO.:�.VC rL' P'9t-GSt3
E-arvi2s- N-2-7-5
1. Sarv,�S2 arras sxhsul L- IsSSa and d2s,';ms f✓r s-asy jsSrss Isy sFirv"T-2 vn-hiSIss and far -Ta,'Ivnninr-t
as-Srss Isy cash tuna
Comment [NG24]: This has been deleted
1. Pra% si, that is int2grat2sl with lh2 3ir-Thits-sturi' T-Sns2lat of th-T EdIslinp an slt2 in tarms of
sSEls, J-1niling., -!s2 T-Slz'r and materials, and p,'js2mn-r,-'. Ens�-m- that all signs an the sit- jrr
c--erj.irE,124-a44� &pl2y sin,1 :-,r s2-p'2.7,c-t2.-y Slm Zr. shMotLrlaticx,.
2 Cans';d.n-r s';g-nag-- that is t 1 2--th --dc-str;Ens an9. 4 niotcsts in dc-s;g- 2'n9. j
P@aS&t�i2r q4e4te� a,— r,-,zr,
AeGt;ve wheR leGa-t�.-thir. 1 1 1 f221, of the Mur.4-
Aut-T m H In- a ri a r-t-1 al slgnzap sh a--j I al Is m all n-slgn A a n sliza J with S-v nsi J 2 ratis n fa r the length of
si; ij!ll :92 v1;91;Nn msta�is:.s givnn !csa- �f th� si-r ancs thn- slq�n� �f tra -J.
3. 1 t r2, tn- 2'n V f-- s- s tqns; s.;. a In s vA!4-! h n- s i tn- a LPj h C. I
1 a r•5. L at Zh t ti m Z 7 1 27 qg-+n C 2., -t,.., P'3 C 2 C t 2 r a I k. t' -0.?: Z k. 2 gn-
C. �Art'
IL
1. A- sheaIA L2 it ng-ransl ir,-'G the d2s,'zin of the s--jrfjS�- tirsitimn-r-'s, landsSE;s-z, atirsst 212msr-ts and
f.!-nisNni;r--
a-. In arras swh-lrr fsnsing ar s2rsn-ning is -natnft1s can is .9u ra4w'rrss'iL °rly
Is. Pavn-msr-t-p-W-sming sin Is-1 --!s2A to srsin vis ir—rrst,.
caning, tras'h irasaptaslas, drinking fa-jr-ta'ns, n1wspapsir stands and a 1 at ��t
my Fth-r r--.
lan- 1 -rj 211tists as,f�mst!a n2
J. 11,2us2 utility-po-',ls and athsr 2adsting mitsirials in a,—
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I Comment [NG25]: This has been deleted
o
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
W:\Long Range Projects\Southcenter PIan\PIan 2011\Book 2\FINAL PC BOOK26.12.12with markups.docx Page 81 6/21/2012
F-IR
M
City of Tukwila
lit
'SoutdIlcende r Desw
M a 11 u a
Public Review Draft
F-Iffij
Table of Contents
Introduction..................................................... i
1
Architectural Concept 1
2
Site Design
3
3
Lighting
5
4
Walls and Fences
6
5.
Building facade Base and Top
8
6
Corner Treatments .............................14
7.
Building Modulation .............................15
8
Blank Walls .............................19
9
Windows .............................21
10
Entrances and Doors .............................24
11
Weather protection .............................30
12.
Building Materials and Colors .............................32
13
Roofs .............................37
14.
Rooftop Equipment Screening .............................41
15
Parking Structures .............................42
88 Z: DCD n Clerks PC Laserfiche Packet 6 -29-12 PC Packet. SCDesiglil\lanual _PCReviewDraftClean.ducs 1
Introduction
Purpose
The Southcenter Design Manual provides policy guidance on site and building design. The guidelines support
and complement the community vision described in the Southcewer Subarea Plan, and provide a flexible tool
for quality and innovation. This document is intended to supplement and expand upon the design
requirements found in Chapter 18.28 Tukwila Urban Center (TUC) zoning standards.
This document provides City staff, the Board of Architectural Review (BAR), and the public a common basis
for the evaluation of design and development issues during the design review and approval process. The
Manual does not specify a particular style of architecture or design but is intended to guide applicants in
creating an appearance of greater consistency and design quality within the Southcenter District.
Organization
The Southcenter Design Manual is organized by design topic. The general structure is:
1. DESIGN TOPIC (e.g. Windows)
Intent Statement
Provided to guide the application of criteria to differing site circumstances in a consistent manner.
Design Criteria
A. Design Criteria: General requirements to be met by development
1. Example measures that guide development design to meet the design topic intent and design criteria
above. Graphic and written descriptions are provided.
For each Design Topic there are one or more Design Criteria, which are general in nature. The Design Criteria
explain the requirements for development proposals. They are the decision criteria by which the Director or
Board of Architectural Review will decide whether to approve, condition or deny a project.
The examples and explanations beneath, which augment each Design Criteria, provide guidance to the project
applicant developing the project, to City staff in reviewing a project proposal, and the decision maker in
determining whether the project meets the Design Criteria. These are intended to provide guidance and
possible solutions for the criteria but should not be seen as the only solution. There may be specific
requirements to include or avoid. Occasionally, when the criteria are very specific, examples are not
included.
Photographs and illustrations appear beneath the item they are intended to explain.
Z: DCD n Clerks PC Laserfiche Packet 6 -29-12 PC Packet. SCDesiglil\lanual _PCReviewDraftClean.ducs H 89
Interpretation
Where the word "shall" or "must' is used it is intended to be a mandate, and where the word "should" or
"encouraged" is used, it is intended to be a recommendation. In determining the degree of applicability of
design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the
"public realm." Not all criteria will be applicable to every project.
This Manual intentionally emphasizes qualitative rather than quantitative measures. It describes, in clear
terms, those features that are to be addressed in the design of projects. It is evident that the criteria could
generate numerous solutions. Varied and imaginative designs are certainly encouraged. Photographs are often
included as visual examples for design and review purposes. They are not intended to be specific examples to
be replicated.
Where an addition to or expansion of an existing building triggers design review the new constriction shall
meet all relevant criteria. In addition limited exterior modifications to the existing stricture may be required to
aesthetically unify the new and existing portions of the structure and better meet the design criteria.
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1. ARCHITECTURAL CONCEPT
Intent
To encourage building design in which the organization is easily understood, appropriate to the
site, and is a positive element in the architectural character of the District within which it is
located.
Design Criteria
A. Develop an architectural design expression that unifies the massing and components of a
structure or structures on a site into a cohesive and consistent thematic or stylistic architectural
character or style that is responsive to the functional requirements of the development.
1. Example of axial symmetry, or more formal design organization, in a multi- family building.
2. Example of asymmetry, or more informal composition, in a commercial building.
B. Develop an architectural design expression that is responsive to the site and surrounding context.
Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a
prominent feature such as a corner location, a street or the river.
2. The architectural forms, elements and details of a project should be organized to clearly express the
building's function(s), orientation and relationship to the site and surrounding area.
3. Projects should provide for visual and functional continuity between the proposed development and
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the adjacent and neighboring strictures.
4. Distinctive building elements, such as a corner tower, are encouraged to accent terminating views
within the Plan Area.
5. Service areas should be oriented away from the public realm or well screened, see Section 4 Walls
and Fences.
C. Buildings with multiple tenant spaces shall display a unifying concept or architectural
expression while simultaneously utilizing a varied palette of form, materials and colors between
buildings to prevent monotony.
1. This may be accomplished with features such as:
a) Using a common color palette while varying materials; and /or
b) Employing the same surface treatments, such as board and batten or masonry, yet using different
colors and unit design; and /or
c) Aligning vertical centerlines of windows and doors between upper and lower floors; and /or
d) Using distinctive roof lines to define individual tenant spaces.
2. Horizontal ornament such as awnings or belt courses, string courses or cornice lines should be
carried directly across adjacent facades to unify various building masses and convey the sense of a
consistent building wall, or, adjacent facades should be designed to be distinctly different as if they
are distinctly different buildings.
D. Architectural style and materials used on additions and accessory buildings shall be carried over
from the primary building to unify development contained on the same site.
1. Base treatments from the primary building can be carried over to accessory buildings and additions.
2. At additions and accessory buildings, windows are recommended to be composed with the same
architectural character as the main building, including opening mechanisms and trim.
3. Roofs on additions and secondary buildings should match the roof of the original building in terms
of materials, slope, detailing and style, to the degree possible.
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2. SITE DESIGN
Intent
To encourage site design in which the organization is easily understood, appropriate to the area,
and is a positive element in the architectural character of the District within which it is located.
Design Criteria
A. Maintain visual and functional continuity between the proposed development and adjacent
properties where appropriate.
1. A large site should pay particular attention to massing and scale both in terms of its relationship to
the surrounding area and within the site itself. Large monolithic strictures are discouraged.
Projects are encouraged to site buildings at the minimum setback distance from the right -of -way in
order to create distinct street ed and foster a more pedestrian oriented environment.
3. Incorporate opportunities for joint development of sites where there is potential for common
building walls, shared driveways, landscaping, or other shared facilities.
4. Use site design to take advantage of and /or enhance views of or access to the river, pond,
surrounding hillsides, and mountains, where feasible.
B. Site Design elements shall be organized to provide an orderly and easily understood
arrangement of building, landscaping, and circulation elements that support the functions of the site.
1. Development on a large, super block -scale site should be arranged into multiple buildings that lend a
human scale and provide for pedestrian permeability. If multiple buildings are not feasible, the mass
of the building, horizontally and vertically, should be broken down into a hierarchy of volumes.
Sites with more than one building should be designed to provide adequate circulation and access to
all buildings.
3. Minimize conflicts between drivers and pedestrians through the siting of strictures, location of
circulation elements, landscape design, and placement of signs.
4. Strictures should be designed and sited to maximize site surveillance opportunities from buildings
and streets.
C. Pedestrian walkways should provide relief from the paved expanses of parking lots and streets
by designing the walkways as amenity areas with landscaping, benches, lighting, signage and
attractive furniture.
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Use Site Design to break up super blocks:
1. Create multiple walkways through parking lot and landscaping to connect the site to the
neighborhood and create smaller parking areas in place of one large parking lot.
2. Infill development is preferred at the street edge to adapt traditional single -use commercial
properties to a more urban form and improve aesthetics and pedestrian orientation.
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3. LIGHTING
Intent
To design site lighting that accents the architecture, improves safety and avoids impacts to adjacent
properties and passersby.
Design Criteria
A. Site lighting shall be designed to promote safety as well as enhance the nighttime appearance of
buildings and landscaping.
Commercial buildings and landscaping can be illuminated indirectly by concealing light features
within buildings and landscaping to highlight attractive features and avoid light intrusion into
neighboring properties.
Bollard mounted lighting and stair lighting are recommended for low -level illumination of walkways
and landscaped areas.
B. Avoid glare from unshielded or undiffused light sources.
Small decorative "glow" elements within a luminaire such as bollard mounted lighting or stair
lighting are permitted to emit a low amount of light above the horizontal.
Shielding and careful placement should be used to prevent spillover light from being visible to
pedestrians, motorists, and nearby residential dwelling windows.
3. Adjacent to residential buildings, a combination of lower mounting height and luminaire shields
should be used to protect residences from spillover light and glare.
4. Illumination levels of facade uplighting, roof wash lighting and landscape uplighting should use
lower brightness levels where the illuminated facades, roofs or landscaping face residential
buildings, except across wider streets or boulevards with landscaped medians and street trees.
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4. WALLS AND FENCES
Intent
To design walls and fences that are compatible with the building, improve the appearance of the
site and improve safety.
Design Criteria
A. Design walls and fences to create a sense of entry and enhance the street frontage.
Front yard fences should employ a combination of thick and thin structural elements with thicker
elements for supports and /or panel divisions. Fence posts and /or support columns should be defined
using additional trim, caps, finials, and /or moldings.
a) Piers are vertical architectural elements of fences or walls that can add interest to and break up
long expanses. Piers are recommended to have a base, shaft and cap composition. Larger piers
may be specially designed for gateway or other special locations, and these may incorporate
ornamental plaques or signs identifying the building or business, public art such as panels or
sculptural elements, and /or light fixtures. Piers may be topped by ornamental finials, light
fixtures, or roof caps.
b) Recommended dimensions for masonry piers are approximately 18 inches per side or diameter,
and the maximum spacing between piers should be 20 feet. Metal posts should be a minimum of
four inches per side or diameter.
2. Frontage walls may occur as garden walls, planter walls, seat walls, or low retaining walls. Seating
walls should be between 15"48" in height and a minimum of 18" wide to provide comfortable
seating.
3. Entrances and pedestrian "gateways" should be announced by posts or pilasters, and may be
combined with trellises, special landscaping, decorative lighting, public art or other special features.
B. Design walls and fences to screen unsightly portions of the site and enhance security.
Screening fences and walls should be constricted of materials that are compatible with the
architecture and character of the site. Natural colors, a cap or top articulation, and related
dimensional post spacing increments should be used at screening fences to enhance compatibility.
2. All walls should have a cap and base treatment.
3. Design elements should be used to break up long expanses of uninterrupted screening walls, both
horizontally and vertically. Walls should include design elements such as textured concrete block,
interlocking "diamond" blocks, formed concrete with reveals, or similar materials. Landscape
materials should also be used to provide surface relief.
4. Use of security fences should be minimized, and limited to special locations where additional
security is necessary. Such security fences should not exceed 6 feet in height.
5. Security fences should be designed to maintain a visually open character to the extent possible. This
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may be accomplished by using metal picket or open grille fencing or by mounting metal picket or
open grille fencing on top of a low masonry wall.
6. Bollards protecting Fire Department equipment shall be approved by the Fire Department.
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5. BUILDING FACADE BASE AND TOP
Intent
To ensure that individual elements of a facade relate to the facade's overall design, articulation,
and organization.
To reduce the scale of large buildings.
Design Criteria
A. Create a building base where the horizontal articulation of the lower part of a building fagade's
design establishes a human scale for pedestrian users and passers -by, and aesthetically "ties" a
building to the ground.
A building base treatment shall occur at both of the following scales on commercial buildings:
a) At the scale of the pedestrian (i.e. within the ground floor portion of the facade), a base treatment
should be created at a height between nine inches and six feet.
b) For multi -story buildings, at the scale of the building the facade of the entire ground floor (or up
to the second floor, depending on the height of the building) should be designed to read as a base
that "anchors" the building (i.e., the portion of the facade above) to the ground.
2. The building base should be created by any one or more of the following treatments:
a) A horizontal projection (or visible thickening) of the wall surface, which may be accompanied by
a change of material and /or color, this may be an exterior version of a "wainscot."
b) A material and /or color change of the base wall relative to the building wall above. The base
material should be heavier (e.g. of darker color and /or a heavier or more permanent material) than
portions of the building above.
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c) A horizontal architectural line or feature at or below the top of the first story, such as a belt
course, protruding horizontal band or secondary cornice (related to or repeating the pattern of an
upper cornice) separating the first two floors.
d) At non residential buildings a ground level arcade with columns may be used to create a building
base. Column spacing should be regular, and related to the structural bay increment of the
building.
3. Where base or top treatment is required for side and rear farade(s) of a building per 18.28.180 B one
or more of the following flush wall modulation treatments may be used:
a) integral color change between the base and portion of wall above, and /or between the top element
and portion of wall below.
b) Horizontal score lines matching top, bottom, and /or other lines of street, pond, or river facade
horizontal articulation.
c) Horizontal facade recess(es) matching top, bottom, and /or other lines of street, pond, or river
facade modulation elements.
B. On mixed -use retail buildings, create a ground -level base that is architecturally distinct from but
strongly related to the design character of upper story uses, and contains more pedestrian- oriented
detail and scale making elements.
1. Curtain wall storefronts, larger windows, awnings or canopies are encouraged on ground -floor retail
spaces.
Upper story setbacks and material changes should be used to define the upper stories as distinctly
different from the ground -floor retail spaces.
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C. Parking podiums shall be designed as part of the building's base.
1. Wall textures, colors, and dimensional modules should be coordinated with the architecture of the
building above.
Materials, detailing and design elements should be used to break up a monotonous facade.
D. Create a "top" on buildings through a substantial horizontal articulation of the fagade at the
uppermost floor of the building to provide an attractive fagade skyline and complete the upper
fagade composition.
1. This "cap" shall be architecturally integrated with any sloping roof volume (if used) that occurs
above the eave line.
2. The following are examples of top element types that may be used to satisfy street facade horizontal
modulation requirements per 18.28.180 B:
a) Cornice
A Cornice may be applied as the top of street facade or a building base as a built -up material
articulation that steps forward from the facade plane into the right -of -way or required setback. This
step provides a significant opportunity for shadow lines and facade delineation, to this end, a
minimum of three cornice "steps" or layers should be used. This element can be used on a facade
independently or can be located atop a series of pilasters which are placed at regular intervals
(usually to dictate bay width).
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Note: fabric awning does not
apply towards building base
requirement
Repeating
facade
pilasters
i. COMPOUND ii. COMPOUND
CORNICE CORNICE WITH
PILASTERS
Cornices
b) Canopy
A Canopy element serves as an intermediate or final horizontal modulation element or "lid" at a
ground floor facade, or as a street facade cap. Its purpose is to provide shade or cover for
pedestrians or sidewalk dining and /or to establish a strong horizontal massing element and
"shadowline" in the facade. It can be a continuous horizontal element, a series of repeated elements
(typically above shopfront windows), or a single "feature" element occurring at a structure's main or
secondary entrance. A canopy and its related building components should be constructed of an
accent building material (such as metal, tempered glass, or roof material used elsewhere on building)
that is compatible with the primary building material.
Roof type used
elsewhere on
building
0 0 0
Continuous �f
trellis canopy
I. SUSPENDED
CANTILEVERED
CANOPY
BRACKET SUPPORTED iii. ROOF CANOPY
CANTILEVERED
CANOPY
Canopies
iv. TRELLIS
CANOPY
c) Shaped Parapet
A Shaped Parapet is the freestanding upper extension of the street facade extending above the point
where the roof intersects behind it. A Shaped Parapet provides visual completion to the top of a
building facade and develops a distinct and recognizable skyline for the building. The form of a
Shaped Parapet may be unrelated to the roof form behind it. In many cases, the form of a shaped
parapet has traditionally been symmetrical. Generally, Shaped Parapets and their related
components should be constricted of the primary wall cladding (such as brick, stone, or stucco) or
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an accent building material (such as wood or metal) that is compatible with the facade composition.
f
I. SUSPENDED
CANTILEVER LEDGE CAP
C
Y. STEPBACK CAP
ii. BRACKET SUPPORTED
CANTILEVER LEDGE CAP
vi. COMPOUND
STEPBACK CAP
iv. COMPOUND
CORNICE CAP
Decorative
brackets
viii. MANSARD CAP
WITH ENTABLATURE
AND CAP ABOVE
Large
glass
area
'rl
1
vii. MANSARD CAP
Standard:
glass
area
ok
k. GREENHOUSE"
PENTHOUSE
FLOOR CAP
Shaped Parapets
d) Facade Offset
A Facade Offset is a horizontal plane break where a portion of the facade steps back a sufficient
distance in order to break the building into smaller volumes. Generally, a Facade Offset (recess line)
applies a Cornice, Canopy, or Shaped Parapet along the edge of the offset to add visual interest and
appropriately define the resulting building volume.
I,
`I
iii. BRACKET- SUPPORTED
CANTILEVER LEDGE CAP WITH
ENTABLATURE AND CAP ABOVE
Decorative
brackets
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Locate an architectural
cap (cornice, canopy, or
parapet) along the length
of the facade offset
4�
O f fSe
Facade Offset
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6. CORNER TREATMENTS
Intent
To emphasize the importance of intersections through special design elements.
Design Criteria
A. Building corners at important intersections shall be emphasized with a distinctive building
element.
1. Appropriate building elements include:
a) Corner towers which are created by articulating a separate, relatively slender mass of the building,
continuing that mass beyond the height of the primary building mass, and providing the top of the
mass with a recognizable silhouette,
b) Projecting or recessed corner entrances with a distinctive roof or canopy element,
c) Distinctively shaped bay windows or balconies.
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7. BUILDING MODULATION
Intent
To ensure, through horizontal and vertical modulation, that the apparent height and length of a
building maintains the desired human scale and character for the Soutlhcenter area.
To reduce the scale of large buildings
To encourage the design of building facades which incorporate interesting architectural details that
add variety to the facade, animate the street presence, and are attractive at a pedestrian scale.
Design Criteria
A. Incorporate architectural elements that minimize the appearance of a building's length.
Vertical Modulation Elements. The following Vertical Modulation Element types may be used either
alone or in combination with any other permitted element type to satisfy the Street, Pond, or River
facade Length Increment requirement per 18.28.180 C:
a) Facade Offset
The horizontal depth of a facade offset shall be a minimum of five percent of the width of the
largest adjacent horizontal facade segment. If building materials are used to create a contrast in
color and texture between the wall segments the depth may be reduced to 3 percent of the width
of the largest adjacent horizontal facade segment.
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F�
r
�w w
e 1 11.
a
F
�ehte 4tFS�t
e
Fagade Offset
b) Pilaster /Pier
The horizontal width of a protruding pilaster or pier shall be a minimum of five percent of the
width of the largest adjacent horizontal facade segment. The setback of wall surface from the
face of the pilaster or pier shall be a minimum of 1/4 of the pier width. Pilasters /Piers shall not
protrude into the public right -of -way.
F ie
width
Pilaster /Pier
c) Notch
The width of a facade notch shall be a minimum of five percent of the width of the largest
adjacent horizontal facade segment. The depth of the notch shall be at least 1/4 of the notch width.
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Facade Notch
B. The building fagade shall provide visual interest across vertical and horizontal wall surfaces.
Flat wall surfaces are to be avoided in favor of details that project into or recede from the principal
wall plane facing public spaces.
Alcoves, porches, and balconies are encouraged to create architectural interest and to provide
outdoor spaces. They shall have a minimum of 20% open or glazed area distributed evenly
throughout the railing. Privacy between units should be created on balconies either structurally or
with at least 10 feet horizontal space between balconies.
2. Trellises, Signs, Marquees and Architectural Canopies can be used to accent a building and articulate
the facade. Materials, colors, and form should be derived from the building architecture, e.g. a metal
trellis on a modern building is appropriate but a canvas canopy on a modern building may not be
appropriate. A trellis painted the same color as a building's trim or a contrasting color to the building
may be appropriate.
3. Wall- mounted outdoor lighting (sconces) may be used to accent entries, marls a sequence of
repeating pilasters, or serve as a "centerpiece" for a facade panel. Style and material should be
consistent with that of the building and should be ornamental rather than simply utilitarian.
4. Protrusions such as balconies, porches, and bay windows may be used if the overall projection and
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encroachment into the public right -of -way and /or required setbacks conforms to the regulations
established in Section 18.28.2 10 Front Yard Encroachments. Projections should allow at least 12 feet
clearance from top of sidewalk to underside of projection. Alcoves used in conjunction with these
elements increases the usability of this element, while providing shadow and visual interest to the
facade composition.
5. Balconies and porches should be constructed of materials and proportions related to the overall
facade composition. A contrasting material to the wall surface should be used.
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8. BLANK WALLS
Intent
To encourage the design of building facades which incorporate interesting architectural details that
add variety to the facade, animate the street presence, and are attractive at a pedestrian scale.
To enhance the pedestrian environment by avoiding large blank walls visible from public areas and
adjacent properties.
Design Criteria
A. Buildings shall be "four- sided meaning that all fagades including side and rear fagades should
be considered visible (unless facing "blind" onto an adjacent party wall) and should be treated with
an architectural fagade composition similar to that on the building's front.
Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and
instead shall be designed to provide visual interest and human scale.
2. Projects should utilize compatible materials on all four sides of the building.
3. One of more of the following treatments should be used to address blank walls:
a) The pattern of openings and windows should be carried across windowless walls to add visual
interest and avoid blank surfaces.
b) Install a vertical trellis in front of the wall with climbing vines or plant materials.
c) Provide a planting bed at least 5 feet wide or a raised planter bed at least 2 feet wide by 3 feet
long in front of the wall, and establish plant materials that will obscure or screen 60 percent of the
wall's surface within 3 years.
d) Install a display window per 18.28.200.
e) Provide artwork (a mosaic, mural, sculptural relief, etc.) over a significant portion of the blank
wall surface and illuminate it for nighttime visibility.
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f) Incorporate a change of materials or texture in the wall and accent it with architectural details.
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9. WINDOWS
Intent
To encourage large expanses of glass across facades to provide daylighting of internal spaces,
visual interest, and access to views while providing a visual connection between activities inside
and outside.
To provide visual access and interest at the street level through the use of ground level windows.
To design windows to be in keeping with the character and the architectural style of the building.
To relate windows throughout a building's facades in design, operating type, proportions, and trim.
They should be used as architectural elements that add relief to the facade and wall surface.
Design Criteria
A. Windows shall be used as an element which helps to articulate the character of a fagade and
define an architectural style.
Windows within solid walls (walls not designed as curtain wall systems) should not sit in the same
plane as the wall surface. They should be recessed at least 4 with the wall material turning the
corner at the window jambs, in order to emphasize the wall thickness.
Window openings, operating types (single -hung, casement, etc.) and proportions of window frames
and members should be designed in accordance with the building's architectural style.
06. a
3. Windows should have design and scale relative to the spaces behind them.
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4. Window accessories such as window boxes for plants, fabric awnings, etc. should be considered for
additional articulation and interest, in coordination with the selected architectural style and building
use.
B. Window frames and sills should be prominent and substantial to enhance openings and add
additional relief.
1. The size of elements should be proportional to the glass area framed, as where a larger window may
use commensurately wider framing members.
Upper story windows and parking structure "window" openings should be detailed with architectural
elements such as projecting "lug" sills, and /or lintels.
3. Ornamental framing and hardware provide utilitarian opportunity for craftsmanship and decoration.
4. Windows designed as glass curtain wall systems (where they are not treated as a separate element
from the fagade system) should be designed with projecting vertical and /or horizontal mullions, or
other modulating features.
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5. At light duty horizontal or vertical aluminum sliding windows, assemblies with extrusions and frame
members of minimum one and one -half inches exterior width dimension should be used to avoid an
insubstantial appearance common to aluminum sliding windows, these should be accompanied by
well detailed frame and sill elements
6. "Lug sills" (protruding window sills) should not be formed of rigid foam or other substrates sprayed
with stucco or other wall finish material. They should instead be constructed with a permanent
material such as painted wood, painted FRP, metal, precast concrete, GFRC, terra cotta, or stone.
7. Where multi -pane windows are utilized, "true divided light' windows or sectional windows shall be
used. "Snap -in" muntins (i.e. detachable vertical or horizontal glass plane dividers or glass pane
dividers sandwiched between layers of glass) shall not be used.
C. Windows on facades subject to corridor standards may have integrated tints but shall remain
transparent. Clear glass should be used, particularly along facades facing streets or public open
spaces.
1. Opaque tinted glass shall not be used along facades facing streets or public spaces
Screening sheets, white, or UV protection film shall not be used.
3. Mirrored glass shall not be used for more than 10 percent of the facade
4. If solar or heat control is desired, low emissivity and nonreflective solar control glass, additive
external and internal shade devices, and deep recessing of windows within walls are among the
elements that can be used.
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10. ENTRANCES AND DOORS
Intent
Ensure a welcoming public face to buildings with well designed, appropriately scaled, and easy to
find entrances.
Entrances should be visually prominent features in the design of a building.
Design retail and commercial entries to create an open atmosphere that draws customers inside,
and residential entries that are welcoming and provide a graceful transition between the public and
private realm.
Design Criteria
A. Primary entrances are among the most visible and characteristic features of a building. The
location and design of the main entrance door(s) and the surrounding frame shall represent the
overall style and architectural character of the building.
1. The primary entrance may be:
a) marked by a taller mass above, such as a modest tower, or within a volume that protrudes from
the rest of building surface;
b) accented by special architectural elements, such as columns, overhanging roofs, awnings, and
ornamental light fixtures;
c) indicated by a recessed entry or recessed bay in the facade. Recommended treatments include
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special paving materials such as ceramic tile, ornamental ceiling treatments, such as coffering,
decorative light fixtures, and attractive decorative door pulls, escutcheons, hinges, and other
hardware. Examples of a recessed entry include:
(1) Forecourt. A forecourt is a courtyard forming an entrance and lingering space for
a single building or several buildings in a group, and opening onto the public sidewalk.
The forecourt is the result of setting back a portion of the primary building wall. It should
be enclosed on three sides by building masses (and therefore cannot be built on corners) or
adjacent to a building already set back from the sidewalk. The forecourt opening shall be a
maximum of 30 feet wide. It may feature a decorative wall or fence on the sidewalk that
creates a gateway into the forecourt. A forecourt can be appropriate for ground or upper
floor residential uses when combined with stoops or flush single entries, or can be
combined with shopfront frontage types for retail and office developments. When
combined with stoops, the courtyard may be slightly raised from sidewalk grade and
landscaped or paved. When combined with retail, restaurant and service uses, all three
sides of the courtyard should feature shopfront entrances and display windows and the
forecourt should be treated as an extension of the sidewalk space,
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(2) An arcade. An arcade is a colonnaded space at the base of a building running
along the sidewalk resulting in a covered sidewalk space. An arcade requires the ground
floor to be constructed at or close to sidewalk (Yrade, and so is not appropriate for
buildings with ground -level residential use. Minimum arcade width is 12 feet, and
maximum column spacing along the street is 15 feet. Ceiling beams and light fixtures that
are located within the column spacing geometry greatly enhance the quality of the space
and are recommended. Setback areas should be treated as extensions of the sidewalk,
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d) sheltered by a projecting canvas or fabric awning, or a permanent architectural canopy utilizing
materials from the primary building, and or
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e) A "grand portico" meant to project the image of an important community building, such as
libraries, post offices, city halls, or quasi -civic buildings such as hotels with ground level
convention facilities, or movie theaters. A portico is a roofed entrance supported by columns
appended to the primary plane of the building's front facade. A "grand stair" makes an excellent
appendage to a grand portico. Setback areas should be landscaped for non commercial buildings
and paved for commercial buildings.
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A sign mounted at the entry may be used to emphasize the entry.
Where smaller, subsidiary roofs are used over entrances, they should match the principal building in
terms of style, detailing and materials.
B. Building entrances shall be prominent and easy to identify from the public and pedestrian realm.
1. Residential developments may use the following entry treatments:
a) Stoop. A stoop is an entrance stairway to a residence typically constructed close to the sidewalk.
Stoops may feature a portico entrance at the top of the stair. Multiple stoops may be combined to
increase the scale of the entrance. Setback areas are typically landscaped.
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b) Porch. A porch is a roofed space, open along two or more sides and adjunct to a building,
commonly serving to shelter an entrance and provide a private outdoor space appended to a
residence. Porches may serve multiple entrances. Setback areas are typically landscaped.
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c) Front door. A front door features a residence's main entrance with a deep setback, creating a
gracious open space along the property frontage. Setback areas are typically landscaped.
2. Special paving may be used to enhance and define the entrance.
3. If a courtyard is incorporated in the design, an entrance may also open onto it.
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4. Ground floor multi family residential units should have dedicated entrances wherever possible.
5. Public entrances should be illuminated at night to enhance safety and visibility.
C. At mixed -use buildings, entrances to residential, office or other upper story uses shall be clearly
distinguishable in form and location from retail entrances.
1. Use different materials, building forms, door styles, and /or building perforations in retail/commercial
spaces than residential entrances.
2. Accent the entrance with architectural elements such as clerestory windows, sidelights, and
ornamental light fixtures, and identify it with signage and /or address numbering.
3. The entrance may be recessed into a vestibule or lobby distinguishable from storefronts.
D. Secondary Entrances: Side or rear building entries shall consistent with but visually secondary
to main entrances.
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The design of the side or rear entry should be architecturally related to the front entry, such as in use
of materials and proportions.
Secondary entries should be enhanced with detailing, trim and finish consistent with the character of
the building.
E. Loading and Service Entrances shall be designed to minimize visibility from the public realm.
1. All service entrances and associated loading docks and storage areas shall be located to the side or
rear of the building unless all facades face a public street in which case the least visible location shall
be used.
The service areas shall be separated and architecturally screened from any pedestrian entrances.
3. Portions of the building facade containing service or trick doors visible from the public street shall
be designed to include attractive and durable materials and be integrated into the architectural
composition of the larger building facade design. Architectural treatments, materials, and colors
shall be extended from building facade areas into the facade portion containing truck doors to avoid
creating a gap in architectural expression and to maintain a high quality appearance.
F. Automotive Service Bays: Buildings containing automotive service bays shall be designed to
minimize their visibility from the public realm.
Either orient the service bay doors in the direction least visible from the public realm or screen the
doors with walls, trellises or landscaping.
2. Framing elements such as trellises and trim around the edges of service bay doors are recommended
to add depth and detail to the automobile scaled facade.
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11. WEATHER PROTECTION
Intent
To provide additional shelter at the edges of buildings and entrances from wind and rain through
the use of porticos, covered porches, and arcades.
To improve the pedestrian experience by providing protection from inclement weather.
Design Criteria
A. Non residential buildings shall provide pedestrian weather protection along adjacent street front
sidewalks and open spaces using awnings, canopies, or building overhangs.
1. Awnings, canopies or building overhangs over sidewalks shall be a minimum 6 feet in depth. The
depth should depend on its function. Canopies or awnings shall have an overhead clearance between
8 to 12 feet.
2. Vinyl or plastic awnings, and translucent awnings with interior lighting are not permitted.
3. Weather protection shall be a permanent architectural element. Materials and details must relate to
the building as a whole.
4. Continuous weather protection coverage in pedestrian oriented areas is desirable. Different methods
can be used to accommodate continuous coverage. For a sequence of storefronts or windows, a
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sequence of discrete, overlapping awnings or canopies for each storefront or building bay should be
used, rather than one continuous run -on awning.
5. Drainage should be designed so that the awning or canopy does not drip on pedestrians.
6. Awnings and canopies on multi -story buildings should be designed to accommodate Fire
Department ladder access requirements.
7. Where not in conflict with the Design Criteria, shading devices such as building /roof overhangs,
latticework and trellises should be incorporated primarily into south- facing fagades and designed to
balance summer cooling and winter heating by maximizing solar gain during the winter and
minimizing solar gain during the summer.
8. Deep canopies on building faces subject to heavy shade either because of orientation (north facing)
or adjacent building form (blocking sunlight), should incorporate glazing into part of the canopy to
allow natural light to penetrate to storefronts and the sidewalk below.
B. Awning design shall relate to the other elements of the building fagade.
1. Colored fabric mounted awnings supported by a metal structural frame are recommended. Awnings
should be made of durable materials, avoiding the use of vinyl, shiny, and flimsy fabrics.
Awnings should not cover up intermediate piers, pilasters, or other vertical architectural elements.
3. Storefront awnings should not dominate or obscure the storefront or fagade.
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a,
12. BUILDING MATERIALS AND COLORS
Intent
Utilize durable, high quality exterior building materials that contribute to the overall appearance
and longevity of the building, as well as colors and textures that reflect the local setting and further
articulate the building design.
Design Criteria
A. Use of natural materials that reflect our Northwest setting such as stone, local woods like cedar
and fir, and functional materials like concrete, brick, and metal is encouraged.
1. Descriptive Definitions and usage recommendations:
a) Brick: Full size brick is preferable to thin veneer brick. When used, brick veneers should be
mortared to give the appearance of full -depth brick and detailed with wrap- around corner and
bullnose pieces.
b) Ceramic tile: Glazed and unglazed tile should be limited in use to a facade cladding or decorative
wall accent material. Simple color palettes and design motifs should be used.
c) Fiber Cement or Cementitious Siding: An exterior siding product available in planks, panels and
shingles and composed of portland cement, ground sand, cellulose fiber and sometimes clay,
mixed with water and cured in an autoclave. Fiber reinforced plastics (FRP), cast glass fiber
composites "fiberglass These materials are often used in molded reproductions of carved
wooden or cast metal architectural ornamentation such as architectural columns, capitals and
bases, cornices, and other trim. They may be used if their appearance closely approximates the
type of painted wood element they are simulating, and are coordinated in color and composition
with the selected architectural style. They should only be used at locations above the reach of
pedestrians.
d) Profile, Corrugated, and Other Sheet, Rolled and Extruded Metal Surfaces: Where used, sheet
metal should be detailed with adequate thickness to resist dents and impacts, and should have trim
elements to protect edges. Metal siding shall have features such as visible corner moldings and
trim and incorporate masonry, stone, or other durable permanent materials near the ground level
(first two feet above sidewalk or ground level). Metal siding shall be factory finished with a
matte, non- reflective surface.
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e) Stone (including river stone), stone veneers, cast stone, terra cotta, precast concrete, glass fiber
reinforced concrete (GFRC). Improperly simulated or contradictory finishes (i.e. use of panelized
concrete to simulate a riverstone wall appearance with visible straight -line joints cutting across
individual stones) should not be used.
f) Stucco or EIFS (Exterior Insulating and Finish Systems): Close attention should be paid to detail
and trim elements for a high quality installation. Very stylized or highly textured surfaces are
strongly discouraged. Joint patterns should be architecturally coordinated with overall facade
composition. These finishes should be sheltered from extreme weather by roof overhangs or
other methods and weather exposed horizontal surfaces should be avoided.
(Y) Wood: Horizontal sidings such as clapboard and tongue -in- groove; vertical siding such as board
and batten, and other horizontal sidings such as smaller wood shingles may be suitable. The
larger, more rustic styles of shakes should not be used. Trim elements should be used for all
wood siding types. Timber detailing and exposed bracing maybe appropriate. "TI-11" plywood
panel siding is not allowed.
h) Precast Concrete: The location and spacing of panel and expansion joints should be incorporated
into the facade composition. Castings should be shaped to form architectural profiles that create
bases, cornices, pilasters, panel frames, and other elements contributing to facade composition
and human scale. Cement type, mineral pigments, special aggregates and surface textures may be
used in precast concrete to achieve architectural texture and variety.
i) Poured -in -Place Concrete: Long surfaces of uninterrupted concrete walls should not be used. The
use of textured form liners, pigments, stains, and /or special aggregates should be used to create
visual interesting surfaces. At a minimum, the design of exposed concrete walls should
incorporate the location and spacing of formwork tie holes, expansion joints and control joints
into the facade composition. The architectural treatment of poured concrete that is used as a
building architectural base should be extended to concrete used elsewhere in the project for
sitework material.
j) Concrete Block: Incorporate a combination of textures to provide visual interest such as split or
rock facade units and /or contrasting colored units with plain smooth block can create distinctive
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patterns). Decorative treatments such as alternating block courses of differing heights, contrasting
grout colors, alternating surface textures (e.g. precision face and split face) and /or compositions of
colored blocks should be used, along with matching cap and trim pieces. Plain concrete block fire
walls on the sides of a building that are visible to the public are discouraged.
2. Local and recycled building materials should be used whenever possible.
3. If the building massing and pattern of windows and doors is complex, a simple palette of wall
materials, textures and /or colors should be used. If the building volume and the pattern of wall
openings are simple, additional wall materials, textures and articulation may be utilized.
B. Wall Cladding materials shall be appropriate to the architectural style and building type.
Authentic materials and methods of construction should be used to the degree possible.
1. Where simulated cladding materials (e.g. artificial stone to substitute for real stone, or painted fiber
reinforced plastics to substitute for painted wood) are used for reasons of economy, they should be
durable and closely match proportions, surface finishes, and colors of original materials.
2. Fiber Cement or Cementitious Siding: Planks are an acceptable substitute for wood siding when
used in the formats described above under "Wood." To match the precedents of real wood siding in
the area the spacing of siding should not exceed 8
3. Profile and Other Sheet, Rolled and Extruded Metal: As wall cladding, these wall systems should be
used as a secondary or accent material. A high quality, durable, fade resistant coating system or
paint such as Kynar, Tnemec, etc. is recommended.
4. Stucco or EIFS: Stucco and EIFS finishes are acceptable finishes for upper stories only at street
exposures on commercial buildings. They should not be used at storefronts. They may be used at
ground floor portions of rear or side service and parking exposures and in such cases should be
specified with high density materials, with the ground floor street facade cladding materials
continuing to be used as a building base and accent material.
5. Wall Accent Materials: are recommended to add interest and variety, for example, at architectural
elements such as cornices and on portions of buildings or walls. Materials recommended for use as
accents include brick, wood, stone, Fiber Reinforced Plastic, ceramic tile as listed above, in keeping
with the architectural style of the building.
C. Color: More than two colors and materials shall be incorporated into a design. Mono chromatic
schemes are discouraged. Color choices should include warm rich colors that reflect and
complement the woodlands, water and open sky of the region, weathered wood and oxidized metal
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colors related to industrial and agricultural influences.
1. Primary building colors, used at building walls, freestanding site walls, and other primary building
elements, should be saturated colors to complement Tukwila's forested surroundings and often
overcast skies. Extremely bright colors should not be used as primary wall colors.
Secondary color should complement the primary building color, and may be a lighter shade than the
body color, or use more saturated hues. Secondary color can be used to give additional emphasis to
architectural features such as building bases or wainscots, columns, brackets, cornices, capitals, and
bands, or used as trim on doorframes, storefront elements, windows and window frames, railing,
shutters, ornament, fences, and similar features.
Accent colors may be more saturated in color, or brighter in tone, and used to highlight special
features such as doors, shutters, gates, ornament, or storefront elements. Bright colors should be
limited to retail establishments, and used sparingly at fabric awnings, banners, window frames, or
special architectural details. A restrained use of bright colors allows display windows and
merchandise to catch the eye and stand out in the visual field.
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4. Colors should be compatible with other buildings in the surrounding area. Colors of adjacent
buildings should be taken into consideration.
5. Fluorescent colors should not be used on building materials.
6. At attached residential units, primary and secondary building colors may contain variations in color
from unit to unit, to further distinguish the individual identity of each residence.
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13. ROOFS
Intent
Encourage prominent rooflines that give buildings an attractive and distinctive top, contribute to
the character of the area, and are consistent with the type of building function and uses.
Encourage the use of sloped roofs for residential buildings to shed rain and snow and provide
shelter.
Design Criteria
A. Roof lines shall be a distinctive design element for all buildings.
1. Rooflines should reflect the architectural style of the building.
Pitched and continuous sloping roof forms (i.e. without flat horizontal portions) including gable, hip,
and pyramidal roofs are encouraged.
3. Use of gables, dormers and towers is encouraged.
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4. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof
surfaces and /or to provide opportunities to daylight interior spaces.
5. Creative or unusual roof lines are encouraged.
B. Flat or shallow pitched roofs shall be omamented with shaped parapets, caps, or cornice
treatments.
1. The primary cornice should be decorated or bracketed with parapets, finials, or simple decorative
panels or molding.
An architecturally profiled cornice and /or expressed parapet cap should be used to terminate the top
of the parapet wall.
3. Surface mounted cornices, continuous shading elements, or trellises should be used to strengthen a
parapet wall design.
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4. Sheet metal parapet caps or coping should provide a formed (compound folded) overhanging edge
termination and a heavy gage sheet metal thickness selected to avoid "oilcanning" distortion. Single
layer, flush sheet metal parapet caps should not be used. Finish should either be of an unpainted
ornamental metal such as copper, or painted to match adjacent wall surface. Unpainted galvanized
metal should not be used.
C. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual
interest, and can be used to create a Street, Pond and River fagade Top Element as defined in
Section 18.28.180 B.
1. Vertical roof edge fascia over eighteen inches in height should be subdivided or accented by
additional horizontal layers, stepbacks, trim, and other detailing.
2. Brackets and corbels (i.e. decorative supporting pieces designed to bear the weight of projected
overhangs), or other expressed roof overhang supports (whether structural or nonstructural) are
encouraged to add richness to detailing. The spacing module of repeating supports should relate to
the building's structural bay spacing or window mullion spacing.
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The soffit (i.e. the underside surface of the roof overhang) should be designed as a visible feature
and incorporated into the overall architectural composition. Soffit beams, coffers, light fixtures and
other design articulation are encouraged.
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14. ROOFTOP EQUIPMENT SCREENING
Intent
Use building and site design to conceal service equipment and areas.
Design Criteria
A. All building mechanical equipment located on roofs shall be screened from view as seen from
public streets and sidewalks within 300 feet of the subject property, except from points of view in
excess of 10 feet above finished site grade of the subject property.
The first preference is to either place the equipment where it is not visible from the street or nearest
offsite property or screen the equipment using the roof forms or parapet walls.
If equipment must be placed where it is visible it must be screened with elements that are
architecturally compatible with the building design.
3. Materials, architectural styles, colors and /or other elements from the facade composition shall be
used to integrate the screening into the building's architecture.
4. in the design of screening enclosures, use dimensional increments of window spacing, mullion
spacing, or structural bay spacing taken from the facade composition.
5. Where possible, downspouts should be concealed within walls while meeting the requirements of
plumbing codes and providing for maintenance. The location, spacing, materials, and colors of
exposed downspouts, gutters, scuppers, and other visible roof drainage components should be
incorporated into the architectural composition of the facade and roof, haphazard placement should
be avoided. Half round gutters and round downspouts are recommended as a type appropriate for
most architectural styles. Corrugated downspouts should not be used.
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15. PARKING STRUCTURES
Intent
To reduce the visual impact of parking strictures.
To improve the street level presence for parking structures adjacent to streets.
To integrate the design of parking strictures with surrounding development.
Design Criteria
A. Parking structures which are part of a new development shall be architecturally consistent with
exterior elements of the primary structure, including roof lines, fagade design and finish materials.
Building massing should be simple but well articulated in length and height for pedestrian scale and
avoid excessive emphasis on long -span openings. Vertical elements columns, pilasters, etc. should
be used to better relate parking strictures to surrounding retail, office and residential strictures of
similar height.
2. Special massing should be used to identify main vehicular entrances and pedestrian vertical
circulation.
Though parking strictures generally have flat roofs consider sloping roofs or other roof shapes for
corner towers, entry roofs, etc.
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4. Weather protection such as canopies and other facade- attached elements may serve as ways to
incorporate expressive structural elements typical to Pacific Northwest design character.
5. Facade openings generally cover a high percentage of the facade area. Columns, decorative
screening, and other intermediate members should be used to break down the scale of parking
structure facades.
6. Security grilles for parking structures shall be decorative and architecturally consistent with the
overall design. Chain link fencing is not permitted as a window treatment.
7. Due to their highly visible location, light poles and fixtures at roof parking decks should be specified
or designed as decorative fixtures, architecturally coordinated with the style of the building.
B. Ground floors of parking structures that front on Tukwila Pond or public streets in the TOD and
Pond Districts shall be designed to accommodate future office, retail or residential uses.
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