HomeMy WebLinkAboutPlanning 2012-06-28 Item 4 - Book 2 of Revised Draft Southcenter Plan - Zoning CodeDraft 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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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
Southcenter Subarea Plan:
Southcenter 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 Architectural 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 Table 1 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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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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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
C. Architectural Design Review
1. Architectural 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 architectural design review shall be evaluated using the
corridor based architectural design regulations and the guidelines set forth in the
Southcenter Architectural 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. Architectural Design Review for Projects located in the Workplace District:
a. Buildings containing any dwelling units which meet the following thresholds for
architectural design review shall be evaluated using the corridor based architectural design
regulations and the guidelines set forth in the Southcenter Architectural 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
b. All other projects meeting the following thresholds for architectural 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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Districts
Commercial Corridor
Pond
Regional Center
I Transit Oriented Development
Workplace
■•■•■ Southcenter Plan Boundary . "" �'_.!•,�;,
17
Figure 1 District Map
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Corridor
Commercial Corridor
Freeway Frontage Corridor
■•■• Future Commercial Corridor
—. Neighborhood Corndor
Future Neighborhood Corridor
■••■• Pedestrian Walkway
Tukwila Pond Esplanade
Urban Corridor
L.... Future Urban Corridor
Walkable Corridor
— Workplace Corridor
■••■• Future Workplace Corridor
Q Special Corner Feature
Evans Mac
yyI
'baker Blvd �E' ••
Strand l
/Tre& D
v
Tukwila Pond
Wig Bvd
Ccrp
Corate Dr N
Corporate Dr S
Minkler Blvd
U�pl_and Or
M
l er E
Midland 0
a.,DuwaXsh River
b 1 m
Nd
i
Costco Dr
1
Tr!land Dr
...Scale Park 0 Dr
Figure 2 Corridor Map
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Table 1 Land Uses Allowed by District
Land Uses Allowed by District
Regional Pond Commer- Work -
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
P
P
P
P
P
Automotive Service and Repair
P
P
P
Banks, Financial, Insurance and Real Estate
Services
P
P
P
Bars, Cocktail Lounges, Nightclubs & Pool Halls
P
P
P
Brew Pubs, on -site brewing
P
P
P
Bulk Retail
P
P
P
Business Services (e.g. copying, fax & mailing
centers)
P
P
P
P
Drive Through Facilities or Services
P
P3
P
P
Electric Vehicle Charging Station Levels 1 and 2
P
P
P
P
P
Electric Vehicle Charging Station Level 3
A
P3
A
A
A
Gas Stations including car wash
P3
P
P
General Retail
P
P
P
P
P
Laundries, Tailors and Dry Cleaners
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)
P
P
P
P
P
Recreation Facilities (commercial outdoor)
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
P
P
P
Vehicle Rental and Sales (not requiring a
commercial driver's license)
P
P3
P5
P5
P
Veterinary Clinic with temp. indoor boarding and
grooming
P
P
P
P
P
Office
P
P
P
MI
P
Professional, Outpatient Medical, Dental,
Governmental Services and Research
P
Medical and Dental Laboratories
P
P
P
P
P
Lodging
Hotel, Motel, Extended Stay, Bed and Breakfasts
P
P
P
Civic & Institutional
Convention & Exhibition Facilities
P
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Land Uses Allowed by District
Regional
Center
TOD
Pond Commer- Work-
District cial Corr.
place
Cultural Facilities including libraries, museums, art
galleries, performing arts centers
P
P
P
P
P
Daycare Centers
P
P
P
P
P
Education & Instructional Facilities, public and
private including colleges and universities
P
P
P
UUP
UUP
Parks, trails, picnic areas, playgrounds and public
community centers
P
P
P
P
P
Police and Fire Stations
C
C
C
P
P
Post Office
P
P
P
A
A
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
Transportation, Communication & Infrastructure
Commercial Parking, day use only
P
P
P
P
P
Essential Public Facilities, except those listed
separately
UUP
UUP
UUP
UUP
UUP
Intermodal transit stations, Rail transit facilities
UUP
UUP
UUP
UUP
UUP
Internet Data Centers & telephone exchanges
P
Park and Ride Lots
UUP
UUP
UUP
UUP
UUP
Parking Areas
A
A
A
A
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
C
C
C
C
P
Utility Facilities, underground or in R -O -W
P
P
P
P
P
Wireless Communication Facilities
P'
P'
P'
P'
P'
Industrial, Manufacturing and Warehouse
Cargo Containers subject to 18.50.060
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
P
Warehouse storage and wholesale distribution
facilities
P
Residential
Dormitories
A
A
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Land Uses Allowed by District
Regional
Center TOD
Pond Commer- Work-
District cial Corr.
place
Dwelling - multi - family, townhouses, mixed use,
senior citizen housing
P
P
P
P 4
Home Occupation
A
A
A
P 4
Continuing Care Retirement Community
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 Southcenter Architccturai 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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Table 2 District Standards
Regional
District Standards Center
18.28.050 Structure Height'
Pond
TOD District
Corridor
Comm. Workplace
Minimum Height
Maximum Height
25 ft
fronting
Baker BI.
25 ft
fronting
Baker BI.
n/a
n/a
n/a
85 ft
45 ft
45 ft
45 ft
45 ft
Frontal Improvement Height Incentive
Multi - Family Height Incentive
115 ft or
214 ft w /in
300 ft of
Tukwila Py
Southcenter
Py
115 ft or
214 ft w /in
300 ft of
Tukwila Py
Southcenter
Py
70 ft
70 ft, no
increase
w /in 150
ft of Pond
edge
n/a
n/a
70 ft
18.28.060 Maximum Block Face Length
Provision of New Streets
850 ft max'
18.28.070 Permitted Corridor Types for New Streets
70 ft, no
increase
w /in 150
ft of Pond
edge
n/a
70 ft
River
adjacent
parcels
only
700 ft
max
700 ft
max
900 ft
max
900 ft max
Pedestrian Corridor -
permitted
permitted
-
Walkable Corridor
permitted
permitted
-
-
5 ft
Neighborhood Corridor
permitted
permitted
permitted
-
Permitted3
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
Facades without windows
15 ft
5ft4
18.28.090 Side and Rear Landscaping Requirements
15ft 15ft
15 ft 10 ft
5ft4 (5ft4
5ft 5ft
Side and Rear Yards
Along on -site Facades with windows
5 ft
5 ft
5 ft
5 ft
5 ft
All other yards
Oft
Oft
Oft
5ft
Oft
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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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Walkable Corridor
APPLIED TO:
Existing Streets
Baker Boulevard, 615' Place S.
New Streets
As indicated on Corridor Type Map
THOROUGHFARE CROSS- SECTION
Existing street
New street
No change
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
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.
PRIVATE FRONTAGE & BUILDING PLACEMENT _
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
LANDSCAPING REQUIREMENTS
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) streetscape
Figure 3 Walkable Corridor Standards
4— Back of sidewalk
15.0'
sidewalk
Public Frontage
ARCHITECTURAL DESIGN REGULATIONS:
Building Facades fronting a Walkable Corridor
Shopfront Treatment - Ground Floor Commercial Uses
Shopfront length (vertical articulation) 50 ft max
Articulation increment 30 ft max
Shopfront transparency 80% min
Horizontal Modulation'n— ^nt
Top required
Base required
Vertical Modulation Increment (excluding shopfront)
Length Increment 80 ft max
Ground -Level Transparency Requirement
(excluding uses with shopfront treatment)
Commercial uses 75% min
Other uses 20% min
Applicable to the facade of a building fronting a Pond:
Horizontal Modulation's,,, cmcn•
Top required
Base required
Vertical Modulation Increment
Pond facade length increment 60 ft max
Ground -Level Transparency Requirement
Commercial uses 75% min
Other uses 20% min
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Pedestrian Walkway
Corridor
APPLIED TO:
Existing Streets
Total Required Pedestrian
Walkway Width 20 30 ft
n/a
Lighting
New Streets
1
As indicated on Corridor Type Map
Applicable to the facade of a building fronting the
THOROUGHFARE CROSS - SECTION
Existing street
New Pedestrian
Walkway
n/a
See new cross - section
THOROUGHFARE STANDARDS
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
species.
Street Tree Species See City Street Tree List
Lighting
Pedestrian -scale decorative street lighting with a
maximum spacing consistent with IES
recommendations.
PRIVATE FRONTAGE & BUILDING PLACEMENT
Building Orientation To Pedestrian Walkway
required or not required Not required
Front Yard Setback
Minimum from edge of thoroughfare 0 ft
On -Site Surface Parking Locations
Permitted Front, Side or Rear of building
n/a
Figure 4 Pedestrian Walkway Corridor Standards
New Pedestrian Walkway
ARCHITECTURAL DESIGN REGULATIONS:
Building Facades fronting a Pedestrian Walkway
Horizontal Modulation n,c In'"rment ° °nt e
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 facade of a building fronting the
(Green Rivers:
Horizontal Modulation Inn, cm--ent
Top required
Base required
Vertical Modulation Increment
Length Increment 60 ft max
Ground -Level Transparency Requirement i
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: J
Existing Streets
n/a
New Streets
Tukwila Pond Esplanade2- North Edge
THOROUGHFARE CROSS - SECTION
Existing streets
New street
n/a
See new cross - section
PUBLIC FRONTAGE STANDARDS
Total Required Esplanade
Width 25 ft min
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.
PRIVATE FRONTAGE & BUILDING PLACEMENT
Building Orientation To Esplanade
Shopfront length (vertical articulation) 50 ft max
Articulation increment 30 ft max
Shopfront transparency 80% min
required or not required
required
Frontage Coverage
Length Increment 60 ft max
Minimum percentage covered
65%
Front Yard Setback
Maximum from back of esplanade facing
Tukwila Pond
0 ft
On -Site Surface Parking Locations
Permitted Rear of building
2 These standards are not applicable until the City
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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New Tukwila Pond Esplanade
ARCHITECTURAL DESIGN REGULATIONS:
Building Facades Fronting the Esplanade
Shopfront Treatment — Ground Floor Commercial Uses
Shopfront length (vertical articulation) 50 ft max
Articulation increment 30 ft max
Shopfront transparency 80% min
Horizontal Modulation Increment
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
n/a
Figure 5 Tukwila Pond Esplanade Corridor Standards
19
Neighborhood Corridor
APPLIED TO:
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
THOROUGHFARE CROSS- SECTION
Existing street
New street
No change
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
See new cross - section
PUBLIC FRONTAGE STANDARDS
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.
PRIVATE FRONTAGE & BUILDING PLACEMENT
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)
Figure 6 Neighborhood Corridor Standards
�~ Back of sidewalk
15.0 —
sidewalk
Public Frontage
7.5' 6.0' 11.0' I 11.0' 6.0' 1 7.5'
parking bike travel lane travel lane bike parking
New Thoroughfare Cross - section
ARCHITECTURAL DESIGN REGULATIONS :
_Building Facades fronting a Neighborhood Corridor
Horizontal Modulation lnment
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 facade of a building fronting the
Green River' or a Pond:
Horizontal Modulation Incromenmont
Top required
Base required
Vertical Modulation Increment
Pond facade length increment 60 ft max
River facade length increment 80 ft max
Ground -Level Transparency Requirement
Commercial uses 75% min
Other uses 20% min
LANDSCAPING REQUIREMENTS
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) Streetscape
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
APPLIED TO:
Existing Streets
Andover Park West — Tukwila Pkwy 5 to Minkler
Longacres Way
Strander Boulevard
New Streets
As Indicated on Corridor Type Map
THOROUGHFARE CROSS- SECTION
Existing street_
New street
No change
See new cross - section
PUBLIC FRONTAGE STANDARDS
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.
PRIVATE FRONTAGE & BUILDING PLACEMENT
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)
LANDSCAPING REQUIREMENTS
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) Streetscape
Figure 7 Urban Corridor Standards
{— Back of sidewalk
sidewalk planting
strip
Public Frontage
7.5' 6.0' 11.0' 11.0' 6.0' 7.5'
parking bike travel lane travel lane bike parking
New Thoroughfare Cross - section'
RCHITECTURAL DESIGN REGULATIONS:
Building Facades fronting an Urban Corridor
Horizontal Modulation Inc,,, romont
Top required
Base required
Vertical Modulation Increment
Length Increment 100 ft max
Ground -Level Transparency Requirement
Commercial uses 65% min
Other uses 20% min
pplicable to the facade of a building fronting the
Green Rivers or a Pond:
Horizontal Modulation'^crcc� ^ °•
Top required
Base required
Vertical Modulation Increment
Pond facade length increment 60 ft max
River facade length increment 80 ft max
Ground -Level Transparency Requirement
Commercial uses 75% min
Other uses 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
APPLIED TO:
Existing Streets
Tukwila Parkway
Southcenter Parkway
S. 180th Street
West Valley Highway
New Streets
As Indicated on Corridor Type Map
THOROUGHFARE CROSS - SECTION
Existing street
New street
No change
. . . . . . . . . . . . . .. .
n/a
PUBLIC FRONTAGE STANDARDS
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
Standards Landscaping
Lighting
Vehicular -scale decorative street lighting
consistent with a maximum spacing consistent
with IES recommendations is required.
PRIVATE FRONTAGE & BUILDING PLACEMENT
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
LANDSCAPING REQUIREMENTS
Front Yard
Minimum (waived if Public
Frontage Improvements are built to
standard)
15 ft of
Streetscape
Figure 8 Commercial Corridor Standards
Back of sidewalk
6.0' >1 90-1
sidewalk planting ship,
k 16.0'
Public Frontage
ARCHITECTURAL DESIGN REGULATIONS:
Building Facades fronting a Commercial Corridor _
Horizontal Modulation Increment
Top required
Base required
Vertical Modulation Increment
Length Increment 100 ft min
Ground -Level Transparency Requirement
Commercial uses 65% min
Other uses 20% min
Applicable to the facade of a building fronting the
Green River6 or a Pond:
Horizontal Modulation Inc m°nt
Top required
Base required
Vertical Modulation Increment
Pond facade length increment 60 ft max
River facade length increment 80 ft max
Ground -Level Transparency Requirement
Commercial uses 75% min
Other uses 20% min
6 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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22
Freeway Frontage Corridor
APPLIED TO:
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
THOROUGHFARE CROSS - SECTION
Existing street
. . . . . . . . . . . . . . . . . . . . . . . . . . . .
New street
No change
n/a
PUBLIC FRONTAGE STANDARDS
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
Standards Landscaping
Lighting
Vehicular -scale decorative street lighting
consistent with a maximum spacing consistent
with IES recommendations is required.
(PRIVATE FRONTAGE & BUILDING PLACEMENT
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
Figure 9 Freeway Frontage Corridor Standards
F6.0' ' j' 90-1
sidewalk planting ship,
Public Frontage
• RCHITECTURAL DESIGN REGULATIONS:
Building Facades fronting a Freeway Frontage
Corridor
Horizontal Modulation ,,,Reme ^nt
Top required
Base required
Vertical Modulation Increment
Length Increment 100 ft min
Ground -Level Transparency Requirement'
Commercial uses 20% min
LANDSCAPING REQUIREMENTS
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) Streetscape
' Minimum ground -level transparency requirements
do not apply when: 1) the sidewalk grade is 10 feet or
more above the finished grade of the structure; or 2)
there is another building located directly between the
street frontage and the proposed building, screening
the view of the proposed building from the street.
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23
Workplace Corridor
APPLIED TO:
Existing Streets
Total Required Width 15 ft
Minkler Blvd — Southcenter Pkwy to APW
Costco Drive
Upland, Midland & Triland Drive
N/S between Costco Drive and S. 180th St.
Andover Park West — Minkler to S. 180th St.
Andover Park East — Trek to S. 180th St.
Sperry Drive
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 Standards Landscaping
New Streets
MI
As indicated on Corridor Type Map
Warehouse /Light Industrial uses 20% min
Other uses 60% min
THROUGHFARE CROSS - SECTION
Existing street
New street
No change
See new cross - section
PUBLIC FRONTAGE STANDARDS
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 Standards Landscaping
Lighting
Vehicular -scale street lighting with a maximum
spacing consistent with IES recommendations is
required.
PRIVATE FRONTAGE & BUILDING PLACEMENT
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
LANDSCAPING REQUIREMENTS
Front Yard
Minimum (waived if Public Frontage 15 ft of
Improvements are built to standard) streetscape
Figure 10 Workplace Corridor Standards
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24
4— Back of sidewalk
sidewalk planting strip,
Public Frontage
1E1
7.5' 13.0' 13.0'
parking travel lane travel lane
7.5'
parking
New Thoroughfare Cross - section
ARCHITECTURAL DESIGN REGULATIONS:
Building Facades fronting a Workplace Corridor
Horizontal Modulation Increment
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
Applicable to the facade of a building fronting the
Green Rivera or a Pond:
Horizontal Modulation'ncment
Top required
Base required
Vertical Modulation Increment
Pond facade length increment 60 ft max
River facade 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 within 200' from the ordinary
high water mark of the Green River.
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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.
and staff is exploring other options to a Planned Action.
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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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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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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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 facade along the street, pedestrian walkway or open space, and portions of all primary
building facades 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 1
V
BACK OF SIDEWALK
KURD CURD.
l PRIVATE
FRONTAGE
THOROUGHFARE
PUBLIC
FRONTAGE
PRIVATE
FRONTAGE
STREET
CORRIDOR
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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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 Architccturai 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.B 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 facade 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.
FRONT STREET
V
L
r
BACK OF SIDEWALK
MIIN. FRONT VA SETBACK
Mn % %. FRONT VA SETBACK
FRONTAGE
COVERAGE
ZONE
/,,
■ o� z zol oERA = X100
Hm 4I (%)
�E
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.
b. 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 3breczcways may count toward frontage coverage
requirements_=
b. The width of a breezeway shall not exceed 15 feet.
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Space section.
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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.
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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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
a. 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 Southcenter Architectural 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
Architectural Design Manual 4445. Buildin Fa ade _
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
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 facades shall be applied at the top of the uppermost floor of the facade, to result in
a termination of the facade that provides an attractive facade skyline and a completion
of the upper facade 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
a. 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 SouthcenterArchitectural Design Manual (5. Building Facade —.
Subtop;..: BuiIdin Base and Top) identifies €flush wall treatments shall consist of one or
more of the following elements which are consistent with the design elements that
should be used on the street, pond, or river facade(s) of the building_:
(i)
Integral' color change between increment of base and portion of wall above, and /or
between increment of top clement and portion of wall below.
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(ii) Horizontal score lines matching top, bottom, and /or other lines of street, pond, or river
facade horizontal articulation.
(iii) Horizontal facade recess(es) matching top, bottom, and /or other lines of street, pond,
or river facade modulation elements.
c. -No Side or Rear Facade Horizontal Modulation is required -where building wall to building wall
clearance is five feet or smaller.
4. Horizontal Modulation Elements —
Guidelines)
a. The following arc °Examples of top element types that may be used to satisfy the required
street facade horizontal modulation requirement are described in the Southcenter
Architectural Design Manual, see 5. Building Facade —, Des ^^ C it Subtopi Bull ing Base
and Top, D.
(1) Cornice
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
delin ation; to this end, a minimum of three cornice "steps" or layers should be used. This
clement 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).
Note: fabric owning does not
apply towards building base
requirement -\
Repeating
facade
pilasters
i. COMPOUND
CORNICE
Figure 19 Cornices
6. COMPOUND
CORNICE WITH
PILASTERS
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Manual.
Formatted: Font: 14 pt
41
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
(2) Canopy
A Canopy clement serves as an intermediate or final horizontal modulation clement 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 clement
and "shadowlinc" in thc facade. It can be 3 continuous horizontal clement, a series of
reputed elements (typically above shopfront windows), or a single "f ature" clement
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 or
building
Continuous
trellis canopy
i. SUSPENDED
CANTILEVERED
CANOPY
ii. BRACKET - SUPPORTED
CANTILEVERED
CANOPY
iii. ROOF CANOPY
r:gurc 20 Canopies
le. TRELLIS
CANOPY
(3) Shaped Parapet
A Shaped Parapet is the freestanding upper extension of the street facade extending above
the point where thc 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
Shaped Parapets and their related components should be constructed of the primary wall
cladding (such as brick, stone, or stucco) or an accent building material (such as wood or
metal) that is compatible with thc facade composition.
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fFormatted: Font: 14 pt
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
i. SUSPENDED
CANTILEVER LEDGE CAP
n
7—
v STEPBACK CAP
ii. BRACKET•UPPORTED
CANTILEVER LEDGE CAP
iii. BRACKET- UPPORTED
CANTILEVER LEDGE CAP WITH
ENTABLATURE AND CAP ABOVE
Deco rotiveJ
brackets
vi. COMPOUND vii. MANSARD CAP
STEPBACK CAP
iv. COMPOUND
CORNICE CAP
viii. MANSARD CAP
WITH ENTABLATURE
AND CAP ABOVE
Large
glass
area
Standard
glass
area
ix. GREENHOUSE'
PENTHOUSE
FLOOR CAP
iigurc 21 Shaped Parapets
{4) agade 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.
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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
Figure 22 Fa ade Offset
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 facade 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 Architectural Design Manual is strongly recommended to create well
integrated and attractive architecture.
a. The maximum Street, Pond and River Facade 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.
a-b. See the SouthcenterArchitcctural Design Manual: 7. Building Modulation, A for a
description of the permitted vertical modulation elements.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Figure 18 Vertical Modulation
3. 'Vertical Modulation Elements Typest
be uscd either alone or in combination with any other permitted clement type to satisfy the Strcct,
Pond, or River facade Length Increment requirement.
a. Facadc Offset
{1) 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 arc uscd to cr ate a
contrast in color and texture between thc wall segments thc depth may be reduced to 3
percent of the width of thc largest adjacent horizontal facade segment (sec Figure 21).
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
b. Pilaster /Pier
- ---- - - - - --
Cigurc 2A Fa..a.dc Offfset
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 1/1 of the pier width (sec Figure 25). Pilasters /Piers shall not
protrude into the public right of way.
Figure 25 Pilaster /Pier
7 �- I
1
width 1
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
e. 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 I ast 1P1 of the notch width.
Figure 26 Facade Notch
18.28.190 SHOPFRONT TREATMENT
A. Shopfront Standards
11
width
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 facade 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 Architectural 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 facade 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 SouthcenterArchitcctura( 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 facade 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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Tenant - 1
Tenant - 2
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
1 BACK OF vocwau:
Shopfrart
with
thwAwwwi
Enhy
Shopfront
with
Dicing
A caw
15'
15'
15'
mom
15'
1 IIACKOF �o.,.
13.
min
Unobstructed 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 facade 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
This example meets the criteria.
d -�I,�;
This does not.
Figure 22 Display window example
in ai MOM ii74 41
ii@ I�1i.
MATTRESS
1ISCOVNTERS
75% Transparency
50% Transparency
Figure 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 Design Manual LSection 6. Corner
Treatments for additional guidance. through:
articulating a separate, relatively slender mass of the building, continuing that mass beyond the
;ilhouctte.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
emphasis on the corner. Such elements include corner entrances, bay windows, facade
projections /recessions, balconies, roof articulation, and changing repetitive facade elements such-
as window type.
Turret
Fin
Sculpture
Conner accentuating
roof line
1212
TI ,ir
ll
2
7 r-
II 1111
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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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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18.28.240 GENERAL LANDSCAPING
A. General landscaping requirements and guidelines are applicable to setbacks, public frontage
areas, open space, 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
Z6O.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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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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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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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. Planting and lighting plans shall be coordinated so that Ttrees ;haIlare not Jae- 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 per TMC 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 requirements, 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).
Figure 24 Using evergreen landscaping to screen utilities
nd /or parking lot islands should be landscaped-
with trees, shrubs and groundcoverl. Benefits include incr ased shading, less
evapotranspiration, less soil compaction, greater shared soil volume, and Icss reflective heat
absorbed by a single tree. 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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areas.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
2.
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
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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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.
Table 3 Provision of Open Space
Districts
Regional Center
TOD Neighborhood & Commercial Corridor &
Pond Workplace
Use Type
Required Type /Amount of Open Space (minimums)
Retail
Pedestrian space: 50 sf /1,000 sf
Pedestrian space: 50 sf /1,000 sf
--
Civic &
Institutional
Office
--
Pedestrian space: 50 sf /1,000 sf
Pedestrian space: 100 sf /1,000 sf
Lodging
--
Pedestrian space: 50 sf /room
Pedestrian space: 100 sf /room
Residential
100 sf /DU: may be provided as
common or private space, or a
combination
Common space: 100 sf /DU
Private space: 50 sf /DU
Common space: 100 sf /DU
Private space: 50 sf /DU
Transportation,
Communication
& Infrastructure
--
--
--
Industrial,
Manufacturing
& Warehouse
Not permitted
Not permitted
--
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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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.
f.
g.
Figure 26 Pedestrian Spaces
Site design features that create entrapment areas in locations with pedestrian activity shall be
avoided.
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.
Figure 27 Example of pedestrian passage
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 designing seat walls with straight edges of
more than six feet in length, consider detailing that will prevent damage 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 arc rccommcnd cd in
pedestrian spaces.
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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Figure 28 Rooftop Gardens
3 - -2. 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.
€ d. Privacy between units should be created on balconies either structurally or with at least 10 feet
horizontal space between balconies.
eke. Courtyards shall be a minimum of 30 feet along the east -west axis and 20 feet along the
north -south axis.
ef. Courtyards located over garages shall be designed with ample landscaping.
f- gjrivate Yard landscaping shall be consistent with Side and Rear Yard Landscape Types per
Section 18.28.230.B.
h. 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
1. 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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Table 4 Provision of Parking Table
Districts
Regional Center,
TOD Neighborhood &
Pond District
Commercial Corridor
& Workplace
II Districts
Use
Required Minimum
Vehicular Parking
Required Minimum
Vehicular Parking
Required Minimum
Bicycle Parking m.
Retail, except as listed below
3.3 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
Eating & Drinking Establishments
6 spaces /1,000 sf of ufa
Planned Shopping Center
100,000 — 500,000 sf of ufa
4 spaces /1,000 sf of ufa
Planned Shopping Center
500,000 — 1,000,000 sf of ufa
5 spaces /1,000 sf of ufa
Planned Shopping Center over 1
million square feet gross leasable
floor area including pad buildings
4 spaces /1,000 sf of gross
leasable floor area
Entertainment & Recreation
6 spaces /1,000 sf of ufa, or as
determined by DCD Director
Business & Personal Services
3 spaces /1,000 sf of ufa
Civic & Institutional
As determined by DCD Director
Office
3 spaces /1,000 sf of ufa
Lodging
1 space /guest room
Residential
1 br unit or studio
1 space /unit
2+ br unit
1.5 plus .5 space for each
additional bedroom over 2
Home occupation
1 space /employee in addition
to spaces otherwise required
Senior Citizen Housing
1 space per unit for the first 15
units, .5 space per unit for
additional units
Industrial, Manufacturing &
Warehouse
Not permitted
Essential Public Facilities
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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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 stationfacility.
c. A reduction in minimum parking requirements may be 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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Comment [NG9]: This language comes from
18.56.040 3 and provides additional flexibility for
multi - family developments.
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Driveway With Planting Strips
44111k1 11\4°11'''''''''=
a cn�so
°a�qy
1.5m !Makable Minimum
15.1
Planting strips allow the sidewalk to remain level
and in a continuous direction.
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.
a b. tandem parking spaces (where one car is parked directly behind another) are allowed
for residential units with two or more bedrooms and both spaces must be assigned for the
exclusive use of that unit. All tandem parking spaces must be designed for full size rather than
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compact size vehicles based on the dimensions in Figure 18 -6.
l-c.Turning and maneuvering space shall be located entirely on private property unless specifically
approved by the Public Works Director.
Ed.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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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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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 18.28.2890_.BC under
Site Guidelines.
E. Drive - Through Facilities
1. Stacking lanes shall be located to the rear or least visible portion 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.B.3 Landscape Types).
3. See the SouthcenterArchitectural Design Manual and the City of Tukwila'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
3. lEvcrgrcen shrubs
hould be used to screen parking lots along street frontages.
43. 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 facade 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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75
Comment [NG11]: Combined with Site
Guidelines and moved to the Design Manual
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
A. ;Site Design!r_
1. Sitc design elements shall be organized to:
elements that support thc functions of thc site; and
properties where appropriate.
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BORDERS
a i i
I,
; -- mil C.--
l—
esthetic. and . efie Fian-
&A. 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 facade 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
Comment [NG12]: This has been combined with
18.28.240 B 8 c.
Comment [NG13]: These items moved from the
Site Guidelines.
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
7-1. Safety
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.
maturity.
2. Glare Prevention
3.
a. Where appropriate exterior lighting practices must follow the recommendations of the
Illuminating Engineering Society of North America (IES).
b. New lighting fixtures shall be "dark sky" compliant, i.e. emitted light should be directed
downward from the horizontal plane of the light source to preserve a dark sky and prevent
unnecessary light pollution. Exceptions may be made for uplit 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
distribution of light and reduction of glare.
d. House -side shields and internal reflector caps shall be used to block light from illuminating
residential windows.
Height
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 entry areas
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Comment [NG14]: Fixture height standards
were moved from the Site Guideline section.
Comment [NG15]: Most of this section has
been moved to the Design manual, some sections
were moved to site requirements or deleted.
Comment [NG16]: This has been moved to the
Design Manual
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
is 12 to 14 feet in height from grade 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 facade composition to carefully integrate screening features. Picket fencing, chain -link fencing
and exposed sheet metal boxes are not permitted outside of the Workplace District.
18.28.290
SITE GUIDELINES_
A. ISitc DesignL
thc surrounding area and within thc site itself. Large monolithic structures arc discouraged.
order to create a more pedestrian oriented environment.
o human scale and provide for pedestrian permeability. If multiple buildings arc not feasible, the
mast of the building, horizontally and vertically, should be broken down into a hierarchy of
volumes.
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Comment [NG17]: This has been moved to the
Design Manual
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
d. Sites with more than one building should be designed to provide adequate circulation and access to
all buildings.
building walls, shared driveways, landscaping, or other shared facilities.
circulation elements, landscape design, and placement of signs.
and streets.
surrounding hillsides,
B. Pedestrian circulation
furniture.
C. Lighting
1. Design
Society of North America (IES).
b. Lightinng fixtu -res should be "dark sky" compliant, i.e. emitted light should b
from the horizontal plane of the light source to preserve a dark sky and prevent unnecessary
light pollution. Exceptions may be made for uplit trees and plants and exterior architectural
lighting operated on timers to shut off after midnight nightly.
with building design and with the envisioned character of the Southcenter ar a.
buildings and landscaping can be illuminated indirectly by conc cling light f atures within
buildings and landscaping to highlight attractive f atures and avoid intrusion into neighboring
properties.
- -lea aR - COIorL
building's metalwork or trim work.
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Comment [N618]: This has been deleted
because d is redundant with Building Facade
guideline G 3.
. ( Comment [NG19]: This has been deleted
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
recommended for prevention of fading of colors.
source types (with color temperatures specified as 2700 degrees Kelvin to 3200 degrees Kelvin)
such as metal halide, induction lighting, compact fluorescent, and Tight emitting diode (LED)are
strongly encouraged.
3. Luminaire Types
a. New area lighting fixtures should bc of the cutoff type to (prevent light from being emitted
above a horizontal Iinel relative to the point of light source.
b. New fixtures should use a reflector and /or a refractor system for efficient distribution of light
and reduction of glare.
shields and internal reflector caps should bc used to block light from illuminating residential
windows.
d. Small decorative "glow" elements within a luminaire such as bollard mountcd lighting or stair
lighting arc permitted to emit a low amount of light above the horizontal.
/1. HcightJ
in Workplace and Corridor Commercial Districts; maximum mounting height should be 14 feet
above finished grade at all other Districts.
b. For pole mountcd lighting at parking lots, a maximum height of 20 feet from grade to light
source should be used; lower heights should bc used wherever possible.
fixture 12 to 11 feet in height from grade to light source should be used.
walkways and landscaped ar as.
from impacting passing motorists.
f. In general, height of light sources should bc kept low to maintain pedestrian seal^ a ern
spill Tight from impacting adjacent properties.
5. Uplighting
a. Shielding and careful placement should bc used to prevent spill light from being visible to
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Comment [NG2O]: Downlighting has been
previously addressed so this is redundant.
Comment [NG21]: Moved to site requirements J
81
'
Comment [NG22]: This has been moved to the
„. Design Manual
Draft Chapter 18.28 Tukwila Urban Center (TUC) District
pedestrians, motorists, and n arbv residential dwelling windows.
should bc uscd to protcct residences from spill light and glarc.
lower brightness levels whcrc thc illuminatcd facades, roofs or landscaping face residential
buildings, cxccpt across wxdcrstoctsorbou|umvds with landscaped medians and stocttrees.
D. Walls and Fcnccsi_
1. p,ontaCc Fences and Walls
thickcrchmcnts for supports and/or pancl divisions. Fcncc posts and/or support coIumn
thould bc dcfincd using additional trim, caps, finials, and/or moldings.
d. Entrances and pcdcstrian "gateways" should bc announced by posts or pilasters, and may be
onmbmcd with tncUiscs special landscaping, dccorativc Iighting, public art or othcr specia
features.
comfortable ,atins.
2. Screening Fcnccs and Walls
property's occupants such as landscaping, trees and screening walls.
b. Scrccnins fences and walls should bc constructed of materials that arc compatible with the
architccturc and charactcr of thc site. Natural colors, a cap or top articulation, and rclatcd
dimensional post spacing increments should be used at screening fences to enhance
horizontally and vertically. Walls should includc dcsign cicmcnts such as textured concrcte
Landscape matcrials should also bc uscd to provide surfacc rclicf.
security bnecessary. Such ,ccurityfcnccs should not exceed 6 feet inhcight.
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b. Security fences should be designed to maintain a visually open character to the extent possible.
This 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.
d. Piers
-long expanses.
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
fixtures, or roof caps.
and the maximum spacing between piers should be 20 feet. Metal posts should be a minimum
of four inches per side or diameter.
5. Materials and Colors)
the character of Tukwila. Appropriate fence materials include wood, masonry, and metal.
fences, a paint finish or viny
g residential streets. For wood- ket
(2) For iron or metal fences, recommended materials include wrought iron, cast iron, welded
steel, tubular steel, or aluminum. Metal fences should be mounted on a low masonry
wall, and /or between masonry piers.
sh may be used over a masonry core.
(1) Exposed block walls should be constructed with a combination of varied height block
courses and /or varied block face colors and textures (e.g. a combination of split face and
precision face blocks). Plain gray precision face concrete block walls arc discouraged.
Design treatments and finishes previously described should be applied to these walls for
improved visual compatibility with building architecture.
(2) An anti graffiti coating is recommended for exposed masonry wall surfaces and should be
cl an, colorless and without sheen.
combined with masonry piers. Recommended materials include brick, terra cotta, and stone,
colored or decoratively treated cast in place concrete, precast concrete or concrete block, or
stucco faced concrete or concrete block.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Department equipment shall be approved by thc Firc Department.
and finishes of streetlights, fencing and other painted metal surfaces to be used on site, or with
the associated building's material and color scheme.
f. Street and building mounted metal furnishings should be powdercoatcd or painted with
Waterborne Acrylic Polyurethane, such as Tnemec Series 1080 or similar product. For
powdercoated finishes, a chemically compatible UV protcctant cl ar coat is recommended for
prevention of color fading.
E. Utility and Scrvicc Ar as
1. Scrvicc ar as should be located and designed for easy access b
access by ach tenant.
F. Signagc
coordinated and display similar or complementary design characteristics.
Pedestrian oriented signs are most effective when located within 15 feet of the ground.
Automobile oriented signage should be designed and sized with consideration for the length of
time that the sign will be visible to motorists given the location of thc sign and the speed of travel.
furnishings:
b. Pavement patterning can be used to cr ate visual interest.
furnishings can be designed by artists as functional, expressive elements.
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Draft Chapter 18.28 Tukwila Urban Center (TUC) District
Art should reinforce the history and the setting of Southccnter ar a, and its connections to
surrounding uses and neighborhoods.
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