HomeMy WebLinkAboutPlanning 2012-06-28 Item 5 - Southcenter Design Manual (Public Review Draft)City of Tukwila
Southcenter Design
Manual
Public Review Draft
Planning Commission Review
06/20/2012
87
Southcenter Design Manual — Public Review Draft
Table of Contents
Introduction
1. Architectural Concept 1
2. Site Design 3
3. Lighting 5
4. Walls and Fences 6
5. Building facade — Base and Top 8
6. Corner Treatments 14
7. Building Modulation 15
8. Blank Walls 19
9. Windows 21
10. Entrances and Doors 24
11. Weather protection 30
12. Building Materials and Colors 32
13. Roofs 37
14. Rooftop Equipment Screening 41
15. Parking Structures 42
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Introduction
Purpose
The Southcenter Design Manual provides policy guidance on site and building design. The guidelines support
and complement the community vision described in the Southcenter Subarea Plan, and provide a flexible tool
for quality and innovation. This document is intended to supplement and expand upon the design
requirements found in Chapter 18.28 Tukwila Urban Center (TUC) Zoning standards.
This document provides City staff, the Board of Architectural Review (BAR), and the public a common basis
for the evaluation of design and development issues during the design review and approval process. The
Manual does not specify a particular style of architecture or design but is intended to guide applicants in
creating an appearance of greater consistency and design quality within the Southcenter District.
Organization
The Southcenter Design Manual is organized by design topic. The general structure is:
1. DESIGN TOPIC (e.g. Windows)
Intent Statement
• Provided to guide the application of criteria to differing site circumstances in a consistent manner.
Design Criteria
A. Design Criteria: General requirements to be met by development
1. Example measures that guide development design to meet the design topic intent and design criteria
above. Graphic and written descriptions are provided.
For each Design Topic there are one or more Design Criteria, which are general in nature. The Design Criteria
explain the requirements for development proposals. They are the decision criteria by which the Director or
Board of Architectural Review will decide whether to approve, condition or deny a project.
The examples and explanations beneath, which augment each Design Criteria, provide guidance to the project
applicant developing the project, to City staff in reviewing a project proposal, and the decision maker in
determining whether the project meets the Design Criteria. These are intended to provide guidance and
possible solutions for the criteria but should not be seen as the only solution. There may be specific
requirements to include or avoid. Occasionally, when the criteria are very specific, examples are not
included.
Photographs and illustrations appear beneath the item they are intended to explain.
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Interpretation
Where the word "shall" or "must" is used it is intended to be a mandate; and where the word "should" or
"encouraged" is used, it is intended to be a recommendation. In determining the degree of applicability of
design criteria or in case of conflict or site impracticality, priority should be given to criteria related to the
"public realm." Not all criteria will be applicable to every project.
This Manual intentionally emphasizes qualitative rather than quantitative measures. It describes, in clear
terms, those features that are to be addressed in the design of projects. It is evident that the criteria could
generate numerous solutions. Varied and imaginative designs are certainly encouraged. Photographs are often
included as visual examples for design and review purposes. They are not intended to be specific examples to
be replicated.
Where an addition to or expansion of an existing building triggers design review the new construction shall
meet all relevant criteria. In addition limited exterior modifications to the existing structure may be required to
aesthetically unify the new and existing portions of the structure and better meet the design criteria.
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1. ARCHITECTURAL CONCEPT
Intent
• To encourage building design in which the organization is easily understood, appropriate to the
site, and is a positive element in the architectural character of the District within which it is
located.
Design Criteria
A. Develop an architectural design expression that unifies the massing and components of a
structure or structures on a site into a cohesive and consistent thematic or stylistic architectural
character or style that is responsive to the functional requirements of the development.
1. Example of axial symmetry, or more formal design organization, in a multi - family building.
2. Example of asymmetry, or more informal composition, in a commercial building.
B. Develop an architectural design expression that is responsive to the site and surrounding context.
1. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a
prominent feature such as a corner location, a street or the river.
2. The architectural forms, elements and details of a project should be organized to clearly express the
building's function(s), orientation and relationship to the site and surrounding area.
3. Projects should provide for visual and functional continuity between the proposed development and
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the adjacent and neighboring structures.
4. Distinctive building elements, such as a corner tower, are encouraged to accent terminating views
within the Plan Area.
5. Service areas should be oriented away from the public realm or well screened, see Section 4 Walls
and Fences.
C. Buildings with multiple tenant spaces shall display a unifying concept or architectural
expression while simultaneously utilizing a varied palette of form, materials and colors between
buildings to prevent monotony.
1.
This may be accomplished with features such as:
a) Using a common color palette while varying materials; and/or
b) Employing the same surface treatments, such as board and batten or masonry, yet using different
colors and unit design; and/or
c) Aligning vertical centerlines of windows and doors between upper and lower floors; and/or
d) Using distinctive roof lines to define individual tenant spaces.
2. Horizontal ornament such as awnings or belt courses, string courses or cornice lines should be
carried directly across adjacent facades to unify various building masses and convey the sense of a
consistent building wall, or, adjacent facades should be designed to be distinctly different as if they
are distinctly different buildings.
D. Architectural style and materials used on additions and accessory buildings shall be carried over
from the primary building to unify development contained on the same site.
1. Base treatments from the primary building can be carried over to accessory buildings and additions.
2. At additions and accessory buildings, windows are recommended to be composed with the same
architectural character as the main building, including opening mechanisms and trim.
3. Roofs on additions and secondary buildings should match the roof of the original building in terms
of materials, slope, detailing and style, to the degree possible.
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2. SITE DESIGN
Intent
• To encourage site design in which the organization is easily understood, appropriate to the area,
and is a positive element in the architectural character of the District within which it is located.
Design Criteria
A. Maintain visual and functional continuity between the proposed development and adjacent
properties where appropriate.
1. A large site should pay particular attention to massing and scale both in terms of its relationship to
the surrounding area and within the site itself. Large monolithic structures are discouraged.
2. Projects are encouraged to site buildings at the minimum setback distance from the right -of -way in
order to create distinct street edge and foster a more pedestrian oriented environment.
3. Incorporate opportunities for joint development of sites where there is potential for common
building walls, shared driveways, landscaping, or other shared facilities.
4. Use site design to take advantage of and/or enhance views of or access to the river, pond,
surrounding hillsides, and mountains, where feasible.
B. Site Design elements shall be organized to provide an orderly and easily understood
arrangement of building, landscaping, and circulation elements that support the functions of the site.
1. Development on a large, super block -scale site should be arranged into multiple buildings that lend a
human scale and provide for pedestrian permeability. If multiple buildings are not feasible, the mass
of the building, horizontally and vertically, should be broken down into a hierarchy of volumes.
2. Sites with more than one building should be designed to provide adequate circulation and access to
all buildings.
3. Minimize conflicts between drivers and pedestrians through the siting of structures, location of
circulation elements, landscape design, and placement of signs.
4. Structures should be designed and sited to maximize site surveillance opportunities from buildings
and streets.
C. Pedestrian walkways should provide relief from the paved expanses of parking lots and streets
by designing the walkways as amenity areas with landscaping, benches, lighting, signage and
attractive furniture.
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Use Site Design to break up super blocks:
1. Create multiple walkways through parking lot and landscaping to connect the site to the
neighborhood and create smaller parking areas in place of one large parking lot.
2. Infill development is preferred at the street edge to adapt traditional single -use commercial
properties to a more urban form and improve aesthetics and pedestrian orientation.
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3. LIGHTING
Intent
• To design site lighting that accents the architecture, improves safety and avoids impacts to adjacent
properties and passersby.
Design Criteria
A. Site lighting shall be designed to promote safety as well as enhance the nighttime appearance of
buildings and landscaping.
1. Commercial buildings and landscaping can be illuminated indirectly by concealing light features
within buildings and landscaping to highlight attractive features and avoid light intrusion into
neighboring properties.
2. Bollard mounted lighting and stair lighting are recommended for low -level illumination of walkways
and landscaped areas.
B. Avoid glare from unshielded or undiffused light sources.
1. Small decorative "glow" elements within a luminaire such as bollard mounted lighting or stair
lighting are permitted to emit a low amount of light above the horizontal.
2. Shielding and careful placement should be used to prevent spillover light from being visible to
pedestrians, motorists, and nearby residential dwelling windows.
3. Adjacent to residential buildings, a combination of lower mounting height and luminaire shields
should be used to protect residences from spillover light and glare.
4. Illumination levels of facade uplighting, roof wash lighting and landscape uplighting should use
lower brightness levels where the illuminated facades, roofs or landscaping face residential
buildings, except across wider streets or boulevards with landscaped medians and street trees.
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4. WALLS AND FENCES
Intent
• To design walls and fences that are compatible with the building, improve the appearance of the
site and improve safety.
Design Criteria
A. Design walls and fences to create a sense of entry and enhance the street frontage.
1. Front yard fences should employ a combination of thick and thin structural elements with thicker
elements for supports and/or panel divisions. Fence posts and /or support columns should be defined
using additional trim, caps, finials, and/or moldings.
a) Piers are vertical architectural elements of fences or walls that can add interest to and break up
long expanses. Piers are recommended to have a base, shaft and cap composition. Larger piers
may be specially designed for gateway or other special locations, and these may incorporate
ornamental plaques or signs identifying the building or business; public art such as panels or
sculptural elements; and /or light fixtures. Piers may be topped by ornamental finials, light
fixtures, or roof caps.
b) Recommended dimensions for masonry piers are approximately 18 inches per side or diameter,
and the maximum spacing between piers should be 20 feet. Metal posts should be a minimum of
four inches per side or diameter.
2. Frontage walls may occur as garden walls, planter walls, seat walls, or low retaining walls. Seating
walls should be between 15 " -18" in height and a minimum of 18" wide to provide comfortable
seating.
3. Entrances and pedestrian "gateways" should be announced by posts or pilasters, and may be
combined with trellises, special landscaping, decorative lighting, public art or other special features.
B. Design walls and fences to screen unsightly portions of the site and enhance security.
1. Screening fences and walls should be constructed of materials that are compatible with the
architecture and character of the site. Natural colors, a cap or top articulation, and related
dimensional post spacing increments should be used at screening fences to enhance compatibility.
2. All walls should have a cap and base treatment.
3. Design elements should be used to break up long expanses of uninterrupted screening walls, both
horizontally and vertically. Walls should include design elements such as textured concrete block,
interlocking "diamond" blocks, formed concrete with reveals, or similar materials. Landscape
materials should also be used to provide surface relief.
4. Use of security fences should be minimized, and limited to special locations where additional
security is necessary. Such security fences should not exceed 6 feet in height.
5. Security fences should be designed to maintain a visually open character to the extent possible. This
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may be accomplished by using metal picket or open grille fencing or by mounting metal picket or
open grille fencing on top of a low masonry wall.
6. Bollards protecting Fire Department equipment shall be approved by the Fire Department.
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5. BUILDING FACADE - BASE AND TOP
Intent
• To ensure that individual elements of a facade relate to the facade's overall design, articulation,
and organization.
• To reduce the scale of large buildings.
Design Criteria
A. Create a building base where the horizontal articulation of the lower part of a building facade's
design establishes a human scale for pedestrian users and passers -by, and aesthetically "ties" a
building to the ground.
1. A building base treatment shall occur at both of the following scales on commercial buildings:
a) At the scale of the pedestrian (i.e. within the ground floor portion of the facade), a base treatment
should be created at a height between nine inches and six feet.
b) For multi -story buildings, at the scale of the building the facade of the entire ground floor (or up
to the second floor, depending on the height of the building) should be designed to read as a base
that "anchors" the building (i.e., the portion of the facade above) to the ground.
2. The building base should be created by any one or more of the following treatments:
a) A horizontal projection (or visible thickening) of the wall surface, which may be accompanied by
a change of material and/or color; this may be an exterior version of a "wainscot."
b) A material and/or color change of the base wall relative to the building wall above. The base
material should be heavier (e.g. of darker color and/or a heavier or more permanent material) than
portions of the building above.
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c) A horizontal architectural line or feature at or below the top of the first story, such as a belt
course, protruding horizontal band or secondary cornice (related to or repeating the pattern of an
upper cornice) separating the first two floors.
d) At non - residential buildings a ground level arcade with columns may be used to create a building
base. Column spacing should be regular, and related to the structural bay increment of the
building.
3. Where base or top treatment is required for side and rear facade(s) of a building per 18.28.180 B one
or more of the following flush wall modulation treatments may be used:
a) Integral color change between the base and portion of wall above, and/or between the top element
and portion of wall below.
b) Horizontal score lines matching top, bottom, and/or other lines of street, pond, or river facade
horizontal articulation.
c) Horizontal facade recess(es) matching top, bottom, and/or other lines of street, pond, or river
facade modulation elements.
B. On mixed -use retail buildings, create a ground -level base that is architecturally distinct from but
strongly related to the design character of upper story uses, and contains more pedestrian- oriented
detail and scale - making elements.
1. Curtain wall storefronts, larger windows, awnings or canopies are encouraged on ground -floor retail
spaces.
2. Upper story setbacks and material changes should be used to define the upper stories as distinctly
different from the ground -floor retail spaces.
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C. Parking podiums shall be designed as part of the building's base.
1. Wall textures, colors, and dimensional modules should be coordinated with the architecture of the
building above.
2. Materials, detailing and design elements should be used to break up a monotonous facade.
D. Create a "top" on buildings through a substantial horizontal articulation of the facade at the
uppermost floor of the building to provide an attractive facade skyline and complete the upper
facade composition.
1. This "cap" shall be architecturally integrated with any sloping roof volume (if used) that occurs
above the eave line.
2. The following are examples of top element types that may be used to satisfy street facade horizontal
modulation requirements per 18.28.180 B:
a) Cornice
A Cornice may be applied as the top of street facade or a building base as a built -up material
articulation that steps forward from the facade plane into the right -of -way or required setback. This
step provides a significant opportunity for shadow lines and facade delineation; to this end, a
minimum of three cornice "steps" or layers should be used. This element can be used on a facade
independently or can be located atop a series of pilasters which are placed at regular intervals
(usually to dictate bay width).
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Note: fabric owning does not
apply towards building base
requirement
i. COMPOUND
CORNICE
Cornices
Repeating
facade
pilasters
ii. COMPOUND
CORNICE WITH
PILASTERS
b) Canopy
A Canopy element serves as an intermediate or final horizontal modulation element or "lid" at a
ground floor facade, or as a street facade cap. Its purpose is to provide shade or cover for
pedestrians or sidewalk dining and/or to establish a strong horizontal massing element and
"shadowline" in the facade. It can be a continuous horizontal element, a series of repeated elements
(typically above shopfront windows), or a single "feature" element occurring at a structure's main or
secondary entrance. A canopy and its related building components should be constructed of an
accent building material (such as metal, tempered glass, or roof material used elsewhere on building)
that is compatible with the primary building material.
i. SUSPENDED
CANTILEVERED
CANOPY
ii. BRACKET - SUPPORTED
CANTILEVERED
CANOPY
Roof type used
elsewhere on
building
Canopies
iii. ROOF CANOPY
Continuous
trellis canopy
iv. TRELLIS
CANOPY
c) Shaped Parapet
A Shaped Parapet is the freestanding upper extension of the street facade extending above the point
where the roof intersects behind it. A Shaped Parapet provides visual completion to the top of a
building facade and develops a distinct and recognizable skyline for the building. The form of a
Shaped Parapet may be unrelated to the roof form behind it. In many cases, the form of a shaped
parapet has traditionally been symmetrical. Generally, Shaped Parapets and their related
components should be constructed of the primary wall cladding (such as brick, stone, or stucco) or
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an accent building material (such as wood or metal) that is compatible with the facade composition.
i. SUSPENDED ii. BRACKET - SUPPORTED iii. BRACKET - SUPPORTED
CANTILEVER LEDGE CAP CANTILEVER LEDGE CAP CANTILEVER LEDGE CAP WITH
ENTABLATURE AND CAP ABOVE
v STEPBACK CAP
L
vi. COMPOUND
STEPBACK CAP
iv. COMPOUND
CORNICE CAP
viii. MANSARD CAP
WITH ENTABLATURE
AND CAP ABOVE
Large
glass
area
Standard
glass
area
Shaped Parapets
I
Decorative
brackets
vii. MANSARD CAP
ix. GREENHOUSE"
PENTHOUSE
FLOOR CAP
d) Facade Offset
A Facade Offset is a horizontal plane break where a portion of the facade steps back a sufficient
distance in order to break the building into smaller volumes. Generally, a Facade Offset (recess line)
applies a Cornice, Canopy, or Shaped Parapet along the edge of the offset to add visual interest and
appropriately define the resulting building volume.
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Locate an architectural
cop (cornice, canopy, or
parapet) along the length
of the facade offset
offset
Facade Offset
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6. CORNER TREATMENTS
Intent
• To emphasize the importance of intersections through special design elements.
Design Criteria
A. Building corners at important intersections shall be emphasized with a distinctive building
element.
1. Appropriate building elements include:
a) Corner towers which are created by articulating a separate, relatively slender mass of the building,
continuing that mass beyond the height of the primary building mass, and providing the top of the
mass with a recognizable silhouette,
b) Projecting or recessed corner entrances with a distinctive roof or canopy element,
c) Distinctively shaped bay windows or balconies.
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7. BUILDING MODULATION
Intent
• To ensure, through horizontal and vertical modulation, that the apparent height and length of a
building maintains the desired human scale and character for the Southcenter area.
• To reduce the scale of large buildings
• To encourage the design of building facades which incorporate interesting architectural details that
add variety to the facade, animate the street presence, and are attractive at a pedestrian scale.
Design Criteria
A. Incorporate architectural elements that minimize the appearance of a building's length.
1. Vertical Modulation Elements. The following Vertical Modulation Element types may be used either
alone or in combination with any other permitted element type to satisfy the Street, Pond, or River
facade Length Increment requirement per 18.28.180 C:
a) Facade Offset
The horizontal depth of a facade offset shall be a minimum of five percent of the width of the
largest adjacent horizontal facade segment. If building materials are used to create a contrast in
color and texture between the wall segments the depth may be reduced to 3 percent of the width
of the largest adjacent horizontal facade segment.
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Facade Offset
b) Pilaster/Pier
The horizontal width of a protruding pilaster or pier shall be a minimum of five percent of the
width of the largest adjacent horizontal facade segment. The setback of wall surface from the
face of the pilaster or pier shall be a minimum of 1/4 of the pier width. Pilasters/Piers shall not
protrude into the public right -of -way.
Pilaster /Pier
•
width
c) Notch
The width of a facade notch shall be a minimum of five percent of the width of the largest
adjacent horizontal facade segment. The depth of the notch shall be at least 1/4 of the notch width.
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Facade Notch
width
B. The building facade shall provide visual interest across vertical and horizontal wall surfaces.
Flat wall surfaces are to be avoided in favor of details that project into or recede from the principal
wall plane facing public spaces.
1. Alcoves, porches, and balconies are encouraged to create architectural interest and to provide
outdoor spaces. They shall have a minimum of 20% open or glazed area distributed evenly
throughout the railing. Privacy between units should be created on balconies either structurally or
with at least 10 feet horizontal space between balconies.
.kc‘
2. Trellises, Signs, Marquees and Architectural Canopies can be used to accent a building and articulate
the facade. Materials, colors, and form should be derived from the building architecture, e.g. a metal
trellis on a modern building is appropriate but a canvas canopy on a modern building may not be
appropriate. A trellis painted the same color as a building's trim or a contrasting color to the building
may be appropriate.
3. Wall- mounted outdoor lighting (sconces) may be used to accent entries, mark a sequence of
repeating pilasters, or serve as a "centerpiece" for a facade panel. Style and material should be
consistent with that of the building and should be ornamental rather than simply utilitarian.
4. Protrusions such as balconies, porches, and bay windows may be used if the overall projection and
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encroachment into the public right -of -way and/or required setbacks conforms to the regulations
established in Section 18.28.210 Front Yard Encroachments. Projections should allow at least 12 feet
clearance from top of sidewalk to underside of projection. Alcoves used in conjunction with these
elements increases the usability of this element, while providing shadow and visual interest to the
facade composition.
5. Balconies and porches should be constructed of materials and proportions related to the overall
facade composition. A contrasting material to the wall surface should be used.
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8. BLANK WAL LS
Intent
• To encourage the design of building facades which incorporate interesting architectural details that
add variety to the facade, animate the street presence, and are attractive at a pedestrian scale.
• To enhance the pedestrian environment by avoiding large blank walls visible from public areas and
adjacent properties.
Design Criteria
A. Buildings shall be "four- sided ", meaning that all facades including side and rear facades should
be considered visible (unless facing "blind" onto an adjacent party wall) and should be treated with
an architectural facade composition similar to that on the building's front.
1. Blank walls are not permitted facing streets, sidewalks, open spaces, or pedestrian pathways and
instead shall be designed to provide visual interest and human scale.
2. Projects should utilize compatible materials on all four sides of the building.
3. One of more of the following treatments should be used to address blank walls:
a) The pattern of openings and windows should be carried across windowless walls to add visual
interest and avoid blank surfaces.
b) Install a vertical trellis in front of the wall with climbing vines or plant materials.
c) Provide a planting bed at least 5 feet wide or a raised planter bed at least 2 feet wide by 3 feet
long in front of the wall, and establish plant materials that will obscure or screen 60 percent of the
wall's surface within 3 years.
d) Install a display window per 18.28.200.
e) Provide artwork (a mosaic, mural, sculptural relief, etc.) over a significant portion of the blank
wall surface and illuminate it for nighttime visibility.
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f) Incorporate a change of materials or texture in the wall and accent it with architectural details.
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9. WINDOWS
Intent
• To encourage large expanses of glass across facades to provide daylighting of internal spaces,
visual interest, and access to views while providing a visual connection between activities inside
and outside.
• To provide visual access and interest at the street level through the use of ground level windows.
• To design windows to be in keeping with the character and the architectural style of the building.
• To relate windows throughout a building's facades in design, operating type, proportions, and trim.
They should be used as architectural elements that add relief to the facade and wall surface.
Design Criteria
A. Windows shall be used as an element which helps to articulate the character of a facade and
define an architectural style.
1. Windows within solid walls (walls not designed as curtain wall systems) should not sit in the same
plane as the wall surface. They should be recessed at least 4 ", with the wall material turning the
corner at the window jambs, in order to emphasize the wall thickness.
2. Window openings, operating types (single -hung, casement, etc.) and proportions of window frames
and members should be designed in accordance with the building's architectural style.
I k
3. Windows should have design and scale relative to the spaces behind them.
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4. Window accessories such as window boxes for plants, fabric awnings, etc. should be considered for
additional articulation and interest, in coordination with the selected architectural style and building
use.
B. Window frames and sills should be prominent and substantial to enhance openings and add
additional relief.
1. The size of elements should be proportional to the glass area framed, as where a larger window may
use commensurately wider framing members.
2. Upper story windows and parking structure "window" openings should be detailed with architectural
elements such as projecting "lug" sills, and/or lintels.
3. Ornamental framing and hardware provide utilitarian opportunity for craftsmanship and decoration.
4. Windows designed as glass curtain wall systems (where they are not treated as a separate element
from the facade system) should be designed with projecting vertical and/or horizontal mullions, or
other modulating features.
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5. At light duty horizontal or vertical aluminum sliding windows, assemblies with extrusions and frame
members of minimum one and one -half inches exterior width dimension should be used to avoid an
insubstantial appearance common to aluminum sliding windows; these should be accompanied by
well - detailed frame and sill elements
6. "Lug sills" (protruding window sills) should not be formed of rigid foam or other substrates sprayed
with stucco or other wall finish material. They should instead be constructed with a permanent
material such as painted wood, painted FRP, metal, precast concrete, GFRC, terra cotta, or stone.
7. Where multi -pane windows are utilized, "true divided light" windows or sectional windows shall be
used. "Snap -in" muntins (i.e. detachable vertical or horizontal glass plane dividers or glass pane
dividers sandwiched between layers of glass) shall not be used.
C. Windows on facades subject to corridor standards may have integrated tints but shall remain
transparent. Clear glass should be used, particularly along facades facing streets or public open
spaces.
1. Opaque tinted glass shall not be used along facades facing streets or public spaces.
2. Screening sheets, white, or UV protection film shall not be used.
3. Mirrored glass shall not be used for more than 10 percent of the facade.
4. If solar or heat control is desired, low emissivity and nonreflective solar control glass, additive
external and internal shade devices, and deep recessing of windows within walls are among the
elements that can be used.
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10. ENTRANCES AND DOORS
Intent
• Ensure a welcoming public face to buildings with well designed, appropriately scaled, and easy to
find entrances.
• Entrances should be visually prominent features in the design of a building.
• Design retail and commercial entries to create an open atmosphere that draws customers inside,
and residential entries that are welcoming and provide a graceful transition between the public and
private realm.
Design Criteria
A. Primary entrances are among the most visible and characteristic features of a building. The
location and design of the main entrance door(s) and the surrounding frame shall represent the
overall style and architectural character of the building.
1. The primary entrance may be:
a) marked by a taller mass above, such as a modest tower, or within a volume that protrudes from
the rest of building surface;
b) accented by special architectural elements, such as columns, overhanging roofs, awnings, and
ornamental light fixtures;
c) indicated by a recessed entry or recessed bay in the facade. Recommended treatments include
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special paving materials such as ceramic tile; ornamental ceiling treatments, such as coffering;
decorative light fixtures; and attractive decorative door pulls, escutcheons, hinges, and other
hardware. Examples of a recessed entry include:
(1) Forecourt. A forecourt is a courtyard forming an entrance and lingering space for
a single building or several buildings in a group, and opening onto the public sidewalk.
The forecourt is the result of setting back a portion of the primary building wall. It should
be enclosed on three sides by building masses (and therefore cannot be built on corners) or
adjacent to a building already set back from the sidewalk. The forecourt opening shall be a
maximum of 30 feet wide. It may feature a decorative wall or fence on the sidewalk that
creates a gateway into the forecourt. A forecourt can be appropriate for ground or upper
floor residential uses when combined with stoops or flush single entries, or can be
combined with shopfront frontage types for retail and office developments. When
combined with stoops, the courtyard may be slightly raised from sidewalk grade and
landscaped or paved. When combined with retail, restaurant and service uses, all three
sides of the courtyard should feature shopfront entrances and display windows and the
forecourt should be treated as an extension of the sidewalk space;
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(2) An arcade. An arcade is a colonnaded space at the base of a building running
along the sidewalk resulting in a covered sidewalk space. An arcade requires the ground
floor to be constructed at or close to sidewalk grade, and so is not appropriate for
buildings with ground -level residential use. Minimum arcade width is 12 feet, and
maximum column spacing along the street is 15 feet. Ceiling beams and light fixtures that
are located within the column spacing geometry greatly enhance the quality of the space
and are recommended. Setback areas should be treated as extensions of the sidewalk;
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d) sheltered by a projecting canvas or fabric awning, or a permanent architectural canopy utilizing
materials from the primary building; and or
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e) A "grand portico" meant to project the image of an important community building, such as
libraries, post offices, city halls, or quasi -civic buildings such as hotels with ground level
convention facilities, or movie theaters. A portico is a roofed entrance supported by columns
appended to the primary plane of the building's front facade. A "grand stair" makes an excellent
appendage to a grand portico. Setback areas should be landscaped for non - commercial buildings
and paved for commercial buildings.
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2. A sign mounted at the entry may be used to emphasize the entry.
3. Where smaller, subsidiary roofs are used over entrances, they should match the principal building in
terms of style, detailing and materials.
B. Building entrances shall be prominent and easy to identify from the public and pedestrian realm.
1. Residential developments may use the following entry treatments:
a) Stoop. A stoop is an entrance stairway to a residence typically constructed close to the sidewalk.
Stoops may feature a portico entrance at the top of the stair. Multiple stoops may be combined to
increase the scale of the entrance. Setback areas are typically landscaped.
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b) Porch. A porch is a roofed space, open along two or more sides and adjunct to a building,
commonly serving to shelter an entrance and provide a private outdoor space appended to a
residence. Porches may serve multiple entrances. Setback areas are typically landscaped.
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c) Front door. A front door features a residence's main entrance with a deep setback, creating a
gracious open space along the property frontage. Setback areas are typically landscaped.
2. Special paving may be used to enhance and define the entrance.
3. If a courtyard is incorporated in the design, an entrance may also open onto it.
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4. Ground floor multi- family residential units should have dedicated entrances wherever possible.
5. Public entrances should be illuminated at night to enhance safety and visibility.
C. At mixed -use buildings, entrances to residential, office or other upper story uses shall be clearly
distinguishable in form and location from retail entrances.
1. Use different materials, building forms, door styles, and/or building perforations in retail/commercial
spaces than residential entrances.
2. Accent the entrance with architectural elements such as clerestory windows, sidelights, and
ornamental light fixtures, and identify it with signage and/or address numbering.
3. The entrance may be recessed into a vestibule or lobby distinguishable from storefronts.
D. Secondary Entrances: Side or rear building entries shall consistent with but visually secondary
to main entrances.
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1. The design of the side or rear entry should be architecturally related to the front entry, such as in use
of materials and proportions.
2. Secondary entries should be enhanced with detailing, trim and finish consistent with the character of
the building.
E. Loading and Service Entrances shall be designed to minimize visibility from the public realm.
1. All service entrances and associated loading docks and storage areas shall be located to the side or
rear of the building unless all facades face a public street in which case the least visible location shall
be used.
2. The service areas shall be separated and architecturally screened from any pedestrian entrances.
3. Portions of the building facade containing service or truck doors visible from the public street shall
be designed to include attractive and durable materials and be integrated into the architectural
composition of the larger building facade design. Architectural treatments, materials, and colors
shall be extended from building facade areas into the facade portion containing truck doors to avoid
creating a gap in architectural expression and to maintain a high - quality appearance.
F. Automotive Service Bays: Buildings containing automotive service bays shall be designed to
minimize their visibility from the public realm.
1. Either orient the service bay doors in the direction least visible from the public realm or screen the
doors with walls, trellises or landscaping.
2. Framing elements such as trellises and trim around the edges of service bay doors are recommended
to add depth and detail to the automobile scaled facade.
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11. WEATHER PROTECTION
Intent
• To provide additional shelter at the edges of buildings and entrances from wind and rain through
the use of porticos, covered porches, and arcades.
• To improve the pedestrian experience by providing protection from inclement weather.
Design Criteria
A. Non - residential buildings shall provide pedestrian weather protection along adjacent street front
sidewalks and open spaces using awnings, canopies, or building overhangs.
1. Awnings, canopies or building overhangs over sidewalks shall be a minimum 6 feet in depth. The
depth should depend on its function. Canopies or awnings shall have an overhead clearance between
8 to 12 feet.
2. Vinyl or plastic awnings, and translucent awnings with interior lighting are not permitted.
3. Weather protection shall be a permanent architectural element. Materials and details must relate to
the building as a whole.
4. Continuous weather protection coverage in pedestrian oriented areas is desirable. Different methods
can be used to accommodate continuous coverage. For a sequence of storefronts or windows, a
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sequence of discrete, overlapping awnings or canopies for each storefront or building bay should be
used, rather than one continuous run -on awning.
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5. Drainage should be designed so that the awning or canopy does not drip on pedestrians.
6. Awnings and canopies on multi -story buildings should be designed to accommodate Fire
Department ladder access requirements.
7. Where not in conflict with the Design Criteria, shading devices such as building /roof overhangs,
latticework and trellises should be incorporated primarily into south - facing facades and designed to
balance summer cooling and winter heating by maximizing solar gain during the winter and
minimizing solar gain during the summer.
8. Deep canopies on building faces subject to heavy shade either because of orientation (north facing)
or adjacent building form (blocking sunlight), should incorporate glazing into part of the canopy to
allow natural light to penetrate to storefronts and the sidewalk below.
B. Awning design shall relate to the other elements of the building facade.
1. Colored fabric mounted awnings supported by a metal structural frame are recommended. Awnings
should be made of durable materials, avoiding the use of vinyl, shiny, and flimsy fabrics.
2. Awnings should not cover up intermediate piers, pilasters, or other vertical architectural elements.
3. Storefront awnings should not dominate or obscure the storefront or facade.
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12. BUILDING MATERIALS AND COLORS
Intent
• Utilize durable, high quality exterior building materials that contribute to the overall appearance
and longevity of the building, as well as colors and textures that reflect the local setting and further
articulate the building design.
Design Criteria
A. Use of natural materials that reflect our Northwest setting such as stone, local woods like cedar
and fir, and functional materials like concrete, brick, and metal is encouraged.
1. Descriptive Definitions and usage recommendations:
a) Brick: Full size brick is preferable to thin veneer brick. When used, brick veneers should be
mortared to give the appearance of full -depth brick and detailed with wrap- around corner and
bullnose pieces.
b) Ceramic tile: Glazed and unglazed tile should be limited in use to a facade cladding or decorative
wall accent material. Simple color palettes and design motifs should be used.
c) Fiber - Cement or Cementitious Siding: An exterior siding product available in planks, panels and
shingles and composed of portland cement, ground sand, cellulose fiber and sometimes clay,
mixed with water and cured in an autoclave. Fiber - reinforced plastics (FRP), cast glass fiber
composites ( "fiberglass "): These materials are often used in molded reproductions of carved
wooden or cast metal architectural ornamentation such as architectural columns, capitals and
bases, cornices, and other trim. They may be used if their appearance closely approximates the
type of painted wood element they are simulating, and are coordinated in color and composition
with the selected architectural style. They should only be used at locations above the reach of
pedestrians.
d) Profile, Corrugated, and Other Sheet, Rolled and Extruded Metal Surfaces: Where used, sheet
metal should be detailed with adequate thickness to resist dents and impacts, and should have trim
elements to protect edges. Metal siding shall have features such as visible corner moldings and
trim and incorporate masonry, stone, or other durable permanent materials near the ground level
(first two feet above sidewalk or ground level). Metal siding shall be factory finished with a
matte, non - reflective surface.
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e) Stone (including river stone), stone veneers, cast stone, terra cotta, precast concrete, glass fiber
reinforced concrete (GFRC). Improperly simulated or contradictory finishes (i.e. use of panelized
concrete to simulate a riverstone wall appearance with visible straight -line joints cutting across
individual stones) should not be used.
f) Stucco or EIFS (Exterior Insulating and Finish Systems): Close attention should be paid to detail
and trim elements for a high quality installation. Very stylized or highly textured surfaces are
strongly discouraged. Joint patterns should be architecturally coordinated with overall facade
composition. These finishes should be sheltered from extreme weather by roof overhangs or
other methods and weather exposed horizontal surfaces should be avoided.
g) Wood: Horizontal sidings such as clapboard and tongue -in- groove; vertical siding such as board
and batten; and other horizontal sidings such as smaller wood shingles may be suitable. The
larger, more rustic styles of shakes should not be used. Trim elements should be used for all
wood siding types. Timber detailing and exposed bracing may be appropriate. "T1 -11" plywood
panel siding is not allowed.
h) Precast Concrete: The location and spacing of panel and expansion joints should be incorporated
into the facade composition. Castings should be shaped to form architectural profiles that create
bases, cornices, pilasters, panel frames, and other elements contributing to facade composition
and human scale. Cement type, mineral pigments, special aggregates and surface textures may be
used in precast concrete to achieve architectural texture and variety.
i) Poured -in -Place Concrete: Long surfaces of uninterrupted concrete walls should not be used. The
use of textured form liners, pigments, stains, and/or special aggregates should be used to create
visual interesting surfaces. At a minimum, the design of exposed concrete walls should
incorporate the location and spacing of formwork tie - holes, expansion joints and control joints
into the facade composition. The architectural treatment of poured concrete that is used as a
building architectural base should be extended to concrete used elsewhere in the project for
sitework material.
j) Concrete Block: Incorporate a combination of textures to provide visual interest (such as split or
rock - facade units and/or contrasting colored units with plain smooth block can create distinctive
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patterns). Decorative treatments such as alternating block courses of differing heights, contrasting
grout colors, alternating surface textures (e.g. precision face and split face) and/or compositions of
colored blocks should be used, along with matching cap and trim pieces. Plain concrete block fire
walls on the sides of a building that are visible to the public are discouraged.
2. Local and recycled building materials should be used whenever possible.
3. If the building massing and pattern of windows and doors is complex, a simple palette of wall
materials, textures and/or colors should be used. If the building volume and the pattern of wall
openings are simple, additional wall materials, textures and articulation may be utilized.
B. Wall Cladding materials shall be appropriate to the architectural style and building type.
Authentic materials and methods of construction should be used to the degree possible.
1. Where simulated cladding materials (e.g. artificial stone to substitute for real stone, or painted fiber
reinforced plastics to substitute for painted wood) are used for reasons of economy, they should be
durable and closely match proportions, surface finishes, and colors of original materials.
2. Fiber - Cement or Cementitious Siding: Planks are an acceptable substitute for wood siding when
used in the formats described above under "Wood." To match the precedents of real wood siding in
the area the spacing of siding should not exceed 8 ".
3. Profile and Other Sheet, Rolled and Extruded Metal: As wall cladding, these wall systems should be
used as a secondary or accent material. A high quality, durable, fade - resistant coating system or
paint such as Kynar, Tnemec, etc. is recommended.
4. Stucco or EIFS: Stucco and EIFS finishes are acceptable finishes for upper stories only at street
exposures on commercial buildings. They should not be used at storefronts. They may be used at
ground floor portions of rear or side service and parking exposures and in such cases should be
specified with high- density materials, with the ground floor street facade cladding materials
continuing to be used as a building base and accent material.
5. Wall Accent Materials: are recommended to add interest and variety, for example, at architectural
elements such as cornices and on portions of buildings or walls. Materials recommended for use as
accents include brick, wood, stone, Fiber Reinforced Plastic, ceramic tile as listed above, in keeping
with the architectural style of the building.
C. Color: More than two colors and materials shall be incorporated into a design. Mono - chromatic
schemes are discouraged. Color choices should include warm rich colors that reflect and
complement the woodlands, water and open sky of the region; weathered wood and oxidized metal
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colors related to industrial and agricultural influences.
1. Primary building colors, used at building walls, freestanding site walls, and other primary building
elements, should be saturated colors to complement Tukwila's forested surroundings and often
overcast skies. Extremely bright colors should not be used as primary wall colors.
2. Secondary color should complement the primary building color, and may be a lighter shade than the
body color, or use more saturated hues. Secondary color can be used to give additional emphasis to
architectural features such as building bases or wainscots, columns, brackets, cornices, capitals, and
bands; or used as trim on doorframes, storefront elements, windows and window frames, railing,
shutters, ornament, fences, and similar features.
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3. Accent colors may be more saturated in color, or brighter in tone, and used to highlight special
features such as doors, shutters, gates, ornament, or storefront elements. Bright colors should be
limited to retail establishments, and used sparingly at fabric awnings, banners, window frames, or
special architectural details. A restrained use of bright colors allows display windows and
merchandise to catch the eye and stand out in the visual field.
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4. Colors should be compatible with other buildings in the surrounding area. Colors of adjacent
buildings should be taken into consideration.
5. Fluorescent colors should not be used on building materials.
6. At attached residential units, primary and secondary building colors may contain variations in color
from unit to unit, to further distinguish the individual identity of each residence.
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13. ROOFS
Intent
• Encourage prominent rooflines that give buildings an attractive and distinctive top, contribute to
the character of the area, and are consistent with the type of building function and uses.
• Encourage the use of sloped roofs for residential buildings to shed rain and snow and provide
shelter.
Design Criteria
A. Roof lines shall be a distinctive design element for all buildings.
1. Rooflines should reflect the architectural style of the building.
2. Pitched and continuous sloping roof forms (i.e. without flat horizontal portions) including gable, hip,
and pyramidal roofs are encouraged.
3. Use of gables, dormers and towers is encouraged.
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4. Roof surfaces should be punctuated with varying roof forms to break up large massing of roof
surfaces and/or to provide opportunities to daylight interior spaces.
5. Creative or unusual roof lines are encouraged.
B. Flat or shallow pitched roofs shall be ornamented with shaped parapets, caps, or cornice
treatments.
1. The primary cornice should be decorated or bracketed with parapets, finials, or simple decorative
panels or molding.
2. An architecturally profiled cornice and/or expressed parapet cap should be used to terminate the top
of the parapet wall.
3. Surface mounted cornices, continuous shading elements, or trellises should be used to strengthen a
parapet wall design.
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4. Sheet metal parapet caps or coping should provide a formed (compound folded) overhanging edge
termination and a heavy gage sheet metal thickness selected to avoid "oilcanning" distortion. Single
layer, flush sheet metal parapet caps should not be used. Finish should either be of an unpainted
ornamental metal such as copper, or painted to match adjacent wall surface. Unpainted galvanized
metal should not be used.
C. Roof overhangs for both flat and sloping roofs are encouraged to add depth, shadow and visual
interest, and can be used to create a Street, Pond and River facade Top Element as defined in
Section 18.28.180 B.
1. Vertical roof edge fascia over eighteen inches in height should be subdivided or accented by
additional horizontal layers, stepbacks, trim, and other detailing.
2. Brackets and corbels (i.e. decorative supporting pieces designed to bear the weight of projected
overhangs), or other expressed roof overhang supports (whether structural or nonstructural) are
encouraged to add richness to detailing. The spacing module of repeating supports should relate to
the building's structural bay spacing or window mullion spacing.
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3. The soffit (i.e. the underside surface of the roof overhang) should be designed as a visible feature
and incorporated into the overall architectural composition. Soffit beams, coffers, light fixtures and
other design articulation are encouraged.
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14. ROOFTOP EQUIPMENT SCREENING
Intent
• Use building and site design to conceal service equipment and areas.
Design Criteria
A. All building mechanical equipment located on roofs shall be screened from view - as seen from
public streets and sidewalks within 300 feet of the subject property, except from points of view in
excess of 10 feet above finished site grade of the subject property.
1. The first preference is to either place the equipment where it is not visible from the street or nearest
offsite property or screen the equipment using the roof forms or parapet walls.
2. If equipment must be placed where it is visible it must be screened with elements that are
architecturally compatible with the building design.
3. Materials, architectural styles, colors and/or other elements from the facade composition shall be
used to integrate the screening into the building's architecture.
4. In the design of screening enclosures, use dimensional increments of window spacing, mullion
spacing, or structural bay spacing taken from the facade composition.
5. Where possible, downspouts should be concealed within walls while meeting the requirements of
plumbing codes and providing for maintenance. The location, spacing, materials, and colors of
exposed downspouts, gutters, scuppers, and other visible roof drainage components should be
incorporated into the architectural composition of the facade and roof; haphazard placement should
be avoided. Half round gutters and round downspouts are recommended as a type appropriate for
most architectural styles. Corrugated downspouts should not be used.
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15. PARKING STRUCTURES
Intent
• To reduce the visual impact of parking structures.
• To improve the street level presence for parking structures adjacent to streets.
• To integrate the design of parking structures with surrounding development.
Design Criteria
A. Parking structures which are part of a new development shall be architecturally consistent with
exterior elements of the primary structure, including roof lines, facade design and finish materials.
1. Building massing should be simple but well - articulated in length and height for pedestrian scale and
avoid excessive emphasis on long -span openings. Vertical elements — columns, pilasters, etc. should
be used to better relate parking structures to surrounding retail, office and residential structures of
similar height.
2. Special massing should be used to identify main vehicular entrances and pedestrian vertical
circulation.
3. Though parking structures generally have flat roofs consider sloping roofs or other roof shapes for
corner towers, entry roofs, etc.
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4. Weather protection such as canopies and other facade- attached elements may serve as ways to
incorporate expressive structural elements typical to Pacific Northwest design character.
5. Facade openings generally cover a high percentage of the facade area. Columns, decorative
screening, and other intermediate members should be used to break down the scale of parking
structure facades.
6. Security grilles for parking structures shall be decorative and architecturally consistent with the
overall design. Chain link fencing is not permitted as a window treatment.
7. Due to their highly visible location, light poles and fixtures at roof parking decks should be specified
or designed as decorative fixtures, architecturally coordinated with the style of the building.
B. Ground floors of parking structures that front on Tukwila Pond or public streets in the TOD and
Pond Districts shall be designed to accommodate future office, retail or residential uses.
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