CityofTacomaCommunityandEconomicDevelopmentDepartment747MarketStreet, Room1036 ▌Tacoma,Washington98402-3793 ▌(253)591-5365http://www.cityoftacoma.org/planning Agenda Item GB-1TO: Planning Commission FROM: Donna Stenger, Acting Manager, Long-Range Planning Division SUBJECT: Shoreline Master Program DATE: January 27, 2010 At the Planning Commission’s meeting on February 3 rd , staff will present a package of materials related to the S-8 Thea Foss Waterway Shoreline District. These materials include: • Proposed Environment Designation Policies • Proposed Shoreline District Use Matrix • Draft Thea Foss Waterway Design Guidelines In addition, staff will present a summary of how the Thea Foss Waterway Design and Development Plan will be integrated into the Shoreline Master Program and the steps that have been taken to streamline and refine the policies and standards contained in that plan. Staff will also discuss with the Commission the public outreach efforts that have be en undertaken as part of the Foss Plan Update. Through extensive discussions with interested parties on both the east and west sides of the Foss, two issues have surfaced as the primary areas of concern. For the eastside, and in particular that area North of 15 th Street, the primary concerns have revolved around current restrictions on industrial uses, their ability to expand, and the compatibility of industrial uses and public access requirements. For the westside, the primary concern has been in regard to the difficulty in retaining the water-oriented and pedestrian-oriented uses that are required in the mixed-use structures. Attached, please find excerpts from the existing code and highlighted passages that are the source of much of this concern, as well as a brief discussion of each issue and a proposed response. If you have any questions, please contact Stephen Atkinson, Associate Planner, Long-Range Planning Division, at 591-5531, or [email protected]. DS:sa c. Peter Huffman, Assistant Director Attachments (3)
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Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
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8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
FROM: Donna Stenger, Acting Manager, Long-Range Planning Division
SUBJECT: Shoreline Master Program
DATE: January 27, 2010
At the Planning Commission’s meeting on February 3rd, staff will present a package of materialsrelated to the S-8 Thea Foss Waterway Shoreline District. These materials include:
• Proposed Environment Designation Policies• Proposed Shoreline District Use Matrix
• Draft Thea Foss Waterway Design Guidelines
In addition, staff will present a summary of how the Thea Foss Waterway Design andDevelopment Plan will be integrated into the Shoreline Master Program and the steps that havebeen taken to streamline and refine the policies and standards contained in that plan.
Staff will also discuss with the Commission the public outreach efforts that have beenundertaken as part of the Foss Plan Update. Through extensive discussions with interestedparties on both the east and west sides of the Foss, two issues have surfaced as the primaryareas of concern. For the eastside, and in particular that area North of 15th Street, the primary
concerns have revolved around current restrictions on industrial uses, their ability to expand,and the compatibility of industrial uses and public access requirements. For the westside, theprimary concern has been in regard to the difficulty in retaining the water-oriented andpedestrian-oriented uses that are required in the mixed-use structures. Attached, please findexcerpts from the existing code and highlighted passages that are the source of much of thisconcern, as well as a brief discussion of each issue and a proposed response.
If you have any questions, please contact Stephen Atkinson, Associate Planner, Long-RangePlanning Division, at 591-5531, or [email protected].
PurposeThe intent of the Downtown Waterfront Designation is to:
1. To foster a mix of private and public uses, including parks and recreationfacilities, that are linked by a comprehensive public access system, including acontinuous walkway encircling the entire Thea Foss Waterway;
2. To strengthen the pedestrian-orientation of development on the Thea FossWaterway;
3. To promote the design vision for the Thea Foss Waterway through theestablishment and implementation of design guidelines and standards;
4. To encourage a mix of uses, including new water-dependent industrial andcommercial uses that are compatible with public access objectives.
5. To retain and enhance characteristics of the Thea Foss Waterway that supportmarine and recreational boating activities;
6. To manage the shoreline area in a way that optimizes circulation, public access,development, and environmental protection;
7. To encourage and provide opportunities for mixed-use development thatsupports water-oriented uses and provides significant public benefit andenjoyment of the Waterway for the citizens of Tacoma.
Designation Criteria
The Downtown Waterfront shoreline designation is applied to shoreline areas that:
• Are zoned for commercial, industrial and high density residential uses
• Are within or adjacent to the downtown core.
• Are primarily developed with high intensity uses
• Are currently characterized by a dense mix of residential, commercial and
industrial uses
• Contain historic structures, sites related to the Foss Waterway’s maritime historyas well as cultural, educational and institutional uses
• Include unique circumstances and land use relationships related to the co-mingling of residential, commercial, industrial, and mixed use developments andthe necessary transportation and pedestrian access facilities.
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The Downtown Waterfront is characterized by the following:
• Inland waters of Puget Sound within an urban context where it is possible tocreate an attractive focal point for the enjoyment of water-oriented uses.
• A gateway to downtown, where public and private redevelopment effortscreate a lively mixed-use district for living, working, and recreating.
• A wide variety of physical settings and landscaped parks and public spaces.
• Provides a continuous linear waterfront pathway that links a variety ofattractive, ground-level public activities and uses accessible to all ofTacoma’s citizens and to the region.
• A connection from the waterfront with neighboring districts, especially thedowntown, Port industrial area, Ruston Way, and Tacoma Dome areas.
• Provides opportunities to highlight the rich industrial past of the Thea FossWaterway in infrastructure and development alternatives.
General Management Policies
a. General Management Policies
Land Use
1. Retain the “working waterfront” character while encouraging water-oriented commercial, industrial, retail and office uses and also encourageresidential uses where appropriate.
2. Buildings adjacent to the esplanade and public access/view corridorsshould provide ground-level uses that are pedestrian-friendly and publiclyaccessible.
3. Non-water-oriented uses may be allowed in limited situations and on aninterim basis through a conditional use permit.
4. Encourage new water-dependent industrial and commercial uses that arecompatible with public access objectives.
5. Retain and enhance characteristics of the Thea Foss Waterway thatsupport marine and boating activities.
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6. Encourage and provide opportunities for mixed use development thatsupports water-oriented uses and provides significant public benefit andenjoyment of the Waterway for the citizens of Tacoma.
Views and Urban Design
1. Emphasize the uniqueness of the Thea Foss Waterway as a protectedwaterway immediately adjacent to a downtown core, bringing together theattractions of the downtown area, the waterfront, and public spaces.
2. Promote diverse, high-quality, pedestrian-related development thathighlights the rich cultural, natural, and maritime history of the Thea FossWaterway.
3. Provide a wide variety of physical settings, landscaped parks, andpedestrian attractions that are unified by a consistent esplanadetreatment along the shoreline edge.
4. Foster desirable character through the establishment and application ofdesign guidelines and standards.
5. Encourage the incorporation of aesthetic elements and/or artwork in thedesign of public facilities and amenities.
6. Develop site features that facilitate public participation in maritime eventsand activities.
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For water-dependent uses PFor Non-water-dependent uses C
Breakwaters, Jetties, Groins and WeirsBreakwater associated with marinas CUBreakwaters for Navigational purposes CUAs part of Ecological Restoration and
EnhancementP
Dredging and Dredge Material DisposalNon-maintenance dredging CUMaintenance dredging PAs Part of Ecological Restoration /
Enhancement
P
Fill and ExcavationFill and Excavation, Below OHWM CUBelow OHWM for Ecological Restoration
and EnhancementP
Above OHWM PFlood Control Works and Instream StructuresFlood Control Works and Instream Structures N
8New distribution lines or extension of existing distribution lines shall only be permitted underground,
except where the applicant can demonstrate that, due to economical, technical, environmental, or safety
considerations, placing utilities underground is infeasible. (From TMC 13.10.175(B)(21) “Utilities.”)
8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
1.2 Co mm unity Ga thering Plac es 8 Ac c ess/ View Co rrido rs 10
lic Ac c ess/ View Co rrido rs 11 11
SITES 4 2.1 View Co nside rations 14
nsiderations 14 te Layout 15
rior App ea ranc e 16 ition Area s 18
ILS20
ches 22 22 23
Fountains 24 ces 24
3.7 Landsc ape Plantings 25 3.8 Lighting 27 3.9 Log o 29 3.10 Low Imp ac t Development 30 3.11 Ma rina Ga tes 31 3.12 Picnic Tab les 32 3.13 Ra ilings 32
Backgr
Applic
Use
FORMAT
1. PUBLIC SPACES1.1 The a Foss Walkwa y
1.3 West Foss Pub lic
1.4 East Foss Pub
1.5 Stree tscapes
2. BUILDING 1
2.2 Shad ing C o
2.3 Si
2.4 Exte
2.5 Trans
3. SITE DETA 203.1 Art
3.2 Ben
3.3 Bike Rac ks
3.4 Bollards
3.5 Drinking
3.6 Fen
design guidelines & standards
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8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
two design areas: West Foss and East Foss. While some guidelines and stand standards apply to
the entire “S-8” Shoreline District, others only apply in either the West Foss or East Foss.
See map below.
opers and
res are desired in
cond, a design review body designated by the City of
Tacoma will use the document as a reference when evaluating projects subject to design review. Project developers and designers should be aware that, while this document covers issues
dealt with in other City of Tacoma regulatory documents, this document is a supplement to—
and not a replacement of—those other documents. Therefore, project developers and
designers are r esponsible for complying with all other applicable regulatory
documents, such as the Tacoma Municipal Code.
andards apply to
the entire “S-8” Shoreline District, others only apply in either the West Foss or East Foss.
See map below.
opers and
res are desired in
cond, a design review body designated by the City of
Tacoma will use the document as a reference when evaluating projects subject to design review. Project developers and designers should be aware that, while this document covers issues
dealt with in other City of Tacoma regulatory documents, this document is a supplement to—
and not a replacement of—those other documents. Therefore, project developers and
designers are r esponsible for complying with all other applicable regulatory
documents, such as the Tacoma Municipal Code.
DESIGN AREAS
Use
These design guidelines and standards have two primary uses. First, project devel
designers should use the guidelines to better understand what design featu
projects in the “S-8” Shoreline District. Se
Use
These design guidelines and standards have two primary uses. First, project devel
designers should use the guidelines to better understand what design featu
projects in the “S-8” Shoreline District. Se
thea foss wa terway
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8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
landsc ap e p lantings, or other approved m ateria ls (not
located away from public spaces, particularly the Thea Foss
Walkway.
• Not applicable to industrial properties.
3.7 Landsc ape Plantings
Landscape plantings are highly desirable in the Thea Foss Waterway. Landscape plantings, besides just pleasing the senses, can perform many other functions. They can buffer
pedestrians from passing vehicles, offer shade, provide wildlife habitat, and filter stormwater,
.6.4 Permanent refuse, utility, or servic e insta lla ti
be sc reened w ith fences of woo d,
c ha in link) to the minimum height nec essary.
• These installations should be
LANDSCAPE PLANTINGS
SCREENING WITH LANDSCAPE PLANTINGS
design guidelines & standards
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8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
• Preferred tree root protection techniques include the use of • Preferred tree root protection techniques include the use of ornamental fencing, pavers, and
landscape plantings. ey should be decorative.
3. ting a reas should be designed to
e ad equa te soil area to ac co mmod ate tree
ence on visual character
s are intended to:
edestrian surfaces.
• Create a continuous ring of soft, visible light sources around the shoreline edge that will
d ambiance.
Reduce light pollution.
Reinforce the marine industrial history and character of the waterfront.
should p rovide the
minimum a verag e light level.
andle
ndle
s (such as
bus stops): 2 foot candles
: 2 foot candles
candles
lded to
sidential
3 ze
adve rse impa c ts to the shorelineenvironment.
3.8.4 Along the Thea Foss Walkway,
public ac c ess/ view c orridors,
and outlooks, the d esign
standard walkway light
spec ified be low sha ll be used .
ornamental fencing, pavers, and
landscape plantings. ey should be decorative.
3. ting a reas should be designed to
e ad equa te soil area to ac co mmod ate tree
ence on visual character
s are intended to:
edestrian surfaces.
• Create a continuous ring of soft, visible light sources around the shoreline edge that will
d ambiance.
Reduce light pollution.
Reinforce the marine industrial history and character of the waterfront.
should p rovide the
minimum a verag e light level.
andle
ndle
s (such as
bus stops): 2 foot candles
: 2 foot candles
candles
lded to
sidential
3 ze
adve rse impa c ts to the shorelineenvironment.
3.8.4 Along the Thea Foss Walkway,
public ac c ess/ view c orridors,
and outlooks, the d esign
standard walkway light
spec ified be low sha ll be used .
• While not encouraged, if tree grates are utilized, th
7.7 Landsc ape p lan
• While not encouraged, if tree grates are utilized, th
7.7 Landsc ape p lan
provid
roots.
provid
roots.
3.8 Lighting3.8 Lighting
In times of limited visibility, artificial lighting has a tremendous influ
and human activity. The lighting guideline
In times of limited visibility, artificial lighting has a tremendous influ
and human activity. The lighting guideline
• Provide safe, well-lit p• Provide safe, well-lit p
Surfacing materials provide both continuity and variety for the Thea Foss W
general, surfacing should feature a higher design and construction quality th
projects. Special surfacing materials (such as cobblestones, decomposed gr
materials) are encouraged, with consideration for color and low impact de
techniques (please see the Low Impact Development section of this chapter).
Regarding the Thea Foss Walkway, surfacing materials are one of the prima
Walkway distinguishes itself as a unique amenity for the public to use and
materials clarify the direction and continuity of the Walkway and distinguish the
aterway. In
an more typical
anite, or pervious
velopment
ry ways that the
enjoy. Surfacing
Walkway
from surrounding properties (whether surrounding properties are typical public rights-of-
the Walkway surfacing material may
ne to different circumstances, the surfacing
material should always be visually distinct relative to its surroundings. Walkway surfacing
materials should also account for the different users of the Walkway. Pedestrian and bikeusers are common, and all Walkway sections should be compliant with the Americans with
Disabilities Act.
3.16.1 Ac tive-use a reas (suc h as the Thea Foss Walkwa y
and sidewa lks) should typ ica lly use the d esign
standard surfac ing spec ified below.
way, public properties, or private properties). While
ed to change around the Foss in order to adapt
thea foss wa terway
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8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
The West Foss has been envisioned as a mixed-use waterfront with water-oriented uses
along the Esplanade and pedestrian-oriented uses located along Dock Street and in the
corners along the view/public access corridors, to draw visitors from Dock Street to the
Esplanade. However, the experience has diverged from the vision. The existing mixed-use structures along the West Foss have struggled to maintain the water-oriented and
pedestrian-oriented components of those developments and the result has been a series of
vacancies along Dock Street and the Esplanade. The comment we have received suggests
that though retail and pedestrian uses are desirable both economically and for the public’s
enjoyment, until such time as there is a greater concentration of uses and activities along
the Foss, the desired uses will be economically unsustainable. Until such time, the
stakeholders along the West Foss have requested that the City review certain code
provisions that require water-oriented and pedestrian-oriented uses and explore strategies
for providing some relief in the form of more flexible use requirements and the allowance
of commercial office space along the first floor of the mixed-use structures.
The requirements under review are both State and City driven. The WAC Guidelines
require that mixed-use developments contain a water-oriented component and that the
non-water oriented uses be “in support of” the water-oriented use. An entirely non-water
oriented use can only be permitted in limited circumstances and then, only as a
conditional use.
Our City development and use standards go further than the WAC requirements, in that
TMC 13.10 requires that the 1st
floor be primarily comprised of water-oriented uses, and,
that a percentage of each frontage be occupied by pedestrian-oriented uses and that these
pedestrian-oriented uses occupy the corners when possible. This layering of requirements
has been the source of the concerns we have heard from stakeholders. Water-oriented
uses are defined broadly in the WAC, and include water-dependent, related and
enjoyment uses. The TMC defines pedestrian-oriented uses as eating and drinking
establishments, retail, and public art displays. Please find the specific code requirements
highlighted in the following attachment.
Staff is reviewing different strategies for addressing the stakeholder concerns while still
meeting the intent of the WAC.
8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.
Though the East Foss is included within the overall vision of a continuous public access
walkway around the Foss, it has also been recognized as having a distinct character from
the West Foss. Property and business owners have organized meetings to discuss with
City staff their concerns for the future development of the East side of the Waterway.During the course of these meetings, the primary issues that emerged related to the way
in which public access requirements would be applied to the East Foss and a concern that
public access is incompatible with the existing uses, and second, that the current code
places undue restrictions on industrial uses on the East Foss, specifically North of 11th
.
These two concerns are being addressed in an interrelated way. TMC 13.10 limits
industrial expansion to occurring within the existing property boundaries, but it exempts
those same uses from the public access requirements. New industrial uses are allowed to
locate on the East Foss, but would have to meet the public access requirements.
In addition, the WAC requires that local jurisdictions give preference to water-dependentuses, be they industrial or commercial. Therefore, staff believes it appropriate to allow
new water-dependent industrial uses north of 11th
, where they are currently located, as
well as expansion of existing water-dependent uses, but require that water-related
industrial uses locate or expand away from the shoreline edge. This action would remove
the language limiting expansion of water-dependent industrial uses.
However, public access requirements currently apply to all uses in the shoreline and staff
proposes that this application continue as it is consistent with State requirements as well
as the requirements of other similar jurisdictions. It is important to note that existing uses
are not required to immediately install public access features, but that these regulations
only apply to new uses and development. The public access preferences are as follows:
on-site and along the water’s edge; on-site but in an alternative configuration; off-site and
consistent with an identified public access goal and objective; and lastly, as a fee-in-lieu.
Staff believes that compatibility concerns can be addressed on a permit by permit basis
and that a framework for evaluation already exists in TMC 13.10. The updated Design
Guidelines will also provide some additional guidance on how to design industrial
facilities to be compatible with adjacent public access.
8/14/2019 Foss S-8 District Shoreline Management Plan Draft for Tacoma Planning Commission Meeting of Feb. 3, 2010.