foss s-8 district shoreline management plan draft for tacoma planning commission meeting of feb. 3,...
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City of Tacoma
Community and Economic Development Department
747 Market Street, Room 1036 ▌ Tacoma, Washington 98402-3793 ▌ (253) 591-5365
http://www.cityoftacoma.org/planning
Agenda Item
GB-1
TO: 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 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].
DS:sa
c. Peter Huffman, Assistant Director
Attachments (3)
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SHORELINE ENVIRONMENTS
Downtown Waterfront
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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Areas Proposed for this Designation
• S-8 District – Thea Foss Waterway
Rationale
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.
• Integrated recreational, commercial, marine, industrial, institutional, cultural,and residential activities.
• 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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Shoreline District S-8 Thea Foss Waterway
Draft Use Matrix
District S-8
District nameThea FossWaterway
Shoreline Designation DW
Shoreline Use Agriculture
Agriculture NAquaculture
Aquaculture, general NArtwork
Artwork P
Boating FacilitiesMarinas PBoat Ramps P1
Non-motorized Boat Launch PMooring Buoy NNavigational Aids PBoat Houses NCovered Moorages N2
Commercial DevelopmentWater dependent P3,4
Water related PWater enjoyment P
Non Water oriented P/CUEcological Restoration / Enhancement
Ecological Restoration / Enhancement PEducational, Historic, Cultural and Scientific
Educational, Historic, Cultural and Scientific P
1 Boat launch facilities, which are not part of a marina facility, shall be prohibited within the Thea Foss
Waterway, except on the east side of the Foss Waterway within the 11th Street right of way or to the north
of the 11th Street right of way.
2On the east side of the Thea Foss Waterway, enclosed moorage (covered and enclosed with sidewalls) for
industrial purposes is allowed.
3 Commercial dry boat storage on the west side of the Waterway, except for car-top boats (kayaks and
canoes) is prohibited.
4Commercial haul-outs are prohibited on the west side of the Thea Foss Waterway, except haul-outs that
support non-commercial uses such as boat festivals, non-profit organizations, and maritime center
activities.
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District S-8Thea Foss
District nameWaterway
Shoreline Designation DWForest Practices
Forest Practices N
Industrial/Port FacilitiesWater-dependent P5
Water-related NNon water oriented N
MiningMining N
Mooring Facilities: Docks and PiersAssociated with Residential uses PAssociated Public Access Uses PAssociated with Water Dependent Uses P
Parking
Associated with an Approved Use PAs a Primary Use NRecreational Development
Water oriented PNon Water oriented N
Residential Development6
Single family PMultifamily PMultifamily as part of a mix-use
developmentP
SignsInterpretive/Educational P
Advertising PTransportation
New Facilities CUExpansion of Existing Facilities CU7
Ferry PUtilities
Underground PAbove ground N8
5New water-dependent industrial uses are allowed on the east side of the Thea Foss Waterway, north of the
centerline of East 11th Street.
6 Residential allowed only in upland locations or within overwater structures which existed on
January 1, 1996; on the east side of the waterway residential is not allowed north of the East 11th Street
right-of-way.
7Expansion of existing transportation facilities on the west side of the Thea Foss Waterway shall not
include additional vehicular through lanes.
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District S-8
District nameThea FossWaterway
Shoreline Designation DWShoreline ModificationShoreline Stabilization
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.”)
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DRAF
JULY 2009
THEA FOSS WATERWAY
DESIGN GUIDELINE
& STANDARD
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INTRODUCTION 3 ound 3
Intent 3 ability 3
4 5 6 6
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
DRAFT
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3.14 Signage—Public 32 ing Sites 3
3.16 Surfac ing Ma teria ls 34 3.17 Waste Rec ep ta c les 36 3.15 Signage—Build 3
thea foss wa terway
DRAFT
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INTRO DUC TIO Nmaritime
coma, with
extensive collaboration from its citizens, has aimed to create a vibrant and viable future for
recognizing its past, this document serves to help implement the design
aspirations for the future Foss.
nt in an areato allow
esigning projects. design approach
te that a specific streetlight
l should be installed along area streets. Design standards are particularly beneficial for
ishing the identity and continuity of an area.
to promote
cenic, architectural, and/or cultural values of a particular area.
nt is to further
erway Design and
n.
other City of Tacoma regulatory processes.
ange over time to
ed situations.
Applicability
The design guidelines and standards contained in this document apply to the City of Tacoma
“S-8” Shoreline District—Thea Foss Waterway.
However, the guidelines and standards do not all apply uniformly across the “S-8” Shoreline
District. For the purposes of this document, the Thea Foss Waterway has been divided into
For many years, the Thea Foss Waterway bustled as a hub of industry and
activities. As time has moved on and circumstances have changed, the City of Ta
the Foss. While
Background
Design guidelines are broad statements that point the way to how developmeshould take place. Design guidelines are intentionally broad: they are meant
designers considerable creative latitude when d
In contrast, design standards are statements that indicate when a specific
should be used. For example, a design standard might indica
mode
establ
Communities throughout the nation have used design guidelines and standards
the historic, s
Intent
The intent of the design guidelines and standards contained in this docume
implement the design objectives originally laid out in the Thea Foss Wat
Development Pla
The design guidelines and standards contained in this document have been reviewed to
ensure that they interact logically with
The design guidelines and standards are not static and will likely need to ch
further clarify issues, provide additional specificity, or address unanticipat
design guidelines & standards
DRAFT
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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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FORMATThe design guidelines and standards contained in this document are presented in a
consistent fashion, according to the model shown below.
Transition areas are the privately owned spaces between buildings and public spaces. Highly
vely, pedestrian osphere.
of these areas should provide a seamless transition between public and private
extend the d esign fea tures of
public spac es to the ed ges of build ings.
• Transition areas should use landscape plantings, materials, lighting, and furniture
compatible with that used in the public spaces, but may demarcate the transition area with
t design features. • Not applicable to industrial properties.
2.5 Transition Area s
visible to passersby, transition areas should foster a li -oriented atm
The design
areas.
2.5.1 Transition a rea s should
differen
DESIG
ISSUE
N
DESIG
ISSUE
OVERVI
N
EW
DESIGN
GUIDELINE OR
STANDARD
FURTHER
DETAIL
WHERE APPLIES
W=west E=east
VISUAL
TRANSITION AREA
design guidelines & standards
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1. PUBLIC SPA C ES a variety of purposes. Besides
eeded for recreation,
design features in common to provide identity and
ent of site details.
rcle the entire
public
es for active and passive public recreation.
s the Thea Foss
relates to the designs and activities of upland and
space that is
On the west side of the Foss, the Walkway is expected to primarily consist of an esplanade
t always be able
djacent to the shoreline due to site constraints. Indeed, the Walkway
run adjacent to an inland street.
Th y” and
“e trail that is envisioned to encircle the entire
ections of the trail that run immediately
Ame ric ans with Disab ilities Ac t (ADA) a nd designed to
sa fely ac c om mo date a va riety of users, inc ludingwalkers, jog gers, b icyc lists, and rollerb lad ers.
• For required Walkway widths, see the Tacoma Municipal Code.
• Where space constraints only allow for sub-optimal trail width, the primary trail should be
designated for foot traffic and remain ADA compliant, while bicyclists and other wheeled
users should be diverted to a secondary route (such as a route along an adjacent street).
Public spaces around the Thea Foss Waterway must serve
providing public shoreline access and circulation, public spaces are n
contemplation, and inspiration—not to mention a nice spot for lunch!
Public spaces should have some
continuity. Continuity may also be expressed through the regular placem
1.1 Thea Foss Wa lkway
The term “Thea Foss Walkway” refers to the trail that is envisioned to enci
Thea Foss Waterway. The primary intent of the Thea Foss Walkway is to provide
shoreline access, with opportuniti
The design of the Walkway should create a linear shoreline park that unifie
Waterway, joins larger public spaces, and
in-water facilities. The Walkway should be an inviting, lively, and safe public
enjoyable all year, in all kinds of weather.
that runs immediately adjacent to the shoreline.
On the east side of the Foss, however, it is expected that the Walkway may no
to run immediately a
may at times need to head away from the shoreline and
erefore, a distinction should be made between the terms “Thea Foss Walkwa
splanade.” The former generally refers to the
Thea Foss Waterway, while the latter only refers to s
adjacent to the shoreline.
1.1.1 The Thea Foss Walkway should b e c om pliant w ith the
thea foss wa terway
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1 s Walkway
inc lude p ublic a rt, light ing , benc hes, signa ge , and
ould typically
section of
elopment where it can be demonstrated
evelopment and are compatible with the site
ovided along the Walkway on the other sides of the development site.
.1.4 The Thea Foss Walkway should inc orporate theor sa fe
the Lighting section of Chapter 3, Site Details.
es) located
the West Foss, to
e summer.
e shoreline edge, a planting strip with
mmediately adjacent to the waterward
rmwater runoff before it enters the
Foss, such planting strips should be six feet
n the east side of the Foss, such planting strips should be X
Chapter 3, Site Details.
1 the
Thea Foss Walkway, d irec t the p ub lic to the Wa lkwa y,
and indica te the intende d route of the Walkway
where the route m ay be unc lea r.
• Please see the Signage—Public section of Chapter 3, Site Details.
1.1.7 Pub lic restroom fac ilities should b e p rov ided in
build ings on build ing sites, ra ther tha n in sep ara te
struc tures a long the Thea Foss Walkway.
.1.2 Site d eta ils approp riate for the Thea Fos
wa ste rec ep tac les.
• Please see Chapter 3, Site Details.
1.1.3 Along the Thea Foss Walkway, similar site d eta ils
should be provide d.
• To bring continuity and make the Walkway easy to follow, the Walkway sh
consist of the active-use surfacing specified in the Surfacing Materials
Chapter 3, Site Details.
• Site details may be adapted adjacent to a specific dev
that they continue the design theme of the d
details pr
1minimum amount o f ligh ting nec essary f
nighttime use.
• Please see
1.1.5 Land sc ape p lantings (wh ich inc ludes tre
immed iately ad jac ent to bo th the landwa rd and
wa terwa rd sides of the Thea Foss Walkwa y a re
encouraged.
• Trees are particulary desirable on the landward side of the esplanade in
provide shade in th
• Where the Thea Foss Walkway fronts directly along th
landscape plantings (including trees) that runs i
side of Walkway is particularly desirable to filter sto
Thea Foss Waterway. On the west side of the
wide (four feet minimum). O
feet wide (X feet minimum).
• Please see the Landscape Plantings section of
.1.6 Pub lic signa ge should identify the p resenc e of
design guidelines & standards
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1.2 Community Ga thering Plac es
Community gathering places are areas along the Thea Foss Walkway inte
assembly. Community gathering places should be flex
nded for public
ible spaces that can be used either
casually or for formal public events. Plazas, open-air amphitheaters, concert stages, and
similar amenities are encouraged at community gathering places.
1. .1 The intersec tion of pub lic a c c ess/ view c orridors with the
• These locations provide increased depth and width, receive ample natural light, are highly
visible, and offer views of the Thea Foss Waterway, downtown Tacoma, Mount Rainier, or
Commencement Bay.
• Community gathering places may also be developed on the waterward side of building sites.
• Community gathering places can utilize the full length of public access/view corridors.
COMMUNITY GATHERING PLACE
2
Thea Foss Walkway and p ier heads a re the p refe rred
locations for community gathering places.
thea foss wa terway
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1.2.2 Comm unity ga thering p lac es should b e identifiab le.
• The design of community gathering places should include features such as art, fountains,
unique paving materials, and grade changes.
• The construction of significant visual structures (such as art, fountains, or viewing towers) is
larly when in primary public
ctures would not obstruct public access and might
th the Thea Foss Walkway in site
ls and design. See Chapter 3, Site Details.
de signed for
ties.
should
rc ulation a long the Thea Foss
1.2.5 The d esigns of c om munity gathering p lac es shouldinclude a ny req uired utilities, suc h as water and
power.
1.2.6 Ta ller trees a re highly enc ourag ed a long the periphery
of a co mmunity gathering p lac e .
• Trees can help to spatially define a community gathering place, buffer a community
gathering space from adjacent uses, and provide shade for users.
IDENTIFIABLE COMMUNITY GATHERING PLACE
encouraged at community gathering places, particu
access/view corridors where such stru be visible from downtown Tacoma.
• Community gathering places should be compatible wi
detai
1.2.3 Comm unity ga thering p lac es should b e
a variety of a c tive a nd pa ssive a c tivi
1.2.4 The d esign of comm unity ga thering p lac es
allow for unob structe d c i
Walkway.
design guidelines & standards
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ss wa terwa y
DRAFT
Details.
rsridors run
ded to provide
ight to the west
oss. While public access/view corridors may in limited circumstances be the
only feasible option for other functions (such as providing access to temporary marina
commodated in other locations
wh
idors should
a ils and
s.
plement those o f
terials, landscape plantings, and
• Linear lighting configurations utilizing the design standard walkway light are appropriate.
1.3.3 Where feasible, the in-water portion of a pub lic
ac c ess/ view c orridor should b e improved with pub lic
facilities, including piers, viewing platforms, and other
like struc tures.
• Please see the Landscape Plantings section of Chapter 3, Site
1.3 West Foss Pub lic Ac c ess/ View CorridoOn the west side of the Thea Foss Waterway, fourteen public access/view cor
between Dock Street and the inner harbor line. These corridors are inten
visual and physical access to and from the Foss, as well as additional natural l
side of the F
loading and unloading areas), such functions should be ac
en practical. 1.3.1 The entire w id th of p ublic ac c ess/ view c orr
be imp roved with appropriate site d et
amenities, suc h a s landsc ape p lanting
1.3.2 Pub lic a c c ess/ view c orrido rs should p rov ide interna lly
c onsistent site deta ils tha t c om
ad jac ent p ub lic spac es in materia ls, co lors, and
design.
• Site details might include lighting, special surfacing ma
waste receptacles. See Chapter 3, Site Details.
thea fo
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1.4 East Foss Pub lic Ac c ess/ View Corrido
Public access/view corridors on the east side of the Thea Foss Waterway ar
intended to provide physical access, but also provide visual access to the wat
corridors either terminate in an outloo
rs
e primarily
erway. These
k or connect segments of the Thea Foss Walkway that
s a segment running along the
s another running along the street).
ide sufficient lighting.
lease see the Bollards section of Chapter 3, Site Details.
efore constitute a branchmaterials the entire
hapter 3, Site
Details.
• Where an industrial or other intensive use is located adjacent to a public access/view
g the periphery of the public
n the use from users of the public
• Please see the Fences section of Chapter 3, Site Details.
w c orrido r
e bench or
e, a wa ste rec ep tac le, a bike rac k, and the
design stand ard railing (if nec essary).
ite Details.
1.5 Streetsc apes
Streetscapes around the Thea Foss Waterway should do more than just transport vehicles.
Typically, streets occupy approximately 25 to 35 percent of any dense urban environment.
Being publicly owned, streets are one of the major areas that a city has to implement the
design vision for a given area, such as the Foss. As the Foss is intended to be inviting to the
public and open to pedestrian and bicycle use (as well as other forms of non-motorized
transportation), the streets in the Foss are intended to be a place for people. Of course, this
run north-south in different upland alignments (such a
horeline and
1.4.1 Pub lic ac c ess/ view c orrido rs should fea ture consistent
site d eta ils.
• A design standard lighted bollard should be located where a public access/view corridor
connects with the street and along the corridor as needed to prov
P
• Public access/view corridors that terminate in an outlook (and theroff the main Thea Foss Walkway) should incorporate special surfacing
length of the corridor. Please see the Surfacing Materials section of C
corridor, the placement of landscape plantings alon
access/view corridor is encouraged in order to scree
access/view corridor.
1.4.2 Outlooks a t the end of a p ub lic a c c ess/ vie
should fea ture a wa lkwa y light, at least on
picnic tab l
• See Chapter 3, S
1.4.3 Outloo ks should b e situate d as c lose a s possible to the
shoreline ordinary high water mark to maximize views
of the wa terwa y.
• In habitat mitigation areas, habitat considerations should prevail.
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needs to be balanced with the vehicular function of the street, but it is imp
street be seen as a vehicle for moving people, in all forms of transportation,
cars, people on foot, people on
ortant that the
be it people in
bicycles, people in trucks, or people on skateboards. Street
improved with a
e the Thea Foss
due to
s for the
need to be adjusted to accommodate the City of Tacoma street
rity for the public
uld be incorporated
ma Comprehensive Plan provides
guidance for developing co the Foss is considered part of downtown,
guidance.
• Coordinate this with the appropriate City of Tacoma departments.
stree t, the Walkwa y should fea ture land sc ape
ow, the Walkway should typically
rfacing Materials section of
etails.
apter 3, Site Details.
1.5 lic sidewa lk is identified as the Thea
re spa c e
n a menities suc h a s wa ste rec ep tac les,
b ike rac ks, and wa lkwa y ligh ts should b e loc a ted on
the p ub lic sidew a lk.
1.5.4 Where the re is no p rac tica l a lternative to ha ving the
Thea Foss Walkway c ross a stree t, the stree t should
feature a crosswalk.
1.5.5 Prov ide fo r sa fe, we ll-lit b icyc le and p ed estrian tra ffic
in bo th d irec tions.
design on the Foss should accommodate all forms of moving people and produce what have
come to be called “complete streets.”
More specifically, it is desirable that streetscapes around the Foss be
sidewalk that adjoins properties. In some cases the sidewalk will becom
Walkway, where the Walkway cannot be accommodated on private property
constraints such as hazardous material use or high security needs. Standard
sidewalk in this case will
standards, give the Walkway design continuity, and provide safety and cla
user. Design standards and amenities, as outlined in this document, sho
wherever possible.
Additionally, the Downtown Element of the City of Taco
mplete streets. As
streetscape projects in the Foss should also follow this
1.5.1 Rec onfigure the street where necessary to a llow for a
c ontinuous Thea Foss Walkway.
1.5.2 Where the Thea Foss Walkway runs ad jac ent to the
p lantings at its ed ge to buffer Wa lkwa y users from
vehicle traffic . • To bring continuity and make the Walkway easy to foll
consist of the active-use surfacing specified in the Su
Chapter 3, Site D
• Please see the Low Impact Development section of Ch
.3 Where the pub
Foss Walkwa y, whe re a pprop riate a nd whe
permits, desig
thea foss wa terway
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1 strian and b ic yc le c irc ula tion routes
.5.7 Crea te p leasant, pub lic ly ac c essible street end s.
ng landscape plantings,
interior o f
l c lutter.
Coordinate this with the appropriate City of Tacoma departments.
rticu larly those with
sistent with the guidance located in the Urban
hensive Plan.
1.5.10 Streetsc ape projec ts should b e c onsistent w ith the
“ co mplete street” guida nce provided in the
Downtow n Elem ent o f the City of Tac om a
Comp rehensive Plan.
.5.6 Connect pede
with other like route s.
1
• Strategies to do this include providing a trail, addi
creating a sitting area, and limiting parking.
1.5.8 Loc a te utilities und erground o r within the
build ings where fea sible to rem ove visua
•
1.5.9 Stree t t rees of d iverse spec ies, pa
taller ca nop ies, are enco urag ed .
• Trees should be be selected and located con
Forestry Policy Element of the Compre
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2. BUILDING SITESn such a way as to
. Design teams for a
account for
ement and
sites that
sides of the Foss,
ay), and view considerations
rridors). Public spaces should be prioritized in terms of
ding massing and form should seek to strengthen the
view opportunities. While numerous views are available, the most critical views are of Mount
, Union Station and the Washington
State Historical Museum, the Port of wntown Tacoma. While
e view impacts, the guidelines below are
int Foss Waterway.
2.1 uild ing s sho uld b e o rie nte d to ma xim ize vie w
ruc tures—both p ub lic a nd
rse imp ac ts as muc h a s
ified
• All buildings must comply with all applicable provisions of the Tacoma Municipal Code.
2.2 Shad ing Co nsidera tions
The intent of the guidelines in this section is to minimize the shading of public spaces. The
shading of public spaces is of particular concern on the west side of the Foss, because its
location, topography, and north-south orientation result in early afternoon shadow
conditions nearly year-round.
Building sites, whether publicly or privately owned, should be developed i
take into consideration the special nature of the Thea Foss Waterway
site located in the Foss must recognize that a successful building will not only
patterns of development on the actual site, but will also successfully impl
contribute to the larger goals of the Foss as a whole. It is desirable that the
surround the Foss acknowledge the larger patterns of development on both
public access goals (as exemplified by the Thea Foss Walkw
(such as the public access/view co
minimizing shadow impacts, and builexisting public rights of way, including streetscapes and the Walkway.
2.1 View Considera tions
The topography and structures in and around the Thea Foss Waterway provide numerous
Rainier, the Thea Foss Waterway, Commencement Bay
Tacoma industrial area, and do
City of Tacoma regulations are in place to mitigat
ended to further maximize views to and from the Thea
.1 New b
op portunities for building oc c upants and users.
2.1.2 New b uild ings should identify view imp ac ts to
surround ing loc a tions and st
p riva te—and minimize adve
possible.
• Impacts to potential future surrounding locations and structures should also be ident
and minimized.
thea foss wa terway
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2.3 b ined to
minimize the interruption of p ed estrian traffic a nd
2.3 b lic spac es;
fiting the
e from pub lic spac es, or build ing a rea s
ic a c c ess ma y be loca ted in
ividuality, not
rily be
tscapes.
maritime heritage and is considered the hub connecting
ublic spaces, existing
ll new developments. It is
ted; instead, the creative, subtle
inte
Add uilding sites should incorporate
trea n environment.
2.4. long the Thea
rea tively reflec ts
teristic s of the Thea Fosssites. These c harac teristics can include integ ration or
referenc e to prop ortions, ma terials, forms, textures or
colors from existing build ings. Continuity between
buildings is enc ouraged , espec ially throug h logical
transitions in build ing bulk, shape a nd height; or by
significant physical separation.
.4 Vehicular ac c ess po ints should b e c om
adverse visua l impac ts.
.5 No parts of build ings should p rot rude into pu
however, weather protec tion fea tures be ne
pub lic , art visibl
p rovide d p rimarily for pub l
or ove r these a rea s.
2.4 Exterior Ap pearanc e
Buildings around the Thea Foss Waterway are intended to feature design ind
to be designed with a strong unifying theme. Design continuity should prima
established by the cohesive linear design of the Thea Foss Walkway and stree
At the same time, the Foss has a rich
surrounding districts. To provide compatibility, design elements from p
structures, and surrounding districts should be incorporated into a
not intended that portions of existing buildings be replica
gration of these elements is the objective.
itionally, the exterior appearance of buildings and b
tments that make for a comfortable and interesting pedestria
1 Strong ind ividual design is enc ouraged a
Foss waterfront , espec ially design tha t c
the w orking wa terfront c harac
WORKING WATERFRONT CHA RACTERthea foss wa terway
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2 y, long
sonry, me ta l,
preserve
munity valuesherever
heir used or historic
urag ed to b e ad ap tively
or
2 r a sing le
monstrate
internal c om patibility. While build ings a re not req uired
uity or a logica l
ht .
• Common design themes should be demonstrated in materials, roof pitches, colors, building
uildings to each other.
ings should b e d esigned
strian environme nt.
e appearance of
buildings
circulation corridors. Transparency
or into display
ency is
ed glass in
nd-level retail should be oriented toward the
exterior of buildings.
• The street sides of buildings should focus on
providing interest by providing features such as
landscape plantings of varying heights, movable
planting elements (such as container gardens or window boxes), awnings, exterior wall
treatments, building modulation, and the provision of depth in building wall design
details.
.4.2 Build ings should be constructed o f high qua lit
lasting materials, particularly concrete, ma
or wood wherever possible, in orde r to
resources and reflec t the long te rm c omembed ded in the Thea Foss Waterway. W
possible, existing buildings and t
build ing ma teria ls are enco
reused as part or who le o f new build ing
development p rojects.
.4.3 When several buildings a re proposed fo
deve lopm ent, the build ings should d e
to look identic al, they should ma intain a c om mon
de sign them e and p rovide c ontin
transition in build ing bulk, shape, and he ig
separation, and orientation of b
2.4.4 Ground -level exteriors of build
to c reate a n excit ing p ed e
• Maximize transparency, or th
transparency, at the ground level of
facing public
allows views into the structure
windows from the outside. Transpar
provided only by clear or lightly tint
windows, doors, and display windows.
• Grou
STREET SIDE OF BUILDING WITH
TRANSPARENCY & AWNINGS
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2.4
particularly
t a t
nd sc a les into thegn is highly
2.4 and
vertica l) and o ther relief fea tures
te interest
des.
2.4 the
rior ap pearanc e of industrial
ed,
c ilities areonly seen by the
public.
creative use of
Transition Areas
n buildings and public spaces. Highly
visible to passersby, transition areas should foster a lively, pedestrian-oriented atmosphere.
public and private
2.5.1 Transition a rea s should extend the design fea tures of
pub lic spac es to the ed ge s of buildings.
• Transition areas should use landscape plantings, surfacing materials, lighting, and other site
details that are compatible with that used in adjacent public spaces, but may demarcate
the transition area with different design features.
• Not applicable to industrial properties.
.5 Strong , thoughtful, textured
arc hitectura l deta il is
enc ouraged. Integration of ar
a ll types a
build ing a nd site desi
encouraged. .6 M od ula tion (horizonta l
are encourag ed to c rea
and avoid long, f lat fac a
.7 Creative app roa ches to
exte
facilities are encourag
particularly when such fain areas comm
CREATIVE APPROACH TO INDUSTRIAL
FACILITYY OF HMFH ARCHITECTS, INC &
PETER VA NDERWALKER
• This could include the
materials, paint, texture, landscaping,
lighting, or screening.
2.5
PHOTOS COURTES
Transition areas are the privately owned spaces betwee
The design of these areas should provide a seamless transition between
areas.
thea foss wa terway
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anced with
ntings, plazas (for
pub lic or priva te use), or othe r fea tures p rom oting
2.5.3 Transition a rea s a re the p referred loc ation for ac tivities
suc h as outd oo r d ining o r outd oo r d isp lay.
• This minimizes interference with public circulation.
TRANSITION AREA
2.5.2 Transition a rea s a re enc ourag ed to b e enh
artwo rk, founta ins, landsc ape p la
public enjoyment (ac tive o r visua l).
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3. SITE DETA ILSn. Site details
are encouraged to reflect the maritime character of the waterfront. Historic site details may
be appropriate when related to historic structures. Exceptional care should be taken in the
design, construction, and installation of all site details.
at public
, and outlooks, as well as along the Thea
ms have
demonstrated over the past decades, public spaces that bring people together are greatly
Foss seeks to integrate art that is clearly
nclude:
lter, safety, or lighting. Examples include canopy shelters, railings,
lighted bollards, tree grates, and special surfacing materials.
• PLAY, such as playground equipment, skateboard areas, bicycle racks, and objects for pets
or children to interact with.
• EDUCATIONAL, engaging the history of the Foss, its environmental state (both past and
present), or the evolving functions of the Foss.
• ENVIRONMENTAL, engaging sustainable materials/systems, such as bioswales, permeable
paving, cisterns, solar, or wind.
Site details bring continuity and identity to the Thea Foss Waterway.
Site details should have a clear function and exhibit a simple utilitarian desig
MARINE CHARACTER
3.1 Art
The Thea Foss Waterway vision embraces public art projects, particularly
access/view corridors, community gathering places
Foss Walkway. As many of the nation’s most successful public art progra
enhanced by the introduction of art. The
discernable as art, yet may also have a variety of other qualities, that may i
• FUNCTION, such as she
thea foss wa terway
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• SENSORY/ACTIVE, engaging all or as many of the senses as possible of those interacting
with the artwork. An active, rather than passive, relationship between the work of art and
ls of meaning into the
e discernable upon first glance. Of particular importance is
tent in the Foss, including, but not limited to:
ng.
s of both natural and human
systems.
rine life present in the Foss.
3.1.1 The use of pub lic a rt is highly enc ouraged , particula rly
a t pub lic a c c ess/ view c orridors, c om munity ga thering
p lac es, and outlooks, as we ll as a long the Thea Foss
Walkway.
3. ic art should be reviewed by
the Tac om a Art Comm ission.
• The office of the Tacoma Art Commission offers a variety of art information. Please contact
the office with any art-related questions you may have.
3.1.3 Art, pa rtic ularly when inte rac tive or kinet ic, should be
sited at a loca tion ap prop riate for its func tioning a nd
expec ted ac tive a nd visual use.
ing
with the artwork. An active, rather than passive, relationship between the work of art and
ls of meaning into the
e discernable upon first glance. Of particular importance is
tent in the Foss, including, but not limited to:
ng.
s of both natural and human
systems.
rine life present in the Foss.
3.1.1 The use of pub lic a rt is highly enc ouraged , particula rly
a t pub lic a c c ess/ view c orridors, c om munity ga thering
p lac es, and outlooks, as we ll as a long the Thea Foss
Walkway.
3. ic art should be reviewed by
the Tac om a Art Comm ission.
• The office of the Tacoma Art Commission offers a variety of art information. Please contact
the office with any art-related questions you may have.
3.1.3 Art, pa rtic ularly when inte rac tive or kinet ic, should be
sited at a loca tion ap prop riate for its func tioning a nd
expec ted ac tive a nd visual use.
the viewer is highly encouraged.
An important value for the Foss is to strive to incorporate deeper leve
the viewer is highly encouraged.
An important value for the Foss is to strive to incorporate deeper leve
art pieces that may or may not bart pieces that may or may not b
to engage deeper levels of meaning existo engage deeper levels of meaning exis
• HISTORY, especially maritime history.• HISTORY, especially maritime history.
• TRANSPORTATION, multi-modal and evolvi• TRANSPORTATION, multi-modal and evolvi
• KINETICISM, especially regarding the rich marine movement• KINETICISM, especially regarding the rich marine movement
• EXCHANGE and TRADE, as an international port.
• ENVIRONMENT, especially the rich and varied ma
• EXCHANGE and TRADE, as an international port.
• ENVIRONMENT, especially the rich and varied ma
1.2 Where ap plic ab le, pub l1.2 Where ap plic ab le, pub l
ART
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3.2 Benc hes
.1 Benc hes should b e c onsidered fo r pub3.2 lic ac c ess/ view
, benches are required. Please see the Tacoma Municipal Code.
cified
r model TF-1.3.
• For both design standard benches, arms shall be forest green and galvanized. All other
metal surfaces shall be galvanized steel. Wood slats shall be sustainably harvested ipe orcumaru, or other sustainably harvested wood.
• East Foss benches should be four feet in length.
3.3 Bike Rac ks
3.3.1 The design sta nd ard bike
rac k shown sha ll beused.
• Hess Tendo, galvanized steel.
c orridors, co mm unity ga thering p lac es, pa rks, and a t
va rious loc a tions a long the Thea Foss Walkway.
• At certain locations
3.2.2 One o f the two d esign standard b enc hes spe
below sha ll be used .
• The design standard reversible-back bench is FairWeather model TF-3.
• The design standard backless bench is FairWeathe
REVERSIBLE-BACK BENCH
HESS TENDO BIKE RACK
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3.4 Bolla rds
Use bollards where they would facilitate the safe and efficient movement of vehicles and
• The design standard is a 36-inch-tall, 8-inch-diameter, steel-pipe bollard with a conical steel
top. All painted forest green (Pantone #5605C).
• Removable bollards are encouraged where appropriate.
3.4.2 For East Foss pub lic ac c ess/ view c orridors or for
spe c ia l app lica tions, the design standard lighted
bollard spec ified below sha ll be used .
• Louis Poulsen DOCK-B, natural aluminum.
pedestrians.
3.4.1 The d esign sta ndard b ollard spec ified below sha ll be
used for typ ic a l app lic a tions.
WEST FOSS DESIGN STANDARD BOLLARD
LOUIS POULSEN BOLLARD
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3.5 Drinking Founta
.1 Pub lic d rinking foun
ins
3.5 ta ins are
r
3.5.2 design standard
nta in spe c ified below sha ll
.
• Haws 3500D, green.
3
private a rea s should b e a ma ximum of four feet high,
, meta l, or other
t c ha in link).
ld provide visual transparency.
3.6 anent fences erec ted to
separate pub lic from private a reas should b e the
minimum he ight necessary to ensure safety and sec urity.
3.6.3 At ind ustria l properties, the c reative trea tment or
sc reening o f c ha in-link fenc es and a lternat ives to
c hain-link fences are enc ourag ed .
encouraged to be a djacent to o
integrated with build ings.
Where ap plic ab le, the
drinking fo u
be used
.6 Fenc es
3.6.1 Permanent fenc es erec ted to sep ara te pub lic from
and mad e of conc rete, brick
ap proved ma terials (no
• Any portion of a fence above four feet in height shou
• Green (vegetated) fences are highly encouraged.
• Not applicable to industrial properties.
.2 At industria l properties, perm
HAWS DRINKING FOUNTAIN
ALTERNATIVES TO CHA IN-LINK FENCES AND SCREENING OF CHAIN-LINK FENCE
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3 ons should
iron, concrete,
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
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subjec t to dam ag e.
• 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
generate reflections and a lively, unifie
•
generate reflections and a lively, unifie
•
••
3.8.1 Areas spec ified below
corresponding
3.8.1 Areas spec ified below
corresponding
• Thea Foss Walkway: 1 foot c• Thea Foss Walkway: 1 foot c
• Commercial areas: 1 foot ca
• High-volume pedestrian area
• Commercial areas: 1 foot ca
• High-volume pedestrian area
• Parking areas, entries
• Parking areas, internal: .5 foot
• Parking areas, entries
• Parking areas, internal: .5 foot
3.8.2 Lighting should b e shie
red uce imp ac ts on re
units.
.8.3 Lighting should minimi
3.8.2 Lighting should b e shie
red uce imp ac ts on re
units.
.8.3 Lighting should minimi
WALKWAY LIGHT
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• se’lux MRTC-17-GV
terway
DRAFT
the waterward
dors or other public spaces where
3.8.5 Spe c ial loca tion lighting should b e c onsidered whe re the
Thea Foss Walkway intersec ts pub lic ac c ess/ view c orrido rs
and at c om munity ga thering plac es.
3.8.6 The d esign standard p ed estrian streetlight spec ified
below sha ll be used .
• se’lux MRTC-19-GV
• Pedestrian streetlights should be located on the waterward side of
• In portions of the trail designated as esplanade, lights should be located on
side of the esplanade, at a maximum spacing of 60 feet on center.
• Walkway lights are not required at public access/view corri
special location lighting may be provided.
SPECIAL LOCA TION LIGHTING
PEDESTRIAN STREETLIGHT
thea foss wa
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the street, at a maximum spacing of 80 feet on center.
3.8.7 Vehic ular street lighting should b e c onsistent, pe r c ity
3 areas, lighting should be p rovided by
n-glare, full c uto ff, controlled -sourc e fixtures, per
standards.
3
d on a rea
tac les, benc hes, and
other Thea Foss Walkway site d eta ils.
3.9.2 Where app lic ab le, the design standard logo show n
be low sha ll be used .
standards.
.8.8 In parking
no
city
.9 Logo
3.9.1 The d esign standard logo should b e use
signag e, b ike rac ks, wa ste rec ep
LOGO
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3
stormwa ter runoff and leng then runoff flow pa ths ove r
3 ppropria te
ormwater
functions
(such as runoff infiltration,
ater
3 n (vegeta ted) roofs
s a re highly
the Thea Foss
3
ca ted on ac cess
do not imped e
n on the Thea
3.11.2 Ma rina sec urity ga tes should be transparent .
3.11.3 Prov ide sa fety and sec urity without the use o f
industria l ma terials, suc h a s razor w ire, b arbed wire,and c ha in-link fences.
.10.7 Site grad ing should enc ourag e the shee t flow of
pe rmea ble areas.
.10.8 Ensure soils a re a
for the intend ed st
control feature
flow c ontrol, and w
quality treatment).
.10.9 Gree
and green wall
enco urag ed in
Waterway.
.11 Ma rina Ga tes
3.11.1 Ma rina sec urity ga tes should be lo
ramp s or other loc a tions whe re they
pub lic c irc ulation, pa rticularly c irc ula tio
Foss Walkwa y.
TRANSPARENT MARINA SECURITY GATE
GREEN WALLS
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3.12 Pic nic Tab les
3.12.1 Where ap p lic ab le, the de sign standard p icnic tab le
w sha ll be used .
• FairWeather model F-4
3
3.1 ndard
tsed
way and o ther
pub lic ly ac c essible areas
Cl he public to locations of interest in and around the
3.14.1 Signs should be loc a ted , oriented , and sc a ledprimarily for pedestrians.
3.14.2 Direc tiona l and loc a tion signs should identify c ivic
buildings, comm unity ga thering plac es, pub lic pa rks,
and othe r loc a tions of pub lic interest.
• In addition, vehicular signs should provide direction to public parking facilities.
specified belo
PICNIC TABLE
.13 Railings
3.1 The design sta
railing shown a t righshould typ ica lly be u
on a ll sec tions of the Thea
Foss Wa lk
req uiring a handra il.
3.14 Signage—Public
ear and consistent signs should direct t
Thea Foss Waterway.
RAILING
thea foss wa terway
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BUILDING SITE SIGNAGE
3.16 Surfac ing Ma teria ls
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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• Cast-in-place concrete with broom finish, hard-screed joints, in a 4-foot by 4-foot grid pattern.
16
.
sustainably harvested wood.
3.16.3 Spec ial surfac ing materials (suc h as granite,
c ob blestones, and gravel) may b e used where the
ma terials are demo nstrated to b e a pp rop riate for the
intended use.
ious
ls.
• Due to environmental constraints,
pervious surface materials may
not be practicable for various sites
along the Foss. Please consult
with the City of Tacoma Public
Works Department before
installing pervious surfacing
materials.
3. .2 For bo ardwa lks, the design stand ard surfac ing
ma teria ls spec ified below a re p referred
• Six-inch-wide planks made of ipe or cumaru, or other
ACTIVE-USE SURFACING
3.16.4 Co nside r perv
surfac e ma teria
SPECIA L SURFA ING MA TERIALSC
PERVIOUS PAVING
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thea foss wa terway
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3.17 Waste Receptacles
WEST FOSS WASTE RECEPTACLE
EAST FOSS WASTE RECEPTACLE
dard rec yc ling c onta iner sha ll be used .
3.1 ard
ste recep tac le
sha ll be
eries
t.
3.17.3 The design sta nd ard
e
beused.
• TimberForm Profile Series
model 2891-P, galvanized.
3.17.1 The design sta n
7.2 The design sta nd
wa
spe c ified be low
used.
• TimberForm Profile S
model 2894-P, with
evergreen powder coa
wa ste rec epta cl
spec ified below sha ll
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West Foss – Commercial Uses
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.
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East Foss – Industrial Uses and Public Access
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.
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