Planning 2014-04-24 COMPLETE AGENDA PACKET

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Circulation (Pedestrian and Vehicular) The site design connects the front entries of units 1 and 4 facing Southcenter Blvd with the public sidewalk using four foot wide concrete pathways leading from the front doors of the units to a small set of stairs that tie into the sidewalk. There is one pathway on each side of the driveway. The proposed driveway width is 20 feet, and it will incorporate both pervious and patterned pavement. The design intent of using the patterned pavement, as illustrated on the architectural site plan, is to signify shared pedestrian and vehicle use of the driveway area, and to provide a visual cue to show where the front entries of units 2, 3, and 5 are located within the shared auto court. The specific material to be used has not yet been determined by the applicant, and staff recommends a condition of approval to allow the pavement materials and pattern to be determined administratively as part of review of the construction permit. Parking Tukwila parking regulations contained in TMC 18.56.065 require two off - street parking spaces for each dwelling unit which contains up to three bedrooms. Parking for residents of the Boulevard Townhomes project will be within the attached two -car garage for each unit. Solar Orientation The front yard of the development is located on the south side of the project site. Lawn within the front yard will provide flexibility for residents to use the space to take advantage of the area's solar orientation. The trees proposed at the front entry to the project site are deciduous, and at maturity can be expected to provide shade within the front yard during the summer months, while allowing sunshine into the front yard in the winter. Pine trees proposed at the sides of the front yard will provide green color to the area during the winter months, while still leaving the yard open and exposed to the sun. Roof eaves are used on all sides of the townhome structures, and these overhangs will work both to shield the structures from the high summer sun and expose them to the lower winter sun. Crime Prevention Several design features of the Boulevard Townhomes support the concept of Defensible Space to reduce opportunities for crime. The slope up within the first 10 feet from the sidewalk to the property line provides a physical barrier between the public sidewalk and the private development. The patterned pavement within the driveway provides a visual separation between the public sidewalk and street of Southcenter Blvd; anyone within the driveway area or using the steps to get to building entries can clearly be assumed to be either a resident or a visitor to the site. Cedar fencing proposed along the sides, rear, and behind the landscaped areas of the front yard will separate the private recreation space for each unit from common areas. The landscape design also helps to reinforce the transition from the public realm to the private development, with trees on either side of the driveway demarking the entry to the private development, and an increase in the variety and quantity of plantings as you move toward the building entries. Windows are located on all building elevations. Balconies at the second story of units 1 and 4 look out over Southcenter Blvd., and windows on the west elevation of the triplex and the east elevation of the duplex have been located to allow surveillance of the courtyard area, to provide design attention to this area, and with privacy in mind to prevent residents from being able to look in to the other units in the development. JR Page 7 of 15 04/16/2014 W: \Users \Jaimie\BOULEVARD TOWNHOMBS \SR L13 -0063 PL14 -001 BoulevardTownhomes 4- 13- 14.doc 11