Planning 2014-04-24 COMPLETE AGENDA PACKET

Browse Search

The original project submittal included recessed entries for all the units. This type of building modulation is typically encouraged; however, Tukwila Police staff suggested removing the recessed entries within the shared auto courtyard to avoid creating hiding areas. Due to the small size of this project, the Tukwila Police staff advised adequate lighting levels can be achieved using building- mounted lights and the requirement to submit a lighting plan was waived. The location of proposed building- mounted lighting is shown on the colored elevations in Attachment C. Wall sconces are proposed to light front door, back door, and garage entries. Recessed can lights are proposed underneath the front porch structures of all of the units, as well as underneath the building modulations that project over the garage doors within the shared driveway /courtyard area. Staff recommends as a condition of approval that exterior lighting at front entries and within the courtyard area shall be on a common meter, and lights shall be on a timer to provide uniform lighting levels within common areas at night. An existing street light located at the back of the sidewalk on the eastern portion of the site will provide lighting within the front yard, including the steps and driveway area adjacent to the street. IL BUILDING DESIGN Neighborhood Compatibility The area in which the project is located was part of the Thorndyke annexation which occurred in 1989. Surrounding developments were constructed prior to annexation under King County development regulations. The single family development to the east is much lower density than what's allowable in the HDR zone, and can be expected to be redeveloped in the future. The townhouse development that borders the project site on the north is consistent with the allowable density in the HDR zone. The Ambassador Gardens apartments to the west and The Villages at South Station to the south have a higher number of units per acre than is allowable in the HDR zone for non - senior housing. Adjacent multifamily structures are two - stories. The proposed townhomes are three stories and 36 feet in height at their highest building elevation. The new townhomes will sit at a lower grade than the townhomes to the north and the Ambassador Gardens to the west. The Villages at South Station is separated from the project site by the right of way area and improvements of Southcenter Blvd. The Ambassador Gardens is separated from the project site by its surface parking area for its residents, as well as by the access drive for the Three Tree Townhomes. The amount of distance between the project site and these properties makes neighborhood compatibility with these developments of less importance than the compatibility of the proposed townhomes with the adjacent townhomes to the north. The lower grade proposed for the project site will help the new townhome structures to fit in better with the existing two -story townhomes, so as not to create the feeling that the new homes will be looming over the existing townhomes. The location of the backyard areas and the shared courtyard between the new duplex and triplex provides breaks that will allow the existing townhome development to receive sun exposure along its southern elevation. The existing townhome unit does not have any windows on its south elevation, reducing impacts to privacy. The duplex and triplex structures have been designed with horizontal and vertical modulation, helping to break up the mass of both of the buildings, and providing a transition in height along the street frontage of Southcenter Blvd, starting from the porch at the front entries of the end units JR Page 8 of 15 04/16/2014 W: \Users \Jaimie\BOULEVARD TOWNHOMBS \SR L13 -0063 PL14 -001 BoulevardTownhomes 4- 13- 14.doc 12