Planning 2014-12-11 COMPLETE AGENDA PACKET

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Solar Orientation Units 1 -5 have south facing front entrances, and units 6 -8 have south facing backyards. Landscaped areas in front and back of each unit will provide flexibility for residents to use the space to take advantage of the area's solar orientation. The trees proposed at the entry to 51st Avenue S, and in the backyard of each unit are deciduous, and at maturity can be expected to provide shade in the summer months and allow sunshine in the winter months. Douglas Firs proposed in the recreation area will provide green color to the site during the winter months. 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 51 st Avenue S Townhomes support the concept of Defensible Space to reduce opportunities for crime. The two -20 foot landscaped areas in front of units 1 and 8 provides a physical barrier between the public sidewalk and the private development and helps to reinforce the transition from the public realm to the private development. The patterned pavement on the sidewalks adjacent to the access drive and the patterned pavement used on the walkways adjacent to each unit's concrete driveway provide a visual separation between pedestrian and vehicular usage. Fencing proposed along the north and south sides of the property will separate the private recreation space for each unit. Unit entrances include signage and lighted bollards to highlight entry. Landscaping adjacent to front entrances will grow no taller than three feet. Windows are located on all building elevations. Balconies at the second story of units look to the west edge of the property that is undeveloped, to the south on S 111th Street, and to the east on 51st Avenue S. Windows allow for surveillance of the access drive, landscaped areas adjacent to 51st Avenue S, and to the private recreation area in the northwest portion of the property, and with privacy in mind to prevent residents from being able to look into the other units in the development. Tukwila Police staff suggest the lighted bollards along the pedestrian path and shared recreation area have motion sensors to alert nearby units of any activity in that space. Staff also suggests groundcovers be planted on the east side of the recreation area as to allow for a clear line of sight from the west facing units to the recreation area. Staff recommends as a condition of approval that lighted bollards in the recreation area work on a motion sensor set high enough that they will not be triggered by small animals, and landscape plantings on the east side of the 1,200 square foot recreation area grow no taller than four feet. A lot light on a 14 foot pole will be installed adjacent to the entrance on 51st Avenue S. IL BUILDING DESIGN Neighborhood Compatibility The area in which the project is located was part of the Fire District 1 annexation which occurred in 1989. Surrounding developments were constructed prior to annexation under King County development regulations. The single family developments to the north are much lower density than what is allowable in the HDR zone, and can be expected to be redeveloped in the future. The 4 -plex development to the north of the project site is consistent with the allowable density in the HDR zone. Surrounding LB Page 7 of 13 12/01/2014 9