HomeMy WebLinkAboutPlanning 2013-11-14 Item 5 - Public Hearing: Tukwila Village Phase 1 - Attachment K - Statement of Purpose and DesignVersion: October 2, 2013
Exhibit 0:
Tukwila Village — Indoor Commons
Statement of Purpose and Design
Plaza Parcel — Intended Use
The goal for Tukwila Village is to create an extraordinary shared experience that will enhance
community life for the City and its residents. As a major component of Tukwila Village, the
Plaza Parcel will help fulfill this goal by serving as a welcoming, active, vibrant, and attractive
place where people can gather, connect with each other, and enjoy a range of activities and
amenities. The Plaza Parcel includes two components - the outdoor community Plaza and the
indoor community Commons. They are both intended to be used by, and accessible to, Tukwila
Village residents, library and business patrons, and the greater community throughout the year.
Since the Plaza & Commons are located in a neighborhood with an "international" character (as
suggested by its proximity to SeaTac International Airport and Tukwila International Boulevard),
made up of people from distant countries with a great variety of languages and cultures, the
Plaza parcel design will seek to be a welcoming place supportive of their needs and aspirations.
The Plaza and Commons should also have a multi - generational appeal, from children to seniors,
residing at Tukwila Village as well as in surrounding neighborhoods.
Indoor Community Commons — Design Concept
The indoor community "Commons" design concept shall be consistent with the concept
established for the Plaza parcel, as well as the Tukwila Village project as a whole. The design
concept shall take into consideration the diversity of the community, the City of Tukwila's vision
for the project as a welcoming and gathering place, and the functional characteristics of the
mixed -use development.
Indoor Community Commons - General Design Guidelines
1. Community Amenity
The community "Commons" building shall include a minimum of 2,000 square feet of
meeting room and related accessory space to serve Tukwila Village and the surrounding
community. The community building and related amenities shall facilitate a diverse set
of activities including those that are active and passive, formal and informal, group and
individual, planned and spontaneous. The community "Commons" building will
incorporate a commercial space suitable for a cafe and /or coffee shop.
2. Focal Point
The community Commons building shall serve as a major focal point within the Plaza
and for Tukwila Village as a whole.
a. While maintaining consistency with the overall Plaza & Tukwila Village design
concept, the architectural design of the community Commons building shall be
expressive of the importance of the community Commons building to the overall
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project and greater community. The community Commons building shall
standout as a "distinctive and unique" community gathering space.
b. The siting of the community Commons building shall ensure that it is highly
visible from the major view corridors into Tukwila Village from both S. 144th
street and Tukwila International Boulevard. Distinctive massing and elements of
the design should be visible at key sightlines /gateways into the project such as
the primary entry from T.I.B. and from Plaza entry points along the S. 144th
Street frontage.
c. The primary community Commons building entry shall be a prominent
architectural feature / focal point, creating a unique pedestrian destination and
visual identity within the Plaza.
Examples of distinctive community building design
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3. Connections
The community Commons building shall facilitate both visual and physical connections
within the Tukwila Village site. The building shall:
a. Be physically integrated and connected to public sidewalks, Plaza activity spaces,
and parking.
b. Provide visual and functional connectivity between the proposed indoor Commons
and the outdoor Plaza activity spaces through transparency and physical
connections such as expansive glazing and doors.
c. Include a banner hanging system on an exterior wall in view of the Plaza for event
marketing.
d. All windows and transparent doors shall have sliding panels, draperies, blinds, or
window treatments with the ability to restrict views and sunlight. Window
treatments shall take into consideration ease of operation, longevity and low cost
maintenance.
e. Provide connections to the outdoor Plaza to allow for expanding use such as an
outdoor covered porch or stage /patio area.
f. Include doors connecting the meeting room to the outdoor Plaza that are able to
open up (e.g., garage -style doors) such that they can allow at least two, unimpeded
entryways of at least 8 feet wide each.
g. The Plaza area adjacent to the meeting room "front" facing the center of the Plaza
should have different color, design, or surface treatment to create a feeling of a
"stage apron area" so that it is clear that it could be used as a performance space.
Examples of visual and physical connections
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4. Flexibility / Diversity
The community Commons building shall be designed to be flexible enough to
accommodate a diverse range of activities and number of users and to support the
Plaza. The building shall:
a. Provide a community /meeting room of at least 1,600 square feet with a simple
rectangular floor plan that will facilitate a maximum number of uses.
b. Provide multiple electrical outlets on interior and exterior walls, and trellises to
power lights, speakers, and other devices.
c. Provide a storage space of at least 180 square feet for items needed to support a
variety of activities such as tables & chairs, art displays, games, exercise, music,
dance, etc.
d. Provide a "catering" kitchen facility which will accommodate (minimal) food
preparation, re- heating, assembling and serving of food and clean -up. The kitchen
facility shall have direct access to the community /meeting room and direct access to
an exterior service /loading entrance. The kitchen shall include the following
equipment: a gas convection oven and range hood, range with four burner stove top
and range hood, refrigerator, freezer, two compartment sink, hand wash sink, ice
machine, and microwave.
e. Provide a countertop and sink along a wall inside the community /meeting room.
f. Provide numerous electrical outlets inside the meeting room that are wall mounted
at floor level, flush mounted in the floor, and wall mounted at ceiling level to enable
convenient connections for projectors, speakers, lights, portable equipment, etc.
g. Include a sound system with wireless microphone connections and built in wall or
ceiling mounted speakers inside and eaves or wall mounted speakers on the exterior
above the doors facing the center of the Plaza.
h. Provide public restroom facilities for both men and women.
Examples of simple spaces /flexible uses.
5. Shared Uses
The community Commons building should provide opportunities for joint development
of commercial (e.g., cafe /coffee shop) and community /meeting room uses where there
is a potential for efficient use of common features and resources
a. The community Commons building should be designed such that the commercial
tenant (e.g., cafe /coffee shop) could provide management oversight and a
presence /activity in the building throughout the day, as well as to provide catering
or other food and beverage options.
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b. The commercial tenant's cash register location shall be highly visible, with clear sight
lines to the main entry, the community /meeting room entry and the public restroom
facilities.
c. Maximize the amount of useable community /meeting space through the use of
shared facilities such as a common entry /reception area, shared restroom facilities
and mechanical and utility spaces.
d. The community "Commons" building, including the community /meeting room,
restrooms, and catering kitchen, must be able to be operated separately from the
commercial space (cafe /coffee shop) and be able to remain open and available to
the public during reasonable hours, even when the commercial space is not open.
6. Building Materials
Utilize durable, high quality building materials that contribute to the overall appearance,
ease of maintenance, and longevity of the building.
a. Materials & detailing shall be appropriate to the architectural character of the
building.
b. The selected materials shall impart a sense of permanence, as well as a sense of
community and "warmth." Appropriate materials shall include: concrete, masonry,
metal, glass, fiber cement cladding, and wood.
c. Materials selection shall be easily maintained and discourage vandalism.
d. Interior paint should be mark resistant and easy to clean.
e. Color selection should be distinctive and eye- catching (e.g., vivid accent color).
f. The community /meeting room should have a concrete floor with a low
maintenance, highly durable, easily cleaned finish.
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Examples of appropriate and distinctive materials
7. Lighting and Signage
Integrate into the architectural design and materials selection the placement of exterior
lighting and signage .
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a. Lighting shall be provided to enhance user safety, as well as aesthetics.
b. Incorporate lighting design that enhances dramatic architectural features such as
column uplighting, soffit lighting, and backlighting.
c. Signage shall be provided to clearly identify the identity and use of the building.
Consider the incorporation of public art into the signage design.
Examples of building lighting, signage and public art
8. Service Areas and Mechanical Equipment
Minimize the visual impact of service and mechanical areas.
a. Building planning should consolidate service /mechanical areas to a single location of
the building on a side not facing the Plaza.
b. Mechanical equipment shall be screened from view with landscaping, located on
roofs screened by parapets or located in below grade vaults.
c. Exterior concrete and paving near doors to delivery / service areas or mechanical
areas shall be sufficiently reinforced so as not to be cracked or broken from the
weight of delivery or repair vehicles.
Please note that the foregoing images are representative examples of the nature of the visual
and physical connections, flexibility and diversity, shared uses, building materials and colors,
lighting, signage and public art contemplated in connection with the design and construction of
the community "Commons" building. Also, please note that the "Commons" will likely be
renamed to create a unique identity while achieving the same purpose as described above.
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Exhibit N:
Tukwila Village — Outdoor Plaza
Statement of Purpose and Design
Plaza Parcel — Intended Use
The goal for Tukwila Village is to create an extraordinary shared experience that will enhance
community life for the City and its residents. As a major component of Tukwila Village, the Plaza
Parcel will help fulfill this goal by serving as a welcoming, active, vibrant, and attractive place where
people can gather, connect with each other, and enjoy a range of activities and amenities. The Plaza
Parcel includes two components - the outdoor community Plaza and the indoor community
Commons. They are both intended to be used by, and accessible to, Tukwila Village residents, library
and business patrons, and the greater community throughout the year. Since the Plaza & Commons
are located in a neighborhood with an "international" character (as suggested by its proximity to
SeaTac International Airport and Tukwila International Boulevard), made up of people from distant
countries with a great variety of languages and cultures, the Plaza design will seek to be a welcoming
place supportive of their needs and aspirations. The Plaza and Commons should also have a multi -
generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding
neighborhoods.
Outdoor Plaza — Design Theme
As diverse as the local community is, unity can also be seen through the many shared interests of
these various cultures, such as an appreciation for family and social life, food and drink, music and
the arts, and nature and the outdoors. The goal of the Plaza is to facilitate these shared interests and
create opportunities for their mutual experience and enjoyment, thereby strengthening the bonds of
community. This goal is captured in the phrase "Common Ground ", which we are using as the central
design theme for the Plaza. [Since the Community Building within the Plaza has been tentatively
referred to as the "Commons," this phrase is especially appropriate to express the concept that the
Plaza also serves as an extension of and complement to the Community Building as a gathering place.
Please note, however, that the "Commons" will likely be renamed to create a unique identity while
achieving the same purpose.]
The physical design of the Plaza is intended to express the idea of unity through the use of "universal"
shapes, forms, and materials found in many cultures. In particular, the circle is a shape with symbolic
significance in many cultures. It is said to represent unity, infinity (no beginning or end), democracy
(no position in a circle is more prominent than any other position), and mobility (the wheel). These
ideas are consistent with the goals for the Plaza, and, accordingly, the circle, partial circles and curves
figure prominently in its design. Materials such as stone, brick, ceramic tile, wood, and water are
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commonly used in the design of gathering places throughout the world and find expression in the
design of the Plaza.
Similarly, the Plaza design reflects both the community's diversity and local character through a
variety of material color, texture, pattern, and origin, such as, for example, the use of northwest
native plant materials with a variety of leaf and flower, color and texture. Different varieties of stone
and wood also may be featured in elements such as walls, pavement, and landscape structures. This
expression of diversity and local character in the Plaza complements the idea of the "mosaic"
expressed in certain aspects of the design of the adjacent Library. The expressed goal is for there to
be harmony and coherence amidst the variety and diversity.
Outdoor Plaza — General Design Guidelines
1. Pedestrian Oriented
The Plaza should be a safe place for pedestrians and protected from vehicular traffic through
the use of curbs, bollards and structures. Pedestrians should feel safe and welcome.
Connections between the various uses in and around the Plaza should be clear, visible,
convenient, and accessible for all.
2. Provide Attractions and Destinations
The Plaza should offer a variety of things to see and do for all ages - seniors, adults, teens, and
children - as well as for specific user groups, such as families with children or people with
disabilities. The Plaza design should include "gateways" to identify Plaza entrance points and
provide a sense of arrival and Plaza identity. Focal points of varying character and scale should
be included within the Plaza to draw people into and though the space. These could include
public art, water, ornamental vegetation, architectural structures, or other attractions. The
Community Building, centrally located within the Plaza, will also serve as one of the principal
focal points /destinations.
3. Flexibility of Use
The Plaza shall be designed to be flexible enough to accommodate a variety of uses such as
casual sitting and relaxation, performances (music, theater, dance), farmer's markets, picnics,
etc. The form and features of the design shall support and facilitate its intended functions,
while allowing for those functions to change over time.
4. Maximize Periods of Use
The Plaza shall be designed to maximize periods of use in terms of its seasonal availability and
usefulness. It shall be designed to encourage use during Spring, Summer, Fall, and Winter, as
well as special holidays. It shall also be designed to facilitate and encourage both daytime and
evening use, including satisfactory illumination.
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5. Provide Amenities to Enhance User Experience
The Plaza shall offer a variety of amenities to enhance visitors' comfort and enjoyment. Ample
and comfortable places to sit and relax, food and beverage options, shelter, and vegetation
for shade and aesthetic enhancement should all be included. Materials and detailing for the
various design elements shall be chosen carefully to convey a positive community image and
foster a sense of local civic pride.
6. Management and Maintenance
The Plaza shall be managed and inexpensively maintained to be a safe, clean, attractive place
at all times. CPTED (Crime Prevention Through Environmental Design) principles shall be
incorporated as appropriate. Adequate lighting, trash /recycling receptacles, preventative
features such as anti - graffiti surfaces or coatings and proper maintenance of
landscape /hardscape and other features shall be considered.
Outdoor Plaza — Materials and Colors
1. Materials to be incorporated into the outdoor Plaza shall be varied, safe and durable, add visual
interest to the overall space and enhance the user experience, with relatively low maintenance
requirements.
2. A warm and vibrant Color Palette will assist in creating a welcoming space and environment for
the many and varied cultures represented in the community. The colors should be interesting but
not too busy, enticing but not too garish, compatible with the surrounding development, and able
to stand the test of time.
Pervious Concrete Paving (or similar)
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Concrete Paving with Score Joints (or similar)
Concrete Paving (or similar)
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Sign Concept (or similar)
Seat Wall (or similar)
Fire Pit, Fire Bowl, or Fire Place (or similar)
Metal Bench (or similar)
Colors to be determined
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Metal Bench (or similar)
Colors to be determined
Site Furnishings — Bike Rack (or similar)
Parking Lot /Street Lighting (or similar)
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Site Furnishings — Bike Rack (or similar)
Accent and Uplights (or similar)
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JET 1
Site Lighting — LED in -wall (or similar)
Freestanding Planter Pots (or similar)
Colors to be determined
In- Pavement "Runnel" (or similar)
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Site Lighting LED in -wall (or similar)
Freestanding Planter Pots (or similar)
Colors to be determined
Cobbles sloped to foram runnel
In- Pavement "Runnel" (or similar)
Bollards (style to match primary fixtures)
Interactive Water Feature (or similar)
Chess /Game Board (or similar)
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Information Kiosk Concept (or similar)
Interactive Water Feature (or similar)
Game Tables (or similar)
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The foregoing images are representative examples of the design themes, materials and colors, and
the intended amenities and uses of the Plaza. The signage concepts reflected in such images are for
illustration purposes only. All signage will be approved pursuant to applicable City code and not
pursuant to this Statement of Purpose and Design.
Detailed Specifications:
1. The Plaza, excluding parking, drive aisles and the Community Building, must cover a minimum
of 20,000 square feet.
2. The outdoor seating areas must be designed to deter sleeping or riding skateboards.
3. Landscaping must be primarily from native, low maintenance vegetation. Trees should be
minimum 2" caliper (when planted) since smaller trees could be damaged by Plaza users.
The Plaza must include:
• A water feature that allows children to see and touch the water without significant risks, while
minimizing operational and maintenance costs. It must be attractive or unnoticeable if the
water feature is turned off for extended periods of time;
• Benches, seat walls, and other seating areas and weather resistant chairs with tables and
umbrellas;
• Recreational ( "play ") elements for children and adults;
• Lighting for safety and architectural interest at night;
• Tables for games or picnics;
• A large lawn area designed to be firm and useable during winter months and with irrigation to
be healthy in the dry summer months;
• Hardscape areas to accommodate pedestrian circulation and related activity.
• A variety of shade options so people can choose to sit in the sun, dappled light, or full shade,
even on sunny days;
• Electrical outlets in light poles, street lamps, trees, etc. such that temporary outdoor light
displays can be installed;
• Brackets on light poles and street lamps to hold hanging flower baskets and /or banners;
• Bike racks to accommodate, at a minimum, code required bicycle parking;
• Trash receptacles in appropriate quantities and locations to meet site demands;
• Locations for public art that changes based on community participation. The public art may
include an artist - designed clock element, the design of which shall be coordinated with the
Developer and the Mayor's office;
• Space for a series of 10'x10' tents and /or booths to accommodate a seasonal, recurring
Farmer's Market.
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