Loading...
HomeMy WebLinkAboutPlanning 2013-11-14 Item 5 - Public Hearing: Tukwila Village Phase 1 - Attachment H - Design Review Criteria ResponsesTukwila Village ECEEIVED N 211113 .0 ! G ° -,.III 00010 ,,I If Phase 1 B.A.R. Submittal Response to Design Review Criteria for BAR Review - Developments in the Tukwila International Boulevard Corridor 1. Site Design a. Site Design Concept The overall site design concept for Tukwila Village is the layout and arrangement of buildings, pedestrian elements and landscaping that provide a cohesive "village" scheme. This layout and concept will provide for convenient access from Tukwila International Boulevard (TIB) and South 144th Street by both automobiles and pedestrians, with a primary focus on convenient pedestrian access and circulation. One significant design objective for Tukwila Village is to create an extraordinary shared experience that will enhance community life for the City and its residents. A major component of Tukwila Village is the Outdoor Plaza. This space is designed to serve 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 Outdoor Plaza also includes the community Commons building. Both are 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" 1 May 28, 2013 character (as suggested by its proximity to an international airport and Tukwila International Boulevard), made up of people from distant countries with a great variety of languages and cultures, the site and Plaza design will seek to be a welcoming place supportive of their needs and aspirations. Tukwila Village will also have a multi - generational appeal, from children to seniors, residing at Tukwila Village as well as in surrounding neighborhoods. 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 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 and surrounding spaces. Since the building within the Plaza is referred to as the "Commons ", this phrase is especially appropriate to express the idea that the Plaza also serves as an extension of and complement to this building. The physical design of the Plaza and surrounding site elements 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 so the circle figures prominently in its design. Materials such as stone, brick, ceramic tile, wood, and water are used in the design of places throughout the world and find expression in the design of the Plaza. At the same time, the site design reflects the community's diversity through variety of material, color, texture, pattern, and origin. For example, landscape plant materials with a variety of leaf and flower color and texture, and originating from several different countries may be used. Different varieties of stone and wood may also be featured in elements such as walls, pavement, and landscape structures. This expression of diversity complements the idea of "mosaic" expressed in the design of the adjacent library. The goal, however, is for there to be harmony and coherence amidst this variety and diversity. b. Relationship to Street Front From the beginning, the overall site design of Tukwila Village focused on the fronting of buildings onto the adjacent streets, including Tukwila International Boulevard (TIB) to the west and South 144 Street to the north and south. Approximately 1/3 of the development is located on the south side of S. 144th Street and two thirds is located on the north side. Building A, the King County Public Library and Building D all front directly onto TIB. Only a small, single- loaded parking area separates Building A from TIB and is intended to provide additional parking for the ground -level retail 2 May 28, 2013 and commercial spaces in that building. The King County Library, Building B, Building D and E all have frontage on South 144th Street. In all cases the intent is to create a very urban feel and edge. In some cases, front doors are oriented to the street, such as the retail /commercial spaces on TIB. In other instances the building entries are internal to the site and relate to the surface parking and provide more convenient access to other Tukwila Village features and activities. South 144th Street will be reconstructed (widened) to include several upgrades. These include parallel parking stalls and bike lanes on both sides, street trees and expanded sidewalks. c. Street Corners Tukwila Village includes two major street corners located at the west intersection of Tukwila International Boulevard and South 144th Street. On the north side of South 144th Street, the new King County Library will provide the backdrop, a contemporary building with striking Architectural lines and features. The foreground will include the KCLS monument sign, surrounding by a generous landscape area and an expanded concrete sidewalk. Building D is located on the south side of this intersection and will provide a quality multi- story, mixed -use building as a back drop, with contemporary architectural design. The corner will include an expanded and paved sidewalk with landscape planters. In addition to 5- levels of housing, this building will contain the corporate offices of the Senior Housing Assistance Group (SHAG). d. Continuity of Site with Adjacent Sites Two significant "transition" areas are important to the successful integration of this higher density urban community into the existing fabric of this neighborhood. The relationship of Building B to the adjacent multi -story apartments to the east and north; and the relationship of Building E to the King County Housing Authority complex to the east of Building E. The property directly south of Building D is planned for redevelopment and the existing use north of Building A is a taxi parking lot. Potential transition solutions for Building B may include appropriate perimeter fencing, provision of openings in the adjacent parking garage, vertical landscape treatments on the blank building walls, heavy perimeter landscape planting, etc. Building E transition solutions include the provision of ground -level living units accessed from the east side of the property, pedestrian walkway, provision of shared parking stalls, foundation planting, etc. e. Shared Facilities Tukwila Village meets the definition of "Shared Facilities" - multiple mixed -use buildings with shared parking areas, driveways, and landscaping. The community will also include a shared Public Plaza and Commons building. f. Site Design for Safety On -site vehicular circulation is simple and direct, designed to be as unobtrusive as 3 May 28, 2013 possible. The focus of the site layout and circulation is on the pedestrian user, not the car. The concept is that cars will be "allowed" onto the site, primarily to access the retail /commercial uses and the parking garage entrances at each mixed -use building. Buildings are designed and located such that surveillance of the entire property is achievable. The multiple- storied structures with multiple living units place many eyes on the site at all times. Good visual access into the site from the surrounding public streets. In addition, the Tukwila Police Neighborhood Resource Center will also be located in the northwest corner of Building E. In addition to the required street lighting, the entire site will be adequately lighted for safety and security. Special attention will be given to parking areas, pedestrian connections and accessible routes of travel. Selection and use of plant materials will take into consideration the long -term growth habits of the plants. With tight, urban -scale spaces, use of small to medium sized trees and shrubs will be appropriate. Low to medium -level maintenance will be the overall objective of the site elements, paving, furnishings and landscape. The design will incorporate durable materials that are both functional and attractive. g. Siting and Screening of Service Areas Trash and recycling stations will be limited to two locations within the entire community. The primary location is on the very north end of the site (northeast of Building A) with a secondary location at the far south end of the property (adjacent to Building E). Electrical transformers are proposed to be pad mounted, located adjacent to the trash stations. These areas will be screened from view by a combination of fencing and landscaping. h. Natural Features and Sensitive Areas No designated "sensitive areas" are located on this site. An Arborist came on -site, identified and evaluated all existing trees. The general conclusion of her report was that there are very few trees that are worth saving on this property. We intend to preserve the large Coat Redwood tree located adjacent to Building B. Additionally, the natural surface water out -flow will be retained at the south end of Building B — with discharge under and to the south side of South 144th Street. i. Surface Stormwater Detention Facilities Stormwater detention will occur in a series of pipes located under Building B and Building E. Water quality treatment will be provided by a series of below -grade "Bio- Clean" treatment facilities - see civil documents. I. Pedestrian Circulation Paved sidewalks will connect all buildings and building entries within the Tukwila Village development. Paved pedestrian connections are also provided from Tukwila International Blvd. (TIB) and South 144th Street to the main entries into the Village. Pedestrians will also be able to comfortably connect to adjacent 4 May 28, 2013 properties by way of the public sidewalks along TIB and South 144th Street. The existing Transit stop located on TIB and on the west side of the proposed King County Library will be readily accessible from all locations within Tukwila Village. k. Pedestrian Amenities Tukwila Village will include numerous and varied pedestrian amenities, most associated with the Outdoor Plaza located in the central portion of the development. These will include an open lawn area for relaxation, activity and watching performances on The Commons stage, interactive water feature and water fountain, game table area, seating area with shade structure, fire -side seating at the coffee shop and numerous seating areas with seat walls and benches. I. Vehicular Circulation As previously stated in section "f ", the focus of the Tukwila Village site design is the pedestrian. Vehicles will be "allowed" onto the site, primarily to access the retail /commercial uses and the parking garage entrances at each mixed -use building. Through the use of creative transitions, the design objective is to minimize the intrusion of automobiles and vehicular activity, especially in the outdoor plaza area. Low curbing and bollards will be used to allow safe and convenient pedestrian movement while still allowing safe passage of vehicular traffic. m. Parking Minimum parking stall counts have been implemented at Tukwila Village. An application has been made for an Administrative Variance to allow a reduction of 10% for non - residential parking requirements. 2. Building Design a. Architectural Concepts Tukwila Village will be comprised of 4 large mixed -use residential buildings, a community commons building and a public library. The buildings will employ complimentary architectural styles, materials and detailing and will draw from a common color palette inspiration. The color palette inspiration is the "farmer's market;" natural colors with vivid accents — think butternut squash, tomatoes, fresh greens, eggplant, etc. The King County public library (design by others) sited on the corner of s. 144th and Tukwila International Boulevard sets the tone with an urban, contemporary style with simple forms and materials. The Commons building compliments the contemporary library design, with a more intimate and detailed Northwest contemporary architecture. Wood detailing creates a sense of "warmth and welcoming ", appropriate to the function of the community gathering space. The large residential buildings are not overly stylized or themed. They are composed of simple forms that relate and respond to the building function, site characteristics and adjacencies. Wood detailing at key locations such as building canopies and entries reinforce the "warm & welcoming" theme of the community commons building. b. Architectural Relationships The surrounding and adjacent structures include low -rise motels, parking lots and older 5 multi - family apartments. quality of Tukwila Village from the surrounding neighboring structures. May 28, 2013 The architectural will raise the bar and adjacent The commercial buildings in the NCC zone are designed as mixed -use buildings. In phase 1, Building A provides the majority of the commercial uses including restaurant, retail, incubator business spaces and live -work units. Building A fronts onto Tukwila International Blvd. and on the "main street" entry to Tukwila Village. The commercial frontage on TIB and along the plaza and live -work units is scaled for the pedestrian with the upper floors pulled back from this edge. The massing along the main street frontage is reduced by two stories to transition to the scale of the library, commons and plaza. c. Building Elements, Details & Materials Building A is sited on the corner of Tukwila International Boulevard and the main street entrance to Tukwila Village. This facade is detailed with a unique corner feature including a recessed commercial entry, large corner canopy with the "Tukwila Village" signage and wood detailing hinting at the community commons building detailing beyond. The corner of building A that fronts onto the plaza also has a unique corner feature design. The scale of this corner is reduced to one story with a large landscaped terrace above. A round covered entry and trellis feature above sets the tone for the repeated use of the circle in the overall Plaza design theme. This unique feature becomes a focal point for views into the plaza from both S. 144th Street and Tukwila International Boulevard. Wood detailing is continued here relating to the featured community commons building. The community Commons building massing employs a unique butterfly roof form, which opens up to the plaza stage and seating area. Structural wood timbers and trellis detailing provide an intimate scale and warmth. The building materials throughout the project have been selected for high quality, ease of maintenance and longevity. The building material palette includes: brick masonry, metal siding, fiber cement lap siding and panels (painted) and wood detailing. Exterior building lighting will be coordinated and compatible with the overall site lighting for the project. Unique architectural features will be highlighted with up lighting. Canopy and soffit down lighting will provide pedestrian lighting. d. Pedestrian - Oriented Features As discussed above, the building massing has been reduced along key pedestrian frontages to create pedestrian - friendly facades. In addition, pedestrian scaled detailing is provided including overhead weather protection canopies with down lighting, wall mounted lighting, greenscreens with "public art" elements and wood detailing provide interest at the street level. Blank facades have been reduced through the placement of signage, public art and green screens. e. Mechanical Equipment 6 May 28, 2013 The mechanical equipment for building A will be located on the unoccupied roof and screened by parapets. Pad mounted electrical transformers will be screened from view adjacent to the trash station. The Commons building mechanical equipment will be located in the interior mechanical room. The electrical transformer will be placed in a below ground vault. AC Condensers will be screened by landscaping. The grease hood vent will be located on the flat roof and screened by parapets. 3. Landscape Design a. Landscape Design The overall design concept is to create a cohesive and aesthetically pleasing landscape that invites users into the spaces and leaves a lasting impression, even if they are not sure why. Because of the development density and the provision of a wide range of useable, paved areas, the carefully placed planters and landscape areas must be appropriately planted. The landscape will be used to enhance and screen, provide interest and visual impact and in the case of the open lawn area, provide a functional and green space that can be used for many functions and activities. Because we are redoing the South 144th Street Right -of -Way and the Tukwila International Boulevard frontages, we will be creating a new and enhanced street tree planting that is compatible with the overall Tukwila Village landscape design. b. Planting Design The plant selections will include an appropriate mix of native and ornamental plants that are appropriate in terms of their hardiness, growth habits and maintenance requirements. The planting design will include the use of a carefully selected group of trees that provide shade, verticality and separation. The understory planting will be done in plant "masses ", minimizing the number of plant species and maximizing the visual impact. For various reasons, a vast majority of the existing trees on -site are not suitable for preservation (see Arborist Report). We are proposing the preservation of one significant Coast Redwood tree located at the southwest corner of Building B and it will be incorporated into the planting design. 4. Signs a. Signage Concept The overall sign concept for Tukwila Village is a simple but high impact solution that can be carried consistently throughout the project, from the monument signs identifying the Tukwila Village development, to the spaces within the village, such as the outdoor plaza (Common Ground) and The Commons building. This solution will be carried out through the use of individual, bold letters placed in key locations throughout the development. These will include the top or side of landscape walls as well as along the top of building canopies of fascias. Similarly, the individual building names will be located on "blade" signs mounted on the building face, near the front entrances. A similar treatment will be implemented with the individual retail and commercial tenants as they are identified. In 7 May 28, 2013 all cases, the objective is to make the signage readily viewable by both motorists and pedestrians. These signs will be lighted for both day and nighttime viewing. The intent is to use energy - efficient LED lights within or adjacent to the individual letters to create a soft "glow" vs a harsh, spot light approach. The sign materials will be durable and resistant to vandalism and theft.