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HomeMy WebLinkAboutPlanning 2014-03-27 Item 4 - Tukwila Village Phase II - Attachment F: Design Review Criteria Responses.�,,' ATTACHMENT F cor1LJ'trr•n Tukwila Village — Phases Response to Design Review Criteria for BAR Review — Developments in the Tukwila International Boulevard Corridor 1. Site Design a. Site Design Concept The Phase 2 site is situated on the south side of South 144th Street and includes buildings D & E with associated sidewalks, landscape and outdoor space to serve the seniors living in this portion of the Tukwila Village community. We have worked very diligently to "connect" this portion of Tukwila Village with the larger segment of the community located on the north side of S. 144th Street, to maintain the cohesive "village" scheme. The residents of buildings D & E will have equal and safe access to the additional features and activities contained in Phase 1, including the public plaza, the commons building, ARTwalk and the adjacent King County Library. 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, in this case, Tukwila International Boulevard (TIB) to the west and South 144 Street to the north. Building D contains a mix of office on the lower level with residential living units above. The offices will primarily front onto TIB with a small portion fronting onto S. 144th Street. The Building D residential lobby is located in the northeast corner and fronts onto South 144th Street, with close proximity to the mid -block crossing and views to the public plaza. 1 November 11, 2013 Building E ground floor frontage abuts S. 144th Street with significant architectural design features at the two building corners to clearly designate the entrance to the Tukwila Police Neighborhood Resource Center at the northwest corner and the residential entry lobby at the northeast corner. In all cases, the intent is to create a very urban feel and edge. Front doors are oriented to the street, such as the commercial space and Building D & E entry lobbies at 5. 144th Street. In other instances the building entries are internal to the site and relate to the surface parking and parking garages. South 144th Street will be reconstructed (widened) to include several upgrades. These include parallel parking stalls and bike lanes on both sides, expanded sidewalks, street trees and light fixtures. c. Street Corners Tukwila Village includes two major street corners. Phase 2 Site Plan includes the southwest intersection of Tukwila International Boulevard and South 144th Street. 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. The Building D architecture includes feature elements at the northeast and northwest corners that clearly designate the residential entry lobby (NE 147 corner) and the corporate office entry (NW corner). In addition to 5- levels of housing, this building will contain the corporate offices of the Senior Housing Assistance Group (SHAG), Independent Living and Pacific Northern Construction Company. 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 (KCHA) complex to the east of Building E. The property directly south of Building D is slated for redevelopment. The successful transition of Building E with the adjacent KCHA property will be addressed with the ground -level townhouse units that face east and careen the parking garage. These (5) residential units will have a sidewalk connection from S. 144th Street, front porches facing KCHA to the east and direct unit access from the building interior. Building E transition solutions will also include the provision of shared parking stalls and foundation landscaping. e. Shared Facilities Phase 2 of Tukwila Village meets the definition of "Shared Facilities" - multiple mixed -use buildings with shared parking areas, driveways, and landscaping. The overall community will 148 2 November 11, 2013 also include a shared Public Plaza and Commons building. f. Site Design for Safety Phase 2 on -site vehicular circulation is simple and direct, designed to be as unobtrusive as possible. The focus of the site layout and circulation is on the pedestrian user. Cars will access the site at a centrally located driveway to park in either the surface parking area or to access the parking garage 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, street crossings 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 A trash and recycling station is located within both Building D & E parking garages. A trash room with compactor is included to minimize the volume of trash and the frequency of pick- ups. A screened staging area is located between Buildings D & E where the trash and recyclable containers are moved on pick -up day(s). A shared, pad- mounted electrical transformer is located behind Building D and will serve the power needs of both buildings. Above grade utility vaults and boxes will be screened from view using screen fences and /or landscaping. h. Natural Features and Sensitive Areas No designated "sensitive areas" are located on the Phase 2 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. The exception on the Phase 2 site is the large Coast Redwood tree located on the south end of Building D. We will make every effort to preserve this tree if the finish grades and surrounding improvements will allow. If it is not possible, it is the applicant's intent to harvest the and re -use the wood on- site. i. Surface Storm Water Detention Facilities Storm water detention for the Phase 2 site area will occur in a series of pipes located under Building E. Water quality treatment will 3 November 11, 2013 be provided by a series of below -grade "Bio- Clean" treatment facilities - see civil documents. 1. Pedestrian Circulation Paved sidewalks will connect the building entries in Phase 2 with both surface and garage parking. Paved pedestrian connections are also provided from Tukwila International Blvd. (TIB) and South 144th Street to the main entries at Building D & E. Special effort has been given to locating the primary Building D & E entries with close proximity to the two mid -block pedestrian crossings. Pedestrians will also be able to comfortably connect to adjacent 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 for the Phase 2 residents and business staff. k. Pedestrian Amenities Tukwila Village — Phase 2 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, large lawn area for casual seating and activities game table area, potential Farmer's Market, fire -side seating at the coffee shop and numerous seating areas with seat walls and benches. In addition, Building E will include a large, level 2 outdoor courtyard that will provide a range of more private activities such as p -patch planters, 149 outdoor gaming and exercise areas, paved areas for tables and seating, a barbecue facility and covered space for year -round use. I. Vehicular Circulation The vehicular circulation for Phase 2 is very simple and direct, with minimal impact to the pedestrian circulation. The site is accessed from a centrally located driveway that will provide direct connection to the Building D & E parking garage entrances as well as the surface parking stalls. Through the use of creative transitions, the design objective is to minimize automobiles and vehicular activity and encourage walking. m. Parking Minimum parking stall counts have been implemented at Tukwila Village through the use of code - allowed parking reductions for retail /commercial spaces and affordable senior housing. 2. Building Design See attached for building design response. 3. Landscape Design a. Landscape Design The overall design concept for Phase 2 is the same as it is for the remainder of Tukwila Village, 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 150 4 November 11, 2013 will be used to enhance and screen and provide interest and visual impact. 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). 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. 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 and along the top of November 11, 2013 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 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. 151