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HomeMy WebLinkAboutPlanning 2014-12-11 Item 4 - Public Hearing: 51st Avenue South Townhomes - Attachment A: Project Narrative (Applicant's Response to Design Review Criteria)ATTACHMENT A Service Disabled Veteran Owner Small Business June 26th 2014 PROJECT: Tukwila 8 -Lot Project, L14 -0032 (Short Flat), E14 -0008 (SEPA/Environmental Review / Design Review), PL14 -0022 (Project File) Subject: TOWNHOUSE DESIGN MANUAL Jaimie Reavis Assistant PlannerICity of Tukwila 6300 Southcenter Blvd,, Suite 100jTukwila, WA 98188 ph: (206) 431- 36591fx: (206) 431 -3665 Jaimie.Reavis @TukwilaWA.gov 1 www.tukwilawa.gov Dear Jaimie Reavis The following information is provided in accordance with 18104.060 (1, r) and TMC 17.12.020 (5). Since this project is subject to the design review criteria based on the code for Townhouse Design. Proposed development will be designed and constructed in accordance with the following item that in designing and construction this way the project in meeting these standards will meet the City's Design standard requirements. SITE PLANNING Landform grading will be used when feasible to reflect the natural topography and retain mature trees. Site coverage on slopes will be minimized to reduce visual impact. The project design integration will include coordination of circulation, landscaping, recreation spaces, and building location. Note: See site plan provided separately CIRCULATION - PEDESTRIAN A comprehensive system of pedestrian sidewalks should link all building /unit entries, parking lots, recreation areas and the project entries with the area -wide sidewalk system. We will separate buildings from common walkways by at least 8 feet in the structure's front and rear, and a minimum 4 feet on its side. Note: See site plan provided separately Abbey Road Group Land Development Services Company, LLC P. O. Box 1224, Puyallup, WA 98371 Phone: 253- 435 -3699 Fax: 253- 446 -3159 www.abbeyroadgroup.com 0 uJ IW 17 CIRCULATION - VEHICULAR We will create very low volume entrance to allow multiple uses as street oriented Note: See site plan provided separately PARKING We will locate parking to minimize conflicts between autos and pedestrians. Parking will public parking. We will separate driveway parking areas with landscape islands to create an individual the appearance of large areas of paving. We will provide the majority of the required parking spaces in attached garages. Note: See site plan provided separately SOLAR ORIENTATION be per unit with limited unit entry and reduce We will maximize the warming effect of solar radiation in winter months and maximize shade in the summer months based on the building design and we will utilize deciduous trees for summer shade and winter sun and Design building overhangs to shield the high summer sun and expose the area to the lower winter sun. Note: See building Elevation drawings and Landscape Plans CRIME PREVENTION We will employ the Concept of Defensible Space to reduce opportunities for crime. "Defensible space" is a term used to describe a series of physical design characteristics that maximizes resident control of behavior -- particularly crime. We also will as can provide the following additional design considerations include the following: • Orient windows so that areas vulnerable to crime can be easily surveyed by residents. • Locate mailboxes, and common play areas in such a way that they are easily observed by others. • Establish a system for identifying the location of each residential unit and common facilities at the project entry. • Lighting. More light is not necessarily indicative of better and safer lighting. Lighting levels should be carefully selected and oriented so that areas vulnerable to crime are accented. Provide lighting in areas of heavy pedestrian or vehicular traffic and in areas which are dangerous if unlit, such as stairs and ramps, intersections or where abrupt changes in grade occur. Areas that have high crime potential should be well lighted so that people traveling through them at night may feel secure. • Locate plant materials such as high shrubs so that surveillance of semi - public and semiprivate areas is not blocked. This will provide the opportunity for crime. • Use visually open fencing materials such as wrought iron bars or wooden pickets to define space between the street and building. Note: See Site Plan, building Elevation drawings and Landscape Plans 18 BUILDING DESIGN NEIGHBORHOOD COMPATIBILITY This is a first of its kind in the area with Apartments in the adjacent areas. Our project will minimize the appearance of building scale differences between proposed townhouses and existing neighborhood Commercial Apartments and residential units that conform to current zoning. We will Incorporation elements from neighboring structures into townhouse design. We will reflect the architectural character of neighboring residences (within 300' on the same street) where it provides a positive example through use of related building features including scale /mass, height, the proportions of entries, windows and other openings (fenestration), color, materials, and shapes. • Step the roof on the building perimeter segments to transition between a proposed taller building and an existing residential structure. Note: See Building Elevation Drawings provided separately BUILDING ENTRANCES We will not use exterior stairways to second stories that are visible from the street. Townhouse units will have an individual entrance, with entrance vestibules, canopies or porches to give identity to each unit and provide weather protection. Note: See Building Elevation Drawings provided separately BUILDING ELEVATIONS Our townhouses shall have a unified building mass, maintaining a common architectural language across the entire length of units. This mass shall be varied by changes in unit orientation, color /material variations, shifts in roof profile, and variation at corner units. Windows, bays, balconies, and other articulation could also be used to express the individuality of each unit. Each building shall incorporate treatments that "complete" the end and corner units, including: 1, an extended base or ground floor units We will provide relief, detail, and visual rhythm on the facade with well - proportioned windows. • Use window patterns, proportions, and orientation consistent with neighboring residences. • Use multiple -pane windows. • Use visually significant window elements (i.e. frame dimensions, lintels, casings, sills, and trim. • Locate windows so that the occupants from one residence cannot look directly into an adjacent residence. Note: See Building Elevation Drawings provided separately 19 Roofline We will vary the roofline along the building length to reflect individual units. This can be achieved using: - separate roof forms - a combination of roof types, such as shed, gabled and hipped roofs) - gables and dormers The Townhouses roof pitched and continuous sloping roof forms will be used. Note: See Building Elevation Drawings provided separately BUILDING MASSING We will mass the building in only two buildings one on each side of the site. We will use building and roof modulation and articulation to reduce the appearance of large building masses. a. Modulate the building facade with features such as porches, balconies, building wall relief, and bay windows. b. Provide roof elements such as gables, eyebrow roof forms or dormers. c. Incorporate prominent cornice, soffit, or fascia details that emphasize the top of the building. d. Provide prominent roof overhangs. Note: See site plan provided separately MATERIAL AND COLORS We will construct building exteriors of durable and maintainable materials that are attractive even when viewed up close. We will use building materials that have texture, pattern, or lend them to a high quality of detailing. We will use materials that meet the intent of horizontal lap siding, shingles, brick, stone, stucco, ceramic or terra cotta tile. We will use a variety of complementary colors on building exteriors. Reserve brightly saturated colors for accent or trim features. Note: See Color Board Provided Separately LANDSCAPE /SITE TREATMENT LANDSCAPE DESIGN We will provide plants that can be used to curtail erosion, to soften the built environment, define or emphasize open space, give privacy, block wind and lessen the effects of solar radiation. We will select and site landscape materials to produce a hardy and drought- resistant landscape area consistent with project design. Selection should include consideration of soil type and depth, spacing, exposure to sun and wind, slope and contours of the site, building walls and overhangs, and compatibility of new plant material with existing vegetation to be preserved on the site. We will install all plant materials to current nursery industry standards. Landscape plant material should be properly guyed and staked to current industry standards. Planting of trees in compacted soils is prohibited unless minimum 12 inch gravel drain sumps are installed under each tree to a minimum of 36 inch depth, or the sub grade soil beyond the planting pit is rootled to a 9 inch depth to the drip line or edge of planter, whichever is less. 20 We will plant shrubs used to define spaces or separate environments as a staggered double row whenever possible. This provides the significant depth especially necessary to separate environments such as parking areas from grassed fields and building entries. Limit shrub beds to a maximum of two feet wide per typical row of nursery stock plants, in order to minimize barked area and maximize live ground cover. Protection of Existing Trees We will protect significant trees during construction with a chain -link fence or plastic vinyl construction fence at the drip line. Install the protection fence prior to issuance of grading permit. Removal or destruction of fencing should be cause for a Stop Work Order until reviewed by City staff. Design for Screening and Separation We will provide a privacy fence along side and rear yards if adjoining single family zoning. This should be 6 feet high sight- obscuring wood (or equivalent) fence with exterior materials and colors consistent with building architecture. Note: See Landscape Plan and site plan provided separately OUTDOOR SPACE DESIGN We will provide outdoor space unusable for the adults and children of the town houses. Note: See Landscape Plan and site plan provided separately MISCELLANEOUS STRUCTURES /STREET FURNITURE LIGHTING We will reflect project architectural design considerations in all exterior lighting (i.e., distribution, intensity, and pattern). We will insure that maximum parking area light standard height is 20 feet or the height of the building; whichever is less. We will provide walkway and grounds lighting is 15 feet. Light fixture height is limited to enhance a sense of scale and enclosure for common areas at night. We will provide all lighting standards with glare cut -off features to avoid off -site spill -over. We will place fixtures so that light patterns overlap at a height of 7 feet which is sufficiently high to vertically illuminate a person's body. At hazardous locations, such as changes of grade, use lower level supplemental lighting or additional overhead units. Where low -level lighting (below 5 feet) is used, fixtures should be placed in such a way that they do not produce glare. Most eye levels occur between 3 feet 8 inches for wheelchair users and 6 feet for standing adults. Note: See site plan provided separately FENCING, WALLS, AND SCREENING We will provide all fencing that will reflect building architecture and be harmonious with adjacent project designs. Design perimeter fencing to be attractive from both sides. Note: See site plan provided separately 21 SERVICE AREAS We will screen all exterior maintenance equipment from off-site and on -site common area view in an architecturally integrated manner. STREET FURNITURE We will carry out the project's design concept with the choice of street furniture. Please let me know if you have any additional questions. Sinceryly,/ MO y Gil Hulsman CEO - Director of Land Development Services Abbey Road Group Land Development Services Company, LLC 253 - 435 -3699 Phone 253 - 446 -3159 Fax Gil. Hulsmann ag ,AbbeRoadGrou. com www.abbeyroadgroup.com 22