HomeMy WebLinkAboutPlanning 2017-11-16 ITEM 4 - TUKWILA VILLAGE SENIOR HOUSING DEVELOPMENT - STAFF REPORT► y� City of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
Staff Report to the Board of Architectural Review
Prepared November 6, 2017
Hearing Date Thursday, 16 November 2017
File Number L17-0056 Design Review
Associated Permits E12-011 SEPA Decision
L13-031 Tukwila Village Parking Decision
Applicant Bryan Park for
Tukwila Village Development Associates, LLC
Request Tukwila Village Building B
Description
The final building in Tukwila Village to be designed is a mixed income
senior building with 1,865 square feet of commercial space on the ground
floor facing S. 144th Street. It is a five story building with 125 dwelling units,
residential amenities, landscaping, service areas and 86 parking stalls in the
ground floor of the structure and 34 surface parking stalls.
Location 4410 S. 144th Street; north side of S. 144th Street and the east side of Tukwila
International Boulevard (TIB)
Tax Parcel Number 1523049322; totaling 66,178 square feet
Comprehensive
Plan Designation
Neighborhood Commercial Center (NCC)
Zoning District Neighborhood Commercial Center (NCC) with Urban Renewal Overlay
Environmental Review Determination of Non -Significance for Phase 1, 2 and 3
Public Notice Notice of application and public hearing were posted on site and mailed to
surrounding property owners, tenants, and agencies with jurisdiction on
September 22, 2017. The notice was also published in the Seattle Times on
November 2, 2017.
Public Comment No comments at this time
Tukwila City Half • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.g5r
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L17-056 — Tukwila Village Building B Design Review
Recommendation
Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff
Report and approve Building B, with its variable 2-3' front yard setback, subject to the following conditions
being administratively approved prior to issuance of building permits.
1. To meet Pedestrian -Amenities criterion (#1K1) incorporate into the site plans the placement ofat
least one trash receptacle that integrates with the overall design of amenities for TukwilaVillage.
2. To meet Pedestrian -Oriented Features criterion and (#2D2) and Plant Design criterion (#3B1,)
revise landscape plans to show:
Enhance the blank wall and create visual interest along the east elevation through the use of
landscape and plant design.
installation of an up light to highlight the mature Coast Redwood beingpreserved.
3. To meet Mechanical Equipment criterion (#1E1 & 2.,) update site and elevation plans to show
any meters and other utility and mechanical equipment such that their visual and aural impacts on
streets and internal drives and walkways are minimized and the equipment is integrated with the
landscape design.
4. To meet the Signage Concept and Placement criteria (#4A and B) the parking signage system shall
be reviewed administratively prior to issuance of the certificate of occupancy for the first building
in Phase 2 and the tenant signage prior to issuance of any tenant signpermits.
Staff Moira Carr Bradshaw
Attachments
A. Cover Sheet and Landscape Plans (attached separately)
B. Architectural Plans (attached separately)
C. Arborist Report (Cohen June 2017)
D. Notice of Decision - Parking
E. Color and Materials Board (available at the DCD and at the public hearing)
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L17-056 — Tukwila Village Building B Design Review
Findings
Introduction
The Board of Architectural Review initially approved buildings with the assumption that the phasing would
be as shown below. The BAR decision in November 2013 was for Phase 1, which included buildings — A
and C — and the overall site plan. The BAR then reviewed and decided in March 2014 for Phase 2, which
included buildings D and E and the individual site improvements on the south side of S. 144th Street.
TIC .81A0.11
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PHASED DEVELOPMENT PLAN
Figure 1 Original Phasing Plan
Since those BAR decisions in 2013 and 2014 respectively, the phasing plan for Tukwila Village was
modified. The following revised phasing plan was submitted to the City Council and approved. Buildings D
and E as well as Building C, known as the Commons and its adjacent Plaza, are being constructed first —as
Phase 1.
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L17-056 — Tukwila Village Building B Design Review
LEGEND'
cy4# 1 OVERALL SITE
BUILDING A
PHASE 2
Figure 2 Revised Phasing Plan
The outstanding design review is for Building B, (formerly Phase 3 but now part of Phase 2.) Building B is
the eastern most building and is located on the north side of S. 144th Street,
Background
Tukwila Village Development Associates, LLC, obtained the exclusive right to acquire the site from the City
of Tukwila, the owner of the site, and to develop a project. Acquisition and consolidation of property by the
City of Tukwila along Tukwila International Boulevard implements the goal, policies and strategies created
for the revitalization of the corridor. (Tukwila International Boulevard Revitalization Plan, January 1998)
A Disposition and Development Agreement, (DDA) approved by the City Council on October 22, 2012,
details the conditions and the transfer of ownership from the City to Tukwila Village Development
Associates, LLC., the developer. The project, known as Tukwila Village, consists of 4 multistory mixed use
housing and commercial buildings with a public use component in a separate one story building and
adjacent public open space.
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L17-056 — Tukwila Village Building B Design Review
Review Process
Within the DDA is a section that provides guidance on site plan and design review. (DDA Section 2.3 Site
Plan and Design Review Submittals) It stipulates that the BAR submittal must include a Proposed Site Plan
that substantially conforms to the "Preliminary Site Plan" attached to the DDA. The Proposed Site Plan, if
approved through the City's design review process, becomes the "Approved Site Plan." The BAR approved
the site plan, Figure 1, during their first review for Tukwila Village in November 2013.
Per the DDA, the Developer has the right to develop the property in up to four phases. In accordance with
Section 2.4 Phasing, Development Parcels of the DDA, the applicant submitted a revised phasing plan,
Figure 2, that divides the development of the project into two phases as noted above.
For this request, the BAR is being asked to approve Building B. The overall site plan, which includes the
two phases, is included for context but was initially reviewed and approved in 2013.
In addition to the DDA, the City entered into a Development Agreement (DA) that entitles and vests the
developer of the project with flexibility in specific development standards and stipulates the following:
1. Additional relevant review criteria:
Section 6.5 Design Review Standards and Review Criteria of the DA also provides that, "...each
Development Phase shall be considered as a single integrated site, as if there were no interior lot lines, for puiposes of
determining compliance with the dimensional and setback requirements for each Development Phase. Further, if the BAR
determines that two or more Development Phases will function as a single integrated site, such Development Phases shall be
considered as a single integrated site, as if there were no interior lot lines, forpurposes of determining compliance with the
Governing Regulations, which in this situation are building setbacks, recreation space, parking and landscape
requirements." (6.5.6 Integrated Site of the Development Agreement)
The BAR submittal must also include the following:
• Conceptual floor plans, floor areas and elevations of proposed new buildings and other structures.
(See Attachment B)
• Conceptual Landscaping plan. (See Attachment A)
• A table of uses, floor areas and housing units consistent with the DDA. Within the DDA is the
following description: "The Parties' intent is for the Development of the Property to consist of a
mix of uses that serves the residents of the development, the surrounding neighborhood, and the
entire City by providing a place where people can reside, gather and interact with each other.
"...the City will convey the Property (or individual Development Parcels thereof) to Developer and
Developer will develop the Property (or individual Parcels thereof), consisting generally of the
following uses and elements with the corresponding minimum areas or dwelling units:
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L17-056 — Tukwila Village Building B Design Review
Development Agreement Uses and Sizes:
Finalized Uses and Sizes
Office Space 20,000 square feet
14,150 square feet
Police Resource Center
2,000 square feet
2,000 square feet
Retail
11,000 square feet
14,388 square feet
Indoor Community Commons
2,000 square feet
2,752 square feet
Outdoor Community Plaza
20,000 square feet
21,595 square feet
Housing Units
380 units
402 units
Related Administrative Decisions
There are two underlying administrative decisions that were made relating to this project. In addition to
making an environmental Determination of Non -significance, the Community Development Director
administratively approved (Attachment D) under a Type 2 process the following:
• A 10 % complimentary use allowance that allows 10% of the usable non-residential floor area to be
deducted from the total calculation for required parking;
• Shared parking for all the uses on the Tukwila Village site, including the new library, to be shared
across lots A, B, C, D, and E.
•
Vicinity/Site Description
A. Site Information
Building B will be on the north side of S. 144`h Street and along the eastern property line of Tukwila Village.
The site is currently vacant and providing temporary parking for the new Tukwila library and access to the
parking lot for the Normandy Court condominiums.
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L17-056 — Tukwila Village Building B Design Review
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Figure 3 Zoning Map
B. Surrounding Land Use
The immediate neighbor to the east is the old King County Foster library that was purchased by the Tukwila
School District. It is currently being used for administrative functions. There is also a single family home
located just to the north of the old library that is owned by the City of Tukwila. North and east is the
Normandy Court apartments and their parking lot that only has access through the Tukwila Village site.
Tukwila Village improvements border the site on the west and south. Riverton Terraces are directly across
the S. 144`h Street on the south.
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L17-056 — Tukwila Village Building B Design Review
ormandy Court Condominiums
Single Family home
Former Foster
Libra
Riverton Terrace
Figure 4 aerial showing adjacent land uses
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C. Topography
The site is within the Gilliam Creek drainage basin. The soil is generally very poor and the water table high,
thereby limiting surface water absorption and the ability to do low impact development or underground
facilities.
D. Vegetation
A tree survey and analysis were conducted prior to development of the site. The developer and City agreed
that the mature coast redwood was valuable and possible to retain. The arborist was retained to review the
tree's health after the initial site work and concerns about standing water at the base of the tree. Post
construction prognosis is fair. The contractor must be vigilant about not further impacting the roots.
E. Access
The parcel created for Building B is north of S. 144 Street and borders the eastern edge of Tukwila Village.
S. 144 Street is a collector arterial and is the primary frontage for this building; however, because of the
internal circulation for Tukwila Village, the building will also have access to TIB through the internal
driveway system.
F. Pedestrian
S. 144 Street is currently being rebuilt by the City to become a complete street and provide on -street
parking, bike lanes, sidewalks, and landscaping. The sidewalk/amenity width is 12 feet, which mirrors the
width on TIB. The City street project is scheduled to be completed by the end of2017.
G. Bicycle
Bicycle lanes are available in S. 144th Street between Military Road and TIB and will be continued through
the S. 144th Street block between TIB and 42 Avenue S. The north south collector arterial, 42/40 Avenue S.,
and TIB are identified as "bicycle friendly" because they have wider than usual lanes so that cyclists and
vehicles can share the outside lane.
Four spaces for bicycle parking are located adjacent to the front entrance, which meets the City standard for
required bicycle parking of 1 space per 50 parking stalls.
H. Transit
There are a two bus routes that directly serve the site. King County Metro #124 travels between downtown
Seattle on 4`h Avenue, to Airport Way through SODO, E. Marginal Way to TIB and south to the Link
station with service of 10 - 30 minutes; King County Metro #128 travels between West Seattle and
Southcenter via the Link Station and S. 144 Street with service every 10 minutes. At the Link station, Metro
Route Rapid Ride A and F are available every 10 minutes during most of the day.
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L17-056 — Tukwila Village Building B Design Review
I. Vehicular
The posted speed limit for the section of TIB between S. 139th and S. 152th Street is 35 miles per hour. The
posted speed for S. 144 Street between Military Road and TIB and along 42 Avenue S. is 30 miles per hour.
The posted speed limit for S. 144th Street east of TIB is 25 miles per hour.
One vehicular driveway from S. 144th Street is proposed, and this driveway entrance aligns with the
vehicular access to the south half of the Tukwila Village site and specifically the east edge of Building E and
the Riverton Terrace apartments.
Environmental Review
An expanded environmental checklist was submitted that included additional transportation, soils, surface
water, and vegetation information. A Determination of Nonsignificance was issued on August 7, 2013.
Interagency Coordination
The site is within the Valley View Sewer District and Water District 125, who have each issued letters of
availability. Developer extensions/relocations will be required for both water and sewer.
Design Review Authority and Scope
The purpose of Design Review is to ensure the public health, safety and welfare is satisfied upon approval
of new development and specifically to promote well designed developments that are creative and
harmonious with the natural and man-made environments. Tukwila Village, which is within the Tukwila
International Boulevard study area (see Figure 18-9, Tukwila Zoning Code (TMC 18)), shall be reviewed using
the design criteria and guidelines of the Tukwila International Boulevard Design Manual, as amended;
http://www.tukwilawa.gov/dcd/apps/TIB Design Manual.pdf. Staff also relies on the Tukwila Multi-
family design guidelines http://www.tukwilawa.gov/dcd/apps/Multi-Family Design Manual.pdf
There are also additional criteria for Tukwila Village that are specified in the DDA and DA, which are
covered below.
The Board of Architectural Review is authorized to request and rely upon any document, guideline or other
consideration it deems relevant or useful to satisfy the purpose and objective of Design Review and
specifically including but not limited to the following criteria. The BAR's purpose is to only approve well-
designed developments that are creative and harmonious with the natural and manmade environments.
The applicant bears the full burden of proof that the proposed development plans satisfy all the criteria. The
BAR may modify a literal interpretation of the design review criteria if, in their judgment such modifications
better implement the Comprehensive Plan goals and policies.
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L17-056 — Tukwila Village Building B Design Review
A. Tukwila International Boulevard Design Manual
Tukwila International Boulevard Design Manual is organized into four sections; covering Site Design,
Building Design, Landscape Design and Signs. Within each section are criteria covering such issues as
pedestrian circulation, architectural relationships, planting design and sign placement. For each subject area,
there are one or more Design Criteria, which are general in nature. The Design Criteria explain requirements
for development proposals. They are the decision criteria by which the Board of Architectural Review will
decide whether to approve, condition or deny a project. The Design Guidelines, which augment each
Design Criteria, provide guidance to the project applicant, to City Staff and to the BAR in determining
whether the project meets the Design Criteria. In the following discussion, the review criteria are shown
below in bold italics, followed by findings.
The City contracted with William H. Kreager FAIA, LEED ap, MIRM, an architectural consultant, to
review this project and his findings and conclusions are incorporated into the staff report in italics.
1. Site Design
a. Site Design Concept
The relationship between the Building B and the Commons Plaza is strong. Primary lobby access to the Building B addresses
the Plaza. Generous fenestration on the west elevation establishes strong visual contact between the interior of the community
.daces including the lobby, andfatness room and the central landscaped Plaza. Although not at ground level, yet still a
significant part of the site design, a generous second floor resident terrace is positioned on the west frontage of the building to
provide an outdoor activity area overlooking the Phase 1 Community Building and Plaza. With a variety of seating
opportunities, landscape elements, arbors and covered pergolas, residents will enjoy this opportunity to enjoy semi private outdoor
activities. Although this outdoor terrace is separated from the Plaza by a full building story, visual access between these two
outdoor spaces is maintained. These outdoor spaces help to effectively integrate Building B with the Commons Plaza.
On the east and north frontages of the building the City zoning code mandates a 10' — 0" setback be maintained. This is the
minimum building setback allowed. By moving the building tight to the minimum east setback line, the mass of the building is
pulled to the east and north, providing the maximum available space on the west side of the structure for the Commons Plaza
and community building at the center of the site. In concert with the new Library, the Community Building and Buildings A
and C, Building B thus contributes to the quality urban space already being established at Tukwila Village.
The Parking Decision allows the design and management of the project to take advantage of the sharing of
parking throughout the Tukwila Village project overall but also with the King County Library System. The
applicant puts a substantial portion of the parking in structures as required by Code.
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L17-056 — Tukwila Village Building B Design Review
A pedestrian crosswalk on S. 144 Street facilitates the movement of people back and forth between the
north and the south sides of the street.
The soils provide poor drainage. Stormwater for the site will for the most part be collected within large
concrete pipes that are buried in Building E's parking garage; however, drainage swales and pervious
materials are designed into the site.
There are no sensitive areas on the site other than the significant trees. Topographic change is minor and is
adequately met by the site plan.
b. RelationshiptoStreetFront
Building B presents an activated, pedestrian friendly facade to the South 144th Street frontage. (See the South Elevation, Sheet
P2.8, Attachment B) Retail space, with the typical storefront system will allow visual engagement of pedestfians, and spans the
full S. 144th Street frontage, activating the sidewalk during daylight and evening hours.
While the location of retail space on the South 144th St. frontage fulfills Design Criterion B 1, it may well be that there is not
yet a market for retail in this location. In either a commercial or residential case, plumbing and wiring would need to be
roughed in that would function to serve both interim uses and eventual retail use. The presence of the concrete patio on the east
corner and the pultruded fiberglass deck on the west corner would be an appropriate location for entry to the residential
alternative use, while the storefront directly on the sidewalk would work for non-residential uses.
Alternative uses were explored with the applicant and the project architect, Johnson Braund, prepared an
alternative live work plan for two units that would front S. 144th Street until a retail market arrives. (Sheet
P2.1, Attachment B)
c. Street Corners
A very important gesture to the softening of the 5 story mass of Building B, as well as a nod to the historic character of the site,
is the preservation of a 40" caliper redwood tree at the sites only street corner, the intersection of the S. 144th St. with the
interior street. The building has been set back from both streets with a tree protection zone per the City Arborist's report dated
6/20/2017. (Attachment C) It is important to the maintained healthy existence of this important tree that all the
recommendations made by the City Arborist be implemented.
d. ContinuityofSitewithAdjacentSites
The Tukwila International Boulevard Design Manual requires the maintenance of a visual and functional continuity between
the proposed development and the adjacent and neighboring properties through setbacks, building massing circulation and
landscaping. Within the Tukwila Village site, Building B uses these design attributes to reinforce the success of the pedestrian
friendly public spaces already begun with the new Commons Plaa, Library and Community Building.
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From the exterior of the Tukwila Village site the adjacent properties view a five -story building mass. On the ground level of the
Building B, on east and north facades, which include the parkinggarages, the building maintains the minimum 10'-0" building
setback line from the properly line.
However, from the second through fifth floors, the building steps back from the building setback line an additional distance of
from 8' to 19'. The average setback from the properly line for the four upper stories is therefore approximately 21 feet. The east
and north facades, in continuity with the south and west facades of the building, are highlighted by a variety of prqjecting bays
and building offsets, both vertical and horizontal, to soften the significant five story building bulk. Additionally, the overall
visual mass of the building is further mitigated using a variety of facade material and color changes. On the east, these material
and color changes, in concert with both vertical and horizontal offsets in the building facade, present the appearance of three
different,yet attached, buildings. The successful resolution of the east facade of Building B is illustrated on sheet P2.13
(Attachment B.)
e. Shared Facilities
Parking vehicular circulation and pedestrian pathways are efficiently shared with the adjacent Tukwila Village land parcels.
The landscape design of Building B integrates this new structure and the buildings of the Tukwila Village into a cohesive and
mutually supportive site concept. This integration serves all parcels in the development and makes for a "sum of parts" that is
most beneficial to residents, employees and visitors to the overall Tukwila Village development.
f. Site Design for Safety
Assuming that appropriate landscape maintenance will be mandated, the proposed site concept successfully addresses the intent
of Design Criterion 1. Pedestrian and vehicular traffic are well separated with landscaping and curbs. When vehicles and
pedestrian circulation intersect, curb -cuts and signage are provided. Sight distances are adequately provided for safe crossing and
turning movements.
Design Criterion 2 addresses personal safety and propero security. In general, the building provides sight lines that allow
observation of outdoor on-site activities by building occupants and passersby. The entry doors provide clear physical and visual
access from the internal streets on the site.
Sidewalk Width: The public sidewalk that fronts the full south facade of the building is 12' in width
plus an additional 2-3' setback of the building's south wall. The sidewalk along the west side of the
building is 7' 6" and is designed to accommodate a 2' bumper overhang typical from the curb. This
will provide a minimum of 5'-6" for pedestrians.
Design Criterion 3: Adequate lighting levels appear to be provided in all pedestrian areas.
Design Criterion 4: See Design Criterion 5 below.
Design Criterion 5: Based upon the site furnishings and features specified in the submitted documents, the quality of materials
appears to be selected for ease of maintenance.
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g. Siting and Screening of Service Areas
A transformer pad and a back-up generator are in the "L" along the Redwood Trees north edge. A metal
louvered fence (Sheet P2.3) is sited around these above ground utilities. Section 5 on Sheet P2.31
(Attachment B) shows the 3' clearances required by Seattle City Light and the height of the fence relative to
the transformer.
It is unfortunate that the only site location with adequate space for the transformer and generator appears to be immediately
adjacent to the sidewalk access from S. 144th Street facing the interior street. If there is no alternative location for these
utilities, then particular attention must be paid to the color of the 6' high metal louvre screen fencing to integrate it into the color
ystem of all metal surfaces in the building. The ype and height of landscaping can also contribute to disguising or concealing
these utilities.
The applicant explains that dumpsters are in the garages to collect the recycling and waste. Each floor has a
room with chutes to the garage for disposing of recycling and solid waste. Commercial tenants will share the
bins that are in the garages. On pick-up days, which could be as often as three days a week, management will
use a vehicle to move the containers out of the garages. The containers will be staged in the space along the
north property line just north of Building A.
Utility systems such as meters are not yet available although a bank of gas meters on an outside wall is
anticipated.
h. Natural Features and Sensitive Areas
As noted above, one existing 40 inch caliper redwood tree, located at the site's only corner is proposed for retention and
incorporation into the plan. The building has been set back from with a tree protection <one per the Ci y Arborist s report dated
6/20/2017. The deck adjacent to the tree has been revised to minimize its overhang in the tree root
protection zone and is being supported on piers outside of the tree root protection zone. (Sheet P2.31,
Attachment B)
i. Surface Stormwater Detention Facilities
The detention of storm water is primarily handled below grade because of the type of soil that prevents
successful infiltration for impervious area. The storm drain pipes will be located below grade of the central
aisle of the Building's garage. Some of the parking stalls and pedestrian walkways are constructed using
porous pavers or pavement. An above ground rain water swale is incorporated into the landscape plan
along the east and north sides of the building.
j. Pedestrian Circulation
A walkway connects to the circulation system for Tukwila Village along the south and west sides. All Design
Criteria requirements of this section are met in the submitted documents.
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k. Pedestrian Amenities
The Design Manual guidelines list specific pedestrian amenities. Landscaping, several pedestrian -oriented spaces, and sidewalks
to and between adjacent buildings are provided in the submitted design. The City of Tukwila TIB Design Manual provides a
listing of pedestrian amenities that mgy be used to meet the intent of Pedestrian Amenities. The submitted project responds to
that list as follows:
• Site furnishings: A moderate amount of seating along pedestrian ways is provided through the location of
benches, walls, and seating boulders.
• Pedestrian weather protection is provided only at the building entry, including the ground level residential
units.
• Building signage is provided in one location only, canopy -mounted above the building lobby entrance.
• Decorative features such as screen walls, murals and other building or site features are notprovided.
• Light fixtures and lighting oriented towards pedestrians and highlighting landscaping areprovided.
• Bike racks to the left of the main entry (Sheet P2.0) (See Sheet P2.3 for rack detail, AttachmentB)
• Special paving and/ or walking surfaces in pedestrian oriented spaces is provided adjacent to the entry and
adjacent to the redwood tree protection area.
• Landscape features such as raised planters with seasonal planting displays areprovided.
A summary of compliance with the recreation space requirement is shown on P2.0. Recreation space is
defined by the City to mean "covered and uncovered space designed and intended for active and/orpassive recreational
activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and
specifically excluding any parking area, driveway, or rockery." (TMC 18.06.665 Recreation Space)
Building B, which has 125 senior units, has a fitness room, a media room, an internet cafe, and a 70 square
foot exterior dog run on level 1. (Sheet P2.1, Attachment B) On the second level there is a 744 square foot
community room, three covered pavilions, and a large terrace on the west and east sides. (Sheet P2.2,
Attachment B)
The front yard building setback on S. 144th Street varies from 2'-3' as opposed to the required 6' setback.
The street is currently being constructed and is a complete street with sufficient right of way to
accommodate vehicles, cars, landscaping and a wide pedestrian walkway. The required front yard setback of
6' along S. 144t Street, can be waived as part of the BAR's decision if the following the building presents a
pedestrian friendly facade. The City's TIB Design Manual defines pedestrian friendly facades as:
those that feature one or more of the following characteristics:
1. Transparent window area or window displays along at least half the length of theground
floor facade.
2. Sculptural, mosaic or bas relief artwork along at least half the length of the groundfloor
faced.
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3. Pedestrian oriented space' - at least 500 square feet must be located along or adjacent to
the public or private sidewalk for every 100 linear feet of ground floor facade that faces the
public streets.
4. Other measures that meet the intent of the criteria, as approved in conjunction with overall
design review approval.
The proposal provides transparent windows along a majority of the south facade and wraps around the
sides. Entries with canopies face the street. Sheet P2.12 is the view from S. 144`' Street and shows the deck
and seating boulders that are located between the edge of sidewalk and the mature redwood.
Trash receptacles and their design is not known at this time.
Examples of the types of amenities envisioned are on Sheet P2.30, Attachment A.
1. Vehicular Circulation
The subject proposal, which sits north of S. 144 Street, effectively shares access and circulation, and trash
storage and disposal with Buildings A, C and the Library. This design criterion is discussed above in Criteria 1.F.,
"Site Design for Safety" and 1.J., `Pedestrian Circulation."
m. Parking
The parking decision that was made that allows the applicant to assume 10% of the required parking would
be complementary, that is, used by existing residents or users who would visit more than one business. The
decision also allows the required parking to be met across the Tukwila Village site rather than on each lot,
which means that there is sharing of stalls across proposed lots A, B, C, D and E. The parking stalls in the
ground level of the building are restricted access for the site's residents and provide 100% of the required
residential parking in a structure.
In terms of design, the 36 surface parking stalls are broken up by landscape islands.
125 total units, 122 total stalls (surface & garage)
Surface stalls: 36 total (22% compact)
8 compact
26 full size
2 van accessible stalls
Garage stalls: 86 total (29% compact)
54 standard stalls
22 compact stalls
' Pedestrian oriented space is an area between a building and a public street that promotes visual and pedestrian access onto
the site and that provides pedestrian -oriented amenities and landscaping that enhances the public's use of the space. To
qualify the space must have: visual and pedestrian access into the site from the street, paved walking surfaces, onsite or
building mounted lighting providing at least 2 fc.; and seating of at least 2 feet per 60 square feet of plaza.
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L17-056 — Tukwila Village Building B Design Review
2 van accessible stalls
2 accessible stalls
6 tandem stalls
2. Building Design
a. — b. Architectural Concepts and Relationships
When viewed from Tukwila International Boulevard Building B serves as the five story backdrop for the Plaza, Library and
Community Building already completed in Tukwila Village. The massing is similar to that of Buildings D and E, which are
under construction, as well as that of Building A, the final building in the complex which has yet to be submitted for Design
Review. The building's architectural materials complement in color, type and texture those proposed for the adjacent buildings.
As discussed above under Section 1 D, Continuity of Site with Adjacent Sites, Building B meets Zoning Code requirementsfor
height and setbacks (if the request for a waiver is approved for the S. 144th Street frontyard setback) and integrates comfortably
with the public spaces in the Commons Plaza to the west as well as to off-site properties to the east and north of the site.
Building B is one of four — five to six story residential buildings proposed for Tukwila Village. While Buildings D and E are
separated from Buildings A and B by South 144th Street, a similar architectural quality among all four structures provides a
continuity that visually unites them as the backdrop for the Commons Plaza, Library and Community Building which are the
core of the Tukwila Village complex. Functional continuity among these buildings is assured by the shared public spaces of the
Commons Plaza and by a fabric of public pedestrian ways and internal streets.
The building height complies with the URO height limit of 65 feet. That height is allowed when the
development complies with the criteria (TMC 14.43.070 Specific Urban Renewal Overlay Development
Standards and criteria.) The application meets the criteria with the overall design of Tukwila Village. The site
has at least a 100 foot presence on TIB, at least 75% of the required residential parking is in an enclosed
structure, and screened from view from public rights of way and the ground floor of the buildings along
TIB contain active uses.
c. Building Elements, Details, and Materials
Design Criterion 1: This section is an iteration of the importance held in the Design Manual of "distinctive building corners at
street intersections using special architectural elements, detailing and pedestrian-orientedfeatures. " The proposed building
successfully meets this Criterion as discussed in Sections 1 B C above.
Design Criteria 2 & 3: The design elements, scale and detailing of Building B strong relate to the overall form and massing
of the building and are appropriate to its architectural character. Significant attention has been given to these elements.
The use of materials and their transition at interior corners emphasize the design of the variety of the building masses thereby
emphasizing the vertical modulation.
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L17-056 — Tukwila Village Building B Design Review
The dimension of 1x90 in the Hardie trim board is an appropriate side for the scale of the building and the transition between
fafade materials. Trim board of an appropriate side should be used where ever material and color transition occurs. The trim
boards are designed to wrap around all corners and continue.
On Building B, trim board is successfully used at the top of articulated building forms such as the 2'-0" bay projections and the
basic building "block." There is a good reason to use the trim to emphasise building form. The trim board becomes the "sill" of
the fifth floor windows. In this position it has a visual purpose and engages the building in a logical manner.
The use of different dimensions for the metal top -of -wall flashing to differentiate varying parts of the building mass is a good
design tool. It also works well because the flashing is generous in side and differentiated in color. Dimensions and color
accenting of the trim for of the door & window is of a good scale for the sir<e of the structure and the openings they trim.
Design Criterion 4: As proposed, Building B utilises durable materials that contribute to the overall appearance, ease of
maintenance, and longevity of the building.
Design Criterion 5: With what is illustrated in the documentation, exterior lighting design and placement appears to be
integrated with the architectural design and materials.
The ground floor exterior units along the west elevation are recessed under the second -floor terraces. The
architect has stated that lighting of their small entry patio areas will be personally controlled and be a
traditional wall mounted fixture.
The `flying eave" at the top floor corners adds an interesting visual element to an otherwise uneventful top floor.
There is no articulation to the top floor Hardie panel surfaced walls, other than the small reveals. The dull massing against the
skyline is mitigated through the use of color.
Rainwater is being handled with an internal system and will not be visible.
d. Pedestrian -Oriented Features
Design Criterion 1: With the intent to make walking to and among buildings in Tukwila Village a positive experience, the
Design Manual requires `pedestrian friendly facades" facing public streets and entry facades that face parking areas that feature
one or more of the following characteristics: transparent window area along at least half the length of the ground floorfafade;
sculptural, mosaic or bas-relief artwork; Pedestrian -Oriented space;" or "other measures that meet the intent of the criteria as
approved in conjunction with overall design review approval. "Although no sculptural, mosaic or bas-relief artwork is provided,
nonetheless, from the perspective of the intent of to provide attractive and interactive facades that create visual interest, the
submitted project successfully fulfills this goal
Design Criterion 2: Treatment of large blank walls: There is a 70' long portion of single story blank wall at the south end of
the east side of the parking garage level. This is the only blank wall in the building. It is covered in two colors of brick and is
screened in part by a dog run fence and landscaping. As this wall faces east at an adjacent fenestrated building, its blank
presence avoids violation of visual privag for that structure.
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L17-056 — Tukwila Village Building B Design Review
Otherwise, ground floor exterior walls fronting the parkinggarage are softened with the use of two different colors of brick and
two different colors of CMU block. Powder coated fabricated metal garage screens are mounted into the large garage ventilation
openings.
Design Criterion 3: Building entry is discussed in Section 1.A and 1.F above.
e. Mechanical Equipment
With the exception of the generator and trap former located and screened at ground level, the documentation submitted shows no
mechanical equipment visible on the exterior of the building. No mention is made of roof -top mechanical equipment.
3. Landscape Design
a. Landscape Design
The landscape standard in the URO is the same as the required building setback and the building utilizes
most of the site. In lieu of landscape in the front yard setback, pedestrian improvements are excepted. There
is limited site area for landscaping and the landscaping primarily functions as foundation plantings and
pedestrian/recreation accents. There is a significant west facing roof terrace on Level 2, which is recreation
space for the tenants as well as more modest area on the north and east sides. See Sheet P2.20 -P2.21,
Attachment A. A significant use of pots for plants is used on the open second level. Those site amenities
and details are on Sheet P2.30, Attachment A.
In addition, landscape up light is employed in the raised landscape beds to the north of the entry along the
west wall. Up lighting of the most dramatic landscape feature is not being employed for the mature
redwood.
The application is vested under the DDA to the existing standards
b. Planting Design
The plant palette is on Sheet 2.40. The designer is using a layered design of ground cover, shrub and tree
and uses both evergreen and deciduous.
4. Signs
Letters suspended and attached over the entrance canopy is the proposed signage for the building. A
Tukwila Village monument sign is also located on the west side of the S. 144`h Street driveway. Additional
Village signage is proposed facing TIB.
The residential portion of the building will have a name that will be individual letters that are mounted to
the canopy over the main entrance to the residential lobby. (Sheet P1.3, Attachment B.) Tenant wall signs
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L17-056 — Tukwila Village Building B Design Review
have not been designed but should be of the same quality as the other signage on the building and orient
both to motorists and pedestrians and be viable in both day and night if appropriate.
To enable customers, suppliers and emergency vehicles find businesses the building should prominently
display the address.
In order to provide adequate directional signage for motorists and to comply with the Parking Decision that
was made, all parking stalls on site will need to be carefully managed through a Transportation Demand
Management (TDM) plan as well as signage for the site's users. Signage for the appropriate use of parking
stalls by employees, residents and guests is anticipated but not yet designed. Staff recommends that the
required TDM plan and an accompanying parking signage system be reviewed administratively prior to
issuance of the certificate of occupancy for the first building in Phase 2.
B. TUKWILA COMPREHENSIVE PLAN
I.1.1
I.1.2 The Tukwila Zoning Code contains a "Standards for Approval of Permits" Chapter
that requires a determination of consistency with adopted plans and regulations.
(TMC 18.100.030)
I.1.3
I.1.4 The applicant must demonstrate the way the proposal is consistent with, carries out,
and helps implement applicable state laws and regulations and the regulations,
policies, objectives and goals of the City of Tukwila Comprehensive Plan, and other
official laws, policies and objectives of the City of Tukwila.
The Tukwila International Boulevard Element of the Comprehensive Plan has the following related issues
for the project.
• urban form
• walkability and connectivity
The location and placement of parking creates a more walkable urban form. The quality of the fencing along
the east and north sides is high quality and transparent to allow visibility. The building meets the street with
an urban edge of storefront and canopy that opens onto the sidewalk.
The Natural Environment Element identifies improving the quality of storm water, attenuating floods and
increasing the City's urban forest. While the soils are not highly porous there are elements of the design that
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L17-056 — Tukwila Village Building B Design Review
seek to infiltrate as much rain water as possible with a swale along the west and north property boundary
and porous material in the surface parking stalls. Much attention is being given to preserving the largest
evergreen on the Tukwila Village site. A raised pedestrian deck and sidewalk are designed to minimize root
disturbance.
The Community Image and Identify element identifies high quality urban design that accommodates a mix
of compatible residential, commercial and light industrial uses, which this project as well as the overall
development of Tukwila Village will do.
See above discussion on pedestrian connections, mechanical screening and service areas.
C. Disposition and Development Agreement
According to the DDA and the DA, in addition to the design requirements of the BAR chapter of the
Zoning Code, the following criteria shall be included in the review of the project. (DA Section 6.5 Design
Review Standards and Review Criteria)
1. Vision Statement
"Tukwila Village will be a welcoming place where all residents can gather and connect with each other.
This mixed use development will draw upon Tukwila's strengths and include a library, a neighborhood
police resource center, retail, restaurants, public meeting space and an outdoorpla�a. The village may also
include office, live/work, and residential space. This active vibrant place will set high standards for quality
and foster additional neighborhood revitalir<ation and civic pride."
The proposed mix of uses does include the variety specified above. The Cover Sheet, Attachment A, lists
the types of uses and square footages for all the proposed buildings in the project. The proposed tenant
spaces along the south edge of Building B have an alternative Live/work design, which provides market
flexibility for a part of the site that is not historically commercial.
2. Focal Point Design
".... prominent focal points, such as prominent building corners, must have a defined architectural
expression and visual interest. By way of example and not limitation, such defined architectural
expression and visual interest may include a rounded or chamfered wall, a tower, transparency or
architectural lighting at night."
The prominent corners that acts as entry are designed with distinctive architectural elements. Building B
uses a tower massing with a distinctive roof line. The choice of color, material and embellishment combine
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L17-056 — Tukwila Village Building B Design Review
to create a visual focal point in the building's design. The elements that create the tower include walls that
are proud of an adjacent wall plane, large windows, and a canopy awning that is used exclusively over the
residential lobby and over each "storefront" on S. 144`'' Street.
3. Buildings Along Eastern Boundary
If any portion of buildings B or E as shown on the Preliminary and Proposed Site Plan is proposed to be
located within 30 feet of an adjacent property that is oned T DR, MDR, or HDR, the BAR mqy
require and allow portions of the building to have greater or lesser setbacks and/or lower height limits than
allowed under the Governing Regulations, provided that the average setbacks and/or height limits allowed
shall be consistent with the Governing Regulations. The BAR mqy encourage modulation of building
facades and/ or height modulation of buildings B or E as shown on the Preliminary and Proposed Site
Plan in order to reduce the visual impact on adjacent properties, but such modulation shall not be
mandated solely to reduce density that is otherwise allowable under the Governing Regulations.
The east and north walls for the 15-16 foot tall ground level of Building B are set back ten feet. The
remaining stories —levels 2-5- the building setback are a minimum of 20 feet along the east and north sides.
The north wall is 146 feet long, and the east side is 366 feet long, which is the length of a traditional City
block. The adjacent multi -family to the north — Normandy Court Condominiums - is a two story structure
and a surface parking lot. The underlying zoning to the north is MDR that allows structures with heights of
up to 30 feet; however, the whole block is part of the Urban Renewal Overlay with an allowable height of
65 feet. As noted above there are a variety of uses adjacent to the site.
See findings and conclusions under Building Design regarding Building massing and modulation.
4. Minimum interior height
Non-residential uses at street level shall have a floor height of at least 15 feet.
The purpose of this requirement is to ensure that the building is designed such that the commercial space is
as leasable as possible. Sheet P2.7, Attachment B shows that the height is about 18 feet. The Live/Work
alternative on Sheet P2.1, Attachment B shows that there is adequate height for a mezzanine within the
space.
5. Landscaping Standards.
The Urban Renewal Overlay landscaping standards apply to the site is noted here. See the discussion above
under Landscape Design for review of compliance with Code and the BAR criteria.
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L17-056 — Tukwila Village Building B Design Review
6. Integrated Site.
The Development Parcel within......, each Development Phase shall be considered as a single integrated
site, as if were no interior lot lines, forpurposes of determining compliance with the dimensional
requirements and setback requirement applicable to each such Development Phase. Further if the BAR
determines that two or more development Phases will function as a single integrated site, such Development
Phases shall together be considered as a single integrated site, as if there were no interior lot lines for
purposes of determining compliance the Governing Regulations such as building setbacks, recreation space,
parking and landscape requirements.
The proposed Building B integrates as planned into the overall Tukwila Village development.
Building B and A share circulation and service elements and work together well as an integrated
site with each other and the other Tukwila Village buildings and the site improvements.
Conclusions
A. Tukwila International Boulevard Design Manual
1. Site Design
In general, the Building B Site Design Concept seeks to integrate this fourth residential building into the final phase of
Tukwila Village. In several ways the site design is quite successful. The site design is orderly and easily
understood. The buildings, landscaping and circulation elements support the function of the site. The
project meets the requirements of Sections B: Relationship to Street Front, C: Street Corners, and D:
Continuity of Site with Adjacent Sites. Requirements for Section E: Shared Facilities, F: Site Design for
Safety, and G: Siting and Screening of Service Areas are satisfactorily met. Approval of the front yard
setback waiver meets the criteria of the Design Manual. The additional amenity of trash receptacles is
warranted because of the commercial uses in and around the site.
2. Building Design
The architectural design provides a strong concept that is easily understood and a positive element in the
architectural character of the Tukwila International Boulevard area. The design of the structures articulates
their purpose and use. The building materials are complementary in color and choice. The neighboring
structures that provide positive examples include the high school. Strategic use of high quality masonry at
the pedestrian level is accompanied by a variety of complementary upper story materials. Where brick is
not used, a complementary color is used to connect the materials. Vertical as well as horizontal modulation
is used in the building to mitigate its larger mass. Good proportions and relationships between major
elements and design details are employed. The large blank wall along the east side of the building should be
softened and screened in order to mitigate its negative visual impact. A condition is recommended that the
landscape plan be modified in order to create visual interest along this large blank exterior wall.
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L17-056 — Tukwila Village Building B Design Review
Final design of the mechanical systems and site utilities are not completely shown and their visual impact on
pedestrians and the public streets are unknown and will require further review.
3. Landscape Design
The landscape plan reinforces the streetscape improvements and relates well to the building and the site.
The plan supports the sites function and will provide amenity for the building's users as well as the public's
view of the site. The landscape plan and plants can potentially become a casualty when the mechanical
system is designed. The final details for the mechanical and electrical systems should be integrated with the
Landscape Plan so that impact and potential design and plant mitigation can occur.
The major landscape feature of the site — the redwood — should be recognized and emphasized during night
time with up lighting, as is proposed elsewhere on the site.
4. Signs
Individual letters are suspended from the entry canopy for the Building. (Sheet P1.3 Attachment B) The
planning for tenant signage has not been developed although the architect has indicated that channel letters,
similar to the signage over the residential entry would be required. In addition, staff anticipates that
additional on-site informational signage will be necessary to manage the shared parking. The criteria
regarding sign placement, orientation, scale are unknown at this time and will require further review.
B. Tukwila Comprehensive Plan and Codes
1. Community Image Goals and Policies
The functionality, attractiveness and diversity of the TIB corridor will be improved with this final building in
the Tukwila Village project. The building continues the urban form and pedestrian environment goals for
the redevelopment project.
2. Natural Environment Goals and Policies
Trees are being planted along the north and east edges of the site in order to rebuild the tree canopy of the
City. Low impact development techniques have also been incorporated into the project. The site plan has
been designed to preserve the mature coast redwood along with specific techniques for its preservation.
3. Tukwila International Boulevard Corridors Goals and Policies
The improvement planned for S. 144`h Street will reinforce and support its role as a major pedestrian
corridor. The project will bring activity and a residential presence to the corridor that will add liveliness and
added security because of the additional activity and "eyes on the street."
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L17-056 — Tukwila Village Building B Design Review
Flexibility in many design standards has been provided to allow and encourage creativity and opportunity to
gain synergy in development of multiple parcels. The URO allows that flexibility subject to meeting specific
criteria. This application meets the criteria.
C. Disposition and Development Agreement/DevelopmentAgreement
1. Vision Statement
The proposed design incorporates the neighborhood resource center and allows commercial uses on the
ground floor of the buildings. The uses and square footages meet the general expectations for
minimums as articulated in the Development Agreement.
2. Focal Point Design
Prominent focal points are designed into the architecture of the buildings, providing visual interest.
Nighttime drama and interest is not as strong an element. The illumination of the ground floors of the
tenant spaces, including the residential lobbies will assist in creating an appealing nighttime environment.
The significant tree proposed for retention could be highlighted for added interest.
3. Buildings along Eastern Boundary
The massing and design of the building into three sections assists with breaking up the length of the
building. The use of color and material changes supports that technique to successfully help modulate and
break down the mass and visual impact of the eastern building wall.
4. Minimum Interior Height
The criterion is met.
5. Landscaping Standards
Complies.
Recommendation
Staff recommends that the Board of Architectural Review adopt the findings and conclusions of the Staff
Report and approve Building B, with its variable 2-3' front yard setback, subject to the following conditions
being administratively approved prior to issuance of building permits.
1. To meet Pedestrian -Amenities criterion (#1K1) incorporate into the site plans the placement ofat
least one trash receptacle that integrates with the overall design of amenities for TukwilaVillage.
2. To meet Pedestrian -Oriented Features criterion and (#2D2) and Plant Design criterion (#3B1,)
revise landscape plans to show:
Enhance the blank wall and create visual interest along the east elevation through the use of
landscape and plant design.
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L17-056 — Tukwila Village Building B Design Review
installation of an up light to highlight the mature Coast Redwood beingpreserved.
3. To meet Mechanical Equipment criterion (#1E1 & 2.,) update site and elevation plans to show
any meters and other utility and mechanical equipment such that their visual and aural impacts on
streets and internal drives and walkways are minimized and the equipment is integrated with the
landscape design.
4. To meet the Signage Concept and Placement criteria (#4A and B) the parking signage system shall
be reviewed administratively prior to issuance of the certificate of occupancy for the first building
in Phase 2 and the tenant signage prior to issuance of any tenant sign permits.
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