HomeMy WebLinkAboutPlanning 2012-09-27 Item 4 - MCMICKEN COURT - STAFF REPORTCit y o f Tukwila
Department of Community Development
Jim Haggerton, Mayor
STAFF REPORT TO
THE BOARD OF ARCHITECTURAL REVIEW
PREPARED SEPTEMBER 18, 2012
HEARING DATE: September 27, 2012
FILE NUMBER: L12 -019 — McMicken Court
APPLICANT: Ian Hamad, Developer and Owner
Jack Pace, Director
REQUEST: Design Review approval for a mixed -use building consisting of nine residential units and
three ground floor commercial spaces with associated grading, paved parking, landscaping,
and site design.
LOCATION:
NOTIFICATION:
The site is located at 42XX 164th Street in the McMicken neighborhood. It is east of 42nd
Avenue South and bound on the south by 164th Street. The property lies a few hundred
feet to the east of an existing Safeway grocery store in the City of SeaTac. The tax parcel
number is 5379800670. The site is currently a vacant lot.
Notice of Application for this Type 4 permit was mailed to surrounding property owners,
interested parties, affected agencies and posted on the site on July 5th, 2012. Notice of
Public Hearing was also was mailed to surrounding property owners, interested parties,
affected agencies, posted on the site and published in the Seattle Times on September 13,
2012.
ZONING /COMPREHENSIVE
PLAN DESIGNATION: Residential Commercial Center
SEPA DETERMINATION: Exempt
DECISION: Approval with Conditions
STAFF: Stacy MacGregor
ATTACHMENTS: A. Applicant's response to Design Review Criteria
B. Colored Elevations (5 pages)
C. Site Lighting Plan
D. Design Details (1 page)
E. Citizen Comment Letters (2 pages)
F. Site Plan and 1st Floor Plan
G. 2nd and 3rd Floor Building Floor Plans
H. Building Elevations
I. Landscape Plan (2 pages)
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 7
FINDINGS
VICINITY INFORMATION
The proposed site is in the McMicken Neighborhood along Tukwila's border with the City of SeaTac. The project fronts
South 164th Street and lies just east of Military Road South and 42nd Avenue South. This site and the site directly to the
north are the only parcels in the area zoned Residential Commercial Center (RCC). They are surrounded by
Neighborhood Commercial Center (NCC) zoning with commercial businesses to the north and west and single family
(LDR) zoning to the east. While the RCC and NCC zoning allows buildings up to 3 stories or 35 feet, the commercial
construction adjacent to the site is all single story. The existing housing stock in the area consists of one and one- and -a-
half story homes built 50 to 100 years ago.
Residential and commercial uses are located to the south and west in the City of SeaTac; a Safeway grocery store and strip
mall anchor the corner of 164th and Military Road South. Crestview Park is located to the north of the project with two
entrances, to the north and to the west, both 1 /10th of a mile away. There are no sidewalks to the park or the grocery store
on the Tukwila side of the streets; there are wide paved shoulders to all of these destinations from the project site.
PROJECT INFORMATION
The proposal is to develop a nearly 14,000 square foot, three - story, mixed use building on an existing .62 acre vacant lot
in the McMicken neighborhood. The building will contain eight 2- bedroom market rate apartment units on the two upper
floors with a ninth accessible unit and three commercial spaces on the ground floor. Access to the site is off of South
164th Street. Access is shared via an easement on this property to a daycare center abutting the northern property line.
Parking for the daycare is included on this site and subject to a previously recorded easement on the project property.
The site is currently a vacant lot with some paving used by the daycare for parking and some limited vegetation,
principally a grassy field surrounding one significant hemlock tree. Site improvements will result in 38 parking stalls plus
a loading zone; 1,800 square feet of improved outdoor recreation space; perimeter landscaping along three sides along
with landscaping of the parking lot, and curb, gutter, sidewalk and planting strip along South 164th Street.
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PUBLIC COMMENT
During the Notice of Application comment period a letter was received from a Tukwila resident objecting to allowing
apartments in the vicinity of single family homes. In response to the Notice of Hearing a letter was received from the
adjacent daycare center regarding the use of the private parking easement on the applicant's property for the benefit of the
daycare. Both of these letters are included as Attachment E.
DESIGN REVIEW CRITERIA
The project is subject to a Public Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The
Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050 C. The design
criteria explain requirements for development proposals. They are the decision criteria from which the Board will
evaluate whether to approve, condition, or deny this project.
The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response.
1. SITE PLANNING.
a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the
neighborhood building scale, natural environment, and development characteristics as envisioned in the
Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with
adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High -
Density Residential" in the Comprehensive Plan. However, a "Low- Density Residential" (detached single-family)
designation would require such harmonious design integration.
The parcel is at the edge of a neighborhood commercial district anchored by an existing Safeway grocery store.
The pocket of commercial development is surrounded by single family homes. The majority of commercial
development and all the residential development to the south are in the City of SeaTac. This project is on a parcel
zoned Regional Commercial Center (RCC) and is directly adjacent to LDR zoning on the west and NCC zoning
to the east. The commercial development is predominately one -story freestanding uses with a multi- tenant strip
development is to the east. The residential development was generally built in the 1920's -50's and consists of one
and one - and -a -half story bungalow -style homes.
The required recreation space for the residential units is located between the building and the street. Parking and
access easements for the daycare center line the north and west sides of the parcel. The street frontage will have a
five foot wide separated sidewalk and twenty feet of landscaping. The recreation space between the street and the
building will consist of a picnic area and pea patch space for building tenants.
b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum
extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees,
wetlands, streams, and significant topographic features.
There are no natural features on the site.
c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale
streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using
architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an
integrated linkage from pedestrian and vehicular facilities to building entries.
There are no sidewalks along South 164th Street. A sidewalk separated by a landscape strip is proposed for the
right -of -way in front of the parcel. An additional twenty feet of perimeter landscaping will continue from the
back of sidewalk towards the building. The building is set back from the street and at the base of a slope.
Landscaping will line either side of the vehicle entrance and the path that will lead pedestrians from the sidewalk
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to the front of the building. The first floor of the building is designed as commercial space with large windows
and awnings over the pedestrian path.
d. Pedestrian and vehicular entries shall provide a high - quality visual focus using building siting, shapes and
landscaping. Such a feature establishes a physical transition between the project and public areas, and
establishes the initial sense of high quality development.
The existing entry is reduced to twenty -four feet and will be shared between this site and the daycare facility to
the north. A freestanding sign will be located adjacent to the drive. A paved pedestrian path will lead from the
sidewalk, around the recreation space and to the walk that surrounds the buildings.
e. Vehicular circulation design shall minimize driveway intersections with the street.
The existing driveway will be shared by the daycare and this new development. The access point will be reduced
in width and defined by landscaping. The parking that currently exists on the applicant's property for the benefit
of the daycare is maintained and integrated into the site design.
f Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site
development to ensure a harmonious transition between adjacent projects.
g.
Perimeter landscaping is required by code along the front and sides of the parcel. The landscaping on the west
side that is adjacent to residential homes is twice as wide (ten feet) than the east side that is adjacent to
commercial uses.
Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of way,
to common areas, to individual residences. This can be accomplished through the use of symbolic and actual
physical barriers to define the degrees of privacy appropriate to specific site area functions.
Eight of the nine residential units are located on the two upper floors and the one accessible unit is located on the
ground level at the rear of the building. The outdoor recreation space is quasi - public space with a picnic table
available for residents and employees of the commercial spaces.
h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of
large paved areas;
Surface parking is separated by landscape islands every six or seven stalls. The parking and driveway areas are
already defined by easements to the benefit of the daycare at the north end of the parcel. Surface parking is
distributed over the site which minimizes the visual impact of 38 parking stalls. Trash collection is located in the
northeast corner of the building; the trash enclosure is clad in gray split -face CMU stone which is repeated on the
sign base and matches the color of the base of the building.
i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long -term
structures.
Buildings in the RCC zone are allowed to be 3 stories or 35 feet. This building is 3 stories and 33 feet tall at the
midpoint of the roof'. The footprint is about 4,500 square feet. The other commercial uses immediately
surrounding the site include: a 4,300 square foot building to the north currently used as daycare; a 2,700 square
foot restaurant to the east (Ulysses) and a 5,000 square feet commercial building to the northeast. The Safeway
store is 47,000 square feet and the strip mall to the east that is 23,000 square feet are both subject to the City of
SeaTac zoning code. The adjacent single family homes are 1,200 to 1,900 square feet. All surrounding
residential structures are one or one -and a half stories.
' Height is calculated at the midpoint of the roof rather than at the highest point of the roof.
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2. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its
ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood.
This proposal is for a three story traditional style building. The building uses external cladding to describe the
interior uses. Chocolate colored lap siding, white trim and white vinyl windows enclose the upper two residential
stories. The commercial ground floor is clad in fiberboard panels will be painted a dark gray -blue shade called
Evening Hush.
The applicant has included a ground floor ADA (Americans with Disability Act) unit in this project. The
permitted uses in the RCC zone allow "multi- family units above office and retail uses" (TMC 18.20.020 7). The
Purpose of the RCC zone is stated as "This district implements the Residential Commercial Center
Comprehensive Plan designation which allows a maximum of 14.5 dwelling units per net acre. It is intended to
create and maintain pedestrian- friendly commercial areas characterized and scaled to serve a local neighborhood,
with a diverse mix of residential, retail, service, office, recreational and community facility uses." (TMC
18.20.010). The Federal Fair Housing Act requires an accessible unit in a development of this size and requires
local jurisdictions to make reasonable accommodations in their rules and policies to accommodate people with
disabilities. The proposal includes commercial uses along street front, therefore complies with the stated purpose
of RCC zone and is consistent with the policies of the Tukwila Comprehensive Plan.
b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent
neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be
especially important for perimeter structures. Adjacent structures that are not in conformance with the
Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required
should be consistent with the nonconforming structure's anticipated permanence.
This building is 3 stories and 33 feet height. The two adjacent zoning districts, NCC and LDR, both allow
structures up to 35 feet in height. The existing permanent structures are all one story buildings. The building
massing is constrained by height limitations and parking requirements. The architectural style is traditional. The
residential neighborhood overwhelmingly consists of small bungalows while the commercial buildings are
architecturally undistinguished.
c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the
overall building design. Particular emphasis shall be given to harmonious proportions of these components with
those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated
life of the structure.
The building components reflect the uses of buildings. The residential portions of the building are clad in lap
siding, white vinyl windows, and 3 -tap asphalt shingles. The commercial portions of the building are wrapped in
cement board panels that mimic concrete, have projecting metal awnings, and dark -framed aluminum windows.
d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural
environment.
The lap siding on upper stories will be painted dark brown (Behr Chocolate) with Smart White trim. The
commercial ground floor will be a painted a blue -gray hue called Evening Hush and the metal awnings will be
painted a lighter gray called Manhattan Mist. The base of the freestanding sign and the trash enclosure will be
constructed out of gray- colored split -face CMU block.
e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting
shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual
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buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building
developments shall use siting and additional architectural variety to avoid inappropriate repetition of building
designs and appearance to surrounding properties.
This project involves a single structure. Variation to the vertical plane comes through changes in cladding, the
metal awnings that project three feet over the sidewalk and windows that are asymmetrically placed. The vertical
planes of each side of the building have modulated projections or recessions of approximately one foot running
vertically on each side of the second and third floors.
3. LANDSCAPE AND SITE TREATMENT.
a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they
contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of
place.
The site slopes slightly from the street and then levels off after about fifty feet. The site has a large tree, possibly
a Hemlock, located within this sloped area and outside the building footprint and paved areas; the tree provides
minimal canopy coverage or natural beauty. To minimize grading and filling on the site, the applicant set the
building back from the street nearly fifty feet. The plant palate consists predominately of native plants.
b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private
spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and
break up visual mass.
The site is relatively small and constrained by easements to the north and east and a slope from the south. The
location of the building on the site requires the recreation area to be placed in the front yard between the building
and the street.
The applicant expects the rental market to be comprised of young urban professionals The outdoor recreation
space includes a pea patch garden area for the residents to engage in food growing and gardening.
c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and
stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent
public recreation areas shall be provided.
Four foot wide walkways line three sides of the building and connect the building entrances to the parking areas,
trash enclosure, recreation space and the public sidewalk. The walkways in front of the commercial areas are all
covered by awnings.
d. Appropriate landscape transition to adjoining properties shall be provided.
The code requires a landscape planting bed twenty feet deep consisting of Type 12 landscaping along the front
perimeter, five feet deep of Type 2 landscaping along the east side, and ten feet deep of Type 2 landscaping along
the rear and the east side because it is adjacent to a Low - Density Residential zone. Additionally, a separated
sidewalk with trees planted every 30 feet and groundcover line the street frontage. The rear yard is constrained by
a parking and access easement for the parcel to the north. A landscape perimeter is not provided in this location.
4. MISCELLANEOUS STRUCTURES.
a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape.
Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with
2 The purpose of Type 1 landscaping is to provide a light visual separation between uses and consists of one tree every 30 lineal feet
and one shrub every 7 lineal feet and 90% groundcover coverage within 3 years. The purpose of Type 2 landscaping is to provide a
moderate visual separation between uses and consists of one tree every 20 lineal feet, one shrub every 5 lineal feet and 90%
groundcover coverage within 3 years.
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buildings and surroundings, and structure proportions shall be to scale.
Miscellaneous structures consist of a trash collection area, a bike rack for 4 bikes, a picnic area and a freestanding
sign. The trash collection area and the base of the freestanding sign will both be constructed from gray split face
CMU block.
While not described on the plans, the applicant discussed and shows on Attachment B lighted sign boxes mounted
to the tops of the awnings for the use of the three commercial tenants.
b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards
and other places that tend to be unsightly. Screening shall be effective in winter and summer.
The east side of the property has an existing chain link fence on the property line that will remain. Ten feet of
perimeter landscaping will screen and separate this project from that adjacent residence. The trash collection area
will be constructed from split face CMU block that will mirror the gray color used on the base of the building.
c. Mechanical equipment or other utility hardware on roof ground or buildings shall be screened from view.
Screening shall be designed as an integral part of the architecture (i. e., raised parapets and fully enclosed under
roof) and landscaping.
Mechanical equipment consists of heat exchangers and electrical boxes located on the east side of the building.
Their location was included in the landscape plan with shrubbery used to screen them from view. The adjacent
building to the west backs to the project on this side and is further screened by a five foot tall cedar fence along
the property line.
d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture
and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive
brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building
architecture.
Site lighting is provided on the building and from the two streetlights on the public right -of -way. The project
involves installing one new streetlight. Light levels are shown on Attachment C; the building mounted lighting
does not spill onto adjacent properties. The building mounted light fixture is shown on Attachment D.
In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency
with adopted plans and regulations (18.100.030 TMC.) Below are the specific policies from the adopted Comprehensive
Plan that relate to the location of the proposal.
COMPREHENSIVE PLAN POLICIES
B. RESIDENTIAL COMMERCIAL CENTER (R CC) ZONE
Goal 7.7: "Residential Commercial Centers that bring small commercial concentrations into existing residential
neighborhoods to improve existing residential areas while providing products and services to nearby residents ".
1. The development achieves a pedestrian transition between buildings, streets and adjacent properties (7.7.5).
Sidewalks are created across the public frontage and pedestrian paths connect the sidewalk to the building and
each commercial space.
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2. The development incorporates small -scale pedestrian amenities such as benches and canopies, to convey the
impression of a residential center and community focal point (7.7.8).
A picnic bench is includes in the recreation space, which is located in front of the building. The picnic bench
and the entire recreation area is not fenced in and intended to be available to both residents and employees and
guests of the commercial spaces.
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3. The development provides appropriate structural transitions (Le. use of similar building scale, compatible
architectural styles, etc.) between residential and commercial areas (7.7.7).
The building scale is defined by the zoning code. The surrounding developments are one or one - and -a -half
story. The architectural style is traditional. The surrounding built environment consists of older bungalows
and nondescript commercial structures.
4. The development employs design elements that help to blend it in with the character of the residential
neighborhood (7.7.9).
The building employs residential architecture features including lap siding, asphalt roofmg shingles, vinyl
windows, and a hip roof.
S. Where there are existing residential structures on site, the commercial development should be achieved
primarily through new construction, rather than the conversion of existing residential structures to commercial
uses (7.7.3).
There are no existing structures on the site.
6. Through parking placement and setbacks (e.g. locating parking behind or beside buildings), the development
should help to achieve compactness of building form and pedestrian orientation, helping to create a focal point
in the Residential Commercial Center (7.7.4).
Parking is located at the side and rear of the building. The building site is limited by existing parking and
access easements across the west and north of the parcel. The building is setback farther than code requires and
about five feet lower than the right of way.
CONCLUSIONS
DESIGN REVIEW CRITERIA
1. Site Design
The proposed site design meets the design review criteria. The project developer was faced with the challenge of
creating a project that is harmonious with a neighborhood that shows signs of age and disinvestment. The
existing homes are overwhelmingly smaller and shorter than code allows and the commercial development is only
one story while the code allows three stories. The height and scale of the building are limited by code and the
building's size is constrained by parking and recreation space requirements. In order to harmonize with the
adjacent single family homes, the project proposes a "residential appearance" to the upper two stories of the
building where the residential units are located. Finish materials are residential in appearance and the building's
traditional architecture is respectful of the surrounding development.
The nature of a mixed -use building is to create commercial space that is visually and physically accessible from
the public ways leaving more private spaces available for non - commercial or residential uses. To achieve this
end, eight of the nine residential units are located on the two upper floors and the one accessible unit is located on
the ground level at the rear of the building. A sidewalk with landscape strip will be the first section of sidewalk
along 164th Street and will connect to the front of the building via pedestrian paths. Landscaping will line the
vehicular driveway and planting islands will break up the visual appearance of the parking area. Existing
easements and topography constrained where the building could be located but the effect of increasing the
building's setback from the street will have the effect of visually decreasing the perceived height of the building.
Locating the recreation space at the front of the building allows for a transition from the private residences to the
public right -of -way. The pea patch garden will act as an active recreation activity that will draw residents outside
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and afford an opportunity to engage with other members of the community.
2. Building Design.
This project can be viewed as a harbinger of future development envisioned in the Comprehensive Plan. The
building is larger and taller than the existing development but it is within the size limitations established in the code
and it is located on the site in such a way as to minimize the appearance of its mass. The applicant originally
proposed a modern or contemporary styled building and changed the design to this more traditional style in an
attempt to harmonize with the surrounding residential neighborhood. The use of residential -type finish materials on
the residential portions of the building and commercial materials on the commercial portions is effective to illustrate
the uses of the building and integrate well into the overall building design. The use of vertical modulation of the
walls on the upper floors creates visual interest. The use of one color on the upper stories diminishes the ability to
distinguish the modulation and increases the building's prominence. Using a second color on these projecting or
receding features on the upper stories could draw attention to the modulation, increase the visual interest, and
decrease the appearance of a large vertical surface. Adding a second color to the upper stories should be a condition
of approval. The applicant has proposed using split -face CMU block for the sign base and trash enclosure. This
detail is not called out on the plans and should be added as a condition of approval.
Including a ground floor accessible unit allows the applicant to meet the requirements of the Federal Fair Housing
Act (FHA). To meet the code requirement of residential above commercial uses would require an elevator, which
would make the project economically infeasible. Locating an accessible unit on the ground floor meets the purpose
of the code and is consistent with the purpose of the zoning district and the comprehensive plan and necessary for
FHA compliance
3. Landscaping and Site Treatment.
The existing mature Hemlock tree provides very limited canopy coverage and does not contribute to the natural
beauty of the site. While the tree can possibly be preserved, grading and utility work may harm the tree and its
location is a hindrance to creating a functional recreation space. Staff supports removing the existing Hemlock tree.
Recreation space often involves play structures or other items for children. The recreation space includes a pea patch
that can be used by either adults or children and supports the current trend of urban farming. Placing the required
recreation space in the front of the building will increase the opportunity for residents to interact with other members
of the neighborhood.
The planting beds meet the requirement for depth but the applicant increased the plant material to approximately
twice the plant material required by code. A predominately native plant palate will decrease watering needs although
irrigation is still required and provided. Pathways lead around the building and to the public street; the paths
adjacent to the building are covered with awnings.
4. Miscellaneous Structures.
The final size of the sign and sign base will be verified for code compliance when the applicant applies for a sign
permit. The applicant discussed building the trash enclosure and sign base out of gray CMU block to mirror the gray
color of the building's base. This material is not called out on the plan and should be added as a condition of
approval. The applicant verbally discussed sign light boxes mounted on the awnings for the commercial tenants.
Canopy -edge signs (signs mounted above or along the edge of a canopy) are regulated under the sign code. TMC
19.20.050F says that canopy edge signs are limited to a single row of letters not to exceed twelve inches in height.
Therefore, light boxes would not be allowed and channel cut letters would be required. This is a code requirement
and does not need to be a condition of approval.
The miscellaneous structures, including a bike rack, picnic area, wall and freestanding signs, and trash collection
area all meet code.
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COMPREHENSIVE PLAN GUIDELINES.
The proposal meets the applicable goals of the comprehensive plan. This mixed -use building incorporates
commercial spaces to serve the surrounding residential uses and includes residential design features to incorporate
into surrounding residential neighborhood.
RECOMMENDATION
Staff recommends that the BAR adopt the Findings and Conclusions as noted in this staff report and approve the request
subject to the following conditions.
1. The trash enclosure and sign base shall be made from gray, split face CMU. This detail is not called out on the
plans.
2. Add a second color to the second and third floors in addition to the Chocolate color. The new color shall be
applied to the inset /projecting vertical sections to increase the appearance of modulation and to break up the
visual mass of the upper stories.
Conditions of approval that will be added to the future Building Permit:
1. No changes to the Design Review approved plans and conditions will be allowed without prior approval of the
Planning Department, these include changes to the exterior finishes of the building, landscaping (both design and
plant species), site plan, and site finishes. If you wish to make any changes you must submit a written request
along with a justification for the requested change and an explanation as to why the issue was not addressed as
part of the design review process.
2. All design elements on the building and the site, including landscaping must be completed prior to final
occupancy. The city will not allow the design elements to be deferred; all items must be completed before final
inspection. It is highly unlikely that the city will consider financial guarantee in lieu of completing the work.
3. A soils inspection will be required after amending the soil, but before any plants are installed.
4. An inspection to approve the exterior finishes (materials and colors) is required before doing any exterior finish
work, to ensure that the finishes approved as part of the design review process are being used.
5. Prior to requesting a landscaping inspection the applicant shall provide an affidavit from the landscape architect,
stating that the landscaping was installed per approved plans. As part of the landscaping inspection you will need
to verify that the irrigation system is working properly.
Informational Items
1. A sign permit is required for any new signs on the site including building mounted signs. TMC 19.20.050F says
that canopy edge signs are limited to a single row of letters not to exceed twelve inches in height. Therefore, light
boxes would not be allowed and channel cut letters would be required.
2. This Design Review is subject to a 14 day appeal period. Commencing construction prior to the expiration of the
appeal period is at the applicant's risk.
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McMicken Court
4228 South 164th Street, Tukwila
Project Discussion
The proposed project consists of a building containing 9 market rent 2 Bedroom, 1 Bathroom
apartments, and 3 commercial spaces. 4 of the apartments will be situated on the second and
third floor each, one unit will be on the ground floor to comply with the American Disability Act
and will be considered accessible. The apartments on the upper floors are accessible through
two separate staircases that are situated on opposite ends of the building; providing easy
access from either the public right of way or the parking lot. Each unit is assigned two parking
spaces. All tenants will have access to a common laundry room.
Each of the commercial spaces will be approx. 950 sqft in size and will each have its own
unisex accessible restroom. Each of the commercial units will be easily accessible from outside
of the building; there are no common corridors. Since access to the units will be directly from
the pedestrian walkway and from the parking lot, these units will be perfect for retail or office
use. To make the commercial units attractive, and abundance of parking opportunities is be
provided. Each unit will have its independent heat and cooling source. Proposed climate control
are ducted gas forced air furnaces for heat and heat pumps for cooling.
Site Planning
The site borders on residential zoning to the East and South (LDR) and on commercial zoning
(RCC and NCC) to the West and North. In order to facilitate a transition from the multi family
use and the single family use of the adjoining zoning, we situated the building towards the West
of the property (towards to commercial area), to allow for a visual transition from multi to single
family use. To further mitigate the visual transition, we used the existing topographic feature
namely the fact that the property slopes away from the street towards the North. By placing the
building towards the lower part of the property it will appear smaller as viewed from the street
since it will sit 5 feet below street level. This, too will help to create a more favourable visual
transition towards the one story single family building on the adjoining properties.
An extensive 10' wide landscape buffer along the East side of the site will not only enhance this
visual transition but will also provide screen to improve privacy.
To provide a physical transition between the project and the public right of way, we propose
a 4' wide pedestrian walkway from the street to the building situated towards the West of the
frontage, and a drive -way for vehicular traffic towards the East of the front. In order to create a
visual focus point for both entries, we propose extensive landscape features.
To reduce the visual impact of large paved areas, the parking lot area is broken up by five
landscaped islands.
Building Design
The challenge of the design process is based on the proximity of the project to the LDR zoning,
which is dominated by single family residences. That means that the proposed design should
help to mitigate a transition from quasi commercial to residential use. To take this into account,
the residential part of the proposed building contains many features that are usually attributed to
residential construction like lap siding and vinyl windows. This will help with a more harmonious
transition to the residential area. The commercial part of the building on the other hand uses
architectural design features usually attributed to commercial building like the steel awnings, the
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illuminated signs, and aluminum doors and windows.
To avoid monotony of design, the facade of the building is broken up by using different siding
materials, but also by cantilevering certain areas of the building.
Shopping
The units will have easy access to shopping due to the proximity of the Safeway grocery store
and the mall on the West side of 42nd Ave South. Southcenter Mall is a 10 minute drive away.
Recreation
Not counting the landscaped setback areas, the project has a proposed recreation area of
ca. 1805 sq ft, of which 305 sq ft. are designated as a picnic area complete with picnic table
and BBQ. Further 1190 sq. ft will consist of lawn and there will be 310 sq. ft. of community
gardens, where residents will be able to grow vegetables and flowers for their own use. Further
opportunities for recreational activity will be Crestview Park, which is a one minute walk from the
property.
Accessibility
The proposed project is centrally located between Interstate 5, Highway 99, and Highway 518.
All ramps can be reached from the property within minutes. The five corner junction of South
164th Street, 42nd Ave South and Military Road is an important focus point of this area and
allow for an easy reach by car. The immediate area is served by Metro bus route 156. The
Tukwila Light Rail station is 1 mile away.
Design
The proposed building is more than 100 feet away from the junction of Military Road /42nd Ave
South 164th Street. The design of the proposed structure is of a traditional nature in order to
fit into the neighborhood, which consists mainly of single family residence designed and built
during 1940 -1960 . The different color patterns of the building will help to differentiate between
the commercial part of the building and the residential part.
Lighting
To provide a safe environment for tenants and visitors alike, proper illumination is essential. All
walk and drive ways including the parking lot will be properly illuminated without creating glare,
that would impact adjoining residences. The proposed light fixtures are mounted on the surface
of the building under the awnings. The awnings not only prevent an uncontrolled dissemination
of the light, but will also reflect the light downwards and out to illuminate the parking lot. The
existing street light in front of the site, situated on the Southwest corner will provide adequate
light at the street access level. Seattle City Light offered to install a second street light on the
existing utility pole, which is situated on the Southeast corner of the site.
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