HomeMy WebLinkAboutPlanning 2012-09-27 Item 4 - McMicken Court - Color Attachments A-IMcMicken 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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CITY OF TUKWILA
DCD 6300 SOUTHCENTER BLVD STE 100
TUKWILA, WA 98188
SUBJECT: FILE # 112 -019, PL12 -020
42XX S. 164TH STREET
PARCEL # 5379800670
TO: DEPARTMENT OF COMMUNITY DEVELOPMENT
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7/11/12
IT IS MY UNDERSTANDING THAT THE SURROUNDING AREA IS ZONED FOR SINGLE
DWELLINGS AND WE WOULD LIKE FOR IT TO STAY THAT WAY.
THE ADDITION OF (9) 2 BEDROOM APARTMENTS WILL HAVE AN UNDESIREABLE
EFFECT ON THE LOCAL COMMUNITY. WHEREVER YOU HAVE APARTMENTS THE CRIME
RATE GOES UP CONSIDERABLY.
WE WOULD LIKE TO SEE MORE EFFORT PUT INTO IMPROVING THE COMMUNITY SUCH
AS ENFORCING EXSISTING PROPERTIES TO BE PROPERLY MAINTAINED AND BY
REMOVING THOSE THAT ARE BEING USED AS MULTI- FAMILY UNITS.
WE HAVE LIVED IN THIS AREA SINCE 1974 AND HAVE NOTICED THAT PROPERTIES
HAVE BEEN NOT KEPT UP AND THE ADDITION OF APARTMENTS WILL ONLY DO MORE
TO LOWER THE SURROUNDING AREA.
SINCERELY
GERALD G. HONEMANN
4408 S. 164TH STREET
TUKWILA, WA 98188
PHONE (206) 246 -0290
1
Stacy MacGregor
From: Michael Feddema <michael_feddema @hotmail.com>
Sent: Thursday, September 13, 2012 3:37 PM
To: Stacy MacGregor; michael_feddema @hotmail.com; staceyfeddema @hotmail.com
Subject: McMickenCourt project located at 4228South 164th Street Tukwila, WA
Attachments: mcmicken.PNG
Hello Stacy,
This letter is in regards to the "McMicken Court" project located at 4228 South 164t Street Tukwila, WA. We
are the owners of the The Giving Tree Learning Center childcare located at 4230 s 164`h street, directly adjacent
to the project. We have an easement which allows us to have priority parking from 6.am — 6pm. The plans
currently show there will be some construction and alterations to the existing parking. We have a few concerns
that need to be addressed to not affect the operations of our business and the safety of the children attending.
1. During construction there needs to be some sort of fenced barrier to hide the work being done and keep
any children from running into the site coming to and from our building. This will be a huge safety
concern for parents bringing children to our daycare.
2. There needs to be approximately 15 parking spaces at the minimum, preferably 20 open at any one time
and not under construction. We have 17 staff with cars, and around 80 -90 families that drive, as well as
two shuttle vans.
3. There is a playground that has proposed parking adjacent to it (marked A on landscape plan) . We are
concerned about the safety of children with cars parking directly against the playground with children
present. A possibility would be to continue the 5 ft wide evergreen planting border in front of these cars
as well as metal posts, curb running the length to prevent lunging vehicles into the playground and
hitting a child. It is a huge safety issue with strangers parking in their vehicles up against a playground
with clear visibility without a buffer. We also have to conform to state licensing and safety standards,
and we do not a licenser to then deem it unsafe pulling our license.
4. We need to ensure that we have priority parking in the easement parking area (Marked A & B on the
landscape plan) from 6am — 6pm as stated in the easement agreement. Individual Parking stall signage
stating: "Childcare parking 6 a.m — 6.pm" for the easement parking would work.
Attached is the landscape plan and please let me know if you received this and if this is sufficient,
Sincerely,
Michael & Stacey Feddema
Cell: 206 - 353 -8865 / 206 - 353 -2704
Email: Michaelfeddema@hotmail.com / GTLC @live.com
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