HomeMy WebLinkAboutPermit 89-09-DR - RADOVICH COMPANY - FORT DENT II AND III DESIGN REVIEW89-09-DR
6840 SOUTHCENTER BOULEVARD
6860 SOUTHCENTER BOULEVARD
89-11-DR
FORT DENT II AND FORT DENT III
CITY OF TUKWILA
6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188
November 20, 1990
Katie Grief, Development Manager
John C. Radovich Development Company
2000 -124th Ave. N.E.
Bellevue, WA 98005
Dear Ms. Grief:
In reference to your letter of November 5, 1990, the City of
Tukwila has approved your request for extension of #88- 3 -SMP.
Please be advised that the conditions of this extension (per It 89-
9-DR) require that substantial work for both Fort Dent Two and
Three be started by November 21, 1991. All work proposed for these
projects must be completed by November 21, 1994.
L. Rick Beeler
Director, Department of Community Development
PHONE q (206) 433.1800 Gary L. • VanI)use'a, Mayor
•
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
To: Planning Commission
From: Moira Carr Bradshaw
Date: 19 October 1989
Subject: Sensitive Area Ordinance (SAO)
The City Council requested a draft copy of the proposed SAO to
review at their 23 October Committee of the Whole meeting.
Although staff has included 15 and 40 percent in the draft copy,
the issue of percent slopes to include in the ordinance is
unresolved at this time. A copy has also been included in your
packet to give you an opportunity to study the proposal prior to
Thursday's meeting.
As you have probably received one yourself, you are aware of the
brochure that has been sent to all property owners within the
City of Tukwila as well as to appropriate environmental
organizations. A public workshop will be held on the 25th of
October to discuss the issues and proposed standards.
Staff will then review the SAO with you on the 26th of October to
prepare for the 9th of November public hearing.
There are five basis elements of the proposed legislation:
First, defining what the City considers a sensitive area and
restricting development of those areas.
Second, requiring special study prior to development of these
areas. Staff has incorporated the study requirements and
criteria for mitigation in the Environmental Ordinance (TMC 21.)
Exemptions from SEPA, single family homes for example, do not
apply in sensitive areas.
Third, establishing buffer areas adjacent to the sensitive areas
to protect them from the adjacent development.
Fourth, creating special construction and development standards
for these areas.
Fifth, providing opportunities for variance from the standards.
•
PLANNING COMMISSION
SENSITIVE AREA ORDINANCE
'OCTOBER 19, 1989
To facilitate review of the attached ordinance, letters in the
margin refer to explanatory paragraphs below.
A. Amends the Subdivision Ordinance to bring the existing
section on unsuitable land up to date on sensitive area
regulation and essentially stipulates conformance with the
regulations to be established by the SAO.
B. Amends the Zoning Code's definition section to explain what
are sensitive areas and other terms used within the ordinance.
C. Creates a Sensitive Area Zone which overlays on top of
existing zoning districts. Similar to the Shoreline Zone it
creates special standards and regulations unique to the sensitive
areas.
D. Requires buffers adjacent to sensitive areas to protect
their functions similar to the required river environment
adjacent to the Green /Duwamish.
E. Restricts use within watercourses and wetlands and
establishes criteria for development within these areas for those
uses permitted.
F. Restricts use on sensitive slopes and establishes standards
for uses allowed.
G. Establishes conditions for development in the vicinity of
abandoned mine areas.
H. Establishes an exception process for :
*existing development
*existing lots of record
*use restrictions on sensitive slopes
I. Amends the City's Environmental ordinance to define
sensitive areas per the new ordinance and to establish
specifications for special study in these areas.
Cit f Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
NOTICE OF DECISION
FILE NUMBER: 89 -9 -bR: FORT DENT II
APPLICANT: John C. Radovich Company
REQUEST: Design Review of a 60,000 s.f. office building
LOCATION: 6840/6860 Southcenter Boulevard •
The Board of Architectural Review (BAR) conducted a review of the
above request on September 28, 1989, and approved the request
with five conditions (see attached conditions). The BAR adopted
the Findings and Conclusions contained in the staff report dated
September 20, 1989.
Any party aggrieved by this decision may appeal the decision to
the City Council by filing an appeal in writing with the City
Clerk within ten (10) days of the above date and shall state the
reasons for the appeal.
NOTDEC
NAME: at_e
TITLE: 94 A/INJ,-
DATE: <) LI1
CONDITIONS OF APPROVAL
1. Substantial work for Fort Dent II (and Fort Dent III) must
be started by November 21, 1990. All work proposed for
Phase II (and III) must be completed by November 21, 1993
unless an extension is granted by the City. (Shoreline
Permit Conditions).
Prior to the issuance of a Building Permit, the applicant
must submit for review and approval the following:
2. The applicant shall submit for review and approval by the
Director of Community Development and the Director of Public
Works, a revised site plan which provides the following:
a. Revised configuration of access road on shared easement
from Southcenter Boulevard which accommodate adjacent
development.
b. Revised entry to site from shared access and parking
layout.
c. Provision of differentiated walking /driving surface
which can include slight elevation of and contrasting
paving materials for walking surface for pedestrian
crossing of parking lot between Southcenter Boulevard
and the south end of Fort Dent II building.
3. The applicant shall submit for review and approva: by the
Director of Community Development, a revised landscape plan
which provides the following:
a. The planting of London Plane trees, spaced 30
feet on- center along the east property line
property line common to the Homewood Suites •
the State Farm office project [File: 87 -14 -D
distance of approximately 370 feet as measur
the property line from the edge of the South
Boulevard public right -of -way. The trees to
shall be similar in size to those approved d
BAR design review for the State Farm office •
b. The planting evergreen shrubs a minimum of 3
height at planting and spaced so as to form
landscaping screen to buffer the impact of p
the adjoining development. A combination of
mounding and shrubs to produce a visual Barr
inches in height at planting would be accept
amount and type of landscaping for the easte
the project may be modified based upon the a
plan for Homewood Suites.
to 35
the
roject and
]) for a
d along
enter
be planted
ring the
roject.
inches in
dense
rking on
earth -
er 36
ble. The
n side of
proved
Ft. Dent II
Conditions
Page 2
c
4. A sign plan for Fort Dent II which is similar in size and
materials to Fort Dent I.
5. The applicant shall complete a lot line adjustment so that
Building II does not straddle a lot line and provide the
City with recorded easements granting reciprocal access and
use of parking between Lots 1 and 2, or the applicant shall
complete lot consolidation (for lots 1 and 2).
Prior to the issuance of a Grading Permit, the applicant
must submit for review and approval the following:
6. A re- vegetation plan which includes native landscape
materials common to a riverbank habitat for the portions of
the bank of the Green River which will be disturbed during
the construction of the trail and other site work.
Prior to the issuance of a Certificate of Occupancy, the
applicant must submit for review and approval the following:
7. Approval for Fort Dent III has not been completed. An
alternative landscaping plan must be submitted, reviewed and
approved with the alternative landscaping installed on the
north side of the Fort Dent II portion of the site. The
landscaping materials shall be of similar size and species
and shall include a minimum of five trees and a 10 -foot
width.
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
CITY OF TUKWILA
PLANNING COMMISSION
SEPTEMBER 28, 1989
The meeting was called to order at 8:30 p.m. by Chairman Jim
Haggerton. Members present were Messrs. Haggerton, Hamilton,
Cagle, Flesher, Kirsop, Knudson and Gomez.
Representing the staff were Jack Pace and Joanne Johnson.
APPROVAL OF MINUTES - MR. HAMILTON MOVED AND MR. KNUDSON SECONDED
A MOTION TO APPROVE THE AUGUST 24, 1989 MINUTES AS CORRECTED.
UNANIMOUSLY APPROVED.
89 -9 -DR FT. DENT II - Request for design approval of an office
park development, Phase I, Fort Dent II, 60,000 sq. ft.
Jack Pace, Senior Planner, distributed Attachment "C" (revised)
and Attachment "E" (revised). He reviewed the staff report and
the site design. He pointed out that the applicant has agreed to
all conditions as stated in the staff report. He proposed the
following as modification to Condition 3.(b):
"The amount and type of landscaping for the eastern side of
the project may be modified based upon the approved plan for
Homewood Suites."
Katie Greif, - John Radovich Development Co, 2000 - 124th N.E.
(B -103), Bellevue, WA represented the applicant. She added
further clarification of the project and concluded that they
would comply to each of the conditions and recommendations of the
staff report.
Public Hearing was closed at 9:00.
Discussion ensued on the proposal.
MR. KNUDSON MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE THE
REQUEST FOR DESIGN REVIEW OF FT DENT II, WITH THE STAFF'S RECOM-
MENDATIONS AND INCLUDING THE MODIFICATION OF CONDITION 3.(B), AS
DISCUSSED EARLIER, AND BASED UPON THE FINDINGS AND CONCLUSIONS
PRESENTED BY THE STAFF IN THE STAFF REPORT.
Planning Commission
September 28, 1989
Page 2
Conditions read as follows:
CONDITIONS OF APPROVAL
1. Substantial work for Fort Dent II (and Fort Dent III) must
be started by November 21, 1990. All work proposed for
Phase II (and III) must be completed by November 21, 1993
unless an extension is granted by the City. (Shoreline
Permit Conditions).
Prior to the issuance of a Building Permit, the applicant
must submit for review and approval the following:
2. The applicant shall submit for review and approval by the
Director of Community Development and the Director of Public
Works, the revised site plan which provides the following:
a. /Revised configuration of access road on shared easement
from Southcenter Boulevard which accommodate adjacent
development..
b. Revised entry to site from shared access and parking
layout.
c. Provision of differentiated walking /driving surface
which can include slight elevation of and contrasting
paving materials for walking surface for pedestrian
crossing of parking lot between Southcenter BOulevard
and the south end of Fort Dent II building.
3. The applicant shall submit for review and approval by the
Director of Community Development, a revised landscape plan
which provides the following:
a. The planting of London Plane trees, spaced 30 to 35
feet on- center along the east property line (the
property line common to the Homewood Suites project and
the State Farm office project [File: 87- 14 -DR]) for a
distance of approximately 370 feet as measured along
the property line from the edge of the Southcenter
Boulevard public right -of -way. The trees to be planted
shall be similar in size to those approved during the
BAR design review for the State Farm office project.
b. The planting evergreen shrubs a minimum of 36 inches in
height at planting and spaced so as to form a dense
landscaping screen to buffer the impact of parking on
the adjoining development. A combination of earth -
mounding and shrubs to produce a visual barrier 36
inches in height at planting would be acceptable.
f
Planning Commission
September 28, 1989
Page 3
The amount and type of landscaping for the eastern side
of the project may be modified based upon the approved
plan for Homewood Suites.
4. A sign plan for Fort Dent II which is similar in size and
materials to Fort Dent I.
5. The applicant shall complete a lot line adjustment so that
Building II does not straddle a lot line and provide the
City with recorded easements granting reciprocal access and
use of parking between Lots 1 and 2, or the applicant shall
complete lot consolidation (for lots 1 and 2).
Prior to the issuance of a Grading Permit, the applicant
must submit for review and approval the following:
6. A re- vegetation plan which includes native landscape materi-
als common to a riverbank habitat for the portions of the
bank of the Green River which will be disturbed during the
construction of the trail and other site work.
Prior to the issuance of a Certificate of Occupancy, the
applicant must submit for review and approval the following:
7. Approval for Fort Dent III has both been completed . An
alternative landscaping plan must be submitted, reviewed and
approved with the alternative landscaping installed on the
north side of the Fort Dent II portion of the site. The
landscaping materials shall be of similar size and species
and shall include a minimum of five trees and a 10 -foot
width.
UNANIMOUSLY APPROVED.
DIRECTORS REPORT
Jack Pace discussed the schedule for Planning Commission meetings
for the coming months. It was established that the meeting dates
are November 16, 1989 and December 14, 1989. The October 26th
meeting will begin with a work session at 7:00 pm.
He reviewed the SEPA process and design review process for the
Commission.
Planning Commission
September 28, 1989
Page .4
• ADJOURNMENT
The meeting was adjourned at 9 :35 p.
Respectfully submitted,
Joanne Johnson, Secretary
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
COMPREHENSIVE
PLAN DESIGNATION: Commercial
ZONING DISTRICT: C -2 Regional Retail
SEPA
DETERMINATION: Mitigated Determination of Nonsignificance - Oct. 10, 1988
ATTACHMENTS:
A. Revised Site Plan
B. Revised Landscape Plan
C. Revised Building II Elevations
D. Revised Building II Ground Floor
E. Revised Building II Second Floor
F. Revised Building II Third Floor
STAFF REPORT
TO THE
BOARD OF ARCHITECTURAL REVIEW
Prepared September 20, 1989
September 28, 1989
89 -9 -DR: Fort Dent II
John C. Radovich Company
Design Review of an office park development, Phase I -
Fort Dent II, 60,000 sq. ft.
6840 and 6860 Southcenter Boulevard, Lots 1 and 2,
Tukwila Short Plat 79 -7 -SS.
Approximately 5 acres.
G. Original Site Plan
H. Original Building II Elevations
I. Original Landscape Plan
J. May 17, 1989 letter
STAFF REPORT
to the B.A.R.
I
FINDINGS
I
VICINITY /SITE INFORMATION
1. Project Description: The revised proposal for Fort Dent II includes develop-
ment of a three - story, 60,000 square foot office building, associated parking, and
landscaping. The project also includes development of approximately 395
lineal feet of trail along the bank of Green River.
2. Existing Land Use: Lot 1 is being used for dirt storage excavated from the Fort
Dent 1 site.
3. Surrounding Land Use: Regional park to the north, railroads and industrial
use to the east, vacant land to the south, office building to the west.
4. Terrain: Relatively flat until the riverbank where the bank ranges from 1.5 to
1.0 (horizontal to vertical).
5. Vegetation: New growth of grasses and trees.
89 -9 -DR: Fort Dent II
Page 2
6. Soils: The majority of the surface is covered with up to five feet of fill, with
approximately 20 additional feet of fill on Lot 1. Sub - surface soils consist of
dense silt and then silty sand.
7. Access: 40 -foot easement at the east end of the Southcenter Boulevard cul -de-
sac and southwest of the subject site.
8. Public Facilities: Fort Dent Regional Park north of the Green River.
BACKGROUND
The applicant indicated in a letter dated May 17, 1989 (Attachment J) that due to
financial constraints, modifications to their design for Fort Dent II and III are being
proposed. Subsequent to that letter further modifications were made. The applicant
is now limiting their request for approval of Fort Dent II.
The BAR reviewed and approved the original design in October 1988. The original
Site Plan together with the other development plans are found on Attachments G
through I.
Listed below are both a narrative summary together with a statistical summary of
the basic differences between the proposed Fort Dent II and the approved Fort Dent
II:
STAFF REPORT
to the B.A.R. Page 3
NARRATIVE SUMMARY
1. The redesign of the plaza area in front of the building has been eliminated.
2. The proposed structure has added outdoor decks on the southwest and south-
east corners of the building on the second and third floors.
3. The semi - circular glass curtain wall has been eliminated on the rear facade.
4. The front facade on the proposed Fort Dent II has approximately 50% less glass
curtain.
5. The freestanding entry arches are eliminated and the entry portals redesigned
and scaled down in size.
6. The basement parking has been eliminated and additional surface parking
added.
7. Surface parking is pulled back from the river environment approximately five
feet with shrubbery and additional picnic tables added.
STATISTICAL SUMMARY
ORIGINAL
DUIIDING II SUBMITTAL
Gross floor area 66,465 sq. ft.
Parking 103 regular
48 compact
2 handicapped
148 stalls total
(48 underground,
100 surface)
Loading spaces
Ground coverage *
Building height *
Building setbacks
Front yard:
Rear yard: **
Side yard:
1 space
70, 524 sq. ft. (68.3 %)
40' (3 stories w /garage)
95 feet from
south property line
90 feet
70 feet
89 -9 -DR: Fort Dent II
RE- SUBMITTAL
60,000 sq. ft.
193 regular
12 compact
4 handicapped
209 stalls total
(all surface)
1 space
75,353 sq. ft. (73.0 %)
39'6" (3 stories)
62 feet from
south property line
340 feet
70 feet minimum
STAFF REPORT
89 -9 -DR: Fort Dent II
to the B.A.R. Page 4
* Shoreline Permit Limitation (WAC 173.14.064) to changes in building height
or ground coverage is a 10 percent increase.
This assumes the use of Lot 1 and 2 for calculation purposes.
* *
Currently there are two additional projects which will share both the access drive
from Southcenter Boulevard and responsibility for portions of the trail along the
green river:
a. The State Farm office project which received previous design review
approval (File: 87- 14-DR) and has submitted for a building permit, and
b. The Homewood Suites project (long -term hotel facilities for use by travel-
ing executives) which was recently submitted and is scheduled for design
review approval in November. This project will be located adjoining the
eastern boundary of the proposed Fort Dent facilities.
DECISION CRITERIA
The applicable Tukwila Municipal Code (TMC) criteria are listed below in bold,
followed by pertinent findings of fact.
18.60.050: GENERAL REVIEW CRITERIA,
(1) Relationship of Structure to Site.
a. The site should be planned to accomplish a desirable transition with streetscape and to
provide for adequate landscaping and pedestrian movements
b. Parking and service areas should be located, designed and screened to moderate the visual
impact of large paved areas.
c. The height and scale of each building should be considered in relation to the site.
The proposed Fort Dent II building is in the same location as the original
approval. The building scale is similar with a slight decrease in the building
height (6 inches). Since the underground parking has been eliminated there is
more surface parking which has resulted in more parking in front of the build-
ing and less area available for the grassy areas around the building.
(2) Relationship of Structure and Site to Adjoining Area.
a . Harmony on texture, lines and masses is encouraged.
b. Appropriate landscape transition to adjoining properties should be provided.
c. Public buildings and structures should be consistent with the established neighborhood
character.
d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms
of safety, efficiency and convenience should be encouraged.
e. Compatibility of on -site vehicular circulation with street circulation should be encouraged.
STAFF REPORT
89 -9 -DR: Fort Dent II
to the B.A.R. Page 5
Vehicular access has remained the same. The access from Southcenter Boule-
vard will be shared by the State Farm office project and the site immediately
adjoining the Fort Dent II site. In the case of the State Farm office project, the
City has already approved the use of London Plane trees along their portion of
the shared access and that project has recently submitted plans for a building
permit. The staff believes that the continuation of the use of London Plane
trees along that shared access is important for visual continuity.
There is no visual barrier on the east property line to reduce the impact of the
parked vehicles and lights from vehicles on the adjoining property
(Homewood Suites site and the State Farm office project).
The revised site plan (Attachment A) shows a sidewalk leading from Southcen-
ter Boulevard along the front of the building. The pedestrian access to the river
bank trail is located at the north end of the building.
Because of the orientation of the Fort Dent II building (it does not face South -
center Boulevard), the pedestrian access from Southcenter Boulevard crosses
the parking area at the south end of the building. In the opinion of the Staff,
this crossing is in an unusual location (not in front of the building) and pre-
sents potential for pedestrian safety problems.
The proposed landscaping on the western perimeter of the site next to the river
bank trail and the river bank consists of grass and regularly spaced trees
(Norway Maples). The river bank should be re- vegetated with typical native
species common to a natural setting after the grading for the trail and bench
have been accomplished.
Ten to twenty feet of perimeter landscaping is proposed as transition to adja-
cent properties and contains a combination of grass and Norway Maples.
Groupings of shrubs have been added adjacent to the river environment. This
area also contains a drainage Swale as noted on the revised site plan (see cross -
section).
Service areas - loading and dumpster area - are located at the rear entrance to
the buildings as shown on the revised site plan (Attachment A).
3) Landscaping and Site Treatment
a. Where existing topographic patterns contribute to beauty and utility of a development,
they should be recognized, preserved and enhanced.
b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and
provide an inviting and stable appearance.
c. Landscape treatment should enhance architectural features, strengthen vistas and impor-
tant axis, and provide shade.
d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, miti-
gating steps should be taken.
e. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged.
STAFF REPORT
C
89 -9 -DR: Fort Dent II
to the B.A.R. Page 6
f. Screening of service yards, and other places which tend to be unsightly, should be accom-
plished by use of walls, fencing, planting or combination.
g. In areas where general planting will not prosper, other materials such as fences, walls and
pavings of wood, brick, stone or gravel may be used.
h. Exterior lighting, when used, should enhance the building design and the adjoining land-
scape. Lighting standards and fixtures should be of a design and size compatible with the
building and adjacent area. Lighting should be shielded, and restrained in design. Excessive
brightness and brilliant colors should be avoided.
The creation of a bench in the riverbank remains as originally proposed. The
bank will be cut back to create extra flood storage capacity and eliminating the
applicants need to provide the capacity within his site. A twenty foot wide strip
that runs linearly along the riverbank is owned by the City of Tukwila for
Recreational Trail purposes. The Parks and Recreation Director has discussed
swapping of additional land for the trail in exchange for the applicant's use of
the City's riverbank. The relocated trail location is shown on Attachment A.
The flowering trees and shrubs such as dogwood and rhododendron have been
eliminated as accent along the center driveway aisle and around the buildings;
and in lieu thereof, the low growing evergreen, Otto Luyken laurel, is proposed
as a perimeter foundation planting.
Although the amount of landscaping has been reduced and species changed, in
general the placement, size and species are adequate and similar in character to
Fort Dent I.
The eleven foot tall light standards that complemented the building's color and
material are no longer used to enhance the axial driveway. Twenty five foot
tall pole lights are arranged randomly on the new site plan and according to the
applicant are not changed from the original elevation. The exterior lighting of
the proposed buildings although not identical with the original plans and ade-
quately enhances the proposed buildings.
(4) Building Design
a. Architectural style is not restricted, evaluation of a project should be based on quality of its
design and relationship to its surroundings.
b. Buildings should be to appropriate scale and in harmony with permanent neighboring
developments.
c. Building components- such as windows, doors, eaves, and parapets should have good pro-
portions and relationship to one another. Building components and ancillary parts shall be
consistent with anticipated life of the structure.
d. Colors should be harmonious, with bright or brilliant colors used only for accent.
e. Mechanical equipment or other utility hardware on roof, ground or buildings should be
screened from view.
f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all
exposed accessories should be harmonious with building design.
g. Monotony of design in single or multiple buildings projects should be avoided. Variety of
detail, form and siting should be used to provide visual interest.
STAFF REPORT
{"
89 -9 -DR: Fort Dent II
to the B.A.R. Page 7
Although the configuration and placement of the elements of the proposed
buildings differ, the architectural style of the proposed buildings is similar to
that of the original plans. The contemporary style and materials are not
changed. There are three primary building materials: tinted glass curtain wall
on the entry facade, painted concrete and painted aluminum panels.
The proposed entry to each building contains a painted metal freestanding
element (labeled portico on the elevation sheets) as in the original plans, but
reduced in size and providing more vertical emphasis than horizontal. On the
original plans, at the point of entry there were painted metal panels on the
building facade, but they have been eliminated in this proposal. In addition,
the proposed plans provide an overhang above the entries of both buildings
which visually reinforce the entry areas. Although the proposed entries have
been substantially modified from the original plans, the proposed entries
appear to be well scaled and in harmony with the rest of the facade.
The color scheme for the proposed building differs only in that the accent color
teal blue will be used instead of yellow. The screening for the rooftop mechani-
cal equipment is the same for the proposed building.
The amount of glass curtain wall on the entry facade (east elevation — Attach-
ment C) has been modified by the applicant to be approximately two - thirds of
the length of the entry facade. The ratio of the expanse of glass curtain wall to
the painted, tilt -up concrete portion of the main entry facade (east elevation) is
perhaps the most prominent design feature when viewed from the surround-
ing area. As currently shown in Attachment C, the facade's appearance
emphasizes the height of the building.
The applicant has agreed with staff that since Fort Dent II will be a three -story
structure, it requires the retention of the ratio of two- third's glass curtain wall
and one -third painted, tilt -up concrete wall to enhance the horizontal element
of the building.
(5) Miscellaneous Structures and Street Furniture
The freestanding elements at the end of the entry drive and at the entrance to
the buildings have been eliminated. The applicant has increased the number
of picnic tables along the riverbank from one to six.
TMC 18.60.060: SPECIAL REVIEW CRITERIA FOR INTERURBAN SPECIAL
REVIEW AREA
The guidelines for the Interurban District are listed below and followed with general
comments that are relevant and not discussed above.
STAFF REPORT
to the B.A.R.
c
(A) Proposed development design should be sensitive to the natural amenities of the area.
(B) Proposed development use should demonstrate due regard for the use and enjoyment of public
recreational areas and facilities.
(C) Proposed development should provide for safe and convenient on -site pedestrian circulation.
(D) Proposed property use should be compatible with neighboring uses and complementary to the
district in which it is located.
(E) Proposed development should seek to minimize significant adverse environmental impacts.
(F) Proposed development should demonstrate due regard for significant historical features in the
are a.
Provided greater landscaped area and picnic tables are more sensitive to the
Green River amenity and its use as a recreational trail.
No other changes have been made that impact the guidelines for the Interur-
ban District.
CONCLUSIONS
1
1. The increased "ground coverage" for Fort Dent II was less than 10 percent
therefore the modifications to Shoreline Permit are acceptable.
2. Because the joint access easement from Southcenter Boulevard is to be shared
with adjoining development, the configuration of the access, the entrance to
the site from the shared access, and the parking layout and it's respective land-
scaping will need to be revised.
3. The amount of glass curtain wall on the entry facade is two - thirds the length of
the east elevation to enhance the horizontal emphasis of the three -story build-
ing and retain the appearance of the original approval.
4. The portion of the pedestrian access which crosses the parking lot between
Southcenter Boulevard and the south end of the building needs to be rede-
signed to include a differentiation of walking /driving surface to to alert drivers
and enhance pedestrian safety.
5. To unify and provide visual continuity along the access drive from Southcen-
ter Boulevard, the use of London Plane trees shall be installed as approved for
the State Farm office project.
6. The straddling of the lot line common to both lots by the Fort Dent II building
is not acceptable circumstance to the Staff. The applicant can easily be resolve
this situation by accomplishing either a lot consolidation or a boundary line
adjustment.
89 -9 -DR: Fort Dent II
Page 8
STAFF REPORT
to the B.A.R.
C
89 -9 -DR: Fort Dent II
Page 9
RECOMMENDATIONS
I
The Community Development Staff recommends approval of Fort Dent II with the
following conditions:
1. Substantial work for Fort Dent II (and Fort Dent III) must be started by Novem-
ber 21, 1990. All work proposed for Phase II (and III) must be completed by
November 21, 1993 unless an extension is granted by the City. (Shoreline
Permit Conditions).
Prior to the issuance of a Building Permit, the applicant must submit for
review and approval the following:
2. The applicant shall submit for review and approval by the Director of Com-
munity Development and the Director of Public Works, a revised site plan
which provides the following:
a. Revised configuration of access road on shared easement from Southcen-
ter Boulevard which accommodates adjacent development.
b. Revised entry to site from shared access and parking layout.
c. Provision of differentiated walking /driving surface which can include
slight elevation of and contrasting paving materials for walking surface
for pedestrian crossing of parking lot between Southcenter Boulevard and
the south end of Fort Dent II building.
3. The applicant shall submit for review and approval by the Director of Com-
munity Development, a revised landscape plan which provides the following:
a. The planting of London Plane trees, spaced 30 to 35 feet on- center along
the east property line (the property line common to the Homewood Suites
project and the State Farm office project [File: 87- 14 -DR]) for a distance of
approximately 370 feet as measured along the property line from the edge
of the Southcenter Boulevard public right -of -way. The trees to be planted
shall be similar in size to those approved during the BAR design review
for the State Farm office project.
b. The planting of evergreen shrubs a minimum of 36 inches in height at
planting and spaced so as to form a dense landscaping screen to buffer the
impact of parking on 'the adjoining development. A combination of
earth - mounding and shrubs to produce a visual barrier 36 inches in height
at planting would be acceptable. /'( ' -,,•` 7 a'/ L
4. A sign plan for Fort Dent II which is similar in size and materials to Fort Dent I.
STAFF REPORT
to the B.A.R.
c
89 -9 -DR: Fort Dent II
Page 10
5. The applicant shall complete a lot line adjustment so that Building II does not
straddle a lot line and provide the City with recorded easements granting recip-
rocal access and use of parking between Lots 1 and 2, or the applicant shall
complete a lot consolidation (for lots 1 & 2).
Prior to the issuance of a Grading Permit, the applicant must submit for review
and approval the following:
6. A re- vegetation plan which includes native landscape materials common to a
riverbank habitat for the portions of the bank of the Green River which will be
disturbed during the construction of the trail and other site work.
Prior to the issuance of a Certificate of Occupancy, the applicant must submit
for review and approval the following:
7. Approval for Fort Dent III has not been completed An alternative landscaping
plan must be submitted, reviewed and approved with the alternative landscap-
ing installed on the north side of the Fort Dent II portion of the site. The land-
scaping materials shall be of similar size and species and shall include a mini-
mum of 5 trees and a 10 -foot width.
••
.e�
FORT DENT II
of nua cotesmocnok --•
GREEN RIVER
--- -4- - --
SITE PLAN STATISTICS:
SOD ACM
27C C -2
r� COO • 60.031 V
itrcWC MG. WA . ' 1W3 (f/2p 91 • c COVENC. 1.e x
11.2. WA 73
7
0 x NIA
nc n p o.
Sf.CCOS TIO ROM
OX TVA. CC061111..1011
---
1
UNDEVELOPED ,
.1,
,\ 1
} U I I I U ,,
-P ° { � IIIIIIli H II1111! ' ,W 2,1OCN1
20A7a V 10.12, V
1.03 Sr MA V
00.112 9 1:•2311 so
00.039 4 0 1.1 1 0 Y
2 :Cr . 21
1 - ,. 11 2 - 7.,'
CROSS SECTION AT TRAIL
- •••• 1.4••47•s
I . L 41•! 4 LAJREL (IS" AT • \
TTi4J9 PRALcOe
'WefIUSTER DlOCM (2 GAL. w• 1'CL) _-
I JLEDITSA 'R.ALAUTNDS'S'.It TIi
4, 14E∎L,7C4ST (2 1
4 I cOeUJ! COJSw
'.OWa. DOGWOOD
f
54LE 1
GREEN RIVER
-- L OF wen.
• ZS
VZDI GIiVC NY /4Dj
1C
We're ROCcease (1 OML CT was.)
NOTE.
101..PIRAEA INN/SLEW'
SPIRAEA OR" AT S'OG)
ID1 R OTA R UOOfA_
DU4M RAE 1,;; ;;;To. 1 S' 04)
41 ACER PLATA4401DR,
NORWAY MAPLE (* /V+stvcT T)
\-- PICNIC TABLES (TYPICAL)
TRAIL
FORSYTHIA R INTERF.E
FORSYTHIA (s&AL AT VOX.)
LS PRUNUS 7•r
FLOWEaiNG 41.411101LY
•NO TREES OVER ( CAL Eri,T ON S■TG
•TREES LLYCfC �
A
OO TW GREEN RWER
AIL
TR TO DE LOCRIT O AT O OC MN ~HO
.CONTRACTOR TO PROVIDE P LILLY AUTOMATIC.
VIDOR. - pF414NED IRRIGATION STlTEM
PER SPEDiFICATIONS.
LOG «.t.Elle
yS
moss seem . weReeee
Ins velour Mt NAM NM
Year /1
rilkpRRF.Rm
�J�+LCGeL�'I.e.•
Wiled M S :
FORT DENT
IMINCAPS KY
1 '0.q Q IlumuTas %vN
3
I-
%6,
4:n_111-1 ELEVATION BUILDING 11
ao.r.n
IOT iMeng
••117NRI, &MU C41•2011111114 1.6
era e. ZAT.Ar:;,2
77, • ' A WOONLW
allagat:LIA=0 I
!'‘;
gaN:tilgti
iMENEMMINIMEMIMMUM
111
11111111111111111111111 ///.
TAram
r4Amir -
,
r 'V A I ' AMIE v' ANIL
ry;
:• "
ELEVATION BUILDING II
EAe ELEVATION BUILDING H
NORTH ELEVATION BUILDING H
1 1 1 1
11
1
,k'immr: 'Cl-Tr"..'-'''
J1 L : :j::•:
M ani
NI r.' ; I NNEN'
IV=
"ooydel
NIME:
mom IN••I mum immummo Imo
Tx-
Alt' I 1 lM 13.4.,11/111•Ottl!LI.1=311111■F,.13.4411.34=E11..ialE=1111.Mtlr.tapoosimimLuomm to's
1 MIIT:7-F•r` 74. "!=lirTFM11111■111E;..#.: s .Wi'.'WK :'; '
11;;AYIEL - 01111L101121.7111:41MIMMIAUSIE
imminwom mom
iV' yin m. el; onimor wyr l$1. onni■ o on
- ta • •••-
1
1 1 1 1 1 1 1 1 1 1
11
1 1 1
IL D a. architects
a.... SOM. MOND. reb11.141
fla• weetIMI or“. memo WIC
woule.yr.O. 130111263.47141
Om:
consultants :
project tide :
NWT DENT
PHASE II
ormareo MY:
JICROINELOPIENT
lUOMPAMMISISTON
shoot lino :
REVISED
SEPTEMBER 28, 1989
tool
I
GROUND FLOOR PLAN — FORT DENT II
—4
UYLJ
L D
r.r — w - ..••«r
MM - ma a r M
moi.. win IOW - ■•Y
prOset :
FONT OBIT
PHASE MMAIMOV:
JON wra oMNMI
111111111AVIMMIIIMON
OW INN:
ft mi.=
r+:
A -2
SECOND FLOOR PLAN - FORT DENT II
LL D 0. .refuted.
o.amo 4.01,• emu.. me
Ins Y •HW ww t ..tO t0{
um". 1]011003 4104
COO.Ott.Ot.
poj.et UU.:
FORT DENT'
PHASE II
COMOnoa:
Jal DEVILMENT
TUKVALA vAmNDTON
U,..t title :
Rs. mall=
glaro:
W
I
Z
W
4
W
REVISED
SEPTEMBER 28, 1989
a
THIRD FLOOR PLAN — FORT DENT II_
a
a
IL I erelalteets
*MAP V., *MM.
MSS ...lie so egos NO
•••11•4.1•MIL IMMO- MN
--M
tS"
11•11MIlt
aftudtente :
miss. aft :
FONT DENT •
PHASE N
Inatomm
ion novammow
iumusammres
OM MN:
IND
r
A - 4
IL
z
2
ce.44. .4
eaNak4
"E/BACK
ELEV.
(co
z
/
\ V
•
•
/•-• '
rz: —17 .7 I L
••■
"o
• Pte4e- o•-• ••••
• . : I • — Oa wite■r
•
•
d!:P FEU II:11 1-1717if1111
FT OBIT
TWO
Fr DENT
TRIM
(FUTURE)
SITE PLAN
e r
o'
MITHUN
.....
own In■ OW.
0.0111elore•
88141.00
A-2
On I eneln WOW
..... ••• ••••
•• •
MI MIMI
mom ui •
II
1111111111E
mum
4
2 EAST ELEVATION
0 1 ?r "1."44 10
I
1•
1111111 .4‘ m
kre
MIN
mon
now
HMV'
2 SOUTH ELEVATION
2 WEST ELEVATION
•••••• • ...-K••■11
- —
Mee/t *GREW
.04. n•••■•• 0•T)
434.•41.4— It4
-
Aztwr sum,
MIN/ maninniNEMINNIIIIIMINFAII
III --
I IV NI
r ,
I lora_
'
=M am
IME= mmiiimm ari
- —4.1.••••••
1' I
l••41
.L..411.
1..-1MTEL COM.-
Pfta.••1•01
11111111111•111111111111511•
1.111■13 F1===
# MOE: INN MINH
2 NORTH ELEVATION
41.•47110 ••4444.4.••
•ce.a•To.2 VW> •••• • • •
4.4.416. sp. (TM) 1..1• •••Iee
4.1•44.. 1.10147
r
711•4
immiumunloormlemurmin
UMW M11111111110111111!
......,,, Tr.
111•1111111111•11111111=11
din/inn
41111111111`
••■■•••■•• 111.
04.1e..
1114.444SA.
.40GMIT 0417
M
MIT
- ---A-6--
.6•NroCOCT"
t)
allitaace
arm Lee-cr..r4.11.4.1
irii. Few
'UU115 ,A1.0•CXNeRS
...11 F.-1J( e 15'
55 I watuiporir7e e
vt• (sr•L cre)
/41
•s10 Nx151" 014 SITS.
LICATIX aeleVe4.1 GMT ••0. Lo4e..
NG Kr et/ VIA3‘. .4,4144.
4
•fga*cinc- - 27 may' ve. rui.,
71014 - (57G.- . 1 o - t
°t "PC44
cia".T.E.C.403
JTDiJ — ■-0 , 4 6%. imenrrer)
77 Ace,2 marr4..olve6
C. V (Al. twee_ sot crr)
4.01e1:7
ciAtifia ./vt.oC
e..1 IcOUS
PLANI-J1 PL-A1-1
IEHOPOOLJ4r21F014
5 L....0Y lb
uue L44.101
orro LAI-me/4 W1_
Thom L
1111■•••
a
■
••••1 .......
It •••••• •
1•“••••••••••
••••■•••••••
••••••••■•■•
..... ••• • •••
Ull■MII••■•••■••
May 17, 1989
cA raw
Mr. Jack Pace
City of Tukwila Planning Department
6200 Southcenter Blvd.
Tukwila, WA 98188
RE: Fort Dent Two and Three
Dear Mr. Pace:
ti
Thank you for meeting with us May 15th. Due to financial
constraints this project requires minor revisions. The
letter and the attached preliminary site plan, floor plan,
and elevation summarize the changes we feel necessary.
The parking garage located under building A is too costly
and is deleted. More surface parking has to be provided to
meet Code requirements. The plaza was redesigned to
provide a more efficient parking layout without losing the
integrity of the approved site plan.
The entry to the site is in the same location. A new
driveway has replaced the plaza. This driveway will
provide an axis to which the buildings will be parallel.
By alternating the buildings from one side of this axis to
the other we are creating a dynamic entry to this
development and a variety of visual experiences. The
additional surface parking is augmented by landscaping so
that it does not become a sea of asphalt.
The dumpster location, ground lights, pole mounted lights,
as well as a detail landscape plan, will be provided later
and follow the BAR recommendations. :Landscaping along the
North property line and the river bank has been increased.
Six picnic table areas have been added along the river bank
for tenant use.
The building design will be constructed of the same type of
materials as the approved design (blue glass and grey
concrete). We will follow the BAR recommendation to soften
the entry and accent colors. The concrete portals will be
incorporated with the plaza design of each building.
•
J I: 0 11111 00 -124th Ave. N.E. 8-103 BeNevue , WA 980055 (206j 544 -6080
ATTACHMENT J
We are proposing the following changes:
1. Provide additional landscaping (approx. 5' -15') along
the North property.
2. Delete the plaza between the two buildings and replace
it with a driveway accented with a less costly
pattern.
3. Relocate building A approx. 20 feet to the South.
4. Shorten buildings A• and B, increase the depth of the
buildings, which will decrease floor area by 12,000
square feet.
5. Add terraced balconies along the South elevation of
building A to soften the height of the south wall.
6. Add two corners to the East elevation of building A to
simplify space planning and comply with Board of
Architectural Review recommendations.
7. Delete underground parking at building A and add
surface parking.
8. Delete the curved glass wall located along the West
elevation of building A and East elevation of building
B .
9. Both buildings will be 39'6" high and will be bermed,
thus reducing the overall height to 36'0 ".
10. Add overhang by extending the third floor over the
second floor at building A.
11. Six picnic table areas have been added.
The changes that we are proposing are the "fine tuning" of
a great design.
Cordially,
JOHN C. V DEVELOPME T COMPANY
OZ
n C. Radovich
September 14, 1989
Jack Pace
City of Tukwila
6200 Southcenter Blvd.
Tukwila, WA 98188
Subject: Fort Dent Two
Dcar Jack:
,)
Katie Greif
Development Manager
11 ti
CRadCiddl
Development Company
J °11111
2000 -124th Ave. N.E. B -103 Bellevue, WA 98005 (206) 454 -6060
SEP 141989
Enclosed are seven sets of revised plans and one set of P.M.T's for
our pending BAR application. The following list describes
corrections made or comments regarding conditions or possible
conditions of approval.
1. Phase II /Building Three has been removed from our application.
We are seeking BAR approval for Building Two only.
2. The impervious surface area for Building Two is 73 %. The
impervious surface area for our previously approved application
including both buildings was 68 %.
3. Building Two remains as designed. We have not adjusted the
quantity or length of the glass curtain wall.
4. A pedestrian trail connection has been provided via a sidewalk on
the north side of the building.
5. The recreational trail design has been added to the landscape
plan. The Norway Maple trees shown 30 feet O.C. along the
property boundary have been relocated into clumps /groups.
6. We understand that a landscape revegetative plan for any
disturbed areas of the river bank will be required during the
building permit process.
7. The details requested by Phil Frazer have been added to the site
plan; a) NGVD datum, b) detail o:: river bank including the 100
year flood elevation, c) the recreational trail and King County
maintenance easement areas are more clearly defined.
Please contact me if you have any questions.
Cordially,
cc: Michael Aippersback - 1 set plans, 2 additional site plans
August 30, 1989
Jack Pace
City of Tukwila
6200 Southcenter Blvd.
Tukwila, WA 98188
rIbi
Subject: BAR Revision - Fort Dent 2/3
Additional Submittal Information
Dear Jack:
Cordially,
Kbtie Grei
Development Manager
CRadovich
Development Company
J °1111
2000 -124th Ave. N.E. B -103 Bellevue, WA 98005 (206) 454 -6060
AUG P/91989
Enclosed for your review are the two cross sections through the
building and river bank areas and a detail on the dumpster
enclosure.
Kathy Emery of Urban Design, our civil engineering firm, will be
getting in touch with you today to summarize her discussions
with Phil Frazer. This would pertain to drainage changes made
by relocating building 3 and also river bank excavation.
We also want to clarify two items for you. The colors
originally proposed for buildings 2 and 3 are still being
utilized. We do, however, propose to reverse them. The teal
blue accents will be used on building 2 and the yellow accent
will be used on building 3. Secondly, we still plan to utilize
the lighting standards originally proposed by Mithun Partners.
A copy of the submittal sheet is attached.
Please contact me if you need additional information at this
time.
August 10, 1989
Jack Pace
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Subject: FORT DENT TWO & THREE REVISION
Amendment to Environmental Checklist Filed 8/25/88
Dear Jack:
The following is updated information applicable to the
environmental checklist previously filed on this project.
Page 3, 11, Project Description; The development will consist of
two Class A, multi- tenant buildings. Building Two will be
60,000 sf, Building Three will be 40,000 sf.
Page 16, f, Trips Generated; As the buildings have decreased
slightly in size, so does the parking generated. Building Two
will generate approximately 1,062 daily trips. Building Three
will generate approximately 708 daily trips. The peak
percentages will not change.
Page 12, i, Number of People; The proposed buildings are
slightly smaller in size, therefore completed Building Two will
be occupied by approximately 510 people, Building Three; 340
people.
Page 13, Aesthetics a; The building height for Building Two has
been reduced to 39'6" and Building Three has been reduced to
26'6 ".
Page 15, Transportation c; The basement parking at Building Two
has been eliminated as well as the ground floor parking for
Building Three. The total project parking is now 333 stalls
which is one stall per 300 sf based on gross square footage.
Page 4, g, Impervious Surface; 156,782 sf /71 %. (Both
Buildings).
Please contact me if you have any questions.
Cord'ally,
Katie Greif
Development Manager
111111 t4
Development Company
Ph n -124th Ave. N.E. B -103 Bellevue, WA 98005 (206) 454 -6060
August 10, 1989
Dear Jack:
Jack Pace
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
'A r
Subject: BAR Revision for FORT DENT BUILDINGS TWO & THREE
AUG X01989
Enclosed for your review are four copies of the revised Fort
Dent Two and Three plans. The plans include site, landscape,
and floor plans, as well as elevations for each building.
The phase line separating buildings two and three is hand drawn
in yellow. This was a last minute change and assuming the City
may request other changes, we did not formally revise the
drawing. We plan to construct only that portion of the
recreational trail and complete river bank excavation which
pertains to each phase.
The major changes that are requested under this BAR revision
include:
Building Two
- No basement parking.
- Decrease the width and length of the building.
- Remove deck from north side of building and add smaller
decks at the west end of building.
- Add a third floor overhang along the curtain wall (south)
portion of the building.
Building Three
- This building is now the same design as Building Two only
reversed and reduced to two stories. The exterior overhang
extends over the second floor. Exterior decks are provided
on the east side of the building.
- Ground floor parking is removed.
- Accent colors for the two buildings have been reversed.
Building Two will now be teal blue and Three will be yellow.
The curtain wall glass color and the concrete colors have
not changed.
C ,Radov1ch Development Company
J °11111n
2000 -124th Ave. N.E. B -103 Bellevue, WA 98005 (206) 454 -6060
Cordially,
Katie Greif
Development. Manager
Site Plan
-The interior boulevard has been scaled down but has basically
the same flow. Brick pavers as a driveway material are cost
prohibitive and have been removed.
-Five picnic tables have been added along the river trail area
for a total of six tables.
We look forward to meeting with you and the hired consultant to
discuss this project and answer any questions you may have.
June 13, 1989
Moira Bradshaw
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
F`LtL.L)!Nt3
Subject: FORT DENT TWO & THREE
Amendment to Environmental Checklist Filed 8/25/88
Dear Moira:
The following is updated information applicable to the
environmental checklist previously filed on this project.
Page 3, 11, Project Description; Development consisting of two
class A, multi- tenant buildings. Building Two will be 60,000
sf, Building Three will be 40,000 sf.
Page 16, f, Trips Generated; As the buildings have decreased
slightly in size, so does the parking generated. Building Two
will generate approximately 1,062 daily trips. Building Three
will generate approximately 708 daily trips. The peak
percentages will not change.
Page 12, i, Number of People; The proposed buildings are
slightly smaller in size, therefore completed Building Two will
be occupied by approximately 510 people, Building Three; 340
people.
Page 13, Aesthetics a; Building height
and Three, has been reduced to 39'6 ".
for both buildings, Two
parking at Building Two
parking is now 409
Page 15, Transportation c; The basement
has been eliminated. The total project
stalls which is one stall per 244 sf.
Page 4, g, Impervious Surface; 152,556 sf /69 %. (Both Buildings)
Please contact me if you have any questions.
Cord'ally,
1
Katie Greif
Development Manager
Development Company
2000 - 124th Ave. N.E B -103 Bellevue, WA 98005 (206) 454 -6060
November 10, 1988
Mr. Ross Earnst _ / � G
Public Works Department V �5 4'
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Subject: Fort Dent 2/ 3 0ivj BalrW S /
4i
Dear Ross:
regarding
stability.
Please con
Cordially,
Katie Greif
Development
enclosure
D
88
'Cr
/4, /,0 0\ 4 % 2
ou v��' 1
Enclosed f i -'
y �, �thd revis r n tud ��
ort Dent BuiSdin Two/and re t C
eport full relBBo�r s u 9�.pqn erns e x ;t a a\ it`t� ��
/I G
e se
stoa depam
i4 an o pt d Tel)
iA �j � l
di e1y �yoe�i(e?aCrd
r � J
6 c � �'` c
ka C, 6c,
-&)\ %Sd `c\-13
<( 6 6‘
Q j
G7 6
k et
\ 3 0 ) \
c
Corny
454 -6060
1/4Ve
CONCRETE COLOR
#5442r1
PARKER PAINT #5442M
CONCRETE COLOR
#5441W
6;
1C?Sfl7WO •
PARKER PAINT #5441W
RAL -1018
• ACCENT COLOR
TYGER DRYLAC #6RAL 5018
- MITHUN
P A R T. N E . 0 S'
ARCHITECTURE
PLANNING &
INTERIOR DESIGN .
2000 112TII AVE NE
BELLEVUE WA 96004
( 206 ) 434 3344
FORT DENTE
BUILDING . COLORS
AND RAILING:'
CONCRETE COLOR FOR BUILDING AND MECHANICAL SCREEN
PARKER PAINT #5542M - MEDIUM LIGHT GRAY
CONCRETE COLOR FOR ENTRY PORTAL:
PARKER PAINT # 5441W - LIGHT GRAY
PAINTED ALUMINUM PANELS @ ENTRY, COLUMN COVERS, ACCENT BAND,
GLASS TYPE A @ CONCRETE PANELS:
TYGER DRYLAC # RAL 5018 - MEDIUM TEAL 'BLUE
INSULATED UNIT, INBOARD LIGHT CLEAR, OUTBOARD
LIGHT FORD SUNGLASS GRAY.(GRAY TINTED), OUTDOOR
REFLECTANCE 6%
GLASS TYPE B @ CURTAINWALL:
INSULATED UNIT, INBOARD LIGHT CLEAR, OUTBOARD
LIGHT FORD SUNGLASS HP (BLUE TINTED), OUTDOOR
REFLECTANCE 19% (MODEL.# S5 -08)
POLE'MOUNTED AND GROUND MOUNTED LIGHTS:
NATURAL ALUMINUM COLOR
MITHUN
P A R T N E R S
FORT DENT 3WOr 7
BUILDING COLORS
CONCRETE COLOR FOR BUILDING:AND MECHANICAL SCREEN:
PARKER PAINT 1/ 5442M - MEDIUM LIGHT GRAY
CONCRETE COLOR FOR ENTRY PORTAL:
PARKER PAINT /1 5441W - LIGHT GRAY
PAINTED ALUMINUM PANELS @ ENTRY, COLUMN COVERS, ACCENT BAND, AND RAILING:
TYGER DRYLAC /1 RAL 1018 - LIGHT YELLOW
GLASS TYPE A @'CONCRETE PANELS:
GLASS TYPE B @ CURTAINWALL:
POLE MOUNTED AND GROUND MOUNTED LIGHTS:
ARCHITECTURE
PLANNING &
INTERIOR DESIGN
2000 112TH AVE NE
BEI.'' VUE WA 9$004
(206) 4S4 3344
F AX I,f1A1 A 4 6 4776
NATURAL ALUMINUM COLOR
INSULATED UNIT, INBOARD LIGHT CLEAR, OUTBOARD LIGHT
FORD SUNGLASS GRAY (GRAY TINTED), OUTDOOR REFLECTANCE
6%.
INSULATED UNIT, INBOARD LIGHT CLEAR, OUTBOARD LIGHT
FORD SUNGLASS HP (BLUE TINTED), OUTDOOR. REFLECTANCE
19% (MODEL /1 S5 -08)
POLE LIGHT
GROUND MOUNTED WALL LIGHT
•
h'�F 8`t -9 -DR
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Development consisting of a 60,000 s.f., .
three story office building as phase I and a 40,000 s.t. otf.ice building as
phase II.
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
Bldg. Two: 6840 Southcenter Blvd.
Bldg. Three: 6860 Southcenter Blvd.
Quarter: NW Section: 24 Township: 23
3. APPLICANT :* Name: John C. Radovich Development Company
Signature:
OWNER
(This information may be found on your tax statement.)
Address: 2000 -124th NE, B -103, Bellevue, WA 98005
e `454 -60
Ph
Address:
Phone:
0
4. PROPERTY Name: iTnhn C. Radnvi nb
AFFIDAVIT OF OWNERSHIP
Range: 4
Date: 6 -13 -89
* Th pplicant is the person whom the staff will contact regarding
the application, and to whom all notices and reports shall be sent,
unless otherwise stipulated by applicant.
111
. ,1 :— 1 .e •:is
W i ntr dir
swear that I - are the ow'ner(s] or con rhtt urchaser(s) of the
property in elved in this application and that the foregoing
statements and answers contained in this application are true and
correct to the best of my /our
knowledge and belief. Date: R -1R -8q
JESIGN REVIEW APPLICATION
Page 2
The following criteria will be used by the BAR in its decision - making on your
proposed project. Please carefully review the criteria, respond to each cri-
terion (if appropriate), and describe how your plans and elevations meet the
criteria. If the space provided for response is insufficient, use extra space
on last page or use blank paper to complete response and attach to this form.
5. RELATIONSHIP OF. STRUCTURE TO SITE
A. The site should be planned to accomplish a desirable transition with
the streetscape and to provide for adequate landscaping, and pedestrian
movement.
B. Parking and service areas should be located, designed, and screened to
moderate the visual impact of large paved areas.
C. The height and scale of each building should be considered in relation
to it site.
RESPONSE: The buildings are well placed on the site for ease of transition from
street to parking area then building. Pedestrian movement has been planned
for. Both architectural and landscape screening is utilized. Building height
is consistent with C -2 zoning requirements.
6. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA
A. Harmony in texture, lines, and masses is encouraged.
B. Appropriate landscape transition to adjoining properties should be
provided.
C. Public buildings and structures should be consistent with the estab-
lished neighborhood character.
D. Compatibility of vehicular pedestrian circulation patterns and loading
facilities in terms of safety, efficiency and convenience should be
encouraged.
E. Compatibility of on -site vehicular circulation with street circulation
should be encouraged.
RESPONSE:
Access to the project is from a single driveway to minimize congestion.
The proposed building(s) will consist of similar construction and building
materials as Pert Pent One to the south A smooth flow into the site, around
buildings and out of the site has been designed. Landscape requirements have
been exceeded.
7. LANDSCAPE AND SITE TREATMENT
DESIGN REVIEW APPLICATION
Page 3
A. Where existing topographic patterns contribute to beauty and utility of
a development, they should be recognized and preserved and enhanced.
B. Grades of walks, parking spaces, terraces, and other paved areas should
promote safety and provide an inviting and stable appearance.
C. Landscape treatment should enhance architectural features, strengthen
vistas and important axis, and provide shade.
D. In locations where plants will be susceptible to injury by pedestrian
or motor traffic, mitigating steps should be taken.
E. Where building sites limit planting, the placement of trees or shrubs
in paved areas is encouraged.
F. Screening of service yards, and other places which tend to be un-
sightly, should be accomplished by use of walls, fencing, planting or
combinations of these. Screening should be effective in winter and
summer.
G. In areas where general planting will not prosper, other materials such
as fences, walls, and pavings of wood, brick, stone, or gravel may be
used.
H. Exterior lighting, when used, should enhance the building design and
the adjoining landscape. Lighting standards and fixtures should be of
a design and size compatible with the building and adjacent area.
Lighting should be shielded, and restrained in design. Excessive
brightness and brilliant colors should be avoided.
RESPONSE: The existing grades are relatively level and will not be altered significant]
Due to these somewhat level grades of the site, access to the driveways, parking
areas, walkways and building entries are unobstructed physically and have good
visibility for safety. The plant material selections were chosen to reflect the
types of spaces. larger canopy trees were used in the entry drive and parking
areas, a smaller scale tree flanks the interior roadway as it passes between the
buildings, and small flowering trees accent the building entry areas.;,. Norway
maples'. were selected as the large canopy tree to reflect the same neighborhood
character as established by the existing London Plane trees. We avoided using the
actual London Plane tree due to its destructive habit. At the building entries,
permanent and seasonal plantings are combined to provide year and interest.
round
Shade trees have been located along the Green River at 30' O.C. with sod providing
groundcover. All areas not planted in shrubs will be seeded lawns to create a
lush green carpet year round. The dumpsters have been architecturally screened.
8. BUILDING DESIGN
,:SIGN REVIEW APPLICATION
Page 4
A. Architectural style is not restricted, evaluation of a project should
be based on quality of its design and relationship to surroundings.
B. Buildings should be to appropriate scale and be in harmony with per-
manent neighboring developments.
C. Building components - such as windows, doors, eaves, and parapets -
should have good proportions and relationship to one another. Building
components and ancillary parts shall be consistent with anticipated
life of the structure.
D. Colors should be harmonious, with bright or brilliant colors used only
for accent.
E. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
F. Exterior lighting should be part of the architectural concept. Fix-
tures, standards and all exposed accessories should be harmonious with
building design.
G. Monotony of design in single or multiple buildings projects should be
avoided. Variety of detail, form, and siting should be used to provide
visual interest.
RESPONSE: (spat rare. has hewn taken to provide a campus feeling carrying forth design
characteristics from Fort Dent One to the south but also providing individuality
for this proposed project. Similar, landtcaping.techrniques will be utilized to
create a "Gateway effect. Muted greys are utilized and carried over from Fort
Dent One. Teal Blue /Green will be the accent color for building tWo and yellow
for building three. The building massing is well proportioned. Equipment is
•- . - Ike - - . - .
•
• I - -. - -
•. .-
CHANGES MADE FOR THIS APPLICATION: Fort Dent Two has been relocated approx.
20 feet to the south. Each building has been shortened.and the depth has been
increased . Floor area is decreased by 12,000 sq. ft. Terraced balconies are
added to bldg. two to soften the height of the south wall and add visual interest
from the park access road. Two corners have been added to the east elevation of
bldg. two. Basement parking has been eliminated and replaced with additional
surface parking. The curved glass walls were removed from the west elevation of
bldg two and the east elevation of bldg three. The third:.tloor...ot :bldg two :has
been extended over the second. floor to create an . overhang:.
•
9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
( ESIGN REVIEW APPLICATION
Page 5
A. Miscellaneous structures and street furniture should be designed to be
part of the architectural concept of design and landscape. Materials
should be compatible with buildings, scale should be appropriate,
colors should be in harmony with buildings and surroundings, and pro-
portions should be to scale.
B. Lighting in connection with miscellaneous structures and street furni-
ture: should meet the guidelines applicable to site, landscape and
buildings.
RESPONSE: A concrete portal is designed at the building entrance to provide
visual interest and carry over a campus feeling from Fort Dent One. A
picnic table and benches are planned for along the river. Lighting fully
meets the needs of the project.
CHANGES FOR 'THIS REVISION: We have increased the number of picnic tables
from one to six.
INTERURBAN SPECIAL REVIEW DISTRICT
The following six criteria are used in the special review of the Interurban area
in order to manage the development of this area, to upgrade its general appear-
ance, to provide incentives for compatible uses, to recognize and to capitalize
on the benefits to the area of the amenities including the Green River and
nearby recreational facilities, to encourage development of more people - oriented
use, and to provide for development incentives that will help to spur growth.
Please describe how your proposed development relates to the goals for this
District. Use additional response space, if necessary.
10. The proposed development design should be sensitive to the natural amenities
of the area.
The building is placed on the site to allow views of the Green River and
Mount Rainier. The recreational trail will be constructed as part of the
project allowing pedestrians to begin enjoying this formerly undeveloped land.
Grass lined swales are planned for storm drainage to eliminate some oil type
pollutants from entering the river.
11. The proposed development use should demonstrate due regard for the use and
enjoyment of public recreational areas and facilities.
No adverse impacts should result on adjacent Fort Dent Park as g result of thts
development. Many employees will undoubtedly enjoy the park during lunch hours
as well as before and after work.
and also connect to the street sidewalk.
will be developed in accordance with the requirements of this zone. The
Dent One.
(.:SIGN REVIEW APPLICATION
Page 6
12. The proposed development should provide for safe and convenient on -site
pedestrian circulation.
A sidewalk is located along the Fort Dent access road providing access to the
Park. Internal sidewalks provide access from parking areas to the building
13. The proposed property use should be compatible with neighboring uses and
complementary to the district in which it is located.
All property within the river bend area is zoned C -2. The proposed building
building will be of similar shape, size, scale, building material and con-
struction type as the only other building in the area at this time: Fort
14. The proposed development should seek to minimize significant adverse
environmental impacts.
The applicant has addressed any potentially adverse impacts in the environmental
checklist.
15. The proposed development should demonstrate due regard for significant
historical features in the area.
Extensive research was completed when Fort Dent One was developed. It was
found that the site and adjacent properties have no historical features to
preserve. Fort Dent Park however, is across the Green River from the protect.
The placement of the buildings, size and scale of the buildings and land-
scaping have been designed in a manner as to create a "gateway" entrance to
Fort Dent Park.
(29 /DSGN.APP1 -3)
DES. aN REVIEW APPL CA ti
AUG :
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Development consisting of a 60,000 s.f.,
three story office building as phase 1 and a 40,000 s.t. ottice building as
phase II.
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
Bldg. TWo: 6840 Southcenter Blvd.
Bldg. Three: 6860 Southcenter Blvd.
Quarter: NW Section: 24 Township: 23 Range: 4
(This information may be found on your tax statement.)
3. APPLICANT:* Name: John C. Radovich Development Company
Signature:
4. PROPERTY
OWNER
Address: 2000 -124th NE, B- 103','Bellevue, WA 98005
Phon : • 6 '1 454-60 0
* The'pplicant is the person whom the staff will contact regarding
the application, and to whom all notices and reports shall be sent,
unless otherwise stipulated by applicant.
Name: ,Tnhn C. RRdmi ph
AFFIDAVIT OF OWNERSHIP
Address: 900n 194th NE R-i n3, RPi ipvniP, WA gRpoS
Phone: 6 454
I WE i n t r s C <. <' "��
swear that I/* are the owners) or contract purchaser(s) of the
property inn6lved in this application and that the foregoing
statements and answers contained in this application are true and
correct to the best of my /our
knowledge and belief. Date: A -1a -R9 / '/'°/ 9
Date: 6 -13 -89 / S -/o - 8 9
The following criteria will be used by the BAR in its decision - making on your
proposed project. Please carefully review the criteria, respond to each cri-
terion (if appropriate), and describe how your plans and elevations meet the
criteria. If the space provided for response is insufficient, use extra space
on last page or use blank paper to complete response and attach to this form.
5. RELATIONSHIP OF STRUCTURE TO SITE
( REVIEW APPLICATION
Page 2
A. The site should be planned to accomplish a desirable transition with
the streetscape and to provide for adequate landscaping, and pedestrian
movement.
B. Parking and service areas should be located, designed, and screened to
moderate the visual impact of large paved areas.
C. The height and scale of each building should be considered in relation
to it site.
RESPONSE: The buildings are well placed on the site for ease of transition from
street to parking area then building. Pedestrian movement has been planned
for. Both architectural and landscape screening is utilized. Building height
is — consistent with C - zoning r e q uirements.
6. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA
A. Harmony in texture, lines, and masses is encouraged.
B. Appropriate landscape transition to adjoining properties should be
provided.
C. Public buildings and structures should be consistent with the estab-
lished neighborhood character.
D. Compatibility of vehicular pedestrian circulation patterns and loading
facilities in terms of safety, efficiency and convenience should be
encouraged.
E. Compatibility of on -site vehicular circulation with street circulation
should be encouraged.
• Access to the project is from a single driveway to minimize congestion.
P 7 g Y est ion. g
The proposed building(s) will consist of similar construction and building
It - -
��.... . ... . •
- +• .
d
buildings and out of the site has been designed. Landscape requirements have
been exceeded.
7. LANDSCAPE AND SITE TREATMENT
( DESIGN REVIEW APPLICATION
Page 3
A. Where existing topographic patterns contribute to beauty and utility of
a development, they should be recognized and preserved and enhanced.
B. Grades of walks, parking spaces, terraces, and other paved areas should
promote safety and provide an inviting and stable appearance.
C. Landscape treatment should enhance architectural features, strengthen
vistas and important axis, and provide shade.
D. In locations where plants will be susceptible to injury by pedestrian
or motor traffic, mitigating steps should be taken.
E. Where building sites limit planting, the placement of trees or shrubs
in paved areas is encouraged.
F. Screening of service yards, and other places which tend to be un-
sightly, should be accomplished by use of walls, fencing, planting or
combinations of these. Screening should be effective in winter and
summer.
G. In areas where general planting will not prosper, other materials such
as fences, walls, and pavings of wood, brick, stone, or gravel may be
used.
H. Exterior lighting, when used, should enhance the building design and
the adjoining landscape. Lighting standards and fixtures should be of
a design and size compatible with the building and adjacent area.
Lighting should be shielded, and restrained in design. Excessive
brightness and brilliant colors should be avoided.
RESPONSE: The existing grades are relatively level and will not be altered significant]
Due to these somewhat level grades of the site, access to the driveways, parking
areas, walkways and building entries are unobstructed physically and have good
Visibility for safety. The plant material selections were chosen to reflect the
types of spaces. Larger canopy trees were used in the entry drive and parking
areas, a smaller scale tree flanks the interior roadway as it passes between the
buildings, and small flowering trees accent the building entry areas.:, Norway,
maples were selected as the large canopy tree to reflect the same neighborhood
character as established by the existing London Plane trees. We aVoided using the
actual London Plane tree due to its destructive habit. At the building entries,
permanent and seasonal plantings are combined to provide year color and interest.
round
Shade trees have been located along the Green River at 30' O.C. with sod providing,
groundcover. All areas not planted in shrubs will be seeded lawns to create a
lush green carpet year round. The dumpsters have been architecturally screenedL
8. BUILDING DESIGN
( ESIGN REVIEW APPLICATION
Page 4
A. Architectural style is not restricted, evaluation of a project should
be based on quality of its design and relationship to surroundings.
B. Buildings should be to appropriate scale and be in harmony with per-
manent neighboring developments.
C. Building components - such as windows, doors, eaves, and parapets -
should have good proportions and relationship to one another. Building
components and ancillary parts shall be consistent with anticipated
life of the structure.
D. Colors should be harmonious, with bright or brilliant colors used only
for accent.
E. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
F. Exterior lighting should be part of the architectural concept. Fix-
tures, standards and all exposed accessories should be harmonious with
building design.
G. Monotony of design in single or multiple buildings projects should be
avoided. Variety of detail, form, and siting should be used to provide
visual interest.
RESPONSE: (;rant rare. has bean taken to provide a campus feeling carrying forth design
characteristics from Fort Dent One to the south but also providing individuality
for this proposed project. Similhr ldndtceping techniques will bp utilized to
create a "Gateway" effect. Muted greys are utilized and carried over from Fort
Dent One. Teal Blue /Green will be the accent color for building two and yellow
for building three. The building massing is well proportioned. Equipment is
• - ■ - ILO r - - .-.
•• •• • -. - -• S. S
CHANGES MADE FOR THIS APPLICATION: Fort Dent Two has been relocated approx.
20 feet to the south. Each building has been shortened and the depth has been
increased . Floor area is decreased by 12,000 sq. ft. Terraced balconies arq
added to bldg. two to soften the height of the south wall and add visual interest
from the park access road. Ztao corners have been added to the east elevation of
bldg. two. Basement parking has been eliminated and replaced with additional
surface parking. The curved glass walls were removed from the west elevation of
bldg two and the east elevation of bldg three. The third floor of bldg two has
been extended over the second floor to create an overhang.
*Buildings Two and Three are now the same design only reversed and Two is
three stories and Three is two stories.
•
9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
`?ESIGN REVIEW APPLICATION
Page 5
A. Miscellaneous structures and street furniture should be designed to be
part of the architectural concept of design and landscape. Materials
should be compatible with buildings, scale should be appropriate,
colors should be in harmony with buildings and surroundings, and pro-
portions should be to scale.
B. Lighting in connection with miscellaneous structures and street furni-
ture should meet the guidelines applicable to site, landscape and
buildings.
RESPONSE: A concrete aortal is desi:ned at the buildin: entrance to 'rovide
visual interest and carry over a campus feeling from Fort Dent One. A
picnic table and benches are planned for along.the river. Lighting fully
meets the needs of the project.
CHANGES FOR PHIS REVISION: We have increased the number of picnic tables
from one to six.
INTERURBAN SPECIAL REVIEW DISTRICT
The following six criteria are used in the special review of the Interurban area
in order to manage the development of this area, to upgrade its general appear-
ance, to provide incentives for compatible uses, to recognize and to capitalize
on the benefits to the area of the amenities including the Green River and
nearby recreational facilities, to encourage development of more people- oriented
use, and to provide for development incentives that will help to spur growth.
Please describe how your proposed development relates to the goals for this
District. Use additional response space, if necessary.
10. The proposed development design should be sensitive to the natural amenities
of the area.
The building is placed on the site to allow views of the Green River and •
Mount Rainier. The recreational trail will be constructed as part of the
project allowing pedestrians to begin enjoying this formerly undeveloped land.
Grass lined swales are Tanned for storm draina:e to eliminate some oil t
pollutants from entering the river.
11. The proposed development use should demonstrate due regard for the use and
enjoyment of public recreational areas and facilities.
No adverse impacts should result on adlacent Fort Dent Park as a result of this
development. Many employees will undoubtedly enjoy the park during lunch hours
as well as before and after work.
SIGN REVIEW APPLICATION
Page 6
12. The proposed development should provide for safe and convenient on -site
pedestrian circulation.
A sidewalk is located along the Fort Dent access road providing access to the
Park. Internal sidewalks provide access from parking areas to the building
and also connect to the street sidewalk.
13. The proposed property use should be compatible with nelghboring'uses and
complementary to the district in which it is located.
A1t property within the river bend area is zoned C -2. The proposed building
will be developed in accordance with the requirements of this zone. The
building will be of similar shape, size, scale, building material and con-
struction type as the only other building in the area at this time: Fort
Dent One.
14. The proposed development should seek to minimize significant adverse
environmental impacts.
The applicant has addressed any potentially adverse impacts in the environmental
checklist.
15. The proposed development should demonstrate due regard for significant
historical features in the area.
Extensive research was completed when Fort Dent One was developed. It was
found that the site and adjacent properties have no historical features to
preserve. Fort Dent Park however, is across the Green River from the protect.
The placement of the buildings, size and scale of the buildings and land-
scaping have been designed in a manner as to create a "gateway" entrance to
Fort Dent Park.
(29 /DSGN.APP1 -3)
G
= - 131.1 17TKG1
� r
;Z, IGG '7Q ;.'7.
m 3G °!o = 5
2 PLf}~ I JA - 2
I(o"io - WILD e
laer Sc . CfJotEJ -g-`f = 8t rt fi
1
:73170 SC . iMPL4 i l
•F R1 HI .'; /tUMt c
Si eu es
crIttmp
-
�_
t 1=3i.. 6 Gnu?
ukA
( -) - ...'J. 9
-1 =F:11.1;€9 Grigel IV -11111 1'1dM5 S.r/2 N11219/Z
4144‘,;(6410/4812\
1
nf011.141 ; tiKr56 'IM'LE ¶ IL- tz'
4 .
•
-- 1-au174t .Pru•q
htF
rAR-I N ct
ait16AL
1 11 p, ( 0 11
4
c� 14s 4WALE TM' L,- IZ'
L,
vvvr
4irve,N_f 1v;K-
•
r
APR 9 1990 I
PLAN
▪ 1 PT.
M 10°/e = 5
se ?l,e i . 7.
vo:9 PL.L
I (10 SF kw FOSE. V21 gAZIT'.
12X = b1 MAWS
150 yr.. PI-14M 'ary PlAt-zra
PL .Hi&p.f.'iwpAuctotil atop.
_
Q-LR.4.1.
j
_..1'fhKINGI G�P.44 41.4#1,4 - r14174ctri ei
ttYPV4;\1
Yv\ $c mot -7?
kittco'
*Vs utoce
esiote-v*'
�'V 6T. 1(--
if' -
GIP EI✓F4 PIVEX-
APR 9 1990
: CITY 1:;,-
PLAN'o',, , fi
.
LAND 4C, r I •J
1(\n- g9-9
APR 9 1990
LANDSCAPE PLAN LDG ARCHITECTS
FORT DENT