HomeMy WebLinkAboutPermit 88-11-DR - JOHN RADOVICH - FORT DENT II AND III DESIGN REVIEW88-11-dr
6840 southcenter boulevard
6860 southcenter boulevard
fort dent ii and iii
john radovich
MCB /sjn
DESIGN REVIEW
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
NOTICE OF DECISION
FILE NUMBER: 88- 11 -DR: FORT DENT TWO AND THREE
APPLICANT: John C. Radovich and Company
REQUEST: Two office buildings - one with basement, garage
and three stories of offices, and the second with a
first floor garage, 2nd and 3rd floor offices - and
accessory parking and landscaping.
LOCATION: 6840 and 6860 Southcenter Blvd., Tukwila, WA
The Board of Architectural Review (BAR) conducted a review of the
request on October 27, 1988. The BAR approved the proposal with
conditions. The BAR adopted the Findings and Conclusions contained
in the October 17, 1988 staff report.
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.
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October 28, 1988
Moira Carr Bradshaw
Associate Planner
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
CITY OF TUKWILA
PLANNING COMMISSION
OCTOBER 27, 1988
The meeting was called to order at 8:05 p.m. by Mr. Coplen;
Chairman. Members present were Messrs. Haggerton, Knudson,
Verhalen, Coplen, Kirsop and Hamilton.
Mr. Cagle was absent.
Representing the staff were Jack Pace, Moira Bradshaw, Vernon
Umetsu and Joanne Johnson.
APPROVAL OF MINUTES - MR HAMILTON MOVED AND KNUDSON SECONDED A
MOTION TO APPROVE THE SEPTEMBER 22, 1988 MINUTES AS WRITTEN.
MOTION UNANIMOUSLY APPROVED.
88 -11 -DR - FORT DENT PHASE 2 AND 3 Request for design review and
approval of an office park development.
Moira Carr Bradshaw, Planner, reviewed the proposal, entering the
staff report into the record an Exhibit I. She reviewed the
details of the design entering colored elevations of Ft. Dent 2
and 3 as Exhibits II and III, as well as color plates which were .
entered as Exhibits IV and V. She further discussed the staff
report's recommendation of approval with conditions.
Mr. John Radovich, 2000 124th N.E., Bellevue, applicant, made
additional comments on the proposal. He generally concurred with
the conditions as stated in the staff report. He was not in
favor of using shrubs along the parking area and the river.
Mr. Don Bowman, Mithun Partners, 2000 112th Avenue N.E. explained
the type of paving surface planned.
A short recess was called at 8:55 pm. The meeting resumed at
9:00 pm.
MR. KIRSOP MOVED AND MR. HAGGERTON SECONDED A MOTION TO. APPROVE.
THE SITE PLAN SUBJECT TO THE REVISED LANDSCAPE PLAN TO INCLUDE:
n271 .v
Planning Commission
October 27, 1988
Page 2
1. London Planes trees (3) in access easement.
2. Use of concrete pavers for the central plaza area.
3. City Council approval of use and development of City -owned
property in exchange for a public trail and easement.
MOTION UNANIMOUSLY APPROVED.
88 -14 -DR - PARKSIDE TOWNHOMES (GARAGES) - Request for design
review and approval of five garages with two parking spaces in
each structure at the Parkside Townhomes development.
Jack Pace, Senior Planner, reviewed the project recommending
approval subject to conditions.
Carl Bloss, Schneider Homes, 6510 Southcenter Blvd. (applicant)
generally agreed with the conditions; however, he preferred not
to use wheel stops.
Eleanor Hines, 6519 S. 153rd Street, expressed her concern
regarding the limited parking now available. She did not want
this development to add to the parking problem that now exists.
Discussion ensued on the proposal.
MR HAGGERTON MOVED TO APPROVE 88- 14 -DR, BASED ON THE STAFF'S
FINDINGS AND CONCLUSIONS, INCLUDING RECOMMENDATIONS #1 THROUGH #5
MADE BY STAFF, EXCEPT MODIFICATION BE MADE TO #4 TO READ EITHER
CURB OR WHEEL STOPS BE USED, AND ATTACHMENT B BE ATTACHED TO THE
PERMIT THAT HAS ALREADY BEEN ISSUED TO SPEED UP THE PROCESS. MR.
KNUDSON SECONDED THE MOTION. THE CONDITIONS ARE AS FOLLOWS:
1. Additional trees and shrubs shall be planted to enhance the
sense of enclosure in this space as shown in Attachment B.
2. Extend landscape islands as shown in Attachment B.
3. Revise sidewalks as shown in Attachment B to improve
efficiency.
4. Provide either curb or wheel stops in open parking spaces a
minimum of 2 feet from sidewalk /landscape area.
5. Relocation of handicap parking space to provide accessibil-
ity to sidewalk area.
THE MOTION WAS UNANIMOUSLY PASSED.
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LOCATION:
ACREAGE:
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
COMPREHENSIVE
PLAN DESIGNATION: Commercial
SEPA
DETERMINATION:
ATTACHMENTS:
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City t of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
STAFF REPORT
to the Board of Architectural Review
Prepared October 17, 1988
October 27, 1988
88- 11 -DR: Fort Dent Two and Three
John C. Radovich Development Company
Design review and approval of an office park development with
Phase I - Fort Dent 2 and Phase II - Fort Dent 3.
Lot 1 and 2 of Tukwila Short Plat 79 -7 -SS, to be identified
as 6840 and 6860 Southcenter Boulevard.
Approximately 5 acres
ZONING DISTRICT: C -2 Regional Retail
Mitigated Determination of Non - Significance issued
October 10, 1988.
(A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
(I)
(J)
(K)
(L)
Vicinity Map
Site Plan
Fort Dent 2 Elevations
Fort Dent 2 Basement Floor Plans
Fort Dent 2 Second and Third Floor Plans
Fort Dent 3 Elevations
Landscape Plan
Topographic Survey - Lot 1
Topographic Survey - Lot 2
Color Summary
Pole Light Elevation
Ground Mounted Wall Light Elevation
STAFF REPORT
to the BAR
VICINITY /SITE INFORMATION
FINDINGS
k
88- 11 -DR: Fort Dent 1 and 2
Page 2
1. Project Description: Fort Dent 2 is a three -story office building with a
basement level parking garage. Fort Dent 3 is a three -story building with
a first floor garage and second and third floor offices. The project w i l l
be developed in two phases with timing expected to be 1989 construction of
Phase I and 1991 construction of Phase 2. The phasing separation is shown
on the site plan (Attachment B). Phase II and will be on a separate lot but
share common access and parking.
2. Existing Development: 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.
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 access 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 developed Fort Dent 1, an office building at 6720 Southcenter
Boulevard. The subject proposal is to develop in two phases two additional
office buildings of a similar design style with underground and ground floor
parking. The City of Tukwila owns a 20 -foot wide strip of land along the water
edge of Lots 1 and 2. City Council approval for use and development of the
City -owned property is being requested. In exchange, the applicant will be
developing a riverfront trail and dedicating any additional area for trail and
riverbank maintenance as may be needed. Design review and approval is requested
for both phases.
DECISION CRITERIA
The applicable Tukwila Municipal Code (TMC) criteria are listed below in
bold, followed by pertinent findings of fact.
STAFF REPORT
to the BAR
88- 11 -DR: Fort Dent 1 and 2
Page 3
1. TMC 18.60.050(1) - Relationship of Structure to Site
The two three -story office structures are arranged asymmetrically on the
site fronting on a central drive and plaza which provides an axis leading
into the site. The height and scale of the two buildings are similar.
Access to the site is from the west end of the Southcenter Boulevard cul -de-
sac onto a 40 -foot access easement. The access easement is shared by the
proposed State Farm development and future development east of State Farm.
Parking is arranged off a circular drive around the site with additional
below ground and first level parking in the subject buildings. Loading
zones and screened dumpster areas are located in the rear adjacent to the
garage entrances.
Sidewalks will lead into the site and riverfront trail from Southcenter
Boulevard and then from on -site parking areas into the various building
entrances.
2. TMC 18.60.050(2) - Relationship of Structure and Site to Adjoining Area
As was mentioned in the BACKGROUND section, Fort Dent 2 and 3 are similar
in style to Fort Dent 1 just west of the site. The only other structure in
the peninsula is the proposed brick and glass wall, 18,401 square foot State
Farm building. The scale of the proposal is therefore slightly larger yet
similar in scale to surrounding or potential development.
The proposed entrance is off the access easement, 110 feet from the inter-
section with the cul -de -sac. The entrance is also directly opposite the
access to the proposed State Farm development.
Lawn and Norway maples encircle the subject site. London Planes (sycamores)
are planted in a double row on the north side of Southcenter Boulevard and
are proposed for the south side of the street, and along the south side of
the 40 -foot access easement by State Farm.
3. TMC 18.60.050(3) - Landscaping and Site Treatment
The existing topographic beauty of the site is dominated by the Green River
and the valley walls where they narrow at this location. The grades are
level throughout the site except for the riverbank which is proposed to be
regraded to a 2:1 slope. The riverbank is landscaped with Norway maples
approximately 25 feet on center (Attachment G). Accent planting is proposed
along the central entrance drive and is a combination of Thorn,
Sweet Gums, and a variety of low- growing shrubs.
Ground lighting (Attachment L) focused around the sides of both structures
will add drama and safety. Pole - mounted lights (Attachment K) are located
around the circular drive for parking lot security.
..., r ev» 14 41rva14.44,..4..r ... .._.. ,_
' STAFF REPORT
to the BAR
88- 11 -DR: Fort Dent 1 and 2
Page 4
4. TMC 18.60.050(4) - Building Design
The building materials are a mix of predominantly bluish reflective tinted
glass curtain walls and grey painted concrete. The glass is used in the
circular f acade and the concrete is used in the geometric or straight linear
facade. The two elements are combined into an asymmetrical design. Painted
aluminum panels are brightly colored yellow in Fort Dent 2 and teal blue in
Fort Dent 3 and used as accents. The accent color used in Fort Dent 1 is a
burgundy, with the same neutral grey as the concrete panels predominant
color in all three buildings.
Rooftop mechanical equipment is screened with metal panels. Color is not
specified.
The existing and two proposed structures are variations of the same style;
however, greater use of the curvilinear curtain wall is used in Fort Dent 2
and 3.
5. TMC 18.60.050(5) - Miscellaneous Structures and Street Furniture
A screen wall of concrete and accent metal panels at the end of the cul -de-
sac is proposed. Concrete portals at the entrances will also be used at
Fort Dent 2 and 3. Ten -foot high concrete light standards line the entry
drive.
INTERURBAN SPECIAL REVIEW DISTRICT GUIDELINES
(A) Proposed development design should be sensitive to the natural ameni-
ties of the area.
The development of the site facilitates development of a riverfront
trail. Deck areas within the buildings, although not oriented with a
south or southwest exposure, are oriented towards the proposed trail
and river.
(B) Proposed development use should demonstrate due regard for the use and
enjoyment of public recreational areas and facilities.
The proposal does not interfere with public use of the riverfront.
(C) Proposed development should provide for safe and convenient on -site
pedestrian circulation.
A sidewalk leads from Southcenter Boulevard into the site and onto the
riverfront trail. Sidewalks also lead from parking lot to building
entrances.
STAFF REPORT
to the BAR
88- 11 -DR: Fort Dent 1 and 2
Page 5
(D) Proposed property use should be compatible with neighboring uses and
complementary to the district in which it is located.
Office use is compatible with the neighboring uses and a desirable use
adjacent to the river.
(E) Proposed development should seek to minimize significant adverse
environmental impacts.
An environmental review and geotechnical study has been completed and
an environmental determination of non - significance issued.
(F) Proposed development should demonstrate due regard for significant
historical features in the area.
An architectural reconnaissance was completed by the Office of Public
Archaeology of the University of Washington in May 1982, as part of a
previous EIS on the site. Archival research showed that the project
area had a good potential for cultural resources because of:
a. its proximity to known prehistoric sites,
b. the ethnographic evidence. This area of the Green River is known to
have been heavily utilized by the Duwamish Indians. and,
c. the historic evidence. Some of the earliest Euro /American settlers in
what is now Washington State lived along the waters of the Green River;
and Fort Dent was erected just north of the project properties, on the
east side of the river, in 1856.
Field reconnaissance revealed that considerable surface soil was removed,
bulldozed and then filled several years ago. The riverbank is the only
undisturbed area. The applicant is now proposing to excavate and regrade
the riverbank to provide additional river capacity.
CONCLUSIONS
Relationship of Structure to Site
1. A desirable transition is made between the site and the streetscape in terms
of access and pedestrian movement. The location of the parking along the
circular driveway around the perimeter and the parking within the structures
moderates the typical large parking lot associated with development. The
scale and height of the structures are similar although slightly larger than
the existing or the proposed for the area. Their juxtaposition creates
interest and reflects the design of each building.
STAFF REPORT
to the BAR
88- 11 -DR: Fort Dent 1 and 2
Page 6
Relationship of Structure and Site to Adjoining Area
2. Better landscape transition to the adjoining areas could be made by placing
London Planes along the access easement duplicating the treatment on South -
center Boulevard and visually creating the idea of continuation.
The continual line of parking along the waterfront is unscreened. Shrubs
should be used in combination with the shade trees to provide better transi-
tion and screening from the pedestrian trail and Fort Dent Park northwest of
the site.
A connection of the riverfront trail will occur when the south side is
developed. The applicant will be connecting it on the north side to the
public sidewalk. Therefore, good pedestrian circulation is provided.
Landscaping and Site Treatment
3. Use of the London Plane tree adjacent to the access easement will strengthen
the landscape treatment of the street and provide visual cues as vehicular
circulation continues down the access easement.
The row of Norway maples along the parking will provide shade and eventually
enhance the quality of the riverbank environment.
The use of a pattered surface for the entry drive plaza area emphasizes the
entryway and creates a focal point for the entire development. This central
area is emphasized further with accent plantings. The use of Washington
Thorns creates a concern about appropriateness due to the half to one -inch
long thorns which grow on the trees, especially because they are used in
high pedestrian traffic areas.
The planting beds located around the entrance are actually recessed and
the edges are approximately 16 inches above the pavement, which is not con-
ducive for sitting. The dumpsters are enclosed with concrete and therefore
screened.
Building Design
4. The structural design of the buildings relate well to each other and their
surroundings; however, the varying values of the three accent colors create
some concern about compatibility between the three buildings. The yellow
seems to be a much higher value than the burgundy and the teal blue a higher
value than the burgundy. The accent color for Fort Dent 1 and the asymme-
trical design gives it distinction and makes it visually arresting. The
element of color is a strong design feature, therefore compatibility and
harmony among the three is essential. A greyer yellow and teal blue would
be more harmonious. The rooftop equipment is screened with metal panels
which should be painted a color which duplicates the concrete facade.
Lighting designs are low key circular design elements which compliment the
curtain walls.
ff
STAFF REPORT 88- 11 -DR: Fort Dent 1 and 2
to the BAR Page 7
Miscellaneous Structures
5. The 13 by 30 foot concrete portal at the end of the entry drive cul -de -sac
reflects the architectural concept of the development - the use of colors
and the use of free standing elements.
Interurban Special Review Guidelines
6. The design of the site is sensitive to the amenities of the area. It en-
hances the use and enjoyment of public recreational facilities. Circulation
will be continuous through connections with public sidewalks.
If cultural materials are found during excavation of the riverbank, the
Office of Archaeology will be contacted and appropriate evaluation under-
taken.
RECOMMENDATIONS
Based on the above Findings and Conclusions, the Planning staff recommends
approval subject to:
1. A revised landscape plan, to include:
a. London Planes (3) in access easement.
b. Shrub screening between parking lot and riverfront trail.
2. Submittal of a colored rendering which demonstrates compatibility of color
choice with a reduction in value of accent colors.
3. City Council approval of use and development of City -owned property in
exchange for a public trail and easements.
(22/88- 11 -DR)
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P A R T N E R S
FORT DENT TWO
BUILDING COLORS
CONCRETE COLOR FOR BUILDING:AND MECHANICAL SCREEN:
PARKER PAINT /1 5442M - MEDIUM LIGHT GRAY
CONCRETE COLOR FOR ENTRY PORTAL:
PARKER PAINT /E 5441W - LIGHT GRAY
PAINTED ALUMINUM PANELS @ ENTRY, COLUMN COVERS, ACCENT BAND, AND RAILING:
TYGER DRYLAC # RAL 1018 - LIGHT YELLOW
GLASS TYPE A @ CONCRETE PANELS:
INSULATED UNIT, INBOARD LIGHT CLEAR, OUTBOARD LIGHT
FORD SUNGLASS GRAY (GRAY TINTED), OUTDOOR REFLECTANCE
6%.
GLASS TYPE B @.CURTAINWALL:
ARCHITECTURE
P L A N N I N G &
INTERIOR DESIGN
2000 1 12TH AVE NE
BELLEVUE WA 9N004
(206) 454 3344
FAX( ,776
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
ATTACHMENT J
.
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There are two items which we feel need additional clarification on
our site and drainage plans for Fort Dent Office Buildings Two and
Three.
First, on the lower left corner of the conceptual storm drainage
plan, there is a grass lined swale section shown. This section
denotes 11.5 feet of landscaping; the sum of 9.5 feet of grassy swale
and two feet of grass shoulder for the trail. The point we wish to
clarify is that automobile overhang from the adjacent parking will
extend 1.5 feet into the 11.5 feet of landscaping for an effective
ten feet of landscaping. We did not want to infer effective
landscaping of 11.5 feet when we are supplying ten feet.
Secondly, we wanted to make you aware of conversations and meetings
which took place last week between Phil Frazer of Public Works, Andy
Levesque of King County Surface Water Management, Don Williams of
Parks and ourselves. The outcome of these conversations was the
attached sketch and correspondence. We proceeded with our site plan
and ultimate application based on this sketch. As the sketch has not
been fully incorporated into the drawings, we felt you should have a
copy for your files. We believe we are meeting or exceeding code
requirements as well as meeting the concerns of Public Works, King
Co. S.W.M. and Parks.
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Dear Phil:
Cordially,
Katie Greif
Development Manager
cc: Andy Levesque /, i d. (J1c '
Kathy Emery r/-1/
J OIIIIC 1
2000 - 124th Ave. N.E.
:11111 !AI
September 9, 1988
Mr. Phil Fraser p/ %d - rd f/"
Public Works Department
City of Tukwila
6300 Southcenter Blvd.
Tukwila, WA 98188
Subject: Fort Dent Office Buildings
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As per our discussions, we have added the details to the attached
river bank section detail:
(1) Elevation 22/12,000 c.f.s. level.
(2) 23 foot variation in property line locations.
(3) Slope of 2:1 on upper bank.
(4) Slope of 2:1 is assumed on lower bank.
(5) Public Works Maintenance easement will extend
riverward from landward edge of trail easement.
(Riverward to at least Elevation 18.4.)
We agree to have a bank stabilization performed and to follow the
recommendations of that report. We realize this may result in
adjustments to the river bank slope and the site plan.
Kathy Emery of Rasmussen Engineering has requested that we add a 2 %,
slope to the upper easement and lower bench /easement area for
drainage.
In regards to the property line locations, only at the eastern most
portion of the property does the property line extend into the newly
sloped river bank. The majority of the riverfront area extends
between three and ten feet into the 16 foot maintenance easement.
We hope this will clarify all of your concerns. Please call me if
you have questions.
Bert Gregory f'
Ralph Isaacs F'`
tsidiffi Development Company
8 -103 Bellevue, WA 98005 (206) 454 -6060
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P A R T, N E S
BUILDING'COLORS:
10
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,
AND RAILING
TYGER DRYLAC # RAL 5018 — MEDIUM TEAL BLUE
GLASS TYPE A @ CONCRETE PANELS:
INSULATED UNIT, INBOARD LIGHT CLEAR, OUTBOARD
LIGHT FORD SUNGLASS GRAY (GRAY TINTED), OUTDOOR
REFLECTANCE 6%
GLASS. TYPE B @ CURTAINWALLc
INSULATED UNIT, INBOARD LIGHT CLEAR, OUTBOARD
LIGHT FORD SUNGLASS HP (BLUE TINTED), OUTDOOR
REFLECTANCE . 19E (MODEL. # S5 -08) :.
POLE MOUNTED AND GROUND MOUNTED LIGHTS:
.ARCHITECTURE
P L A N N 1 N'G:•&
INTERIOR DESIGN -
2000 112TH AVE NE
BELLEVUE WA 98004
(206) 454 3344.
, ..FAX (206) 646 4776
NATURAL ALUMINUM COLOR
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GENERAL NOTES
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CONCEPTUAL STORM, GRADING, & UTILITIES PLAN
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111141.
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office building with basement parking.
Building Two: 6840 Southcenter Blvd.
Building Three: 6860 Southcenter Blvd.
Signature:
4. PROPERTY
OWNER
Phone: 206 -4 4 -6
AFFIDAVIT OF OWNERSHIP
DESIGN REVIEW APPLICATION
Name: John C. Radovich Development Company
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Development of a 3 -story 65,000 sq. ft.
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
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
Address: 2000 124th Avenue NE, B -103, Bellevue. WA. 98005
Phon•: ,6- 454 -60 0 /
'L- Date: 9/12/88
* The applicant 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.
Address: 2000 124th Avenue NE, B -103, Bellevue, WA, 98005
j '.:1 /ICE, [signature (s) ]
, 1 swear that w- are the owner s or con ra rchaser s o tha
property invo ed in this application and that the foregoing
statements an answers contained in this application are true and
correct to the best of my /our
knowledge and belief. Date: September 12, 1988
DESIGN 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 building is well placed on site for ease of transition from street
to parking then building. Pedestrian movement has heen planned for. Both
consistent wit -2 zoning.
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 rnnGtrurtinri and building
materials as Fort Dent One to the south. A smooth flow into the site, around
buildings and out of the site has been designed. Special loading areas for
trucks are available. Landscape requirements are 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 significantl
Due to these somewhat level grades of the site 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 courts. 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 enti =es permanent and
seasonal plantings are combined to provide year around color and interest. Shade
trees have been located along the Green River at 30' O.C. with grass providing
groundcover. All areas not planted in shrubs will be seeded lawns to create a lush
green carpet year around. The dumpsters have been architecturally screened.
8. BUILDING DESIGN
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DESIGN 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: Great care has been taken to provide a campus feeling carrying forth
design characteristics from Fort Dent One to the south but also providing
individuality for this proposed Fort Dent Two. The building is the same
width at facing points and is set back the same distance from the park access
road as Fort Dent One. Similar landscaping techniques will be utilized to
create a "Gateway" effect. Muted greys are utilized and carried over from
Fort Dent One. Yellow is used as an accent color. The building massing is
well proportioned. Equipment is generously screened. Lighting is placed
evenly on the site.
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9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
INTERURBAN SPECIAL REVIEW DISTRICT
`DESIGN 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.
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 a result of thins
development. Many employees will undoubtedly enjoy the park during lunch hours
as well as before and after work.
DESIGN 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 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
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 project.
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)