HomeMy WebLinkAboutPermit DR-33-79 - NILSEN OFFICE BUILDING - DESIGN REVIEWdr-33-79
14900 interurban avenue south
nilsen office building
City of Tukwila
Planning Division
6200 Southcenter Boulevard
Tukwila, Washington 98188 433 -1845
Office of Community Development
Schneider /Nilsen Development Co.
14900. Interurban Ave.
Tukwila, WA 98188
Attn: Gary Nilsen
•
SUBJECT: LANDSCAPE. PLAN APPROVAL
14 October 1980
We have reviewed the planting plan dated 2 October 1980 prepared
by Henning's Landscaping and find that it fulfulls the intent of
Stipulation 3 of the Board of Architectural Review's 20 December
1979 decision to approve the Southcenter Plaza project. Please
note, though, that Stipulation 3 also requires staff approval of
an irrigation system; this aspect of project review must be com-
pleted prior to certification of occupancy.
MC /j as
TUKWILA PLANNING DEPT.
Mark Caughey
Acting Director
STATE OF
WASHINGTON
Dixy Lee Ray
Governor
January 29, 1980
Schneider /Nielsen Development
16625 Redmond Way
Suite 204 Court Bldg
Redmond, Washington 98052
DEPARTMENT OF ECOLOGY',
4350 150th Ave. N.E., Redmond, Washington 98052 206/8851900
Gentleperson:
As you requested, Flood Control Zone Permit No. 1- 3894 -2 has been amended
as follows:
Special Condition C shall be changed to read;
C. 1. The applicant must post a construction /performance bond for
the required riverbank stabilization prior to commending
construction of the proposed building. The proposed dike
should be constructed prior to building construction as originally
recommended.
2. The applicant must write a letter of "Hold Harmless" declaring
the County and State free from all responsibility for any
damages to the proposed building caused by riverbank erosion
prior to stabilization or any damages caused by construction
equipment used to construct the riverbank stabilization. The
applicant must address the feasibility of constructing the
riverbank stabilization with the finished building in place.
3. The required riverbank stabilization must be completed no
later than August 31, 1980.
4. King County Department of Public Works must be notified prior
to disturbing the existing riverbank. •
Please note these changes on your permit form as I have updated our file
copy.
Your attention to this matter is appreciated.
Sincerely,
Nan Johnson
Resource Management
NJ:jw
cc: King County Hydraulics
City of Tukwila
January 25, 1980
Herman Huggins
Northwest Regional Office
Department of Ecology
4350 150th Avenue N.E.
Redmond, Washington 98052
Dear Mr. Huggins:
Sincerely,
G. E. WANNAMAKER, P.E. .
Acting Manager
Division of Hydraulics
GEW
CWC /LRC /ab
King County ' " r,Washington
John D. Spellman, f. cutive
•
Department of Public Works
James W. Guenther, Director
900 King County Administratign.Buliding_
500 Fourth Avenue `; U: ::
Seattle, Washington 98104
Telephone: (206) 344.2517 CIT
Reference is made to our phone discussion of January 18, 1980 and to our previous
attached letter dated January 10, 1980 concerning the State Flood Control Zone
Application and plans previously submitted by Schneider /Nilsen Development for
construction of a building and required dike and riverbank improvements along the
Green River.
Reference is made to comment no. 3 of our letter dated January 10, 1980 requiring
the proposed dike and riverbank stabilization be completed prior to construction
of the proposed building. In lieu of this comment, we suggest consideration of
the following:
1. The applicant must post a construction /performance bond for the required
riverbank stabilization prior to commencing construction of.the proposed
building. The proposed dike should be constructed prior to building .
construction as originally recommended.
2. The applicant must write a letter of "Hold Harmless" declaring the County
and State free from all responsibility for any damages to the proposed
building caused by riverbank erosion prior to stabilization or any damages
caused by construction equipment•used to construct the riverbank stabili-
zation. The applicant must address the feasibility of constructing the
riverbank stabilization with the finished building in place.
3. The required riverbank stabilization must be completed no later than
August 31, 1980.
4. King County Department of Public Works must be notified prior to disturb
ing the existing riverbank.
If you have any questions, please feel free to contact Larry Gibbons or Curt
Crawford of my staff at 344 -3874.
Enclosure.: Letter Dated Jan.' 10, 1980
1Xc: Mr. Al Pieper
City of Tukwila
State of
Wshir rnxi
I )ecxartrnent
0 L )1
Permission is
of January , 19
16625 Redmond
ECY 050 -6
Rev. 1/79
to construct and maintain
cc: King County Hydraulics
City of Tukwila
FLOOD CONTROL ZONE PERMIT
granted under provisions of Chapter 86.16 RCW, this 14th day
80 to SCHNEIDER /NIELSEN DEVELOPMENT
(Name of Applicant)
Way, Suite 204 Court Bldg, Redmond, Washington 98052
(Address)
Building
(Description of Works)
for the period , 19 to , 19 or min p erpetuity
in NF Section 23 , Township 23 N., Range . 4 E. W.M. and /or
in Section ,.Township N., Range W.M.
of this permit.
The work herein authorized shall commence
on Green River located within the Green River _
(Name of stream or flood plain affected) . (Flood Zone)
Flood Control Zone No. 2 -. Said works, structures, or improvements must be
in accordance with the Application No.' 1 - 3894 - and plans attached thereto on
file with the Department of Ecology, which are incorporated by reference as terms
on or after thejAAJOay : j o
19 80 and shall be completed on or before thel4th day of January , 19 81 ,
or before such dates as may be specified by any extensions granted.
This permit is subject to the conditions printed on the reverse hereof and the
acceptance by the permittee.
Regional Manager
DEPARTMENT OF ECOLOGY
PERMIT N0. 1- 3894 -2
January
THIS PERMIT is subje( .0 the following conditions:
1. This permit la granted under authority of Chapter 159, Sessions Laws of 1935.
(Chapter 86.16. RCW)
2. No property rights are granted herein, nor does this permit absolve permittee
from liability for any damage which may be suffered to life or to property, public or
private, by reason of works, structures and improvements authorized hereunder.
3. This permit does not obviate the necessity of obtaining other permits required
by federal, state, or local law.
4. The permittee shall remove, at his own expense, all falseworks, structures and
materials incident to the construction of the work herein authorized. Works and
structures erected under permit covering a specific period of time shall be removed by
the permittee at his own expense upon the expiration of said period or at the expira—
tion of any extension of time which may be granted.
5. Should permittee fail to remove, at the proper time, materials, works and
structures referred to under paragraph 4, the director reserves the right to have
it done at the expense of the permittee.
6. Any alteration of plans for works and structures made subsequent to the filing
of an application or the issuance of permit shall be subject to approval by the director.
7. The director shall be notified by the permittee of the completion of works under.
this permit so the department may make final inspection and give final approval.
8. The action taken by the department herein shall not imply or create any liability -
for any damages against the state, as provided by RCW 86.16.100.
9. When necessary to provide for the proper maintenance or operation of the works,
structures, or improvements as authorized herein, the department may issue supplementary
orders providing for such.
10. This permit is subject to further special conditions as follows:
A. The water surface elevation for the Green River, with controlled
discharge from the Howard Hanson Dam of 12,000 cfs as measured at
Auburn (Porter Gauge), is 22.4 feet (Mean Sea Level Datum) at the .
subject site. The proposed finished floor elevation is shown to be
at or above elevation 22.4 feet.
B. Approval of this development and other applications will reduce the
storage area for flood waters, resulting in a higher elevation for
the 100 -year frequency floodplain, unless improvements are made to
discharge flood waters from the flood plain.
C. The required dike and riverbank improvements shown on their plan
must be completed prior to construction of the proposed building.
King County Department of Public Works must be notified prior to
disturbing the existing riverbank.
D. No fill, structures, or improvements shall be placed within 30 feet
of the top of riverbank, unless approved by the King County Division
of Hydraulics. This includes the disturbed areas shown on drawing
2 of 3.
B. Additional improvements to this site will require State Flood
Control Zone Permits.
11. This permit`is accepted subject to provisions of law and regulations and
conditions herein prescribed.
(Permittee)
By
State of
MH.shw gk n
1 X partTT1( 'Ilt
of 11 x)lo y
ECY 050 -6
Rev. 1/79
to construct and maintain
cc: King County Hydraulics
City of Tukwila
FLOOD CONTROL ZONE PERMIT
•
Building
(Description of works)
PERMIT NO. 1- 3893 -
Permission is granted under provisions of. Chapter 86.16 RCW, this 24th day
of January , 19 80 to CIRCLE V ASSOCIATES II
(Name of Applicant)
12620 - 120th N. E., Kirkland, Washington 98033
(Address)
for the period.. .., 19 , 19. or in perpetuity
in SEA -• Section '26` ;' Township 2 3 N.; Range 4 E. W.M. and /or
in ' Section ' .'. , Township N., ' W.M.
on Green River located within the Green
(Name of stream or.•:flood plain affected) (Flood Zone)
Flood Control Zone No. 2 . Said works, structures,•or improvements must be
in accordance with the Application No. 1 - and plans attached thereto on
file with the Department of Ecology, which are incorporated by reference as terms
of this permit.
The work herein authorized shall commence on or after the 24 thday of January
19 80 and shall be completed on or before the 24th day of January , 19 81,
or before such dates as may be specified by any extensions granted.
This permit is subject to the conditions printed on the reverse hereof and the
acceptance by the permittee.
Regional Manager
DEPARTMENT OF ECOLOGY
tom•" t
(-
ec to the following
THIS PERMIT is subj g conditions s
1. This permit is granted under authority of Chapter 159, Sessions Laws of 1935.
(Chapter 86.16. RCW)
2. No property rights are granted herein, nor does this permit absolve permitter
from liability for any damage which may be suffered to life or to property, public or
private, by reason of works, structures and improvements authorized hereunder.
3. This permit does not obviate the necessity of obtaining other permits required
by federal, state, or local law.
4. The permittee shall remove, at his own expense, all falseworks, structures and
materials incident to the construction of the work herein authorized. Works and
structures erected under permit covering n specific period of time Abell he removed by
the permittee at his own expense upon the expiration of Hold period ur at the explrn-
tion of any extension of time which may be granted.
5. Should permittee fail to remove, at the proper time, materials, works and
structures referred to under paragraph 4, the director reserves the right to have
it done at the expense of the permittee.
6. Any alteration.of plans for works and structures made subsequent to the filing
of an application or the issuance of permit shall be subject to approval by the director.
7. The director shall be notified by the permittee of the completion of works under
this permit so the department may make final inspection and give final approval.
8. The action taken by the department herein shall not imply or create any liability
for any damages against the state, as provided by RCW 86.16.100.
9. When necessary to provide for the proper maintenance or operation of the works,
structures, or improvements as authorized herein, the department may issue supplementary
orders providing for such. •
10. This permit is subject to further special.conditions as follows:
A. The existing flood plain, according -to -the Soil Conservation Service's
100 -year Frequency Flood Plain Study is 20.4 feet (Mean Sea Level
Datum) at the subject site. The proposed finished first floor
elevations are shown to be at elevation 25,0 feet (MSLD).
B. .Approval of this development and other applications will reduce the
storage area for flood waters, resulting in a higher elevation for
the 100 -year frequency flood plain, unless improvements are made to
discharge flood waters from the flood plain.
C. Additional improvements to this site will require State Flood
Control. one Permits.
■
11. This permit is accepted subject to provisions of law and regulations and
conditions herein prescribed.
By
(Permittee)
27 December 1979
Gan Enterprises
16625 Redmond Way Suite 204
Redmond, WA 98052
Marx Caughey
Assistant Planner
MC /mkb
cc: Baylis Architects
Enclosure
City of Tukwila
Administration
6200 Southcenter Boulevard
Tukwila, Washington 98188 433 -1845
Office of Community Development
Attn: Gary Nilsen
Re: Schneider /Nilsen Office Building - Development Plan Approval
At its meeting of 20 December 1979, the Board of Architectural Review approved
the development plans for the Schneider /Nilsen Office. Building as depicted on
Exhibits A, B, and C of the application, according to the following conditions:
1) Prior to issuance of building permits, the applicants shall obtain
department of public works approval of a utility service and public
facility improvement diagram, and shall modify driveway openings and
parking stall configurations as necessary to insure adequate traffic
site distance and circulation safety.
2) A detail drawing of the proposed trash enclosure screen shall be presented
• • 48 1 - #II • - - - -
OC.X..J 1 C,
3) A final definitive landscape and irrigation plan shall be presented for
staff review and approval prior to issuance of an occupancy permit.
Such plan shall de- emphasize the horizontal linearity of the site and
building.
We appre )ate your participation in the design review process.
for approval by :staff at
Planning Commission Page 5
Minutes 20 December 1979
3) ANY SIGNING FOR THIS DEVELOPMENT IS TO BE APPROVED UNDER SEPARATE
PERMIT PROCESS AS PRESCRIBED IN TITLE 19 OF THE TUKWILA MUNICIPAL
CODE.
4) THE EXISTING PARKING. STALLS AT THE SOUTHWEST CORNER OF THE SITE SHALL
NOT BE RECOGNIZED AS OFF - STREET PARKING SPACE CREDIT FOR THE DEVELOP-
MENT.
MOTION. CARRIED 4 -0.
D. DEVELOPMENT PLAN: Schneider /Nilsen Office Building
(East Side, Interurban Avenue @ S. 149th St.)
After presentation of the staff report, Project Developer Gary Nilsen and
Designer Steve Leitzke responded to questions from the Commission relative to
the building's exterior materials and landscape concept.
MOVED BY MR. RICHARDS, WITH MR. ORRICO'S SECOND, TO APPROVE DEVELOPMENT PLANS FOR
THE SCHNEIDER /NILSEN OFFICE BUILDING ACCORDING TO EXHIBITS A, B, AND C OF THE
APPLICATION SUBJECT TO THE FOLLOWING CONDITIONS:
1) PRIOR TO ISSUANCE OF BUILDING PERMITS, THE APPLICANTS SHALL OBTAIN
DEPARTMENT OF PUBLIC WORKS APPROVAL OF A UTILITY SERVICE AND PUBLIC
FACILITY IMPROVEMENT DIAGRAM, AND SHALL MODIFY DRIVEWAY OPENINGS AND
PARKING STALL CONFIGURATIONS AS NECESSARY TO INSURE ADEQUATE TRAFFIC
SIGHT DISTANCE AND CIRCULATION SAFETY.
2) A DETAIL DRAWING OF THE PROPOSED TRASH ENCLOSURE SCREEN SHALL BE
PRESENTED FOR APPROVAL BY STAFF AT THE BUILDING PERMIT STAGE OF
APPROVAL.
3) A FINAL DEFINITIVE LANDSCAPE AND IRRIGATION PLAN SHALL BE PRESENTED
FOR STAFF REVIEW AND APPROVAL PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT.
SUCH PLAN SHALL DE- EMPHASIZE THE HORIZONTAL LINEARITY OF THE SITE AND
BUILDING.
MOTION CARRIED 4 -0.
E. DEVELOPMENT PLAN: Casa Lupita Restaurant
(Parkway Plaza West) (West Side, Southcenter Parkway North of S. 180th St.)
Mr. Caughey read the project staff report.
Bob Mesher, Project Architect, stated his agreement with all conditions of the
staff report except that dealing with the delivery area driveway configuration.
After discussing this point, the Commission agreed to allow the site plan to
remain as presented, provided that the service yard gate swing direction is
changed inward.
MOVED BY MR. RICHARDS, WITH MR. JAMES' SECOND TO APPROVE DEVELOPMENT PLANS FOR
THE CASA LUPITA RESTAURANT AS DEPICTED ON EXHIBITS A, B, C, D, AND E ACCORDING
TO THE FOLLOWING CONDITIONS:
20 December 1979
AGENDA ITEM VI E
CITY OF TUKWILA
PLANNING DIVISION
INTRODUCTION
A shoreline managment substantial develop-
ment permit was approved in March 1979,
for construction on this site of a 70,000
sq.ft. two -story office complex with under-
ground parking. The project has now been
modified in concept to provide all- surface
parking and floor area reduced to about
57,500 sq. ft.
ANALYSIS
A) SITE
1) SETBACK /BUILDING ORIENTATION
PLANNING COMMISSION
STAFF REPORT
8:00 P.M.
• DEVELOPMENT PI AN ! SCHNFTfFR /Nil S.FN OFFICE RIJTI DTNG
The building orientation has
been calculated to provide a
significant setback distance
from the Green River on the
project's east boundary. Of
necessity, this approach means that the residual setback distance from
Interurban Avenue will be minimal. At its closest point, the building
will be 14' east of the right -of -way line of the street, equal to about
one -half the overall 26' height of the structure. The effect of this
height /setback ratio, coupled with the extremely long, narrow north -to-
south shape of the lot could be to overwhelm the street - scape of Interurban
Avenue. However, careful use of landscape elements and arrangement of
exterior building materials can offset much of that visual impact poten-
tial.
2) Parking is provided to exact ordinance minimum (179 spaces) for office
useage. However, the spaces immediately adjacent to the north -most
driveway entry on Interurban Avenue as depicted on Exhibit A represent
a potential traffic movement conflict and should be reconfigured, perhaps
as shown on Exhibit C.
3) The proposed trash enclosure location shown on Exhibit A seems acceptable,
but should be supplemented with elevation drawings of a screening struc-
ture.
Enclosure: Exhibits A, B, and C.
B) ARCHITECTURE
The proposed building configuration emphasizes the linearity of its setting
relative to its Interurban Avenue Street frontage. This emphasis is reinforced
by the repetitive occurrence of large window elements and the relative lack
of variety on any of the four principal elevations. Staff suggests that the
board discuss with the applicant the prospect of introducing some form of
intermittent stylistic element to the building facade to adapt its length to
the scale of the site.
C) LANDSCAPE
Exhibit C depicts a conceptual planting plan for the project. Staff suggests
that, once again, the applicants have emphasized the strong north /south orienta-
tion of the lot. Staff suggests that this trend can be de- emphasized to some
degree by clustering taller trees in groves at strategic spots, such as at
building corners, driveway entries, or property corners., Height of plantings
and their arrangement will be coordinated carefully in the final plan to
insure adequate screening of the parking area and adequate traffic site -
distance clearances.
RECOMMENDATION
Staff recommends approval of development plans for the Schneider /Nilsen Office Complex
as depicted on Exhibits A, B, and C according to the following conditions:
1) Prior to issuance of building permits, the applicants shall obtain
department of public works approval of a utility service and public
facility improvement diagram, and shall modify driveway openings and
parking stall configurations as necessary to insure adequate traffic
e distance and circulation safety.
ZIG KT
› I_Exhibit B may be modified to include slight variations in the style and
material of exterior elevations with the intent of de- emphasizing the
horizontal linearity of the building, subject to staff approval.
3) A final definitive landscape and irrigation plan shall be presented for
staff review and approval prior to issuance of an occupancy permit. !x4
Vykko TO D€ b'kPMk •t2 Ho Z ll W 1'7
4) A detail drawing of the proposed trash enclosure screen shall be presented
for approval by staff at the building permit stage of approval.
Schneider Nilsen development
..'el baylis
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