HomeMy WebLinkAboutPlanning 2014-02-27 Item 4 - Autozone - Staff ReportCity of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
STAFF REPORT TO
THE BOARD OF ARCHITECTURAL REVIEW
PREPARED FEBRUARY 14, 2014
HEARING DATE: February 27, 2014
NOTIFICATION: On January 14, 2014, the notice of application and hearing was
posted at the site and mailed to the surrounding property owners
and occupants. The notice of hearing was also published in the
Seattle Times on February 14, 2014.
FILE NUMBER: L13-0050
APPLICANT: Jason Hubbell, Barghausen Engineers
OWNER: Timothy M O'Brien
REQUESTS: Design Review approval of new auto parts retail store.
ASSOCIATED PERMITS: SEPA
Building Permit
LOCATION: 14625 Tukwila International Boulevard
COMPREHENSIVE
PLAN/ ZONING
DESIGNATION:
Neighborhood Commercial Center (NCC)
SEPA DETERMINATION: Determination of Non -Significance issued on February 13, 2014.
STAFF: Minnie Dhaliwal
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ATTACHMENTS:
A. Vicinity Map and Photos of the Property
B. Plans: Rendering, Colored Elevations, Floor Plan, Elevations, Site
Plan, Grading/Storm Water Plan, Vehicle Maneuvering Plan,
Landscape Plan, Lighting Plan.
C. Site Furnishing details: bench and bike rack
D. Photo of the proposed rockery retaining wall
E. Screen/fence enclosure detail around the existing storage
area for the appliance store.
F. Applicant's responses to Design Review criteria.
G. Materials and Color board (presented at hearing)
FINDINGS
VICINITY/SITE INFORMATION
Project Description
The current proposal is to construct a 6,815 square foot AutoZone retail store with
associated site improvements including parking, driveway, landscaping and utilities.
Subject Property and the Surrounding Land Uses
See Attachment A for the vicinity map and photos of the property. The site is bounded by
Tukwila International Boulevard on the east side and S 148th St on the south side. The
entire subject site is approximately 1.7 acre triangular shaped parcel which is currently
developed with retail and residential buildings. The project is located in the northeastern
.7 acre of the parcel. The triangular shaped parcel slopes from the higher western
property line to the lower elevations along Tukwila International Boulevard. A steep cut
bank exists in the central portion of the parcel in a north south direction behind the
existing retail buildings that front Tukwila International Boulevard. The preexisting uses
of the property consist of parking, retail car sales and appliance sales along the Tukwila
International Boulevard. The upper elevations of the parcel contain existing garage shop
and residences. The surrounding uses include car sales to the north; administrative
offices of Valley View Sewer District to the west; and a gas station and a fast food
restaurant to the east (across Tukwila International Boulevard).
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DESIGN REVIEW CRITERIA
This project is subject to Board of Architectural (BAR) design approval under Tukwila
Municipal Code (TMC) Section 18.22.070. The project is subject to design criteria
included in Tukwila International Boulevard Design Manual, which is available on the
city's website at http://www.tukwilawa.gov/dcd/apps/TIB Design Manual.pdf. For the
applicant's response to the criteria, see Attachment F.
The manual is organized into four sections; covering Site Design, Building Design,
Landscape Design and Signs. Within each section are a number of subject areas,
covering such issues as pedestrian circulation, architectural relationships, planting design
and sign placement. For each subject areas, there are one or more Design Criteria, which
are general in nature. The Design Criteria explains requirements for development
proposals. They are the decision criteria by which the Board of Architectural Review will
decide whether to approve, condition or deny a project. The Design Guidelines, which
augment each Design Criteria, provide guidance to the project applicant, to City Staff and
to the BAR in determining whether the project meets the Design Criteria.
I. SITE DESIGN
A. Site Design Concept
The building along with associated site improvements including parking, landscaping and
utilities are proposed in the north east corner of the lot. Applicant is planning on creating
a separate lot for the Autozone store and will apply for the plat prior to the issuance of
the building permit.
The site is laid out with two driveway accesses along the Tukwila International
Boulevard. The third (northern most) driveway is proposed to be replaced by a new
sidewalk. Applicant has stated that the two driveways are necessary for truck
maneuverability. There is a landscape island that separates Tukwila International Blvd
and the parallel parking along the existing store fronts. The island is proposed to be
shortened in order to allow easier vehicle maneuvering. The sidewalk in the area of the
proposed building will connect with the sidewalk along the existing storefronts to the
south. Also, a sidewalk will be installed for the frontage of the property along S 148th St.
B. Relationship to Street Front
Twelve feet setback is required along Tukwila International Blvd. These requirements can
be waived if they are approved as part of the overall design approval and pedestrian
oriented space is provided. Per the Tukwila International Blvd Design Manual, the
pedestrian oriented space is defined as "an area between a building and a public street
that promotes visual and pedestrian access onto the site and that provides pedestrian -
oriented amenities and landscaping that enhances the public's use of the space. A
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pedestrian oriented space is encouraged to have landscaping or built in planters; site
furniture, artwork or amenities such as pedestrian weather protection or other enclosure
such as an arcade. The applicant has requested a waiver of the standard setback and
has included a small plaza area with built in planters, seating and awnings to meet the
design manual requirements. The building entrance is oriented to Tukwila International
Blvd and brought closer to street edge as opposed to having a parking in between the
building and the sidewalk.
C. Street Corners
The proposed building is in the north east corner of the larger lot. There is an additional
lot to the north and therefore this criterion does not apply.
D. Continuity of site with adjacent sites
The sidewalk along Tukwila International Blvd connects the proposed building to the
property to the north and existing buildings to the south. Due to grade change and
topography an east -west pedestrian connection is not possible.
E. Shared Facilities
The south driveway is proposed to be shared by the new proposed building and the
existing retail buildings to the south.
F. Site Design for Safety
The plaza is located to minimize the conflicts between drivers and the pedestrians and
special textured paving will help highlight the plaza. Exterior lighting is provided in the
parking areas. However no lighting is proposed on the north side of the building. Tukwila
Police Department has recommended that motion sensor LED lighting be installed along
the north building wall. Also, the landscaping along the north wall shall include plants
with thorns for crime prevention.
G. Siting and screening of service areas
The garbage and recycling areas are located to the west of the building and are not
visible from the public street. A six feet tall masonry wall is designed to match building
construction and screen service areas. The doors to enclosure will be opaque and painted
to match the building.
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H. Natural Features and Sensitive Areas
There is a topography change between the western portion of the site and the lower side
along Tukwila International Blvd. A north south retaining wall is proposed along the
grade change.
I. Surface Stormwater detention facilities
An underground vault is proposed under the parking area. Also, surface water from the
roof is directed to two rain gardens; one along the east side of the proposed building and
the second one along the west side. A rain garden allows for the opportunity for plants to
absorb runoff storm water that would otherwise be directed to downstream drainages.
The cross sections for the rain garden are shown on Sheet C4 of 9. The proposed plants
in the rain garden areas are shown on the landscaping plan.
J. Pedestrian circulation
A pedestrian plaza is proposed to connect the building entrance to the sidewalk. A
continuous sidewalk along Tukwila International Blvd will provide north south pedestrian
connection. Also, a sidewalk is proposed along the south property line along S. 148th R.
K. Pedestrian Amenities
The landscape plan shows textured paving in the plaza area, which shall provide interest
and enliven the pedestrian plaza. However the civil plans need to be revised to show the
textured paving. Additionally, the applicant has proposed two benches, raised planters
and a bike rack in the plaza area. See Attachment C for details of the bench and the bike
rack.
The guidelines in the Design Manual envision a lively and vibrant pedestrian place.
However there have been previous safety concerns with benches along Tukwila
International Blvd. One option may be for the applicant to design planter boxes instead
of the benches or locate the benches so that they give the appearance of private seating
as opposed to seating in a public space.
L. Vehicular Circulation
There are two access driveways proposed along Tukwila International Blvd, and these
will be shared by the existing businesses on the property and the new proposed building.
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M. Parking
All required parking is provided onsite. The minimum parking requirements for retail are
2.5 stalls per 1000 sq. ft. Here is the breakdown of the code required parking spaces and
the area of the existing and proposed building:
Business
Square Feet
Min parking required per code
Autozone
6815
17
Existing Appliance store
3468
8
Other Existing retail
2300
5
Total Parking
Required
30
Total Parking Provided
31 (this does not include parallel parking stalls along
the existing store fronts)
II. BUILDING DESIGN
A. Architectural Concepts
The building is positioned close to the street with an entrance door oriented to Tukwila
International Blvd. The east elevation has large areas of glazing which will present a
transparent front along the street.
B. Architectural Relationships
There is no great architectural building in the vicinity for the proposed building to
emulate. As the city gets further redevelopment along the boulevard, the architectural
relationships will get more established and architectural context will get established over
time.
C. Building Elements, Details and Materials
Applicant was asked to provide articulation by introducing texture and material variation.
In response the applicant has proposed to use architectural panels of brick (Nichiha
Plymoth Brick panels) along with stucco. The use of brick panels on the pilasters helps
highlight the pilasters as an architectural element. Also, color variations add visual
interest by articulating the large fagades. The dark bronze metal awnings are
complimented by the same color on the cornice. Additional articulation and modulation
was added on the south fagade by an awning and opaque windows. The north fagade is
softened by landscaping. The entrance feature wraps around the corner to highlight the
entrance and the corner of the building. The rockery retaining wall is proposed to
address the topography issues on the site. Attachment D shows the photo of a similar
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rockery wall. Retaining walls over four feet need to meet setback requirements unless
the setbacks are waived per TMC 18.50.150. The proposed retaining walls meet the
setback waiver because the site is on the low side of the wall and not visible to adjoining
properties.
D. Pedestrian -Oriented Features
The windows and canopies on the ground floor are provided. The plaza also wraps
around the corner of the building and helps links the building with the public realm.
E. Mechanical Equipment
The HVAC units servicing the building will be located on the roof and will be fully
screened from view on all sides by the building parapets. Also the building is equipped
with internal roof drains therefore no downspouts or scuppers will be visible.
III. LANDSCAPE DESIGN
A. Landscape Design
Five feet of Type I landscaping that includes one tree per 30 feet is required along
Tukwila International Boulevard. A minimum of 10 sq. ft. of interior landscape area is
required for each parking stall over 20. The retaining wall is proposed to be screened by
Boston Ivy that is planting at the base and cascading Cotoneaster that is planted at the
top of the wall. Smaller accent trees along with planters are proposed in the plaza area.
One of the existing street trees is proposed to be removed to accommodate the
driveway.
The landscaping along the north wall is proposed to help soften the facade. However
Tukwila Police has suggested including some shrubs with thorns for crime prevention.
B. Planting Design
Interesting mix of plants is proposed to add variety and interest to the planting plan. The
choice of plants in the rain garden is appropriate for visual interest and function. There
may be an opportunity to replace the bench with a planter. Additionally, irrigation is
required and the building permit submittal shall include an irrigation plan. Also, the plant
quality shall meet the standards in the ANLA American Standard for Nursery Stock.
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IV. Signage
A. Signage Concept
Each business is permitted a sign above the entrance. Applicant is proposing two wall
signs. Per TMC 19.20.050 F (4), the facade that does not have an entrance may be
permitted a reduced size sign (50% of the size allowed for a facade with an entrance).
Per TMC 19.36.040(2), "When an application is submitted to the City for a project that is
subject to design review, on any non -conforming building -mounted signs on the premise
affected by the construction and all non -conforming free-standing signs lose their
nonconforming status. The existing billboard is proposed to be removed. The
freestanding sign for the appliance store is also non -conforming and shall lose its
nonconforming status and will need to comply with the City's Sign Code.
B. Sign Placement
The graphics show one sign on the east facade and one on the south facade. The
proposed signs shall comply with the city's Sign Code. No details have been provided for
the freestanding sign.
C. Sign Design
The Design Manual stipulates that high quality material and finishes must be used for
signage and backlit plastic signs are discouraged. Individual channel letters are shown on
the materials submitted with the design review application.
CONCLUSIONS
I. Site Design
The site is accessed by two driveways from Tukwila International Boulevard and from
South 148th Street to the south. All required parking is provided on the site and no
parking is proposed between the building and the sidewalk. A pedestrian plaza is
proposed to connect the building entrance to the sidewalk. Continuous sidewalk along
Tukwila International Boulevard provides north south pedestrian connection. The
landscape plan shows textured paving while the civil plans show concrete as the paving
material in the plaza area. Applicant shall revise the civil plans to show textured paving,
to provide contrast and highlight the pedestrian areas. There have been previous safety
concerns with benches on the sidewalks along Tukwila International Blvd. Applicant shall
either locate the benches so that they appear to be on private property or replace them
with planters. There is no lighting proposed on the north side of the building and Tukwila
Police has recommended that motion sensor LED lighting be installed on the north
building wall. The service areas are well screened.
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II. Building Design
The building is positioned so that the facade with windows faces the public street. All the
facades provide articulation by using different materials, colors and textures.
Architectural brick panels are proposed on the pilasters and contrasted with different
colors of stucco. The dark bronze metal awnings are complimented with the same color
on the cornice. The north fagade is softened with landscaping. The entrance is
highlighted by the wrap around architectural feature. Rockery retaining wall is chosen to
add additional texture and landscaping is used effectively to screen and deter graffiti.
The mechanical equipment is screened by the parapet.
III. Landscape Design
The landscape plan meets the minimum code requirements for the perimeter and parking
lot landscaping. Providing planters in the plaza area will add interest along the street.
Interesting mix of plants is proposed to add variety and interest to the planting plan. The
choice of plants in the rain garden is appropriate for visual interest and function. The
retaining wall is well screened by vines. The landscaping along the north wall shall be
revised to include shrubs with thorns for crime prevention.
IV. Signage
Two separate channel letter signs are proposed on the building and shall comply with the
City's Sign Code. The Billboard is proposed to be replaced. The existing freestanding
sign for the appliance store is a nonconforming sign and will need to comply with the
City's Sign Code per TMC 19.36.040(2).
RECOMMENDATIONS
Staff recommends approval of the Design Review application with the following conditions:
1. Textured paving shall be used in the plaza area areas to provide contrast in colors and
highlight the pedestrian area. The civil plans shall be revised to be consistent with the
landscape plan.
2. Applicant shall either re -locate the proposed benches so that they appear to be on private
property as opposed to be next to the sidewalk or replace them with planters.
3. Motion sensor LED lighting shall be installed on the north building wall. Also, the landscaping
along the north wall shall be revised to include shrubs with thorns for crime prevention.
4. The existing freestanding sign will need to comply with the City's Sign Code.
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INFORMATIONAL ITEMS
Also, please be aware the followings items must be addressed along with the building permit
application:
1. A short plat to create a new lot must be submitted prior to the building permit submittal
and it must be recorded prior to the issuance of the building permit.
2. Transportation Impact fee applies to the future Building permit in the amount of
$13,902.60; based on Commercial — Retail (Auto Parts Sales) in Zone 3 ($2.04 x 6,815 sq
ft/GFA = $13,902.60). Public Works Bulletin A3 — Pavement Mitigation and
Transportation Impact Fees.
3. The landscaping plan shall include the following notes and include an irrigation plan:
i) Plant Quality:
1) Plant quality must meet the standards in the ANLA American Standard for Nursery
Stock (ANSI Z60.1-2004) including, but not limited to the following:
a) For B&B plants, trunks must be in the center of the root ball;
b) Minimum root ball diameters and depths for trees and shrubs shall be as
specified in ANSI Z60.1-2004 for each species;
c) Height and spread shall be as specified in ANSI Z60.1-2004 for each type of
plant and species;
d) Root flare must be visible on B& B plants;
e) No J roots, no circling roots;
f) No root in rootball greater than 1/10 of tree trunk diameter.
2) All container grown plants shall be healthy, vigorous, well rooted, and established
in the container in which they are growing. A container grown plant shall have a well-
established root system reaching the sides of the container to maintain a firm root
ball, but shall not have excessive root growth encircling the inside of the container.
3) For live stakes, specify that they must be harvested from dormant stock and
installed only between October 15th and March 15th. Live stake diameters shall be
as follows: willows 1/2 inch; red osier dogwood - 1/2 inch.
4) For native plants: top growth must be equal or greater in mass to the root mass,
but not more than three or four times its size.
ii) Planting Detail:
1) Balled and burlapped (B&B) trees and shrubs: all twine and wire is to be removed
from B&B shrubs and at least the top 2/3 of burlap is to be removed.
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2) Container grown plants: root ball is to be loosened and any circling roots pruned
prior to planting.
3) Plant installation: Planting pits must be twice as wide as the root ball and only the
depth of the existing root ball or else the bottom of the planting pits must be
compacted prior to planting to insure there is no settling. Plants are to be installed so
that the top of the root ball is at the soil surface.
4) Mulching: Planted area must be mulched with arborist chips or bark after planting
to help control weeds, prevent erosion, and conserve moisture. 2-3 inches of mulch
is to be applied around all plants, keeping mulch 2-3 inches away from the crown of
plants or the trunks of trees and shrubs.
5) When arborist chips or coarse bark mulch is applied, it should be used sparingly in
areas where spreading/vining groundcover is planted to encourage additional rooting.
Provide mulching details in the plan.
6) For planting live stakes, 3/4 of the length of the live stake must be installed below
the ground (with at least two nodes above ground). Specify that pilot holes are to be
used if necessary.
iii) Site/Soil Preparation Details:
1) No backfilling of individual plant pits with amended soils is allowed. Instead, the
entire planting site must be prepared and receive soil amendments prior to planting.
2) Soil must be loosened to at least 18 inches in depth and organic material, such as
compost (for example Cedar Grove or equivalent), tilled into the entire planting site
prior to planting. Alternatively, topsoil with at least 10% organic matter must be
imported and incorporated into planting area.
3) Provide specifications for compost and/or topsoil.
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