HomeMy WebLinkAboutPlanning 2014-02-27 Item 4 - Autozone - Attachment F - Applicant's Responses to Design Review CriteriaAttachment F
CRITERIA FOR BAR REVIEW OF DEVELOPMENTS IN THE TUKWILA INTERNATIONAL
BOULEVARD CORRIDOR (TMC 18.60.030 and 18.60.060(C))
AUTOZONE
1. Site Design
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a. Site Design Concept
• Organize site design elements to provide an orderly and easily understood arrangement of
building, landscaping, and circulation elements that support the functions of the site.
Response: We have complied with the design concept.
b. Relationship to Street Front
• Organize site design elements to create a distinct street edge, and minimize parking
between structures and street.
Response: We have located the parking and building to comply with the criteria. The
building fronts the street to create the street edge. There is no parking between the buildings
and the street.
• Orient at least one building entry to a major public street.
Response: We have complied with the design concept.
c. Street Corners
• Emphasize the importance of street corners through building location, the provision of
pedestrian access, special site features and/or landscape features.
Response: Not applicable to this site.
d. Continuity of Site with Adjacent Sites
• Maintain visual and functional continuity between the proposed development and
adjacent and neighboring properties through setbacks, building massing, circulation
and landscaping, where appropriate.
Response: We have observed the building setbacks. The parking and driveway serves as a
functional element between the existing businesses. We have complied with the design
concept.
e. Shared Facilities
• Incorporate opportunities for joint development of sites where there is potential for
common building walls, shared driveways, landscaping, or other shared facilities.
Response: The parking and driveway serves as a functional element between the existing
businesses. We have complied with the design concept.
f. Site Design for Safety
• Minimize conflicts between drivers and pedestrians through the siting of structures,
location of circulation elements, landscape design, and placement of signs.
Response: The parking and driveway provides for a clear view to allow for cars and
pedestrians to be seen. The sidewalk to the doorway minimizes the exposure of pedestrians
to traffic. We have complied with the design concept. Landscape areas are not sight
obscuring.
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g.
• Design and site structures to maximize site surveillance opportunities from buildings
and public streets.
Response: The building fronts the street. A clear view is available between the street and
building. We have complied with the design concept.
• Provide adequate lighting levels in all pedestrian areas, including building entries,
along walkways, parking areas, and other public areas.
Response: Site lighting will be provided as required. We have complied with the design
concept.
• Design landscaping so that long term growth will not interfere with site lighting and
surveillance.
Response: Site landscaping will be provided as required. We have complied with the design
concept.
• Use durable, high quality materials in site furnishings and features for ease of
maintenance.
Response: Building is of concrete masonry block. We have complied with the design
concept.
Siting and Screening of Service Areas
• Minimize the visual and aural impacts of service areas such as loading docks, trash and
recycling collection points, utility maintenance areas, etc., through site design,
landscaping and screening.
Response: Site service areas are located in the rear of the building and not visible from the
street. We have complied with the design concept.
h. Natural Features and Sensitive Areas
• Preserve natural features such as existing topography, significant trees or wooded areas,
wetlands and/or watercourses and incorporate them into the overall site, where appropriate.
Response: Not applicable to this site.
• Design and site structures on hillsides to minimize the visual and environmental impact of
development in these locations.
Response: Not applicable /possible at this site.
• Employ site design techniques that take advantage of and/or enhance visual focal points
along the corridor, where feasible.
Response: The building design provides for the focal point at this property.
i. Surface Stormwater Detention Facilities
• Integrate water quality treatment techniques such as bio- filtration swales and ponds with
overall site design, where possible and appropriate.
Response: Site constraints do not allow for bio- filtration swales and open water quality
ponds. For this site the roof area has been targeted as pervious surface treatment and
directed to rain gardens. A rain garden allows for the opportunity for plants to absorb runoff
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stormwater that would otherwise be directed to downstream drainages. Removing this runoff
from the downstream discharge allows for a more effective treatment of those areas needing
water quality treatment. Plants also uptake nutrients and provide evapotranspiration.
Pedestrian Circulation
• Provide paved pedestrian walkways that connect all buildings and entries of buildings within
a site.
Response: A concrete sidewalk to the doorway entry and the street sidewalk are provided.
This connects to the existing businesses. We have complied with the design concept.
• Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of
developments; where a development fronts two streets, access must be provided
from both streets.
Response: A concrete sidewalk to the doorway entry and the street sidewalk are provided.
This connects to the existing businesses. We have complied with the design concept
• Provide pedestrian connections from the on -site pedestrian network to walkways on
adjacent properties and to other off -site destinations, where feasible.
Response: A concrete sidewalk to the doorway entry and the street sidewalk are provided.
This connects to the existing businesses. We have complied with the design concept.
• Support pedestrian movement between properties and from private property to public
rights -of -way by providing facilities that traverse natural or man -made barriers, where
appropriate.
Response: A concrete sidewalk to the doorway entry and the street sidewalk are provided.
This connects to the existing businesses. We have complied with the design concept.
• Provide direct pedestrian walkways from businesses in commercial areas to transit stops,
and/or provide additional transit amenities, where appropriate and feasible.
Response: A concrete sidewalk to the doorway entry and the street sidewalk are provided.
This connects to the existing businesses. We have complied with the design concept,
k. Pedestrian Amenities
• Incorporate pedestrian amenities in site design to increase the utility of the site and
enhance the overall pedestrian environment in the corridor, where possible.
Response: We have provided gentle sloping sidewalks and wider court -like entry to allow
ease of access.
I. Vehicular Circulation
• Minimize conflicts between vehicular and pedestrian traffic.
Response: The parking and driveway provides for a clear view to allow for cars and
pedestrians to be seen. The sidewalk to the doorway minimizes the exposure of pedestrians
to traffic. We have complied with the design concept.
• Minimize the amount of space devoted to vehicular circulation by limiting access
driveways; ensuring that internal site circulation is efficient; and/or taking advantage
of opportunities for shared driveways.
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Response: The parking and driveway are the minimum needed for functionality. The parking
and driveway serves as a functional element between the existing businesses. We have
complied with the design concept.
m. Parking
• Minimize the amount of space devoted to parking by taking advantage of shared parking
and/or methods for reducing parking demand, where possible.
Response: The parking and driveway are the minimum needed for functionality. The parking
and driveway serves as a functional element between the existing businesses. We have
complied with the design concept.
2. Building Design
a. Architectural Concepts
• Develop an architectural concept for structure(s) on the site that conveys a cohesive and
consistent thematic or stylistic statement, and is responsive to the functional characteristics of
the development.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
• Ensure that development on sites with more than one structure employ similar or
complementary architectural styles and/or are related in scale, form, color, and
materials and/or detailing.
use of
Response: Glazing areas will provide conformity between styles. See the attached Project
Narrative, Proposed AutoZone #4181 14621 Tukwila International Boulevard, Tukwila WA.
We have complied with the design concept.
b. Architectural Relationships
• Provide for visual and functional continuity between the proposed development and adjacent
and neighboring structures when these structures demonstrate an appropriate level of
architectural quality.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
• Reduce the apparent scale of large commercial buildings located in the Neighborhood
Commercial Center district and located adjacent to residential districts.
Response: The scale of the building and presentation provides for a reduced apparent scale.
See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila International
Boulevard, Tukwila WA. We have complied with the design concept.
c. Building Elements, Details, and Materials
• Provide distinctive building corners at street intersections through the use of special
architectural elements and detailing, and pedestrian- oriented features where possible (see
definition of pedestrian friendly facade).
Response: Not applicable to this site.
• Relate the design and scale of building elements and details to the building's overall form and
massing.
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Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept,
• Employ architectural details that are appropriate to the architectural character of the building.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
• Utilize durable, high quality building materials that contribute to the overall appearance, ease
of maintenance, and longevity of the building.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
• Integrate the design and placement of exterior lighting with the architectural design and
materials.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
d. Pedestrian - Oriented Features
• Provide pedestrian - friendly facades (see Definitions) on the ground floor of all buildings that
face public streets and entry facades that face parking areas.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
• Provide special treatment for large blank walls (see Definitions) that are visible from
pedestrian walkways and parking areas.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
• Enhance building entries through the use of weather protection, landscaping,
pedestrian amenities and/or distinctive architectural features.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
e. Mechanical Equipment
• Locate and/or screen roof - mounted mechanical equipment to minimize visibility from public
streets, building approaches, and adjacent properties.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
• Locate and/or screen utility meters and other ground level utility equipment to minimize
visibility from the street.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept.
3. Landscape Design
a. Landscape Design
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• Develop a landscape design concept that demonstrates a clear and appropriate
aesthetic statement.
Response: The Landscape design provides an aesthetic statement. We have complied with
the design concept.
• Develop a landscape design concept that reinforces site design and fulfills the functional
requirements of the development, including screening and buffering.
Response: The Landscape design provides functional requirements. We have complied with
the design concept.
• Ensure that the landscape design reinforces and complements plantings in the public
right -of -way.
Response: The Landscape design complements and provides plantings in the right of way.
We have complied with the design concept.
b. Planting Design
• Select plant materials that reinforce the landscape design concept, and are appropriate to
their location in terms of hardiness, maintenance needs, and growth characteristics.
Response: The Landscape complements the design concept and is appropriate for the uses
intended. We have complied with the design concept.
• Incorporate existing significant trees, wooded areas, and/or vegetation in the planting
plan where they contribute to overall landscape design.
Response: Not applicable to this site.
4. Signs
a. Signage Concept
• Provide signage that is integrated with the architectural concept in scale, detailing, use of
color, materials, and placement.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept
b. Sign Placement
• Provide signage that is oriented to both pedestrians and motorists in design and placement.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept
• Provide adequate directional signage on site and building identification numbers that are
legible from the street(s).
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept
• Integrate freestanding signs with the landscaping.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept
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c. Sign Design
• Consider both day- and night -time viewing in the design, placement, and lighting of
signage.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept
• Provide durable, high quality materials and finishes for signage.
Response: See the attached Project Narrative, Proposed AutoZone #4181 14621 Tukwila
International Boulevard, Tukwila WA. We have complied with the design concept
Consistency with Adopted Plans and Regulations (TMC 18.100.030):
5. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement
applicable state laws and regulations and the regulations, policies, objectives and goals of the City
of Tukwila's Comprehensive Plan, the City of Tukwila's Development Regulations and other official
laws, policies and objectives of the City of Tukwila.
Response: The development follows the design criteria as outlined by the city including conformance
with storm water, parking and landscaping requirements. The building orientation and parking
circulation are designed to serve the building functionality, the adjoining business uses and tailored to
guidelines within the 1999 Tukwila International Boulevard Design Manual. Also see the attached
Project Narrative, Proposed AutoZone #4181 14621 Tukwila International Boulevard, Tukwila WA.
We have complied with the design concept.
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PROJECT NARRATIVE
PROPOSED AUTOZONE #4181
14621 Tukwila International Boulevard
Tukwila, WA
Location and Description
AutoZone is presently under contract to Ground Lease a portion of Parcel
number 0040000865 which is located on Tukwila International Blvd. just north of
South 148th Street. The existing commercial area which this new facility will be
constructed in consists of older commercial facilities with a mixture of building
setbacks. The buildings which are presently onsite and which will remain in use
are situated with their building frontages up on the Tukwila International Blvd.
frontage and access from the public sidewalks. The site slopes significantly from
the front right of way towards the rear of the property.
Operational Aspects of Use
This AutoZone retail store will sell auto parts and light truck parts, chemicals
such as washes and waxes, and automotive accessories. This facility will
employee approximately 10 -15 full and part time employees. No installations or
services are available. This store will operate from 7:30 am to 10:00 pm, 7 days
per week. Normally, deliveries to an AutoZone store occur once per week. The
loading area is situated to the rear of the building on the west elevation. Access
to this facility will occur through an existing drive which presently serves the
property owner's appliance store and a proposed new access point to be located
adjacent to the Proposed AutoZone store along the Tukwila International Blvd.
frontage. Drives have been designed to allow for easy truck access and
maneuvering.
Architecture and Design
The proposed 7381 sf building has been position on the lot in a pedestrian
friendly manner with the building front facade facing east which is the Tukwila
International Blvd frontage. The east elevation has large areas of glazing which
will present views from the public corridor into the main sales floor area of the
building. The window area is flanked by pilasters which project out 16" and will be
constructed with painted splitface block. The area above the windows will be
projected out to match the pilaster projection and will be finished with stucco in a
tan color and topped with a decorative cornice in an off white color. A flat metal
awning projecting 4' out will span the area between the pilasters just above the
windows and will have 1" metal rods and mounting plates in a dark bronze color
to match the metal coping at the cornices. This projected area will top out at 24'-
6" AFF. The area to the right of the window area will be finished in stucco with a
painted splitface block base which projects out from the building 4 ". The stucco
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areas will be the tan color on the top third of the building will be projected out 8"
along with the stone covered pilaster at the NE corner, and a darker brown on
the lower 2/3's with a projecting band of off white separating the two areas. The
wall will top off with a matching decorative cornice in the off white color with top
of parapet at 23' -0" AFF.
The South elevation of the building will face the parking areas. The building entry
doors will be located near the SE corner of the building with a pedestrian
sidewalk connecting the building and Tukwila International Blvd. right of way.
The doors are located in the 24' -6' tall projected vestibule area with pilasters,
windows and flat awnings which will turn the corner from the East elevation. The
remaining wall area is broken up into three sections with 8" projected areas that
that top out with the decorative cornice at 23' -0" AFF and the center section
topping out at 21' -0 ". This area also will have three decorative metal grilles in the
dark bronze color as an accent to break up the wall area. Paint Schemes, wall
base and pilaster construction will match the East elevation.
The west elevation is where the loading door will be located and away from
Tukwila International Blvd. visibility. The 23' -0 tall x 8" thick projected area with
split face masonry pilasters on either side of the loading door. The remaining wall
area will match the 21' -0" AFF main building wall and will be finished with stucco
in tan color on the top third of the building and a darker brown on the lower 2/3's
with a projecting band of off white separating the two areas to match the East
and South elevations.
The north elevation will face the required 10' wide side yard landscape buffer.
This elevation is divided into four sections by split face masonry pilasters which
project out from the main building wall 8 ". The section at the NE corner of the
building will have the top 1/3 of the wall projected out to mirror the area just
around the corner on the East elevation and will top out at 23' -0" AFF. The
remainder of this elevation will top out at 21' -0" and will be finished with stucco in
tan color on the top third of the building and a darker brown on the lower 2/3's
with a projecting band of off white separating the two areas. The base will have
the stone veneer and the top of wall will have the decorative cornice.
Screening
The service — loading area for this facility has been placed towards the rear of
the lot with a required landscape buffer provided between the area and the rear
property line. A 6' tall masonry wall designed to match building construction and
colors is proposed to screen the trash receptacles. Doors to the enclosure will be
opaque and painted to match the building. The HVAC units servicing this building
will be located on the roof and will be fully screened from view on all sides by the
building parapets. The Building will be equipped with internal roof drains
therefore no downspouts or scuppers will be visible.
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Landscaping
The site Landscaping as proposed will dramatically enhance this section of the
corridor with new landscape areas fronting Tukwila International Blvd and a 10'
landscape buffer along northern and western property boundaries. These new
areas are proposed to be planted with a mixture of trees, shrubs and
groundcovers and will set a favorable precedent for future development along the
corridor.
Lighting
The lighting fixtures proposed will be shoebox type style, bronze in color and will
be equipped with cut off type lenses to meet dark sky ordinances. Building
mounted lighting is proposed to be bronze metal halide with cut off optics, and
willl light pedestrian paths and means of egress to the public way A photometric
lighting plan has been included in this submittal.
Parking & Pedestrian circulation
Parking spaces have been design to meet the requirements of the code. Two
spaces have been designed per ADA requirements and designated to be
accessible stalls and have been located on the closest possible route to the
building entrance. The Drive aisles servicing these parking spaces are design to
meet the width requirement for 90 degree parking. Bicycle parking will be
provided at the plaza area near the front entrance along the pedestrian access
from Tukwila International Blvd. Since the adjacent buildings onsite have their
entrances fronting the public sidewalks, Pedestrian access to the adjacent
buildings on site will provided by the public sidewalks.
Infastructure
Utility services will be provided by existing services located in the Tukwila
International Blvd right of way. AutoZone's water and Sanitary needs will be
served by a 1" water line and 6" sanitary line. Water usage for a typical AutoZone
is less than 300 gpd. Our electrical needs will be 120/208 3 phase 600 amp
service
Signage
Signage proposed will meet the requirements of the zoning code. Proposed
signage will be internally illuminated The building mounted signage as shown on
the PS -2 sheet will be Reverse Channel lettering signage with Red "AutoZone"
lettering AutoZone's Trademarked logo. The monument sign shown is roughly 30
sf in sign area with a stucco covered sign base paint to match the dark brown of
the building.
Phasing
The AutoZone will be constructed in one complete phase which normally takes
90 to 120 days from Construction commencement.
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AutoZone feels that this proposed development is consistent with the current
Zoning as present zoning regulations in place permits the use of this facility
We are pleased to offer this project for review to the Planning Department of the
City of Tukwila We are confident that this facility will be a welcome addition to
this neighborhood and community and feel that it would be in the best interest of
the community, providing a necessary product and service to the citizens of this
community and by providing additional job opportunities. This will be a quality
development from a "Fortune 300" company that encourages it's employees and
stores to be involved in their respective communities.
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