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Home My WebLink AboutPermit 91-01-DR - BENNETT TERRY - BOEING COVERED WALKWAYS DESIGN REVIEW91-1-dr 9725 east marginal way south 91-03-smp boeing covered walkways CITY OF TUKWILA 6200 SOUTIICENTER BOULEVARD, TUKWILA, WASHINGTON 98188 PHONE N (206) 433.1800 Cary L. VanDusen, Mayor Date April 26, 1991 Applicant name Boeing Military Aircraft Center Address 9I'Lb Last Marginal wy. S. Re: Notice of Decision by the Board of Architectural Review File Number: 91 - - This is to confirm that the Board of Architectural Review (BAR) approved project's design as presented on April 25, 1991 , (The Conditions are listed on Attachment A.) The BAR also adopted the findings and conclusions contained in the Staff Report dated April 17, 1991 Sincerely, Name: Darren Wilson Tukwila, WA Title: Assistant Planner NOTICE OF DECISION Any changes to the specific design approved by the BAR will require further BAR approval. Minor, incidental changes may be administratively approved by the Director of Community Development. The decision of the BAR is not final until the appeal period has elapsed, which is ten calendar days after the above date of decision. Appeals must be filed in writing to the City Clerk by 5:00 pm. on the final day of the appeal period. Where the final day of an appeal period falls on a weekend or holiday the appeal period will be extended to 5:00 pm. on the next work day. If you should have any question regarding this project please feel free to write or call. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA. WASHINGTON 98188 STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared April 17, 1991 PHONE # (206) 433.1800 Gary L. VanDusen, Mayor HEARING DATE: April 25, 1991 FILE NUMBER: 91 -1 -DR APPLICANT: Boeing Military Aircraft REQUEST: Expansion of existing covered walkway system LOCATION: 9725 East Marginal Way South, Tukwila, Wa. ACREAGE: 66 Ac. 2,876,000 SF COMPREHENSIVE PLAN DESIGNATION: Heavy Industrial ZONING DISTRICT: M -2 Heavy Industrial SEPA DETERMINATION: SEPA completed in King County - Boeing Master • Plan ATTACHMENTS: A. Site Plan B. Details of covered walkways C. Landscape Plan Cl. Irrigation Plan D. Colored Sample Board (to be submitted at the public hearing) STAFF REPORT PAGE 2 91 -1 -DR VICINITY/SITE INFORMATION BACKGROUND FINDINGS 1. Project Description: Expansion of existing covered walkway system, beginning at the existing J -8 Gate along the top of the Duwamish River bank, north of the Oxbow Bridge and through existing 9 -98 building. An additional covered walkway will be aligned north, south, and located just east of the existing 9 -53 building. 2. Existing Development: The site is completely paved and developed with seven buildings of varying sizes and a water tank and pump house. 3. Surrounding Land Use: Rhone Poulenc chemical processing plant is located north, the Museum of Flight and Boeing Field are located east of the site, City Light right- of- way and additional Boeing Advanced Systems facilities are located south, the Duwamish River, City Light sub - station and a marina are located west of the site. 4. Terrain: Flat except for the river bank which generally slopes down at a 2:1 slope and is covered with rip rap. 5. Vegetation: No vegetation on site except for trees and ground cover around 9 -65, 9 -80, 9 -85, 9 -90, 9 -98 and 9 -120 buildings. The subject site was annexed into the city of Tukwila as part of the Fire District #1 Annexation on March 1, 1989. The City's Shoreline Master Program does not encompass any shoreline north of the 42nd Avenue Bridge. Washington Administrative Code (WAC 173 -19 -044) states that "Until a new or amended program is adopted by the department, any ruling on an application for permit in the annexed shoreline area shall be based on compliance with the pre - existing master program adopted for the area." The site improvements require a shoreline substantial development permit. DECISION CRITERIA STAFF REPORT Page 3 91 -1 -DR This project is subject to Board review due to its location adjacent to the shoreline. Board review criteria are shown below in bold, along with a staff discussion of relevant facts. 18.60.050: General Review Criteria. (1) Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movements b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. APPLICANT'S RESPONSE: The new covered walkways along riverbank will include riparian type tree plantings on the river side of walk. Walkways will not be visible from roads outside of plant, i.e. E. Marginal Way South. Walks within the plant will be screened with landscape where possible. No new parking or service areas are proposed. Existing manufacturing facilities will not be altered significantly. The new walkway design will follow an established walkway motif. Two roof styles will be used: vaulted canopy and flat canopy. Both styles exist on site. Proposed covered walkways are approximately 10 -feet in height, shorter than all adjacent and surrounding buildings. Pedestrian circulation with regard to safety, efficiency and convenience is the primary goal of this project. STAFF'S RESPONSE: • No attempt is made to review the relationship of height and size of buildings on site, since this project refers to expansion of existing covered walkways along the river bank. (2) Relationship of Structure and Site to Adjoining Area. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading STAFF REPORT PAGE 4 91 -1 -DR facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. APPLICANT'S RESPONSE: The neighboring character in the proposed project vicinity is manufacturing, office and parking areas. The covered walkway will not connect to any existing walkways, however, the covered walkways will be in harmony, materials /textures and colors with the existing covered walkways. Again, there are two different styles of covered walkways on the entire property. Both styles will be incorporated in this proposal. The old Oxbow Bridge, although part of a bike and pedestrian route extending from West Marginal Way to the Museum of Flight, does not provide for all handicapped users due to its high arching grade. With construction of the North Oxbow Bridge in 1988, handicapped users could cross from the Oxbow Bridge to the right bank, but were forced to turn around at the J -10 gate. By connecting to the existing bike route and with future connections to the Interurban Trail, this privately -owned river front environment will become a useful and enjoyable adjunct to King County and Tukwila public trail system. The existing relationship of on -site to off -site vehicular circulation will not be effected by this project, because Gate J -8 will become a part -time gate operating only during peak shifts, for service /delivery vehicles. Gate J -8 is accessed off of East Marginal Way South and South 102th Avenue /Oxbow Bridge via South 104th Avenue. STAFF'S RESPONSE: (3) The harmony of texture is consistent with both existing styles of walkways. The covered walkways will provide handicapped access, now from west Marginal Way to the Flight Museum. Landscaping and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or STAFF REPORT PAGE 5 91 -1 -DR 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 unsightly, should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining 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. APPLICANT'S RESPONSE: Existing topography is flat with no slopes over 15 %, except existing river bank slopes. Currently this site has 95% of impermeable surfaces (concrete, asphalt and existing buildings) with existing plant roads and uncovered walkways. The river bank improvements will receive tree improvements only while existing slopes and vegetation will not be disturbed. STAFF'S RESPONSE: The riverside tree plantings will enhance riparian environment by providing shade, bank stabilization and screening. The existing type of riverbank tree are Birch, Willow and Aspen. The proposed landscape plan indicates an increase of Birch, Willow, Aspen, Red Maple and Austrian Pine trees. These street trees spacing will follow existing site motifs which are approximately 25 feet on center with a minimum of 2.5 caliper at time of installation. The existing groundcover plantings species are (Rock Rose, Hex, St. Johnswort). The proposed landscape plan for groundcover will consist of Japanese Holly, Ivy, Laureustinus Abelia and Rock Rose providing a rural environment in an industrial zone. The covered walkways, paved surfaces and structure design will promote safe pedestrian passage through accepted standards of design for climate and vehicular traffic in a heavy manufacturing area. The covered walkways will have florescent lighting underneath the canopy in a style similar to existing covered walkways. The applicant has proposed improvements to the landscaping and new paved pedestrian areas. The proposed riverside canopies will also provide an attractive environmental sensation for pedestrians. APPLICANT'S RESPONSE: STAFF REPORT PAGE 6 91 -1 -DR (4) Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components- such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure3 d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and sitting should be used to provide visual interest. The architectural style and color of the proposed walkways will match existing covered walkways and building design. There are two different delineations of the walkways. The covered walkways have two themes. The first is a vaulted canopy of corrugated material coated tan in color and the second concept is a flat top canopy which are similar in materials. Both covered walkways will consist of metal post, beams, and brown gutters. The covered walkways are footed in 9 foot wide concrete walks. All existing paving will be demolished and replaced with new concrete covered walkways to promote pedestrian safety. As mentioned earlier, florescent lighting fixtures will be located within the canopies and will not be readily visible from outside the covered walkways: STAFF'S RESPONSE: Staff agrees with applicant's response. (5) Miscellaneous Structures and Street Furniture APPLICANT'S RESPONSE: There is no miscellaneous furniture shown. • STAFF'S RESPONSE: STAFF REPORT PAGE 7 91 -1 -DR Lighted pedestrian canopies used throughout the Developmental Center will be included in the site improvements. The metal supports are painted the chocolate brown and have a milky concave plexi-glass or plastic cap. CONCLUSIONS 1. An opportunity exists to enhance the riverbank and to provide a landscaped transition between the rip rapped riverbank and a pedestrian pathway from the Oxbow Bridge through 9 - 140 buildings. 2. The extended covered walkways will allow public use and enjoyment of waterfront between the two bridges; and will provide a loop system for public use of both river banks. 3. With the installation of the proposed covered walkways, handicapped users will be afforded the ability to cross the new Oxbow Bridge and continue south along the right river bank to meet existing public routes. 4. The architectural design is in harmony with the existing covered walkways. RECOMMENDATIONS The Planning Department recommends approval as proposed. dmieehol of doVaed • FUTURE LINK TO INTERURBAN TRAIL V TO W. MARGINAL WAY i 1 , 44. 1 ! R pa. ■ j PUBLIC ACCESS ELEMENT D.C. NORTH COVERED WALKWAYS ' • APRIL 5, 1991 GATE J -1 N. OXBOW BRIDGE GATE J -8 V 9-140 BLD EAST MARGINAL WAY 9 -101 BLDG. .J C LEGEND EXISTING UNCOVERED PUBLIC ACCESS EXISTING COVERED PUBLIC ACCESS . • •M0MM PROPOSED COVERED PUBLIC ACCESS OGG MUSEUM OF FLIGHT UMW -IMO 00000 PROPOSED COVERED PRIVATE ACCESS x0000 MAIN GATE RECEIVED rrry (FTUKWILA APR 0 8 WI PERMITCENTER ATrAr4MENT A BANK SECTION. A ATTACHMENT B RECEIVED CITY OF TUKWRt AP? PERMITCENTEj Io' BANK SECTION B g¢ - o f Gec cE 9 -mo RECEIVED c iTY fF11tKWUA Nt'K u 8 1y�i PERMIT CENTER ATTACHMENT B MN BU•rAL', LAUCC 4P . uM•IH6L.mmFM1'E •,,•• DLL. LMWVY7fE AREA 1 SCALE. r = 20' /OE //G FACILITIES DEPARTMENT DUWAMISH RIVER Q AUBURN. WA 98007 EVERETT, WA 98201 ❑ KENT. WA 98031 O PORTLAND. OR 97220 ❑ RENTON, WA 98055 • SEATTLE. WA 98124 • 4 PLANT SCHEDULE T•••••••• • -' aW••••••••• • 0 •••r •■••••••••1 •••••■•■ • Gl••••• mar Ar•a POWs •••••1•••rWr Iw••• Wan woo r ••••■ NOTES M • we= •.sFW C W4 r•• I oa ■•■• • isW • ••• a••W •CC1II•rIT• ranee — I_ Yr •• r •• NI WTr M M BMW N •GIL tr AIA For Agency Review LANDSCAPE IN PROVEIIENTS AREA nnf COVERED WALKWAYS B.M.A.IDEVELOPMENTAL CENTER D.CA TN y M. L -1 p1J Ae� 10'006115T•L -1 diD Pm al. IMP ATTACHMENT C AM ,.w Aar ..M AV yASTAgy• a'A•w TOAWISr/••...VJDS /ESAT p' ,7e. 77e AWAl'MA.A•AAOA,I.errIPG. COPIlKfW.467VC.•.STA ATRWT •oC 441•0 0 7111045r /AIG /ar GC!/7 MEM �� .. n .•••, ... c..... z • SCALE: 1- 0 20 P• ••• 7._•., .w• •∎• • w e • n• e, W -10 "OPT i4 • 72MAIY• rA , •••• 0 A•15 A r ■Vgl,Ns /OE /i•• FACILITIES DEPARTMENT DUWAMISH RIVER BD0.9 -140 DY A. 9 a A r..a.Cnw....r,... a.. • ---9 w.S—n w. ••• • F A te. acce,'A4P LK -WA a. w.1• .e. L .: .1�.. i•e•` \ -I1 0 a el .r.•.•Rw.Y.•..• Wpm •• 1 _ -__ bp aPK Us •1•..r. `w . .••M.. .10•• w M S ^• _ _ �i f •1• •••••• Y ••. =OM* .W CI apPK •••• Y.••••••••••••. • .............. PC MOO i a.�e1• � �� . •1•, C••rPVCw+nr.. ••w■•.• onolo • •.•. +1.�f .11.••••• �....• • .••• N . 7 MINI awl e w ., w.• 1.• w..ww ...••••• ' rte • •.r. r•. 0 „,,,,,,,,, r ,AS.r �` w r.�n.- n...c•n... :. •.r AREA 1 e ® e....., Wow •..•.._ )' ••.1• • ••-... n.• I. ..., r BLDG 9 w« • A.••, R.. 5w.•, � ti E •••••..r •M K .a• C •e•.•.s.•r■ ma �i w __2=== 1Z1r 1- i T Z K•C wa..•a•ew..nw 1J K).•r•uw1•r.. ••• ifvsr4 PYr 0/••caP El AUBURN. WA 98002 7 EVERETT. WA 98201 D KENT. WA. 98031 ❑ PORTLAND. OR. 97220 D RENTON. WA 98055 •SEATTLE. WA 98124 /YAM••/'x- /44175tAt ... • .0 .•m, AV/ •.•+•z w•r.nr our ••PA MOM a• a tM .CCIPIUI.. twel x• /IVp �l1 LYA<PA4•• 414•4.44004,944.40441 44WOANIAMO< 4A1•!/XM• Law ••• •••• ✓ - i anew _ r MO r ✓ r r ` r tam I. ✓ WO ✓ Ar r y ✓ I••. r .w r r ✓ r •• 1 For Agency Review IRRIGATION NEA COVERED WALKWAYS 13.14AIDEVELOtM1ENTAL CENTER D.C.A. 799 9-.- 104000- I157.I -1 U-1 ' Y 90130LS-3403 ATTACHMENT C -1 PUBLIC ACCESS ELEMENT D.C. NORTH COVERED WALKWAYS As part of Boeing's continuing effort to enhance the public and employee environment at the Developmental Center, this project proposes to provide public access adjacent the Duwamish River. Currently, public access along Boeing property is limited between the two Oxbow bridges. An existing canopy erected in 1986 provides public access along the top of bank to the existing gate J -8 (see illustration). With this project, that existing flat topped canopy will be extended north to meet the covered walk on the North Oxbow Bridge. This link will allow public use and enjoyment of all the length of waterfront between the two bridges; and will provide a loop system for public use of both banks. The old Oxbow Bridge, although part of a bike and pedestrian route extending from West Marginal Way to the Museum of Flight, does not provide for all handicapped users due to its high arcing grade. With construction of the North Oxbow Bridge in 1988, handicapped users could cross from the Oxbow Bridge to the right bank, but were forced to turn around at the J -10 gate. With the installation of the proposed covered walkway, handicapped users will be afforded the ability to cross the new bridge and continue south along the right bank to meet existing public routes. By connecting to the existing bike route and with future connections to the Interurban Trail, this privately -owned river front environment will become a useful and enjoyable adjunct to the King County and Tukwila public trail systems. RECEIVED CITY OF TUKWIL APR 0 8 WI PERMIT CENTER BOE/NG .December 14, 1990 L- 6210 -TLB -331 Ms. Moira Bradshaw City of Tukwila 16200 Southcenter Boulevard Tukwila, Washington 98188 Subject: D. C. North Covered Walkways - Permits Job No. 5 -34 -01 Dear Moira: Boeing Defense & Space Group Military Airplanes Division P.O. Box 3707 Seattle, WA 98124 -2207 As you advised, we are forwarding this letter of petition to exempt the D. C. North Covered Walkway Proposal from the Environmental Checklist procedure. Review of the D. C. Master Plan for Site Expansion and the draft and final EIS provides several statements in support of this petition. In August of 1986, Boeing submitted to King County the D. C. Master Plan for Site Expansion outlining several alternatives for plant expansion. The proposed alternative, as shown in the Master Plan and Draft and Final EIS (August, 1987), identifies several areas specifically for covered walkway development (Master Plan pg. 55 and figure 4 -4); and provides for in concept, the development of other walkways (deis pgs. 2, 1 -15 and appendix meeting notes). The D.C. North Covered Walkway Proposal, currently in the preliminary design stage, addresses elements discussed in these three existing documents. Further, the existing documents ?assess the impacts relative to this proposal, such as safe and efficient pedestrian circulation and coordination with vehicular and manufacturing functions. Figure 4 -4, taken from the original Master Plan (1986) , shows covered walkways originally identified for future construction. Approximately two- thirds of the length of the D.C. North Covered Walkway is included in this. The remaining one -third seeks to improve upon the Master Plan by providing needed connections between existing and proposed walkways. Figure 1 shows the relationship of existing walkways to those proposed. RECEIVED (ITV OFTIIKWILP mAR 4 1y 1 PERMIT CENTER 17474E/NW Page 2 Ms. Moira Bradshaw L- 6210 -TLB -331 EXISTING & PROPOSED WALKWAY SEGMENT DISCUSSION (FIGURE U la. The North Oxbow Bridge is existing and provides access from Oxbow parking to the main plant. Identified on page 55 and in figure 4 -4 of the Master Plan. lb. Proposed extension to improve employee access to the main plant from Oxbow parking and North Oxbow Bridge, page 55 and figure 4 -4. 2. Proposed extension from cafeteria to T -128 site identified on page 55 and figure 4 -4 m.p. and 1 -25' deis. 3. Proposed walkway to improve employee access between existing 9 -51 Office Building and cafeteria and parking. Identified in concept -page 55 and figure 4 -4 of the Master Plan and page 1 -25 of the deis. 4. Proposed connection between existing walkway segment 5 and existing walkway at North Oxbow Bridge to facilitate access from Oxbow parking. Identified in concept page 55 and figure 4 -4. 5. Existing walkway connecting Oxbow Bridge and existing J -8 Security Gate. 6. Existing walkway providing access from main gate to plant interior. NOTE: Only segments lb, 2, 3, & 4 are proposed for this project. Total length of proposed covered walkways = 2,500 lf. Total area coverage is 25,000 sf. We request the Environmental Checklist normally required for this type of development be waived for this proposal, allowing it to move directly into BAR and Shoreline Review. EirOE/NG Page 3 Ms. Moira Bradshaw L- 6210 -TLB -331 If you require further support or information, please contact me immediately. Sincerely, L. F. Boulang Facilities Engineering Manager L -6200 46 -87 544 -2861 Enclosures 9 . OXBOW PAMCO FIGURE 1 COVERED WALKWAYS BOEING DEVELOPMENTAL CENTER 500 1000 1500 • PEGE SIR I Ikti •• • fti"-spx TPA_ auccE MFC -" • tAAFTEAIA . , • e f . 01111111 I.. ' I • MAJN 9-AN 1 LIIZAR PARK • 44 • b . VOA, •••■• —TA'are"..4 ). 8 1 I 1 • r e7: \11‘?" Z7// I C3 I dile S Is FAA r LEGEND 11111111• • 0 .. EXISTING COVERED WALKWAYS PROPOSED COVERED WALKWAYS SITE IMPROVEMENTS / LANDSCAPING DEVELOPED PARKING LOTS / LANDSCAPING. EMS. PAVING BIKE TRAIL • 1 1 FIGURE 4 -4 EKE MAL c PEOESTRI.N s • eRIox OXBOW -\ L rt , 91 7i f ew~ ' - ,. / ' •t, / t.. .1� 1.• it, • - ••• �AFIC L. :r ..?:•::. : ;..s F 9"-rt PAMCO LANDSCAPING BOEING DEVELOPMENTAL CENTER MASTER PLAN 10 1500 J i MAIN • T-128 i m OOP aOn s •C1,•t1 L.Lt[•i Ttt.. tt i• vir+- r+ -rt+ �. +� Mo » 4 < fEt / FAA LEGEND: 0 • - - - - • COVERED WALK a I<E TRAIL THOMPSON ISAACSON SITE IMPROVEMENTS / LANDSCAPING DEVELOPED PARKING LOTS / LANDSCAPING. ELMS. PAVING E4 January 4, 1991 Design Review Application Boeing Developmental Center Covered Walkways Planner: Cross - Reference Files: DESICN REVIEW APPLic;ATION FOR STAFF USE ONLY 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Expansion of existing covered walkway system from existing J -8 Gate along top of river bank to N. Oxbow Bridge and LhLuugh plant to existing 9 -98 Bldg. Additional covered walkway to be aligned north south and located just east of existing 9 -53 Bldg. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 9725 E. Marginal Way South Quarter: NE Section: 4 Township: 23 N Range: 04 W•M. (This information may be found on your tax statement.) 3. APPLICANT :* Name: Mr. Terry Bennett 4. PROPERTY Name: Mr. Terry Bennett OWNER Address: Phone: AFFIDAVIT OF OWNERSHIP lie Number: Receipt No.: Address: Boeing Military Aircraft, PO Box 3707 MS 46 -87 Seattle, WA 98124 - 22U/ Phone: 544 -2975 Signature: Date: * 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. Boeing Military Aircraft, PO Box 3707 MS 46 -87 Seattle WA 98124 -2207 544 -297.5 I /WE,[signature(s)3 swear that I /we are the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 5. RELATIONSHIP OF STRUCTURE TO SITE )ESIGN 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. 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: New covered walkways along riverbank will include reparian type tree plantings on river side of walk. Walkways will not be visi.le from roa.s outsi.e o p ant, i.e. . g . "ay. ":1I wi the plant will be screened with landscape where possible. No new parking or service areas are proposed. Existing manufacturing facilities will not be altered significantly. The new walkway design will follow an established walkway motif. Two roof styles will be used: vaulted canopy and flat canopy. Both styles exist on site. Proposed covered walkways are approximately 10' in height, shorter than all adjacent and surrounding buildings. Pedestrian circulation with regard to safety, efficiency and convenience is the primary goal of this project. 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: The neighboring character in the project vicinity is manufacturing, office and parking uses. Existing relationship of on -site to off -site vehicular circulation will not be affected by this project. Existing J -8 Gate will become a part -time gate, operating only during peak shifts and for service and supply vehicles. 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: Existing topography is flat and 95% paved; existing plant roads and uncovered walkways. Riverside tree plantings will enhance riparian environment by providing shade, bank stabilization and screening. Riverside canopies will also provide an attractive environmental experience for pedestrians. Some existing plantings within the plant border and are aligned with portions of the proposed walkways. Plantings within the plant will not be employed in areas where manufacturing requirements prohibit. Covered walkway: paved surface, and structure design will promote safe pedestrian passage through accepted standards of design, respecting climate, vehicular traffic, and manufacturing activities. Florescent lighting of covered walks will be from underneath the canopy in a style similar to existing walkways. Improvements to existing former outdoor dining area will include net increase in landscape and new paved pedestrian areas. 8. BUILDING DESIGN SIGN REVIEW APPLICATION Page 4 A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with per - ma ent 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: Architectural style and color of new walkways will match existing walkway and building motifs. Metal posts, beams, and gutters are brown and of high quality material and construction, with long -term use in consideration. Walkway canopies are of metal; vaulted canopies of corrugated material coated tan in color; flat top canopies are of similar material. Covered walks are footed in 9' wide concrete walks. Existing paving will be demolished and replaced with new concrete walkways to promote pedestrian safety. Florescent lighting fixtures are located within the canopy and will not be readily visible from outside the walkway. 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE 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: Please see #8, which discusses covered walkways as a miscellaneous structure and lighting. INTERURBAN SPECIAL REVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appear- ance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people- oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 10. The proposed development design should be sensitive to the natural amenities of the area. N/A DESIGN REVIEW APPLICATION Page 5 11. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. N/A 12. The proposed development should provide for safe and convenient on -site pedestrian circulation. N/A 13. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. N/A 14. The proposed development should seek to minimize significant adverse environmental impacts. N/ 15. The proposed development should demonstrate due regard for significant historical features in the area. N/A (29 /DSGN.APP1 - 3) ( uESIGN REVIEW APPLICATION Page 6 ADDITIONAL IPti'AN NOTES: D C. NORTH COVERED WALKWAYS (From Design Revi =w Application Checklist) 1. Item C: Existing lot size: manufacturing plant: 2,876,000 SF, 66 acres. Percent covered with impermeable surfaces: (concrete, asphalt, .nd existing buildings). Approximately 95 %. Proposed Developme t: Replace 15,075 S existing impermeable surface with permeable landscape surface. Replace 1,465 S existing permeable surface with impermeable surface Net increase of perm •able landscape surface 13,610 SF. 2. Item D: The site is essenti.Ily flat; therefore, 5' contours are not shown. There are n. slopes over 15 %, except existing river bank slopes, which will receive tree improvements only. Existing slopes and egetation will not be disturbed. 3. Item G: Riverbank tree plan trigs will be characteristic of riparian zones (birch, willow, aspen). Plantings within the plant will consist of street tre type plantings compatible with narrow canopy zone and of shrub and groundcover plantings reflecting existing species (Rock Rose, Ilex, St. Johnswort). Specific plant selecti plants in quantities spacing and size appearance. Stree motifs which are a minimum of 2 1/2" 4. Item N: Color samples are n will match the exis are visible from East n will be based on quality of available required at time of construction. Shrub ill provide for rapid full and healthy tree spacing will follow existing site proximately 25' o.c. Trees will be a aliper at time of installation. t included because the covered walkway ing covered walkways, some of which Marginal Way South. KING COMITY AIRPORT OFFICE cum (FM) PROJECT SITE 00 c ei, FROM SEATTLE — TACOMA AIRPORT FROM DOWNTOWN SEATTLE EAST MARC CRATE 1�1Y 599 D.C. NORTH COVERED WALKWAYS VICINITY MAP FROM KENT i AUBURN EXIT IS? NO SCALE D.C. NORTH COVERED WALKWAYS SITE MAP EATIMATEp IfilscN LTI q_D.0 0•s) oRDINAA>' HIGH wATER. $5.3 — L,n 1.146 R►vgr6IVe P►.aur►lu T o P OF WWI& io. 5 -12 •o 40' RIVER APP?DX IMATE LI MITOF Fla yECT covERED wALKwd.'f w /PAVED PATH LANIPSCAPE Bur P6M SCALE 1"--20' VERT. DATUM: N.G.V.D. BCtyflN6 orFIGE Bti TYP. CONDITION p4 6T114C f1/4101MUR4T1.1i1140 BLGrc -Z SCALE 1"-20 ELEVATION µ* 0' 1 lo NTS SECTION A —A CDd1C • F0977M' TYP. VAULTED CANOPY AS AREGIC flEP AiterY xxisr /06 dvorr !D TY'P/C.tL CAP/ v [ s lr'P KAI- j /'`ten ANIMAS Me v G ReY/A�D D �7ra7VlrAY/ ELEVATION SECTION A -A TYP.FLAT CANOPY law ` v ��;• 444 . ‚1 4 1t elk '•_L • A., 1/13 ws'ii6 +c .41 1-1 ,11.1 u/ 77.3 / s•r Apta3,4/2DAl• r.,9•v3e •41./C ASSALACCAGS7Z7 ArY/Arw /ii IMP 77AV - • >7•A►TA COM / /t. ;G•ar /311/311L31037: ic ( 77,7-A 77,7-A // •.cEVAAr�7Prx.6TCCrae (tiirrJ NEW CB *201 W/ P'-A Rwl'eLYD E .OS8/8NYGX/SrACLOGN. fM 6XALL� /AYGYll'A/P17X. OA le n ./ cam AbrG..�c.'i2 �. C f Ala < /1 � 2WA TXCN,_.•••a••• vR .nrGr /Exis7W , AG c. wrau Wr TYPE /tl• 1.Lf ays A'CS• fX(/CA9rfG1'i X G ab 0.427. r!\9.: G/YOr.es 3/AD Z <FSVr65G. 12lil 08.101 -1.,..835. r8A ./ w.4cl ' fm /am.. — mm.a.•rc odAe tow., s.:er••r 35 .. •216. AE..cwCD 11,71.ex.S2AY9. CURB & GUTTER 6•D �C GA*, :7.C•Wr. N? 1,..• :,35•2 <.f•i�Ab Gr/37/8.8 A A 0f•38ne1vr NfC/7.7C —d f (7rl/ nr w.f lY // 1.400' A'/lAMnYM TYPE f(n L (py3/!�L/rr/Y".tL/AXA.TE070 Q�V�#/ E.GA.K QtAssf6 F EM / `j u2 / A. ELCE A'P/18 , n i tc D TYPE 2 CONC. W �� - 72'" A.. C.77••• OrF(Q7GL'.Ary �� _ ,_' G..L Ar W • O B REVISED SECURITY FENCE .°1 T / euerrree7� BANL _ _ i / A ` 0.g LAYOUT \ , ;41 _ SECroN �� — / P•58 P•58 sAwoi /sic rvF � ' Wi , ! *M 1 i \ ;7...5 ;7...5 . ccarn• MV m1W 'S C!!../1Y F{+•LA . GX/9(Lt1RGTKWE MM(L. //s6 AEEb• O7 � .r ∎ •73 " f . d/Sra3 Atl•w2A6 GATE E%ETNG C8 * I ,rYKC _�� rte_ \ma �!"��. • EXLST79 C B *102 OAP ALI.Yn /!WInNA/C/.r. w1acMG. r—'2 .6.7" GVCC AA ��R e �� . P E✓ / WF.4 •0TO LX*S7 ry S .+(2rAR1c. .eiAMrLAUS+K 2DAT i'.3.0MA✓ AIL % /7"OFA „G 70�'F ,� ,0' • i ,. 4 0 /7N �v nn, 1 r. ••••• notes 7L1•a WlAFA 7 T LV iV377MS /JWMY. LY/ AT /STAY DRAwX.s7N6ff Fi e,,,e ere ..-s .�.:GE• • . ......c rr 1 r.Y.cG✓Et' lv..� ,*W a2&1,2raV • IRA If +•r 7.9 d /9/ • BLDG. 9 -130 BLMING FACILITIES DEPARTMENT BLDG. 9 -140 MARSr 7Ve e• AEY I'(TA/a)67 AA.t/Jf/'/77.347/1. ,a ce.. 0.3AO 4CrO e Ar•NA'r Aviv/A (// 13 ❑ AUBURN, WA. 98002 0 EVERETT. WA 98201 1: KENT, WA 98031 (] PORTLAND. OR 97220 RENTON. WA 98055 • SEATTLE, WA 98124 RELOCATED PEDESTRIAN SLATE GATE AM82 V. tact—NO./...m 8FW r.rREriruEM{ L a ar/.nR O uG•RLTUMt CO(J(R••.M �.w Ert r ga , Kl CO(r(R M(A Nf I G RML 6.'4bU5 // F � . � n4 YCRN mGRETEPAV.4{ 11 imEZI •C PA•G PATP. � R T-E,SrtC i ti ”'“ SLOWS r- rt•wvuywr D m•0< r■>en =7.e r.n,POnr 7•7. Re 1T/Orr1p1S}r� GT UP•MAJA1Nr lea RYRCram••• n BPPRO EC ..tP01 SCOPE PAPa,l:t01 • CU0lFi5 CNbMEE N'M PrFM(0 •N CONtg1 PCP, 4 SUSS Mc • SEWER OE LEST Uuru,4 w•r u0 SOU.. MO RACE SUESS OS. •r CEMEALNE a EAST •:LAC v.W r.•r •:p sLAQ vLACE. fEEL•nd, AS AS RE E u•PE S SCA ^ JFNh•TEESCD.'R1 SENT SCII. DATUM EQUALS IONS CPUS” •ENA•t SUAVE. QAT. PLUS MO IP. f OW'n EXISTING FEATURE: LEGEND Ott ATJ'F /1680/.4✓ r' -_ �,P7- 07G4778 y/Wr 77. ` ,� /IUS/A3Yr�/^ .2YlJ SrL lEatbG Vt F.o 171=A6 LG4/6 ALCM ST Oo M.•••7- PA ✓KMC sxvs 70,147 ...E:.r36•6e4113. CIVIL PLAN C cne Aw NNr '1/ ✓35.250 "MN: f tOI..• T ' 2 AREA KEY MAP COVERED WALKWAYS B M.A. DEVELOPMENTAL CENTER DC 4.798 RELOCATED GUARD FIEN FLOOR 745, TYPE E GAB AREA 1 c SCALE: T' =20' :C4E2C aSEAWerIS C -1 901303 5.33-03 ,.f nl x 109'000- 1157.CA ��:'... _ 11@ APR 1_g 1991, .CITY. OF TUKWILA • PLANNING DEPT.: ' •§ : » " OX/677A/& I DO, OW /88/717„718V 7183 P.CONNECTION AT EXIST. CANOPY • canopy layout covered walkways landscape improvements •:toe saw don fay. 7113 • • ' •• • 9 : - . 10. • : • 11 luz4e.ambuirt 12 DWG NO ,• • . . rn . • • 0 1- z m m m m .9 • ' • • .■ , :. 1 4.24 , :tp /6E'Jf 0 • • comvrer io two Cio: 4,r67;40: Via" CAPPED M,4/AL..41.WA/10;; aPNIAL VALVE WXE EXI*TrWb. AelY/U.AR.riller,• : • w/KMAT K.4/..vE sof BLDG. /5'r 9-65 15re ele 0 ed ay elt0 lo 0 /5691 AREA 4 BLDG. 9-98 Pr —.1.-111/ 0 /5 I BLDG. 9-90 1 EX/97: /V APPROVED it" NV Y4 - .RIMMERFR1/ InIlEr. I 0 0 0 /5 /Ea /52 0 v.& • AREA 3 /5097" /56t AFAIDAVAVAff FACILITIES DEPARTMENT • 0 "" 1 2 3 V 0 BLDG. 9-120 ACCEPTABILITY THIS,DESIGN:ANDIOR SPECIFICATION IS APPROVED APPROVED BY DEPT. DATE DRAWN BY CHECKED ENGR. CHECKED APPROVED APPROVED /5 EST DATE -ci: Ott -I /6W ;84.&./ 84. / SUBTITLE TITLE - I R R IG A T IO N COVERED WALKWAYS B.M.A./DEVELOPMENTAL CENTER D.C.A. 798 FEB 1 1 19911 CcrY OF.TL-1-1-(VVILA NANNING DEPT. ency Review AREA 2,3,4 STATE OF WASHINGTON RIGISI =RED • IAND4CArt. AnCHITECT ALVIN 0. DEES CERTIFICATE No. 209 • • , ,,...• • • .,,