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HomeMy WebLinkAboutPermit 91-03-DR - E & H PROPERTIES - DUWAMISH OFFICE PARK DESIGN REVIEW91-3-dr 91-02-v 91-03-v epic 23-91 Permit 91-03-DR - E & H PROPERTIES - DUWAMISH OFFICE PARK DESIGN REVIEW Sound � �— Co I pllon 10717 NE Fourth Street Bellevue WA 98004 Fax: 206/646 -9694 206/455 -1822 October 1, 19Q1 Ms, Denni Scheferin Project Planner City of Tukwila 6300 Southcenter Bouleuard Tukwila, Washington 98188 (206) 931 -3663 RE: Duwamish Office Park -Phase II 30 Day Extension Dear ms. Scheferin: As per our phone conuersation on October 1st, I am formally requesting a 30 day extension on our Duwamish Office Park -Phase II project. The Duwamish Office Park -Phase II will be reuiued in the next 30 days, The project has been on hold for some time due to the fact that Boeing was re- eualuating their long -term goals. Boeing has completed this re- eualuation process and will definitely be making a decision on their needs (including The Ouwumish Office Park -Phase Ili within the next 30 days. The Duwamish Office Park -Phase II will be reuiued in the next 30 days ir- regardless of what decision Boeing inuokes, I thank you for your time and consideration, Sincerely, Roger J. Blaylock OCT 03 1991 CITY Jr i UiiVU{LA PLANNING DEPT. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 cc: Ron City Engineer MEMORANDU PHONE # (206) 433.1800 Gary L. VanDusen, Mayor TO: FILE NOs 91 -3 -DR, EPIC- 23 -91, 91- 4 -SMP, 91 -02 -V: Duwamish Office Park Phase II DESIGN REVIEW FROM: Denni Shefrin, Associate PlannerQ. DATE: August 5, 1991 SUBJECT: Project Status No further processing will occur for the following project applications: 1.Design Review 2.Shoreline Substantial Development Permit 3.Variance Should the applicant wish to proceed with this project, new applications and associated fees must be submitted to the Department of Community Development. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD. TUKWILA, WASHINGTON 98188 PHONE # (206) 433.1800 Gary L. VanDusen, Mayor June 27, 1991 Mr. Eugene Horbach E & H Properties P.O. Box 598 Bellevue, WA 98009 Subject: Duwamish Office Park, Phase II Dear Mr. Horbach: The planning staff in several recent meetings has requested a letter of confirmation from the City of Seattle to be provided by you specifying the terms of the lease agreement pertaining to parking on the north portion of the site within the utility easement. The letter has been requested by staff in order to verify that land would be available to accomodate the amount of on -site parking necessary for this project as proposed. Because the initial submittal deadline of June 14 was not met, staff agreed to extend the deadline to June 19th. It was stipulated that the letter of confirmation must be received by this date in order to meet all tentative dates previously discussed for the SEPA Determination and two public hearings. Because information has not been received, the SEPA determination and all related permits have been placed on inactive hold for a three month period. Should the letter not be provided by October 1, 1991, the applications will become null and void. Feel free to contact me at 431 -3663 if you have any questions on this matter. Sincerely, Denni Shefrin, Associate Planner cc: Roger Blaylock Curtis Beattie Ron Cameron -J 4: a a! • A • : • • • • 1. • • • f. ■••■•••■■••• •■•■■ s :rn ••• I n \V/ 1111 MAY 3 1 1991 ,or./7/77.ev PLANNING DEPT. # _frav - Wei4g4r,e4 • ••• • ••• e a • V..0... •■•• •P - • - • • - -" - , 7 `' • .1 , . fylAY 3.1 1991 CITY UFluivivtLA PLANNING DEPT. ray 31 1991 G4 FY U f ur.vviLI PLAN MNG DEPT. ..0 r > ..7.71 n • CAD Z (nru • CI '7 c m . r 4••••••■■•••••••••■•■■••• ■ • •••■■•••••■••••••0■0.7.1•101w. • May 23, 1991 Ms. Denni Shefrin Assoc. Planner /Tukwila Planning Dept. City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Reference: Duwamish Office Park - Phase II Dear Denni: Attached are several additional sketches for your review prior to our meeting tomorrow. In an effort to review and discuss as many issues as possible, I have asked several of our consultants to join us tomorrow. In addition to Mr. Horbach and Roger Blaylock, there will be three of us from our office, our landscape architect Mark Weisman, civil engineer John Anderson, and traffic engineer Gary Norris. I look forward to our meeting at 9:00am. Sincerely yours, CURTIS BEATTIE & ASSOCIATES ARCHITECTS l Curtis L. Beattie CLB /mk Encl. cc: Mr. Eugene Horbach Mike Mastro Roger Blaylock \ CURTIS BEATTIE & ASSOCIATES Architects 3131 Elliott Ave. Suite 270 Seattle, WA 98121 (206) 282 -8512 cgralWid MAY 2 4 1991 CITY OF TUI WILA PLANNING DEPT. • • Butler shrutn fs p.) .r a e Landscape Schedule Omorr1mm Ira ►rruelY• �trti� /rr rl� - tvt H )-1. arimAggo 1-21•11>levd ---------- 5 vcreis (3).e_04 C(0)@ IZ. IO ".. 771,00 pARKINI6 oFF YRN\ MAY 24 1991 Lt lur■vvo...tik PLANNING DEPT. -- Mil/YAM 1C ctff MRE1W/pm r MAY 2 4 1991 . Ci I Y OF luAVviLA PLANNING DEPT. VIEW LOOKING SW FROM PAC HWY AT EYE LEVEL COVERED PEDESTRIAN ARCADE ALTERNATE • REDUCED ENTRY PLAZA ALTERNATE b... %,,, SZS -->, T2/-1.1 1 T`IOr■I a2eA too 4, 4 At_'T * Z. c --Come. -�-- SZ4 (MAY 24 1991 ) cm. Lit.: PLAN1 3 GI 1 - 1 J OM. ALT -I %TV ft•::0-:- • , , • O.° MUM Mee r . :'• ****** A I. • . •.; . • ...... -'"-. 4 , ,■91 j, , • ti‘ • ".; if. ' • May 21, 1991 Ms. Denni Shefrin Associate Planner City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Reference: Duwamish Phase II /Arch. Job No. 8842.0 Dear Denni: Attached are some additional isometrics and sketches of various views of Duwamish Phase II. One alternate shows an increase of landscaping at the intersection of Pacific Highway South and South 112th to burm up to the mid parking level. This does much to reduce the impact of the parking garage, but does loose about 20 parking stalls. In your memo of May 17, 1991, you noted a number of building /design comments on the project. I think that we have or are in the process of addressing all of them. The following summarizes our status to date. Site Plan /Building Design We are working with both our landscaping architect and traffic consultant to maximize the pedestrian amenities at the street terminus. We are also looking at how the street can function as a pedestrian way as well as for vehicular access. Building /Design 1. The submitted alternates relocating the building to the east has impacts on both entry access and parking. Because of the necessity to align the first curb cut with the one to the upper parking deck of Phase I, alternate "B" becomes extremely impractical in terms of shortening the visitor access to the building entrance. In addition it does expose a significant amount of parking between the building and the river. Alternat "A" allows a more effective use of the plaza area adjacent to the river`'and may be a reasonable compromise. It does mandate that the rear plaza be eliminated which served as a base /platform for the building (this is addressed in item number 4). We are now studying the impacts on parking and will be able to discuss this more thoroughly on Friday. 2. I think that the alternate sketch of the parking bound issue quite well. The one aspect that we will continue that of pedestrian access into the parking level from t CIS: CURTIS BEATTIE & ASSOCIATES Architects 3131 Elliott Ave. Suite 270 Seattle, WA 98121 (206)282 -8512 t o I I) i i I . ( . _ N I).) is a d. MAY 2 1 1991 CiT1' 0 F T Or V'J LA f' N Dm MT 3. The building entrance by nature of its height, width, and focus will be a dominate visual element. We have not yet fully addressed the_ components of it but as discussed on May 10th. We will look to enrich the use of materials. We feel that an entry plaza is an important function, but will consider narrowing it up somewhat by moving the curb in rather than the structure out. We will have more detail on this Friday. 4. I concur with your comments about the outside plaza on the northwest corner. However, the intent was more to provide a base for the building to sit on by doing so we were able to set up a colonnade on that side and help break the scale down somewhat. We are looking at eliminating this plaza. This will add some square footage out to the building line. We will also have to deal with the building "Floating" over the parking level. The isometrics of the original proposal and the two alternates show this. 5. It is our intent to use 24" x 24" precast concrete pavers on pedestals on the outside plazas over structure. These can be enhanced by a pattern of color and or texture. Most will be bordered by narrow planters. 6. The terminus of South 112th will be enhanced as much as practical given the requirements for parking access. One of our isometrics shows the relationship of our terraces to the building corner. The landscape architect is now reviewing alternatives to provide a compatibility between public and private spaces. 7. Mr. Gary Norris from William Popp and Associates will be at our meeting on Friday to discuss the requirements for South 112th and the driveways. Thank you for your comments. I hope that we were able to address them in a concise manner, and expect to have the additional studies by Friday to enable us to come to a consensus the design issues. Sincerely yours, CURTIS BEATTIE & ASSOCIATES ARCHITECTS Curtis L. Beattie CLB /mk Encl. cc: Mr. Eugene Horbach Mr. Mike Mastro Mr. Roger Blaylock , 1' N • ALTERNATE • B AT NW, CORNER • NEAR 112th ST TERMINUS CORNER CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUK{VILA, WASHINGTON 98188 May 17. 1991 Roger Blaylock The Blaylock Company 10717 NE Fourth Street, Suite 9 Bellevue, WA 98004 Subject: Duwamish Office Park II, Meeting Summaries for May 10 and May 15, 1991 Dear Mr. Blaylock: The following items were discussed at meetings held on May 10 and with Curtis Beattie on May 15, 1991. As discussed at the May 10th meeting, a public hearing for the required variances cannot be scheduled until the SEPA determination has been reached. A hearing date has been tentatively scheduled for July 11, 1991; pending how quickly the revised submittal is received and how quickly the Public Works Department is able to review and provide comments. SEPA Several issues must be resolved in order to make the SEPA determination. A list is to be provided which specifies all SEPA issues and mitigation measures as agreed to at the May 10th meeting. Traffic Management Plan (TMP) The TMP should be incorporated' into the completed traffic analysis to be submitted by May 20th. (See METRO's recommendations enclosed.) Schedule The sequence of permit review /app would occur as follows: 1. Shorelines Notice 2. SEPA Determination 3. Variance 4. Shorelines Permit Decision 5. BAR /Design Review Site Plan /Building Design 1. Provide a focal point at the river by maximizing the river 2. Integrate pedestrian linkages pedestrian plaza at the 112th PHONE # (206) 433.1800 Carp L. 4anDusan, Mayor June 3, 1991 June 6, 1991 June 11, 1991 June 25, 1991 June 25, 1991 end of 112th adjacent to the as a pedestrian amenity. from Pacific Highway to a St. terminus. Consider a Page 2 sculpture garden and /or othe Provide a concept plan incor 3. The traffic analysis should function if reduced to a two River improvements. 1. The path should be an all- weather surface with a maximum separation of 20 feet betwe n the proposed building. The surface type should be acce• table to the Fire Department. 2. Grasscrete or similar enhanced surfacing should be provided between the river path and he rear parking area for fire access. Building /design. Two additional design alternativ provided at the May 15 meeting. be submitted by May 21st. The fo upon these alternatives: 1. Orient the proposed buildin Highway and 112th St. to pro to the transit stop. 2. Enhance the parking area bo Highway /112th St. intersect form used for the office bu 3. Enhance the building entran entry structure closer to t 4. Due to the lack of natural area on the north elevation 5. Specify design the design d 6. Demonstrate how the buildi relate to the river enviro staff's review. 7. Based upon the completed t necessity of aligning the a south sides of 112th St. Utility Easement. Provide a copy of the lease term for the lot north of the project on -site parking requirements and for this project. The applicant should coordinate Public Works) to resolve draina issues. amenities at this location. orating design features. discuss how 112th St. would way, two lane width. s to the original submittal were Cross sections and sketches will lowing are recommendations based towards the corner of Pacific ide for better pedestrian access ndary adjacent to the Pacific on. Incorporate similar design lding. e. Consider moving the front e circular driveway. ight, reduce the outside plaza tails for the outside plazas. g and 112th St. terminus will ent. Submit concept drawings for affic analysis, determine the cess driveways on the north and greement for the utility easement ite. The lease term could affect the total building area permitted with Ron Cameron (Department of e, access and public improvement Page 3 1. Completed traffic analysis 2. SEPA impacts, mitigation and conditions list 3. Shoreline stability study 4. Design alternatives for the building 5. Concept plan for plaza areas /112th St. terminus 6. Lease term agreement for the utility easement 7. Cross sections Sincerely, N, Denni Shefrin Associate Planner cc: Curtis Beattie E. Horbach Thaddas Alston Kent Anderson Ron Cameron Phil Fraser enclosure In summary, the following should be submitted no later than May 24th: The next meeting has been scheduled for May 24th at 9:00 a.m. at the Department of Community Development to discuss the items listed above. It is anticipated that all SEPA issues will be resolved by the second week in June. Please feel free to contact me if you have questions related to the contents of this letter. Ep =oyee Transportation„ Services Pevision Qgte_____ 90 MARKET DE VELOPMENT COMMENTS• ,tntroiljq ion 2. Metro staff recommends that the proponent be required to undert following transportation demand management (TDM) actions as a cond3` approval. • • Metro staff recommends the above referenced project be require: Transportation. Management Plan (TMP) that. includes the following Appoint a Transportation Coordinator to promote and coordtntt of public transportation and high occupancy vehicles. a Initiate err alternative work hour program. Design and implement a guaranteed . ricks home. program. Ar �' o ,tpsidit A Provide a free one -month bus pass.,to tenants. at the time of e; 1, tenant occupancy (peak hour, two zones). 2 Provide a free one -month bus pass, to purchasers of.new homes (r hour, two 'zone").. '• Provide a financial''subsidy for employees who. use HOV. o .f4n]i, • i 1- Distribute site- appropriate transit and ridesharing informatir•'i tenants and annually to all tenants. 10 - Distribute Site-appropriate transit and ridesharing informat3 oi: • purchasers of new homes. Display site- appropriate transit and ridesharing information 37! prominent public locations. Site_ Desk • Provide a bus stop passenger landing pad. Provide secure bicycle parking. Conduct transportation surveys /monitoring. • -19-10E) 4 • 1 , Develop a site plan that shows how access to transit and rider.h;• have been considered. Provide lighted and hard - surfaced sidewalks or pedestrian pat facilitate safe and convenient access to transit or ride!harE• Sr' locations. May 14, 1991 Mr. Jack Pace Tukwila Planning Department 6200 Southcenter Blvd. Tukwila, WA 98188 Reference: Duwamish Office Park Phase II Dear Mr. Pace: Attached are several sketches of alternate site plans with the building foot print relocated closer to Pacific Highway South. The farther we move to the east, the greater separation from the river. Alternate "A" is perhaps a middle ground in allowing a larger plaza outside the proposed cafeteria. Adjusting the angle of the building greater than 90° causes several problems: The column grid for parking reduces the efficiency by coming off the 90° orientation; Similarly, the layout for offices and workstations is not as efficient where the wings do not tie together at 90 °; and finally, the focus on the entry is reduced by opening up the angle. Ultimately I don't think that this helps to relate closer to Pacific Highway South. The triangular site makes a strong orientation to Pacific Highway South difficult. But for pedestrians and bus users I think that we can develop reasonable covered access through the parking garage, similar to what was added to Phase I. We have looked at the street end and feel that we can accomplish much of what we talked about with respect to public access, strong focal identity and some public street end parking. I look forward to going over this with you tomorrow at 3:00. Sincerely yours, CURTIS BEATTIE & ASSOCIATES ARCHITECTS Curtis L. Beattie CLB /mk cc: Mr. Gene Horbach Mr. Mike Mastro Mr. Roger Blaylock CURTIS BEATTIE & ASSOCIATES Architects 3131 Elliott Ave. Suite 270 Seattle, WA 98121 (206)282 -8512 C MAY 14 1991 Ci'i'Y OF i Ur:vVILA r LANN.Nr r,rp CITY OF TUKWILA 62u0 SOUTIICENTER BOULEVARD, TUKWILA, WA SIIINGTON 9818 May 7, 1991 Roger Blaylock The Blaylock Company 10717 Fourth Street, Suite 9 Bellevue, WA 98004 \ ')Ctgqj aihuo PHONE # (2061433.1800 Gory 1.. VanDusru, Mayor Dear Roger: Subject: Duwamish Office Park II As a follow -up to our May 3rd meeting, the SEPA checklist should be completed by the middle of June with the variance review tentatively scheduled for July 11, 1991. This schedule is the result of submittal delays and a change in scope of the traffic analysis. The hearing for the variance and design review cannot proceed until the SEPA dtermination has been completed. As discussed on Friday, the information below should be provided in order to meet tentative meeting dates of July 11th for BOA and July 25th for the Board of Architectural Review: 1. documentation of the South 112th Street water easement; 2. parameters for the proposed Transportation Management Plan; 3. revised traffic study; 4. additional archaeological information Information concerning the water easement should include the easement and water line dimensions if available. Our next meeting is scheduled for May 10 at 10:00 a.m. to discuss the above issues and issues related to project design and siting, variances and SEPA review and mitigation measures. Feel free to contact me at 431 -3663 if you have further questions. Thank you. cerely J 0, .,D ail e rin Associate Pla i ner cc: Kent Anderson Thaddas Alston Curtis Beattie iull 01 7 1 • -t• rrt 7,g rY otten'oe 'tot r CUIii A!7;-;(..)CIAIM; ARCI IITECN Gam. E BULDING.ELEVAT I • • SITE SECTION L PARK • I • „: •;, F .-11.r" (W IWA I I Ill S „AYA A14111 I I 5 NESE 11= =MN .• • FIRST FLOOR•PLAN .41141 I il, o ARK II .1411 • Aft, 5 Fg a - -I- CUM 1S IWAI 1 ASSC X'IA1 1:S ARC'Hl 11:C I S Limo 0111111111•1111111:=11MIMM=MI =11 EN•1111!IMIIMII TYPICAL FLOOR PLAN SITE STATISTICS Sr.E AREAS PARCEL .^.5560 SF. PA2'EL H' C4413 5F. TOT,::. 33CO33 SF. 31236 IF F.E. 1Q.5 2%.111 Ec C.SR.^C45 5'. STRGT1.7. P■RS.I6a 3"!2 5F. PACC,TG F'FC'�E,7 '.65 S11:! 5 t3 S:LL5 ..CCC 5F. o4!+411 .a+... +t rPL1A1T' 'SOUTH 112th STREET 1 E.iatina Silver Maple to remain Barrier shrub Ary'p.) • 610 20 40 SCAM 1 P� ANCI APE LAN Landscape Schedule a o� .-.-e - ,.a- 1.64151440/ ."'� x -.4144 11" mup ■ 3 t.tv 7 . . , .. . .r...,.,.,,...,t4z,_:,.......______,_ 344..U.,.•...-••-■,-.-.....14,•■■■••,,,,,',i '.....................,..,,....„. ,I, ..,....... . .........'• ...'.---.'1 / 01., .. ''.... .1, s •••'-'14.iart . ._,....-... - .'" . ....- .. ALL COPYRIGHTS RESERVED © AEROLIST PHOTOGRAPHERS INC. 12830 Interurban Ave. So. Seattle, WA 98168 (206) 2465900 FAX (206) 2469077 9 -2c —wv 01iN( 1 0,1 JAN 91 1991 Cl i'Y 1) F Tt. .. Pilo` JlNe � , L/ +' T '«Urn1kY'.t'ii$':��:: +d3kC'��L'.l•f:.<!!r,,. .. �....,.•.r_. .. .. .._...... (F' 20(IIf1G CODE URRIFf10E G LICRTIOfI- HEIGHT & PRRKIfId .' 1/91 ZONING CODE VARIANCE APPLICATION • CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT FOR STAFF USE ONLY File Number Cross - Reference Files Receipt Number: Planner 1. 41(ce4/ 0/1son . BRIEFLY DESCRIBE YOUR REQUEST: E & H Properties is requesting two' uariances from the prouisions of the King County Shoreline Master Plan which is being implemented by the City of Tukwila ouer recently annexed areas along the Duwamish Riuer. The first request is for a height uariance from the King County Shoreline blaster Program Section 25.16.030(B) General Requirement which establishes a maximum height of 35 feet for any building within 200 feet of the shoreline. The second uariance to the King County Shoreline Master Program Section 25.16.030(E) (1) for parking is to allow surface parking set bock 50 feet from the ordinary high water mark. A separate exception to the City of Tukwila's height limit of 45 feet in the M2L Zoning District wiitl be reuiewed as part of the Board of Architectural Reuiew. Page 1 HEIVINR,J JAN 31 9991 CFTY OF TUkvv�LA PLANNING DEPT. ZOninG CODE UARIAf CE ( <?LICA i IOl - PRRKIf1G & HEIGHT( ! 1/91 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection) Quarter: SE Section: 4 Township: 23 Range 4 (This information may be found on your tax statement) 3. APPLICANT: name: E & H Properties Signature: OWNER Address: P.O. Box 598 Bellevue. WA 98008 (206) 454 -5959 e Date: January 10. 1991 P one: * The appli 't 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. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: E & H Properties Address: P.O. Box 598 Bellevue. WA 98008 Phone: (2 6) 45 -5959 I/WE,(signature(s) swear that I /we re he owner(s) or contract purchaser(s) of the property in olved 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. Page 2 Date: January 10. 1991 ZOnInG CODE UARIAIICE A, LICATIOf- HEIGHT & PARKIN 1/91 . 5. WH IS THIS URRIAfCE BEIf1G REQUESTED? RESPONSE: The uariance is being requested o allow relief from the height standards i rnposed by implementation of the King County master Program design standards: 1i 35 foot building of a '...non -water related commercial deuelopment shall maintain a shoreline setback of either fifty feet from the ordinary high water mark or twenty feet from the edge of the floodway. whicheuer is greater' (KC. Chapter 25.16.070(E)). Thus a 3 to 9 story building could be located fifty feet back from the shoreline. At 200 feet back from the shoreline the building could increase to 95 feet or 5 stories This is assuming recessing the first floor of the parking garage half a leuel. The total building area could be approximately 520.000 square feet based on a parking ratio of. 2.5 parking spaces per 1.000 square feet. The design would spread out 200.000 square feet of office space on one floor The resulting bulk of the building would force people to walk as far as 600 feet to access the shoreline. The design' standards for the City of Tukwila encourage and promote greater use of the shorelines than King County. One way to accomplish this is to moue the people closer to the shoreline. In the past the City of Tukwila has encouraged deuelopments to be located closer to the shoreline for easier actiue pedestrian access and recreational use of the area along the riuer. This could be considered more of an urban design focus encouraging pedestrian actiuity and daily use not just weekend recreational use. On the other hand, the King County ordinance appears to isolate the shorelines area from the adjacent uses. This may be an effort to try to protect those areas instead of fully utilizing the amenities by integrating them into adjacent land use. This reduces the design flexibility to preserue the publics use of the shoreline encouraging access by creating new urban access amenities. In this case there are few amenities. The shoreline has been armored in the past and filled. Only one major tree exists on the site. Page 3 arum CODE URRIRf10E APPLICRTI011- HEIGHT & PRRKIf1 - " 1/91 Our uariance request is simple. We are proposing building 'uertical streets' by increasing the height instead of 'horizontal streets'. We are not increasing the allowable building bulk, instead we are creatiuely redesigning the building to to be stacked closer to the riuer and increase light and air. This design will also prouide easier access to the riuer by the office workers. 25.16.030' B. King County General Requirements Except in those cases when the height requirements of the underlying zones are more restrictiue, no structure shall_exceed a height of thirty -flue feet aboue auerage grade leuel. This requirement may be modified if the uiew of a substantial number of residences will not be obstructed, if permitted by the applicable prouisions of the underlying zoning. and if the proposed deuelopment is agricultural, water related or water dependent, In addition to the Uariance Criteria applicable under Section RCW 90.58,030(2)(b), the following three policy and design conditions stated in Section (25,16,030) General Requirements of the King County Shoreline management master Program must be met first: A, If the proposed deuelopment is agricultural, water related or water dependent; KI(1G C0Uf1T J OEFIfITIOf1S 25,08,600 Water Related Uses "Water related use" or "water related deuelopment" means a principal use which is not intrinsically dependent on a location abutting the ordinary high water mark but which: A. Promotes the public's enjoyment or access to the water; or B. Gains a cost sauings or reuenue- differentiating advantage, which is not associated with land rents or costs, from being located within the shorelines of the state that could not be obtained at an upland Page 4 I " f ZOfI(1G CODE URRIAfCE A PLICATIOl- HEIGHT & PHRKIIIG 1/91 USE: location; such uses include but are not limited to residential development, boat sales or restaurants. The Duwamish II Office Complex should be considered a 'water related use because of both the project's architectural and site design components. which not only 'promotes the public's enjoyment' and 'access to the water.' but provides an improved public park -like access to the Duwamish River along the shoreline at no cost to the public for either development or maintenance. This is accomplished by creating outdoor terraces where the workers can en joy the scenic river view and by creating more visual access from the building to the river instead of creating a squat lifeless building. B. If permitted by the applicable provisions of the underlying zoning; The property upon annexation into the City of Tukwila was designated m -2L DISTRICT - -HERWI IDDUSTRIRL /SPECIRL LRIIDSCRPII1G. This use allows any principal use allowed in the (n -1 or (n -2, which under Section 18 »0.020(13) allows: "Commercial, professional, and business offices and seruices," Therefore an office building is on allowed use in the m -2L DISTRICT -- HERUJ IfIDUSTRIRL /SPECIRL LRIIDSCRPI(1G. HEIGHT: Height limitations are created in the Tukwila Zoning Code under Chapter 18,50 HEIGHT, SETBACK MD AREA REGULATIOf1S. Specifically Section 18.50.020 (Table 1) sets the maximum building height at HS feet in the M -2 District. Building Height Exception Area (Map 2) identifies the sub ject site as allowing a height up to and including 115 feet with B.A.R. Pale 5 ZOf1If1G CODE URRIAf10E APPLICRTIOf- HEIGHT & PARKING SUmEAR9: Authorization of building height greater than the heights contained in Section 18,0110.020 (Table 1) up to an including one hundred fifteen feet in the areas of the city designated on map 2, shall be made by the planning commission acting as the board of architectural reuiew pursuant to the guidelines and procedures specified in Chapter 18.50, (Tf lC 18,50,0110) Building permits for structures exceeding the basic height limits, no building permits for structures which exceed the basic height limits may be issued until such time as the planning commission has reviewed and approved an application for height exception, All applications for- building permits for structures authorized under this section shall conform strictly to the plans approued by the BAR in its grant of exception. (TITIC 18,50,060) Therefore the variance for height exception is specially allowed sub ject to the design review process of the 111 -2L District. C. If the uiew of a substantial number of residences will not be obstructed; The subject site is located in the . center of a planned heavy industrial area that is currently under development. Some single family residences he just to the west across the Duwamish River. These residences will eventually be redeveloped into industrial uses, The nearest existing residential area that is planned to remain residential in charater is approximately one -half mile away. This residential area, southwest of the site, lies on a plateau more than 115 feet above the valley floor. Therefore, the building elevation will not be any obstruction of uiews from residences. The proposed development complies with all three of the policy criteria in Section 25.16.030; therefore it is appropriate to apply for the variance. Paoe 6 ZO(lI(1G CODE URRIA(10E k-r'LICATI011- HEIGHT & PARKI(1G 1/91 6. GOES SOUR REQUEST MEET TH.E UARIA(10E CRITERIA ? RESPOOSE: HES. The Board of Rd justment will base its decision on the specific criteria shown below, you are solely responsible for justifying why your property should not have to satisfy the same deuelopment standards which all other properties /projects must meet, The Board must decide that your uariance request meets all fiue criteria. Be specific; a "yes" or "true" is not a sufficient response. Additional sheets should be attached if needed. The Planning Staff has prouided some examples to help you respond to each criteria, Please feel free to use or ignore these as you see fit. The Board will make a decision based on the bold criteria, not staff examples, * *110TE The Board of Ad justment would normally base its decision on a specific criteria delineated by the City of Tukwila, Howeuer, in this case since, the City is implementing policies and criteria adopted by King County, the criteria from King County and the State of Washington must be utilized, 6,R (City of Tukwila) The variance shall not constitute a grant of special priuilege inconsistent with the limitation upon uses of other properties in the uicinity and in the zone in which the property on behalf of which the application was filed is located, Example: Explain how your requested uariance would not giue you a special priuilege in your use of the property in relation to the requirements imposed on adjacent and neighboring properties and on properties with the same zone classification. (King county) That the uariance authorized does not constitute a grant of special priuilege not en joyed by the other properties in the area, and will be the minimum necessary to afford relief, Page 7 ZOf IfO CODE UARIAf10E LICATIOf- HEIGHT & PRRKUIG ( 1/91 RESPOf1SE: Strict application of the height standards would: (1) reduce and discourage public access and use of the shoreline by spreading the building out ouer the entire site and creating a uisual barrier; (2) unreasonably limit the floor area on this unusually- shaped lot which is presently constrained by regional power line and water line easements that are located on the northern and southern boundaries of the site; (3) reduce the amount of potential landscaping along the shoreline by forcing the construction of a 35 foot high wall 50 feet back from the shoreline This building design will prouide additional horizontal landscaping adjacent to the shoreline in the form of terraces. The aesthetic perception will be enhanced by the uertical dimension. COf1CL Specifically. the pie - shaped lot dramatically creates an aesthetic dilemma. R 500,000 + square foot building could be theoretically constructed on the site under the existing codes. The effect would be a building that is squat, and basically insensitiue to the shoreline. The shoreline itself is an amenity that should be utilized and enhances. Reconfiguring the bulk of the building accomplishes this by not only encouraging more public use of the shoreline, but providing uisual access through aesthetic uistas for more of the office workers and increasing the landscaping as a part of the building. The primary intent of the Shoreline management Rct of 1971 was to OBTRID ROB EF1COURRGE 'public use of the shoreline. The recently completed Boeing Credit Union office building. developed under City of Tukwila standards, not only provides public access to the shoreline, but encourages 'pedestrian use'. This is a result of the architectural design of the building and the physical proximity to the shoreline. Similarly. Ouwamish II can dramatically increase the opportunity for public access. Page 8 ZOflIfLi CODE UARIAIICE iCATI0f- HEIGHT & PARKIIIG C 1/91 6,B (City of Tukwila) The uariance is necessary because of special topography, location or surrounding of the sub use rights and priuileges permitted to other pr which the subject property is located, Example; Does a special property characteri- combined with the zoning code requirement, pr manner of adjacent properties or other like - RESPO(1SE: Special circumstances should not be due to: 1 owners (i,e„ deueloping or subdiuiding propert build parcel) or paying more for property tha potential; or 2) actions which haue already be condemns a portion of land for I -5 constructi diminished ualue of the remaining parcel, (King County) That the hardship described in WAC 173 -19 -1 conditions such as irregular lot shape, size, o the master Program, and not, for example, f own actions, Hardship is the result of the triangular shop shoreline. The power line and water line ea limit the functional use of this lot. The Kin do not encourage reuitalization of the shore the City of Tukwila. The City of Tukwila en friendly enuironment for its shorelines that en joy ment. Page 9 1I ircumstances relating to the size, shape, ect property in order to provide it with perties in the uicinity and in the zone in tic such as size, shape topography, -uent you from using your property in the oned properties? .actions by past or present property which in an extremely difficult to was justified by its deuelopment •n compensated for li,e„ the State n and compensates the owner for the 0(1) (a) aboue is the result of the unique natural features and the application of om deed restrictions or the applicant's of the lot and the curue of the ements isolate and significantly County master Program standards ines as do the design standards of ourages the creation of a user promotes pedestrian access and LUI IIIII i_iii'L QflRi111 r' iuii IILlUi1 ix i'la K11 ( 11 J. 6.0 (City of Tukwila) The granting of such uariance will not be materially detrimental to the public welfare or injurious to the property or improuements in the vicinity and in the zone in which the subject property is situated, Example: Would granting your request cause an i harm, in jury, or interference with uses of adjacent and neighboring properties? (t.onsider traffic, uiews, light, aesthetic impacts, etc.) That the public interest will suffer no substantial detrimental effect, RESPOf1SE: (King County) That the design of the project will be compatible with other permitted actiuities in the area and will not cause adverse effects to adjacent properties or the shoreline enuironment designation. CUMULATIUE CRITERIA . In granting of all uariance permits, consideration shall be giuen to the cumulatiue impact of additional requests for like action in the area, The project's design will allow a continuation of the public access that has been provided along the Duwamish River shoreline by Phase I. The existing rip - rapped shoreline will be enhanced to create a park like enuironment pleasant to the public. In addition: the scale of the proposed office building will be more compatible with the large scale office and enormous manufacturing buildings that are located to the north in the Oxbow manufacturing Park and industrial complexes adjacent to Boeing Field. This project appears to be part of the evolutionary process away from the dis jointed pattern of smaller manufacturing. Page 10 ZOnI o CODE URRIAf CE A r'LICATIOf1- HEIGHT & PARKI11G (� 1/91 The project's design not only preserves the natural amenities along the shoreline. but creates new uegetationol buffers, while encouraging public access to the shoreline. The proposed landscaping and, the building will create shadows that will help cool water temperature in the Duwamish Riuer and promote a salmon fisheries resource. King County enuisions the creation of a major recreational trail system along the Duwamish Riuer. This proposal would be a critical link in the trail system and in fact, would promote the deuelopment of the system at this time. The design of the walkway has been a discussion point between E & H Properties and King County Parks Department. As a part of the network of recreational trails in King County, this proposal will contribute to Tukwila's portion of the system along the Duwamish Riuer. The public interest. as identified by the Shorelines master Program. can only gain from granting this application. Public access to the riuer will be acquired. The shoreline will be preserued and landscaping will be enhanced. Planting will prouide additional wildlife habitat. Again, the primary benefit is gained by locating the building close to the shoreline so it will become attractiue not only for the shoreline destination user, but draw the office user into a daily uctiue use relationship with the shoreline. In turn, this will enhance the perceiued quality of life of the general citizen. 6.D (City of Tukwila) The authorization of such uariance will not aduersely affect the implementation of the comprehensiue land use policy plan. Example: After a reuiew of the City's Comprehensive Land Use Policy Plan, list any inconsistencies between your uariance and the Plan's goals, ob jectiues or policies. Page 11 ZOf1Ifl CODE URRIAf10E F, ' LICATIOf- HEIGHT & PARKIf1G 1/91 RESPof1SE: Most of the shoreline along the Duwamish Riuer in this uicinity has preuiously been eueloped under King County Standards. Redeuelopment of some of the older uses will allow a blending and transition from the deuelopment completed in King ounty with the proposed al ]ndards of Tukwila. not g anting the uariance would eliminate the possibility of blending the design of si e into the generally accepted existing pattern of development in Tukwila. It w uld require a continuation of the old style of deuelopment in shoreline areas from King County that is presently inconsistent with deuelopment standards of the C ty of Tukwila's Shoreline m aster Plan. 6,E (City of Tukwila) RES'Of1SE: The iro ject site is not the typical rectangular industrial or office site. Under the 'resent City of Tukwila codes a larger building than is being proposed appe rs possible to be constructed. However, this is not a typical industrial site; it is shoreline site. Preuious deuelopment in the area has turned their back. to the shoreline. Actually discouraging access and public use. Here is the oppo tunity to not only use the shoreline, but enhance the shoreline environment. The granting of such uariance is necessary for the preseruation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or uicinity, Example: Without the uariance, no uses for which your property is zoned (i.e„ for a single - family residence or commercial site) would be possible. Without the uariance, rights of use of your property would not be the same as for other similarly zoned property. Describe other alternatiues for use of your property. Why were these alternatiues rejected? Page 12 ZO(lI(lO CODE URRIRf10E Pic _ICATIOfl- HEIGHT & PRRKUIG The recently completed Boeing Credit ,Union office building, deueloped under City of Tukwila standards, not only prouided public access to the shoreline, but encourages 'public use because of the physical proximity of the building to the shoreline. Should not this site be given the same opportunity? The scale of the proposed office building will be more compatible with the large scale office and enormous manufacturing buildings that are located to the norlf l in the Oxbow manufacturing Park and industrial complexes adjacent to the Boeing Field. Our office project appears to be part of the euolutionary process from a dis jointed pattern of smaller manufacturing operations to the larger modern office /manufacturing parks. PRRKI(1G URRIR(10E The second variance to the King County Shoreline master Program Section 25.16.030(E) (1) for parking is to allow surface parking set back 50 feet from the ordinary high water mark. S. WHd IS THIS URRIAf10E BEI(1G REQUESTED? RESPOf1SE: Page 13 The variance is being requested o allow relief from apparent 200 setback standards for the location of parking areas adjacent to shorelines. There is some question as to the need to submit a variance since the language states: 'Parking areas serving a water related or a nonwater related use must be located beneath or upland of the development which the parking serues.' 1/91 The surface parking area in question is to the north of the office building and is under the City of Seattle Power Lines. It is landward of the building setback at 50 feet from the ordinance high water mark, but to assure that the issue is address we are submitting the variance for procedure. ZOf1IRO CODE UARIAf10E 14C .ICATIOn- HEIGHT & PHRKIf1G ( 1/91 In any case, the height of the landscaping under the ouerhead powerlines will be significantly limited. 6. DOES YOUR REQUEST MEET THE URRIAf10E CRITERIA ? RESPOIISE: HES. The Board of Ad justment will base its decision on the specific criteria shown below, you are solely responsible for justifying why your property should not have to satisfy the same deuelopment standards which all other properties /projects must meet. " The Board must decide that your variance request meets all flue criteria, Be specific; a "yes" or "true" is not a sufficient response. Additional sheets should be attached if needed, The Planning Staff has prouided some examples to help you respond to each ,criteria. Please feel free to use or ignore these as you see fit, The Board will make a decision based on the bold criteria, not staff examples. * *f10TE The Board of Ad justment would normally base its decision on a criteria delineated by the City of Tukwila, Howeuer, in this case since, the City is implementing policies and criteria adopted by King County, the criteria from King County and the State of Washington must be utilized, 6,A (City of Tukwila) The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the uicinity and in the zone in which the property on behalf of which the application was filed is located, Example: Explain how your requested uariance would not giue you a special priuilege in your use of the property in relation to the requirements imposed on adjacent and neighboring properties and on properties with the same zone classification. (King county) Page 1y ZOnInG CODE UARIA(10E FL i_ICATIO(1- HEIGHT & PARKI11G 1/91 . That the uariance authorized does not constitute a grant of special priuilege not enjoyed . by the other properties in the area, and Will be the minimum necessary to afford relief. RESPOOSE: The variance to allow surface parking within 200 feet of the shoreline has previously been approved in Duwamish Phase I. Granting this variance would allow a general consistency of landscaping widths along this bunk of the Duwamish Riuer. 6,6 (City of Tukwila) The uariance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to prouide it with use rights and priuileges permitted to other properties in the vicinity and in the zone in which the sub ject property is located, Example: Does a special property characteristic such as size, shape topography, combined with the zoning code requirement, preuent you from using your property in the manner of adjacent properties or other like -zoned properties? Special circumstances should not be due to: 1) actions by past or present property owners (i,e„ deueloping or subdiuiding property which results in an extremely difficult to build parcel) or paying more for property than was justified by its development potential; or 2) actions which haue already been compensated for (i,e„ the State condemns a portion of land for I -5 construction and compensates .the owner for the diminished ualue of the remaining parcel, (King County) That the hardship described in WAC 1 ?3- 19- 150(1)(a) aboue is the result of the unique conditions such as irregular lot shape, size, or natural features and the application of the master Program, and not, for example, from deed restrictions or the applicant's own actions. Page 15 ZOfIf1G CODE URRIR(10E rLICRTIO11- HEIGHT & PARKIf1G (. 1/91 RESPOf1SE: The property in question is 200 feet wide along the shoreline. . Typical landscaping can not be placed on this 200 foot strip because of possible interference with ouerhead power lines. The underlying zoning allows the placement of structures within the 200 ,foot setback; howeuer it appears to prohibit parking. 6,C (City of Tukwila) The granting of such uariance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone In which the subject property is situated, .Example: Would granting your request cause any harm, in jury, or interference with uses of adjacent and neighboring properties? (Consider traffic, uiews, light, aesthetic impacts, etc,) (King County) That the public interest will suffer no substantial detrimental effect. That the design of the project' will be compatible with other permitted actiuities in the area and will not cause aduerse effects to adjacent properties or the shoreline enuironment designation. CU(11ULATIUE CRITERIA In granting of all uariance permits, consideration shall be giuen to the cumulatiue impact of additional requests for like action in the area. • Page 16 ZOfIfO CODE URRIAIICE f�. .LICRTIOII- HEIGHT & PRRKIf1G ( 1/91 RESPOf1SE: The granting of the variance would be consistent. It would not be detrimental because the use of the property for landscaping has been previously limited by deed restriction. There are limited river crossings of high voltage power lines. In addition, the power line should be considered a regional necessity where variable use criteria should be applied. 6,0 (City of Tukwila) RESPOf1SE: The authorization of such uariance will not aduersely affect the implementation of the. comprehensiue land use policy plan, Example: Rfter a reuiew of the City's Comprehensiue Land Use Policy Plan, list any inconsistencies between your uariance and the Plan's goals, ob jectiues or policies, The comprehensive plan recognizes the use of the property as power transmission corridor, while the zoning code zones the property for industrial use. This would suggest a certain compatibility between commercial /industrial uses and public use. 6,E (City of Tukwila) The granting of such uariance is necessary for the preseruation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the some zone or uicinity, . Example: Without the variance, no uses for which your property is zoned (i.e., for a single - family residence or commercial site) would be possible, Without the uariance, rights of use of your property would not be the same as for other similarly zoned property, Describe other alternatiues for use of your property, Why were these alternatiues rejected? Page 17 ZOfIf1G CODE UARIAf10E AICRTIOfl- HEIGHT & PRRKIf1G RESPOf1SE: Other property owners within the uicinity haue utilized the area under high uoltage power transmission lines for commercial or industrial storage. Parking should be consider an appropriate complementary use , unless there are slope or wetland problems. 1/91 • ea =go.'" • .a.• a s a s • Ora • • ..w• O SCALE : I" • 50' • o CITY • • 17 ▪ • lines 1•113 •IL•0u1 CIITM.CAt1 ' 14.4 I.. ....d 1:111... M •• l• ..... w....... ►••I ..... el ••^.T •••' w. 0. «1++ .I 4- P 1, I .D 'CHECKED 6V A76 NUMSLR GTO 924.59 FOR STAFF USE ONLY BOAD OF ARCHITECTURAL RsOfIEW DESIGN REVIEW APPLICATION Planner: File Number: Cross- Referenc:k Files: Receipt Number: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: TOTAL PROJECT The construction of a 401,450 square foot office building along with parking for 1205 vehicles on a 8.04 acre site adjacent to 850 feet of shoreline on the Duwamish River. SHORELINE AREA APR 2 61991 CITY OF TUKWILA PLANNING DEPT. The architectural design calls for the construction of a nine story office building with seven office floors, a portion of which will be within the 200 foot shoreline area. The office building will be constructed of cast -in- place concrete over two levels of parking and a basement. Approximately 897 parking spaces or 75 percent of the total on -site parking will be covered. Over 10 percent of the site will be developed into public recreation access area adjacent to the Duwamish River, while over 15 percent of the site will be landscaped. The project is divided by separate regulatory authority into the following two basic components: (1) SHORELINES - the area within 200 feet of the Duwamish River requiring special variances and permits. (2) UPLANDS - the building permit application for the office building and parking structure on the uplands portion of the site out of the 200 foot shorelines jurisdiction. The development proposed within the 200 foot jurisdiction of the Shorelines Management Act will encompass 3.3 acres of land above the ordinary high water level. Just over 50 percent of the area will be retained in open space. This includes parking on City Light property. Of the 144,000 square feet, only 66 percent of the area will be covered with impervious surfaces. The remaining 48,000 square feet developed into recreational or landscape areas. Physical improvements in the shoreline area will consist of the following five primary elements: (1) construction of 95 surface level parking spaces with 15 percent of the area landscaped. UPLAND PORTION OF SITE (2) Over 1 acre of public landscaped recreational area approximately 50 feet in width including a 15 foot wide walkway that will double as a maintence road, a formal hardscaped seating and picnic area, a water feature, and terraced plazas on the parking garage near the shoreline. (3) excavation of 10,000+ cubic yards of material adjacent to the river channel to create a benched water storage area one foot above the ordinary high water elevation. (4) the planting of carefully selected vegetation to create a new wildlife habitat area in the bench water storage area and shoreline trail. Approximately 4.74 acres of the total 8.04 acre site is outside of the shorelines jurisdiction. Much of the structure will be located in this area. The building height above finished grade to the top of the screened roof - mounted mechanical enclosure is 130.0 feet. The building's exterior treatment uses alternating horizontal bands of glazing and opaque material. A multi -floor linkage between two curtainwall cores will create the pedestrian focus and entrance to the structure. The basic design is symmetrical in respect to an axis line drawn (approximately) from the north to the south through the building. A large terraced plaza facing northwest towards the Duwamish River enhances the use of the public space near the river. The landscaping adjacent to the structures and parking areas will be formal with the basic objective of: (1) screening the parking lots; (2) creating positive pedestrian streetscapes; (3) creating open swales for the retention and biofiltering of storm water. (4) creating a water feature (5) continuing the undulating pattern of green created at the Duwamish Office Park I landscaping. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub - division; or tax lot number, access street, and nearest intersection.) The northwest corner of the intersection of Pacific Highway South and South 112th Street. Quarter: SE Section: 5 Township: 23 NORTH Range: 4 EAST 3. APPLICANT:* Nae: Address: Phone: Signature: Date: API Eugene Horbach, dba E & H Properties P.O Box 598. Bellevue, WA 98009 (206) 454 -5959 L 25, 1991 The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent. AFFIDAVIT OF OWNERSHIP 4. PROPERTY OWNER Name: Eugene Horbach, dba E b H Properties Address: P.O. Box 598, Bellevue, WA 98009 Phone: (206) 454 -5959 I/WE, (signature(s)]; ., . \-. f .� :c� < . 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. APRIL 25, 1991 Date: 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 criterion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. 1. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. RESPONSE: CRITERIA STREETSCAPE - TRANSITION /IMAGE As shown on the site plan, (Figure 1), the geometry of the site creates a series of unique design considerations that impact the relationship of the structure to the site. In fact, that relationship is so driven by the actual shape and access of the lot that the applicant had requested separate variances from the Shorelines Act to allow a more intensive office development with suburban setbacks. The streetscape along East Marginal Way and Pacific Highway South is redefining itself after a period of sixty years of industrial mixed -use and industrial development. Recently annexed into the City of Tukwila, this area now comes under the design authority of the Board of Architectural Review with their goals and policies encouraging the setting back of buildings from streets and arterials that provide wide vista along public right of ways that accommodate both vehicles and pedestrians. The trapezoidal shaped site encourages the siting of the building back from the street edge, which allows for sufficient modulations, setbacks and terracing to provide form and relief to the building. Design flexibility in both shape and mass is created as a result of locating the building back from the street instead of encouraging the building to dominate intersection of South 112th Street and Pacific Highway South. The site itself is unique in that its frontage along the shoreline provides the opportunity to emphasize riverbank and encourages public use by blending the building into the public pedestrian areas along the shoreline with a series of terraces descending from the principal floor level to the shoreline. (Figure 2) Landscaping is not just accomplished on a two-dimensional level, but the various levels of terraces provide the opportunity to create a much greater fantasy along the shoreline. The building massing and setback from the street reduces the bulk and scale that would detrimentally be perceived as looming over the street edge. PEDESTRIAN ACCESS By locating the building adjacent to the Duwamish River, the design encourages a strong pedestrian /recreational relationship between the shoreline and the office users. This location also enhances views of the river from the building. The closeness of the building encourages both pedestrian access and use of the riverfront. Any physical separation of the building from the recreational areas along the river could have a tendency to discourage public access to the shoreline. CURTIS BEATTIE & ASSOCIATES ARCHITECTS SITE PLAN FICDUWAMISIfi*FiCe it 1 , .11,1,11.1111111/11/11“ t rtAtttt. .40.11. 1 MAINICINICIAM■1 *MI MINI .1.1 • Nom ;x�:�ting Silver Maple to remain FIGURE 2 B. Parking and service areas should be located, designed, a na screened to moderate the visual impact of large paved areas. RESPONSE: RESPONSE: PARKING /VISUAL SCREENING Approximately seventy -five percent of the parking is hidden below the building, while the remaining twenty -five percent is provided below the City Light transmission lines. The surface parking area is fully landscaped to city standards and integrates a biofiltration system which aids in the visual breakup of the parking area. The building's service areas are located on the north side of the building and are screened by the building from the primary access on South 112th Street, and by landscaping from Pacific Highway South. The parking lot arrangement of this northern area, with its narrowest side adjacent to Pacific Highway South, allows the parking to be a buffer in between the proposed building and the existing small scale light industrial users north of the City Light transmission lines. In fact, parking is the only viable use on this property since no significant structures are allowed. C. The height and scale of each building should be considered in relation to its site. HEIGHT /SCALE The height of the office building is nine stories (115 feet to the roof). The placement of the structure on a trapezoidal shaped lot truly is the principal factor for promoting the greater height of the building. Under the City of Tukwila's zoning code, the M2L District would allow the building to be placed very close to Pacific Highway South. But in doing so, the impact would be to create an dominant urban statement that is not demonstrated anywhere else in the City of Tukwila. If the building bulk were shifted from west to east it would create a dramatic modification of the building design. (See Figure 3) While lowering the building along the shoreline might open vistas to other users behind it, it pulls the pedestrian population away from the shoreline and crowds the public right of way. In addition, it creates a building which is intrusive and in conflict with its neighbor to the south. Most importantly, it would create a new urban theme of a building 115 feet high, only 25 feet back from the public right of way. This is not supportive of the development pattern that has occurred in the other office and business park areas in the City of Tukwila. site development without variance 2. RELATIONSHIP OF S HUCTURE AND SITE TO ADJOININU A. Harmony in texture, lines, and masses is encouraged. RESPONSE: HARMONY The structure is complimented by other buildings in the East Marginal Way corridor. The Duwamish Phase I, located immediately south of South 112th Street, is of comparable size. Phase 1 composed of two five story towers over a parking garage containing 360,000 square feet, is similar in bulk to the proposed Duwamish Phase II of 401,450 square feet. (Figure 4 - Picture) Duwamish Phase II is effectively three stories higher than the adjacent Duwamish 1 project. In total scope it is not significantly larger, but a more conscious effort has been made to minimize surface parking as a buffer to the riverfront. It is much more pleasant to allow the shoreline development to terrace up into the building, blending public to private space. Again, the use of curvilineal surfaces with the addition of abrupt edges makes a statement of the 'modern urban office building in a high -tech corridor.' The industrial park structures to the north in the Oxbow Project and in Boeing Manufacturing facilities along East Marginal Way are actually larger in scale and certainly not as complementary.They represent the old style straight edge, tilt up concrete building, which is not aesthetically pleasing, but only economically and functionally productive in an industrial context. B. Appropriate landscape transition to adjoining properties should be provided. RESPONSE: RESPONSE: LANDSCAPING TRANSITION A landscaping transition between Phase I and Phase 11 is difficult along the shoreline in that the primary feature that exists in Phase 1, the Lombardi Poplars, is not present on the subject site. Only three trees exist on the eight acre site. The Silver Maple located in the extreme southwestern corner of the site is preserved and integrated into the landscaping theme. The landscaping terraces descending from the proposed office building create the pedestrian landscape focus on the southwest corner of the building. Landscaping along the shoreline is transitioned in that the 50-75 foot urban greenbelt is constructed as part of the urban trail system for the City of Tukwila. (Figure 5) C. Public buildings and structures should be consistent with the established neighborhood character. PUBLIC BUILDINGS The development doesn't propose any public buildings or structures to be constructed on the site. However, the riverfront shoreline development becomes a significant public open space associate with a major employment center. • : • : • k.• ,Ta•■••• -- ... , . , .—I VIEW LOOKING WEST FIGURE 4 — lima Silver Mapk to rauio Bursr ahruhe Kral r•or M LA D SOUTH 112th STREET @gA.P P N Landscape Schedule ,. : Ems; o.. NOMINAIMMENIME G .MINI,■ D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. RESPONSE: The on -site vehicular and pedestrian circulation is designed to separate visitors from employees. The entry drive provides a visual identity and focus for the building. There is also a strong interrelationship between Phase I and Phase II_ The driveways align across from one another to purposely organize and identify the vehicular access. (Figure 6) Pedestrian connections are encouraged primarily along South 112th Street to the transit centers on Pacific Highway South and along the shoreline area for public and office worker access to the Duwamish River. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: 3. LANDSCAPE AND SITE TREATMENT ON -SITE CIRCULATION COMPATIBILITY ON /OFF -SITE CIRCULATION On -site vehicular circulation is compatible with street circulation in that both buildings will be utilizing the signalized intersection of South 112th Street and Pacific Highway South. The signal has the design capacity with some modifications of timing sequences to provide full operational access to Pacific Highway South. Access to the accessory parking on the City Light transmission site is right turn in, right turn out only for service vehicles and secondary to South 112th Street. Other than visitor parking all circulation is on -site and primarily under structure. A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. RESPONSE: TOPOGRAPHY The eight acre site for Duwamish Phase II is practically level. There are no significant topographic patterns on the majority of the site that contribute to the utility of the development. There is a steep drop off to the Duwamish River. Similar to Phase I the area adjacent to a shoreline will be developed as a landscaped public access area that encourages public access for all types of recreational activities including walking, jogging, picnicking and fishing; thus enhancing the public access and enjoyment of the shoreline. • The existing site vegetation is primarily grasses and o invasive week species. There are three existing trees on site. Two are Cottonwoods and are slated for removal. The remaining tree is a Silver Maple at the southwest corner of the site and is to be preserved. By the creation of a public focus along with the creation of terraced pedestrian areas, an entry of a public trail system along the shoreline can be established. shoreline for public access. The building design and associated landscaping is used to highlight and provide vistas from the various terraces surrounding the building and the public trail along the shoreline. (See Figure 2) SHORELINE STABILIZATION The applicant's geotechnical consultant, Moran Technical Associates, is conducting detailed review of the subject site including a riverbank stabilization study. The site like Duwamish Phase I B. Grades of walks, parking spaces, terraces, and other paved areas should promotes safety and provide an inviting and stable appearance. RESPONSE: The majority of the site is flat, therefore the grade of walks and driveways are stable and negotiable. Access to the steep drop off to the Duwamish River will be discouraged by the use of barrier plantings. Access to the river at the paved plaza will be discouraged with the use of architectural elements. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. RESPONSE: South 112th Street serves as the main axis serving this project and the existing first phase of development. This axis will be emphasized with a row of street trees. The curve of the Duwamish River along the edge of the site is emphasized with by an undulating line of Poplars echoing the patterns already established in the adjacent development. This undulating character is also echoed by the ornamental trees and shrubs which snake through this area. The Bound plane is the final patterning element creating undulating forms with lawn, groundcover and gravel. Shade is provided in the parking areas with plantings of deciduous trees. Because of height limitations created by overhead transmission lines, trees in the parking lot will need to be smaller varieties such as Japanese Maple. The terraced axis from the building to the river is framed by Poplars a the rivers edge. The axis is emphasized with the architectural elements of stairs and raised planters and punctuated with a water feature at the trail level. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. RESPONSE: Yes E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged RESPONSE: A large entry plaza is proposed for the main entry to the building and is flanked with groups of ornamental trees to shade the paved area and provide a more human scale for the entry to the building. F. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. RESPONSE: The three loading spaces on the north side of the budding are heavily screened with coniferous trees and large evergreen shrubs. A dense planting of large evergreen shrubs is proposed at the north property line to screen the parking area from future development of the adjoining property. Yes 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. RESPONSE: In general, the site is heavily landscaped to integrate the budding with the environment. Vegetation is introduced into the building mass with planters along the edge of terraced plazas and the parking garage. The perimeters of the site along South 112th and Pacific Highway South are treated in a more formal manner compatible with the existing development. The perimeter along the Duwamish River is treated in a more informal manner to be compatible with the existing Duwamish River trail development and to create a softer edge on this side of the building. Heavy plantings and berming against the building also serve to soften the facade which faces the River. 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: 4. BUILDING DESIGN ( A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. RESPONSE: The proposed building is creating a unique relationship between the shoreline along the Duwamish River and the occupants of the building. This new redevelopment corridor along East Marginal Way of modern high -tech office buildings of very high quality was initially begun with the construction of Duwamish Phase I. Duwamish Phase II (Figure 7) has an architectural treatment similar to the form and finishes on the first phase, but augmented by the two monolithic curtain wall cores which extend up and include the rooftop mounted equipment. The L- shaped configuration focuses the building's formal entrance onto South 112th Street, which also provides the primary access to the parking areas. Supplementary parking and services are concentrated to the north of the building underneath the adjacent City Light transmission lines. B. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments and open vistas for the office worker while providing appropriate setbacks along the primary streets. RESPONSE: ARCHITECTURE HARMONY AND COMPATIBILITY The specific building design does not duplicate the design of Duwamish Phase 1. However, the design of Phase II suggests a conscious awareness of the City of Tukwila's stricter design standards to break up building mass by form and texture of the exterior treatment. In addition the design incorporates the screening mechanical equipment. The monolithic curtain wall cores which have been integrated into the structure are also strong contrasting design features. A major difference will be that these glass walls will be contrasting low reflective glazing,. while the majority of the glass remains was tinted non - reflective. The angles introduced in Duwamish II create the difference in clearly identifying the two structures from one another, but giving a commonalty in basic focused access and the open L- shaped floor plan. The major difference between Phase I and Phase II is the functional orientation of the passive recreational areas and shoreline treatment. This is a natural result of the higher quality of design standards proposed by the City of Tukwila. Phase II development is an appropriate scale and in harmony with the Phase I development. These two projects will set the tone and become the primary anchor of the redeveloping East Marginal Way corridor. .11 xj t.."7.;"" • 41. .1- tothlt$•■1 ItY - r u t te if p CURTIS BEATTIE & ASSOCIATES ARCHI I ECTS BUILDING & SITE SECTION ELEVATIONS DUIATAMISIt OFFICE PARK II 11 • W. 1,111b, ..11011 • .. 11.101,1, C. Building component such as windows, doors, eaves, arm `parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. RESPONSE: The building acts as a composition. Alternating tinted vision glass and opaque spandrel material contrasts with a low reflective curtain wall, core areas to break up the mass by skin texture as well as shape. D. Colors should be harmonious, with bright or brilliant colors used only for accent. RESPONSE: The building exterior finish contains the same color plate as phase 1. By using dark vision glass, aluminum spandrels, and exposed sand blasted concrete panels at the parking structure in addition contrasting low reflective curtain wall glazing has been utilized to break up the mass and add texture to the skin. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. RESPONSE: The low reflective glass curtain wall cores extend up to become the mechanical screening elements bulling integrated into the design. F. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. RESPONSE: Building illumination is not proposed to draw attention to the architecture by washing the building in light. Exterior surface parking lighting shall be shielded to eliminate spill over lighting. Entry lighting will utilize concrete bollards lining the entry drive and entry arcade soffit down light. There will be heavy reliance of recessed lighting in the terrace areas to be harmonious with the public shoreline area. 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: Not applicable 5. MISCELLANEOUS ST CJCTURES AND STREET FURNITURt 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 proportions should be to scale. RESPONSE: The terraces create a opportunity blend street furniture actually into the architectural design for seating areas. In addition, the shoreline improvements include seating and picnic areas integrated into the trail system. A focus water feature is proposed at the base of the terraces to link the buildings to the shoreline. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: The lighting in the terraces is heavily reliant upon recessed low level illumination to create a relaxed atmosphere. 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 appearance, 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 developments of more people- oriented use, and to provide for development incentives that will help to spur gowth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. THE PROJECT IS NOT LOCATED IN THE INTERURBAN SPECIAL REVIEW DISTRICT 1. The proposed development design should be sensitive to the natural amenities of the area. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. 3. The proposed development should provide for safe and convenient on -site pedestrian circulation. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 5. The proposed development should seek to minimize significant adverse environmental impacts. 6. The proposed development should demonstrate due regard for significant historical features in the area.