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HomeMy WebLinkAboutPermit 91-04-SMP - DUWAMISH OFFICE PARK - SHORELINE SUBSTANTIAL DEVELOPMENTPermit 91-04-SMP - DUWAMISH OFFICE PARK - SHORELINE SUBSTANTIAL DEVELOPMENT 91-4-SMP S 112TH ST - PACIFIC HWY S Ron"Cameron, City Engineer CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 PHONE q (206) 433.1800 Cary L. VanDusen, Mayor MEMORANDU TO: FILE NOs 91 -3 -DR, EPIC- 23 -91, 91- 4 -SMP, 91 -02 -V: Duwamish Office Park, Phase II SHORELINE MANAGEMENT FROM: Denni Shefrin, Associate Planner DATE: August 5, 1991 SUBJECT: Project Status 1.Design Review 2.Shoreline Substantial Development Permit SHORELINE MANAGEMENT 3.Variance No further processing will occur for the following project applications: Should the applicant wish to proceed with this project, new applications and associated fees must be submitted to the Department of Community Development. SIGNATUR King County Building & Land Development Division Parks, Planning and Resources Department 3600.136th Place Southeast Bellevue, Washington 98006.1400 14414,t, 01 ., caw: (s;'4 4r SHORELINE MANAGEMENT ACT OF 1971 DECISION ON SHORELINE MANAGEMENT PERMIT APPLICATION(S) DATE: March 30, 1989 DATE RECEIVED: Jan. 21, 1988 APPLICATION NO(S): 001 -88 -SH & 012 -88 -SV APPLICANT NAME(S): Berkley Engineering - Oxbow Corp. Park Pursuant to RCW 90.58, the following decision(s) on the subject application(s) in the name of the above - mentioned applicant(s) is (are) hereby rendered: Substantial Development Permit 001 -88 -SH APPROVED March 25, 1989 Shoreline Variance Permit 012 -88 -SV APPROVED March 25, 1989 to undertake the following development: 1) Substantial Development Permit to allow a parking lot for Boeing Oxbow Corp. Park, Phase II. Improvements proposed within 200' of the Duwamish River include ap- proximately 340,000' paving, storm water drainage system w /oil -water seperators; mini- mum 10' wide riparian landscape buffer along river. No buildings are proposed within 200' of the river. 2) Shoreline Variance to allow parking lot to locate between river and buildings rather than upland. on the following described property: Northside of river generally south of S 102nd St. and east of Hwy 99. STR: 4 -23 -3 Waterbody: Duwamish River Shoreline Designation: Urban Conditions of approval as stated in Permit Attachment I Development authorized by this permit shall conform to the approved plans on file with the Building and Land Development Division. • ./Z_A_ Mark D. ritche , Shorehne Admim trator Land Us ontrols Section DATE 5- Y0 KING COUNTY SHORELINE MANAGEMENT DEVELOPMENT CONDITIONS PERMIT ATTACHMENT I Page 1 FILE NO(S) : 001 -88 -SH & 012 - 88 - SV 1. Nothing in this permit shall be construed as excusing the ap- plicant from compliance with any federal, state, or local statutes, ordinances, or regulations applicable to this project . other than the permit requirements of the Shoreline Management Act of 1971. 2. This permit may be rescinded pursuant to Section 14 (7) of the Shoreline Management Act of 1971 in the event the permittee fails to comply with any condition hereof. 3. Construction pursuant to this permit may not begin or be authorized until thirty days from the date of filing the final order of King County with the Department of Ecology or Attorney General; or until all review proceedings .initiated within thirty days from the date of such filing have been terminated. 4. TIME REQUIREMENTS OF PERMIT. The following requirements shall apply to all permits: (a) Substantial progress toward completion of a permitted activity shall be undertaken within two years after the approval of the permit by Building and Land Development (BALM. Substan- tial progress shall include all of the following. where applicable: The making of, contracts; signing of notice to proceed; completion of grading and excavation; and the laying of major utilities; or, where no construction is, involved, commence- ment 'of the activites. BALD may, at the request of the ap- plicant, authorize a single extension for up to one Year PROVIDED such request is made in writing at leapt 90 days prior to the ex- piration date. (b) Permit authorization shall terminate within five years after approval of the permit by BALD, , except as modified. by 4(a) above, in which case permit authorization may .ncompass up to a total of 6 years. (c) The permit time period shall not include the time during which an activity was not actually pursued due to, the pen- dency of reasonably related administrative appeals or litigation. (d) BALD may issue permits with a fixed termination date for less than five years. (e) When permit approval is based on conditions, such con- ditions shall be satisfied prior to or use of a struc- ture or prior to commencement of a nonstructural activity, unless otherwise stated in these conditions. KING COUNTY SHORELINE MANAGEMENT DEVELOPMENT CONDITIONS PERMIT ATTACHMENT I FILE NO(S): 001 -88 -SH & 012 -88 -SV Page 2 5. Development shall be in substantial accordance with project plans received /dated February 29, 1989 (Exhibit D -14 in shoreline file), as well as other site development plans and documents ex- hibited in said file as may be applicable, EXCEPT as may be modified to comply with conditions setforth under this permit. 6. Prior to proceeding with construction on this project, the applicant shall demonstrate to BALD that all conditions from the previous shoreline permit (050 -87 -SH revised November 30, 1987) have been met. No further action on this permit shall proceed until such conditions are fully complied with. 7. Pursuant to the King County Shoreline Master Program (KCSMP KCC 25.16.190.A) a grading permit shall be obtained for on -site excavation and filling in accordance with KCC 16.18.100, prior to construction. 8. Storm water run -off from impervious surfaces shall be diverted away from the river into an approved storm drainage sys- tem. No direct discharge of storm water into the river shall oc- cur without first flowing through a minimum of 200.feet of biofiltration in conjunction with oil /water separators. Final drainage plans shall be approved by BALD (Commercial Review Sec- tion) prior to construction. No additional outfalls into the river shall be permitted. 9. Storm drainage facility location shall be avoided in the northeasterly portion of the site along the river, due to the ex- istence of a wetland below the top of bank, and existing mature trees along the bank. 10. The grading and building permit plans shall identify the wetlands edge. A copy of this plan shall be submitted to BALD (Shorelines), prior to construction. 11. Prior to site disturbance, a temporary construction fence shall be installed along the entire length of the subject property, to follow the stable top of bank. 12. No placement or discharge of concrete or construction or dpmoli.tion debris into the river shall be allowed. 13. Suitable measures to control erosion and sedimentation during construction shall be instituted and maintained throughout construction and be addressed under the grading and building per- mits. PERMIT ATTACHMENT I Page 3 FILE NO(S): 001 -88 -SH & 012 -88 -SV 14. Every effort shall be taken during all phases of this project to ensure that silt laden water is not allowed to enter the Duwamish River. 15. Prior to construction a detailed interpretive sign and bench plan shall be submitted for review and approval by BALD (Shorelines) in conjunction with King County Parks. The sign plan shall include at a minimum, interpretive text, overall design, dimensions and location. 16. The applicant shall support and not oppose King County's ef- forts to develop a multipurpose public access trail within the right of way of the existing river protection easement in accor- dance with the Green River Trail Master Plan (January, 1988). 17. The interpretive sign, bench and trail improvements shall be completed within 6 months following completion of the improve- ments. 18. A minimum 3 year landscape bond in the amount of $10,000 shall be submitted to BALD, to be released upon the applicants written request and dependent upon the successful establishment of the landscaping. 19. The parking lot shall be landscaped in accordance with landscaping and screening provisions KCC 21.51 and the KCSMP - Urban Environments Landscaping provisions KCC 25.16.030.E.2. 20. A building permit shall be obtained from the Building and Land Development Division. 21. A copy of the approved shoreline plans and permit condi- tions, and any subsequent revisions shall be on the job site at all times. NOTE: This decision may be appealed to the State Shorelines Hearing Board. Information on appeal procedures may be obtained the Hearings Board Office at 459 -6327. Requests for review by the Hearings Board must be received by the State Department of Ecology and State Office of the Attorney General within thirty (30) days of the "date of filing ". The "date of filing" for the Shoreline Substantial Development Permit is the date of actual receipt of a completed filing by the Department of Ecology on the permit. The "date of filing" for the. Shoreline Variance is the date a decision is made by the Department of Ecology on the per- mit. r FOR STAFF USE ONLY Planner: Number: Cross - Reference 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. 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. SHOREZiNE SUBSTANTIAL DEVELUPMEN APPLICATION SHORELINE AREA 17 1 1 [APR261991 CITY tvOF TUKWILA ----5 =R6 -NING DEPT. w (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 maintenance 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 wales 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 1 landscaping. 2. PROJECT LOCATION: (Give street adctess 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. UPLAND PORTION OF SITE Quarter: S Section: . Township: 23 NORTH Range: ::4 EAST 3. APPLICANT:* Nara: * 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 & H Properties Address: P.O. Box 598, Bellevue, WA 98009 Phone: (206) 454-5959 I/WE, [signature(s)I (0A 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: Address: Phone: Signature: , Date: AP ( I Eugene Horbach, din E & H Properties P.O Box 598, Bellevue, WA 98009 (206) 454-5959 APR 26 1991 CITY 0F.TUKWILA PLANNING DEPT. 5. Present use of property: On the east section of the lot are a vacant warehouse and an abandoned gasoline station. There is an electrical transmission line along the north portion. 6. Total construction cost and fair market value of proposed project(include additional future developments contemplated but not included in this application): Approximately $50,000,000. 7. List the master program policies (use program sections or page numbers) which are applicable to this development: The site layout and the architectural design both serve to harmonize the development with the river. The terraces and the cascading waterfall present a gentle transition from the building form to the land and the river. The Goals and Policies of both the King County and the Tukwila Shoreline Master Plan have been carefully considered in designing the building and the site layout. By providing public access to the river and enhancing the riverbank with a landscaped field, picnic area and walkway, the development will promote and encourage public access and public interest in the river. Tukwila Master Program policies which particularly apply include: - Overall Goals: promote and enhance public interest, high quality of environment along the shoreline, provide safe and reasonable access for the public, encourage recreational activities unique to the river; - Economic Development Element: long -term benefits, higher quality, opportunity for substantial number of people to enjoy the shoreline, visual impact on surrounding area; - Public Access Element: encourage public access, entire water's edge is available to public, the trail system will be continued across this property; - Circulation Element: traffic is directed away from the river; - Recreation Element: An open field, a picnic area and the walkway provide recreational opportunities for the public and the occupants of the building for both active and passive recreation. Views have been enhanced; - Shoreline Use Element: Aesthetic considerations (Obviously, because of the present condition of the site, some people have so little respect for the river that they will dump debris. The proposal would bring a morel appropriate use to the site.) c - Conservation Element: Water quality has been considered in the design for handling run -off from the site. The large silver maple will be preserve. - General Regulations: The property is zoned M2 -L. This project promotes the Section 25.16.010 Purpose of the King County Shoreline . Management Master Program urban environment: - permitting intensive use - enhances and maintains the shorelines of the state for a multiplicity of urban uses -re- develop areas now under - utilized. From King County Shoreline Master Program, Criteria which apply include: - Section 25.16.030E establishes a maximum height of 35' for any building within 200 feet of the shoreline. This requirement may be modified if the view of a substantial number of residences will not be obstructed. No views of the river from residences will be obstructed. E & H Properties has applied for a variance from this policy to allow the building to be higher but less bulky. This will allow occupants of the building to be closer to the river and encourage daily use of the walkway and picnic area in compliance with Tukwila's goal to encourage Beater use of the shoreline. - Section 25.16.030E (1) requires that parking areas be located beneath or upland of the development. This plan makes imaginative use of the now untidy area under the power line by using the space for a landscaped parking area. It allows extension of the King County trail in a landscaped 50' setback. (See Variance application within this document.) 8. List any other permits for this project from state, federal or local governmental agencies for which you have applied or will apply, including the name of the issuing agency, whether the permit has been applied for (and if so, the date of the application), whether the application was approved or denied and the date of same, and the number of the application or permit: Shorelines Substantial Development Permit Shorelines Variance Board . of Architectural Review -- Design Review Building permit Mechanical permit Grading permit Storm Water permit 9. Nature of the existing shoreline. Describe type of shoreline, such as stream, lake, marsh, flood plain, floodway, delta; type of beach, such as erosion, high bank, low bank, or dike; material such as sand, gravel, mud, clay, rock, riprap; and extent and type of bulkheading, if any(to be completed by local official): The shoreline is a stream bank with a high bank of mud and sand and a bit of riprap. 10. In the event that any of the proposed buildings or structures will exceed a height of thirty -five feet above the average grade level, indicate the approximate location of and number of residential units existing and potential, that will have an obstructed view (to be completed by local official): The site is in the center of a planned heavy industrial area that is currently redeveloping into an upscale urban area. Some single family residences are located behind the trees 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 character is approximately one -half mile away. This residential area, southwest of the site, lies on a plateau more than 115' above the valley floor. Therefore, the building elevation will not obstruct views of the surrounding mountains. Certainly, the view of an attractive, well - landscaped modern building is an improvement on the present empty, deteriorating buildings on a lot that is being used to dump construction debris. 11. If the application involves a Conditional Use or Variance, set forth in full that portion of the Master Program which provides that the proposed use may be a Conditional Use or, in the case of a Variance, from which the variance is being sough(to be completed by local official): This application includes the request for a height variance from the King County Shoreline Master Program Section 25.16.030(B) General Requirement. That requirement establishes a maximum height of 35' for any building within 200' of the shoreline. Also included is an exception to the City of Tukwila's height limit of 45' in the M2L zoning District. This will be reviewed as part of the Board of Architectural Review. A second variance to the King County Shoreline Master Program Section 25.16.030E for parking to allow surface parking set back 50' from the ordinary high water mark of the Duwamish River. This parking area will occupy space under the existing electrical transmission line. Entry will be from Pacific Highway South — upland from the shoreline. The parking area will be appropriately landscaped. Parking will be separated from the river by a. 50' landscaped buffer which includes an extension of the walkway along the river bank. 12. Give a brief narrative description of the general nature of the improvements and land use within one thousand (1,000)feet in all directions from the development site: The site lies in a triangle bounded by Highway 1, Pacific Highway South and the Duwamish River. The site is further cut off by the City of Seattle Transmission Line and a City of Seattle water line. For many years, this triangle and a large area around it has been developed in industrial uses served by a network of highways. To the west, between the river and Highway No.1, is a small enclave of older single - family homes. The site is across S 112th Street just to the north of the Boeing Customer Service Center(Duwamish Office Park I) which is a modern office complex. A 50' to 75' wide landscaped buffer will enhance the bank of the Duwamish River. The walkway developed in connection with the building to the south will be continued along this site allowing public access to the river and providing another link in the major recreational trail system planned by . King County. The site is in the center of a planned heavy industrial area that is currently under redevelopment. Some single family residences lie 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 character is approximately one -half mile away. This residential area, southwest of the site, lies on a plateau more than 115' above the valley floor. Therefore, the building elevation will not be any obstruction of views for residents. 0 • Not used. 1 D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS E. SUPPLEMENTAL SHEET FOR ALL PROJECT AND NONPROJECT ACTIONS The objective and the alternative means of reaching the objectives for a proposal will be helpful in reviewing the aforegoing items of the Environmental Checklist. This information provides a general overall perspective of the proposed action in the context of the environmental information provided and the submitted plans, documents, supportive information, studies, etc. 1. What are the objective(s) of the proposal? To construct a modern office building with screened accessory parking while taking advantage of the unique amenities offered by the site. 2. What are the alternative means of accomplishing these objectives? No other site with these amenities is available in this desired location. 3. Please compare the alternative means and indicate the preferred course of action: The preferred course of action is to gain approval to construct and occupy the proposed project. 4. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use Policy Plan? If so, what policies of the Plan? No. The Comprehensive Plan calls for this site to be industrial or business park use. Proposed measures to avoid or reduce the conflict(s) are: None. 22 Evaluation For Agency Use Only FOR STAFF USE ONLY BOLD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICATION Planner: File Number: Cross - Reference 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. 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. SHORELINE AREA 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. (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. UPLAND PORTION OF SITE 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 22t0:0•. _ SITE STATISTICS .113 $f .15Cr13 53:34 Sf. PER40.5 :t.b."T.1 5F etwV F 3”.g: 674:-L5 3 5C .) 1 SOUTH 112th STREET 0 PLAal Wilg11HEI Wt.&.rD 0 I 02 A. --- 1/ " 1 CURTIS BEATTIE & ASSOCIATES ARCHITECTS BUILDING ELEVATIONS 6 SITE SECTION 1 DuwAlyysii OFFIC1D PARK 11 1 Vgt-7.T■17 e I ft FIRST FLOOR PLAN itlyAgISit PARK II CURTIS BEATTIE & ASSOCIATES ARCHITECTS 2 F a t. . . 3 ' • 0 1 tHH CURTIS BEATTIE & ASSOCIATES ARCHF{'ECIS TYPICAL FLOOR PLAN pyysiy,yi3H OFFICE PARK, II . . • , All trees in Ira IA; Int , to have a nuolnnurn /weight ' /7 •I• Ma Enug.Plajra..- "••/,/ — Existing Silver Maple to remain / / • / / / /7 / / / Battier shrubsJiw.) • 10 00 40 sta. e 100 A CI 0A.PIE IP L Landscape Schedule e(1 ....7 .... Conk "....."'.101 ./ 13 ■, "".":"' 0.1..........w.I.,.....■ 0.■•••••■••• 1■4•44.4 1 ... ...71 .....,... L.n.4.1 ......... : "."'". 1 7. 71 ,...... C 17 ..... . " 7.......,114.••■ 4•4401asm 44/ 14,4444/ 44.4.4.4.444 4440m.044010•44 ...** 1710.4.4444.4.4 460144.• .4.44rea4 .44.4. 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