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Permit 90-08-DR - DONDERO - TRAVELER'S CHOICE DESIGN REVIEW
90-8-dr 3747 south 146th street epic-17-90 Permit 90-08-DR - DONDERO - TRAVELER'S CHOICE DESIGN REVIEW August 2, 1992 Gene Finney Lumin -Art Sign 1118 A Street Auburn, WA 98002 Sincerely, e ack Pace Senior Planner City of Tukwila NOTICE OF DECISION RE: Notice of Decision by the. Board of Architectural Review 90 -8 -DR: Dondero Motel John W Rants, Mayor ' Department of Community Development Rick Beeler, Director This is to confirm that the Board of Architectural Review approved the project's design as presented on July 30, 1992. The Board of Architectural Review adopted the findings and conclusions contained in the staff's memorandum dated July 24, 1992 as well as the applicant's Attachment H, handed out on July 31, 1992. The decision of the Board of Architectural Review is not final until the appeal period has elapsed, which is ten calendar days after the above date of the decision. Appeals must be filed in writing to the City Clerk by 5:00 p.m. on the final day of the appeal period. Where the final day of the appeal period falls on a weekend or holiday the appeal period will be extended to 5:00 p.m. on the next work day. If you should have any questions regarding this project please feel free to write or call. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 41313665 City of Tukwila Department.of Community Development BACKGROUND: MEMORANDUM July 24, 1992 Board of Architectural Review Darren Wilson, DCD John W. Rants, Mayor Rick Beeler, Director Supplemental Information for Dondero Design Review (90 -8 -DR) On October 25, 1990, The Board of Architectural Review;.approved with conditionss;the ; Dondero Motel project, with the provision: that the- final :sign:designs will -be' brought back : to the% B.A.R. for approval. Since that hearing, the applicant. has provided :the name of the motel (Travelers Choice. Motel), and the new locations and color :scheme .;for.. both the freestanding and wall signs. SIGN PROPOSAL: Attachments F and G contain the applicant's proposal for Traveler Choice Motel. Under the Sign Code, hotels are allowed one wall sign on each building face of the hotel and one free-standing sign. The applicant has proposed a freestanding sign which is 50 square feet. This is the maximum size permitted under the Sign Code. . There is one proposed wall sign which is 56 square feet. While the maximum permitted by the Sign Code is 140.72 square feet. Section 19.16.040 of the Sign Code states: "No part of a wall mounted sign shall ' extend above the top of the wall to. which the signing is attached. The wall sign cabinet area extends beyond the wall which does not comply to the Sign Code. The color scheme for the signs consists of: * Cabinet - Dark Bronze * Draw - Unique Red * Back -drop - 330C Blue * Pole, Outline of Channeled Letters - Black * Travelers Choice - Translucent White 6300 Southcenter Boulevard, Suite #100 9 Tukwila, Washington 98188 9 (206) 4313670 • Fax (206) 4313665 Page 2 CONCLUSION: RECOMMENDATION: The proposed wall sign does not comply with the Tukwila Sign Code Ordinance since the cabinet surpasses the canopy wall area. The freestanding sign does comply with the Sign Code. The proposed color scheme for the signs are consistent with the proposed exterior of Travelers Choice Motel building colors. Planning Division recommends the color scheme and freestanding sign be approved. The wall sign needs to be relocated or reduced in size so as not to extend beyond the wall. July 6, 1992 Mark Cross Planner dondaro Mr. Chul Joon Kim Travelers Choice Motel 3747 S. 146th St. Tukwila, WA. Sincerely, City of Tukwila John W Rants, Mayor Department of Community Development . Rick Beeler, Director RE: Signage for proposed motel S -92 -111 Dear Mr. Kim, This letter is to explain the current status of the sign permit for the Traveler's Choice Motel at 3747 S 146th street in Tukwila, WA. This motel was approved by the Board of Architectural Review in 1990 under the name Dondaro Motel 90 -8 -DR. This approval required the applicant to return to the Board for review of signage once . the actual name of the motel was chosen. (see attached letter dated October 26, 1990 In addition, the sign permits for the wall sign and the freestanding sign have three problems. One the sign code requires that the sign colors and illumination if any be specified. Two the pole sign is not shown in the same location as the approved site plan. The freestanding sign needs to be located where it was approved by the Board of Architectural Review or an alternate location needs to be submitted to the BAR for a new review. Third, the wall sign is above the roof line and is not approveable. The wall sign should be located as shown on the approved building elevations. see attached. If you can submit ten copies of the plans and elevations by July 17, 1992, I will set the item on the August 27 agenda of the Board of Archictectural Review. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 To C eoc mkt,,,vet Claho / . / ... ti l eo , boi-kek/ 6 1)i/5 - o . D & D Builders Co. P.O. Box 488 Beltair, Wa. 98528 (206) 275 -8137 License #DDBUIC* 210B5 Ti E #6/i 11df /S 77,-,Abe41 C'. Pefatd/Y# i4/ 17 y g 3 .7_ 2/- --9 GEONWL 0 L JUN 03 1992 CITY ur- i LIKWILA PLANNING DEPT. A4 1 OP-hc°— Edlund A S S O C I A T E S I N C Landscape Architectur October 10, 1990 City of Tukwila Department of Community Development 6300 South Center Boulevard Tukwila, Washington 98188 Attn: Darren Wilson Re: Dondero Motel Tukwila, WA Dear Mr. Wilson: ATTACHMENT D Per my conversation with Ann Siegenthaler yesterday regarding concerns with the planting on the north end of the building, I recommend amending the plant list on sheet L -1 from Prunus yedoensis to Acer rubrum 'Scarlet Sentinel' (2" caliper). Please attach this amendment to the above mentioned planting plan /list. ely, I Uwe Gera d Edlund ASLA President L OOT 15 1990 CITY 1uNYi PLANNING EP r. I Planning ❑ Construction ❑ Grounds Maintenance ❑ 15 South Grady Way ❑ Renton, Washington 98055 ❑ 255 -5726 ` Zudev.N .• /72 I F'40l?55C6A/ r LA AA P ,LLEx FAGS MEROJ JUN 1 8 1992 l CI"T"Y Of - rUKWVi .A PLANNING DEPT. S/4EET'MEr A/V&L ROA/FRAME mss '' �. $ /�VrxL E / E tdJ.9LL 5/9/1/ ak /LPiNC sT,RvcTVR 41,6:9 7 EL E VAT /ON � 0 = /" j''x g' /Z ACT 130L Ts h L 0C4- ^/D /11-5 /NTO &U /LD/4' S74uc7emq. un / 0 ..091QL• A ATTACI • • /0 / Oaua[.,E' AA C .' Poc s&N sTV• $G N yD --- 3 x3 X 6./Aso. • c a,W.4e7E- ATTACHMENT o'. 5 /NGL E FACE WAU. J/ V P Doable face Pot6S/sn /y /� ,‘ 7 'I.44 • Proposed Motel to be located at 3747 South 146th Street Tukwila, Washington D & D Builders Belfair, Washington Pannell Kerr Forster Seattle, Washington SITE ANALYSIS Prepared for Prepared by October 8, 1990 ATT. ' HMENT G • CITY OF TUKWILA PLANNING DEPT. PANNELL KERR FORSTER October 8, 1990 Mr. Patrick DeFeo Mr. Richard Dondero D & D Builders P.O. Box 488 Belfair, WA 98528 RE: Site Analysis 3747 South 146th Street Tukwila, Washington Gentlemen: Site and Building Characteristics PANNELL KERR FORSTER Certified Public Accountants 1000 Second Avenue Suite 1700 Seattle, WA 98104 Telephone (206) 624 -7177 Cable PANKERR SEATTLE Telefax 206- 626 -0740 As you requested, we have evaluated the site of your proposed 36 -unit motel, located at 3747 South 146th Street in the City of Tukwila. The purpose of our evaluation was to consider the issues of visibility and signage and their relationship to the proposed motel development. In addition to our site inspection, we have reviewed the architectural site plan and the preliminary sign placement as designed by City Sign Company. We have not conducted a feasibility or market study on the proposed development and as such, we are not able to render a professional opinion regarding the market or economic feasibility of the project. This letter addresses certain concerns expressed by the Architectural Review Committee of the City of Tukwila regarding the impact of highway frontage and exposure on the ultimate success or failure of the proposed motel. The subject site is located approximately 83 feet east of the intersection of Pacific Highway South and South 146th Street. The site is essentially level, although it is "somewhat below the elevation of Pacific Highway South. The adjacent parcels to the west appear to have been filled at some time in the past, to provide level frontage. an ss fic Highway South. ;Air" Jt Access to the site will come from South 146th Street, a 40' foot right' ofyay which is scheduled for expansion to 60' .feet in the near future, iiitersecti0i�. oiq,Sdutlt 146th Street is not presently signalized, however* the public wok department' f .tom ' City' of Tukwila is currently evaluating this intersection for the possible addition of a traffic signal and dedicated left -turn lanes. No time frame has been set for implementing these traffic revisions. Mr. Patrick DeFeo Mr. Richard Dondero D & D Builders Page Two Based on our inspection of the subject site, we anticipate that the subject motel will have a view corridor of approximately 220 feet available to travelers at the intersection of Pacific Highway South and South 146th Street. Depending on future development of the land directly west of the subject, the southern portion of the building also may be visible to travelers on Pacific Highway South. As presently designed, the building will be a two -story wood framed structure, with hipped and gabled roof sections finished with asphalt composition shingles. Access to the guest rooms will be provided by single- loaded exterior balconies and walkways. A porte cochere will provide covered access for arriving and departing guests. Current designs call for a lighted box sign on the west face of the entry canopy, (5 feet by 18 feet) and for a two- sided, pylon mounted sign to be located in the side yard set back along South 146th Street. Overall, the proposed motel is quite typical in terms of design and construction. This type of lodging product is prevalent within the budget oriented segment of the lodging industry. The subject site likely will be at somewhat of a competitive disadvantage due to its lack of frontage on Pacific Highway, although this will be partially offset by the quieter surroundings and a reduction in traffic noise. Historical Market Performance The primary component of site selection for hotel and motel development is related to the strength of the local market and the potential for continued long term growth within the market area. The table below illustrates how the Seatac /Tukwila /Kent market areas have demonstrated a consistent ability to sustain growth.. between 1984 and 1989:- During this time period, the available supply of rooms in the market increased at a compound average annual rate of 5.1 percent; while the titimber of occupied rooms grew den faster, at a compound average annual rate of 8.1 percent. - " The net result of this growth in both supply and demand resulted in the p rall market occupancy increasing ten percent* points: During this period of Wong market growth, the local hotels and motels -were able =to achieve a 4.1 percent compound annual growth in the market average room rate, slightly above the overall rate of inflation. Mr. Patrick DeFeo Mr. Richard Dondero D & D Builders Page Three Compound Average Annual Growth Rates CAAGR Composed Avenge Maud Gto.* Rats Comparable Properties Properties Available .d —2,2010L — 1984 14 3,568 1.985 15 3,628 1986 17 3,880 1987 19 3,969 1988 21 4,357 1989 22 4,706 CAAGR 1984 1985 • 1986 1988 1989 Avenue Room Rate Liumia Constant S 548.88 $48.88 $5 550.47 S54.41 S51.86 $55.69 550.81 S57.58 $5033 S59.75 349.96 CAAGR 4.1% 0.4% SEATAC/TUKWl .,% /KL T Available Room Ngbta 1,302,300 1,324,400 1,416,000 1,448400 1,590,300 1,717,600 Occupied Room Nigbtz 822,000 913,900 1,005,800 1,050,600 4 1 c00 1,255,600 5.1% 8.1% Market S ezumacv 63.1% 69.0% 71.0°.'0 72.5% 70 .5% 73.1% Rooms Revenue (000s1 . Annual Inflation Constant S S 40,.180 S 47,879 S 54,719 S 64,576 S 75,022 S 40,180 S 46,126 S 52,163 S 5 S 62,727 3.8% 1.1% 4.4% 4.4% 4.6% 133% 9.3% 3.6% Some Puma Roar Fasces As an additional aid in analyzing the subjects location, we have selected two similar motels which illustrate how demand can be attracted to secondary locations. Photographs and plat maps showing the locations of these properties relative to Pacific Highway South are also included in the following pages. Mr. Patrick DeFeo Mr. Richard Dondero D & D Builders Page Four Comparable No. 1 is the Jet Inn Motel, located four blocks north of the subject site, at 3747 South 142nd Street. This 32 - unit, budget oriented motel was built in 1987. This motel is located on a secondary site, approximately 85 feet west of Pacific Highway South. The site is bounded by Larry's Market to the south and a Seven- Eleven convenience store to the east. The site has a driveway and sign easement to Pacific Highway South, but has no direct frontage. The owner indicated that this property has performed only slightly below the market level of occupancy since it was opened. This property sold in January of 1990, for $300,000 more than it was acquired for after construction in 1987. Overall, this motel is a good quality, budget oriented product which competes well in the local market despite its secondary location. Comparable No. 2 is the Travelodge at SeaTac, located at 2900 South 192nd Street. This 106 - room, two story, budget oriented motel was built in 1981. The location of this property is approximately 100 feet west of Pacific Highway South, and it has no frontage, access, or signage easements to Pacific Highway South. This property reported 1989 occupancies which were at par with the market, and has been under a single ownership since it was built in 1981. The two motels discussed above indicate that motel properties can be reasonably successful in attracting demand in the local SeaTac market without having prime locations with highway frontage and excellent visibility. Conclusioq A lodging business is dependent on the interaction of many factors which contribute to its success. These factors go well beyond the assemblage of land, labor, and capital which are necessary to create the physical building. To conclude that a secondary building site in and of itself will result in an unsuccessful development is not a valid statement. The subject property is located in a market which has demonstrated strong growth trends and has fostered other successful developments which have less than optimal locations. In summary we believe that, while the subject site is a secondary location, this characteristic should not, in and of itself, preclude its use for motel development. Respectfully Submitted, M,du 1 /iti- Michael J. Mohn PANNELL KERR FORSTER Consultant ... a.,.•••■■• aseicsr' • I • T n Subject Site I J ,i l it fl l. 3 • • t.. &Gs 1 2 \ _ / 3 1 .7 7 • %No Iwo. lle......a ••••■ 000 v•Ol 11••••• 4.■•••••• C•00..”.Ptl••• ri 1 • sr! : I !-!! 1: 1-• t: 3 fa e` II•1 • I • •• 0. II • • • • • • ,• , : :—. u!' • 3 1 •••••+! i . i ••• I • . I ..-- - •. . `" s.... I.. .S.' , I' I —,, , ,. • :••• a •• _•....• : 'I. .... .. I _ s . z . 1 . • • . v. • . 4.4 • . • . ! Travelodge Motel IP ■ 6 • _ r • . , „ 0. 4 „ • • • • • S) • • <34rrip 2 ( Background ''ANNELL KERR FORSTER Pannell Kerr Forster (PKF) is an international accounting and consulting firm with 30 offices across the United States and over 200 offices worldwide. In addition to providing audit, tax, and other accounting services, our firm has become known for its expertise in real estate consulting within the lodging and hospitality industries . This consulting practice includes a range of services, including feasibility studies, highest and best use analyses of vacant or underdeveloped land, market value appraisals, and loan workouts. As a public accounting firm, our work is carried out with the thoroughness and objectivity required by the American Institute of Certified Public Accountants. As a firm with a major international consulting practice, we are able to draw upon a large staff of skilled profession- als with a variety of experience and expertise. In the Pacific Northwest, consulting services are provided by PKF's Seattle office. The partners and staff of Seattle PKF have provided management consulting services for over 20 years. Publications PKF's ongoing work in compiling and publishing industry statistics gives it a strong advantage in performing feasibility analysis. Since 1936, the firm has published an annual report entitled Trends in the Hotel Industry. This report summarizes the performance of over 1,100 hotels, resorts, all -suite hotels, and convention hotels. Included in the report are the average property type, size, room rate, and location. Trends is widely considered to be an invaluable management tool. Condensed versions of the Trends report are published on a monthly basis in various regions of the United States, including the states of Washington, Oregon, and Idaho. These monthly editions provide averages of room occupancy and average room rates for individual cities and market areas, and ensure that our knowledge of local market conditions is kept current. An international edition of Trends is also published each year. This report covers the lodging markets of Canada, Latin America, Europe, Africa, and the Far East. In addition to the series of Trends reports, PKF publishes the Hospitality Investment Survey, a compilation of data on the requirements of hotel lenders and investors; Clubs in Town and Country, a summary of the performance of city and country clubs; and frequent special reports on particular aspects of the lodging and recreation industries. Human Resources PKF has a staff of highly trained consultants experienced in hotel, motel, and convention center analysis. Each year, the firm provides its professional staff with at least 40 hours of continuing education in such areas as hotel operations, financial accounting, and real estate development. As a national firm, PKF can draw upon the experience of over 1,000 professional accountants, consultants, appraisers, and specialists. This staff operates under the supervision of approximately 120 partners and senior principals. CITY SIGN ate.. ,ar 206 - 473 -7446 P.O. BOX 11202 TACOMA, WA 98411 Mr. Darren Wilson City of Tukwila 6200 Southcenter Parkway Tukwila WA 98188 RE: Dondero Motel 146th . & Pacific Hwy October 9, 1990 ATACHMENT H p[EFEOd[#D OCT _ 91990 CITY OF PLANNING DEPT. We are proposing two signs for the above - mentioned project. 1) one 4'0" x 15' single -faced freestanding sign installed (per code section 19.32.140 C) on single pole at 20' overall height placed 20' setback from 146th Street property line (per code section 19.32.070 C) This sign will provide visibility and property name /identification to Pacific Highway from approximately 500 feet north of 146th Street to the intersection of 146th Street. 2) one 5' x 18' single -faced building face mounted sign (per code section 19.32.140 A) installed on west end of motel entrance canopy This sign will provide visibility and property name /identification to Pacific Highway from approximately 600 feet north of 146th Street to approximately 100 feet north of 146th Street. deb A DIVISION OF THE JIM PATTISON aum SIGN GROUP 1 "" .. • .r.. ... ,1 aq.. Tilton is 0 -- • • • : $ • RECEIVED AUG 0 3 9992 COMMUNITY DEVELOPMENT /6' L_ M-Vetchnlerd- dittatertertst. Avic.. ii �'�. ��i.•Y'A•� *4.7:011-2 :or N1L ter-•' 1 r exrmr.l 4o NGIH 3J AGEF Rue RUI•, ” AMHt mut.e.44 iN HL. NTFERICUTA CALYU wog- .4 roic ies,c4c. x 4 12- okQ Acv44mJ'( FINK rLioA 24°- (>•F11af11J1A FRAGE l Go g4 S 1. So• 14�o*H ILEX GEzENAMA COLIVGXA 'JAPAN42 HOLLY 4 56 b -r.I O.G. 2 RI RI- a I,4601 I{rreRruM cA1.YcwuH sr. Sex-INS mill. I&Q - RARoL.ou'r A • FtlNTtNuli I+rrM 12" Tb's016 11-1 .I I R.►IJTINt" LANDSCAPE PLAN Art OF WASHINGTON REGIS TARED IMYSCAK ASPIITSOT uPTIPIG1tt Ho. 17 R ulrlso rim* CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUX {VILA, WASHINGTON 98188 October 26, 1990 Russ Hasse & Associates P.O. Box 1191 Auburn, WA 98071 PHONE # (206) 433.1800 Re: Notice of Decision by the Board of Architectural Review File Number: 90 -8 -DR This is to confirm that the Board of Architectural Review (BAR) conducted a review of the subject request on October 25, 1990. The BAR adopted the findings and conclusions contained in the staff report dated September 19, 1990. The BAR approved the project design as presented with the following condition: Once the actual name of the motel has been determined, the applicant shall return to the BAR for final approval. Sincerely, Darren Wilson Assistant Planner Gary 1.. VanDusen, Mayor Any changes to the specific design approved by the BAR will require further BAR approval; except that minor, incidental changes may be administratively approved by the Director of Community Development. The decision of the BAR is not final until the 10 calendar day appeal period from the date of decision has expired. Appeals must be filed in writing to the City Clerk by 5:00 p.m. on the final day of the appeal period. Where the final day of an appeal period falls on a weekend or holiday the appeal period will be extended to 5 :00 p.m. on the subsequent work day. If you should have any question regarding this project please feel free to write or call. �5 2EQ'D. Ito' - 2 S ± 14 O MOTEL pr1E Re..1•.1' /F ItLr ILLUh1. P'LE )1Ourh p16PLA'f. FAC•* - FORMe.D to at-ABGSSED LEXAri' C.o% o Z 6PEGti= tCATSOt� " r4oTI;L " - T'RA ris1.USGEr1T i-L FF ITE B1CCdb. - OPAUUE SLUE• F1- 539 DRAW - TRANSLUSC. N1 14141TE G1181tJET, RETAtrfERs fie - DV. SROrIZE fete -; LAW Tv 141MN VW* $ A : LOGA -nol4 ?Lc" PLAID e Re14-542 mid /2rc SeWied ti ,gat- /S e4ei/J tofasfya ONE 1.I1F.14 5/F It•IT ILLUM• Pat MOLUri'f DISPLAY. ALL MEASUREMENTS ARE APPROXIMATE AND MUST BE VERIFIED BEF SIGN crry CITY SIGN w. loao3 Pr.2oct L =MS .Yi" = I'-0' wrwn 4. �•1sc r - . yn 10.4.90 DOiIpERO HOTEL -r..41.411 '�lI LN . TutWU v u c. cuMro_. wCAncO vl Cr OEMS .E..ow . _ SLLEi ....o..� ea O - -- Daft n - ORSOMPlqu �..ar J. • « r.4 AN.* , 1 ' ,, v r. .•r.r • rF �5 2EQ'D. Ito' - 2 S ± 14 O MOTEL pr1E Re..1•.1' /F ItLr ILLUh1. P'LE )1Ourh p16PLA'f. FAC•* - FORMe.D to at-ABGSSED LEXAri' C.o% o Z 6PEGti= tCATSOt� " r4oTI;L " - T'RA ris1.USGEr1T i-L FF ITE B1CCdb. - OPAUUE SLUE• F1- 539 DRAW - TRANSLUSC. N1 14141TE G1181tJET, RETAtrfERs fie - DV. SROrIZE fete -; LAW Tv 141MN VW* $ A : LOGA -nol4 ?Lc" PLAID e Re14-542 mid /2rc SeWied ti ,gat- /S e4ei/J tofasfya ONE 1.I1F.14 5/F It•IT ILLUM• Pat MOLUri'f DISPLAY. ALL MEASUREMENTS ARE APPROXIMATE AND MUST BE VERIFIED BEF .... .... .. rah C ITY wet° 3 : SIGN sc. MerEr, .... iv K • - 4-iserIER. . 10 • 4 - 90 0,0,4DER.0 I-10Tel_ 574, ••1 .4 ,...el, s•,. - n.gve JILA (-IA 0011PMM WCAMM i IS.1 MMI. AOMMOA. Will. APPOWNI. 1 - __ DAM W NUMMI* NIMMOAL I I I •I • I I. 11 • ,„1 F4gfl4.L -1-- a.N.41-1100 MOTEL E. NI et-I s/F IL•Lut-1. WALL MOUNT' DISPL6. scaLE:A"- FAc-a• - Forzt45D StiBoSSED LEXINt--1 1-1out4T- FLuSi4 1-10Lirstr cAnloP-r" COLOR. GPECXF C. AT lostS of10 tJ S LuSC 'Jr WI-14TE. BIZ.C.'0.- PAa u5 BLUE,F•t45 # 539 Dcap.j.4 t•JSI.A.ISC RED, Pr4 151 cAe.;;-1E--r Re-1 WERS - Dtz: 8(20t47-E. 1 clge 41.4 s irtr ItAut-t-i-JALL Houtrr DispLA-r. 2 i eLI I II _I I AIL MEASUREMENTS ARE APPROXIMATE AND MUST BE VERIFIED BEFORE PRODUCTION I I 1 r 3' 4" 24" 1 PART1 L WE6i 5.1_EVAri — r L.i(IiCH MOTEL ONE n1EW 6/F ttJ ILLUM. WALL 110UN DISPLAY SCALE:W FACE - FoznaD for EMBOSSED LEXAt.1 MouNT'- FLust4 t-1ouNr 1 CAIJOP`f PASC A COLOR SPECIFICATIONS " MOTEL" TR�t1SLUSGEIJT WFFITt= BKG'D. - OPAGtuE F,LUS.PMS 4 539 DRAW - T NSLUSCEh1T W 1 r Gd3tt- l. RETP•INERS - DI . BRosizg �I j 0 .. OIJE NEW ! kr ILLUM.L.IALL MOut.tT" DISPLA - e. ;I= ➢ S ALL MEASUREMENTS ARE APPROXIMATE AND MUST BE VERIFIED BEFORE PRODUCTION CITY SIGN C rry SIGN .o. 709 0 3 ra. i .rZ Q was ti101 CRAM sr K- - 4-tscr+ER_ m to • 4 • 90 00,4DEP_o MOTEL_ 3-74 S. IgtiCL.St - . . ;Jl4A 44 A. cosio•l. LOCATION NCT oesr+ APPROVAL MRS APPROVAL I oAts - we - ossa_no. In ' . r.4 t .. r.r-.a 517F 0 s I I 1 r 3' 4" 24" 1 PART1 L WE6i 5.1_EVAri — r L.i(IiCH MOTEL ONE n1EW 6/F ttJ ILLUM. WALL 110UN DISPLAY SCALE:W FACE - FoznaD for EMBOSSED LEXAt.1 MouNT'- FLust4 t-1ouNr 1 CAIJOP`f PASC A COLOR SPECIFICATIONS " MOTEL" TR�t1SLUSGEIJT WFFITt= BKG'D. - OPAGtuE F,LUS.PMS 4 539 DRAW - T NSLUSCEh1T W 1 r Gd3tt- l. RETP•INERS - DI . BRosizg �I j 0 .. OIJE NEW ! kr ILLUM.L.IALL MOut.tT" DISPLA - e. ;I= ➢ S ALL MEASUREMENTS ARE APPROXIMATE AND MUST BE VERIFIED BEFORE PRODUCTION a- Er T 30 MOTEL IS • 0 6eigiNAd submiii-AL ais0 NWT Oa InEnille0 WOW IMOINCTION CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKIVILA, WASHINGTON 98188 BACKGROUND: SIGN PROPOSAL: CONCLUSION: MEMORANDUM PHONE U (206)433-1800 DATE: October 19, 1990 TO: Board of Architectural Review FROM: Jack Pace, Senior Planner SUBJECT: Supplemental Information for Dondero Design Review (90- 8-DR). On September 27, 1990, the Board of Architectural Review "tabled this until their regular scheduled October meeting in order to allow the applicant time to study the sign issue and prepare some examples of possible signs ". Since that meeting, the applicant has provided an irrigation plan (attachment H), and a site analysis study that was done for this property (attachment G). The proposed signs comply with Sign Code location requirements, but does not comply with size requirements. The proposed color scheme for the signs are not consistent with the proposed exterior building colors. The applicant's sign company has been made aware of these issues and will submit revised plans at the meeting. Gory L. VmnUusra, 1 Attachment H contains the applicant's proposal for signage for the business. Under the sign code, hotels are allowed one wall sign on each building face of the hotel and one free - standing sign. The applicant has proposed a free - standing sign which is 65 square feet, while the code maximum size is 50 square feet per side. There is one proposed wall sign which is 90 square feet, while the maximum permitted by the Sign Code is 38 square feet. The color scheme for the sign consist of: * Cabinet, retainers, and pole - Dark Bronze * Draw - Translucent Red PMS #187 * Back -drop - Opaque Blue * "Motel" - Translucent White CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: PHONE 11 (206) 433.1800 STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared September 19, 1990 September 27, 1990 90- 8- DR /Dondero Motel Russ Hasse & Associates To constructed a 34 unit motel 3747 South 146th Street 26,649 Square Feet Commercial C -2 Regional Retail MDNS Issued on September 7,1990 A. Site Plan B. Floor Plans C North /South Elevations D. Landscape Plan E. Color Sample Board (presented at Public Hearing) Cary L. VanDusen, Mayor Staff Report to the B.A.R.( FINDINGS VICINITY /SITE INFORMATION 1. Project Description: To construct a 34 unit motel. 2. Existing Development: The site is vacant. 3. Surrounding Land Use: To the northwest of the proposal there is a trailer park. To the south there is a sporting goods store. While to the east there are retail /commercial businesses. 4. Terrain: The site has approximately 5-6% slope. BACKGROUND ._ : 90 -8-DR: Dondero Motel Page 2 The applicant's original proposal was for a 37 unit motel. This design did not have much architectural style. The modulation only occurred on the east side of the development. The applicant has worked with staff in revising the architectural design of the proposed project. The proposal has been reduced from 37 units to 34 units. This was done in response to the mitigated SEPA condition, which required the applicant to dedicate 10 feet of right -of -way along 146th. DECISION CRITERIA Board review criteria are shown below in bold, along with applicant and staff discussion of relevant facts. 18.60.050: General Review Criteria. (1) Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movements b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. APPLICANT'S RESPONSE "This site is completely flat. The two story building has a balcony all along one side with easily accessible stairways at each end. The site is long and narrow with the building along the north side. The entry mainly shows one end of the building. There is plenty of space on the sides of the building so it does not look overly large on the property. The entry and covered drive thru give a welcoming, inviting appearance." STAFF'S RESPONSE As mentioned earlier, the applicant will dedicate 10 feet of right -of -way along South 146th Street. The berming and landscaping along the east side will provide an excellent buffer from the adjacent property. The modulations effect is not present in the surrounding Staff Report to the B.A.R .( buildings. The height and scale of the proposed motel is compatible with the surrounding developments. (2) Relationship of Structure and Site to Adjoining Area. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. APPLICANT'S RESPONSE STAFF'S RESPONSE APPLICANT'S RESPONSE 90 -8-DR: Dondero Motel Page 3 "The building is a single mass with various details in the balcony, windows and doors. To the north is a trailer park and to the south a single -story sporting goods store. The proposed building is similar in height and improved detail, as the apartment complex to the east. Detailed landscaping is provided for adequate transition involving any future uses of neighboring properties. A wide entry drive is provided with a covered canopy for pedestrian shelter. The parking is all level and easily accessible." The surrounding buildings consist of a mobile home park, strip development and apartments. The proposal will have better architectural design details than the surrounding buildings. This concept will include better modulation and the use of gables throughout the design. The vehicular circulation will occur on the west side with a hammer head turnaround. (3) Landscaping and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. • e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. "Landscaping is provided between parking spaces, at intervals to break up parking lot. North side of building is enhanced by taller landscaping. Entry is surrounded by flowering Cherry Trees and Rhododendrons. Screening is provided around dumpster and at Staff Report to the B.A.R( _ 90 -8-DR: Dondero Motel Page 4 adjoining residential, multi - family property to the east. Parking lot and pedestrian lighting is provided from the second floor roof soffit. Lights will be recessed for minimal glare, but still provide adequate light for all parking areas. The landscaping is designed to provide visual screening but not so heavy or thick as to not provide breathing room on a tight site. Materials vary from Maples, Cherries, Rhododendrons to low ground cover which will cover throughout the site." STAFF'S RESPONSE The applicant has provided a berming effect along the west side of the proposed motel. The flowering cherry tree proposed along South 146th Street are small and low branching. A larger stature tree would be more appropriate. More screening is needed between the multi- family area parking lot. A tall evergreen hedge would accomplish this. (4) Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components- such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. £ Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. APPLICANT'S RESPONSE "This building contains a variety of details combining tip and gable roofs. Long walls are broken up with recessed and protruding modules of motel units. On the north, the two story facade is visually shortened with two 4 -foot berms wall against the building as well as horizontal trim. The south elevation is highlighted by a wood walkway and railing at the second story level. Also, modulation is highlighted with gable roofed protrusions with half -circle arched trim within the gabled area. The color palette is a light grey mass with black roofing and darker grey trim at decks and accent areas." STAFF'S RESPONSE Staff agrees with the applicant's response. (5) Miscellaneous Structures and Street Furniture APPLICANT'S RESPONSE "Landscaping and the harmonious color scheme of the building will be the highlight of this project. The site will be maximized for building and parking." Staff Report to the B.A.R( STAFF'S RESPONSE 90 -8-DR: Dondero Motel Page 5 There are no miscellaneous structures or street furniture that applies to this development. CONCLUSIONS 1 Staff conclusions are summarized below under the five Design criteria. 1. Relationship of Structure to Site The height and scale of the proposed motel is compatible with the surrounding developments. The berming and landscaping along the east side of the building will provide a good transition from the adjacent property. 2. Relationship of Structure and Site to Adjoining Area The proposed building is similar in height and design elements as the apartment complex to the east. In many ways, the applicant's proposal has better design details than the surrounding buildings. 3. Landscaping and Site Treatment The landscape plan needs minor modification to provide better screening to the adjacent apartments and larger stature trees along the public street (146th Street). 4. Building Design The building design contains the following design elements: • Long walls are broken up with recessed and protruding modules of motel units. • 2 to 4 -foot berm along the north wall. • Gable- rooted protrusions with half - circle arched trim within the gabled area. 5. Miscellaneous Structures and Street Furniture The applicant is not proposing any miscellaneous structure or street furniture. RECOMMENDATION 1 The Planning Staff recommends approval of the Dondero Motel with the following: 1. Prior to issuance of a Building Permit, a revised landscape plan shall be submitted which: a. Replaces flowering cherry trees with larger stature shade trees. b. Adds tall evergreen screening shrubs to planting bed at south edge. us PkoPo•- Pcirr-iarry....1- Auk, . ro nner..sql. -PrIriggi Er roocc; h all.1 0 nuovitytv."--.41 - N mw,,E , yi TACNA I RIP T C1114:` trOM 1;7g41#11 ( 7- 1,Vti AtiiiMir■-: - A AM ' i gliff.% . hEiecraici. .luirrkiumwmai 1 ti .....-irr-m■ C I Ty NAP rn z -4vW Ir Moe IL «sa$. eso ( PG"' Mr ate Mat pc. 301 014. 101.0 rrax=ral Amermerrr5 (10.0.) so. c.ice or %lig I PROZ C:SA:TA gr.C.UrAk.C.:( arrafhir mor6t..) c.ONI•TRUCTIONI Tree -sr 1.41R (PLILL. ,rriNvi *ITS 3. 2G, (,),-9 64 Fr Css.vr) eci4.a0 14 Foolvw”..rr- % Leonre-AeiNa - GlAfe 22• 96 14, J AueaTs - 11. cotArpci 13.01012110- -- 2. 1-k04oc..e.P 14mmar. I I 22 5•TA....1441:1 7 =141, T FaA2Asea FLOG:ft AREA 2.F.coe mow 50.Pr LEGAL CEGGAPT101-r: - 616 6.66.7 66 F6er or Lam est..cc.g 7, AP** HON12 hZ.01 15 'MG rt...-r IN VALAIS ti, Si.A, 126c.croil 'CMG Cougre, kaa. Fle.0.7E.CT ADDrZeteE. $/47 TUKWILA., v/A. ZOI1/411}461 A. *E I FRONT* Ze, , .606. I : 1 --- 41u 1.4 it:■FZT htr- OWNER. mc.e. ct,-irscRoA24 soLoeskr. pa ehlk 466) ea.r31R,o.46. 98516 PH. (s*) 674-6 At Pt. C.) /64-7412. RC ecot 1171, pusolv44,vr, 96071 Comb vido. .o SITE PLAN lJ_g I". 70 RerA•1144 FIFE. 4•71 I • t4A *ICS or 66 4464 .4, I — — 5 5 6 I cn LU o < cn 8 g 6 1) Z I g c og cc aumpure • MIS 16101 L. • .- 0- . • : • 0 . 1 Lir-of,N4 enea (S awn. as '2,w F .00.41 ! an , 0 : • - 1' 1 I I 44.4.44 0.1647 4:04 EMI 1 ° e r ttrie..oqi 0 _ zr—wcao OM 1 J • 1 i ■ = ‘-••=, . InIn LII .l ......... ...en •0/2 ,-.--...-..- . r '24 alt a 4. P4C04( a•014 C3 El CD El • 1 L e 0. ant ka LIcer.Nq SECOND FLOOR PLAN .4a • l'-o• EMI ur,•riqq _r --- -- FIRST FLOOR PLAN 1•S• • A•o. ATTACHMENT B LAWcae ••••■•04 i iiimammesslowstio 0 I I 11111=1= immul A54.1„Avr cow1Posync>4 40.44)-55. oa cfc./C — °F I 11 I I PAN I I 1 I I i hk4 • • miliminimomminm• miw /44.14+X 4/1.4/1:44TS.4 41 4441/ 41 . an t/G74.. ocoo. 1 4,-; als,t1i-1 esegrn ATTACHMENT C 4.1.41+ 0 F.L.EVATIo 41!11 ,1101111 NIOXV =Ma, /C41 34 UNIT MOTEL I III 1186Afi +, wA. RUSS HASSE & ASSOCIATES P .O. . BOX 1991 AUBURN, WASHINGTON 98071 PH. (206) 939 -7412 • ■ okso.r • 31V0 r•_ . 1fr ER,AJN 464. -rC 1u1.1 J#hJs won - 12- 2002 AC vamlcf PINK RAPP 24 -x' G• pbrl 41A FRA(ERI 5 - 0L• ����� etwil1z1�� site t OD (P '1, 4 4 1 1 1 - AO - 741 111 '@I' Us' I.uI4 " - LIIUJ. atHow WIMP PA= rano et4el !bear r„ N4 4o NN - (o'∎MNia FWyt uldUCf 2 - R"°" Eh'eaiD (dbq -RED 13 b' 1{Ylr.sicu..1 CA YLIN ST. Jo.IN'! %ear 4" 115434-101155U400- ALL. FLMITi J.` ARJI#F 12 i b l • s o I L 14 M1- RMT N.I FRM► 2" $• MULL$ 14 ALL FtAMTI1.12. Meaa• LANDSCAPE PLAN I' 21' OP WASHINGTON 11110 1 ANI AN.INTTCT / UTIN ICATI Iw h • 0 ATTACHMENT WAC 197 -11 -970 Responsible Official Position /Title Address Date FM.ONS MITIGATED DETERMINATION OF NONSIGNIFICANCE Description of Proposal To construct a 34 unit motel which consist of 10,020 squire feet. Named Dondero Motel. Proponent Russ Hasse of Russ Hasse & Associates Location of Proposal, including street address, if any 3747 South 146th Section 22. Township 23, Range 4 Tukwila, WA. 98188 Lead Agency: City of Tukwila File No. EPIC -17 -90 The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS (l This DNS is issued under 197 -11- 340(2). Comments must be submitted by September 27,1990 . The lead agency will not act on this proposal for 15 days from the date below. Rick Beeler Planning Director 6200 Southcent•r Boulevard Tukwi 7 S i gnatur Phone 433 -1846 You ma appeal this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Planning Department. DATE: 10 September 1990 PROPOSAL: LOCATION: APPLICANT: DESCRIPTION OF PROPOSAL DESIGN FEATURES • CITY OF TURWILA MITIGATED DETERMINATION OF NONSIGNIFICANCE THE DONDERO MOTEL Construct a 34 unit motel which consist of 10,020 square feet. 3747 South 146th Street, Section 22, Township 23, Range 4E. Russ Hasse & Associates FILE REFERENCE: EPIC- 17 -90, 90 -8 -DR THRESHOLD DETERMINATION: This is a Mitigated Determination of Non- Significance The environmental analysis consisted of review of the Environmental Checklist dated 05 July 1990. The proposal involves construction of a 34 unit motel. The total square footage of this motel is 10,020 square feet. This excludes the decks on each room. The decks add an additional 900 square feet to the overall total square footage. The parcel is zoned for C -2 (Regional Retail). The applicant has provided two studies as part of the SEPA submittal. These studies included 1) Down stream drainage analysis 2) Chris Brown traffic analysis. The Board of Architecture will review this project, which may add specific design improvements. The proposed addition shall comply to the standards set forth by B.A.R. (Board of Architectural Review) criteria. DONDERO MOTEL Page 2 MDNS EPIC- 17 -90, 90 -8 -DR PERMITS REQUIRED * Utility /Street permits * Mechanical Permit * Building permit CONCLUSIONS AND RECOMMENDATIONS Issuance of a Mitigated Determination of Non - Significance is appropriate since the environment review has been mitigated. Mitigated conditions of approval: PUBLIC FACILITIES 1. Additional traffic analyses shall be conducted for S. 146th and SR 99 intersection prior to issuance of a Building permit. A. Signal warrant analysis and collision diagram shall be used to determine future intersection improvements. Cost of this analysis is to be shared by the Project and the proposed new motel on 146th (Dondero), based on the contribution of each to intersection traffic. B. The cost of the Project's contribution to future intersection improvements shall be determined by the Project's traffic divided by 1990 to 2000 traffic increase. 2. The developer shall donate a 10' right -of -way along S. 146th Street as part of this development. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA. WASHINGTON 9818S TO: Rick Beeler FROM: Phil Fraser DATE: 9/7/90 MEMORANDUM PHONE M (2061433.1811; SUBJECT: Review of 5/15/90 Traffic Impact Analysis for the Tukwila Motel by Chris Brown and Associates Public Works has reviewed the Chris Brown and Associates 5/15/90 traffic study for the Tukwila Motel and provides the following comments: 1. Additional traffic analysis /studies will be made to South 146th /Pacific Highway intersection prior to issuance of Building Permit. A. Signal warrant analysis and collision diagram to be used to determine future intersection improvements. Cost of this analysis to be shared by Dondero and Larry's based on their intersection traffic. B. Costs of future intersection improvements con- tribution to be determined by developer traffic divided by 1990 to 2000 traffic increase. Accident records from the State are to be used in analysis. Specific evaluation ofpedestrians is also needed and include peds crossing Pacific Highway South at 146th. Also, provide a analysis of ,safety for pedestrian access from the property to to SR -99/ S. 146th. South 146th Street is a commercial street fronting property. A 60 L.F. right -of -way is required. The developer shall donate the 1/2 of the needed right -of -way (10 L /F /) as part of this development. , xc: Tukwila Motel Gary I.. Van Marx, Mayor September 7, 1990 Mr. Richard Dondero D & D Builders 37022 8th Avenue South Federal Way, WA 98003 RE: 37 -Unit Motel - Signs Dear Mr. Dondero: Sincerely, Ann Siegenth/aler Assistant Planner - 4 7 )- C € ' 4/ CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 PHONE q (206) 433.1800 Gary L. VanDusen, Mayor Thank you for your inquiries regarding required sign permits for the future 37 -Unit Motel. When you first asked about the possibility of sharing a freestanding sign with the Fishing Corner on Pacific Highway South, it was determined that such an off - premise sign is prohibited by the sign code. We also discussed the possibility of appealing this determination, through an application to the Board of Adjustment for a variance. However, after further review with the City Attorney, he has concluded that your request cannot be reviewed through the variance request process. The variance process applies only to design standards (such as size or shape), and is not applicable in the case of an expressly prohibited sign (i.e. an off - premise sign). I hope this clarifies the City's sign code regulations regarding off - premise signs. Please do not hesitate to call should you have any questions on this matter. N € +r f..'IN. 46 Gn. (ti CM .. 0.11 12 7 REVISIONS DATE JOS TITLE ,i uNIT HOTEL TUKWILA, .M... .• weal:, N..'fi• 4 �' ecciATfo ♦V►'.1W. VI.. CONTENTS I CONSULTANTS IeRIbATION PI,AN �G� EDLUND ASSOCIATES, INC. � � • • Ir k SUS& • I$ O C ... 1011 • won n-MN '�•' w .......t...x . 1. R M..1 1.t . M.tM A. ...... IMN M4.1M W..M. • n• II •••••• My.MM ......M ••••• • CAM as..t _ �� 0 C, ate. =. !? n�w .sE Iw •n w..L 6I ■ 5e; e+JTRM.ica Rda ]� ex wyT1N4 - burl t'ERO MOTEL TuKAALLA ' .NA. RUSS HASSE & ASSOCIATES P.O. BOX 1991 AUBURN. WASHINGTON 98071 PH, 1206) 939 - 7412 SI IEET I F'IiO,FECT I DATE REVISIONS A• IP 10 9 - 7 - 70 l ___ --cur r: 2 I r e `- gg O 0 0 LL_ a. I . I T` - - -- • ---- • ••+.r •••4 •. u.• (S urn . .i" "� .3_. g4(t..Y Licsitoty !� a von. •••• •• i 0 Cl ® C3 CI CD I ! 0 / ••l IMl••.N r �i'•t r.IV IL4u� gaga aela.lt i• t' -.• �.•� ZL r••A • Ia••) I I.•. 1' •'. WYN/ •.1I/ CI a mecca t ».tc iy LlyirnN SECOND FLOOR PLAN p.. 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PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 3747 S. 146TH TUKWILA, WA Quarter: NW 3. APPLICANT :* Name: 4. PROPERTY Name: OWNER DESLN REVIEW APPLiti;ATION Section: 22 Township: 23 (This information may be found on your tax statement.) Address: Phone: RUSS HASSE PO BOX 1991, AUBURN, WA 98071 Address: Phone: 206 939 - 7412 Range: 4 Date: 1/19/go * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP RICHARD DONDERO & Patrick Defeo 37022 8TH AVE. S. FEDERAL WAY, WA 98003 874 -2424 I /WE,Esignature(s)] swear that w- are a ow er s or con rac purr aser s o thp property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 3/20/90 5. RELATIONSHIP OF STRUCTURE TO SITE l `DESIGN REVIEW APPLICATION Page 2 The following criteria will be used by the BAR in its decision - making on your proposed project. Please carefully review the criteria, respond to each cri- terion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, use extra space on last page or use blank paper to complete response and attach to this form. A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: This site is completely flat. The two story building has a balcony all along one side with easily accessible stairways at each end. The site is long and narrow with the building along the north side. The entry mainly shows one end of the building. There is-plenty of space on the sides of the huildine so it des not look overly lsrge 16. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the estab- lished neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: The building is a single mass with various details in the balcony, windows and doors. To the north is a trailer park and to •the south a single story Sporting Goods Store. The proposed build- involving any future uses of neighboring properties. A wide entry drive is provided with a covered canopy for pedestrian shelter. The parking is all level and easily accessible. cont. p7 ing is of similar height and impoved detail as the apartment complex to the east. Detailed landscaping is provided for adequate transition vf LANDSCAPE AND SITE TREATMENT -DESIGN REVIEW APPLICATION Page 3 A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. *E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. F. Screening of service yards, and other places which tend to be un- sightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. RESPONSE: Landscaping is- provided between parking spaces, at intervals to break up parking lot. North side of building is enhanced by taller ((14ERR`( ' 111 G 66 ) landscaping. Entry is surrounded by flowering .g --ens and rhodedendrons. Screening is provided around dumpster and at adjoining residential, multifamily property to the east. Parking lot and pedestrian lighting is provided from the second floor roof soffit. Lights will be recessed for minimal glare, but will still provide adequate light for all parking areas. - P L h+A4 Sep P lh3 1 c Asii y . v a. "f F „ftpJtaa z v.j, .)t.„ ,,,f,...„ ..,.. 4,,,-i- .01- s o .6 e av7/ or tl L c, —bnN Prellid o • ' rpm t1b.. rim,' n, ein art t CIL+ St e . 14 24 oi,rra.1 S v a.r 4-o MA W1 Zip( er s Clot �r L t. c P.1�+odec `n�roY "To LW f rov n et .0.41.v __ wkec.k Wi 11 c.oYv' rov 1 k.Ov1 . 8. BUILDING DESIGN DESIGN REVIEW APPLICATION Page 4 A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with per- manent neighboring developments. C. Building components - such as windows, doors, eaves, and parapets - should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. 0. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. F. Exterior lighting should be part of the architectural, concept. Fix - tures, standards and all exposed accessories should be harmonious with building design. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: I 1:›i fit di w 3 C_.0 t a V`a,in ej o -c- 4 Pr��.l S f�IM h in ii q �'i1 alAti 9 a [pie, ro.2-P S . L e r I w . oil s a.,e a � +P re L .P.,.., v fp IA.A i t( `/' c. e. s s 4 ays. a f r o l �+� 7 v Gi1' " q W1/4.6.2 ILA a c. O AP w�.r��e.1 v v�-ii --4 © h a rn or ! ---1 LQ o s t' ©r -(- . claci P . s vow Lly s11oet P,Aed wAAN -' 6 41.0. - VN , %. wall acf aiVN s1 • ...ot . e iu ►l A i hl a s w e l l a s ii i �l, ow' 3 c* a l L'... . - 1[4, 1 ,o 5,7 u A ,off L :ti o fn. 1.5 k 11 q 1 ci L a % o v a not 1 v a r a i v ' a v . d ...11 ∎ ...1 1 . a t - 111, s e. c 0 v d iv. w g 1 / r - r , e y I e / r 1 . /� &- go Wl o C y u( a, -ti o v% 1 s �'1 c ► 0 lL► I * � 1 q + s , - f f Wi 11 / O Qrible rc7Q -p P4 fFi hry st 4 n s I.A J vh k t1 GI rc i e 0 � ! Y't � 7 0k NA ' Il.� C> a LA ).- cA 2rNe�. "/1P. CD(.rhr pal Qll'e i. s a (.i c��r r:',7 NA a g� or*. . b 1 a de..- rm o V i IA o a.A. d d J ay. 1L e?.,r- cr e y 4 1 w+ at a L4:- S cmA 4 dcc. e zt— are- a. s. . 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and pro- portions should be to scale. B. Lighting in connection with miscellaneous structures and street furni- ture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: Landscaping and the harmonious color scheme of the building will be the highlight of this project. The site will be maximised for building and parking. INTERURBAN SPECIAL REVIEW DISTRICT l REVIEW APPLICATION Page 5 The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appear- ance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people - oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 10. The proposed development design should be sensitive to the natural amenities of the area. 11. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. (29 /DSGN.APP1 -3) l (: D , ESIGN REVIEW APPLICATION Page 6 12. The proposed development should provide for safe and convenient on -site pedestrian circulation. 13. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. 14. The proposed development should seek to minimize significant adverse environmental impacts. 15. The proposed development should demonstrate due regard for significant historical features in the area. EXTRA E RA R SPONSE SPACE From page 2, question 5 —C; on the property. The entry and covered drive thru give a welcoming, inviting appearance. page 7 (29 /EXTRA.RESP) ! n •'.,tt ' 7 ': t:; : . . . . . .. . . . . . . . „ . , ' •',......- •-• . . . . . . . . . . . . , . . . , . . . , . . . , .. . ,21%q.1 • 1Fr1 ERIGUM CiaL`'c Nul.t 411f''e?itr:1eRG; ' ; ...r Tftr udi Hour: 'AGIL_c :II VI'I' III' II I I II I III ill 0 """" 1 2 3 - , • 1 1411 ' I I. I I I I I I I I I I I I I I I III I II 'I III 1_ 1 4I I I I I I I I I I I I I I I I I I I I I I I I I I I I : VI I I I I I I I I I I I I I I I I! II I I I I IIII:I f _ :_•7.__ _ 8 9 .. 1Q 11.M. lIl w :12 IF .T, HIS +M,ICRO�ILT�ED;�OCIJMENT �i$ L'ESS CLEAR��TJ1AWTHES'NIOTItEVI# ISc DIE'TQ TH ! I:IY. OF :TIE +'_ 1 IGINAL4tAOC(J4EN I `' �imnm��mRmam�n�m�ijri�tr��i� ►�rr���►���irim[��1 . .M:', •!'nn•':za e >. �,i:;: '- tip 1,,t -Y: ;ICY Wi t; Zia. '� t' • •: rJ g t. CERTIFICATE;