HomeMy WebLinkAboutPermit 87-04-DR - SEGALE - 871 BUILDING DESIGN REVIEW87-04-DR
87-04-SMP
EPIC-08-87
SEGALE 871 BUILDING
SEGALE 871 BUILDING DESIGN REVIEW
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
SEPA
DETERMINATION:
ATTACHMENTS:
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
STAFF REPORT
to the Board of Architectural Review
Prepared May 22, 1987
May 28, 1987
87 -4 -DR: Segale 871 Building
Mario A. Segale
Construct a 317,706 square foot warehouse with approximately
508 parking spaces, and truck loading areas.
South of the intersection of Andover Park Drive West and
Segale Park Drive "C" along the Green River.
31.1 -acre parcel; actual area improved is 11.14 acres, which
will hereafter be referred to as the project site.
Heavy Industrial
M -2 Heavy Industry
DNS was issued on May 27.
(A)
(B)
(C)
(D)
(E)
(F)
(G)
(H)
Vicinity Map
Site Plan
Shoreline Profiles
Building Elevation A -2
Building Elevation A -3
Building Elevation A -4
Landscape Plan
Revised Landscape Plan
STAFF REPORT 87 -4 -DR: Segale 871 Building
to the Planning Commission Page 2
VICINITY /SITE INFORMATION
DECISION CRITERIA
FINDINGS
1. Project Description: The applicant proposes to construct a 317,706 square
foot warehouse building, approximately 508 parking spaces, and associated
truck loading and office areas. The proposed project is described in
Attachments B through H. The structure is approximately 930 feet long along
its shoreward face, 32 feet high in the south where it faces the Green
River, and 36 feet high in the north. The building lies between 140 and 160
feet from the Green River.
The proposed action requires Environmental Review, a Shoreline Management
Permit, and BAR review.
2. Existing Development: The project site is currently vacant.
3. Surrounding Land Use: Existing land use is generally warehousing /distribu-
tion to the north, south and east, with an asphalt plant to the immediate
west. Land uses to the south and east lie across the Green River which is
immediately adjacent to the site.
4. Terrain: Site topography is shown in Attachment B. The northern two - thirds
of the site is generally flat and at the same elevation as Segale Park Drive
"C ". The remaining property along the river rises to general elevations of
35 to 40 feet due to mounding and stockpiling earth.
5. Vegetation: Miscellaneous scrub brush.
6. Access: The area roadway system is shown in Attachment A. Vehicular access
to the site is provided by a series of private roads off of 57th Avenue
South and South 180th Street. Entry to the project site is provided at four
access points along Segale Drive "C" (see Attachment B).
7. Water: The Green River flows along the southern and eastern boundaries of
the project site. It is contained by earthen flood control dikes.
8. Utilities: Water, sewer, and storm water facilities are adequate to serve
the project site for the proposed action.
The project site is subject to Board review due to its location within
the Shoreline Zone (TMC 18.60.030(2)(A)) with respect to the criteria in
TMC 18.60.050. These site design criteria are listed below in bold, along with
a discussion of project consistency.
STAFF REPORT
to the Planning Commission
87 -4 -DR: Segale 871 Building
Page 3
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.
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 its site.
Landscaping along the building front and sidewalks along Segale Park Drive
"C" (Attachment G) provide a transition between streetscape and building in
an industrial park. The height and scale of the building is consistent with
other buildings in the area.
A small portion of the shoreward parking area intrudes into the River
Environment of Tukwila's Shoreline Zone, in violation of TMC 18.44.130
(Attachment H). This will require some minor redesign of the parking layout
and landscaping plan. Photinia trees along the south face of the building
and the evergreen trees along the river dikes combine to provide a transi-
tion from building and shoreward parking areas. This transition could be
significantly improved by emplacing the islands of trees which are necessary
to break up the large paved areas discussed below.
The proposed shoreward parking area encompasses approximately 2.2 acres.
This large paved area is relieved by only two landscaped islands at each
end of the central parking aisle. TMC 18.60.O50(1)(B) recommends that large
parking area visual impacts be moderated. The two additional landscape
islands shown in Attachment H would break up this paved area, under the
interpretation that the parking area is large and needs visual moderating.
These landscaped areas would also provide a pedestrian path from building
entrance to shoreline, but would take six parking spaces. Landscaping could
be revised if building operations are revised, subject to BAR approval.
The east side of the building must also be revised to incorporate a minimum
three -foot wide pedestrian walkway per TMC 18.56.O40(4)(D).
2. 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
established neighborhood character.
STAFF REPORT
to the Planning Commission
87 -4 -DR: Segale 871 Building
Page 4
2. Relationship of Structure and Site to Adjoining Area (continued)
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.
The proposed building is consistent in design with other buildings in the
Segale industrial park area. The proposed trees along building walls
harmoniously blend the building with its surrounding area. The 35 -foot
front building face will be softened by Douglas Firs and the shoreward
32 -foot buildings walls would be softened by the Photinia trees and Coast
Pines along the dike. Automatic irrigation of all landscaped areas is
important to enhance their ability to survive.
Street landscaping and sidewalks is coordinated throughout this industrial
park. Vehicular and pedestrian circulation is adequately provided between
site and adjacent areas.
3. Landscape and Site Treatment
A. Where existing topograhic 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
unsightly, 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.
STAFF REPORT
to the Planning Commission
87 -4 -DR: Segale 871 Building
Page 5
3. Landscape and Site Treatment (continued)
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.
The proposed landscape site treatment is generally consistent with public
criteria except for the minor parking lot and landscape changes necessary
in the shoreline parking lot, as discussed in "Relationship of Structure to
Site ".
No exterior lighting plans have been submitted. Lighting should be shielded
to prohibit spillover onto other properties.
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.
B. Buildings should be to appropriate scale and be 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.
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.
Building design is generally harmonious with other structures in the indus-
trial park (see 18.60.050(2)). The building will be 32 to 37 feet in
height, flat roofed, with walls of unpainted concrete. This is similar
to nearby building designs. The slight bend in the building sufficiently
reduces building monotony. That building shape is different from, but
STAFF REPORT
to the Planning Commission
compatible with, existing development in that part of the business park.
The site's landscape design significantly enhances the industrial design of
this project.
Mechanical equipment between three and ten feet in height will be located on
the roof. No permanent location has been selected. Such equipment should
be fully screened with materials and colors which are harmonious with the
proposed building.
5. 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 proportions should be to scale.
B. Lighting in connection with miscellaneous structures and street
furniture should meet the guidelines applicable to site, landscape
and buildings.
No street furniture or lighting are proposed.
CONCLUSIONS
L
87 -4 -DR: Segale 871 Building
Page 6
1. Relationship of Structure to Site: The proposed project is generally
consistent with the specific criteria except that:
a. The shoreward parking area must be redesigned to not encroach in the
River Environment.
b. The large shoreward parking area should be broken up with landscaping.
c. A minimum three -foot wide pedestrian walkway must be placed along the
east side of the building.
2. Relationship of Structure to Adjoining Area: The structure's 37 -foot
height, concrete material and color is generally consistent with other
structures in the area.
3. Landscape and Site Treatment: The plan is generally appropriate except for
the minor revisions recommended and the need for luminaire plans.
4. Building Design: Building design is generally harmonious with other
structures in the industrial park. All rooftop appurtenances must be fully
screened.
5. Miscellaneous Structures and Street Furniture: None are proposed as part of
this project.
STAFF REPORT 87 -4 -DR: Segale 871 Building
Page 7
to the Planning Commission
(22/87- 4- DR.1,2,3)
RECOMMENDATIONS
Based on the above Findings and Conclusions, the staff recommends approval of
the proposed project subject to the following conditions which shall be approved
by the Planning Director upon satisfactory completion:
1. Shoreward parking area to be )(designed to avoid intrusion into the River
Environment zone. 4: . DeD l `C •QkR - /2 ,5 /&7 -w (8
2. Landscape plan to be revised using Attachment H as a general guideline.
3. Automatic irrigation or other reasonable method to ensure survival of all
landscaped areas.
4. Luminaire plan to demonstrate no light spillover from the property per
TMC 18.60.050(3)(H) and 18.56.040(8).
5. Rooftop appurtenances to be screened with a material and color which is
harmonious with the proposed building.
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BUILDING ELEVATION
SEGALE BUSINESS PARK
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Revised Landscape Plan
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BUILDING 871
LANDSCAPE DEVELOPMENT
SITE PLAN
SURCHARGE PLAN
SHORELINE PROFILES
FLOOD STAGE OF 9000 CF.S,
SEGALE BUSINESS PARK
DRAWN BY
REVIBEO „ /I
( DRAWING NUMBER
LANDSCAPE PLAN
SEGALE BUSINESS. PARK