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HomeMy WebLinkAboutPermit 87-11-DR - HANSEN HANSEN & JOHNSON - RIVER BEND OFFICE BUILDING DESIGN REVIEW87-11-dr south 180th street sperry dirve rivers bend office building LOCATION: City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 ACREAGE: 1.2 acres COMPREHENSIVE PLAN DESIGNATION: Light Industrial ZONING DISTRICT: M -1, Light Industry STAFF REPORT to the Board of Architectural Review Prepared December 10, 1987 MEETING DATE: December 17, 1987 FILE NUMBER: 87- 11 -DR: Riversbend APPLICANT: Hansen, Hansen and Johnson REQUEST: RIVER BEND OFFICE BUILDING Design review to construct a three - story, 13,647 square foot office building. Southwest corner of the South 180th St. and Sperry Drive intersection in the NE * of Section 35, Township 23, Range 4 (Attachment A). SEPA DETERMINATION: DNS issued on December 4, 1987 ATTACHMENTS: (A) Vicinity Map (B) Project Plan View (C) Project Landscaping (D) Building Profiles (E) Parking Lot Revision (F) Shoreline Profiles a STAFF REPORT to the Board of Architectural Review VICINITY /SITE INFORMATION DECISION CRITERIA FINDINGS 87- 11 -DR: Riversbend Page 2 1. Project Description: This is a three - story, 13,647 square foot office building with 56 parking spaces. Accessory site improvements include building a six foot sidewalk along the South 180th Street and Sperry Drive connecting pathways to Christensen Trail. The project is shown in Attach- ments B through E. The developable project site is approximately 426 feet along South 180th Street by 108 feet wide; making for a narrow, compact development. The eastern half of the site would be devoted entirely to parking, while the building would be located on the western half, along with extensive land- scaping. 2. Existing Development: The site is currently vacant. 3. Surrounding Land Use: Surrounding land uses are shown in Attachment A. Office uses are established to the immediate south and east, while the Frederick and Nelson Distribution warehouse lies to the north across South 180th Street. The Green River runs along the site's southwestern boundary with industrial warehousing occurring across the river. 4. Terrain: Site topography is generally flat except for the flood control dike along the Green River frontage. This is shown in Attachment F. 5. Access: The project site is accessed from Sperry Drive, off of South 180th Street. The Public Works Department certifies that the proposed project would satisfy minimum access requirements. 6. Utilities: The site is fully served with all utilities. Because the property is adjacent to the Green River, a shoreline permit is required for the proposed development. Therefore, TMC 18.60.030(2)(A) requires design review by the Board of Architectural Review. Applications for the permit and design review were filed. The applicable zoning code review guidelines are listed below in bold, followed by pertinent findings of fact. 1. 18.60.050(1) - Relationship of Structure to Site The project site will be developed in two use areas: a western building area with extensive landscaping and an eastern parking area. The building is setback 34 feet from the northerly curb with trees, grass and shrubs planted in the setback area. A six -foot sidewalk is to be lo- STAFF REPORT to the Board of Architectural Review No illumination or automatic irrigation plans have been submitted. 87- 11 -DR: Riversbend Page 3 cated in built in public right -of -way. The proposed sidewalks will provide a much needed linkage between the existing sidewalk system, METRO bus stop, and Christensen Trail, as well as with the proposed building. The north setback area width and extensive landscaping soften and break up the two and three -story building mass from the street. The maximum building height is 35 feet with two and three -story angular roof lines to give the structure variation. Building lot coverage is 11 percent. The parking area is screened from the six foot sidewalk by 18 feet of grass, shrubbery and maple trees. Lot coverage for the parking area is approxi- mately 50 percent. This large asphalt area is broken up by the massing of perimeter trees and shrubs and five foot, treed landscape aisles. 2. 18.60.050(2) - Relationship of Structure and Site to Adjoining Area The proposed two and three - story, sand colored structure matches the simi- larly colored two and three -story buildings in the immediate area. The proposed angular roof line with height variation between two and three stories provides a welcome contrast from the uniform flat roofs of adjacent structures. Paved lot coverage is less than surrounding developments while proposed landscaping is more extensive. Circulation between the site and adjacent street system is limited to the south driveway onto Sperry Drive, approximately eighty feet from the South 180th Street intersection. This driveway may occasionally be blocked to northbound (left -turn) movements. However, the Public Works Department has established that minimum City access levels are satisfied. Vehicular circulation on -site is constrained to four deadend corridors. Emergency vehicle access will be provided onto So. 180th Street via a chained gate. All significant circulation impacts are contained on -site. Access to the Christensen Trail will be improved from So. 180th Street via a sidewalk built along street frontages (see Criteria No. 1) 3. 18.60.050(3) - Landscaping and Site Treatment The proposed landscaping and site treatment is harmonious with the natural environment, project activities, and surrounding uses. Landscaped areas break up building masses and paved parking areas (see Criteria No. 1). Siting the building 13 feet below, and 40 feet away from the existing Chris- tensen Trail minimizes building intrusion on trail users. The value of Christensen Trail is enhanced by the improved pedestrian linkage between the trail and South 180th Street. tP STAFF REPORT to the Board of Architectural Review The Planning Department recommends approval of the lowing conditions: 1. The building roof must be of a sufficiently visual monotony. 5,4 �.. 2. Automatic irrigation must be provided based on Planning Director. 3. Lighting plans must be submitted for approval ensure no off -site light spillage. CONCLUSIONS RECOMMENDATIONS 87- 11 -DR: Riversbend Page 4 4. 18.60.050(4) - Building Design The building's many angles and offset sloping roof line provide welcome contrast to the surrounding, tilt -up, flat roofed concrete buildings. A glass roofed entry will provide additional focus. This structural variation may be greatly blurred by the building's overall sand color. The exterior walls are proposed to be a sand colored, cement plaster with dark glassed windows providing horizontal lines. The angular roof is proposed to be a seamed, sand colored metal. The architect envisions that the different surface textures and dark window strips will break up the visual monotony of the three -story building. No other accent strips are proposed. 5. 18.60.050(5) - Miscellaneous Structures and Street Furniture One bench is provided on the east and west sides of the building as shown in Attachment C. They are cedar wood slat benches which are similar in design to the furniture found along the Christensen Trail. 1. The proposed project makes good use of a very narrow site as discussed above in Criteria No.'s 1 through 4. 2. On -site traffic circulation will be limited by the pattern of deadend park- ing corridors and occasional driveway blockage. All significant circulation impacts will be contained on -site. 3. The overall sand color scheme for the building has the potential for creating visual monotony. 4. No lighting or automatic irrigation plans have as yet been submitted. project subject to the fol- contrasting color to avoid plans to be approved by the • by the Planning Director to Frederick , F. Nelson — Warehouse Various warehouses 111111111111111 Various Offices Honeywell Office . • ■•••■ \ S * • i 1 -4-1 1 f "C' a ..-1 AM • -A •i s ! I* Is .411 re" -.4! ••• 'C'k2 \ 10, • 1 1 1 . ' S '. i_.; I M. . \ • t i t I ' .ti S . ',..■-■ ---s 4 i P4-120 0 , r'''■ [7 — - P4.12 0 c Ilik , 7., _ _ ____—_ 4.,..7 - mmz-ner--:, ; — F l ri CO .., .- „..„,....,,,.., .,o.f-t2o ,/ \ 1.. -47-L , T kt-1426'• . J _ L. ..i.— ; .----- ‘. • — ...-.._. .7 4 4 , ,. i • , .,' 41/4" ... c-a '. C 1.-ti:7--,-- 14.7 H-72 Eli ,it ! i S'' P-A to .=..._... P-i -.72 7 ....7'‘ M-. ...00°' ... ;la .., .k .. , ix... 1, ........ • --'-------.-....... •. .../ / C-2 j ' .' .... .-,, •44 ..1 - .. 72 `• ' "::`, ' . 02-- 1•- ' ---- . . i ',..z.C..i..._ , ......- . -- • 1 . • ' , I I II - 1 C. i • : c, ,., ,.., 4 C-2 •\ c-s a- \ C-P C•P C-M CM 14-A Attachment A Vicinity Map CM I :2 \ II :1 • : 2 1 CM • I • c CA 1 imams CAA s'••; Oa CM W2 I ammoilommj C-M; It -Li 1 i n.. ... 1 .. I f cm . / ....- ....■.. . I, r-...- r I a k • - • " 1 tan 11O-14 CO Ka, 11111111N1112 V . I ..../Pa■ • paw... • ...ft, 1•116DC• 1•147.96> Ol SITE PLAN scIt r.2cr —ab •aft., 1.4•171.4• lart , .11.10 UlaPP1111 M """ RIVERSI3END OFFICE BUILDING — - TUKWILA, WASHINGTON CAP.. L... SOUTH 180th STREET ytalawa.g. fr TOTAL PARKING 56 MTH Drawing STYE PLAN 14611 11190 PITY IN rftl ouplft.aa I amoTraog I op• DEC -4 19871 CITY OF TUKWILA PLANNING DEPT. Dale Drallo .fto PeoNI 0 6.90 WOO IMOD' A-1 ATTACHMENT C q C ROBERT F. PETERS UNMAN ARONTICT • SITI PLUME PIM IN MIR OAST, PUMUIR, WAST $111373 1111110016 (11161 111111401 S I 3 NMI .01 Si NO. pwr SUM 01 LaritF,eArE Furl WIZ FIVtarriP P IUKWiLA , WASN1r6TON , scur !Ern •Yr. PLC 14ar -;C•14N1 i , Oth - Pl2G- ••••••••nU11, SCALE N•YO' . SG4E W4 V •ii' [ij 11E0 - 4 138 CITY Of- TUKVvtLA PLANNING DEPT. • L. RIVERSBEND OFFICE BUILDING PARKING REVISION TRUCK LOADING & UNLOADING ONLY SCALE: 1'.20' • COMPACT I COMPACT I COMPACT I COMPACT I I 1■11•NEMINI■ GRASSCRETE OR [QUA AWLICALMit c•• 4i.11■ I I E■ let. ...T., <7 ninn we - S011 tsr•!ter 1.4.T-1- 4.•en_l SHORELINE PROFILE 601 SCREE NOILL r.20 VII!. 1%10 PROPOSED Offla OUIEDING I,— ram,. 5.CIMIWIR .....,- I • I " '. 1 6, - • , ,,, . ,T3ifire „.44-1/4,, ,,,--...... C, ,; r i‘ 1 .1Vil . 1 !liar ,. ...i 1 114-1 .4 1 - Ik . , .,,Virlroi 191. - --- I Irt "tro ni F 4 •.-. ; or 0 "'"•*".. ': • ' ",L.Pre • VACINFTY MAP SITE SECTION/SHORELINE PROFILE 602 SCALE. HORV. 1 VERT. 1%10' 1 DUMPSTER SCREENING E1EV. scmk rt n UGHT Pal ELEV. '-""• I-I SCAM VIREPRO 11.2•11. ••■•••• VIM L 1 DEC -4 1987 CITY OF A PLANNING CPT. !SOWS finned Prora RIVERMEND OFFICE BUILDING TUKWILA, WASHINGTON OWN, ONE VACHITY 9401aM PROM{ SR SKTOM, ClImn oda MAWR =WIC I LEM ROD CURRIED% Rolm irna Sheet A-2 C iIc=i;t•gA �4ii"ii• IiiY: SiY: ra ii4i' �°.. Y. .t::t�St%Ns,:iratiw:uditr.4Af wPA:i ?'z"lCdit: ?tC1.5u.toz1111:;. 1utii• Y. I. ri' rilr2mL' v'.`J 3oI; n" k'" ii:};' v: K-. z, ae`..>: olXf4zloGGawm5i.: 51P r: J1S"!.• X n. �..'" Erglit7. i' , .�"'�'�.j�tit''�' , �'S:.r BUTLER-TrIE® COLOR FINISItES BUTLER A FULL STRENGTH* SILICONE - POLYESTER COATING BRONZE PLATINUM GRAY GULF BLUE NOTE: Colors shown may vary from actual samples due to variations In the printing process. Colors and color availability subject to change without notice. 'Contains 50% Silicone- Polyester resin. DESERT GOLD STONE GRAY RUSTIC BROWN LIGHT GRAY (Backside of panel only — BUTLERIB® II, STYLWALL® II, SHADOWRIB©) PLASTIC FASCIA COLORS DEEP BROWN CHESTNUT BROWN BARN RED SLATE BLACK (Trim only) NOTE: Not all panels available In all colors, refer to color availability chart in PRM or wall panel pages in price book for availability. Form No. 1310 -7 -86 I. SCOPE A. This specification for the Butler -Tone Finish System covers the surface preparation, coating, physical characteristics and the manufacturer's warranty on the factory applied exterior surface finish. II. SUBSTRATE PREPARATION A. G -90 galvanized steel shall be given a controlled complex oxide chemical conversion treatment. III. COATING 4031...ITLEFIP BUT LER MANUFACTURING COMPANY SPECIFICATIONS BUTLER - TONE® FINISH SYSTEM BUTIc7B-TONE® FINISH STEM SPECIFICATIONS A. After the conversion treatment, the exterior exposed surface shall be precision coated with primer and Butler -Tone, full strength, 50% silicone - polyester finish to dry film thickness of 0.85 mil minimum over the entire material dimension prior to forming of panels. B. Interior exposed surfaces shall be coated with primer and a polyester color coat. Printed in U.S.A. IV. PHYSICAL CHARACTERISTICS 5. Resistance to Dry Heat. Butler Building Products are constantly being Improved: therefore, the information con- tained herein is subject to change without notice. Before finalizing project details, con- tact your nearest Butler Builder* or Butler Manufacturing Company for latest Information. A. The physical characteristics of the exteriorcoating shall provide resistance to failure through cracking, checking, crazing, spotting or loss of adhesion. B. The physical characteristics of the exterior coating shall be measured by the following laboratory weather simulating tests to obtain test results justifying a manufacturer's 10 year warranty: 1. Humidity Resistance at 100 °F. and 100% R.H. in accordance with ASTM D -2247. 2. Salt Spray Resistance at 5% Salt Fog in accordance with ASTM B -117. 3. Reverse Impact Resistance, in accordance with ASTM D -2794. 4. Resistance to Accelerated Weathering — in an Atlas Model XW -R Dew Cycle Weather - Ometer in accordance with ASTM D -3361. 6. Abrasion Resistance in accordance with ASTM D -4060. C. Gloss of finish shall be maintained evenly over entire surface at 30 ( +5, – 10) units as measured in accordance with ASTM p D -523. D. Contact Butler Manufacturing Company for warranty details. Form No.1310-7-86 Exterior. Wall Paint Color /7 `9S 1 4 # 11 5k . n kt-P r l AL 41 RNERSBEND OFFICE BUILDING Tukwila, Washington Hansen Hansen & Johnson Architects rALYZYZ-aii'.1ni. mzA..42.:mv. 17-..WrAri.VgATZ.*MO:f;:-. h . , u,tskiftt_AaL• crc 1 ) ULLL LL <AA.t_A- . C j 6 c b HL— tL LL. '73 k +(—) uNAA-Li — 7- s /_7/ .C2-/- ( C t (g.i. LLA_ a LA■.-U---L-C- t LA- ---r 4-L rLL1 , „ ... . 1 , n;t yr o+tx::x ^!rm 'r. w.b '.r T_ ..n:lt 'r 7 Yty'.,- MipTwe j • [a '�.f'.�:. ; 1:�-°. ~'t 1 �4.'$ !� �r.. : f.�4xn..:. 'CI;Y�e4p'S'T '^},.�l�l% c p� t ' '` )i}��)y}�,���y�..`.R::} 7^.j�� vuJWjQ9 S it O ) >,a �yf �J G^s ' J{ITA�.y'l�vYU Y. 4:.�� }w�a�Y i' } ,�L 4 i x.j(:(%'.iyAtyyxyFs f w'ig ,'�4/'R�a�i e�'13yJ4,�u �it'�P�>��'kxt tfrW7tM.l�c �•t�i4�;:lii5J11lTrt�: �.\4uw't�/riF.1n' Q4:.: ti. TawY:• G1G.•:'C ��Rt�Jn' �: ybF• I�S l] T'• 11J' y�?[ t�Ce J �� t: 4?' C .' Y_ Ti:- YY: 1'-• ��. w�:: iJ l�S�t1t- �Yi'i�.�i.•1�.1ziCtfl•7.*�L.��A: �1'�tJ41f.s..'TVC fy:l��.aw.n � tYj..hy'F.U.f..lrl!. �:H�f:�•.:�e.�• .: 210:finM DEC -8 1987 CITY OF TUKWILA PLANNING DEPT. December 7, 1987 Vernon Umetsu, Associate Planner 6200 Southcenter Blvd Tukwila, WA 98188 Dear Vernon: Sincerely, HANSEN HANSEN S JOHNSON a dayb 4 Gay a Soderquist GS:ms Hansen Hansen & Johnson Please amend our permit application on Riversbend Office Building—as per our phone conversation on December 4, to reflect the following: Proposed action to erase existing street lines on Sperry Drive as required in order to extend the left turn lane to 120'. 1006 fryar ave box "O "• sumner, wa 98390 • (206)863 -8126 1. Case Number: Applicant: Request: Location: 2. Case Number: Applicant: Request: Location: 3. Case Number: Applicant: Request: Location: 4. Case Number: Applicant: Request: Location: 1. Case Number: Applicant: Request: Location: 2. Case Number: Applicant: Request: Location: (21/NTC.12 -17) City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will conduct a public hearing on December 17, 1987, at 8:00 p.m. in the City Council Chambers at Tukwila City Hall, 6200 Southcenter Boulevard, to consider the following: Planning Commission Public Hearing 87 -2 -CPA: Central Business District Sidewalk Plan Tukwila Public Works Department To adopt Sidewalk Plan policies and ordinances. Tukwila business district, south of I -405 and east of I -5. 87 -5 -CA: Radovich Zone Text Amendment John C. Radovich Expand building height exception for the area generally located N.E. of I -405 and West Valley Highway. Height limit would increase from 35 feet to greater than 115 feet. Dead end of Southcenter Boulevard, south of Fort Dent Park, in the N.W. * of Sec 24, Twn 25, Rge 4. 87 -4 -R: Shimatsu /Mikami Rezone Shimatsu / Mikami Rezone 66,685 square feet from R -1 -7.2 Single Family Residential to C -2, Regional Retail. On Southcenter Parkway, immediately north of the 17015 address (Center Place); otherwise known as T.L. 9011 -07 and 9012 -06 in S.W. * of Sec 26, Twn 23, Rge 4. 87- 2 -UCU: Renton Sand and Gravel Renton Sand and Gravel Unclassified use permit for mixing, screening and storing topsoil. 1602 Monster Road (vacated) Board of Architectural Review Public Meeting 87- 12 -DR: Renton Sand and Gravel Renton Sand and Gravel Design review and approval of topsoil mixing and storage operation with accessory structures. 1602 Monster Road (vacated) 87 i1 Riverbend L. Hansen Design Review of a three - story, 13,647 square foot office building. S.W. corner of South 180th Street and Sperry Drive, within N.E. * of Sec 35, Twn 23, Rge 4. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Department. The City encourages you to notify your neighbors, and other persons you believe would be affected by the above items. Published: Valley Daily News - Sunday December 6, 1987 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File OFFICE Of FEE I OFFICE STORAGE Rensed :- • 4 OFFICE OFFICE CONFER. ROOM RKEPTION R ECEPTKIN RIVERSBEND OFFICE BUILDING TUKWILA, WASHINGTON FIRST FLOOR PLAN SCALE: 1/13%1'-0 FIRST FLOOR PLAN P'd Revrsed Proiect RIVERSBEND OFFICE BUILDING TUKWILA, WASHINGTON 0 G 0 0. SECOND FLOOR PLAN SCALE 1/8".T-0' SECOND FLOOR PLAN S.G7 Date ct, oca. SAW Drawn non P,vect not, •v4w6,,i=iii;.,,,taii74'671:.,MCicla‘Lt.'i'Z&Z1111‘-lia=Ux.:';;ia?vAv:04::::f.MaTB:i;v4zZMVAteetgaSzimwosialttamaramtmv?ia.t!rmtJ;gmt,vxsm.iae,t,tm,.Ym=otalitorn'Q;:'.: • "‘ , '• • ' , " • - ' . • '!'I'' dflfith2g ; jlklit ; ggkgMWTifeat j ia'frkbgfAaYe: ' jkZgkl:ZdYie.M4YSZIW4q.. C 'gihZAVM:AakfZka4S '4 SaP.A V' Aldtt*ae§Xe§M l :Lta : MtMtti :l" aiAVAVta r itVll lt rAtrS 41 M P YM b r i S •••••■•limml■ 11 1==11:111111 t=CD 1•911=■ 0 0 3 0 DEC -4 19871 cri'Y OFTUMCA PLANNING !YETI. 0 -0 , DESI N REVIEW APPLI ATI 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 13,647 S.F. office building. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) Corner of S. 180th St. & Sperry Drive. NE Quarter: NW Section: 35 Township: 23 Range: 4 (This information may be found on your tax statement.) 3. APPLICANT :* Name: OWNER Address: P ne: Address: Phone: Hansen, Hansen & Johnson 1006 -D Fryar Ave., Sumner, WA 98390 20 ) : 63 -8126 Signature: ' Date: * The •••licant 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. 4. PROPERTY Name: Dane Armstrong AFFIDAVIT OF OWNERSHIP 2200 Clinton Ave., Kelso, WA 98626 o s` EE NOV •- 2 1987 ( 423 -5160 I /WE,[signature(s)] t5 I ' .,cr: t her / I swear that we are a owners or con rac 7 ;'rc a s o t property involved in this application and th• the foregoing statements and answers contained in this application are true correct to the best of my /our knowledge and belief. Date: / g, and LA PT. e7-l( o8 5. RELATIONSHIP OF STRUCTURE TO SITE ?;:. "'n....,,. ._,i,.......:.. ,,...,. a::._,...: �i' 1.._.....,.: �' ?Z.,_.';? �.' i` J, �,_.::: rx L; qz�r; 7 :. i�r���rc •�;'r.:S.: °:".��'� "...... .. 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: The building is set back 25' from the streetscape with trees, grass & shrubs planted in the transition area. Along the streets we have provided a 6' sidewalk with a min. 2' of green belt set hack from property line with trees and bushes to screen the parking area. All sidewalks which connect to E from the building load to the street sidowalk or the pcd. path. The perking area is divided into aisles with 3' wide planting strips between. From entry level to top of bldg. is 35' which rolatos well to the height of the surrounding buildings. 6. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the estab- lished neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: The building is a combination of 2 & 3 stories to give a variety to the massing. The exterior will be cement plaster with a contrasting smooth standing seam metal roof. The windows add a nice horizontal line. The adjacent buildings a're tilt up concrete with flat roofs. This building's cement plaster exterior • i e s own - ow i. entity. ve icu ar access to t e site is off the lesser traveled Sperry i y Drive directly into the parking areas. Pedestrian acces, is off the streets with the closest bus stop going both east & west on Sperry Drive. The pedestrians will approach the building on the sidewalk along S. 180th St. until the sidewalks which lead to the building. 7. LANDSCAPE AND SITE TREATMENT .:. �,.. . �. ti �, 11...5! t t' y, "�• a:p ..,.;1 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: The existing dike with pedestrian path shall be enhanced by grass & shrubs up to it & a pedestrian path leading from the building and sidewalk to it. Walkways & parking areas shall have no slope greater than 2 %. Land- scaping is used to help screen the parking area and enhance the area around the building. The best view from the building is to the S.W. where shade trees are located advantageously. The dumpster area is screened by a 5' high cement plaster wall with some plantings around it. Exterior lighting is used in the parking area and around the entrances of the building to provide safety and accent the exterior at night. 8. BUILDING DESIGN ., �.. ... i..v }. A ii � ,.. t v. ... .a.. t] . "i` t. .e :�rw'r.. .. ,. , � � `r�' }d. d. � `=6 y"S ".•�1x� f' .,i:. +.J 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. D. Colors should be harmonious, with bright or brilliant colors used only for accent. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. F. Exterior lighting should be part of the architectural concept. Fix- tures, standards and all exposed accessories should be harmonious with building design. G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: The cement plaster exterior of this building will relate well with the surrounding tilt up conc. buildings. The sloping metal roof and height changes will give the building an inviting human scale. The colored standing seam metal roof will nicely accent the building. The HVAC equipment on the west side of the building is shielded from the street with the building and screened on the other sides by bushes and shrubs. This building is designed to be viewed from all sides with each side being slightly different. Exterior lighting will be used to enhance the building's exterior at night and to provide lighting in the parking area for ease of movement and safety after dark. i1 J+' 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE INTERURBAN SPECIAL REVIEW DISTRICT • DESIGN REVIEW APPLICATION Page 5 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: This project does not provide any miscellaneous structures or street furniture. 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. This development is sensitive to the Green River Pedestrian Path by leaving it undisturbed and providing a new path leading from the new building and sidewalk to the existing path. Also this dev- •.ti ' UU. • from the existing path by planting grass, trees and shrubs. 11. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. See Question X10. (29 /DSGN.APP1 -3) ._..<.. itC: t.: �t,::!: FS ;cttX:u;rKC•r ram:u::'CCS7uY,Y. ;x. ;.%11, 12. The proposed development should provide for safe and convenient on -site pedestrian circulation. On site pedestrian circulation is provided by sidewalks connecting to the entrances of the building and connecting to the pedestrian path along the Green River. 13. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. The proposed office building is located in an area of light industrial and office buildings; therefore the use of this building is compatible with the use of the neighboring buildings. 14. The proposed development should seek to minimize significant adverse environmental impacts. This building will add very few, if any, adverse environmental impacts on the area. 15. The proposed development should demonstrate due regard for significant historical features in the area. There are no known historical features in the immediate area. DESIGN REVIEW APPLICATION Page 6 I Lot Size 1.2 Acres Lot Coverage Calcs Lot - 52,600 S.F. Bldg. Foot Print - 5,785 S.F. 5,785 - 52,600 = 11% Gross Floor Area - 13,647 S.F. Light Industrial Parking 2.5/1000 S.F. Req'd Parking = 35 77 I Notes PROPERTY LINE P T H 7'. s EXIST'C MAPLE ■ E %I'ST'(+ LUR13 d CxJfTOc E %NST'(o 5 IOON Ic@ SCREENED 141 HVAC UNITS \ 4 \ E% I I ` 7 H \ I WOOD D RI 111I,iiiIZAC000CICiC7,■ Revised R °336.00' L.147.96' HYVK.4N °LIgW LO 1 & ON) I �^ to' 31DENNLIC (MK.AL) W E a; - - - -- -- - • —.3O \ I . L EXIMEr: dcWE�lV tci : 1588'j 19`E ! i �2 4.81'1• I 17 I. I, Ci. 1 - - - - - - - - w 1 �• —. ' I \ E%ISTIV 'SI( E %15Ta '.11coN "'3D 35_ - �� - VR f.IC A83Cft T ' 1 I AA I \ o'-o ote b 1 1 }� I 1 5C' o' I+' I . I O � Compact \ I IT I I I \p t.; SCALE: 1 "•2O' SITE PLAN NEW OFFICE BUILDING. C.2 U34 -4 ' to lc PATH tir Project 0.01" 32'04', L.9.00' EXISTING HI(,H L.HAIN LINK PGINLE TUKWILA, WASHINGTON 310W. LC NO ANC UNLQ.CINI, ONLY" Ex13T 3I(,N om utict Compact \ Compact - 00000 6. RIVERSBEND OFFICE BUILDING L$IST'v Vt CO.• uac6 SCREENED DUMPSTER AREA SOUTH 180th STREET TOTAL PARKING 56 - I NORTH Drawing SITE PLAN O A a 0 e LI(aHT- T i ` (TYPICAL -, t I Q N88'46'19 "W �,I ' 333.98' -0 ICGI44TO. EX'ta I3T STICK T t..AMr •. H•. �C> '1Z✓ t J i ,AA '. $ ) ' 7 . , p 51 : x. 41 }, i I „p 1 1111 I11 J 111 I II I I I I IIIIIII1IIIIIIIIIIIIIIIIIIIIIIII 1III1IIIIII Ii jll 1111IIIILJ11lIIj1II- I!III!- JJIIII II IIII! 11J1 IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII1 0 I•,.•I"'■ 2 3 4 5 6 7 . YL 8 9 10 11 I",,.,,•"”. 12 IF THIS MICROFILMED DOCUMENT IS LESS i CLEAR THAN THIS NOTICE, IT IS DUE TO I OE ac ee tz 9z Sz oz cc az Iz I THE UALITY OF THE ORIGINAL DOCU ` + ° a c 9 S o C z I A, 0 Il11lI IJIJIIIII II �I�IIIII I��II�I I 1 1111111 I II IIII .. _ lid I II I HIIIIIIIII I IIII MI IIII IIIIIIIIIIIIIIIIII111�1111 IIII IIIIIIIIIRIIIIIIIIIIIIIIIIIIIIIIIIt�IIIIIII I IRU11111 IIdRU I 1111616166 d111111 III61111IIRIIIRRILIdd ... 1'`. 4 : °T t,..'.,s.�f. ..I '!'1�^'i* d f m•.• �e,u.,, � . !A'TD '�`* ' yth .r � r�l • CTrM BI aI'. /fS r tauacgt I IC INSTA1- t.. OF eavIew LK PROPERTY LINE ' ‘?o0S \.. \\.` `. \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \\\` " \ \ \ \ \ \ \•.\ \ \\` ( EX ISTINCo DUILPINCO V1-11- OR Date Drawn c(35 Project 8113 FMCS �HYP 15! B.A.R DATE AP - INITIALS A.90 00'00° R•50.00' 4 602 NOV 181988 I s Sheet A-1 • 20 AVEKA0M WATEM LEVEL lot 20' AVEIG.(E WATER LEVEL lot C-MOWN OF EXIST'!, ASPHALT PATH 31.(e 30 4 5 HIUIi WATEIC_ LINe CEMENT PLA5r ALL 5177e5 SHORELINE PROFILE 601 SCALE: HORIZ. 1 "=20' VERT. 1 " =10' C.ROWN OF EX151 1 ASPHALT PATH .52.0 24 5 HIUH WATER LINE SITE SECTION /SHORELINE PROFILE 602 SCALE: HORIZ. 1 " =20' VERT. 1 '=10' PROFEKTY LINE EXISTIC N C�ICApe. (NO GRA -T TO GE MAPS Tb EX15T'U UIeAP 0 UI rt a z ZI O F' 71/1 EX15T'U C RAE. (NO (.HANUES TO me M PE TO EXIST'U URAPE FROM TOE OF DIKE TO RIverc) DUMPSTER SCREENING ELEV. SCALE: 1/4 " =1' -0" TOP OP W G5 .4.8 ZA a' FL FF. 2 F -c t. ... SOUTH 1E30 w STREET PROPOSED OFFICE BUILDING 0 0 LIGHT POLE ELEV. t% zs .5 5 (nrn (U') 6LOr. SCALE: 1/8' =1' -0" �_ LIMIT SHORELINE ',SIA�G _ OLO�E VACINITY MAP SLOrG e1.a2 YIP .31•Il -Dg 26.3 B.A.R. APPROVED DATE INITIALS- NOV 18 1988 1 Cr PE -RIZ`r I r DRIVE Notes Revised Project RIVERSBEND OFFICE BUILDING TUKWILA, WASHINGTON Drawing VACINITY MAP, SHORELINE PROFILE, SITE SECTION, DUMPSTER SCREENING & LIGHT POLE ELEVATIONS Date 9, OUT' Drawn 005 Project 8 '713 1 N 1 1 111 1 111 1 1. 11 1 111 1 111 D '•• "• "_" 1 7 3 4 5 6 7 8 9 10 11 W•••"w+ 12 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO. of 6z Be ix 9E 9Z az CZ) ZZ R 1 THE iUALITY OF THE ORIGINAL DOC UM EN T}, e e L 9 s .' c Z 1 r.0 41111 ul In d m u 1 111 1 uu m 11 ki Iii iilu I1T 1 nn % ini I uu ugllii1151 u_mdilnf1�1 illF� ilE15 mi;l; In iuidmiluiduu 1 4111lnulunlmi6n111111 p1unlunlnnluli1 ..,. .. ,.y„ I�� .t^� ; " r k r..tc�/r J• ,,,,e,71,„ :. gyp. '�i irc"S ... hJ 198 Sheet A -2 Revised SCALE: 1/8".I-0" WEST ELEVATION NORTH ELEVATION SCALE: 1/8"r1c0" SCALE: 1/13"=1'-0" Project SOUTH ELEVATION RIVERSBEND OFFICE BUILDING • • Tukwila, Washington • cohneNT • rie-A-5 ( SCALE: 1/8"=1'-0" 5TANG SEAM METAL. moor. (Tyr.) EAST ELEVATION Drawing BUILDING ELEVATIONS nfIF %1-(1-PR Date Drawn (Dos Project 8115 {F.••• VA14..P3.6k'111" x • '. ' •,:,', • " p1IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIITNI) IIIIIIIIILIRLIIIII1 0 Istx.mcx 1 2 3 _4. - 5 . 6 7 8 9 . 10 11 .......... 12 IIF THIS MICROFILMED DOCUMENT IS i , LE.Sill? e 1 CLEAR THAN THIS NOTICE, IT IS DUE TO 1 , ' • o gZ ad " 9 Z gZ *7 MI Z ' THE UALITY OF T11E ORIGINAL. DOCUMENT .•____ 1 13 Z. 9 5 .' E Z I' 0 ,• , , ., ..„11041 11 I II II I II -- itrk IRIIIIIIIIIIIIIII . , '" .....'.:,.........:......'.'.....,:. .:: . ::..`,.....:::.:';.. . ..._'..;...2..L.,.;.:‘1......' ....,. , . .,.. ............ '' 777 . • • • . • • • . „ , ........._ .. 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