HomeMy WebLinkAboutPermit DR-05-82 - GROUP V - OFFICE BUILDING DESIGN REVIEWdr-05-82
13900 INTERURBAN AVENUE SOUTH
GROUP V OFFICE BUILDING COMPLEX DESIGN REVIEW
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1909
4 City of Tukwila
December 16, 1982
Gary L. VanDusen, Mayor
Mr. Brian Lurie, President
Brian Construction, Inc.
815 6th Ave. S.
Kirkland, WA 980.33
6200 Southcenter Boulevard
Tukwila Washington 98188
RE: Board of Architectural Review for Proposed Office Buildings.
Dear Mr. Lurie:
At the regular Tukwila Planning Commission meeting December 16, 1982, the
Planning Commission approved your application for two office buildings
located at 13900 Interurban Avenue, subject to the following conditions:
1) The landscape plan on exhibit "B" maintains a minimum total of 15 feet
in, the front yard area.
2) The trees located at entrances to the site do not block visability across
on to or from Interurban Avenue and approval is subject to agreement
between Planning staff and applicant.
3) The S.W. corner of the parking lot is modified to provide adequate
maneuverability subject to staff approval.
4) The parking plan is revised to indicate the required handicapped parking
and loading areas.
5) Grading of slopes and installation of retainment walls are subject to
approval by the Public Works. Department. No cuts into the bank separating
the C -2 and R -3 zoned properties are authorized without subsequent review
and approval by the Planning Department.
6) Exterior lighting is subject to approval by the Police Department for
safety reasons..
Also, location of the sidewalk for your project was of some concern to the
Planning Commission. Mr. Byron Sneva, Public Works Director, should be
consulted in this matter.
Page -2-
Mr. Brian Lurie, PreWent
Brian Construction,
December 16, 1982
If you have any questions, please call this office at 433 -1849.
Sincerely,
QC
Caroline V. Berry
Assistant Planner
CVB /blk
xc: W.R. Rounds
INTRODUCTION
FINDINGS
1. The site is located on the west side
Interurban Avenue between South
137th Street and South 139th Street
across Interurban Avenue from the
Foster Golf Course.
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
gl eMber 16, 1982
AGENDA ITEM • DR-5-82: Group V Office Building Complex
Brian Construction, Inc. is requesting
Board of Architectural Review approval to
build two office buildings approximately
30,000 square feet each. The proposed
office buildings are to be located at the
13700 block of Interurban Avenue, formally
referred to as the Campanella site.
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2. The site is zoned C -2, Regional Retail Business.
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6 I A�,Y \ : ,
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3. TMC 18.60.030 and 18.60.060 require B.A.R. for this project for several reasons
including the site is located north of I -405 and east of I -5 and is located
in the Interurban Special Review District.
4.. The proposed office development meets or'exceeds the zoning requirements for
basic height, setback, and area regulations.
5. Required parking for the proposed development is 160 spaces; the applicant
indicates 167 spaces will be provided but only 160 spaces are shown.
6. Required landscaping is 15 feet in the front yard and 7.5 feet in the side yard
for the project; pursuant to TMC 18.60.060(5)(C) the applicant is requesting a
20% reduction for the front yard landscape area to 12 feet and will provide 10
feet on the side and rear yards.
7. Building materials are proposed to be wood and brick in muted tan and cream
colors. The roof will be white gravel manser shakes. The cedar shingled 4 foot
overhang between the floors will create a shadow effect.
8. Slopes on the project site presently exceed 10 %. The applicant has indicated
the site will need to be graded and intends to use a cast concrete retainment
wall.
Page -2-
Planning Commission St ' Report
DR•5 -82: Group V Offic Building Complex
December 16, 1982
DISCUSSION
TMC 18.60.050 specifies guidelines to be used by B.A.R. in reviewing applications.
In addition, TMC 18.60.060 states the B.A.R. shall utilize the criteria specified
in sub - sections (4) and (5) in its review of projects located in the Interurban
Special Review Area. The following is staff response to each of the guidelines:
'IM 18.60.050 B.A.R. Guidelines
1) Relationship of Structure to Site
Response: A 15 foot landscaped area buffers the parking area from the
street creating a comfortable transition between the office
buildings and Interurban Avenue. Although, the site is long and '
narrow, the applicant has indicated that office buildings are
scaled to be moderate in height and in proportion to the site.
2) Relationship of Structure and Site to Adjoining Area
Response: The applicant has attempted to staff's satisfaction to achieve
harmony in texture, lines and masses with simplicity in style,
muted earth -tone colors, and wood and brick textures. A sidewalk
along Interurban Avenue is provided for pedestrian use.
Vechicular circulation meets safety, efficiency and convenience
standards with 3 exceptions: 1) S.W. corner of lot needs
revision for traffic maneuverability in aisles, 2) 1 space for
handicapped parking is required to be located near the main
entrance of each building, and 3) 1 loading space is required
for each building. Items (2) and (3) are not indicated on the
site plan.
3) Landscape and Site Treatment
Response: It appears that slopes'on the site exceed 10% in which case the
developer may wish to grade the site. Grading the site should be
done in such a manner as to promote safety and provide an inviting
and stable appearance while preserving and enhancing the existing
topographic patterns. No cuts into the bank separating the C -2
and R -3 zoned properties are authorized without subsequent review
and approval by the Planning Department.
The landscaping is intended to enhance architectural features of
the project. Flowering Plum trees with Douglas Fir trees located
on each side of the entrances to the site. Vine Maples will be
sited near the entrances of the buildings and Lace Leaf Japanese
Maples along the sides of the buildings. English Ivy and
Kinnikinnick will be used as filler in the landscaped areas.
Visability to traffic along Interurban may potentially be blocked
by the Douglas Firs as the entrances to the site. This should be
closely reviewed by the applicant and the B.A.R. Berming the front
yard could further enhance the transition of the buildings to
Interurban Avenue by partially hiding the parked cars in the lot.
Page -3-
Planning Commission Sta Zeport
DR -5 -82: Group V Office building Complex
December 16, 1982
Exterior lighting for the project will occur for the parking
areas and lighting for the buildings. At this time the applicant
is unsure of the design and size of the lighting standards and
features. B.A.R. should encourage that the exterior lighting be
compatible with the buildings and adjacent areas avoiding excessive
brightness and brilliant colors.
4) 'Building Design
Response: The proposed office buildings are identical of one another. They
are wood framed and 3 stories in height. The exterior will have
wood and brick appearance with 4 feet cedar shank overhangs
between the floors. Elevators will be provided as a convenience.
5) Miscellaneous Structures and Street Furniture
Response: The applicant has indicated the miscellaneous structures and
street furniture are not part of this proposed project.
TMC 18.60.060 Special Review Guidelines for Interurban Special Review Area.
1) Development Design Sensitive to Natural Amenities
Response: No existing vegetation or natural amenities that should be
preserved except topographic differentiation (steep slope) at
rear of the site.
2) Public Recreation Area and Facilities
Response: The office buildings are sited to take advantage of the view and
enjoyment of Foster Golf Course.
3) Safe and Convenient On -Site Pedestrian Circulation
Response: The developer will provide an 8 foot sidewalk along the right -of-
way of Interurban Avenue. Pedestrian traffic fran parking spaces
to the buildings is not given separate treatment, and pedestrians
must use vehicular traffic aisles.
4) Compatible with Neighboring Uses and Complementary to the District
Response: Staff feels the proposed office project will fit in with,neighbor-
ing uses and be ca elementary to the C -2 district.
5) Minimize Significant Adverse Environmental Impacts
Response: An environmental analysis of the site will be conducted as part
of the review of a building permit.
Page -4-
Planning Commission S Report
DR -5-82: Group V Offic Building Complex
December 16, 1982
6) Significant Historic Features
Response: The Comprehensive Historic Sites Map indicates this area as the
site of numerous small coal mine shafts which operated at the
turn of the century. Elimination of any of these abandoned mine
shafts is probably in the interest of public safety.
7) Reduction or Relocation of Required Landscaped Areas.
Response: The applicant has requested the front landscaped area be reduced
from the required 15 feet by 20% to 12 feet due to the narrowness
of the lot. B.A.R. may approve the reduction based upon the
findings that a more desireable transition from the street occurs
than the standard landscaping requirements and sufficient natural,
mature vegetation is maintained in the proposed development.
RECOMMENDATION
Staff recommends approval of application DR -5 -82 according to Exhibits "A" and "B,"
subject to the following provisions:
1) The landscape plan on exhibit "B" maintains a minimum of 15 feet in the
front yard area.
2) The trees located at entrances to the site do not block visability across on
to or from Interurban Avenue.
3) The S.W. corner of the parking lot is modified to provide adequate maneuver-
ability subject to staff approval.
The parking plan is revised to indicate the required handicapped parking and
loading areas.
5) Grading of slopes and installation of retainment walls are subject to approval
by the Public Works Department. No cuts into the bank separating the C -2 and
R -3 zoned properties are authorized without subsequent review and approval by
the Planning Department.
6) Exterior lighting is subject to approval by the Police Department for safety
reasons.
CBB/blk
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LANDSCAPE PLAN SITE PLAN FIRST FLOOR PLAN
ELEVATION
Control Number S3 -3
MASTER LAND DEVELOPMENT APPLICATION FORM
NOTE: Please write legibly or type all requested information -- incomplete
applications will not be accepted for processing.
SECTION I. GENERAL DATA
1) APPLICANT'S NAME BRIAN CONSTRUCTION, Inc. TELEPHONE(206 )828 -6553
2) APPLICANT'S ADDRESS 815 6th street south ICI
dp: P 8033
3) PROPERTY OWNER'S NAME Group V TELEPHONE: (206 )454 -6044
'4). PROPERTY OWNER'S ADDRESS 1200 112th NE #C120 ZIP 98004
Bellevue
LOCATION ,OF PROJECT: (geographic or legal descrip.) 13700 Block of
Interurban
6) NAME OF PROJECT(OPTIONAL)
SECTION II: PROJECT INFORMATION
7) BRIEFLY DESCRIBE 1HE PROJECT YOU PROPOSE: The Construction of two
office buildings approximately 30,000 square feet each
8) DO YOU PROPOSE TO DEVELOP THIS PROJECT IN PHASES? [IYES ®NO
9) PROJECT Approximately 113,000 sq. ft.
a. NET ACRES 2.6 acres * c. PARKING SPACES 167
II II
b. GROSS ACRES - d. FLOORS OF
CONSTRUCTION
3
Approx.
e. LOT AREA COVERAGE BLDG.21 ,280 sq.FT. LANDSCAPE Approx. SQ. FT.
Approx. 11,000
PAVING 60,nnn SQ• FT.
10) DOES THE AVERAGE SLOPE OF THE SITE EXCEED 10 %? II YES ,D No Not in finished
11) EXISTING ZONING C - 2 12. EXISTING CCP.PLAN
13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION EYES ONO.
ON THE CITY'S ENVIRONMENTAL BASE MAP?
14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER
DOCUMENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY OWNER, PLEASE
INDICATE BELOW.
a. NAME: Wesley R. Rounds
b. NAME:
ADDRESS: 713 110th Ave NE . #208
• Bellevue, Wa 98004
ADDRESS:
state
•
• OVER - ,•
.
APPLI NT'S AFFIDAVIT
, being duly sworn, declare that I am the
contract purchaser or owner of the property involved in this application and
that the foregoing statements and answers herein contained and the information
herewith submitted are in all respects true and correct to the best of
knowledge and belief. et
, 1
DATE I 1 49/3 X t�
(Signature of Contract PPrc a�r owner) •
Subscribed and sworn before me
this V `% day of 119-0, , 19 5',P.
l C... 2 C
Notary Public in and for the State of Washington
residing at
SECTION IV: SUPPORTING MATERIAL REQUIREMENTS
TYPE OF APPLICATION
1 -- 1REZONING
ri CONDITIONAL USE
1 1VARIANCE
FI COMPREBENSIVE PLAN AMENDMENT
1 - 1SHORELINE MGMT. PERMIT
riWAIVER•
[1SHORT SUBDIVISION
[iSuBDIVISION
BINDING SITE IMPROVE1IENT PLAN
ARCHITECTURAL REVIEW
[1LANDSCAPE REVIEW
* *SEE TABLE 1 FOR DESCRIPTION
SUPPORTING 'MATERIAL**
SCHEDULE E, 1,2,3,4,5,9
SCHEDULE C, 2,3,5,9
SCHEDULE F, 3,5,9 •
SCHEDULE D, 2,3,4,5,9.
SCHEDULE B, 2,3,4,5,8
SCHEDULE A,
3,4,7
2,3,4,5,9 + ,12.
2,3,4,6,9
9,10
11
+ OPTIONAL AT STAFF'S DIRECTION
3,9,10+
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14ILA
1908
C
� City of Tukwila
R.R. Tydings, Inc.
4200 So. 375th
Auburn, WA 98002
6200 Southcenter Boulevard
Tukwila Washington 98188
Gary L VanDusen, Mayor
SUBJECT: "Campanella" Property
4 November 1982
In response to our discussion of 2 November 1982, the following is a
summary of those issues which we believe must be addressed in the context
of an application to rezone all or any portion of the "R -3" area of the 'site
for purposes of extending. surface level parking to serve the office
development adjacent to Interurban Avenue.
i) Earthwork
It appears that a substantial amount of cutting and rockery con-
struction, as well as extensive export of soil will be needed to
develop a final surface grade which meets the standards of TMC 18.56.040.
A specific engineering drawing of these improvements will be needed to
assess the environmental consequences of the proposal prior to deciding
the outcome of the rezone proposal.
2) Limits of the proposed C -2 use boundary
The implications of extending C- 2.zoning west of the toe -of -slope where
the line currently exists represents a major policy decision which will
elicit considerable debate at the City Council and Planning Commission.
Also, the determination of appropriate zoning for the residual R -3
lands and a strategy for buffering the C -2/R -3 boundary will be
discussed. It may be necessary as well to consider alternative zoning
classifications for the residual R -3 area; you have already suggested,
for.example, that these lands be zoned and improved as public parkland.
3) Abandonment of the mixed use concept
When the Campanella office /residential condominium project was approved,
there was considerable interest on the part of city officials in the
mixture of residential and business uses envisioned in the original
project concept. You have indicated that the residential portion
of the project will probably be abandoned. Naturally, we are
Page -2-
R.R. Tydings, Inc.
4 November 1982
4) Access
Assuming that the appropriate adjustments in zoning are made to allow
development of the upper terrace parking area, the matter of access for
emergency services will have to be addressed. It is our wish to avoid
bringing office - related traffic to the site from 56th Avenue, primarily
a residential street. However, some form of secondary emergency access
to the parking area may be desirable.
We hope that this information will be of value to you in your planning
efforts.
MC /blk
xc: Ping. Dir.
Asst. Plnr.
disappointed that the mixed -use development will not proceed as planned,
and expect some discussion of this change to take place during the
rezone process.
TUKWI. 7ANNING'DEPARTMENT
Ma Caughey
Associate Planner
TUMILA OFF ECE BUILDING :
SITE DATA
Site Local :i)n:
S1\NITAR'x: :3E'dER:
Waters
Storm Dreznc:
Site Area:
Percentage of Cover
Pl eking:
R ^_dui red Pa r. };ing :
Parking Provided:
Zoning:
Setbacks:
Lama scap.i ncr
F ILDING Di1TA s
SCHEME III:
Building Area per
floor:
Gross Area each
Building
Gross Ara Total:'
Fire District:
Fire Rating:
Fixe Protec ?t: ion:
; :l evat ~+r s
luildinq Occupancy:
Allowable:
Yard L ighting i
.4Cte3:
1. N1a d A4 -'fNG
Site is located on the West side of Interurban
Ave, between South 137th St and South 139th Street
Sewer bisects the. site at approximately midpoint,:
Along Interurban
To Street.
114,313 square feet approx.
Not Applicable. Governed by parking.
Building Area totals 31.920 x 2 a 63,640 sq /ft.
2.5 ears per 1,000 sq /ft:.. of building a' 160. cars.
Scheme III: a• 160..cars;
C - 2
Front Yard: 20 ft.
Rear Yard: 10 ft.
Sideyards: 10
10 ft: at side yards and front.
Must contain all of the parking required on 0:R'
C - 2 Zoned Land.
Two Buildings, wood Frame, Type ME Three Story.
10,640 sq /ft .
31,920 sq /ft.
Roquira1 in the Parking Lot.
.630844
Di strict II.Z
Type V - One Hour Fire' RAte
Automatic: Sprinkler Systems ThrCtghout..
35 :, riiet •W .'r h`riW Sti
? : anned biit" n'ot ' regf1ired .
R - '2 Offices.
96; 000 square feet of gross area under'.UBC.
a L PLAN`:' A ZCA,'S 10 Have AaT4MA'T
Off Site Improvements are required! .
City of Tukwila ' w.iIl xeauir.•et. bn 6!0 ". Cone.
walk along. the frontage. of l nterurbave.
Store, Drains be, requirerd :il;ong ' :fie
.frontage street w hich will ".D ght." ., at, .'ea'ch
end of the property •
•
Landscaping: Riquired in a 10 foot's on'thee
front, sides and' rear yards.
Handicapped Parking Requirement wi11 amount to.':
1. car per SO stalls or four' cars; :
•
82 -1 -V
82 -2 -UI
82 -3 -CA.
82 -4 -SMP
82-5 -
82-6-A
82 -7 -OPE
82 -8 -A
82 -9 -OPE
82 -10 -CUP
82 -11-
82 -12 -CUP
82 -13 -SMP
82 -13 -SMP
82 -14 -CA
82 -15 -CUP
82 -16 -SPE
82 -17 -CA
82 -18 -V
82 -19 -CUP
82 -20. -CUP
82 -21 -SPE
Joseph Ojurovich - 5166 S. 166th St.
Definiton of Truck Terminal
Sign Code Amendment
Tukwila Hotel - W. Valley Highway S. 158th St.
Western Pacific Properties - 48th Avenue South
Doubletree Tent Event - Doubletree Plaza Hotel
Foster Park Annexation
Levitz Annual Tent Sale - 17601 Southcenter Parkway
Southcenter Mall Video Game Center - 894 SCShopping
Chuck E. Cheese's Pizza Time Theatre -17101 SC Pkwy.
River Bend Office Park - Easterly Terminus of SC B1.
File #2 - Large Scale Drawings Only
PRD -R -1 Zoning Code Amendment
Pavilion B & G Video Amusmt. Ctr.- Pavilion Outlet
Pizza Time Theatre /Coop. Parking - Center Place
Daniel Boone Paints -Paint Mfg. in M -1 Zone
Savisky Setback Variance - 14484 - 57th Avenue South
G.E. Co. Earth - Satellite Antenna - & Tuk. Pkwy.
Pavilion Center - Off Site Parking - Pavilion Outlet
Parkway Plaza North - Coop. Parking
MASTER FILE LIST