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HomeMy WebLinkAboutPermit DR-11-81 - HAYDEN ISLAND - CENTER PLACE DESIGN REVIEWdr-11-81 17005 southcenter parkway center place hayden island AGENDA ITEM CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT Development Plan - Center Place INTRODUCTION This project was before the Planning Commission at the October meeting in context of a rezone action from R -1 to C -2. The Commission stipulated in their recommendation of rezone approval that the project be reviewed by the B.A.R. prior to permit approval. DISCUSSION A) Site Plan (Exhibit A) 1) Setbacks The rezone approval granted by the City Council to accomodate this project requires a mini- mum setback distance from property line of 25'. This condition is satisfied in all instances except at the N/W corner of Building B. The 25' requirement was imposed when the applicants had planned to fill and surcharge the site as a means of preparing the pad grade. As the project will now be built on a pile founda- tion, the surcharge setback is unnecessary, according to the applicants,and it is their wish to be excused from its literal interpretation. The project is directly across the street from a C -M zoning district, requiring compliance with special screening requirements in I'i`. TMC 18.56.055. The 15' front -yard landscape requirement will be satisfied, still allowing placement of an 8' wide sidewalk on the street frontage as required':by ordinance. 2) Driveways TMC 18.56.040 limits commercial driveway widths to 24', rather than the 30' dimension depicted on Exhibit "A ". This matter will require corrections prior to issuance of building permits. Page -2- Development Plan - iter Place 3) Trash Enclosures Consistent with past board action, we suggest that the trash enclosures shown on Exhibit A be gated. B) Architecture Staff has no concerns regarding the proposed architectural concept of the buildings. We note on Exhibit B that roof -top mechanical equipment will be screened by the structural parapet. C) Signing The Applicants have requested that signing be included in the Board's approval action this date. Unfortunately, staff cannot recommend so doing since detailed sign program specifications were not received in time for inclusion in your packets. A cursory examination of the proposed "Tower" sign appearing on Exhibit "B" indicates that it may exceed the 150 sq. ft. face area limit specified by City Ordinance 1175. We suggest that, while conceptual direction may be given by the Board at this time, definitive action on project signing be witheld to a future meeting. RECOMMENDATION Staff recommends approval of the development plan for Center Place, according to Exhibits A,B, and C of the application with the following conditions: 1) Prior to issuance of building permits, applicants shall submit a detailed planting and landscape automatic irrigation plan for staff approval. At its option, staff may refer these documents to the Board of Architectural Review for final authorization. 2) Trash enclosures depicted on Exhibit A shall be gated. 3) Driveway entries shall be limited to a width of 24' measured at the property line, per TMC 18.56.040. 4) Signing depicted on Exhibit B of the application is not approved at this time and may be subject to future review by the Planning Commission. 5) Sidewalks shall be installed as generally provided on Exhibit "A" per City Ordinances 1158, 1217 and 1233. (CENTER PLACE Southcenter Parkway Tukwila, Washington Nab •••••■ co• 1 I . 1 1;11 i • – 17 t ••■•••2.t.C. • I ■■••••••••••••■••••■•••••■•••••••••••-••••••••••••• ••..n r 1 •-•-• \ \\ \ r\ \ builthng 'KO Mr • service loading ,•••••■•••-• 11,111VA,10 •O... building A 4— 11 / •' / / • / / / / . / 11 \\\ •`"s7 .7 / / jaw ./ / ,/ / / g i I r I 111 I • • Jk: I 6) VIL■iitg. WV, 0. cc 1— z u , ea 0 coz .c= cn • site plan meldng yea 44537 aq. it parking 146 spaces xistin treas •27 \ \ \ \\\ \\.\\\`. \ \ \ \\ \ \ \ 4 a - .2 • rs • , Li 2. . .4' 45. - it • Y....7J. ■• e• _I 0 0 20.22r L.•••••ff er0 . tt . air W ■•••••0.01.2 southcenter— park way ---- 20 • - •••joywo 1114-111,..1. • building B 16537 so lt • service 1 drive r o..roto w - 0..1.20.1.•2202.64. EXHIBIT A. r M F GEN.tre`A. \. R^•M» w 1 Southcenter Parkway Tukwila. Washington ICI Of= 0 I IFT n I t I =MT. PLACE = c) EH 1=13 LE= lL ni I ._11 0 It im 7 partial front elevation section side elevation (Inoktnn north) • - front elevation (Ionlunn wrst) side elevation (Innkinn 5 n iith ) 1 partial rear elevation (lookino oast) PLANNING DEPT EXHIBIT C M F cEhrTIM 11.-60E- . 1+•••••• AGENDA ITEM BACKGROUND:: At the Board's meeting of 17 December 1981, several design issues were left unresolved, resulting in direction to the staff and applicant to restudy certain aspects of the project. These topics of discussion are: 1) Height and useage of the decorative tower structure. DISCUSSION: CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT Center Place (Hayden Island) -- Second Hearing 2) Adequacy of fire access to the rear of the buildings. 3) Conformance with the minimum 25' building setback line. ; t C-M G.1 C-t, 1) Tower Architecture - It seemed to be the consensus of opinion among Board Members that the tower structure as proposed originally at 42' was too high in relation to the strong, horizontal linearity of the main buildings. Exhibit C - 1st was prepared by the project archi- tect in response to your direction to lower the structure and to investigate alternative design approaches. Note that the decorative awning cap has been eliminated from the top of the tower, and the side elevation of the new tower- structure has been defined to provide smooth angled form from the building roof line to the top of the tower (compare the "side- elevation" drawings on Ex. C with the new approach depicted on Exhibit "C - 1st revision). All graphic elements have been removed from the new tower concept. A scale model of the project including the revised tower form will be presented at the meeting. 2) Adequacy of Fire Access: The Fire Marshall has reviewed the site plan and finds TEETIFJ Department's minimum access criteria have been satisfied. These minimums require a 12' vertical clearance and minimum centerline turning radii of 35'. All existing Fire Department apparatus can access the sides and rear of the building as currently designed; however, due to the relatively low height of the occupied main building, it is not likely that the ladder /aerial scope unit, the largest vehicle, would be sent to the rear of the complex. Page -2- Center Place MC/blk • •• - • 3) Compliance with Minimum Building Setback Requirement: Section 3 -D of Ordinance 1237 which rezoned the subject site to C -2 requires a 25' setback distance from building to property line. While the Board cannot'override the provisions of a zoning ordinance, your comments on this matter will be transmitted to City Council as a matter or record should the applicants initiate an action to amend this portion of Ordinance 1237. RECOMMENDATION: JATION: Staff recommends approval of the development plan for Center Place, according to Exhibits A - 1st revision, B, and C - 1st revision of the application with the following conditions: 1) Prior to issuance of building permits, applicants shall submit a detailed planting and landscape automatic irrigation plan for staff approval. At its option, staff may refer these. documents to the Board of Architectural Review for final authorization. 2) Trash enclosures depicted on Exhibit A - 1st revision shall be gated. c Nostsnwr OA.). coDr 3) Driveway entries shall be limited to a width 1 66 - 6 0 7.141 i 77H€ imbc• pcx•7 4) Sidewalks shall be installed as generally provided on Exhibit A - lst revision per City Ordinances 1158, 1217 and 1233. CENTER PLACE PLtcj DEPT M F 1 • arrlrmw �}aMr �L'.r1{ site /floor plan building area 43,88054 ft / parking 174 spaces existing trees service loading building A building southcenter p3 r k w3 y el renV VIM ontecoriv icy. Karr Watt building B • 16,040s4 ft. .ir PLANNING DEPT service drive EXHIBIT_ -1 FAVt6I©ki M.F. E_ w�m.+69tp' Karr- an17 partial front elevation section side elevation (lonkinO north) 1 1' 1• El 1 E=1 front elevation (nnkinn wost) side elevation (lookio south) I PLANNING DEPT t1 1.■ Partial rear elevation (lookino east) I tr ftr.V. M F 1..10"co ( t: F‘:(2 V1 1%-■ Flgr;> \-'1• - \. 1 m x; 71-4 } e G 10 VOH21r:JGr at 17I ) �irJ ri?� ✓/aNE j i t t! t• t f •. c. A 4 c_ 4'1 W1 A 1906 ;s . City of Tukwila Z 6200 Southcenter Boulevard Tukwila Washington 98188 Island Construction 12200 N. Jantzen Dr. Portland, OR 97217 Attn: Sue Ramsey MC /blk xc: Ping. Dir. Buld. Off. Gary L VanDusen, Mayor SUBJECT:. Trash Enclosures -- Center Place Thanks for reviewing this matter with us in advance. M. Ca ghey Associate Planner 15 October 1982 We have reviewed the proposed location of two additional concrete pads for trash dumpster enclosures as depicted on the drawing received by this office on 15 October 1982. Mr. Pieper in the Building Division informs me that no permit is required to install these devices. Due to their relatively obscure location, further review by this Department is unnecessary, provided that the enclosures will be screened by solid fencing and include gates. Thus, you may proceed with the work at your convenience. TUKWILA NNING DEPARTMENT CITY OF TUK€ ILA ,ontrol No. t?r / t- Central Permit System Permit No. a)- c/" TO: ❑ Building Planning FINAL APPROVAL FORM C This project is approved by this department: ❑ Public Works ❑ Fire Dept. Project Name CE - 4 /TfRR Address /7o 0 / / %/ Type of Permit(s) 5(1/ auT/-/ Authorized Signature` Date Authorized Signature Date ❑ Police ❑ Parks/Recreation v; P/i it ,4041 ( ) ^' . � ( f. .I. � I t•r y / ' :7 f' °lr... �...�k'._i Y�F`•l�rl 1't�.l.�.�../.+l..�Z, �� ...s .;�i�lt. iJ 1 f.. '.r •4.. I✓�•i'�i.� -4r t. i, .� ,��•e'�� �.'t'�'.�j�4;'.1.:..i{. ( ) 4,6r. .•*... C A a.C. .. v .. w . : .•� 'l.! , r •r t Ffk� t== e4 4,4:r. .,..-�,.,:l; f Gr�4'vv:..• i ° . c. ri- i= , . - �a:�r - o t»�•r y t r �:• AI ( ) c. <: , }... .�C. ti4" 1� �', _ t=` t"` i.. {rj�^ ...,}r s:'•�. iv I er's f., Fl E l;_y t -r rf•4f*{! ( ) pr =1—r. "l c'• ( ) ( ) ( ) ( ) ( ) ( ) ( ) `;'!""4:" J This project is nearing completion. Please investigate your area of responsibility and indicate below either your final approval or necessary corrections. If no response is received within one week, it will be assumed that the project is of no concern to your department and a certificate of occupancy may be issued. This project is NOT approved by this department; the following corrections are necessary: ( � I?l'v;'. I ;•) No L-LNLA: c_...e.� 1 . 1 :tilf � t.�5,r . t r ( i. i'-' ,_x.• J CPS Form 3 1 NIA LA 4 City of Tukwila 1909 Gary L VanDusen, Mayor Island Construction 909 N. Tomahawk Drive Portland, OR 97217 Attn: Sue Ramsey 6200 Southcenter Boulevard Tukwila Washington 98188 Subject: REVISED PARKING LOT LAYOUT - CENTER PLACE 19 August 1982 The revised site plan for Center Place prepared by the project architect and dated 9 August 1982 has been reviewed by the various city departments. The plan has been approved for field implementation, but we direct your attention to the following conditions and cautions: 1) Approval of the site plan revision of 9 August 1982 does not by explicit or implicit action resolve the current shortage of on -site parking occasioned by the Chuck E. Cheese restaurant tenant. That matter is to be decided independently at a future date by the Tuk- wila Planning Commission. Therefore, you may proceed to construct the parking area as depicted on the plan with no guarantee that a building permit will be issued for Chuck E. Cheese or that the Planning Commission may condition such a permit without . .. further site plan modifications. The 55 stalls at the west edge of the site are not in conformance with city design standards. The di- mensional requirements of the .50° or 60° stall as provided in the zoning code must be maintained. 3) Full compliance with all technical standards for construction of curb cuts, curbs and gutters and driveway aprons is expected, except that radii for aprons may vary between 10 and 20 feet (per Dept. of Public Works). 4) Security lighting acceptable to the Tukwila Police Department shall be provided for those parking stalls located on the west side of the buildings. 5) Parking or loading spaces shall not be designated in front of any fire hydrant or building exit door. 6) Fire lanes are designated in yellow on the attached Page 2 August 19, 1982 t copy of the revised site plan. They are to be labeled in the field in the following manner: Stencil on asphalt in yellow 24" high letters "NO PARKING - FIRE LANE" and 4" wide line (at 50' intervals). This letter constitutes your authorization to proceed with these improvements; Please direct questions to the Planning Division at 433 - 1849. MC /j xc: Ping Dir. Bldg Off. D. P. W. Fire Dept. TUKWIL LANNING DEPARTMENT Mark Caughey Associate Planner 0 a *ILA 19 08 A City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Island Construction & Engineering Co. 12200 N. Jantzen Ave. Suite 440 Portland, Oregon 97217 Attn: Rudy Trujillo Subject: Center Place Landscape Plan Our office has reviewed the proposed landscape and irrigation plan for • Center Place as transmitted by your office on 9 February 1982. We direct your attention to the comments noted on the attahced drawings. We request that appropriate corrections be made and that a revised planting plan be returned to us for review. Please call me at 433 -1849 if you have questions or comments about this matter. • MC /blk encl. ;cc: Planning Director Tukwil Pal anni ng Department Ma k Caughey Associate Planner 17 February 1982 D"D °° r c HICKMAN Jan. 8, 1982 MARK CAUGHEY, Associate Planner CITY OF TUKWILA 6200 So. Center Blvd. Tukwila, WA. 98188 Dear Mark: The Planning Commission has requested that we take another look at the design for the South Center project, specifically looking at the tower height. The tower was originally 45 feet high, which included an awning at the top. Our revised drawings show a 35 ft. high tower without an awning at the top. We have constructed a model of the project which we will present to the planning commission at the meeting. We have some additional options which we can show them at that time. These options are not satisfactory to us; however we are willing to reduce the height of the tower as shown in the drawings presented. If you have any questions please call. DAVID L. HICKMAN DLH:sh 12200 N. Jantzen Dr. Suite 450 Portland, Or. 97217 285 -2256 Ear Consu Inc. Island Construction and Engineering Company 12200 North Jantzen Avenue Suite 440 Portland, Oregon 97217 Attention: Mr. Gary Van Dyke Gentlemen: Geotechnical Engineering and Geology 1805 - 136th Place N.E., Suite 101, Bellevue, Washington 98005 Phone: (206) 643 -3780 / Seattle (206) 464 -1584 December 15, 1981 E- 1320 -2 Subject: Revised Geotechnical Recommendations Center Place Southcenter Parkway Tukwila, Washington Reference: Geotechnical Engineering Study Report E- 1320 -1 dated September 24, 1981 At your request we have completed our review of the revised building layout with respect to the geotechnical aspects of the project. At present it is planned to construct two buildings along the western half of the project area with finished floor elevations at 26.0. We understand that you now plan to support the buildings on pressure treated timber piles rather than on a preloaded structural fill as had been previously planned. To achieve the planned site grades, up to eight feet of fill will be placed over the project area. Discussion Based on information presented in the referenced report we believe that the alternate foundation design using end bearing timber piles is appropriate for building support. Hence, certain criteria for structural fill placement and surcharge fills in building areas no longer apply. Our previous recommendations had called for the placement of fill twenty -five (25) feet beyond building lines to reduce the influence of settlements of fill placed in adjacent areas during future development. Since it is now planned to place fills only to raise the present grade, and not to preload the site, settlement of these fills can be expected to be independent of the buildings and pile foundations. In conclusion, we feel that since the building foundations will be pile supported, it is not necessary to extend the fills twenty - five (25) feet beyond building perimeters. Construction documents should be amended accordingly. Island Construction and Engineering Company December 15, 1981 E- 1320 -2 Page Two We trust this letter provides adequate information for your immediate needs. Should you need additional information or clarification, please call. DKW /AB /jg Respectfully submitted, EARTH CONSULTANTS, INC. Anil Butail, P.E. Chief Engineer ,VJIL q City of Tukwila ▪ 6200 Southcenter Boulevard Tukwila Washington 98188 • 1909 • Frank Todd, Mayor MEMORANDUM To: Al Pieper, Building Official FROM: Mark Caughey, Associate Planner DATE: 18 February 1982 SUBJECT: Center Place Rezone - Setback Changes For your information, the City Council has modified the minimum setback distances for the property on which Center Place is to be built. The minimum setbacks from the south and west site boundaries is now twenty feet instead of the former twenty -five feet. A portion of the building at the northwest corner is eighteen feet from the site edge according to the latest plot plan; this dimension must be increased to meet the twenty - foot standard, either by shifting the building eastward or reducing its overall dimensions. Please do not issue a grading permit for this project until the applicant demonstrates compliance with setback requirements. Gary Van Dyke of Island Construction has been notified of the Council's actions. MC /blk xc: Planning Director h'r r le I N PLACE ITf1(IIj IjlICI ITII�I I II I�( t - � l j �:.�. i ..1....j.l j �i�jrlifi�iii�i�rlrlrl7irlip iptilliTifirijil �1�l�riTIT•r�•ijijriTI jTIIII � IIil 0 •�•�•� 1 2 9 4 5 6 7 8'• _QFLEMIoLE IIULEtt•202AWFnmxr 1 1, 1 1 OE 6Z BL LZ 9Z SZ ■Z CZ ZZ IZ D?, 61 el LI 91 SI 41 'Cl Zl 11 Ot''. 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