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HomeMy WebLinkAboutPermit DR-07-80 - QUESTAR - OFFICE COMPLEX DESIGN REVIEWdr-07-80 15449 53rd avenue south 73-44-r dr-09-84 questar office complex DESIGN REVIEW City of Tukwila July 30, 1984 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor GEORGE KROPINSKI Qestar Development Corp.' 2019 Third Ave. Seattle, WA 98121 RE: Height Deviation DR-7-80 is Beeler Associate. Planner Dear Mr. Kropinski: This letter is formal notification that the Planning Commission on July 26; 1984 approved a height deviation for a 46 foot (+ or -), structure. The appeal period for this decision expires on August 6, 1984, after which a timely building permit may be filed. RB/blk cc:. Fred Brown, Mithune, Bowman, Emrich Group Planning Director Building Official 790 Respec ;s City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 June 13, 1984 Gary L VanDusen, Mayor • GEORGE M. KROPINSKI Qestar Development Corporation 2019 Third Ave. Seattle, WA 98121 RE: Qestar Commerce Center - 'DR -07 -80 Dear Mr. Kropinski: After reviewing thi's matter the City Attorney advised that vesting of rights to review under the pre -1982 Zoning Code have lapsed. In order to have preserved those rights, a timely building permit application should have been filed. Since almost four years have passed since Board of Architectural Review approval, your proposed development must be reviewed again by the Board.. Section 18.06.780 of the current 1982 Zoning Code defines the basement of your building to be a story. Therefore, Board of Architectural Review will include review of the four story proposal in view of the three story per- mitted building height (Section 18.50.040). As I mentioned to Fred Brown. I personally foresee little, if any, dif- ficulties in acquiring the Board's favorable approval. But I recognize the delay you may be caused. Unfortunately, we lack discretion in the matter. If your completed a lication is received by June 28, 1984, it will be reviewed at the �P� 26, 1984 meeting of the Board. Fred Brown seems knowledgeable in the application requirements and may contact me at 433 -1847 if he has any questions. Rick Beeler Associate Planner RB /blk cc: Fred Brown Planning Director Ogden, Ogden & Murphy: Jim Haney June 6, 1984 Mr. Rick Beeler Associate Planner City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Further to our telephone conversation yesterday, I am enclosing a letter to the City I wrote during the time of the Public Hearings for the pro- posed zoning ordinance changes. My letter of December 1, 1981 requested that we be advised immediately should the proposed amendments adversely affect our BAR - approved plans. Not only did we receive no such advice, during the Public Hearings I was assured that the proposed changes would not affect the plans for our proposed office building. Your discussion with our architect last week has me greatly concerned, and I look forward to a favorable resolution of this matter as soon as possible. Yours very truly, George Kropinski President GK:cp cc: Casey, Pruzan & Kovarik: David G. Shenton Mithun Associates: Fred Brown QESTAR DEVELOPMENT CORPORATION 2019 Third Avenue, Seattle, Washington 98121 re: Proposed Office Building Qestar Commerce Center i y �ni ; I r (206) 447 -1974 CITY GMK:cm Mr. Richard Kirsop, Chairman Tukwila Planning Commission 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Mr. Kirsop: December 1, 1981 Re: Proposed Comprehensive Land Use Plan Amendments and Proposed Zoning Ordinance (Draft #5) Our company owns the Qestar Commerce Center, consisting of three retail /office buildings as outlined in red on he attached map. We are proposing the construction of an office building of approximately 31,000 square feet on our property. W have presented plans to the City and have received appr•val from the Board of Architectural Review. The BAR approv =1 was subject to the presentation of a traffic study whic has now been done and approved. Our concern is that we do not wish at this late da e in our planning to be adversely affected by the requiremen s of the proposed zoning. Please advise us immediately s ould these proposed amendments adversely affect our plans as sub- mitted and approved by the BAR. G ESTAR 2019 Third Avenue DEVELOPMENT Seattle, Washington 98121 CORPORATION (206) 282 - 0455 . Yours very truly, QESTAR DEVELOPMENT CORPORATIO George M. Kropinski President r_ BS4 . pLA,Ut tt\ic 130.1 ON•RAMP TO AIRPORT OFF•RAMP FROM AIRPORT 0 100 300 FEET ui N ENTER BLVD. SOUTH CENTER PD G 1911 j ( 0i- Il!;;V",.L PI-PaNple DEPT.,..... December 4, 1981 Honorable Mayor Frank Todd City of Tukwila 6200 Southcenter Boulevard Tukwila, WA. 98188 Dear Mayor Todd: Following the Public Hearing on Tuesday night, I have several additional comments on the proposed Zoning Ordinance, and I ask you to enter these in the record of the continuation of the hearing next week. 1. I feel strongly that the C -2 District should not be described narrowly as "Regional Retail Business ". Perhaps a simple change to the label "Regional Retail and Business Uses" would be sufficient, because C -2 does already include other uses other than solely retail. The word "retail" implies consumer purchasing, which may not necessarily be the case for several approved uses. 2. I am in favour of changing the parking requirement to 2.5 spaces /1,000 gross sq. ft. as a minimum, in order to encourage transit use where appropriate. For sites that may not be adequately served by transit, the parking standard expressed as a min- imum ratio, could always be increased. Thank you for your attention to our views. Yours very truly, George M. Kropinski President GMK:hcb re: Proposed City of Tukwila Zoning Ordinance QESTAR 2019 1 bird Avon( e DEVELOPMENT Seattle, Washington 98121 CORPORATION (206) 282.0 FILE 'JUN G 1984 CITY O "1UN+l:,LA PLANNING DEPT. r" City of Tukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development Qestar Development Corporation 2019 3rd Avenue Seattle, WA 98121 ATTENTION: George Kropinski Mark Caughey MC:nb Acting Director cc: Mithun Associates (Attn: Fred Brown) SUBJECT: Board of Architectural Review Action 1 October 1980 At its 25 September 1980 meeting, the Tukwila Board of Archi- tectural Review approved the site and architectural concept for the Qestar Office Building, according to Exhibits "A" and "B" of the application, subject to the following conditions: 1) The color of the metal roof for the office building shall be dull brown non - reflective finish, subject to staff approval. 2) The westerly driveway entrance depicted on Exhibit "A" shall be approved by the Public Works Director and the State of Washington. The easterly driveway entrance is approved provisionally as shown on Exhibit "A" - and may be modified, relocated or deleted by the Public Works Director, as necessary to preserve traffic safety in the project vicinity. 3) A comprehensive planting and irrigation plan for the site shall be submitted for staff approval prior to issuance of building permits for any phase of construction. Said planting plan shall include an inventory of all significant trees on the site (4" trunk diameter or greater) to be retained or removed.. Staff shall be enpowered to.require minor modification of approved Exhibit "A" in order to promote retention of significant native trees. The B.A.R. shall have final authority to resolve staff /applicant conflicts concerning indigenous vegetation preservation. We appreciate your participation in the design review process. TUKWILA PLANNING DEPARTMENT Page 3 f AMENDMENT CARRIED 4 -0, MR. JAMES NOT VOTING MOVED BY MR. ORRICO, WITH MR. ARVIDSON'S SECOND, TO AMEND THE PRECEDING MOTION TO INCLUDE THE FOLLOWING STIPULATION: • 5) APPLICANT TO OBTAIN PLANNING DEPARTMENT STAFF APPROVAL OF A COMPREHENSIVE LIGHTING PLAN FOR THE PROJECT, WITH THE INTENT OF ENHANCING SECURITY ENFORCEMENT. MAIN MOTION CARRIED AS AMENDED, 4 -1, MR. JAMES DISSENTING. B) Doubletree Inn - Request for additional signing as provided in City Ordinance 1175 (report prepared by Tukwila Building Official). Building Official Al Pieper read the staff report. Tim Dubois was present to speak on behalf of the Doubletree Inn. He presented renderings of the proposed signs for which B.A:R. approval is requested. Discussion followed relative to color and dimension of the proposed sign. MOVED BY MRS. AVERY, WITH MR. ORRICO'S SECOND TO APPROVE THE APPLICATION FOR ADDITIONAL SIGNING FOR THE DOUBLETREE INN PER THE INTENT OF ORDINANCE 1175. MOVED BY MR. ORRICO, WITH ARVIDSON'S SECOND, TO AMEND THE MOTION TO PROVIDE THAT THE MATERIALS ARE TO BE IDENTICAL TO THOSE ALREADY IN USE FOR SIGNS ON THE DOUBLETREE INN. AMENDMENT CARRIED 4 -1, MR. JAMES DISSENTING AMENDED MOTION CARRIED 5 -0. A lengthy discussion followed relative to interpretation of various provisions of Ordinance 1175. C) Qestar Dev. Corp. - Site and architecture for a multi -story office complex at the southeast quadrant of 51st Avenue South and Southcenter Boulevard. , Mark Caughey read the staff report for this proposal. Fred Brown from Mithun Assoc., project architect and George Kropinski from Qestar were present to respond as the applicants. Mr. Brown and Mr. Kropinski addressed the various staff concerns. Regarding the proposed roof color, a color photograph of the project site was distri- buted to the Board to demonstrate the extent to which red roofs are already found in the immediate vicinity. Regarding alignment of the westerly access point with the Route 581 on -ramp, they noted that an application for access to 51st Avenue is pending before the State of Washington; also, relocation northward may affect their ability to retain the natural ravine to the north in an undisturbed state, and may interfere with the existing bridge supports where 51st Avenue crosses Three - Tree -Point Road. They stated their willingness to work with staff and the State to identify a mutually - agreeable access point. Page 4 Relative to tree retention, they stated their willingness to attempt to identify and retain significant existing trees on the site as long as their efforts to refrain from damaging the northerly ravine are not hindered thereby. MOVED BY MR. ORRICO, WITH MR. ARVIDSON'S SECOND TO APPROVE THE SITE AND ARCHITECTURAL CONCEPT FOR THE QESTAR OFFICE COMPLEX, AS DEPICTED ON EXHIBITS "A" AND "B" OF THE APPLICATION SUBJECT TO THE FOLLOWING CONDITIONS. 1) THE COLOR OF THE METAL ROOF FOR THE OFFICE BUILDING SHALL BE DULL BROWN NON- REFLECTIVE FINISH, SUBJECT TO STAFF APPROVAL. 2) THE WESTERLY DRIVEWAY ENTRANCE DEPICTED ON EXHIBIT "A" SHALL BE APPROVED BY THE PUBLIC WORKS DIRECTOR AND THE STATE OF WASHINGTON. THE EASTERLY DRIVEWAY ENTRANCE IS APPROVED PROVISIONALLY AS SHOWN ON EXHIBIT "A" AND MAY BE MODIFIED, RELOCATED OR DELETED BY THE PUBLIC WORKS DIRECTOR, AS NECESSARY TO PRESERVE TRAFFIC: SAFETY IN THE PROJECT VICINITY. 3) A COMPREHENSIVE PLANTING AND IRRIGATION PLAN FOR THE SITE SHALL BE SUBMITTED FOR STAFF APPROVAL PRIOR TO THE FOUNDATION INSPECTION PHASE OF CONSTRUCTION. SAID PLANTING PLAN SHALL INCLUDE AN INVENTORY OF ALL SIGNIFICANT TREES ON THE SITE (4" TRUNK DIAMETER OR GREATER) TO BE RETAINED OR REMOVED. STAFF SHALL BE EMPOWERED TO REQUIRE MINOR MODIFICATION OF APPROVED EXHIBIT "A" IN ORDER TO PROMOTE RETENTION OF SIGNIFICANT NATIVE CONFLICTS CONCERNING INDIGENOUS VEGETATION PRESERVATION. MOVED BY MR. ORRICO, WITH MR. ARVIDSON'S SECOND TO AMEND STIPULATION 3 OF THE MAIN MOTION TO READ AS FOLLOWS: 3) A COMPREHENSIVE PLANTING AND IRRIGATION PLAN FOR THE SITE SHALL BE SUBMITTED FOR STAFF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS FOR ANY PHASE OF CONSTRUCTION. SAID PLANTING PLAN SHALL INCLUDE AN INVENTORY OF ALL SIGNIFICANT TREES ON THE SITE (4" TRUNK DIAMETER OR GREATER) TO BE RETAINED OR REMOVED. STAFF SHALL BE ENPOWERED TO REQUIRE MINOR MODIFICATION OF APPROVED EXHIBIT "A" IN ORDER TO PROMOTE RETENTION OF SIGNIFICANT NATIVE TREES. THE B.A.R. SHALL HAVE FINAL AUTHORITY TO RESOLVE STAFF /APPLICANT CONFLICTS CONCERNING INDIGENOUS VEGETATION PRESERVATION. AMENDMENT CARRIED 5 -0 MAIN MOTION AS AMENDED CARRIED 5 -0. D) LDR, Inc. (Sconzo Assoc.) - Site, architecture and landscaping for an industrial building on south 134th St., adjacent to State Route 181. E) Normed, Inc. (BSH Assoc.) - Site and architecture for an industrial complex on South 134th St., adjacent to State Route 181. Chairman Richard Kirsop read the staff report. Kris Anderson was present to represent LDR; Herb Bittman and Larry Shaw were present on behalf of Normed. INTRODUCTION Qestar Development Corp. of Seattle is requesting approval of the site and architectural concept for a 3- story office building with basement - level entry. While not normally required for development in "C -2" zoning districts, B.A.R. concur- rence with the project is requested by the Responsible Official as a condition of obtaining a Declara- tion of Non - Significance under S.E.P.A. FINDINGS 1) The proposed project site con- sists of 1.66 acres, and is situ- ated in a C -2 zoning district. 2) The building consists of 3 floors to be occupied as office usage, with a fourth level developed as a "base- ment" entrance lobby. 3).Chapter 18.30.030 of the TMC regulates building heights in the C -2 zone, and prescribes a 3- story, 45' vertical dimension limit. CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM • ▪ QESTAR OFFICE BUILDING 4) TMC Section 18.06.170 defines "Building Height'as follows: "Building Height" means the vertical distance measured from the average elevation of the proposed finish grade around the building to the highest point of a flat roof and to the mean height between eaves and ridge of a pitched roof. 5) TMC Section 18.06.650 defines "Building Story" as follows: "Story" is that portion of a building included between the upper surface of any floor and the upper of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost PLANNING COMMISSION STAFF REPORT September 19, 1980 Qestar Office Building Page 2 floor and the ceiling or roof above. If the finished floor level directly above a basement, cellar or unused underfloor space is more than six feet above grade as defined herein for more than fifty percent of the total peri- meter or is more than twelve feet above grade as defined herein at any point, such basement or unused underfloor space shall be considered as a story. 6) 97 parking spaces are provided, exceeding the minimum required for office uses by TMC Section 18.56.160. 7) Approximate finished first floor level is elevation 122' ; approximate floor level of existing residences to the northwest across 51st Avenue are 130' -160' ; approximate top of roof elevation will be elevation 165'.' 8) Access to the site is provided on the west side.by a two -way entry drive directly opposite the entry ramp to westbound 518; access on the east edge of the site connects to an existing driveway serving a developing retail complex on 53rd Avenue. 9) Exterior materials concept of the building is in keeping with the general "northwest" character of the community, and a red metal roof is proposed to complement those of the nearby "Foster's Furniture" and "Colonial II" buildings. CONCLUSIONS 1) Building Height - It appears that the applicants have interpreted correctly the method of calculating building height described in TMC Title 18. 2) Views - Residents situated northwest of this site are at an elevation sufficient to enjoy a limited view of Mt. Rainier and the evening lights of the east foothills and valley floor. The proposed height of the Qestar building may disrupt to some extent those southeasterly views; however, extensive tree cover near those affected residences already seems to limit signifi- cantly the'clarity of such views. Thus, the proposed building will have little impact on existing outward view corridors. We conclude that the height of this building, working with 90' vertical elevation above the City's valley floor (as measured at the Southcenter Parking Area) will cause the building be highly visible from the Southcenter area. This effect can be softened by changing the metal roof color from red to gray or dull green to blend indistinctly with the backdrop provided by the hills and vegetation to the west. PLANNING COMMISSION STAFF REPORT September 19, 1980 Qestar Office Building Page 3 3) Access -The Public Works Department objects to the proposed alignment of the westerly driveway with the existing 518 on -ramp due to potential maneuver- ing conflicts between freeway and site - related traffic. They suggest moving the centerline of the westerly driveway entry northward 75' to 100'. Public Works also expressed significant concern about the capability of the existing roadway connecting on the east side of the Qestar site to handle added traffic from a 27,000 square foot office complex. Currently, that driveway serves a three - building office /retail complex and is below standard in width (26') and physical improvements. They suggest that the east driveway entry be approved conditioned upon completion of a traffic study demonstrating the adequacy of the existing roadway to accommodate anticipated vehicle volumes generated by surrounding develop- ment. 4) Landscaping -While not a part of the proposal at this time, staff wishes to go on record in advising the applicants to consider retaining significant specimen trees present on this site to the maximum extent possible. We suggest that the landscape plan should include an inventory of signifi- cant trees (4" trunk diameter or greater), and that the staff be authorized to make minor adjustments in the site layout concept as needed to save native trees, where possible. RECOMMENDATION Staff recommends approval of the site and architectural concept for the Qestar Office Complex, as depicted on Exhibits "A" and "B" of the application, subject to the following conditions. 1) The color of the metal roof for the office building shall be a gray or dull green non - reflective finish, subject to staff approval. 2) The westerly driveway entrance depicted on Exhibit "A" shall be moved northerly to a location acceptable to the Public Works Director. The easterly driveway entrance is approved provisionally as shown on Exhibit "A" and may be modified, relocated or deleted by the Public Works Director, as necessary to preserve traffic safety in the project vicinity. 3) A comprehensive planting and irrigation plan for the site shall be sub- mitted for staff approval prior to the foundation inspection phase of construction. Said planting plan shall include an inventory of all significant trees on the site (4" trunk diameter or greater) to be re- tained or removed. Staff shall be enpowered to require minor modification of approved Exhibit "A" in order to promote retention of significant native trees. The B.A.R. shall have final authority to resolve staff /applicant conflicts concerning indigenous vegetation preservation. CO ° QrRi°CIODTI ©T 2000 112TH AVENUE N.E. SELLEVUE, WASHINGTON 98004 454.3344 001114 IMMO flr L ■,rulY 1=b QCR1"!�R ruwwi�.•y w,u�try I ~P i 1 14 OWN L IM IMK CAUL l OOwALO 11100ML4 MOWOT L ■AMALIV t T O U Gi UN ASSOMATES AE ©D flDTE CT 2000 112TH AVENUE N. E. BELLEVUE. WASHINGTON 98004 454 • 3344 i r ONK111118 30W0 NOOL f II VM �.�uuaa Y Y } M. • rr JUf1 20 1984 E . ( TV OF l'1li';V ;L.A P,_A DEPT. if sr vo 2 3 V/^10.1.11 NOTID THE DAIDTHUH ASSOo ©DATES d a A ° C DTGCTS 2000 112TH AVENUE N. E. BELLEVUE. WASHINGTON 98004 •54.3344 11111 xx iiiPt 4 i i 4 PI POI n c ljt V ce 004111 I 101IM104 1414 J OO*MD WOr'r.Y 110 111 I MAUL(' CITY OF TUKWILA NOTICE DP PUBLIC HEARINGS AND PUBLIC MEETINGS TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMISSION has fixed the 26th day of July , 19 84 at 8:oo p.m. P.M. in City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: Public Hearing: 84 -23 -CUP: Overoad Container Service, Inc., requesting approval of a freight terminal at 569 Strander Boulevard. Public Meetings: 82- 21 -SPE: •Benaroya Co., annual review of cooperative parking facility for Parkway Plaza North. •DR- 7 -80.: Questar Development Corp., requesting approval of a four story office building at the southeast corner of 51st Ave. S. and Southcenter Boulevard. Any and all interested persons are invited to attend. Published: Record Chronicle, July 16, 1984 Record Chronicle . Date: DISTRIBUTION: City Clerk File Applicants and Property Owners (see affidavit attached) A F F I D A V I T O F D I S T R I B U T I O N I, L. Rick Beeler Hereby declare that: ❑ Notice of Public Hearing © Notice of Public Meeting ❑Notice of Application for Shoreline Management Substantial Development Permit was mailed to each of the following addresses on July 13, 1984 George Kropinski Qestar Development Corporation 2019 Third Ave. Seattle, WA 98121 Mithun - Bowman- Emrich Group, P.S. 2000 112th Ave. M.E. Bellevue, WA 98004 Name of Project Qestar Building File Number DR -7 -80 Signature ,19- . Master Land Deve LEGAL DESCRIPTION FOR QESTAR DEVELOPMENT CORPORATION That portion of Lot 3 of Brookvale Garde to the plat thereof recorded in Volume 1 1/2, in King County, Washington, describ Commencing at the west quarter corner of Township 23 North, Range 4 East, W.M., i Washington; thence south 0 ° 42'00" west, a distance o to the true point of beginning; thence continuing south 0 °42 west, a 66.00 feet; thence south 88 °12'00" east, a distance thence south 0 °42'00" west, a distance o thence south 88°12'00" east, a distance thence north 0 °42'00" east, a distance o thence north 88 °12'00" west, a distance thence north 0 °42'00" east, a distance o thence north 88 °12'00" west, a distance to the point of true beginning. Less po recorded under Recording Number 78101606 Tracts according of Plats, page 47 d as follows: Section 23, King County, 662.00 feet distance of f 15.00 feet; 265.00 feet; f 627.00 feet; 184.20 feet; f 300.00 feet; 146.80 feet; f 342.00 feet tion for street 8. xslarro - )1±o ba�(1g fertrlid bos om hh'4L ..?9S ;Av ey bhntil 01 k<1 vicinity plan site plan mithun associates questar elevations elevations