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Home My WebLink AboutPermit 78-08-L - CORPORATE SQUARE PARKING - BOEING COMPUTER SERVICES LANDSAPE REVIEW78-08-l andover park west corporate drive south corporate square parking CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 26 October 1978 8:00 P.M. Soo f 06 al leg- AGENDA ITEM IV A ' Corporate Square Parking /Site and Landscaping Plan Mr. Bob Kacel of Leason Pomeroy Northwest, Inc., has submitted a parking analysis for additional parking at Southcenter Corporate Square (SEE, Exhibit A, attached). The request has been made to meet the desire of the Boeing Company to provide one parking space per employee or visitor. The Plans include provisions for a total of 184 parking spaces separated by 24' -wide two -way driveway access. Typical "island" planting is,to con- sist of Sugar Maple Trees and ground cover. The southern perimeter of the parking lot is to be bordered with London Plane Trees and sod; the eastern perimeter is to be a 3 -foot high berm covered with sod. Sod will also cover the area bordering on the cul -de -sac at the north perimeter. FACTS: 1. TMC 18.56 does not limit the amount of parking to be provided on site; it sets a minimum which must be provided. In this case, the office buildings require a minimum of 3.1 parking spaces per 1,000 square feet. 2. The Bedford Building which is utilized by Boeing Computer Service was not designed as an office building and it lacks the necessary parking. TMC requires 112 parking spaces, while only 60 spaces are provided. 3. Overflow parking from the Bedford Building is channeled across the street into the Southcenter Corporate Square parking lots. Approximately 80 employees must cross Andover Park West during rush hour traffic. Basically, as the size of an office area increases the flexibility to place more employees into the same square footage increase. Operations are con- solidated - storage, filing,.reception areas, etc., take less space. Boeing, because of its size, is able to optimize the "economy of scale ". Thus, square footage per individual worker decreases. Using Southcenter Corporate Square and the Bedford Building combined as an example, it can be seen that by 1980, approximately 1,450 employees will be utilizing approximately 236,000 square feet. This breaks down to an allocation of 150 to 160 square feet per individual or 6.25 to 6.67 employees per 1,000 square feet. RECOMMENDATION: The staff recommends based upon the above evidence that the site and land- scape plan be approved with the .following conditions: Planning Commission Staff Report. Page 2 26 October 1978 1. At such time as any additional building plans are submitted for Planning Commission review in the Southcenter Corporate Square complex, parking data shall accompany said application. Said data shall indicate method of accommodating all traffic generated by tenant(s). 2. That provision of one additional planting island in each of the two central, S0 -space parking aisles. 3. That sod or other ground cover be provided to periphery of existing parking lot to east of proposed lot. 4. That all grouped trees be spaced no more than 30' apart on center. S. That conditions 2, 3 and 4 are preformed within 30 days of the completion of the parking lot, but no latter than April 1, 1979. 6. That the required landscaping for the temporary parking lot be completed prior to December 1, 1978. .,: akelt;cr 0+' .:';?l±Tt' . Ti h ' • ': October 12, 1978 Roger Blaylock Assistant Planner City of Tukwila 6230 Southcenter Blvd. Tukwila, WA 98188 Exhibit A Dear Roger: Attached is a chart outlining the parking requirements for Boeing Computer Services and Boeing Engineering and Construction as they relate to the Corporate Square development. The chart is self - explanatory, but a couple areas should be emphasized. The so- called 'temporary' lot at the southeast corner of the property is used to provide the additional parking for B.C.S. employees east of Andover Park West, and will continue to do so. Also, the additional 180+ spaces of the proposed parking lot in the southwest corner are planned to coincide with the completion of Building 10 and maintain Boeing's desired parking ratio of 1 parking stall per employee or visitor. Our preliminary planning for buildings of this type normally allo- cates 1 parking stall per 250 S.F. of building area. This would mean a maximum of 800 stalls for the 200,000 S.F. of office area currently constructed at Corporate Square. The 60% increase in the final parking count reflects Boeing's standards. The plans we have previously submitted for the landscaping and layout for the parking lot remain unchanged. We plan to incorporate the additional planting islands recommended by the staff report. B.C.S. has considered developing the space between the two lots with outdoor seating and recreation areas, and we would like to stop our sod along the east side of the parking lot as indicated on the plan. Neither B.C.S. or B.E.G. have any immediate plans for additional office space to be constructed at Corporate Square. Therefore, the site as developed meets the needs of that particular tenant. Future tenants, and future construction could bring the overall Corporate Square development back to one of a multi- tenant garden office park. This is part of the reasoning behind our seeking approval for Building 11, with its corresponding reduction in parking. It is difficult to differentiate between the needs of a single tenant, and the goal of the development as one for multi- tenants. Thus, it appears at times we might be contradicting ourselves. CORPORATE SQUARE — PARKING /SITE E LANDSCAPING PLAN EXHIBIT A Mr. Roger Blaylock page 2 Hopefully, this information will answer the concerns of the Planning. Commission with regard to the Corporate Square development. If you need any additional information before the October 26th meeting, please feel free to call. Yours truly, I (' ✓ i "' `mi l� Bob Kacel, Project Architect BK:tlm cc: Gene Mushkin, B.C.S. Facilities Don Mackrow, Grosvenor. International Kjell Stoknes, City of Tukwila Attachment Leason Pomeroy Northwest, Inc . /Royce A. Berg, A.I.A., /1844 -A Westlake Ave. North Seattle: Wash. 98109 (206) 2845771 PERSONNEL TOTAL: Parking Adjacent B.C.S. Facilities at Bedford Parking Adjacent B.E.C. Facilities at S.C.S. Parking in Lot at Southeast Corner Parking in Lot at Southwest Corner PARKING TOTAL: Ratio of Stalls /Personnel PARKING ANALYSIS SOUTHCENTER CORPORATE SQUARE B.C.S. B.E.C. 1978 1979 1980 B.C.S. Employees (S.C.S.) 490 675 700 B.C.S. Employees (Bedford) 100 120 120 Visitors 10 20 20 Sub - Total: 600 815 840 B.E.C. Employees (S.C.S.) 490 530 630 Visitors 47 47 47 1137 1392 1517. Parking Adjacent B.C.S. 509 509 509 Facilities at S.C.S. 60 60 60 519 519 151 151 151 -0- 184 184 1242 1423 1423 522 1.09 1.02 .93 Boeing Computer Service Boeing Engineering & Construction .. • • i i I I : - ; i 1 j t 1 4 ' li. i hi i 1 I t i 1 41.11, O. AM *v.* a. to •• . i • - i r • - . . . . . . . ..... I 1 I 1 14 i i 1 . . .. I . ..\\ :1. 1 1 1, 1 1 ifffiii 1 1 1 I - it .- I: ,. . el • Wm. .....• Mai.* run................1 ,...,.. • gie.j.1.10 .1111■Ja• LOT ------ ( r \ ps.s ‘ • . . t ; . I — ... ......, "...-.•—•• r • ■• ■ Om! wa..... 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