HomeMy WebLinkAboutPermit DR-23-78 - BSH INC - BUILDINGS 1 AND 2 DESIGN REVIEWDR-23-78
340 UPLAND DRIVE
378 UPLAND DRIVE
BSH INC
26 June 1978
Hurb Bittman
Bittman, Sanders, Hasson Architects
406 Securities Building
Seattle, Washington 98101
RE: Review of development plans in Upland plat
Dear Mr. Bittman:
The Planning Commission reviewed your proposed condominium business development .
during their regular meeting of June 22, 1978.
After some discussion on the matter, they approved your proposed development
plans subject to the following conditions:
1. Planning Commission approval of a detailed landscape plan prior to
issuance of occupancy permit;
2. Re- location of westernmost curb cut so as to be located at least
20' from property corner;
3. Approval of development plans does not relieve applicant from the
requirements of the subdivision ordinance (Title 17, TMC);
4. Architectural screening of roof - mounted equipment.
Please revise your site plan per the above - referenced conditions and submit
them to the Building Department in conjunction with your building permit. As
soon as this item is taken care of, the Planning Division can clear your appli-
cation for a building permit for issuance. As always, the Building Official
will process your application to all other departments for their review and
approval also.
If you have any questions on this please call me.
Very truly yours,
KS /ch
Edg.'.). Bauch, Mayor
C • TY O T LI KW
6200 SOUTHCENTER BOULEVARD
TUKWILA, WASHINGTON 98188
il Stoknes, Director
OPT ice of Community Development
cc: Upland Drive Business Park (BSH) Site Plan File
Al Pieper
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.-lahning Commission
Minutes
Mr. Mario Signorelli, Manager of R. B. Furniture, explained that the addition was
only going to be used as a warehouse.
Mr. Signorelli explained that they revised the parking area to allow 59 parking
stalls instead of 53.
There was a discussion regarding distance the building would be located from the
hill. Mr. Stoknes mentioned that it appears it will not be right next to the
hill.
The height of the addition was discussed. Mr. Signorelli mentioned the addition
would be the same height as the existing building.
Motion by Mrs. Avery, seconded by Mr. Bowen and carried to approve the development
plans with the following stipulations:
1. Exterior treatment of the proposed addition be similar to that of the
existing store;
2. Provision of six (6) additional parking spaces;
3. Any landscape area disturbed during construction of the warehouse addi-
tion be restored per the approved landscape plan;
4. Approval of these plans does not directly or indirectly condone or
encourage the use of the three (3) panels on the east elevation for
possible future truck door purposes;
5. Architectural screening of roof - mounted equipment.
Page 3
22 June 1978
LDEVglOPMENT PLANS: Upland Drive Business Park (BSH)
Mr. Stoknes read the staff report, displayed development plans and explained
location of proposal.
Mr. Hurbert Bittman, Architect, described the proposal. He mentioned that the
railroad crossing would be defined and urged that they be allowed to cross the
tracks at any point. He said he had discussed this matter with the railroad
company and they were not concerned about the chances of hitting a vehicle. He
mentioned that no parking would be allowed beside the tracks.
Mr. Bittman passed around and explained a revised parking plan. He mentioned
that 180 parking stalls would be available.
Mrs. Avery mentioned her concern regarding the amount of landscaping proposed
for the site. She explained that she felt companies should provide the minimum
amount of parking which would allow more space for landscaping. This would
allow more ground area for storm water to soak into..
Mr. Stoknes recommended withdrawal of stipulation #1, requiring curb -stops in all
parking stalls along the railroad easement, from the staff report.
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1 4 . tanning Commission
Minutes
There was a discussion regarding curb -cut locations. Mr. Stoknes explained that
the final decision regarding locations of curb -cuts is up to the Public Works
Department but that Commission could make recommendations.
Mr. Sowinski mentioned his concern regarding vehicles being allowed to travel
accross railroad tracks at any point. He felt it was a good idea to put curb-
ing along tracks.
Motion by Mr. Bowen,'.second by Mrs. Avery and carried to approve the develop-
ment plan with the following stipulations:
1. Planning Commission approval of a detailed landscape plan prior to
issuance of occupancy permit;
2. Re- location of westernmost curb -cut so as to be located at least 20'
from property corner;
3. Approval of development plans does not relieve applicant from the
requirements of the subdivision ordinance (Title 17, TMC);
4. Architectural screening of roof- mounted equipment.
Mr. Sowinski voted NO.
Mr. Hartong mentioned his concern with warehouses becoming retail and not having
enough parking.
Commissioners discussed this matter.
Staff recommended discussing this matter further after the meeting. Commissioners
concurred.
DEVELOPMENT PLANS: Don Koll Phase III
Mr. Stoknes read the staff report, displayed the development plans and explained
the second stipulation in staff report.
There was a discussion regarding ownership of property to the north of the site
so that curb -cut could be put there.
Royce Berg, Architect, explained that the Koll Company had sold the property
but there would be no problem with stipulations.
Motion by Mr. Sowinski, seconded by Mrs. Avery and carried to approve the develop-
ment plan with the following stipulations:
1. Elimination of the southernmost curb -cut on Industry Drive;
2. Elimination of northermost curb -cut and rearrangement of parking and
circulation so as to allow ingress /egress through curb -cut on northerly
lot.
Page 4
22 June 1978
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CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
22 June 1978 8 :00 P.M.
AGENDA ITEM V B • Development Plans: Upland Drive Business Park (BSH)
BSH Investment Company proposes to construct two (2) condominium warehouse
buildings (with future development of a third building in the northwest
corner of the site) on Lot #4 of the Uplands plat.
Proposed building floor space is 52,580 sq. ft. in one -story structures.
Access to the site is from the Upland Drive cul -de -sac.
The buildings are intended for multiple- occupancy, with each unit containing
a small private office space, a 10' x 10' overhead loading door, and storage/
warehouse space. All loading doors are located in the rear of the buildings
with parking and entrances located primarily between the two structures.
Eighty -one (81) parking stalls are provided; 53 are required for warehouses.
However, there is a definite likelihood that "business- type" uses will locate
in the complex and parking needs will be higher. Landscape areas are desig-
nated but species not identified.
Exterior treatment of the buildings will be an architectural finish concrete
with stained cedar siding around the tenant entries. Proposed colors are
earth -tones (browns and buffs).
Staff recommends that the Planning Commission approve the proposed develop-
ment plans with the following conditions:
•
a ong e rai roa
1 1. Planning Commission approval of a detailed landscape plan prior
to issuance of occupancy permit;
n, J. Re- location of westernmost curb -cut so as to be located at least
20' from property corner; elm-- Al p ,6, I owa. .444 .
0 Approval of development plans does not relieve applicant from
the requirements of the subdivision ordinance (Title 17, TMC);
.. Jay. Architectural screening of roof - mounted equipment.
ae /27 7
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EXHIBIT A
UPLAND DRIVE BUSINESS PARK (BSH, INC. )
SITE PLAN
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MISIMETABULATION
■ GROSS LAUD AREA
is BUILDING AREA
• PARKING
UPI
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TUKWLA.
214.573 SF AC
: 64.200 SF.
: 180 STALLS
AWE
WASHINGTON
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S H.
WESMENT
COMPANY
May 15, 1978
UPLAND DRIVE
BITTMAN SANDERS HASSON ARCHITECTS
A N D A S S O C I A T E S
P S (t A•I
SECURITIES BUILDING • 1904 THIRD AVENUE • SEATTLE, WASHINGTON 98101 • 623 -2911
May 10, 1978
Standard Improvements for
Upland Drive Business Park Buildings
Tukwila, Washington
Each unit to contain the following finishes and improvements:
Structure
Type 5 -N
Clear height: 13' -0"
Column spacing: 20' x 30' bays
Exterior: Architectural finish concrete and stained wood siding.
Interior: Stud walls - plasterboard, taped, spackled, sanded,
and painted.
Roof
Glue- laminated girders, exposed roof construction, insulated.
Built -up roofing following requirements for a 20 -year bondable roof.
Floor and Finish
Warehouse: 4" thick concrete slab reinforced with 6x6 #10 wire mesh.
3/32" vinyl asbestos tile and base in toilet rooms.
500 square feet of office space, carpeted, with 4" rubber base.
Office Space (one private office and general office)
500 square feet of finish office space, with T -bar suspended
acoustical ceiling.
Recessed fluorescent fixtures with maintained 75 foot candles.
Carpeted floors.
Drapes.
Electric baseboard heat.
Electrical
Underground service to building.
Each unit separately metered.
Service to be 120 /208 -volt, three - phase, 200 -amp panel.
Warehouse lighting to be single -tube exposed fluorescent, minimum
15 foot candles (typical warehouse lighting).
Warehouse heated with electric unit heaters, 35° at 15° outside
temperature.
Telephone service to building.
All work shall conform to and be installed in accordance with the
requirements of the State of Washington and the National Electrical
Code.
HERBERT JAY BITTMANA•I•A DEAN H. SANDERS A•I•A DAVID HASSON A•1•A
Standard Improvements for
Upland Drive Business Park Buildings
May 10, 1978
Page 2
Mechanical
Warehouse to have roof ventilators to meet code requirements.
Toilet rooms to have electric heaters and mechanical exhaust
ventilation providing 2 cfm /sq.ft. /minute.
Miscellaneous
Each unit to have 10x10 overhead loading door, two 3' x 7
personnel exit doors, exterior lighting.
Parking to meet code or better.
Extensive landscaping throughout the development.
May 15, 1978
UPLAND DRIVE BUSINESS PARK
ANSWERS TO YOUR QUESTIONS:
WHAT DO I OWN WHEN I BUY AN INDUSTRIAL SALE BUILDING?
You receive full title to your building. You also have partial ownership
of the "common" areas.
WILL YOU EXPLAIN "PARTIAL OWNERSHIP" AND THE "COMMON" AREAS?
The "common" areas are those used in common with other owners.
These include the landscaped and open parking areas. All these
"common" areas are owned by the building owners. The ownership
of a unit automatically gives you a percentage of the Association
and a percentage vote in its activities.
HOW AND BY WHOM WILL THE CONDOMINIUM ASSOCIATION DEVELOPMENT BE RUN OR
CONTROLLED?
The Condominium Association, a legal non - profit corporation, will be
formed to safeguard the rights of all owners, to protect the property
values, and to maintain all common areas and the exteriors of all
buildings. The purchase of a unit gives automatic membership in the
Association. The governing body of the Association will be a Board of
Directors, elected from and by its members. When all units are sold,
all voting will be in the hands of the owners, on a percentage vote
basis.
WHO PAYS FOR MAINTENANCE?
You do ... together with every other owner. A monthly assessment is
made with each owner charged according to the percentage assigned to
his unit. The builder will also pay on the same basis until all units
are completely sold. This will be used to pay for common utilities,
insurance for buildings, maintenance and upkeep of grounds, trash
pickup, management, depreciation.
CAN THIS MONTHLY ASSESSMENT BE CHANGED?
Yes. The assessment is based on the budgeted figures projected by
experienced builders and planners. However, should the expenses
change or should the owner want improvements which would require
additional expenses, the Board of Directors of the Association could
order an increase or decrease in the assessment.
WHAT IF AN OWNER DOES NOT PAY HIS MONTHLY ASSESSMENT?
WHAT IF I WANT TO SELL MY UNIT?
TO SUM THINGS UP ...
Since failure to pay would place an unfair burden on the other owners,
the payment of the monthly assessment is mandatory. The fee, if not
paid, would become a lien against the owner's property similar to what
would occur if taxes were not paid.
BESIDES THE MAINTENANCE OF THE GROUNDS AND THE BUILDING EXTERIORS BY THE
CONDOMINIUM ASSOCIATION, ARE THERE ANY OTHER SAFEGUARDS AS FAR AS THE
PERMANENT APPEARANCE OF THE UNITS ARE CONCERNED?
Yes, any alterations or additions, including landscaping, which would
change the exterior appearance of any unit must be approved in advance
by the Board of Directors of the Condominium Association.
IS THERE ANY LIMIT ON THE LIFE OF THE CONDOMINIUM ASSOCIATION?
No. It is established as a permanent organization. However, should
it become the desire of the membership, the Association and its
properties could be annexed by a municipality, merged with another or
similar organizations, or be dissolved entirely.
You may sell your unit just as you would sell any building anywhere.
However, the new owner must join the Condominium Association and
abide by its by -laws, conditions, covenants, and restrictions.
If you now rent and envy your business associates with their "glowing
pride of ownership," and as they pay for their building they are taking
income tax deductions on the interest and real estate taxes, plus building
an ever - increasing equity instead of collecting rent receipts, then owner -.
ship is for you.
OCCUPANCY
COST
1 $ 16,772
2 16,772
3
4
5
6
7
8
9
10
11
12
13
14
15
TOTAL
16,772
16,772
16,772
16,772
16,772
16,772
16,772
16,772
16,772
16,772
16,772
16,772
16,772
$251,580
TAX DATA
DEPRECIATION INTEREST
$ 4,760 $ 12,750
4,760 12,667
4,760 12,575
4,760 12,474
4,760 12,363
4,760 12,241
4,760 12,107
4,760 11,959
4,760 11,796
4,760 11,617
4,760 11,421
4,760 11,205
4,760 10,967
4,760 10,705
4,760 10,417
$71,400 $177,264
1. Ownership costs computed as follows:
Cost
Cash down (25 %)
Mortgage
Monthly payment on mortgage 107 -28 yr.
Cash - expected return at 71%
2. Depreciation is computed as follows:
Cost
Less land (16 %)
UPLAND DRIVE BUSINESS PARK
COMPARISON OF OWNERSHIP VS LEASE
OF 5000 SQ. FT WAREHOUSE AND OFFICE
OWNERSHIP
MORTGAGE
REDUCTION
$ 834
917
1,009
1,110
1,221
1,343
1,477
1,625
1,788
1,967
2,163
2,380
2,617
2,879
3,167
$26,497
Depreciation on straight line basis over 30 yrs.
LEASE
COST
$ 15,000
15,000
15,000
15,000
15,000
19,500
19,500
19,500
19,500
19,500
25,350
25,350
25,350
25,350
25,350
$299,250
$170,000
42,500
$127,500
MONTH
$ 1,132
266
1,398
$170,000
27,200
$142800
$ 4,760
YEAR
$13,584
3,188
$16,772
3. Lease is calculated at 25G per sq. ft. on a triple net basis. Cost of living increase
at 6% per year upon renewal of lease at end of each five year period.
1
BITTMAN SANDERS HASSON I ARCHITECTS
A N D A S S O C I A T E S P S Ih •
A I A
' SECURITIES BUILDING • 1904 THIRD AVENUE • SEATTLE, WASHINGTON 98101 • 623 -291 I
May 10, 1978
Comparative Costs for
Independent, Free - standing 5,000 sq. ft. Building
1. Land
Building: 30% coverage
Land area required: 16,500 sq. ft.
Value: $2.20 /sq. ft. x 16,500
2. Site Improvements
a. Grading and drainage
b. Blacktopping and striping
c. Landscaping
d. Water retention.
e. Lighting
$1.50 /sq. ft. x 16,500 24,750
3. Building
5,000 sq. ft. x $20 /sq. ft. 100,000
(Includes contractor's overhead and fee)
5.4% State sales tax 5,400
4. Indirect Costs
a. Building permit
b. Survey 4,500
c. Inspection )
d. Architect's fee: 4% 4,000
e. Insurance 500
f. Loan fee: 2 -1/2% x $150,000 3,750
g. Interest on loan during constr. 5,000
h. Appraisal 800 18,550
$185,000
$185,000 divided by 5,000 = $37 /sq. ft.
$ 36,300
HERBERT JAY BITTMArA•I•A DEAN H. SANDERS A•I ••";. DAVID HASSON A•I•A
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26 June 1978
The McCann Company
P.O. Box 88314
Tukwila, Washington 98188
ATTN: #395 Project Manager
RE: Planning Commission approval of Project #395
Dear Sir:
The Planning Commission reviewed your site plan for project #395 during their
regular Planning Commission meeting of June 22, 1978.
After some discussion on the matter, they approved the site plan as submitted,
subject to the following conditions:
1. Planning Commission approval of detailed landscape plan prior to
issuance of occupancy permit, such plan to indicate landscape treat-
ment of the northwest corner of site.
2. Screening of roof - mounted equipment.
3. Re- location of the northernmost curb -cut on Olympic Avenue to a
location at least 150' from the centerline of Todd Boulevard.
Please revise your site plans to reflect the changes as approved by the. Plan-
ning Commission, if necessary.
If you have any questions please call me.
Very truly yours,
KS /ch
Kj,
Of'ice of Community Development
11 Stoknes, Director
cc: te Plan File
Terry Monaghan
Al Pieper
Edgar D. Bauch, Mayor
CITY aF TUKWILA
6200 SOUTHCENTER BOULEVARD
TUKWILA, WASHINGTON 98188
Planning Commission
Minutes
Page 5
22 June 1978
LANDSCAPE PLANS: Don Koll Phase III
Mr. Stoknes read staff report.
Mr. Royce Berg stated they had no conflicts with stipulations.
Mr. Hartong requested clarification of the word "irrigation ". Specifically, should
the Commission require manual irrigation or automatic irrigation in landscape areas.
Commissioners discussed the matter and consensus agreed that the word "underground"
would be more appropriate.
Motion by Mr. Hartong, seconded by Mr. Bowen to approve the landscape plan for Don
Koll Phase III.
Motion by Mr. Sowinski, seconded by Mrs. Avery and carried to include the following
stipulations to the original motion:
1. Removal or re- location of small cluster of trees (1 beech, 2 cedars, 1
shore pine) in the southeast corner of the site to allow adequate sight -
distance at intersection of Industry Drive and Minkler Boulevard;
2. Provision of underground watering system in all major landscape areas
(not including hedge along railroad).
Motion carried as amended.
(LOPMENT PLANS: McCann Project #x395
Mr. Stoknes read the staff report and displayed development. plan.
Commission discussed location of curb -cuts.
Motion by Mr. Hartong and seconded by Mr. Bowen to approve the development plans
with the following stipulations:
1. Planning Commission approval of detailed landscape plan prior to issuance
of occupancy permit, such plan to indicate landscape treatment of the
northwest corner of site.
2. Screening of roof - mounted equipment.
Motion by Mrs. Avery, seconded by Mr. Sowinski and carried to amend the original
motion to include a third stipulation as follows: Asa recommendation to the Public
Works Director to:
3. Re- location of the northernmost curb cut on Olympic Avenue to a location
at least 150' from the centerline of Todd Boulevard.
Mr. Hartong voted NO.
Motion carried as amended.
22 June 1978
AGENDA ITEM. V E •
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
3. Screening of roof - mounted equipment;
OPvelopment Plans: McCann ProjPrt #395
8:00 P.M.
McCann Construction Company proposes to construct a 35,742 sq. ft. ware-
house in Southcenter South Industrial Park at the corner of Todd Boulevard
and Olympic Avenue South.
Access to the site is obtained from Todd Blvd. and Olympic Avenue. The
access point on Todd Blvd. will likely serve more as an exit than an
entrance since the planting median on Todd Blvd. blocks left -hand turns
onto the site. The 25' curb -cut on Olympic Avenue is situated dangerously
close to the intersection. The 40' curb -cut located to the south serves
primarily truck traffic and appears to be functional.
Exterior, treatment of the building is proposed to be tilt -up textured con-
crete painted with earth - tones. South elevation of the proposed building
is treated with plaster. An expansion area is designated on the south side
of the building.
Staff recommends that the Planning Commission approve the proposed develop-
ment plans sub' ct to the following stipulations: ig.
1. the northernmost curb -cut on Olympic Avenue a
location at least 150' from the centerline of Todd Boulevard;
2. Planning Commission approval of detailed landscape plan prior to
issuance of occupancy permit, such plan to indicate landscape:.
treatment of the northwest corner of site;
orierryieJ r �u„ n yam' za ezotzoteU L.7
a(7, gkL,
22 June 1978
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
AGENDA ITEM. V E : Development Plans: McCann Projer.t 4395
8:00 P.M.
McCann Construction Company proposes to construct a 35,742 sq. ft. ware-
house in Southcenter South Industrial Park at the corner of Todd Boulevard
and Olympic Avenue South.
Access to the site is obtained from Todd Blvd. and Olympic Avenue. The
access point on Todd Blvd. will likely serve more as an exit than an
entrance since the planting median on Todd Blvd. blocks left -hand turns
onto the site. The 25' curb -cut on Olympic Avenue is situated dangerously
close to the intersection. The 40' curb -cut located to the south serves
primarily truck traffic and appears to be functional.
Exterior, treatment of the building is proposed to be tilt -up textured con-
crete painted with earth - tones. South elevation of the proposed building
is treated with plaster. An expansion area is designated on the south side
of the building.
Staff recommends that the Planning Commission approve the proposed develop-
ment plans subject to the following stipulations:
1. Re- location of the northernmost curb -cut on Olympic Avenue to a
location at least 150' from the centerline of Todd Boulevard;
2. Planning Commission approval of detailed landscape plan prior to
issuance of occupancy permit, such plan to indicate landscape..
treatment of the northwest corner of site;
3. Screening of roof - mounted equipment;
4. Approval of these plans does not grant approval for that area shown
as "expansion ".
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