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HomeMy WebLinkAboutPermit DR-34-78 - KOEHLER COMPANY - SOUTHCENTER OFFICE BUILDING DESIGN REVIEWDR-34-78 16400 SOUTHCENTER PKWY SOUTHCENTER OFFICE BUILDING DESIGN REVIEW Planning Commission Page 6 JpJva Minutes .: .: 20 December 1978 / ISED DEVELOPMENT PLANS: SOUTHCENTER OFFICE BUILDING Mr. Blaylock read the staff report and explained the displayed drawings. Mr. Kirsop stated that he thought office buildings in particular should have adequate sized parking stalls and maneuvering aisles. Stephen Koehler, applicant. stated that it was never their intention to encourage left turns onto Strander from the site, but that they would like to have vehicles be able to turn left from Strander onto the site. He stated they would eliminate one compact stall, if required. Said they wished to provide more than just the minimun number of parking spaces. Therefore, did not want to eliminate more than 3 stalls near egress point on Strander Boulevard. Mr. Norman Jacobson, engineer, stated that north entrance was never intended to be the main entry. Said the slow speed and good visibility would help alleviate any potential access problem at this point. Discussion ensued regarding left -hand turns onto and from the site along Strander Boulevard. Generally agreed this aspect of the site plan would fall into the hands df the Public Works Department at some future time. MOTION BY MR. SOWINSKI AND SECONDED BY MR. WELSH TO ACCEPT THIS PER STAFF RECOMMENTADION REVISION CONDITION #6 OF ORIGINAL APPROVAL OF 16 NOVEMBER 1978, ONLY. (CONDITION #6 WOULD READ AS FOLLOWS: THAT THE PARKING STALL DIMENSIONS BE REDESIGNED TO PROVIDE 9' BY 20' PARKING STALLS, ADJACENT TO THE REQUIRED LANDSCAP- ING, ALONG SOUTHCENTER PARKWAY AND STRANDER BOULEVARD. OTHER STANDARD PARKING STALLS MAY BE DESIGNED AT 9' BY 18'. COMPACT STALLS SIZED AT 8' BY 16' SHALL ACCOUNT :?OR NO MORE THAN 10 PERCENT OF THE TOTAL REQUIRED PARKING.) MOTIONED BY M. WELSH AND SECONDED BY MR. BOWEN TO AMEND THE MOTION TO INCLUDE TUE CONDITION THAT ONLY HAS 32 STALLS TO BE ELIMINATED AT NORTHEAST EGRESS POINT AS SHOWN ON THE REVISED SITE PLAN. AMENDMENT CARRIED. ORIGINAL MOTION CARRIED. SIGN REVIEW: SCHNEIDER OFFICE BUILDING Mr. Blaylock informed the Commissioners that the sign code was administered by the Building Division and representative of that Division was present. Mr. Al Pieper, Building Official, read the staff report and explained the cited portions of the sign code. Stated that the proposed design generally does not detract from the area. MOTION BY MR. WELSH AND SECONDED BY MR. SOWINSKI TO APPROVE THE PROPOSED SIGN PLANS WITH THE FOLLOWING CONDITION: MOTION CARRIED. 1. SIGN COPY SHALL CONTAIN ONLY THE OFFICIAL NAME OF THE BUILDING; INDIVIDUAL TENANTS NOT TO BE IDENTIFIED PER 19.32.140. CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 20 December 1978 8:00 P.M. AGENDA ITEM V I • REVISED DEVELOPMENT PLANS: SOUTHCENTER OFFICE BIIILDINC REQUEST: REVISED DEVELOPMENT PLANS have been resubmitted to request reconsideration of two conditions to the approval of the development plans granted by the Planning Commission on 16 November 1978. Specifically, conditions #3, #6 and #7. APPLICANT: Stephen K. Koehler Company 10700 Meridan Avenue North Seattle, Washington 98133 LOCATION: The southeast corner of the intersection of Strander Boulevard and Southcenter Parkway. SIZE: Approximately ±2.29 acres ZONE: C -M (Industrial Park) COMPREHENSIVE PLAN: Commercial ANALYSIS: The Stephen K. Koehler Company has resubmitted development plans (Exhibit A) for the Southcenter Office Building for reconsideration and clarification of conditions #3, 6 and 7. The following is an analysis of each of the condi- tions imposed: 1. That the City of Tukwila receive written notification from the Double - tree Inn that they are cognizant of the proposed development and the fact that said development will impact their development plans for the Doubletree Lodge, specifically that the site plan for the conditional use permit will be void. CONCLUSION: The Doubletree Inn has recognized that their site plan has been invali- dated and have submitted revised development plans. 2. That a boundary line adjustment (shown in Exhibit 2) be completed for the parking lot expansion. CONCLUSION: This condition only becomes applicable if the Planning Commission approves the revised development plans for both the Doubletree Inn and the South - center Office Building. Planning Commission Page 2 Staff Report 20 December 1978 3. That the access at the northeast corner of the property on Strander be limited to right turns only; thus, requiring the construction of traffic control triangle by the applicant. The applicant has requested that if Strander Boulevard is restriped for five lanes, the center lane being a two way left turn lane, that construc- tion of the traffic control triangle not be required. CONCLUSION: The addition of a two -way left turn lane to Strander Boulevard may not solve the acute traffic access problem to the Southcenter Office Building. Allowing left turns would create additional on site traffic congestion. An individual making a left turn onto Strander would delay the person wishing to make a right turn onto Strander. Increasing development south of Strander on Southcenter Parkway will gradually increase the demand for left turns from Strander onto the Parkway; this could ultimately require the lengthening of the left turn lane on Strander. Thus, the proposed two way left turn lane on Strander could be eliminated and replaced with an exclusive left turn lane for approximately 200 to 300 feet. The Public Works Department will review the traffic control triangle when the cross - section, geometry, and traffic control and signalization change on Strander Boulevard. 4. B.A.R. review of landscaping plan prior to issuance of occupancy permit. CONCLUSION: Not applicable at this time. 5. Architectural screening of roof - mounted equipment, if any. CONCLUSION: Will be applied at time of review of building permit application. 6. That the parking stall dimensions be redesigned to provide 9' by 20' parking stalls with an allowance for 10 percent compact stalls sized at 8' by 16'. The applicant has provided 9' by 20' parking stalls adjacent to the required landscaped areas along Strander Boulevard and Southcenter Parkway. However, the applicant is proposing a parking stall depth of 18' where he has provided additional landscaping to buffer the visual impact of the parking lot. In addition 10.28 percent of the parking spaces (22 spaces) are for compact cars. CONCLUSION: The applicant's initiative in providing additional landscaping areas should be considered as a positive action. However, the 10 percent limit ratio allowed for compact cars should be strictly enforced. The site plan has eight (8) extra spaces. One or two compact car parking spaces could be eliminated without compromising the new standards. Planning Commission Page 3 Staff Report RECOMMENDATION: 20 December 1978 7. Eliminate 10 parking stalls at northeast corner at northeast egress point. The applicant has eliminated 31/2 parking stalls at the northeast corner at the northeast egress point. If an additional 61/2 stalls were eliminated, the applicant would need to seek a parking variance. CONCLUSION: The plan as resubmitted would provide a clear distance of approximately 50 feet for cars to wait to make a right turn. Another 4 parking spaces could be eliminated, without violation of TMC; thus, would provide waiting space for 12 more cars. A total of 4 cars could be accomodated in the lane waiting to make a right turn. 8. A 15 - foot landscaping strip be provided along both public rights - of - way. CONCLUSION: The development plans show compliance with the condition. Staff recommends that the Planning Commission amend Conditions #6 and #7 of the approval for the Southcenter Office Building, dated 16 November 1978 to read as follows: 6. That the parking stall dimensions be redesigned to provide 9' by 20' parking stalls, adjacent to the required landscaping along Southcenter Parkway and Strander Boulevard. Other standard parking stalls may be designed at 9' by 18'. Compact stalls sized at 8' by 16' shall account for no more than 10 percent of the total parking. 7. Eliminate a total of 62 parking stalls at the northeast corner at the northeast egress point. S AVII1R1414V4 tli1N.7•1ft0U 3 t 4 I": 7 1' Mi - 7 hl . 4n PN ,2C 3 yi CN o p � , I - ",- . 5 ,li ! ; .0.6, } ... -i : o -4i t .o;vi f :a,o � ti $ 4 , J_._..._* .. •- - - - - .7. • � • ,,,,,,d 1 _a d { 4 . .6-ro sro p.%WM P r i ;. _. ::Y•'a L •�,�; ., = �'i ✓. =•' y• 'Y' ': :,:i•::_1M.cr:. •i13's: ��: 3�''. 1.iL'2 9y d :.f Obil'y: .'�' =s34`L•. ..: J. ti J � O b ;--� c - n 0 C x n to V ., r--3 cntn t•l ns r H > and .w iii Cl7 O . :. .r+. iit. •I. ..•... `` . . s. C" r-•, . om, /•••••• .•..••...W Ilh...tl n , D• .J •I...�•.....'. _ i • G n rri 6,1•...I*.050 • C rs.atta arro w.al. Mi., • Mare& z O { TI I ITMITITITTITTI1 1 '" I REERHiii 21 f 11111111111i II IH-1-0 Rep" AltiLecizu 4 U \i‘11111 111 111111111 N J;111 - 1 111 111111111 111111 /4 1111111111III" *.E7 IFIL J-11111111111111111.— PLANNING PARKS d RECREATION BUILDING 20 November 1978 Mr. Steven K. Koehler 10700 Meridian Avenue North Seattle, WA 98133 Dear Mr. Koehler: CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT RE: SOUTIICENTER OFFICE BUILDINf /DEVELOPMENT PLANS The Planning Commission at their regular meeting of 16 November 1978 approved the development plans for the Southcenter Office Building per plans submitted and dated August 25, 1978 with the following additional conditions: 1. That the City of Tukwila receive written notification from the Double - tree Inn that they are cognizant of the proposed development and the fact that said development will impact their development plans for the Doubletree Lodge. Specifically that the site plan for the Conditional Use Permit will be void. 2. That a Boundary Line Adjustment (Shown in Exhibit 2) be completed for the parking lot expansion. 3. That the access at the northeast corner of the property on Strander be limited to right turns only; thus, requiring the construction of . traffic control triangle by the applicant. 4. B.A.R. review of landscaping plan prior to issuance of occupancy permit. 5. Architectural screening of roof - mounted equipment, if any. 6. That the parking stall dimensions be redesigned to provide 9' by 20' parking stalls with an allowance for 10 percent compact stalls sized at 8' by 16'. 7. That 10 parking spaces at the northeast corner at the access point onto Strander are to be eliminated. 8. That a 15 foot landscaping strip be provided along both Southcenter Boulevard and Strander Boulevard. 6230 Southcenter Boulevard • Tukwila, Washington 98188 ■ (206) 242 -2177 RJ B Mr. Steven K. Koehler cc: Ping. Sup • If you wish to appeal this decision, a written appeal must be submitted to the City Clerk and directed to the City Council. Sincerely, Roger J. Blaylock Assistant Planner Page 2 20 November 1978 1 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 16 November 1978 8:00 P.M. AGENDA ITEM V D Southcenter Office Building /Development Plans The Stephen K. Koehler Company has submitted development plans for South- center Office Building located on the southeast corner of Southcenter Park- way and Strander Boulevard adjacent to the planned Doubletree Lodge. The five story office building was designed by Robert Billsbrough Price & Associates, Architects. The site plans (SEE, Exhibit 1) call for a common entrance with the Double - tree Lodge for access onto Southcenter Parkway. The parking area provided consists of. 214 parking spaces, plus 5 handicapped parking spaces. The typical parking stall is 8 feet 6 inches wide by 18 feet in length with a 2 foot overhang into the landscaped area. The aisle width has been increased' to 26 feet to offset the decreased stall width. An additional access is shown onto Strander at the northeast corner of the site. The development of the project requires the acquisition of additional land from the Doubletree Lodge. (SEE, Exhibit 2) The Doubletree Lodge presently has a variance from parking requirements for their proposed facilities, (which include a motel, free- standing restaurant, and future tower), which require a minimum of 500 parking spaces. The Doubletree Lodge has verbally informed the Planning Division that they may not build the free - standing restaurant. This reduces the required parking by 73 spaces to 427 spaces. Ninety (90) spaces will be lost with the shifting of boundaries. However, 55 spaces will be gained in the area from the elimination of the restaurant. The Doubletree Lodge can still meet the variance requirements with 465 possible parking spaces. The building facade will consist of solar bronze tint insulated glass windows on all but the first floor with clear plate glass on the main floor. The concrete members will be architecturally treated. (SEE, Exhibits 3 and 4) Since the proposed building exceeds the 35' limit of the C -M district, the height exception regulations of TALC 18.60.035 apply to the proposed develop- ment plans. The following is an analysis of the application of the exception criteria to the prcposed development: (1) Distance from the center of streets at the base of the building shall not be less than two- thirds of the building height; ' • CONCLUSION: The building height is approximately 75 -feet. The build- ing is set back 125 feet from the centerline of Southcenter Parkway and 175 feet from the centerline of Strander Boulevard. Proposal complies. -Planning Commission Page 2 Staff Report 16 November 1978 (2) Width of side and rear yards not fronting on streets shall be not less than two- thirds of the setback required from the center of the street or streets; CONCLUSION: The building is set back 74 feet from the eastern property line and 100 feet from the southern property line. Required setback would be 35 feet. Proposal complies. (3) there a district in which a building is located requires greater setbacks or yard areas, these shall govern; CONCLUSION: Setbacks from public right -of -way are SO feet in both TMC 18.32 and 15.60. Rear and side yard requirements are greater in TMC 18.60. The proposal meets those maximum requirements. Proposal complies. (4) Above setbacks to be approved by the Planning Commission to insure adequate light and air for uses on adjacent property and may be adjusted where neces- sary by the Planning Commission; CONCLUSION: The location of the building on the lot insures that adequate light and air is provided for users of adjacent property. Proposal complies. (5) All plans are approved under the "Architectural Control" provisions of Sec- tion 18.32.040; CONCLUSION: The applicant has submitted site plans, typical floor plans and elevations for .the proposed building in accordance with Section 18.32.040. Landscape plans would have to be approved prior to occupancy. Proposal com- plies. (6) The use will not be unduly detrimental to adjacent and /or surrounding property; CONCLUSION: The evidence indicates that the project will not be unduly detri- mental to adjacent and /or surrounding properties. Traffic generation is the only major concern, but it can be mitigated with appropriate traffic control devices. Proposal complies. (7) Full compliance is made with all rules and regulations of any governing federal, state or county regulatory agencies which may have jurisdiction within the corporate limits of Tukwila; CONCLUSION: Since detailed building plans have not been submitted the Uniform Building Code has not been applied. SEPA is reviewed with those building plans. The applicant will be required to comply prior to issuance of a building permit. Proposal complies. (8) In authorizing construction of a building under this section, the Planning Commission may impose such additional requirements and conditions with respect to location, adequate parking facilities, installation, construction, design, maintenance and operation and extent of open spaces as may be deemed necessary for the promotion of the public health, safety and welfare or for the protection of other properties in the district or vicinity; CONCLUSION: This clause allows the Planning Commission wide discretionary • Planning Commission Staff Report RECOMMENDATION: C Page 3 16 November 1978 powers in extending requirements for parking and /or open space. The pro- ject represents high utilization of the site. Requiring additional park- ing or open space may necessitate reduction of the building. (9) Parking shall be on the same property on which the building is located or contiguous thereto. Parking space must be provided at a rate of three and one- tenths cars per thousand feet of gross floor area or four cars per thousand feet of gross rentable floor area; CONCLUSION: The project complies with TMC 18.56 only if a Boundary Line Adjustment is complete. (10) Full compliance is made with all other provisions as set forth for the use district in which the building is to be located. CONCLUSION: The proposal complies with the use intent of TMC 18.32 C -M. District and the special height and yard requirements of TMC 18.60. Staff recommends that the Planning Commission approve the proposed development plans with the following conditions: 1. That the City of Tukwila receive written notification from the Doubletree Inn that they are cognizant of the proposed development and the fact that said development may impact their development plans for the Doubletree Lodge. 2. That a Boundary Line Adjustment (Shown in Exhibit 2) be completed for the parking lot expansion. 3. That the access at the northeast corner of the property on Strander be limited to right turns only; thus, requiring the construction of traffic control triangle by the applicant. 4. B.A.R. review of landscaping plan prior to issuance of occupancy permit. 5. Architectural screening of roof - mounted equipment, if any. 6. That the parking stall dimensions be redesigned to provide 9' by 20' parking stalls with an allowance for 10 percent compact stalls sized at 8' by 16'. 0 I 43 t t A-q EMI b • • et . 4' .. 22 1 et- . 4 . ' • 7.5 ••••—..e • ri .--t--.4. - 1 f j le',11'911, : ' ; 1 ' • . I -t:(L -4 '.. .‘ :.i ..Nie-.1.- • J.`, \ ;, 74. . i 0 f , •-. ‘11 -°" ‘.IW' 4*•••A i .... I **S.A.,'" A f,,,}, 4 .• 4 .... ; __.‘ y ■ , - 1 -, le'clpG o5... MW ••■.! I t . ' ... ki 4 .• 161t, I.., i i..... j. - 1) •3 -, I . ........, 1 ,,.. • )' ..- zr- \ ) .. .. t.,:::. _ .3.. ---. ii • I. , • • __,........._ .iN 1 --,- ', —l- 1 r-.7, , :;if:t: --.7 rr\I ' r • 7 ....S.., • L ' . i. 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I :_.. ... ___...., ' .1 • - . -; c I:: ':.\ s svi 2A1 %1 Q\ 1, 1,1 ° 1/4 (. .1 •••■-• co t CO 1 : _ j c icD ;6 :1 UL : ; • -If . • -• I: .. i !ft: • I • I. • • \--0201 • . • 111111111111=111•111L. &4- 2,usLf 4,1 kJV1 is • 1 ... ; ' . ; -'• .i. .iql'i .• • .., 04-:,-ailiT:A311144;4" -'1'.' , t r Al.:41 i 1."..--•-•••••:1,-...':***, , .= '. — , - 4 • +.4.- .• t , • ..•,;:,-.1.:.; ;:i,-,;,... 7 ...• ...,:ri.,7v-t F•;c. f 4. '-- • - ;...---- ..);J$7,4:. .',$.' • .........4.---- , *2- t ; • 4.,?it.w. • • . • ts" 1 Planning Commission Page 3 Minutes 16 November 1978 McCANN PROJECT #395 - LANDSCAPE PLAN Mr. Blaylock read the staff report and explained the displayed drawings. Mr. Ed Hunt of A1cCann Construction Company said they will comply with the stipu- lation in the staff report. MOTION BY MR. WELSH AND SECONDED BY MR. BOWEN TO APPROVE THE LANDSCAPE PLAN FOR McCANN PROJECT #395 WITH THE FOLLOWING CONDITION: MOTION CARRIED. McCANN PROJECT #410 - LANDSCAPE PLAN Mr. Blaylock explained a modification made on the plans by the Public Works Department that allowed a one -way, angled curb cut on Todd Boulevard. He read the staff report and explained the displayed drawing. Chairman Kirsop asked if the conditions mentioned in the staff's recommendation were acceptable to the owner. Mr. Ed Hunt said they were acceptable. MOTION BY MR. WELSH AND SECONDED BY MR. JAMES TO APPROVE THE LANDSCAPE PLAN FOR McCANN PROJECT #410 WITH THE FOLLOWING CONDITIONS: MOTION CARRIED. 1. TREES BORDERING ON OLYMPIC AVENUE AND TODD BOULEVARD BE PLANTED A MAXIMU?1 OF 30' APART ON CENTER. 1. TREES TO BORDER OLYMPIC AVENUE AND TODD BOULEVARD BE PLANTED A MAXIMUM OF 30' APART ON CENTER. 2. ACCEPTABLE LANDSCAPE TREATMENT OF ALL SITE AREA NOT COVERED BY BUILD- ING OR PARKING PER COMMISSION PROJECT APPROVAL OF 17 AUGUST 1978. SAID TREATMENT TO BE APPROVED BY PLANNING STAFF PRIOR TO ISSUANCE OF OCCU- PANCY PERMIT. UTHCENTER OFFICE BUILDING - DEVELOPMENT PLANS Mr. Blaylock read the staff report and explained the displayed drawings. Mr. Steve Koehler, developer, stated that he agreed with the staff's recommenda- tions except for: (1) the access at the northeast corner be limited to right had turns only and (2) the width and length of parking stalls. He explained that he is working with the Doubletree representatives to develop a common access entrance. They preferred the entrance allow left hand turns onto the site from Strander Boulevard and right hand turns only off the site onto Strander Boulevard. He also mentioned he felt it was more important to have a wider aisle than long parking stalls. There was a discussion regarding the width and length of parking stalls. s a Planning Commission lM Page 4 Minutes 16 November 1978 There was a discussion regarding whether or not to allow left -hand turns from Strander Boulevard onto the site. Mr. Tim Dubois of the Doubletree Inn said he felt it was unfair to require the stipulation of no left hand turns off of Strander Boulevard on this proposal since it was not required for any other properties located on Strander Boulevard. Mr. Koehler explained that he and the Doubletree Inn have an agreement regarding the property he is required to purchase if the proposal is approved. There was a discussion regarding the change to the plan submitted for the Double - tree Lodge Conditional Use Permit if the proposal is approved and the required property purchased. Mr. Richards felt the Conditional Use Permit would become void if the plans were changed. Mr. Dubois stated they would be willing to resubmit plans for the Con- ditional Use Permit. There was a discussion regarding the architectural treatment of the concrete mem- bers. Mr. Koehler said they will be treated with an earth tone (dove) gray paint and that the texture has not been defined. There was a discussion on the required width of landscape strips in a C -M zone. The proposed plans indicate 10 feet and the Tukwila Municipal Code requires 15 feet, (on both Strander Boulevard and Southcenter Parkway). Mr. Satterstrom mentioned that the proposed Doubletree Lodge was required to have a 15 -foot wide landscape strip as well as a 5 -foot sidewalk. MOTION BY MR RICHARDS AND SECONDED BY MR. WELSH TO APPROVE THE DEVELOPMENT PLANS FOR THE SOUTHCENTER OFFICE BUILDING WITH THE FOLLOWING CONDITIONS: 1. THAT THE CITY OF TUKWILA RECEIVE WRITTEN NOTIFICATION FROM THE DOUBLE - TREE INN THAT THEY ARE COGNIZANT OF THE PROPOSED DEVELOPMENT AND THE FACT THAT SAID DEVELOPMENT WILL IMPACT THEIR DEVELOPMENT PLANS FOR THE DOUBLETREE LODGE, SPECIFICALLY THAT THE SITE PLAN FOR THE CONDITIONAL USE PERMIT WILL BE VOID. 2. THAT A BOUNDARY LINE ADJUSTMENT (SHOWN IN EXHIBIT 2) BE COMPLETED FOR THE PARKING LOT EXPANSION. 3. THAT THE ACCESS AT THE NORTHEAST CORNER OF THE PROPERTY ON STRANDER BE LIMITED TO RIGHT TURNS ONLY: TAUS, REQUIRING THE CONSTRUCTION OF TRAFFIC CONTROL TRIANGLE BY THE APPLICANT. 4. B.A.R. REVIEW OF LANDSCAPING PLAN PRIOR TO ISSUANCE OF OCCUPANCY PERMIT. 5. ARCHITECTURAL SCREENING OF ROOF - MOUNTED EQUIPMENT,IF ANY. 6. THAT THE PARKING STALL DIMENSIONS BE REDESIGNED TO PROVIDE 9' BY 20' PARKING STALLS WITH AN ALLOWANCE FOR 10 PERCENT COMPACT STALLS SIZED AT 8' BY 16'. Planning Commission Page 5 Minutes 16 November 1978 7. ELIMINATE 10 PARKING STALLS AT NORTHEAST CORNER AT NORTHEAST EGRESS POINT. 8. A 15 -FOOT LANDSCAPING STRIP BE PROVIDED ALONG BOTH PUBLIC RIGHTS -OF -WAY. THE VOTE RESULTED IN MR. B0WEN AND MR. JAMES VOTING NO AND MR. RICHARDS AND MR. WELSH VOTING YES. CHAIRMAN KIRSOP VOTED YES. MOTION CARRIED. PARKWAY PLAZA BUILDING - LANDSCAPE PLAN Mr. Blaylock read the staff report and explained the displayed drawings. Mr. Satterstrom explained that two plans have been submitted for the proposal, the difference being the way in which the trees are arranged within the parking area. Mr. Blaylock explained that extra parking is proposed off -site. Mr. Richards said he felt the off -site parking should be included in the plans for review and, since it is not, the plans as submitted are incomplete. Mr. Robert Fehnel of the Jack Benaroya Company commented on the staff's findings and recommendation. He said they would like the Commissioners to reconsider the requirement of sidewalks on both sides of the main entrance road. The new plans submitted show only one on the north side of the main entrance road. He said he did not oppose the requirement for trees to be a minimum of 3" caliper, however, he said they preferred to use a variety of calipers. He said the tenant was opposed to the outside eating area due to littering. He said they would like the Commissioners to reconsider the width of the landscape strip. Mr. Richards mentioned the landscape strip should be 25 feet wide so it can be seen by someone looking outside from within the building. Mr. Richards stated his concerns regarding the proposed plans indicating only one sidewalk in the main entrance. Mr. Fehnel explained that after reconsideration they felt a single sidewalk and a wider landscape strip was better. Mr. Richards stated his concern with the size of the outside eating area. There was a discussion regarding the number of parking stalls proposed on each of the proposed plans. There was a discussion regarding bus service to the site. There was a discussion regarding installation of a traffic signal. Mr. Fehnel explained that he asked for one but there were not enough warrants to allow it. Mr. Blaylock explained that the State Highway Department requires 8 "warrants ", such as a certain amount of traffic on the street, volume of pedestrian traffic, etc., be met before they will authorize the installation of a traffic signal. .4 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 16 November 1978 8:00 P.M. AGENDA ITEM V U Southcenter Office Building /Development Plans The Stephen K. Koehler Company has submitted development plans for South- center Office Building located on the southeast corner of Southcenter Park- way and Strander Boulevard adjacent to the planned Doubletree Lodge. The five story office building was designed by Robert Billsbrough Price $ Associates, Architects. The site plans (SEE, Exhibit 1) call for a common entrance with the Double - tree Lodge for access onto Southcenter Parkway. The parking area provided consists of. 214 parking spaces, plus 5 handicapped parking spaces. The typical parking stall is 8 feet 6 inches wide by 18 feet in length with a 2 foot overhang into the landscaped area. The aisle width has been increased to 26 feet to offset the decreased stall width. An additional access is shown onto Strander at the northeast corner of the site. The development of the project requires the acquisition of additional land from the Doubletree Lodge. (SEE, Exhibit 2) The Doubletree Lodge presently has a variance from parking requirements for their proposed facilities, (which include a motel, free- standing restaurant, and future tower), which require a minimum of 500 parking spaces. The Doubletree Lodge has verbally informed the Planning Division that they may not build the free - standing restaurant. This reduces the required parking by 73 spaces to 427 spaces. Ninety (90) spaces will be lost with the shifting of boundaries. However, 55 spaces will be gained in the area from the elimination of the restaurant. The Doubletree Lodge can still meet the variance requirements with 465 possible parking spaces. The building facade will consist of solar bronze tint insulated glass windows on all but the first floor with clear plate glass on the main floor. The concrete members will be architecturally treated. (SEE, Exhibits 3 and 4) Since the proposed building exceeds the 35' limit of the C -M district, the height exception regulations of TMC 18.60.035 apply to the proposed develop- ment plans. The following is an analysis of the application of the exception criteria to the prcposed development: (1) Distance from the center of streets at the base of the building shall not be less than two - thirds of the building height; CONCLUSION: The building height is approximately 75 -feet. The build- ing is set back 125 feet from the centerline of Southcenter Parkway and 175 feet from the centerline of Strander Boulevard. Proposal complies. Planning Commission Page 2 Staff Report 16 November 1978 (2) Width of side and rear yards not fronting on streets shall be not less than two - thirds of the setback required from the center of the street or streets; CONCLUSION: The building is set back 74 feet from the eastern property line and 100 feet from the southern property line. Required setback would be 35 feet. Proposal complies. (3) Where a district in which a building is located requires greater setbacks or yard areas, these shall govern; CONCLUSION: Setbacks from public right -of -way are 50 feet in both TMC 18.32 and 1S.60. Rear and side yard requirements are greater in TMC 18.60. The proposal meets those maximum requirements. Proposal complies. (4) Above setbacks to be approved by the Planning Commission to insure adequate light and air for uses on adjacent property and may be adjusted where neces- sary by the Planning Commission; CONCLUSION: The location of the building on the lot insures that adequate light and air is provided for users of adjacent property. Proposal complies. (5) All plans are approved under the "Architectural Control" provisions of Sec- tion 18.32.040; CONCLUSION: The applicant has submitted site plans, typical floor plans and elevations for .the proposed building in accordance with Section 18.32.040. Landscape plans would have to be approved prior to occupancy. Proposal com- plies. (6) The use will not be unduly detrimental to adjacent and /or surrounding property; CONCLUSION: The evidence indicates that the project will not be unduly detri- mental to adjacent and /or surrounding properties. Traffic generation is the . only major concern, but it can be mitigated with.appropriate traffic control devices. Proposal complies. (7) Full compliance is made with all rules and regulations of any governing federal, state or county regulatory agencies which may have jurisdiction within the corporate limits of Tukwila; CONCLUSION: Since detailed building plans have not been submitted the Uniform Building Code has not been applied. SEPA is reviewed with those building plans. The applicant will be required to comply prior to issuance of a building permit. Proposal complies. (8) In authorizing construction of a building under this section, the Planning Commission may impose such additional requirements and conditions with respect to location, adequate parking facilities, installation, construction, design, maintenance and operation and extent of open spaces as may be deemed necessary for the promotion of the public health, safety and welfare or for the protection of other properties in the district'or vicinity; CONCLUSION: This clause allows the Planning Commission wide discretionary Planning Commission Page 3 Staff Report 16 November 1978 powers in extending requirements for parking and /or open space. The pro- ject represents high utilization of the site. Requiring additional park- ing or open space may necessitate reduction of the building. (9) Parking shall be on the same property on which the building is located or contiguous thereto. Parking space must be provided at a rate of three and one - tenths cars per thousand feet of gross floor area or four cars per thousand feet of gross rentable floor area; CONCLUSION: The project complies with TMC 18.56 only if a Boundary Line Adjustment is complete. (10) Full compliance is made with all other provisions as set forth for the use district in which the building is to be located. CONCLUSION: The proposal complies with the use intent of TMC 18.32 C -A1 District and the special height and yard requirements of TMC 18.60. REC01MENDATION: Staff recommends that the Planning Commission approve the proposed development plans with the following conditions: 1. That the City of Tukwila receive written notification from the Doubletree Inn that they are cognizant of the proposed development and the fact that said development may impact their development plans for the Doubletree Lodge. 2. That a Boundary Line Adjustment (Shown in Exhibit 2) be completed for the parking lot expansion. 3. That the access at the northeast corner of the property on Strander be limited to right turns only; thus, requiring the construction of traffic control triangle by the applicant. 4. B.A.R. review of landscaping plan prior to issuance of occupancy permit. 5. Architectural screening of roof - mounted equipment, if any. 6. That the parking stall dimensions be redesigned to provide 9' by 20' parking stalls with an allowance for 10 percent compact stalls sized at 8' by 16'. .1) • • • ••• • • I t4.04,j1••••:AA q 0 ( ;.' , cc ri ,i; )1(c31 V. 1.3tPro ■.:3 It -4. '..11 •M •1••■• : 1 . :10 - • 4.•;;;:t3 = • • ••■ • Li ' 1 ! . ;,.•• 4 • :% 1.f•r, e..% 41 • .: , '. - ...) (*till . . • • '3 ' :. . ,c , 1 '. 1 • , ii .....:) 1.-.11 !id i ad . ' -. .. :::} • .1) - V , 1“.i •'..ir . •• . .•• • • ,. 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(_.!: t • U, 0 ,, 6'V li k j C I . 1 0e:a t • - • ■ _ • 1 • • • ' . • • - • r I If • • • • • ■ ■ • • • • " 1 1 I 1 J. ....A _ • !i: : • 1 • 11 I ----• • . • . • • .. . . i ' i i • ; ': - i It . 1 , ; I • I 1 i 1 1 . 1 ! ! : 1 . . , .. 1 . - ; ., . __ L ...:._... rr• • . • . • .. • .' . • - . • • - . ; • ' ' .• • • 1 4•• . • 1 I I • .1 1 • 1 • ; ; f ! : I • / ;1 - _ _ . . •""'",.. I 1 1 1 I e• " • • 1 C. ....., 1 1 li r _ ,..T;c7/0 December 15, 1978 Mr. Roger J. Blaylock City Of Tukwila Planning Department 6230 Southcenter Boulevard Tukwila, Washington 98188 Re: Southcenter Office Building/ Development Plans C. STEPHEN K. KO EH LER COMPANY 10700 MERIDIAN AVE. N. SEATTLE, WASHINGTON 98133 Dear Mr. Blaylock: Confirming our discussions yesterday, please allow me to confirm my position with respect to a traffic control triangle at the northeast ingress /egress corner of our site. The traffic triangle shown on our submitted site plan would remain in effect (allowing only right turns), until such time as a fifth lane is installed on Strander Boulevard. If a fifth lane is installed, we would modify the traffic control triangle to prevent left turns egressing the site onto Strander Boulevard while allowing left turns into the site from Strander Boulevard. With a fifth lane and the ability to make left turns into the site, pressure on the light at Southcenter Parkway and Strander Boulevard will be slightly relieved. The only other concern I have is regarding the elimination of parking spaces at the northeast egress point of our site. After a good deal of consideration and thought, we have arrived with what we consider to be an excellent site plan. We have eliminated approximately 3.5 parking spaces at the northeast corner and we feel this is the optimum solution. We do not believe any added benefits would be derived by reducing the number of spaces further for the following reasons. 1. Each parking space provides a benefit to the project even though they are in excess of those required by ordinance. (206) 363 -8197 (': STEPHEN K. KOEHLER COMPANY Mr. Roger J. Blaylock Page Two December 15, 1978 2. We have had a very similar situation with an office building complex at Northgate. Attached please find a site plan for the Northgate Square Office Complex. There are two buildings totaling 150,000 square feet of office space and approximately 550 parking spaces. You will note that there are 90 parking spaces along the roadway to the north, leading to the very busy Northgate Way. In the four years that the first building has been built, and the one year that the second building has been completed, we have: A) Never had a tenant complaint about this situation; B) Never had an accident as a result of this situation; and C) Never witnessed any unsuitable entrapment of any parked car. At Southcenter the situation will be further eased: A) Because the.Doubletree will not have the same period of peak triffic as the office building will; and B) The egress is limited to right turns only, thus eliminating any traffic backups due to left turns. 3. Parking for the office building will be comprised of "monthly type parkers" that are more tolerant of these type situations. 4. The spaces in question are the least desireable due to their distance from the building. They are very useful for peak parking which occurs at mid- morning and mid- afternoon, but will not be fully utilized late in the afternoon when exiting will be most pronounced. 5. In almost all instances on the rare occasions when a parked vehicle is trying to leave, the drivers already in any possible que will be courteous enough to let the parked vehicle out. STEPHEN K. KOEHLER COMPANY Mr. Roger J. Blaylock Page Three December 15, 1978 Please give these comments your consideration. In my opinion, it would be an injustice to both of us to eliminate parking spaces needlessly. Ve y truly yours, Ste SKK /vj en K. Koehler Enclosure , STEPHEN K. KO EH LER COMPANY November 27, 1978 Roger J. Blaylock Assistant Planner City Of Tukwila 6230 Southcenter Boulevard Tukwila Washington 98067 Re: Southcenter Office Building Development Plans Dear Roger: Per our previous conversations, we hereby request to seek Planning Commission Approval for revisions to the Site Plan reviewed by the Planning Commission on November 16, 1978. It is requested that our project be placed on the Planning Commission Agenda for December 21, 1978. For this purpose, we attach the following: 1. Three Prints of our Revised Site Plan 2. Three Sets of Building Schematic Drawings Including: A. First Floor Plan B. Typical Floor Plan C. Core Plan D. Building Elevations 3. Three 8 1/2 x 14" copies of the Site Plan 4. Three 8 1/2 x 14" copies of Building Elevations It is my understanding that the Doubletree will be submitting a revised site plan for this meeting also, and this submission by Doubletree should clarify the matter of our purchasing additional property fxbm them. Should you have any questions regarding this information, please do not hesitate to call. Ve truly yours, /Ste hen K. Koehler SKK /vj Enclosures 10700 MERIDIAN AVE. N. SEATTLE, WASHINGTON 98133 (206) 363 -8197 STEPHEN K. KO EH LER COMPANY 10700 MERIDIAN AVE. N. SEATTLE, WASHINGTON 98133 November 6, 1978 City Of Tukwila Planning Department City Hall Tukwila, Washington 98067 Attn: Roger Blalock Dear Roger: Attached for your review is Plate 1 of the City of Seattle Parking Ordinance which shows parking area dimensions. Please note that 8' 6" x 19' parking stalls are allowed with a 90 parking angle if the aisle width is 25'. Our proposed Southcenter Office Building has 8' 6" x 20' stalls with 25 or 26' aisle widths. Please do not hesitate to call should you have any questions. Ve truly yours, SKK /vj Enclosure en K. Koehler RECEIVED O.C.D. cnY OF TUKWILA W 7 1978 (206) 363 -8197 1 STEPHEN K. KOEHLER COMPANY November 3, 1978 City of Tukwila Department of Planning City Hall Tukwila, Washington Gentlemen: 10700 MERIDIAN AVE. N. SEATTLE, WASHINGTON 9B133 Attached herewith for your review and approval are the below listed documents relative to the Southcenter Office Building, a five -story development as designed by Robert Billsbrough Price & Associates, Architects. The building is located on the southeast corner of Southcenter Parkway and Strander Boulevard, adjacent to the planned Doubletree Lodge. 1. Three sets of Schematic Drawings including: A. Site Plan B. First Floor Plan C. Typical Floor Plan D. Core Plan E. Building Elevation 2. Three 8 1/2" x 14" copies of our Site Plan (206) 363 -B197 3. Three reduced copies of a Composite Site Plan for our proposed project as well as the Doubletree Lodge, showing a common entrance on Southcenter Parkway. 4. One full sized print of the Composite Site Plan mentioned in item #3 above. 5. Three 8 1/2" x 14" copies of the North and South Elevation of the Building. We shall provide for you no later than Wednesday, November 8, 1978, the following additional information per your request. 1. Three 8 1/2" x 14" copies of the East and West Building Elevations. 2. A letter from Doubletree, Inc. indicating that no freestanding buildings shall be placed on their property should we elect to purchase the additional property shown on our Site Plan. STEPHEN K. KOEHLER COMPANY City of Tukwila Department of Planning Page 2 November 3, 1978 Should you have any questions regarding this information, please do not hesitate to call. Very truly yours, /Step en K. Koehler SKK /vj Enclosures PLATE I 30° : B PARKING 'STALL . `4DTH I 6,0* 8,0* 1 35 8.5 0 1 8,0*1 13,0* ! 8.5 14.5 1 5 5. O 5 20 12.0 D STALL 1 AISLE WIDTH DEPTH j 1 WAY 2 WAY :TRAFFIC TRAFFIC ,• 20.0 E CURB LENGTH. PER CAR - C --)0-9243-Rt-- OF Comm VZC— 'telki 2t 17. oF GSOA."- 17A-Ca-t..N F (1) 4 • • . AIM' WIDTH 1 WAY I 2 WAY TRAFFIC TRAFFIC 20.0* 28,0** 23.0 29.0 ' tiAtiki (16 • .•. • • D C F ;• I , .., • : _ , ;.',..• !:. t • -- .,,,1* , ,.'.- i :- • : ,.. IPARKIlla STALL . StALL• AISLE"WIDTH '-:,1';:(ukti 1 lirstt WIDTFI • ANGLE .. WIDTH iDPIll I• 1 WAY I 2 WAY .!..; LENCIli ; . 1 WAY • 2 WAY - ' -: .' _ -'...''''',-. .. • 'TRAFFIC .TRAFFIC .'. PER CAR TRAFFIC TRAFFI • : . •:: '' ' .• ''' 8.0* - 17.8 1 • , , • 8.5* 550** 555* - 8.5. 20.8 I 19.5 20.0 ''.-:. 9.0 I 1171T 6 . • . 70° , : ;!., 9.ci 23.01•:. ' 19.0 20.0.,•:•••! :::' 96 . 61.0 '''', .62...0 -•-••••;.::::.' ' '1•18.5' .• . 20.0 ::10.1. 60..9 . .... 62„4 t....:.y:',...."..r:•.;10 -21.2. 18.0 - ... 20.0. -...".: '10:6.: 60.4 62.4 8'.'d*:;::: •"-':'..-• -,' :"' ' . ` - :''' ', ..• :•-• Ezr- * 57' 3 ,..:7-1,••`:•• <....;•• ..1::.•L .,.!: *' : ;--... • .r:.. •....,...!,.‘--• -.••-,. ..-; i f' '• .;,:. ,.,' ••••- ' • -•'• 6 - 64 1 •:::t' 8 ' 5 - '''••';•" • 20 - " - 24'::: . 21:0 24 0 8 6 63 4 64 4 80 0 9 0 20.3 22 ' I •• .. 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