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Home My WebLink AboutPermit L95-0068 - NIELSEN FARMS - DESIGN REVIEWL95 -0068 NEILSEN FARM 15031 GRADY WY (EXPIRED) DESIGN REVIEW A PLt cotr tevAi PAC4A 4PREO _ ed968 0651,f/ tf, rioo • I, A F F I D A V I T O Notice of Public D Notice of Public D Board of Packet D Board of Packet Hearing Meeting Adjustment Agenda Appeals Agenda O F D I S T R I B U T I O N hereby declare that: D Planning Commission Agenda Packet D Short Subdivision Agenda Packet Notice of Application for Shoreline Management Permit D Shoreline Management Permit 0 Determination of Non - significance D Mitigated Determination of Nonsignificance []Determination of Significance and Scoping Notice llNotice of Action 0 Official Notice D Other Other • was mailed to each of the following addresses on 21/4 G►,(n 1)0 v t Y, v " 'i i b Ft''-4"`1 61A)t4 (4-*) V- C(e*k_ wicuor Name of Project Me.i-soki Signature File Number L"l S r 0010 9 I}, • #242304 -9034 Stuart McLeod 213 Lake Street South Kirkland, WA 98033 #242304 -9027 BNRR Property Tax Dept #777 Main Street, #1206 Ft Worth, TX 76102 #242304 -9100 Eva Miller 738 Mayfield Avenue Stanford, CA 94305. #295490 -0430 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 #245490 -0460 Horizon Hotel c/o Marvin F. Poer & Co. 500 108th Avenue N.E., #780 Bellevue, "WA 98004 #242304 -9028 BNRR Property Tax Dept 11777 Main Street, #1206 Ft Worth, TX 76102 #242304 -9032 Union Pacific Corp. P.O. Box 2500 Broomfield, CO 80020 #242304 -9106 Manufacturer's Mineral Co. 1215 Monster Road S.W. Renton, WA 98055 #295490 -0450 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 #295490 -0421 Duane Western 26252 142nd Avenue S.E. Kent, WA 98042 11242304 -9118 BNRR Property Tax Dept #777 Main Street, #1206 Ft Worth, TX 76102 #242304 -9037 Schober Inc. 1400 Monster Road S.W. Renton, WA 98055 #242304 -9075 Manufacturer's Mineral Co. 1215 Monster Road S.W. Renton, WA 98055 #245490 -0445 State Farm Mutual Auto Insurance One State Farm Plaza Att: Corporate Tax Department Bloomington, IL 61710 M.517 NOTICE OF APPLICATION FOR SHORELINE MANAGEMENT SUBSTANTIAL DEVELOPMENT PERMIT ACTIVITY #: L95 -0069 NOTICE IS HEREBY GIVEN that iia_, an application for . a�;i ORE LINE. 'E IJI3C T�I?N1"IAL GEVELOPNENT in Tuf-.:wi 1a,`,rf'`ing Cci,uuty, Wa:hingtors Thr-. .01;aici development ':is: pi opo ec:: to be within 2OO :.f4et 'o.f th,l' & r'el?<rl "> R i ver..'DUwan i ,h': a!lli:%C . i t:. a:. sot_'i a'`s . Anti per:on�rde_ ir`ir�q to e >. :, .. -e .. ..fl i y `,�''iew_ lilt to ,be..'t . t i ied O, t'i'on Of t'ti r a �. taken on t;h;i: pplyica;t, . ,h'Cu1.1 r1 ui ty i ' DEPARTMENfOar COMMUMIT, DEJELfP1ENT 'PLANNIN i . D' I VIaIO , C IT O F T UKWIL' , A writing 'i s� rteTest,w i th ' :n r t t'i t;v) i2v_ ..pt the final date of 6 ?41 a"UTI CNTERL ULEJARC. Si ITE 11 . TCkbI_ +A;WASHI 4GT _ N 9«1 Lu.. .: n ' t `; N ` • pub l cat i on�f this notice °.wh..i,ch i's. Feb \0 2' -4.,99:6•:,- .. Written coMMen t . nrus t be received by Feb 3' \* 'r+ Published in : 2nd Publication: Sea Distribution: C i tv Clerk. I Maytip`:,Ai ace:n.t='Pr "oper't :r Owners, Department of Ecology, Property Owner, File • A F F I D A V I T I, �y1 \)IA. nJJCM,s -i-o 0 Notice of Public Hearing D Notice of Public Meeting 0 Board of Packet O Board of Packet Adjustment Agenda Appeals Agenda Planning Commission Agenda Packet O F D I S T R I B U T I O N hereby declare that: O Short Subdivision Agenda Packet VNotice of Application for Shoreline Management Permit 0 Shoreline Management Permit 0 Determination of Non - significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice 0 Notice of Action 0 Official Notice Other Other was d to each of the following addresses Fj�X�7 'T,j Nl ES LI(4 -:as Z QrY) Name of Project t LSE ' mziv S File Number ;LR : ;D CD1oc1 on 3 n . 2� 19* August 5, 1996 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Thomas M. Lee O'Keefe LLC 7900 SE 28th Street #400 Mercer Island, WA 98040 RE: Nielsen Site Hotel and Warehouse Proposal L95 -0068 (Design Review) L95 -0069 (Shoreline. Permit) E95 -0036 (Environmental Review) Dear Mr. Lee: This is to follow up on my letter of July 22, 1996,•informing,you of a pending expiration date of the above referenced application. This is to inform you that the above referenced applications have now expired. If you wish to proceed with the project, you will be required to submit a new application, fees and comply with current regulations. If you wish to appeal this determination you must do so in writing no later than 5:00 P.M., August 19, 1996. If you have any questions on this action or on appeal procedures, you can contact John Jimerson at 431 -3663. Sincerely, eve Lancaster DCD Director cc: Edi Linardic, LDG Architects SL:JJ C:\sepa12nieexp.doc Ot 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 July 22, 1996 Th City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster; Director Thomas M. Lee O'Keefe LLC 7900 SE 28th Street #400 Mercer Island, WA 98040 RE: Nielsen Site Hotel and Warehouse Proposal L95-0066 (Design Review) L95-0069 (Shoreline Permit) E95-0036 (Environmental Review) Dear Mr. Lee: As you know, the above referenced applications were submitted for approval last December. In January we sent Edi Linardic, acting as the applicant for your project, a letter which identified several items that needed to be submitted or addressed before the project could be advanced. Two subsequent letters, one in February and one in March, were sent requesting that you clarify the disposition of the application. .1 ,. It has been almost six months since the original letter was mailed and we still have not received response to any of the three letters. The purpose of this letter is to inform you that if we do not receive the items identified in the January 26, 1996, letter by August 4, 1996, all of the above referenced applications will expire and become void. If you wish to keep the process moving, then you need to provide the requested information by August 2nd. I understand that Homestead Village is no longer pursuing that site. If this results in significant changes to the project, a new application will be required. Don't hesitate to call John Jimerson at 431-3670 if you have any questions. Steve Lancaster DCD Director cc: Edi Linardic, LDG Architects SL:JJ CAsepa\nieexp.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 • • City of .Tuktvila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director March 13, 1996 Edi Linardic LDG ARCHITECTS 1319 Dexter Avenue N #260 Seattle, WA 98109 RE: Nielsen Farms L95-0069 Dear Ed: This letter is to follow up on my previous letters to you. As you know, March 8 (last Friday) was a deadline for the Nielsen Farms resubmittal to maintain a place on the April agenda. Because we have not received the revisions, the project has been removed from that agenda. As such time we receive the revisions, we will schedule the project for the next BAR meeting for which we are still accepting applications. Again, if the project is going to be canceled, I would appreciate a letter requesting withdrawal of the applications so that I may close out the files. If you have any questions, don't hesitate to call me at 431-3663. Sincerely, / oh Jimerson / Ass ciate Planner cc: Tom O'Keefe 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director February 22, 1996 Edi Linardic LDG ARCHITECTS 1319 Dexter Avenue N #260 Seattle, WA 98109 RE: Nielsen Farms 195- 0068`;.' L95 -0069 Dear Ed: M This letter.is to follow up on my previous letter to you and our subsequent conversations. As you know, we have passed the February 16th deadline in which we needed to receive your revisions to maintain the scheduled March 28th agenda. Since we did not receive any revisions, the project has been removed from that agenda. We have tentatively re- scheduled the project to go before the BAR on April 25. To maintain this schedule, you need to submit the items listed in the previous letter no later than March 8, 1996. As I understand it, Homestead Village has pulled out of the. project. If that causes the project to change substantially from what we have already reviewed, then the revisions will have to be . submitted no later than March 8 to make the April 25 BAR. Significant changes to the project will also require an amended SEPA checklist and revised traffic analysis. These would also need to be provided by the March 8 deadline. If Homestead Village's withdrawal is resulting in cancellation of the project, I would appreciate a letter requesting withdrawal of the applications so that I may close out the files. If you have any questions on these comments or would like to meet to discuss them, don't hesitate to call me at 431 -3663. Sincerely, ohn +imerson .Ass • fate Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z mow: JU U O; :N G 1. .cnW.} wo 2 mai w w w; � p OtA ;off ,w LU H pi i zii U N'� O �z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director February 9, 1996 Historic Preservation Program College of Architecture and Urban Planning University of Washington Seattle, Washington 98195 We have a site in the City of Tukwila that has been determined to be historically significant. It will not be preserved or rehabilitated, as it is 'compromised,' in the words of the state. But they did recommend that it be documented. The site is being proposed for redevelopment at this time. We will be recommending to the developer, under the provisions of the State Environmental Policy Act, that he proceed with documentation. The site is a farmstead on the Green River that was the home of one of the founding families in Tukwila. It was also a significant site to the community and region. It was the location of his dairy farm and a regional park that he developed; Maple Grove Park. It was adjacent to one of the stops on the historic Interurban Railroad. The original farmhouse and dairy barn still exist, and the barn has been determined to be historically significant for its structure. We would like to know if the documentation and design of this site incorporating historic references would be of interest as a studio topic. We have not approached the owner or developer with the idea. We would have to get permission to go on site from them, and we would have to proceed with the understanding that the project would not be directly linked in any way with the actual redevelopment at this point in time. Please give me a call at 431 -3661 if you are interested in discussing this further. I have asked Hans to deliver a packet of information on the site to you. Sincerely, ; 2 _ Diana Painter Associate Planner cc John Jimerson 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 i #242304-9034 Stuart McLeod I 213 Lake Street South Kirkland, WA 98033 #242304-9027 BNRR Property Tax Dept #777 Main Street, #1206 Ft Worth, TX 76102 #242304-9100 Eva Miller 738 Mayfield Avenue Stanford, CA 94305 #295490-0430 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 #245490-0460 Horizon Hotel c/o Marvin F. Poer & Co. 500 108th Avenue N.E., #780 Bellevue, WA 98004 • #242304-9028 BNRR Property Tax Dept #777 Main Street, #1206 • Ft Worth, TX 76102 #242304-9032 Union Pacific Corp. P.O. Box 2500 Broomfield, CO 80020 #242304-9106 Manufacturer's Mineral Co. 1215 Monster Road S.W. Renton, WA 98055 #295490-0450 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 #295490-0421 Duane Western 26252 142nd Avenue S.E. Kent, WA 98042 ("1 #242304-9118 BNRR Property Tax Dept #777 Main Street, #1206 Ft Worth, TX 76102 #242304-9037 Schober Inc. 1400 Monster Road S.W. Renton, WA 98055 #242304-9075 Manufacturer's Mineral Co. 1215 Monster Road S.W. Renton, WA 98055 #245490-0445 State Farm Mutual Auto Insurance One State Farm Plaza Att: Corporate Tax Department Bloomington, IL 61710 M.517 #242304-9034 Stuart McLeod 213 Lake Street South Kirkland, WA 98033 #242304-9027 BNRR Property Tax Dept #777 Main Street, #1206 Ft Worth, TX 76102 #242304-9100 Eva Miller 738 Mayfield Avenue Stanford, CA 94305 #295490-0430 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 (4245490-0460 Horizon Hotel • c/o Marvin F. Poer & Co. 500 108th Avenue N.E., #780 Bellevue;WA 98004 (") #242304-9028 BNRR Property Tax Dept #777 Main Street, #1206 Ft Worth, TX 76102 #242304-9032 Union Pacific Corp. P.O. Box 2500 Broomfield, CO 80020 #242304-9106 Manufacturer's Mineral Co. 1215 Monster Road S.W. Renton, WA 98055 #295490-0450 City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 • #295490-0421 Duane Western 26252 142nd Avenue S.E. Kent, WA 98042 • • • . i• • • •' emomerera *v..** n #242304-9118 BNRR Property Tax Dept #777 Main Street, #1206 Ft Worth, TX 76102 #242304-9037 Schober Inc. 1400 Monster Road S.W. Renton, WA 98055 #242304-9075 Manufacturer's Mineral Co. 1215 Monster Road S.W. Renton, WA 98055 #245490-0445 State Farm Mutual Auto Insurance One State Farm Plaza Att: Corporate Tax Department Bloomington, IL 61710 M.517 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director January 26, 1996 Edi Linardic LDG ARCHITECTS 1319 Dexter Avenue N #260 Seattle, WA 98109 RE: Nelsen Farms L95 -0068 L95 -0069 Z:: a D J o. CO o! ' ':J) w J rn w, w O, g _a co D Dear Edi: lc w`. a 3. P This letter is to document the items that we discussed this 1._.0 morning. As we discussed, in order to keep on schedule for the z I-. w wi March 28th BAR meeting, we need to receive the revisions no later 'Jim than February 16th. Your suggestion to provide sketches of proposed D °' design solutions to the buildings is .a good one, and I will be !o --' happy to work with you on achieving a design that meets the BAR w ~` w, criteria. _I-- U W ~ Additional Submittal Requirements z i- 1. On the hotel, show all four building elevations. -- I' z 2. On the warehouse, show all four building elevations. Use a more workable scale. Each wall should take up the majority of the width of the page. 3. On both buildings, call out materials and provide color scheme. Provide appropriate dimensions. 4. Provide colored elevations for both buildings. 5.. Provide the number of compact parking spaces on each lot (30% max), and identify their location on the plan. 6. Provide 2 cross sections from (and including) Grady Way to the river which cuts through the warehouse. Provide a third cross section which cuts through the hotel. The purpose of this cross section is to identify the visibility of the buildings from Grady Way and I -405. 7. Identify maintenance path and show paving material. This path should also double for an on -site amenity for guests. 8. Label Puget Power tower as such on site plan. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (2061431 -.3670 • Fly- 0061 4.3 1-q66C H. Where possible and appropriate, significant existing trees should be incorporated into the site plan. Warehouse 22. The warehouse is of particular concern given proximity to major highway interchange, Green River, Green River Trail and Fort Dent Business Park. High quality design should be provided. In particular, the building doesn't meet criteria 18.60.050 which states that monotony of design should be avoided. The building provides virtually no modulation, little in the way or architectural detailing, has a lack of variety in materials (and presumably colors), lacks texture or other means of providing visual interest. Treatment of the loading docks is of significant concern. Service and loading areas should be screened from view per 18.60.050(1)(B) and 18.60.050(3)(F). The loading areas on the north and south elevations are highly visible from the development in Fort Dent Business Park and the•proposed hotel set a reasonably high standard for the vicinity. Significant improvement is seen to be necessary in order to meet the BAR criteria. Site /Landscaping /Misc. 23. To the extent possible, the transformer should be screened by ,. vegetation. In addition to the BAR and Shoreline review, the SEPA review is still in progress. I have just received Public Works review on the SEPA checklist and will soon provide you with the status of the SEPA review. If you have any questions on these comments or would like to meet to discuss them, don't hesitate to call me at 431 -3663. Sincerely, Bohn J Gerson ,Assoc?ylate Planner BAR DESIGN ISSUES The site enjoys exceptional prominence and is adjacent to Ft. Dent Business Park which has been developed with a high standard of design. The level of design of this project should meet the level established in Ft. Dent. Hotel 21. The hotel design is subject to the guidelines contained in TMC 18.60.053. The following comments are based on those guidelines. A. The City is constructing a, segment of the Green River Trail along the site frontage (Grady Way and Interurban). Safe, attractive and comfortable pedestrian linkages between the hotel and the trail should be provided for on the site /landscape plan. You can contact Joanna Spencer in Public Works for obtaining details in the design and location of the trail. • B. The entry into the hotel site .needs to provide a high quality visual focus. This can be accomplished through a combination of building design, landscaping, paving materials in the driveway, accessory entry structures etc. Whatever approach is taken, the entry should provide one with an initial sense of high quality development at the entrance. C. The tower does not seem to be architecturally integrated with the building. It appears to be added on in a manner that doesn't quite fit with the building. Revisions to the tower should integrate the two as well as address the need for a quality entrance. D. The roof acts as a dominant feature. Ways of breaking up the monotony of the roof, including varying the roof line, should be explored. E. The proportions of the portico's result in those elements acting as weak features, especially on the wider elevations (east and west). Changes in the proportions can strengthen their prominence. F. Opportunity should be taken for use of the river as an amenity. A trail is shown leading to the trail. Provide other facilities for guests to enjoy the river such as benches and appropriate landscaping. G. The landscape plan and building design are in conflict. The building plan• shows exterior doors for each unit around the perimeter. These doors exit into planting areas rather than sidewalks. 9. Identify use /facilities /improvements in the hotel courtyard on the floor plan. 10. Dimension depth of all banks of parking spaces, and show . typical widths of the parking spaces. 11. For the warehouse, show rooftop equipment location and method of screening. 12. For hotel, show locations of outdoor mechanical equipment and method of screening. 13. Show limits of grading and limits of clearing on.the site and provide existing and proposed contours at north side of site. 14. Show the various shoreline environment lines on the landscape plans. 15. Show location of trees and identify which are to be removed and which are to be maintained. Development Standards Not Met 16. On the hotel site, a minimum five feet of landscaping along the east property line is required. 17. On the warehouse site, a minimum five feet of landscaping along the east and west property lines is required. 18. Technically the warehouse building meets the parking requirement, that is, assuming that the entire building is warehouse. Realistic estimates of office needs must be made (and floor plan provided), and parking. must be provided accordingly. 19. Some of the compacts are shown as 14 feet•deep. Required minimum depth for compact spaces is 15 feet. Shoreline Regulations . 20. Per 18.44.140(1)(B) and 2(C) TMC, parking /loading areas must be screened from view from the river. For the hotel, it is• not clear that the parking will be adequately screened. For the warehouse, although over time the photinias may grow to the required six foot height, berming north of the parking /loading docks and planting of large stature deciduous trees should be considered to provide additional buffering.': To maximize effectiveness, the berm should be as wide `as possible without disturbing the river bank. It should also provide a natural transition of grade and vegetation to the undisturbed land to the north. • • A ' DEC 07 '95 03: 30PM TUVWILA DCD /PW P.5 BOARD OF ARC. 'EC ORAL REVIEW DESIGN REVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF OOMMUNITY DEVELOPMENT 8300 Southoenter Boulevard, Tukwila, .WA • 98188 Telephone: (208) 431 -3680 FOR STAFF USE ONLY Planner: Tile Number: t ti r-ctvbS • Cross-Reference Piles: . Receipt Number: ....■■11■0•••• 1, BRIEFLY DESCRIBE YOUR PROPOSAL: Construction of new warehouse (145,000 sf) and 148 unit two story hotel. 2,.. PROJECT LOCATION: (Give street address or if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) Corner of S.W. Grady and Interurban Ave. S. 0 :Quarter: SW Section: 24 Township: 23' ' Range: 4E (This information may be found on your tax statement) 3. APPLICANT:''' Name: Edi'Linardic LDG /architects Address: 1319 Dexter Ave suite 260, Seattle, WA 98109 phone: 283 -4764 Signature: Date: 12 -15 -95 The applicant is the person whore the staff will contact regarding the application, and to vi or all notices and reports shall. be seni•; unless otherwise stipulated by applicant. 4. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP see attachement Q1CL -L-" L ? C t Address: -7'100 2...b714 � ST: Vvt . ,i s �}(J WA 90O40 Phone: . • 23(Q I /WE,[signature(s)] �.il.. �// . swear that I /we ar the owner(s) or ontract purchaser(s) of the property involved , , in this application and that the foregoing.statements and answers contained in this application are true and correct to the ' • • ' best of my /our knowledge and belief. Date: l2 /.1 s CITY OF TUKWILA DEC 1 5 1995 PERMIT CENTER • 0z 00 rn co ut 0 w=. J ~; LL; w O u- Q` = d! �w z�. z °: U ;0 CS. w W. H V; w z' UN F- _0 O 1- z • • M • • . • • • . BC' 737 an5taw DESIGN REVIEW APPLTION • . •■•■■111•11•1•11111111•1■11061wall■, ■11, P.6 • Page 2 CRITERIA • The following criteria will be used by the BAR in its decision-making on your proposed project. Please carefully review the criteria, respond to each criterion (if appropriate), and describe how • your plans and elevations meet the criteria. If the space provided for response is insufficient, attach additional response to this form. . - 1. .RELATIONSHIP OF STRUCTURE TO SITE A. The site should .be planned to accomplish a desirable transition with the streetscape and•to . . provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual iinfiabt 011arge paved areas. • C. The height and scale of each building should be considered in relation to it site. • RESPONSE: The proposed project will be buffered from the street by a minimum 15' as re uired b zohin codes. The shoreline area is presently well vegetated, and new landscaping will be Provided between the bank and proposed parklrip. The building heights —va from 28' for the • ro • osed hotel, and 35' for the proposed warehouse. The proposed arkin and servicelareas are well screened as de • icted in our enclosed landscaping • 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A.- • Harmony in texture, lines, and masses is encouraged. ' B. Appropriate landscape transition to adjoining properties should be provided. . . C. public buildings and structures should be consistent with the established neighborhood - . • '....dhaiacter. • • D. Compitibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on-site vehicular circulation with street circulation should be encouraged. RESPONSE:. . . . The proposed buildings are similar in finish texture and scale to adjacent projecta. Pro sed landscaping will hel soften the two proposed buildings from each other, and will enhance the projectis a whole. Vehicular access to both the hotel and the warehouse are • • via a sin ular tivate drivewa from Interurban Ave S. The proposed hotel's private cult cut.. • iII help to separate the truck traffic generated by the warehouse. B`DEC 07.' 95 63 31PM TUKWILA DG157.Fsl'.EW DESIGN REVIEW .APP TATION P.7 . .... Page 3 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to.beauty and utility of a development, they should be recognized and preserved and enhanced. " B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. . . C. Landscape treatment should enhance architectural features, strengthen vistas and important • .axis, and provide shade... . D. In Iocations where plants will be susceptible to injury by pedestrian or motor traffic, ....mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. • F. • •• Screening of service yards, and other places which tend to be unsightly, should be accom- , plished by, use of walls, fencing, planting or, combinations of these. Screening should be effective in winter and summer. , , ; . G. in areas where general planting will not prosper, other materials such as fences; walls, and w 0 J _: pavings of wood, brick, stone, or gravel may be used. •. x w . H. Exterior Iighting, when used, should enhance the`building design and the adjoining land- z �; scape. Lighting standards and fixtures should be of a design and size compatible with the . ' '_ 0.: •• ""building and adjacent area. Lighting should be shielded, and restrained in design. Excessive: , tu u` brightness and- brilliant.. colors should be avoided. 2 0 :0Yi. • RESPONSE: The proposed site is .generally flat. Concrete .walkways will be provided for both the • : ° i. Au iii hotel and the warehouse._allowing for an easy transition between. the. parking areas and the , .. 1- �, buildings. Both parking,areas will be sufficiently landscaped as to screen-vehicles, 0 reduce bulk of parking areas, and provide a visually pleasing transition between the parking .0 _ . areas and the proposed buildings. The proposed landscaping adjacent to the existing • • .. z ved'etation alone the Green River will provide additional screenln� between the river bank • . and the • ro • osed • ro ect. All dum • ster and service areas.will be sufficiently screened as to minimize visual impacts. The exterior. lighting 'provided for'the proposed proJeot will be shielded es to prevent env light spillover to adjacent properties........ . 4.... BUILDING. DESIGN • A. Architectural style is not restricted, evaluation of a project should be based on quality of its .. design and relationship to surroundings. B. • Buildings should be to appropriate scale and be in harmony with permanent neighboring r_ developments. ,E�„ ,•1,� . CITY OF TUKWILA► DEC 1 5 1995 PERMIT CENTER • .DtbdAEW • - • DESIGN REVIEW APFMATION P.8 ' Page 4 C. Building components - such-as windows, doors, eaves, and parapets 7 should have good proportions and relationship to one another. Building components and ancillary parts shall! be consistent with anticipated life of the structure. D. .Colors should be harmonious, with bright Or.brilliartt colors used only for accent. E. -Mechanical equipment or other utility hardware on roof, ground or buildings should be • screened from view. . , • . F. Exterior lighting should be part Of the architectural concept.. Fixtures, standardsand . . . . • .exp.osed accessories should be:h'armoniou.1 with building design. • • G. Monotony of design, in single' Or multiple buildings projects Should be avoided. Variety of detail, form, and siting should be used to provide visual interest. RESPONSE: The proposed two story hotel and'warehouse Will share similar appearances in color and finish (not unlike adjacent developments to the north. Both base building aggEL,apInglgreyy/th accent colors in the bright bluelones. . 1J .11••••••• 5. —MISCELLANEOUS STRUCTURES AND STREET FURNITURE A,: _Miscellaneous structures and Street furniture should be designed to be part of the architec- tural concept of design and landscape. Materials should be Compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. . RESPONSE: Not applicable.. • . • , r • • 'Air•Ve'L.0.4.ila.curr•-w • , • I. r • .; CITY OF TUKWILA DEC 1 5 1995 PERMIT CENTER: . • BOCC i 9grti rikWILA ccp/.P.piw P.9 DESIGN REVIEW AIM ATION , Page 5 :INTERURBAN SPECIAL REVIEW DISTRICT • The following six criteria are used iri the special review of the Interurban area in order to manage the development of this area, to upgrade its geheral appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Creen River and nearby recreatiOnarfacilities, to-encourage development of more people- .• oriented use, and to provide for development incentives that will help. to spur. growth. Please . ...--describe how your proposed development relates to the goals for this District, Use additional' response space, if necessary. 1, The.proposed development'clesign should be sensitive to the natural arnenities of the area. The existing■i_wetation along the riverbank currently helps stabilize the bank itself, and . ...,1 . • provides a natural barrier between our proposed and the river. Additional landscaping • will add to the natural bea of the Green River.,:and will act as.an.Increased barrier to the natural • • 2. , 'Treg.POIAlscelsctlieloPigehnet ruvse s an demonstrate due regard for the use and enjoyment of public recreational areas and facilities. The hotel has recreational areas incorporated within it's design, and the proposed.Warehouse will 'proVide areas for outside activities for it's.employees. : 3. The troposed development should provide 'for safe and convenient on-site pedestrian circulation. Both the hotel and the arehouse Provide adequate concrete walkways forsafe pedestrian • . ' access to both parking areas and buildings. 0 • • The proposed property use shouldbe compatible with neighboring uses and complementary to the district in which it is located. Both the hotel and the warehouse are conforming uses to the zone, and architecturally very similar in size and a pearance to adjacent neighborhood uses. , 5. The proposed development shOuld seek to minimize significant adverse environmental impacts. Because the proposed prolect does not intend to disturb the adrAnj vegetation along the, riverbank there should be no environmental im acts or concerns. 6.. The proposed development should demonstrate due regard for significant historical features. ih.the area. Not applicable. RED " -CITY.OF TUKWILA' DEC 1 5 1995 PERMIT CENTER 0 D a 0 0 1 —'11 STANDARD STANDARD B STANDARD STANDARD 1IIL.!J,.I. 1 STANDARD r 11 11 STANDARD ACCUSE. I,M. IP .•...r, - / STANDARD ST DARD 7411,22: INC 146; ....ap :M.111611 0..417"-61 IN .1. :NW :: Mk Iwo; : ii.rrm NMI% ofig !Ill.,: :.1. N,= *). •.r.4 . a • r..1 ..• 99.1411 WI. r T.1.g v •,] 9. rIl! = ...r• 4-3.. W.V.191.141W1.111 STANDARD STANDARD 11 II_ NM 11 STANDARD • STANDARD 11 11 — ST OARD — 1 STANDARD 11 A 1'1 sr DART, STANDARD AEC.S.VE • 1=1 STANDARD '„,Ap ...• 111111111( I STANDARD rnon n • STANDARD STANDARD STANDARD STANDARD ACCESSOLE STANDARD IIIM ria,0:. imp WM vol3 ntLiiilltIc% ic mputi ;171141.1$ ift.cl% r.r.T1P nrCTIVATI71c II B r.n.. ...4r. - MAN AM, STANDARD 1 • _ . gip Tuff 1...ri i'n•S lc A It cfning i C..] lc ! tier—Int B • Br 'pli i Ing MB • . MR, .. MB, ....:" 'es: .s.:3 "I C.,45 :" 110, 11•0 "': STANDARD V — 111 ACCESSIBLE STANDARD SI DARO STANDARD STANDARD STANDARD ST DARD I SI V B I — 1'1 • , ... III • — — .PROEOSED_HOTEL_k_WAREHOUnE DEVELOPED DY: O'KEEFE_DEVELOPMENT Authorized Agont 01 Tow. & Small. Inc. ■ _ • • • - _ • - - • • • • --- Tacna SMITA ARCHITECTS I 4 WFt,rn -e OH Pn -Henn, r. 9110 :.;.4149/419 4 4. 0 FAX Job No. 95_1890 _Polo Sheet No. A--3 nit Con. 1•0•1•17 ONO e••••••• 104.04 • IMO.4 PO. WV Me -YU OR %OW CATON Or •14.4{ tICOL•ONTS ••••014 0•111.1 IOW •nt YOOIST 50/.1. •••■•.T 06 “MOSrff ■10, Mt./ ••••••••••• L95"---004C 100••• • INV, *O. AY. gall-, 1•COR et 1 i g i","■ • 111 "li_Ik _ii + • _!.!.1!I!.!l,ii:!� i1C ,a li I i1`41:i "rirll- Ila;if;'r� "r.,j M IS Aim m� rrp- 1..-- 71r-rr r� •qS- 00&? GREEN RIVER 100 YR MAX W.S. - 22.0 PER FEMA FLOOD INSURANCE RATE MAP • PARCEL B 111M1111 a ijv 110 n \•/1 "-)7j)1 , 14 ti 11 Z.1 pR 405 ., I . . . - • - , -/ '1' F.X•1111171CINIIR ROW ROM= /1"-A In COlflaIlK0 AC ' ' • . • / .. . ./.- .• '-. - / - ....- - 7,.- 7 - "' - ' • - -- NM 0817111%.1.' MALI ... . , . :.-. 1160111.{.111•1 , . . , : .,, '... no vris am InolVzsmortiWn0•18 St mow onnorene !Orr _ .... • /.11111107•11138 lit 1111MIS 511.001111111211145 • MY GYM FIET , 1 '' • 1 T:=111■Otrag 71.: CZ:MY/112 ' - ''-', - - --- — " L1 8 1.11/Cle 1 oar . . _ "7 • :",••• _ NNallreainfiaqii:111‘11‘1 .111.d‘ ZAM - olinnwonA. &nem we an CIP RM. 1L 1 • .1 • • , 1*-111010 VOLL1111111.11110.11110110014 KM CMG Pii1T, 'wren, VOLUM ,010110 QM RV 70 MI MR • • • " i - • - . : - — u.. • .._.... _. . . ...' I i ,,:. ::;..1.:,' • ? I 1 ..-•••••- . -..,-f-';,,:.....-::.-,•.:-.--,_-..-:-'•v•_r,,:--:::":,..;'..vr'l ' -.1 -. ' I ' :.-.:---....---,-..-..-,-;-,:-,:.-_-:::-: -..4.::•,-::.- ..---,....-.2.7,;-',.--'-'-'=-_,_.z.- .2. - 1--"--- Ls • Irene 1 asr 1117.441 [ACC L. • on., • mar at I I U Op: N U) W LDGD O architects c .n.rao design vow ..Ea1II.O4. `� �: 110 deSIK .w. n a 1t* 200 01.. WA. 011102 (202)213-47414 IA Z W O: W ION, p 1-! ,WW. W0, 111 Z': 0 conaNtants protect telex PROPOSED HOTEL a WAREHOUSE AT WELSES1 EWE • DEVELOPED eY: O•• EEFE DEVELOPMENT TUC(WRA, WA ED SITE PLAN STATISTICS 201@ CL -I 511E AREA 14 ACRES BLDG AREA: HOTEL: 40.200 5T 14400015E 145.000 Sr TOTAL 4000 194.200 5r P40000 REQUIRED: HOTEL: 1/WET - 140 WAREHOUSE: 1/1000 5r - 145 M0140 P40ADED: 11010 154 WAREHOUSE: 145 WIDSCAP4O REWIRED: 12 5E/ 47111. (200) 5.540 SE LANDSCAPING PROVIDED: 4.500 5r IMPERVIOUS AREA: 129.500 5E PERVIOUS MEA 424.000 5r COVERAGE 241: .dew•.oar Lb • 1.11414111 Nan 1s.. s•W4. e- r><r 44 lo IOW • War NC 4414.17 04311414 .4444111•111 dal. 11-13 -OS I0 d.M A =b Lq5 oor Ir •05.01 H 401 50 100 25.0 AMR SECTION LAW NPACT 1. . 30' IK YEAH HIGH WATER 0 25.0 SECTION HIGH NPACT /- --ROOF FT 27 1•.30' -0 25.0 .1Y - MEAN HIGH WATER SECTION ROOF 55 FT 27 11 . 30' 15' • NEAR HIGH WATER 0' u0 SECTION 1 —ROOF 55' F tY WEAN HIGH WA R x5.0 / SECTION -EF -i7-- 11 .30' -0 417. 50' 100' RIVER ENV. 25.0 I0' — YEW HIGH ATER SECTION LOW IYPAC7 HIGH NPACT ,R F 55' 27 0- ID' YEW HIGH WATER SECTI 1..301 -0. ID' YEAH HIGH WATER SECTI op AA 1' . JO' - 0' dl IS' —I- YEAH HIGH WATER 25.0 SECTION 1.30' - YEN! MOH ATER a SECTION 5.o _ -7,. 15.0 ` —P010 /—ROOF 53' /—ROOF 53' L DG . architects O ,.000 0200n 0.00 ..rdY1.0. lam 00500... aw. n 2020 200 ▪ 1110 WA. 02100 (2005220 -4764 �AMRWtnI Project title PROPOSED wool a WARF1000S2 80@6 ^�6SEN SE DIMMED SY: try tsataT YUKWII-A, WA, Sheet titer Siff SZZC11001S 110 F.Nal01Y Io.IIn *50 072* 17 -13-11 rest no L9P • 000 B 40' 60• 100' RIM ENV le' • MEAN H01 WA • • SECTION 1OW APACE ' 0401 IMPACT .. • 1. -3. -0. MEAN 1 SECTION OND ID' — MEAN 0401 SECTION - 00-0. . POND POND 100 — MEAN NIGH WARR/ SECTION t' - b' -0' 40' 40' 100' 0304 ENV 41vACT NIGH IMPACT \— POND MEAN 1101 WA • SECTI N `Il ID' MEAN 1404 WA POND SECTION 1' - 30-0' L DG o architects &+...moan vow . ar.N•.t. v» d.Wt.r ave. n site 200 aw10t WA. 201011(20102110-4704 consultants �f '7 • y J protect title PROPOSED HOTEL \ WAREHOUSE PTNELSEN strns . ;. DEVELOPED OW O' FE DEVELOPMENT 'RA A, WA sheet title, WI SECTIONS IWr 11210010 dew kb 1l0 drew chided dew M -. -0 1 — . — X11 STANDARD —, ST»OARO 111 STNNJA= — SIMDMD — i STANDARD 11 ATMDA D CCE55RD —�— SiMDARD STANDARD t: ■ L : . r MIMIC - Q• .L 1,211,191 Q r� •'l-: iv■ ACQSSO E STANDARD —aIll ■ Q i• •'C: lc • `r■t`�Q c�� •c: ➢R■■ Q l•1i •t.' Qv ■ic: Qv.■ Q �'�•i-� STANDARD — — 11 STANDARD ■ STANDARD STANDARD — 11 —'- STANDARD 1 STANDARD - /11 STANDARD STANDARD •CQSSDIL — r--, — - I STANDARD STANDARD � — — III STANDARD STANDARD — — 11 STANDARD STANOMD 11• L...4 1 STANDARD STANDARD CDDSSRTE STANDARD : : Pot1bl:11� : —.ma .L wit— . • ■ Q a• •'l: ➢c ■■ la Tic: Qv. ■�r Tat •c: g •' e r■ Q r� •'l-: iv■ ACQSSO E STANDARD —aIll STANDARD STANDARD -- 1 STAIOARD STANDARD III - _,,III STANDARD STANDARD — — 1 STANDARD STANDARD 11 — — Al PR0POSED_HOTit,_dl_1IAREH0VSE_ A'l_NUEWEN 9I1E a/1 yA1LLWA DEVEWPED_DY: .._ —O'I .EFE_DEVELOP1 EHT..—. SECOND_FWOR_PLAN .._ .._ ecAla_3 x•�i• AuthorIRDd .Sgent of Toge•e & AmiUT. Inc. TOOflW 6 5[flITi. ARCHITECTS 44 West uree, trc .; id Pr adein. CA 9 H .5 8' 8.449.4449/449.4 40 FA /. Jc76 No— "951095 _94te 12/13795_, c_ • � w : • ,. _ rftv OCe.� 111111 AP r :: :: i::::: 1I1 ma WIT:11 taint Ell y819 a: to'_ t:tat tom taut trt::stctpto $I•I1 m;uii AT, SOUTH ELEVATION ,000111hz.,....41111111410— _r —ntsm ENpw:us m:a E {j 7nits , sn : anmut �FH miu mrt "{{� ut a i = li __II ;i ... li ti ° „ .. ii iil�l: IIIII • L•s.::: t9 ii: —'1::: airs — 9i 19 ai ma: "Im MIN 1111 .= m 11 i:ri.�: UU to to t! :a u: to rs t!� 00 iu:s rii to OD �� is m i to UU �s to 00 i i ,u;;, ;;,,a I O ate UO ou yp o0 0o as oa —1 q o0 WEST ELEVATION .PROP09ED_HOTELk_WAREHOt19E �i rmrcEIL912E OEVEWPED�YL___._- -O:19E E DEYEWPMENL___ Ffr�AT10N4 Authorized Agent of Togewe & Smith. Inc. TOOWM fi 11117 = ARCHITECTS 44 West Green Street Old Pasadena, CA 91105 818.449.4449/449.4440 FAX Jab_ No. 951895 Date `12/13/95 —� Sheet No. A 001.4/01. APPOMI Orola ,woo Tog OX.00I WY! 4s=ootpe U0!. 'co 0; iww; CO 'Li W0' g a! .y0 Zi G O, F■, UJ 2 DI W t � Z t ZS 1. NOTES 11 SUSGRADES. 150000 NO BERMS. TO WITHIN 17011 FOOT PROVIDED B T GENERAL CONTRACTOR 050555 OTHERWISE NOTED 21 SUSGSAD5 SHALL Be SCARIFIED OR 5010210150 IF CONDITIONS REQUIRE. ' S1 .' DEPTH TOPSOIL IN ALL PLANTING A55A5 41 2' DEPTH FINE GRADE SARK MULCH IN ALL PLANTING BED! '51 ALL PLANT MATERIAL SHALL BE HEALTHY. FILL ANO CONFORM TO USA STANDARD POR NURSERY STOCK. LATEST EDITION GI PLANT MATERIAL OR SI27 OR KIND NOT AVAILABLE MAY Be SUSSTITUTED ONLY WITH APPROVAL OF LANDSCAPE ARCHITECT OR OWNER 21 ALL MASS PLANTING SHALL HAYS TRIANGULAR SPACING 51 ALL TREE PITS SHALL SE INSPECTED TO INSURE PROPER DRAINAGE SI 'POSITIVE DRAINAGE SHALL BE MAINTAINED MOUND PLANTING AREAS MINIMUM Ir. 10) SHRUBS AND TRIES MINIMUM 41' FROM CURS FOR CAR OVERHANG U NLESS 072716TOP5 NOTED. 111 6' WIDE BARK MOWING STRIP WHERE LAWN IS ADJACENT TO BUILDING 121 LANDSCAPE CONTRACTOR SHALL MAINTAIN 511E UNTIL FINAL INSPECTION AND ACCEPTANCE BY OWNER L DG. architects e n■alo d..la., vroon ..rcNt.oI. *310 10005.5 .w. n .u11. 200 •1112 WA. 00100 04001 2113-4764 fl*2 EY r man * n consultants 1/7 moms/ GROUNOCOVER SPACING DETAIL 'Mangum, spacing Prune Ola.n rda cries P.a.eP nun i wgrl, AHW. u.RN W SIVI. mn,oric, ersoloom1742 SHRUB PLANTING DETAIL PLANT LIST PROPOSED WAREHOUSE Fmvamea .a.M bro. tn.. 14 pups ..M... D+agnaw..Nl Iva bU.I..I wNN 2401n PPI.M. U.nbon We. Nun Am /Ymkn TREE PLANTING DETAIL Upluft1 pct Surface 1/2 mono nn 1nvouyry.M,Wni r`Y.Gr rk*000271 'FCA e./,jpr1'cf rn. oo o74 - HT'a dined Ctr, orora' ' NewpG7Y' / . ,c005'* prim Gepor o.'e 155,46 Y✓.^erSc / 7y7r14, 67. Z1;0 ar /.4 9r% O* Graezea,lo / Vn1 nLPpb $; '61r/G inn. een w P;ME,Pen, 'Gaup'/ G /:.rrrp I1N7 i:10 tlrt00, 9 rrG J0K /7512 i0'enT ascu.4075- 1 Mmz✓ c7/ / zrs�o r Fir d-Jg' t t 3 70L4 NiW / sL.AlrrNn e 2 pre er" ' oiE'9 rrv.P riferfra 'CAGe/ o' / N- ei1'r' G1A S%A ,'702,511 rr4 277 / irofhnM v ,o}+ //p7 o ,3.Lf, 7/w AMPO,rrn Gr2y71l E..1:.r 5' g1477. o ;F7042. 74K(F2l7 L:07Grl/ <'4' 151/12. ,{0r17.4I o Fnrntc L. 'Gf70 Gc�iCil' / arra L.rWo /nurr/ :/' rn/n o / /en Grecko -a 'Gav:pur:A' / cimp.A:r 1/44r771GCG 5.G1%J .0'/?1A1, EcZ119951A( A/441 'Gc777p.l27v'/ ,'A7p'r e7(45-N7e r7l4/f c .v / /al E/744 alerien. ')a';t U1MW psr.,c'/ / orner / ,y4/427 +face ▪ rieAG /A HG/ /X 'Keno' / HAIA'Ar ivy - t'prro Yr'a4• Junporerle H. Pro GF no/e5' / J*.i ' .1 a;/pG, SGL >AGq GY- f2,4dovrceele.ef 2.11117 55/1:5 Mner / reent 0L/G D`' pni5 00 I Larr/rv//A , 431'51 /1771 Gnrran5 0 0 [two CAT SO Project Ns PROPOSED HOTEL • WAREHOUSE AT HELLEN 8TE DEVELOPED AY: O'KEEFE DEVELOFIAEXT TIRLWIJA WA sheet Nei WAREHOUSE L,APOSCAPIHO PLAN DUMPSTER AREA CUNC STOFiAC LANDSCAPING PLAN no novitims AL 110` • usury docked dew 15 -11 -15 t.qs- 0095' IOW ro Logy NVid ONIdVOSCINV1 v ONOd v-ONOd -------------- • IreLfr-CIK(■OZ) 41101/0 -WA -.swum Oen NM. u .0/.5 roviep ow, stuNgp.ts • cineull uainefa g ------ rg4fl2r NY- '15 • • ' " 4=iZ.;Si....lielZL'2,:412'4U.,,,. 9 °W CU ) S$ t• 01 -11 r«q f1; 01 SHOILVA313 krw 151001.1 AM • VM'YYM)YIL' :Af 03d013A39 iva N13S134AV II11fl010tlVM V 131A110i*Od00d anti 1e(Ob fµlqrt000 Na...ros (1 rear- OK(Wi) sass '0M'•Ww 005 faun. u w* r10S0 wet .1wlw. • drlea uOp••• I3p40y 1114004140.11111 o oc 1yn 321nsOlON3 2131SdWnC0 . 13304 )M3) no J NOI1VA313 30 IS NOIlVA3A313 1N08J 3 M 1134 ]1p '5300(10 003 • 100 AM JI /C 0]311 4Cg01 303010 3100 04 300 330(i3•13 (oil (0131 01 Noll) 033 t %1 .uy� /M 71V00.I�cx�.0 1001340)x101$( a.0 NO1103S NVId V 104 1.0 3n (3JJSOddO JS3M-i FPOLLVA3T31173 (11 I II u 111 114(11 Lnit b b b b b 030 ��H ]RMI y ►p 1-000 TAN / Ma SS ES ME S u SS SS SSYq 1- 'ytLT' On411 b b b 1.00/1 1111SO4do timed mum131314)1gs REIS males ma 21p-3:dm= siv1 u 6 b \--Imaou 3 b b b ',WA og I- - I - __fi_I_ 4..10 JMrw 000131 L 3SV8 OdYONVIS _won 3104 MIS 00.0 31015( 1(10• 301414 1(130 MSC