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HomeMy WebLinkAboutPermit L95-0069 - NIELSEN FARMS - SHORELINE SUBSTANTIAL DEVELOPMENTL95 -0069 NEILSEN FARM SHORELINE 15031 GRADY WY (EXPIRED) 1,77177-..:TA7-#1)4i407-7--foia " • • .1e.0•?•4._ • DO68 0e61*.e/ Aft/(1-01) 7:oo wt.- . . : 177'777, -7", , 77". -7 • .• • L. • -7-.: . ... . • . . . . . . .- . ...._....... . . . . .. . . . . -1..4.. • i . . . .... . . . . . . . . . ... . . .. • . . . . .. . • . - ... • ... . . . . . . . • ... -... • .• . . . . . , . . . . --1-•• • ' . : - ',- . ., . • • • • • .• L.1 : „ L. • .. ' .. • , ..... ..: ....•:.::.. • • '...••••... .• "...--:. ' ' :. • — , .,:.....:.•.: . . .1 . . .. .• . . Li • I : , • L• . - • • • . • i • • - . i • . d IL - -. . ' . • • -! I • 'I i• 1 1 i L !, L • • •-• 1 1 , . • ,- ...._........_______...; • • • , , • , , • , . , • 1 I • . . , , . • . . , • , ■ • • , . . . • . . . , • • .4--i- .-. . . , • - , , . • • . , • , . • t i . . • , • i . , . . . 1, ' ■ ; . 1 i . • SHORELINE SUBSTAN 1'IAL DEVELOPMENT APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 9L.788 Telephone: (206) 431 -3680 FOR;STAFF OF F [�Ni 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Approximatley 148 Unit Homestead Village Hotel and approximately 146,000 square feet warehouse buildings. 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) 14 acres property bounded by S.W. Grady Way on the south side,. Interurban Avenue South on the west side, Green River on the north side, and BNRR on the east side. Quarter: sw Section: 24 Township: 23 . Range: 4E (This information may be found on your tax statement) 3. APPLICANT:* Name: O'Keefe Development Address: 7900 S.E. 28th Street,#400 Mercer Island, Wa 98040 Phone. (206) 236 -6200 Signature: Date: * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: OWNER AFFIDAVIT OF OWNERSHIP Address: ---79 at SC 2 3'- -1--; t .mss 9Eo4c Phone: ZC)(0 23(0 ea 21:1,-6 I /WE,[signature(s)1 swear that I /we a the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers containeiLin this application are true and correct to the �OF TUKWILA l�P / CITY OF TUKWIIA best of my /our knowledge and belief. Date: 2/05 5 [j E C 4 5 1995 PERMIT CENTER z r4 2 J U 0 0; 0) 0 co W. W =. J u-. W O: 2 U. Q' N �w z zoo W; 20. 00 O 0' 0 1_ V_`. .. z. W O ,t1(.!titLINt 5UbS 1 AN 1 IAL Uf;..Y.\tLUFMtN 1 AI'NLIUA 1 IUN Page 1 5. Present use of property: Renton Sand & Gravel maintains large soil and sawdust piles on the Northeast portion of site to manufacture topsoil. Numerous residential houses, barns, shops and sheds occupy the site. 6. Total construction cost and fair market value of proposed project (include additional future developments contemplated but not included in this application): $4.4 million 7. List the master program policies (use program sections or page numbers) which are applicable to this development 8. List any other permits for this project from state, federal or local governmental agencies for which you have applied or will apply, including the name of the issuing agency, whether the permit has been applied for (and if so, the date of the application), whether the application was approved or denied and.the date of same, and the number of the application or permit: Board of Architectural Review (BAR) - City of Tukwila Shoreline Permit - City of Tukwila Flood Zone Control Permit - City of Tukwila Building Permit - City of Tukwila Utility Permit - City of Tukwila SEPA Review - City of Tukwila Boundary Line Adjustment - City of Tukwila 9. Nature of the existing shoreline. Describe type of shoreline, such as stream, lake, marsh, flood plain, floodway, delta; type of beach, such as erosion, high bank, low bank, or dike; material such as sand, gravel, mud, day, rock, riprap; and extentand type of bulkheading, if any (to be completed by local official): The shoreline along the north property boundary of the subject property is the river bank of the Green River which consists of approximately 2:1 slope that is vegetated with grasses and brush. 10. In the event that any of the proposed builidngs or structures will exceed a height of thirty-five feet above-the average grade level, indicate the approximate location of and number of residential units existing and potential, that will have an obstructed view (to be completed by local official): No residential uses exist near the property and views will not be obstructed. RECEIVED CITY OF TUKWILA DEC 1b1995 PERMIT CENTER w w '. 6 J O! U CY cn w: H • CO W; W O• 2 u. _1 iw a Z �. E° III us V0 ,O N' 0 H' wi LIO: ui z UN` H I 0 z SHORELINE SUBSTANTIAL DFAELOPMENT APPLICATION Page 3 11. If the application involves a Conditional Use or Variance, set forth in full that portion of the Master Program which provides that the proposed use may be a Conditional Use or, in the case of a 'Variance, from which the variance is being sought (to be completed by local official): The zoning is classified as "M-1 District - Light Industry" which allows the Hotels and Warehouse uses. Therefore, a Conditional Use or Variance is not required. 12. Give a brief narrative description of the general nature of the improvements and land use within one thousand (1,000) feet in ail directions from the development site: The subject property is surrounded by Grady Way/Interstate 405 to the south. Interurban Avenue/I-405 Interchange to the west, Burlington.Northern Railroad to the east, and the Green River to the north. There are some offices and hotel developments and a few residential houses within' 1,000 feet of the subject papperty. RECEIVED CITY OF TUKWILA DEC 1 5 1995 PERMIT CENTER 4,4 City of Tukwila John W. Rants, Mayor August 5, 1996 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:\sepaVnieexp.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 . • • July 22, 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: 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. 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. Sincerely, Steve Lancaster DCD Director cc: Edi Linardic, LDG Architects SL:JJ C:\sepa\nieexp.doc 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 March 13, 1996 Edi Linardic LDG ARCHITECTS 1319 Dexter Avenue N #260 Seattle, WA 98109 RE: Nielsen Farms L95-0068 `J.]4.570069 ' 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 ::.1111MInaltlallritang.MinfleVNIMenriMMS"VPICIPMPWCOMMIVI.OefferrAUNWleelnai wom.r.pgreetexwerassenonnor**9................ 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 L95 -0068 Dear Ed: 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, imerson iate Planner 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 January 26, 1996 Edi Linardic LDG ARCHITECTS 1319 Dexter Avenue N #260 Seattle, WA 98109 RE: Nelsen Farms L95 -0068 -L95 -0069 Dear Edi: This letter is to document the items that we discussed this morning. As we discussed, in order to keep on schedule for the March 28th BAR meeting, we need to receive the revisions no later than February 16th. Your suggestion to provide sketches of proposed design solutions to the buildings is •a good one, and I will be happy to work with you on achieving a design that meets the BAR criteria. Additional Submittal Requirements 1. On the hotel, show all four building elevations. 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 • (206) 431-3670 • Fax (206) 431-3665 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. 1 UO' co 0`. cu W. J w O' 2 u_< U 3. F_ ° w. z P Witu O N G I- WW I O Z` V (0 O 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. a+,: xir:s;rriS�tiniirtt�?a?'iiia:.r2 z mow+ NU); CO w o' Q = w' z 1-0: Z • 1:31-• :w w' O; • w Zs '0.r :z 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, //i John Jimerson ,Assoc ate Planner