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HomeMy WebLinkAboutPermit L94-0017 - ELECTRICAL DISTRIBUTING - DESIGN REVIEW � L94 -0017 EDI GATEWAY NORTH City of Tukwila John W. Rants, Mayor Department of Community Development Rick Beeler, Director STAFF REPORT to the BOARD of ARCHITECTURAL REVIEW Prepared May 14, 1993 HEARING DATE: PROJECT/ NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: ZONING: COMPREHENSIVE PLAN DESIGNATION: SEPA DETERMINATION: STAFF: ATTACHMENTS: May 24, 1994 Gateway #9 (EDI) L94 -0017 SCA Corporation, Robert Hart Construct a two -story 25,400 sq. ft. building with approximately 45 parking stalls, suitable for warehouse and office activities. Gateway North Office Park, on the south side of the Duwamish River, west of E.. Marginal Way, north of S. 116th Street. See also: Plat of Gateway North Corporate Park, Lot 2. Sec10, Twp23N, Range 4E. Site is subject to a pending short plat. The overall acreage of the existing parcel is approximately 3.81 acres, of which the proponent anticipates locating this project on the easterly 1.72 acres. M1 (Light Industry) Light Industrial MDNS Issued May 11, 1994 Vernon Umetsu /Robert S. Betts Architectural: Ferrari Design Group revised 4 /20/94 A. Site Plan and Shoreline Cross - section Location B. Building Elevations C. Shoreline Cross - sections D. Lighting Diagram 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington .98188 • (206) 431-3670 • Fax (206) 4313665 Staff Report to the Board of Architectural Review L94 -0017: Gateway #9 Page 2 Engineering: Barghausen Consulting Engineers. revised 4/20/94 E. Grading Drainage and Utility Plan F. Landscape Plan General: G. Applicant's responses to Design Review Criteria H. Short Subdivision Proposal I. Illustrations of selected recommendations Staff Report to the L94 -0017: Gateway #9 Board of Architectural Review Page 3 FINDING S BACKGROUND VICINITY /SITE INFORMATION 1. Project description: This 25,400 sq. ft. building is the eighth of ten planned structures for the Gateway North Business Park. It is designed for Electrical Distributing, Inc., a distributor of electronic equipment. The 28 foot high • building will house approximately 15 employees. There will be offices located on a small mezzanine within the building. The structure is roughly square in shape. Its architectural details will be similar to those already built in the park. The proposed project is shown in attachments A through G. 2. Site Description: The site is a 1.72 acre portion of an existing 3.81 acre site. The lot has already been cleared under a King County permit. It is now level with patches of volunteer grasses and shrubs. A proposed short plat would separate the development area from the remaining undeveloped land to the east (Attachment H). 3. Surrounding Land Uses: The site is located adjacent to the Duwamish River on the north, which includes area for a future shoreline trail. Properties to the . south and west have been developed as office /industrial buildings. To the east, the remaining 230 feet wide vacant remainder separates the development from the Allentown single family neighborhood. 4. Access: The project's two driveways connect to S. 116th Street, and thence to E. Marginal Way. These provide shared access with abutting properties. 5. Public Facilities: The site is adjacent to the Duwamish /Green River Trail on the north. A trail easement was provided during the original King County development review of the overall Gateway Corporate Park North. Park owners have supplemented this trail with public parking spaces at the western end of the adjacent E.B. Bradley site and will provide additional amenities at the E. Marginal crossing. These areas are located less than 1/4 mile to the west and east, respectively. DECISION CRITERIA This project is subject to approval by the Board of Architectural Review; per TMC 18.60.030 (2) (iii). Board of Architectural Review Criteria are shown in bold type along with a staff discussion. The Applicant's response to the criteria is contained in Attachment G. Staff Report to the L94 -0017: Gateway #9 Board of Architectural Review Page 4 Review Guidelines (Tukwila Municipal Code 18.60.050) 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 impact of large paved areas; (C) The height and scale of each building should be considered in relation to its site. Staff Response: The site's streetscape consists of an existing bioswale (a shallow, grass -lined channel) flanked by London Plane trees. The proposed building would be set back approximately 75 feet from the edge of 116th Street. Transition from the street would be by a combination of bioswale, parking lot and then landscaped areas adjacent to the building. This landscaped area will contain flowering plums, dogwoods, and birch trees, which will be complemented by a mixture of shrubs, including rhododendrons, azaleas, and laurel. See Attachment F, (Landscape Plan.) Pedestrian access to the site is by the river trail and through the parking areas. The scale of the structure is smaller, commensurate with the smaller development area. However, the proposed building has a higher proportion of lot coverage than surrounding structures. The height of the building is similar (by one foot, generally) to its nearest neighbor. This design contains 25,400 sq. ft. building, versus the 42,155 square feet in the adjacent E.B. Bradley building. Parking generally consists of single - loaded bays on three sides of the building, and a front continuous row of 23 parking spaces without a treed landscape island to break up the paved area. This is significantly greater than the 10 -12 space interval in Tukwila commercial developments generally, and in adjacent project areas. Loading docks are on the west side of the structure, opposite those associated with the E.B. Bradley building. Parking is screened from views from the adjoining Tukwila Trail. 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 character; (D) Compatibility of vehicular and 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. Staff Report to the Board of Architectural Review L94 -0017: Gateway #9 Page 5 Staff's Response: The proposed design reflects the same architectural themes found in other buildings in this complex. Tilt -up concrete panels contain visually prominent horizontal bands, with the effect achieved either by colc: r and texture, or by alternating groups of windows and concrete. The service /loading area is screened from the shoreline by a 10 foot high wall which mirrors the adjacent westerly screen wall at the E. B. Bradley site. Scored lines in the panels, plus the "fractured fin" treatment of the north elevation are intended to add variety to the design. (See Attachment B, Building Elevations). The fractured fin treatment facing the river contrasts with the sofit and column treatment used at the adjacent E.B. Bradley Building, and other outward facing perimeter elevations (see south elevation for an example). This area would be largely screened by cedar trees. Building design and mass were considered in relation to the Duwamish River Trail. The existing site is generally 7 feet above the adjacent Duwamish River Trail, with slopes of 33 -100% (see Attachment C, Cross - sections). The sloped transition area is proposed to be 8 to 18 feet wide for the building's 120 foot length. This separation is about half the continuous 20 foot wide landscape area separation provided at the adjacent E.B. Bradley building. Transition area plantings include evergreen cedars, birches, and groupings of (colorful) red twig dogwood shrubs. The cedars have been grouped along the western 2/3's while the steepest easterly sections have been planted with dogwood shrubs. The landscaping is intended to soften building walls using a planting pattern similar to the adjacent E.B. Bradley site. Shifting the entire development area 10 feet to the south would result in an average building /trail separation of about 20 feet. This is the continuous separation provided at the E.B. Bradley building. Shifting the development would reduce the front landscape strip from a 30 foot to a 20 foot width, and require removing an existing berm, replanting the existing trees and re- channeling the bio-swale. These actions would result in some cost. However, it would be a fraction of reducing building depth by 10 feet, in order to provide a similar shoreline /building relationship as at the E.B. Bradley site, or the minimum separation provided in other new Tukwila shoreline developments. The 116th Street design of landscape transition is similar to other frontages in this business park. Asphalt areas constitute the only link between structures to the east or west. The adjoining streetscape is already installed. It consists of a 30 -foot wide landscape strip where London Plane trees, and a grass swale has been planted. The proposed shoreline landscaping to the north will contain Staff Report to the L94 -0017: Gateway #9 Board of Architectural Review Page 6 many of the same trees and shrubs that were installed along the E.B. Bradley building. See Attachment F(Landscape Plan.) Vehicular access consists of two, 35 foot wide shared driveways. Loading areas will face each other. Pedestrian access to the Duwamish River and its abutting trail will be via a new set of stairs on the building's east side, where it will not conflict with truck loading areas. See Attachment A (Site Plan.) 3. Landscape and Site Treatment. (A) Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, 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 axes, and provide shade. (D) In locations 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 accomplished by the 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 pavings of wood, brick, stone or gravel may be used; (H) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Proposed landscaping provides continuity for those people using the street for access to the site, in that London Plane trees are installed along the entire length of 116th Street. The row of trees will screen the appearance of the buildings. Interior landscaping generally has smaller accent trees and shrubs to complement the pedestrian's approach to the facades. An automatic irrigation system with moisture sensors would facilitate plant survival and growth in a manner which helps conserve water. The lighting plan shows illumination levels of 20 lumens at the east and west property lines, and near the trail. This is greater than the 0 -5 lumens normally established as a maximum off -site illumination level. 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 developments; Staff Report to the L94 -0017: Gateway #9 Board of Architectural Review Page 7 (C) Building components, such as windows, doors, eaves, and parapets, 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 brilliant 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, standards and all exposed accessories should be harmonious with building design; (G) Monotony of design in single or multiple building projects should be avoided, Variety of detail, form and siting should be used to provide visual interest. Staffs Response: The building reflects the character and scale of its seven existing neighbors. Proposed concrete panels contain the same reveals, bands of aluminum windows and colors. The soffit detail, however, does not contain down - lighting, which is a feature found in the public sides of other structures in the park. See Attachment B, Note 2 (Elevations) and Attachment D (exterior lighting fixture plan.) The most prominent and visible building mass is the 10 foot, southern -most projection. This portion of the structure has no soffit even though this soffit -and- column detail is a common feature in all the street -sides of other buildings in the corporate park. See the South elevation and the site plan, (Attachments A and B.) The 3 " -0" high parapet wall is intended to screen the building's mechanical equipment from view. This is a detail used in other Gateway' North buildings. See Attachment,B (Elevations). HVAC units are proposed to be 4 feet high and set back 4 feet from the building edge. Building design and lighting has also been discussed in Criteria #2 and #3. See Attachments B and D (Elevations and exterior lighting fixture plan.) Only one sign is proposed for the building. It is shown on the south elevation(Attachment B), noting Electrical Distributing Incorporated. 5. Miscellaneous Structures & Street Furniture (A) Miscellaneous structures and street furniture should be designed to be part of the architectural 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. Staffs Response: There are no miscellaneous structures or street furniture. Recycling facilities and trash containers are proposed to be contained within the building. Light fixtures, standards, and luminaires proposed here are the same as elsewhere in the park. Their locations are shown on the elevations. The soffit detail does not identify the use of down lighting along these areas. Staff Report to the L94 -0017: Gateway #9 Board of Architectural Review Page 8 The lighting plan is accompanied by "slip sheets" which show that wall - mounted lights will be of a type that are intended to create no off -site glare and direct illumination. See Attachment D, (Exterior lighting fixture plan.) CONCLUSIONS 1. Relationship of Structure to Site. The building is similar in height, mass, and scale to other developments. The building is about half the size of surrounding buildings, but it is on a commensurately small lot. The front row of 23 parking spaces should be broken up with an additional landscape island in order to moderate the impacts of large paved areas. This can be accomplished by either eliminating one parking space or shifting several parking spaces from 8.5 ft. widths to a 8 ft. width to gain a 7 ft. wide island. 2. Relationship of Structure and Site to Adjoining Area. A. The proposed building, effectively rising 35 ft. above the traill, is expected to dominate this area. The proposed plantings are not expected to significantly reduce this effect, based on a field visit to the adjacent E.B. Bradley site where a similar planting pattern with twice the transition area has been provided. Dominance of the trail area should be reduced with the following measures: a. shifting the entire development to the south by 10 feet, to provide a landscaped transition area similar to the E.B. Bradley development, b. moving the stairway to the east (e.g. centered on the proposed property line) in order to maximize trail access to both properties and provide for additional plantings at the northeast building corner, c. enhancing transition area plants with additional birches between the screen wall and the trail, some larger cedars, additional cedars planted along the eastern strip, and additional birch /cedar plantings should be established on both sides of the north east corner, and 1The trail sits about 7 feet below the building base, which then rises 28 feet. -Total wall height from the trail is thus 35 feet. This is the maximum building height under King County and Tukwila Shorelineregurattdnc, Staff Report to the L94 -0017: Gateway #9 Board of Architectural Review Page 9 d. stepping the screen wall 2 ft. down for its eastern half (e.g., 18 feet) in order to provide architectural interest and complement the facing screen wall which steps down toward the site. B. The design modifications to the S. 116th St. front landscaping provide a streetscape which satisfies this criteria. The 10 ft. difference in interior curb with from the western development is not significant in light of the tree -line established by the replanted London Planes, the new, flat grade which will now match the adjacent lot, and the shared building design elements between are area structures. An alternative means to reduce building dominance of the trail is to shorten the north /south building depth by 10 feet. This would result in a building /trail relationship and building lot coverage ratio which is similar to the adjacent E.B. Bradley site. The proposed E.D.I. building has about the highest lot coverage ratio in the industrial park. 3. Landscape and Site Treatii..ent. The planting plan generally satisfies this criteria, subject to conclusions 1 and 2, and automatic irrigation of all landscaped areas (moisture sensors should also be installed). Service yards are adequately screened. The proposed lighting should be modified with additional shielding to result in a lighting plan which achieves 0 -5 lumens at the property lines, the S. 116th Avenue curb, and the trail. 4. Building Design. Building design should be enhanced by the following measures: A. the northern (shoreline) wall should be designed with three down lights to provide grounds security, with cut -off shields to avoid direct glare onto the trail, B. the proposed soffit areas should include lighting as in adjacent buildings, and C. the southern -most building projection should include a soffit /light detail to provide additional architectural detail commensurate with this area's prominence, and provide design continuity. 5. Miscellaneous Structures and Street Furniture. New light fixture designs should be submitted, which avoid off -site glare. All HVAC units should be fully screened. • Staff Report to the L94 -0017: Gateway #9 Board of Architectural Review RECOMMENDATIONS Page 10 1. An additional 7 ft. wide landscape island shall be placed in the middle of the front parking strip (see Conclusion 1). 2. Based on Conclusion 2, the transition between the building and the shoreline trail shall be enhanced with the following measures: a. the entire development shall be shifted 10 feet to the south, by reducing the S. 116th perimeter landscape strip from 30 ft. wide to 20 feet. The existing trees may need to be replanted and the berm recontoured or removed, b. the stairway shall be moved to the east, centered on the proposed property line, in order to maximize trail access to both properties and provide for additional plantings at the northeast building corner, c. transition area landscape design shall be enhanced with additional birches between the screen wall and the trail, some larger cedars, additional cedars planted along the eastern strip, and additional: birch /cedar plantings should be established on both sides of the north east corner, and d. the screen wall shall be stepped 2 ft. down for its eastern half (e.g., 18 feet). 3. All landscaped areas shall be auto - irrigated, and moisture sensors installed. 4. The following lighting design modifications shall be incorporated: a. Three down lights shall be installed along the north (shoreline) wall to provide safety illumination of this area. b. Light fixture selection shall be modified to result in 0 -5 lumens at the east and west property lines, the curb of S. 116th Street and the edge of trail. c. Provide down lighting in all soffit areas as provided in the E.B. Bradley Building and 5. The ffit /light tail shall be a nded along a southern- ost buil project' connect' the soffit area n the east a west buil g face go -� Pee L e "zrc- v.e A c C -7-- s7R/P onlC,�, Staff Report to the L94 -0017: Gateway #9 Page 11 Board of Architectural Review 6. All HVAC units shall be fully screened by either maintaining a height below the parapet elevation, maintaining a 4 ft. height with a minimum 40 ft. setback from the parapet and units painted to match the roof top, or screening to be provided in an architecturally integrated manner (e.g. sloped, slatted screens). Implementation of all conditions shall be completed in a manner acceptable to the Director of Community Development, whose decisions may be appealed to this Board. BOARD OF ARCHITECTURAL REVIE DESIGNlEVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 nDcrc'rcicin► >v erence E/) /-- G'47r,41>,4J7.4 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 04.57 i t /e :7 4- /ti:r -1 '704)- 1/4o2-E11-DvS'eAFF14:. - ivfro 4'1E7 2 4- v,//r Fi14- r uric -, d-INt 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) 6:47E iv,. - ✓t/az i N , 7 Quarter: Section: /0 Township: 3 Range: y • (This information may be found on your tax statement) • 3. APPLICANT:* Name: - 6-A Coe MR A-7to.A.i (47T4v: _Ecog /I,4oZT Address:`/ /'/ �o/t 57 14, '•c b, �YHnvdocl kiq X1 33. Phone: (V-06,, 723-.2-0/ Signature: 17 Date: .3 - /- `T y * 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. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: Pf 7gigt 7lf ✓G- OWNER Address: I `/O ti'. w° ,4 t '70e-r L 4.Ul), oR 9 7 - Phone: (50 3) a 0 6 - Vi • I /WE,[signature(s)J Ct vi4 swear that I /we are the owner(s) or contract 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: 311 Icy I V 1. . BOARD OF ARCHITECTURAL REVIEW ' DESIGN REVIEW APPL!fj TION 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 impact of large paved areas. C. The height and scale of each building should be considered in relation to it site.. RESPONSE: The f are/; h 4* fires arm <� bac.,� ��-o� f�e vrepf d 141E J v,t 0,c, a�.� are o r a l /s J c% 4i 1 The h &Jai,-t- 5 rr -A'_ % Pet alert/13 4hc/� r i vE/' L7 cDfrt e.,49-,k- sG:-�h 'rvtrb, are SGi -Qe4it ea b ( ta0. 1S4.u0 41 . n/ SG'c!/8 , C40/or- pc{ ✓�: k5, Gtct�.c u1 a0, eis Gt,JrJi'h c . dr.P_. iv% Coh 4....-. aic_ e tv,' is A &le°siC H c°, / o� �c '` 71,• �� a -i- g-Q Yef,✓ ✓.0 ✓r h , 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 character. D. Compatibility 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: • LI X-1e- ptr eta 11 a�?s, s� 11 t,--g .l c tt *Lo_ e--% s-i-I ► sevel,.1 L 111'1, c o r T L. • L AS i SS pa, L G6s;c 6, e.1644.4,,-1 5 i tAG (Gtie - ove: rs c / revs. c 4Au✓- - last ,)c:k-i -f&„ J _,;(404001 , 6(5 41 '.‘ loss ay., re ceSS ed i 71,9re /2-4w it< r.✓(, . .0/. 1 ri2.4 L a0 4-- ne ►,..4, sr, E.4(-JsGU�/�t'D5 lc S; WI v'lar- -/-e, co...0 w'1( vn(vu --/ gar -c• 57 ■ iarw�s�.Ji1,', u J A �hi 11,..0ar1 i el- e E'ieeS P�Sa'w•G4.7k aVt e I CI de 00,- -rh J J 7.e✓ -;i a /low d ',,w Site cieod sli- --0A c1eu /u A'ell, aro / i '41'011 — kit°eikel 4 mita ne.,A,. ee. :1, a t`S CLIe liti ti 4l` hi° a d� vc8''I %,,,.. id.: frto►, J J BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLI ',TION �1 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 locations 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 encour- aged. 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 pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining land- scape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. RESPONSE: 1 7 1t1�an- 016'6: ti► ih K V "L_ T�E It. J vd ✓ //&v 4N 4- It Q_. �r h etc- h r i k va,-i o 4 / O Y c✓Ll' /' d U.(S Gi v�.� Ev�S r mat j I a r h �- des% twGir3 ef S.S (at�.e.0 r v vA.over-, Eei- . s �Twre.9 , / f1� b ad / JJ .1 +44 ho (ao.(1sc -.4'- t•,J i i.kY14'0 I ia(tcesc_ J? ePt 1-ci 11 Ln_ T 1 P.p) 4,1. 1 It p rtv -- -a,' I but S: /1_04 -4,0.1 w41! k. /%- bv,,404el "Shoe -401. 547 [f- �L i ekisr(Vl Li) v►t,vt 5 dK.cf rec ✓rlO 6 11^ 5 4 f/ g ft cer ri.[ (L 1:3,1 /&l �, J � �- a , h �„- s s�� �, � 47/ -,, ). 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 de- velopments. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLI \TION Page 4 C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions 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 brilliant 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, standards and all ex- posed accessories should be harmonious 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: // // / / Tke b�i(dh,c 5Li /I ��Cc ✓P aESvL/ 4,- C45 yh ,Ld,Lt eS yCl✓` 11A Q.'CA"44 ,.,e S` w, L /itr c4.0 (G /;v, ri IQ�2 ,- �ac i� /:cct s, I I P � � �c�r ti"' i <_' // d(na)e.' 010 1 _ -k Si *� `i' 1 e �`'�iefr, • �l !� ev" S d v _ 1+"-0 1�. , J -f Pte C 461 e /erri vl 4 Es rt° c e s c, ai Itl?tt,<' ar) / JAAe -T Z'' ft (II E (eve-1 (S e V:c4 (n om a / )L: G'e4 /_:►f- 'f') b v"' �oc; I� T �COwe7t- le ! �7C (u5�� =, /r_s -t1 0,- e55(cvfn e� 54-("A!.'fNrZr C_G�' "K� a4 G�✓�G:� L C, (Oh s u / �/ r` 1 �r P1t OV- 8/1 c L e d c ©h �,- S� F� �-1-u re. d J C7 7 \ 0✓ :>:e9 l,■ O / a I-I - Cam. ( fro._. -r/ e.a, 1. U KV of ✓ -cc, 6,- iOaiO4- SC•La 11-0A Ls t, -4-1.4 ice+ 5 cm?" J1t•n (-4S !/ c "„ Ircl -4S R T" a 1/ 4vw- 5:`/_:les J a-ev de 11v C;. • 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: I L/ //hc? Y-o Tl1P �►,vtII Au AA D tplovPa c di,.� �I'e. av /- ab' I,`�.. ©� r[_y�� acc.es Db� -%k tav�;ac_94,4 (o h0 // J s4 /-6p Y- or r t� ,e✓. - ur►t (4.114 e- L's J lu.i n � . • BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPL' N.TION INTERURBAN SPECIAL REVIEW DISTRICT Page 5 The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, 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 desir should be sensitive to the natural amenities of the area. ?..%, id(' t c. Diu is item , 6"/IS4f.,,f 4Ic;(,1, Kt/1 e,,li O ';1 4e� -1we a��/ c lef, n fr,. 1G(hl�(SG Jii t vi J c71I OfrsO�/: l..& /.Y Y e%7 p /e.OS h ti ,L7IAV-6,-67 h cs.G�t.f '� e e1/ 5 h e P -il! ei -. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. v",Oi ✓aes • s-+ 1/ `tavP 47 • access Lv 4-i,e l•ivee- v I 4'rEIf i.. 3. The proposed development should provide for safe and convenient on -site pedestrian circu- latio(n�.�_ /n/ / -I 7 ecieSIri4ct Giru., (UT :OP( is nel/:cee,t �VJa' 5frdewo1L5 ..)11,G�i J I_� n/1 are 5e/Oa -a�' `i•eGt fr-c 1. 7 k P �7i Y� 5 -km(f c__ • c I trc.l. (Gf 4,10 . The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. vt 0r424,0,6, / i ct S m_se s are O t CLa / Lt/ar'e 5. The proposed development should seek to minimize significant adverse environmental im- pacts. . v ev e i ppo ae are_ ko .1-- 401,1 ? u . 6. The proposed development should demonstrate due regard for significant historical features in the area. BOARD OF ARCHITECTURAL REVIEW DESIGN. *REVIEW INFORMATION CITY OF TUKWILA 6300 Southcenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206) 431 -3680 The City of Tukwila, through the creation of its Board of Architectural Review (BAR), has empha- sized the need for creative and harmonious site, architectural and landscape design. All development in the City must be reviewed and approved by the BAR, with the following ex- ceptions: 1. Developments in R -1 and RA districts; 2. Developments less than 10,000 gross square feet in P -O, C -1, C -2, CP and CM zones; and 3. Developments in M -1 and M -2 zones. (Exemptions 2 and 3 above do not apply for developments located within 300 feet of a residential district or 200 feet of the Green /Duwamish River.) Development is defined as the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure that requires a building permit. In addition, for commercial development exceeding 10,000 gross square feet in P -0, C -1, C -2, CP and CM zones, exterior repair, cosmetic alterations or improvements, the cost of which exceeds 10 • percent of the builidng's assessed valuation, shall require BAR review and approval. The Interurban Special Review District is bounded by I-405 on the south, the toe of the slope to the west of Interurban Avenue, I -5 on the north, and the City limits on the east (see Map 3 of the Zoning Code). This District has special review guidelines to be applied to the reviewed projects within this area, in addition to the BAR criteria. It also has unique development incentives that allow modi- fications of certain zoning standards. PROCEDURE The BAR is a seven - member board comprised of people from the community. The Board meets the fourth Thursday of every month and has the authority to review and approve, approve with conditions, or deny development requests. The Board's decision will be based upon the design review criteria contained in the Zoning Code. Every applicant is requested to show how the project meets the design review guidelines by responding to these criteria which are listed for you in this application packet. A completed environmental checklist will be required along with the BAR application or may be submitted prior to BAR application. Prior to any official action taken on a project, including the BAR's decision, the environmental review and an environmental Determination must be com- pleted by the City. Please use the APPLICATION CHECKLIST to assist you in completing your application, and return it with your submittal. 2 -91 A I., aD sit j g 100,Iss1,10%,:.to . *9' ''' 0 \ 4.QP LOT 1 50' INGRESS, EGRESS d UTILITIES ESM'T REC. NO. 9003121481 30' INGRESS, EGRESS & UTILITIES ESM'T PER REC. NO. 9309220848 1 LOT 2 ADJUSTED LOT LINE PER 'REC. NO. 9309220848 NEW LOT LINE PER THIS SHORT PLAT 30' INGRESS, EGRESS & UTILITIES ESM'T TO BE CREATED BY THIS SHORT PLAT \r LOT 3 w - L24 MARGIN A` I ;o I r in \• / • / ADJUSTED LOT 1. PER BOUNDARY LINE ADJ. NOf / L83 -0053, REC. NO. i3082208481 Z.2g -- tTTPROPOSED • IS' LOT 1 • MA P L INE LI L2 L3 L4 L5 L6 L7 L8 L9 • L 10 LII L12 LINE OF L 13 ORDINARY L14 HIGH WATER L15 rs IAS WITNESSED L16 BY THE LINE L 1 7 OF VEGETATION L 18 AS MAPPED L I 9 IN JULY, 1993. L20 '- L2I L22 L23 LOT LINE L24 N PER SHORT L25 PLAT L26 90 -I -SS L27 L28 r b I 1.2s •1 I -L26 PROPOSED LOT 2 LI v U, ■ ■ ■ AN S. LINE TABLE BEARING S 11'16'04' E N 80'31 '48" E N 78'14'34' E N 79'53'37' E N 79'53'37' E • N. 89'07'• 47" E S 85'35'20' E S 85'35'20" E S 88'14'07' E N 87'35'09' E S 89'29'47' E N 79'04'27' E N 74'08' 12' E N 77'56'45" E. N 81'39'47" E N 53'07'03' W N 48'02'30" W N 74'32'39' W •N 78'39'54' W N 81'20'44' W N 81.'20.'44' W N 81'20'44' W S 82'47'48' W S 07'08'23' E S 08'39'16' W S 11•16'04' E S 08'27'39' W N 10.34'25' E g •Pft o3ECT CURVE CI 0 / STANCE 354.74' 85.67' 103.06' 39.32' .46.0/' 72.79' 50.71' .58.82' 45.01' 57.88' 188.93' 109.79' 88.41 78.88' 24.26'. 63.00' 175.40.' 225.49' 128.28' 74.95 ' 270.00' 102.28' 101.13' 55.24' 55.43' 308.55' 314.93' 310.16' CI re CURVE TABLE. LENGTH 47.05 30' RIVER PROTECTION ACCESS & MAINTAINANCE ESM'T TO CITY OF TUKWILA. REC. NO'S. 9003231500 9003231501 & 9003231504 Land Surveyor's Certificate: This Boundary Line Adjustment /Lot Consolidation correctly represents a survey* made by me or under my direction in conformance with the requirements of appropriate State statute. Name: Date' Certificate No. RADIUS DELTA 170.00 15'51 '28' Map on File in Vault • Direction: Scale: Stamp: RECEIVED 200 tOO *SCALE: 1"=200' A lot consolidation does not require a survey oft �g`���, perimeter unless the lines are adjusted. "i�il( Z 9 lo94 Page COIVINiuNITY LL d su _� - - -- -�, --- — e„eae.al ,„„,,4` 7 o 3 at N o U °4S stS to c A 2 `•••••••• I cfAl° I c' / / L. u 1 0� ti o y E 4 1 C gi 1 ... 1 a , 1 i i I ( I lq I 1 --,-------:::.- - - i , Ii 1 , 1 1 -------- • • r rt..,,...m..u.NG1,,,,. TELEPHONE 208 821. 3383 ' ...ff Slta Plan Now Facility Fors ' aum .....amm.... mu...tmovnu‘oziau... CD1121TIrtritULES8-01111N1131 lltiNaCt. ' . UNSAY NOM . MIME OW I a i re 41,41414 ".740 /V WIC ----far,r--- -.......-.......--.. ................ N) TELEPHONE 208. 821. 3383 Elovatlonw /low Fs11Hy Fon " vww w..•nrmruw 11(49111:1 �1 IEB�(ETCVO$O�G40_, tourtr8t00BOJIV8P0al aPOO.. INS 111111 Ui C) I ',AR A. 01,11.N (.11011f. ''.f? TELEPHONE 20a (.. ,7 821. 3383 % - Sections - Maw Facility Fon 1.111111311111 Iiiiiiiiiill11111 :7 • ..7•-• r 7.7=.4 — I .0.0.17.10v M 4/ • ' 'OT"Ite • VAII ot.“.■ . 12:11.JECnriFIUC'441L LOUITTLFROU3StUrtrOINI,G3 UNICt. 0Alltii NOON 18511501 Kt IMINSCII POI Wee LU w LTI 2,z LLI Qd. ()a. • !r CC NE ig7 4^F(' 5 I ■ ,?.,,.. DI ,II, (i111111/• T E L E PH ONE 208 82t 3383 - , • LAGEhtlrio Placa . Now roan, Fon win. ...moan. MI MUM . WI Itt UMW: . , La u-terceir PI uchi- LI7DOSTIFE 0 11118.211,0•80 0 0.0C3. . SEW . 111•11. WIMP, • • ' • '. hillidEME ilogia=r11 ....—. IFA3 /loom L. • ..".•=4--=. " - toworunr1.. o LU ij 8 �arghauan Counkins ��_ Ind O Fir, i N. wrrr+raw�.r �.nwawwr trwrw.rr Nor Facility Fin . 41u•110wr TELEPHONE 2 04 • Z 1. 3383 It0..lEmVIRucia. L rudt U90 � V P401MEE NO N04a OINOQi . - rrt2 . a. z g fi g < • Ii .`4 1 4 -it A .61 i•4 1 .1 "44 Nr 110131111111 illl 133113 ONI ^c.).441n whr,4) n.n.rnann un.n.a n an -11W0,111d1../1-0,31'1131 4:67.1hwramtv.......... gri _ , filet 1.Z9 VOZ 3NOIld313.1. -.------- 'DOI •141111-1P3 thininsuo0 uesnmpug NV1d 3dV3SONV1 1,6/9/S '4' P6/0Zit T Vra.. ...119., 40, 41.1 u.K.•. _ ,..... an cp. ,,,,,,, 110j AVII3VJ AWN a. z g fi g < • Ii .`4 1 4 -it A .61 i•4 1 .1 "44 Nr C. City of Tukwila John W. Rants, Mayor' Department of Community Development Rick Beeler, Director City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing on May 26, 1994 at 7:00 p.m. located at 6200 Southcenter Blvd. to discuss the following: BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L94 -0012: GT Development APPLICANT: Robert Fadden, Lance Mueller & Assoc. REQUEST: An addition to an industrial building with additional parking and landscaping. LOCATION: 6437 S. 144th Street, Tukwila. CASE NUMBER: L94-0017: Gateway #9 APPLICANT: SGA Corporation REQUEST: Construct a 2 -story 25,400 sq. ft. industrial/office building with 45 parking spaces. LOCATION: Northwest 1/4 of the E. Marginal Way S./S. 116th Street intersection PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L94 -0019: Strander Retail Center sign approval APPLICANT: Segale Business Park REQUEST: Planning Commission approval of increased sign area for four tenant signs (per TMC 19.32.150) and Board of Architectural Review approval of sign design' for 10 tenants (per L93- 0016). LOCATION: Southeast 1/4 of the Strander /Andover Pk. W. intersection. in Tukwila. Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Distribution: Seattle Times May 13, 1994 Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 May 2, 1994 Mr. Robert Betts 10423 Main Street #4 Bellevue, WA 98004 -5984 Re: Gateway North - Bldg 9 (EDI) CORPORATION GENERAL CONTRACTORS • CONSTRUCTION AND Dear Bob, PROJECT The following comments pertain to various staff report items as presented in MANAGEMENT your May 1, 1994 letter: 1. Affidavit of Ownership: The City of Tukwila is in the process of reviewing a Short Plat. Buyer and Seller wish to close on the land purchase immediately after the short plat is recorded. I estimate recording the week of May 16th. I suggest we set a drop -dead date after which Kemper (Seller) would sign the application if the deal isn't closed. 2. Square Footage: Although the office design is not 100% complete, the current square footages are as follows: Office = 5,514 (4,251 - 1st; 1,263 - mezz.), Warehouse = 18,149, Bldg. Footprint = 22,400 sq. ft. 3. Picnic. Plaza. Steps: We are providing steps to the river trail but feel it would not be appropriate to provide picnic tables or benches. The trail access is on the opposite side of the office. Maintenance and control of a picnic area would be difficult and thus could provide more of a nuisance than a benefit to the employees of EDI who have stated that they would not not use a table or benches. 4. Riverbank slope: The section drawings are incorrect and will be re- drawn. We plan to provide for EDI the same landscape and slope condition as Bldg 8 (E.B. Bradley). From the trail, the berm will be at between 2 to 1 to 3 to 1 slope to the back wall. This will result in a top elevation of between 16.00± and 19.00± (The trail elevation is at 11.00). For reference, the existing top -of -bank is at 16.00f. There is no reason for the architect to draw top of berm at floor elevation. The back footings will be low enough to accomodate the berm. 5. North Elevation aesthetics: The design as submitted reflects the same scheme as the E.B. Bradley building. The results of that design are very striking; not only were we successful in breaking up the mass of the back wall, but the result is far more appealing than any other element at Gateway North. The back wall of EDI is 150 feet long compared to 370 feet at E.B. Bradley. Relative to Bldg 8 (E.B. Bradley), the modulation shown for EDI breaks up the mass more effectively. The presence of fractured -fin concrete, wide reveals, 2nd floor windows, and four separate paint colors add significant variety and texture. The berm and abundant landscaping will also soften and provide contrast to the concrete surface. I'll submit pictures of Bldg 8 at the Design Review meeting. 6414 204th ST. S.W., SUITE #200 IYNNW00D,WASHINGTON 98036 206 778 2191 FAX 206 778 2196 # SGACO * *084BS .,. .; ^.•.pr „,c:. ; :,;:ae,••:, �;.�:.n ��zr rte• .s.a:•a�ot: z....in 6. South Elevation: The south facade cannot be seen from the River. Gateway North is a private business park which is accessed by a private road. The design of building elevations is controlled by Gateway North's CC &R's. EDI's south facade has 65 feet without lower windows. However the building is skewed with the parking area and includes vertical landscaping at this area. By comparison, Bldg 8 has 111 feet of un- broken concrete surface plus 50 feet of loading doors at the south elevation and Bldg 3 also has loading doors at its front elevation. The other items you mentioned will be shown and submitted on the revised drawings. Thanks for all your prompt attention to this project. Sincerely, SGA Corporation Robert Hart Vice President Robert S. Betts, Inc 17 April 1994 Land Management Conseriation and Development Mr. H. Lynn Takeuchi Ferrari Design Group Architects, PS 12277 -134th Court NE Suite 203 Redmond, WA 98052 -2433 10423 Main Stet Suite Four Bellevue, WA 98004 -5984 Phone 206/455-9640 FAX 206/4554258 Subject: Gateway #9 (EDI); Tukwila Project 94 -0015 & 17 Dear Lynn, Thank you for meeting with Bob Hart of SGA and myself on Friday. Here, in written form, is my list of both what I relayed to you at that time and additional comments that occurred to me after our review. Please note there are no comments on the project's conformance with the requirements of State Environmental Policy Act. Thus these are preliminary comments on the project's conformance with the Shoreline Master Program and the City's zoning code (specifically with regard to design review.) Shoreline. 1. Delete references to the River Protection and River Environment Zones. This project is reviewed under King County's Shoreline Master Program, which does not use such terminology. (Ferrari sheet 3) 2. Show the 30 -foot +/- setback from the edge of the City's access road/ easement. (Ferrari sheets 1 -4, and on both of BCE's plans.) 3. Clarify what the HWMM is on Ferrari sheets 1, 2 & 4, and BCE's plans. 4. Clarify that the OHW is the same as the vegetation line on these drawings. 5. Make the section lines consistent between Ferrari sheet 1 and BCE's GD &U plan. Show the existing bioswale along South 116th Street in these sections. Don't show conifers here when it has London plane trees. Draw humans on the trail or elsewhere to show scale. RECEIVED APR 1 91994 COW/ UNITY DEVELOPMENT Mr. Takeuchi Gateway #9 (EDI) design come( cs April 17, 1994 2 6. Delete the reference to bioswales along the Tukwila river access road; it is only a ditch with perforated pipe. (BCE's GD &U plan) 7. Identify the Tukwila access road is "existing," and that the outfall(s) are "existing." (Ferrari sheets 1-4, & BCE's plans.) 8. Show the easterly storm water outfall, if the engineers know where it is, and can fit it on the sheet (BCE's GD &U plan.) 9. Label the storm water exiting the east side of the site as going both east and west to these storm water outfalls if that is the case. (BCE's GD &U plan) 10. Show the location of the oil /water separator on the east side's storm water piping (BCE GD &U). Same for the fire hydrant, too. 11. Label the common access, utility and drainage easements on both the east and west sides of the building. (BC &E's GD &U plan.) 12. Clarify between existing and proposed vegetation along the river (Ferrari sheet 3). It would help if that clarification is also shown on the BCE Landscape plan. 13. Resolve the steep slopes along the building's northern facade (1:1) with either retaining walls/ rockeries to a more moderate 3:1. Erosion control grass at 1:1 slopes with total shade will not work here. (Ferrari sheet 2 and BCE Landscape Plan.) 14. Review the landscape design and make it consistent with that approved for Gateway #8 to the West. Ivy, hypericum, river birch and vine maples all were specified, as well as flowering plum. (BCE Landscape Plan.) 15. Ensure the plant list is accompanied by . one that sets forth minimum spacing of this plant material. Note that there will be permanent irrigation installed for this landscape. (BCE landscape plan). A detailed irrigation plan is not required at this time. 16. Show a landscaped pedestrian access to the river access road /trail at the building's northeast corner. Ensure the adjoining asphalt driveway along the building's east facade is set back some 10 -15 feet south from the top of the steps. Note that the pre - application for this project contained the Park and Recreation Department's request to "include an outdoor picnic area for workers—could be on the lower bench by trail." Mr. Takeuchi Gateway #9 (EDI) design co_.:its April 17, 1994 3 [If the applicant intends to provide this at the time of approvals of Gateway #10, then so state it.] (Ferrari sheet 1 and BCE landscape plan) 17. As discussed, reorient the wing -wall at the northwest corner of the building by rotating it counterclockwise and align it to the end of the similar wing wall that extends east from the adjacent EB Bradley building. Install additional landscape material on the river -side of the wall. Allow continued access to the common fire hydrant between these two wing walls. To discourage pedestrian cut - throughs at this point, show your intended landscape design at this location, with special attention to dense and thorny plant materials, if that is what you intend. (Ferrari sheet 1 and BCE landscape plan.) 18. Show the wing wall in Section A of Ferrari sheet 3. 19. Label the shoreline setback of 50' from Ordinary High Water (Ferrari sheet 3). Clarify on all related drawings that the 9,000 cfs line is the edge of the floodway. The shoreline regulations require that any non - water - related project in an urban zone must be setback the greater of either 50 feet from OHW or 20 feet from the floodway. Labelling here makes the DOE reviewer's job simple and straightforward. 20. Ensure that the same finished floor elevations are used between drawings. See Ferrari sheet 3 and BCE's GD &U plans. Label the CG &D plan to refer to NGVD Datum and recognized benchmarks. Building Design. 1. Draw humans in some of these elevations to show scale. (Ferrari sheets 2 & 3.) 2. Show the amount of impervious surface. (BCE's GD &U plan.) 3. Show the new location and extent of the proposed mezzanine. Identify its size. Note it being handicapped accessible, if it exceeds 3,000 square feet. (Ferrari sheet 1.) 4. Show how the 3 -foot high parapet will screen any rooftop mechanical equipment. Illustrate that on the sections (Ferrari sheet 3) as seen from the adjacent South 116th Street. Dimension the intended height of the mechanical equipment. Mr. Takeuchi `. Gateway #9 (EDI) design con .:nts April 17, 1994 4 Note its intended color. [The Board of Architectural Review is quite sensitive on this issue, but if it is less than 4.5 feet in height and painted the same color as the top band of the building, it need not be further screened.] 5. Show the intended location of the sign for the building. (Ferrari sheet 2.) 6. Provide details of key points in the building's elevations, especially the recessed windows & soffits at the southwest and southeast corners of the building. (Ferrari sheet 2.) Provide information on the "textured" concrete along the north facade, and be prepared to tell us if it is any different than what was approved for Gateway #8 to the west. Also show the details for the reveals, both horizontal and vertical. Dimension these details. 7. At the southeast corner of the building, extend the recessed detail along the entire 60 foot portion of the facade which faces east, instead of the present 10 foot section. 8. Locate the intended light fixtures on the facades. Provide slip sheets on all exterior lighting: materials, etc.. [by noon Wednesday]. Specify horizontal cut -offs or similar devices to eliminate direct visibility of the luminaries and to control off -site glare. If these are the same as approved for Gateway #8, then so state. Fix the key that identifies these exterior fixtures on Ferrari sheet 4; it is almost illegible.) 9. Redesign the 65 -foot central portion of the south facade. Consider adding a band of windows in the panel(s), especially in light of the Police Department's standard recommendation (contained in notes from the preapplication conference) for designers to provide windows that give employees visibility of the parking lot. Visually integrate the door in this portion of the facade. Or, consider using textured concrete in one of the bands for creating some sort of visual unity between this blank wall and the adjoining panels. This treatment works well on the north [shoreline] facade, so it should be quite satisfactory here. Mr. Takeuchi Gateway #9 (EDI) design corniC is April 17, 1994 5 Site Design (Comments beyond those contained in the Shoreline section) 1. Show how the east driveway entrance will be built and function. Right now it is too narrow and must conform to commercial standards. See the pre - application notes. (BC &E's CG &D plan) 2. Verify the number of parking stalls. The pre -app noted that 62 spaces would be required. Show the calculation of required spaces on the drawing, eg., # sf office and #sf warehouse, etc.. (Ferrari sheet 1.) 3. Label the east property line as "proposed -short plat approval is pending," or some similar sort of intention. (Ferrari sheets 1 & 4 and both of BC &E's drawings.) That completes the review -to this point. Please provide 3 sets of revised drawings by Wednesday Noon. No PMT reductions are needed. Robert S. Betts Vern Urn f Tukwila Robert Hart /SGA Corporation , BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLICAT'ON CHECKLIST Page 2 rG. Location and size of proposed utility lines and a description of by whom and how water and sewer is available. H. Location, dimensions and nature of any proposed easements or dedications. pi I. For commercial and industrial uses, gross floor area by use and parking calculations. J. For multiple residential, location, dimensions and description of common open space and recreation areas. CK. Dimensioned elevations of building drawn at 1/8" =1' or a comparable scale. Elevations should show the type of exterior materials. L. Location and elevations of exterior lighting for buildings and parking areas. C M. Location and elevations of dumpster screens. N. Color and material sample board for exterior building and accessory structure colors and material. C O. Perspective drawings, photographs, color renderings or other graphics which accurately represent your proposed project. P. One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11" (most printing companies can make PMT's). PUBLIC NOTICE F A mailing list with address labels for property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") A King County Assessor's Map which identifies the location of each property ownership and residence listed. The maps may be ordered from the King County Public Works Map Counter at 296 -6548. BOARD OF ARCHITECTURAL REVIEW DESIGIL I EVIEW APPLICATION CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 EJ/ - G; 47 Gr4 y/() 1. BRIEFLY DESCRIBE YOUR PROPOSAL: (.0 dz vc- f ''to,e 1.169- NDvSG�oF 7! -I Airzz -,44 v/vE: 47-wee) Fit- -e-r.va d-1 c� P'��il�ti7S 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) -r47 wA Quarter: .tip i N , � �t�I �, G®� a Section: /O Township: g3 Range: Y (This information may be found on your tax statement) 3. APPLICANT:* Name: .s64 &e i'a,2 4-7 ,V T Address:GV /V c)( S'. S wv, 67 tin r.-ood, bvq q'.36 Phone. ( 2 o e 0 7 78 " ;1 l 9 Signature: Date: 3 - /- `1 * 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. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: Pl576 lgv7ly T -t/4 OWNER Address. 190 4v. / 1/0" Afrto , �o¢-rL�¢,t,/D OR 97Xe- 27c Phone: (50 3) gO 6 - ifoy y I /WE,[signature(s)] CL V► swear that I /we are the owner(s) or contract 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: S i t I ? y MAR 111994 G jt ,v, &iNIty DEVELOPMENT ADDRESS: LABEL REQUIREMENTS CITY OF TUKWILA 6300 Southoenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206) 431 -3680 Notification of persons of certain types of pending applications is required in order to encourage citizen participation in the•land use process. Applicants are required to submit a mailing matrix and one photocopied set of labels which show: 1. The name and address of all owners of property lying within 300 feet of the boundaries of the property for which a permit is sought; and 2. The address of all residents of property within 300 feet of the boundaries of property. Property owner names and addresses can be obtained from the King County Department of Assessments located on the 7th floor of the King County Administration Building, Room 700, 500 Fourth Avenue, Seattle. To compile the information: 1. Obtain the assessor's map(s), which contains your property and all abutting property within 300 feet. (See diagram.) You may use the maps on file in the Assessor's Office or they can be purchased from the King County Department of Public Works Map Counter on the 9th floor of the Administration Building. It is suggested that assessor's maps be ordered several hours in advance of the time you would like to pick them up. 2. Then, obtain a computer batch order form from the Department of Assessments, list on the batch order form the property tax account numbers shown on the assessor's map(s) and submit the batch order form to the Department of Assessments together with the required fee for a printout of the information. Assistance with the tax account numbers may be obtained through the Assessor's Office or the City of Tukwila Department of Community Development (DCD). King County labels are not acceptable because they cannot be duplicated. Resident names and addresses are researched by the applicant. Kroll maps located in the DCD have buildings and street names and addresses. The information on the mailing matrix may refer to "Resident" or "Tenant ", with the proper mailing address, if the specific name is unknown. 12/14/90 BOARD OF ARCHITECTURAL REVIEW .DESIGN REVIEW APPLIC ' 'ON 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 impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: The /eeeoI; ij 1o{tIl 71,d: l'vy ll� , wr/ve t\ TAe A6,( thv-e, r v (-coo a 1- -ce ief„re( arec{S are Se' --l' Lich. lv-owt -fib? lreh1" 6, 'f 'ha are 5e 1-&344 Pot alem3 4l,N .-fvW,, b y eel.,eveb& Se_4.4124-, i Pi -f-(Arvl are SGo-624 °o 1 1ce(4s.--a i'Di�i . -f', Sc_a /� , C�/�lor` ( pair I-. k, ac,.cJ Ulc,v.,1GLs- capihc, wcvk.„a'b!C 2_ I-I/ el h. Ji Ci(e. 5I, e /&vv�v1 `+'"s P%J,471%) 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 character. D. Compatibility 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: tr. ove 11 ,.5 �,11 Ski 11 4,4. +lo_ e�t's�� t 58,.84,, h. ,�- at, 0V' %L b�.1HeSS a.,L, Tie cas: l^ ele,,,o.,t4s ikG(�ie Lae: -C4 � 5 ,- eve.,(ls, a �uv` - cola( pi,!k4-11,5 �c ��, f,` llas -5, ) lc, ss; a(- receS5� S ore ( 0-Is c✓j►•Gl/ J /0-61 LA/ +ire rh-.p/sS, e"01sc_urti5 [ C S `, 6vt 4 (ur 4 q R-0'i W � 1( (c2 vvr (l)144(1-I L-a- ("5 1 1, q lci Se_irp r't,5 . Gohi I G1 ►c.LGyv -e,e5 6,),,,e c [�S.040,L+1 -7''S 6t4 &-aGA JS� de 00,- *�1e i GLG'LG ` ` .`O �/ �a 4r a I (aw le. S� 01e u�� s1 c_�rcu ka h, Givr.,4 /G! `,Lica-% 41.-- leca! 4l d 1-7 Ma "; In liS s r IA( e1Iv. -I'L aol�ac &'►� ht'ldiP� , J BOARD OF ARCHITECTURAL REVIEW .. DESIGN REVIEW APPLIC( -ION 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 locations 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 encour- aged. 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 pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining land- scape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. RESPONSE: 7 h e f CF11 u d"; yl . s ; '� �5 wi' �. f� e. S(.1 / "F'1`iLlh (`►i� / Q.� /i�/J✓ ofl�v'VV�� L- 011.IGtscuril \� Ikc_6 q V4 P.4�/ oaf- c4 "° lc�u(�c� 5 avvc ev t - *L j ja 9b 2.'sS dv � IAN 6.ave , ..Jee s u���� e fj L ' J add -/-1,0 ivv�JUG7`. $'c,�� 5 1,► `Lc'u / 17i' !I 110_ La/( ee / d t 04.3 lie rltv�. --fat' I Iota � , U S 1 4e. I t GI A -1-i k W'/ 1 42- Wri 1- INN, e4 04 ? .9 / i^pfl .-1-G✓1 ��1STrll�j. 11 Shoe 494. vi im pj {v ct d reG( ff b i �. 5. (/ Lbp e f e J tl.t,s r,.I 7L Q by, (eQy &wh 8d- s C-ar <<�� v'e v<i, 14 4s 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 de- velopments. BOARD OF ARCHITECTURAL REVIEW , DESIGN REVIEW APPLIC( 'ION Page 4 C. Building components - such as windows, doors, eaves, and parapets - should have good pro- portions 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 brilliant 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, standards and all ex- posed accessories should be harmonious 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: / 4 / / n `T/ e J Nl1,5 5441 Itd k-e a�s�t l�er�. des ar- cl Q,/,P4s Di Sim liar use .., ,1 Ii,(1 s it', 0;21 (06.4 /iok s. 7"h he � � e l�rl (�, i s ct i. e9/j � � -I-l�z se e�2 , + Ii e d� �/ -1 C` h Ev' S ay-C. by 4. L , J `f' /t S °L �v,o vt 4 Ls re c. Ste( lerz tt.- q d- j Is-o 1v,e_r A. I'll /eve-/ is e v:c %t1 al( oles oP f lie I �ti (01;1,5 D' colict_e le n if lusd s ,v4: 11-00 e- qi- es<< (01/1 2p C4%/sR..5ra r Gei c ,4e cl /Dhl rr�2 ►t� v- Par holm' de. d C eel 4,, S� F�` 4 `te k- re. , a e` tl� fo Y.otiV ( a vev- !.( � �e.� /S t4,1' -k a -cm (ov CI 4A Y- 5C- / 42_ 11--ea 5 ,nn "`.Q iMw s aka ji,Dvrc45 v s - ��r��e s q'� a lI 4w,- 5 dec. � -0v% 1-1vA-c._ c -et t4 iviq, • 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: e �o fl,e �'hd11 d.L: 1,4y eve river A u 1 ,14, -- 6,14 ety P e S d".4 e_ aye t/- execesA.S © *Ike aa/Jdca�44 4015 he, k4w-ix (44,(1-e_ C5 t9 /u t1 C. BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW APPLIQ 'ION C. Page 5 INTERURBAN SPECIAL REVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appearance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, 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 design should be sensitive to the natural amenities of the area. 4A 1 101 k cu fa '/"orgy c L 6, 41-4t 1 i cx� Vet e el 4 a Cloe aKd Adscani ���� a/( 0,0ve18 of vevy 60Ie s,'1,^ Pvty- trekt.P.A.t 5 aloe. fhe �l �irier. ( U 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. p%YaNs 51-0 1/ eta, mss% acce.s_s -Jc 4-h Hvat- 3. The proposed development should provide for safe and convenient on -site pedestrian circu- lation. 0 1 6/41014 ! / �"eJeC� d, - ih G i rc c,t [S 6 h91,; G�efX v. q /�1a iv de to l �s/ b✓ tv6, ciee Soyarve Jet d -o 4✓4 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. Svt ?I (ti5 riL..se _S are 0 d'tt %62.7wue,e(0(0-6?, 5. The proposed development should seek to minimize significant adverse environmental im- pacts. // ( Active46e _ 1cr�a°6 S dry bi0 `t- dhc cp 42-el 6. The proposed development should demonstrate due regard for significant historical features in the area. . /(/ 0j1 r<2— . GX I BOARD OF ARCHI" :TURAL REVIEW DESIGN REVIEW INFORMATION CITY OF TUKWILA 6300 Southcenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206) 431 -3680 The City of Tukwila, through the creation of its Board of Architectural Review (BAR), has empha- sized the need for creative and harmonious site, architectural and landscape design. All development in the City must be reviewed and approved by the BAR, with the following ex- ceptions: 1. Developments in R-1 and RA districts; 2. Developments less than 10,000 gross square feet in P -O, C -1, C -2, CP and CM zones; and 3. Developments in M -1 and M -2 zones. (Exemptions 2 and 3 above do not apply for developments located within 300 feet of a residential district or 200 feet of the Green /Duwamish River.) Development is defined as the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure that requires a building permit. In addition, for commercial development exceeding 10,000 gross square feet in P-O, C -1, C -2, CP and CM zones, exterior repair, cosmetic alterations or improvements, the cost of which exceeds 10 percent of the builidng's assessed valuation, shall require BAR review and approval. The Interurban Special Review District is bounded by I -405 on the south, the toe of the slope to the west of Interurban Avenue, I -5 on the north, and the City limits on the east (see Map 3 of the Zoning Code). This District has special review guidelines to be applied to the reviewed projects within this area, in addition to the BAR criteria. It also has unique development incentives that allow modi- fications of certain zoning standards. PROCEDURE The BAR is a seven - member board comprised of people from the community. The Board meets the fourth Thursday of every month and has the authority to review and approve, approve with conditions, or deny development requests. The Board's decision will be based upon the design review criteria contained in the Zoning Code. Every applicant is requested to show how the project meets the design review guidelines by responding to these criteria which are listed for you in this application packet. A completed environmental checklist will be required along with the BAR application or may be submitted prior to BAR application. Prior to any official action taken on a project, including the BAR's decision, the environmental review and an environmental Determination must be com- pleted by the City. Please use the APPLICATION CHECKLIST to assist you in completing your application, and return it with your submittal. 2 -91