HomeMy WebLinkAboutPermit L94-0082 - WESTINGHOUSE ELECTRIC - DESIGN REVIEW
BOARD OF ARCHITECTURAL REVIEW
DESIC .. REVIEW
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. BRIEFLY DESCRIBE YOUR PROPOSAL: 20, doe 5. i , co /;ic/24 -7� T/L tc %4/z4='H0USC
/, 27/J /T /O,V TO AA/ : m/ u,Ji / ,Z4/-/"o$ 45 3444 Q
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)
/ /AO A11/0ei/ /Z i
Gwv,4or
Quarter: /ve / Section: 3 5
Township: 2 3- N Range: 4-
(This information may be found on your tax statement)
3. APPLICANT:* Name: 11e4(4+20 Z3 2,-/ �L/ . ,laze; / TC G i
Address. A e /3e1‹ ,520 - eA-7V/tJV/ 4- L.6 J L,/y, 9f3 328
hone. (2%) 83 2 - ' 1 vv
Signature: �� .r Date: 9/7/94
* 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: /1 /4 �4v►�cs >/Y/C�v> �Os f/'�.v y
OWNER
Address: /19. &X 70D /11c 6-a is;
Phone: 6496 ) 2 72- 7 5 0 0
I /WE,[signature(s)
swear that I/w e 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: V7771/
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLI ' TION
CRITERIA
Page 2
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:
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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:
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BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLJ'' ■TION
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:
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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:
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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:
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BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLIc ' 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 design should be sensitive to the natural amenities of the area.
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2. The proposed development use should demonstrate due regard for the use and enjoyment
of public recreational areas and facilities.
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3. The proposed development should provide for safe and convenient on -site pedestrian circu-
lation.
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4. The proposed property use should be compatible with neighboring uses and complementary
to the district in which it is located.
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5. The proposed development should seek to minimize significant adverse environmental im-
pacts.
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6. The proposed development should demonstrate due regard for significant historical features
in the area.
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HOME INOVATIONS. INC.
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ADDITION TO VAREHOUSE AND OFFICE WILDING
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PLANNING COMMISSION
AND
BOARD OF ARCHITECTURAL REVIEW
DECEMBER 1,1994
(Approved 1- 26 -95)
Lary — v�2 7
Members Present: Messrs. Haggerton, Meryhew, Malina, Neiss, Flesher, and Ms.
Stetson. Mr. Clark was absent.
Representing the staff were Jack Pace, Ann Siegenthaler and Sylvia Schnug.
Mr. Haggerton opened the meeting at 7:04 p.m.
MR. MALINA MOVED TO APPROVE THE MINUTES OF OCTOBER 27,1994. MR.
MERYHEW SECONDED THE MOTION AND THE MOTION WAS
UNANIMOUSLY APPROVED.
L94 -0082 Westinghouse
Jack Pace gave the staff report. This project was approved with a MDNS with three
conditions. This project is going through design review because of the size of
expansion. There is an existing office and warehouse and an addition of roughly 20,000
square feet will be added to the warehouse. The applicant has put the loading bay away
from the street so it is not visible. Staff has concluded that given the site plan, there is a
good relationship between the structure and the site, and good screening of mechanical
and service areas. The relationship to the adjoining structure is similar in scale, size and
design.- Staff has recommended some options in the area of landscaping. We have
recommended the addition of a provision for recycling materials and the screening of
that area. Based upon our review there are four conditions to be met: 1) trash collection,
recycling area to be added to site plan, 2) landscaping options along the building as it
faces the street, 3) consistent with colors and materials to existing building, and 4)
lighting issues need to be clarified.
Mr. Haggerton: What is our requirement for recycling in this City?
Mr. Pace: The condition relates to the type of use. The ordinance doesn't specify the
materials, they just need to provide the appropriate size for the type of materials they
are using.
Mr. Malina: In the 15 foot planting strip, we had talked about tulip trees being
planted. Is that for this area?
Planning Commission /BAR Minutes
December 1, 1994
Mr. Pace: There are some existing trees which aren't in accordance with the plan but the
question is whether they need to be taken out while adding the sidewalk.
Page 2
Howard Braden, Architect and Applicant's Agent:
Regarding the roof mounting of equipment, the warehouse portion of the building will
have indoor unit heaters. The only thing coming through the roof is the exhaust from
the fumes through a 6 -8 inch vent. If HVAC goes in, which I can't envision a need for it
at this time, it will be screened on the roof and located well away from the edges.
Mr. Meryhew: Do you anticipate any problems locating the sidewalk east of the trees?
Mr. Braden: If we put the sidewalk on the curb line and go to the six foot of width,
the cut into the berm is going to be rather severe where the trees are located which may
expose roots. It was staffs suggestion to move the sidewalk to the interior line of the
trees taking four foot of the landscaping then going into the parking area two feet in
order to accomplish the six foot sidewalk. This shouldn't be a problem beyond the fact
that the sidewalk would be on private property which would require an easement.
Mr. Malina: How do you feel about the four recommendations staff has provided?
Mr. Braden: I have no problems, staff has done an excellent job.
Mr. Malina: Will the lighting plan be done through an administrative review?
Mr. Pace: It is required before the issuance of a building permit. We will make sure
there is no spillage of light beyond the site.
Mr. Braden: As it stands now, the only lighting will be in the area of the parking and
loading doors. They will be wall pack mounted units directed downward.
Mr. Haggerton: How will we have continuity in the sidewalks at all the different
properties if we allow some inside the tree line?
Mr. Pace: We are trying to balance all the issues.
Mr. Malina: Is it possible to remove and relocate the trees?
Mr. Pace: It depends on the age and condition of the trees. It may be cheaper to replace
the trees.
Mr. Haggerton closed the public hearing at 7:25 p.m.
Mr. Malina: This is a straight forward, nice project. Maybe public works can work
out something with the trees and sidewalk.
Planning Commission /BAR Minutes
December 1, 1994
Page 3
Mr. Haggerton: I want the City of Tukwila to encourage recycling of all products in
the commercial /industrial areas the same way we have done with residential areas.
Washington state is a leader in recycling in the country and in my opinion, Tukwila is a
leader in Washington state.
MR. MALINA MOVED TO APPROVE L94 -0082 BASED ON STAFF'S FINDINGS
AND CONCLUSIONS AND RECOMMENDATIONS. MR. MERYHEW
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
COMPREHENSIVE PLAN WORK SESSION
Mr. Pace: When our budget was being reviewed by the Council, they had a concern
about wanting to get the development regulations in place. There has been some
additional money put in place so that when they get your recommendation they also
want the implementing regulations as well. When you complete the Comprehensive
Plan, you will receive the draft zoning code for your review and deliberations. You will
forward a packet consisting of the draft Comp Plan and Zoning Code to Council. The
time frame for giving you the draft zoning code changes is April 1995. Tukwila
Tomorrow will begin meeting on December 15th to begin discussion on the urban
center alternatives. That will be forwarded to you sometime in February. So during
December and January you will look at the map changes on the Comp Plan then in
February begin to look at the center and activity center and policy changes. Then in
April you would begin working on the development code.
Mr. Meryhew: Will we have an opportunity to have input on the EIS?
Mr. Pace: The EIS is based upon your recommendations so indirectly you will have
input.
Mr. Malina: Since the County has made some changes to the SAO, how will that
affect us?
Mr. Pace: It doesn't at all. Those changes are for unincorporated King County.
Mr. Meryhew: It looks like our schedule is moving out, what kind of problems will we
have with that? I don't see the Council passing this until December 1995.
Mr. Pace: That's realistic. The Council will receive the draft Comp Plan, development
code and draft EIS. We are not meeting the deadline of adopting the Comp Plan by
December of this year, so we will probably be a year behind. Other cities are in the
same situation.
Planning Commission /BAR Minutes
December 1, 1994
Mr. Haggerton: As long as we stay on course and proceed in a diplomatic and
business -like way, the State seems to be supportive.
Page 4
Ann Siegenthaler: In your packet you have a memo from Moira Bradshaw which
shows the linkage between policies in the Comp Plan and the land use designations,
which are then transferred into the zoning designations. The designations that are in
the back of the draft Comp Plan are just a starting point. They begin to implement the
policy discussion but you have a lot of flexibility to expand or modify those. To look at
what other cities are doing I will pass out a copy of Kent's designations. They have
expanded their designations to include four single family comprehensive plan
designations and three multi- family comp plan designations. Also in the handout
tonight is the comprehensive land use map legend. This is basically what is in the back
of the draft Comp Plan now, but what we did was to look at those designations and
made minor revisions based on your earlier comments. It doesn't change the substance
it simply gives a better level of detail to compare with the policies. You need to decide
if you want to add to or expand the three residential designations.
Mr. Haggerton: Is there a possibility that the various cities, County and State could
be more consistent as to what each designation means?
Ms. Siegenthaler: In a lot of ways they are, you will see a lot of the same terminology.
Mr. Neiss: Looking at these overlays, I noticed that there were several uses within a
particular zone.
Mr. Pace: This reflected what Tukwila Tomorrow recommended in wanting the
riverfront to be much broader in its uses. The zoning code will be more specific and
reflect those uses.
Mr. Meryhew: This doesn't appear to allow the cascading zoning.
Mr. Pace: That is not correct, the only area where we have specific mention that we do
not want cascade zoning is in the manufacturing /industrial center because that area is
so unique in location requirements we did not want large box retail. You may want to
make a policy statement that you want to continue that. We are not using the term
cascading, but we are trying to allow more of a variety of uses.
Land Use Designations
Residential:
Mr. Meryhew: If we want to allow accessory units in here do we put that in the land use
designation or does that come later?
Planning Commission /BAR Minutes
December 1, 1994
Ms. Siegenthaler: That is in the draft policies. Later on when you get to the zoning
phase you will stipulate some standards for accessory units.
Page 5
Mr. Meryhew: I believe that the 6.9 units per net acre on low- density should be 6.7
which equals 43,550 square feet.
Mr. Grant: That is assuming that the Commission has bought off on 6,500. We need
to discuss that before we set a low density regulation.
Mr. Meryhew: I think 6,500 is too high, 5,000 is good enough.
Ms. Stetson: I am not opposed to 6,500. We are trying to avoid developments going
up Snoqualmie Pass, we need to concentrate development in already established areas.
Mr. Pace: This was a way of getting more owner occupied housing without having
apartments or condos.
Mr. Meryhew: Going to a 5,000 square foot lot allows even more flexibility.
Mr. Meryhew: We have a need to develop more housing and we need to be realistic to
what this city will look like in 20 years. Cities like Seattle are going to 3,000 foot lots or
even smaller.
Ms. Siegenthaler: Perhaps you should consider a second residential designation
which would give you the ability in certain areas to have those smaller lots.
Mr. Neiss: The main point brought out in the discussions that the Tukwila
Tomorrow Committee had with various residents and business owners, is that they
don't want to be like Seattle. They want to retain Tukwila's distinct character of an
rural -urban area. There was a lot of opposition to anything less than 6,500 sq. ft.
Perhaps in 20 years this will need to be reexamined and go to even smaller lots.
Ms. Stetson: Seattle is set up to be pedestrian oriented. We are not yet, we don't have
the public transportation or neighborhood commercial development to support it. I
think 6,500 is realistic and reasonable and can then be revisited at a later time.
Mr. Haggerton: You need to consider how to put a decent house on a lot that is 50 X
100, I agree with the 6,500.
Mr. Pace: The Committee recommended that if we go with the 6,500 that we have more
standards for lot coverage which we don't currently have for single family units.
Mr. Meryhew: I concur that Tukwila Tomorrow spent a lot of time and I understand
where they are coming from. I will agree with the 6,500, it is a lot better than 7,200.
•
Planning Commission /BAR Minutes Page 6
December 1, 1994
Consensus to designate a 6,500 square foot lot for low- density residential.
Mr. Haggerton:
derived?
How was the 16.9 units per net acre in the medium density
Mr. Pace: That was done by going back and looking at the current designations.
Medium density is comparable to our R -3 which allows 3,000 per dwelling unit. Divide
that into a net acre gives you the number of units.
Mr. Meryhew: 3,000 square feet is 14.5 units per acre. 16.9 is 2,576 square feet per acre.
Mr. Pace: You are using a gross acre and the calculations were done using a net acre. I
will revisit the numbers and have the information for you by Saturday morning.
Mr. Meryhew: In high density shouldn't that read up to 17 units per acre?
Mr. Malina: On the current level there is a 1,500 square foot minimum. If you apply
that to a gross acre you're going to be around 29 units density. I think there should be a
limit stated.
Ms. Siegenthaler: So the limit you would like to establish is 29 units?
Mr. Meryhew: Whatever the 1,500 square foot is.
Mr. Pace: The Committee wanted to have provisions for bonuses for additional density
when affordable housing was provided.
Mr. Meryhew: If we want to allow home offices in the residential area do we need to
say that here or in the policy section?
Ms. Siegenthaler: Under our current regulations in the zoning code we allow home
occupations up to a certain point. You could have a special low density residential
category that allows for more intensive home occupations, or you could save that for the
development stage and look at how you define or restrict it. There might be areas
where you would want to allow more intensive home occupations versus other areas
where it would be restricted. For example, allow more in medium and high density
areas and restrict in low density.
Mr. Meryhew: One way to do this is to list a number of the occupations and decide
which should go into residential.
Planning Commission /BAR Minutes Page 7
December 1, 1994
Mr. Pace: The point here is to set the policy directions, how restrictive you want to be.
You may want a specific policy about home occupations and suggestions of
implementation strategies.
Ms. Siegenthaler: For the level of detail of your concerns, it would be better
addressed in the policy section.
Mr. Neiss: Perhaps you could give us a copy of our home occupation guidelines so
we have some direction.
Mr. Haggerton: Can the City give a break down on how many and what type of
home businesses we have?
Mr. Pace: When we close out this years business licenses, we can get a summary of 1994
types of licenses for home occupations.
Mr. Meryhew: Section 8.5.7 deals with home occupations. I have put a note there to
remind us to address this issue at that time.
Mr. Malina: How did Tukwila Tomorrow feel about mobile home parks?
Mr. Neiss: There wasn't any particular feeling to discourage mobile home parks.
Mr. Flesher: When you talk about planning recommendations, are you talking about
Tukwila Tomorrow's recommendations?
Ms. Siegenthaler: Yes, the middle column is a summary of the policy
recommendations in the current Comp Plan. And the right hand column is what we
currently have in the zoning code.
Mr. Malina:
allowed.
The concern I have for mobile home parks is where they would be
Mr. Meryhew: Currently they are in the medium and high density areas, such as on
Highway. 99.
Ms. Siegenthaler: Is your concern whether or not they are allowed in these residential
designations, the way they are developed or how many trailers there are in each park?
Mr. Malina: I am concerned about if it is talking about single or double wides, it
needs to specify the size. The density could be increased depending on the size of the
mobile homes.
Planning Commission /BAR Minutes
December 1, 1994
Page 8
Ms. Siegenthaler: One of the concerns that the Committee and community has about
mobile home parks is not the fact they are here, there was a recognition that they do
provide affordable housing for many. There is concern about how they are developed
and maintained. There are some state standards and life safety issues that need to be
addressed. If you have strong feelings about allowing mobile home parks this is the
place to do that. If you have concerns about how they are developed then when you get
to the policy phase you can establish that guidance. To the asterisk ( *) statement you
could add, "except for mobile home parks."
Mr. Pace: Currently four mobile home parks are in commercial areas, either office or C-
2 and one is in an R -3 designation. Tukwila Tomorrow recommended that the Canyon
Estates mobile home park be changed from office to medium density residential in a
rezoning.
Mr. Flesher: Why would a family want to raise their children in a commercial area
while living in a mobile home park? But on the other hand, if they are in a residential
area they need to be under strict standards. We have them sitting in the commercial
areas now, but I'm not sure anybody wants them in residential.
Mr. Pace: Because of market values, mobile home parks are not part of the long term
intent of the use of the property. They will eventually redevelop the property into office
or some type of commercial.
Ms. Stetson: I like the suggestion to add "except for mobile home parks" to the
asterisk statement, because the intent of additional density and affordable units deals
with traditional housing developments. I don't want to exclude manufactured homes.
We can deal with the specifics in the policy section.
Office:
Mr. Flesher: I am totally against the residential uses being in any commercial /office
mix, I don't think it makes sense. Highway 99 is a perfect example of this.
Ms. Siegenthaler: Your comment raises the point of how zoning code standards are
going to work with these comp plan designations. The main thing that drives Hwy. 99
is not the fact that there are different uses, but that it's a smattering of different types of
buildings. If you look at some areas which were newly redeveloped as a whole, it can
be quite attractive. You would need to address that in the zoning code phase. If you
don't have a problem with the fact that someone lives above an office and there's a
video store in the front, that's what's being addressed here. How it would look and how
parking works is what you would address later.
Mr. Flesher: We're not moving ahead that way. A house on 99 may be there for the
next 80 years.
r
Planning Commission /BAR Minutes Page 9
December 1, 1994
Ms. Stetson: I don't agree. We could make the property along 99 more valuable, less
desirable for that single house to remain.
Mr. Flesher: It's commercial now and always has been. Those lots are already
chopped up, you wouldn't put a footprint for an office on a lot that wouldn't accept it.
Ms. Stetson: What happens if we say no residential in a commercial zone? The
person with a house on 99 won't be made to tear it down. How would that be better?
Mr. Flesher: He has no incentive to stay there and he can't rebuild it.
Mr. Meryhew: Are you suggesting that if we were to rezone it office we would disallow
any residential use in that particular site?
Mr. Malina: I think he is saying, why have the language in there if the intent is to
create a whole new facade along 99?
Ms. Stetson: I don't think we should preclude residential. Couldn't we designate the
strip along 99 office and permit with design review residential and related
complimentary retail? Under design review we have the opportunity to avoid ticky-
tacky single residential homes.
Mr. Meryhew: I think this office classification allows some residential uses. You
wouldn't build a specific residential building on a lot, but it does allow mixed use. You
could put up a building with office and residential. The citizens are asking for mixed
use on Hwy. 99.
Mr. Neiss: Tukwila Tomorrow talked about having office but allowing residential
units as part of the office development. You will have residential amenities in that area
such as grocery and transit.
Ms. Stetson: We can address what residential uses means when we get down into the
policies. Maybe we need to add the word "mixed -use" to this phrase.
Mr. Flesher: At the present time we don't do design review on residential.
Ms. Siegenthaler: Not on single family but anything above that. You can specify the
kind of density of residential uses that you are willing to allow in the policy discussions.
Mr. Neiss: The only way the residential could be built in this was if the office was
already part of the project. As I understood it, it did not allow residential instead of
office, only in addition to. In looking at some of the height requirements being allowed
on 99, this was a way to allow a developer to go up further with those restrictions and
have more square footage.
Planning Commission /BAR Minutes
December 1, 1994
Page 10
Mr. Meryhew: On page 3 on the matrix, it talks about allowing more than two dwelling
units attached. Does that mean three or two or more? The way it is worded it doesn't
include two units, only more than two.
Mr. Pace: I think the point was to note that they were looking at allowing more than
two units. Currently office allows single family two units.
Neighborhood Commercial:
Mr. Haggerton: This seems to have in mind those high rise condominiums with
offices etc.
Mr. Malina: When it says that "structures are characterized by residential scale" that
doesn't include such a high rise.
Ms. Stetson: This is for things like corner grocery stores.
Ms. Siegenthaler: (pointed out areas on map) The basic criteria is that these uses
would be compatible with residential areas and have a residential scale and
architecture. You will need to make the decision of what kind of uses will be allowed.
Mr. Neiss: A car wash, for example, doesn't look residential but serves residential
uses. Without defining the uses, how will people like that know if they are conforming?
Ms. Siegenthaler: They won't until you get to the point where you're starting to list
out uses. Now you are just defining categories.
Mr. Malina: I think the term "characterized by residential scale" bothers me more
than anything else.
Mr. Pace: The reason for that was because we wanted to imply that the design would be
compatible with the neighborhood.
Ms. Siegenthaler: That sentence talks about structures being characterized as
residential. The other part of the definition is that activities are compatible with
residential. In this definition a project would need to meet both of those criteria. You
will find that there will be existing non - conforming uses when you get through this
process. There is no realistic way at this point to understand, in a comprehensive way,
all the possible effects that all these decisions you make will have across the City. Think
about where you want things to occur over the long term, the next 20 years.
Ms. Stetson: I am trying to understand the rational for neighborhood commercial on
99. Larry's Market serves the residential community but is in no way in a residential
Planning Commission /BAR Minutes
December 1, 1994
scale. Why has that strip of 99 been designated as neighborhood commercial when a lot
will become non - conforming?
Page 11
Mr. Pace: The Committee wanted to restrict the hotels, taverns, and have more of a
residential character when redevelopment occurs. They are not saying the whole of 99
needs to be residential /neighborhood, but around that intersection of 144th. In that
area are schools and the new library and it is a crossing point between east and west.
Mr. Neiss: I am having a hard time taking a definition such as "characterized by
residential scale" and fitting it with new developments such as Larry's Market.
Ms. Siegenthaler: You have identified certain areas of the city that may not fit into
these two categories. You may want to develop a hybrid category at this stage which is
in between neighborhood and regional commercial. That will allow you to fit these
different types of uses in later on.
Mr. Pace: At this time Larry's is a permitted use. No matter what you do throughout
this process, it will create non - conforming uses or standards. We have provisions for
non - conforming situations such as we discussed in the design review earlier this
evening.
Mr. Haggerton: I think that from what has been said, the second sentence in the
neighborhood commercial definition should be deleted.
Mr. Flesher: I agree with what it is trying to get across, but it doesn't say it correctly.
Perhaps it should say to be harmonious in style or design.
Mr. Meryhew: I agree to take out that second sentence.
Ms. Stetson: I think we have to make some sort of statement as to compatibility. At
what point can we put limits on the types of structures?
Ms. Siegenthaler: If you look at page 9 -5 in the Comp Plan, it talks about the
neighborhood center idea. The policies talk about employing design elements,
providing pedestrian amenities, public art, and canopies.
Mr. Malina: I don't see how that fits into residential design. I don't see a parapet on a
residence.
Ms. Stetson: How about keeping the second sentence in the definition and then get
really specific in the Comp Plan about what that means.
Mr. Pace: Yes, then the zoning code goes to the next level.
Planning Commission /BAR Minutes
December 1, 1994
Regional Commercial:
Mr. Haggerton: When I read that, it sounds like areas like Larry's Market.
Page 12
Ms. Stetson: I think it is a good definition, it paints a specific picture of what they
have in mind.
Commercial /Light Industrial:
Mr. Meryhew: Is this one where we should still be allowing residential?
Mr. Malina: No residential.
Mr. Neiss: Aren't hotels etc. considered residential?
Ms. Siegenthaler: They are considered a regional commercial use which would be
permitted.
Mr. Pace: Commercial /light industrial is similar to what we are looking at in the CM
zone. If you look at the section below, depending on your decision with the urban
center with the overlay, residential is being suggested.
Ms. Siegenthaler: In the Committee discussions, the idea was to disallow multi- family
residential in the commercial /light industrial area. In the riverfront area multi- family
would be allowed.
Consensus that residential should not be allowed in commercial /light industrial.
Riverfront:
Mr. Meryhew: I would suggest that we skip the riverfront area until we get further into
the urban center.
Light Industrial:
Ms. Siegenthaler:
associated uses.
The idea is that commercial and office uses are complementary and
Mr. Meryhew: What about some of the Boeing facilities, it is an office building in an
industrial area.
Ms. Siegenthaler: You wouldn't have a Larry's Market for example develop in a light
industrial zone, but you might have a little deli develop in an industrial complex to
serve those offices.
Heavy Industrial:
Mr. Haggerton: On page 4 it says that the M -2 zone allows R -1, R -2, PO, C1, C2 and
CM.
Planning Commission /BAR Minutes Page 13
December 1, 1994
Ms. Siegenthaler: That is what is allowed currently.
Mr. Pace: You would revise the zoning code to not allow residential or commercial uses
unless associated with the industrial use.
Public Recreation:
Mr. Haggerton: What does that note on the bottom mean?
Mr. Meryhew: It means that we zone them and if anything gets purchased it has to be
rezoned.
Ms. Siegenthaler: What's unique about this comp plan designation, is that it really
applies mostly to City properties or properties that the City or King County is going to
purchase for recreation. What's different about this designation versus what we have in
the comp plan now, is that currently the zoning for the community center is single
family residential. That means that when you build a community center you are
required to meet certain residential requirements. This designation establishes a
separate category.
Mr. Pace: You still may end up going with a residential designation for public owned
property, the point of the comp plan is to indicate where our public facilities are.
Community Resource Overlay:
Ms. Siegenthaler: On the draft designations in the back of the comp plan, they didn't
include the policy wording that the Tukwila Tomorrow Committee had originally
developed for this Community Resource Overlay. The intent of these changes is to
provide a better definition of what the Committee was trying to do and to respond to
public comments about why we have this overlay and what is its purpose.
Mr. Malina: Is this where we would find churches, schools, fire stations, libraries?
Ms. Siegenthaler: No, this overlay mostly consists of areas of slopes, wetlands,
watercourses, the river, and trails. It includes the sensitive areas but it also includes the
river. The public facilities you mentioned are not specifically defined, they would be
uses located in a single family designation for example.
Mr. Malina: Then we need to make the statement somewhere as to where public
facilities can be located.
Ms. Siegenthaler: Not unless there is a specific area where you don't want those type
of facilities to locate.
Planning Commission /BAR Minutes
December 1, 1994
Ms. Siegenthaler: When you get to the zoning code, you list out for each of the uses in
the single family residential 6,500 zone.
Page 14
Planned Area:
Mr. Meryhew: This covers the Tukwila south area. If someone wants to come in and
develop that, wouldn't they have to get that zoning changed?
Mr. Pace: As Ann implied, what we are trying to do is to put in the index what we mean
by that area so there is a linkage between the policies and geographic locations. If you
have a specific policy regarding the urban center, but if you don't define where the
urban center is, how do you know where that policy applies?
Mr. Malina: Is that area annexed into the City yet?
Mr. Pace: If it is annexed, this is the process they would go through.
Mr. Flesher: You're just identifying the sensitive area.
Mr. Pace: We don't know exactly where they are because there is no clear record as to
exactly where it is.
Special Development District:
Mr. Haggerton: We should pass on this also until we discuss the urban center.
Urban Center:
Pass
Manufacturing /Industrial Center:
Ms. Siegenthaler: The reason that's identified as a special area is 1) the current sort of
development that is there, what is being proposed for the area, and 2) it's also different
from industrial areas down to the south because it has the airport and major
transportation routes on which those uses depend. It has a distinct character to the
shoreline of water dependent uses. The policy background is saying that the City wants
to encourage redevelopment of that area. We want to make sure there is a place for
those water dependent uses to locate in Tukwila.
Transportation Corridors:
Ms. Siegenthaler: In looking back in the policies in the comp plan, if we are going to
have policies about these specific transportation corridors, we need to show that those
are physically located on the map.
Planning Commission /BAR Minutes Page 15
December 1, 1994
Tukwila South:
Mr. Malina: How can you call that area Tukwila South when it doesn't even belong
to Tukwila? Shouldn't it just be labeled as future annexation?
Ms. Siegenthaler: It includes the planned area which is under single ownership
included in the annexation area.
Mr. Haggerton: It's a transition area to the urban center.
Mr. Neiss: In that paragraph, the words urban center should not be capitalized until
it is or is not established.
Consensus to not capitalize the words urban center.
Residential Neighborhoods:
Mr. Meryhew: Why did you put this definition of residential neighborhoods in?
Ms. Siegenthaler: If you'll notice in the front of the comp plan, all these sub -areas
have elements where there are policies attached to a particular location on the map. In
the first go around we didn't have all the areas located. We had policies that talked
about them, but we didn't establish them on the map.
Mr. Meryhew: Shouldn't we then include the shoreline definition?
Ms. Siegenthaler: That would be a logical addition.
Miscellaneous Business
Ms. Siegenthaler: We have a tentative agenda which includes December 3rd as your
first workshop on the map areas. We had tentatively scheduled a meeting for December
10th. We are proposing that given the amount of work that we need to do, what is
happening on the urban center, and the development code that staff now needs to get
prepared, we'd like to wait until January to convene again and talk about the next set of
map areas.
Meeting Adjourned.
Prepared By,
Diane Medler
.,
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CONT., FULL
HEAVY 6ROWTH
April 27, 1995
City of Tukwila
Department of Community Development
Mr. John Pietromonaco
Hill Investment Company
PO Box 700
Mercer Island, Washington 98040
Re Home Innovations L94 -0082
Dear Mr. Pietromonaco:
John W. Rants, Mayor
Steve Lancaster, Director
This is to let you know that the conditions that were agreed to in conjunction with the SEPA determination
and Board of Architectural Review review for Home Innovations (see attached) will also apply for the Seattle
Goodwill tenant, since it is virtually the same project. This includes finishes for the concrete, roof flashing
and downspouts, exit doors and miscellaneous metalwork, which are to be painted beige to match the existing
structure. It also includes consistency with the current landscape plan for the site for the landscaped strips
on the north and south sides of the site.
As a part of these conditions, the City stipulated that "If it is not possible to save existing landscaping,
replacement trees shall be in accordance with the City street tree plan." Specifically, this requirement is for
Marshall Ash trees to be placed at 35' on center, 15' from the driveways, be placed in a 4' by 4' prepared tree
pit, and be watered with an automatic irrigation system. I am supplying your contractor with sample details.
In a conversation with the contractor on March 16, 1995, I authorized juniper to be placed in the west planting
strip as ground cover. Some of the existing junipers will need to be replaced in conjunction with replacing
the trees along this strip.
If you have any questions, please feel free to call me at 431 -3661.
Sincerely,
fae4/7.-
Diana Painter, AICP
Associate Planner
cc John Jimmerson, Tukwila DCD
Joanna Spencer, Tukwila PW
Greg Villanueva, Tukwila PW
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665
Staff Report to the
Board of Architectural Review
RECOMMENDATIONS •
L94 -0082: Westinghouse
Page 8
Staff recommends approval of the Westinghouse Electric addition, subject to the
following conditions:
1. The applicant shall designate a trash collection and recycling area on the site plan
to serve the new addition. This area should be sited such that it is possible to
screen it when a tenant is procured who will use the area.
2. The applicant must provide street improvements and a six foot concrete sidewalk
along the western boundary of the site, as noted in Code Requirement 2 below.
In order to preserve existing, mature landscaping, the possibility of locating this
sidewalk east of the trees shall be examined (it may be possible to accomplish this
by locating compact stalls along this side of the site). If it is not possible to save
existing landscaping, replacement trees shall be in accordance with the City street
tree plan.
Street improvements will result in a 15' landscape strip, rather than the 20' strip
ordinarily required in this zoning district. This is acceptable per TMC 18.70.090
and 18.70.120.
3. To ensure `.consistency in . the overall :appearance of. the . structure, the .color,
materials and •finishas•. of the. new addition shall be consistent with that of t h e
existing structure. This includes- the metal componants. of the building, including
loading doors, metal flashing, window frames, and the exterior lighting. The
applicant shall provide a material and color samples for approval by,staff prior to
obtaining a building permit.
To provide a restrained design and to prevent excessive brightness; the applicant
shall provide cut -off, features on exterior lighting.to prevent excessive glare to
neighboring properties.
MITIGATED DETERMINATION OF NON - SIGNIFICANCE
Westinghouse Electric, L94 -0066
November 17, 1994
MITIGATION:
1. At the time building permits are issued, the owner shall pay the City of Tukwila a fair
share traffic mitigation fee of $2,030.
2. The applicant shall provide a coalescing plate oil/water separator to treat runoff from
parking areas at the point where site - generated storm water enters the City system.
3. The applicant will be required to sign a developer's agreement for fair share
participation in constructing a 12" sewer line on the east side of Andover Park West
to provide adequate capacity for this and other developments.
CODE REQUIREMENTS:
For your information the following items must be addressed as part of your building permit
submittal:
1. The site's drainage plan shall detail how all roof and parking area storm water will
be collected and discharged to the City system.
2. The applicant is required, due to the value of planned improvements, to participate
in the City sidewalk plan.. The 10' utility easement across the property frontage shall
be modified to include sidewalks. The applicant shall provide a six foot concrete
sidewalk along the length of the west property line, per TMC 11.64.
3. All site driveways shall be designed and constructed to meet City standards.
4. An additional fire hydrant shall be installed and located according to City of Tukwila
standards. Fire sprinklers will be required in the building addition.
5. An automatic landscape irrigation system will be required.
6. Building expansion is contingent upon obtaining an agreement between the railroad
company and property owner to the east for a 27' 'no -build' easement on the western
boundary of the neighboring property, due to building code requirements governing
allowable area.
MITIGATED DETERMINATION OF NON - SIGNIFICANCE
Westinghouse Electric, L94 -0066
November 17, 1994
MITIGATION:
1. At the time building permits are issued, the owner shall pay the City of Tukwila a fair
share traffic mitigation fee of $2,030.
2. The applicant shall provide a coalescing plate oil/water separator to treat runoff from
parking areas at the point where site - generated storm water enters the City system.
3. The applicant will be required to sign a developer's agreement for fair share
participation in constructing a 12" sewer line on the east side of Andover Park West
to provide adequate capacity for this and other developments.
CODE REQUIREMENTS:
For your information the following items must be addressed as part of your building permit
submittal:
1. The site's drainage plan shall detail how all roof and parking area storm water will
be collected and discharged to the City system.
2. The applicant is required, due to the value of planned improvements, to participate
in the City sidewalk plan. The 10' utility easement across the property frontage shall
be modified to include sidewalks. The applicant shall provide a six foot concrete
sidewalk along the length of the west property line, per TMC 11.64.
3. All site driveways shall be designed and constructed to meet City standards.
4. An additional fire hydrant shall be installed and located according to City of Tukwila
standards. Fire sprinklers will be required in the building addition.
5. An automatic landscape irrigation system will be required.
6. Building expansion is contingent upon obtaining an agreement between the railroad
company and property owner to the east for a 27 "no- build' easement on the western
boundary of the neighboring property, due to building code requirements governing
allowable area.
Staff Report to the
Board of Architectural Review Page 8
RECOMMENDATIONS
Staff recommends approval of the Westinghouse Electric addition, subject to the
following conditions:
L94 -0082: Westinghouse
1. The applicant shall designate a trash collection and recycling area on the site plan
to serve the new addition. This area should be sited such that it is possible to
screen it when a tenant is procured who will use the area.
2. The applicant must provide street improvements and a six foot concrete sidewalk
along the western boundary of the site, as noted in Code Requirement 2 below.
In order to preserve existing, mature landscaping, the possibility of locating this
sidewalk east of the trees shall be examined (it may be possible to accomplish this
by locating compact stalls along this side of the site). If it is not possible to save
existing landscaping, replacement trees shall be in accordance with the City street
tree plan.
Street improvements will result in a 15' landscape strip, rather than the 20' strip
ordinarily required in this zoning district. This is acceptable per TMC 18.70.090
and 18.70.120.
.. 3. To ensure consistency in the- overall -appearance of the. structure, the .color, .
materials and finishes of the. new addition shall be consistent with that of the ..
existing structure. This includes- the metal componants of the building, including
loading doors, metal flashing, window frames, and the exterior lighting. The
applicant shall provide a material and color samples for approval by staff prior to
obtaining a building permit.
4. To provide a restrained design and to prevent excessive brightness; the applicant
shall provide cut -off features on exterior lighting to prevent excessive glare to
neighboring properties.
CODE REQUIREMENTS:
The following code ,requirements are for information only. They will be addressed as
part of the building permit submittal:
1. The site's drainage plan shall detail how all roof and parking area storm water will
be collected and discharged . to the City system.
Staff Report to the L94 -0082: Westinghouse
Page 7
Board of Architectural Review
Applicant's Response:
No exterior structures or street furniture is intended to be installed.
Staff's Response:
No miscellaneous structures such as street furniture are proposed for this project. An
area for recycling and trash storage for the new addition will be designated. Exterior
lights are proposed, but without horizontal cut -offs to minimize off-site glare.
CONCLUSIONS
General Review Criteria
1. Relationship of Structure to Site. The relationship of the structure to the site is
affected in that lot coverage is increased. This affects only the northern portion of
the site.
2. Relationship of Structure and Site to Adjoining Area. This is an infill project, one
that closely matches the bulk and height of its neighbors. A sidewalk will be
needed to provide safety for pedestrians along Andover Park West.
3. Landscaping and Site Treatment. The proposed five-foot wide perimeter
landscaping-on the side yards meets landscape requirements-for the CM zone.
Landscaping on the west frontage will also be required, if the applicant is unable
to retain existing landscaping. The proposed wall lighting appears compatible with
others found in this warehousing area, but it is not shielded to prevent spill-over
to adjacent.. properties.
4. Building Design. The proposed addition will extend the design, color and
materials of the existing structure. Colors for metal features such as doors,
window mullions and metal flashing detail must be consistent with the existing
structure to assure there is continuity throughout the project.
Overall, the proposed design is functional, clean and simple, and making the new
addition appear as a component of the present building. The windows in the
northeast corner of the extension will be unobtrusive, loading bays will be
screened, and the new parapet will be unobtrusive.
5. Miscellaneous structures and street furniture. There will be no exterior signage,
benches, trash or recycling receptacles in conjunction with this project. Lighting
will be restricted to six wall - mounted 250 watt high pressure sodium vapor fixtures.
Staff Report to the L94 -0082: Westinghouse
Page 9
Board of Architectural Review
2. The applicant is required, due to the value of planned improvements, to
participate in the City sidewalk plan. The utility easement across the property
frontage shall be modified to include sidewalks. The applicant shall provide a six
foot concrete sidewalk along the length of the west property line, per TMC 11.64.
3. All site driveways shall be designed and constructed to meet City standards.
4. An additional fire hydrant shall be installed and located according to City of
Tukwila standards. Fire sprinklers will be required in the building addition.
5. An automatic landscape irrigation system will be required.
6. Building expansion is contingent upon obtaining an agreement between the
railroad company and property owner to the east for a 27 foot; 'no -build'
easement on the western boundary of the neighboring property, due to building
code requirements governing allowable area.
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SPECIFICATIONS
• HOUSING — Rugged, lightweight, corrosion -
resistant die -cast aluminum housing. All external
hardware is stainless steel. Standard finish is dark
bronze TGIC polyester powder. Eleven architectural
. colors are available as options.
• OPTICS —Reflector is specular anodized
aluminum. Mogul socket is standard. Refractor is
prismatic borosilicate glass. Lens is sealed and
gasketed to inhibit the entrance of outside
contaminants.
• BALLAST —High power factor, factory- tested.
Electrical components mounted in front cover.
• INSTALLATION — Accommodates back and top
wiring. Feed -thru wiring achieved by using a
condulet tee. Mounts on any flat surface. Multi -wire
quick - disconnect allows installation of light- weight
back cover to wall. Front cover/ballast assembly
plugs into supply and socket wires.
• LISTING — U.L. listed for wet locations.
TWH
250/400W
HIGH PRESSURE
SODIUM
12 to 25 Ft. Mounting
Initial Lumens 30,000/50,000
Lamp Ufa 24,000 Hrs.
ORDERING INFORMATION
The Iuminaire catalog number guide below Illustrates the variations available and establishes the components to build a catalog number
for ordering purposes. To use, select the wattage, voltage and options for your requirement — then transfer the designations to the
appropriate blocks above.
TYPE -
WATTS WEIGHT
Ibs /kg
250 32114.50
400 42'19.00
1 TWH
WATTAGE
DESIGNATION,-,
JOB NUMBER
250S B.
4008 ❑
29O5I 1 277 I I )a5
VOLTAGE
DESIGNATION ✓
120 ❑
208 ❑
240 ❑
277 tg
480 ❑
JOB NAME
LOCATION
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OPTIONS
SUFFIX DESCRIPTION
— SF Single Fuse 120, 277V
— DF Double Fuse 208. 240, 480V
— PE Photo-control (except 480V)t
—TB Tapped Ballast (except 480V)
— TP Tamperproof screws
— TWVG Polycarbonate Vandal Guard'
— TWWG. Wire.Guard
— DMB Architectura Color, Medium Bronze
— DCS Architecture Colcr, Sand Stone
— DCB Architecture Color, Black (Semi•Gloss)
— DCC Architecture Color, Capri Blue
— DCA Architecture Color. Aztec Tan
— DCX Architecture Color, Garnet
—DCZ Architecture Color Citation Gold
— DCW Architecture Color, White
— DCG Architecture Color, Gray
— DCO Architecture Color, Ocher
— DCN Architecture Color, Natural Aluminum
—ORS Quartz Restrike System
— EC Emergency Circuit
— LS Lamp Support (Mogul
Lamps Only)
'Shipped as separate item. Not available on TWH 400S
tConsult factory for use with tapped ballast.
NOTE: For more details. see options and accessories sheet O.O,A.
APPROVAL STAMP
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TWH S 250
Staff Report to the
Board of Architectural Review
4. Building Design.
L94 -0082: Westinghouse
Page 6
(A) Architectural style is not restricted; evaluation of a project should be based on quality of its design
and relationship to surrounding;
(B) Buildings should be to appropriate scale and be in harmony with permanent neighboring
developments;
(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 mulliple building projects should be avoided. Variety of detail, form
and siting should be used to provide visual interest.
Applicant's Response:
The building is designed for low maintenance, with finished surfaces of natural rock face.
and small areas of painted concrete trim.
Staff's Response:
This is an addition to an existing warehouse structure which' will match the colors and •
design of the: existing structure, with its exposed aggregate walls and metal flashing
details. One slight difference will be in the roof -top silhouette as seen from the west,
where a parapet wall approximately thirty inches high.will protrude above the.plane of
the adjacent structure. This parapet is necessary due to fire and building code
requirements. The other difference will be the installation of a small three panel
aluminum frame window in the northwest corner of the facade facing Andover Park
West. Colors are not identified for the windows, new loading doors or the parapet.
S. 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.
Staff Report to the L94 -0082: Westinghouse
Board of Architectural Review
3. Landscape and Site Treatment.
Page 5
(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.
Applicant's Response:
Landscape treatment is designed to break up parking areas, provide visual screening and
create a pleasing appearance. Planted areas are surrounded by concrete curbs to
prevent encroachment of motor vehicles. Building lighting will be wall-pack type for
purposes of security at exits and loading doors, together with sight visibility within the
paved area.
Staff's Response:
Some modest grading will occur to provide access to the proposed warehouse addition.
The land for this addition is entirely covered by grass; there are no trees or other
prominent vegetation being destroyed by this project, as proposed. Screening of the
loading areas has already been noted, being accomplished by the design of the wings of
the warehouse addition. Lighting fixtures and details are shown on the plans, and in
Attachment F. Six 250 watt fixtures will be mounted on the west and east facades, and
four on the new north facade. No cut -offs are specified to shield lighting from
neighboring properties.
Staff Report to the
Board of Architectural Review
L94 -0082: Westinghouse
Page 4
parking area and provide screening. The longer building will project a lower visual
appearance.
Staff's Response:
This addition will extend the present building 177 feet to the north at the same plane as
the existing structure. The applicant proposes no change to the streetscape, which
retains its present appearance of 25 foot wide planting areas with eleven cherry trees.
No sidewalks are proposed, although these must be provided by code, as noted. Loading
activities, consisting of eight new loading bays, will be screened by the 58.5 foot deep
wing of the proposed warehouse structure. The height of the new addition will be the
same as the existing structure, although a taller parapet wall will run west to east along
the south wall of the new addition. This wall extends approximately thirty inches above
the height of the existing building and proposed addition.
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.
Applicant's Response:
The texture and harmony of the building will be continuous. New landscaped side yards
where none now exist will provide excellent transition with adjacent properties. The
building is in character with its neighborhood and circulation ,of vehicles and pedestrians
is excellent.
Staff's Response:
The same exposed aggregate panels will be used in the new structure as exist in the
present structure. The top of the panels will be finished with metal flashing that matches
that of the existing building. Perimeter landscaping five feet wide will provide transition
between this structure and its neighbors to the north and south. Truck maneuvering will
take place within the site, as the nearest loading bay is 140 feet from the driveway on
Andover Park West. Pedestrians presently must use the parking areas; there are no
sidewalks along Andover Park West.
Staff Report to the L94 -0082: Westinghouse
Page 3
Board of Architectural Review
BACKGROUND
SEPA Determination: An Mitigated Determination of Non - Significance for this
project was issued on November 17, 1994. Mitigation is as follows:
1. At the time building permits are issued, the owner shall pay the City of
Tukwila a fair share traffic mitigation fee of $2,030.
2. The applicant shall provide a coalescing plate oil/water separator to treat
runoff from parking areas at the point where site - generated storm water
enters the City system.
3. The applicant will be required to sign a developer's agreement for fair
share participation in constructing a 12" sewer line on the east side of
Andover Park West to provide adequate capacity for this and other
developments.
Code Requirements: Additional information on code requirements for this project
which must be addressed at the time building permits are sought are listed
following "Recommendations."
DECISION CRITERIA
This building addition is located in an Industrial Park (CM) zone. It is therefore subject
to Board approval pursuant to TMC 18.60.030(2)(B). The Board criteria are shown in
bold type. The applicant's response and the staff summary follows each issue area.
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 steetscape 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.
Applicant's Response:
The new addition is an extension of the existing building, and finished to match the
existing building. The new truck loading doors are recessed into the building's north end
to shield them from view as much as possible. Landscaping is provided to break up the
Staff Report to the
Board of Architectural Review
FINDINGS
VICINITY /SITE INFORMATION
L94 -0082: Westinghouse
Page 2
Project description: This project entails constructing a 20,000 square foot addition
to an existing warehouse /office building on Andover Park West. The present
complex contains 63,373 square feet, and consists of a 13,040 square foot office
and a 50,333 square foot warehouse. The proposed addition will provide more
warehouse space.
One hundred nine (109) parking stalls will be provided, six more than required by
code. An additional eight loading spaces will be created with this addition, but no
railroad spur loading doors will be added. The new structure's height will be 28
feet, the same as the existing structure. The parapet wall between the existing
structure and the addition will be approximately thirty inches in height. The
maximum height in this CM district is four stories and 45 feet.
The addition will be clad in the same materials and finished with the same colors
and details as the existing structure to unify the entire structure. New perimeter
landscaping will be installed along the north and south property lines, with an
automatic irrigation system. The present landscaped areas along Andover Park
West will be retained if possible. There are eleven mature cherry trees and one
red maple (4 " -6" caliper) along this frontage. Although no sidewalk is shown,
sidewalks and street improvements are required (see "Code Requirements "). If, in
providing sidewalks and street improvements, it is not possible to retain existing
landscaping, applicant will be required to provide new landscaping along this
frontage.
Exterior lighting on the building facade is provided with new, wall mounted
fixtures (see Attachment F). No new exterior signs are proposed. A new
recycling and trash storage area serving the addition will be designated. There will
be no roof -top mounted HVAC equipment in conjunction with this addition.
Site Description: The site is approximately four acres in size. The area of the
proposed improvements is essentially level, which reflects previous grading work.
A railroad spur on the east side is approximately four feet lower than the building.
Surrounding Land Uses: The site is surrounded by similar one -story industrial
buildings.
Access: Access is from Andover Park West, which borders the western boundary
of the site. A 27' -0" wide railroad easement exists on the eastern boundary of the
site. Three access drives serve the facility; the northern two are 25 feet wide and
the third is 30 feet wide.
City of Tukwila
Department of Community Development
John W. Rants, Mayor
STAFF REPORT
to the BOARD of ARCHITECTURAL REVIEW
Prepared November 17, 1994
December 1, 1994
Westinghouse Electric Addition L94 -0082
Howard Braden, Architect
20,000 s.f. addition to an existing warehouse /office
1180 Andover Park West, Tukwila, WA
Approximately 4.2 acres (181,998 sf)
BRING DATE:
PROJECT / NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
ZONING:
COMP PLAN
DESIGNATION:
SEPA
DETERMINATION:
STAFF:
ATTACHMENTS:
CM
Light Industrial
MDNS issued November 17, 1994
Diana Painter
Bob S. Betts, Consultant
A. Vicinity Map
B. Perspective
C. Site Plan
D. Exterior Elevations
E. Landscape Plan
F. Exterior Light Detail
Rick Beeler, Director
6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665.
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ATTACHMENT
SPECIFICATIONS
• HOUSING — Rugged, lightweight, corrosion -
resistant die -cast aluminum housing. All external
hardware is stainless steel. Standard finish is dark
bronze TGIC polyester powder. Eleven architectural
colors are available as options.
• OPTICS —Reflector is specular anodized
aluminum. Mogul socket is standard. Refractor is
prismatic borosilicate glass. Lens is sealed and
gasketed to inhibit the entrance of outside
contaminants.
• BALLAST —High power factor, factory- tested.
Electrical components mounted in front cover.
• INSTALLATION — Accommodates back and top
wiring. Feed -thru wiring achieved by using a
condulet tee. Mounts on any flat surface. Multi-wire
quick - disconnect allows installation of light- weight
back cover to wall. Front cover /ballast assembly
plugs into supply and socket wires.
• LISTING — U.L. listed for wet locations.
TWH
250/400W
HIGH PRESSURE
SODIUM
12 to 25 Ft. Mounting
Initial Lumens 30,000/50,000
Lamp Life 24,000 Hrs.
ORDERING INFORMATION
The Iuminaire catalog number guide below Illustrates the variations available and establishes the components to build a catalog number
for ordering purposes. To use, select the wattage, voltage and options for your requirement — then transfer the designations to the
appropriate blocks above.
TYPE -
WATTS WEIGHT
Ibs!kg
250 32/14.50
400 42!19.00
JOB NUMBER
1 TWH 29oS 1 127? I I
WATTAGE
DESIGNATION✓
250S B.
400S ❑
VOLTAGE
DESIGNATION ✓
120 ❑
208 ❑
240 ❑
277 gi
480 ❑
JOB NAME
LOCATION
', L /TNON /A'
H /•TEK
Num, el0U$TAIAL OUTDOOR LIGHTING
OPTIONS
SUFFIX DESCRIPTION
— SF Single Fuse 120, 277V
—DF Double Fuse 208, 240, 480V
— PE Photo-control (except 480V)t
— TB Tapped Ballast (except 480V)
— TP Tamperproof screws
— TWVG Polycarbonate Vandal Guard'
—TWWG Wire Guard
— DMB Architectural Color, Medium Bronze
— DCS Architectural Color, Sand Stone
— DCB Architectural Color, Black (Semi - Gloss)
— DCC Architectural Color, Capri Blue
— DCA Architectural Color. Aztec Tan
— DCX Architectural Color, Garnet
—DCZ Architectural Color, Citation Gold
—DCW Architectural Color, White
— DCG Architectural Color, Gray
— DCO Architectural Color, Ocher
— DCN Architectural Color, Natural Aluminum
— ORS Quartz Restrike System
— EC Emergency Circuit
—LS Lamp Support (Mogul
Lamps Only)
'Shipped as separate item. Not available on TWH 400S
tConsult factory for use with tapped ballast.
NOTE: For more details, see options and accessories sheet O.O*A.
APPROVAL STAMP
74( (//
ATTACHMENT F
8/86
TWHS250
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF DECISION
December 15, 1994
Mr. Howard Braden
PO Box 520
Eatonville, WA 98328
RE: Notice of Decision by the Board of Architectural Review
File Number: L94 -0082 (WESTINGHOUSE ELECTRIC)
This is to confirm that the Board of Architectural Review (BAR) approved the project's
design as presented on December 1, 1994.
The BAR also adopted the findings and conclusions contained in the Staff Report dated
November 17, 1994. Minor, incidental changes may be administratively approved by the
Director of Community Development.
The decision of the BAR is not final until the appeal period has elapsed, which is ten
calendar days after the above date of the decision. Appeals must be filed in writing to the
City Clerk by 5:00 p.m. on the final day of the appeal period. Where the final day of an
appeal period falls on a weekend or holiday the appeal period will be extended to 5:00 p.m.
on the next work day.
If you should have any questions regarding this project please feel free to write or _ call.
Sincerely,
Diana Painter, AICP
Associate Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4131=3670 �. Far (206) 431-3665
Woelfl Family Trust
6852 Coyote Canyon Rd.
Souris, CA. 93066
Nordstrom Distr., Inc.
P.O. Box 229 Tax Dept.
Seattle, WA. 98111
Phillips Limited Pard.
P.O. Box 603
Medina,:WA. 98039
TENANT
1251 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1227 Andover Pk. E.
Tukwila, WA. 98185
TENANT
6750 S. 180th. St.
Tukwila, WA. 98185
TENANT
1232 Andover Pk. W.
Tukwila, WA. 98185
Tri -Land Corp.
1325 4th. Ave.
Suite #1940
Seattle, WA. 98101
Fair Ventures Invest.
%R.J. Hallisey Co.,Inc.
12835 Vel -Red Rd. #140
Bellevue, WA. 98005
Warehouse Properties Assoc.
3201 Fairview Ave. E.
Seattle, WA. 98102
TENANT
1231 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1120 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1205 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1201 Andover Pk. W.
Tukwila, WA. 98185
Chuck O'Brien
Shasta Beverages
26901 Industrial Blv.
Hayward, CA. 94545
Waco Interprise
1205 Andover Prk. W.
Tukwila, WA. 98102
Tri -Land Corp.
1325 4th. Ave.
Suite #1940
Seattle, WA. 98101
TENANT
1191 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1185 Andover Pk. E.
Tukwila, WA. 98185
TENANT
1100 Andover Pk. E.
Tukwila, WA. 98185
BOARD OF ARCHITECTURAL REVIEW
DESIGN--.4EVIEW
APPLICATION CHECKLIST
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
The following materials must be submitted with your application. This checklist is to
assist you in submitting a complete application. Please do not turn in your application
until all items which apply to your proposal are attached to your application. If you
have any questions, contact the Department of Community Development at 431 -3680.
GENERAL
® Application Form
DK Design Review Fee - $900.00
MEnvironmental Checklist
Z Environmental Checklist Fee - $325.00
PLANS
PRIOrz Syr NIi'n"4 -L- (L 94- 6064
® Seven (7) copies of the set of plans are required. The scale shall not exceed 1 " =30', with
the north arrow, graphic, scale and date all identified on the plans. Also, the license
stamps of the architect and landscape architect shall be on each appropriate plan.
The following information should be contained within the plan:
isA. Vicinity map showing location of site and surrounding prominent landmarks.
B. Property dimensions and names of adjacent roads.
INC. Lot size and impervious (paved and building areas) surface calculations.
• D. Existing and finished grades at 2' contours with the precise slope of any area
in excess of 15 %. (PLAT S I re
►v
Location and dimensions of existing and proposed structure(s), accessory
structures with appropriate setbacks, parking'and loading area dimensions,
and driveways.
IX F. Existing (6" in diameter) trees by species and an indication of which will be
saved. Proposed landscaping: size, species, location and spacing.
r
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLI CION CHECKLIST
Page 2
G. Location and size of proposed utility lines and a description of by whom and
how water and sewer is available. No VT WTI E S )SC o x c e r''r ax t 5 r.
H. Location, dimensions and nature of any proposed easements or dedications.
For commercial and industrial uses, gross floor area by use and parking
calculations.
n J. For multiple residential, location, dimensions and description of common
open space and recreation areas. N/A
DKK. 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.
M. Location and elevations of dumpster screens.
N. Color and material sample board for exterior building and accessory structure
colors and material. To Iv1ATcH EX15T. 13L '42 .
INO. Perspective drawings, photographs, color renderings or other graphics which
accurately represent your proposed project.
One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11"
(most printing companies can make PMT's).
PUBLIC NOTICE
• 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.
•
Ci5NA
City of Tukwila John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
City of Tukwila
BOARD OF ARCHITECTURAL REVIEW
AGENDA
DECEMBER 1, 1994; 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
CALL TO ORDER
ATTENDANCE
APPROVAL OF MINUTES:
October 27 1994 public hearing
minutes.
IV. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
V.
VI.
VII.
L94 -0082: Westinghouse
Howard Braden, Architect
20,000 square foot expansion to an existing warehouse /office building.
1180 Andover Park West, Tukwila.
PLANNING COMMISSION PUBLIC MEETING
Tukwila Draft Comprehensive Plan deliberations:
Work session to review Draft Comprehensive Plan land use designations.
DIRECTOR'S REPORT
ADJOURNMENT
6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 4313665.
I
A F F I D A V I T
Notice of Public Hearing
['Notice of Public Meeting
Board of Adjustment Agenda
Packet
•
O Board of Appeals Agenda
. Packet
0 Planning Commission Agenda
Packet
fJ Short Subdivision Agenda
Packet
O F D I S T R I B U T I O N '
hereby declare that:
0 Notice 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
fl Notice of Action
0 Official Notice
0 Other
Q Other
was mailed to each of the following addresses on
14/
MAuJ uc4-
Name of Project Sh
File Number ��4 — OD 8Y
it -N -614 .
.. ofj A 1 6 ; City of Tukwila John W. Rants, Mayor
(IA, yo ,` a f Department of Community Development Rick Beeler, Director
1908
City of Tukwila
PUBLIC HEARING NOTICE
Notice is hereby given that the City of Tukwila Board of Architectural Review will be holding
a public hearing at 7:00 p.m. on Dec. 1, 1994 located at 6200 Southcenter Blvd. to discuss the
following:
I.
BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
L94 -0082: Westinghouse
Howard Braden, Architect
20,000 square foot expansion to an existing warehouse /office building.
1180 Andover Park West, Tukwila.
Persons wishing to comment on the above case may do so by written statement or by appearing
at the public hearing. Information on the above case 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 item.
Published:
Distribution:
Seattle Times
Nov. 18 and 25, 1994
Mayor, City Clerk, Property Owners /Applicants, Adjacent Property
Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 41313670 • Faro (206)'4;313665
Woelfl Family Trust
6852 Coyote Canyon Rd.
Souris, CA. 93066
Nordstrom Distr., Inc.
P.O. Box 229 Tax Dept.
Seattle, WA. 98111
Phillips Limited Pard.
P.O. Box 603
Medina, WA. 98039
TENANT
1251 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1227 Andover Pk. E.
Tukwila, WA. 98185
TENANT
6750 S. 180th. St.
Tukwila, WA. 98185
TENANT
1232 Andover Pk. W.
Tukwila, WA. 98185
Tri -Land Corp.
1325 4th. Ave.
Suite #1940
Seattle, WA. 98101
Fair Ventures
%R.J. Hallisey
12835 Vel -Red
Bellevue, WA.
Invest.
Co.,Inc.
Rd. #140
98005
Chuck O'Brien
Shasta Beverages..
26901 Industrial BLv.
Hayward, CA. 94545
Waco Interprise
1205 Andover Prk. 7.
Tukwila, WA. 98102
Warehouse Properties Assoc. Tri -Land Corp.
3201 Fairview Ave. E. 1325 4th. Ave.
Seattle, WA. 98102 Suite #1940
Seattle, WA. 98101
TENANT
1231 Andover•Pk. W.
Tukwila, WA. 98185
TENANT
1120 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1205 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1201 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1191 Andover Pk. W.
Tukwila, WA. 98185
TENANT
1185 Andover Pk. E
Tukwila, WA. 98185
TENANT
1100 Andover Pk. E
Tukwila, WA. 98185
I
A F F I D A V I T
KNotice of
Notice of
Public Hearing
Public Meeting
O Board of Adjustment Agenda
Packet
•
fl Board of Appeals Agenda
. Packet
fl Planning Commission Agenda
Packet
0 Short Subdivision Agenda
Packet
O F D I S T R I B U T I O N '
hereby declare that:
0 Notice of Application for
Shoreline Management Permit
fl Shoreline Management Permit
O Determination of Non -
significance
fl Mitigated Determination of
Nonsignificance
O Determination of Significance
and Scoping Notice
J Notice of Action
0 Official Notice
O Other
Q Other
was rV.�m ed to each of the following addresses on 1117 - 74
T(vv4S , To I9.. y.
«c
Name of Project Pah
lAick
File Number Lg`i — AMC r
BOARD OF ARCHITECTURAL REVIEW
DESIGN. REVIEW
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. BRIEFLY DESCRIBE YOUR PROPOSAL: 2c; 000 s, r, co,vc,z - - r,z — U/' ezig favSC-
/.BDD /T /Ok/ TD ,M/ ..X /Sr /N6 4U / //zb-/ -/' /5 ei/ /L
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)
/ /BO AA/ooi/ -e PA/2/4 4(2----$-2-
Quarter: Gvo� 4,o7- Section: 3 5 Township: 23 -ti/ Range: 4 - g
(This information may be found on your tax statement)
3. APPLICANT:* Name: ' ' 44 2Q rz�� r�� ,e/ ,426 /1/ T2S 7
Address: O: /3ax .527 - E47€24/V/ L L t u /A, 90328
hone• (zei B3 2 — ? I c c
Signature: Date: 9/7/g4
* 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: Ali Lt.. -e0 0 -7 /'i,°4" y
OWNER
Address: / d 4)e 70D ?e 94D
Phone: (206) 232-7500
I /WE,[signature(s).,
swear that I /w-: e 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 /7774( best of my /our knowledge and belief. Date: 9
,BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLITION 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:
7 / .zL NEW HDI7/r/0/// /S ,M/ OF 77f6 X/Ti/t/6 eviG /.c /Gl
%/,W4Ner) Tv "crG /d 7 /i ,KT7 IS ,1 /34 / /L,7 /AJ . 7-41E 7-2!/G /e 442/7./.4/6 PG,j/ZS 426-
/74.-cC5.$ V /Nro rs'L- .4U;L 2d /G5* 44T/z7-1/ 5/ / /E2.77 ,crzvws v:CuJ 4e5
~if /X• /'455//3Lg. /7izOd/Z7E/> 7?W /A e/(/G
//2e// /Av./ o /7/7,01"//7 724 G vzie 4,,z,/,,t/ wjj
e2w//Z (// sf//9.4 /14PfiE/P2r7xlGk
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:
i//9 7-E;r7V/Zz-: / V, , ,'Z // /o4y Of 77 /3v/6/2/4/6. iv/LL 156 Gd.✓T /AleJo 1')5 .
/f/e-4:)
6 /4.✓/25cnip, - v 5 /0L= Y/7.705 i. -' / 77c ,1/On/L ,U&/c/ 1e ' ,iv /LL /2/Z0012e
7-/Z/10t1.5./1/ ,J ie/ /T// /8J(/7 /3/ -4"'( /G
/5 /•t/ Csvg/Z1(7 ?Z /, /)Ts1 /Ts ,f/E' /GN,‘3UI'i/t/OD ,4A/77 C /2GUG/7T /6*s,./ dit
]/e-/v /C[+ S h0/142 /777 sr2 /4L /S / EXc6lti .cJ/
BOARD OF ARCHITECTURAL REVIEW
• DESIGN REVIEW APPLJ'' \TION 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:
Zi.cw S C / i t P / 7 ' / z E M - 1 7 l � , c / 7 /5 D . /L '/ ,2 To eize ,.e- a/7 /v,sz�14741G'
/9 /z"elA / /7/7041/0 V /SU/'L se:./7/v/4-1, ,4c//7 CZEs3T� Xl 1�G� /�5✓•�/lc
/1///� �l7N.c /GG • Pl •W72 o /o/z6,-5 /7,2 $///? /%D/J.tj 7E.O /32, cexi ec"%E Cd2r3 S.
re, %p/2 - i/ivi ,--4,/472c,461./11g/4./7- OP" /Vo nn" 1/-"/,1/C46 5 - .8e/76,42/X/6 /,/G•'//T /.G /G
/644t4&./2,94& r/)7 frU2 �viZ/7.95 S Ur s6-64-z/ 7 Y "77- FJC ( TS
ENO LOA 4r> /4/ /70025 reia -4 Z t// 5%/3 / L /T i Gt // TH /#(J
P/ t'IL7
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 -* 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:
T//E /3u/ (-0/4./6 / /17A /.C/T- .V/74J€ uJ /T//
/..74)i &-0 5(.4' it -V. " S o .v4177.117 /2 17-06/G i= c& ,4/1/ 5.1YI, e-
/P- /Z 5 c9r /p.11/• /r / eei vG,' � rte= Tizi'i�J
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:
/t/O E <7 2 /O/Z 57Z1 57-/z4le 7 ' 2C $ e, 2 5 777 7 / -'i /c// TU/2&---
7 -& 770 /3 /,J5Ti9GG- /.7.
BOARD OF ARCHITECTURAL REVIEW
• DESIGN REVIEW APPLI -•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 design should be sensitive to the natural amenities of the area.
77z6-77. /92G A./e, /,c/ ///GI.u/TY 70
%/E 5/7-&-; 4/9x/175e/1R/4/6 X ,Vn .9ieci/ /T&e i /J2•51L /�ilov, 7 &. ,4
PG *1-16 Ai-- 7/7E /V2 /3AG6 ,' W /� Z
2. The proposed development use should demonstrate due regard for the use and enjoyment
of public recreational areas and facilities.
Tiff
/7/0/705&71:, /741,'6GUl- /;1E.?I4 -- .1/)77,94 is lZ 72s7Z /j5 i �
/zcG/ a.1? /r ✓/,2G /VA/47 ,i�c(4 /lid .
3. The proposed development should provide for safe and convenient on -site pedestrian circu-
lation.
77/t P/za.7o5 &0 Pl7oc/ //7 5 /94/P/ Cdt. 1/-A /A-•c1%
>t)-Sir /QED 772 / /,t.1/ t).
4. The proposed property use should be compatible with neighboring uses and complementary
to the district in which it is located.
7-Pe" /'/7vPo5e77 /7b-2/e-2.c)r�/Yi t r / , Ce7i1-»AT// L5 /l•elJ eDIi,J/76c,--4/E4,c, 2y
TO ��L= /HZe 7, •
5. The proposed development should seek to minimize significant adverse environmental im-
pacts.
7%1 i%JZv /7,o 5 ;o /�EL� cv� /✓/6�c/T /m5 Jz2 /4V/17 1/J G. i/J7/7i0.c%T caU 7-N
tN Vl rz 011—) &/c.17:-.
6. The proposed development should demonstrate due regard for significant historical features
in the area.
2-1-1 L= !7/20/705 1 /7r-72/ /*-" 7 &477 . /
7'.�E /1/57'92/ :1 FEr ,1TL4Z eJ= 77/7""
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11 kW% a ea$1stwal
SOUTHCENTER
SHOPPING CENTER
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WAREHOUSE ADDITION
FOR
HOME INOVATIONS. INC.
1 ISO ANIXIVER PARR V. - TUKVILA. VA.
EXTERIER ELEVATIENS
HOWARD BRADEN
ARCHITECT
.... 1l It 15:1128
REVISION
DAM
KICASTO r MIMIC? ION
thg
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' VP )US1C ADDITIa1
HOME INOVATIONS. INC.
1110 WOVE* PARK V. - TUKVILA. VA.
LANDSCAPED PLAN
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WILIWARENCUEE gMIOCN
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