HomeMy WebLinkAboutPlanning 2015-07-23 ITEM 4 - FAMILY FUN CENTER BOWLING ALLEY DESIGN REVIEW - STAFF REPORTCCit y o f Tukwila
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Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
STAFF REPORT TO THE PLANNING COMMISSION AND THE BOARD OF
ARCHITECTURAL REVIEW
PREPARED July 9, 2015
HEARING DATE: July 23, 2015
NOTIFICATION:
On May 13, 2015, the Notice of Application and Notice of Hearing
were posted on the site and mailed to the surrounding property
owners and occupants. Notice of Hearing was published in the
Seattle Times on July 9, 2015.
FILE NUMBERS: L15 -0021 — Design Review
E15 -0004 — SEPA
L15 -0020 — Shoreline Substantial Development
APPLICANT: Scott Huish
REQUEST:
Construct a new 12,386 sq. ft. addition for a bowling alley and
1,646 sq. ft. second floor addition off the northeast corner of the
existing 32,166 sq. ft. amusement center.
LOCATION: 7300 Fun Center Way, Tukwila WA 98188 (PIN: 2423049063)
SEPA
DETERMINATION: DNS
COMPREHENSIVE PLAN
& ZONING
DESIGNATION:
C /LI
STAFF: Valerie Lonneman, Assistant Planner
ATTACHMENTS:
A. Project plans set (C.1 Cover Sheet, A1.1 Site Plan, A1.2
Enlarged Site Plan, L1 Revised Landscaping Plan, A3.1
East /North Elevations and existing landscaping, A3.2 West
Elevation & Existing Building Project Context Image)
B. Applicant's Project Narrative
C. Materials & Colors Board copy (board to be presented at hearing)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206- 431 -3665
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FINDINGS
PROJECT DESCRIPTION
The current proposal is to construct a new 12,386 sq. ft. addition for a bowling alley and 1,646
sq. ft. second floor addition off the northeast corner of the existing 32,166 sq. ft. amusement
center, located at 7300 Fun Center Way, Tukwila, WA.
The building will be used for year -round fun center attractions. The project will include minor
grading, modifications to the storm drainage system to collect roof drain runoff from the new
building, and new water and sewer connections. New landscaping will be installed to replace
required landscaping removed during construction.
VICINITY /SITE INFORMATION
Existing Development
The subject property is an irregularly shaped parcel covering 8.25 acres of land (see Figure 1).
Existing improvements to the property consist of an approximately 32,166 sq. ft. two -story
amusement center that was built in 1999. Portions of the northern side of the building will be
demolished in order to adjoin it with the proposed addition.
Surrounding Land Uses
Figure 1. Subject Parcel (blue outline) and Project Site (yellow outline)
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North: The parcel abuts a Comfort Suites hotel along the western portion and the Green River
along the eastern portion of the northern parcel line.
South: SW Grady Way and I -405 abut the south end of the parcel.
East: The Union Pacific rail line runs along the eastern parcel boundary line.
West: Fun Center Way and Interurban Ave S. abut the western parcel boundary line.
SITE PHOTOS
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Figure 4. View of the proposed addition location, looking west from the Interurban Trail.
BACKGROUND
The majority of the development in the vicinity dates back to 1990s -2000s with a few buildings
that were constructed in the 50s -60s. The dairy barn on the site was proposed for the State
Historic Register but never listed. It was documented in a report prior to burning down on August
31, 1997. The documentation was sent to the State Office of Archaeology and Historic
Preservation. The existing building was built in 1999. The property was built for its current use
by the Huish Family Fun Centers Inc.
PUBLIC COMMENTS
No written comments related to the design review application were submitted.
DESIGN REVIEW
This project is subject to Board of Architectural (BAR) design approval under Tukwila
Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of
Architectural Review criterion is shown below in bold, followed by staff's comments. For
the applicant's design statement, see Attachment B.
DECISION CRITERIA- DESIGN REVIEW
TMC 18.60.050.B. Commercial and Light Industrial Design Review
Criteria.
1. RELATIONSHIP OF STRUCTURE TO SITE.
a. The site should be planned to accomplish a desirable transition with
streetscape and to provide for adequate landscaping and pedestrian
movement.
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The addition will not impede pedestrian movement from the parking lot to the
main entrance of the building or around the exterior of the site on the Interurban
Trail. The streetscape will not be altered and any required landscaping proposed to
be removed shall be replaced by equivalent landscaping.
b. Parking and service areas should be located, designed and screened to
moderate the visual impact of large paved areas.
There are no proposed changes to the parking areas.
c. The height and scale of each building should be considered in relation to the
site.
The proposed addition facade has a maximum height of approximately 30 feet,
which is lower than the existing building (which is approximately 52 feet at the
highest point). The addition will adjoin the existing building, creating a
continuous facade that steps down as it approaches the riverfront.
2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA.
a. Harmony of texture, lines and masses is encouraged.
The facade of the proposed addition will vary in height from approximately 26
feet to 30 feet, which mirrors the varying height of the existing building (34' -52').
Materials for the building addition are similar in materials, color, and finishes
(metal panels and stucco). See Attachment C, materials and colors board.
b. Appropriate landscape transition to adjoining properties should be provided.
Landscaping along parcel boundaries will not be altered. Approximately 200
square feet of existing landscaping will be removed during construction.
Perimeter landscaping will be installed along the eastern and northern sides of the
proposed addition.
c. Public buildings and structures should be consistent with the established
neighborhood character.
The proposed addition will be contiguous with the existing building and
consistent in design; it is designed to appear like one structure. The site is
relatively isolated from other buildings, however the Comfort Suites and small
commercial building adjacent to the parcel have similar color palates and
elements of modulation (see Figure 5).
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Figure 5. Buildings on adjoining parcels.
d. Compatibility of vehicular pedestrian circulation patterns and loading
facilities in terms of safety, efficiency and convenience should be encouraged.
Existing vehicular and pedestrian circulation patterns will not be altered as a result
of this addition.
e. Compatibility of on -site vehicular circulation with street circulation should
be encouraged.
The existing vehicular circulation pattern provides direct access from the street to
the existing building and proposed addition.
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.
The site where the addition is proposed is flat; no other areas of the site will be
disturbed.
b. Grades of walks, parking spaces, terraces and other paved areas should
promote safety, and provide an inviting and stable appearance.
A new concrete landing will connect to the existing sidewalk. The site and
surrounding walkways are flat and will remain unaltered.
c. Landscape treatment should enhance architectural features, strengthen
vistas and important axis, and provide shade.
Species selected for the perimeter landscaping along the northern and eastern
facade of the proposed addition are: Vine Maple (Acer Circinatum), Oregon
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Grape (Mahonia Aquifolium), Evergreen Huckleberry (Vaccinium Ovatum), and
Kinnikinnick (Arctostaphylos UVA- URSI). The proposed landscaping along the
north and east side of the building will help soften those facades. Existing
landscaping along the Interurban Trail provides a dense vegetative screen of the
northern facade (see sheet A3.1 of Attachment A).
d. In locations where plants will be susceptible to injury by pedestrian or motor
traffic, mitigating steps should be taken.
Proposed landscaping along the eastern perimeter will be buffered by the sidewalk
between the parking lot and new addition. The replacement landscaping on the
northern perimeter of the addition does not adjoin a pedestrian or vehicular access
route.
e. Where building sites limit planting, the placement of trees or shrubs in paved
areas is encouraged.
The proposed landscaping will be installed in areas that are currently partially
landscaped; other areas of the site that are currently vegetated lie within the
proposed building footprint and will be removed.
Figure 6. Aerial photo of project site.
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Figure 7. Interior landscaping at project site (not part of required landscaping) to be removed.
f. Screening of service yards and other places that tend to be unsightly should
be accomplished by use of walls, fencing, planting or combination.
g.
No new service yards or similar areas are proposed.
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.
None proposed.
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.
The existing parking lot lighting will be used to provide the pedestrian walkway
lighting. Accent /egress lighting will be designed to control glare. These light
fixtures will match those on the existing building and will be painted out to match
the building color. (See Figure 8)
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MIMEO
Specifications
7 -1/0"
1242`
16 -3/8"
0 +6rfi
Height:
Width:
Depth:
Weight
(max).
9 -5/15"
123,6 are,
30 Ilx
1+3 6 kr0
CSXW LED
LED WaII Luminaire
D -H
Figure 8. Proposed accent /egress light fixtures to be painted to match facade.
4. BUILDING DESIGN.
a. Architectural style is not restricted; evaluation of a project should be based
on quality of its design and relationship to its surroundings.
The relationship of the building to its surroundings has been reviewed herein.
b. Buildings should be to appropriate scale and in harmony with permanent
neighboring developments.
The proposed addition will create a stepped down effect as the complex
approaches the shoreline area.
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.
The components are in agreement with the existing building and are proportional
to the large scale of the building.
d. Colors should be harmonious, with bright or brilliant colors used only for
accent.
The bright proposed color palate is harmonious, reflects the use as an amusement
center, and matches the existing building.
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e. Mechanical equipment or other utility hardware on roof, ground or
buildings should be screened from view.
The building's varying facade height is designed to screen mechanical
equipment /hardware on the roof.
f. Exterior lighting should be part of the architectural concept. Fixtures,
standards, and all exposed accessories should be harmonious with building
design.
g.
No new exterior lighting is proposed other than accent /egress lighting, which will
be designed to avoid glare and will be painted out to match the building color
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.
The proposed addition design is harmonious but distinct from the existing
building, with unique elements that add interest to the facade.
5. MISCELLANEOUS STRUCTURES AND 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.
No miscellaneous structures are proposed.
b. Lighting in connection with miscellaneous structures and street furniture
should meet the guidelines applicable to site, landscape and buildings.
N /A.
CONCLUSIONS — DESIGN REVIEW
1. Site Planning: The site is accessed by a driveway along Fun Center Way. The site
layout accommodates public use of the Interurban Trail. The addition will adjoin the
existing building, creating a continuous facade that steps down as it approaches the
riverfront. The existing vehicular circulation pattern provides clear access from the
street to the existing /proposed buildings and will not be altered.
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2. Building Design: The proposed addition is harmonious with the existing building and
features a color palate and elements of modulation that are similar to those of nearby
buildings. The eastern and western facades show a high quality of design with
elements of modulation and articulation. The northern facade does not have as
extensive of design features, however existing and proposed vegetation are sufficient
to soften the appearance of the facade and add visual interest. Exterior building
materials include metal panels and stucco.
3. Landscape and Site Treatment: Landscaping with native species is proposed along
the eastern and northern perimeter of the proposed addition in accordance with TMC
18.44.080. The proposed landscaping will enhance the new addition and provide
additional habitat adjacent to the Green River.
4. Miscellaneous Structures: No structures other than the main addition are proposed.
Roof top mechanical equipment is proposed to be screened by horizontally
modulating facade elements. Details related to utility meters, conduits and other
above ground utility apparatus have not been provided at this time. These will be
reviewed as part of the building permit and any ground mounted equipment shall be
screened and building mounted equipment shall be painted to match the proposed
building.
RECOMMENDATIONS — DESIGN REVIEW
Staff recommends approval of the Design Review application with no conditions.
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