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HomeMy WebLinkAboutSEPA EPIC-56-91 - CITY OF TUKWILA / COMMUNITY DEVELOPMENT - BOARD OF ARCHITECTURAL REVIEW ZONING CODE AMENDMENTB.A.R. CHAPTER REVISION ZONING CODE TEXT AMENDMENT 18.60.050 ALLOWS ADDITIONAL EVALUATION CRITERIA ALL PARCELS ZONED FOR MULTI FAMILY, COMMERCIAL & INDUSTRIAL USES EPIC 56 -91 WAC 197 -11 -970 DETERMINATION OF NONSIGNIFICANCE Description of Proposal Amend TMC 18.60.050: (Board of Architectural Review) Review Guidelines to explicitly allow consideration of additional evaluation criteria in implementing the purpose and objectives of this chapter. Proponent Tukwila Department of Community Development. Location of Proposal, including street address, if any All parcels zoned for multi- family (R -2, R -31 R -4i RMH )_,_ commercial (P -0, C -1, C -2, C -P), and industrial (C -M, M -1, M -2, M2!) uses. Lead Agency: City of Tukwila File No. EPIC - - (,/2 -6/?( The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. X There is no comment period for this DNS This DNS is issued under 197 -11- 340(2). Comments must be submitted by . The lead agency will not act on this proposal for 15 days from the date below. Responsible Official Rick Beeler Position /Title Address 6200 Southcenter Boulevard, Tukwil_:, 98188 Date AiltAWAle- You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Planning Department. Planning Director Phone 433 -1846 a. /' "7/i/ Signature FM,DNS Con. No. Epic File No. -40— 70 Fee44OO.00 Receipt No. IVon 42zS ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: gA2 C01-107-65C !e(1((S(oA 2. Name of applicant: 7 2K c. c.-A- -Pes-fr. TAP Ca,wm uN / r Y ".1). g'Yez. aP M eNar, 3. Address and phone number of applicant and contact person:.5 't7"C (0 0) 6 3DD ov1wcEAIre72- 8c v - t ) / M K w/ (-,4) 6,)A42E,6-1-2/-.?‘ f-. VeRwcai (.4446-7370 4. Date checklist prepared: /jDve i ?ey .. 1.3) 177 ( 5. Agency requesting Checklist: City of Tukwila 6. Proposed timing or schedule (including phasing, if applicable): Pov c Cot-i,4 r Pl'i? G' 1V4AJ G , Rg7GOM M erWa>A -1- o 1(/ I1./9 ( , -( CITY CouNctC. ")cx:cc Ot g T /;Z./f/ /9 1 7. Do you have any plans for future additions, related to or connected with this proposal? If elk/ • cA T M4Y Qc 2TH- Pk -De -s6lD N1ut- r1-FA# r c-Y - pg-s(GA( wow %E,--,At ,e.€- ( elD 'r r ttC C 70 -3 -C10 • expansion, or further activity yes, explain. "Ike T�c7- cff ,'fC D (btu S 714 -v- D f!-2 D S P C- AKAcint C Ga"21 -4 (SS / 0'f 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. pats G.' 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. yes. S A .7, 1 • 1 10. List any government approvals or permits that will be needed for your proposal. GI -r-Y Count C( c, A PPiov 4L 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Section E requires a complete description of the objectives and alternatives of your proposal and should not be summarized here. % f ( ( S ! S Owl i V G CO Q l e" ?c r AM C 4 M c-&7 ) EKC (f expflabs l�f C i2 l re,/ A as ED 1 Y y YuK w l Cam- eD Alt G&1. R. 6 VT El.✓ T O E v4 C. U11-7-&- Pk © 'Ter-GT- `P -s -(G,Ai aciA-,lTY (TM C 1(3.6o ,F)SO). T(f" CoMPG6r B, A, R, CefAp-rep,_ (TM C 18.6o ) w i ?N P,QpPQ_ Q \C( S lc9 nCS / S S'io w nj /"4- 4-1- 77 - C. «NL CT[ T 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applica- tions related to this checklist. C,,q- uS OH RDA_ M (>(,TI - F--Am ! 'rte COM M C /A- C, -{- 1n(1 us /nC Tfte Gi-r by TUFCw(c..A , 13. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? l'o/UTc °rt S 6F AFPC:CdTeD LA rei)S L l cJ/ r`t se S (T TO BE COMPLETED BY APPLICAS Evaluation for Agency Use Only B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other v'euttgrry or 11W -4# /,./ Moak F LAT /D2Y /STA- &Ge" Yo YenY STep /we_T /$ lD( R&D t4 r- ,itez.c Fount1 ON AFpetrgD L$A-NOS , b. What is the steepest slope on the site (approximate percent slope) ? - S.Q..Q, g-1, 4.• c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. d. Are there surface indications or history of unstable soils in the immediate icinity? If so, describe. Describe the purpose, type, and approximate quanti- ties of any filling or grading proposed. Indicate source of fill. - 16(4g is A 7-0c7" tl a-t eb4Tb «--t at r . f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? S $ 1 -a- 411 • Evaluation for Agency Use Only h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: S 1 n.., 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. , b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Ma- c. Proposed measures to reduce or control emissions or other impacts to air, if any: 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year - round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. 110 Evaluation for Agency Use Only 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. $ < 1,a. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quan- tities, if known. S.,7-4._ 1 -a-. 5) Does the proposal lie within a 100 -year floodplain? g so, note location on the site plan. -ate 1CL. . 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. 2574Lsz. 1 Evaluation for Agency Use Only b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quan- tities, if known. p(( —, S'e� 1 2) Describe waste materials that will be discharged into the ground from septic tanks or other sour- ces, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.) Describe the general 'size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. • 410 Evaluation for Agency Use Only 2) Could waste materials enter ground or surface waters? If so, generally describe. _s_e.e.. 1 R , , d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. Plants a. Check or circle types of vegetation found on the site: — deciduous tree: alder, maple, aspen, other –-evergreen tree: fir, cedar, pine, other shrubs ,– grass — pasture , --crop or grain !wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other /water plants: water lily, eelgrass, milfoil, other / other types of vegetation b. What kind and amount of vegetation will be removed or altered? c. List threatened or endangered pecies known to be on or near the site. A(e' /M PA- Gtr ±rt c ._ PfF-.cb Z?.y ?FITS TQcT AM rk eJI :. /AI brvy DVAc. Pk-axe-CT iN, P/Fcrr f.J f c, Bet5'. eVA -cu *r 7 /et Scagr ouEKT Gffe-CKc.is7S. . Evaluation for Agency Use Only d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Ste- 4 C, , 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Sew birds: hawk, heron, eagle, songbirds, of e . mammals:'deer, bear, elk, beaver, other fis;li: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. S. 4- c., c. Is the site part of a migratio route? If so, explain. ycr, , PH -2;�p rA C A F c C. C D,'VS T d. Proposed measures to preserve or enhance wildlife, if any: nCo1�„ • Evaluation for Agency Use Only 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solor) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Sies2.13 1 • b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. .S est. 1 n, c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Nts1•.14-- 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. S�A.�1 -e- 1) Describe special emergency services that might be required. lac 2) Proposed measures to reduce or control environ- mental health hazards, if any: b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? 2) What types and levels of noise would be created by or associated with the project on a short - term or a long -term basis (for example: traf- fic, construction, operation, other)? Indicate what hours noise would come from the site. N Se.42.■$2.e. 3) Proposed measures to reduce or control noise impacts, if any: 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? V/o-..L s1 b. Has the site been us d for agricu ture? If so, desc ibe. Ste_ ,42 c. Describe any structures on the site. Evaluation for Agency Use Only • 0 Evaluation for Agency Use Only d. Will any structures be demolished? If so, what? S� 1 e. What is the current zoning classification of the site? A F F e t , - « u S - € 1 4 A t L z - zolY eb g--29 . 3 , , R.-1- M4 j P - a, c -2 C -2, C P } c J, M- 2 M -2.1 pi z c- f. What is the current comprehensive plan designation of the site? g. If applicable, what is the current shoreline master program designation of the site? C-c5rtmex_cittL) MG H 1>eNS Ur `f l-fo USiN G) l� G t+T .F FI eA y`( IA(bov7 -Ly 4- 0PP1C65- h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Y�sy i o fit-t PA cr5 A Lcr 4tC77 ci P,4 7t'b Ta �'f(S Tea': 7- r4"1eKeDM.8srv,7; SPsziGiC J .4 MGT /inr4c.YSes ro O e bone- e- O, /4 6' 2.0 GrGT BkSL S, i. Approximately how many people would reside or work in the completed project? ACA j. Approximately how many people would the completed project displace ? ae k. Proposed measures to avoid or reduce displacement impacts, if any: 1. Proposed measures to ensure the proposal is com- patible with existing and projected land uses and plans, if any: ACd Evaluation for Agency Use Only 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low - income housing? __NIA- b. Approximately how many units, if any, would be eli- minated? Indicate whether high, middle, or low- income housing. NCO hL€ c. Proposed measures to reduce or control housing impacts, if any: 4(A 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? NI A b. What views in the immediate vicinity would be altered or obstructed? /\[o,L& c. Proposed measures to reduce or control aesthetic impacts, if any: Nv■/‘ IIIEvaluation for Agency Use Only 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? b. Could light or glare from the finished project be a safety hazard or interfere with views? c. What existing off -site sources of fight or glare may affect your proposal? gO/N1C-S� d. Proposed measures to reduce or c ntrol light and glare impacts, if any: nl0 e 12. Recreation a. What designed and informal recreational oppor- tunities are in the immediate vicinity? A74 b. Would the proposed project displace any existing recreational uses? If so, describe. /'o /{ c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or pplict, if any: • Evaluation for Agency Use Only 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or pro- posed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. A/,4 c. Proposed measures to reduce or control impacts, if any: i1C07.- 14. Transportation a. Identify public streets and highways serving the site, and describe proposed accss to the existing street system. Show on site plans, if any. 11/4 b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? c. How many parking spaces would the completed project have? How many would the project eliminate? • • Evaluation for Agency Use Only d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or,private). 0 e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. A[O f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. ifpire- g. Proposed measures to reduce or control transpor- tation impacts, if any: hCCCCS" 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. i•40 b. Proposed measures to reduce or control direct impacts on public services, if any. Evaluation for Agency Use Only 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. U b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity Which might be needed. N oA C. Signature The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make ijs decision. Signature: Date Submitted: PLEASE CONTINUE TO THE NEXT PAGE. TO BE COMPLETED BY APPLIC1110 0 Evaluation for Agency Use Only D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not imple- mented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or. release of toxic or hazardous substances; or production of noise? , if,4CTS -r- AntTf C f PA Tvt Ue" TWrS Teit-7" �4MG• DM Proposed measures to did or reduce such increases are: 2. How would the proposal be likely to affect plants, ani- mals, fish, or marine life? 17. 1 Proposed measures to protect or conserve plants, ani- mals, fish, or marine life are: /v(A • 3. How would the proposal be likely to deplete energy or natural resources? SGT 1 1 Proposed measures to protect or conserve energy and natural resourses are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? j. Proposed measures to protect uch resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, inclduing whether it would allow or encourage land or shoreline uses incompatible with existing plans? 1 1„ Evaluation for Agency Use Only • Evaluation for Agency Use Only Proposed measures to avoid or reduce shoreline and land use impacts area: How does the proposal conform to the Tukwila Shoreline Master Plan ? /l(o /MPAC -T 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: /(g 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. -5-c--5" -D1 i• Evaluation for Agency Use Only 8. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use Policy Plan? If so, what poli- cies of the Plan? Proposed measures to avoid or reduce the conflict(s) are: TO BE COMPLETED BY APPLICAS Evaluation for Agency Use Only E. SUPPLEMENTAL SHEET FOR ALL PROJECT AND NON PROJECT PROPOSALS The objectives and the alternative means of reaching the objectives for a proposal will be helpful in reviewing the aforegoing items of the Environmental Checklist. This information provides a general overall perspective of the proposed action in the context of the environmental infor- mation provided and the submitted plans, documents, suppor- tive information, studies, etc. 1. What are the objective(s) of the proposal? T ccolltlx AyTffoR - 770 f21) of 2CWre-c -7-vz.� f J V (ELt) (7 B /t-k_ ) T • V ge }► (-(- / N Fa 2MA 74N( 4VA /GABLE;" /N `De-7-670,1,Af (/'f A Pe o a'Ecc-'T 57,17=7 s7 pe eT 77/4 cA4 's M1n//M-0M ��5f<A( SrA4,iz/t-R 7) S j As . .-r( c vc_A-re 114 me QA- 2's "Pv2Pose A- a 0T -7EG-rrves " (TMc le,6O.0(o), 2. What are the alternative means of accomplishing these objectives ? A/0/../r- 3. Please compare the alternative means and indicate the preferred course of action: Ai/t • Evaluation for Agency Use Only 4. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use Policy Plan? If so, what poli- cies of the Plan? K/ o Proposed measures to avoid or reduce the conflict(s) are: NA -23- Sections: 18.60.010 18.60.020 18.60.030 18.60.040 18.60.050 18.60.060 18.60.070 -9 60.010 -- 18.60.030 Chapter 18.60 BOARD OF ARCHITECTURAL REVIEW Purpose and objectives. Membership. Scope of authority. Application requirements. Review guidelines. Special review guidelines for Interurban special review area. Action by board of architectural review. 18.60.010 Purpose and objectives. It is the purpose of this chapter to provide for the review by public officials of land development and building design in order to promote the public health, safety and welfare. Specifically, the board of architectural review ( "BAR ") shall encourage well designed developments that are creative and harmonious with the natural and manmade environments. ,(Ord. 1247 §1(part), 1982) . 18.60.020 Membership. The board of architectural review shall consist of the members of the planning-commission. The officers of the planning commission shall also sit as officers of the board of architectural review. (Ord. 1247 §1(part), 1982) . 18.60.030 Scope of authority. (1) The rules and regulations of the board of architectural review shall be the same as those stated for the planning commission in the bylaws of the Tukwila planning commission. The board shall have the authority to approve, approve with conditions, or deny all plans submitted to it using guidelines in Section 18.60.050. (2) The board of architectural review shall review pro- posed development plans for the following described land use actions: (A) All developments will be subject to design re- view with the following exceptions: ( i) Developments in RA and R1 districts, ( ii) Developments less than ten thousand gross square feet of building area in PO, Cl, C2, CP and CM dis- tricts, except when within three hundred feet of residential districts or within two hundred feet of the Green /Duwamish River or that require a shoreline permit, (iii) Developments in M1 and M2 districts except when within three hundred feet of residential districts or within two hundred feet of the Green /Duwamish River or that require a shoreline permit; 307 (Tukwila 6/89) ATTACHMENT A • 7- 7'.60.040 -- 18.60.050 • (B) Any exterior repair, reconstruction, cosmetic alterations, or improvements, the cost of which equals or exceeds ten percent of the building's assessed valuation, of any existing commercial development in excess of ten thousand gross square feet in building floor area in PO, Cl, C2, CP and CM zoning districts. (Ord. 1497 §2, 1989; Ord. 1481 §2(J), 1988; Ord. 1452 §1, 1988; Ord. 1447 §1, 1988; Ord. 1247 §1 (part)., 1982) . 18.60.040 Application requirements. Applications for review by the board of architectural review must be submitted to the planning department at least two weeks prior to the meeting of the board of architectural review. Building permits shall not be granted until approval of plans by the BAR. All applications shall be accompanied by a filing fee as required in Chapter 18.88 and shall include but are not limited to site plans, exterior building elevations, the environmental checklist if applicable, and other materials as required by the planning department. (Ord. 1247 §1(part), 1982) . 18.60.050 Review guidelines. 1;a—r twi .ng any applie...- itr decicion making The BAR is authorized to request and rely upon any document, guideline, or other consideration it deems relevant or useful to satisfy the purpose and objectives of this chapter, specifically including but not limited to:, . (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; (3) 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. (2) Relationship of Structure and Site to Adjoining Area. (A) Harmony in texture, lines, and masses is encour- aged; (B) Appropriate landscape transition to adjoining properties should be provided; (C) Public buildings and structures should be con- sistent with the established neighborhood character; (D) Compatibility of vehicular pedestrian circula- tion 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; (3) Landscape and Site Treatment. 308 (Tukwila 6/89) • 18.60.050 (A) Where existing topographic patterns contribute to beauty and utility of a development, they should be recog- nized 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 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 place- ment 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 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 desigh 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. (4) Building Design. (A) Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings; (B) Buildings should be to appropriate scale and be in harmony with permanent neighboring developments; (C) Building components, such as windows, doors, eaves, and parapets, should have good proportions and relation- ship 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 archi- tectural concept. Fixtures, standards and all exposed acces- sories should be harmonious with building design; (G) Monotony of design in single or multiple building projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. (5) Miscellaneous Structures and Street Furniture. (A) Miscellaneous structures and street furniture 309 (Tukwila 8/82) • 18.60.060 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 struc- tures and street furniture should meet the guidelines applicable to site, landscape and buildings. (Ord. 1247 §1(part), 1982). 18.60.060 Special review guidelines for Interurban special review. area. (1) Purpose of Review. Owing to its unique physiography, the presence of natural amenities and . recreational facilities, the historical relevance of the area to the community, and the contemplated future mix of resi- dential, commercial, industrial, and public land uses, the Interurban area requires a special approach for coordinated planning and land use management. 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, there shall-be special review of proposed development in the Interurban area. (2) Interurban Special Review District. As used in this section, the Interurban area is that area lying between I -405 on the south, the toe of slope to the west of Interurban Avenue, I -5 on the north, and the city limits on the east, as shown on Map 3 entitled, "Interurban Special Review Area." (3) Authority and Scope of Review.. All development in the Interurban special review area, excluding single - family dwellings, shall be reviewed by the board of architectural review. In addition to the review guidelines specified in Section 18.60.050 of this code, the BAR shall utilize the guidelines specified in subsections (4) and (5) below in its review. (4) SPecial Review Guidelines Applicable to All Proposed Developments. In the review of proposed development in the Interurban special review district, the BAR shall use the following guidelines in order to ensure that the intent of subsection (1) is accomplished: (A) Proposed development. design should be sensitive to the natural amenities of the area; (B) Proposed development use should demonstrate . due regard for the use and enjoyment of public recreational areas and facilities; (C) Proposed development should provide for safe and convenient on -site pedestrian circulation; (D) Proposed property use should be compatible with neighboring uses and complementary to the district in which it is located; 310 (Tukwila 8/82) • 18.60.060 (E) Proposed development should seek to minimize 'significant adverse environmental impacts; (F) Proposed development should demonstrate due regard for significant historical features in the area. (5) Special Review Guidelines for Authorization of Development Incentives. In order to provide incentives for development proposals which, through extraordinary design or planning, seek to achieve the aims and purposes of subsection (1), the BAR may modify the standards applicable to the underlying zone district pursuant to the following provisions: (A) An additional ten feet of building height over the basic height standard for the applicable zone district when the proposed development substantially conforms to the following guidelines; provided, however, that an additional thirty feet of building height. over the basic height standard may be authorized in the M -1 zone located east of Interurban Avenue a distance of not less than one hundred feet from the easterly edge' of said right -of -way: ( i) The proposed development offers a compatible and complementary mix of uses in the immediate vicinity of the project site and within the interurban special review area; ( ii) The deign of the proposed development promotes an interrelationship with the river or open space/ recreational facilities and fosters public use of these amenities; (iii) The proposed use and development of the prop- erty provide for safe and convenient pedestrian movement on- site, between adjoining properties, and contributes to overall pedestrian circulation in the interurban area. (B) A reduction in the standard setback reauirements of the applicable zone district by a factor of..up to fifty percent, provided that C -2 sidevard setbacks can be reduced by a factor of up to one hundred percent, when the proposed development substantially conforms to the following guidelines: ( i) The proposed development is pedestrian - oriented either in its intended use or design; ( ii) The proposed development is of such a scale, configuration, or design so as to provide a more desirable and compatible relationship with the street and pedestrian circula- tion system than the standard setback requirements. (C) Either a reduction of up to twenty percent or a relocation of the required landscape areas of the applicable zone district when the proposed development substantially con- forms to the following guidelines: ( i) Existing and /or proposed landscape areas are effectively used so as to provide more desirable transitions from the street and between neighboring properties than the standard landscaping requirements; (ii) Sufficient natural, mature vegetation is maintained in the proposed development. (Ord. 1247 §1(part), 1982) . 311 (Tukwila 8/82) r- p� r • v.7 OF J JLf'�ti�;:L.c w ,. • • • . \ 1 p•• C Ib•j fo� _ , _1,71_1 .1 -1 .1 :1j 14 it I 1;�4' .e�i 1 i i . E. lam-'__ �..�,. . ;a, o.cs: i 9 "� Map 3 'Interurban Specia. 1111 11� Review Area ill . � ! 4-.45 i_2i o.,-Z . I • ,ice `�--_ C. - 54—M• a. • • 1 • i C2.. Y_T! 1 i Ipl a i : -a •+2 •jam -c 1 • 1 .■ • 1 •A \.1 :l • 1 :•V • C.a w • • i f • .l / . 1 • r 'R1l TJ, 0:2 312 (Tukwila 8/82) • 4.60.070-18.64.020 18.60.070 Action by board of architectural review. (1) Approval. If the BAR approves the proposed development, a building permit may be issued by the appropriate city offi- cial providing all other requirements of the building code and ordinances of the city have been complied with. (2) Approval with Conditions. If the BAR approves the proposed development plans with conditions, it may recuire that such conditions shall be fulfilled prior to the issuance of a building or occupancy permit, where appropriate. (3) Denial. The BAR may deny the proposed development plans if the plans do not satisfy the guidelines of Sections 18.60.050 and 18.60.060. (4) All decisions • of the BAR shall be final unless ap- pealed. (Ord. '1247 §1(part), 19.82).