HomeMy WebLinkAboutPlanning 2017-03-02 Item 4 - Inspirus Credit Union - Attachment E - Applicant Response to Design Review CriteriaA R C H a T . C 'T a
City of Tukwila Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188
October 21, 2016
Re: Project Description for Design Review for Inspirus Credit Union Addition.
Project Address: 5200 Southcenter Boulevard
We are undertaking this design review proposal on behalf of our client, Inspirus Credit Union, to formally
request that we be allowed to construct a new addition, remodel, and improved landscape planned for their
corporate headquarters in Tukwila.
We are planning a 14,395 sq. ft. addition and 12,452 sq. ft. of remodel to the 49,511 sq. ft. existing
commercial building at 5200 Southcenter Boulevard, on tax lots 1157200013 & 1157200021. An existing
building on tax lot 1157200021 is to be demolished.
CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). Applies to all
projects requiring design review except: multifamily, hotel and motel developments and developments in
the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of
Green /Duwamish River must meet additional criteria in the Shoreline Substantial Development Permit
Application.
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.
The new design creates a more visually attractive addition to the site in relation to the existing
building and new landscaping and buffer improvements improve the existing buffer zone while
adding a better pedestrian connection to and from Southcenter Blvd.
b. Parking and service areas should be located, designed and screened to moderate the visual
impact of large paved areas.
The added parking at the basement level will have an attractive screen that melds with the overall
design theme of the building. The existing garbage location will be re- screened and the new
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mechanical units on the new addition will be given a visually appealing screen. The existing exterior
paved parking areas will be getting some landscape improvements including trees as a visual buffer.
c. The height and scale of each building should be considered in relation to its site.
The building's height complies with current Tukwila Municipal Code and the scale overall is
comparable to the surrounding context.
2. Relationship of Structure and Site to Adjoining Area
a. Harmony in texture, line and masses is encouraged.
The materials chosen for the new addition are a smooth clean texture of stone and metal siding that
create a smooth transition between the existing structure and the improved creek buffer. The
window lines and massing carry over from the existing building with subtle additions and
subtractions to the massing to create an addition that stands out while also complimenting the
existing context.
b. Appropriate landscape transition to adjoining properties should be provided.
There will be landscape transitions around all four sides of the site.
c. Public buildings and structures should be consistent with the established neighborhood
character.
The new addition takes design cues from the existing building as far as lines and scales and the
design language does fit with the established neighborhood's character while providing an attractive
new fagade at a main entry point into Tukwila from 1 -5.
d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of
safety, efficiency and convenience should be encouraged.
The new design improves the existing vehicular and pedestrian circulation, maintains the vehicle
egress onto Southcenter Blvd. and adds an additional pedestrian friendly access point at Southcenter
Blvd. The existing paved surfaces in the parking area have been expanded to include a more efficient
turn around point for fire trucks on site.
e. Compatibility of on -site vehicular circulation with street circulation should be encouraged.
The current and new on -site vehicular circulation will be compatible with street circulation as the
existing access points are not changed.
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.
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The existing Gilliam Creek will be preserved and will have its 40' buffer zone restored and enhanced.
The design massing is a result of this buffer zone and the creek now becomes an attractive landscape
focal point for the site.
b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and
provide an inviting and stable appearance.
The grades of all paved areas on site will promote safety and be inviting and safe. The new
pedestrian connection from the south side of the building to Southcenter Blvd. and the addition and
relocation of accessible parking stalls make the site much easier to access.
c. Landscape treatment should enhance architectural features, strengthen vistas and important
axis, and provide shade.
The landscaping is designed to create a low impact path and seating area at the base of the new
addition with complementary materials that fade into a more natural landscape treatment with
native shrubs, trees, and grasses.
d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating
steps should be taken.
A vast majority of the new plantings will not be in high pedestrian and motor traffic areas and those
that are will be species that can hold up well to some pedestrian impacts on the landscape areas of
the site.
e. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged.
The parking area is upgraded to meet with the current Tukwila Municipal Codes and will be filled by
landscaping.
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.
There will be attractive metal screening to replace the existing trash enclosure screen, which is in
disrepair, to better support the protection of the garbage and recycling containers on site.
g. In areas where general planting will not prosper, other materials such as fences, walls, and
paving of wood, brick, stone or gravel may be used.
The landscaping design is utilizing mostly native plantings or species of plants that are known to
thrive in this region and in similar kinds of site placement.
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.
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We are not specifying any new exterior lighting on the site except for a small fixture over the access
to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to
provide adequate lighting security.
4. Building Design
a. Architectural style is not restricted; evaluation of a project should be based on quality of design
and relationship to surroundings.
The new addition and improved creek buffer zone landscape create a much warmer and inviting
visual presence on a corner that is currently an unattractive entry point into the City of Tukwila. The
neutral color palette balances well with the surrounding buildings.
b. Buildings should be to appropriate scale and be in harmony with permanent neighboring
developments.
The new addition complies with the height restrictions in the City of Tukwila municipal code. The
scale of the addition is in harmony with both the existing building and those on surrounding sites.
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 windows share the some proportions as those of the existing with very few exceptions where
either the height or width is different such as the upper windows on the East and North Facades of
the addition. The parapets where the addition meets the existing building maintain the some height
as those on the existing. The few aspects of the massing that differentiate from the existing building
are in large part because of program demands and site constraints but do in turn create visual
interest where there currently is none.
d. Colors should be harmonious, with bright or brilliant colors used only for accent.
The color palette is neutral with no bright or brilliant colors and draws inspiration from the
surrounding buildings and landscape.
e. Mechanical equipment or other utility hardware on roof, ground or buildings should be
screened from view.
The mechanical units on the roof will have a screen that compliments the materials and color
palettes used on the building facades.
f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed
accessories should be harmonious with building design.
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We are not specifying any new exterior lighting on the site except for a small fixture over the access
to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to
provide adequate lighting security.
g. Monotony of design in single or multiple building projects should be avoided. Variety of detail,
form and fitting should be used to provide visual interest.
The massing on the addition provides new visual interest while complimenting the existing building.
The curved form is dictated by the buffer zone of Gilliam Creek and softens the overall exterior look
of the building and creates a point of interest on a portion of the site that has been overlooked.
Further visual interest is gained by the raised butterfly roof which gives the exterior a new dynamic
form while also allowing for increased natural light to the interior. The new forms combine bring a
lot of visual interest to the intersection that announces ones entrance into Tukwila from 1 -5.
S. 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.
The landscape design is meant to improve the buffer zone around Gilliam Creek with some a small
seating and path area for building occupants to gather and enjoy the surroundings. Seating, paving,
and planters with reflect the stone, metal, and wood accents of the building and keep the color
palettes neutral and natural. There will also be a new metal screen around the garbage area.
b. Lighting in connection with miscellaneous structures and street furniture should meet the
guidelines applicable to site, landscape and buildings. Consistency with adopted plans and
regulations (TMC 18.100.030)
We are not specifying any new exterior lighting on the site except for a small fixture over the access
to the garden plaza. It will have a 90 degree cutoff and will be focused towards the pathway to
provide adequate lighting security.
6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement
applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila
Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and
objectives of the City of Tukwila.
We believe the proposed addition meets and exceeds the applicable objectives and goals set out in
the Tukwila Comprehensive plan though its placement on site, use of appropriate materials and soft
color palette. The project also is requesting a parking variance and sensitive area buffer reduction
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ATTACHMENT E 51
though separate applications. Both of which take extra measures to ensure the project exceeds the
city policies and guidelines.
We respectfully request that the Board of Architectural Review for the City of Tukwila review our application
and supporting documents and find the overall project favorable.
Thank you,
Nick Watkins
Designer
for Jackson Main Architecture
206 - 324 -4800
nick.watkins @jacksonmain.com
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