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HomeMy WebLinkAboutPermit L06-086 - FADDEN BOB - 4501 BUILDING DESIGN REVIEW4501 BUILDING (DR) 4501 S 134 PL L06-086 Notification: • Cifr of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Staff Report To the Board of Architectural Review Prepared June 20, 2007 On January 5, 2007, Notice of Application was distributed to tenants and property owners within 500 feet of the subject property. The Notice of Application was also posted on site. On June 14, 2007, Notice of Public Hearing was disturbed to all property owners and tenants within 500 feet and the notice was published in the Seattle Times. File Number: L06-086 (Public Hearing Design Review) Associated Permits: E06-023 (SEPA) L07-044 (Special Permission from the Director). Applicant Bob Fadden on behalf of Wayne Jones Request: Construction of a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Location: 4501 S. 134th Place Comprehensive Plan Designation: Commercial/Light Industrial (C/LI) Zoning District: Commercial/Light Industrial (C/LI) SEPA Determination: Determination of Non -Significance issued June 14, 2007 Staff: Brandon J. Miles, Assistant Planner Recommendation: Approval with conditions Attachments: A. Building Elevations B. Site Map C. Landscaping Plan D. Applicant's response to design review criteria E. Index of Photos F. Photos of Site 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 • Vicinity/Site Information Project Description The applicant is proposing to construct a 17,000 square foot commercial structure with associated parking on 2.35 acres within a Commercial/Light Industrial District of the City. The building will be devoted to warehouse and office use. A large parking area for construction equipment will be located in the rear of the building. Existing Development The site is currently undeveloped land. It appears that in the past this site had been used as a location for fill. The applicant's geotechnical report (Cornerstone Geotechnical Engineering Report, received by the City on December 11, 2006) indicated a significant amount of fill and other materials at a depth of approximately 10-12 feet. The site also contains deposits of kiln ash which is a heavy metal and is considered a toxic substance by the Washington State Department of Ecology. It appears that the kiln ash migrated onto the site from an adjacent parcel. The east portion of the property contains a very steep slope (excess of 40 percent). This slope is highly vegetated with mature trees and landscaping. Along the eastern edge of the property is a portion of Southgate Stream. The Stream is in the right of way for S. 134`h Place. The site has a very odd shape. The front portion of the property is narrow, approximately 97 feet wide. The property widens towards the middle and rear of the property. Surrounding Land Uses: Surrounding land uses are commercial and industrial in nature. Single family residential uses are located to the west along Macadam Road S. Topography: The site has a mix of topography. As noted, the west portion of the property contains a steep slope in excess of 40 percent. No construction activity is proposed on this slope. After the toe of the slope the property generally has a slope of 5 percent. Near S. 134th Place, the slope of the property is generally from 15-17 percent with a down slope towards S. 134th Place South. Vegetation: As noted, the site is undeveloped. Mature landscaping is located on the steep slope on the western portion of the property. Outside of this area, the vegetation consists mainly of shrubs and blackberries. Several medium sized trees are located along S. 134th Place S. These trees are within the buffer area for the stream. Background The applicant also has a pending application to reduce the buffer of the type II stream which is adjacent to the property. The City's Environmental Regulations require a 100 -foot buffer from a type II stream. The applicant has proposed to use the buffer area for parking and to place a stormwater detention vault. B. Miles Page 2 06/21/2007 H:\Developments\4501 Building\Staff Report.doc 2 Additionally, the water from the storm vault will discharge into the stream. Any request to reduce a stream buffer or to discharge stormwater into a buffer or stream requires Special Permission from the Community Development Director. The City and the applicant have agreed in principle to reduce the buffer by 40 feet. This would leave a buffer area of approximately 60 feet. The exact details of the buffer enhancement are still being worked out by staff and the applicant. Grading activity may not occur within the existing 100 -foot buffer zone until the Director has approved the Special Permission request. Findings -Decision Criteria -Design Review The project is subject to the design review criteria laid out in Tukwila Municipal Code (TMC) 18.60.050 (B). In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staff's comments. The applicant's response to the design criteria is included as Attachment D. 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. The applicant is proposing to construct a Light Industrial building within the C/LI district of the City. Vehicular and pedestrian access to the City will be via a private access road. The access road is on an adjacent parcel and the applicant has obtained an easement to utilize the tract. A five foot paved pedestrian access will extend from S. 134th Place S to the entrance of the building. The first 60 feet of the site will be utilized as an enhancement for the stream buffer located in the front of the property. This enhancement will include removal of invasive vegetation, tree plantings, retention of existing trees, and the installation of shrubs and native grasses. Parking for the proposed building will be located in the front of the building. Perimeter and parking landscaping will be provided in the front portion of the site. Pedestrian connections are not proposed to the surrounding properties. An eight foot tall fence will be constructed to separate the applicant's property from the two neighboring properties. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. The front portion of the property will be utilized for parking. The parking will be screened from S. 134th Place by the 60 foot wetland enhancement area. A large service area is proposed in the rear of the building. The proposed use for this area is to store contractor equipment (trucks, heavy machines, etc). The building has been positioned to screen the service area from S. 134th Place. The storage area does border Macadam Road South. Macadam Road South is at a significantly higher elevation than the applicant's project. As noted, a large downward slope extends east of Macadam Road South towards the applicant's property. This slope area contains a significant number of mature trees which will be retained as part of this project. C. The height and scale of each building should be considered in relation to the site. B. Miles Page 3 06/21/2007 3 H:\Developments\4501 Building\Staff Report.doc • The C/LI allows a maximum height of 45 feet. The proposed building will have a high point of approximately 32.5 feet. The building will have a street facade of approximately 140 feet. However the visibility of the facade is minimized by the vegetation in the 60 foot stream buffer. The surrounding buildings have a street facade ranging from 120 to 175 feet. The surrounding buildings range in height from 25 to 30 feet in height. The proposed building may appear taller than the building to the north, but that is because the finish floor elevation of the building to the north is ten feet lower that the applicant's property. 2. Relationship of Structure and Site to Adjoining Areas A. Harmony on texture, lines, and masses is encouraged The applicant's building will utilize varying elevations and color. The east elevation for the building includes varying elevations to provide vertical modulation. No vertical modulation is proposed along the west elevation or the south elevation. Minor vertical elevation is proposed along the north elevation. Windows are used on all elevations to provide horizontal modulation. A cornice is provided along the roofline of the entire building. The cornice provides more horizontal modulation for the building. The building is being developed to provide two separate suite areas. Each suite area would include its own main entrance on the east elevation. The entrances will be recessed back with the 2"d floor extending over the entry doors. This provides a small entry feature for the building. The main building material is colored concrete. CMU brick is used in the front of the building. Landscaping is provided directly adjacent to the east elevation of the building. Once mature, this landscaping will visually break up the mass of the front facade of the building. B. Appropriate landscape transition to adjoining properties should be provided Upon completion, the landscaping along the north and south property lines will comply with the City's landscaping requirements. No additional perimeter landscaping will be required on the west property line because this area contains mature landscaping. The TMC requires 12.5 feet of landscaping along the front property line. However, since the front portion of the property will contain a 60 foot enhanced stream buffer additional perimeter landscaping is not needed. C. Public buildings and structures should be consistent with the established neighborhood character. Not applicable as the applicant's building is not public. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. As noted, access to the site will be via a shared access drive. Access to the parking area is from two curb cuts, one located right off of the access drive and the other when the access drive makes a 90 degree turn. The access drive extends to the rear of the building to provide access to the rear storage B. Miles Page 4 06/21/2007 4 H:\Developments\4501 Building\Staff Report.doc area. Most of the parking is isolated from the main access drive. This separation reduces conflicts between users of the parking lot and through traffic on the access drive. Some conflict may exists of users of the parking stalls directly next to the access road. These users would have to back up onto the access drive in order to maneuver on the site. A fire -turn around is provided in the rear of the building. Parking and service areas have been separated from each other. E. Compatibility of on-site vehicular circulation with street circulation should be encouraged. The project will utilize an existing access drive and no new access points are proposed along S. 134th Place. 3. Landscaping and Site Treatment A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. A significant number of trees will be retained on site after completion of this project. The trees located in the rear of the property along the steep slope will remain and provide an excellent screen for the single family homes along Macadam Road S. The applicant has proposed to retain several trees located along S. 134th Place South. These trees are within the buffer area for the stream and may have to be removed as part of the stream enhancement project. However, a significant number of trees will be planted within the mitigation area. There are several trees located off-site directly to the north of the applicant's property. These trees are not going to be removed, however, the grading activity on the site could damage the root system of these trees. Planning staff has provided a condition to address this concern. B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The site will utilize differing paving materials to differentiate between the pedestrian walkway and drive paths. Additionally, the pedestrian walkway will be slightly higher than the drive path. C. Landscaping treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Building perimeter landscaping is provided along the front of the building. When mature this landscaping will break up the facade of the front portion of the building. The access drive is lined with trees which provide a site entry feature. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigation steps should be taken. The applicant has proposed curbs around all landscaped areas to prevent damage to plantings from automobiles. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. B. Miles Page 5 06/21/2007 5 H:\Developments\4501 Building\Staff Report.doc • Landscaped areas have been provided within the parking areas. The landscaped areas comply with the City's requirements for landscaping within parking areas. Landscaped areas will also be provided near the main entrances to the building. F. Screening of service yards, and other places that tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combination. The service yard for the site will be located behind the building and thus not visible from S. 134th Place. The topography and trees on the site will screen the service yard from Macadam Road S. The dumpster will be located along the north property line and will be enclosed with tilt up concrete walls. 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. This provision is not applicable to this project. The applicant has noted in the narrative, "Gravel will be used in areas where parking overhang will cause planting to be ineffective". However, the landscaping plans make no such indications on where these areas are. The City requires that ground cover achieve 90 percent coverage within three years of planting. 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 applicant has proposed lighting on the building and with the parking area. A final design was not provided for the design of the light fixtures. Staff has provided a condition to ensure that the light fixtures are consistent with the building and site design. 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 proposed building is approximately 17,000 square feet in size. The building is two stories and is being built to house two tenants. Large service doors are provided in the front and rear of the site. The materials for the building are concrete and CMU brick. However, the use of the CMU brick is very limited and will only be used as an accent in the front of the building. The building has a degree of vertical modulation on the east (front) and north (side) elevation. Windows are used to provide a small amount of horizontal modulation on all elevations. A cornice is proposed around the entire roof line. B. Buildings should be appropriate scale and in harmony with permanent neighboring developments. B. Miles Page 6 06/21/2007 6 H:\Developments\4501 Building\Staff Report.doc The surrounding buildings are light industrial in nature. The surrounding buildings have an average height of 29 feet and have street facades ranging in length between 120 and 175 feet. The applicant's proposed building will be approximately 32.5 feet tall and will have a street facade of 140 feet. 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 the anticipated life of the structure. The proposed building will mainly be constructed with colored concrete. A small amount of CMU will be used in the front partition of the building. Windows have been placed in aluminum sash. A cornice has been placed around the top of the parapet. Exterior doors will have a metallic color. D. Colors should be harmonious, with bright or brilliant colors used for accent. The building will utilize earth tone colors. The front portion of the building will feature three colors, dark brown is used to create symmetry and two different tan colors are used to provide horizontal modulation. The other sides of the building will only feature the two tan colors. The applicant has not included colors for the proposed dumpster enclosure. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The mechanical equipment will be placed within the parapet on the roof. The equipment will not be visible from S. 134th Place, since S. 134th Place South is at a down angle from the building. During winter months, when the trees on the steep slopes are dormant, the mechanical equipment may be visible from Macadam Road S. F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. The applicant has noted that lighting will be provided on the building, within the service area, and within the parking area. G. Monotony of design in single or multiple buildings should be avoided. Variety of detail, form and siting should be used to provide visual interest. The project proposes both vertical and horizontal modulation. There is only one building proposed, so monotony of design of multiple buildings is not a concern. 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. The rear portion of the site will be utilized as contractor storage yard. The applicant has proposed to construct a chain link fence around this portion of the property. The fence ranges in size from six feet B. Miles Page 7 06/21/2007 7 H:\Developments\4501 Building\Staff Report.doc • along Macadam Road South to eight feet along the north and south property lines. A gate will be provided along the access road to restrict access to the rear portion of the property. The site map (sheet Al) notes that the fence will be dark green on the north and south property line. However, no such note is provided for the portion of the fence along Macadam Road South. TMC 18.52.040 (F) requires that any fence be placed on the interior side of any required landscaping. The landscaping plan (sheet L 1) shows that this requirement will be met on the north property line, but not on the south property line. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. No street furniture will be provided with this project. DESIGN REVIEW CONCLUSIONS Design Review Guidelines Relationship of Structure to Site: The proposed development has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site. The building is proportion to the property size. The new building will meet all required setbacks. Typically, the City encourages that parking be located in the rear of a site. However, given the odd shape of this property, the uses for the front portion of the property are very limited and thus using this area for parking is appropriate. Relationship of Structure and Site to Adjoining Areas: The proposed buildings form and scale is in keeping with the existing development in the area. The buildings height and form is consistent with other development in the area. Landscape and Site Treatment: The applicant will install landscaping that meets the City's landscaping requirements within the Commercial/Light Industrial Zone. The applicant will install a significant amount of perimeter landscaping and interior landscaping. All landscaped areas will have automatic irrigation and the applicant will be required to maintain the landscaping for the life of the project (TMC 8.28.180). The landscaping plan failed to provide the required number of trees to be planted on the north property line. Planning Staff has provided a condition to address this concern. Building Design: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with adjacent buildings and the hillside behind the building. The design is appropriate for the light industrial nature of the area. Miscellaneous Structure and Street Furniture: B. Miles Page 8 06/21/2007 8 H:\Developments\4501 Building\Staff Report.doc • Given that the rear portion of the site will be utilized for storage it is appropriate to secure the area with fencing. However, the fence needs to comply with the requirement to place the fence on the interior side of the required landscaping. Parameters should also be placed to ensure that the fences do not hinder the ability to maintain the landscaped areas. This can be accomplished by placing gates along the fence line. The fence along Macadam Road should also be dark green. Design Review Recommendation Staff recommends approval of the 4501 Building application with the following conditions: General 1. Prior to issuance of the building permit, the applicant shall submit specifications for the light standards and building light fixtures to be approved by the Director of Community Development. The light standards and fixtures shall have a design and color which is harmonious with the building site. 2. The site map shall be updated to show the location of bicycle parking for the site. Per figure 18-7 of Title 18 the site is required to have two bicycle parking stalls. The Director shall approve the location and design of the parking stalls. However, the Director shall not approve a design which will require the removal of any landscaping approved by the Board of Architectural Review. 3. The fence along the south property line shall be placed within the interior of the five foot landscape strip. 4. In order to maintain the north and south landscaped strip, a gate shall be added on the north fence and the south fence. 5. The chain-link fence along Macadam Road South shall be dark green. 6. Barbwire shall not be used on the chain-link fence along Macadam Road South. 7. The concrete walls for the dumpster enclosure shall be painted to match the color of the primary building. The proposed black chain-link fence with wood slats shall be replaced green chain-link fence (same fencing material as the perimeter fence) with wood slats. Site Design 1. The Director shall have the authority to relocate the pedestrian connection in order to minimize any impacts to the stream and/or associated buffer. Landscaping 1. Prior to issuance of the building permit, the landscaping plan shall be amended to add five trees within the north landscaped area. This is required in order to comply with TMC 18.52 "Landscaping, Recreation, Recycling/Solid Waste Space Requirements". 2. At the time of construction, tree protection fences shall be placed around the trees on the neighboring north property. The fences shall be placed one foot for every inch in height. No grading activity shall occur within these protected areas. Signage 1. All future signage for the site must be submitted to the City for review as a minor modification to the approved design review application. B. Miles Page 9 06/21/2007 9 H:\Developments\4501 Bui (ding\Staff Report.doc • • BLACK CHAIN LSK. FENCE GATES W/ WOOD SLATS PL CONC. WALLS CANE BOLT m/ KEEPER AT EA. GATE • • r L 1 J DIl9PSTER • NIL. 6" PL. CRC WALL COC SLAB UU BROC6I FN16H DUMFSTER SCREEN DETAILS APPROX LOCATION EXISTING FIRE HYDRANT - AC PAVE -MST curt GRADE 00 A .S.ET is 6i 2 SF FIRST FL. R 12000 6F WAREHOUSE 5000 • j/ILcI • IS 176,00 • 1/I21a0 • Q 21 RE 21 VICINITY MAP ATTACHMENT A ssss eoRse.,�� eas m ti Z qO N Q� UPDATE UPDATE FLAMM DEPT. RECOMENDATIDNB revision c 0 0 0 O drawn checked DEC. 11, 2006 date 1 "'�`e G 4501 BUILDING BUILDING 5. 134 PLACE TUKWILA, WA sheet Al DECIDUOUS TREE PLANTING DETAIL No Scab LAWN / PLANTING BED DETAIL No Scab SHRUB PLANTING DETAIL No Scale GROUND COVER SPACING DETAIL No Scab- Trbgrla Spacing PLANT UST SYMBOL BOTANICAL / COMMON sr Prunus cerasiPera ' Kreuter Vesuvius ' / Kreuter Vosuvtus Plum 2" cal. BQB Garpinus Batulus ' Fastigiate ' / Pyramidal European Hornbeam, I-3/4" caliper minimum Acer Palmatum Sango Kaki)' / Sango Kaki) Japanese Maple b'-7' B*B Gupressocyparis IeylandlV leyland Cypress T minimum B*B Glstus x hybrldus / White Rock Rose, 5 gallon, 24" minimum O Gystls Sunset' / Sunset Rockrose 5 gallon, I8" minimum height O Mahonla actulPolium / Oregon Grape 5 gallon, I8" minimum o Viburnum DavidII 2 gallon o Thula O. 'Emerald Green ' / Emerald Crean Arborvitae b' minB<B o Prunus L.' Otto Luyken '/ Otto Luyken Lour& 21" min. • Nandina Domestica 'Harbor Dwarf*' / Harbor Dwarf Heavenly Bamboo 2 gallon Arctostaphylos uvawrsi / kinnickirnik 4" pots 24" O.G. Vince minor / periwinkle 4" pots 24" O.G. Sodded Lawn DUSTING TREES TO REMAIN. TYP. BLDG Aft Aft Aft eft > i� ���r_�..ii:�ir.i..ii��r•..r���Aft OW Aft �ti��•iri. !!;11 -all 4[s �' �a '� �.'ems �.� mow ���� 41111111k Ink , Aft alk NOTES 1. Subgrades, Including burins. to within IAotli loot provided by General Contractor unless oth rube noted. 2. Subgrade shall bo scarified or rototnled P conditions require. S. 4' depth 5-fday topsoil or equal In all planting neem. 4. Y depth Me Tads bark mulch tt ail planting beds. 5. All plant material stall be heaMliL MI and conform to USA standard nursery stack latest edltlon. 6. Plat mater$at or size or kind not available n be tat etituted only with approval of Landscape Afetsteet or Aster. T. All mess plantings shall hove bible/kr spacing. O. All tree pits shall be !repeated to Imre proper drainage. 9. PosltNe drainage shall be maintained. Mound planting ocean minimum D'. 10. SltrWsand press mknkem 42' Prom curb for car overhang II braractor shall. tsmaintag.rins.ite until final LANDSCAPE PLAN SCALE: 1" • 30' NORTH 0 15 30 ban ATTACHMENT B 5. 134th PL. minu1 - 11 :tg 1 !! 1:-.3. :vi I♦NMI 0 E - 11111::;: g O C a cS 3 E v checked date 11/16/06 • 4501 BUILDING BUILDING 5. 134 PLACE TUKWILA, WA 8 II Oilk 1 - MAIN STREET DESIGN LANDSCAPE ARCHITECTURE 611 Matra Str..t Suit. F (426)771-4609 Edmonds, WA 98020 (426)771-6726 Faz Sheaf L=1 4501 BUILDING S. 134th STREET TUKWILA, WASHINGTON 1.4601 606LLLL 6 4li100.4Tll 130 LAKESIDE • SEATTLE. M. 98122 • 204 325 2993 EAST ELEVATION WEST ELEVATION �' '.. `iF' - aix _,.,;,:& r,; t1. .,�"J»! . •.rc ?.�a '-s ..::# t rtk r � "" :: ,* ..`::rst� 11 s.; 1r;1lztS:ri{,.1t9'. /,.6.1'3!�r""driVed .Cll�,2ilsl�s; :A. ..f: `4.`;V:T'W.12f c ftlin 'rIZt"iieZ 41. igLgl *i'• SOUTH ELEVATION r r • izf�Ill.��[iF '.%i�%a/'�11i e,C,(�Fs2:i:�'.,ri��' h�LYZi�tddlL$" �.a�='0:::,::-�:'� •�o�r��-"'.ir,�/.ili1 f ��i+�f.?�;�bS� K �k CJS�i`&ftez NORTH ELEVATION Attachment C .:. r,. - -%3N rz t4,4«.._�a:•.1.tb4 e'ell:.`.r' ..:ad �•.... iw',Ib,�.r. i��I�.�,�•Yi��,.i•.� .-lira 'Z.F• i N { '11 i ' E AA v,.. 1 . "i4i M•� �M•<'.� -/' i. z i-.2-: u •" ^."• ,'i. 'e' 3.r h.,. - } : `. 6?. "• '.?•r:.'`T?'� :. i . L -i, •R f�i• 'tt '{ry+.211 ! 4 H AY Sv 'iii•` rya '�. 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'- 3' _ ;F ^a.?'.evo-. x,L....,;. �.• -"t .ae.,i.� ..•7";.; s:.. ,�- kY. t � e., ,.d. -;1'•r•:' WEST ELEVATION �' '.. `iF' - aix _,.,;,:& r,; t1. .,�"J»! . •.rc ?.�a '-s ..::# t rtk r � "" :: ,* ..`::rst� 11 s.; 1r;1lztS:ri{,.1t9'. /,.6.1'3!�r""driVed .Cll�,2ilsl�s; :A. ..f: `4.`;V:T'W.12f c ftlin 'rIZt"iieZ 41. igLgl *i'• SOUTH ELEVATION r r • izf�Ill.��[iF '.%i�%a/'�11i e,C,(�Fs2:i:�'.,ri��' h�LYZi�tddlL$" �.a�='0:::,::-�:'� •�o�r��-"'.ir,�/.ili1 f ��i+�f.?�;�bS� K �k CJS�i`&ftez NORTH ELEVATION Attachment C • • Project Consistency Narrative 4501 BUILDING 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. Response: The property to be developed is located between two streets, Macadam Road on the west and S 134th Place on the east. Previously the site, except the west which is a steeply sloped, was graded and used as a storage area. At the east there is a drainage channel next to S. 134th PI. which is considered a class III stream from which development will be set back 50 feet. The proposed design utilizes natural features at the east and the west as transition to the existing street. At the west the existing mature site obscuring vegetation provides a buffer that averages 100 feet, which results in an excellent transition to the residential zoning west of Macadam Road. S. 134th PI. on the east is about 20 feet lower than the proposed building and 10 feet lower than the east end of the parking area. Adjacent to the street is a 50 foot stream buffer. Within the buffer there are existing trees which screen the upland part of the site from the street. After the buffer planting is installed, the planting will almost obscure the view of all but the upper portion of the building facade. The combination of new and existing planting and the topographic feature of the site provide an excellent transition between the streetscape and the site. The site is accessed from S 134th Place which has no current sidewalks along either side of the street. As a result there are no pedestrian routes in the area in the public way. The development however, to insure safe access, provides a 5 ft. wide pedestrian concrete sidewalk along the edge of the private entry drive to the public way. ATTACHMENT D • Project Consistency Narrative 4501 BUILDING Page Two b. Parking and service areas should be located, designed and screened to moderate the visual impact of Targe paved areas. Response: The proposed development locates the building in the middle of the site in the only area of the site which can be reasonably developed with a structure. This location utilizes the existing topography and current grading to develop a facility that generally separates parking from service and storage area. The site design as designed has a 50 foot planted buffer along its eastern boundary and a natural buffer along it west boundary that obscures views from off site. Along the north border of the site is an existing industrial park and at the south side is a commercial development. The adjoining property to the north is an industrial park. Along the eastern portion of the north lot line of the park is existing landscaping and mature trees. At the western section is an existing building wall of about 30 feet in height that has no landscaping next to the wall and no windows. The neighboring property to the south has two buildings on it. The western building is a warehouse. Its north wall has no windows and roof level is about 35 feet above existing grade of the 4501 Building site. The second building to the east is a house used as an office with storage in the basement. Windows in the facade will look to the north toward the proposed building. The building as designed and located on the site has an entry area for offices in the middle which will be visible once you enter the shared driveway. To the north of the entry, on the east facade, screened from the street and separated from parking, is first a drive in door and then a dock height door. The dock high door is placed at the most northerly location to take advantage of the existing topography and screen from the adjoining industrial parking with landscaping. The general parking area for the building is located between the front of the building and the street. Handicap parking and convenience parking is located at the building entry. The site as currently shown provides landscaping along the perimeter of the parking areas and landscape islands at the ends of parking rows. As such, its design moderates the visual impact of the paved area. Project Consistency Narrative 4501 BUILDING Page Three Located on the west side of the building are several service doors that open toward the service yard to the west of the building. The locations of the adjoining building, the existing topography and landscaping makes the area to the west of the proposed building a good location for the service, storage and loading areas because it is obscured from view from the streets and have little impact on neighboring uses. c. The height and scale of each building should be considered in relation to its site. Response: The surrounding properties are currently developed with industrial buildings. These buildings are generally tilt up concrete, some with windows, with a smooth painted finish which are about 25 to 35 feet in height. The finish floor elevations above the street vary depending on the individual lot. The finish floor building to the north of the this property, which is about 30 feet high, is about ten feet lower then the proposed 4501 building and the building directly south whose finish floor is about 2 feet higher is about 25 feet in height. The building to the east in front of the site is about 28 feet high. Both the building to the east and the buildings to the north have a street facades that range between 120 and 175 feet. The proposed building has an average height of about 29 feet and a street facing facade of 140 feet. This makes the scale and height of the purposed development have an appropriate scale to the surrounding buildings and site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: The surrounding building facades are generally horizontal and about 30 feet in height. The building finishes are smooth painted concrete and have little architectural treatments except windows. The public facade proposed building design is harmonious with the mass, line and textures of surrounding buildings. • • Project Consistency Narrative 4501 BUILDING Page Four b. Appropriate landscape transition to adjoining properties should be provided. Response: The proposed development has landscape transitions at all adjoining properties where appropriate. The transitions to neighboring properties and the streets meet the design intent of code. The details of the transitions are as follows: The transitions provided at the streets are extensive and meet or exceed ordinance requirements as well. At the eastern street a 50 foot planted buffer is provided and at the western street an existing planted buffer averaging 100 feet is in place. The proposed design provides a landscape transition at the north lot line to the neighboring industrial park. This transition along the eastern part of that boundary consists of five feet of required planting that supplement the existing neighboring trees and additional landscaping in front of the parking. At the western part of the boundary, 5 feet of planting is provided next to the lot line north of the security fencing. Currently, north of this lot line, no code required landscaping remains against the blank building facade. At the south lot line three different conditions occur. The first one occurs at the pan handle east of the building in which the general parking area is located along the entry drive. At this location the design proposes a minimum of five feet of side yard landscaping behind the keystone wall in front of the parking area and planting south of the keystone wall between the wall land the walk. The second and third conditions occur where the two existing buildings are located on the neighboring lot to the south. The two existing buildings are located about 25 feet south of the lot line. South of the 4501 Building lot line is a landscape bed that averages 12 feet and ranges in width between 10 and 15 feet in which is planted mature trees. This area serves as a landscape transition for both properties even though it is not located on the lot. The finish floor location of the two buildings to the south differs. The westerly building is located above a 8 foot rockery 25 feet south of the lot line. At the base of the rockery is 10 to 15 feet of planting. Increasing the planting area along this area would not improve the transition between properties. • Project Consistency Narrative 4501 BUILDING Page Five As part of this application the Owner is requesting a landscape design modification to allow the required landscaping along this lot line to be placed in one of the other open areas of the site. He feels that the existing landscape transition at this lot line is appropriate. c. Public buildings and structures should be consistent with the established neighborhood character. Response: This is a private building and is consistent with the neighboring buildings d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: The site design separates parking and service areas from each other. In limited areas, service vehicle circulation areas overlap parking circulation areas. At no location will a vehicle parked at a loading dock obstruct vehicle circulation areas. e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. Response: Site access is provided to this property through an existing shared drive which will be improved and widened as part of this development. This access to the public street makes the circulation compatible with the existing street. All vehicle circulation for this development will occur on private property or over a private easement on adjacent property. The common access drive will be used for general ingress and egress as currently occurring. Maneuvering on the easement will occur at two parking stalls at the east side of the building where they will back out on to the easement. This easement dead -ends about 100 feet to the south and serves parking on those adjacent sites which already use the easement for maneuvering. The development of this site doesn't disrupt the current circulation patterns and improves access and has been designed to be compatible with the existing private circulation. • • Project Consistency Narrative 4501 BUILDING Page Six 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. Response: The proposed design utilizes the existing vegetation, significant trees and the topography to the maximum extent feasible to screen and buffer the site and preserve wooded areas. The new plantings were provided to enhance the existing vegetation and improve the overall development. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Grades on site are designed to allow for easy movement by pedestrians and vehicles. Differing paving materials are provided at vehicle area and pedestrian pathways to designate access routes to the building entry from parking areas and the street. The boomed concrete walkways with the adjacent landscaping will provide an inviting, stable, and safe pathway from the street to the site. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: The landscape design as proposed allows the building entry to be viewed from the private drive and focuses your attention on the entry as you approach. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken, Response: Curbs are provided around all landscaped areas to prevent intrusion of vehicles. Parking stall curbs or wheel stops will be provided 18 to 24 inches into the parking stall to prevent damage to planting. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: The design as shown provides landscape islands within the parking area in which shrubs and trees are provided. At the service area doors, adjacent to the building where paving is provided, trees and shrubs are planted at the property perimeter to visually buffer this area. Project Consistency Narrative 4501 BUILDING Page Seven 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. Response: The storage area east of the service doors is screened from view from offsite area by a combination of existing evergreens, new evergreens, existing buildings, the new building, and site obscuring fencing. Some deciduous planting is provided within those areas for variation and will not diminish the effectiveness of the screening in the winter. 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. Response: Gravel will be used in areas where parking overhang will cause planting to be ineffective. 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. Response: The photometrics of all light fixtures will be selected to limit Tight effects to the site and provide 1 fc. (noon light) at the edge of the adjoining property. Light fixtures will be color corrected metal halide so the color will be white and the fixture efficient. Current Tight design for the site calls for four types of fixtures. These have been selected based on there location. Along the south edge of the parking lot two 30 foot high 250 watts shoe box pole lights are provided. These fixtures will light the parking lot and the pedestrian path to the building. At the building entry two 75 watt recessed down lights will be installed in the soffitt to Tight the entry alcove to make it warm and inviting. In the two landscaped islands at each end of the parking in front of the office are two 75 watt pole mounted pedestrian walkway lights that will provide lighting for the parking area and make this area feel secure. These are located so that they will provide surface lighting at each adjacent drive in doors. • Project Consistency Narrative 4501 BUILDING Page Eight At the west and south side of the building shoe box fixtures are provided, mounted on arms attached to the building to provide security lighting. The fixture on the west arm is 250 watt and the one on the south is 75 watt to minimize the effect on the adjacent property. Overall the lighting design will enhance the site and blend effectively with surrounding uses. 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. Response: The purposed building design exceeds the design quality of the buildings in front of it and next to it and is of equal or better quality of other buildings in the area. See photo exhibit. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. Response: The proposed building is of comparable scale with buildings in the neighborhood and has been painted with colors that will make it harmonious with the adjacent buildings. 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. Response: The exterior building materials have been selected for endurance and easy maintenance. The wall areas are painted concrete, windows are set in an aluminum sash, parapets are capped with colored metal flashings, and exterior doors are painted metal. Doors and window sizes have been selected based on the use of the building and are proportionate to the scale of the building. A parapet has been provided to create the vertical height needed for a balanced design. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The colors as selected are natural tones that are from one family of colors. These colors blend together to create a soft appearance while the accent color provides enough contrast so that signage can be placed in that area and be visible but in keeping with the color family used on the building. • Project Consistency Narrative 4501 BUILDING Page Nine e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: The building design provides for a parapet on the north, south and east side (front). The roof surface behind the parapet slopes to the west, which enables the north and south parapet to step and create a more interesting facade. The height of the parapet is sufficient to block the view of any small mechanical unit which would be installed on the roof from the public street that is lower and some distance away. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. Response: Exterior lighting has been selected and placed to compliment the building and site design and provide visual focus on the building entry area at night. 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. Response: The street facade provides visual interest through the use of glazing, recessed entries, landscaping, changes in color, and articulation of the building surface. The design has detailing, form and balance appropriate for a warehouse building in an industrial area. 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. Response: The building has no street frontage that can be developed because of the drainage channel and the wetland buffer. At this time no miscellaneous structures or street furniture is proposed. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No lighting is proposed at this time. • • Project Consistency Narrative 4501 BUILDING Page Ten Consistency with adopted plans and regulations (TMC 18.100.030) 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. Response: Comprehensive Plan — The development is designated under the Comprehensive Plan as C/LI. The purpose of this plan designation is to provide area that can be used by commercial and light industrial uses that will be compatible with other similar uses. The goal of the comprehensive plan for this area is to provide employment and revitalize existing properties. The proposal to construct this facility meets the goals of the plan for four reasons. 1. The use is allowed under the under laying zoning district. 2. The project will be owner occupied and as such brings a new business into the community which provides employment. 3. This development will result in additional tax income for the City 4. As a result of the development of this facility, a property that is in a degraded state will be restored to state that will improve the neighborhood, and relate to the surrounding land uses. Development Regulations — The development regulations for this property are listed in Chapter 18.30 of the Zoning Code and Title 18, the critical areas ordinance (TMC 18.06.--), in Title 18, and in the Design Criteria Industrial Properties (TMC 18.60.050A). The project, as presented, is designed to comply with those regulations, design standards, and the design intent of those regulations. WAC Regulations — The property is subject to WAC Chapter 51 and as illustrated complies with the intent of those regulations. Other Laws, Policies, and Regulations — The project has been through the preapplication process with the City. As part of that process, the City provided the applicant with a comprehensive listing of all of the development regulations, mitigation measure that might be required, policies, and design objectives. The proposed project has been designed to comply with those regulation, policies, mitigation measure, laws, Title 18, and ordinances provided. Project Consistency Narrative.doc (LMA #08-114) • • ccs s.1 :Ai .. 5y b-.04hrffrf r,,,, em. 4,(.' r yl'"4..•N. VICINITY MAP • • '; . 7_. SITE FLAN 0 5' 30' 60' 90' 1%, 30' ATTACHMENT E 1 w 0 a O 'm E 0 c .0 .1 drawn checked NOV. 27, 2006 date 1L! 4501 BUILDING BUILDING 5. 134 PLACE TUKWILA, WA 1 CITr ni A AI D1in-rf]fll\IT[` L.,\/\/\ sheet A1P 1 4501 BUILDING S. 134th STREET TUKWILA, WASHINGTON EAST ELEVATION _.. _ '�.�:? J,r�,,,,aR•:•.al�r.'-0._• i..JrSs1dY^'e''.-�;e.r' =�?�yaY•�'n�:i.`�:. N� : IA WEST ELEVATION SOUTH ELEVATION • NORTH ELEVATION '* .� ire'• .- _ _ ,r .. _ ?,p 4.� •', �9�r.' Aj'� ¢ s .• .a+i '. • •x 2..,a m7+R `r , }^ ,it...„. ,A S4e ,tib —+--- to t`� P' t55•a 5 ,� T' .. « . 7�ti h7- >.�A. •.u.. N ,e. F: >p : 1 9 ..,.� � : ,/.. `iQi sq Kaf'� , a. ;a"" � t . {"h ti„ .• ... .. r MiyC L N .•x art `�.^^c. -. �^i r ^ � � � tif".' WEST ELEVATION SOUTH ELEVATION • NORTH ELEVATION EXHIBIT DATE PROJFC' \'4Mv1F Fk• December 2, 2011 Mr. Wayne Jones PO Box 146 Renton, WA 98507 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director RE: 4501 Building Design Review Approval Notice of Expiration of Land Use Permits L06-086, Design Review and L08-056, Major Modification Dear Mr. Jones: On November 14, 2008 the City of Tukwila issued a Notice of Decision for a Major Modification (L08-056) to an approved design review application (L06-086) for the construction of commercial/light industrial building at 4501 S. 134th Place. Development permits to construct the building were subsequently submitted to the City for review and issuance. This letter is to inform you that pursuant to Tukwila Municipal Code (TMC) 18.60.070 (E) your design review approval and major modification approval have expired because the construction permitting for the project was not completed within three years. If you wish to proceed with this project in the future you will need to obtain design review approval and comply with all development regulations at the time of submission of a complete application to the City. The expiration of the design review and major modification approval does not relieve you of completing the approved watercourse mitigation place that was approved under a special permission application (L07-071). If you should have any questions, please contact me by phone at (206) 431-3684 or via email at Brandon.Miles ' Tukwil.. _ . • ov. Sincerely, Brandon J. Miles Senior Planner cc. Bob Fa File en 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 June 21, 2011 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director WAYNE JONES PO BOX 146 RENTON WA, 98057 RE: 4501 Building Design Review Expiration Special Permission Application Dear Mr. Jones: On November 14, 2008 the City issued a Notice of Decision for your Major Modification application at 4501 S. 134th Place. The Major Modification application was to approve a significant design change from the original Design Review application that was approved by the City on July 3, 2007. A review of the current permit history indicates that all of your building permits for the proposed project have expired. Tukwila Municipal Code (TMC) 18.60.070 (D) states that "Construction permitting for the design review approved plans must begin within three years from the Notice of Decision or the BAR decision becomes null and void". In order to prevent the design review application from expiring, you must submit a complete building permit application for the approved design review building by November 14, 2011. City staff has no latitude to extend this date. As you are aware, located on your property is a type 2 stream. As part of your project, the City approved a special permission application allowing you to reduce the required buffer from the type 2 stream from 100 feet to 50 feet. Within the reduced buffer you had indicated you would install parking and the storm detention system for the proposed development. The City permitted you to reduce the buffer area, provided you completed a buffer enhancement. As can be seen from S. 134th Place you have installed the parking lot and the storm detention system for the development. However, no progress has been made to complete the buffer enhancement project. Your Public Works permit is scheduled to expire October 8, 2011. If you wish to keep this PW permit active, you will need to complete the buffer enhancement and have it signed off by the City prior to the expiration date. Failure to complete the enhancement project could trigger code enforcement proceedings to gain compliance with the requirements of the approved special permission application. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 If you have any questions, please call me at (206) 431-3684 or send an email to Brandon.Miles@Tukwilawa.gov. Bra don J. Miles Senior Planner cc. Dave McPherson, Public Works Laurie W;erle File Lob- D-3 4 LANCE MUELLER S ASSOCIATES A RCHITEC TS Memorandum AIA Date: 6-6-07 To: Brandon Miles CC: File From: - Lance Mueller & Associates RECE!Va O 1JJN 0.• COMilea� �Il DEVELOPMENT Job No. 06-114 Re: 4501 Building Brandon Attached are the materials you requested in your email for the DRB. The architectural site plan and the landscape plan have been updated to reflect the 60 foot buffer requested. The materials attached are 10 copies of the: Site photo booklet with key plan Colored elevations Site Plan Landscape plan Shell floor plans Building elevations Wall section Mitigation Plans Existing conditions drawing Civil plans One disc of the above files. The updated title report will be brought to you by Wayne Jones, the owner. If you need any copies of previously submitted materials please call or email me. Bob 130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325-2553 • Fax (206) 328-0554 /Br don J. Miles Assistant Planner Gity of Tukwila • Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION December 18, 2006 Mr. Bob Fadden Lance Mueller and Associates 130 Lakeside, Suite 250 Seattle, WA 98188 Re: Notice of complete application Design Review Application, L06-086 Dear Mr. Fadden: The Department of Community Development received your Public Hearing Design review application on December 11, 2006. The application is for the construction of new commercial building at 4501 S. 134 PL South. As of December 18, 2006, the Administrative Design Review application is deemed complete. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process If you have any questions, you can contact me at (206) 431-3684 or by email at bmiles@ci.tukwila.wa.us. Sincerely, cc. File (L06-086) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 CITY OF TUKWILA RECEIvED DEC 2006 DESIGN Department of Community DevelopmeicirorullaT REVIEW 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 MAJOR E-mail: tukplan@ci.tukwila.wa.us MODIFICATION APPLICATION NAME OF PROJECT/DEVELOPMENT: 4501 BUILDING LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 4501 S. 134th P1. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 361320-0045 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Bob Fadden c/o Lance Mueller & Associates/Architects Address: 130 Lakeside, Suite 250, Seattle, WA 98122 Phone: (206) 325-2553 FAX: (206) 328-0554 E-mail: Signature: P:\Planning Forms \ Applications \ BARModification - June 2006.doc, 06/21/06 Date: December 7, 2006 FOR STAFF USE ONLY Permits Plus Type P -DR Planner: File Number: W 6- O, 3 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: NAME OF PROJECT/DEVELOPMENT: 4501 BUILDING LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 4501 S. 134th P1. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 361320-0045 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Bob Fadden c/o Lance Mueller & Associates/Architects Address: 130 Lakeside, Suite 250, Seattle, WA 98122 Phone: (206) 325-2553 FAX: (206) 328-0554 E-mail: Signature: P:\Planning Forms \ Applications \ BARModification - June 2006.doc, 06/21/06 Date: December 7, 2006