HomeMy WebLinkAboutPlanning 2022-04-28 Item 4 - VIETNAMESE MARTYRS CHURCH MODIFICATION DESIGN REVIEW - STAFF REPORTCity of Tukwila
Aldan Ekberg, Mayor
Department of Community Development - Nora Gierloff, AICP, Director
Staff Report to the Board of Architectural Review
Design Review Major Modification
Vietnamese Martyrs Church Expansion
Prepared for the April 28, 2022 Meeting
FILE NUMBERS: L21-0104 Design Review Modification
APPLICANT: Sean Hill of Broderick Architects on behalf of Vietnamese Martyrs Parish
REQUEST: Request for approval of a Design Review Major Modification (to the L18-0026
decision) to reduce the proposed building footprint from 67,500 SF to 45,290 SF,
with accompanied facade changes to the north, east and west building
elevations.
LOCATION: 6841 and 6847 S. 180th St. Tukwila, WA
COMPREHENSIVE
PLAN AND ZONING:
SEPA DETERMINATION:
ASSOCIATED FILES:
NOTIFICATION:
Tukwila Urban Center- Workplace (TUC -WP). Portions of the site along the
Green River are within overlay areas — including the Public Recreation Overlay
and Shoreline Overlay.
The City of Tukwila, as the lead agency for this project, issued a Determination
of Non -Significance for this project on October 17th, 2018.
E18-0004 SEPA
L18-0025 Shoreline Substantial Development permit
L18-0026 Design Review
L18-0027 Conditional Use Permit
D21-0032 Development Permit
A combined Notice of Application and Notice of Hearing was posted on site,
published in the Seattle Times, and mailed to agencies with jurisdiction, and
property owners and tenants within 500 feet of the project site on April 14,
2022. Comments received in response to the public notification will be entered
into the record during the public hearing on April 28, 2022.
RECOMMENDATION: Approval with conditions
STAFF: Breyden Jager, Associate Planner
Jaimie Reavis, Senior Planner
ATTACHMENTS:
A. Design Review Narrative
B. Previous Design Review Staff Report (L18-0026)
C. Plan Set (Site Plan, Area Diagrams, Colored Elevations, Landscape Plans, Fire Access Plan, Colors and
Materials, Lighting Plan, Floor Plan, B&W Elevations)
Tukwila City Hall • 62005outhcenterBoulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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BACKGROUND
The Board of Architectural Review approved with conditions previous applications for a Public Hearing Design
Review and a Conditional Use Permit for additions, remodel, and site improvements to the Church of the
Vietnamese Martyrs campus in January 2021. Attached to this Staff Report is a copy of the previous Staff Report
(L18-0026) providing a full review of site conditions, surrounding uses, environmentally sensitive areas,
topography, vegetation and the previous Design Review findings (Attachment B).
The scope of the previous approvals included a 7,000 square foot addition to an existing office building to create
a learning center (Phase I), partial demolition of and construction of an addition to the main church building and
related improvements including restriping and expanding the parking lot (Phase II), and interior remodel and
addition of a central shrine (Phase III). Phase I has been completed, with some landscape elements deferred to
Phase II. Construction of Phase 11 is planned to start in summer of 2022, with Phase III to follow at a later date.
However, due to rise in construction costs caused by the pandemic and its disruption to the building materials
supply chain, the applicant is requesting a major modification to the design review, to reduce the overall
building footprint of the Phase 11 building. The proposed modification impacts design elements of the site and
building.
REQUEST
The project proposes a modification to the design review for expansion of the Church of the Vietnamese Martyrs
campus approved by the BAR. Shown below, Figures 1 and 2 illustrate the scope of the proposed improvements.
S1. EXISTING BUILDING AREA DIAGRAM
EXISTING
NEW with Existing Shown in Grey
DEMOLITION PLAN
EXISTING BUILDING AREA:
EXISTING BLDG TO BE DEMOLISHE
EXISTING BUILDING TO REMAIN:
NEW GROUND FLOOR:
NEW SECOND FLOOR:
PROPOSED BLDG AREA:
PROPOSED INCREASE:
Figure 1. 3D Renderings
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62127 SF
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= 27810 SF
+17480 SF
+18828 SF
(NEW WORK 36308 SF1
= 64118 SF
=3.2%
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Figure 2. Proposed Site Plan (red outline shows originally approved building footprint)
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Tukwila Municipal Code (TMC) section 18.28.030 and Table 18-1 specify the applicable criteria for development
meeting certain thresholds within the Tukwila Urban Center. The Tukwila Urban Center (TUC) is divided up into
four different zoning districts. The Church of the Vietnamese Martyrs is located within the Workplace District
(TUC -WP), the large southern portion of the TUC, where the Southcenter Subarea Plan envisioned the land uses
and development to remain relatively unchanged compared to other districts within the TUC. The vision for the
Workplace District is for the area to continue to provide a wide range of distribution, warehousing, light
industrial, "big box" retail, and furniture outlets, with incremental infill by office and other complementary
commercial uses. Proposed development within the Workplace District that does not contain dwelling units is
subject to the general design review criteria of 18.60.050 (instead of the Southcenter Design Manual applicable
to most development meeting design thresholds in the Tukwila Urban Center).
As a project that involves "large scale new construction or exterior expansions greater than 25,000 square feet"
it is subject to review as a Type 4 decision by the Board of Architectural Review.
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Parking (TMC 18.28.260):
The previous review of the project by the BAR included a staff analysis of the project's adherence to the district
standards of the Work Place district, the Tukwila Urban Center's Corridor Standards, and the Supplemental
Design Standards - including parking and landscaping requirements (see Attachment B). Changes to the
approved parking and landscaping design are proposed with the current modification. The modification
proposes to reduce the total number of parking spaces that were originally to be provided. However, the 439
parking spaces proposed continues to exceed the 360 parking spaces required by the code. Additionally, the
applicant has demonstrated compliance with previous conditions of approval which required the church to enter
into a shared parking agreement with adjacent properties and adoption of a Traffic Management Plan.
Landscaping Types and General Landscaping Requirements (TMC 18.28.230-.240):
Previous landscape analysis for the parking lot was completed for the project as part of the original Design
Review approval. Please see previous Design Review Staff Report for this information (Attachment B). The
project continues to satisfy the criteria for perimeter and interior parking lot landscaping. The modified project
includes a reduced building footprint; the northeastern corner of the existing church building will be demolished
to provide a new parking area which includes 63 new parking spaces and 2,892 SF of landscape area, with shade
trees evenly distributed throughout. Landscape islands and trees provided within the new parking area are
consistent with the code requirements. The City's Urban Environmentalist has reviewed and approved the
proposed plant material to ensure appropriate species selection and spacing, with conditions of approval.
Design Review Criteria (18.60.050(B))
The Design Review criteria found in TMC Section 18.60.050(B) are shown below in italics, followed
by Staff's comments on how the church redevelopment proposal compares to the guidelines.
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.
b. Parking and service areas should be located, designed and screened to moderate the visual
impact of large, paved areas.
c. The height and scale of each building should be considered in relation to the site.
The modified project meets the site design criteria. Previous analysis was completed for the project as part of
the original Design Review approval. Please see previous Design Review Staff Report for this information
(Attachment B).
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The project includes additional landscape square footage and plantings throughout the new and modified
parking areas to meet both streetscape and pedestrian site design criteria. Bioretention areas and shade trees
have been added to soften the visual appearance and break up the large, paved areas. Pedestrian pathways
have been added throughout to connect the new and existing parking areas to the front and side church
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entrances. The modified project provides a more robust overall landscape design, particularly along the entry
drive aisle from Sperry Drive to create a desirable streetscape transition.
As the project now includes the demolition of the northeast corner of the existing structure, the building
footprint has been significantly decreased from 67,500 SF to 45,290 SF, which reduces the building scale
particularly along the Sperry Drive frontage.
2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA.
a. Harmony of texture, lines and masses is encouraged.
b. Appropriate landscape transition to adjoining properties should be provided.
c. Public buildings and structures should be consistent with the established neighborhood
character.
d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety,
efficiency and convenience should be encouraged.
e. Compatibility of on-site vehicular circulation with street circulation should be encouraged.
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The modified project meets the site design criteria. Previous analysis was completed for the project as part of
the original Design Review approval. Please see previous Design Review Staff Report for this information
(Attachment B).
The modification proposes to reduce the building mass along the northeast corner of the structure has been
reduced, resulting in a lower visual impact of the structure on neighboring properties, compared to the previous
approval. However, the rest of the proposed structure remains largely unchanged from the previously approved
design. The height is identical to the previously approved design, and the French colonial architectural style is
still present.
In order to meet Fire safety access requirements, the access road has been widened to 14' along the southern
portion of the site, adjacent to the shoreline. To accommodate the widened access road, the width of the
perimeter landscaping in this area has been reduced and 3 additional trees are proposed for removal. To
account for the additional tree removals in the shoreline overlay jurisdiction, as a condition of approval, the
applicant shall obtain an amendment to the previously approved Shoreline Tree Permit.
Figure 4. Widened Fire Access Lane
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.
b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and
provide an inviting and stable appearance.
c. Landscape treatment should enhance architectural features, strengthen vistas and important
axis, and provide shade.
d. In locations where plants will be susceptible to injury by pedestrian or motortraffic, mitigating
steps should be taken.
e. Where building sites limit planting, the placement of trees or shrubs in paved areas is
encouraged.
f. Screening of service yards and other places that tend to be unsightly should be accomplished by
use of walls, fencing, planting or combination.
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g. In areas where general planting will not prosper, other materials such as fences, walls and
pavings of wood, brick, stone or gravel may be used.
h. Exterior lighting, when used, should enhance the building design and the adjoining landscape.
Lighting standards and fixtures should be of a design and size compatiblewith the building and
adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and
brilliant colors should be avoided.
The modified project meets the landscape design criteria. Previous landscape analysis was completed for the
project as part of the original Design Review approval. Please see previous Design Review Staff Report for this
information (Attachment B).
The modified northern and eastern facades include landscaping at different heights, including trees, shrubs, and
groundcover along the exposed building walls to soften the visual appearance. Despite the proposed change in
building mass, the project continues to provide a landscaped plaza adjacent to the northern entrance, with
permeable pavement and pedestrian pathways providing human scale connection to the adjacent streetscape.
Throughout the new parking area, landscaped islands are positioned no more than 10 stalls apart. These
landscaped areas are planted with deciduous trees, shrubs and groundcover. The modified project also proposes
3 new bioretention areas distributed throughout the eastern parking area. The modified project includes an
additional 2,892 SF of landscape area to supplement the 63 new parking stalls placed where the existing
northeastern corner of the church will be demolished.
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Figure 5. New Parking Area
As previously discussed, the modified project includes the removal of 3 trees in order to meet Fire safety access
requirements. The access road along the southern site boundary has been widened to 14', adjacent to the
shoreline. To account for the additional tree removals in the shoreline overlay jurisdiction, as a condition of
approval, the applicant shall obtain an amendment to the previously approved Shoreline Tree Permit.
In response to previous conditions of approval, the applicant has added a trellis to the south facade of the
church, to provide additional visual interest along the Green River trail.
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Figure 6. Proposed Trellis
In order to screen the refuse and disposal area from view of the internal parking lot and Green River trail, as a
condition of approval, the applicant shall provide a trash enclosure similar in design to the trash enclosure
constructed for the Learning Center. Please see conditions of approval for additional information.
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Figure 7. Learning Center Trash Enclosure
The landscaping plan submitted at this time does not include planting, soil and irrigation details. At the time of
building plan submittal, applicant shall submit irrigation and planting details in conformance with the
requirements of TMC 18.28; Tukwila Urban Center. The City's Urban Environmentalist recommends the
following conditions for approval:
1. Landscape screening for blank walls to include a mix of evergreen and deciduous species per
18.28.240 General Landscaping (i.e. not just pears or vine maples).
2. Within the shoreline buffer, landscaping trees and shrubs are to be native species per
18.44.060.F.1.g.
3. Cupressus to be planted farther from building.
4. The areas of parking lot island pears should have 2 medium trees or 1 large tree (neither may be
columnar cultivars as the pear is) and per 18.28.240 General Landscaping 'Large and medium
canopy tree species are required, except where there is insufficient planting area."
5. Trees on South side of building are planted too close together, follow spacing requirements.
6. Fragaria x chiloensis is very high maintenance due to extensive stolons/runners, not
recommended near paving.
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.
b. Buildings should be to appropriate scale and in harmony with permanent neighboring
developments.
c. Building components such as windows, doors, eaves, and parapets should have good proportions
and relationship to one another. Building components and ancillary parts shall be consistent with
anticipated life of the structure.
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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 shouldbe screened
from view.
f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed
accessories should be harmonious with building design.
g. Monotony of design in single or multiple building projects should be avoided. Variety of detail,
form and siting should be used to provide visual interest.
The modified project meets the building design criteria. Previous analysis was completed for the project as part
of the original Design Review approval. Please see previous Design Review Staff Report for this information
(Attachment B).
The French colonial architectural style, as well as the colors and materials proposed for the modification match
the originally approved design. While the mass and scale of the building have been reduced, the facade is still
divided into 3 parts with a taller wall in the center which is capped by a pediment. Please see sheet MAT1 (in
Attachment C) for additional information. However, the north, east and west building elevations have been
modified to present a more simplified architectural detail. The following is an excerpt from the applicant's
narrative describing the design changes proposed as part of this modification: "While the massing generally
stays the same, the fenestration here has been reduced and the following unnecessary elements have been
removed: small colonnade that projects to the east, a continuous railing above the 2nd floor, a pitched roof, and
a flight of exterior steps." Additionally, the sloping ramps on either side of the main entry steps were eliminated,
as they were not able to meet ADA requirements.
Plans for the modification initially proposed a more simplified design with blank wall areas along the east and
west elevations. Planning staff has worked with the applicant to update the initially proposed modified building
elevations, enhancing the level of architectural detail and visual interest. The facades avoid a monotony of
design by providing fenestration in the form of additional windows, a central pediment wall, vegetative
screening, and a variation in roofline. As a result, staff feels that the applicant has demonstrated an effort to
reintroduce a variety of form and detail consistent with the anticipated life of the structure.
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PREVIOUSLY APPROVED NORTH ELEVATION
PROPOSED NORTH ELEVATION
Figure 8. North Elevations
PREVIOUSLY APPROVED EAST ELEVATION
PROPOSED EAST ELEVATION
Figure 9. East Elevations
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PREVIOUSLY APPROVED WEST ELEVATION
PROPOSED WEST ELEVATION
1.49BON14.801.0. 4,1N111'..1111.
Figure 10. West Elevations
PREVIOUSLY APPROVED SOUTH ELEVATION
earuv
PROPOSED SOUTH ELEVATION
Figure 11. South Elevations
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A new 38" tall HVAC unit has been added to the existing church's southern rooftop, which will be appropriately
screened with finished steel screening panels and painted to match the existing structure. Existing rooftop
mechanical equipment will be similarly screened with metal screening panels.
NEW 38" HIGH ROOF TOP
HVAC UNIT (1 OF 2)
NEW SCREENING
EXISTING ROOF
TOP HVAC UNITS
1 OF 4
Figure 12. Rooftop Screening
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.
b. Lighting in connection with miscellaneous structures and street furniture should meet the
guidelines applicable to site, landscape and buildings.
The modified project continues to meet the design criteria. Previous analysis was completed for the project as
part of the original Design Review approval. Please see previous Design Review Staff Report for this information
(Attachment B).
CONCLUSIONS
1. The modified project continues to comply with the applicable District Based Standards; Corridor Based
Standards and Supplemental Standards of the TMC 18.28 for the subject property; which lies in the TUC -WP
zone. The modified project includes a reduced building footprint, 63 new parking spaces, and 2,892 SF of
landscape area, with shade trees evenly distributed throughout. Landscape islands and trees provided
within the new parking area are consistent with the code requirements. The City's Urban Environmentalist
has recommended several conditions of approval to be satisfied prior to Development Permit approval.
2. The modified project complies with the design review criteria listed under TMC 18.60.050 B. The project
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includes additional landscape square footage and plantings throughout the new and modified parking areas
to meet both streetscape and pedestrian site design criteria. The building mass along the northeast corner
of the structure is reduced, resulting in a lower visual impact of the structure on neighboring properties,
compared to the previous approval. While, the north, east and west building elevations have been modified
to present a more simplified architectural detail, the French colonial architectural style, as well as the colors
and materials proposed for the modification match the originally approved design. While the mass and scale
of the building have been reduced, the facade is still divided into 3 parts with a taller wall in the center
which is capped by a pediment.
3. The project complies with design guidelines for buildings in the shoreline zone as listed under TMC
18.44.110; however, the applicant shall obtain an amendment to the previously approved Shoreline
Substantial Development permit (L18-0025), to accommodate the 3 additional tree removals in the
shoreline jurisdiction.
4. Screening details for the mechanical equipment have been provided. Mechanical equipment not able to be
located inside the building will be screened by finished steel screening panels on the south portion of the
building, painted to match the color scheme of the building. Staff recommends as a condition of approval
that a trash enclosure be provided to match the existing trash enclosure at the adjacent learning center.
RECOMMENDATION
Staff recommends adoption of the above findings and design review approval for the Vietnamese Martyrs
church expansion with the conditions below:
1. Prior to approval of Development Permit (D21-0032), submit a complete and detailed landscaping plan
that includes irrigation, planting and soil details in conformance with the requirements of TMC 18.28;
Tukwila Urban Center. The City's Urban Environmentalist has evaluated the preliminary Landscape Plan
and required the following conditions of approval:
a. Landscape screening for blank walls to include a mix of evergreen and deciduous species per
18.28.240 General Landscaping (i.e. not just pears or vine maples)
b. Within the shoreline buffer, landscaping trees and shrubs are to be native species per
18.44.060.F.1.g.
c. Cupressus to be planted farther from building
d. The areas of parking lot island pears should have 2 medium trees or 1 large tree (neither may be
columnar cultivars as the pear is) and per 18.28.240 General Landscaping 'Large and medium
canopy tree species are required, except where there is insufficient planting area."
e. Trees on South side of building are planted too close together, follow spacing requirements
f. Fragaria x chiloensis is very high maintenance due to extensive stolons/runners, not
recommended near paving
2. Prior to approval of Development Permit (D21-0032), the applicant shall obtain approval of an
amendment to Shoreline Permit L18-0025 for removal of 3 additional trees within the shoreline
jurisdiction.
3. Prior to approval of Development Permit (D21-0032), the applicant shall submit plans for a trash
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enclosure to screen the refuse and disposal area in the southern parking area from view of the church
development and particularly the Green River trail.
INFORMATIONAL ITEMS
1. Planning staff will work with the Tukwila Police Department to review the proposed lighting plan and
ensure that safety needs are met within the bounds of the shoreline environment prior to Development
Permit approval.
2. Per City of Tukwila Development Engineering, no work shall be completed within any buffer areas or
easement areas without permission from the owner. Adequate temporary erosion and sediment control
measures shall be required to protect the storm water system and the adjacent river at all times during
construction.
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