HomeMy WebLinkAboutPlanning 2013-03-28 ITEM 4 - 4501 SOUTH 134TH STREET - STAFF REPORTNotification:
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
Staff Report
To the Board of Architectural Review
Prepared March 8, 2013
On February 21, 2013, 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 March 15, 2013, a 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: L12 -046 (Design Review)
Associated Permits:
L06 -086 (Design Review) E06 -023 (SEPA) L07 -044 (Special Permission from the
Director) and L08 -056 (Major Modification to an approved Design Review
Application).
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: Mitigated Determination of Non - Significance issued June 14,
2007. An addendum to the MDNS was adopted on November 7, 2008.
Staff: Brandon J. Miles, Senior Planner
Recommendation: Approval with conditions
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 3
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Attachments:
A. Applicant's Response to Design Review Criteria
B. Revised Plans (Site Plan, Landscaping Plan, Floor Plans, and Elevations)
BACKGROUND
On July 3, 2007, the City issued a Notice of Decision approving the construction of a two story light
industrial /office building at 4501 S. 134th Place South. The Notice of Decision reflected the decision
made by the BAR at their June 2007 meeting. The approved building was proposed to have a total square
footage of 17,000 square feet. Parking for the proposed building was to be located in front of the
building; a large parking area for construction equipment was proposed to be installed in the rear of the
building.
On September 26, 2008, the City received a request from the applicant to modify the approved design
review plans. The applicant proposed to add a third story on the building. The third story will add
approximately 6,000 square feet of new building space. The major modification to the project was
approved by the BAR at its December 2007 Regular Meeting.
TMC 18.60.070 (E) specifies that a design review approval shall expire if construction is not commenced
within three years of approval. Thus, the December 2008 BAR approval for the 4501 Building expired in
December of 2011. In order to proceed with the project, the applicant must submit and have approved a
new design review application.
Existing Development
The site is largely undeveloped land. The applicant did install some of the required parking, which was
approved in 2008.
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. 134th 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.
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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.
Property slope increase from S. 134th Place.
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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.
As part of the Special Permission application approved by the City in 2007, the applicant installed
vegetation within the buffer of the adjacent type 2 stream.
a .la.201 i2':19
Stream Located in Front of Property.
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 A.
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
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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. The applicant has completed this enhancement and now within his required monitoring
period.
Stream Buffer Enhancement Area
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. The fence does not meet setbacks. A condition has been
placed to address this situation.
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.
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C. The height and scale of each building should be considered in relation to the site.
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 2nd 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.
When the Normed Building was constructed several years ago the City received complaints from the
residential neighbors along Macadam Road that the glare from the building's roof was disturbing. The
homes along Macadam Road look down upon the commercial /light industrial buildings in the valley.
Glare from the proposed 4501 Building may not be an issue given that there is a significant amount of
vegetation on the hillside that separates the proposed building from the existing homes. However, a
condition has been added.
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. TMC 18.52 requires 12.5 feet of landscaping along the front property line.
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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 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 exist 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, which are located within the buffer 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.
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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.
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
paving 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.
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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.
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 screened by the parapet on the roof. The equipment will not be visible
from S. Be Place, since S. 134th Place South is at a down angle from the building. During winter
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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. The applicant has proposed "designer flood lights" that will be installed on the building.
The applicant has also proposed "ecolume decolume" parking lot lights. These lights will have a square
fixture.
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
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 L1) shows that this requirement will be met on the north property line, but
not on the south property line.
The City's Parking requirements also require that bicycle parking be provided for the proposed use. No
bicycle parking is shown on the site plan.
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.
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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 building's 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).
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:
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.
Bicycle parking is required for the proposed building, but is not shown on the site plan.
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Design Review Recommendation
Staff recommends approval of the 4501 Building application with the following conditions:
General
1. 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.
2. The fence along the south property line shall be placed within the interior of the five foot
landscape strip.
3. In order to maintain the north and south landscaped strip, a gate shall be added on the north
fence and the south fence.
4. The chain -link fence along Macadam Road South shall be dark green.
5. Barbwire shall not be used on the chain -link fence along Macadam Road South.
6. 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
by green chain -link fence (same fencing material as the perimeter fence) with wood slats.
7. The roof shall utilize non -glare finishes and colors.
Landscaping
1. 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.
2. All landscaped areas shall have groundcover placement and species selection which allows
for 90 percent coverage within three years.
3. All final details of the landscaping plan, including plant species and spacing, shall be
approved by the City's Urban Environmentalist prior to issuance of the building permit for
the project.
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