HomeMy WebLinkAboutPlanning 2013-03-28 Item 4 - Attachment A - Applicant's Response to Design Review CriteriaLANCE MUELLER & ASSOCIATES
A R C H I T E C TS
Memorandum
A I A
Date: 4 -22 -07 amended 3 -19 -2013
To: Brandon Miles
CC: Wayne Jones
From: Bob Fadden— Lance Mueller & Associates
Job No. 12 -108
Re: 4501 Building — Project Consistency Narrative Memo
Brandon,
Thanks for your memo of 4 -7 -07 expressing some concerns about the building design. I have
reviewed them with Wayne Jones and studied them in detail and prepared updated drawings that
reflect concurrence with the design guidelines of the TMC section 18.60.050A and Chapter 18.30 of
the Zoning Code.
The document package submitted for Design Review contains a significant amount of information
in the Design Narrative attached, as to how the project as submitted complies with TMC section
18.60.050A. In addition to topographic information, a site survey showing adjoining buildings,
environmental exhibits, and a discussion of the neighborhood characteristic, contains a
photographic exhibit that allows everyone to become familiar with the site.
Some of the comments you provided are very general and others are more project specific. The
general comment will be addressed first and the specific comments second.
In discussing the feedback with Wayne Jones, the owner, he points out that the surrounding
properties are all developed and the buildings are "middle aged ". This is very significant since it
establishes what will happen in the future in terms of redevelopment and further development.
This sub area of Tukwila though zoned C /LI is actually dominated by light industrial uses. The uses
adjacent to this 4501 property are distribution, service, and manufacturing with undeveloped
property in this area, other than the 4501 property, located well south of this site and currently
occupied by single family residences. The undeveloped area is significantly encumbered by stream
buffers, sloping topography, inadequate storm drainage, and an unimproved street system.
Commercial activities currently do not exist in this area. Since 134th PI. S. is on a secondary street
with no significant traffic flow, and the area is already developed, commercial activities most likely
will not occur. The chance of the street being improved and a traffic flow brought to a level that
would support commercial uses is minimal and further reduced by the open drainage ditch along
the west side which is considered a stream.
130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554
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The probability of the 4501 property being used commercially simply doesn't exist. The pan handle
shape of the property, the fact that the area that will support a building over 300 feet away from the
street, and the 50 foot stream buffer in the front yard prevents the building being used for a
commercial use.
The ownership of the surrounding properties is either institutional investors, individual business
owners, or private investors. What this means is the property uses are stable and the chance of
the redevelopment of properties into higher and better uses is unlikely, unless the ownership is
consolidated and a large corporate user comes along it is not realistic. If that happened all existing
uses would be removed and the building demolished.
This is significant because any new facility should be similar to adjacent buildings as intended by
TM section 18.60.050A. Care should taken to be sure that the new facility blends with its
neighbors and doesn't make them appear as second class neighbors.
Mr. Jones position is since the existing uses in the sub area are light industrial, the long term uses
on adjoining properties are light industrial. He plans to use the building and grounds himself in a
light industrial manor that it is appropriate to construct his building as a light industrial building and
it should not have an appearance of a commercial building.
We bring this point to your attention because many of your design comments are appropriate for a
commercial building that the public can regularly access and a building that is adjacent to
commercial uses. Light industrial buildings do not require this level of design treatment because
they serve functions that are different than commercial building.
Impersonal appearance at many areas of an industrial building is appropriate since these areas are
functional in nature, not normally a pedestrian area or publicly in view. Treatment of those areas
has no general benefit and is a waste of a citizen's money.
The areas at that are appropriate for design treatments at light industrial building are those visible
from the public street or from adjacent uses which are not similar. These areas because of other
provisions of the code have buffer landscaping that screen the building fagade.
Below I have cut and pasted in your comments. The changes in building design that have been
made are noted and referenced by sheet number. Where changes have not been made we have
stated why they are not needed. We think you will concur with us once you have the opportunity to
study the materials already submitted.
• Incorporate some type of modulation into the design of the building. The modulation should
include:
The only area that modulation and design treatment are appropriate is at the east
facade.
The west face of the 4501 building is completely screened from Macadam Road by
existing buffer planting and not visible from any of the adjacent buildings.
The south walls of the light industrial warehouses to the north have blank unarticulated
surfaces with no windows. This wall is set back from the lot line ten feet. The code
required landscaping has disappeared and the city has not required it to be replaced. If
130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554
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the landscaping was in place it would buffer the blank wall areas that are over 300 feet
long.
The warehouse to the south of this site adjacent to the storage area is elevated above
the 4501 building. This building has no windows to the north and no view of the
storage area. Adjacent to the buildings to the south is ten feet of mature landscaping
which screens the view of the warehouse to the south.
Also south of the site is an old house that serves as an office. The lower floor has no
windows and no view of the storage yard in back of the 4501 building to the north.
The view from the second floor windows toward the 4501 building of the building to
the north is screened by landscaping. The drawing as resubmitted provides and
architectural treatment on the upper part of the 4501 wall surface, surface articulation,
a variation in height and a change in color.
1. Wall plane projections and recess. The original design as submitted has a recess at the
office area. A section has been added to clarify this. This recess also provides
protection from weather at the office entries. In addition modulation has been added
at the east elevation. The central part of facade, where the office area is located, has
been brought forward by lapping the panels.
2. Texture Change. The building surface at the south has sufficient texture. It is created
by the rustication (reveals) in the wall surfaces. These reveals tie into the painting
patterns, the window elements, and other architectural features.
3. Material Change. The design as previously submitted used an alternate material at the
entry area for design relief. The revised design at the front entry area provides a CM J
wainscot at the building base as part of the building transition to the ground and as
additional visual texture. The treatment is provided at the entry area where it can be
enjoyed by visitors.
• Roof Design
1. Variation in the roof design should be used to add interest to and reduce the scale of the
building. See revised elevations shown on sheet A -3. Additional parapet height is
added at the projected plane of the office area.
2. A cornice with a distinct treatment should be used around the parapet. The building
already has a cornice element at the top of the wall. An additional step has been added
to the feature which is illustrated the section shown on sheet A -3.
• Materials and colors
1. The proposed colors are generally acceptable.
2. The front and sides of the building should utilize or at least have the appearance of at least
two building materials such as brick; sandstone or other native stone; and tinted, textured, or
concrete masonry units. The design treatment in this setting is appropriate at the east
(front facade). This treatment is shown on the revised elevations.
Treatment on the west side adjacent to the service doors and storage yard is appropriate
because of the existing buffer blocks any view of this area from offsite.
130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554
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The north facade of the building is not visible from the street or from the property at
the north. The base landscaping adjacent to the wall provided will mature and buffer
the wall in the future. Windows in the upper area of the wall have been provided
where the wall might be visible above the adjacent building from a distance. The
treatment wall exceeds the design standard of the neighbors wall and is appropriate
based on the TMC.
The south wall of the building elevations has been modified to add additional treatment
in the area visible form the property to the south. This includes the addition of
fenestration, surface articulation, changes in color, and vertical modulation. In addition
at the lot line there is buffer landscaping to screen the building base and over 10 feet of
landscaping, which includes mature trees on the neighboring property that visually
buffers the 4501 building to the south.
• Entry
1. The two entries to the building need to be more pronounced. Entryway design elements and
variations should give the orientation and add character to the building. Suggestions include
the use of canopies, overhangs, recesses /projections, arcades, peaked roof forms, arches,
outdoor patios, or particular architectural details. See revised drawings and sections. The
building is not a commercial building that generally accepts the public. The entries are
clearly visible from the parking area directly in front of the building and as part of the
overall facade The entry area is part of the overall design and can be identified from
134TH Pl. S. Each entry will be signed separately which will identify the individual
user. Currently the building has only one tenant, Lakeridge Development
Other Items:
I . Clarify the design and materials of the proposed trash enclosure. Chain link fence is not
appropriate. Many projects are using split face CMU walls with a metal gate. The color of the
enclosure should be consistent with the colors of the primary building. Please also clarify the
square footage of the trash enclosure and how much space is being reserved for recycling
collection space. City Code requires that equal space be provided for recycling. See revised
drawing sheets A -1.
2. Please provide additional information on the storage area located in the rear of the site. Will
vehicles be washed on the site. The yard behind the building is for storage of
construction material and equipment. No service, repair, or vehicle washing is
proposed within the storage area.
If you have any questions or further concerns please feel free to contact me.
Bob
130 Lakeside Ave. • Suite 250 • Seattle, WA • 98122 • (206) 325 -2553 • Fax (206) 328 -0554
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JOB: 4501 BUILDING
Applicant Responses:
10. Construction of a light industrial warehouse building for use as office, storage,
equipment maintenance. The maintenance area will be at the south end and be
about 2,500 s.f. The building will be a partial 2 -story building of 17,000 s.f. gross
area with a second floor of 2,999 s.f. The major part of the building will be used by
the building owner for office and storage. The area behind the building will be
used for equipment and material storage. These materials and equipment are
used by the owner in his construction business. Part of the yard is proposed to be
paved with crushed rock since tracked equipment will be parked on it occasionally.
The building will be a Type VB sprinklered construction with a non structural slab
on grade and tilt up concrete exterior walls. The roof system will be a Class B built
over rigid insulation on a wood /steel hybrid structure. The building is currently
proposed with un- separated B, S -1, and F1 uses.
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JOB: 4501 BUILDING
Applicant Responses:
B. ENVIRONMENTAL ELEMENTS
1. Site was graded and rockeries installed under previous permit. The western part
of the site is gravel covered and is overgrown with weeds and brush and slopes
gently east, east of the rockery. West of the rockery it slopes up to McAdam
Road. The eastern part of the site consists of finger of land (pan handle) that
slopes towards 134th PI. So. Part of this area is gravel, part grass, and some is
covered with Alder and Evergreens. Along the north lot line the site slopes sharply
to meet grade of neighboring property. Details can be found on existing conditions
drawing.
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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.
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Project Consistency Narrative
4501 BUILDING
Page Two
b. Parking and service areas should be located, designed and screened
to moderate the visual impact of large 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.
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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.
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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.
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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.
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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.
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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 light 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 light 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 light 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.
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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.
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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.
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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)
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