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HomeMy WebLinkAboutPermit 89-06-DR - BENOLIEL - BURGER KING DESIGN REVIEW89-06-dr 335 andover park west epic-28-87 burger king CITY OF TUKWILA TUKWILA, WASHINGTON 98188 NOTICE OF DECISION FILE NUMBER: 89 -6 —DR APPLICANT: Vincent Ferrese /Ron Van Der Veen, Mithun Partners, AIA PHONE #12061433.1890 Gary L. VanDusen, .!Mayor REQUEST: Design Review for 3600 square feet Burger King. One story building with drive- through window. LOCATION: East side of site occupying southwest corner of Strander Boulevard and Andover Park West. The Planning Commission conducted a review of the above request on July 27, 1989, and approved with conditions the request with the following conditions: 1. Revised landscape plan to include the following items: a. Revise handicap parking space to facilitate exit from vehicle by user. b. Revise plan to indicate where architectural lighting will be located. c. Provide stepping stones or paved walkway for pedestrian access to the sidewalk along Andover Park West from the parking area. d. Detailed design of the screen along the pond will be submitted for approval of the Planning Director by staff working with the Audubon Society and the developer. The Commission adopted the findings and Conclusions contained in the Staff Report dated July 21, 1989. Any party aggrieved by this decision may appeal the decision to the City Council by filing an appeal in writing with the City Clerk within ten (10) days of the above date and shall state the reasons for the appeal. Molly4'. Head ey Assi: :nt Planner July 28, 1989 INN December 6, 1989 Walter S. Kaczynski Project Director - Burger King Spieker Partners 915 118th Avenue S.E. Bellevue, WA 98005 -3855 Re: Burger King Landscape Revision Dear Walter: A second issue for this location is the light columns directly in front of the building contribute to confusing patrons concerning the providing a bright focal point which is often entry point. Including street trees along the will lessen the probability of that occurrence. I have reviewed the site plan with landscape revisions dated 10Nov89. There are several areas of concern. I have outlined them below: 1) The line of street trees along Andover Park East is broken in front of the Burger King facade by a distance of 80 feet. The original plan which incorporated trees with a patio along the streetfront was acceptable because there was not enough landscape area to facilitate the growth of street trees. The current proposal does have enough landscape area and should be planted as per the usual distance and species of trees of the rest of the street. placement of the facade. This may site entrance by indicative of an 80 foot distance 2) There are no trees or shrub plantings indicated along the berm. On the original plan (related to SEPA conditions) the project was required to provide substantial vegetative screening along the pond perimeter. The plan must be revised to reflect shrub and tree planting along the berm which includes the area behind the dumpster. The plant palette should consist of `pond' type vegetation. 3) The current proposal calls out Austrian Black pine in several areas adjacent to the pond. These should be replaced with an alternative species. THe area behind the building adjacent to the drive -thru illustrates some plants /trees that are not specified. The revision should indicate the species and specs. 4) The landscape island on the south side of the site which Sincerely, Molly A. Headley Assistant Planner cc: Otak Incorporated Jack Pace serves as a directional divider between parking and drive -thru is missing a substantial amount of landscaping as approved by the BAR. Trees and shrubs should be planted in the area and should be reflected on a revised landscape plan. These changes should be submitted to me by Wednesday December 20, 1989. If you have any questions, please call. I can be reached at 433 -1849. CITY OF TUKWILA 62(U) sou TUKWIL;1. WASHINGTON 98!88 October 25, 1989 Vincent Ferrese Ron Van Der Veen Mithun Partners, AIA 2000 112th Avenue N.E. Bellevue, WA 98004 Dear Sirs: This letter is in response to your request for minor modifications to Burger King design review and clarification of design review condi- tions. A map is attached indicating numerically the areas on the site associated with the issues. A. Masonry Wall PIIONE # !206, 433.1800 Gary l.. 1 anDus'n..lIavor 1. The attached undated illustration previously submitted by your office illustrates how the City wants the wall blended with the berms. 2. Since the 4 foot minimum height berm and /or masonry wall in conjunction with the increased width of the landscaped area will provide adequate screening, chain link fencing will not be necessary. 3. The berm and /or masonry wall shall blend in with the trash receptacle area as previously approved by the BAR. 4. Landscape strip between the masonry wall and drive thru is small and unlikely to provide a satisfactory area for plant growth. Move the masonry wall directly adjacent to drive thru away from pond. This will provide increased buffering of the pond. Plants should be planted behind wall as previously indicated. B. Landscape 1. Submit a planting plan for revised landscape areas following closely the approved BAR landscape plan. a. Area should be landscaped as indicated on BAR plan. b. Since placement of wall is revised, show revised landscape plan. c. Indicate changes in planting. Mithun October 23, 1989 Page 2 d. Reduce size of outdoor seating area to provide room for landscaping. C. Handicap parking space 1. Based on a discussion with the Building Department's plan checker, the handicap parking space should be relocated to its original location in front of the entry. D. Entry landscape Island /Pedestrian Marking 1. Indicate changes as indicated on revised plan. a. Mark entry for pedestrian access If you have any questions on any of the above items, please .. don't hesitate to call me. Sincerely, Pcti ack Pace Senior Planner elevation of cmu wall 33eattle Audubon 33ocktp Washington Nonprofit Corporation 619 Joshua 206/62e6695 September 4, 1989 Molly A. Headley, Assistant Planner Planning Department City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 RE: Burger King Proposal for Tukwila Pond Dear Ms. Headley: The Seattle Audubon Society's Conservation Committee has reviewed the revised screening plan for the proposed Burger King restaurant to be located adjacent to Tukwila Pond. As discussed at the July 27, 1989 hearing, the human and vehicular activity of the "drive-through" lane immediately adjacent to Tukwila Pond must be minimized. The addition of vehicle movement, headlights, litter and speaker noise adjacent to the pond will potentially impact the sensitive wildlife species which currently utilize the wetland. To minimize these disturbances, the design of the screening must employ the best methods available to block the presence of vehicular movement, headlights, litter and sound. The revised screening plan includes Photinia shrubbery, a 3-foot_ vinyl mesh fence and at some locations a 3-foot berm. The Seattle Audubon Society finds the current screening proposal inadequate. The low narrow screening will not adequately block vehicular movement, headlights, litter, or sound. The Seattle Audubon Society does, however, support the City's original recommendation for a 8-foot masonry wall. Any argument that the existing gabion wall will not carry the masonry wall must be supported by a detailed evaluation by licensed structural ' engineer. As an alternative to the masonry wall we recommend that the developer investigate the .use of' a 4-foot masonry planter filled with soil and planted with a thick vegetative hedge. If Photinia is used for a vegetative hedge we recommend an evergreen species such as Photinia fraseri be utilized. All nursery stock must be large enough to provide immediate screening. Therefore we recommend that 5-gallon size nursery stock be specified. Thank you for the opportunity to comment on the proposed Burger King project. The Seattle Audubon Society continues to be sincerely concerned about the potential impact proposed projects • may have on Tukwila Pond, its associated wetlands, and wildlife. We are hopeful that the items raised in this letter will be specifically addressed by revisions to the project. If you have any questions please contact me or Gerry Adams at 622-8254. Sincerely, *~ � Joe Miles cc Rick Beeler, Planning Director, City of Tukwila • Board of Architectural Review, City of Tukwila Joel Benoliel• Spieker Partners City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor CITY OF TUKWILA PLANNING COMMISSION JULY 27, 1989 The meeting was called to order at 8:00 p.m. by Chairman Jim Haggerton. Members present were Messrs. Haggerton, Hamilton, Cagle, Kirsop, and Knudson. Mr. Flesher was absent. It was noted that Phil Verhalen has announced his resignation from the Planning Commission due his moving out of Tukwila. Representing the staff were Jack Pace, Molly Headley, and Joanne Johnson. APPROVAL OF MINUTES - MR. KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO APPROVE THE JUNE 22, 1989 MINUTES AS PRESENTED. MOTION UNANIMOUSLY APPROVED. 86 - 52 - DR - HEATHERWOOD APARTMENTS - Request for approval to modify previous B.A.R. approval to allow construction of 66 carports and 14 garages. Commissioner Knudson excused himself from participating on this agenda item to avoid creating a conflict of interest. Jack Pace, Senior Planner, reviewed the Staff Report and pointed out the area of the request on a site plan. Staff recommendation is approval of the request subject to conditions as stated in the Staff Report. A letter from Mr. Paul Dudley (Attachment "F" of the staff report) was entered into the record as Exhibit "A ". Mr. Henry Mora, R. S. Development, representing the applicant, agreed to the request to put the trees in as requested. Mr. Paul Dudley, President of the Sunwood Homeowners Association expressed a concern with the trees which have now been removed. They provided screening for the Sunwood complex as well as a pleasant appearance. He expressed further concern by the lack of shrubs as screening, the impact of the ponding that now takes place and which has not been taken care of as indicated by the developer. He challenged the Board to insist that the builder execute the Boards decisions. Planning Commission July 27, 1989 Page 2 Discussion ensued on the proposal. execute the Board's decisions and conditions. John Hunt, Planning Consultant for the Sunwood Homeowners Assoc. stressed that the effectiveness of the landscaping should be an important consideration of approval, as well as the type of landscaping itself. He was also concerned with the surface and subsurface drainage which runs off into Sunwood; that the land- scaping on the narrow rocky ridge may not survive; and adequate screening from the Heatherwood Parking lot be provided. He distributed photos of the areas of concern which were entered into the record as Exhibit B - E. MR. CAGLE MOVED AND KIRSOP SECONDED A MOTION TO APPROVE 86- 52 -DR, HEATHERWOOD APARTMENTS AND THE CONSTRUCTION OF THE GARAGES AND CARPORTS, PROVIDED THEY MEET CONDITIONS 1, 2a and 2b AND THAT THE BUILDING AND PLANNING STAFF BE INSTRUCTED THAT ALL THESE STIPULA- TIONS BE MET BEFORE A CERTIFICATION OF OCCUPANCY IS ISSUED. THE CONDITIONS READ AS FOLLOWS: 1. Project drawings shall be modified to show pitched carport roofs. 2. The current landscape plan shall be modified to reflect: a. Increased shrub density along the Sunwood /Heatherwood boundary from 60 plants at 6 ft. spacing, to 90 plants at 4 ft spacing, as agreed to by the applicant. b. Maximize natural ground cover and minimize barking to enhance plant growth and visual harmony. This should result in 90 percent ground coverage in three years. MOTION UNANIMOUSLY APPROVED. 89 -1 -UCU - DICK'S TOWING - Request for approval to develop a site for a towed vehicle storage facility and truck towing operation. Molly Headley, Assistant Planner, reviewed the staff report recommending approval with conditions as stated in the staff report. A letter was received by the Planning Department from John Hamilton expressing his opposition to the development. This letter was entered into the record as Exhibit "A ". Planning Commission July 27, 1989 Page 3 Lawrence Shaw, President of Normed, owns property to the north of the site under consideration and expressed his concern with the potential impacts a towing and storage yard will have on his operation. He felt it would deter from the niceness of his operation and feels this site is not appropriate for this type of business. Another type of business might be a better blend with existing development. He submitted photos into the record as Exhibit "B" and "C" depicting other uses in the area. Mr. Becker, owner of adjoining property to the south expressed his concern regarding the impacts of this use to the values of surrounding property, lack of quality landscaping, and traffic impacts from ingress and egress from this operation. Ken Chin, architect for the potential owner, assured the Commis- sion that the owner intends to maintain it in a aesthetically pleasing manner, and appropriate screening will be added. He pointed out that 2.5 days is the average storage time for im- pounded vehicles, and traffic flow will be an average of four trips a day by the tow trucks. Melvin Dickey, potential owner of the property, stated that he intends to make it a first class operation, and at his present location, there have been no complaints. He assured the Commission that this is a towing company, not a parts exchange nor a wrecking yard. He suggested that the Commission put a "watch dog" type of control to ensure their intent is carried out. Matt Little, Western Pacific Properties, pointed out that illegal outside storage of 14 - 15 vehicles, which are not screened nor fenced, are currently allowed to go on at a location to the south of this site. He was in favor of the request. Discussion ensued on the proposal. MR. HAMILTON MOVED AND MR KIRSOP SECONDED A MOTION TO DENY 89-1 - UCU. MOTION WAS DEFEATED WITH KIRSOP AND HAMILTON VOTING YES AND CAGLE, KNUDSON AND HAMILTON VOTING NO. MR. CAGLE MOVED AND MR. KNUDSON SECONDED A MOTION TO APPROVE 89- 1-UCU, DICK'S TOWING, SUBJECT TO ALL CONDITIONS AS SET FORTH BY STAFF - -ITEMS 1. a -d and 2. AS FOLLOWS: 1. Landscape Plan revised to include the following: a. Provide 15 feet of landscaping along SR -599 consisting of trees and /or tall shrubs. Planning Commission July 27, 1989 Page 4 b. Move the fence along the existing private road back five feet and provide landscaping. c. Irrigation plan for all landscaped areas. d. Applicant will provide specifics on type, height an design of fence to Planning Director for approval. 2. Applicant will be required to submit plans for future build- ings /structures on this site through the design review process. MOTION PASSED WITH HAGGERTON, CAGLE AND KNUDSON VOTING YES AND KIRSOP AND HAMILTON VOTING NO. Mr. Hamilton asked that staff follow up on all areas where regulations have not been followed, (i.e., black plastic used as screening, illegal vehicle storage, etc.). 89 -6 -DR - BURGER RING - Request for approval of design review for 3,600 sq. ft. Burger King one -story building with drive -thru. Molly Headley, Assistant Planner, reviewed the staff report, pointing out the location on a site plan. She stated that approval is recommended subject to conditions as stated in the staff report. Mr. Hamilton felt that in order to adequately review a site design, staff should also include the sign design in the mater- ials supplied to the Planning Commission for their review. Mr. Cagle felt that SEPA conditions also be incorporated in the staff report for consideration by the Planning Commission. Mr. Vincent Verrese, 2000 - 112th Avenue, Bellevue, the architect for the project described the sign design, landscaping, ingress and egress features, as well as design of the wall separating the proposal from Tukwila Pond. Joe Miles, Seattle Audubon Society, addressed a number of issues of concern which included adequate screening of Tukwila Pond from the glare, sound and movement created by the business activity. He felt the first choice should be windows looking out at the pond from Burger King and the second choice being a masonry wall. Because of the many questions posed and concerns expressed, Mr. Hamilton felt that a decision on this project should be delayed. Planning Commission July 27, 1989 Page 5 Joel Beneliel, Spieker Partners, felt that they needed to get started on their project while the weather is favorable. He clarified the ingress and egress of the project and felt that it will not be an issue, nor will parking be an issue. He assured the Planning Commission that the wall design will satisfy the noise, light and movement impacts to the pond. He further assured the Commission that litter is of utmost importance to Burger King. Ed Parks, representing Burger King, described the configuration of the dumpsters and screening. Public Hearing was closed and discussion ensued on the proposal. HAMILTON MOVED TO ACCEPT 89 -6 -DR, BURGER KING, WITH THE CONDI- TIONS AND RECOMMENDATIONS MADE BY STAFF BE FOLLOWED, EXCEPT THAT ITEM "d" SCREENING DESIGN BE APPROVED BY STAFF, DEVELOPER AND THE AUDUBON SOCIETY. MOTION DIED FOR LACK OF A SECOND. KNUDSON MOVED AND KIRSOP SECONDED A MOTION TO ACCEPT 89 -6 -DR, BURGER KING, WITH THE CONDITIONS AND RECOMMENDATIONS MADE BY STAFF BE FOLLOWED EXCEPT "d" SCREENING DESIGN BE APPROVED BY STAFF WORKING WITH THE AUDUBON SOCIETY AND THE DEVELOPER. MOTION PASSED WITH KIRSOP, HAGGERTON AND KNUDSON VOTING YES AND HAMILTON AND CAGLE VOTING NO. A recess was called and the meeting was reconvened at 11:05. DIRECTORS REPORT Mr. Pace discussed the status of the Cascade View annexation as well as some of the issues the Planning Commission will be dealing with in the coming year. He then introduced Michael Quinn and Gordon Clowes, King County Planning Division who discussed housing trends and facts in King County. August 10, 1989 was set as a work session and Public Hearing on the Cascade View Annexation. ADJOURNMENT The meeting was adjourned at 11:30 p.m. Re :.ectful submitted, nne Jo son, Secretary HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor • STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared July 21,1989 July 27, 1989 89 -6-DR Burger King Vincent Ferrese /Ron Van Der Veen, Mithun Partners AIA Design Review for 3600 Sq. Ft. Burger King. One story building with drive through window. East edge of site occupying SW corner of Strander Blvd. and Andover Park West. Total site 38 acres, including pond. Not applicable Commercial /Special Development Considerations Planned Business Center (C -P) Amended Mitigated Determination of Nonsignificance - July 21, 1989 A. Site Plan B. Landscape Plan C. Section through Gabion Wall STAFF REPORT to the B.A.R. FINDINGS 1 VICINITY /SITE INFORMATION 1. Project Description: The proposal is to develop a fast food restaurant with drive - through capability in conjunction with a proposed retail shopping facility adjacent to Tukwila Pond. The building would occupy 3600 sq. ft. of the total developed area of 14 acres. 2. Surrounding Land Use: Existing land use to the north is Southcenter Mall: south of the proposed street the land use is zoned for C -M (Industrial Park) with Allied Store Distribution Center (Bon Warehouse) on the west end and Southcenter Corporate Square to the East. The future land use to the north will consist of retail shops which are part of a proposed shopping center (Southcenter Plaza). The pond is directly east of the proposed building. 3. Plants: The project is located adjacent to the west edge of the pond. This side consists of a narrow border between the pond and Andover Park West and has been filled but still contains depressions that hold seasonal water and support wetland plants. 4. Public Facilities: Utilities which are present in the vicinity of the proposed project include water, gas, storm sewer, sanitary sewer, a petroleum pipeline, telephone and electrical power. BACKGROUND 89 -6 -DR: Burger King Page 2 On January 11, 1989, the Board of Architectural Review approved a 170,000 square foot retail shopping center at the Tukwila Pond site. The proposal consisted of five buildings: Buildings A, B, and C and a Target store. The site where Burger King is proposed was shown as a "future pad" requiring design review. DECISION CRITERIA The Design Review guidelines are printed bold followed by pertinent findings of fact. 18.60.050: GENERAL REVIEW CRITERIA, 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 movements b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. STAFF REPORT C 89 -6 -DR: Burger King to the B.A.R. Page 3 c. The height and scale of each building should be considered in relation to the site. a. Streetscape, landscaping, pedestrians The pallet of materials will be similar to other development in the center. The pedestrian entrance and seating area along Andover Park West will add interest and texture to the streetscape. The orientation of the building on an east /west axis will minimize the building expanse along Andover Park West. The proposed landscaping will be consistent with the overall development. The applicant has provided a variety of trees and shrubs at different heights, textural interests and usefulness to birds and humans which will provide an attractive frame for the building. The berms used along Andover Park West will be useful for screening the parking and the users of the picnic area.The gabion wall along the pond edge will be planted with native vegetation. Shrubs will be used to soften and screen the service yards. b. Parking, service areas The impact of the parking areas is reduced by landscape islands and site organization. The berms provide screening along Andover Park West and the east /west siting of the building also provides a visual breakup of the paved areas. The service area behind the building (next to Tukwila Pond) will be screened with a an 8-foot high masonry wall and additional shrubs. The dumpster will be enveloped in a masonry wall at the same height. c. Height, Scale Applicant states that " building height and scale have been minimized by using both horizontal and vertical modulation." The building is one of five buildings for the shopping center. 2. Relationship of Structure and Site to Adjoining Area a. Harmony on 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. As mentioned previously, the proposal will visually link with the proposed shopping center due to its use of similar building colors and materials, mass sue" STAFF REPORT Y 89 -6 -DR: Burger King to the B.A.R. Page 4 and lines. Building materials consisting of split and smooth -faced color block, a white metal grid system and black inset tiles at selective spots will be consistent with other proposed developments in the Plaza. The proposal provides a physical link with the shopping center at the north end of the site. A shared driveway entrance and a pedestrian sidewalk and road marking provide direction. The loading space is on the north side of the building and is directly opposite the north entrance which will be convenient and efficient for the delivery truck operator. Vehicular circulation flows one -way through the lot when using the drive - through, entering at the north side and exiting on the south side at a right out only drive. 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 motor traffic, 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 which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. 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 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 recognizes the predominant feature of the site as the pond and has chosen to "turn the major activities away from the lake to ensure the privacy of the wildlife ". The outdoor terrace surrounded by a low masonry wall and special concrete paving patterns the applicant has chosen are intended to encourage pedestrian use in the appropriate area and enhance safety. Applicant states that lighting "has been developed to provide roughly five foot candles of light at the entrances of the restaurant, one foot candle of light minimum in the parking area, and a minimum amount of light along the 25 foot lake buffer." Height of the light fixtures will range from 20 to 40 feet and the appearance of the fixtures STAFF REPORT 89 -6 -DR: Burger King to the B.A.R. Page 5 is a basic box -type. 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. 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 should be 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 buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The applicant states that in complying with the architectural theme of Southcenter Plaza this Burger King diverges "completely from its stereotypical look ". It " employs the same massing, system of proportioning, use of materials and colors as the other buildings." Materials consist of split and smooth face color block, a white metal grid system and black inset tiles at selective spots. Colors will be "harmonious and subdued ". In regard to lighting the building, the applicant states that "architectural designer lights will be used along the building to provide visual interest and highlight important areas such as the entry and outdoor seating ". The stated intent of the lighting system is to "develop a unique coursing pattern, window and entry system, and roof system to add variety and visual interest ". The street light /banner column will be continued from similar ones along the Southcenter Plaza site. All mechanical structures will be screened on the roof and the ground. CONCLUSIONS 1 The conclusions are grouped under the five design review guidelines. 1. Relationship of Structure to Site The siting of the building on an east /west axis diminishes the blank wall presentation to the traffic on Andover Park West. It allows for a more dispersed STAFF REPORT 89 -6 -DR: Burger King to the B.A.R. Page 6 parking lot which reduces the impact of the pavement and provides room for landscaping and other elements of visual interest to pedestrians. The parking is further screened by the berm provided within the landscape island along Andover Park West. The location of the essential drive - through has produced additional problems that should be resolved prior to approval. These concerns deal with the impact of car headlights and car exhaust on the wildlife. The height of the proposed gabion wall and planting will not provide an adequate block for the headlights and consideration should be given to the type of plant material used along the wall to ensure it can survive and disperse the adverse effects of the car exhaust. 2. Relationship of Structure and Site to Adjoining Area The applicants' design has included one handicap parking space. The space has a paved exit area on one side which will require the user to back into the site if driving and not in a wheelchair. The row of parking along Andover Park West and on the north side of the building do not provide sidewalks. This will require the pedestrian to either walk through the landscaping or through the street area used by drive- through customers. This could be a potentially hazardous situation. The location of the loading space in the center of the parking area just opposite the north entrance could result in problems for the driver of the truck as well as other customers. Visibility will be reduced when the truck is in the spot. The backing dynamics required by the driver to access the spot will be unnecessarily dangerous. 3. Landscaping and Site Treatment Generally the landscape treatment is adequate to excellent. Several areas could be enhanced with additional plant materials. The edge along the pond should be heavily planted to reduce the impact of headlights and exhaust on the pond dwellers. This would further reinforce the applicants intent " to turn the major activities away from the lake ". The lighting along the pond edge should be low level ground lights. Since there will be an elevated gabion wall shielding the pond, the lights could be mounted on the wall and focused on the road. Headlight glare could be eliminated by requiring vehicles to dim headlights at night. 4. Building Design The applicant has presented a very attractive building which differs from the typical Burger King restaurant type. The peaked roof and skylights add visual interest to the building and provide points of reference with the other buildings in the shopping center complex. STAFF REPORT to the B.A.R. 89 -6 -DR Burger King Page 7 RECOMMENDATIONS The Planning staff recommends the design review be approved with the following conditions: 1. A revised landscape plan be presented which will address the following: a. Revise handicap parking space to facilitate exit from vehicle by user. b. Revise plan to indicate where architectural lighting will be located. c. Provide stepping stones or paved walkway for pedestrian access to the sidewalk along Andover Park West from the parking area. Detail design of the masonry wall along the pond will be submitted for pproval of the Planning Director. .BUILDING AND SITE INFORMATION ZONE: C —P: BUILDING AREA 3600 S.F. PARKING STALLS REO. 36 'STALLS :PROVIDED 43 ATTACHMENT A I Ile At. _ nK11.1011■ Lir a.a • 1- 0 w a z. 0 0 OW IOU NMI Assebrob AI 'TUKWILA POND 'ELEV. 13' riffiefe Art - i M M ..•. wreaaem• 01111106: IMMO Mb kV' ■1 ATTACHMENT B s • •• O Section at Gabion Wall (Tyr; Z «.3s: w• - -.• Plant List. T3 CI 63.6n6so 1 11003..• 741 Ar 72527 •n lW 713317 hoe T7 tnw 4 4 •a4w...• A.•..t... ta.rn •I • RWltlar. 'T:••i..m•r• 3 41. Cont. 31 raacaist 3414 23 Alai•• ...rlr4n l 41. Co.[. col. 4 1• .p•cit1.1 it Ol..1w•.14 •Tppl• nw.u• 3 4l. fo+rin0 02,0.. A11. Ycer ran. Y pl. 10 Sal Cot0000stot Wtiuyll 1 41. Coat tarn•I 4cpn..•t.r *3 0'.53.0 Gal. 1. •__la p.a.p.i Mow 1411416 3 4l. tint. 3•rt.0al 12.7.7 62+u1 042. •p.Cl.. ts 40 034373••1 n 40031 0703•003 23 403. 445*101w to t.4 t7e..p4• Y.wtn •1 •ca 2770.* •• tuts Cameo M610116 • *70••071+.[ •23• 5743 - .42.13.. 4 1• .7c1t1.1. • Notes ALL 010. 3.20, 6•6 03060 0,70 t377 OF TOWIL 60610103611, 0030 - •nant•Tl60. 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' MIA= • , -.• - / se- - • ....ow re:0,...,1.A .e- • ,./.- 00■/ •:., , ••• ..,,./... -, .., , p ,,. .. . r,;(7,e mosorrr -.or .1, .... re,--r, .... ,e wIslamew mr• ex..., .0W Vi710VAINI•,:.4~1. •,~7,.. ;;d :' SffE SECTION THRU - GABON WALL' ATTACHMENT C MITHUN ••••1 ....... • • ...... • Nagano Mb,. 06everttle Audubon O xietp ~~ Washington Nonprofit Corporation 619 Joshua 206/622-6695 July 14, 1989 Molly A. Headley, Assistant Planner Planning Department City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 RE: Burger King Proposal for Tukwila Pond Dear Ms. Headley: 1. Encroachment within the 25 foot buffer. ',JUL Y� ���« � ^�r/�u� � The Seattle Audubon Society's Conservation Committee has reviewed the "Conceptual Landscape Plan" (received by City May 25, 1989) for the proposed Burger King restaurant adjacent to Tukwila Pond. The summary of our review includes the following list of concerns: Following a field inspection at the site of the proposed Burger King, it appears that the gabion wall has been constructed within the 25-foot buffer established by the SEPA mitigation for the Tukwila Pond Center (EPIC-23-88), Even during the dry summer months the edge of the water is less than 25-feet from the base of the gabion wall. A field survey by an independent licensed land surveyor should verify the location of the gabion with respect to the 25- foot buffer as described by the SEPA mitigation. If the wall is within the buffer area, appropriate mitigation must implemented to restore the buffer area /- Activity adiK ent to Tukwila Pond. As discussed on prior proposals the human and vehicular activity immediately adjacent to Tukwila Pond must be minimized. The current Burger King project proposes to construct a vehicular "drive-through" immediately adjacent to the sensitive wetland area. The addition of vehicle movement, headlights and speaker noise adjacent to the pond will potentially impact the sensitive wildlife species which currently utilize the wetland. The other buildings proposed adjacent to the wetland have been oriented with the back or "non-active side " immediately adjacent to the pond. We strongly recommend that the pond be viewed as an amenity, with the enclosed dining area of the building oriented adjacent to the pond and all vehicular and outdoor human activity relocated away from the pond's edge. 3. Storm drainage and water quality. 5 . The SEpA mitigation for the Tukwila pond Center included an enhanced biofiltration swale to maintain water quality. Previous site plans showed a biofiltration swale in the vicinity of the currently proposed Burger King Project. The current proposal shows a parking lot over the location o+ the originally proposed biofiltration system. The applicant must present a proposed storm drainage plan that illustrates compliance with the original SEPA mitigation. 4. Light and Glare. As required by the SEPA mitigation to minimize the disturbance to wildlife the exterior illumination of the proposed building and parking lot should be of minimal intensity, shielded and directed downward to prevent light spillage into the wetland area. Fencing. The Burger King Proposal would introduce intense public activity to the sensitive shoreline of Tukwila Pond. To prevent uncontrolled access to the pond, a permanent fence or hand-rail must be installed, 6. Litter. The proposed Burger King project would generate large volumes of litter. Floating litter poses a serious hazard to wildlife. The trash compactor, a potential source of litter, shown the plan should be relocated away from the edge of the pond. r_cN• Joel Inc]. :i.e1 , Sp1ek:er Partners Thank you for the opportunity to comment on the proposed Burger King project. The Seattle Audubon Society continues . to be sincerely concerned about the potential impact proposed projects may have on Tukwila Pond ., its associated wetlands, and wildlife. We are hopeful that the items raised in this letter will be specifically addressed by revisions to the project. Please notify Us immediately of the Gity's SEF'A determination, If you have any questions please .contact Joe Miles of our Conservation Committee at 622 -5254. Sincerely, 6- ,i1 c„.16., Gerry Adams Vice President JUL ° 71989 July 5, 1989 TO : City of Tukwila Planning Department 6200 Southcenter Boulevard Tukwila, Washington 98188 Attention : Mr. Jack Pace, Senior Planner SUBJECT : Drive - through window; potential impacts. Dear Jack: I apologize for the delay in this response, however we felt it necessary to visit the site with the site map to determine the exact location of the drive - through in relationship to the natural vegetative buffer that is being retained along the bank of Tukwila Pond. The proposed drive - through includes a hedge and a retaining structure between the drive - through and the top of the gabian. Also, the drive - through has been set back a distance from the gabian, which will reduce noise and the potential for trash to be thrown from cars over the hedge into the riparian area adjacent to the pond. Major impacts will be the lights from the vehicles .using the drive - through. These impacts will be greater in the winter, when the leaves are off the deciduous vegetation that borders the pond. To compensate for the lack of vegetation in the winter months, we are recommending that a hedgerow contain plant species that retain their leaves through the winter (i.e., coniferous plants, laurel, myrtle, or some other dense - growing plant hat can be trimmed to increase the density and maintain the.hei ht and width so it would not interfere with the drive - through . • IES ASSOCIATES • 1514 Mulrhead Olympia, WA 98502 Ph: (206) 943-0127 8835 SW Canyon Lane Portland, OR 97225 Ph: (503) 297-6081 Mr. Jack Pace July 5, 1989 The impacts will be greater for the first few years, until the hedgerow matures and reaches an elevation and density sufficient to act as a total screen. Conclusion : With proper plantings of the right size, the light impacts should be limited after the first two to three years of operation. Until that time, we would expect there to be some light impact on the trees, but no light into the pond because of the elevation of the pad in relationship to the surface water elevation of the pond. After a short period, the hedge should satisfactorily screen out lights, thus eliminating potential for disturbance to wildlife using the pond. Because of the lights in relationship to the entire project, there will always be some light disturbance to birds utilizing the trees. If you have any further questions on this, please contact . me at 943 -0127. Sincerely, .L. Van Wormer Senior Biologist IES Associates Mr. Walter S. Kaczynski Spieker Partners 915 118th Avenue S.E. Bellevue, WA 98005 -3855 Re: Burger King Site Southcenter Plaza Traffic Elements Dear Mr. Kaczynski: Per your request we have examined the potential effects of the second driveway cut from Southcenter Plaza to Andover Park West. This letter is intended to supply you with the results of our analysis. The driveway is intended to serve as the exit point for the drive through facility associated with the proposed Burger King store located in the southeast corner of the site. The new driveway is to be located approximately 240 feet south of the main site access to Andover Park West. It is our understanding that the driveway will be limited to exit movements only. In order to determine the number of vehicles using the drive through facility at the proposed Burger King; a traffic count was performed at the McDonalds store located on Southcenter Parkway during the noon hour of a typical weekday. Vehicles exiting the drive - through lane were counted. Since the McDonalds is very similar both in the type of food served as well as the size of the building, the traffic demand should likewise be similar. During the noon hour a total of 138 vehicles,were seen using the driveway facility. Rounding, we estimate that 140 vehicles will use the drive - through at the proposed Burger King. Capacity calculations were then performed for the new driveway using the 1990 traffic volumes shown in Figure 5 of the traffic report for the Southcenter Plaza project. It was assumed that one -half would exit to the left and one -half would exit to the right from Traffic Engineers 4 Transportation Planners Christopher Brown CR Associates 879 Rainier Avenue N.. (Suite A -201 Renton. WA 98055.1380 (206) 772.1188 May 22, 1989 Mithun Partners Ferris Company INTERSECTION : DRIVE THRU EXIT @ ANDOVER PARK WEST WEEKDAY NOON 1990 UNSIGNALIZED - MAJOR STREET RUNS NORTH / SOUTH CHRISTOPHER BROWN BURGER KING - TUKWILA CBD ?N T R A F F I C & R O A D W A Y C O N D I T I O N S 5/22/1989 CHRISTOPHER BROWN ( M AY 25 1989 5/21/1989 BRG002 BURGER KING - TUKWILA BRG002 INTERSECTION : DRIVE THRU EXIT @ ANDOVER PARK WEST WEEKDAY NOON 1990 CBD ?N UNSIGNALIZED - MAJOR STREET RUNS NORTH / SOUTH GRADE HV ADJ. PKG LN. BUSES CONF. PEDS PED BUTTON ARR APP ( %) ( %) Y/N Nm (Nb) PHF (peds /hr) Y/N SEC TYPE U N S I G N A L I Z E D C R I T I C A L GAPS EB 0 0 N 0 0 0.90 0 N 0.0 3 CRITICAL GAPS (SEC) NB 0 4 N 0 0 0.90 0 N 0.0 3 APP LEFT TURN THROUGH RIGHT TURN SB 0 2 N 0 0 0.90 0 N 0.0 3 --- EB 6.80 5.70 GEOMETRICS / VOLUMES NB 0.00 LANE GROUPS VOLUME 1 2 3 SB APP LT TH RT MVM LNS WD MVM LNS WD MVM LNS WD EB 70 0 70 L 1 12.0 R 1 12.0 NB 0 596 0 T 2 24.0 SB 0 605 0 T 2 24.0 VOLUME ALLOCATION TO LANES LANE 1 NB RESERVE CAPACITY LEVEL OF SERVICE SB RESERVE CAPACITY LEVEL OF SERVICE APP L T R L T R L T R EB 70 0 0 0 0 70 0 0 0 NB 0 298 0 0 298 0 0 0 0 SB 0 302 0 0 303 0 0 0 0 MAJOR STREET - NB /SB LANE 2 LANE 3 U N S I G N A L I Z E D APP LANE 1 LANE 2 LANE 3 EB RESERVE CAPACITY 62 625 LEVEL OF SERVICE E A C111.f Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor June 21, 1989 Andy McMillan Wetlands Section Department of Ecology Mail Stop PV -11 Olympia, WA 98504 -8711 RE: Burger King Proposal for Tukwila Pond Dear Mr. McMillan: In light of your previous concern with the development of Tukwila Pond, 1 am requesting your assistance and comments concerning the Burger King Proposal. I have attached a copy of the current plans and would appreciate your comments by July 3, 1989. Please contact me or Jack Pace at 433 -1849 if you have further questions. Thank you for your interest. Sincerel , k 2" Molly A. Head ey, Assistant Plann cc: Jack Pace file mh /wb City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. VanDusen, Mayor June 19, 1989 Joe Miles Seattle Audubon Society 619 Joshua Green Building Seattle, WA 98101 RE: Burger King Proposal for Tukwila Pond Dear Mr. Miles: In light of your previous concern with the development of Tukwila Pond, I am requesting your assistance and comments concerning the Burger King proposal. I have attached a copy of the current plans and would appreciate your comments by July 3, 1989. Please contact me or Jack Pace at 433 -1849 if you have further questions. Thank you for your interest. Sincerely, a . )fert.C1-07 Molly A Headley Assistant Planner cc: Jack Pace file mh /wb TO: FROM: DATE: SUBJECT: a • w " City of Tukwila 5 6200 Southcenter Boulevard p Tukwila Washington 98188 �' 1206) 433 -1800 190 ' Gary 1. VanDusen, Mayor RC/kjr File: Tukwila Pond MEMORANDUM Jack Pace, Senior Planner Ron Cameron, City Engineer gir• June 15, 1989 Tukwila Pond Burger King Drive A right in /out only driveway for Burger King onto Andover Park West can be approved with the condition that Burger King (Spieker or its successors) will pay for channelization if it is determined to be needed for traffic control. The existing Andover AWDT of about 11,000 and year 2010 projection of 20,000 were considerations of the approval. PUG-23-'09 12:01 ID:MITHUN PARTNERS est • TEL NO: 20E-646-477E Ofrrvfo0 1414TATIOV -- --- N4 1 41(AH pm") 14 ts1 IA I .... .:111. 1 vitmo ( i ow 9304 telvolorato ............ ' 1 e4 4r2PrION A* 6. if/4'104r 414 • Opp ; r3 Hluti tM Awei?vAlr 1 *Avg- 14&Art › 4•••••••Wegag, 4e4 14788 P02/03 . ' ' AUG-23-'89 12:02 lD'MITHUN PARTNER5'" TEL NO: • | #788 P03/03 TOTAL SITE INFORMATION IMPERVIOUS AREA TOTAL SITE AREA PERVIOUS AREA IMPERVIOUS IMPERVIOUS AREA TO TOTAL SITE 1,692.800 SF. 1,155.800 SF. 537.000 S F. �s 11 O SITE PLAN WRAP .,w 8 8;9111111111118 tillI9;'ll!l8 84N111A11118 H e6'os'n' J IWG.K' TIIKWILA POND If WEITHERRI _ ?itifiliffififfifile sTR*WER BOULEVARD latal MITHUN. BAD IL 5.1•x5 a. PARKING BUILDING AND SITE INFORMATION ZONE: C -P BOLDING AREA 3800 8.F. STALLS REQ. 36 'STALLS PROVIDED 45. 1 ad MGM ear • ,Y.+ a►.rscc _BUIt01NQ.8. SITE PLAN { r fUILDING .. log • TUKWILA POND 'ELEV. 13' - + --- w "Ti/. 04 MITHUN lortmoll �. I J ■... uu1 j) ... r. RN NI lIl M :IA r wrl _ .rffN , g ••••1511z1Pr ir En: • ' illi111111 - iAiij 1— IRE EN amork •MMARL, . - 4•Ur C - NORTH ELEV. . • . •• WEST V?,) 0 I. Imo ran, 43:0 MITHUN 1.111111.2••••11 syylisx 01 i MAY 3 1989 I jU OtrilICEN1E11 LAZA imrlink -WASH NG '0 _ • 1 e 11.4444461.44444•C•►• 1 h•C•t•C•C•C•C•C•C•C•C•C•r•' . 11•01"•1014040 .•.•.•..• ! 1 e•t•t•C•C•[•C•C•t•t•C•C•�• 1 1.M. .t 1 t C•t•t•C•C•C•C•t•C•C•C•1• 1 '0144444444,14w ;• 1 ►'t•t•t•t•t•►•t•t•t . t•t'►• 1 ►•t!t•t•t•t• C•i•t•t•t•t• ►• 1 .•.•.•...• ► i ► . ► •.. ► •.•.•.• Ink ANbOVER PK. WEST 4 If 1 •f/ "/' ••' /IA MMIMw^ r • T I 1 wK Y MIIIMLMIM ■■■DI, .S =i•i MOIMMI M "i r— ',Poi WA' SITE SECTION THRU GABION WALL h4 4 • MITHUN A 4 5 10 tompoo 6•lV07t. CoT •••••F 1. a i- v v 4.01 01,1110. 2011 algt.01 1'14 70'.41 Qrp.. ti rCo noeptuaT landscape Plan T.N /'MOW h P; • • 4 'fteg.'r r 1.14 �lO� `f % '' r` 0 !Section at Andover Parkway 4 w .l y.•.1 .� 1 Plant List Ili toner Cotr.tr SO ` M R.•• 1001.1.. Notes •2a n •00.1. vae..aet• 11/4•5 07 30.1.01 027 n Ctot V•V•••••111.• , 1 1/4.C. .1210 07 /4. N•tYr. n C001�e �,aV •01.00..• ,•e. r CO Llrl.trra Ool1/1.02 011. 07 1.117 Ira n - .1.70.12 •111./4.• 1 v1• 07 . orn MOW 01 1..11. 00011.0 •t'.r.sr 1 Sal. •mr.mr L•lL •l .011. wep.. ' • 071. Color varlet, to Y ..0111- / • •••••11•• • ••1. Cams' • Cal. •1_0107 0401 alt. 1•0 •1•00,. ••-/• 07. • 0707• N Cot.. 00 0 N0011 • Sal . „ 7t00.1 •.701 •••1 NY. 1007107 07 le 110•01 • Mawr •1 Yr .11.1.1.• to ••• I.Y.C. tr•.l0 Worn 11.07 0307- C1._. •.01.1011. • • •••••1•0 to 1071..02.307107 . r •••1 t 11.11 _ .._ . .. _ .. •• 107. 1• C.C. 1. 1C n. 1000.1. l.0 •121 10•15.• . 01. 1281 WO m 07107 0801071• Ma 0010 n1100. fns 08 Oir8017107. 01111.10. 41 000131. l0• H 01110107 0700« 070107 t•lt•T1•• 1• ww92»am1.. 01 01 tow 1a�nem007 1.101111 7[111 70 o01 IIL 102 2/07510.11 1501710 a 1. 01 1 MM. rlv0 11 Ma 7,135 110 R 07107107.07 s 11.1 our. 1070. LT 407 ®0QO x111 0011.7. •. 1MR .12 10 7.0 O to 107 0■• usr 10 11107. 27 01000111107 CCMR 07.001 107 07-105 10•••L01s Ma 01110[11. m 07+01? o•121n1007 MM. 071. ... 7010 070112. 10 07 010130 Matta 0111 loft, -1074100. 100 107 0010. •* 010101. 100. •. 1L. 1.00107 6071 10 07 ••01 0f• •• 01•.1? 1a12*01• •••. 1 1. 111. ® 107.1 7• 07 Y 101• 777 • 107.007 0710 .0 •• 1101 01, mama •[••101 ... 0700• 0 010 = 0•• 0110. •7•0707 0101 134 17O M. .t00 7, 1107 .NCI r 4500 N nii 0. 1.0 1 ? 1071 N 0707110 11 1020 •007 ^ ...:305 1 12. 1070• . :l 1. •110707071. .1411 : .it 1102. 100007 ( a - war 0 110 •0MC• •• a. •••71. ell, 07 •11811 101. 07 0ile • . 511•1 Coot. one. ae. \/ • ,M1IIU •11.1111Itri � III h<<•;f ��'1�f ` 111' ;SOUTH CENTER SITE STUDY taak/N Orr orr l.�� 0405/03 43.714.•35. Too tlfrolfts-) r r st.5310 - CD 115 0)A07 b 00191'11 Jltansiwl $24 •0' GrCd- O myae.7 FL w-mb I 41t.7WbLF S O a L!: /• r z o'- o' AMY 0 Section at Andover Parkway Conceptual Landscape Plan In.m r L fa it. 1- 1010,G11a74, 2 cN • it I i CAF )70310 -7 • 1 4 10'50 . _ i k;'. fff�•� ,.i�r� Section at Gabion Wall lTyp) 1 034...A5 11 RF /� Le& l I Plant List 56. 7taR 040 0x6 TS 15331. •aart ao=.t1' 1 3/4 53 J.D.p537701 50)0 11 Cnt..... 5...n.v7r53 1 a /•Y. a .- ...e3350- 5337111•+10 T3 alad110l0 .rLYrantt53 '2 =.eft' 1'C. .f 111003)0? 1053)1•533: , 74 Llrl.r 1•C. m50m 73.1171551 53 553117 xl•• 11 Prunus .111.)53 '71753•505•' 1 I/a • • lrn•of•. morn 2401121 51 11.112 0/11101117/1 , 23-3 3533355. 1 C.1. Cast. fa Sauwr 100111 11 *10153 •.x 71..53 3 Col. 4 Cat. 110 73)1•01 4 10•175.111/50 13 1333•555.310..33)10 51ae• f C.L. Cat. 1.305 claeLrt.a ••N• h. Cat. •1• 0.71• . 4.7.....0.) *.x53111 3 Gal: Cat. ..x771 45315.545 .1 4rna •7•11151)10• 3 C .1. dt. •7501•) Dorm. 1. P. n. 17.61511153 0 Gel. Cat. 37.41.1 taur•l 511051 4.4.1 fpsl•. 1. 53 41t53115 . 17 Omar 1111•216f1 11 d•. 3153.. 1• ).ra 46.0.C. 104 ...an, 14 •100. &that 4 .1.53 3,• C.C. Comm 71015003• 5 003•53150e .4553 calf. - ,•x1•7153 4 r .753121.. ,6•53 T =gm rq•70s a 1 Sao. - J• • Notes 1. 430■11. 710110T 4f0 1.040 011073/53 00 ALL 14.71 1100 Kra .310101 OILSTSL YD 4470 707011t0 0.301 To 035370001153. 01001110• If 1)05321112 1011 101 5 010.74 ' l..a 001300 10 1=017110. I. 11.4. •001 7630000 1.1.• COWAN. 0211 011 at 7031011 5100313103111. 5906 000 210.3301611005. 1 r. RAN 153 17 *46 OF 3 181 :5011 71 T6.I.O a. IOl 1t66[1= 111 71.114. 76x13 1103 OI1C5016C20 0111 1011100T. • 16101 33.1.1113377T335 moors or Tin Hari 1315' 1.D >ta*4. IV 1173.‘.....33r5 1ea5337 T. GRAM. 10 11 1107 14145*1100 11a 10D Meta. =. TOTfu. =TVG 660/31 25152 1012. 1. 001 7553+1 *4719111. 70 01 Y =1470 1173 }aa1[ Sat TB= MD 011200 G . lit *410100.71 19.11 70 14 IMICAS00 VIII Al 120 00411.3 I65C11100 20156. ,. a.0 •m® 1.1.0 TO 6 14101 370 1.0 03: 7371/513113 .00.1 005311.1 40 07 111053. 5. 11103011/30 1070SD /LL 00170/00 2 111U 11111111 70i 17• Ix*4a. MOMS= 101011, I li l a. at at ■1105 VMS COMM •TTm It0 2.1511 51106707 150)011. 0 20111. 03 37.13,1 maw 1. 7. 10.. 17 113 01153 701 4.I. 00311* =ITT Of MIX= OI01. 07 Mile rah. DOSIU 100? 1T1.01t01. 1,.1. S- ... ) .5 .. ∎.:Y CI{Y 1�I S Y 1 . !j•'i u ti 6 .i :37. / 0741. r rr 1'50.!`.(- •r �p�_` /F - 3.: �:li.i.f� J PROPERTY OWNERS T.C.W. Realty Holding Company ' '__ W 400 South Hope Street 1 1- Los Angeles, California 90071 3 3 W Allied Stores ()`' 633 Southcenter Mall - Tukwila, Washington 98188 8 A j Real Property West 0 44 Montomery Street, #4230 ' 01 San Francisco, California 94104 3 Iv z (1 Doubletree Inc. 6225 North 24th Street #200 Phoenix, Arizona 85016 Attn: Mr. James R. Smith Rainier National Bank Controllers Department 086 P.O. Box 3966 T14 -1 Seattle, Washington 98124 Chevron USA, INc. P.O. Box 7611 San Francisco, California 94120 M.A. Segale, INc. P.O. Box 88050 Tukwila, Washington 98188 Marriott Corporation Law Department 923 10400 Fernwood Road Bethesda, Maryland 20048 Roffe Inc. 808 Howell Street Seattle, Washington 98101 Connecticut General Life 900 Cottage Grove Road Bloomfield, Connecticut 8 9 4 5 6 7 10 o � 167 • 115 es , 73. 73 A < BON MARCHE LL. ✓��t, i .rae.1� CC STRANDER, , , BLVD s . n , - - -- - -,!� i { -- —� � -- (2) pi t I>° ° e l o c' 77 -51 -SS R_' r 1 J 9.31k. 4- 11 — loD U 1 IM ; 79 Ii. _ _ • J., a � 6/9 : /rritaP.ts LJ... 1 7L -- . -- - = =_S= 10 7d 3 T L.5 7. L. 16 9.31 Ac. r. L.77 4. P 10 .a. 45k I zyzN r _.6�9. 7 i— ' �00 r c .1C ` 6733 7. L. 76 7'. L. 5 Oar. RCS r 275 • STRANDER BLVD. J. L9 0 CAMP: 0§ T 0 • .7AViN61 JANA' Of u ,•t r e .,. ouo , • 1 1 1 1 1 t, � SEr E 5451 ' ' � I II , c o re , _ . e .1. 0 � t o (, 1 1 1 i 1 1 . s - - - -1 i ' `. 1 *...... ,=- .. --- -i- �/ ' 8 COF��'ORAT£ ; OR. N. 7 w 0 ♦ - — .) T.L. 6 510 sto • .530 5 50 1 , SSe 9) - (B) 77 -14 -SS 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 3600 It Burger King - One Srnry Restaurant. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) East edge of site occupying SW corner of Strander Blvd. and Andover Park West. Total site 38 acres including pond. Quarter: Section: Township: Range: 3. APPLICANT :* Name: Mithun Partners, (Vincent Ferrese /Ron Van Der Veen) OWNER DESIGN REVIEW APPLICATIO!N MAY 3 1989 (This information may be found on your tax statement.) Address: 2000 1 12th Avenue NE, Bellevue, WA 98004 Phone: 206/454 -3344 Signature: Date: 5/1/89 * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: Spieker Partners Address:915 118th Avenue S.E., Bellevue, WA 98005 -3855 Phone: 206/454 -4 105 AFFIDAVIT OF OWNERSHIP I /WE,[si swear that I/ e a e }Tie owners r contract purchaser(s) of this property inv ved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 5/1/89 1 May 1989 5. Although the total area of the site is not uncommonly small, it's physical constraints limit the site design. In particular, the design responds to its close proximity to the street and pond by orienting the building east /west, thus minimizing its street exposure. This orientation also provides a breakup of the parking lots which minimizes the exposure of the cars from the street. The restaurant design has been approached as an "urban" building. As such, an outdoor "people space" is proposed. Employing tree wells and a low screen wall ( ±2' high), privacy and security can be obtained as well as creating an urban street scale. The use of light columns, which tie into the rest of the project strengthen the site design. The building height and scale have been minimized by using both horizontal and vertical modulation. In addition, the pallet of materials has been conformed to those used in the previous B.A.R. approved phases. 6. All architectural features of the Burger King will comply with the established vocabulary of Southcenter Plaza. We are using the same massing, proportions, building materials, site elements, landscaping and colors to ensure a unified project. In addition, while the sites around this building provide no consistent architectural character, the building does employ similar height, setback and massing characteristics. As with most Burger Kings, drive -up window service is an important aspect of the business. This design minimizes the visual impact of this area by placing a major part along the back of the building. When the car comes around to the side for pick -up, it is sreened from the street by landscaping. This layout also separates this service from most of the pedestrian circulation patterns. Vehicular circulation has been limited to a previously approved curb cut serving the adjacent shopping center. Exit only is proposed for the drive -up windows. Service is provided during non - business hours. 7. The predominant feature on this site is, of course, the pond. Because of its importance as a nesting stop for migrating birds care has been taken to minimize the buildings impact along the lake. Although many views toward the lake are available as one approaches the building, our intention is to turn the major activities away from the lake to ensure the privacy of the wildlife as well as encourage pedestrial life along Andover Park West. To further promote this, an outdoor terrace has been added along the street with a low masonry wall and special concrete paving patterns, providing both an inviting and stable appearance. To screen the service and dumpster areas high walls are being used with similar materials and coursing patterns to the buildings. These areas are further screened by selective landscaping. Lighting at the site has been developed to provide roughly five foot candles of light at the entrances of the restaurant, one foot candle of light minimum in the parking area, and a minimum amount of light along the 25 foot lake buffer. The design of the fixtures and general ambiance will correspond to the lighting at the remaining portion of our development. 8. As mentioned earlier, the intent of the design is to comply with the architectural theme of the whole Southcenter Plaza while giving the building its own identity. Diverging completely from it's stereo- typical look, this Burger King employs the same massing, system of proportioning, use of materials, and colors as the other buildings, while still housing its standard functions. The major materials will be split and smooth face color block, a white metal grid system and black inset tiles at selective spots. All colors used will be harmonious and subdued. Mechanical equipment will be screened in the gabled metal roof area above the kitchen. As with the retail shops architectural "designer lights" will be used along the building to provide visual interest and highlight important areas such as the entry and outdoor seating. 344M As can be seen in the elevations, while the Burger King building follows the theme of Southcenter, its own identity is maintained by using this as a point of departure. The intent is to develop a unique coursing pattern, window and entry system, and roof system to add variety and visual interest. All along the Southcenter Plaza site we are using a street light /banner column which will also extend along the Burger King site. These columns also use the split face concrete block and similar architectural lights.