Loading...
HomeMy WebLinkAboutPermit L97-0063 - H3 ARCHITECTS - PARKWAY PLAZA FACADE DESIGN REVIEWL97 -0063 PARKWAY SUPERCENTER DESIGN REVIEW 17800 Southcenter Pkwy. City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director August 31, 2005 David Head H3 Architects 4111 S. Meridian, Suite 100 Puyallup, WA 98373 RE: Modification to Parkway Supercenter L97 -0063 Design Review Dear Mr. Head, This letter is in response to your request for a minor modification to the 17780 building in the Parkway Supercenter development. The design for that site was approved by the Board of Architectural Review and revisions may only be approved administratively if they are minor in nature. You have requested to add additional entry features to the north and east faces of the building. Overall the DCD Director finds that the changes are in keeping with the design vocabulary of the project. In context with the scale of the project this modification will be considered a minor modification to the design review approval and therefore approved administratively by this letter. I would like to point out that businesses are limited to a maximum of two signs. They can be either two wall signs or one wall sign and a listing on the one freestanding sign allowed per premises. On your drawings you are showing three wall signs which will not be permitted. If you have any questions or comments, please call me at (206) 433 -7141. Sincere y, Nora Gierloff Planning Supervisor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 ,.... HOOVER • HEAD • HOCHSTRASSER Nora Gierloff, AICP Planning Supervisor 6300 Southcenter Blvd., suite 100 Tukwila, WA 98188 -2544 Re: Minor Altercation to Previous Design Review Approval 17780 Southcenter Parkway Nora: RECEIvEQ `AUG 2 6 2005 L0PM, NT Sleep Country USA, as the future tenant of the space previously containing Leathermans located at 17780 Southcenter Parkway, proposes to make exterior improvements to this building. Please note that I was informed by Senior Planner Minnie Dhaliwal that this building was previously approved for architectural design as part of the shopping center that it is contained within. She indicated that these proposed improvements appear to be "improvement to the design" but would be subject to a approval as a minor modification /alteration to the complex's original approval. The proposed changes are as follows: West Face (Southcenter Parkway): 1. Install new entry door pair, with side, and transom windows. North Face: 2. Raise the center section of the facade, roughly 32 feet wide, to same height as that of the existing west facade. 3. The raised facade will be constructed similarly to that of the existing west facade, including cornice, finished materials and colors, and raised bordered signage area. 4. Columns of the same size, finished materials and colors as the existing ones will be constructed at each end of the newly raised facade. East Face: 5. Raise a section of the facade, roughly 32 feet wide, to same height as that of the existing west facade. 6. The raised facade will be constructed similarly to that of the existing west facade, including cornice, finished materials and colors, and raised bordered signage area. 7. The raised section will start at the north most column and end at a new column of the same size, finished materials and colors as the existing ones. 8. Remove an existing enclosure of chain -link fencing and CMU block wall. 9. Install new entry door pair, with side, and transom windows. Attached are colored drawings of the proposed exterior elevations, as well as photographs of the existing facility. Should you require additional documents or need any questions answered please feel free to contact me via phone or my e-mail davidh(cr�,h3archs.com David Head Princpal .... �.. �... 4111 S Meridian, Suite 100 Puyallup, WA 98373 253 - 841 -3800 Fax 253 - 864 -0679 • Z w 0 •'0 N Oc. . • W =, •w 0`: J,. D`' = d' • 1-W Cf ,• N1 W W; 1-v.. w H:. O: Z; .U_ N. O •z A F F I D A V I T O Natice of Public a•Nati ce af Public Rearing Meeting nt Agenda OBaard cf Adjustae Packet •.[Board. of Appeals • Packet • Agenda QP laming Cammiss io n Agenda Packet 0 Shar t Subdivision Agenda Packet • _ .... Q Natice of Application far Shoreline Management Permit OShoreline Management Permit OF- D I S T R I B U T I O N hereby declare that: ODeterzui natian af Non—... - significance aM i t i Gated .Determination of No ns icnificance ODeterminatian of Significance and Scalping Notice O Natice of Action Q Official Natice 0 Other was mailed to each af the following addresses an Name of Project Aped4e17- File Number 4.97 -0o 3 S; _c;:ature z F- z 6 D JU U0 t Uo cnw, w z: CO LL w 0; g Q'. z moo: z� c.io; :o w uj ! li. f' = z UN o r City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director October 29, 1999 To: z . i • cCw 6� U O' NOTICE OF DECISION . co. o ; ,.co w; w= Jam, LL w O: w ¢: = d: _ z 1; O; z This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following w H U' z. U CO FILE NUMBER: L97 -0063 Design Review o z ASSOCIATED FILE: E99 -0026 Environmental Review Roger Stange, Applicant Mason Frank, MBK Northwest Matthew B. Straight, Oseran, Hahn, Spring & Watts King County Assessor, Accounting Division State Department of Ecology, SEPA Division project and permit approvals. PROJECT BACKGROUND APPLICANT: Roger Stange, Benner Stange Associates REQUEST: Design review approval for a major modification to the Parkway Supercenter project to accommodate the Best Buy tenant improvement and add an additional parking area. LOCATION: 17300 -18000 Southcenter Parkway SEPA DETERMINATION: Determination of Non - Significance issued 10/25/99 This notice is to confirm the decision reached by the Planning Commission/Board of Architectural Review at the October 28th public hearing. The Commission voted to approve the design of the proposed tenant improvement based on the findings and conclusions in the staff report dated October 18, 1999. 6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 �' Notice of Decision Page 2 Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development; 6300 Southcenter Boulevard; Suite 100; Tukwila; from Monday through Friday, between 8:30 AM and 5:00 PM. The project planner is Nora Gierloff who may be contacted at (206) 431 -3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. The deadline for filing appeals is November 19th, 21 days from the date of this Notice of Decision. The Planning Commission decision is appealable to the Tukwila City Council. Appeal materials shall contain: 1. The name of the appealing party, 2. The address and phone number of the appealing party, and if the appealing party is a corporation, association, or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf, and 3. A statement identifying the decision being appealed and the alleged errors in that decision. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed, the harm suffered or anticipated by the appellant and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. The public notice sign must be removed from the site by the applicant after the appeal period has expired, unless an appeal is filed with the City. z JU; . U o! lo ;cow° AU I'. 1-7! w o u_ N 1- O; Z �- U0 • 'Q 1-, = U' z, w' S 179 1- i • 0' z City of Tukwila Department of Community Development John W. Rants, Mayor Steve Lancaster, Director BILL ARTHUR, CHAIRMAN, KATHRYN STETSON, VICE CHAIRMAN, DAVID LIVERMORE, GEORGE MALINA, VERN MERYHEW, HENRY MARVIN, KIRSTINE WHISLER THURSDAY, October 28, 1999 Tukwila City Hall Council Chambers PLANNING COMMISSION AGENDA WORKSESSION 6:00 P.M. Briefing on the Tukwila International Boulevard urban renewal plan. > Briefmg on the work being done by the Shoreline Advisory Panel. I. II. III CALL TO ORDER ATTENDANCE ADOPTION OF THE MINUTES — 8/26/99 BOARD OF ARCHITECTURAL REVIEW 7:00 P.M. CASE NUMBER: APPLICANT: REQUEST: LOCATION: PLANNING COMMISSION REVIEW VIII. CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L97 -0063 MK Northwest Modify the BAR approved design of the Parkway Supercenter to add a Best Buy store. 17300 Southcenter Parkway L99 -0062 U.S. West Wireless Filed an application for a Conditional Use Permit to install a Personal Communication System (PCS) base station, comprised of a 60 foot monopole with 2 attached antennae and associated operating equipment. 18700 Orillia Rd. S. L99 -0065 Airtouch Cellular Filed an application for a Conditional Use Permit to install a Personal Communication System (PCS) base station, comprised of a 8 antennae affixed to a proposed 60 foot monopole and associated operating equipment. 18700 Orillia Rd. S. L99 -0070 - Tukwila International Boulevard Urban Renewal Plan City of Tukwila To designate an urban renewal area within the Tukwila International Boulevard study area and re -adopt the Pacific Highway Revitalization Plan as the Tukwila International Boulevard Urban Renewal and Revitalization Plan. Generally bounded by S. 140 St. on the north, 42 Av. S. On the east, S. 146 St. on the south and 37 Av. S. on the west. DIRECTOR'S REPORT • Planning Commission Meeting dates in November 18 and December 9 IX. ADJOURN 6300 Southcenter Boulevara4 Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 41313665 , z Or W` JU' 00 moo.. w= W O' H_. HO Z j • M ❑ I- W W U. LUZ` U= OH z • City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: STAFF CONTACT: NOTIFICATION: FILE NUMBER: ASSOCIATED FILE: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: RECOMMENDATION: ATTACHMENTS: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared October 18, 1999 October 28, 1999 Nora Gierloff, Associate Planner Notice of Public Hearing mailed to surrounding properties and posted on site on October 14, 1999 L97 -0063 Design Review — Revision to Approved Design E97 -0034 Environmental Review E99 -0026 Environmental Review Roger Stange, Benner Stange Associates Board of Architectural Review approval is required for this major modification to a previous design review approval for the Parkway Supercenter project. 17300 - 18000 Southcenter Parkway Tukwila Urban Center Tukwila Urban Center Approval A. Applicant's Response to Design Review Criteria B. Section of Existing Site Plan C. Section of Proposed Site Plan D. BAR Approved West Elevation E. Packet of Color Elevations and Renderings 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 w' ne JU U o co cv to 111; w =' N u- w of aaw'• I- Ill I ►=o ;w o1-i. w' H V a. ..z 'V N 0' z Staff Report to the Planning Commission /BAR FINDINGS BACKGROUND devision to L97 -0063 Parkway Supercenter In January 1998 the BAR approved MBK Northwest's proposal for partial demolition of the existing Parkway Plaza retail center, renovation of the center's parking lots and facades, construction of five new 8,000 - 13,000 square foot pad buildings, demolition of the existing Pavilion Mall, construction of an 12 screen movie theater, construction of a new 40,000 square foot retail building, and piping and relocating a section of watercourse into a new water quality feature. Recently MBK has proposed to combine and expand three existing tenant spaces in the northeast corner of the project in order to accommodate a 45,000 sf Best Buy store (see Attachment C). The resulting change to the building facade was determined by the Director to exceed the administrative minor modification threshold, so the revision is being presented to the Board for review. An additional vacant triangular parcel of land adjacent to Minkler, east of the project, will be developed for additional parking. The new 90 space parking lot will be required to meet the recently adopted interior parking lot landscape standards. DECISION CRITERIA DESIGN REVIEW GUIDELINES This project is subject to reapproval by the BAR under TMC 18.60.030 due to the magnitude of the changes proposed. The staff report includes only those sections necessary to address the revisions proposed by MBK. In the following discussion the Board of Architectural Review criteria are shown below in bold, followed by staff's comments. For the applicant's response to the criteria see Attachment A. 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 movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. The footprint of the building at the three tenant spaces to be combined will be expanded a total of 9,800 square feet to the rear (east) of the project (see Attachment C). Page 2 * z • w. cc 00 No ws CO LL W0 g --i D. a z1 t- 0 Z I- 2 U 0' ,0-t w W. 0= ui z' 0~ z 1 Staff Report to the Planning Commission/BAR Revision to L97 -0063 Parkway Supercenter (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. The building's overall height and site coverage will not be significantly changed by the revisions. (3) Landscape and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and 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; 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. g. The proposed revisions would not affect the current BAR approved landscape plan. A vacant triangular parcel east of the project, adjacent to Minkler will be developed as overflow /employee parking. Landscaping will be provided as required by the new landscape standards. (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 appropriate scale and in harmony with permanent neighboring developments. Page 3 Z •U O CO w= J � N LL• la O: LL Q` U � d W I- O Z 1-- co U 0 F- I-- V`. RI O. ill Z Staff Report to the Planning Commission /BAR Revision to L97 -0063 Parkway Supercenter 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; 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. g. The architectural concept approved in the original design review is that of an arcade strung with highly detailed entry facades that mark the major tenants (see Attachment D). The design consciously reflects the postmodern theme of the Parkway Place development across the street to create a district feel. The horizontal arcade, prominent entrances and shop windows have been used to provide interest and reduce the scale of the building on the facades facing Southcenter Parkway. The proposed revision would combine three existing tenant spaces into one large store. The three entry features would be demolished and replaced with one large storefront. To maintain the rhythm of the building the facade would have a small and a large "shoulder" feature with display windows on either side of the main entry. These step the design up from and back to the arcade plane and provide framing for display windows. The center element is the blue, angled Best Buy identity feature set into a wall with a strong cornice line (see Attachment E). (5) Miscellaneous Structures and Street Furniture. No revisions have been proposed in this area. CONCLUSIONS 1. Relationship of Structure to Site The footprint of the building will be expanded 9,800 square feet to the rear (east) of the project. This will not significantly alter the relationship of the structure to the site from what was previously approved. 2. Relationship of Structure and Site to Adjoining Area The building's overall height and site coverage is compatible with the surrounding retail development pattern and will not be significantly changed by the revisions. Page 4 Z • Hw c.): .0 .0 0 t '.(A w= w 0: u- <.. 92 a w, z �. �o z �- � UN o F-: :w IL •u U iz: in' O ~` z Staff Report to the Planning Commission /BAR ttevision to L97 -0063 Parkway Supercenter 3. Landscape and Site Treatment The proposed revisions would not affect the current BAR approved landscape plan. A vacant triangular parcel east of the project, adjacent to Minkler will be developed as overflow /employee parking. This should not significantly alter the relationship of the structure and site to the adjoining area from what was previously approved. The new parking lot will be required to meet the new interior parking lot landscape requirements. 4. Building Design The replacement of three smaller storefronts with one larger Best Buy store on the west elevation of the Parkway Supercenter has been well designed to maintain the essential design vocabulary of the center. The pedestrian arcade will continue along the revised frontage, approximately the same degree of transparency will be maintained at the pedestrian level and the angular Best Buy design feature is muted by being set into a wall and bracketed by "shoulder" elements similar to those found at the Comp USA, Gart Sports and Old Navy stores. The blue color of the Best Buy identity feature will be added several places along the facade and the remainder of the Best Buy storefront will use colors from the original project palette. 5. Miscellaneous Structures and Street Furniture No revisions are proposed in this area. RECOMMENDATION Staff recommends approval of the proposed revisions as presented in Attachment E. Page 5 Z. re 4 . .J U: 00: ' cn w: LU H: w o g -A a: Z o. 2 D` 0 "1 H: W • al Z H= `O~ z MULVANY , A R C H I T E C T S TO: City of Tukwila Tukwila, Washington ATT: Nora Gierloff DATE: PROJECT: PROJECT NO: RE: MEMO 10/17/99 Addition of Best Buy tenant to Parkway Supercenter MA 99 -3480 Narative for 10/28/99 Hearing Narrative Statement The Parkway Supercenter located in Tukwila Washington at the corner of Southcenter Parkway and Minkler Blvd. is planning a revision to their building. Revision: Between the "Party City" tenant and the "Comp USA" tenant it is planned to move the "Zainy Brainy" tenant next to Comp USA and build a new portion of the existing building that will house Best Buy as a tenant. The front elevation of the new structure is to be within the design context of the Parkway Supercenter. Existing Design Philosophy: 1. The Center is trying to be unified in it's "look" while having each tenant provide the individually rich texture that creates a dynamic design. 2. Parkway Supercenter's goal is to create a streetscape that has vitality by using individually diverse elements as vignettes within the center's design framework. 3. Design framework: A. Use mass elements to provide frame for the "tenant signature" or the "look" that the business wishes to project to the public. B. Mass elements to have a regular rhythm on the building fronting the public parking areas. Provide elements that bring the building design within human scale along the building edge. 1. Use nearly continuous covered walkways to protect pedestrians from the weather as they walk along the face of the building. 2. Use glazed entry systems and display areas to provide views other than blank walls, which help vitalize the experience of the pedestrian. Use similar materials and colors from the Supercenter's color and material pallet. Signage should be expressive of the tenant's own personality. Size will be controlled by the City's code. C. D. E. BELLEVUE SEATTLE PORTLAND IRVINE STERLING BOSTON Mulvanny Architects Professional Service Corporation KOIN Center. 222 SW Columbia St.. #1250 Portland. OR 97201 Tel: 503.223.8030 Fox: 503.22At3 ehment A WW W.mulvanny.com . z 6 m. _1 U 0 O' t. W =? u)LL w O: �a • 1-w z� 1-O z I-1 U Off'. 0 w w, 1-- —O iii O� •z MEMO RE: Narative for 10/28/99 Hearing Best Buy portion of the building: Works within the Center's design framework: Addition of Best Buy tenant to Parkway Supercenter MA 99 -3480 Page 2 of 2 1. The design has mass elements at regular rhythm similar to the rest of the Center. 2. Places the Best Buy "signature" as a vignette between the 2 main massing elements similar to other tenants in Parkway Supercenter. 3. The design has a nearly continuous covered walkway on the front of the building for human scale and for weather protection. 4. Best Buy uses glazed entry and glazed display areas on the building face to create different views for the walking pedestrian. 5. Materials are synthetic stucco and painted concrete block, which are what is used on most of the rest of the Center. 6. Colors are from the Center's pallet. The blue color is part of the Best Buy corporate signature. Parkway Supercenter likes the blue color well enough that they are adding it to other areas of the Center to provide a richer color experience for the public. 7...Signage is 25% smaller than allowed by the City sign code (after applying for an exception). The shape and color are part of the Best Buy corporate signature. BY: Brian R. Roberts CC: Privileged and Confidential Information: The information in this facsimile is intended only for the use of the recipient above named. Any wrongful review, dissemination, distribution or copying of this communication is strictly prohibited. If errors occur in transmission, or enclosures are not as noted, please notify us at once. F:1 VOL110FFICE1Templates \CorrespondencelMA Memo.doc MULVANNY ARCHITECTS / z • Hw. • J U UO' t U ; N Wi .wz cnu 111.0: a' CO: • d W. z �.. • 1- o: z ww. a. .moo o CO( . ;O w w' • H U ~p`, w N'. O i, Z • •A F' F I D A V I T' • Notice of:Public Hearing I tice of "Public Meeting QBoard of Adj.us_tment Agenda. Packet OBoard of :Appeals Agenda Packet - __:._:.. _ __ -._. []Planning Commission Agenda Packet O Short Subdivision .Agenda - Packet O F . D I S T R I B U T I O N hereby declare that: Li Notice of Application far Shoreline Management Permit LiShoreline Management Permit Determination of Non- : significance Mitigated' Determination of Nonsignificance JDeterminatian of Significance and Scopi ng Notice Notice of Action a Official Natice Other mod--' - - - = -- El Other was . mailed to each of the following addresses an t /9r Do /L1; x- /7 Do' 3• _Nate • f Project &17.-&W Signature File N ••e /%% � 1(J4 _ - io /199 . . CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION MBK Northwest has filed a revision to the approved design for the Parkway Supercenter Development located at the east side of Southcenter Parkway north and south of S. 180th Street. The revision would combine and expand three existing tenant spaces in the northeast corner of the development in order to accommodate a 45,000 sf Best Buy store. An additional vacant triangular parcel of land adjacent to Minkler, east of the development, will be developed for additional parking. Permits applied for include: Design Review Revision Other known required permits include: Building Permits Hauling Permit A new environmental checklist has been submitted with the permits identified above. FILES AVAILABLE FOR The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L98 -0014 Original Design Review L97 -0063 Phase II Design Review E97 -0034 Original SEPA Environmental Review E99 -0026 New SEPA Environmental Review D99 -0293 Tenant Improvement Permit OPPORTUNITY FOR PUBLIC COMMENT. You are invited to comment on the project at the public hearing before the Board of Architectural Review, scheduled for October 28, 1999 at 7:00 p.m. The hearing will be held in the City Council Chambers at City Hall. The hearing is subject to change. You may confirm the time and date by calling Nora Gierloff at the Department of Community Development at (206) 433 -7141. For further information on this proposal, contact the project planner Nora Gierloff at (206) 433 -7141 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Notice of Hearing Issued: 10/14/99 % SLY n lat14, 441 z J0 U00. • w =. Wes'. w o; 2 J <. n: =d. F- _ z �. z o�`. 2 uj ON w w. I Ili U= o� z City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director ctober 13, 1999 Jim Whitney Mitchell Contractors, Inc. P.O. Box 167 Vashon, WA 98070 RE: Request to change fence detail Dear Mr. Whitney, I have received your Letter of Transmittal requesting.a change to the fence detail at the water quality feature on the South lot of the Parkway Supercenter. This project was approved by the Board of Architectural Review on 1/8/98 as file number L97-0063 (see enclosed drawings). Various changes to the water quality feature have been approved since then due to factors beyond the control of the project such as requirements of other utility districts and fixed invert elevations. The fence was originally approved as split rail. This was revised for safety reasons to coated chain link within a wooden frame. Your current request to delete the wooden framing is not based on safety or code requirements, therefore I cannot approve a change that would move farther away from the BAR approved design. If you have any additional questions or comments, please call me at (206) 431-3670. Sincerel Nora Gierloff Associate Planner Enclosures C:\Nora's Files\PARKWAYSTence Change.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax- (206) 431-3665 A F F I D A V I T Sm, Notice af Public Hearing :Notice of Public• •Meeting Baa.rd of Ad•j us rrtPrzt agenda - Packet • - Q.Baard o.f • Anneals Agenda -P -acket ['Planning Commission Agenda Packet • Q Short Subdivision Agenda :..Packet O F D T S T R -T B U T T O N hereby declare that: Detena.ti on of Nan- • s i cmificance �'�� ti gated Detei zati on of Nan.s ? o-ni f i cance LIDetermine.tian.af Sigr_ificance and Scao i nc Notice Notice of Action Official Notice .Other Cf\- 3rd /I .. Q Natice af Application far Other Shareline Management Pe- rmit JShar:eline Management Permit Bras mailed tb each af the fallowi na addresses an N y: Name af. Project o "' — Stc nat`re File Number x-`1`1 L ycj o Ott. 1-14/-0o-70, 'i 17._ CITY OF TUKWILA PUBLIC NOTICE Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a worksession at 6:00 p.m. and public hearing at 7:00 p.m. on October 28, 1999, located at City Hall, 6200 Southcenter Blvd., to discuss the following: WORKSESSION The Planning Commission will be discussing the work that is being done by the Shoreline Advisory F— w 6 D JU:. Panel. The Commission will also be discussing the Tukwila International Boulevard urban renewal plan. 0 O ' vow L. co LL CASE NUMBER: L99 -0062 w O: APPLICANT: U.S. West Wireless g u- REQUEST: _ Filed an application for a Conditional Use Permit to install a Personal Q Communication System (PCS) base station, comprised of a 60 foot monopole with co D' 2 attached antennae and associated operating equipment. i- w LOCATION: 18700 Orillia Rd. S. z1..- ' I— O'. Z I—: CASE NUMBER: . L99 -0065 w w' APPLICANT: _Airtouch Cellular D D. REQUEST: Filed an application for a Conditional Use Permit to install a Personal p N;; Communication System (PCS) base station, comprised of a 8-antennae affixed to a 13 _ proposed 60 foot monopole and associated operating equipment. H V; LOCATION: 18700 Orillia Rd. S. w ~O;. z: CASE NUMBER: L99 -0070 - Tukwila International Boulevard Urban Renewal Plan V U)' APPLICANT: City of Tukwila _ H H' • REQUEST: To designate an urban renewal area within the Tukwila International Boulevard z study area and re -adopt the Pacific Highway Revitalization Plan as the Tukwila International Boulevard Urban Renewal and Revitalization Plan. LOCATION: . Generally bounded by S. 140 St. on the north, 42 Av. S. on the east, S. 146 St. on the south and 37 Av. S. on the west. PLANNING COMMISSION PUBLIC HEARING BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L97 -0063 APPLICANT: MBK Northwest REQUEST: Modify the BAR approved design of the Parkway Supercenter to add a Best Buy store. LOCATION: 17300 Southcenter Parkway Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: October 14, 1999 Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, and Adjacent Property Owners, File. • , _ „ Letter of Transmittal Date: October 6, 1999 TO: City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 Attn: Greg Villanueva We are sending you:. HEREWITH Project Name Parkway SuperCenter Project Number.110 -99 -4B Transmittal No: 110 -4B -102 Submittal Reference: Additional information on chain link fence at Bioswale �w��YHAD VIA The Following Items: PLANS ESTIMATES PRINTS UNDER SEPERATE COVER SHOP DRAWING SAMPLES COPY OF LETTER 15'111E1 Cut Sheet COPIES 1 DATE DESCRIPTION 10/6/99 Color coated chain link fence sheet These are transmitted as indicated below: FOR YOUR USE . APPROVED AS NOTED — PPROVED FOR CONSTR. AS REQUESTED RETURNED FOR CORRECTION RETURNED AFTER LOAN 'REMARKS: IF ENCLOSURES ARE NOT AS INDICATED PLEASE NOTIFY US AT ONCE . • • MERCHANTS METALS NATURELINK Color Coated Chain Link Fence System Residential/Light Commercial Projects FABRIC • FRAMEWORK • FITTINGS • GATES Complete Color Systems are available through your Merchants Metals Authorized Dealer or distributor. The added advantage of Merchants Metals warranties guarantees you a quality system of lasting beauty and strength. • Choose from 3 complete matching color systems. • Durable and long lasting - maintenance free. • Won't chip, peel or fade - never needs painting. • Available in all 3 classes meeting ASTM • Affords double protection over galvanized. specifications. Color Coated Chain Link Fence System Residential/Light Commercial Projects The natural selection for homes, yards and light commercial projects, Naturelink combines the beauty of environmentally - blended colors with the privacy and security benefits of chain link. It is a perfect complement to any home, blending naturally with trees, shrubs, and bushes and our complete line of color- matched gates and fittings meet your every application. Available in three (3) color variations to blend with your environmental requirements - black, brown and green. Merchants Metals Color Systems are available in a wide range of wire and mesh sizes, as well as various heights and colors. I. FABRIC COLOR SPECIFICATIONS Fabric furnished with Merchants' PVC Color Systems is under strict quality control. The PVC coated fabric is available in black, brown, and green. Other colors available by quotation. COATING SPECIFICATIONS In accordance with ASTM F -668, PVC coated fabric is manufac- tured in conformance with the 3 classes specified. Class 1- PVC coating extruded over zinc- coated steel wire. Class 2a - PVC coating extruded and bonded over zinc- coated steel wire. Class 2b - PVC coating fused and adhered to zinc- coated steel wire. DOUBLE PROTECTION With PVC vinyl coated fabric, you are assured of a double coat- ing of protection. Before the wire is processed through the vinyl coating line, it must first be coated with zinc. The finished color vinyl material is then extruded or fused onto the galvanized surface, giving the fence a double coating of protection along with the lasting beauty of color. II. FRAMEWORK Coated framework is available for all residential, commercial and industrial applications for line posts, end posts, brace rails, top rails and gate frames in standard colors of black, brown and green. Coated framework is manufactured with a zinc coating prior to the application of any color coating. Color coatings are available in either a minimum of 10 mil PVC polymer or a minimum 3 mil polyester coating depending on the type of man- ufacturing process. III. FITTINGS Merchants offers a full line of color fittings to complete the job. Fittings are color coated in -house and therefore a match between fabric and fittings is attainable. In accordance with ASTM specifications, all steel fittings are hot dip galvanized prior to color coating. IV. GATES AND HARDWARE To complete your color coated fence project, all residential, com- mercial and industrial gates are available in matching colors. Merchants Metals Color Systems are also available in Colorbond I for industrial/commercial projects and Colorbond II for commercial/recreational projects. DISTRIBUTED BY: MERCHANTS METALS The First Name In Fence A Division of MMI Products, Inc. 515 W. Greens Rd., Suite 710 • Houston, TX 77067 • (800) 254-0080 Regional Offices: Houston, TX; (800) 723 -3623 • New Paris, IN; (800) 831 -4060 • Statesville, NC; (800) 438 -7016 • Whittier, CA; (800) 232 -6336 Service Center Locations: Birmingham, ,\L • Buffalo, NY • Charlotte, NC • Cleveland, 011 • Columbia. SC • Columbus, 011 • Dallas, TX • Denver, CO • Des Moines, IA • Detroit, MI • Forest Park, GA Ft. Lauderdale, FL • Hyattsville, MD • Indianapolis, IN • Jacksonville, FL • Kansas City, MO • Lawrenceville, GA • Louisville, KY • Mlarkhant, IL • Milwaukee, WI • Minneapolis, MN • Nashville, TN New Orleans, LA • Pennsauken, NJ • Pittsburgh, I'A • Ralit4;h, NC • Richmond, \'A • Riverside, CA • Sill Like City, UT • San Antonin, TX • SI. Louis, MO • Tacoma, W,\ • Tampa, FL • Westfield, MA • Wheeling, IL • ug 00 CO a to w'. w =; CO IL: W0 2 u_ a; Nd: Hw ZF Z I` U�. ca will' = V;. II H Z L1J co' O ~, Z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 10, 1999 Brian Roberts Mulvanny Architects 222 SW Columbia #1250 Portland, OR 97201 RE: Best Buy Store Modification Dear Mr. Roberts, This letter is in response to your letter of August 24th and the attached proposed design for the new Best Buy Store in the Parkway Supercenter. Three tenant spaces would be combined to create the new tore, and two existing tenants would be moved elsewhere in the center. While the design has improved from what was proposed at the pre - application meeting, the DCD Director finds that the Best Buy has a stark, asymmetrical facade which does not use the design vocabulary established by the rest of the project. Therefore this change could not be considered a "minor, insignificant modification" which would have no impact on the project design. The proposed design changes will need to be reviewed by the Board of Architectural Review and you are tentatively scheduled for the October 28th meeting. Sincerel Nora Gierloff Associate Planner CC: Roger Stange, Benner Stange Associates 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ' City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director August 25, 1998 Craig Anderson CB Anderson Architects 7107 Greenwood Avenue North Seattle, WA 98103 RE: Revised design for the Red Robin Restaurant Dear Mr. Anderson, This letter is in response to your memo of August 17 and the attached approved and proposed designs for the Red Robin restaurant in the Parkway Supercenter. Thank you for addressing the issues I raised at our meeting, however the sign on the west elevation still appears to extend above the parapet line for that wall. Please address that minor code issue in your building permit revision and provide sign area calculations with your sign permit submittal. Overall the DCD Director finds that the proposed design increases the visual interest at that end of the building and "turns the corner" to address the Minkler frontage. The design is exuberant, but in keeping with the precedent set at Cucina Cucina and the general tone of the center. In context with the scale of the redevelopment this modification to one tenant will be considered a minor modification to the design review approval and therefore approved administratively by this letter. I will place a copy of this letter and the revised design in the design review file, L97- 0063. It is your responsibility to submit a revision to the building permit to cover these changes. If you have any questions or comments, please call me at (206) 433 -7141. Sincerely, (,‘. /A/ Nora Gierloff Associate Planner Steve Lancaster DCD Director CC: Roger Stange, Benner Stange Associates 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 :, z a _h; • w'. rt u6= C. oo CO o' = J �. • LL Q. • = • I- al _; z� 1- a U = Wf 1- — Z; •U6 z • A R C H I T E C T S PORTLAND BELLEVUE SEATTLE IRVINE STERLING BOSTON August 24, 1999 Nora Gierloff Assistant Planner Department of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, Washington 98188 Re: Dear Nora: Best Buy at: Parkway Supercenter Tukwila, Washington Project Number: MA 99 -3480 am writing to you to request a minor modification to the Parkway Supercenter Design Review approval to allow Best Buy Co., Inc. to modify the Parkway Supercenter building to include a Best Buy retail store. The modification will be constructed substantially as shown on the attached colored drawing. It is Best buy's intent to use the Supercenter's color schedules for most of the building face and use Best Buy colors at the entry design area. Should you require any additional information regarding this matter, please contact me at 503 - 223 -8030 Thank you. Sincerely, MULV NNY ARCHI ECTS the Brian R. Robert Sr. Project Manager Enclosure Colored elevation Site plan Mulvanny Architects — Professional Service Corporation KOIN Center, 222 SW Columbia, #1250 Portland, OR 97201 Tel: 503.223.8030 Fax: 503.223.8381 www.mulvanny.com • CB ANDERSON ARCHITECTS RECEIVED AUG 1 9 1998 COMMUNITY DEVELOPMFMT CD Date: 17 August, 1998 To: Nora Glerloff CITY OF TUKWILLA DEPARTMENT OF COMMUNITY DEVELOPMENT • 6300 Southcenter Boulevard Tukwila, WA 98188 C.C.: • Kevin Sonneborn - GREAT WESTERN DINING Roger Stange - BENNER STANGE ASSOC. ARCHITECTS Rob King - RC CONSULTING George Hanson - GEORGE HANSON ARCHITECTS ADMINISTRATIVE DESIGN REVIEW FOR: Project Name: Red Robin at Parkway SuperCenter Project Address: 17300 Southcenter Parkway As you requested in our meeting August 10th, where all those CC'd above were in attendance, we are submitting the Red Robin Exterior Design Enhancements to you for review and written response. Enclosed you will find the Site Plan with the corresponding west, north and south, Exterior Elevations as proposed by Red Robin. For your reference - also enclosed are a partial Site Plan, and Elevations of the Red Robin Exterior as now permitted for updating along with the entire center. Red Robin feels strongly that the proposed design enhancements are necessary for the following reasons: " •,, .• •' • Maintaining the well established Red Robin Restaurant as a fun, active, and welcoming business along a street of retail building types. Updating the existing Red Robin design features that were originally built in 1981, thereby becoming fresh and more current. Further strengthening this end of the Parkway SuperCenter with visual interest that is carried around the north elevation. ' You will note that the three main comments you made in the review meeting have been addressed in the drawings, and are outlined below: With the understanding that a maximum of two Exterior Signs are allowed per tenant, we revised our west elevation - deleting the signage that was on the sphere at the restaurant •entry. This now leaves the design with two signs - one on the north, and one on the west elevation. These signs will be submitted for sign permits at a later date. • 208 -782-2911 • 7107 Greenwood Ave. North FM 782.5624 Seattle, Washington 98103' Z C4 21LI -J 0 W u_ w 0 • g 5 u. I a I— al Z 1— 0 Z W (Li 0 0 == 0 I— W w • I 0 1— Wu. — 0 . z E o Administrative Design Review Red Robin at Parkway SuperCeni_ 17 August, 1998 Page 2 ' A required bike rack has been added to the Site Plan and is located to the south and east of the restaurant entry. It is our understanding that this rack is required to handle a capacity of 8 bikes, and will be detailed to match the other racks in Parkway SuperCenter. A building standard CMU pier has been added to the east end of the south elevation, where the Red Robin demising line occurs. This is the end of the Red Robin Enhancements. The soffit and fascia design above the next tenant - Computer Renaissance will be constructed as already permitted. :.We are excited about these enhancements as they relate to Red Robin, and the re- development of Parkway SuperCenter as a vital area shoppers and diners will continue to find as friendly, safe, fun and entertaining to visit for years to come. Thank you for your review, and please do not hesitate to call if I may be of any help as you review this submittal. Craig B Anderson, AIA •z I W • iY 6m: • Jo oo W = . • In IL: O u. • Z CJ .z f= o z • w w'. • ;O N.. ,f7H •W. • u 0 III .. • 0 t-' Z. Eee '9Z3- 00,90 MEMORANDUM TO: Board of Architectural Review FROM: Jack Pace RE: Modifications to design of Stanford's Restaurant DATE: March 12, 1998 The Board approved the design of the Stanford's Restaurant as part of the larger Parkway Supercenter redevelopment on January 8, 1998. The recent building permit submittal for Stanford's contains the following modifications from the BAR approved design: 1 The building has been rotated a quarter turn clock wise so that the elevation that previously faced south now faces west and so on. This places the outdoor seating area adjacent to Southcenter Parkway and the least detailed facade facing inward to the shopping center. The main entryway now faces south rather than east, so it is visible to passersby. 2. The landscaping has been revised to accommodate the rotated building. The existing trees preserved under the previous plan will still be kept. The new plan contains a greater number and variety of plants than shown previously. 3. The outside seating area has been redesigned with an overhead trellis rather than low railings. 4. The entry structure has been changed from a peaked roof to a barrel vault. 5. Projecting canopies have been substituted for fabric awnings over windows on the north and south facades. The two proposed signs have been relocated from the wall to perch on the edge of the canopies. This is not prohibited by the sign code and the signs meet the size, location and number criteria. 6. The parking around the building has been reconfigured. The dumpsters have been relocated within the restaurant building and more handicapped spaces have been provided. Staff's opinion is that the overall look of the building has not been negatively affected by these changes. Therefore these modifications could be considered minor changes that would not require rereview by the Board. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director February 18, 1998 Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 Post -it® Fax Note 7671 Date 1 4/isIPa°ges■ a To I4_...0 6 From --- 111 0 res- 'hero Co./Dept. . v Co. ; Phone # /,,-; 670 04234 Phone #�v6 433 ^ J 7/ �-/ // Fax # as l ? v 0,4 3 5 Fax # RE: Parkway Supercenter Building Permit D98 -0026 Dear Roger: I received your letter of February 13th in which you proposed to eliminate the additional facades along the south elevation of the Parkway Supercenter that you presented to the Board of Architectural Review the night of the design review hearing. As you know, I had recommended a condition to the Board that the south elevation be redesigned to include these additional facades. The condition was not debated by the Board because they accepted the revised elevation that you presented. Reverting back to the pre -BAR design would leave the issue of the south elevation unresolved and would require you to go back before the Board. If you choose this alternative we will need the drawings and materials at least 17 days prior to the next available hearing date to allow for public notice and assembly of the staff report. Your building permit application would be put on hold during this time. For your information I am including my comments on your building permit submittal. You will receive these in a revision memo along with the rest of the departmental comments in early March. 1. The parking detail number 14 shown on page A1.2 is inconsistent with the dimensions given on the site plans. Minimum width is 8.5 feet not 9 feet and stall length is 19 feet not 18 feet. 2. The south facade of the north leg of the main building (Red Robin to Drug Emporium) does not reflect the drawings presented to the BAR at the design review hearing on January 8th. The two smaller storefronts on either side of the Crown Books facade are not shown. Please revise to reflect what the BAR approved. 3. The note about the cedar hedge on the South Lot on page L3.1 does not reflect the BAR approved language. Please revise to read: "Remove the cedar hedge along 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665 Parkway Supercenter Revisions Page 2 the east property line and replace with new trees and groundcover. If necessary for the health of the trees the hedge may be thinned along the south property line." 4. The internal pedestrian crosswalks should be constructed of concrete pavers. The legend on D1.0 -D1.2 and A1.1, A1.3, and A1.4 calls them out as "crosswalk striping." Please correct them to show concrete pavers. 5. One of the SEPA mitigation conditions requires that the existing midblock pedestrian crossing on South 180th Street be removed at the developer's expense, including restoring the raised traffic island Please indicate this on the drawings. Q IX QQ 2 JV C.) 0, w= J (r� CO w. w O': g 6. The drawings do not reflect the additional right -of -way and frontal improvements w Q• along 57th Avenue South that were required as a SEPA condition. A total of 40 feet = d of right -of -way from the centerline and frontal improvements including curb, gutter, F' _ sidewalk, roadway widening, associated storm drainage, and street lighting should ? I-- be shown. z �' z i-: Ill w; 7. Installation of C -curb westward from the island to the intersection of Southcenter o co; Parkway and South 180th Street was required as a SEPA condition. Please show :o 1-; this on the drawings. = w O; .z U 0. O h z 8. The west facade of the Red Robin has been changed from what was approved by the BAR. Please correct the drawings to reflect the approved design. 9 . Two small storefronts have been deleted from the west and north facades of the Bon Marche furniture store. Please correct the drawings to reflect what was approved by the BAR. If you have any questions please call me at (206) 433 -7141. Sincerely ,✓ Nora Gierloff Associate Planner CC: Mason Frank, MBK Northwest Jack Pace, Planning Manager . 1 Nora Gierloff • City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Design of the South Elevation Parkway SuperCenter Architect's Project No. 97111 7 1999' BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 As we discussed, .an issue concerning the design of the south elevation at Parkway SuperCenter has been raised by the client and by the tenants. During Design Review it was requested that we add additional architectural elements along the south elevations in order to make the design more consistent with the center. The original drawings submitted to the City for processing but did not „incorporate these design, modifications because of timing. During final preparation of the . documents a number of issues and concerns by both the tenants and the client have been raised concerning adding additional design features along this elevation. The smaller tenants in this area are on short term leases and need flexibility to in order to expand or contract in size. Adding architectural elements at tenant entries eliminates the flexibility for the tenants and does not take into consideration the modifications that may be necessary towards these short term leases. Because of concerns expressed in this area and the limitation that these design requirements impose upon the future flexibility of the building, we propose to use the original design submitted for permitting without the additional architectural. elements. We would modify this original design in order to incorporate the typical column treatment but we would not incorporate additional elements for each individual small tenant along the south elevation other than Crown Books entry element. .After your review, if you should have any questions, please call me. ER STANGE ASSOCIATES ARCHITECTS, P.C. :Mason Frank,. MBK Northwest, Ltd.. ;, . - 0: /BSAOffice /97111 /Letters /1998/02 -13 Gierloff Design South Elevation . -,; � ... 503 670 -0234 FAX 670 -0235 bsa @pi- express.com anuary 29, 1998 Nora Gierloff City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 : ` ' Building Design Parkway SuperCenter Tukwila, Washington Architects Project No 97111 ear Nora: F 13 2 1998 BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 As you are aware, we have submitted the building permit for the Parkway SuperCenter. project " Because of the time frame between our design review meeting and document submittal we were not able to include the approved design for the facade adjacent to the rown Books along the south facing building facade. We are presently working on these modifications and will submit them as part of the plan review process for your review. If you see any other modifications, please call me so we may include them in the final submittal. incerely, R STANG Roger Stange Enclosures ASSOCIATES ARCHITECTS, P.C. \\SERVER\BSAOFFICE \97111 \1998 \01 -29 Gierloff 503 670 -0234 FAX 670 -0235 bsa @pi- express.com • I A F F I D A V I T 6uLti 3oiry.Lu\a-lc, ONotice of Public Hearing O Notice of Public Meeting O Board of Adjustment Agenda Packet :0 Board of Appeals Agenda . Packet fl Planning Commission. Agenda Packet O Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: ODetermination of Non- significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice 0 Notice of Action fl Official Notice (Other 1J(1a `� �1-12.-CL-e36 O Notice of Application for O Other Shoreline Management Permit fl Shoreline Management Permit was mailed to each of the following addresses on I-km/Iv-11 6ALZ Ann /1 t(-1)V\1 Co-4-4,1 A `. -e/4-1 ���� Name of Project Pemeil(ukcc.l 1w /'�n�, �j Signature File Number. 17 -OGipS -nCLLA �.. : z .ice`. dW, oC w J •00 U, •N 0; cow w z: N LL wo,. u. a` :mod w; z� zo U C). ON C w w. H . z ui O F.. •z • City of Tukwila Department of Community Development NOTICE OF DECISION To: Roger Stange, Applicant Mason Frank, MBK Northwest Herman Shoenbachler Ann Nichols Terry Wade King County Assessor, Accounting Division State Department of Ecology, SEPA Division John W Rants, Mayor Steve Lancaster, Director z LY- .0 O' ta CO w: w X' Cn w O. J Nd =w zf-; O. This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the following w W. project and permit approvals. D o: ° I-- w ►u'. FILE NUMBER: L97 -0063 Design Review O' z. U =; O~ ASSOCIATED FILE: E97 -0034 Environmental Review APPLICANT: Roger Stange, Benner Stange Associates PROJECT BACKGROUND Approval on Non - conforming landscape area REQUEST: Design review approval for partial demolition, remodeling and additions to the Parkway Plaza, Pavilion Mall, and South Lot site located at the east side of Southcenter Parkway north and south of S. 180th Street. Approval of a non - conforming landscape area. LOCATION: 17300 -18000 Southcenter Parkway SEPA DETERMINATION: Revised Mitigated Determination of Non - Significance issued 12/17/97 This notice is to confirm the decision reached by the Planning Commission/Board of Architectural Review at the January 8th public hearing. The Commission voted to approve the design of the landscaping, including the non - conforming area, as well as the site and proposed buildings based on the findings and conclusions in the staff report dated December 30, 1997. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 Notice of Decision } Page 2 Following are the conditions of approval: 1. Any pad sites that remain vacant at the time of building permit final shall be landscaped and irrigated according to plans submitted to and approved by the DCD Director. 2. The note about the cedar hedge on the South Lot shall be revised to read: "Remove the cedar hedge along the east property line and replace with new trees and groundcover. If necessary for the health of the trees the hedge may be thinned along the south property line." 3. The new Act III theater design shown in Exhibit 2 is approved and the applicant shall work with the DCD Director to resolve any code issues. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development; 6300 Southcenter Boulevard; Suite 100; Tukwila; from Monday through Friday, between 8:30 AM and 5 :00 PM. The project planner is Nora Gierloff who may be contacted at 431 -3670 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. The time period for appeals is 21 days starting from the date of this Notice of Decision, January 9, 1998. The Planning Commission decision is appealable to the Tukwila City Council. Appeal materials shall contain: 1. The name of the appealing party, 2. The address and phone number of the appealing party, and if the appealing party is a corporation, association, or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf, and 3. A statement identifying the decision being appealed and the alleged errors in that decision. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed, the harm suffered or anticipated by the appellant and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. The public notice sign must be removed from the site by the applicant after the appeal period has expired, unless an appeal is filed with the City. SEGALE BUSINESS PARK P,;RTN p E N— January 8, 1998 City of Tukwila Board of Architectural Review 6300 Southcenter Blvd. Tukwila, Washington 98188 Re: Parkway Supercenter January 8, 1998 Hearing Dear Members of the Board: We applaud MKB Northwest's proposal to upgrade, improve, redevelop and add to the retail environment in the City of Tukwila. However, as adjoining property owners to the "South Lot" which is also noted as "Area C ", we request that the perimeter landscaping along the eastern property line be redesigned and replanted with all new materials. Attention should be given especially to the design of the easterly perimeter plantings recognizing that the Tukwila Urban Center zoning continues east along the south side of South 18e Street all the way to the Green River. The existing cedar trees were planted very closely to one another and over the, years have grown together as a mass. If the trees are thinned as proposed, the ones remaining will be misshapen resulting in an uneven, unattractive eyesore inconsistent with the landscape proposed for elsewhere in the project and inconsistent with the Tukwila Municipal Code requirements. We believe landscaping throughout the project should be consistent with the requirements of the Tukwila Municipal Code Sections 18.28.010 which places "strong emphasis on a(n) attractive streetscape," and 18.60.050 which requires that consideration be given to the provision of "appropriate landscape transition to adjoining properties." Additionally, we request that in the areas of the proposed project immediately to the North and South of South 180th Street and noted on the proposal as "Areas B, B1 and C" be required to have sufficient parking per the Tukwila Municipal Code for the uses as they actually occur. Thank you for your consideration of the above comments. Very truly yours, SEGALE BUSINESS PARK M.6Atc4 Ac Mario A. Segale PO Box 88028 • Tuk',iila,WA 98138 -2028 l� 18000 Andover Park W • Suite 200 • Tukwila, WA 98188 -4798 / /�, /�O �- e vL Telephone 206 575-2000 • Fax 206 575 -1837 :; '• h City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: STAFF CONTACT: NOTIFICATION: FILE NUMBER: ASSOCIATED FILE: APPLICANT: REQUEST: • • LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: RECOMMENDATION: ATTACHMENTS: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared December 30, 1997 January 8, 1998 Nora Gierloff, Associate Planner Notice of Application mailed to surrounding properties and posted on site October 24, 1997 Notice of Public Hearing mailed to surrounding properties and posted on site on December 22, 1997 L97 -0063 Design Review E97 -0034 Environmental Review Roger Stange, Benner Stange Associates Design Review approval is required for this proposal for partial demolition, remodeling and additions to the Parkway Plaza, Pavilion Mall, and South Lot sites. Approval of a nonconforming landscape area is requested per TMC 18.70.090. 17300 - 18000 Southcenter Parkway Tukwila Urban Center Tukwila Urban Center Approval with conditions A. Applicant's Response to Design Review Criteria B. SEPA Threshold Determination C. Request for Approval of a Nonconforming Landscape Area 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z .a LIV M. .o O . cn w; w =: wo (LQ th Iw. I,. , I- O.! Z E-: 'w ui • • 1- • O• coi ui z' z Staff Report to the L97 -0063 Planning Commission/BAR Parkway Supercenter D. Perspective of Act III Cinema E. Plans for Parkway Supercenter F. Plans for Water Quality Facility, Stanford's Restaurant, Act III Cinema G. Landscape Plans H. Materials Board for Supercenter (to be presented at hearing) I. Materials Board for Stanford's (to be presented at hearing) Page 2 • : Staff Report to the L97 -0063 Planning Commission /BAR FINDINGS VICINITY /SITE INFORMATION Parkway Supercenter Project Description. MBK Northwest has applied for design review for partial demolition of the existing Parkway Plaza retail center, renovation of the center's parking lots and facades, construction of five new 8,000- 13,000 square foot pad buildings, demolition of the existing Pavilion Mall, construction of an 12 screen movie theater, construction of a new 40,000 square foot retail building, and piping and relocating a section of watercourse into a new water quality feature. The project has received an administrative parking variance permitting a 9.8 percent reduction (180 stalls) in the number of required parking spaces for the Parkway Plaza section of the site. The applicant is requesting Board of Architectural Review approval of the proposed remodel, new Stanford's, Act III and Sprint buildings and site changes including parking lot renovations and landscaping. One section of existing landscaping along Southcenter Parkway is nonconforming in width and the applicant has asked for approval of this per 18.70.090. Four pad buildings and site signage are not included in this application and will have to come back to the Board later. Existing Development. The Pavilion Mall and the current Sport Mart location will be demolished and the remaining buildings will be retained and remodeled, see sheet A2 of Attachment E. Surrounding Land Use. The site is on the east side of Southcenter Parkway from Minkler Boulevard south past 180th Street. Across Southcenter Parkway to the west is the Parkway Place development, the Levitz showroom, NW Furniture Mart and vacant parcels. Topography, The site is generally flat. Vegetation. Some existing street trees will be retained and supplemented by new landscaping according to the landscape plan. Most existing parking lot landscaping will be removed and new landscaped islands will be installed. Vegetation around the existing watercourse on the South Lot site will be removed and replacement trees will be installed in the new water quality feature according to the table in the Tree Ordinance, see Attachment F. The existing cedar hedge along the east edge of the South Lot should be replaced to provide more visibility into the adjacent retail site. Access. Access to the site is from Southcenter Parkway, 180th Street and Minkler Boulevard. Page 3 > Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter DECISION CRITERIA The staff report has been divided into two sections. The first section covers the design review decision, the second covers the request for approval of a nonconforming landscape area. DESIGN REVIEW GUIDELINES This project is subject to BAR design approval under TMC 18.60.030 due to its location in the TUC zone and the cost of the remodel. In the following discussion the Board of Architectural Review criteria are shown below in bold, followed by staff's comments. For the applicant's response to the criteria see Attachment A. 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 movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. The project will provide landscaping around the perimeter of the site, in the parking lots and adjacent to the pad buildings. Five pedestrian pathways from the sidewalks through the parking lots to the buildings have been provided. Smaller pad buildings have been placed closer to the street to screen parking lots and create a transition to the large main building. The main building is lower in height than is allowed by the zone and the scale is reduced by the level of detail on the facades and the continuous pedestrian arcade. (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. All new street trees will match the Tukwila Street Tree Plan to further the City's goal of a consistent streetscape. Loading areas have been separated from pedestrian circulation except for the existing loading dock on the south side of the Bon Furniture Store. Page 4 z UO. W =' J 1— CO u.' Ili O. uQ _` Z �. I- O' Z I• , ww U� ON. W —. H —' 9-- 0 = O • 5- z Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter The new Act III Cinema building is oriented to face South 1 80th Street in contrast to the main building. This, along with the restaurant pads at the corner, helps the project turn + the corner from Southcenter Parkway to 1 80th Street. Frontal improvements will be required on the South Lot including dedication of additional right -of -way and construction of a sidewalk along Southcenter Parkway. The = �. frontal improvements are not accurately shown on the design review drawings, but they w are a SEPA condition and must be reflected on the building permit drawings. Driveway location and width for all driveways was coordinated with Public Works during the o 0 review and revision process. W= 1.. (3) Landscape and Site Treatment. u_ 1130 a. Where existing topographic patterns contribute to beauty and utility of a development, they }, should be recognized and preserved and enhanced. F- b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and N provide an inviting and stable appearance; = b I— W: c. Landscape treatment should enhance architectural features, strengthen vistas and important Z H axis, and provide shade; I- O'. Z d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; U e. Where building sites limit planting, the placement of trees or shrubs in paved areas is �. encouraged; W to = W` V f Screening of service yards, and other places which tend to be unsightly, should be accomplished O 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; li. 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. Perimeter landscaping will be enhanced throughout the site. Landscape islands have been used throughout the parking area to provide additional planting area and define sections of the parking lot. Trash and recycling dumpsters will be screened by fencing and where possible landscaping. The existing Class 3 watercourse on the South Lot will be relocated to a new water quality feature along 1 80th Street that will provide a larger habitat and water treatment area. This plan has been approved by the City's environmentalist and meets the regulations in the Sensitive Areas Ordinance. The trees adjacent to the watercourse that will be removed as part of the relocation will be replaced in the water quality feature according to the table in the Tree Ordinance, see Attachment F. Wheel stops and a fence around the water quality feature will protect plantings from being struck by cars and pedestrians from falling in. .+�: Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter The South Lot site has a thick cedar hedge along its south and east edges. The portion of the existing hedge along the east property line from 180th to the proposed furniture store loading dock restricts visibility to the adjacent retail site. The hedge around the rest of the site screens the loading area and provides a buffer to the residential use to the south. Pole fixtures are provided around the building and parking lot for safety lighting. No off - premise glare or light in excess of 2 foot - candles will be permitted. (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 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; 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. g. The new architectural concept of the main building (old Parkway Plaza) is that of an arcade strung with highly detailed entry facades that mark the major tenants. The design consciously reflects the postmodern theme of the Parkway Place development across the street to create a district feel. The horizontal arcade, prominent entrances and shop windows have been used to provide interest and reduce the scale of the building on the facades facing Southcenter Parkway. The north wall facing Minkler is less detailed because the building cannot be extended into the drive aisle next to the building. However the wall will be painted to be more in keeping with the rest of the building. The design of the south facing facade of the north leg of the main building was recently changed from a series of four smaller entry features to one large one. This results in long stretches of flat roof on either side of the Crown Books entrance from Red Robin to the Drug Emporium, see Attachment E page A8. The new Act III Cinema is a separate building on the site of the old Pavilion Mall, see Attachment F. In contrast to the other buildings in the project which are either stucco or brick it is constructed of concrete block. The majority of the building is symmetrical except for the central entry canopy which is off center from the pedestrian path. The front elevation has five essentially flat wall planes ranging in height from 28 to 32 feet tall. There is no arcade or repetition of any of the design motifs found elsewhere in the project. z z �: mow; J U. 00 U o. W= J H, N V„ 0: J u_ j. ct F- _ z� I— O, • z i-- •W .0 0 N, 0 H: w w. u. 0. ui z UN z Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter The existing and proposed pad buildings are generally smaller in scale and use a broader range of materials than the main building. The new Stanford's restaurant will be a combination of brick and stucco with similarities to the existing Applebee's restaurant. The new Sprint pad building will be closer to the design of the main building with an arcade and reveal designs on a stucco facade. The remaining pad site designs have not been submitted and will come back before the Board at a later meeting. Due to the size of the main building and the need to create variety between the tenants over twenty colors have been selected. The colors are harmonious and work to accent the architecture. Mechanical equipment should be screened by the parapet walls. (5) Miscellaneous Structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale; b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. The wall and freestanding signage has not been included in this submittal and will have to come back before the Board. Bicycle racks have been provided throughout the site. Additional light standards will be installed to increase the lighting levels around the building and throughout the reconfigured parking lot. NONCONFORMING LANDSCAPE AREA The TUC zone requires 15 feet of front yard landscaping, however the landscaping from the front of the Chec Medical Clinic south to The Bon furniture store is only 10 feet wide, see Attachment C. Due to the existing building locations the parking along this stretch would be lost if the full 15 feet was required. This would make the parcel nonconforming with regard to parking requirements. The applicant is asking the Planning Commission to determine if the landscape plan as a whole substantially conforms to the requirements of the code. 18.70.090 Nonconforming landscape areas. A. Adoption of the landscaping regulations contained in this title shall not be construed to require a change in the landscape improvements for any legal landscape area which existed on the date of adoption of this title, unless and until a change of use or alteration of the structure is proposed. B. At such time as a change is proposed for a use; or structure, and associated premises which does not comply with the landscape requirements of this title, a landscape plan which substantially conforms to the requirements of this title shall be submitted to the Board of Architectural Review for approval prior to issuance of a building permit. The BAR may modify the standards imposed by this title when, in their judgment, the existing and proposed additional Page 7 .. ' Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter c landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and/or adequately enhance the premises appropriate to the use district and location of the site. The landscape area in question does not buffer use incompatibilities or screen storage z areas. It is two- thirds of the required width for front yard landscaping. Additional Z landscaping is existing around the Chec Medical Center and Applebee's Restaurant. Landscaping in excess of code requirements is provided on other portions of the site. 6 ul�� 0 i N °, W, CONCLUSIONS CO LL: W ° DESIGN REVIEW GUIDELINES 2 1. Relationship of Structure to Site a Traffic flow, pedestrian access and circulation on the site work well. Enhanced = D. w pedestrian access from sidewalks to the buildings is provided by raised pedestrian z !—. connections and concrete paver crosswalks through the parking areas. 1— o z - 2. Relationship of Structure and Site to Adjoining Area 2 ul °. The proposed landscaping will provide an attractive streetscape and complement p N; neighboring developments. The building's height and site coverage is compatible with •° '— the surrounding retail development pattern. = v F- 3. Landscape and Site Treatment g= 0 The proposed landscape plan provides an attractive streetscape, breaks up the parking lot c into smaller sections and softens the edges of the pad buildings. The lighting plan will p enhance the safety of the site and design of the building without creating unnecessary brightness off -site. The pad sites that are not part of this application may remain vacant for some time after completion of the rest of the buildings. If the sites are left bare it would create an unfinished appearance to the project and possibly create erosion problems, so Staff recommends a condition that any sites that remain vacant at the time of building permit final be landscaped. The South Lot site has a thick cedar hedge along its south and east edges. The portion of the hedge along the east property line from 180th to the proposed furniture store loading area should be removed and replaced with new landscaping to allow visibility to the adjacent site. The note on the landscape plan does not reflect this, see Attachment G page L3.1 The relocation of the Class 3 watercourse on the South Lot has been approved by the City's environmentalist and meets the regulations in the Sensitive Areas Ordinance. The trees adjacent to the watercourse that will be removed as part of the relocation will be ��„ Staff Report to the L97 -0063 Planning Commission /BAR Parkway Supercenter replaced in the water quality feature according to the table in the Tree Ordinance, see Attachment F. 4. Building Design The remodeled main building is well designed and makes use of color changes, entrance detailing, windows and parapets to break up the length of the building. The north leg with the Crown Books facade should continue the arcade design to tie in with the rest of the building. The Act III Cinema building does not continue the design concept, colors or materials of the main building. The central entry element is asymmetrical, unlike the entry elements on the main building, and does not line up with the axis of the site plan. There are tall, blank walls along much of the elevation with no landscaping or arcade to soften or screen them. The overall appearance is highly abstract and unrelated to the design of the rest of the project. The new and existing pad buildings add variety and street presence to the site. The proposed restaurants at the corner of Southcenter Parkway and South 1 80th Street will create a "gateway" to the center with the final design to be submitted to the Board at a later meeting. The colors are harmonious and attractive. If the mechanical equipment is not fully screened by the parapet walls additional screening will be required at the time of building permit. 5. Miscellaneous Structures and Street Furniture The signage has not been included in this submittal and will have to come back before the Board later. The proposed new light fixtures should enhance the safety of the site. NONCONFORMING LANDSCAPE AREA Approving the non - conforming landscape width for the area in question would not affect the overall design quality of the site. The landscaping is not being used to screen storage areas or buffer incompatible uses and landscape code requirements are met or exceeded on all other portions of the site. RECOMMENDATIONS Staff recommends approval of the non - conforming landscape area and the building and site designs with the following conditions: 1. Any pad sites that remain vacant at the time of building permit final must be landscaped according to plans submitted to and approved by the DCD Director. &, 4. Page 9 ` M1� c 10vi �.n 1I 9 . :. " z _ 1-. 1.1-w JU .000 cow • wr J � Ili O: n. 1.12 a �w • z zo o! w ur tL O. Z. UN O ~: z Staff Report to the Planning Commission /BAR L97 -0063 Parkway Supercenter 2. The note about the cedar hedge on the South Lot shall be revised to read "Remove the cedar hedge along the east property line.fr he- street-to -the -edge of -the- proposed- loading_dock -44and replace with new trees and groundcover." The arcade design found on the west wall of he main bu ldi shall be continued mued along the sputh wall on either side of the Crown Books facade. 4. The Act III Cinema design is incompatible with the rest of the development and shall be redesigned. The redesigned building shall use some combination of symmetry, materials, colors or design elements to relate to Qie rest of the project and shall be resubmitted to the� Board for approval.. (tx, z / Fp�V i^ei v`n 0.1Ese__„, `#—� .ere Le., l r per. 4_0 Page 10 >' i~ Z • Cew:. U• O O= t Nei U) w, w z: CO LL. w J.' = a I- w. ZF-;. Z 2 DI V 'O —: Uf • z. V � O PARKWAY SUPERCENTER TUKWILA, WASHINGTON DESIGN REVIEW GUIDELINES A. Relationship of Structure to Site The Parkway SuperCenter project includes the demolition of portions of the existing building and new parking areas in order to create an organized, efficient parking layouiMEA ows ROAD In addition, landscape areas have been incorporated along Southcenter Parkway to satisfy L AKE SOUW code and tenant requirements and to create a more desirable transition between the OREGON 9 97035 streetscape and parking areas. The landscape treatment includes plantings, berms, and other landscape features enhancing the pedestrian linkage between the Southcenter Parkway and the Parkway SuperCenter. Additional pedestrian walks and plazas have been added throughout the project connecting adjoining streets, and creating multiple opportunities for pedestrian connections. All customer parking is located between the street and the building faces, with loading zones and minor areas of employee parking along the rear of the buildings. Customer parking is totally separated from the loading areas by, independent access points and a separate circulation system. The existing height and scale of all structures have been modified with new canopies and facades to create more variation in mass and individuality of design. The design concept, as indicated by the attached elevations, contains details, material changes, and color accents at all pedestrian areas, achieving an architectural design which both enhances,tenant individuality and visually bonds the Parkway SuperCenter into a consistent project. BENNER STANGE ASSOCIATES ARCHITECTS, P.C. B. Relationship of Structure and Site to Adjoining Area The conceptual design creates individual Tenant Shops utilizing a variety of textures, color, and design character while visually linking the Parkway SuperCenter project. Individual tenants are identified by changes in building mass which vary dependent upon each tenant's size. Mass of the buildings, scale, and the character of the project is consistent with other commercial projects in the area. The redevelopment and design of the Parkway SuperCenter will create a strong visual link with the existing Parkway Plaza project west of Southcenter Parkway creating a single, visual, commercial center. Adjoining properties are either industrial or commercial properties with the exception of the most southerly parcel south of 1806 Street. Existing trees have been maintained along the southerly buffer shielding the Parkway SuperCenter Project from the heavy industrial area south of 180th Street. Along the right -of -ways of Southcenter Parkway and 180`h landscaping has been expanded and improved to meet or exceet current landscaping codes. . 503 670 -0234 FAX RECEi+ /ED 670 -0235 CI OF r6 611.press.com Attachment A ERILiiT CENTER Parkway SuperCenter Tukwila, Washington Design Review September 25, 1997 page 2 The redevelopment of the Parkway SuperCenter project will reduce total building area and improve the parking ratio. The Parkway SuperCenter will link all pedestrian systems through a network of plazas and sidewalks connecting all shops and tenants with the public sidewalk system. Loading for major tenants will be located along the rear of the buildings and separated from customer parking. C. Landscape and Site Treatment Landscaping will 'utilize existing buffer landscaping and will add additional landscaping to strengthen the current landscaped area between Southcenter Parkway, 1806 Street and the Parkway SuperCenter. Existing landscape islands located within the parking area will be relocated and expanded. New landscape islands have been added throughout the parking area to strengthen the landscape concept and provide additional landscape area. Additional plantings will be located around all transformers, vaults, and equipment areas for screening purposes. The site lighting for the Parkway SuperCenter project will reuse existing poles and fixtures and will add additional. poles and fixtures to match. Supplemental lighting for pedestrians will be included along all plaza areas to create a safe, pleasant environment. Lighting along property lines will be shielded to avoid light spill onto adjoining properties. D. Building Design The building design for the Parkway SuperCenter project is based on creating individual tenant identity while maintaining an architectural consistency throughout the entire project. Individual identity is achieved by adjusting the scale of entry elements, the type of entry features, and building mass to create an overall design with continuity and variety. Colors proposed will strengthen the concept of individuality and continuity by featuring major tenant entries while linking them through color and mass with the remainder of the project. All the mechanical equipment will be screened from view, as it currently exists throughout the center. E. Miscellaneous Structures and Street Furniture Street furniture will be located through out the project. Furniture will consist of benches, bicycle racks, trash receptacles and ash urns, and will be located dependent upon the types of tenants in each area. RECEIVE' CITY OF : IN:3P ; PERMIT 1 C?: ?t 1 Parkway SuperCenter Tukwila, Washington Design Review September 25, 1997 page 3 DESIGN REVIEW POLICIES A. All Commercial Areas The Parkway SuperCenter project includes the renovation of existing buildings and addition of a new exterior canopy system consistent with other buildings in the area. The Parkway SuperCenter provides for easy pedestrian access at multiple locations to enhance and encourage pedestrian traffic. Expanded landscaping is provided along Southcenter Parkway and 1806 Street with landscape islands spaced throughout all parking areas. The renovation and facelift of the Parkway SuperCenter will increase and improve the parking ratio and will provide for a more efficient and attractive project. D. Tukwila Urban Center (TUC) Zone The renovation for the Parkway SuperCenter project will improve and enhance the current parking circulation system through the elimination of building area currently blocking access to portions of the site. This improved circulation will allow for cross parking and will encourage pedestrian use. The development will add columns, architectural details, and a change of color and texture at all canopy areas in order to create a pedestrian - friendly environment. Each major tenant will feature an individual entry design to increase identity and add architectural interest to the project. Smaller tenants and shops will feature a more uniform canopy area. The Parkway SuperCenter renovation is consistent in scale and mass with other buildings in the area, and will create a new, high quality commercial center. RECEIVED CITY OF TUKWIL4 : ) ,7 •� PERMIT CENTER Parkway SuperCenter Tukwila, Washington Design Review September 25, 1997 page 4 Signage Design As indicated by the Site Plan sheet Al, the Parkway SuperCenter will utilize existing pylon sign footings and steel structure and will add new pylon signs as noted on the site plan. The existing -pylon signs will contain new signage fronts and additional design features which will be consistent with the other pylon signs and will be submitted for separate review. Individual tenant signs will be located within the sign band canopy area and will be channel -type individual letters with metal returns. These signs will be submitted as individual tenants modify or submit new signage. The attached detail drawing indicates the type of signage for individual tenant signs used throughout the project. REcEivED CITY C;' ; !1k;,v L4 • PERMir czl j Ep . .z ne 6 DI J C►; C)o; (0 0 cn w:. w =:. w o' gJ' •LL < Muf fr..! .w 1-• • =w',. o. w z. CITY OF TUKWILA REVISED MITIGATED DETERMINATION OF NONSIGNIFICANCE (MDNS) DESCRIPTION OF PROPOSAL: DEMOLITION AND REMODEL OF PARKWAY PLAZA PROPONENT: MBK NORTHWEST LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:. ADDRESS: 17300 SOUTHCENTER PY PARCEL NO: 262304 -9079 SEC/TWN/RNG: LEAD AGENCY: CITY OF TUKWILA FILE NO: E97 -0034 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RC.W 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The conditions to this SEPA Determination are attached. They have been revised to respond to comments received during the comment period. This DNS is issued under 197 -11 -340 (2f). Steve Lancaster, Responsible Official City of Tukwila, (206) 431 -3680 6300 Southcenter Boulevard Tukwila, WA 98188 Date Copies of the procedures for SEPA appeals are available with the Department of Community Development. Attachment B December 16, 1997 Ms. Nora Gierloff "City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Re: Variance Request Parkway SuperCenter Tukwila, Washington Architect's Project No. 97111 Dear Nora: BENNER. STANGE ASSOCIATES ARCHITECTS, P.C. ;I MI1 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 As we discussed during the development of the redevelopment plans for the Parkway SuperCenter project, it was discovered that the existing buildings, including Cuchina! Cuchina!, Chic Medical and Applebee's, adjacent to Southcenter Parkway, are so close to the street that it will not allow us to provide the code required 15' -0" along Southcenter Parkway. Both of these are existing buildings that will not be modified during the redevelopment, and contain basic structural elements that cannot be relocated or modified. Because of the existing building location in proximity to the street we request a landscape variance from 15' -0" to 10'- 0" along Southcenter Parkway within the boundaries defined in the attached drawing. I greatly appreciate all of your assistance in this matter. Please feel free to call if you have any questions or concerns. Sincerely, R STANGE ASSOCIATES ARCHITECTS, P.C. oger 1 . ' RWS:mav enclosures \\SERVER\BSAOFFICE\97111 \letters\ 1997 \ 12-16 Gierloff.doc 503 670-0234 FAX 670 -0235 bsa @pl- express.com Attachment C •z •1— Z CG W' 6 �. •00 N0 cow: . • CO LL" W o` ga Q; • co W • r z� I— 0'. W W. Mo oco; l • o •W•W■ 'LL O • z; U (1) r • z Ms Nora Gierloff City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 Variance. Request Parkway SuperCenter Tukwila, Washington Architect's Project No 97111 Dear Nora: ►s we discussed during the development of the redevelopment plans for the Parkway SuperCenter project, it was discovered that the existing buildings, including Cuchina! uchina1, Chic Medical and Applebee's, adjacent to Southcenter Parkway, are so close to the street that it will not allow us to provide the code required 15' -0" along Southcenter Parkway. Both of these are existing buildings that will not be modified during the redevelopment, and contain basic structural elements that cannot be relocated or modified. Because of the existing building location in proximity to the street we request a landscape variance from 15' -0" to 10'- " along Southcenter Parkway within the boundaries defined in the attached drawing. BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 I greatly appreciate all of your assistance in this matter. Please feel free to call if you have any questions or concerns. Sincerely;: ER STANGE ASSOCIATES ARCHITECTS, P.C. \\SERVER\BSAOFFICE \97111 \letters \1997 \12 -16' Gierloff.doc , 503 670 -0234 FAX 670 -0235 bsa@pi-express.com City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Nora Gierloff, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: December 11, 1997 RE: Parkway Supercenter Project, L97 -0063 and E97 -0022. I visited the south -lot site again to verify number and sizes of the trees to be removed from the on- site watercourse. The number of trees to be removed is the same as originally proposed in the David Evans and Associates' plan. The number of replacement trees being proposed on the Stream Enhancement Plan (stamped Received 11/21/97) by Barghausen Engineers, Inc. is 39 and includes a species of willow tree. This tree replacement is acceptable and will be provided within the water quality feature. No off -site tree replacement is necessary. Today, I discussed minor changes to the Plan with Brian Smith of Barghausen. These changes will not affect the planting scheme or size of the feature. I also mentioned to him that some type of low fencing should be shown. My preference is a split wood rail fence that could be used as a safety measure for pedestrians and at the same time provide places for educational signage regarding the water quality feature . I believe the Plan is close to being a complete final but I will request a detail to show how they will temporarily divert the watercourse during the construction of the water quality feature. Also, the sensitive area bonding requirement will be determined later but prior to fmal permitting. Let me know if you have any questions. cc: Steve Lancaster, DCD Director Kelcie Peterson, Permit Coordinator 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 . re W U 0= moo. cn w; w =‘• W 0' .u. 1— w. • _. '. • F- • Z o: off . • wW=. 0 w U =; O z December 2, 1997 Ms. Nora Gierloff City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188. Re: Parkway SuperCenter Tukwila, Washington Design Review Items City. of Tukwila Project Nos. L97 -0063 and E97 -0034 Architect's Project No 97111 DEC 0 4 1997 BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 Enclosed is the following additional design review information for the Parkway SuperCenter roject in Tukwila Washington: Revised site plan indicating revised building layout (5 copies). Revised building elevations for Bon Marche and Red Robin (5 copies). Building Elevations for Act III Theater (5 copies). • Color Board for Act III Theater (1 copy). • Building Elevations for Stanfords Restaurant (5 copies). 6. Color Board for Stanfords Restaurant (1 copy). 7..;. Revised Landscape Plan (5 copies). This revised information, along with the earlier information submitted, should complete our package and responses to youf questions. As discussed, we will plan on re- submitting the entire package on December 16, 1997 to ensure that all of our information corresponds to your comments. In addition, below is an itemized response to your November 25, 1997 letter. Sincerely, NNER STANGE ASSOCIATES ARCHITECTS, P.C. Roger.W S RWS :mav O: \97111 \letters \1997 \12.02 Gierloff.doc 503 670 -0234 FAX 670 -0235 bsa @pi- express.com +.�... .. ����.. ... «.. DESIGN REVIEW ITEMS Site Plan 1. Please revise the site design so that the theater reads as part of the larger development, perhaps by rotating it to face 180th Street and moving it z closer to the Bon facade. ; 1- z Mil The addition of the trellis along the Bon facade and the pedestrian path �' introduces an unrelated element to the design and does little to visually v 0 0 connect the theater to the rest of the development. This is a major site plan 5000 SOUTHWEST , U) 0 issue and requires a stronger solution than you have provided. MEADOWS ROAD N W SUITE 430 J [r = LAKE OSWEGO CO u. Response: We have modified the location of the theater as requested and OREGON w O discussed. Please see revised site plan. 97035 2 2 LL Q' zv; uj 2. Minkler is a public street and the facade that faces it must be brought up to a z �': reasonable level of quality. Z oI- The solution you show does not integrate this facade with the rest of the 2 o'. design. Continuing the arcade motif with pilasters and point colors would '0 - help the design "wrap around" this side of the building. 0 1. Response: The elevation along Minkler has not been modified but we 1' �;. have incorporated color as an accent due to the minimum LL z: clearances along the existing drive. See color elevations v co submitted earlier. . �' z BENNER STANGE ASSOCIATES ARCHITECTS, P.C. Facades The Bon Marche and Red Robin locations anchor the two ends of the building should therefore have a stronger design treatment than currently shown. The south facade of the Bon with its exposed loading dock needs a treatment consistent with the rest of the building. The addition of two towers that use a design found nowhere else in the project does not remedy the lack of design attention to the ends of the building. The architectural concept has highly detailed storefronts strung along a consistent arcade, however at both ends of the building the arcades simply trail off f A stronger solution is required. The addition of windows and landscaping to the side of the Bon helps the facade, continuing the arcade to provide weather protection for the pedestrian path would be an additional improvement. Response: See revised building elevations for Bon Marche and Red Robin. 503 670 -0234 FAX 670 -0235 bsa@pi- express.com + Parkway SuperCenter Tukwila, Washington City File Numbers L97 -0063, E97 -0034 Design Review Items Responses December 2, 1997 Page 2 Signs 1. If you intend to install any of the freestanding signs as part of this phase please provide their designs and locations. I am enclosing Tukwila's sign regulations, please note that the maximum number of freestanding signs allowed per lot is 2. Response: Signs will be submitted at a later date. Landscape I":` w tr 6 D J(U: U0 t CO CO W w =; , JH,. CO u w 0. 2 g J< LL Q' Without a corrected landscape plan I cannot tell if you have made these changes. _ a mow. Response: See revised landscape plan. z I-0 z 1. Save the mature trees from the street frontage of Parcel C rather than removing w w them to replace them with new 2" caliper trees (except for the area dedicated to the City for R -O -W, sidewalk construction and areas needed for new driveways.) You ,0 -' ea may wish to get an arborist's opinion on the health of the trees and any pruning or w w' maintenance needed. 1- v LL. o' wz =. Response: See revised landscape plan. 2. Integrate the proposed Water Quality Facility with the rest of the landscape plan p f-, and the required 80 replacement trees. The outline of the Water Quality Facility z... . shown on your landscape plan extend 110 feet south from the property line while the Water Quality Pond plan prepared by David Evans and Associates that you submitted on 10/21 extends 160 feet from the property line. Your revised water quality feature will have to be approved by our Environmentalist, Gary Shulz. I am concerned about pedestrian safety given the step drop -of into the water quality facility, please provide a decorative fence. Please provide wheel stops to prevent cars parked adjacent to the feature from hitting plans or the fence. The Barghausen Steam Enhancement Plan indicates that only 39 replacement trees will be required, please double check the number of removal and replacement trees. Response: See revised landscape plan and the revised Water Quality Facility submitted earlier. Parkway SuperCenter Tukwila, Washington City File Numbers L97 -0063, E97 -0034 Design Review Items Responses December 2, 1997 Page 3 3. In the TUC zone 15' of front yard landscaping is required. This is not met along sections of the west side of Parcels A and B and the north side of Parcel C. For areas where you cannot provide the full 15' due to constraints such as existing building location you may apply for approval of a non - conforming landscape area, see attached information. z U1' re 2 ' 6 J U' O 0: N 0 cnw. Ul The BAR cannot approve a landscape plan with a non - conforming landscape area N p` without an explicit request for approval from you that states the extent of the non- conformity and supplies justification for its continuance. Please also not non- • ¢. conforming areas on the site plan. w a I Si z�. Z 0; U 4. The new street trees you are proposing along Southcenter Parkway and 180th Street w I=' should match Tukwila's street tree plan which calls for Red Oaks along Southcenter = wi c; Parkway, Flame Ashes along 180`h Street, and accent Kobus Magnolias at the 'I- ▪ b: intersection. W z V N; O z Response: Areas of non - conformance occur between the Cucina! Cuchina! Building and the SouthCenter Parkway and between Chic Medical /Applebee's and SouthCenter. These areas are non - conforming because they are existing buildings with minimum landscape areas as indicated. Response: See revised landscape plan. 5. Either thin or replace the portion of the cedar hedge nearest 180`h Street on Parcel C, see attached. Response: See revised landscape plan. 6. The 80 replacement trees required by the Tree Ordinance are to be in addition to standard frontal and parking lot landscaping. If you are not able to place all of the required trees within the Water Quality Facility you may apply for an exception to place the trees off -site, see attached. Response: During one of our recent discussions it was indicated that we could substitute additional trees on Parcels `A' and `B' instead of attempting to provide a total of 80 trees within the Water Quality Facility. As indicated by the landscape plan, we have provided the additional 40 trees not included in the Water Quality Facility design. Parkway SuperCenter Tukwila, Washington City File Numbers L97 -0063, E97 -0034 Design Review Items Responses December 2, 1997 Page 4 I will be recommending a condition on your design review approval that any vacant pads be landscaped prior to final sign off on the building permit for the remodel. You could eliminate this condition by adding it as a note on the plans. Response: A note will be added in the final submittal. \ \SERVER\BSAOFFICE \97111 \letters \1997\Design Review Items.doc w . W �4 .:J O ': • U.O 3 N w W. H ! • • • ' Z F—! 2 . ;1.-V. • • •;w N' F. City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director November 25, 1997 Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 .t Post -it° Fax Note 7671 Date ) I z Imes. /� From 1J 0rw /IT; 1 ' ToeWie, �t. — Co. /Dept. �l Co. (_(ii 0�Lw14,,,_ i lc„ Phone # N• 503 &70 •v, 5 L Phone # 0206 463_7141 Fax # Fax #6/03 6,70 17035 RE: Parkway Supercenter Project, L97 -0063 and E97 -0034 Dear Mr. Stange: This letter is to follow up yesterday's conversation between Mason Frank and Jack Pace during which they agreed to delay the Parkway Supercenter Design Review Hearing until January 8th. The delay will give you the opportunity to add the Act III, Claim Jumpers, Sprint, and Stanford's pad buildings to your application, and submit correct and complete drawings. Here is the revised schedule: December 4rd - Submit 5 sets of drawings including all new pad site elevations and the revised landscape plan December 9th - Meet with us to discuss any revisions or corrections to the drawings December 16th - Submit 10 sets of drawings incorporating final revisions, no changes will be allowed after this date January 8th - BAR Hearing date We will be issuing our final SEPA threshold determination and making any revisions to the earlier conditions the first week in December. This will allow the appeal period to expire prior to the hearing. Following is the list of substantive comments from my November 7th letter with the items that have not yet been addressed in bold type and my comments in italics. Design Review Items Site Plan 1. The theater and restaurant pads on Parcel B have not been located in a way that relates them to the rest of the development. Please revise the site design so that the theater reads as part of the larger development, perhaps by rotating it to face 180th Street and moving it closer to the Bon facade. The restaurant pads on Parcels B and C should work together 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 z oo to 0 w= J CO LL, w 0. 2 ga co I_ zI. �o z 2 j' UO 0 Y2 W H U' Cu z. U- P Parkway Supercenter Revisions Page 2 to define the corner and create a sense of "gateway" to the center. This is undermined by the parking area located between the two restaurants on Parcel B and the lack of a pedestrian link from the corner to the restaurants. The addition of the trellis along the Bon facade and the pedestrian path introduces an unrelated element to the design and does little to visually connect the theater to the rest of the development. This is a major site plan issue and requires a stronger solution than you have provided. 2. Provide a pedestrian link from the sidewalk to the buildings on Parcel C. 3. The main access drive onto the site from the traffic signal along Southcenter Parkway is located so that customers will have to pull out of parking stalls directly into the lane of travel. A safer solution would be to provide a landscaped buffer between the parking and the drive, such as is found on both sides of the driveway directly to the north. 4. Note on the site plan all buildings that will need to come back before the BAR for design review. 5. Integrate the trash dumpster locations with the buildings that they are serving rather than siting them in the parking lot. These trash enclosures should be large enough to accommodate the required amount of recycling storage space. Facades 1. Provide colored elevations that show how the color chips will be used. 2. Minkler is a public street and the facade that faces it must be brought up to a reasonable level of quality. The solution that you show does not integrate this facade with the rest of the design. Continuing the arcade motif with pilasters and paint colors would help the design "wrap around" this side of the building. 3. The Bon Marche and Red Robin locations anchor the two ends of the building and should therefore have a stronger design treatment than currently shown. The south facade of the Bon with its exposed loading dock needs a treatment consistent with the rest of the building. The addition of two towers that use a design found nowhere else in the project does not remedy the lack of design attention to the ends of the building. The architectural concept has highly detailed storefronts strung along a consistent arcade, however at both ends of the building the arcades simply trail off. A stronger solution is required. The addition of windows and landscaping to the side of the Bon helps the facade, continuing the arcade to provide weather protection for the pedestrian path would be an additional improvement. 4. The Circuit City elevation is out of place and must be redesigned in a manner similar to the rest of the building facade elements. 5. Incorporate a level of transparency at least similar to what is existing for the walkways along the front of the building between the facade elements either through storefront windows or display windows. Signs z ce LL/2 0 O. CO o. w= J � (0 w: w 2 u. J. w a. Iw z= 1— O z I- w 2 n o— o 1- wIli LI O' uJ z U =. OH z Parkway Supercenter Revisions Page 3 1. If you intend to install any of the freestanding signs as part of this phase please provide their designs and locations. I am enclosing Tukwila's sign regulations, please note that the maximum number of freestanding signs allowed per lot is 2. Landscape Without a corrected landscape plan I cannot tell if you have made these changes. 1. Save the mature trees from the street frontage of Parcel C rather than removing them to replace them with new 2" caliper trees (except for the area dedicated to the City for R -O -W, sidewalk construction and area needed for new driveways.) You may wish to get an arborist's opinion on the health of the trees and any pruning or maintenance needed. 2. Integrate the proposed Water Quality Facility with the rest of the landscape plan and the required 80 replacement trees. The outline of the Water Quality Facility shown on your landscape plan extends 110 feet south from the property line while the Water Quality Pond plan prepared by David Evans and Associates that you submitted on 10/21 extends 160 feet from the property line. Your revised water quality feature will have to be approved by our Environmentalist, Gary Schulz. 1 am concerned about pedestrian safety given the steep drop -off into the water quality facility, please provide a decorative fence. Please provide wheel stops to prevent cars parked adjacent to the feature from hitting plants or the fence. The Barghausen Stream Enhancement Plan indicates that only 39 replacement trees will be required, please double check the number of removal and replacement trees. 3. In the TUC zone 15' of front yard landscaping is required. This is not met along sections of the west side of Parcels A and B and the north side of Parcel C. For areas where you cannot provide the full 15' due to constraints such as existing building location you may apply for approval of a non - conforming landscape area, see attached information. The BAR cannot approve a landscape plan with a non - conforming landscape area without an explicit request for approval from you that states the extent of the non- conformity and supplies justification for its continuance. Please also note non - conforming areas on the site plan. 4. The new street trees you are proposing along Southcenter Parkway and 180th Street should match Tukwila's street tree plan which calls for Red Oaks along Southcenter Parkway, Flame Ashes along 180th Street and accent Kobus Magnolias at the intersection. 5. Either thin or replace the portion of the cedar hedge nearest 180th Street on Parcel C, see attached. 6. The 80 replacement trees required by the Tree Ordinance are to be in addition to standard frontal and parking lot landscaping. If you are not able to place all of the required trees within the Water Quality Facility you may apply for an exception to place the trees off-site, see attached. 7. I will be recommending a condition on your design review approval that any vacant pads be landscaped prior to final sign off on the building permit for the remodel. You could eliminate this condition by adding it as a note on the plans. Parkway Supercenter Revisions Page 4 Other 1. Correct the parking calculations to reflect the parking variance. 2. Mechanical equipment must be screened or located so that it is not visible from the sidewalk. I will need five sets of new and revised plans that address the above comments, a written request for approval of a non - conforming landscape area, and a written request for a tree permit exception if you choose to pursue off-site tree planting by December 4th. If you have any questions please call me at (206) 433 -7141. Sincerely, Nora Gierloff Associate Planner CC: Joanna Spencer, Associate Engineer Gary Schulz, Urban Environmentalist Mason Frank, MBK Northwest CITY 01 .UKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT FAX NUMBER: (206) 431 -3665 TO: 6� DATE: X112.4/1'7 TITLE: FROM: /---r Or& C� e_(--13 COMPANY: �,, nc 1 ` ✓ it . x SA--" *- A- SSWG. TITLE: A 1 A s c,�G�G PL - „,'1,S' DEPARTMENT: DEPARTMENT: L 333,3303.3533,3%33333333533. . FAX NO. 56'03 6 70- o.5” OF PAGES TRANSMUTED, INCL. THIS COVER SHEET: ..... .. 9999 . ei.33000v3343333N434040O SENT BY (INITIALS) : it 4 a AGY TGIe-• I e.-4-4-er" � v � v� _,� ^n i ✓� Q� on se- 1-0 ✓v1. 60 lo cJ- ^1 i �/�2 CiC7✓e1 'e-'/L. 0-1 (I `� �j e.— (7Cr /0 /2A / ,•n on I 1 /7, einac■ (-,)ere_, a-rj S SG /Dr) s e -c-J-6r) (5W G: - e -cA,eet. C n on 1 s 4-k y c7 c> a. pp I A.--\ c '�� n ��, - ��„ � ��►-�: I �.-��� s c _ � V ; S 2✓v�¢ �- ��� , i f2Dv o - r✓l c� ��-�- LJL� t 4— w 1- - b -mac_ ti �tscu G'- PAZ Ic env e.133*- mVX.L:i!Ai'n7W N; Cw. o: 4:41aKrA*n(. Cv+ ,! 4. r/ Hi tYx/ 9: r44�r;.(?/+ m�+ a+ 'w:.. .Mw�,:�+:4i4AG4sww.... IF THIS COMMUNICATION IS NOT CLEARLY RECEIVED, PLEASE CALL: '133.-7 j 4 DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila WA 98188 . ' • Office: (206) 431 -3670 06/15/90 .4 MEMORANDUM To: Messrs. Roger W. Stange & Mason L. Frank From: Christopher Brown, P.E. Date: November 20, 1997 Re: City of Tukwila Parkway Supercenter Mitigated DNS - City Notice dated November 12, 1997 Review Comments To assess the city's comments, vis a vis the driveways proposed for two sites, Parcels 'B' and 'C', the following traffic generation data is presumed. Trip generation is based on the Institute of Transportation Engineer's (ITE), as follows. For the south lot or Parcel 'C', with one restaurant site: Land Use Code (LUC) 890, Furniture Stores A.W.D.T. P.M. Inbound P.M. Outbound 470 /day 17 /hour 13 /hour Land Use Code (LUC) 832, Sit Down Restaurant, High Turnover A.W.D.T. P.M. Inbound P.M. Outbound Total Parcel 'C' trip generation: A.W.D.T. P.M. Inbound P.M. Outbound 2670 /day 114 /hour 97 /hour 2860 /day 120 /hour 108 /hour For Parcel 'B' the higher p.m. peak hour trip generation is for a movie theater with no matinees. Accordingly, the following data is assumed. 4 Christopher Brown C4 Associates 879 Rainier Avenue N., Suite A -201 Renton, WA 98055 -1380 (206) 772 -1188 %: z J.0 �0 Cr w ,w=.. • LL. w O: • 4a .1. u. Q. t.__; • z w w; • U N. • ;ot_ --. • • 'w w. NU. wi= • Z. (0. • U =: • 0~ z 1 MEMORANDUM To: Messrs. Roger W. Stange & Mason L. Frank From: Christopher Brown, P.E. Date: November 20, 1997 Re: City of Tukwila Parkway Supercenter Mitigated DNS - City Notice dated November 12, 1997 Review Comments page 2 Land Use Code (LUC) 443, Theaters 2,200 seats 12 screens A.W.D.T. P.M. Inbound P.M. Outbound 3872/day 538 /hour 34 /hour Land Use Code (LUC) 832, Two (2) Sit Down Restaurants, High Turnover A.W.D.T. 3286/day P.M. Inbound 140 /hour P.M. Outbound 120 /hour Total Parcel 'B' trip generation: A.W.D.T. 7160 /day P.M. Inbound 678 /hour P.M. Outbound 154 /hour Trip distribution is based on prior studies for the south lot and has: 62 Percent To /From the north via Southcenter Pkwy. 25 Percent To /From the east via S. 180th Street. 5 Percent To /From the west via S. 180th Street. 8 Percent To /From the south via 57th Avenue S. . .. ..�. "' Christopher Brown g Associates 879 Rainier Avenue N.. Suite A -201 12enton, WA 98055 -1380 (206) 772 -1188 z -J U •U 0: U) 11J: W =: 0. J' u_•; = 1- _;. Z�:. I— 0 Z 17 111 CY i0 • W W. • iii z. • ,U N4 .O z 4 To: From: Date: Re: MEMORANDUM Messrs. Roger W. Stange & Mason L. Frank Christopher Brown, P.E. November 20, 1997 City of Tukwila Parkway Supercenter Mitigated DNS - City Notice dated November 12, 1997 Review Comments page 3 Accidents for the years 1996 and 1997 have been reviewed. First, on S. 180th Street there were 50 accidents. In the vicinity of the sites, Parcels 'B' and 'C', there were 3. Of these three, 2 were 200 feet east of the Southcenter Parkway intersection and 1 was 300 feet from the intersection. None of these accidents involved pedestrians; the issue of pedestrian hazard at the mid -block crossing of S. 180th Street does not seem to be supported by the data on hand. Of the 3 accidents on S. 180th near the sites, all were rear end types. These are probably a natural consequence of the signal at Southcenter Parkway and S. 180th Street. Second, of 156 accidents on Southcenter Parkway only 5 are close to Parcels 'B' and 'C'. Of these, 2 were rear end types, 2 were sideswipes and 1 was a right angle /broadside. Only the latter can be truly related to one of the driveways although the 2 rear end types can have any number of reasons not the least being associated with driveways. Off hand, none of the above accident data suggests any particular hazard in this portion of the community that is untoward. Indeed, the accident frequency seems to be lower than what might be expected other than as chance incidents. While this part of the commercial sector tends to be quieter than the rest of the city, nonetheless, hazard associated with current driveways is not pronounced. �. �. 11� 0 00 W =. —i,_ N LL ui LL 1 z�. Z o, w D, U co 00 !- w uj U LL 0 ui H1 z To: From: Date: Re: MEMORANDUM Messrs. Roger W. Stange & Mason L. Frank Christopher Brown, P.E. November 20, 1997 City of Tukwila Parkway Supercenter Mitigated DNS - City Notice dated November 12, 1997 Review Comments page 4 Note that the proposed RI /RO driveways are not expected to be major access facilities. For the Figure 1 data, the only concern's are that the outbound left turns are at LOS 'F' so queuing can be expected on the two driveways serving Parcel 'B'. Parcel 'C' is okay. The right turn lane of the east approach to the signal at Southcenter Parkway on S. 180th Street has a queue of only 110 feet. No interference with the signal is expected from any driveways. Considering the case with RI/R0 driveways, the above comment is also applicable. The proposed RI /RO driveways will not interfere with signal operations as long as the driveways are more than 150 feet from the intersection. (e.g., they will always be accessible for the RI movement since the standing queue from the signal does not extend back that far. The westbound left turn from the main north driveway on Southcenter Parkway and the southbound left from the main driveway of Parcel 'B' will both be at LOS 'F'. This means that both of the "principal" driveways, those where full movements are .proposed, should be wide enough to accommodate both left and right turn movements. (e.g., single outbound driveways are to be avoided, two outbound lanes should be provided. Parcel 'C' will function with good levels of service. The key with both the RI /RO driveways will be to have a design that ensures rapid entry so that there is no delay in leaving the arterial street. This means no parking near the access points but, rather, clear entry ways free of parking maneuvering. Next, looking at the several items in the memo, the following may be noted as my. comments. Christopher Brown 0 Associates 879 Rainier Avenue N.. Suite A -201 Renton, WA 98055 -1380 (206) 772 -1188 z z' w u6J = v 0. 0 • N W; Nu_ w0 • • = C! Z� ZI-. .W tu. • u) :01-. ALI .1 0 z: • •O~ z MEMORANDUM To: Messrs. Roger W. Stange & Mason L. Frank From: Christopher Brown, P.E. Date: November 20, 1997 Re: City of Tukwila Parkway Supercenter Mitigated DNS - City Notice dated November 12, 1997 Review Comments page 5 While the city's design report shows the need for an 80 R/W with 40 feet being east of the centerline, one adverse effect will be to reduce the parcel size, per se, and with that reduction a series of possible site related issues. Why can't the curb, gutter, paving if needed and sidewalks and utilities be on an easement? If nothing else, that portion of the site's boundary will be associated with the landscaped perimeter of the site in any case so there is no real need to donate right -of -way that, in turn, impacts the site's development options. 2. The mid -block pedestrian crossing has been burdened for years with comments from persons unknown that it ".. has safety problems .. " but none have been presented on the basis of accident data, as far as I know. The data on hand disputes the notion. The mid -block crossing however, needs to be related to the main driveway so it should be examined in light of the main access driveways. In essence, it should function like any pedestrian crossing at an any minor road intersection. The idea of looking at its value in the future if there are increases in pedestrian crossings is okay but my feeling is that there will be no finding of its being in any way hazardous even then. There are several elements in this section that, while understandable from a traffic operations view. With that in mind, the following may be used. a. The two RI /RO driveways should remain but handicap parking associated with the nearby restaurants be Christopher Brown Associates 879 Rainier Avenue N., Suite A -201 Renton, WA 98055 -1380 (206) 772 -1188 z z' ce W Q�: JU 00 W = W g -J 92. H= zF. O' z 11.11 uj 0 0Y 0) 0 I-• wW ►_--� CIO Luc) z 01— z • MEMORANDUM To: Messrs. Roger W. Stange & Mason L. Frank From: Christopher Brown, P.E. Date: November 20, 1997 Re: City of Tukwila Parkway Supercenter Mitigated DNS - City Notice dated November 12, 1997 Review Comments page 6 located at the driveways so that for the majority of the time the actual driveways remain unencumbered by nearby parked vehicles. Handicap parking is still rather rare so the effect of thus is to keep the driveways free flowing and thus not impeded access into the site which, otherwise, may cause some queuing on the street. Also, make sure street trees are placed so that there are no sight distance impediments. b. I am not sure why this access drive to Parcel 'B' is ... proposed to be closed ..." and would suggest that this should be deleted. For example, every time there are southbound left turn movements at the S. 180th signal, there are no northbound through movements on Southcenter Parkway at this driveway. In essence, the proximate traffic signal at S. 180th offers extremely good regulatory value for this driveway. Additionally, it will not be a very high volume driveway and, as such, will not adversely impact traffic operations. c. Moving the driveway on Parcel C to the south on 57th Avenue S. (Southcenter Parkway) is understandable - it is always a good idea to be as far from a signal approach as possible. d. This comment on the relocation of an (most easterly) internal driveway that, in the future, may be used for street right -of -way along the east site boundary has some interesting parking impacts that may have been overlooked. It will have severe consequences as far as the mandated parking supply is concerned. Christopher Brown Cif Associates 879 Rainier Avenue N., Suite A -201 \1 Renton. WA 98055 -1380 (206) 772 -1188 z ice. mow.. J0 U o! t N0: W =. CO LL W �d. I- w; z �. 0. zt-. IL a co '0 —1 0 I- ww I— V' 0 w Z U 0~ S 180th Southcenter 27-8 'VD Principal North Driveway ciiPt 2d Parcel 'B' AWDT 7160 PM, In 678 Out 154 RI /RO Driveway No Driveway, This Case RI /RO Driveways * Minor Movement under 5 vph P Principal East Driveway • RT l 57th Avenue S. It (7r Principal South Driveway (70 FIGURE 1 Opening Day Volumes with Limited Driveways Parcel 'C' AWDT PM, In Out 2860 120 108. Christopher Brown Associates 879 Rainier Avenue N., Suite A -201 Renton, WA 98055 -1380 (206) 772 - 1188 / vera ///z vine?)- E:November 20 1997 Ms. Nora Gierloff City of Tukwila Department of Comunity Development 6300 Southcenter Blvd: Tukwila, WA ::98188 Parkway. SuperCenter Tukwila, Washington Architect's Project No 97111 ear Nora: BENNER STANGE ASSOCIATES ARCHITECTS, P.C. Attached are the responses for the Substantive Comments /Design Review Items for the Parkway SuperCenter`project. Thank you for your assistance. '`..Sincerely,. r ER STANGE A .00IATES ARCHITECTS, P.C. oger'W 'range WS:mav nclosure cc:- Mason Frank, MBK Northwest, Ltd. (with enclosures) \\SERVER\BSAOFFICE \97111 \letters \1997 \11 -20 Gierloff Comments.doc ■ PARKWAY SUPERCENTER TUKWILA, WASHINGTON CITY FILE NUMBERS L97 -0063 E97 -0034 SUBSTANTIVE COMMENTS /DESIGN REVIEW ITEMS November 17, 1997 Site Plan 1. The theatre and restaurant pads on Parcel B have not been located in a way that relates them to the rest of the development... This is undermined by the parking area located between the two restaurants on Parcel Band the lack of a pedestrian link from the corner to the restaurants. Response: The proposed theatre location has been linked with The Bon and Parkway SuperCenter by a continuous landscape trellis with tower structures located throughout. Both the tower structures and the trellis are architecturally tied into the remainder of the project through detailing and similar treatment used on the towers at The Bon and Red Robin. The theatre requires a minimum distance from other retail tenants and restaurants in order to allow for minimal impact on the parking requirements of other tenants. The theater design, linkage and site location allows for reducing potential conflicts while visually being linked with the remainder of the project. 2. Provide a pedestrian link from the sidewalk to the building on Parcel C. Response: A outdoor eating area with access to both restaurants will be provided at the corner of 180th and Southcenter Parkway as indicated on the site plan 3. The main access drive onto the site from the traffic signal along Southcenter Parkway is located so that customers will have to pull out of parking stalls directly into a lane of travel. A safer solution would be to provide a landscaped buffer between the parking and the drive, such as is found on both side of the driveway directly to the north. Response: The site plan has been modified to reflect the landscape buffer on both sides of the driveway. BENNER STANGE ASSOCIATES ARCHITECTS, P.C. 6 J V'. 5000 SOUTHWEST O N 10 MEADOWS ROAD 4 '(A W: SUITE 430 W 2 LAKE OSWEGO -J'- OREGON N u. 97035 W 0 u-Q SP_a 2 W. ~ 2 z�. z1-. 0 U 0; 0 --< o t- 2 U: h-1= u-0 Lii 0 F" z 503 670 -0234 FAX 670 -0235 bsa @pi- express.com .....,.. ,�'. Parkway SuperCenter Tukwila, Washington City File Numbers L97 -0063, E97 -0034 Substantive Comments /Design Review Items November 17, 1997 Page 2 4. Note on the site plan all buildings that will need to come back before the BAR for design review. Response: A note has been added to the site plan indicating which buildings have no modifications and which buildings need to come back to the BAR for design review. 5. Integrate the trash dumpster locations with the buildings that they are serving rather than siting them in the parking lot. These trash enclosures should be large enough to accommodate the required amount of recycling storage space. Response: At present trash dumpster locations are indicated on the site plan within the parking area for pad buildings only. If allowed by the tenant floorplan layout, trash dumpster will be located adjacent to buildings. In addition, recycling storage space will be provided. Facades 1. Provide colored elevations that show how the color chips will be used. Response: See attached elevations and chips. 2. Minkler is a public street and the facade that faces it must be brought up to a reasonable level of quality. Response: The facade facing Minkler has minimum clearances and does not allow for additional ornamentation to be added to the building face. Our proposal includes the refinishing and painting of the fagade with a more "panelized" approach vs. the single, monolithic color that exists today. 3. The Bon Marche and Red Robin locations anchor the two ends of the building and should therefore have a stronger design treatment than currently shown. The south facade of the Bon with its exposed loading dock needs a treatment consistent with the rest of the building. Response: As indicated by the attached elevations, tower elements have been added to both The Bon and Red Robin locations. In addition, The Bon loading dock elevation has been linked with the pedestrian system trellis and towers in order to soften the building elevation and allow for a visual pedestrian linkage with the theater. ' z r4w JU U0:: CO a LU wo gQ; zd I- _. z �.. o:: w~` w 2 DI U 0. Ow 0 I-� ;w ui' 1- c: LI w z; U =` O ~. Parkway SuperCenter Tukwila, Washington City File Numbers L97 -0063, E97 -0034 Substantive Comments /Design Review Items November 17, 1997 Page 3 4. The Circuit City elevation is out of place and must be redesigned in a manner similar to the rest of the building facade elements. Response: The Circuit City Building has been deleted and a new, more architecturally consistent building elevation has been incorporated. 5. Incorporate a level of transparency at least similar to what is existing for the walkways along the front of the building between the facade elements either through storefront windows or display windows. z 'z , ~ w J U; 00 ,,UO • N Ui W =: wO Response: The level of transparency throughout the project will be based on both u. co the existing conditions, structural requirements and tenant fixturization = a requirements. Typically, the amount of glass used throughout will not _ 0 decrease from what exists today. z �- o z �. D o; ow. 1. If you intend to install any of the freestanding signs as part of this phase please = w: provide their designs and locations. I am enclosing Tukwila's sign regulations, please F-- U note that the maximum number of freestanding signs allowed per lot is 2. w z` Response: The freestanding sig ns are existing and any additional si na a or N' P modifications will be submitted under a separate package. z 1- Signs Landscape 1. Save the mature trees from the street frontage of Parcel C rather than removing them to replace with new 2" caliper trees. Response: We will attempt to save every tree possible as long as they work within the site plan and do not conflict with any right -of -way or other improvements. In addition, existing trees will be inspected and any trees with root damage will be removed and replaced. .,..., 1 Parkway SuperCenter Tukwila, Washington City File Numbers L97 -0063, E97 -0034 Substantive Comments /Design Review Items November 17, 1997 Page 4 2. Integrate the proposed Water Quality Facility with the rest of the landscape plan and the required 80 replacement trees. The outline of the Water Quality Facility shown on your landscape plan extends 110 feet south from the property line while the Water Quality Pond plan prepared by David Evans and Associates that you submitted on 10/21 extends 160 feet from the property line. Response: The Water Quality Facility has been relocated along the pedestrian sidewalk along 180`h. This will allow for better public viewing instead of the earlier proposed location centered within a parking lot. In addition, the water treatment area is not large enough to support 80 trees, therefore we will incorporate as many trees as physically possible, and request credit for any excess trees we provide within parcels `A' `B' and `C' in order to achieve the 80 tree requirement. See attached drawings by Barghausen Consulting Engineers, Inc. 3. In the TUC zone 15' of front yard landscaping is required. This is not met along sections of the west side of Parcels A and B and the north side of Parcel C. Response: The 15' of front yard is provided throughout the site area except the island immediately adjacent to Chec Medical and Applebee's and The Bon. Existing building locations and site grade changes at The Bon do not allow for modification from the existing 11" yard. Other 1. Correct the parking calculations to reflect the parking variance. Response: The parking calculation has been corrected and reflects the parking variance for Parcel A. 2. Mechanical equipment must be screened or located so that it is not visible from the sidewalk. Response: Mechanical Equipment will be screened by the architectural elements or equipment screen. We will continue to be in a leasing and tenant identification phase over the next several months. During our previous project meeting, it was discussed that minor tenant modifications and minor elevation modifications could be made on the project through an administrative staff approval process as long as the design concept and overall site concept was maintained.. This flexibility is critical in light of changes in tenant requirements and as future tenants are identified for vacant spaces. O :\ 97111\letters \1997\Design Review Comments 11 City of Tukwila John W. Rants, Mayor Department of f Community Development ember 7, 1997 Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 RE: Parkway Supercenter L97 -0063 E97 -0034 Dear Mr. Stange: Steve Lancaster, Director I have received calls from some tenants in the current Parkway Plaza stating that they don't know anything about the planned remodel and name change of the center. Is MBK planning to consult with them prior to submitting the final design? I am concerned that if the tenants are not consulted regarding their new facades they may want changes to the design that would require you to come back before the BAR next year. This would cause delay to your building permits. Here are the remaining substantive comments I promised you in the notice of complete application. I have made some revisions that are shown in bold type. Design Review Items Site Plan 1. . The theater and restaurant pads on Parcel B have not been located in a way that relates them to the rest of the development. Please revise the site design so that the theater reads as part of the larger development, perhaps by rotating it to face 130th Street and moving it closer to the Bon facade. The restaurant pads on Parcels B and C should work together to define the corner and create a sense of "gateway" to the center. This is undermined by the parking area located between the two restaurants on Parcel B and the lack of a pedestrian link from the corner to the restaurants. 2. Provide a pedestrian link from the sidewalk to the buildings on Parcel C. 3. The main access drive onto the site from the traffic signal along Southcenter Parkway is located so that customers will have to pull out of parking stalls directly into the lane of travel. A safer solution would be to provide a landscaped buffer between the parking and the drive, such as is found on both sides of the driveway directly to the north. 4. Note on the site plan all buildings that will need to come back before the BAR for design review. 6300 Southcenter Boulevard, Suite #100 v Tukwila, Washington 98188 0 (206) 431 -3670 u Fax (206) 4'31 -3665 ' .°`.. z w re 2 U; U0 N o to L1.1 s: J 1, U) w; w 0; CO • D a� W Z �. • O Z -.. D 0 ON O I—. w ur LI Z` U N 0 ;' z Parkway Supercenter Revisions Page 2 5. Integrate the trash dumpster locations with the buildings that they are serving rather than siting them in the parking lot. These trash enclosures should be large enough to accommodate the required amount of recycling storage space. z Facades Wiz: 1. Provide colored elevations that show how the color chips will be used. re 2 2. Minkler is a public street and the facade that faces it must be brought up to a reasonable 6 v level of quality. c.) o 3. The Bon Marche and Red Robin locations anchor the two ends of the building and should i w w therefore have a stronger design treatment than currently shown. The south facade of the • , J F -• Bon with its exposed loading dock needs a treatment consistent with the rest of the building. w o, 4. The Circuit City elevation is out of place and must be redesigned in a manner similar to the 2 rest of the building facade elements. • . ¢:; 5. Incorporate a level of transparency at least similar to what is existing for the walkways D d. along the front of the building between the facade elements either through storefront +- _: windows or display windows. z ~` f- o z!—. Signs W w . 1. If you intend to install any of the freestanding signs as part of this phase please provide their ,v v vi designs and locations. I am enclosing Tukwila's sign regulations, please note that the o . i maximum number of freestanding signs allowed per lot is 2. w w H O 2.. LI Iii z U =. O - Landscape 1. Save the mature trees from the street frontage of Parcel C rather than removing them to replace them with new 2" caliper trees (except for the area dedicated to the City for R-0- W, sidewalk construction and area needed for new driveways.) You may wish to get an arborist's opinion on the health of the trees and any pruning or maintenance needed. 2. Integrate the proposed Water Quality Facility with the rest of the landscape plan and the required 80 replacement trees. The outline of the Water Quality Facility shown on your landscape plan extends 110 feet south from the property line while the Water Quality Pond plan prepared by David Evans and Associates that you submitted on 10/21 extends 160 feet from the property line. • 3. In the TUC zone 15' of front yard landscaping is required. This is not met along sections of the west side of Parcels A and B and the north side of Parcel C. For areas where you cannot provide the full 15' due to constraints such as existing building location you may apply for approval of a non - conforming landscape area, see attached information. 4. The new street trees you are proposing along Southcenter Parkway and 180th Street should match Tukwila's street tree plan which calls for Red Oaks along Southcenter Parkway, Flame Ashes along 180th Street and accent Kobus Magnolias at the intersection. .: . , z r Parkway Supercenter Revisions Page 3 5. Either thin or replace the portion of the cedar hedge nearest 180th Street on Parcel C, see attached. 6. The 80 replacement trees required by the Tree Ordinance are to be in addition to standard frontal and parking lot landscaping. If you are not able to place all of the required trees within the Water Quality Facility you may apply for an exception to place the trees off -site, see attached. 7. I will be recommending a condition on your design review approval that any vacant pads be landscaped prior to final sign off on the building permit for the remodel. You could eliminate this condition by adding it as a note on the plans. Other 1. Correct the parking calculations to reflect the parking variance. 2. Mechanical equipment must be screened or located so that it is not visible from the sidewalk. The above comments will need to be addressed in a revision submittal received no later than November 24th in order to maintain your timeline. I will need 10 sets of plans, a written request for approval of a non - conforming landscape area, and a written request for a tree permit exception if you choose to pursue off -site tree planting. If you have any questions please call me at (206) 433 -7141. Sincerely, 'lcr. /4. Nora Gierloff Associate Planner Enclosures CC: Joanna Spencer, Associate Engineer Nick Olivas, Assistant Fire Chief Gary Schulz, Urban Environmentalist z wc w:, 6 J U �U O' .. op, CO ILV w= w o.. u-Q u) D- I a w o< z ►—,. w O CO'. o1-` w ui z: UN 0 I-' O Z •'.`�5:r..h '�:,av�.w- �: +�!r, Jeitrv:. •,t∎itr,:-.rt;� y :0114 •i • +4.. ' [, o 'Oe �a+ gl 3• o bpi• a 5• a� �" O O u Vs -6 o o C P0110 2 F .E3 . v" !Iz °c,aza) A8. . a 3 1.4 0 ao u.a'514o o E.-0 4 -. a ba . O �. 2.0vaa'= O a O 2Y 6n� • Ja ��= =t0.,u,.4 o•a.a �oxo ��° 4 > c l' cvq 7 7 = oo how a� � �Q'i V]Q L. .O. Z O� gip 13( 8 00 0 A, �b 8 ' al g >,E•a c/D : ,o� 2 �H ca � a�ooa0'da ao L y 0 ca 3 •-' a a C 7 �' an r~ �N p�p of as a) 0 0 a•; •V 'c.a.' an ad ,� O Hb '5' b o .4•v N� o as o ay �4 ° o.>,° 0x a* :5= ;as :6: 4;4 71.)"" ed E�hAa .5.E c0a°5'"Ufs"o `�� E. 4 •a V. E to a. ca A. cvii o R. 0 ca J-• U O QQ 0 .O 0 ,.i.:2 4 o mc,' . 5•°N x'L7 N O C u V h C aa .0 as , ,71 AS C., w' yy..2�.d•. 4:100 P CC�//�2 O o,c^�^[aca.d oa,>, n.� 2 .2� 221 3(,) 2 L. iA w 'o 78 O P" .g:24 84 , j' w 5 z o 2': O 3 a o a) n cv ° C aa. l C a o 8oa. -, 5 CO a 8 0 a o 0 cnn c°.. F.o as v P,vl r. • • y� • E • • • {. ;?;.:`... AI oft_ e-e /q 7 ./148e..--4-,:". '14 / .--._... _c. e...e) -71-rv-e_s r--e_p)* GLe_t_or-cA ^ _ 7ce-?1 . • 417.4L-4" rrs...e 47.-e . .... 1-?*:/■77 CY--p c-- _ - _ e s7. _oc\r..■2--i s . _ A_ cf).•C nc-,4 _17C.-er,--47c37-YO_ _1 04,0 . V , 1 z Z Lij -1 0 00 t z -J u_ ui 0 IL. a I-- ILI Z 0 Z W. ui 0 (L) 0 .. -= 0 • Z U) = — 0 1 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION October 24, 1997 Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 RE: Parkway Supercenter L97 -0063 E97 -0034 Dear Mr. Stange: Your application for design review and SEPA environmental review of the Parkway Supercenter located at 17300 Southcenter Parkway has been found to be complete on October 24, 1997 for the purposes of meeting state mandated time requirements. The project has been tentatively scheduled fora public hearing before the Board of Architectural Review on December 11th. In order to keep that date we must issue the SEPA threshold determination on November 7th and your complete substantive revisions must be submitted by November 24th. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. After installing the sign you need to return the signed Affidavit of Posting to our office. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. We are working with a short review time, so I am going to include my substantive comments to date in this letter. I aim to have the complete list of comments from other departments to you by November 7th. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 1313670 • Fax: (206) 431-3665 :; z a • Wiz' re w JU U0 N t1.1; z, cn i,.., w O. • J = a: t-- w.. z 1._ moo• ;. w w.. Up fn... 0 H'. w w' U, • u. O ui U =: 0~ z.... Design Review Items Site Plan 1. The theater and restaurant pads on Parcel B have not been located in a way that relates them to the rest of the development. Please revise the site design so that the theater reads as part of the larger development, perhaps by rotating it to face 180th Street and moving it closer to the Bon facade. The restaurant pads on Parcels B and C should work together to define the comer and create a sense of "gateway" to the center. This is undermined by the parking area located between the two restaurants on Parcel B and the lack of a pedestrian link from the comer to the restaurants. 2. Provide a pedestrian link from the sidewalk to the buildings on Parcel C. 3. The main access drive onto the site from the traffic signal along Southcenter Parkway is located so that customers will have to pull out of parking stalls directly into the lane of travel. A safer solution would be to provide a landscaped buffer between the parking and the drive, such as is found on both sides of the driveway directly to the north. 4. Note on the site plan all buildings that will need to come back before the BAR for design review. 5. Integrate the trash dumpster locations with the buildings that they are serving rather than siting them in the parking lot. These trash enclosures should be large enough to accommodate the required amount of recycling storage space. Facades 1. Provide colored elevations that show how the color chips will be used. 2. Minkler is a public street and the facade that faces it must be brought up to a reasonable level of quality. 3, The Bon Marche and Red Robin locations anchor the two ends of the building and should therefore have a stronger design treatment than currently shown. The south facade of the Bon with its exposed loading dock needs a treatment consistent with the rest of the building. 4. The Circuit City elevation is out of place and must be redesigned in a manner similar to the rest of the building facade elements. 5. Incorporate a level of transparency at least similar to what is existing for the walkways along the front of the building between the facade elements either through storefront windows or display windows. Signs 1. If you intend to install any of the freestanding signs as part of this phase please provide their designs and locations. I am enclosing Tukwila's sign regulations, please note that the maximum number of freestanding, signs allowed per lot is 2. Landscape 1. Save the mature trees from the street frontage of Parcel C rather than removing them to replace them with new 2" caliper trees. 2. Integrate the proposed Water Quality Facility with the rest of the landscape plan and the required 80 replacement trees. The outline of the Water Quality Facility shown on your • landscape plan extends 110 feet south from the property line while the Water Quality Pond plan prepared by David Evans and Associates that you submitted on 10/21 extends 160 feet from the property line. In the TUC zone 15' of front yard landscaping is required. This is not met along sections of the west side of Parcels A and B and the north side of Parcel C. Other 1. Correct the parking calculations to reflect the parking variance. 2.: Mechanical equipment must be screened or located so that it is not visible from the sidewalk. The above comments and any additional comments from other departments will need to be addressed in a revision submittal received no later than November 24th in order to maintain your timeline. If you have any questions please call me at (206) 433 -7141. Sincere y, /v Nora Gierloff Associate Planner Enclosure CC: + Joanna Spencer, Associate Engineer Nick Olivas, Assistant Fire Chief' Gary Schulz, Urban Environmentalist . •, =1- 5' JU: UO: Si W. WI J F-t -tA ►Li. W O' 2 g J; u..4 a H W; I-0; z� 111 uj Of 0 Hi w Z' u • Z Christopher brown Associates \ 879 Rainier Avenue N., (Suite Renton, WA 98055 -1380 (206) 772 -1188 Fax 772 -4321 Mr. Roger W. Stange Benner Stange Associates, P.C. 5000 Southwest Meadows Road, Suite 430 Lake Oswego, OR 97035 Re: October 21, 1997 City of Tukwila Parkway Supercenter Trip Generation & Distribution Study Parcel 'C' Dear Mr. Stange: Further to my letter dated October 17th which described the differences in traffic generation for the original versus the proposed developments on Parcels 'A' and 'B', it is now proposed to include in the city's review the potential development of what is called Parcel 'C'. This parcel lies on the south side of S. 180th Street directly south of Parcel 'B' or, perhaps more correctly stated, on the southeast quadrant of Southcenter Parkway at S. 180th Street. As we discussed, Parcel 'C' was originally used for "overflow" parking associated with the Pavilion Outlet Center. Indeed, with that parcel being used for parking a significant mid -block pedestrian crossing was also constructed so that a pedestrian linkage.could he established between that parking lot and the shops of the Pavilion Outlet Center. Now, the proposed development for Parcel 'C' consists of: Claim Jumpers Restaurant 13,000 gsf Wickes Furniture 43,500 gsf As.new developments they will produce additional p.m. peak hour traffic volumes. These are described below. Proposed Parcel 'C' Developments P.M. Peak Hour Trips Parcel 'C' Description Scale ITE LUC Volume Retail Furniture 43,500 gsf 890 19 vph Restaurant 13,000 gsf 831 100 vph Traffic Engineers Tran$portation Planner OCT 21 1997 i" 'tf .L PNIiM!`+1T . Mr. Roger W. Stange October 21, 1997 page 2 In the above table the furniture store peak hour trip estimate is based on the published ITE regression equations. Also, the abbreviation ITE LUC refers to the Institute of Transportation Engineers Land Use Code for trip generation. From page 1, the total new peak hour travel demand that will be occasioned by the development of Parcel 'C' is 119 vehicle trips per hour in the p.m. peak hour. You will recall that in our letter of October 17th the two other new projects, Parcels 'A' and 'B', will generate traffic but at a rate less than estimated with the current uses. (The reason there is a lower p.m. peak hour trip rate is due to the conversion of the Pavilion Outlet Center from retail sales to entertainment, namely a 12 screen movie theater.) Considering both Parcels 'A' and 'B' developed, the decrease in the p.m. peak hour traffic volume over that associated with the current total retail sales design was described as: Current Future Design Design Difference 1-0 Z I- . WILLI D C3 2,237 vph - 1,783 vph = 454 vph less !w w However, with .Parcel 'C' being developed and with its new 1-1.0` traffic, in the sum of 119 vehicle trips per hour in the p.m. peak hour, the "difference" in traffic will shrink to: 0 co, O Parcel A & B Parcel C Difference Difference Volume 454 vph - 119 vph = 335 vph In summary, while the development of Parcel 'C' will indeed produce additional p.m. peak hour traffic, it is still not enough to exceed the original p.m. peak hour traffic demands associated with the original all- retail developments on Parcel 'A' and the Pavilion Outlet Center. In fact, there is still a long way to go to catch up to the amount of traffic the all - retail land use produces. Again, the reason for this is the conversion of a large amount of space from retail sales to entertainment. Fundamentally, with the development of Parcel 'C', there are still no new excess peak hour 'trips. Yours truly, C. V. Brown, P.E. City of Tukwila DCD = z 10/21/97 09 :38 $ This is KPFF's response to SEPA Items in regards to incomplete applications for design review and SEPA Environmental review: Design Review Items b. Parcel numbers for areas A, B and C. The Alta survey shows that Parkway Plaza is all on one lot, while Trammel Crow has maintained that there are three separate lots. Please clarify the situation. c. Tree permit for all trees to be removed from the watercourse buffer on the South Lot, see enclosed Tree Regulations. The following is a table of the existing tree count to be removed from the channel area and the corresponding equivalent substitute trees to be planted the proposed channel relocation area: Diameter of Existing Tree Removed No. of Replacement Trees Required 4, 4 — 8 inches 4x1 =4 5, 8 —12 inches 5x2 =10 15, 12 —18 inches 15x4 =60 1, 18 — 24 inches 1x6 =6 0, > 24 inches 0 Sepa Items e. Phase 1 Environmental Site Assessment mentioned in A.B. See attached copy of the Phase 1 Environmental Site Assessment. f Rewrite the SEPA checklist to fully address the impacts of piping th9 watercourse on the South Lot and any mitigation measures proposed, specifically on p. 3 #10 and 13, p. 6 #4, p. 12 #8h. #10. List any government approvals or permits that will be needed for your proposal, • Approval and permit from City of Tukwila Public Works Department and Department of Community Development. • Approval of State Environmental Policy Act (SEPA). • Approval from City of Tukwila for temporary erosion control measures. • Possible requirement for Flood Zone Control permit. • Fisheries HPA Permit may be required. (Permit previously issued December 21, 1994.) #13. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? The sensitive area map identifies an existing drainage channel running through the site as a Class III stream. z oQQC -JU 0;. • • wI J H•. N u. wO ►L Q. AO D. = Cy f- _. • I-0: Z,-- no coi w uJ • O. U =;. 0• •z 10/21/97 09 :38 gy Description of existing watercourse: Storm runoff from a ridge located southwest of the site is conveyed through the South Lot parking area. The water course comes into the site at the south end of the parking lot and is conveyed through a 36 -inch metal pipe to an open channel located at the center of the site. The channel is tightlined into another 36 -inch metal pipe, the flow is then daylighted into a ditch approximately 25- feet long, which drains into a 36 -inch pipe under South 180th Street. On the north side of South 180th Street, the watercourse flows into a large pump station which pumps the storm water into a low pressure 66 -inch reinforced concrete storm drainage pipe. This low pressure pipe is owned and operated by the State of Washington. The 66 -inch State drainage system flows east under South 180th Street and finally discharges into the Green River. The South Lot currently consists of a parking lot. Storm runoff from the asphalt pavement is collected in catch basins and directed into the existing open channel. #4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. The development of the south lot, south of 180th Street proposes to pipe the existing open channel segment of the watercourse to allow for access and parking to tenants. The existing open channel will be relocated on -site following the same watercourse. #8h. Has any part of the site been classified as an environmentally sensitive" area? If so, specify. The City of Tukwila's Sensitive Areas Ordinance classifies the existing drainage channel running through the site as a Class III stream. To our knowledge, there are no other environmentally sensitive areas. • g. Narrative describing why it is necessary to pipe the watercourse, rather than design the site plan around it with reference to TMC 18.45.080 46, the section of Tukwila's Sensitive Areas Overlay that regulates watercourse piping. To make the proposed development economically feasible, it is essential to optimize the use of the site. The development of the south lot proposes two major tenants totaling approximately 60,000 square feet in building areas. In order to provide adequate access and parking to the proposed buildings, the site must be designed efficiently. The existing open channel location currently extends diagonally across the site. This location makes it impossible to design an efficient site plan that meets the access and parking requirements of the proposed tenants. It is proposed to relocate the channel on -site, where water quality and environmental consensus can be met and at the same time accommodate the requirements of the developments economics. . `. z C4 2111' 0 0` 4 CD w= .N w0. Q!. _+ z -zE-- w 0 N . .0!— al Li; = U' LIF' Z. LU = 10/21/97 09:39 $ h. Discuss the Water Quality Facility on the South Lot and how it contributes to the mitigation plan for the watercourse piping proposal. The proposed Water Quality Facility in the South Lot will be designed according to the King County Surface Water Design Manual requirements. The facility will be designed and constructed in a way that minimizes adverse effects to the environment and operates at equal or better performance than the present water course. It is anticipated that the facility will be designed as a combination Wetpond and Water Quality Swale with an oil/water separator. The proposed facility will contribute to the mitigation plan for piping the watercourse in the following ways: • The facility will be designed to fill with the initial onset of frequent storms where the major portion of the volume of runoff is treated. The facility will establish calm flow conditions, providing treatment through settlement and slowing of particles to which pollutants are attached allowing them to settle out. • Treatment will be enhanced in the proposed wetpond/swale by the mechanism of biofiltration and biologic activity. Essentially, the vegetation will absorb the dissolved fraction of the pollutants. • The oil/water separator will promote the removal of oil and fine suspended sediments and assist in concentrating the pollutants for removal. • The proposed development will decrease the impervious area on the south lot. Therefore, the anticipated runoff will be reduced, and so will any contaminants from the parking surfaces. • The existing on -site catch basins will be replaced by catch basins with an oiVwater separator that meets current standards. • The proposed water quality facility will have an area equal or larger than the existing facility. Z004 § ctober 20, 1997 Ms. Nora Gierloff City of Tukwila Department of Community Development 6300, Southcenter Blvd. Tukwila, WA 98188 Design Review Application L97 -0063 E97-0034 Parkway SuperCenter Tuckwila, Washington Architect's Project No. 97111 BENNER STANGE ASSOCIATES ARCHITECTS, P.C. eyk'b �'It.,•rS 'R Y'm Y 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON . 97035 Dear Nora: Enclosed are the responses and attachments for the Design Review items noted within your Notice of Incompkte ' Application letter dated October 10, 1997. In addition, we would appreciate the opportunity to meet with yourself and Gary Schulz on Thursday, October 23, 1997 to review any questions or additional data concerning the redevelopment of Parkway Plaza. Please feel free to call me if you have any questions. Thank you for your assistance. incerely, E ER STANGE ASSOCIATES ARCHITECTS, P.C. R. er yv.1 S•mav' enclosures 503 670-0234 FAX 670-0235 bsa ©pi- express.com Ms. Nora Gierloff City of Tukwila Department of Community Development Design Review Application responses October 20, 1997 page 2 NOTICE OF INCOMPLETE APPLICATION RESPONSES Design Review Items a. Remaining building elevations including: South side of the Bon Furniture Store Response: See attached Architectural Elevations No. `6'. Exposed north side of Applebee's Response: See attached Architectural Elevation No. `4'. b. Parcel numbers for areas A, B, and C. The Alta survey shows that Parkway Plaza is all on one lot, while Trammel Crow has maintained that there are three separate lots. Please clarify the situation. Response: See attachment for parcel numbers for areas `A', `B' `C'. In addition, we have discussed the number of lots with the surveyor, he has researched this item at the courthouse and determined that areas A, B, and C are on one lot. c. Tree permit for all trees to be removed from the watercourse buffer on the South Lot, see enclosed Tree Regulations. Response: See KPFF letter. d. A trip generation and distribution study to determine if the project will generate an additional 5 or more peak hour vehicle trips and if so what impact mitigation fees shall be paid for fairshare mitigation costs. Response: See attached Christopher Brown letter indicating that the proposed modifications reduce the peak hour vehicular trips. In addition, Chris will be following up on Wednesday with the analysis and conclusions for Parcel `C' included within the project SEPA Items e. Phase 1 Environmental Site Assessment mentioned in A.8. Response: See attached Environmental Site Assessment from Herrera Environmental Consultants, Inc. • c Ms. Nora Gierloff City of Tukwila Department of Community Development Design Review Application responses October 20, 1997 page 3 f Rewrite the SEPA checklist to fully address the impacts of piping the watercourse on the South Lot and any mitigation measures proposed, specifically on p. 3 #10 and 13, p. 6 #4, p. 12 #8h. Response: See attached KPFF letter. g. Narrative describing why it is necessary to pipe the watercourse rather than design the site plan around it with reference to TMC 18.45.080D.6., the section of Tukwila's Sensitive Areas Overlay that regulates watercourse piping. Response: See attached KPFF letter. h. Discuss the Water Quality Facility on the South Lot and how it contributes to the mitigation plan for the watercourse piping proposal. Response: See attached KPFF letter. o /97111 /letters /1997/Design Review Incomplete App Responses Christopher brown Cis Associates 879 Rainier Avenue N., Suite A -201 Renton, WA 98055 -1380 (206) 772 =1188 Fax 772 -4321 Mr.. Roger W. Stange Benner Stange Associates, P.C. 5000 Southwest Meadows Road, Suite 430 Lake Oswego, OR 97035 Re: City of Tukwila Parkway Supereenter. Trip Generation & Distribution Study Octobe R ECEjV ED OCT 2 0 1997 dR1�11M16h � I�WI�t A$$OCIATESARO mECTS. P.C. Dear Mr. Stange: 'Thank you for the faxed copy of the City of Tukwila's Department of Community Development's letter dated October 10, 1997 advising of the need for the Trip Generation & Distribution Study (item d.) to determine "... if the project will generate 'an.additional 5 or more peak hour vehicle trips-..." In accordance with that request please find the following analysis. First, there are two parcels being redeveloped; Parcel 'A' and Parcel ' B' . The sites are to be redeveloped. as shown below per letter of September 10, 1997 from Mr. Mason L. Frank of MBK Northwest. Existing Retail Theater. Restaurants Warehouse Total Area Retail Restaurants Theater 'rota 1. Area * rentabJ e area earce.L 'A' 395,906 gsf 5 screens 21,419 gsf 117,000 gsf 556,910 Proposed Retail Theater Restaurants Warehouse Total Area 'Parcel 'B' 217,039 g. f- '^ Nonc iron( 7,ij 9 get 426,340 gsf None 29,419 gsf None 455,759 Retail None Restaurants 1 6, 000 gsf T11eaLe'i 12 screens Total Area 57,776 gsf Traffic Engineers (4 Transportation Planners z U: •:UO; . cnw, wI? WO: J !L Q' to a Z • Z Off'. 1U a •V Di :w H — Z" . 0 r41. O ~; Z Mr. Roger W. Stange October 17, 1997 page 2 In terms of trip generation the following are used and so referenced. Naturally, the data are from the Institute of Transportation Engineer's (ITE) Trip Generation, 5th Edition, with the following Land Use Code (LUC) codes. Land Use Description ITE Code Page # Theater, with matinees LUC 444 683 Restaurants,. quality it down LUC 831 1,251 .Retail, Shopping Center Under 600,000 gsf LUC 820 1,237 Warehousing. LUC 150 193 The retail establishments are subject to appropriate reductions in the p.m. peak hour traffic component due to considerations of "pass -by" traffic. The regression equation for pass -by traffic is given on page I -23 of the Tr.ip.Generation manual. Existing P.M. Peak Hour Trips Description Scale Parcel 'A' Volume Retail 395,906 gsf 1,577 X 72% = 1,135 vph Theater 5 screens 95 vph Restaurants 21,419 gsf 164 vph Warehouse 117,000 gsf 132 vph ■ Total p.m. peak hour trips, existing 1,526 vph Parcel 'B' Retail 217,839 gsf * 1,078 X 66% = 711 vph ■ Total p.m. peak hour trips, existing 711 vph Grand total, Parcel 'A' & 'B' existing p.m. peak hour trips. ► 1,526 vph •,- 711 vph = 2,237 vph * rentable area Mr. Roger W. Stange October 17, 1997 page 3 Proposed Developments P.M. Peak Flour Trips Parcel 'A' Description Scale Retail 426,340 gsf Volume 1,653 X 73% = 1,207 vph Restaurants 29,419 gsf 225 vph ■ Total p.m. peak hour trips, future 1,432 vph Parcel 'B' Retail 12 screens 'Restaurants 16,000 gsf ■ Total p.m. peak hour trips, future 228 vph 123 vph 351 vph Grand total, Parcel 'A' & '13' future p.m. peak hour trips. ► 1,432 vph + 351 vph = 1,783 vph The change in the development of these two sites taken either together or separately produces a decrease in the p.m. peak hour travel demand. Considering both projects, in an aggregated form, the decrease in the p.m. peak hour traffic volume is: ► 2,237 vph'- 1,783 vph = 454 vph less Looking at them individually, they are, respectively: ► Parcel 'A' 1,526 vph - 1,432 vph = 94 vph (less) ► Parcel 'B' 711 vph - 3S1 vph = 360 vph (less) It may be interesting to note that the reduction in the p.m. peak hour travel demand occasioned by this change in shopping .center design (or rather its kind of use) is a substantial .mitigation measure of and by itself. For example, typically a left turn lane has a maximum capacity of about 700 vehicles per hour of green time. The redesigned two sites reduce the p.m. .peak hour travel by 454 vehicles. per hour. This is almost worth a whole left turn lane on an arterial street- not a small matter by any measure. It is a major- traffic benefit. If .you have any questions, please feel free to call. / cc Mr. Mason Frank Yours truly, C. V. Brown, P.E. 1 Christopher Brown g A $ociate8 879 Rainier Avenue N., (Suite A -201 Renton, WA 98055 -1380 (206) 772 -1188 Fax 772 -4321 Mr. Mason L. Frank, President MBK Northwest 7690 S. W. Mohawk Street Tualatin, OR 97062 Re: October 17, 1997 City of Tukwila Parkway Superccnter Trip Generation & Distribution Study Dear Mr. Frank: The enclosed letter. to Mr. Stange is for your information, review and /or files. As you can see, there is a substantial lessening of peak hour traffic volume as a result of the modification in both scale and use of the site(s). Thus, the redevelopment is in essence a 'major. mitigation measure as far as peak hour traffic demand is concerned. Since it in fact produces fewer peak hour vehicular trips than the existing site, on a theoretical basis that is, there is no need to proceed with a traffic assignment unless, because it takes away peak hour traffic, it is then appropriate to ask for a refund of monies that may have been committed earlier for mitigation measures that have not yet been implemented. If you have any questions, please feel free to call. Yours truly, C. V. Brown, P.E. cvb /s encl. cc Mr. Roger W. Stange Traffic Engineer8 Tran8portation Planner8 z Q � >; JU. , CD 0;. CO W • N U. 'W Oi J' . LL Q'. d' I- W: _. ZH Z �— D Oi O N • .2 H — •_ ZI UN. • OP-"' ~ z.. Christopher Brown «i Associates 879 Rainier Avenue N., (Suite A-201 Renton, WA 98055-1380 (206) 772-1188 Fax 772-4321 Mr. Roger W. Stange Benner Stange Associates, P.C. 5000 Southwest Meadows. Road, Lake Oswego, OR 97035 Re: October 17, 1997 Suite 430 City of Tukwila Parkway Supercenter Trip Generation & Distribution Study Dear Mr. Stange: Thank you for the faxed copy of the City of Tukwila's Department of Community Development's letter dated October 10, 1997 advising of the need for the Trip Generation & Distribution Study (item d.) to determine "... if the project will generate an additional 5 or more peak hour vehicle trips ..." In accordance with that request please find the following analysis. First, there are two parcels being redeveloped; Parcel 'A' and Parcel 'B'. The sites are to be redeveloped as shown below per letter of September 10, 1997 from Mr. Mason L. Frank of MBK Northwest. Existing Retail Theater Restaurants Warehouse Total Area Retail Restaurants Theater Total Area * rentable area Parcel 'A' 395,906 gsf 5 screens 21,419 gsf 117,000 gsf 556,910 Proposed Retail Theater Restaurants Warehouse Total Area Parcel 'B' 217,839 gsf None None 21'1,839 gsf Retail Restaurants Theater Total Area 426,340 gsf None 29,419 gsf None 455,759 None 16,000 gsf 12 screens 57,776 gsf F77 Traffic Engineers 6' Transportation Planners OCT 21 199• DEVEi .0 Pfti;E:1:NT Mr. Roger W. Stange October 17, 1997 page 2 In terms of trip generation the following are used and so referenced. Naturally, the data are from the Institute of Transportation Engineer's (ITE) Trip Generation, 5th Edition, with the following Land Use Code (LUC) codes. Land Use Description ITE Code Page # Theater, with matinees LUC 444 683 Restaurants, quality sit down LUC 831 1,251 Retail, Shopping Center Under 600,000 gsf LUC 820 1,237 Warehousing 'LUC 150 193 The retail establishments are subject to appropriate reductions in the p.m. peak hour traffic component due to considerations of "pass -by" traffic. The regression equation for pass -by traffic is given on page 1-23 of the Trip Generation manual. Existing P.M. Peak Hour Trips Parcel 'A' Description Scale Volume Retail. 395,906 gsf 1,577 X 72% = 1,135 vph Theater 5 screens 95 vph Restaurants 21,419 gsf 164 vph Warehouse 117,000 gsf 132 vph ■ Total'p.m. peak hour trips, existing 1,526 vph Parcel 'B' Retail 217,839 gsf * 1,078 X 66% = 711 vph ■ Total p.rn. peak hour trips, existing 711 vph existing p.m. peak hour trips. Grand total, Parcel 'A' & 'B' ► 1,526 vph + 711 vph = 2,237 vph * rentable area Z J U 00 W =: WO' N a. W; Z� U 0a 'Z ▪ W F- Vi W U N, 'O▪ ~: Mr. Roger W. Stange October 17, 1997 page 3 Proposed Developments P.M: Peak Hour Trips Parcel 'A' Pescriptien Scale 'Flume Retail. 426,340 .j.sf 1,653 X 73% = 1,207 vph z 2 H , mow` Restaurants 29,419 cj'sf 225 vph 2. JU 0 0 s _ Total., p-rm. Y e k::ho r trips. future 1,432 vph: U) Retail 12 screens 228 vph WO Restaurants 16,000 gsf_ • 123 vph g !i Total- .:n , peak hour trips, future .351 vph = Cy. •• Grand total, Parcel 'A' & 'B' futUre future p.m. peak hour trips. :? 1- O 'Z i , 132 vph + 351 vph = 1 , 783 vph w w. tO a • `0 • IV. ~O _.Z. W I' • OF-7' Z Parcel ' H' The change in the development of these two sites taken either together or • separately produces a decease in the p.m. peak hour travel demand. Considering both projects, in, an aggregated form, the decrease in the p.m. , peak hour traffic volume is: 2, 237 vph _. 1 , 783 vph = 41 4 vph• lest.' Looking at them individually, they are, respecL:ively: Parcel 'A' 1,526 526 vph •- 1,432 vph = 94 vph (less) Parcel 'B' 711 vph -- 351 vph 360 vph (less) It may be interesting to note that the reduction in the p.m. peak hour travel demand, occasioned by this change in shopping 'center design (or rather its kind of use) is a substantial mitigation m:easure. of and by itself. F or. example, typically a left turn lane has a maximum capacity of about 700 vehicles per hour of green time. The redesigned two sites ,reduce the p.m. peak hour travel by 454 vehicles per. hour. This is almost worth a whole left turn lane on an arterial street:- not a small matter by any measure. It is a major traffic benefit. If you have any questions, please feel free to call. cc Mr... Mason Frank City of Tukwila John W. Rants, Mayor Department of Community Development . Steve Lancaster, Director NOTICE OF INCOMPLETE APPLICATION October 10, 1997 Roger Stange Benner Stange Associates 5000 SW Meadows Road Suite 430 Lake Oswego, OR 97035 RE: Parkway Supercenter L97 -0063 E97 -0034 Dear Mr. Stange: Your application for design review and SEPA environmental review of the Parkway Supercenter located at 17300 Southcenter Parkway has been found to be incomplete. In order to be a complete application, the following must be submitted to the permit center: Design Review Items a. Remaining building elevations including: South side of the Bon Furniture Store Exposed north side of Applebee's Parcel numbers for areas A, B and C. The Alta survey shows that Parkway Plaza is all on one lot, while Trammel Crow has maintained that there are three separate lots. Please clarify the situation. c. Tree permit for all trees to be removed from the watercourse buffer on the South Lot, see enclosed Tree Regulations. d. A trip generation and distribution study to determine if the project will generate an additional 5 or more peak hour vehicle trips and if so what impact mitigation fees shall be paid for fairshare mitigation costs (see attached Concurrency Ordinance). SEPA Items e. Phase 1 Environmental Site Assessment mentioned in A.8. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 f. Rewrite the SEPA checklist to fully address the impacts of piping the watercourse on the South Lot and any mitigation measures proposed, specifically on p. 3 #10 and 13, p. 6 #4, p. 12 #8h. Narrative describing why it is necessary to pipe the watercourse rather than design the site plan around it with reference to TMC 18.45.080 D. 6., the section of Tukwila's Sensitive Areas Overlay that regulates watercourse piping. h. Discuss the Water Quality Facility on the South Lot and how it contributes to the mitigation plan for the watercourse piping proposal. Upon receipt of these items, the City will re- review them for completeness and will mail you written notification of completeness or incompleteness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this letter unless an extension is granted pursuant to Section 18.105.070(E). 'For your information only I am including the final mitigation conditions for the 1995 South Lot development proposal. Your proposal is different in scope and any mitigation conditions imposed as part of the threshold determination would be specific to the new proposal. For example we now assess traffic impact mitigation fees through the Concurrency Ordinance rather than as part of the SEPA determination. If you have any questions about this matter please call me at 433 -7141. Sincerely Nora Gierloff Associate Planner Enclosures. CC: Joanna Spencer, Associate Engineer Nick Olivas, Assistant Fire Chief • Gary Schulz, Urban Environmentalist k 0 X500 FTnelson 500 ft List t \\ %� Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 I Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 . . 4 Q , fi 17601 Southcenter Parkway 17855 Southcenter Parkway 17275 Southcenter Parkway 118054 Southcenter Parkway 17200 Southcenter Parkway 17405 Southcenter Parkway 17197 Southcenter Parkway 17185 Southcenter Parkway 17165 Southcenter Parkway 17135 Southcenter Parkway 17145 Southcenter Parkway 17115 Southcenter Parkway 1709 Southcenter Parkway 17025 Southcenter Parkway 17005 Southcenter Parkway 17065 Southcenter Parkway 17125 Southcenter Parkway 17155 Southcenter Parkway Park Place -17501 Southcenter Parkway 17501 Southcenter Parkway 17501 Southcenter Parkway, Suite 200 Park West 1251 Andover Park West .• . . ; Tenant Name Levitz NW Furniture Mart Wendy's Restaurant Vacant Parcel - American Music Happy Teriyaki Vacant Jenny Craig — -- — Dania Furniture Aptex, Inc. Vining Sewing, Inc. Alside Supply Center %§ . g : ƒ,>, r : . ' : I . f,� m o :. 1c :q.� ®'e — .ki3>, !c!3iQ J.P. o / 2 c « ' I , . . ' —' `o o : @ :_. :o k :/ 0 �Q,�. o �5 ,I •2*/ w, 1 IN!2 ;c , ; o; E �le.� $,f 22 £i/ �Ii a) vo k e . , ® /! �; 2� '-,g: m§E :E.c, 13ml �!2,3io, f1 k.\ _.�� ; ; ,c .m •§ 1-) k k 2 § / _ o ,% ,I Linda Leanderson Thanh Bui Darren Forderer • r.".• Cr) (0 0 X500_FTnelson_500 ft List K-',.:., !;.:','. ,‘N`h* colco-oo (S) '� • : § ' = I— ! � � i co co ooloo � 2 : ss i s9 : °J> ctivid'aictrociard :— ; 7— 7— ; :— 7— 3 • -§ § I § 3- = ■ = , = I = = I-• ■ I— co � co co N-.. ss 2 :— :— -3- 3 I = = H-- I— oo co N...° 2 = 3 = 1— -�� Tukwila, WA 98188 \ WA 98188 1 Tukwila, WA 98188 ------ ---'--- --' Tukwila, WA 98188 Tukwila, WA 98188 ----- - - Tukwila, VVASB1BB Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, \N e.A 98188 Tukwila, WA 98188 Tukwila, WA 88188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 '------' - - Tukwila, WA 98188 t.1:4:4 rtf. 1-',k''• ---:. ,...„, c .,,.,- .,..,.,. tczt- ,....ml 1O71AndoverparhVVant 1113AndoverPmrkVVaot - '- -- 1115AmdOver pmrhWest ---------------- ------- 1121 Andover Park West 1125 Andover Park West 1127Andover Park \�eot -'--'--' ---- 1131 Andover Park West ------ - - -- l 1133 Andover Park VVest ----'---------- ---�--�-'--�l 1141 Andover Park West _� J — --- — �l 1145 Andover Park West �-�---------------- - -1 1147 Andover Park West 1163 Andover Pa,kVVost 1165 Andover Park West _--- -_--_ -_' 1179 Andover Park West 1183 Andover Park West 1185 Andover Park West 1191 Andover Park West 1189 Andover Park ----'- ' - --- 18125 Andover Park West -#1D4______ 1-§ . 180th 5950 S. 180th Street -------------------- --'--'- 582O8.18OthS�ea -___- --_ 18000 South 180th Street - #103 , . 4.' L.— rr4 0 ... to . .- Lyons Safety Crown Mayflower Port Plastics Prime Source Bldg. Products, | Elliot Bay Trading Warehouse Cook�Sales ��o. - -- '--- -'--- ' - HB/Cffioe|nbshon�]' Thayer Carpenter &Ao Associates o orpe��` ����-_' -- -' Crosby Group, Inc. Vacant Carton Sen�ce��o. Hoyt NW Tenant Name -------- -- --- -| Office Furniture Wholesalers . Seattle Factory Allied International Exhaust Sys Portland Paper Box --------------- --- B�K���nedG|�s Corp. Technology Unlimited Bicycles West !Norwalk Furniture Ideas IContinental Mills, Inc. Sansaco Home Furnishings Dania -- - American Express Financial Ad .. , h gr" i•;'..' 1.-). r 1 i.1 - . 1,./..$ [Dave Wester ' - --- .Mike Klein David Bonjouklian Dean Linton --' Tom Davis Lee _ ___ Steve Cota Linda Hafey John Coffee - __- Jim Sweiberg Danielle Wiley iJames Rose '- - //u"oJones ------ - '-- JoeVohanua Mark Mc Kernan James Miller Rolene Springs Todd Patterson Steve Sandstedt Roy Swedstedt Randy Linde - : z re 6u 6 O 0: CI �w W u_ w 0 g • < co 3 • w z 1- 0 uj 0 • 2 a) 0 1— cr) LLJ LLI a. • r= — 0 wz •m I= 0 I- X500 FTnelson 500 ft List '• ti� '« el Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA _98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 00 00 e— CO 0) Y I— 00 co '— CO 0) Y I— I i • . CO 00 '— CO 0) Y , F— ; CO 00 I e-- • a0 Q) i I .�i_IYiYiY I— ! I CO . 00 CO , CO CO 1 ao 00 00 • e— N—. a0 I. 00 00 i 00 0) ' 0) 0) I Q) F— F— F— 1F— • i (3 LLB *2t 18000 South 180th Street - #200 6101 S. 180th Street 6305 S. 180th Street Parkway Plaza - Southcenter Parkway 17334 Southcenter Pkwy 17750 Southcenter Pkwy 17440 Southcenter Pkwy 17400 Southcenter Pkwy 17304 Southcenter Pkwy 17680 Southcenter Pkwy 17372 Southcenter Pkwy 175 Minkler Blvd. 17340 Southcenter Pkwy 17780 Southcenter Pkwy 17774 Southcenter Pkwy 117308 Southcenter Pkwy 117740 Southcenter Pkwy 17672 Southcenter Pkwy 17710 Southcenter Pkwy 17540 Southcenter Pkwy 17500 Southcenter Pkwy 17305 Southcenter Pkwy ..r s. Segale Business Park The Off - Track Quick Bite America's Best Contacts Applebee's Restaurant Azteca Mexican Restaurant Bel -Red Furniture Bon Marche Furniture Gallery Catherine's PS Plus_ Size_ s CompUSA Cucina! Cucina! Dining Interiors Distribution Resources Future Stars Healthsouth /Chec Medical ,Hobbytown USA House of Clocks Michael's ;Parkway Plaza Cinemas -ACT III Tenant Name Red Robin - -- - --------..------- IRoss Dress for Less Y 13 S .' ' -° (Ann Nichols Ann Nichols Ann Nichols t 0 ; ( ci) '� 1 i N O a I Q i M c�•O 2 vi (`a .Ei 0. w. - I C Q) WIO,F= iF-'O' QiOlo ■. UI -! VIL, •._m c • G i .� J i L E{ c,>; v �i 5_Is� DI I ' 0 OIa.;LL.,0 o �L1 v^ Nis .c.--) NI a) CI (E o c i m c of C 9 to of j ( olio m (0 ni Y I C 0 O C � _ 1215 Q) U. 6- I in �!2 0 0 Z:�0 z I=- z re W' J O' UO, co co W W =" J F-, co Q W LL Q, co a i. z1._ zo M O N. I- ca W W O. Ili U N. OI 0-- z X500 FTnelson 500 ft .A Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA _98188 ___' Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 Tukwila, WA 98188 }Tukwila, WA 98188 —1 Tukwila, WA 98188 Tukwila, WA 98188 in f tom. il ,F,y C 16 x 17720 Southcenter Pkwy 17540 Southcenter Pkwy 17310 S_outhcenter Pkwy 17401 Southcenter Pkwy 17320 Southcenter Pkwy Upland Drive 305 Upland Drive 358 Upland Drive 345 Upland Drive 340 Upland Drive • 317 Upland Drive Address Upland Drive 350 Upland Drive 354 Upland Drive 364 Upland Drive Midland Drive 350 Midland Drive 360 Midland Drive S. 178th Street, Seattle, 98188 E z 57th Ave. S. 18115 - 57th Ave South 17835 - 57th Ave SouthResiden ce 18010 57th Ave South a. 'J • �w :* i4tx lx. :t USA Baby Wallpapers to Go Wild Birds Unlimited Winners Restaurant Waterbed Emporium Can -Go Warehouse, Inc./ Elliot Bay Traders Unitec Boyce Commercial Services Bedroom Superstore Service C Tenant Name T.W. Caroll & Co. -- _- Artificial Intelligence Datec (Westport Supply Co Inc. Enko _- - Schoenbachler Enterprises Ray & Madeline Flink Segale Industrial Park , a- „x. i (Greg Benett Lori Moen Diana Raynor Randy Ruiz John Oxsen 'Les Boyce 'Melvin Baird Joe Carrol Donna Mladjan — - — Sinclair Weymilier Steven Jeffus Jim Gazarek Terry Wade Herman Shoenbachler Ann Nichols . ti epteinber 26,1997 Ms. Nora Gierloff•' City of Tukwila Department of Comunity Development 6300 Southcenter Blvd: Tukwila, WA 98188 : Parkway SuperCenter Tukwila, Washington Architect's Project No 97111 ear Nora: BENNER STANGE ASSOCIATES ARCHITECTS, P.C. SS;i ;r -trrs& �fi�sjSt, 5000 SOUTHWEST MEADOWS ROAD SUITE 430 LAKE OSWEGO OREGON 97035 Enclosed for your use is the Design Review application package for the Parkway SuperCenter project: I have organized this alphabetically in order to assist your review. Please call me after you receive and review this package. Thank you for your assistance. Sincerely; ER STANGE ASSOCIATES ARCHITECTS, P.C. , ; CC4 Mr. Roger W. Stange Benner Stange Associates, P.C. 5000 Southwest Meadows Road, Suite 430 Lake Oswego, OR 97035 Christopher Brown A ociates� 879 Rainier Avenue N., (Suite A -201 Renton, WA 98055 -1380 (206) 772 -1188 fax 772 -4321 Re: City of Tukwila Parkway Supercenter Parking Analysis Dear Mr. Stange: September 25, 1997 RECEIVED SEP 2 9 199.7 btNNthSiANGE ASSOCIATES ARCHITECTS, P.C, In accordance with your request I am enclosing a copy of the Parkway Supercenter, Parcel 'A' parking analysis with its "Conclusions" (page 10) and the attendant recommendation for an "Administrative Variance" (page 11). Briefly, considering Parcel 'A' with some 443,382 gsf and with the code required 4.0 parking stalls per 1,000 gsf the design would suggest some 1,774 parking stalls. However, your design shows 1,740 stalls which is a rather minor deviation. Nonetheless, the purpose of the attached study is to review the parking demands on the basis of both commercial - retail and also restaurant space. Further, in this regard, attention is focused on the typical Saturday peak parking demands since Saturday is the peak day -of- the -week. Likewise, since retail sales and restaurants do not peak at the same time, the study also notes the peak parking for each of these activities by hour -of- the -day for the typical Saturday. Finally, since some of the stores will be used for bulk retail sales (furniture and appliances which has been the historical case in this section of the city) the code required parking for this activity, set out in terms of a range (minimum and maximum likelihood), is also shown. The conclusion is that the amount of parking you have described is more than sufficient for the Parkway Supercenter, Parcel 'A' and a request for a variance is indeed appropriate. Yours truly, C. V. Brown, P.E. cc City of Tukwila encl. Traffic Engineers fS Transportation Planners PARKWAY SUPERCENTER TUKWILA, WASHINGTON DESIGN REVIEW GUIDELINES A. Relationship of Structure to Site The Parkway SuperCenter project includes the demolition of portions of the existing building and new parking areas in order to create an organized, efficient parking layoui MEnoows Roan In addition, landscape areas have been incorporated along Southcenter Parkway to satisfy SUITE OIWEG0 code and tenant requirements and to create a more desirable transition between the OREGON streetscape and parking areas. The landscape treatment includes plantings, berms, and 97035 other landscape features enhancing the pedestrian linkage between the Southcenter Parkway and the Parkway SuperCenter. Additional pedestrian walks and plazas have been added throughout the project connecting adjoining streets, and creating multiple opportunities for pedestrian connections. All customer parking is located between the street and the building faces, with loading zones and minor areas of employee parking along the rear of the buildings. Customer parking is totally separated from the loading areas by, independent access points and a separate circulation system. The existing height and scale of all structures have been modified with new canopies and facades to create more variation in mass and individuality of design. The design concept, as indicated by the attached elevations, contains details, material changes, and color accents at all pedestrian areas, achieving an architectural design which both enhances tenant individuality and visually bonds the Parkway SuperCenter into a consistent project. B. Relationship of Structure and Site to Adjoining Area BENNER STANGE ASSOCIATES ARCHITECTS, P.C. The conceptual design creates individual Tenant Shops utilizing a variety of textures, color, and design character while visually linking the Parkway SuperCenter project. Individual tenants are identified by changes in building mass which vary dependent upon each tenant's size. Mass of the buildings, scale, and the character of the project is consistent with other commercial projects in the area. The redevelopment and design of the Parkway SuperCenter will create a strong visual link with the existing Parkway Plaza project west of Southcenter Parkway creating a single, visual, commercial center. Adjoining properties are either industrial or commercial properties with the exception of the most southerly parcel south of 1806 Street. Existing trees have been maintained along the southerly buffer shielding the Parkway SuperCenter Project from the heavy industrial area south of 180th Street. Along the right -of -ways of Southcenter Parkway and 180th landscaping has been expanded and improved to meet or exceet current landscaping codes. RECEIVED CITY OF TI,USat !4press.com 503 670 -0234 FAX 670 -0235 PERMIT CENTER Parkway SuperCenter Tukwila, Washington Design Review September 25, 1997 page 2 The redevelopment of the Parkway SuperCenter project will reduce total building area and improve the parking ratio. The Parkway SuperCenter will link all pedestrian systems through a network of plazas and sidewalks connecting all shops and tenants with the public sidewalk system. Loading for major tenants will be located along the rear of the buildings and separated from customer parking. C. Landscape and Site Treatment Landscaping will utilize existing buffer landscaping and will add additional landscaping to strengthen, the current landscaped area between Southcenter Parkway, 1806 Street and the Parkway SuperCenter. Existing landscape islands located within the parking area will be relocated and expanded. New landscape islands have been added throughout the parking area to strengthen the landscape concept and provide additional landscape area Additional plantings will be located around all transformers, vaults, and equipment areas for screening purposes. The site lighting for the Parkway SuperCenter project will reuse existing poles and fixtures and will add additional .poles and fixtures to match. Supplemental lighting for pedestrians will be included along all plaza areas to create a safe, pleasant environment. Lighting along property lines will be shielded to avoid light spill onto adjoining properties. D. Building Design The building design for the Parkway SuperCenter project is based on creating individual tenant identity while maintaining an architectural consistency throughout the entire project:: Individual identity is achieved by adjusting the scale of entry elements, the type of entry features, and building mass to create an overall design with continuity and variety. Colors proposed will strengthen the concept of individuality and continuity by featuring major tenant entries while linking them through color and mass with the remainder of the project. All the mechanical equipment will be screened from view, as it currently exists throughout the center. . Miscellaneous Structures and Street Furniture Street furniture will be located through out the project. Furniture will consist of benches, bicycle racks, trash receptacles and ash urns, and will be located dependent upon the types of tenants in each area. RECEIVED • CITY OF TI Wit/ILA PERMIT C N 3 E;W; z �z 0 00 co 0 wi w • 0 gQ co =d • w Z= I- O Z• ~ U • � O — o� ww wz = o'- z Parkway SuperCenter Tukwila, Washington Design. Review September 25, 1997 page 3 DESIGN REVIEW POLICIES A. All Commercial Areas The Parkway SuperCenter project includes the renovation of existing buildings and addition of a new exterior canopy system consistent with other buildings in the area. The Parkway SuperCenter provides for easy pedestrian access at multiple locations to enhance and encourage pedestrian traffic. Expanded landscaping is provided along Southcenter Parkway and 180th Street with landscape islands spaced throughout all parking areas. The renovation and facelift of the Parkway SuperCenter will increase and improve the parking ratio and will provide for a more efficient and attractive project. D. Tukwila Urban Center (TUC) Zone The renovation for the Parkway SuperCenter project will improve and enhance the current parking circulation system through the elimination of building area currently blocking access to portions of the site This improved circulation will allow for cross parking and will encourage pedestrian use The development will add columns, architectural details, and a change of color and texture at all canopy areas in order to create a pedestrian - friendly environment. Each major tenant will feature an individual entry design to increase identity and add architectural interest to the project. Smaller tenants and shops will feature a more uniform canopy area. The Parkway SuperCenter renovation is consistent in scale and mass with other buildings in the area, and will create a new, high quality :. commercial center. RECEIVED CITY OF TUKWIL4 PERMIT CENTER ' .., Parkway SuperCenter Tukwila, Washington Design Review September 25, 1997 page 4 Signage Design As indicated by the Site Plan sheet Al the Parkway SuperCenter will utilize existing pylon sign footings and steel structure and will add new pylon signs as noted on the site plan. The existing -pylon signs will contain new signage fronts and additional design features which will be consistent with the other pylon signs and will be submitted for separate review. Individual tenant signs will be located within the sign band canopy area and will be channel -type individual letters with metal returns: These signs will be submitted as individual tenants modify or submit new signage. The attached detail drawing indicates the type of signage for individual tenant signs used throughout the project. RECEIVED • CITY C 1!IONIL4. • • ejr' • PERMIT' ZikITER . • BENNER STANGE ASSOCIATES /ARCHITECTS, P.C. City of Tukwila Plan Check Design Review Fee 9/25/97 .,� . . ,J U ;tn1:1i (A W W =: • O` d. • H W , I- O :WW .• • U, • O. BENNER STANGE ASSOCIATES / ARCHITECTS, P.C. City of Tukwila Plan Check SEPA Environmental Checklist 9/25/97 1537 325.00 UTILITIES INFORMATION PARKWAY SUPERCENTER TUKWILA, WASHINGTON APPLICATION CHECKLIST September 23, 1997 WATER • Service provided by the City of Tukwila. • Survey contains location and elevation of existing water meters, water vaults and valves. • Locations of underground water lines are not shown on the current survey. • From as -built information, a 10 -inch C.I. water main runs along the East Side of Southcenter Parkway, 28 -feet east of the centerline, from S. 180th Street to Minkler Boulevard. This 10 -inch main continues east from Southcenter Parkway on Minkler Boulevard and 180th Street. SANITARY SEWER • Service provided by the City of Tukwila. • Survey contains location and elevation of existing sewer manholes. • Location and sizes of underground sanitary sewer line are not shown on the current survey. • From as -built information, a 12 -inch sanitary sewer pipe is located in Minkler Boulevard. STORM DRAINAGE • Service provided by the City of Tukwila. • Survey contains location and elevation of existing storm drainage manholes, culverts and catch basins. • The available survey does not include size, invert elevation and location of existing storm pipes. Additional information is pending. • From as -built information, a 54 -inch storm drain pipe is located on the north side of Minkler Boulevard, a 12 -inch R.C.P. storm drain pipe is located along the south side of 180th Street east of Southcenter Parkway, a 36 -inch storm drain pipe along the west side of Southcenter Parkway approximately 1,660 feet north of 180th Street, and a small drainage facility is located in the existing parking lot south of 180th Street. • From conversations with the City, a storm pressure main is located in Southcenter Parkway, and heads east along 180th Street before outfalling into the Green River. City of Tukwila Storm Station No. 10 is located on the north side of 180th Street, and provides a connection to the pressure main for storm drainage of the existing parking lot south of the street. ELECTRICITY • Service provider is Puget Sound Power. • Survey contains location of existing utility vaults, utility poles, Tight posts and power manholes. • Map of existing distribution is in the mail according to Puget Sound Power (per conversation of July 17, 1997). • According to Puget Sound Power, the existing facility is more than adequate to serve the ro, osed�!`/ED Supercenter, and service will more than likely be provided to the site at no cost. �I �� �;C'N1�4 PERMIT CENTER z w CC 00 N0: cn, wwr CO w 0' d Z 0. z� Ili al D 0: O N. W; 10. w N. H =: 0''' z Parkway Supercenter Application Checklist/Utilities September 23, 1997 Page 2 GAS • Service provider is Puget Sound Power. • Survey contains location of existing gas meters. • Map of existing distribution is in the mail according to Puget Sound Power (per conversation of July 17, 1997). • According to Puget Sound Power, the existing facility is more than adequate to serve the proposed Supercenter, and service will more than likely be provided to the site at no cost. An existing 16 -inch supply main and 4 -inch main are located in 180th Street. A 4 -inch main is located in Southcenter Parkway. TELECOMMUNICATIONS • Service provider is US West Communications. • According to US West, lines exist on the west and east sides of Southcenter Parkway, with the line on the West Side being a main distribution line. • According to US West, service will be provided to the site at no cost. Developer will be responsible for any conduit required on -site. CABLE • Service provider is TCI Cable Vision of Washington. • According to TCI, available service is approximately 1.5 — 2 miles from the site, and providing service to the site may be expensive. CORRESPONDENCE INFORMATION Available as- builts and Storm Drainage Study were sent on July 21, 1997, by Kathy Loona from the City of Tukwila to KPFF. • Additional as- builts were sent July 22, 1997, by Sandy Leek, from the City of Tukwila to KPFF. • We are in the process of setting up meetings with Phil Fraser (storm drainage), and Pat Brodin (sewer and water), for detailed research of these utilities. HC /JM;be197079Wtility RECEIVED CITY OF TUKWILa PERMIT CENTER . �.,_,.».:. � . •. :. -z. w; • .J U oo • U) 0 COw • w =; wO 2 • d w. 1-; 1- .zzcI —i ,o1- • _ V Zr. .o . • z First American Title Insurance Company PREPARED FOR: :Mike Nelson ':Sierra Construction 2101 Fourth Ave., Suite 800 Seattle, WA 98121 Customer Service Seattle Phone: 206.728.7236 Fax: 206.728.7223 E -Mail: cs.seattle @firstam.com Internet: www.frstam.com PREPARED BY:Adam DATE :09/18/97 TIME :9:00:08 REPORT:TFARM.RPW COUNT :57 W. Richter 9(i'51/1 a >31- r King County Washington Parcel 352304 352304 352304 352304 352304 352304 352304 352304 352304 352304 352304 352304 352304 352304 352304 MetroScan Search Parameters Number...57, 9087 9088 9107 9008 9038 9040 9013 9034 9118 9032 9031 9110 9102 9098 9097 Remember First American Title On Your Next Transaction MetrnScnn / King (WA) Owner : Mikami Masao Site : 17275 Southcentcr Pkwv Tukwila 98188 Mail : PO Box 256 Dublin Oh 43017 Use ; 413 Pub,Rcstaurant.Fast Food !.g/ : STR 262304 TAXLOT 63 LOT 1 OF CITY Bedrnr : • 13th 1311: / Stories: I BIdgSF: 2,740 Parcel # Sale Date Sale Price Asd. f% O : SW Ac: 2.21 : 262304 9063 04 : 03/06/92 : $800,000 S : 26 T : 23N YB:1982 Ph: R : 04E Owner Site I.1nil Use Lgl Bedrnr : Jamestown 16 Lp : 17405 Southcentcr Pkwy Tukwila 98188 : 17405 Southcentcr Pkwv Tukwila Wa 98188 : 243 Com,Retail Strip,25k+ Sqft : STR 262304 TAXLOT 67 POR SE 1/4 OF 13th P3H: / Stories: I BIdgSF: 26,980 Parcel # Sale Dale Sale Price Asd. f% O : SW Ac: 11.08 : 262304 9067 00 : 01/31/97 : $28,500,000 Full : $13,631,900 S : 26 T : 23N 1'B:1996 Ph: R :04E Owner Site Mail Use Lg/ Bedrnr : Jamestown 16 Lp : 17405 Southcentcr Pkwy Tukwila 98188 : 17405 Southcentcr Pkwy Tukwila Wa 98188 : 243 Com,Retail Strip,25k+ Sgft : STR 262304 TAXLOT 67 POR SE 1/4 OF 13th F311: / / Stories: 1 BIdgSF: 136,649 Parcel # Sale Date Sale Price Asd.1% O :SW Ac: 11.08 : 262304 9067 00 : 01/31/97 : $28,500,000 Full : $13,631,900 S : 26 T : 23N YB:1996 Ph: R : 04E Owner Site 1 /ail Use 1„g1 Bedrnr : Mikami Masao : 17151 Southcentcr Pkwy Tukwila 98188 401 2nd Ave S #110 Seattle Wa 98104 : 922 Vacant.Conunercial,1 To 5 Acres : STR 262304 TAXLOT 69 LOT 2 OF CITY 13th 131-1: / Stories: 131clgSF: Parcel # Sale Date Sale Price Asd V O :SW :lc: 1.42 : 262304 9069 08 : 03/06/92 : $337,200 S : 26 T : 23N Y13: Ph: R : 04E Owner : Phoenix Insur /Center Place • Site : 17047 Southcentcr Pkwv Tukwila 98188 rL/ai/ : 401 2nd Ave S #110 Seattle Wa 98104 Use : 201 Com,Shopping Center,Liquor, <100k Lg/ STR 262304 TAXLOT 70 POR OF NE 1/4 Bedrnr : 13th 13!-!: • Stories: !3/dgSF: Parcel # Sale Date Sale Price Asd. V O : SW :Ic: 2.68 262304 9070 05 • • : $788,700 S : 26 T : 23N YB: Ph: R : 04E Owner : Phoenix Insur /Center Place Site : 17047 Southcentcr Pkwy Tukwila 98188 Mail : 401 2nd Ave Ext S #110 Seattle Wa 98104 Use : 201 Com,Shopping Centcr,Liquor, <100k Lgl : STR 262304 TAXLOT 71 POR OF NE 1/4 I3edr n : 13th P311: Stories: 1 BlclgSF: 27,840 Parcel # Sale Date Sale Price Asd. V O : SW Ac: 3.71 : 262304 9071 04 : $3,636,000 S : 26 T : 23N Y13:1982 Ph: R : 04E Owner : Phoenix Insur /Center Place Site : 17047 Southcentcr Pkwy Tukwila 98188 Mail : 401 2nd Ave Ext S #110 Seattle Wa 98104 Use : 201 Com,Shopping Centcr,Liquor, <100k /44/ : STR 262304 TAXLOT 71 POR OF NE 1/4 Beclrnt : 13th 131-1: • Stories: 1 BIcIgSF: 16,840 Parcel # Sale Dale Sale Price Asd. 1% O : SW Ac: 3.71 : 262304 9071 04 : $3,636,000 S : 26 T : 23N 113:1982 Ph: R : 04E Owner : J C Penney Co Inc #9509.1 Site : 17200 Southcentcr Pkwy Tukwila 98188 Mail : PO Box 10001 Dallas Tx 75301 Use : 924 Vacant,Commcrcial,10 To 20 Acres Lgl : STR 262304 TAXLOT 80 POR OF NW 1/4 Bedrnr : 13th F31 -1: - Stories: 13IclgSF: Parcel # Sale Date Sale Price O : SE Ac: 9.71 !n%rnunion Provided Is Deemed Reliable, But Is Not Guaranteed. '•.: ".' .'�: : 262304 9080 03 : $2,539,100 S : 26 T : 23N YB: Ph: R : 04E MetroScan / King (WA) Owner : J C Penney Co Inc #9509.1 Site : 17200 Southcenter Pkwy Tukwila 98188 Mai/ : PO Box 10001 Dallas Tx 75301 Use : 506 I nd. Wa rchousc.100k+ Sgft LLl : STR 262304 TAXLOT 81 POR OF NE 1/4 Beclrnt : 8th 1;3H: Stories: 1 BIdgSF: 222,000 Parcel # Sale Date Sale Price Asd.1% O : SW Ac: 5.88 : 262304 9081 02 : $5,569,500 S : 26 T: 23N YB:1968 Ph: R : 04E Owner : Castello Land Co Inc Site : Pw Tukwila .1 /ail : 54 S Dawson St Seattle Wa 98134 Use : 901 Vacant.Rcsidcntial /.gl : STR 262304 TAXLOT 96 POR OF S 3/4 I3edrm 13th F3H: Stories: BIdgSF: Parcel # Sale Date Sale Price Asd. V O :SW Ac: 1.00 262304 9096 05 • : $500 S : 26 T : 23N YB: Ph: R : 04E Owner : J C Penney Co Inc Site : 17200 Southcenter Pkwy Tukwila 98188 tb /ai/ : PO Box 10001 Dallas Tx 75301 Use : 403 Pub,Automotive,Retail Lgl : STR 262304 TAXLOT 117 POR OF NE 13edrnt : 13th F31-1: / Stories: 1 BIdgSF: 22,626 Parcel # Sale Date Sale Price Asd. V O : SW Ac: 3.15 : 262304 9117 00 : $1,881,800 S : 26 T: 23N YB:1968 Ph: R : 04E Owner : Jamestown 16 Lp Site : 17555 Southcenter Pkwy Tukwila 98188 1 /nil : 17555 Southcenter Pkwy Tukwila Wa 98188 Use : 922 Vacant.Commcrcial.1 To 5 Acres 1.g1 : STR 262304 TAXLOT 136 PORTION OF l3edrm : Bth F3H: Stories: BldgSF: Parcel # Sale Date Sale Price flsd.V O : SW Ac: 4.08 : 262304 9136 07 : 01/31/97 : $28,500,000 Full : $89,000 S : 26 T: 23N YB: Ph: R :04E Owner : Segale Mario A Site : 17800 Southcenter Pkwy Tukwila 98188 Alai( : 18010 Southcenter Pkwy Tukwila Wa 98188 Use : 921 Vacant.Commcrcial,Less Than 1 Acre /.g/ : STR 352304 TAXLOT 8 SE 1/4 OF NE /Jed •tn : 13th 1311: Stories: l3/clgSF: Parcel # Sale Date Sale Price Asd. V O :NW Ac: .41 : 352304 9008 01 : $1,000 S : 35 YB: Ph: 206-575-3200 T : 23N R : 04E Owner Site Mail Use Lgl Bedrin Flink Ray & Madeline : 17835 57th Avc S Tukwila 98031 : 18059 S Ctr Pky Seattle Wa 98188 : 101 Rcs,Single Fancily Residence : STR 352304 TAXLOT 13 SE 1/4 OF NW : 2 13th 1 %3H: 1 . Stories: 1 BIdgSF: 980 Parcel # Sale Date Sale Price Asd. 1' O :NW Ac: 12.28 : 352304 9013 04* : $345,900 S : 35 I'B:1954 Ph: 7' : 23N R : 04E Owner : Flink Ray & Madeline Site : 17835 57th Ave S Tukwila 98031 Alai/ : 18059 S Ctr Pky Seattle Wa 98188 'sc 101 Res.Single Family Residence /.,e/ : STR 352304 TAXLOT 13 SE 1/4 OF NW • 13edrnt : 3 13th ball: 1 : 1 Stories: 1 BIcagSF: 2,820 Parcel # Sale Date Sale Price Asd. V O : NW Ac: 12.28 : 352304 9013 04* • : $345,900 S : 35 7' : 23N YB:1959 Ph: R : 04E Owner : Schoenbachlcr Enterprises Lie Site : S 18(11h St Tukwila :1 tail : 106 110th PI SE Bellevue Wa 98004 Use 42.4 Pub, Parking,Garages Ltrl : STR 352304 TAXLOT 31 POR OF S \V 1/4 liedrm : 13th F31I: . Stories: BIdgSF: Parcel • Date Sale Price A sd. V O :NE Ac: 4.78 The Inlormat,on Provided /s Deemed Reliable. But Is Not Guaranteed. : 352304 9031 02 : 02/06/96 : $1,369,700 S : 35 T: 23N YB: Ph: R :04E Z W Z.. Et QQ2 0 U 0' NCI V) W; J w0 Q` : =W Z �..: I-0: Z I- 0 0 1_ ,W I0 0: Z; 0— O ~: MetroScan / King (WA) Owner Site .1 fail Use Lgl Bedr►n : Scgalc Mario A : 18054 57th Ave NE Seattle 98155 : PO Box 88050 Tukwila Wa 98138 : 101 Rcs,Singlc Family Residence : STR 352304 TAXLOT 32 BEG AT PT ON : 3 /3th F3F!: 1/ j 1 Stories: 1 BIdgSF: 2,600 Parcel it Sale Date Sale Price Asd.1% O :NW Ac: .68 : 352304 9032 01 : $204,900 S : 35 T: 23N YB:1952 P1?: R : 04E Owner : Schoenbachler Enterp Llc Site : 18115 57th Ave S Tukwila 98031 Mai/ : 13256 Northup Way # 1 1 Bellevue Wa 98005 Use : 101 Res.Single Family Residence Lgl • : STR 352304 TAXLOT 34 PORTION OF SE Bedrm : 3 13th F31 -1: I /2 / Stories: 1 BidgSF: 3,690 Parcel # Sale Date Sale Price Asd. V O :NW .4c: 23.77 : 352304 9034 09 : 01/23/96 : $822,000 S : 35 T : 23N YB:1965 Ph: R : 04E Owner Site Mail Use /.g! Be drat : Schoenbachler Enterp LIc : 18115 57tli Ave S Tukwila 98031 : 13256 Northup Way #1 1 Bellevue Wa 98005 : 101 • Res,Single Family Residence : STR 352304 TAXLOT 34 PORTION OF SE • I Bth 131-1: I • .S'tories: 1 /3ldgSF: 540 Parcel 11 Sale Date Sale Price Asd. i% O :NW Ac: 23.77 : 352304 9034 09 : 01/23/96 : $822,000 S : 35 T: 23N YB:1965 Ph: R : 04E Owner : Seattle First Nati Bank Site : 18000 Southccntcr Pkwy Tukwila 98188 1•lai/ : PO Box 3977 Seattle Wa 98124 Use : 922 Vacant.Commercial,1 To 5 Acres /.,g/ : STR 352304 TAXLOT 38 POR OF S 1/2 l3edrnr : 13th F31!: ./ Stories: BlclgSF: Parcel # Sale Date Sale Price I sd.1% O : NW Ac: 5.85 : 352304 9038 05 : 09/01/95 • : $382,800 S : 35 T : 23N YB: Ph: R : 04E Owner : Martin Roy E .S'ite. : 5665 S 178th St Seattle 98188 tl,la!/ : 5665 S 178th St Seattle Wa 98188 Use : 101 Res.Single Family Residence l.tl : STR 352304 TAXLOT 40 BEG ON N LN Bedrin : 1 I3th 131 -1: 1 Stories: 1 BldgSF: 1,830 Parcel # Sale Date Sale Price Asd.1% O : NW Ac: 1.63 : 352304 9040 01 : $172,000 S : 35 T : 23N R : 04E 173:1948 Ph: 206 -575 -0327 Owner : Levitz Furniture Corp Site : 17601 Southcenter Pkwy Tukwila 98188 Mai/ : 212 High St Pottstown Pa 19464 Use. : 412 Pub.Retail.Discoimi Lgl : STR 352304 TAXLOT 87 BEG ON WLY 13edrin : 13th 1311: .Stories: 1 BIdgSF: 155,280 Parcel # Sale Date Sale Price Asd.1' O : NW :lc: 8.28 : 352304 9087 05 : $5,646,600 S : 35 T : 23N YB:1970 Ph: R : 04E Owner : Levitz Furniture Corp Site : 17601 Southccntcr Pkwy Tukwila 98188 Mail : 212 High St Pottstown Pa 19.464 Use : 412 Pub,Retail,Discount Lgl : STR 352304 TAXLOT 88 BEG ON WLY Beclrnt : l3th 1%311: Stories: BIdgSF: Parcel # Sale Date Sale Price .4 sd. V O :NW Ac: 1.66 : 352304 9088 04 : $435,700 S : 35 T : 23N YB: Ph: R : 04E Owner : Waco Enterprise Site : 1205 Andover Park W Tukwila 98188 Mai/ : 1205 Andover Park W Tukwila Wa 98188 Use : 504 ind,Warehouse,25k To 50k Sqft I,gl : STR 352 304 TAXLOT 92 BAAP ON W MGN Bech•nr 13/ii P3/-I: Stories: 1 BlclgSF: 45,864 Parcel # Sale Date Sale Price Ascl.1% O :NE •.4c: 1.68 The Information l'i•ovided Is Deemed Reliable, But Is Not Guaranteed. : 352304 9092 08 : 10/30/91 : $1,455,500 S : 35 T : 23N YB:1972 Ph: R : 04E W � W � 0 0' N 0, N W'i • W =: LL! W 0 r q 22 u- =, =a: Z �, W ;O N W W' I— Z; W (. Ham`. O •Z MetroScan / King (WA) Owner ; Spicker Properties # 185 Ltd Site : 1 185 Andover Park W Tukwila 98188 Mali : 915 118th Ave SE #110 Bellevue Wa 98005 Use : 506 I nd, Wa rchousc. 100k+ Sqft Lgl : STR 352304 TAXLOT 93 POR OF NW 1/4 l3cdrnr : 13th F311: • Stories: 1 BldgSF: 107,660 Parcel # Sale Dale Sale Price Asd.V O : NE I • c: 4.93 : 352304 9093 07 : 01/13/97 : $4,199,700 : $3,233,200 S : 35 T: 23N YB:1972 Ph: R : 04E Owner : Spicker Properties #185 Ltd Site : 1 161 Andover Park W Tukwila 98188 : 915 118th Ave SE #110 Bellevue Wa 98005 Use : 505 Ind.Warchousc.50k To 100k Sqft Lgl : STR 352304 TAXLOT 97 POR OF SW 1/4 Bedrnr : 13th F31 -!: / Stories: 1 BldgSF: 95,810 Parcel 11 Sale Date Sale Price Asd. V O : NE Ac: 4.09 : 352304 9097 03 : 01/13/97 : $4,199,700 : $2,607,600 S :35 T:23N YB:1975 Ph: R : 04E Owner : Spicker Properties #185 Ltd Site : 1141 Andover Park W Tukwila 98188 Mail : 915 118th Ave SE #110 Bellevue Wa 98005 Use : 505 Ind,Warehouse,50k To 100k Sqft I.gl : STR 352304 TAXLOT 98 WLY 216.6 FT 13eclrnr : 13th 1311: Stories: I BldgSF: 95,810 Parcel 11 Sale Date Sale Price Asd. V O :NE Ac: 3.97 : 352304 9098 02 : 01/13/97 : $4,199,700 : $2,607,600 S : 35 T : 23N 113:1973 Ph: R : 04E Owner : Two Ninc Three & Four Ltd Site : 1 121 Andover Park W Tukwila 98188 Mail : 1325 4th Ave #1940 Seattle \Va 98101 Use : 505 Ind.Warchouse,50k To IOOk Sqft Lgl : STR 352304 TAXLOT 102 POR SW 1/4 Bech•nr 13th 17311: Stories: 1 131dg.SF: 88.440 Parcel 11 Sale Date Sale Price I • sd 1' O : NE .4c: 4.03 : 352304 9102 06 : 12/29/92 : $2,407,000 S : 35 T : 23N 1.13:1977 Ph: R :04E (hrncr Site :1.lnil Use Lgl Bedrni : Tri -Land Corporation : 1251 Andover Park W Tukwila 98188 : 1325 4th Ave #1940 Seattle Wa 98101 : 506 Ind, Warchousc. i OOk+ Sqft : STR 352304 TAXLOT 103 POR OF NW 13th F31-1: i Stories: 1 BldgSF: 100,252 Parcel /1 Sale Date Sale Price Asd I% O :NE Ac: 4.22 : 352304 9103 05 : $2,923,300 S : 35 T : 23N R : 04E Y8:1977 Ph: 206 -624 -4494 Owner : Boeing Oregon Masabi Trust Site : 5920 S 180th St Tukwila 98188 Alai/ : 1325 4th Ave #1940 Seattle Wa 98101 Use : 505 Ind,Warchouse.50k To 100k Sqft Lgl : STR 352304 TAXLOT 105 \•V 250 FT 1.3c'drtn lath F3//: .Stories: 1 131dgSP: 75,651 Parcel It Sale Date Sale Price Asd. V O :NE Ac: 3.17 : 352304 9105 03 : $2,116,000 S : 35 T : 23N 1B :1976 Ph: R : 04E Owner : Jain Assoc I /Jbm Assoc 1 Site : 17855 Southcenter Pkwy Tukwila 98188 Mail : 2500 Sand Hill Rd #240 Menlo Park Ca 94025 Use : 253 Com,Retail Store.25k+ Sqft Lgl : STR 352304 TAXLOT 107 POR NE 1/4 Bcclrrn 13th 1.311: Stories: 1 131dgS'P: 34,714 Parcel # Sale Date Sale Price Asd. V O : NW /lc: 1.47 : 352304 9107 01 : $2,001,800 S : 35 7' : 23N Y8:1978 Ph: R : 04E Owner : Two Nine Three & Four Ltd Site : 1 105 Andover Park W Tukwila 98188 :Ifni/ : 1325 4th Avc #1940 Seattle Wa 98101 (:ec : 506 1nd.Warehouse.100k+ Sq : STR 352304 TAXLOT 110 POR SW 1/4 13edrnr : 8th F31-1: Stories: 1 • BldgSF: 100.200 Parcel it Sale Date Sale Price I • sd.1" U : NE Ac; 4,39 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. : 352304 9110 06 : 12/29/92 : $2,824,400 S : 35 T : 23N YB:1979 Ph: R : 04E MetroScan / King (WA) Owner : La Pianta Ltd Ptnrshp Site : *No Site Address* Tukwila .1 /ai/ PO Box 88050 Tukwila Wa 98138 Use : 506 I nd. Warchousc. I OOk+ Sqft /.g/ : STR 352304 TAXLOT 112 LOT 1 OF Bedrm 13th 1311: Stories: 1 I3/dgSP: 154,060 Parcel # Sale Date Sale Price Asrl.1' O : SW Ac: 7.20 : 352304 9112 04 : 12/30/94 : $29,100,000 : $3,586,700 S : 35 T : 23N YB:1978 Ph: R : 04E Owner Site Mail Use Lg/ Bedrm : La Pianta Ltd Ptnrshp : 18010 Southcentcr Pkwy Tukwila 98188 : PO Box 88050 Tukwila Wa 98138 : 262 Off,1 -3 Story,5k To 15k Sqft : STR 352304 TAXLOT 118 POR OF SE Bth F311: / / Stories: 1 BldgSF: 6,534 Parcel # Sale Date Sale Price Asd.V O :NW Ac: 4.23 : 352304 9118 08 : 12/30/94 : $29,100,000 : $1,046,900 S : 35 T : 23N YB:1962 Ph: R : 04E Owner : La Pianta Ltd Ptnrshp Sue : 1801() Southcentcr Pkwy Tukwila 98188 Alai/ : PO Box 88050 Tukwila Wa 98138 Use : 262 Off,1 -3 Story,5k To 15k Sqft Lg/ : STR 352 304 TAXLOT 118 POR OF SE Bedrin • Bth P311: / Stories: 1 BldgSF: 1,980 Parcel # Sale Date Sale Price Asd.V O :NW Ac: 4.23 : 352304 9118 08 : 12/30/94 : $29,100,000 : $1,046,900 5 : 35 T : 23N YB:1992 Ph: R : 04E Owner : La Pianta Ltd Ptnrshp Site : *No Site Address* Tukwila A- /ail : PO Box 88050 Tukwila Wa 98138 1 :re : 506 Ind. Warchousc.100k+ Sqft Lg/ : STR 352304 TAXLOT 119 PORTION OF Bedrm : 13th 1311: Stories: 2 BldgSF: 26,486 Parcel # Sale Date Sale Price Asd.1% O :NE Ic: 21.86 : 352304 9119 07 : 12/30/94 : $29,100,000 : $13,425,900 S : 35 T : 23N 173:1979 Ph: R :04E Owner : La Pianta Ltd Ptnrshp Site : *No Site Address* Tukwila Mail PO Box 88050 Tukwila Wa 98138 Use : 506 I nd, Warchousc. 100k+ Sqft lgl : STR 352304 TAXLOT 119 PORTION OF Bedrin : 13th F311: Stories: 1. BldgSF: 48,384 Parcel # Sale Date Sale Price Asd. V O :NE Ac: 21.86 : 352304 9119 07 : 12/30/94 : $29,100,000 : $13,425,900 S : 35 T : 23N YB:1975 Ph: R : 04E Owner : La Pianta Ltd Ptnrshp Site : *No Site Address* Tukwila 1 /ail : PO Box 88050 Tukwila Wa 98138 1 : 506 I nd. Wa rchousc. 1 00k+ Sgft /.gl : STR 352304 TAXLOT 119 PORTION OF Bedrin : B►h P31 -1: • Siories: 1 BldgSF: 311,130 Parcel # Sale Dale .S'ale Price . l sd. V O :NE Ac: 21.86 : 352304 9119 07 : 12/30/94 $29,100,000 : $13,425,900 S : 35 T : 23N /B:1979 Ph: R : 04E Owner : La Pianta Ltd Ptnrshp Site : *No Site Address* Tukwila Mail : PO Box 88050 Tukwila Wa 98138 : 506 Ind. Wa rehouse. IOOk+ Sqft /.g/ : STR 352304 TAXLOT 119 PORTION OF Bedrm : 13th 131 -1: • • Stories: 1 BldgSF: 241,848 Parcel # Sale Date Sale Price Asd.1% O : NE Ac: 21.86 : 352304 9119 07 : 12/30/94 : $29,100,000 : $13,425,900 S : 35 7' : 23N 173:1979 Ph: R : 04E Owner : La Pianta Limited Partncrsh Site : 6101 S 180th St Tukwila 98188 A /ali : PO Box 88050 Tukwila Wa 98138 Use : 4 12 Pub,Rctail,Discount /.g/ : STR 352304 TAXLOT 120 PORTION OF Bedrin : 13th P31-1 : / .' Stories: 1 BldgSF; 89,250 Parcel # Sale Date Sale Price Asd.1% O : NE Ac: 7.56 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. R :04E Z Q �. W' 1U: 0 O: wcy • W: W =: , NO QQ LL Q: e d W, 1- O Z ▪ D' U� N1 =W LL H' til Z. O F" Z Metr'OSenn / King (WA) Owner : La Pianta Limited Partnersh Site : 6101 S 180th St Tukwila 98188 Mail : PO Box 88050 Tukwila Wa 98138 Use :412 Pub,Retail,Discount Lgl : STR 352304 TAXLOT 120 PORTION OF 13edr•nr : 13th P31-1: / Stories: 1 BkIgSF: 1.344 Parcel # Sale Date Sale Price Asd. V O : NE Ac: 7.56 : 352304 9120 04 : 12/13/93 : $1,318,986 : $4,809,600 S : 35 7' : 23N YB:1984 Ph: R : 04E Owner : Wcymillcr Sinclair A & Carol Site : 340 Upland Dr #A Tukwila 98188 rldnil : 30231 23rd Ave SW Federal Way Wa 98023 Use : 126 Rcs.Condominituu,Comm,Mixed Use /.g/ : LOT UNIT A UPLAND DRIVE BUSINESS 8eclrnr : 3 Bth 1311: 1 .Stories: 1 131dgS'F: 4,940 Parcel # Sale Date Sale Price Asd.1% O : SE :lc: 4.42 : 883510 0010 00 : 05/17/94 : $252,500 Full : $250,100 S : 26 T : 23N R : 04E Y13:1978 Ph: 253- 838 -9046 Owner : Walsh Warren W & Lorraine A Site : 340 Upland Dr #B Tukwila 98188 : 364 Upland Dr Seattle Wa 98188 Use : 126 Res,Condominium,Comm,Mixed Use Lg/ : LOT UNIT B UPLAND DRIVE BUSINESS •Bech•nr : 3 13th 1311: / 1 Stories: 1 BIdgSF: 4,940 Parcel # Sale Date Sale Price Asd. V O : SE Ac: 4.42 : 883510 0020 08 : 02/17/95 : $49,580 : $247,300 S : 26 T : 23N 1'8:1978 Ph: R : 04E Owner : Argelan /Weaver Associates Site : 340 Upland Dr #C Tukwila 98188 Mail : 6521 1 15th PI SE Bellevue Wa 98006 1se : 126 Res,Condominium,Comm,Mixed Usc : LOT UNIT C UPLAND DRIVE BUSINESS 8eclrnr : 3 131/71,1311: • I S'lories: 1 8/dgSF: 4,940 Parcel # Sale Date Sale Price Asd. V O : SE :lc: 4.42 : 883510 0030 06 : 12/31/86 : $177,500 : $247,300 S : 26 1'8:1978 T : 23N R : 04E Ph: 253-235-1906 O i'ner : Lund James Site : 340 Upland Dr #D Tukwila 98188 Mai/ : 378 Upland Dr Seattle Wa 98188 Use : 126 Res,Condominium,Comm,Mixed Usc /.g/ : LOT UNIT D UPLAND DRIVE BUSINESS BBedrrn : 3 13111 F311: • 1 .Stories: 1 13 /dgSF: 5,500 Parcel it Sale Date Sale Price .4sd. f% O : SE 4.42 : 883510 0040 04 : 1.0/03/96 : $278,000 S : 26 T : 23N J'13:1978 P11: R : 04E Owner : Lund James • Site : 340 Upland Dr #E Tukwila 98188 A/ni! : 378 Upland Dr Seattle Wa 98188 Use : 126 Res,Condominium,Comm,Mixed Use Lgl : LOT UNIT E UPLAND DRIVE BUSINESS 13edrtn : 3 8th F311: / /1 Stories: 1 BIdgSF: 5,760 Parcel # Sale Date Sale Price Asd.V O : SE :lc: 4.42 : 883510 0050 01 : 10/03/96 : $285,900 S : 26 T : 23N Y13:1978 Ph: R : 04E Owner : Friesen Clarence W /Doris E Site : 340 Upland Dr #F Tukwila 98188 11 /ail :11131 SE 571h St Bellevue Wa 98006 Use : 126 Res,Condominium,Comm,Mixed Use l.tl : LOT UNIT F UPLAND DRIVE BUSINESS 13edrnr : 3 /31h 1 311: i 1 Stories: I BIdgSF: 6,130 Parcel # Sale Date Sale Price Asd.V O : SE :lc: 4.42 : 883510 0060 09 : 09/19/95 : $295,000 Full : $304,100 S : 26 T : 23N 1'#:1978 Ph: R : 04E Owner : Carrol Joseph J & Gayle M Site : 340 Upland Dr #G Tukwila 98188 Mail : 350 Upland Dr Tukwila Wa 98188 i Use : 126 Rcs,Condominium.Comm,Mixed Use 1,g1 : LOT UNIT G UPLAND DRIVE BUSINESS Betirnr : 3 131/1 1311: • 1 .Stories: 1 131dgSF: 6.140 Parcel ti Sale Date Sale Price .1sd.1' O : SE Ac: 4.42 The Information Provided is Deemed Reliable. But Is Not Guaranteed. : 883510 0070 07 : 09/19/95 : $295,000 Full : $307,200 S : 26 T : 23N R : 04E 1'13:1978 Ph: 206- 575 -1064 = 1—: HW re 2 6 JU 0 0' CO W 111 H: N LL W 0 ga N d, H ='. Z Z0 UlD. 'O N` O I—: W W'. — Z' W I. O Z ii Metrn,S'can / King (WA) Owner : Carrol Joseph J Parcel # : 883510 0080 05 Site : 340 Upland Dr #H Tukwila 98188 Sale Date • • Mail : 350 Upland Dr Seattle Wa 98188 Sale Price : Use : 126 Rcs,Condominium.Comm.Mixed Use Ascl. (% : $247,300 Lgl : LOT UNiT H UPLAND DRiVE BUSINESS O : SE 5 : 26 T: 23N R : 04E 13edrin : 3 131/, 1311: / /1 Stories: 1 B1dgSF: 4,940 "lc: 4.42 Y13:1978 Ph: 206 -575 -1064 Owner : Forrester Michael J & Tsuchin Parcel # : 883510 0090 03 Site : 340 Upland Dr #I Tukwila 98188 Sale Date : 10/31/90 tllail : 15445 SE Fainvood Blvd Renton Wa 98058 Sale Price : $200,000 Full ( :ve : 126 Res.Condominium.Comm.Mixed Use .4sd. V : $247,300 Lgl : LOT UNIT i UPLAND DRIVE BUSINESS O : SE S : 26 T : 23N R : 04E 13edrin :3 Bill P31-1: / ' 1 Stories: 1 BldgSP: 4,940 Ac: 4.42 1'13:1978 Ph: 425- 271 -8564 Owner : Friesen Clarence Parcel # : 883510 0100 01 Site : 340 Upland Dr #J Tukwila 98188 Sale Date Mail : 1 1 13 I SE 57th St Bellevue Wa 98006 Sale Price Use : 126 Res.Condominium.Comm.Mixcd Usc Asd.i% : $248,600 L4z1 : LOT UNIT UPLAND DRIVE BUSINESS O : SE 5' : 26 T: 23N R : 04E lkedrnt : 3 1311, P311: 1 .Stories: 1 131dgSF: 4,800 Ac: 4.42 YB:1978 Ph: Owner : Sanders Ella May (Tr) Parcel # : 883510 0110 09 ,S'ite : 340 Upland Dr #K Tukwila 98188 Sale Date : 12/29/89 A. /ail : 10808 1 I th Ave NE Scattic Wa 98125 Sale Price Use : 126 Res,Condominium.Comm,Mixcd Use Asci i% : $325,500 Lgl : LOT UNIT K UPLAND DRIVE BUSINESS O : SE S : 26 T: 23N R : 04E liedrtn : 3 13th F311: / i 1 Stories: 1 BidgSF: 9,999 Ac: 4.42 1'B:1978 Ph: 206- 363 -4452 Owner : Rolfe Inc Site : 300 Upland Dr Tukwila 98188 Mali : 808 HowcII St Seattle Wa 98101 Use : 932 Vacant.lndustrial,1 To 5 Acres l.t�l : LOT 3 UPLANDS TUKWILA INDUSTRIAL Berirnt 13th Pall: .Stories: 13/clgSP Parcel # : 883650 0030 06 Sale Date Sale Price Ascl.1% : $834,000 O : SE S : 26 T : 23N R : 04E Ac: 2.73 Y/3: Ph: 206- 622 -0456 Owner : Coombs Don W Trustee Parcel # : 883650 0050 01 Site . :305 Upland Dr Tukwila 98188 Sale Date : 12/26/89 Mail : 1325 4th Ave #1940 Seattle Wa 98101 Sale Price Use : 505 Ind. Warchousc,50k To 100k Sqft ; lscl.1% : $1,961,500 Lgl : LOT 5 -8 UPLANDS TUK \VILA INDUSTRIAL O : SE S : 26 T : 23N R : 04E 13e(G•nt : 13th P311: Stories: 1 131dgSF: 67,267 Ac: 3.32 YB:1979 Ph: (Jwner : Boeing Oregon Masabi Trust , Parcel # : 883650 0060 09 Site : 335 Upland Dr Tukwila 98188 Sale Date Mail : 1325 4th Ave #1940 Seattle \Va 98101 Sale Price Use : 505 ind.Warchousc.50k To IOOk Sqft Asd. : $1,695,600 Lgl • : LOT 6 -8 -9 UPLANDS TUKWILA O : SE S : 26 T : 23N R : 04E 13edrin : 13th 131 -1: Stories: 1 B1dgSF: 65,416 Ac: 3.33 YB:1979 Ph: Owner : Boeing Oregon Mesabi Trust Parcel # : 883650 0070 07 Site : 365 Upland Dr Tukwila 98188 Sale Date : Mail : PO Box 21927 Seattle Wa 98.1 1 1 Sale Price : Use 505 Ind,Warchouse.50k To 100k SO Asd.V : $1,777,900 Lgl : LOT 7 UPLANDS TUKWILA INDUSTRIAL O : SE 5 : 26 T : 23N R : 04E 13edrin : 13th F311: Stories: 1 B1dgSF: 55,005 Ac: 2.41 YB:1978 Ph: The Information Provided Is Deemed Reliable. But Is Not Guaranteed. A9etroSean / King (WA) Owner : Boeing Oregon Masabi Trust Parcel # : 883650 0100 01 She : 960 Midland Dr Tukwila Sale Date • Mail : 1325 40) Ave #1940 Seattle Wit 98101 Sale Price . Use : 505 Ind,Warehousc.50k To 100k Sqft Asd.1% : $2,100,000 1,g1 : LOT 9 -10 UPLANDS TUKWILA O : SE S : 26 T: 23N R 04E Bedrnt : 13th F311: / Stories: 1 BldgSF: 70.910 .4c: 3.31 YB:1985 Ph: The Information Provided Is Deemed Reliable. But Is Not Guaranteed. ,. OOH w; • .W = :CO LL:• tij . co, Z . W'w.: iD ;O —1 {p H. . W Ws. V; z. Owner M E T R O S C A N Reference Farm King (WA) Address Phone Ref Number Argelan;Weaver Associates Boeing Oregon Masabi Trust Boeing Oregon Masabi Trust Boeing Oregon Masabi Trust Boeing Oregon Mesabi Trust Carrol Joseph J;Gayle M Carrol Joseph J Castello Land Co Inc Coombs Don W Trustee Flink Ray;Madeline Flink Ray;Madeline Forrester Michael J;Tsuchin Friesen Clarence Friesen Clarence W;Doris E J C Penney Co Inc J C Penney Co Inc #9509.1 J C Penney Co Inc #9509.1 Jam Assoc I;Jbm Assoc I Jamestown 16 Lp Jamestown 16 Lp Jamestown 16 Lp La Pianta Limited Partnersh La Pianta Limited Partnersh La Pianta Ltd Ptnrshp La Pianta Ltd Ptnrshp La Pianta Ltd Ptnrshp La Pianta Ltd Ptnrshp La Pianta Ltd Ptnrshp La Pianta Ltd Ptnrshp La Pianta Ltd Ptnrshp Levitz Furniture Corp Levitz Furniture Corp Lund James Lund James Martin Roy E Mikami Masao Mikami Masao Phoenix Insur;Center Place Phoenix Insur;Center Place Phoenix Insur;Center Place Roffe Inc 1 Sanders Ella May (Tr) Schoenbachler Enterp Llc Schoenbachler Enterp Llc Schoenbachler Enterprises L Seattle First Nati Bank 1 Segale Mario A Segale Mario A Spieker Properties #185 Ltd 4 Spieker Properties #185 Ltd Spieker Properties #185 Ltd Tri -Land Corporation Two Nine Three;Four Ltd Two Nine Three;Four Ltd Waco Enterprise Walsh Warren W;Lorraine A Weymiller Sinclair A;Carol 340 Upland Dr #C Tukwila 98188 253 - 235 -1906 5920 S 180th St Tukwila 98188 335 Upland Dr Tukwila 98188 960 Midland Dr Tukwila 365 Upland Dr Tukwila 98188 340 Upland Dr #G Tukwila 98188 206 - 575 -1064 340 Upland Dr #H Tukwila 98188 206 - 575 -1064 Southcenter Pw Tukwila 305 Upland Dr Tukwila 98188 17835 57th Ave S Tukwila 98031 17835 57th Ave S Tukwila 98031 340 Upland Dr #I Tukwila 98188 425 - 271 -8564 340 Upland Dr #J Tukwila 98188 340 Upland Dr #F Tukwila 98188 17200 Southcenter Pkwy Tukwila 98 17200 Southcenter Pkwy Tukwila 98 17200 Southcenter Pkwy Tukwila 98 17855 Southcenter Pkwy Tukwila 98 17555 Southcenter Pkwy Tukwila 98 17405 Southcenter Pkwy Tukwila 98 17405 Southcenter Pkwy Tukwila 98 6101 S 180th St Tukwila 98188 6101 S 180th St Tukwila 98188 No Site Address* Tukwila 18010 Southcenter Pkwy Tukwila 98 *No Site Address* Tukwila *No Site Address* Tukwila *No Site Address* Tukwila *No Site Address* Tukwila 18010 Southcenter Pkwy Tukwila 98 17601 Southcenter Pkwy Tukwila 98 17601 Southcenter Pkwy Tukwila 98 340 Upland Dr #E Tukwila 98188 340 Upland Dr #D Tukwila 98188 5665 S 178th St Seattle 98188 206 - 575 -0327 17275 Southcenter Pkwy Tukwila 98 17151 Southcenter Pkwy Tukwila 98 17047 Southcenter Pkwy Tukwila 98 17047 Southcenter Pkwy Tukwila 98 17047 Southcenter Pkwy Tukwila 98 300 Upland Dr Tukwila 98188 206 -622 -0456 340 Upland Dr #K Tukwila 98188 206 - 363 -4452 18115 57th Ave S Tukwila 98031 18115 57th Ave S Tukwila 98031 S 180th St Tukwila 18000 Southcenter Pkwy Tukwila 98 17800 Southcenter Pkwy Tukwila 98 206 -575 -3200 18054 57th Ave NE Seattle 98155 1161 Andover Park W Tukwila 98188 1141 Andover Park W Tukwila 98188 1185 Andover Park W Tukwila 98188 1251 Andover Park W Tukwila 98188 206 - 624 -4494 1121 Andover Park W Tukwila 98188 1105 Andover Park W Tukwila 98188 1205 Andover Park W Tukwila 98188 340 Upland Dr #B Tukwila 98188 340 Upland Dr #A Tukwila 98188 253 - 838 -9046 The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 44 30 55 57 56 48 49 10 54 14 15 50 51 47 11 9 8 31 12 3 2 40 41 38 34 37 36 33 39 35 22 23 46 45 21 1 4 5 7 6 53 52 18 19 16 20 13 17 26 27 25 29 28 32 24 43 42 Z rvI 0 0: (00 ' ' cow • WI: U) W; W O: gQ •0 • =d` W •Z�., .f- O'• • W F- W 0 NE. H-. •W H -- _ • 11•1 tA; • O F. rz * * * * * * * * * * * * * * * * * * * * * ** Current * Sale Statistics ****************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * Average Sale Price : $28,500,000.00 * Average Loan Amount . * * * * Number of Sales in last year : 8 Number of sales in last 6 months : 0 * * * * * Note: Average Sale Price and Loan Amounts are calculated on full * value sales within the last year. * ****************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * * * * * * * * * * * * * * * * * ** * Farm Statistics * * * * * * * * * * * * * * * * * * ** 4-4+ * 1 * * 1 1 1 * * * 94,9*************************** Owner Occupied Absentee Owner * 1 : 56 * Average Square Footage : 54690 * Average # of bedrooms : 2 * Average # of Bathrooms : 0.84 • Average year built : 1975 * * * *********** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** The -Information Provided Is Deemed Reliable, But Is Not Guaranteed. • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW (P -DR) APPLICATION :5A R. 43 x' Vli' J :.: > ;;; ` gi 3 ..= , _ :t`,s....OR- STAFF.:.:USE ON 1.:Y0,, . X i = 1 R .> mine Y�� ��_ < � j:��St����.�✓�. �c '. C..� T � File mber u (/ � ' / ,c4,,.;,;.,,, :�. �J ... ._ .... Fiecei t Number ti 4 a r , P ? _ .h �.:.. . ° i, y `� ' Project File # % L' F' it °:ApPGcation Complete (Date s . � �a. _ .,.`. D_1 SEPk !Ie • #.z , '! 1'Z�S '$'. -,. , = Fu 3; S F i;R? Applicatlonancomplete ";,.(Date ` ..' ° kxi ' ' =j. _ 'i ... '.k x 3. ! % . Shoreline File i S S s 1. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: Parkway SuperCenter B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) Southcenter Parkway and South 180th St. Quarter: Section: Township: Range: (This information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whore all notices and reports shall be sent) NAME: Roger W. Stange ADDRESS: 4:e.nner Stange Associ::tes Architects, P.C. 5000 SW Meadows e Oswego, OR 970 5 PHONE: (503) 670 -0234 SIGNATURE: I 444/ A .4 dip / /_i DATE. RECEIVED CITY OF TUKWILA PERMIT CENTER A F F I D A V I T O F D I S T R I B U T I O N hereby declare that: `Notice of Public Hearing D Determination of Non - significance 0 Notice of Public Meeting El Mitigated Determination of Nonsignificance O Board of Adjustment Agenda L Determination of Significance Packet and Scoping Notice O Board of Appeals Agenda D Notice of Action Packet J Planning Commission Agenda fl Official Notice Packet O Short Subdivision Agenda 0 Other Packet 0 Notice of Application for D Other Shoreline Management Permit Q Shoreline Management Permit II,^� was Cr;� to each of the following addresses on 17fz -7fy l- pryolot), -t��'f1/lSt- Qom--- ∎�"j 2Ap f X11 Name of Project7Afflk I--Nel 1 ( Cam- Signature File Number 07 67)(0'5 .._ City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director City of Tukwila PUBLIC NOTICE Notice is hereby given that the City of Tukwila Board of Architectural Review and Planning Commission will be holding a public hearing on January 8,1998 at 7:00 p.m. located at 6200 Southcenter Blvd, to discuss the following: BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: L97 -0063 APPLICANT: Roger Strange REQUEST: Design review for partial demolition of the existing Parkway Plaza retail center, renovation of the center's parking lots and facades, construction of five new 8,000- 13,000 square foot pad buildings, demolition of the existing Pavilion Mall, construction of a 12 screen movie theater, construction of a new 40,000 square foot retail building, and piping and relocating a section of watercourse into a new water quality feature. The applicant is requesting Board of Architectural Review approval of the proposed remodel, new Stanford's, Act III and Sprint buildings and site changes including parking lot renovations and landscaping. One section of existing landscaping along Southcenter Parkway is nonconforming in width and the applicant has asked for approval of this per 18.70.090. LOCATION: 1730048000 Southcenter Pkwy Persons wishing to comment on the above case may do so by written statement or by appearing at the public hearing. Information on the above case may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above item. Published: December 26, 1997 Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 e Fax (206) 431-3665 :: =• ". A F F I D A V I T O F D I S T R I B U T I O N I , . Gar �- hereby declare that: Entice of Public Hearing 0 Notice of Public Meeting 0 Board of Adjustment Agenda Packet D Board of Appeals Agenda Packet fl Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet []Notice of Application for Shoreline Management Permit f Shoreline Management Permit ODetermination of Non - significance fl Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice Notice of Action 0 Official Notice 0 Other, 0 Other was .mailed to each of the following addresses on a-M-97 Mcked ActoteeJ Name of Project F ' Cu-f 2- Cl/ , File Number 'hclrl- 00103 1E9'7 _0034 Signature • Z'' � w 6 . JU: 00 w o; gam • ?. �• d w z �. z �` w = V: u. �' ui 0� CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW (P -DR) APPLICATION . �t iii k ^ >� ��q. J x £ ' i 'F . •: t Q �.,:w :.,:.�.,._ = ,...: ,FOR STAFF;USE;:ONLY .:.: : • t B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) Southcenter Parkway and South 180th St. Planner { f; o.. V12 k� z Y ` 3 � = tie Number �., Virr Oswego, OR 97035 PHONE: 503 670 -0234 SIGNATURE: �' 11414 JIiW l .41rIi DATE: Al SS ;S ';,�. _ f k t a� h A f' .' f L Receipt Number. ' b ' , £ { « : % 5 �s .. r u . e Project ale #. l c .,.. - w = �'i �7- -cs'tg s„'Tp""'3 ".s r, ss {.�T,, �.. G <r Applu.atton Complete (Date ' `.e ..E £. 4 ') . a =c PA? Flle # ` '3 j .k YApplication Incomplete `(Date: �,� . �..:�:Y k =) , ._... t Shorelm .- ale: #. y � >_ £ 1. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: Parkway SuperCenter B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) Southcenter Parkway and South 180th St. Quarter: Section: Township: Range: (This information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: Roger W. Stange ADDRESS: ,,L:L-3 ner Stange Associates Architects, P.C. 5000 SW Meadows Virr Oswego, OR 97035 PHONE: 503 670 -0234 SIGNATURE: �' 11414 JIiW l .41rIi DATE: Al RECEDISD CITY OF TUOILA PERMIT CENTER TOTAL 01E ATEA: 1,291,272 aF. (29.84 ACRES) TOTAL INAJNE RETAL: 406,174 8.F. TOTAL PAD RETAL: 8,000 SF. TOTAL RETAL AREA: 414,174 SR EXISTING RESTAURANT AREA: 21,419 SF. RESTAURANT PAD AREA: 8,000 SF. TOTAL RESTAURANT AREA: 29,4193?. RETAL PAWING 414,174 • ash000 - 1,450 SPACES RESTAURANT PARKING 29,4193?. • 10/1000 • 294 SPACES TOTAL SPACES REOURED: • 1,744 SPACES TOTAL STANDARD STALLS • 1,412 SPACES TOTAL COMPACT STALLS • 294 SPACES TOTAL HANDICAP STALLS • 28 SPACES TOTAL SPACES PROVIDED: • 1,744 SPACES AREA TOTAL SITE AREA 'B'M: 358,9753?. (8.24 ACFES) TOTAL THEATER: 41,776 SF. THEATER PARKING 2,226 SEATS • 1-PRE 4 TOTAL SPACES REOURED 557 SPACES TOTAL STANDARD STALLS 390 SPACES TOTAL COMPACT STALLS • 158 SPACES TOTAL HANDICAP STALLS • 18 SPACES TOTAL SPACES PROVIDED • 564 SPACES AREA 'BT TOTAL RETAL: 16,0008?. RESTAURANT PARKING 16,0008?. • 10/1000 TOTAL SPACES REOUFED: • 160 SPACES TOTAL STANDARD STALLS • 121 SPACES TOTAL COMPACT STALLS • 31 SPACES TOTAL HANDICAP STALLS • 4 SPACES TOTAL SPACES PROVIDED • 156 SPACES AREA 'C' TOTAL SITE AREA: 205,913 SF. (4.73 ACRES) TOTAL BULK RETAL: 43,500 SF. RESTAURANT PAD AREA= 13,000 8F. TOTAL BULDNQ AREA 58,500 SF. BULK RETAL PARKING 43,500 • 2.5 /1000 - 108 SPACES RESTAURANT PAWING 13,000 SF. • 10/1000 -130 SPACES TOTAL SPACES REOUIRED: • 238 SPACES TOTAL STANDARD STALLS -188 SPACES TOTAL COMPACT STALLS - 75 SPACES • 30X TOTAL TOTAL HANDICAP STALLS ■ 4 SPACES TOTAL SPACES PROVIDED ■ 247 SPACES SITE AREA 'A . "B'+'C' TOTAL TOTAL SITE AREA= 1,856,169 S.F. (42.61 ACRES) TOTAL RETAL AREA= 414,174 SF. TOTAL BULK RETAL AREAS 43,500 SF. EXISTING RESTAURANT AREA: 21,419 SF. RESTAURANT PAD AREA: 8,000 SF. TOTAL AREA= 518,093 S.F. TOTAL STANDARD STALLS ■ 2,064 SPACES TOTAL COMPACT STALLS - 585 SPACES TOTAL HANDICAP STALLS - 52 SPACES TOTAL SPACES PROVIDED: • 2,712 SPACES TOTAL STALLS REOUIRED - 2,699 SPACES TOTAL LOADING AREAS REQUIRED: 8 TOTAL LOADING AREAS PROVIDED 10 TOTAL BICYCLE STALLS PROVIDED: 54 TOTAL BICYCLE STALLS REQUIRED 54 ��',, CITY OF TUKWILA NOTICE OF PUBLIC HEARING •JECT INFORMATl( MBK Northwest has filed applications for partial demolition, remodeling and additions to the Parkway Plaza, Pavilion Mall, and South Lot site located at the east side of Southcenter Parkway north and south of.S. 180th Street. Permits applied for include: Design Review Other known required permits include: Demolition Permit Building Permit Fisheries HPA Permit Study required with the application: Phase 1 Environmental Site Assessment An environmental checklist has been submitted with the studies identified above. The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L97 -0063 Design Review E97 -0034 SEPA Environmental Review PORTUNITY FOR; PUBLIC COMMEF You are invited to comment on the project at the public hearing before the Board of Architectural Review, scheduled for January 8, 1998 at 7:00 p.m. The hearing will be held in the City Council Chambers at City Hall. The hearing is subject to change. You may confirm the time and date by calling Nora Gierloff at the Department of Community Development at 433 -7141. For further information on this proposal, contact Nora Gierloff at 433 -7141 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 9/29/97 Notice of Completeness Issued: 10/24/97 Notice of Application Issued: 10/24/97 Notice of Hearing Issued: 12/22/97 CIREN1141111111 1111111 iiiiiiiiigi 11 r- 411-1-MMI, 11111.011-111111 flit% 44.1111111E4 .1111.0ifillIINIEMIP • , AFFIDAVIT OF DISTRIBUTION A_O_f.,Strilk:kAnINAlaktAr hereby declare that: fl Notice of Public Hearing fl Notice of OBoard of Packet 0 Board of Packet Public Meeting Adjustment Agenda Appeals Agenda ['Planning Commission Agenda Packet O Short Subdivision Agenda Packet O Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit ODetermination of Non- significance E]Mitigated Determination of Nonsignificance 111 Determination of Significance and Scoping Notice fl Notice of Action 0Official Notice Other was mailed to each of the following addresses on tr**41(471 Name of ProjectN1P-4,1\inAVILOesi-Mervu Signatur File NuxnberL_Cri-bOlo CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION MBK Northwest has filed applications for partial demolition, remodeling and additions to the Parkway Plaza, Pavilion Mall, and South Lot site located at the east side of Southcenter Parkway north and south of S. 180th Street. Permits applied for include: Design Review Other known required permits include: Demolition Permit Building Permit Fisheries HPA Permit Study required with the application: Phase 1 Environmental Site Assessment An environmental checklist has been submitted with the studies identified above. ES AVAILABLE `F LICREVI_ The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L97 -0063 Design Review E97 -0034 SEPA Environmental Review !ORT.U(� OMMEI Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., November 6th, 1997. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for December 11th. To confirm this date call the Department of Community Development at 431 -3670. You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at 431 -3670. Appeal of the SEPA decision would be consolidated with the design review hearing before the Tukwila Planning Commission. The design review decision is appealable to the Tukwila City Council. For further information on this proposal, contact Nora Gierloff at 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: 9/29/97 Notice of Completeness Issued: 10/24/97 Notice of Application Issued: 10/24/97 z ~w 6 00 w = J F- CO w wo LL< U.2d = 1- w Z �. I- 0 Z 0 o -. o� w uj �U O wz U= o1- z :. 4 /..Uti::IK.::iiwz • •w Q :0 25 rbill" Vein 1111 e gffilIgtfig 3 222 2i2 ;la 111 12g hIlIl i k @kk iig FG w Q aININIUIIIHffff�4 a OIHIHIOIIHH1ff11 *11111111111111E0. 1 zHHIIIM ffkini 1ItHH1UtH C— IIIIII11HilI 1 t'11 11 Hi * WiTiaz t•^ u of E13i ILI Z 0 LL1 0 V, 1 Qo I E5 x z �z re w JU 00 W = Nu- w° 2g LL Q U =a �w z= 0 z w OH wW •LI.Z ill = U z 1 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director PUBLIC NOTICE City of Tukwila Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will be holding a public hearing at 7:00 p.m., on February 27, 1997; in the City Hall Council Chambers located at 6200 Southcenter Blvd. to discuss the following: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: PLANNING COMMISSION PUBLIC HEARING L97 -0011 City of Tukwila Change maximum height from 45 feet to 115 feet in the Heavy Industrial (HI) zone. City of Tukwila. BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING L96 -0063: Chevron Barghausen Engineers, Inc. BAR approval for a Chevron gas station and food mart. Pacific Highway S at S. 146th St., Tukwila Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Seattle Times February 14, 1997 Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 .*�' w'. J C) oo; U) ui w= J . .w:. w o' u- Q; =a I- _, • •zf- � o, Z D o' • N,. • :0 w W;. r-• ju. _: O~ 2 1 � '�,,, � �,,, . ,. .. :. ‘ :0 0: W 1.1 • LL Q; W,UJ ;o • •:W • = Uj. .Z; ;ui 0 l- .z ...•..: ; ` > ; W' 00. CO W: W = W 0: g _ Z 0' ui ,D - :0 W': LL 0 iuZ; 0 -. 0. Z File: nm Drawing# .. �• >, Z:. QQL,,WY �. J V .0 O, 'c p •W W: .. W u.; W O' ffl D' LL.Q. W, 'Z H O: W W; D p; W W: F=- V Z u.g 1141, :U Vi O ~: ..•• Z' Q • = f'-'. • : te Wa: JU; • .0 O;. U W; WO:• • -l... tL Q Z Z F- •:W uJ: • 'U pi: ;Ott: • Wi F- U; 0 Z tU • • z , 10'- - . - - 221-61__ 3' .41 I as. — I 8' . • - L- I — .1;; ... .." 1■3 1 ; 12...0. .■ 31-4" ,fB„ • 4 6'-0' i I I . 3 , - ' ; 4411S. 1 i I u 0 mm Drawing# ° A V m = i Lqw N hg, 138' 18 II eg _' °C' P'' SS OA W r f A Ii 8 1 E4 IPng 111 H 58$ zozw FF� We' 1,g69A 9 p w �r � 0°N ,. K „ W l frotd ena 2002 Militt p 200i200'd �,. ��. 0 0 C iWX J H N LLi Ji LL.< F- 0 Z Wj. 0 10N. 'ILI Ili: Z: lllcb V 0 ~i • SYNTHETIC PLASTER INI ALUMINUM STOREFRONT Z 0 CO -J w Z 0 Q w w 0 _ �[ Ili Jo o 0' fA W= W Os u. azt co .D _°• • IJJ H w. p!: O N` 2 V;. _Z 1.) CO. H ='. • Z.... 11/18/97 11:24 FAX 206251878" -,, BARGHAUSEN ENG C } a002/004 W: • JU .0 O W —J 1.H u. Q. N z I- 0 Z Dp U 0 tn,• WW 0. 1z w I- 0 1_, z 11/18/97 11:24 FAX 20625187P'. BARGHAUSEN ENG _J 003/004 i ! T »..._. ..,... __.._ .... • -..• , I i �� ' 1 t i i i f i ! ! i • i I i «.. »... ' .....« «...� ' .. »....» ., .... I ` .... `. �.t �;..t1. o' «. i >,. i Ii .. »�... l i 1 .j _ ».... «» » 1.. ».. ». «- « «. 41,4 Z.. i i p; w 1 __..._ »...... ! I I � ..._ ............._ ... • i i j.. ..................j...... E I ._. ■ 1 I....... II E..... ».« .... ». ,. 1 i , ._. «.._. -! ,.» ....... «. » i 1. ...... «.. I. i !Ili i .. { . . . , . i •` _ Is ..: �1.,... ».,,. » »........ «. «.. «« ., «... «., ».....» .. ..., ». ». ».. ` I . ' ~ .... _..» ' .._._.. 1 f f _t- I I «._.�. ». i i _......_......_ ' _. »..... -.-� »;._ !.. _, ....— 1 ... I f ' „ i �.. i • i I. ..._ :_.._._i....._ ,.« . !.. i I �... t ._.._. »..._._:...._!.. ' 1.1.1..1... _._ 11 .._..,.. ! .. i _ »_ 4 , . I. «. �... yam .............. ..I • ......:__._ i i.... ; I I..._... ....._._..i_._.._._.._........: . .._._ ....__ 1 i ,, I. , I .. • » .. «..1..: __._. » ».» ........ .....___......I ..._......... i i , .. i I , . .. .• • .......E .. . .. i ' ..:, .1 . , ,. • . ._ _ .._._.I..... ... i 1. -I... �.- . «.... i ...i :. ,. to ».1 -_,. _.__ ....... ( :. » ».�l!.... _ i r_ 1 �..» . i «..... ; « «...- 1 i . »�..;.. «.�... ! «...._.. ». f «» _ .. »:.. »......... _ ». ».» t i I_..._ ,.. «i.» ........ . »....... » ...:......... » «..... : .. ; ........I..........l...... �..... -AO 30Vd :At 103rodd :a33NION3 •31da ,.: z W 00 CO W =. J H CO a: w 0 • ?. -d = W H 2: z �. zo Ul II U ID. O N. D 1- W w' • U' w- z U W' - O~ z 11/18/97 11:25 FAX 20625187F"•., BARGHAUSEN ENG 0004/004 I JO 39Vd .10 1031'01:1c1 :d33NION3 :31Va -1.03rens /103robd' '3N1 `S1133NION3 oNI.L 1nsNO3 N3SfVHOUVB Q�5 vi M Southcenter Principal North Driveway Parcel IBS AWDT 7160 PM, In 678 Out 154 RI /RO Driveway RI /RO Driveways S 180th FIGURE 2 57th Ave. S N 177 Minor Movement Undr 5 vph Principal South Driveway Opening Day Volumes with RI /RO Driveways Principal East Driveway Parcel 'C' RV AWDT 2860 PM, In 120 Out 108 Christopher Brown 5 Associates 879 Rainier Avenue N., Suite A -201 Renton, WA 98055 -1380 (206) 772 -1188 l : 12/16/97 TUE 13:52 FAX 5036700915 BENNER STANGE ASSOCIATES ra1 003 U1111I111111111 ,. y�allIIII1111111I1111IN110 1111112J1=1111111I11I tak■ ■■■\411111 0 .JJInnnnllmiln4 04 -97 i•lll.l 09 :20 OM S I ER RA CONS I ktiC I 1 UN NIA NU. 1 . -='-GS titib gJJU t . u(/uC Job No 6;1766-1.) Job Narno CONSTRUCTION CO NW. INC. Subjocl Ccror9C!'irs • CCFRC ¶710116 tl?,vdon Island Dr Su,t° 125 n ., . t i n c. OR n r i 1- n 1 'i 0 .1310 • l :u ' ")..1; 'tt`, 4345 Dato 17_ I `i I Shoot _ of By HC_r.) AP-CFA- E. L-E-71 E - \ Pt ZH F.-porn %-A r GUGIp3Att_D r�'1 gQ1■G ,C ISLE LE �at1�j r1AT,or1 Pia'' "��Z A t'LE3EE $ :! ,:.....„ iz.. skit '� ^o', ann nay ao•• .'� 4* "Ct ".:',I.Z.V.:::•..( 0 ripTVIV.0,4c4L, et. rJ: -,fin • 1 I I I I I I I I I '. � 2 0 -H lo J e ID x tO 1A Groundcover Planting Detail W o 5 O 00% 0 0 • .el 1 NOT TO SCALE MONITORING NOTES: o 0 tri °0 OW Z-. - U Y Z 00 U u C U O O W ~ m w o w as MCO U O m W ill r.11 1- ° = 4 _ a y ° 0 nw z a O w '. w Z ° w Om O m 00 3.- C1. _ J ¢ t.= mrj ▪ 0 C 2,.13 C U O p- J w _ IO j01 • O NZ 0J Y° �?¢¢FW� µ o ~ JZ C Z C O U o, w Z U W J p a m cU - m • d c v r - t 0=.cw )...q W 0O aww M v 2 C U - W y, W O� om mw Wj w H F° z�= = � • Zo(flO - 00 U�¢<,N0 : Z NO = W, W OW } N C¢ Q° C Z E New Wa OwOWO ow-- Cr• � � 03 w W or 2�2 -mp = mW _ mi-0 S2 w° o a m ` wno wt =w zza am �.=°z a 0 . U I 0 LI W °, 00 z ZN Nccoo W W pwwW -• 0 00JarHO C m f� - w m 0 U Z I a w a w z 2 w W z° w U ° m Q W 0 20 0 ° u W 0 Z• U ttClzm ti,-,; �Cp�,W w3O¢U am /- O2W • W N° W U � w O O¢ j 6 C O O 0 0 ONNN O ¢70 UOm Ng - Ca W Z � =M U Piilfl U 1=- �QJ2UZ W CWO NZ�C.. >- �St=il �=U v/00 Zza w ? QM) N 0w la°. pWN0 =Ow M ~F OW0 00050 (N °� C�m °� t°iIZ U � V° W a w0 N U° Z ‹ w z 0 iZ!11 °w °az?c°�w °w° Lu 00 Il- C 0 ==Z r JU VIQ= N VI _ CCad =1- jU amc0 G! wU O -w0 SowZ OC ¢WO° 0�a°. ICaMZ TiWm w. �¢ C Up °M ZVU ZJIi Iy =iN o Q U > °_ W 00 _ow, ¢ w m a a tag Z¢ U NM 0 0 p 20� z0�O Wm a P wa -C)) °o=5 ��az U ZOO l•ls C �� plpV oohQ.Z01_ C■-• cap zz,.§ : °w a wm- _0,1,00 ° I-o SW� }}r� wo pQWp ow 5.g oW <m°0w o -m -.m�,JJ^UFO h> °F° NNC I mo0Oa" °wCJ.7 JJmJ w 0QOCOWw ZOizwp .-w J' p W ,oz C 1-- J _¢ i Q N W y W z N U W 0 W o E 0 O m S V1 W oNO °2o. ?mo . -m. WN s_0 N0 3N =O 009 >yOZ¢� = °a3`o� w Z° 0 i�w Q- o �V a �y a°ZZd I.�VIi NCmp°N(O.ZFm O0 0,_ H° ON oOwCm ONJa6 (/1 Cc SIN- MJS�aWKCI. OZ -0 0rl 3 09 DmWQ WQ�CN ao_om ,=,, ov, TO.= 3=0N> �� ^o p =a3 SC00 .Z w mow L� Uc2 NONw11-- n.z = ty. 1-�z �l 3 `o -o azw¢mO_w=m Uwo w`0 N JAW °�N f=/7>'OJ 0-J Y2F0 C�rilaoOrJ� mUNZrF<-- m...10 w =z�0 U -Wa uz a,m`Q7d�os Zw °jmw a-Jlo 3�aNOm�< zoJOW �Zo C Owm., a F- OJOZ= °J(/QN�W =a lmm0 ∎- 0 0< CUtn 0 m M 2- oa��ILwU mQNWO W° LotiMO/12 °¢N(,�2' . °tNt�ffa2w0 oWo �` W�O Z WWNW=f� � C °OUCZ1- = =IaIW W°c2Uq -im Z MOUZ00 -- 0° =4 Wj ~ZOV0�W1 =l°¢ -3r�� 0 WmOm '�1� (/I 1-vfCWOUCN GZ....,„ m �CW Z - >Q Ow UN°+ =�C OQUC di yOV10m.ZriWC\ ''Z'�I54�...1�C2O gzz�n3 =1°��° N ZC_ J° _OZ ^- • VI W w,z 0 0 aJ>�'U9 °t�.i Cl'ZNYU[L yC�UO L I HWOF-Vl°f) �°/1�us w 1—' Ua' =O `M `s- C:.Y.i'_IW ZmOWM1-W0 O- Z W= a2 N OXWN =w W 0 r00 .l_1C COCrO aWJ�">C C2 SWO O�wO= W > -y-O NC6.0 -UW ..�. Qf-. CL ONmI =.0 NC�N�� 500.1 -0 .03..0 Z . N 1 a 1!110 n., J 1Wx 1 =20 Mike 8 Xrels: Z6315—S. 12/12/1997 11:11 PUGET SOUND NATIVES (WETLAND BUFFER) a r z 0 00 ?f N WO Z CC U x y W (' = U LI L. ui Ne )- 00 z M= /�i\ I m -ice mo O 1 - w 0= 00y 21:1 N 0 0 O O 6C.� U zL. Z O 0 z- 0 <U < Y Q oz N y0y N 0 0 CCU Z 0 0 ¢ w N y0y y 0 O U Z O Z0 ¢ w N 0 0 O CC.� Z O 0 a w 1f6-... N y0y N 0 0 cc U 2 O 0 ¢ N 0 0 O (C.7 Z O ZO ¢ N N W s. 2 W a A O 2 O w N 0 ? c 2 3 U W 0 'Y N o 0 O W a O 2 N o 0 o E 9 Z t w ay N o 0 O W in O 2 0 Z U cc Z a. tz 2 0 0 = 0 ° Q N o m O 2 M O 2 N 0 m O tL :, O 2 W W N o aZ N C m O W i,l O W 2 Z = P w =2 m C7 U< N Z z= 5¢ O Y-W_ LLO FNOTE: SEE PUNT LIST FOR PLANT SPACING — i 0 O N 0f V• <t N .- M 1n M m V• Of .- 0 .- N M N O v M to 00 00 ...... W W N N 0 m N tao •OM• 1•) M 0 O N N— ...n U a. N z 2 (t�� 6 z 2 (� ¢ &) N ¢ z 2 (t�� Q }Z �S (� Q z 2 yy 6 z yy a z 2 01 K in I V• in 1 d' f[1 1 d• i0 i0 i.7 n ›.> h N N_ _ __ coNOmoN m 41 m m 41 m m OW z ma 412 0 mu cc OW z ma as~z 0 mu ce °W 0z za 2 O 00 m .+I m m -V m m .a m W z a 2 0 0 W z ma 02 MO mu W z a rz 0 U W z a ~z 0 U W z 2 0 0 W z Ca o2 MO MU W z ma oIz MO MU W z a 1- 0 0 Z o -10 �a .-v 0 0 �+ 2 C- - �- 0 N 11) _ O 1 V Q U to •- • N •- ,¢ U N m a ~s •Y• 1 M a 1 d = i0 1 V a U M 0 0 M I N 0 I .- N I - o0 — I ,--. 0 M 1 N t0 I in in 1 N — = m 1D. __ w ■ _ -4 m w„, C U • 1- < \ 2 CU 3m aC aW Wa m ■ �_ 5 N0 =O z0 \C -..= m OW wU N z 2f. Ozq�F..11 w3 \ cc z .3 i °f J �� UU ma r \ Q m 2 o U ~w Cz °a 0W um R. z a ■ w N W �C m r(,. O0 WO N a C ppQ \U )Q,• z =w d j3 1- ~N¢ ■ \ C 00 = \ a g3 \U Z z wo ?c� jw°O zz Oa =� J W •``f OW a3 ao 2a 110 7d.� QO N1V-.0 N 1 V) S0 .JN C. w. 00 20 0 m to 0. 0 C - yJ m° Cz U4) z0 O2 mm WV OW Oa C g O O ■ 0 C O f` m WO U� sz W5 M? W O \ o 0- adz Cm 0 2N yy.. 0) \twit O z f- zQ 0z 0 C \ a Q 5 COY WJU ors= Uaa <Y aNZ OUY C ' \O ■ \ mm = 0) oNo \5 wN 00 Nm C C= 2Z �'E csi 5p m I QN a¢N, N NOa� WN3 0.01 R. 0- 0 U U N N —i/n @Pow C-,.. C �i ,.:Z''.:; `t I O Z ° O O Z 2 6 2 0 C z U W 0 W OM e z c>. H a X 0 O N u C O 000 wo W 2 N Q ' z '. • W U. 00 s °' 1.11 I • W=: J F- N W o f H W• z H ``' W r. W. 2 ON 3 W .� O. U =. 0 ~: Z �l i9L :.10d loon-JaA .0Z -. t IDluozJoH :a103S -8V pancuddy 1,013240 /NEH UAW() 7gErFf pou61ca0 SECTION 'B -B' WATER OUALITY FEATURE Xd3 Z8L8- ISZ( ZZZ9- Z£096 VM '1N3N H1flOS 3f1N3AV ONZL G lZe l U '•\ , rr 0 1aa4S 9I C9 JagwnH qof u sa co_ 5g,tp_g LI- h N O °m LC1 0, U W Q _4I d 5‹ 0Z r 0 v_ Q U 0 3 _ )N TO SUBBASE ( +) 12 O Z ., . ' Z Z .. 6 00, W 2, w 0. u- Q • d r w Z Z▪ F 0 1-. w W 1-- U. Z. wL r 0~ Z L. :.1101 1 i • TRI111uun ARO 1•� c ~OHIO eSOL atmcm co W 0 0 cc w 4 Names HH o-HHH+u�HH® MIRO RIM vatialm OHH+HHIHF - e UHillW{ �HH® 54HHHHUHHHHHH •� - llltlllll� tll OI(HhItI A I fi u l I 0:1 -9,1 1HH :: : C r'1[i SILT!( -1 CONS kiiCi iUN SIERRA Job No _ - - - -- Job Name — -- Q _A� _..FL„._41• -. -._ .. Shoot A._ ._ 01 CON TRUC TION CO NW, INC. Sub�oCt r ay 1-Ac-1•3 •(t, Nu. t +•D Obb lassu (ia• °r it Cc.nit1 ! r' • CB !' 1 J • t- I,tvdlyn bland Or .°iultn 1�S h •I r n c. O L1 �l i 1: ii 7 I) ,r; 'ii', 43'0 • ! ,u , ^ ?;;'tt`r •134.5 ARC-- E E-3 E c)12c -JE'L 1 2(i For•' /GU GOA (l�.tl l_D i riC-4 A. Z A1S C _- ..... -_ f�n3!r�G�Ttor\ ,44'f"L.ESE $ IIIIIIIIITIIII 1 (,{II1IIIN4461111HI11 4 1 • 11 ti 1ee 10 01 .0 011 U A111110 9 V/SA Q \2 \ \ W,IIHHII C l'fff/ //81111 II9 . ZWllIIllU1111111111119 I— 11111111111111111111111 fntTnnIMMI- IIIIIIIIL I1111111O11111I11111 01111111OI111I11111 wuunl11 11nn1 u 11111E1111 E11 minim O1I11I11011111111110 OHIHIHIH R OHHHIOI+IIIIIiIID E11111110111HH1111 _ 0111111101I111a1111 1 I111IIII,IUIlI1,IU MITTTTTUTTTITTTTT 01111111111111111 E1 0111I111114I111111110 011111111011111111110 011111111101111111110 Quumm i ln � ilmn pill unuluul s a 1_Il 111111h�'ll 11111111IIIIIIIlIIH',1111IIIIIU 1151 1`l1101 '1141 i�iI1;L d s LI .;„.:.� g 4uauiq wuy t .Sf ,Sl 1■111111■1 - - --1- 0 —o — -43A1B . 1)INM - - z z~ , • �z J U:. o O' W W: J W O! !d. : . 0 21 O • W W: • Z H V, O 111 Z N: z D waunpunW J J It 1111,1 ell', -LLR }_I� C Ili „ 0,.h p �. O �_. .. '�. File: LT7 35mm Drawing# PARKWAY SUPERCENTER COLOR/MATERIAL SCHEDULE SEPTEMBER 25,1997 C-1 `Miller' 8805D Stonington Column Base C-2 `Miller' 8804M Pavestone Building Wall C-3 `Miller' 8803M Olde Fashion Building Wall, Columns C-4 `Miller' 8802W Threshold Gray Building Wall, Columns C-5 `Miller' 8231W Sawyers Fence Building Entry Structure -C-6 `Miller' 8230W Sunbaked Sand Building Entry Structure, Cornice, Canopy Ceiling C-7 `Miller' 8233M Crisp Khaki Building Entry Structure, Columns C-8 `Behr' 3A47-3 Memory Violet Building Entry Structure, Wall Accents C-9 Behr' 3A47-4 Blue Mountain Building Entry Structure, Wall Base C-10 `Behr' 3B37-2 Lynx Building Entry Structure, Canopy C-11 `Behr' 3B37-1 Partridge Wing Canopy, Accent C-12 `Behr' 3B48-1 Plum Scent Building Entry Structure C-13 `Behr' 3B42-2 Plum Granite Building Entry Structure C-14 `Behr' 3A49-4 Heather Bunch Building Accent C-15 `Behr' 3A51-3 Jack Rabbit Building Entry Structure, C-16 `Behr' 3A51-5 China Clay Building Accent C-17 "Miller' AC087N Architectural Teal Building Accent C-18 - 'Miller'AC074N Nocturne - _ Building Accent C-19 `Miller 7966A Valhalla Building Accent C-20 `Miller' AC127N Cherry Rose Building Accent C-21 `Miller' AC129N Pompadour Building Accent C-22 'BHP' Jade Green Metal Roof C-23 `BHP' Regal Blue Metal Awning M,K File: 35rnm Drawing# 1 , • , • , i• CHINA • • l[111[10:111111111111.11.110111;-:•, -2.- 331 UM -- - - I1 == 1:31 0, 11l�I ®af I ammamma'I' ill BENNER STANGE ASSOCIATES ARCHITECTS, P.C. Malls ne � :.m " Iioie11;it] ;; ;c Teffa7I! 1111 1118 -EMU l: eai■.Ill.!le>?$f .8€ ,' -' me �m..m.. ®tmh1 :1 f Inman e rm ®r :ua nrmmm I�Dov¢gio� }��7: ® ®naanunm�mm '�'�ua:un ®d u MOB r i r: ■ ■ 1 ■■ ■ � . am 0 � : r-ori � OEM .1 PRA :ipPlit M�K MBK NORTHWEST PARKWAY UIRENmIEEIR Attachment. E liii 11111 iiiiii. 11ilii111111lI111li1iilii`iilii iIIfI11iiiiliiiili(iillii111 1Iialil�1111111Iii .ii.Iiiiili�LIIi:iiii�IJ1I IILII 1Iiiiiiiii I�iii�11 _rr File: 35mrn. Drawg# iililifiiilllliliiili�llluii �illil' iiliiilauil, Ill(IIIIIII�(I�IIIIIIIII,III�LI . ^_.ax-s•-• —• °�-a:esu.. r.F.a..o1..,.r. ..:c• «area y.'_ . erasees. rtlEd 6 C ;4 ::.t I :it Y:FS1S: ®2161 d" ° ' :� /` B.+E.E.. 3',-. F?is22 i 1ivr.iy,t,41 e i rgiE. i Gtetd::w.'e'� ii. risEsi tacxi NEW RAISED FACADE BEYOND : >v,: _ r•'r ::. J' fir., : -'r k 4 .:..1 : , .: , EilF'L '. _ •!!'`'mss ... i� -. • .Xre., �. �.v v . Yea,•. ✓�.y ra:•;'?.... �It�fd ®f$i ��r.�;�., i f +'�C�,� � f `, r: � ^;•;�;::. °G:,`;.�'0'6'i1'3H�P H47 ylci lt" 1 Y 1 �i y� f �p�f 1 I ' MUM"; T 25Zi©ltIZ 7.;7r t ? r i �' s ��w ' r C.PMaFr9 ! . /ir •• ••-i, v..( —P.. r.•,h� ✓':irp:'1'AM1•: .r.... .. ....atd# •.:r;,-.tAy'., ^ ^. r, NEW STOREFRONT DOORS RCHITECTS,PLLC HOOVER • HEAD • HOCHSTRASSER III- I.'__� p INCH M�k } 2 . 3 k ",� „ i 4 . ;, 5 .6 • CHINA Z). ;k� >x *�� v 6, B:; L.• r 9 6��., 'E . . Z. IIIIIIIIIIIIIiIII. IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII JI1IIIILIIIIIII(Illl'il il(IIII►. lull( llillllii iilLli. 17780 South Center Parkway Tukwila, Washington 8/23/2005 10:28:41 AM • NEW RAISED FACADE BEYOND' ,/ Ar.g. „.”. ft? tj•••:- , S..1t.64 • ; • . .J1 - e F •,:•4 •;-,:••• • j"• • .• 4 , v- • 01=o' WEST NEW RAISED FACADE BEYOND / e • tt • • ' tr" NEW STOREFRONT DOORS J'- ? NEW RAISED y. :,,,,-1, - 4.0- .as ..". , .00' t' 4 ' ..:—...14'411'-"-:- .42-EA C H SI D6E,ivit-'c.,.; 4:" w/COLUNNSJ .2;4 "It •" 1 '''.. mr t- • ''':ce,''.•:, ' ,f)INIIMNIMENIS !' • ,' - ''',-.77•• ...-717-:.'"1";•7 ./T t'-';;,,r7••:".;',.., ,5"). ' ' 7.:.„....7. ,.7 .Y- .:. -,- __.. - -- -,-• - - ...- ' .4.-iir •:4:?' FACADE ir,- ,.. ......., SJeeo Counti r y ''..SIGNAGE TO - CONFORM TO . • - • ,•-!.; CITY STANDARDS-' .,:t? • EXIST. RAISED FACADE BEYOND --;'" . • c.„.1-7-`tri.-4,'"'" • t. NORTH APPLEBEE'S NEW RAISED dr- •-:' FACADE WITH • NEW COLUMN SOUTH.SIDE,4 • ..• , _ ' • ot t-f.'"-;:t ' --Ant 'Ir."' .3.• 7•4` 'oo? " NEW RAISED FACADE BEYOND • EAST RCHITECTS, P L LC HOOVER • HEAD • • HOCHSTRASSER 7!" NEW STOREFRONT DOORS 0 2' 5' . :10' August 23, 2005 :1 I riPT1111 I 1 INCH 11 11111 1 I 1 1.;ki 1).17 T7-:,:-..fTrarr.c 31 5 1 2 I 1411-ITITId I:1 I PiTfrfril: IT-(1 i .1 :1 111 11-1- 6 CHINA SI • VI SI i C i. iibl) • 11111111111111111.111111111111111111111111111111Hd111.1111.111111111111111111111:11Affill1111*10.1111.1.1.111111411101.111111111111110111111 1. EXTERIOR IMPROVEMENTS FOR OUGIED• axocaarly OM,C1 17780 South Center Parkway Tukwila, Washington • File: L' 35mm Dr•awing# PARGEL 1 0040000535 1. We :VA IS FM AfiA•1.4•:•101(Y. 00 vl SCALE: VIRMY LL 17.11,1•04S T. KC* f ALL F•zortcrr Lme megumol Fil.:11 10 ExECAMM c, K.IRK. SOUTH 144TH STREET IMaiRT• LIK 1211:0• Cr•OFfilTY 1,4 SITE PLAN Y western Aweless SITE NAME: 1-5 & S. 144TH ST. BONSAI PLANTS SITE NUMBER: SE-3010-A 0 .0 10 SCALE. r • 20' ■••••■•••••• 93 WIDI M..% 000000 Ixo012) TO KAM+ euLf.6. -747,zt* ■074.41.1 0.000. ,0 00t00 LOLL.* 00000F03 LOC■t. GO EAST ELEVATION WALZ■ Mb' • I.o. I 2 411.1 5.00,01 r.ovo ro wad* exwo L0400. 0' UDC SOUTH ELEVATION sme, 5M • r•c• I 3 swot • rx)•••••• ..e.•••■• mom to MICA M.D. • 4r4 Goad sway /wow TO F-3 11101111111110 9 reCoVIWO 404 , 1:0.1,001 NORTH ELEVATION 5 • I-O J 1 ITT„ . . „„ • . ..• • • • • • - . -I •74 0 1: • • • • 6 CHINA " •