HomeMy WebLinkAboutPermit L93-0016 - WARREN DANA - SEGALE RETAIL CENTER DESIGN REVIEWl93-0016 strander boulevard and andover park west
segale retail
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
PLANNING COMMISSION
MINUTES
SEPTEMBER 14, 1993
Mr. Meryhew called the meeting to order. Members present were Messrs. Meryhew,
Knudson, Malina, Haggerton, Flesher and Mrs. Craft. Representing the staff were Jack
Pace, Denni Shefrin, and Sylvia Osby.
MR. MALINA MOVED TO APPROVE THE MINUTES OF JULY 15 AND 22,1993. MRS.
CRAFT SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED. THE MOTION WAS UNANIMOUSLY APPROVED.
L93 -0016: Segale Retail Center
Jack Pace presented the staff report. He noted that the Planning Commission had
previously reviewed this project and proposed several conditions. Two of the conditions
required that the applicant bring the modifications back before the Commission. The first
condition dealt with building facade for the back of the building and the corners. The
applicant has added a grid pattern and some columns. They have not specified what color
the grid pattern would be. Staff is suggesting that the color of the grid patterns be different
than mass of the building. The second condition dealt with the site plan and the corner of
the site. The applicant has taken out two parking spaces and is proposing a plaza with
plantings and a seating area. Staff is recommending a couple of changes: additional trees
in the court and flag poles on either corner.
Mr. Malina asked if the applicant was going to propose a color this evening.
Mr. Pace said that is suggesting that the color be noticeable and stand out and not
suggesting a particular color.
Mr. Malina asked if the colors would conflict with the types of businesses that will be going
in there.
Mr. Pace said they are just asking for a contrast. It could be the same color, just darker or
lighter.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665
Planning Commission Minutes Page 2
September 14, 1993
Dana Warren, M.A. Segale, Inc.:
Mr. Warren said that they concur with staff's recommendations for the building facade and
they would use a contrasting tone of color. With regard to the front plaza area, they feel
strongly that the plan they submitted is in compliance with what the Commission requested
at the last meeting. He continued by saying that the problem he has in marketing the site
is the opportunity for visibility. Additional plantings, especially those with height, would be
a detriment to the marketing of this center. Mr. Warren requested that the Commission
approve the plan as shown.
Mr. Knudson asked by how much, did the applicant exceed the landscaping requirement.
Mr. Warren said they exceeded it by 300 %.
Mr. Meryhew asked how high the Japanese Holly gets.
Mr. Warren said that it would be kept trimmed to 36 ".
Mr. Meryhew closed the public hearing at 7:25 pm.
Mrs. Craft (inaudible.)
Mr. Knudson said that he thought staff was going overboard on the trees. He agreed that
visibility might be a problem with additional trees. The applicant has done everything that
has been asked of them.
Mr. Malina said that this is a nice project as it stands.
Mrs. Craft (inaudible.)
Mr. Haggerton said he thought the City was going way overboard on trees. Some of the
existing trees are growing too large and creating a safety problem. With regard to the flag
poles, they add a nice touch, but who is going to maintain them?
Mr. Meryhew said he thought they did a nice job on the corner and additional trees and flag
poles would detract from that.
MR. FLESHER MOVED TO APPROVE L93 -0016 WITH CONDITION #1, WHICH
THEY'VE AGREED TO, AND DELETING CONDITION #2. MR. HAGGERTON
SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED.
Mr. Meryhew excused himself from the Fosterview Estates public hearing, and Mr. Knudson
took over as Chair:
PIanning Commission Minutes Page 3
September 14, 1993
Mr. Knudson opened the public hearing at 7:35 pm.
L92 -0064, L92 -0065, L92 -0014: Dujardin Development Co.
Denni Shefrin stated that in addition to the packet received by the Planning Commission,
staff did receive a letter from Pam Carter, dated with today's date which has been
distributed to the Commission.
Ron Lamb, 4251 S. 139 Street:
Mr. Lamb asked why this site was the last large undeveloped parcel in Tukwila. The reasons
are in the staff report: slides, springs, surface water and traffic. Three of these issues are
clearly life /safety issues. Density compounds these problems. The springs migrate because
of the thin soil. The answers to his questions have not been answered in the staff report.
Many of the most serious questions remain unanswered and will remain unanswered until
the bulldozer hits the ground. Mr. Lamb said to his knowledge, only one peer review has
been done and serious concerns were raised with regard to slides, springs and surface water.
The PRD application and Tukwila Municipal Code 18.34.070 states that the developer must
clearly demonstrate extraordinary public benefit in order to be granted reduced lot sizes.
In the PRD application, the developer answers this crucial question by saying the wetland
and sensitive area buffer provide public benefit. The wetland and the buffer is the law, not
a public benefit provided by the developer. The vicinity map used by the developer and the
staff needs to be corrected to show the true size of the park. It does not extend all the way
east to 43 Ave., it extends only half way. Because of the access problem, the public park
appears as a private amenity for the developer.
The Sensitive Areas Ordinance requires public access to sensitive areas that are on property
being developed. What kind of access is being proposed for Fosterview Estates? How will
the sensitive area as Fosterview Estates be maintained and protected?
The developer's traffic consultant assumes that the new extension of 37th Ave. will take
traffic off of 44th Ave. and 139th. If one looks at the current intersection of 44th & 137th,
.the roadway curves and is banked to direct traffic onto 44th. If nothing is done to this
intersection, the banked curve will still direct traffic south on 44th Ave. after the
development is completed.
With regard to the width of 43rd Place, the right -of -way is 30', and the pavement width is
20'. According to Tukwila Municipal Code 17.24.040, a local public street must have at least
50' of right -of -way and 30' of pavement. As a public street, 43rd is somewhere between the
smallest street and an alley.
Mr. Lamb also expressed concern for the driveways coming out onto 42nd Ave. He
suggested that lots 6 -9 be combined to make three lots.
Planning Commission Minutes Page 4
September 14, 1993
Mr. Lamb then read into the record a letter from Nancy Lamb.
Jannelle Scarber, 13716 41 Ave. S.:
Ms. Scarber said that the developer has indicated at informational meetings that they would
clear -cut the site, except for the sensitive areas. Then tonight, they have stated that they will
be leaving a 45% canopy. The developer also stated that the smallest lot size would be
3,949 sq. ft., however lot 8 is 3,804 sq. ft. and lot 7 is 3,814 sq. ft. as shown in their drawings.
The issue of when the test sites were done was evaded as to time of year and the number
of times completed. The applicant's letter dated May 5, 1992 states that the only time they
did the test was August 1990, which was a hot, dry time of year.
The developer has stated that they have worked with the water and sewer departments
regarding their proposed plot design, however, they have never contacted any department.
some of the developer's retaining walls show up to 30% discrepancy between submitted
maps and drawings. Since the annexation of 1988, there has been little done by the City and
its employees, Council and Commissioners to promote the undying loyalty of the Riverton
Foster area. This is a chance for the City to show good faith and back up their empty
promises to the citizens by requiring the area in question to remain open space.
Mr. Flesher asked which commissioners promised life without change.
Ms. Scarber said that she wasn't pointing a finger at any one commissioner. She had spoken
with different people from different committees.
Mr. Knudson asked who she was referring to when she indicated that the applicant had not
spoken with anyone from the sewer and water departments.
Ms. Scarber said Val -View Sewer and Water District 125.
Mr. Knudson said that he had not indicated to anyone that life would not change. There
have been some changes that have occurred that have been for the better.
Bob Scarber, 13716 41 Ave. S.:
Mr. Scarber said that in his opinion, the entire Fosterview Estates property should be
assigned a sensitive area designation. If the development is allowed, it will displace one of
the last major vestiges of any sizeable wildlife habitat in the Tukwila area. King County
Planning and Council have rejected several building proposals in the past. The concerns
regarding the dangers of 42nd Ave. traffic need to be weighed by the commission very
carefully. He said that he did not care to pay taxes to provide this development with their
own personal and private Southgate Park. Downsizing the minimum R1 -7200 sq. ft. lot size
to whatever can be fit in due to special standards does not serve the citizens of Tukwila well.
Severe and sudden rainfall will very probably overrun the proposed hydrologic engineering
structures. Existing year -round water courses fall under the Washington State Clean Water
Planning Commission Minutes
September 14, 1993
Act. The annexed areas should take the first priority over any and all PRD's.
Mr. Haggerton asked if Mr. Scarber knew specific reasons why King County had denied
applications for this site in the past.
Mr. Scarber said that a good part of it was due to the instability of the hillside.
Mr. Knudson asked if they were single family or multi- family.
Mr. Scarber said multi - family.
Mr. Haggerton said that all of the letters should be turned in prior to the meeting so that
the citizens could see them.
Mr. Pace said that could not be controlled.
Page 5
Fred Sherman, 13715 42 Ave. S.:
He said that he was also speaking for his neighbor Marjorie Cargo. This proposed project
is too many homes in too small of an area. Current zoning requires a minimum lot size of
7200 sq. ft. This project has only 9 lots out of 41 that meet this requirement. Perhaps lots
can be combined to meet this minimum lot size. It is an insult to all the citizens of Tukwila
who live around this project that they were not consulted by the Department of Community
Development until July 1993. He added that he was impressed with this developer's efforts
in putting together this proposal. The traffic on 42nd has tripled since he has lived there.
Mr. Haggerton asked if it was at the beginning or ending of July when he found out about
the project.
Mr. Sherman said it was in mid -July. He added that he was amazed that there were people
within the Department of Community Development guiding the community that do not even
live in Tukwila.
Mr. Knudson said that some of the staff does live in Tukwila and the City tries to seek out
the most qualified individuals and that doesn't have any bearing on this project. In this
instance, extra effort has been taken to make sure that the citizens concerns have been
heard. Staff has worked exceptionally hard and have done their homework to make sure
that everything was brought out for the citizens.
Todd ? 13727 MacAdam Rd. S.:
He stated that he was opposed to this development because of the negative impact to his
neighborhood. He added that he is concerned with the pedestrian safety. The developer's
traffic engineer has underestimated the negative impact that will result in connecting 137
Street through a busy arterial like 42nd Ave. The City of Tukwila should not allow this to
Planning Commission Minutes Page 6
September 14, 1993
happen until it has implemented a plan to improve pedestrian and motorist safety at the
intersection at 137 and Macadam Rd. There are two METRO bus stops and school bus
drop within a couple hundred feet of this intersection. The children approaching the area
have no pedestrian paths and no crosswalks as they approach that bus stop. The roads are
very narrow.
Lee Loyd, 13531 43 Ave. S.:
She said that she is a joint owner along with Pamela Reiss of the residence immediately to
the north of the PRD. One of their concerns is the enclosed drainage system. She is also
concerned with the removal of existing vegetation along the southern and eastern boundary,
to be replaced with a twelve foot wide and open public walkway. A 12 foot wide walkway
is a negative impact. Their main concerns are security, liability and privacy. The planners
and builders could include a fence between their project and other properties.
Mr. Malina asked how she felt about the project itself.
Ms. Loyd said that some effort has to made so that the project is comfortable for the
existing property owners.
Mr. Knudson called for a ten minute break.
Mr. Meryhew called the hearing back to order.
Staff then provided a rebuttal to testimony given by those who commented. Denni Shefrin
continued by pointing out the conditions in the staff report. The SAO required that
subdivisions go through a PRD process. The SAO was set out to protect areas which are
considered environmentally sensitive. The PRD is triggered to allow for a density transfer
while requiring sensitive areas to be set aside in sensitive area tracts and that is what is
proposed. It is common to allow for some deviation to zoning standards such a setbacks and
lot sizes. Staff recognizes that the City has little experience with PRD's. The City has
looked at a way to cluster homes in order to preserve and protect the sensitive areas. The
project provides additional residential housing in the community. This is a strong guideline
and policy that has been emphasized in the growth management process and in the current
comprehensive plan which is being revised.
Ross Earnst, Director of Public Works Department:
There were actually two peer reviews conducted. The issue of driveways, street intersections
on 42nd and 40th, those were discussed, measured, and designed to meet the standards that
we have for those kinds of entrances to the roadways. The area is not a limited access area.
However, in safety situations, they have reduced the number of accesses that were allowed
on 42nd and they do meet current design standards. A sidewalk will be constructed to
mitigate concerns related to pedestian safety on 40th and 42nd. The Department of Public
Works has a record of 3 accidents on 42nd. That doesn't mean that that's all the accidents
Planning Commission Minutes
September 14, 1993
that have occurred. The City does have a program to construct pedestrian paths and 137
and MacAdam Rd are included in this program. There will be a pedestrian path in next
year's program. The developer will contribute 50% for the construction of the ped path
along 137th. You can only require a developer to pay for their impacts.
Page 7
Mr. Knudson asked if seasonal tracking of the hydrology is done.
Mr. Earnst said that the applicant did a hydrologic and geologic review of the site during a
dry year. They did not go out and re -do the geotechnical work.
Mr. Frasier said they did ask for an expanded geotechnical analysis where additional test pits
were done on the site. So there was two sets of test pits. The developer has agreed to the
re- routing and up- sizing of pipes to S. 134th.
Mr. Earnst said that a completed design of the system has not occurred. The City has
reviewed a detailed conceptual drainage plan. The City cannot require the applicant to
complete the design prior to approval of the preliminary plat.
Mr. Flesher asked if there were any significant disagreements or changes during the peer
reviews, or were they in total agreement.
Mr. Earnst said they weren't in total agreement. The peer review on the geotechnical work
was in basic agreement.
Mr. Frasier stated that there were specific cautions that the peer review geotech had and
they highlighted those in the fival MDNS. That precipitated changes in design which have
occurred. The hydrological, hydraulic and erosion control peer review also indicated that
they were in basic agreement, but there was also some additional cautions and changes to
the design. Staff is confident that they will come to agreement on off -site issues to provide
adequate capacity for the flows that will come from the developed site. One of the
conditions that Public Works has is that those recommendations in the peer review report
are met by this development as part of the final design process.
Mr. Malina asked where the liability lies when the clearing and grading of the site takes
place. Are there any protections in the covenants?
Mr. Earnst stated that liability issues are generally left to the attorneys. What staff does is
design a system, that based upon today's standards, will almost in all cases, assure that yards
will not flood. However, staff cannot guarantee that a yard won't flood or that a spring will
not pop up.
Mr. Earnst continued by saying that they did receive Letters of availability of water and sewer
from Val -View and Water District 125. There will be a dedication of parts of the system
Planning Commission Minutes Page 8
September 14, 1993
to those utilities with water and sewer. As a PRD, staff has some flexibility in the roadway
design. This plat has been redrawn several times. Staff altered the subdivision standards
to not pave the whole area and try to minimize the amount of impervious surface area. The
City has several streets which are 28 feet and some that are 24 feet. Narrow streets slow
traffic down and there is not as much asphalt to drain.
Mrs. Craft (inaudible).
Mr. Earnst stated that once the roadway design is approved and in, someone has the right
to sue if they feel that the design is in error. On the construction, the City will require a
one -year maintenance agreement which is a typical requirement of a contractor. They would
have to come back within a year and repair anything that is not in accordance with the
design. In general, if pot holes' develop, the City will require them to fix them. That will
occur in the approval of the design.
The homes will be inspected by City inspectors and will issue certificates of occupancy which
say they were constructed under applicable codes.
Mr. Haggerton asked how wide 42nd Ave is.
Mr. Earnst said that he didn't recall how wide it is. Mr. Fraser thought it was 36 feet, but
Mr. Earnst said that he thought that was a little wide, 26 feet is probably more accurate.
Mr. Earnst stated that one of the policies of the City Council is to build more through
streets. The staff will attempt to get that policy implemented in the projects.
Mr. Malina asked if staff has come to any sort of agreement regarding the fence on the
Reiss/Loyd property.
Ms. Shefrin stated that the City will require that a rail fence is constructed on top of the
rockery.
Mr. Malina asked if staff has spoken with the property owners about that.
Ms. Shefrin said that she had. From a privacy standpoint, the vegetation that would be
retained would serve to enhance the privacy aspect.
Mr. Malina asked about the tunnel affect.
Ms. Shefrin said she didn't feel a tunnel effect would be significant.
Mr. Malina asked if staff is confident they could work that out with the property owners.
Planning Commission Minutes
September 14, 1993
Ms. Shefrin said that they could work that out.
Mr. Malina asked about the covenants.
Page 9
Ms. Shefrin said that the PRD requires that there be general language that would be
covered in the covenants. Staff is requiring that there would be refinements to the
covenant's restrictions that would be imposed at the administration level. The issues of
maintenance, monitoring, preservation, and liability would be handled at the staff level.
Mr. Malina asked about the enforcement of those covenants.
Mr. Pace said that there are two levels. The City of Tukwila does not enforce covenant
restrictions. The City Attorney feels that the City should not be involved in enforcing home
owner association covenants. How well they are enforced depends upon how active the
home owners association is.
Mr. Malina asked if it could be placed in the covenants that adjacent home owners be
involved in that association.
Mr. Pace said that he was not aware of any covenants that went beyond the confines of a
specific development.
Amy Kosterlitz, Buck & Gordon, representing Dujardin Development:
It's very understandable that residents in the area do not want change. This is being
developed according to the City's ordinances. The City has many stringent ordinances on,
the books and the applicant meets all of them. The SEPA review and mitigation required
that the applicant meet all of the conditions of the peer review reports. With regard to
blind corner at 139th and 44th, the applicant's study shows that they actually improve the
functioning of . the corner by putting less traffic in that direction. With regard to the
accesses, they meet all the city standards and they have consolidated their accesses. With
regard to the drainage and geotechnical issues, the original soil borings and the report were
completed in December. A follow -up study was done in August. The findings of that report
showed that there were no springs discovered. There may be seeps in the wetlands. A
drainage system has been designed to take care of all those issues. There was even an
additional condition added to the SEPA MDNS to have on -site monitoring during
construction should something occur.
Mr. Haggerton asked why then has there been testimony that water is visibly coming out of
the ground.
Ms. Kosterlitz stated that she could not answer that. There are seepages in the wetlands
area. With regard to Fire Department access, there has been Fire Department review and
approval of this project. Several modifications have occurred to meet Fire Department
Planning Commission Minutes Page 10
September 14, 1993
standards. There has been extensive contact with the water and sewer department. With
regard to pedestrian access, the applicant is providing additional pedestrian access on the
site and along 137th. The applicant agrees that pedestrian access should connect to the bus
stops. With regard to the prior projects, the applicant has no specific knowledge of any
applications that were denied. With regard to the privacy issue and the pedestrian path, the
applicant is willing to go any way the City would like. There needs to be a balance between
having the public access to the park and privacy for the existing residents. The applicant is
willing to put in a fence. With regard to covenants, the major issues of concern which have
been brought up are not addressed solely by covenants. Most of the conditions, both of the
PRD and the subdivision, as well as the mitigated determination of non - significance are
enforceable by the City. The ordinances require that the specifics of those covenants be
drafted and approved by the City Attorney.
Terry Gibson, Traffic Consultant for Dujardin Development:
Mr. Gibson said the guardrail on 42nd and the widening of the shoulder north of the new
plat road entrance was a requirement of the City Engineer, Ron Cameron. A crosswalk
could be put in on the east side of Macadam and extend the walkway to the bus stops. The
cost would be split 50/50 with the City. Putting in narrower road sections does tend to
reduce the speed of traffic.
Erin Tietze, Civil Engineer for project:
Mr. Tietze said that most of the citizens who had concerns with the drainage reside in
drainage area #1 and this project does not impact that area; it is an entirely different
drainage area. Area #2 is the lowland area and less water will be discharged to that area
than occurs currently. If 8" pipes exist on 43rd, they will be taken out and replaced with at
the least 12" pipes. The roads will be located on the flatest portion of the site, thus the most
stable part of the site. The bulk of the housing is also on the flatest area. With regard to
the springs, there are seeps and springs, however, the bulk of them are in the wetland area
and the drainage course area. This is very tight soil so very little surface water run -off is
getting into the soil. If active springs are found, they will put in french drains to tie in with
the footing drain system around the buildings and tie directly into the storm drainage system.
Ellen Ryan, 13727 Macadam Rd S:
Ms. Ryan said that according to the CIP, page 2, the Southgate Park project won't be funded
until the year 2000 -2003 to the amount of $400,000. She continued by saying that change
is inevitable and personally, she would prefer for Southgate Park to be a private park for
one family rather than a haven for drug dealers, which is what it is currently being used for.
Since there is going to be a development, it would be nice to have access for the public.
The City needs to be proactive regarding some of the problems that are going to be
encountered because of this development.
Mr. Earnst said that Southgate Park is currently an undeveloped park. It will be more of
a neighborhood passage park rather than an active park with ballfields, etc.
Planning Commission Minutes Page 11
September 14, 1993
Joanne Poirer, 13405 43 Ave. S.
Ms. Poirier asked if the pathway will allow the public to get into the backland (the lower
portion of the park).
Mr. Pace said that the public won't be able to get onto the lower portion.
Ms. Poirier asked if the City will keep people out of the lower park.
Mr. Pace said that he wasn't sure what the City's plans are for the redevelopment of that
park.
Ms. Poirier asked if the 12" pipe will be replaced.
Mr. Fraser said it will be replaced and up -sized as needed.
Fred Sherman, 13715 42 Ave. S.:
Mr. Sherman asked for a clarification regarding the density transfer calculation.
Ms. Shefrin said the density transfer formula provides the maximum number of units
permitted on the site given there are sensitive areas. The PRD, provides general guidelines,
in turn, for how those lots would be designed. Those are two separate issues. The formula
is part of the PRD provisions.
Mr. Sherman said that he wasn't against the project, just against the number of units placed
on it. It looked more like a condominium complex. He asked if the lots sizes could have
even been smaller.
Mr. Pace said that yes, they could even have been duplexes.
Bob Scarber,
Mr. Scarber asked who determines what is a sensitive area and what its boundaries are.
Mr. Pace said that there is a wetland biologist who takes the criteria that is contained in the
ordinance that defines what the rating of a wetland is and how the wetland should be
delineated. There are a number of manuals used to determine the boundaries of the
wetlands and watercourses.
Mr. Scarber asked if this was dictated by the State.
Mr. Pace said that part of the City's Growth Management Act is for cities to develop a
sensitive areas ordinance. As to the specific requirements or standards, that is something
the City of Tukwila developed.
Planning Commission Minutes
September 14, 1993
Page 12 •
Ron Lamb, 4251 S. 139th Street:
Mr. Lamb said that one of the consultant's reports said that "...there are numerous and
unidentified springs throughout the project site which must be collected and directed to the
new storm system." He added that he would like to get a response regarding the concerns
of the sidewalk that parallels 44th Ave. In addition, he asked for information regarding the
plans for the intersection of 44th and 137th. He emphasized that in approving a PRD or
density transfer, there has to be extraordinary public benefit and he said he has heard little
which he would consider extraordinary.
Mr. Haggerton asked if his concerns with the springs were addressed when the applicant
indicated that any springs found would be diverted to the storm system.
Mr. Lamb said no, that did not satisfy his concerns because the flow under the surface may
changed such that other problems are developed elsewhere.
Mr. Earnst said that they may have erred in leaving some trees in that makes the sidewalk
less safe.
Mr. Fraser said that they took the consultant out several times to attempt to put the
sidewalk on the east side of the street. The Department of Fisheries, the Urban
Environmentalist, Planning and Parks recognized that a cut into the hill would be necessary
which would remove some of the original biofiltration.There may have been a significant
impact on adjacent properties if they attempted to put the sidewalk in at the east or the
west side. Because of the impacts, the City felt that putting the sidewalk up above the bluff
and behind some of the trees, impacts to the existing house to the east or the grading system
would not occur.
Mr. Lamb said that the location was the concern, it was the safety factor of a sidewalk on
a steep hillside, underneath the large trees.
Mr. Fraser said that there are some trade -offs.
Mr. Tietze said with regard to the intersection of 137th and 44th, where the road now curves
up, they will be dropping that down and it will become more of a through street and an
intersection.
Mr. Pace said that with regard to public benefit, roughly 25% of this subdivision will be in
common area. In past subdivisions, there has been no common area of any significant size.
What makes this site unique is the large percentage of common area set aside.
Mr. Lamb said that is the law, it's not a magnanimous gesture on the part of the developer.
He added that he was looking for something from the developer.
Planning Commission Minutes
September 14, 1993
Ms. Kosterlitz said that the public benefit is being able to provide adequate public housing,
meeting the City's comprehensive plan goals and respecting the natural environment and
providing significant open space.
Page 13
Mr. Knudson closed the public hearing.
The Planning Commission agreed to meet on September 23, 1993 at 7:00 p.m. to review
testimony and make their recommendations.
Mr. Knudson adjourned the meeting.
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Sylvia Schnug
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City of Tukwila
Department of Community Development
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
John W. Rants, Mayor
STAFF REPORT
TO THE
PLANNING COMMISSION AND
BOARD OF ARCHITECTURAL REVIEW
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
ATTACHMENTS:
Prepared May 19, 1994
May 26, 1994
Rick Beeler, Director
L94 -0019: Strander Retail Sign Approval and
L93 -0016: Strander Retail Design Approval for Sign Design
(Continued Condition).
Segale Business Park
Approval of area increases for three signs and design
approval for seven signs.
Strander Retail Center, SE 1/4 of the Andover Park
E. /Strander Blvd. intersection in Tukwila, WA.
Site area is 9.39 acres.
Commercial
C -2 (Regional Retail)
A.
B.
C.
D.
E.
Site Plan Showing Sign Locations
Building Elevations of Tenant Spaces and Proposed
Signage.
Letter Requesting Sign Area Increases and
Calculations (5/15/94)
Seven Sign Area Calculations
Colored Sign Designs (to be presented at the hearing)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Staff Report to the L94-0019 & L93- 00016: Strander Retail Signage
Page 2
Planning Commission/BAR
VICINITY /SI'T'E INFORMATION
Project Description: The applicant requests:
A. Planning Commission approval of area increases for three signs per
TMC 19.32.140 and
B. Board of Architectural Review approval for the design of seven wall
signs as a required condition of approval for file No. L93 -0016.
Existing Development: Signs would be located in the Strander Retail shopping
facility which is currently under construction (see Attachmen A)
Surrounding Land Use: The surrounding area is developed in commercial and
industrial uses. The signs would face commercial areas.
Terrain: The terrain is flat. Signs would be mounted on northwest facing walls,
between 14 and 28 feet above grade (Attachment B).
BACKGROUND
The Strander Retail building was approved by the Board of Architectural Review
on September 14, 1993 (L93- 0016). This approval included further review of the
proposed signs for design consistency with the development. In addition, the
applicant is requesting that the Planning Commission approve increasing the area
of three signs.
Sign location is shown in Attachment A, sign designs as mounted on the building
walls are shown in Attachment B, and sign area calculations are shown in
attachments C and D.
Staff will first review the proposed sign area increase, then will review the
proposed design of these and the remaining four signs for design consistency.
Staff Report to the L94 -0019 & L93- 00016: Strander Retail Signage
Planning Commission/BAR Page 3
PLANNING COMMISSION REVIEW OF SIGN AREA INCREASE
DECISION CRITERIA
The substantive purpose of the Sign Code is:
"To establish standards and guidelines for the design, erection and installation of
signs and other visual communication devices so that the streets of Tukwila may
appear orderly and safety may be increased by minimizing clutter and distraction."
(TMC 19.04.020(A)
The Tukwila Municipal Code permits the Planning Commission to increase the
allowed sign area in Table 1, 19.32.140 by 50% for each doubling of the required
minimum setback distance for the wall upon which a particular sign is to be
placed; except that in no case may the sign area exceed 6% of the exposed
building face area or 500 square feet, whichever is less.
FINDINGS
The applicant is requesting sign area increases for three signs as summarized
below:
1. Barnes and Noble, West Elevation Sign
Proposed sign area: 146.0 s.f., based on a proposed increase of 52.62
square feet.
Exposed building face of tenant area: 2,446.00 s.f.
Basic sign area allowed: 93.38 s.f.
The sign is located 100 feet from the property perimeter, which is five
doublings of the 20 ft. building setback.
Allowed sign area based on two doublings of the setback could have been
186.76 s.f.1. However, the sign area is limited by the 6% of wall area, or
500 s.f. maximum sign size. Six percent of 2,446 s.f. is 146.76 square feet.
The proposed 146.0 s.f. sign is about equal to the maximum area permitted.
193.38 + (2 x (46.69 = (50% of 93.38))
Staff Report to the L94 -0019 & L93- 00016: Strander Retail Signage
Planning Commission/BAR Page 4
2. Starbucks Coffee
Proposed sign area: 40.68 s.f., based on a proposed increase of 5.52 square
feet.
Exposed building face of tenant area: 754 s.f.
Basic sign area allowed: 35.16 s.f.
The sign is located 165 feet from the property perimeter, which is eight
doublings of the building setback.
Allowed sign area based on one doubling of the setback is 45.24 square
feet. The proposed 40.68 s.f. sign area is less than the amount permitted.
3. Smith's (Northwest Elevation)
Proposed sign area: Two sign areas of 250 s.f. each are proposed. The
total 500 s.f. of sign area is based on an increase of 350 square feet.
Exposed building face of tenant area: 9612 s.f.
Basic sign area allowed: 150 s.f. total.
The signs are located no closer than 170 feet from the property perimeter,
which is 17 doublings of the 10 ft. setback.
Total allowed sign area based on five doublings of the setback is 525
square feet. However, total sign area is limited to 500 square feet. The
proposed sign area is equal to this maximum.
CONCLUSIONS
1. The proposed sign area increases are all within the permitted range established in
TMC 19.32.140, and may be approved by the Planning Commission. •
2. Staff firids that the proposed signs do not significantly "...contribute to clutter and
distraction."
RECOMMENDATION
Staff recommends approval of all three proposed sign increases.
Staff Report to the L94 -0019 & L93- 00016: Strander Retail Signage
Planning Commission/BAR Page 5
BOARD OF ARCHITECTURAL REVIEW EVALUATION OF SIGN DESIGN
Pursuant to its review of the Strander Retail building (L93 -0016) the attached sign
design materials have been submitted for approval by the Board (Attachment D
colored sign materials to be presented at the hearing). This review is to
determine if the signs are of a consistent design quality with the approved project
design.
FINDINGS
1. The proposed signs are placed in a logical location (Attachment A).
2. The scale of the signs are consistent with the Tukwila Sign Code
requirements, subject to approval of sign area increases as discussed above
(Attachments C and D).
3. The colors of the sign complement the color pattern approved by the
Board in its earlier project approval (Attachment E). The previously
approved project color scheme will be presented at the hearing.
4. It should be noted that the Barnes and Noble sign on the north wall is
currently a free - standing sign. However, the applicant is investigating the
opportunity to make this a wall mounted sign. No significant change in the
"look and feel" of the sign is anticipated whether it is wall mounted or
freestanding.
CONCLUSION
A review of the attached materials demonstrates that the proposed signs are harmonious
and have a consistent design quality with the approved project design.
RECOMMENDATION
The Planning Division recommends approval of the signage as proposed.
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
STAFF REPORT
TO THE
PLANNING COMMISSION
Prepared September 9, 1993
HEARING DATE: September 14, 1993
PROJECT/NUMBER: Segale: 93 -0016
APPLICANT: Dana Warren
OWNER: M.A. Segale
REQUEST:
LOCATION:
ACREAGE:
Review two conditions of approval related to Segale
Retail Center.
Southwest corner of Strander Blvd. and Andover Park
West
9.39 Acres
ZONING: C -2 (Regional Retail Business)
COMPREHENSIVE
PLAN DESIGNATION: Commercial
STAFF: Jack Pace
ATTACHMENTS:
A -1. Conditions of Approval
B -1. BAR minutes June 24, 1993
C -1. Building elevations
D -1. Reveal details
E -1. Corner site development plan
F -1. Tukwila CBD Street Tree Program
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Staff Report to the
Planning Commission •
FINDINGS
BACKGROUND:
L93 -0016: Segale Retail Center
Page 2
The Board of Architectural Review (BAR) approved the project with ten conditions
(Attachment A -1) on June 24, 1993. Two of the conditions #1 and #5 required
modifications to be brought back to the BAR for their review.
DECISION CRITERIA:
Conditions the applicant needs to respond to:
#1 Facade Design: In order to incorporate visual harmony with neighboring
developments, redesign the southeast facade to include banding or modulation of
some type, to be reviewed by the Board of Architectural Review.
#5 Arterial Focal Point: To strengthen important axes, require a redesign
of the site's northwest planter area adjacent to the intersection of Andover Park West
and Strander by removing two parking spaces and including public amenities such as
benches .and low vegetation; to be reviewed by the Board of Architectural Review.
Facade Design:
The applicant has proposed the following changes to the facade design: (attachments
C- 1/D -1).
A. To the back of the building, a "grid pattern - painted accent color." At this time
the color has not been decided.
B. To the side of the building, the windows have been redesigned and a grid
pattern has been added in the corner of the building wall.
C. To the front of the building, the windows have been redesigned with a grid
pattern.
Arterial Focal Point:
At the corner of Strander and Andover Park West, the applicant has proposed to
(see attachment E -1):
A. Remove two parking spaces.
,._.
Staff Report to the L93 -0016: Segale Retail Center
Page 3
Planning Commission
B. Develop a small plaza with a "rock platform" which would be approximately
three -feet high and designed with a seating area.
C. Seasonal planting areas.
RECOMMENDATION
Staff recommends . Segale Retail Center modifications be approved with the following
conditions:
Facade Design:
1. At this time, the applicant has not specified the color of the columns in the rear of
E5 the building or color of the grid pattern. Staff recommends that the columns and grid
patterns be a different shade or color to provide a greater contrast.
erial Focal Point:
2. e City Council • • mmittee has completed`
P s gram. The purp • e of the program is to
"ha ony and consisten ' within Tukwila's central
is a s IIary of the stree tree program.
eir review of the CBD Street Tree
evelop a theme that will provide
siness district. Attachment F -1
Based up this plan and the : • plicant's site plan, staff re: • mmends adding 3 trees
from the n • ' es list be located the landscape area behind e rock platform.
In addition, sta • ecommends addin: a flag pole on either side of e plaza. The flag
poles, in addition to the trees will bet - r define the plaza space.
ATTACHMENT A -1.
ATTACHMENT A
CONDITIONS
L93 -0016: SEGALE RETAIL CENTER
1. Facade Design.. In order to incorporate visual harmony with neighboring
developments, redesign the southeast facade to include banding or modulation of
some type, to be reviewed by. the Board of Architectural Review.
2. Building Color. Require predominant wall colors to be warm (beiges, taupes) rather
than cool (grays, blues). .
3. Arcade Columns. For building components to have good proportions and
relationship to one another, redesign the shafts of the columns to appear relatively
shallower (eg 2' -0" or less) when seen in comparison to their base and their top.
4. Arterial Corners. To provide visual interest along these arterial streets, redesign the
facades at the southwest and northeast corners of the building to incorporate
repetitive geometric patterns.
5. Arterial Focal Point. To strengthen important axes, require a redesign of the site's
northwest planter area adjacent to the intersection of Andover Park West and
Strander by removing two parking spaces and including public amenities such as
benches and low vegetation; to be reviewed by the Board of Architectural Review.
6. Portal Plantings. To enhance architectural features, require the cedars in the portal
areas to be a minimum of 6' -8' tall at the time of planting.
7. Service Area Perimeter Plantings. To be effective in winter and summer and to
screen the service areas, require cedars to be a minimum of 8' tall, spruces to be a
minimum of 8' tall, and cypress' to be a minimum of .6' tall at the time of planting
along the eastern, southeastern, and southern planting areas.
8. Signs. Signs are to be approved by separate application to the BAR. Background
colors for each of the panels at the five entries are to be approved at that time.
9. Exterior Lighting. To maintain harmony with the rest of the project's lighting design,
eliminate floodlighting of the building's facade.
10. HVAC Equipment. Roof -top HVAC equipment shall be painted the same color as
the roof -top.
ATTACHM —PVT B -1
City of Tukwila John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
PLANNING COMMISSION
MINUTES
JUNE 24, 1993
(REVISED PER VERN MERYHEW)
Chairman Meryhew called the meeting to order at 8:06 p.m. Members present were Messrs.
Meryhew, Malina, Haggerton, Knudson, Clark, Flesher and Mrs. Craft. Representing the
staff were Jack Pace, Diana Painter, and Sylvia Schnug.
MR. HAGGERTON MOVED TO APPROVE THE MINUTES OF MAY 27, 1993. MR
MAUNA SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
There were no citizen's comments.
L93 -0016: Segale Retail Center:
Jack Pace presented the staff report. He entered into the record a letter from Nancy Lamb
Mr. Pace noted that to notify citizens that the meeting was continued, the site was posted,
a notice was put in the Seattle Times, and notices were sent to adjacent businesses located
within 300 feet of the site.
Mr. Pace said that the site is located at Strander and Andover and the proposal is for an
approximately 200,000 square foot building. There will be approximately 500 parking spaces.
The building heights range from 26' to 36', the landscape area ranges from 10' to wider
around the perimeter of the site, as noted in the landscape plan. The setbacks vary from
29' to 20'. Across the street from the site is Southcenter Plaza.
Mr. Pace noted that many of the comments included in the staff report reflect direction that
the Board has given staff on past decisions. Taking the design review criteria, staff has made
comments based on direction given by the Board in the past. This is probably one of the
more visible sites compared with past projects. Staff and the applicant have come to the
point where they have agreed to disagree.
One of the concerns of the staff is the dominance of the vast parking lot. The Code
requires 300 parking spaces, however, that is recognized as too small. The second issue is
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665
the focal point. This corner will be a dominant focal point and there is nothing to create
that focal point except for the potential sign. Thirdly, staff is concerned because this
structure does not have a back side. The project is at the corner of Strander and Andover
and office/warehouse businesses face the back of the project. In the staff report, staff
highlights the concern of how visible the site is and how the building can be modulated and
improve the visibility of the corners.
The model depicts heavy landscaping, however, this probably would not occur for 15 -20
years. The landscape material will be much smaller at the time of planting. The walls are
from 26+ feet high and nursery material will not cover the blank walls. Looking at other
projects, such as Southcenter Plaza, a variety of techniques have been used to break up the
blank walls such as landscaping, building materials and patterns /detailing.
Another concern of staff is the dominant color. Given the other types of building around
there, staff is concerned with how to give the project richer color or richer design.
Mr. Pace continued by saying that additional landscaping is needed to break up the parking
areas and blank walls. A question staff has raised, is whether larger plant materials should
be used to do that. The Southcenter Plaza project, in many areas, have 4 1/2" caliper trees
in the front to have the immediate effect of breaking up the wall.
With regard to building design, this building will be viewed from 360 degrees. Other
comments noted in the staff report, deal with the detailing of the walkway within the arcade
area, as well as dealing with lighting and focusing more on the entries; making these a more
dominant element than they are. This is a fairly long building and the question is how to
provide more of a focal point so that it doesn't read as a low, flat building.
Mr. Knudson asked where 4 1/2" caliper trees were required on other projects.
Mr. Pace said that 4 1/2" caliper trees were placed along the front of Southcenter Plaza in
front of the Target store. The model does not depict what the project will look like when
it opens, but how it will look several years down the road. The issue is how to deal with
certain restraints of the site, demands that the tenants have and at the same time, improve
the visibility of the site since it can be viewed from 360 degrees.
Mr. Pace indicated that in looking at the report, the Board has four alternatives:
1. Approve the project as submitted;
2. Deny the project as submitted;
3. Approve the project with conditions; or
4. Modify the project requesting that it come back before the Board and specifically give
direction on modifications they would like to see.
Staff is recommending that the project be modified and have noted 13 conditions. Given
the degree and the types of conditions, staff felt it would be appropriate for the applicant
to come back before the. Board.
Planning Commission Minutes Page 3
June 24, 1993
There are five conditions that deal with building design. In the conditions, there may be
other alternatives, but the ley point is how to look at the site from all sides and ask what
can be done to improve some of the facades. Staff is not suggesting any one technique, but
rather give the applicant direction and let them come up with solutions. With regard to
landscaping, staff is suggesting that the parking area be broken up. There are five
conditions dealing with landscaping. The intent is to look at ways to improve the project,
and at the same time, balance the needs of the applicant. Finally, there are three
miscellaneous conditions.
In summary, staff and the applicant have come to a point where they agree to disagree. The
Board has several options before them. Staff has tried to articulate concerns and
requirements given by the Board on past projects and implement them on this project.
Mr. Knudson said that in the past, they did not want large building walls close to the street,
and this project is set back from the street.
Mr. Pace said that the issue is whether the Board wants the wall and the parking areas
broken up. There are a variety of ways of accomplishing that. Because there is so many
parking spaces, losing one or two spaces will not be critical. The bigger issue is how to
provide a focal point to the building.
Mr. Malina asked if the proposed 3' -4' hedging in the front of the project would screen the
additional landscaping in the parking areas that staff is requesting.
Mr. Pace said that a combination of hedging and additional landscape islands could be used
to break up the parking areas.
Mr. Knudson asked what staff is recommending for an arterial focal point in the front of the
project.
Mr. Pace said that they do not want to come up with specific design solutions, but to get
direction if this is important to the Board.
Mr. Meryhew asked if that was the corner where the sign will go.
Mr. Pace said that there is a proposal for a sign and a planter, but they have not submitted
the details yet for that.
Mr. Knudson asked if the design of the sign would provide the focal point.
Mr. Pace stated there are a variety of techniques.
Planning Commission Minutes Page 4
June 24, 1993
Mr. Haggerton asked how the height of the Target store compared with this project.
Mr. Pace said that it is generally the same height. The height of the Target store varies a
little because the building steps back.
Mr. Meryhew asked the height of the Marriott Hotel.
Mr. Pace said that he thought it was a little less than 40 feet.
Mr. Haggerton asked if staff had received comments from neighboring businesses.
Mr. Pace indicated that they did not receive any written comments and that the verbal
comments were general comments as to what the project will look like and no comments
were either for or against the project. One individual expressed concern for looking at the
back of this building.
Dana Warren, Project Manager, Segale, Inc.:
Mr. Warren said that this project started last March. Mr. Warren said that when the staff
report came out, he was quite disappointed because the tone of the report had a certain
bias. He asked the Board to step back and pretend like they are seeing the project for the
first time. He added that his job was to be financially responsible. He also has used
examples of surrounding projects and projects that have been recently approved, and in
many cases this project not only meets those standards, but exceeds them substantially.
Mr. Warren then presented a slide show. He stated that Southcenter is considered a super
regional mall. Costco has changed the way shopping takes place. Costco is successful
because they sell their products cheaper than anyone else because they sell a number of the
same product. They sell on a low margin, have low overhead, pay low rent, and have set a
new standard for retailing across the U.S. They have no landscaping and minimal facade
elements. The smaller retailers who use to operate in the 1500, 2000, 3000 square foot
range are no longer in business. The new trend retailers generally take over warehouses,
make minimal improvements, and have minimal landscaping.
Mr. Warren stated that Segale tends to go with what has worked in the past. They have
always designed straight - forward, timeless buildings using natural materials and enhanced
them with greater than average landscaping. A unique thing about their landscaping is that
they try and stay away from deciduous trees because six months out of a year, a deciduous
tree is virtually invisible. Entrances to warehouse buildings have been flanked with
evergreen materials. Mr. Warren added that they build concrete buildings, not masonry or
wood structures and enhance them. One example, is a concrete building with a significant,
deep reveal or a concrete stain. These reveals can add significant cost to a building.
He stated that the site has frontage on Andover Park West and Strander Blvd. A retail
Planning Commission Minutes Page 5
June 24, 1993
expert was hired to create three designs of the building. He came back indicating that there
was only one design for the building due to the way the site sits, the way the view is
obstructed. When driving down Strander Blvd. this building won't be seen until they get to
the intersection. The building was designed so each tenant has their own identity. This was
done with entry elements that are 35' high. One of the tenants has the option of having a
mezzanine. This project provides an overhead arcade that connects Andover Park West and
Strander Blvd.
The Code requires ten feet of landscaping along the frontages, five feet of landscaping on
the sides and no landscaping across the back. The total of the required landscaping is
15,000 sq. ft. (approx. 1/3 of an acre). He stated that they have proposed 54,000 of
landscaping (approx. 1 1/4 acre), .which is four times what is required. A landscape hedge
has been created along the entire frontage of the building which is composed of evergreen
landscaping. All of the landscaping, except for deciduous street trees, are evergreen.
Junipers have been proposed for around the base of each of the planters. The plantings
behind that have been scaled up to rhododendrons which will be kept trimmed to car hood
height. Tanyosha Pines have also been planted because they have a canopy. On either side
of the entry elements cedars are proposed. Where the building affronts the Marriott, they
have proposed 20' of landscaping when the Code only requires five feet. Where the building
fronts an office building, they have proposed a double row of landscaping that is 20' wide
and second level of landscaping up against the building.
Mr. Warren stated that he has had discussions with people from the Marriott and they are
very much in favor of the project. The loading area will be located in the back of the
building where it fronts the railroad tracks and warehouse buildings. The detailing, as shown
on the model, on the back of the building have been taken off for economic reasons and a
level of landscaping has been added. Screen walls have also been added near the loading
areas.
Scott Clark asked where the dumpsters were located.
Mr. Warren said next to each loading area. He went on to say that the coloring near the
signage areas will be coordinated with each tenant and brought back before the Board when
the signage is reviewed. A significant cornice runs across the top of the building that is
detailed. In addition to that, there is a soffit with steps which provide relief.
Ornamentational lighting appears on each column to create rhythms and patterns on the
front of the building. On the back side of the building is the security lighting on horizontal
pendants so that the light shines down and not out.
Mrs. Craft asked what material the roof was made of.
Mr. Warren said the roof is built -up roof and the underside is a steel bar joist.
Planning Commission Minutes Page 6
June 24, 1993
Mr. Clark asked where the tile detailing would be located.
Mr. Warren said they are located on each of the columns; one high, one low.
Mr. Knudson asked if there would be a sign at the corner.
Mr. Warren said that there would be a low, 18" sign which reads "401 Strander Blvd." The
tenants will have their own signs at their entry ways. The tenants who have two frontages
will have two signs. He continued by. saying the glass by the end -cap tenants is continued
around the side of the building and the corner has been softened with a significant planter.
Mr. Malina asked if the four compact parking spots would be reverted back to full size.
Mr. Warren said that those are the areas where they had standards for the lights. The ones
that do not have light standards in them will be reverted back to full size.
Mr. Haggerton asked if there would be HVAC on the roof.
Mr. Warren stated that there would be HVAC on the roof -top. There is a parapet which
sticks up above the height of the roof and serves as a screen for the HVAC.
Mr. Haggerton asked why it wasn't shown on the model.
Mr. Warren said because it hadn't been designed yet.
Mr. Haggerton said that is one of the things they have been most critical of in the past.
Mr. Meryhew asked if the entry ways on the color display was to the same scale as the
model because they seem to stand up higher.
Mr. Warren said that they had built a larger model and realized if there was no difference
in height, but brought one element out, it automatically is perceived to be taller. He said
that the Code requires a maximum height of 35 feet and they are at 35 feet.
Jack Pace said that height limitation is not accurate. This is in a height exception area,
therefore they can go to an unlimited height. By going through BAR, they automatically get
the height exception.
Mr. Meryhew asked if Mr. Warren understood that before this meeting.
Mr. Warren indicated that he was aware of that. He added that they did not need any extra
height and that 35 feet was more than adequate. The fact that the elements come out from
the building, they appear to be higher. The only difference between the model and the
Planning Commission Minutes Page 7
June 24, 1993
colored drawing is that the last step is four feet rather than two feet.
Mrs. Craft asked if there was sufficient room for a mezzanine currently.
Mr. Warren indicated there was. He went on to say that he was tight on parking and it
would be disastrous to lose any parking stalls.
Mr. Malina asked where the handicapped parking would be located.
Mr. Warren stated that they would be located perpendicular to the face of the building.
Also, employee parking is located at the rear of the building, as well as an employee lunch
area. There is a minimal amount of lawn.
Mr. Pace asked if they had already agreed to change the colors.
Mr. Warren said they have changed the colors.
Mr. Warren then commented on staff's conditions:
1. Mr. Warren said that staff suggested that they use the triangular parapets, but they
felt they have been over used.
2. The colors chosen will agree with staff recommendations. Textures and patterns on
facade are consistent with neighboring structures except that there are no plans to
continue reveals or bands on back side of the building.
3. He said that they did not agree with staff's suggestion of making the arcade columns
more slender.
4. With regard to the sidewalk area, they are proposing a combination of light brushed
concrete and exposed aggregate.
5. With regard to the arterial corners, they've brought the glass around as much as
possible and landscaped as much as the "Men's Wearhouse ". In addition, they've
added 20 feet of landscaping.
6. With regard to the arterial perimeter landscaping, staff is suggesting they put in an
evergreen screen along the parking lot. He said that they have provided a hedge and
rhododendrons. They have gone above and beyond what is typical.
7. With regard to the arterial street trees, staff is suggesting that they place the trees at
20 foot spacing and make them 3 1/2" caliper. He stated that the only area in town
where the trees were spaced 20 feet apart was at the Double Tree Inn. Retail lives
and dies by visibility. The combination of 3 -4' screen wall and 20 foot on center trees
will create a barrier. They have resisted the spacing, the caliper and the height of the
evergreen hedge.
8. With regard to the arterial focal point, they have gone to great lengths to keep the
corner of the building open so the building is visible. They are trying to gain pass -by
trips.
Planning Commission Minutes
June 24, 1993
Page 8
9. With regard to parking aisle landscaping, they feel they have provided significant
planters around the parking area to screen it. They have exceeded the Code by five
times the required landscaping. Significant landscaping has been placed elsewhere
on the site as well. There is a full time groundskeeper to take care of the plantings.
10. With regard to portal plantings, staff is asking them to have the cedars in the portal
areas to be 3 1/2" caliper at the time of planting. A 3 1/2" tree requires a crane to
install it. Therefore, they feel that size is excessive.
11. With regard to the service area perimeter plantings, plantings will be placed around
the rear of the building, as well as screen walls. Staff is suggesting that the caliper
size be increased to 3 1/2 ", which is large and costly.
12. Signs will be brought back before the BAR.
13. With regard to the exterior lighting, they have agreed to eliminate the floodlighting.
Mr. Meryhew asked what the heights of the trees along the backside of the building will be
at the time of planting and at maturity.
Jeff Bourbon, Landscape Architect:
He stated that the applicant is interested in providing a high quality landscape and
maintaining it. The difference between a 2 1/2" and 3 1/2" is one or two growing seasons.
The planting along the back of the building are cypress which is a fast growing plant and will
eventually reach 20' -30' at maturity within five years. The buffering along the back is cedar.
The initial planting size of the cedar will be 6' -8' and it will reach a mature height of
approximately 40' -60' at a rate of about 3' per year. In the staff report it indicated that the
landscape strip along the back is 10' wide. That is actually the minimum size; in some places
it exceeds that to become 20' wide. At the corners of the building are spruce trees. The
eventual height will be 30' -40' tall and is a slow growing tree. The initial planting height of
the spruce and cedar will be 8' and the cypress will be 6'. The applicant has chosen to put
the landscaping where people can enjoy it.
Mr. Mauna asked where the 2" caliper is measured.
Mr. Bourbon said that the industry standard is 6" above the ground.
Mr. Malina asked how much a 2" Caliper tree measured 6" off the ground would weigh.
Mr. Bourbon said that the root ball and tree would weigh approximately 150 pounds.
Mr. Malina asked how much a 3 1/2" tree would weigh.
Mr. Bourbon said it would probably be close to 350 pounds and would require a back -hoe
to be installed.
Planning Commission Minutes Page 9
June 24, 1993
Mr. Meryhew asked how the surface water would be handled.
Mr. Warren stated that as a part of the SEPA, they are providing a biofiltration along the
front. It's a function of the sloping nature of the site.
Mr. Clark asked if there would be recycling containers.
Mr. Warren said that they would be providing two dumpsters per tenant. One of the
containers will be for cardboard.
Mr. Clark asked what the color of the tile accents would be.
Mr. Warren said they would be a maroon color.
Mr. Clark asked if the central portion of the building was asymmetrical or symmetrical.
Mr. Warren said that it is asymmetric.
Mr. Clark asked if there would shopping cart bins.
Mr. Warren said that there would not be any shopping cart bins.
Mr. Clark said that he is concerned with the traffic flow onto Andover.
Mr. Warren said that they have studied this extensively and they will be entirely re-
constructing the frontage on Andover and Strander. There will be a center turn-lane as a
part of this project. In addition, the entrances to the project have been pulled back as far
as possible. They will also be constructing over half the width of Trek Drive.
Mr. Haggerton noted that a comment from the Lamb letter is that the project is not inviting
to pedestrians and he said that he would have to agree.
Mr. Knudson suggested that the second item on the agenda be continued to the next
meeting since this project is taking so much time.
MR. HAGGERTON MOVED TO CONTINUE ITEM L93 -0084: BLUE STAR MOTEL TO
TIM JULY 15, 1993 MEETING, THE FIRST ITEM AFTER THE WORK SESSION. MR.
KNUDSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
Mr. Meryhew called for a five minute break.
Mr. Clark asked how they would feel about putting in a circular sidewalk with a few benches
Planning Commission Minutes Page 10
June 24, 1993
near the sign area at the corner, that would be more pedestrian inviting.
Mr. Warren said that his concern would be from a maintenance standpoint. He said that
he would like to have time to consider this and perhaps bring it back to the Board with the
signage.
Mr. Malina asked if there would be a maintenance schedule provided for the landscaping.
Mr. Warren said that they have a full -time maintenance crew that does nothing but maintain
the landscaping.
Ann Nichols, Project Manager, Segale Inc.:
Ms. Nichols stated that she would be the project manager for this site. She said that there
was a maintenance plan.
During his rebuttal Mr. Pace noted that the applicant had provided slides of "Costco ", and
that the Board needed to keep in mind that "Costco" was built in a warehouse area, and this
project will not be located in a warehouse area. He added that staff did not have a problem
with the concrete tilt -up material or the plant materials, but they were concerned with the
height and the breaking up of parking areas. He reminded the Board of their requirement
on the Mervyn's project at the Southcenter Mall to break up the parking area with
landscaping. When reviewing the applicant's slides, the Board needs to keep in mind the
context of those projects. For example, the slide of the Home Depot' project was one that
was approved in Tacoma, not Tukwila.
Mr. Pace continued by saying that the applicant has already agreed to conditions 13 and 12
of the staff report. The applicant agrees to the second paragraph of condition 2. With
regard to condition 3, the applicant agrees that the columns need to be shallower. With
regard to condition 4, staff feels that condition can be removed based on the slide
presentation showing the aggregate material.
With regard to condition 1, staff would like to see the building "step out" more to provide
more modulation.
With regard to the facade design, this building will be visible from all angles. There needs
to be emphasis on design detail. In the past the Planning Commission has said, "Don't
landscape blank walls - instead incorporate design elements into the walls ". an example is
the nearby Target building which is a taller building with landscaping taller than the building
and yet improvements are included in the walls because of the visibility.
Mr. Flesher stated that the Target building is smaller and that except for the triangular
accents, the Target building is actually lower than the proposed Segale project.
Planning Commission Minutes Page 11
June 24, 1993
With regard to condition 6, staff agrees to delete this condition based on test
With regard to condition 7, given the size and scale of the project, the concern
2 1/2" caliper tree would not have an immediate impact. Secondly the City is d
CBD street tree plan and the intent is to have this project comply with that an
project's impact.
With regard to condition 8, staff is requesting some sort of focal point.
With regard to condition 9, staff is looking to break up the parking area with
landscaping, while not decreasing the amount of parking available. The ar
provided examples of what can be done to accomplish this.
With regard to condition 10, amend the wording so that instead of requiring a 3
tree at planting, require the trees to be a minimum of 6' -8' tall at the time of
With regard to condition 11, amend the wording so that the minimum tree size
of planting be as follows: spruce and cedar 8' and cypress 6'.
Jack Pace clarified that staff needed direction with regard to the focal point, the
the back of the building.
Mr. Clark said that the HVAC issue still had not been resolved.
Jack Pace said that staff did not feel it was an issue because it can only be seen
buildings and the hotel above the site.
Mr. Warren offered to paint any units which would be visible.
Mr. Meryhew closed the public hearing at 11:35 p.m.
The Planning Commissioners agreed by consensus to omit condition number 1
heights.
The Planning Commissioners agreed by consensus that the arcade columns i
number 3 be shallower in depth by 2 feet.
The Planning Commissioners agreed by consensus to omit condition number
arterial perimeter landscaping.
The Planning Commission agreed by consensus to delete condition number
arterial street trees due to lack of clear understanding on tree sizing and diver
on other existing sites. A City standard needs to be developed for sizing both ev
ony given.
was that a
veloping a
soften the
additional
hitect has
/2" caliper
lanting.
t the time
omers and
om office
on building
n condition
regarding
regarding
ity allowed
rgreen and
Planning Commission Minutes
June 24, 1993
deciduous trees clarifying height and /or caliper measurements and locations.
Page 12
The Planning Commissioners agreed by consensus to amend condition number 8 so that the
schematic triangle, plus the two adjacent parking spaces shall be re- designed to incorporate
public amenities at the applicant's discretion, but subject to BAR review. This could include
benches, architectural concrete on the ground, and low shrubbery.
The Planning Commissioners agreed by a majority to omit condition number 9 regarding
parking aisle landscaping due to the extensive landscaping provided at other locations on the
site and the potential maintenance problems as experienced on other existing locations,
however, Mr. Haggerton did not agree.
The Planning Commission agreed by consensus to change condition number 10 to require
portal plantings be identified by height (6 -8' at time of planting instead of by caliper.
The Planning Commission agreed by consensus to change condition number 11 to require
service area perimeter plantings be identified by height (spruce and cedar trees to be 8' and
cypress 6' at time of planting) instead of by caliper.
The Planning Commissioners agreed by consensus to paint the HVAC units the same color
as the roof where visible.
The Planning Commission agreed by consensus to have condition number 5 modified to
include a re- design of the southwest and northeast corners to incorporate repetitive
geometric patterns.
The Planning Commissioners agreed by consensus to require that the applicant re- design the
southeast facade to incorporate some horizontal banding or modulation to break up the back
of the building and this would be subject to BAR review (condition number 2).
MR. MERYHEW MOVED TO APPROVE L93 -0016: SEGALE RETAIL CENTER BASED
ON MODIFICATIONS TO STAFF'S CONDITIONS AS FOLLOWS:
CONDITION 1 WILL BE DELETED;
MODIFY CONDITION 2 TO SHOW THAT THE SOUTHEAST FACADE WJLL BE RE-
DESIGNED TO INCLUDE SOME KIND OF A BAND OR 'MODULATION (SEE
DRAWING FOR EXACT LOCATION) AND TO BE REVIEWED BY BAR;
1'H1 SECOND PARAGRAPH OF CONDITION 2 TO REMAIN AS WRITTEN;
CONDITION 3 WILL REMAIN AS WRITTEN, WITH THE EXCEPTION THAT THE
COLUMNS WILL BE SHALLOWER IN DEPTH TO TWO FEET;
Planning Commission Minutes
June 24, 1993
CONDITION 4 WILL BE DELETED;
Page 13
CONDITION 5 SHALL BE AMENDED SO THAT THE SOUTHWEST AND NORTHEAST
CORNERS OF THE BUILDING SHALL BE RE- DESIGNED TO INCORPORATE
REPETITIVE GEOMETRIC PATTERNS;
CONDITION 6 WILL BE DELETED;
CONDITION 7 WILL BE DELETED;
CONDITION 8 WILL BE AMENDED SO THAT TWO PARIONG SPACES ARE
ELIMINATED AND PUBLIC AMENITIES SUCH AS BENCHES AND LOW
VEGETATION BE ADDED AND TO BE REVIEWED BY THE BAR;
CONDITION 9 IS DELMED;
CONDITION 10 HAS BEEN AMENDED SO THAT THE MINIMUM SIZE OF THE
PORTAL PLANTINGS IS 6' -8', ELIMINATING THE 3 1/2" CALIPER REQUIREMENT;
CONDITION 11 HAS BEEN AMENDED SO THAT THE SPRUCE AND CEDAR TREES
WILL BE A MINIMUM OF 8' AT THE TIME OF PLANTING AND THE CYPRESS WILL
BE A MINIMUM OF 6' AT THE TIME OF PLANTING AND ELIMINATING THE 31/2"
CALIPER REQUIREMENT; •
CONDITION 12 WILL REMAIN AS WRITTEN;
CONDITION 13 WILL REMAIN AS WRITTEN;
ADDITION OF CONDITION 14 WHICH STATES THAT THE HVAC EQUIPMENT WILL
BE PAINTED THE SAME COLOR AS THE ROOF.
JIM HAGGERTON SECONDED THE MOTION AND THE MOTION WAS
UNANIMOUSLY APPROVED.
Jack Pace stated that there is a ten -day appeal period.
Mr. Meryhew adjourned the meeting at 12:15 a.m.
Prepared by,
Sylvia Schnug
t•
City of Tukwila
Department of Community Development
PLANNING COMMISSION
MINUTES
JUNE 24, 1993
John W. Rants, Mayor
Rick Beeler, Director
Chairman Meryhew called the meeting to order at 8:06 p.m. Members present were Messrs.
Meryhew, Malina, Haggerton, Knudson, Clark, Flesher and Mrs. Craft. Representing the
staff were Jack Pace, Diana Painter, and Sylvia Sclmug.
MR. HAGGERTON MOVED TO APPROVE THE MINUTES OF MAY 27, 1993. MR.
MALINA SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
There were no citizen's comments.
L93 -0016: Segale Retail Center:
Jack Pace presented the staff report. He entered into the record a letter from Nancy Lamb.
Mr. Pace noted that to notify citizens that the meeting was continued, the site was posted,
a notice was put in the Seattle Times, and notices were sent to adjacent businesses located
within 300 feet of the site.
Mr. Pace said that the site is located at Strander and Andover and the proposal is for an
approximately 200,000 square foot building. There will be approximately 500 parking spaces.
The building heights range from 26' to 36', the landscape area ranges from 10' to wider
around the perimeter of the site, as noted in the landscape plan. The setbacks vary from
29' to 20'. Across the street from the site is Southcenter Plaza.
Mr. Pace noted that many of the comments included in the staff report reflect direction that
the Board has given staff on past decisions. Taking the design review criteria, staff has made
comments based on direction given by the Board in the past. This is probably one of the
more visible sites compared with past projects. Staff and the applicant have come to the
point where they have agreed to disagree.
One of the concerns of the staff is the dominance of the vast parking lot. The Code
requires 300 parking spaces, however, that is recognized as too small. The second issue is
the focal point. This corner will be a dominant focal point and there is nothing to create
that focal point except for the potential sign. Thirdly, staff is concerned because this
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665
Planning Commission Minutes
June 24, 1993
Page 2
structure does not have a back side. The project is at the corner of Strander and Andover
and office /warehouse businesses face the back of the project. In the staff report, staff
highlights the concern of how visible the site is and how the building can be modulated and
improve the visibility of the corners.
The model depicts heavy landscaping, however, this probably would not occur for 15 -20
years. The landscape material will be much smaller at the time of planting. The walls are
from 26+ feet high and nursery material will not cover the blank walls. Looking at other
projects, such as Southcenter Plaza, a variety of techniques have been used to break up the
blank walls such as landscaping, building materials and patterns /detailing.
Another concern of staff is the dominant color. Given the other types of building around
there, staff is concerned with how to give the project richer color or richer design.
Mr. Pace continued by saying that additional landscaping is needed to break up the parking
areas and blank walls. A question staff has raised, is whether larger plant materials should
be used to do that. The Southcenter Plaza project, in many areas, have 4 1/2" caliper trees
in the front to have the immediate effect of breaking up the wall.
With regard to building design, this building will be viewed from 360 degrees. Other
comments noted in the staff report, deal with the detailing of the walkway within the arcade
area, as well as dealing with lighting and focusing more on the entries; making these a more
dominant element than they are. This is a fairly long building and the question is how to
provide more of a focal point so that it doesn't read as a low, flat building.
Mr. Knudson asked where 4 1/2" caliper trees were required on other projects.
Mr. Pace said that 4 1/2" caliper trees were placed along the front of Southcenter Plaza in
front of the Target store. The model does not depict what the project will look like when
it opens, but how it will look several years down the road. The issue is how to deal with
certain restraints of the site, demands that the tenants have and at the same time, improve
the visibility of the site since it can be viewed from 360 degrees.
Mr. Pace indicated that in looking at the report, the Board has four alternatives:
1. Approve the project as submitted;
2. Deny the project as submitted;
3. Approve the project with conditions; or
4. Modify the project requesting that it come back before the Board and specifically give
direction on modifications they would like to see.
Staff is recommending that the project be modified and have noted 13 conditions. Given
the degree and the types of conditions, staff felt it would be appropriate for the applicant
to come back before the Board.
Planning Commission Minutes Page 3
June 24, 1993
There are five conditions that deal with building design. In the conditions, there may be
other alternatives, but the key point is how to look at the site from all sides and ask what
can be done to improve some of the facades. Staff is not suggesting any one technique, but
rather give the applicant direction and let them come up with solutions. With regard to
landscaping, staff is suggesting that the parking area be broken up. There are five
conditions dealing with landscaping. The intent is to look at ways to improve the project,
and at the same time, balance the needs of the applicant. Finally, there are three
miscellaneous conditions.
In summary, staff and the applicant have come to a point where they agree to disagree. The
Board has several options before them. Staff has tried to articulate concerns and
requirements given by the Board on past projects and implement them on this project.
Mr. Knudson said that in the past, they did not want large building walls close to the street,
and this project is set back from the street.
Mr. Pace said that the issue is whether the Board wants the wall and the parking areas
broken up. There are a variety of ways of accomplishing that. Because there is so many
parking spaces, losing one or two spaces will not be critical. The bigger issue is how to
provide a focal point to the building.
Mr. Malina asked if the proposed 3' -4' hedging in the front of the project would screen the
additional landscaping in the parking areas that staff is requesting.
Mr. Pace said that a combination of hedging and additional landscape islands could be used
to break up the parking areas.
Mr. Knudson asked what staff is recommending for an arterial focal point in the front of the
project.
Mr. Pace said that they do not want to come up with specific design solutions, but to get
direction if this is important to the Board.
Mr. Meryhew asked if that was the corner where the sign will go.
Mr. Pace said that there is a proposal for a sign and a planter, but they have not submitted
the details yet for that.
Mr. Knudson asked if the design of the sign would provide the focal point.
Mr. Pace stated there are a variety of techniques.
Planning Commission Minutes Page 4
June 24, 1993
Mr. Haggerton asked how the height of the Target store compared with this project.
Mr. Pace said that it is generally the same height. The height of the Target store varies a
little because the building steps back.
Mr. Meryhew asked the height of the Marriott Hotel.
Mr. Pace said that he thought it was a little less than 40 feet.
Mr. Haggerton asked if staff had received comments from neighboring businesses.
Mr. Pace indicated that they did not receive any written comments and that the verbal
comments were general comments as to what the project will look like and no comments
were either for or against the project. One individual expressed concern for looking at the
back of this building.
Dana Warren, Project Manager, Segale, Inc.:
Mr. Warren said that this project started last March. Mr. Warren said that when the staff
report came out, he was quite disappointed because the tone of the report had a certain
bias. He asked the Board to step back and pretend like they are seeing the project for the
first time. He added that his job was to be financially responsible. He also has used
examples of surrounding projects and projects that have been recently approved, and in
many cases this project not only meets those standards, but exceeds them substantially.
Mr. Warren then presented a slide show. He stated that Southcenter is considered a super
regional mall. Costco has changed the way shopping takes place. Costco is successful
because they sell their products cheaper than anyone else because they sell a number of the
same product. They sell on a low margin, have low overhead, pay low rent, and have set a
new standard for retailing across the U.S. They have no landscaping and minimal facade
elements. The smaller retailers who use to operate in the 1500, 2000, 3000 square foot
range are no longer in business. The new trend retailers generally take over warehouses,
make minimal improvements, and have minimal landscaping.
Mr. Warren stated that Segale tends to go with what has worked in the past. They have
always designed straight - forward, timeless buildings using natural materials and enhanced
them with greater than average landscaping. A unique thing about their landscaping is that
they try and stay away from deciduous trees because six months out of a year, a deciduous
tree is virtually invisible. Entrances to warehouse buildings have been flanked with
evergreen materials. Mr. Warren added that they build concrete buildings, not masonry or
wood structures and enhance them. One example, is a concrete building with a significant,
deep reveal or a concrete stain. These reveals can add significant cost to a building.
He stated that the site has frontage on Andover Park West and Strander Blvd. A retail
Planning Commission Minutes Page 5
June 24, 1993
expert was hired to create three designs of the building. He came back indicating that there
was only one design for the building due to the way the site sits, the way the view is
obstructed. When driving down Strander Blvd. this building won't be seen until they get to
the intersection. The building was designed so each tenant has their own identity. This was
done with entry elements that are 35' high. One of the tenants has the option of having a
mezzanine. This project provides an overhead arcade that connects Andover Park West and
Strander Blvd.
The Code requires ten feet of landscaping along the frontages, five feet of landscaping on
the sides and no landscaping across the back. The total of the required landscaping is
15,000 sq. ft. (approx. 1/3 of an acre). He stated that they have proposed 54,000 of
landscaping (approx. 1 1/4 acre), which is four times what is required. A landscape hedge
has been created along the entire frontage of the building which is composed of evergreen
landscaping. All of the landscaping, except for deciduous street trees, are evergreen.
Junipers have been proposed for around the base of each of the planters. The plantings
behind that have been scaled up to rhododendroms which will be kept trimmed to car hood
height. Tanyosha Pines have also been planted because they have a canopy. On either side
of the entry elements cedars are proposed. Where the building affronts the Marriott, they
have proposed 20' of landscaping when the Code only requires five feet. Where the building
fronts an office building, they have proposed a double row of landscaping that is 20' wide
and second level of landscaping up against the building.
Mr. Warren stated that he has had discussions with people from the Marriott and they are
very much in favor of the project. The loading area will be located in the back of the
building where it fronts the railroad tracks and warehouse buildings. The detailing, as shown
on the model, on the back of the building have been taken off for economic reasons and a
level of landscaping has been added. Screen walls have also been added near the loading
areas.
Scott Clark asked where the dumpsters were located.
Mr. Warren said next to each loading area. He went on to say that the coloring near the
signage areas will be coordinated with each tenant and brought back before the Board when
the signage is reviewed. A significant cornice runs across the top of the building that is
detailed. In addition to that, there is a soffit with steps which provide relief.
Ornamentational lighting appears on each column to create rhythms and patterns on the
front of the building. On the back side of the building is the security lighting on horizontal
pendants so that the light shines down and not out.
Mrs. Craft asked what material the roof was made of.
Mr. Warren said the roof is built -up roof and the underside is a steel bar joist.
Planning Commission Minutes Page 6
June 24, 1993
Mr. Clark asked where the tile detailing would be located.
Mr. Warren said they are located on each of the columns; one high, one low.
Mr. Knudson asked if there would be a sign at the corner.
Mr. Warren said that there would be a low, 18" sign which reads "401 Strander Blvd." The
tenants will have their own signs at their entry ways. The tenants who have two frontages
will have two signs. He continued by saying the glass by the end -cap tenants is continued
around the side of the building and the corner has been softened with a significant planter.
Mr. Molina asked if the four compact parking spots would be reverted back to full size.
Mr. Warren said that those are the areas where they had standards for the lights. The ones
that do not have light standards in them will be reverted back to full size.
Mr. Haggerton asked if there would be HVAC on the roof.
Mr. Warren stated that there would be HVAC on the roof -top. There is a parapet which
sticks up above the height of the roof and serves as a screen for the HVAC.
Mr. Haggerton asked why it wasn't shown on the model.
Mr. Warren said because it hadn't been designed yet.
Mr. Haggerton said that is one of .the things they have been most critical of in the past.
Mr. Meryhew asked if the entry ways on the color display was to the same scale as the
model because they seem to stand up higher.
Mr. Warren said that they had built a larger model and realized if there was no difference
in height, but brought one element out, it automatically is perceived to be taller. He said
that the Code requires a maximum height of 35 feet and they are at 35 feet.
Jack Pace said that height limitation is not accurate. This is in a height exception area,
therefore they can go to an unlimited height. By going through BAR, they automatically get
the height exception.
Mr. Meryhew asked if Mr. Warren understood that before this meeting.
Mr. Warren indicated that he was aware of that. He added that they did not need any extra
height and that 35 feet was more than adequate. The fact that the elements come out from
the building, they appear to be higher. The only difference between the model and the
Planning Commission Minutes
June 24, 1993
colored drawing is that the last step is four feet rather than two feet.
Mrs. Craft asked if there was sufficient room for a mezzanine currently.
Mr. Warren indicated there was. He went on to say that he was tight on parking and it
would be disastrous to lose any parking stalls.
Mr. Malina asked where the handicapped parking would be located.
Page 7
Mr. Warren stated that they would be located perpendicular to the face of the building.
Also, employee parking is located at the rear of the building, as well as an employee lunch
area. There is a minimal amount of lawn.
Mr. Pace asked if they had already agreed to change the colors.
Mr. Warren said they have changed the colors.
Mr. Warren then commented on staff's conditions:
2. Mr. Warren said that staff suggested that they use the triangular parapets, but they
felt they have been over used.
3. He said that they did not agree with staff's suggestion of making the arcade columns
more slender.
4. With regard to the sidewalk area, they are proposing a combination of light brushed
concrete and exposed aggregate.
5. With regard to the arterial corners, they've brought the glass around as much as
possible and landscaped as much as the "Men's Wearhouse ". In addition, they've
added 20 feet of landscaping.
6. With regard to the arterial perimeter landscaping, staff is suggesting they put in an
evergreen screen along the parking lot. He said that they have provided a hedge and
rhododendrons. They have gone above and beyond what is typical.
7. With regard to the arterial street trees, staff is suggesting that they place the trees at
20 foot spacing and make them 3 1/2" caliper. He stated that the only area in town
where the trees were spaced 20 feet apart was at the Double Tree Inn. Retail lives
and dies by visibility. The combination of 3 -4' screen wall and 20 foot on center trees
will create a barrier. They have resisted the spacing, the caliper and the height of the
evergreen hedge.
8. With regard to the arterial focal point, they have gone to great lengths to keep the
corner of the building open so the building is visible. They are trying to gain pass -by
trips.
9. With regard to parking aisle landscaping, they feel they have provided significant
planters around the parking area to screen it. They have exceeded the Code by five
times the required landscaping. Significant landscaping has been placed elsewhere
Planning Commission Minutes
June 24, 1993
on the site as well. There is a full time groundskeeper to take care of the plantings.
10. With regard to portal plantings, staff is asking them to have the cedars in the portal
areas to be 3 1/2" caliper at the time of planting. A 3 1/2" tree requires a crane to
install it. Therefore, they feel that size is excessive.
11. With regard to the service area perimeter plantings, plantings will be placed around
the rear of the building, as well as screen walls. Staff is suggesting that the caliper
size be increased to 3 1/2 ", which is large and costly.
12. Signs will be brought back before the BAR.
13. With regard to the exterior lighting, they have agreed to eliminate the floodlighting.
Mr. Meryhew asked what the heights of the trees along the backside of the building will be
at the time of planting and at maturity.
Page 8
Jeff Bourbon, Landscape Architect:
He stated that the applicant is interested in providing a high quality landscape and
maintaining it. The difference between a 2 1/2" and 3 1/2" is one or two growing seasons.
The planting along the back of the building are cypress which is a fast growing plant and will
eventually reach 20' -30' at maturity within five years. The buffering along the back is cedar.
The initial planting size of the cedar will be 6' -12' and it will reach a mature height of
approximately 40' -60' at a rate of about 3' per year. In the staff report it indicated that the
landscape strip along the back is 10' wide. That is actually the minimum size; in some places
it exceeds that to become 20' wide. At the corners of the building are spruce trees. The
eventual height will be 30' -40' tall and is a slow growing tree. The applicant has chosen to
put the landscaping where people can enjoy it.
Mr. Malina asked where the 2" caliper is measured.
Mr. Bourbon said that the industry standard is 6" above the ground.
Mr. Malina asked how much a 2" Caliper tree measured 6" off the ground would weigh.
Mr. Bourbon said that the root ball and tree would weigh approximately 150 pounds.
Mr. Malina asked how much a 3 1/2" tree would weigh.
Mr. Bourbon said it would probably be close to 350 pounds and would require a back -hoe
to be installed.
Mr. Meryhew asked how the surface water would be handled.
Mr. Warren stated that as a part of the SEPA, they are providing a biofiltration along the
front. It's a function of the sloping nature of the site.
Planning Commission Minutes Page 9
June 24, 1993
Mr. Clark asked if there would be recycling containers.
Mr. Warren said that they would be providing two dumpsters per tenant. One of the
containers will be for cardboard.
Mr. Clark asked what the color of the tile accents would be.
Mr. Warren said they would be a maroon color.
Mr. Clark asked if the central portion of the building was asymmetrical or symmetrical.
Mr. Warren said that it is asymmetric.
Mr. Clark asked if there would shopping cart bins.
Mr. Warren said that there would not be any shopping cart bins.
Mr. Clark said that he is concerned with the traffic flow onto Andover.
Mr. Warren said that they have studied this extensively and they will be entirely re-
constructing the frontage on Andover and Strander. There will be a center turn-lane as a
part of this project. In addition, the entrances to the project have been pulled back as far
as possible. They will also be constructing over half the width of Trek Drive.
Mr. Haggerton noted that a comment from the Lamb letter is that the project is not inviting
to pedestrians and he said that he would have to agree.
Mr. Knudson suggested that the second item on the agenda be continued to the next
meeting since this project is taking so much time.
MR. HAGGERTON MOVED TO CONTINUE ITEM L93 -0084: BLUE STAR MOTEL TO
THE JULY 15, 1993 MEETING, THE FIRST ITEM AFTER THE WORK SESSION. MR.
KNUDSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY
APPROVED.
Mr. Meryhew called for a five minute break.
Mr. Clark asked how they would feel about putting in a circular sidewalk with a few benches
near the sign area at the corner, that would be more pedestrian inviting.
Mr. Warren said that his concern would be from a maintenance standpoint. He said that
he would like to have time to consider this and perhaps .bring it back to the Board with the
signage.
Planning Commission Minutes Page 10
June 24, 1993
Mr. Malina asked if there would be a maintenance schedule provided for the landscaping.
Mr. Warren said that they have a full -time maintenance crew that does nothing but maintain
the landscaping.
Ann Nichols, Project Manager, Segale Inc.:
Ms. Nichols stated that she would be the project manager for this site. She said that there
was a maintenance plan.
During his rebuttal Mr. Pace noted that the applicant had provided slides of "Costco ", and
that the Board needed to keep in mind that "Costco" was built in a warehouse area, and this
project will not be located in a warehouse area. He added that staff did not have a problem
with the concrete tilt -up material or the plant materials, but they were concerned with the
height and the breaking up of parking areas. He reminded the Board of their requirement
on the Mervyn's project at the Southcenter Mall to break up the parking area with
landscaping. When reviewing the applicant's slides, the Board needs to keep in mind the
context of those projects. For example, the slide of the Home Depot project was one that
was approved in Tacoma, not Tukwila.
Mr. Pace continued by saying that the applicant has already agreed to conditions 13 and 12
of the staff report. The applicant agrees to the second paragraph of condition 2. With
regard to condition 3, the applicant agrees that the columns need to be shallower. With
regard to condition 4, staff feels that condition can be removed based on the slide
presentation showing the aggregate material.
With regard to condition 1, staff would like to see the building "step out" more to provide
more modulation.
With regard to the facade design, this building will be visible from all angles. There needs
to be emphasis on design detail.
With regard to condition 6, staff agrees to delete this condition based on testimony given.
With regard to condition 7, given the size and scale of the project, the concern was that a
2 1/2" caliper tree would not have an immediate impact. Secondly the City is developing a
CBD street tree plan and the intent is to have this project comply with that and soften the
project's impact.
With regard to condition 8, staff is requesting some sort of focal point.
With regard to condition 9, staff is looking to break up the parking area with additional
landscaping, while not decreasing the amount of parking available. The architect has
provided examples of what can be done to accomplish this.
Planning Commission Minutes
June 24, 1993
With regard to condition 10, amend the wording so that instead of requiring a 3 1/2" caliper
tree at planting, require the trees to be a minimum of 6' -8' tall at the time of planting.
With regard to condition 11, amend the wording so that the minimum tree size at the time
of planting be as follows: spruce and cedar 8' and cypress 6'.
Page 11
Jack Pace clarified that staff needed direction with regard to the focal point, the corners and
the back of the building.
Mr. Clark said that the HVAC issue still had not been resolved.
Jack Pace said that staff did not feel it was an issue because it can only be seen from office
buildings and the hotel above the site.
Mr. Warren offered to paint any units which would be visible.
Mr. Meryhew closed the public hearing at 11:35 p.m.
The Planning Commissioners agreed by consensus to omit condition number 1.
Mr. Haggerton said that it needs to be clarified whether they should be requiring the sizes
of trees by their height or by their caliper size.
The Planning Commissioners agreed by consensus to omit condition number 7.
The Planning Commissioners agreed by consensus to amend condition number 8 so that the
schematic triangle, plus the two adjacent parking spaces shall be re- designed to incorporate
public amenities at the applicant's discretion, but subject to BAR review. This could include
benches, architectural concrete on the ground, and low shrubbery.
The Planning Commissioners agreed by a majority to omit condition number 9, however, Mr.
Haggerton did not agree.
The Planning Commissioners agreed by consensus to paint the HVAC units the same color
as the roof where visible.
The Planning Commissioners agreed by consensus to require that the applicant re- design the
southeast facade to incorporate some horizontal banding to break up the back of the
building nd this would be subject to BAR review.
MR. MERYHEW MOVED TO APPROVE L93 -0016: SEGALE RETAIL CENTER BASED
ON MODIFICATIONS TO STAFF'S CONDITIONS AS FOLLOWS:
Planning Commission Minutes Page 12
June 24, 1993
CONDITION 1 WILL BE DELETED;
MODIFY CONDITION 2 TO SHOW THAT THE SOUTHEAST FACADE WILL BE RE-
DESIGNED TO INCLUDE SOME KIND OF A BAND OR MODULATION (SEE
DRAWING FOR EXACT LOCATION);
THE SECOND PARAGRAPH OF CONDITION 2 TO REMAIN AS WRITTEN;
CONDITION 3 WILL REMAIN AS WRITTEN, WITH THE EXCEPTION THAT THE
COLUMNS WILL BE SHALLOWER IN DEPTH TO TWO FEET;
CONDITION 4 WILL BE DELETED;
CONDITION 5 SHALL BE AMENDED SO THAT THE SOUTHWEST AND NORTHEAST
CORNERS OF THE BUILDING SHALL BE RE- DESIGNED TO INCORPORATE
REPETITIVE GEOMETRIC PATTERNS;
CONDITION 6 WILL BE DELETED;
CONDITION 7 WILL BE DELETED;
CONDITION 8 WILL BE AMENDED SO THAT TWO PARKING SPACES ARE
ELIMINATED AND PUBLIC AMENITIES SUCH AS BENCHES AND LOW
VEGETATION BE ADDED AND TO BE REVIEWED BY THE BAR;
CONDITION 9 IS DELETED;
CONDITION 10 HAS BEEN AMENDED SO THAT THE MINIMUM SIZE OF THE
PORTAL PLANTINGS IS 6' -8', ELIMINATING THE 3 1/2" CALIPER REQUIREMENT;
CONDITION 11 HAS BEEN AMENDED SO THAT THE SPRUCE AND CEDAR TREES
WILL BE A MINIMUM OF 8' AT THE TIME OF PLANTING AND THE CYPRESS WILL
BE A MINIMUM OF 6' AT THE TIME OF PLANTING AND ELIMINATING THE 3 1/2"
CALIPER REQUIREMENT;
CONDITION 12 WILL REMAIN AS WRITTEN;
CONDITION 13 WILL REMAIN AS WRIT IEN;
ADDITION OF CONDITION 14 WHICH STATES THAT THE HVAC EQUIPMENT WILL
BE PAINTED THE SAME COLOR AS THE ROOF.
JIM HAGGERTON SECONDED THE MOTION AND THE MOTION WAS
'•`.
Planning Commission Minutes
June 24, 1993
UNANIMOUSLY APPROVED.
Jack Pace stated that there is a ten -day appeal period.
Mr. Meryhew adjourned the meeting at 12:15 a.m.
Prepared by,
Sylvia Schnug
Page 13
WEST ELEV
WEST ELEV
NORTH ELEV
STRANDER
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`ATTACHMENT F =1
TUKWILA CBD STREET TREE PROGRAM
GATEWAYS
Evergreen Trees
1. Sequoiadendron giganteum /Giant Sequoia
2. Cednts deodara/Deodar Cedar
3. Thuja plicata/Western Red Cedar
Deciduous Trees
1. Cornus kousa /Kousa Dogwood
2. Cercis canadensis /Eastern Redbud
3. Acer circinatum/Vine Maple
4. Cercidiphyllum japonicum/Katsura Tree
5. Prunus yedoensis /Yoshino Flowering Cherry
MAIN STREET (NW side of Soutlicenter Parkway)
1. Fraxinus oxycarpa/Flame Ash
2. Fagus sylvatica/European Beech
3. Aesculus hippocastanum/Horsechestnut
MAIN STREET (Southcenter.Parkway'
1. Quercus rubra/Red Oak
2. Liriodendron tulipifera/T'ulip Tree
3. Fraxinus oxycarpa /Flame Ash
MAIN STREET (Andover West)
1. Fraxinus pennsylvanica lanceolata'Marshall'/
Marshall Ash
2. Quercus robur /English Oak
3. Liriodendron tulipifera/Tulip Tree
MAiN STREET (Andover East)
I. Liriodendron tulipiferaf Fillip Tree
2. Quercus rubra /Red Oak
3. Fraxinus pennsylvanica lanceolata 'Marshall'/
Marshall Ash
SECONDARY STREETS
1. Acer ntbrum/Red Maple
2. Ginkgo biloba/Maidenhair Tree
3. Liquidambar styracifiva/Sweet Guni
STREET TREES AT THE PARK
1. Cladrastis lutea /Yellowwood
2. Cercidiphyllum japonicum/Katsura Tree
3. Amelanchier laevis /Serviceberry
PEDESTRIAN LINK TREES
1. Acer circinatum/Vine Maple
2. Acer griseum /Paperbark Maple
3. Amelanchier alnifolia/Serviceberry
NODES:
1. Magnolia kobus /Kobus Magnolia
2. Crataegus phaenopyrum /Washington Thorn
3. Malus'Snowdrift' /Crabapple
NODES:
1. Crataegus lavallei /Lavalle Hawthorn
2. Cornus kousa /Kousa Dogwood
3. Pyrus calleryana 'Bradford'/Bradford Pear
NODES:
1. Pyrus calleryana'Bradford' /Bradford Pear
2. Prunus yedoensis/Yoshino Flowering Cherry
3. Strax japonicas /Japanese Snowbell
.1�.
r•.
City of Tukwila
John W. Rants, Mayor
June 25, 1993
Department of Community Development Rick Beeler, Director
Dana Warren
Segale, Inc.
P.O. Box 88050
Tukwila, WA 98138
RE: Notice of Decision by the Board of Architectural Review
L93 -0016: Segale Retail Center
Dear Dana:
The Board of Architectural Review (BAR) approved the project based upon the attached
conditions presented on June 25, 1993 (Attachment A).
The BAR modified the findings and conclusions contained in the Staff Report dated June
17, 1993.
Any changes to the specific design approved by the BAR will require BAR approval. Minor,
incidental changes may be administratively approved by the Director of Community
Development. -
The decision of the BAR is not final until the appeal period has elapsed, which is in ten
calendar days after the above date of decision. Appeals must be filed in writing to the City
Clerk by 5:00 p.m. on the final day of the appeal period. Where the final day of an appeal
period falls on a weekend or holiday, the appeal period will be extended to 5:00 p.m.on the
next work day.
If you should have any questions regarding this project please feel free to write or call.
Sincerely,
Jack Pace
Senior Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
ATTACHMENT A
CONDITIONS
L93 -0016: SEGALE RETAIL CENTER
1. , Facade Design. In order to incorporate visual harmony with neighboring
developments, redesign the southeast facade to include banding or modulation of
some type, to be reviewed by the Board of Architectural Review.
2. Building Color. Require predominant wall colors to be warm (beiges, taupes) rather
than cool (grays, blues).
3. Arcade Columns. For building components to have good proportions and
relationship to one another, redesign the shafts of the columns to appear relatively
shallower (eg 2' -0" or less) when seen in comparison to their base and their top.
4. Arterial Corners. To provide visual interest along these arterial streets, redesign the
facades at the southwest and northeast corners of the building to incorporate
repetitive geometric patterns.
5. Arterial Focal Point. To strengthen important axes, require a redesign of the site's
northwest planter area adjacent to the intersection of Andover Park West and
Strander by removing two parking spaces and including public amenities such as
benches and low vegetation; to be reviewed by the Board of Architectural Review.
6. Portal Plantings. To enhance architectural features, require the cedars in the portal
areas to be a minimum of 6' -8' tall at the time of planting.
7. Service Area Perimeter Plantings. To be effective in winter and summer and to
screen the service areas, require cedars to be a minimum of 8' tall, spruces to be a
minimum of 8' tall, and cypress' to be a minimum of 6' tall at the time of planting
along the eastern, southeastern, and southern planting areas.
8. Signs. Signs are to be approved by separate application to the BAR. Background
colors for each of the panels at the five entries are to be approved at that time.
9. Exterior Lighting. To maintain harmony with the rest of the project's lighting design,
eliminate floodlighting of the building's facade.
10. HVAC Equipment. Roof -top HVAC equipment shall be painted the same color as
the roof -top.
City of Tukwila
Department of Community Development
STAFF REPORT
to the BOARD of ARCHITECTURAL REVIEW
Prepared June 10, 1993
NEARING DATE:
PROJECT / NUMBER:
APPLICANT:
OWNER:
REQUEST:
LOCATION:
ACREAGE:
ZONING:
COMPREHENSIVE
PLAN DESIGNATION:
SEPA DETERMINATION:
STAFF:
ATTACHMENTS:
June 17, 1993
93 -0016
Dana Warren
M.A. Segale, Inc.
• John W. Rants, Mayor
Rick Beeler, Director
Construct a 123,051 square foot retail center, with
parking for 499 cars.
Southeast corner of Strander Boulevard and Andover
Park West.
9.39 Acres
C -2 (Regional Retail Business)
Commercial
MDNS issued June 2, 1993
Jack Pace & Robert S. Betts
A. Applicant's response letter of June 1, 93, plus
enclosure showing tile detail
B. Landscape Plan dated June 9, 93 (Berger)
C. Architect's Plans: Site Plan 6/3, Walkway Plan
6/3, Floor Plans 6/3, Roof Plan 6/3, Night
Lighting Plan 5/26, Elevations 5/27, Wall
Sections 5/12, Ramp/Dock/Wall sections nd.
(Mueller sheets A1.1, A1.2, A2.1, A2.2, A2.3,
A2A, A3, A4.1, A4.2, A4.3).
D. Color board (available at hearing)
E. Model of building (available at hearing)
F. Graphic key to Staff Recommendations
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Staff Report to the L93 -0016: Segale Retail Ctr.
Board of Architectural Review
FINDINGS
VICINITY /SITE INFORMATION
Page 2
Project description: This is a proposed shopping center, located at one of the
city's prime retail corners. It will consist of one large structure, containing four
retail users. The building's 123,051 square feet will be primarily at ground level,
with less than 10% in a mezzanine location. The structure will range from 26 to
35 feet in height. Materials will be of tilt -up concrete panels stained grey.
Parking will be for 500 cars, of which less than 30% will be for compact -sized
vehicles. Nearly 400 cars will be parked between the building and the arterial
streets. The balance will be behind the structure, in the loading and service areas.
The 500 stalls being proposed is considerably above the 308 spaces required by
code.
Landscaping will consist of perimeter planting as well as at the entries to both the
building and the parking aisles. The applicant has stated that all such areas are to
be irrigated.
This retail center will sit at the back of the parcel, away from the prime southeast
corner of Strander Boulevard and Andover Park West. The site will have two
access points from Strander Boulevard and two from Andover Park West. One
driveway on each arterial is for retail customers. The other is for service vehicles.
The building will have only one free - standing sign, located in an 18 inch high
planter at the intersection of Strander and Andover.
Site Description: The site consists of a level, 9.39 acre property, surrounded by
five streets or rights of way. The previously mentioned arterials border the site on
the north and on the west. A private drive is at the northeast side of the site, and
serves the adjoining Southcenter Professional Plaza. A railroad easement marks
the southeast part of the site, and connects Treck Drive and the Professional
Plaza. Treck Drive will provide access to the building's service areas from
Andover Park West. This access will be constructed by the applicant as part of
the proposal. Treck Drive will consist of two lanes of road plus curb, gutter and
sidewalk along the north side.
Surrounding land uses include the Marriott hotel to the south; Target retail center
is to the west. The Fur Exchange warehouse is to the north. Kelly Goodwin
Hardwoods and an office structure (Southcenter Professional Plaza) are to the
east.
Staff Report to the
Board of Architectural Review
BACKGROUND
L93 -0016: Segale Retail Ctr.
Page 3
State Environmental Policy Act. A mitigated determination of non - significance
was issued on June 2, 1993. Mitigations for the project address traffic and
drainage issues.
DECISION CRITERIA
The Board of Architectural Review relies on the following guidelines. The
applicant's response and the staff's summary of relevant facts follow.
Review Guidelines (Tukwila Municipal Code 18.60.050)
1. Relationship of Structure to Site.
(A) The site should be planned to accomplish a desirable transition with the streetscape and to
provide for adequate landscaping and pedestrian movement;
(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 its site.
Applicant's Response:
"The building is designed so that each tenant's entry is visible from the
intersection, this avoids the necessity for excessive signage. The public parking
area is located in front of the building for ease of circulation and safety. The
loading, service and dumpsters are located behind the building to screen them
from view. A covered pedestrian walkway links Andover Park West to Strander
Boulevard diagonally through the site. Extensive perimeter landscaping both
softens the building facade, and screens the parking from view."
Staff's Response:
Criteria A. Transition from major arterial streets consists of a strip of landscape
generally ten feet in width between the parking area and the street. Arterial
landscaping generally contains low- growing ground cover, with an occasional street
tree. A strip of lawn on either side of the corner of Andover Park West and
Strander Boulevard provides biofiltration of stormwater from the parking area.
This is at or below the grade of the sidewalks.
Transition from the easterly private drive and from the railroad easement is by
landscaped planters 10 feet in width. Plantings here will contain cedar trees and
Serbian spruces to screen the view from adjoining properties. The trees are
Staff Report to the L93 -0016: Segale Retail Ctr.
Page 4
Board of Architectural Review
located in clusters, with open areas ranging up to 120 feet between them.
Transition along the future Treck Drive will be by a 20 foot wide landscaped area.
The applicant intends to install 6 -foot high Leyland Cypress trees at the north
edge of the landscaped area. These are intended to screen the building's 26 -foot
high blank facade.
Criteria B. In this design parking is provided for heightened arterial visibility.
Extensive lawn areas and low- growing shrubs such as juniper are proposed, and
will be complemented with an occasional street tree. These features can not
moderate the visual impacts of the large parking lot, which is approximately three
acres in size.
Criteria C. The building consists of wings 26 feet high and a main section 35 feet
high. The 26 -foot height is similar to structures to the west and to the north but it
is less than those to the south.
2 Relationship of Structure and Site to Adjoining Area.
(A) Harmony in 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 and 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.
Applicant's Response:
"The vehicular access points are located as far from the intersection as the design
will allow in order to maintain traffic flow. A center turn lane will be added on.
both Strander and Andover to improve turning movements both in and out of the
project. The rear loading areas are screened from adjoining properties by
evergreen trees and shrubs. The height and scale of this project is similar to that
of adjacent buildings."
Staffs Response:
Applicant has not addressed criteria A or B. The Segale Retail Center consists
of stained, smooth concrete panels. There is no apparent similarity in texture or
mass between this design and the Target Center across the street. There is little
similarity with the warehouses to the north (Fur Exchange) or to the Southeast
(Kelly- Goodwin). All of these buildings, including the adjacent Southcenter
Professional Plaza, use different textures in their concrete panels, primarily
Staff Report to the L93 -0016: Segale Retail Ctr.
Page 5
Board of Architectural Review
exposed aggregate alternating with smooth elements, in the form of either columns
or spandrels.
Criteria D. Traffic studies were done for this proposal, followed by mitigation
measures for both on and off -site improvements. The present plan reflects
sufficient and compatible circulation patterns.
Criteria E. The proposal creates pairs of access drives from Strander and
Andover. Other forms of compatible access are possible. For example, breaking
up the building into several structures, located next to the arterials could have
combined the proposed four driveways and simplified circulation.
3. Landscape and Site Treatment.
(A) Where existing topographic patterns contribute to beauty and utility of a development they
should be recognized, preserved and enhanced;
(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
axes, 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 the use of walls, fencing planting or combinations of these. Screening should be effective
in winter and summer;
(G) In areas where general planting will not prosper, other materials such as fences, walls, and
pavings of wood, brick, stone or gravel may be used;
(H) Exterior lighting when used should enhance the building design and the adjoining landscape.
Lighting standards and fixtures should be of a design and size compatible with the building
and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness
and brilliant colors should be avoided
Applicant's Response:
"All the finished grades are designed to be relatively flat for easy handicap
accessibility. The landscaping is predominantly evergreen in nature providing year
round foliage. Large planters flank either side of each tenant's entry to provide
both relief in the building facade as well as the ability for seasonal color. The
exterior parking lot lighting will be similar to the adjacent retail center to the west
in both type of fixture and light level."
Staff's Response:
Criteria A & B. Staff concurs that the site's level topography provides for easy
Staff Report to the L93 -0016: Segale Retail Ctr.
Page 6
Board of Architectural Review
handicapped accessibility.
Criteria C. Landscape treatment proposes to enhance architectural features,
strengthen vistas and provide shade by:
Arterial focal point. The proposed landscape design provides a low (under 18
inches) planter, roughly triangular in size at the corner of Andover and Strander.
Entries. "Ornamental stones" are shown for the large (approximately 20 x 30)
planters adjacent to the facility's entrances. These are intended to provide a
Northwest look and feel and to complement the facade's stained concrete panels.
Ten -foot high weeping Alaskan cedars will provide scale at the 35 -foot high main
shopping entrances to the structure. They, juniper and salal are intended to
create an inviting, shade - producing environment. Concrete benches at these
planters are for the comfort of customers.
Street Trees. Seven pairs of trees are proposed for over 800 feet of arterial street
frontage. The applicant's plans show their canopy at a 20 foot diameter. The
plan, however, specifies a 2" caliper tree, much too small to create such a canopy
in any near term.
Criteria D & E. Perimeter and interior islands in the parking areas are shown
with plantings. Aisle planters, however, have no landscaping. Aisle planters
measure about 4 feet by 16 feet, and are spaced at such distances (generally at
100 feet, but up to 120 feet apart) they fail to create any visual axes. Some will
support light poles. Other such islands are unidentified, except to mark stalls for
compact cars.
Criteria F. Screening of service areas meets code requirements.
Criteria G. The proposed 800 foot long arcade sidewalk area shows two types of
materials. Concrete with scribed marks will be flanked by narrow bands of
exposed aggregate. There is no demonstration of how the pattern relates to the
adjacent concrete wall panels or the entry windows. There are no accent or relief
details proposed in the sidewalk, such as accent tiles or brick pavers.
Criteria H. Parking lot fixtures consist of "shoe -box" type luminaires with
horizontal cutoffs. Rectangular "wall- pack" lights are shown for all other parts of
the building. In contrast, most fixtures at the entrance side of the facade consist
of round, disc - shaped sconces.
Floodlights are proposed to shine on each entry way. They will be located on 20
foot standards in the parking lot.
Staff Report to the .
Board of Architectural Review
L93 -0016: Segale Retail Ctr.
Page 7
4. Building Design.
(A) Architectural style is not restricted; evaluation of a project should be based on quality of its
design and relationship to surroundings;
(B) Buildings should be appropriate in scale and be 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 pans 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 hamionious with building design;
(G) Monotony of design in single or multiple building projects should be avoided, Variety of detail,
form and siting should be used to provide visual interest.
Applicant's Response:
"The building facade is modulated in both plan and elevation to provide
architectural interest. The mechanical equipment is located behind the parapet
wall above each entry to screen it from view. Exterior light fixtures along the
columns on the front of the building provide light as well as architectural
ornamentation. The surface of the concrete is articulated with reveles [sic] to
create shadow lines of patterns. The building will be painted in predominantly
neutral colors with muted accent colors denoting each tenant's entry."
Staff's Response:
Criteria A & B. The proposal reflects neither the materials nor the colors used in
the Target Center across the street. It has no similarity with the design of the
Marriott facility to the south. Blank, smooth stained grey concrete walls face
adjacent neighbors. Older buildings such as the Professional Plaza to the east
contain textured concrete. Even the Kelly Goodwin building presents distinctive
arches in its exposed aggregate panels.
The Segale facade presents the same blank walls where it meets abutting arterial
streets. These critical arrival points are without a hint of the retail activity in the
building. This is an opportunity for the design to announce, by geometry, or in
materials and details, the facility's life and activity.
Criteria C. Columns are proposed to be three feet in cross section, with no
change in their proportions from ground to parapet. These are along an 800 -foot
long arcade whose width is 7 feet. Drawings do not show how these columns
relate to the proposed storefronts. The nearby Target Retail Center uses columns
Staff Report to the L93 -0016: Segale Retail Ctr.
Page 8
Board of Architectural Review
that are 2 feet in width, and breaks up the arcades with a modulated facade.
Criteria D. Proposed colors are all variations of greys. The applicant has
changed earlier plans and is specifying "conformal stains," rather than paint for the
facade. The one exception is that colors of the three background panels for each
individual entry. These will be the subject of a subsequent application for BAR
approval.
Criteria E. Architectural drawings (sheet A4.2) shows that the building's parapets
will adequately shield mechanical equipment from public view.
Criteria F. Contradictions in the design of the exterior lighting have been
addressed in 3 H, above.
Criteria G. Variety in detail 'is confined to pairs of diamond - shaped accent tiles
on some, but not all columns in the facade. Each such accent measures
approximately 18 inches on a side. They are proposed to be the same color
throughout the structure. Their scale in relationship to the facade is of concern.
The tiles appear to be "lost" in the larger expanse of the facade. Additional
architectural elements which provide a hierarchy would reinforce this feature, in
addition to relieving the scale and expanse of the facade.
S. Miscellaneous Structures & 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.
Applicant's Response:
"Pedestrian seating is provided along the planting areas adjacent to each tenant's
entry. An employee lunch/break area with picnic tables has been provided in the
southeast corner of the site amongst the trees."
Staff's Response:
Seating is restricted to concrete walls for customers, and to an employee break
area behind the building. Lighting has been reviewed in 4 F and 3 H above.
Staff Report to the L93 -0016: Segale Retail Ctr.
Page 9
Board of Architectural Review
CONCLUSIONS
General Review Criteria
Given the past history of BAR requirements for other recent projects in Tukwila's CBD,
and given the prime retail visibility of this site in Tukwila, the staff has devoted
considerable time attempting to resolve the differences between Board policy and the
present proposal's design. As submitted, the Segale Retail Center counters past BAR
policy expressed in the design of diverse commercial facilities such as Home Depot,
Target Retail, Mervyns, Marriott Courtyard, and Computer City.
1. Relationship of Structure to Site. Even though this is at one of the prime retail
corners of the city, the design creates the impression of a huge, ground- hugging
facility. It sits at the back of the site, presenting a low horizontal silhouette to its
retail traffic. There is insufficient vertical relief in the facade or its silhouette.
The overall appearance is without life or variety, especially when compared to the
Target Center.
Because a significant part of the Segale building is as much as 400 feet from the
adjoining arterial streets, even its 35 foot high entries appear squat and uninviting.
Heights of the five entries could be increased substantially, with important benefits
to the appearance of the structure.
2. Relationship of Structure & Site to Adjoining Area. The project design appears
to have been designed without consideration of its neighbors. For instance it
ignores the sloped roof and triangular accents that create distinguished silhouettes
on the Marriott, Target and Computer City facilities. It also presents blank
facades to the Marriott, to the Southcenter Professional Plaza and to the older
warehouses nearby.
The building's' predominant grey color does not repeat or complement the red and
black accent colors in the Target Retail Center. It also ignores the tans and
browns in the adjoining Marriott Hotel. And it does not provide contrasting
textures such as found in the Computer City building.
3. Landscaping and Site Treatment. The Board of Architectural Review has not
viewed the role of landscaping to screen, but to complement or enhance a
building's design. However, a significant portion of the applicant's landscape
design is based on the premise that the building's blank facade is suitably
"designed" if the adjoining landscape "screens" it. Given the intent to install 6 foot
high trees adjacent to 26 foot blank walls, the proposed design will fail to "screen"
anywhere in the near term.
Staff Report to the
Board of Architectural Review
L93 -0016: Segale Retail Ctr.
Page 10
Another conclusion is that a different landscape design, one with a strong vertical
emphasis would create greater visibility for the retailers, and would complement
proposed signage. Lastly, it would reinforce the visual edge and could be used to
create a significant focal point at the intersection of Strander and Andover Park
West.
Screening of the parking areas is the third area of concern. It is non - existent,
especially when viewed from Strander and Andover Park West. The proposed
landscape design accentuates the dominance of parked cars rather than diminishes
it, given its emphasis on lawn, an occasional street tree, and so on. An evergreen
screen here would be an effective alternative.
The large expanse of parking needs to be broken up with landscaping as well. As
designed, islands within the parking lot have no landscaping in them, and are
spaced at up to 100 feet apart. Similar retail designs approved by the BAR this
year (Home Depot) require such landscaped islands spaced as close as 40 feet on
center. At the Segale Center, tall columnar trees installed in the eight internal 4 x
20 planters would emphasize the site's monumental qualities, and they would add
a vertical component to the site. Leyland Cypress are a possibility, as they have
been proposed elsewhere in this project.
4. Building Design. The proposed project does not respond to the presence of
public views from all around the structure. The "back" (southeast) side will still be
visible, given small initial plantings, and up to 120 foot spacing between trees.
This area is treated as if it belonged to a warehouse. The "side" (east and south)
walls are equally blank. They and their corners are prominent when approaching
the structure from the major arterials, or when seen from the adjacent Marriott or
Professional Plaza buildings.
These blank walls provide an opportunity for geometric designs, or to use different
textures. Either would create visual interest. A possibility would be to repeat the
diamond motif proposed for the columns. The resulting change would make the
building's design more appealing, both for neighbors and for the general public.
On the retail entrance side, the 800 foot arcade contains a repetition of the same
sidewalk design throughout. This overlooks the opportunity to be creative and to
provide interest such as using pavers or other materials. Again, occasional use of
the diamond pattern here could create visual interest.
The proposed nighttime lighting may be very dramatic with its different intensities
or patterns. However, proposed exterior floodlighting of entries can compete with
the other arcade's design, and will create unnecessary glare.
Staff Report to the L93 -0016: Segale Retail Ctr.
Page 11
Board of Architectural Review
Entries are 35 feet in height or less. If they were higher, they would have a more
distinctive appearance, one which could visually balance the massiveness of the
building. If their roof line silhouette were triangular in shape, they would add
visual interest as well. Such a detail would also serve, as repeat patterns found in
the Marriott, the Target Retail Center and Computer City building.
RECOMMENDATIONS
Staff recommends Segale Retail Center's approval should be revised per the following
conditions and returned to the Board for its concurrence.
Building Design:
1. Building Height. To increase variety and compatibility of scale, increase the
overall height of each set of the three principal entries in order to visually
"anchor" them as the dominant focal points. Consider adding a triangular parapet
silhouette at all entry points.
2. Facade design. In order to incorporate visual harmony with neighboring
developments, show a consistent facade design around the entire structure. Such
a theme could include a band of rough - texturing, or it could contain scoring that
simulates a masonry pattern.
Require predominant wall colors to be warm (beiges, reds, browns) rather than
cool (grays, blues). Incorporate large - scaled designs, such as arches or rough -
textured patterns along the presently blank east, southeast, and south walls.
3. Arcade columns. For building components to have good proportions and
relationship to one another, redesign the shafts of the columns to appear relatively
slender (eg 2'4" or less) when seen in comparison to their base and their top.
4 Arcade sidewalks. In order to provide an inviting and stable appearance, require
pavers or other masonry accent points in the covered sidewalk area. Require
them at minimum intervals of once every two bays.
5. Arterial corners. To provide visual interest along these arterial streets, redesign
the facades at the southwest and northeast corners of the building. The resulting
design shall contain:
A. Pedestrian scale: Provide at least one row of storefront windows along the
westerly 100 feet of the south - facing facade that parallels Treck Drive. Provide a
similar set of windows along the northerly 100 feet of the building where it faces
the private drive at Strander Boulevard. Use windows of a similar scale and
Staff Report to the
Board of Architectural Review Page 12
L93 -0016: Segale Retail Ctr.
proportion to those used to flank entries in the northwestern facade. If functional
requirements for adjacent interior space dictate that these windows can not be
installed, then alter the facade design to replicate the general pattern and location
of such storefront windows.
B. Arterial identity: Provide distinctive features at these corners. Locate such
features high on the facade where they are easily seen from the street, specifically
when approached from the south or east. These could be geometric features such
as a larger version of the diamond - shaped tiles used in the northwestern facade.
An equivalent alternative could be the use of transparent features i.e., openings in
the arcade or the parapet.
Landscaping:
6. Arterial perimeter landscaping. In order to screen the impact of large paved
areas, and consistent with sight -line restrictions in the zoning code, install a solid
evergreen screen along the parking lot's frontage with Strander Boulevard and
Andover Park West. Locate the screen west of the Strander retail access
driveway, and north of the Andover driveway. The screen is to be three and four
feet in height at time of installation.
7. Arterial street Trees. To strengthen vistas and important axes, require arterial
street trees along the arterials at a maximum 20 foot spacing. Install them along
at least 60 % of the frontage between each retail driveway. Require such trees to
be a minimum 3 1/2 inches caliper at the time of installation. Tree types shall be
determined at time of issuance of building permit.
8. Arterial focal point. To strengthen important axes, require a redesign of the site's
northwest planter area adjacent to the intersection of Andover Park West and
Strander. Require permanent vertical elements up to 35 feet in height, such that
they visually anchor this part of the site and its relationship to the intersection. A
Flag Pavilion is one example of such a desirable feature.
9. Parking aisle landscaping. In order to moderate the visual impact of the parking
areas, require the present eight aisle planters to be planted and to be enlarged to
a full 16 x 38 feet. Specify trees with a definite columnar form and a minimum of
2 1/2 inch caliper at the time of planting in all such aisle -type planters.
10. Portal plantings. To enhance architectural features, require the cedars in the
portal areas to be 3 1/2 inch minimum caliper at the time of planting.
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Staff Report to the L93 -0016: Segale Retail Ctr.
Board of Architectural Review Page 13
Miscellaneous:
11. Service area perimeter plantings. To be effective in winter and summer and to
screen the service areas, require 3 1/2 inch minimum calipers at the time of
planting for cedars, cypress and spruces along the eastern, southeastern, and
southern planting areas.
12. Signs. Signs are to be approved by separate application to the BAR. Background
colors for each of the panels at the five entries are to be approved at that time.
13. Exterior Lighting. To maintain harmony with the rest of the project's lighting
design, eliminate floodlighting of the building's facade.
OPEN SPACE
ATTACHMENT F
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SEGALE CONIMERCIAl. SITE
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1.14.•• A
NORTH ELEV
WEST ELEV
EAST ELEV
PEDESTRIAN
SEGA LE BUS /NESS PARK
Bob Betts
Department of Community Development
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: Response to BAR questions
Strander Retail Center
6/1/93
Dear Bob,
Listed below are the responses to your questions from our meeting
on 5/27/93 related to design issues for your staff report to the
BAR.
LANDSCAPE
1. Planting Plan & Specifications
Attached is a copy of the landscape plan showing the species
of each plant as well as the installed size.
2. Street Tree Selection & Location
Our street trees are specified to be Liquidambar. This tree
is on the list which you gave me on 5/27/93 although the
street tree plan that you referenced in our meeting has not
yet been adopted by the City of Tukwila.
3. Size Landscaping On Model
The plantings presently shown on the model are depicting a 5
to 10 year maturity. This is an industry standard for
landscape drawings and models. I will agree to have the
landscape architect scale down the size of the trees before
our presentation to the BAR, although I do not feel that the
ATTACHMENT A
P.O. BOX 88050 • TELEPHONE: (206) 575 -3200 • FAX: (206) 575 -3207 • TUKWILA, WASHINGTON 98138
installed size is appropriate.
4. Parking Lot Landscaping
1 ft...:/
Section 18.52 of the Tukwila Zoning Code, Landscaping
Requirements, requires 10 feet of landscaping in the front
yard, 5 feet of landscaping on the side yards, and no
landscaping in the rear yard. Our landscaping plan far
exceeds these requirements and far exceeds the standards of
the retail industry as a whole. Section 18.60.050 of the
Tukwila zoning code, BAR Review Guidelines, states "Where
building sites limit planting, the placement of trees or
shrubs in paved areas is encouraged ". Although we have
provided extensive plantings elsewhere on the site we have
in addition chosen to provide landscape islands of
significant size to sustain larger plant material at the
ends of each parking row. We feel that our landscape plan
exceeds the landscape code and intent of the BAR guidelines.
Extensive landscaping within the parking lot requires
expensive irrigation to be successful, blocks tenant
signage, and creates a maintenance problem. For these
reasons we feel that fewer larger landscape islands are
superior.
ARCHITECTURAL
1. South & East Facade
The South and East facades have been extensively landscaped.
Section 18.52 of the Tukwila zoning code requires 5 feet of
landscaping along these two frontages. We have provided 20
feet. This additional landscaping will both soften and
screen the building on those two facades. For this reason we
do not feel any additional architectural ornamentation is
necessary.
2. Size Of Columns
The size of the columns have been selected based on the
relationship of their height to width. We feel in our
professional opinion that this is the appropriate size in
order that the columns do not appear spindly and to be
consistent with the architectural style of the building.
3. Exterior Finish
The exterior finish on the concrete will be a concrete stain
most likely "Conformal ". I have attached a brochure of this
product. The colors will be mixed to match those a shown on
the original color board.
4. Tile Detail
Attached is a drawing showing a detail of the tile insert.
5. Trash Enclosure Detail
The dumpsters are screened by 8 foot high concrete walls as
shown on the building elevations and plans. The ends are
concealed by steel doors. The steel doors are off set so
that employees can walk in and out with out having to open
the gates. We feel this lessens the probability of the gates
being left open.
6. Rear Elevation
The rear of the building has been designed to function as
the service side of the building. For this reason we have
chosen to screen this entire side of the building with
evergreen plantings. In addition each of the loading docks
and dumpsters are hidden behind their own screen wall. We
feel that this is an appropriate balance between the service
function and the appearance of this side of the building.
Enclosed is a final set of drawing elevations dated 6/2/93.
Any discrepancy between these drawings and any of the
previous drawings or the study model these drawings are to
control.
Very Truly Yours,
SEGALE BUSINESS PARK
Dana Warren
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4251 S. 139th Street
Tukwila, WA 98168
June 16, 1993
Board of Architectural Review
c/o City of Tukwila DCD
6300 Southcenter Boulevard, Suite 100
Tukwila, WA 98188
Dear Board Members:
RECEIVED
JUN 1 71993
COMMUNITY
DEVELOPMENT
Re: Project 93 -0016, Segale Retail Center
Upon learning that the long -vacant corner of Strander and Andover Park West is now the
subject of a development proposal, I asked the DCD about it. I took a look at the model (but
was informed that it was not exactly to scale as of June 15) and read the Staff Report dated
June 10. Please accept this letter in lieu of my in- person comments as a Tukwila citizen
during the hearing on the above -named project.
This space is probably the last great area in the CBD still vacant. It lies at an important
intersection and is within a short walking distance of other major retail centers, professional
offices, hotels, etc. It has the potential to be a new focal point at that intersection, to
encourage a new wave of commercial and office restructuring to the south -east of that site,
and to become a model for the urban look which, I feel, is what Tukwila Tomorrow envisions
for the CBD relative to the Growth Management Act. The property deserves better than the
typical "quick -and - dirty" treatment shown in the proposal.
Unfortunately, the applicants have presented a sprawling strip mall, the likes of which
unnecessarily waste the potential of the site. Pedestrian needs haven't been adequately
considered. We need to get away from mall- hopping in our cars, but that seems about the
only option for anyone to get to the Segale Retail Center from Southcenter, for instance.
There's little chance someone at Zoopa or Marriott or the professional center would be enticed
to walk over and do business there, uninviting as it seems. The backs and sides resemble
warehouses, a look which everyone is rather tired of, I hope you agree. The colors and
described surface treatments seem cold; the tilt -up construction appearance is less aesthetic
than even the Kingdome. Nobody I know enjoys a sterile - looking strip mall; enough already!
Acres of parking at the corner do nothing to enhance this major intersection. (Is the park-
ing to provide for airport overflow? Are its landscaping and array of stalls designed so people
can prominently park and advertise their for -sale used cars ?) Instead, why not take part of an
acre away from parking and provide a modern "village green" look, perhaps a place for casual
noontime concerts with a bandstand, or possibly a grand shelter for public transportation
(e.g., an energy - efficient shuttle through the CBD). Or why not bring the building(s) closer to
the corner, improving visibility of its tenants and inviting pedestrian access at the same time.
I wish the principals would envision the possibility of being "heroes ". This could be a
golden opportunity to begin exploring mixed -use development (retail, offices, and
condominiums). With foresight, they could set the pace for the CBD's entry into the next
century rather than falling into the same old pattern of a dehumanized warehouse with a few
windows and a sea of cars up front.
Thanks for considering my comments. I hope that the BAR will direct further design work,
with a "pedestrian- friendly" environment and urban ambiance going hand -in -hand.
Sincerely,
Nancy Sa>dine Lamb
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MAY -20 -1993 14:14 FROM TA TITLE — RECEPTIONST TO
.v320 108th Avenue Nonheaat
Bellevue. WA 98004
Telephone 206.451.7301
Fax 206.646.8S93
Fax 206.646.0594
TRANSAMERICA
TITLE INSURANCE COMPANY
May 28, 1993
Bill Arthur
M.A. Segal °, Inc.
P.O. Box 88050
Tukwila, WA 98188
RE: Transamerica Title Commitment No. 861559
Puget Western / M.A. Segale, Inc.
Dear Bill:
95753207 P.02
t R.1 2 8 i893
•
Pursuant to our telphone conversations of this morning, this is to
confirm that Transamerica Title Insurance Company (hereinafter referred
to as "the Company ") will not show the easement for standard guage
railroad tracks as particularly described in Parcels 11, 13 and 14
of said easement recorded under Recording No. 7504210345. The Company
will continue to show that portion of said easement as particularly
described in Parcel 10 of said instrument being the railroad tracks
running along the Southeasterly boundary of the property described in
the above - referenced commitment.
Attached hereto for reference purposes is that portion of said
railroad easement that describes Parcels 10 through 14. Please call
if you have any further questions.
Very truly yours,
David Campbell
Title Officer
®Reliance
A Rcliancc 0:oup Moldings rnmpan■
7504210345
MAY -20 -1993 14:14 FROM TA TITLE- RECEPTIONST TO
•
Commencing at the southeast corner of said
Section. Twenty -six (26); thence North two de-
grees, twenty-two minutes, twenty seconds
(02° 22' 20 ") E,. t along the east line of said
Section six hundred forty -tour and sixty -three
41 hundreaths (644.63) feet; thence North eighty-
's eight degrees, twelve minutes, thirty -one seconds
VI (88° 12' 31 ") West, one hundred forty -four and
- tort;; -night hundredths (1411.48) feet to the True
^4 Point of Beginning; thence North twenty -six do-
grees, fifty -eight minutes, five seconds (26° 58'
FAR 05 ") East, fifty (5')) Peet; thence along a curve
to the left roving a radius of three hundred
ninety -seven and twenty- four hundredths (397.24)
feet, an ere distance of one hundred seventy -
Pour and fifty -six hundredths (174.5L; feet
through a central angle of twenty -five degrees
ten minutes, thirty -seven seconds (25° 10' 37 "S;
thence North one degree, forty -seven minutes,
twenty -eight Seconds (01° 47' 28 ") East, one
thousand, five hundred ten and ninety -two hun-
dredths (1,510.92) feet to the southeast corner
of said Tract No. ti. Plat of Andover Industrial
Park No. 5, being the end of raid centerline
description.
PARCET, 10:
A strip of land in the Southeast Quarter of the
Northeast Quarter (SE' NEW and the Northeast
Quarter of the Southeast Quarter (NE% 5E1) of
Section Twenty-six (26). Township Twenty-three
(23) North, Rgnge Four (4) East, W.l1., being
twenty -three and five - tenths (23.5) feet in
width and adjoining the westerly edge of said
Tracts 5 And 6, 'end the westerly and northerly
edge of said Tract 4, said Plat of Andover In-
dustrial Paris No. 5, in said Sections Twenty -
five (25) and Twenty-six (26).
EXCEPT that portion described in Parcel 3 above.
PARCEL 11:
A strip of land in the Southeast Quarter of the
Northeast tarter and the Northeast Quarter of
the Southeast Quarter (SEA NE and NEk SEA() in
said Section Twenty -Six (26), being thirty -four
(34) feet in width. having seventeen (17) feet
or said width on either side or the following
described centerline:
Commencing at the northwest corner or said
Tract No. 5, Plat of Andover Industrial Perk
No. 5; thence southerly along the westerly
Loundary of said tract a distance of eleven
5.
95753207
P.
i
MAY -20 -1993 14:15 FROM TA TITLE- RECEPTIONST TO
9575320'7
Li
P.04
and ninety-four hundredth= (11.94) feet to the
True Point of Beginning; thence along a curve to
the right having a radius cf four hundred ten
and twenty -eight hundredths (410.28) feet an arc
distance or six hundred twenty -four and eighteen
• hundredths (421..16) feet through a central angle
or eighty -seven degrees, ten minutes (87° 10' 00 ")
vl d to the end or said centerline description.
r-: EXCEPT that portion described in Parcel 10 above.
MOM
:N.
wo •
i
PARCEL 12:
A strir Jr land in the Southwest Quarter or the
Northeast Quarter (S164 N164). Section Twenty -five
(225), Township Twenty -shrew (23) North. Range Four
(4) East, W.M.. in the Southeast Quarter of the
Northeast Quarter (ZEN UEW) and in the Northeast
Quarter of the Southeast Quarter (NEW SEW), said
Section Twenty -six (26), said Township and Range.
being twenty -seven (2 7) feet in width and adjoining
the easterly ooundary of said Tract 8, the southeast-
erly boundary of said Tract 7 and the southerly
boundary of Tract 1. said Plat of Andover Industrial
• Park ;to. 5.
?ARCM 13:
A strip of land in the Southeast Quarter of the
Northeast Quarter (SEW HEI) of Section Twenty -
oix (26). being twenty -seven (27) feet in width and
adjoining the southwesterly boundary of said Tract
5, chid Plat of Andover industrial Park No. 3.
EXCEPT thsst portion described Ln Parcel 10 above.
PARCEL 14:
A strip of land in the Southeast Quarter or the
Northeast Quarter (SEW NEW). Section Twenty -six
(26). being thirty (30) feet in width and having
fifteen (15) feet of said width on either side of
the following described centerline:
Commencing at the northwesterly corner of said
Tract 5,•,said Plat of Andover Industrial Park
No. 3; thence South fourteen degrees. thirty -
nine minutes, thirty seconds (14° 39' 30 ") East
a distance of thirty (30) feet to the True point
or Beginning; thence along a curve to the right
having a radius of four hundred ten and twenty -
eight hundredths (410.28) feet an sue distance
or three hundred ninety-four and seventy -four
hundredths (394.74) reot through a central angle
of fifty-five degrees, coven minutes, thirty -four
seconds (55' 07' 34 "); thence South forty degrees,
twenty -sight minutes, four seconds (40° 28' 010)
float a distance of an hundred twenty -Your and
eleven hundredths (1214.11) feet, being the end
of said centerline description.
EXCEPT that portion described In Parcels 3, 10
and 13 above.
6.
07180 /CHE
BuyLine 4922
CHEIVIPROBE
CORP.
Conformal Stain
penetrating water repellent stain
OP /Overall Product, In Place
PRODUCT DESCRIPTION
CONFORMAL STAIN is a modified fumed silica
fused with an acrylic resin that penetrates
deep into the pores and bonds tenaciously to
concrete and masonry without disturbing the
natural texture. Unlike paint, it is integrally
locked into the substrate and develops into an
effective water barrier. The use of only non -
fading inorganic pigments assures years of
lasting beauty.
ADVANTAGES
• Retains the natural texture
• Deep penetration, will not peel or flake
• Allows release of moisture vapor
• Repels water, thereby resists stain damage,
freeze /thaw spelling, loss of natural
insulation value, efflorescence and resists
fungi and mildew
USES
CONFORMAL STAIN provides an alternative
to integrally colored material to give the ulti-
mate in uniform color and maintenance -free
waterproofing, without disturbing the
natural texture.
Use CONFORMAL STAIN on above grade
stucco, concrete block, split faced block and rib
units, brick, precast panels, stone and concrete.
SEE LIMITATIONS.
APPLICATION AND COVERAGE
The best coverage and penetration is ob-
tained by using airless spray equipment.
• Atomize at lowest possible pressure. A brush
or roller may be used.
One coat application at 100 to 150 square feet
per gallon usually achieves the desired results.
MANUFACTURER'S GUARANTEE
Chemprobe will provide a five -year written
warranty with the conditions stated therein on
request.
TECHNICAL DATA
Flash point: Above 100 °F. TCC
Normal Cure Time: @77F 50% R.H. 1 Hour
Solids Content: 25 ±6% depending on color
Weight per Gallon: 8 ±.5 lbs depending
on color
Pigment Type: Inorganic Oxide Complexes
Color Fade Rating: Excellent, non - sensitive
ACIAVAILABILITY, COSTS
CONFORMAL STAIN is available in 1, 5 and 55
gallon drums from distributors throughout the
United States and Canada. Color charts and
samples are available on request. CONFORMAL
is also available in clear; which offers the same
qualities in a satin tone that enhances the
natural color and texture of architectural con-
crete, exposed aggregate, stone and other
masonry surfaces.
Material cost is dependent on container size and
geographical location; however, CONFORMAL
STAIN is much more economical than integrally
colored material.
LIMITATIONS
When used to stain porous concrete block, one
coat of Prime A Pell 200 must be applied as a
first coat to provide adequate protection from
water intrusion.
A test application should be made to deter-
mine the color and coverage rate.
3
Corporate Headquarters
2805 INDUSTRIAL LANE • GARLAND, TEXAS 75041 • 214 - 271 -5551 '
Conformal Stain
Product Data
CONFORMAL STAIN
CHEMPROBE COLOR SYSTEM
Color permanency and effective water repellency for block,
precast panels, brick and smooth or textured concrete.
DESCRIPTION AND USE:
Conformal Stain is a solvent base acrylic formu-
lated with hydrophobic silica and colored with
nonfading inorganic oxide pigments. Conformal
Stain colors concrete and masonary surfaces
without disturbing the natural texture. Effec-
tively repels water from dense surfaces and from
porous surfaces, such as smooth or architectu-
ral concrete masonry units, when used with
Prime -A -Pell 200. Forms breathable film which
allows release of water vapor.
COVERAGE:
Conformal Stain may be applied in a one or two
coat application depending upon the porosity of
the substrate and the depth of color desired. A
one coat application at 100 sq /ft/gallon on
porous surfaces and 150 sq /ft/gallon on dense
surfaces usually achieves the desired results.
NOTE: See LIMITATIONS for application on
concrete block units.
APPLICATION:
The surface must be clean and dry. Remove all
dirt, form release agents and efflorescence.
Conformal Stain may be applied by airless spray
brush or roller. For airless spray application, use
a .015 or.018 fan spray tip or reduce pressure to
a point of minimal overspray or fogging to
produce a wet application. Do not apply to a
cold or damp surface. The wall and air
temperature should be above 50 degrees
Fahrenheit. Application at lower temperatures
may substantially reduce coverage.
Products of
APPLICATION PRECAUTIONS:
Use only in well ventilated or open areas. Keep
away from open flame or extreme heat. Avoid
breathing vapors, repeated contact with skin
and contact with eyes. The use of an organic
mask and eye protection during application is
recommended.
TECHNICAL DATA
Flash point
Cure Time
Solids Content
Weight/gallon
LIMITATIONS:
Above 100 F. TCC
@77 F. 50% R.H. 1 hour
30% minimum
8 ( +/ -.5) lbs.
Conformal Stain was developed to retain the
beauty of the texture, it does not close the open
pores in concrete block units, therefore when
used to color architectural block (i.e. split face
and fluted units) where the aesthetics of the
natural block is desired, a coat of Prime -A -Pell
at 75 -100 sq /ft/gal must be applied as a first coat
to produce water repellency from the open
pores.
To waterproof and color smooth block units or
highly porous units, where the natural block
look is not required, we recommend a block
filler to be used to fill the pores and a coat of
conformal stain for color. If the aesthetics of the
texture is desired on these units, a first coat of
Prime A Pell at 75 sq /ft/gal and a coat of
Conformal Stain for color is effective under most
conditions.
A test applicaiton should be made to determine
the best system to seal the block units and for
color approval.
Paratron'" Chemistry
AVAILABILITY:
1
Conformal Stain is available in 1, 5, 55 gallon
containers from Chemprobe distributors
throughout the United States and Canada.
There are ten standard colors. Custom color
matches can be provided. Color charts, samples
and literature are available on request.
MANUFACTURER'S GUARANTEE:
Complete warranty is available on request.
Chemprobe stands behind the performance
claims of its,;Jducts when used by competent
persons in accordance with its directions.
Chemprobe cannot be responsible for difficulty
caused by other materials and conditions, or by
inferior workmanship. Chemprobe reserves the
right to have the true cause of any difficulty
determined by accepted test methods.
Chemprobe products are setting new standards
in the industry. Our advanced technology incor-
porates a new concept in the water proofing
field. Ask your dealer about other Chemprobe
products or call us for your specialized needs.
DISTRIBUTED BY:
WATER REPELLENTS
1. PRODUCT NAME
Water Repellent for Concrete,
Masonry and Stucco Prime -A -Pell
200
2. MANUFACTURER
Chemprobe Corporation
2805 Industrial Lane
Garland, TX 75041
Phone: (214) 271 -5551
3. PRODUCT DESCRIPTION
Basic Use: Prime -A -Pell 200 is a
clear, filmless, penetrating water
repellent for virtually all concrete
and masonry above grade vertical
walls and structures. The treat-
ment does not alter the color or
texture of the surface nor affect
the vapor transmission qualities
of the substrate. The treatment
creates a very powerful and long
lasting water repellency and
therefore resists the following:
• Water intrusion
• Stain damage
• Freeze -thaw spalling
• Efflorescence
• Fungi and mildew
Prime -A -Pell 200 is compatible
with caulking and sealing com-
pounds.
Limitations: Prime -A -Pell 200
overspray on adjacent material
such as metal, glass or wood is
not harmful and can be removed
immediately with a clean cloth
and a mild solvent. If allowed to
set, an abrasive cleaner or a mild
rubbing compound may be
needed to remove the overspray.
Prime -A -Pell 200 must penetrate
into and react with the substrate;
therefore, it will not repel water
from a painted surface. If color
and water repellency are desired,
see Conformal Stain literature.
Prime -A -Pell 200 is one of the
few products that will not discolor
The lenpoint Spec.Ota fotmat has been reproduced
from publications copyrighted by CSI, 1964, 1965, 1966,
1967, and used by permission of The Construction Sped.
fications Institute, Alexandria, VA 22314.
limestone, but it does not repel
water from all limestones; there-
fore, a test application should be
made to assure repellency.
Prime -A -Pell 200 is not formu-
lated for use below grade or on
horizontal surfaces.
Composition and Materials:
Prime -A -Pell 200 is a modified
polysiloxane in a mixture of naph-
tha and alcohol solvent. It is a
proprietary product manufac-
tured under a patented process.
This novel process incorporates
desired chemical and physical
properties to produce Prime -A-
Pell 200. When Prime -A -Pell 200 is
applied, the solution penetrates
the substrate and reacts to create
a powerful energy against water
penetration that is not sensitive to
deterioration like other water re-
pellents.
Applicable Standards: Prime -A-
Pell 200 has been successfully
tested under Federal Testing
Standard 141 and meets or ex-
ceeds applicable requirements of
Federal Specification SS- W -110C
(GSA -FSS), and complies with
Rule 66 (k) of Los Angeles County
This Spec -Data sheet conforms
to editorial style prescribed by
The Construction Specifications
Institute. The manufacturer is
responsible for technical ac-
curacy.
Air Pollution Control District.
Prime -A -Pell 200 has been ac-
cepted by USDA for application to
structural surfaces where there is a
possibility of incidental food contact
in official establishments operating
under federal meat and poultry
products inspection program.
The final granting of authorization
to use such products, which do
not come in direct contact with
edible products or packaging ma-
terials, is the responsibility of the
inspector in charge of the official
plant.
4. TECHNICAL DATA
The Atlas Twin Arc weather -
ometer test machine is used
throughout the industry to de-
termine the deterioration of ma-
terials under severe accelerated
climatic conditions. Various con-
crete and masonry surfaces
treated with Prime -A -Pell 200
were subjected to this test, and
the results substantiate the stated
guarantee.
Refer to Table No. 1 for various
chemical and physical properties
of Prime -A -Pell 200.
Table No. 1— Prime -A -Pell 200 Chemical & Physical Properties
Color: Solution
Treatment
Freeze Temperature
Freeze Harm
Boiling Point
Flash Point (Closed Cup Method)
Chemical Solids By Weight
Weight Per Gallon
Solvents for Clean -Up Purposes
Frosty
Neutral
— 8 °F
None
250 °F
102 °F
7%
6.8 lbs.
Naphtha
Mineral Spirits
07180
n
to
frt
N
0
0 Z
< o ro
3 0
(D C--0
a) C)
Co 7-7
Div
O 3
w
0
S1N3113d321 2131VM
5. INSTALLATION
Preparatory Work: Remove
dirt, stains, efflorescence, excess
mortar, etc. before application.
Substrates cannot be acid washed
after application. The acid will not
penetrate and may cause dis-
coloration. All cracks, beeholes
and voids must be filled and
pointed. Moisture content should
not exceed 15% as registered on a
moisture meter. The wall tem-
perature must be above freezing.
New concrete or masonry should
cure a minimum of seven days be-
fore application.
Methods: Apply Prime -A -Pell
200 evenly until the surface is sat-
urated. ONLY ONE COAT IS RE-
QUIRED.
The best coverage is obtained
by using a low pressure re-
circulating gear or roller pump.
Use a fan spray tip large enough,
.04 to .06, to obtain a soft liquid
flow to the substrate. Keep the
pressure low enough at the pump
to prevent the liquid from mis-
ting. DO NOT FOG OR MIST. A
commercial pump -up spray tank
can be used for small jobs.
Apply concentrated solution
only, do not dilute. Stir well if the
product has set more than thirty
days and if you are not using a
recirculating pump.
Precautions: Prime -A -Pell 200 is
provided in a hydrocarbon sol-
vent which is combustible; how-
ever, it should never be sprayed
into an open flame or on surfaces
above 200 °F. Avoid repeated con-
tact with skin. Do not take intern-
ally. Avoid contact with eyes. If
solution does come in contact
with eyes —flush immediately
with water and contact a physi-
cian for medical attention. Do not
breathe vapors. All containers
should be kept properly closed
and free from water.
Protect shrubs and plant life
when applying.
Equipment should be cleaned
immediately after use. Cleanup
can be achieved with any of the
Table No. 2— Coverage for Prime -A -Pell 200
Material
No. of Coats Approx. Cov. (s.f. per gal.)
Concrete Smooth
Concrete Textured
Concrete Block -Lt. Wt.
Concrete Block -Heavy
Stucco
Brick - Porous
Brick -Dense
1
1
1
1
1
1
1
250 -300
200 -250
75 -100
100 -150
100 -125
100 -150
200 -250
Note: Test application must be made to determine exact coverage rate.
cents listed in Table No. 1.
6. AVAILABILITY AND COST
Availability: Prime -A -Pell 200 is
available in 1, 5 and 55 gallon
drums from dealers throughout
the United States. Contact manu-
facturer for nearest dealer or dis-
tributor.
Cost: Material cost is depend-
ent on container sizes and geo-
graphical location; however,
Prime -A -Pell 200 on a unit price ba-
sis is more economical than any
other quality water repellent prod-
uct. For specific price information
contact the nearest distributor,
dealer or the manufacturer.
7. WARRANTY
Chemprobe will provide a five
year written limited warranty
against product failure. Also,
Chemprobe warrants that its
products are free from defect in
materials and workmanship. Lia-
bility of Chemprobe under all
warranties, expressed or implied,
shall be limited to the replace-
ment of product.
8. MAINTENANCE
Not required.
9. TECHNICAL SERVICES
Complete technical assistance
and information are available
from any Chemprobe dealer and
distributor, or write to:
Chemprobe Corporation
Technical Services Department
2805 Industrial Lane
Garland, TX 75041
10. FILING SYSTEMS
Electronic SPEC -DATA®
SPEC -DATA® II
Chemprobe brochures are avail-
able upon request from Chem -
probe dealers, distributors, or
the manufacturer.
2805 Industrial Lane • Garland, Texas 75041 • (214) 271 -5551
Form No. 9276 Printed in U.S.A. 11 -90 -2349
"
c!" 0 RTO L,(56,4(.6)
A decorative wall luminaire designed for energy efficient
light sources. Equipped with opalescent white lens in stabilized shatterproof
polycarbonate. Single-sided and double-sided bollard versions for driveways,
flowerbeds, etc. The luminaire and base are in Poly Sealed aluminum and
available in black, white or any of the ten RAL colors.
611/16 11S3
170
Luminaire shipped with concre-
ting anchor set. Other anchoring
options available on request, see
page 176.
--11716- 8101t,- --- 14 3 4
301 223 375
90
75
60
45
Bollard 13 W
MI
M2
Bollard
13 W. h=3'
.5
12!
9
•
611.5.
5
6 5 12 15
COMPACT LI
MN 1 11993
!LIT IITY
WHEN ORDERING,
PLEASE SPECIFY:
Model/Bracket
Luminaire color
Light source/VV
Voltage
Accessories
For complete ordering instructions,
see supplement 93-1)0.
29
u
s
0
v
280 I t
I
280 -- 5 7 8 --
148
For terminal box for recessing
in a wall, see under Accessories
on page 176.
LIGHT SOURCES, COLORS AND OPTIONS
Wall 13 W
6C 1�
15
'S 12
9
6
60 3
0
3
5 6
9
12
K
30 15 0
30
Wall
13 W, h =6'
ft 3 6 9 12 15
ICESl11yATTAGES
LUMINAIRE FAMILY: 950XXX
BOLLARD FAMILY 905XXX
Soarce
Max W
S
M1
M2
P1
P2
Lens
Luminaire
leasidescent
•
Compact fluorescent
60
200
070
073
N/A
N/A
PL13
200
070
073
N/A
N/A
OoaI
28 Note: When ordering bollards. an equal amount of mounting plates (995073) and luminaires must be ordered
mow colors `
'
HP.Sodken
50
N/A
070
073
N/A
N/A
*op. 12)
Metal halide
50
N/A
070
073
N/A
N/A
28 Note: When ordering bollards. an equal amount of mounting plates (995073) and luminaires must be ordered
...14. 1;',,, :,, ,or....x vr a :10, ::.2.,NY'.... ^ir.:W:iii..,,^r ,,V12o 4,,C9,SW:11 ;»rinz^r.-a•o. ,T,,_T:m. ,.. s,.. .ww..».........._.«........ -.__ .._...__._..__._ »_.. .,.,...,........n.v�,�...x..o..
ARBELLA
A decorative wall luminaire designed for energy efficient
Tight sources. Equipped with opalescent white Tens in stabilized shatterproof
polycarbonate. Single -sided and double -sided bollard versions for driveways,
flowerbeds, etc. The luminaire and base are in PolySealed aluminum and
available in black, white or any of the ten RAL colors.
Vkki t9t MOM
UP(11406/)
Luminaire shipped with concre-
ting anchor set. Other anchoring
options available on request, see
page 176.
- -11 7:0-
301
90
75
60
45
1015
- 8 318 -
212
— 137,16-
352
Bollard 13 W
93
75
60
45
MI
15
12
9
3
M2
Bollard
13 W. h =3'
:t
I
ft 3 6 9 12 IS
WHEN ORDERING,
PLEASE SPECIFY:
Model /Bracket
Luminaire color
Light source/W
Voltage
Accessories
For complete ordering instructions,
see supplement 93 -110.
1-
25
COMPACT LINE
90
75
----- 14 318
365
LIGHT SOURCES, CC _ORS AND OPTIONS
- 5 7/16 --
137
Wall 13 W
ella
bA-1104
30.
15
0
IS'
30
90
15
75 12
9
60
45
3
0
3
6
9
12
Wall
13 W, h=6'
ft 3 6 9 12 15
•
AGES
LUMINAIRE FAMILY: 950XXX
BOLLARD FAMILY 905XXX
- ..
• • -,e.
-
Se!!r""
Max W
S
M1
M2
P1
P2
Lens
1
Luminaire
*--iial;descant —
60
340
070
073
N/A
N/A
Opal
Bk
White
RAL colors
1.
eompact fluorescent
:%.13
340
070
073
N/A
N/A
11.P. Sodium .
50
NIA
070
073
N/A
N/A
Miiii hada •
-'
50
N/A
070
073
N/A
N/A
24 Note: When ordering bollards. :•qual amount of mounting plates (995074) and uminaires must be ordered
.�.rt:;:tR:"J. °�C7air.�!dz >.�., .., .,, ?at?.'^Lxla:�a;tv'ut>. x..^.sn�:•,e.,..,.�,..
GRANAD
((AVEC i3S
014t4. PAG1C.)
A decorative wall luminaire designed for energy efficient
Tight sources. Equipped with opalescent white Tens in stabilized shatterproof
polycarbonate Single -sided and double -sided bollard versions for driveways,
flowerbeds, etc. The luminaire and base are in PolySealed aluminum and
available in black, white or any of the ten RAL colors.
Luminaire shipped with concre-
ting anchor set. Other anchoring
options available on request, see
page 176.
41 1I 16
1178 -- -85'16-
301 207
1056
— 13 1i2 —
343
Bollard 2x13 W
30
15
0
IS
30
MI
15
12
9
M2
Bollard
2x13 W, h =3'
160
3
9 12 IS
WHEN ORDERING,
PLEASE SPECIFY:
Model /Bracket
Luminaire color
Light source/W
Voltage
Accessories
For complete ordering instructions,
see supplement 93 -110.
COMPACT LINE
41
4 Note: When ordering bollards. an equal amount of mounur • a!aces (9`15075) and luminaires must be ordered
40 8 q a
Wall 2x13 W
Wall
2x13 W, h =6'
15
2
O
58 —
3 5
LIGHT SOURCES, COLORS AND OPTIONS
1258
315
0
3
6
5516
132
12
30 15 0 15 30 lc 3 6 9 1215
RCESIWATTAGES
LUMINAIRE FAMILY: 950XXX
BOLLARD FAMILY 90SXXX
COLOR 1
Source
Max W
S
MI
E
M2
P1
P2
Lens
Luminaire
leiandescent
2x60
400
070
073
N/A
N/A
Opal
1
Black 4
Why
RAL colors
(see p. 12)
Compact fluorescent
2xPL13
400
070
073
N/A
N/A
P.
H.P. Sodium
50
N.A
070
073
N/A
N/A
Metal halide 50
N.A
070
!
073
N/A
N/A
v
Aroa
Ughtirig.
Pe A' g'. s Arm - t:ounted Rec(ilinear Cutoff lighting 0 Wet Location
Use for car lots, street lighting, tennis courts
ORDERING SEQUENCE ` )
CATALOG NUMBER
High
Pressure
Sodium
Metal
Halide
:1 WA lep 141.0, :)'I: i):):,i�)'t C 1 'j»
H! )ft4: ?!rjili lfijiitult;4ra01ldjrfil.
:ai;))Ait: )6;;.i1:1j ; ijniitli►i)I;.ity
roi...∎ Yl)itytifi li<:
:ta f�tai�r! s:ifrt {c11(t Arifmio
' =$s4;15ot
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1!IP /.tali 7tt t1'ielot >;t!j9tE :i).J!)ihtrtl '
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tt,•tlisli)(�.
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liylrii,It!{cl•'S
•10jra11 . •I:199060100 ;1610114
4114% rjji rli i;f0At.P;:W.;). An)411J
'ja)ri; lj;t;).!
it ;)1i:b- ty :)14 Idr!)'!:.:lt)aja�
r)tl:!ii )rlilt:lt;fijr'jtair;a►J, ?'
r.; ►;Ft)r.:111!)iii)r9. 'i;i 1r.1Ii
1:111;)k1; .1:ditii.iriyiitrtityr
(; ?rirux11'.)l )l)i1 &ItI 1ftt'I0ii'i?11
aiu):(1Sr.')11r):10
'.ls,ritl{ ;t.{l': s'!tr.. :!r,lirt' ,ii:((nl
t3r•I`1tl:'.; 1 :j,,,,!ia;;n',:)11rot
Mercury
Vapor
TYPE II DISTRIBUTION
70 KAS1 70S R2
100 KAS1 100S R2
150 KAS1 150S R2
200 KAS1 200S R2
250 KAS2 250S R2
400 KAS2 400S R2
175 KAS1 175M R2
250 KAS1 250M R2
400 KAS2 400M R2
100 KAS1 100H R2
175 KAS1 175H R2
250 KAS1 250H R2
400 KAS1 400H R2
TYPE III DISTRIBUTION
High
Pressure
Sodium
70 KAS1 70S R3
100 KAS1 100S R3
150 KAS1 150S R3
200 KAS1 200S R3
250 KAS2 250S R3
400 KAS2 4005 R3
1000 KAS3 1000S R3
175 KAS1 175M R3
Metal 250 KAS1 250M R3
Halide 400 KAS2 400M R3
1000 KAS3 1000M R3
Mercury
Vapor
100 KAS1 100H R3
175 KAS1 175H R3
250 KAS1 250H R3
400 KAS2 4001i R3
1000 KAS3 1000H R3
TYPE IV DISTRIBUTION
70 KAS1 70S R4
100 KAS1 100S R4
High 150 KAS1 150S R4
Pressure 200 KAS1 200S R4
Sodium 250 KAS2 250S R4
400 KAS2 400S R4
1000 KAS3 1000S R4
Metal
Halide
175 KAS1 175M R4
250 KAS1 250M R4
400 KAS2 400M R4
1000 KAS3 1000M R4
Mercury
Vapor
Hi+
Pre
Sodi
100 KAS1 100H R4
175 KAS1 175H R4
250 KAS1 250H R4
400 KAS2 400H R4
1000 KAS3 1000H R4
TYPE V Square DISTRIBUTION
250 KAS3 250S R5S
e 400 KAS3 400S R5S
1000 KAS3 1000S R5S
Metal
Halide
400 KAS3 400M R5S
tfre ;6:* c'
trete sir
Cram
RE_.CE3�.� .�..?
AFR 5 1993
COMMUNI I Y
DEVELOPMENT
()
�� ARCH /TECTURAL OUTDOOR __��
Pt 61w Ma= 1.1604.
in Beam, 70/250W HID, &Net Locations
Use for car Tots, security areas or signs.
ORDERING SEQUENCE
�i+,Ifti1!1►I:��Ihltf.,�,� ::.,aft {,,,:
•
11C:}'i'fri3(q;!S<hr•pi131: iiFts1,0 :r
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(x�y 410riE:;)t +�1:fi .;lit i
a�i +lll6�t�4 # i(:Il: +a�IL' /('.
lIGti0.11i i4c ;441440lit ;f :li •
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f:J1' +ti�[[s{ s:L•t!t(+it(,fii.tli��a;tit:i• Ss,:;;.
�rt %:It;�it11 ;airlila' +! t'.I(! �11r tt i�'
t'ji4•14t;111t: „+t?14; {Irtt::.{i11h1til +t'
1 !.F1 {�.iSi +ltijtll!c1�:1: {(i!ts ';
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• Fitt till!cO.:liii:lll {. +1,r1,110pi∎ iit".fit
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a1i;: ►: {1u;11 %i.ltRr; {iIL lj tj1.
�EilihE•:_.51iE,,.� ,�laljt:ei :,' {i Iii i _ ;''t.
4000; ' lti�it .Y . +ci:t(! ?:It:f.lii(:tit
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y,.;tYYr•/Fi >Yiilti':.!1; =:11U1!.[:
ir!til.
ICATALOG NUMBER i I VOLTAGE I I OPTIONS j
1
70 TFL 70S TA2 120'
70 TFL 70S TB2 208
100 TFL 100S TA2 240
100 TFL 100S TB2 277'
150 TFL 150S TA2* 480
150 TFL 150S TB2* TB'
200 TFL 200S TA2
200 TFL 2005 TB2
High
Pressure
Sodium
Metal
Halide
175 TFL 175M TA2
175 TFL 175M TB2
250 TFL 250M TA2
250 TFL 250M TB2
Mercury
Vapor
100 TFL 100H TA2
100 TFL 100H TB2
175 TFL 175H TA2
175 TFL 175H TB2
250 TFL 250H TA2
250 TFL 250H TB2
• Uses 55V Tamp std. 100V
available - specify on order.
ADDITIONAL INFORMATION
Weight Beam Spread
Wattage Ballast Lbs. Kg. H' it V°
High Pressure Sodium - Mop/Clear
70 TA2
70 TB2
100 TA2
100 T82
150 TA2 HX -HPF
150 TB2
200 TA2
200 T82
22 10
22 10
23 10
23 10
25 11
25 11
26 12
26 12
Metal Halide - Mog/Clear
175 TA2 25
175 T82 CWA 25
250 TA2 26
250 TB2 26
Mercury Vapor - Mog /Coated
100 TA2 20
100 TB2 20
175 TA2 CWA 22
175 TB2 22
250 TA2 23
250 TB2 23
147 X 113
137 X 101
148 X 119
128 X 100
154 X 112
136 X 101
149 X 120
137X109
Shipped installed In Fixture
SF Single Fuse (120/277V) n/a TB
DF Double Fuse (208,240,480) n/a TB
ORS Quartz Restrike System (lamp not included)
QRSTD ORS Time Delay (lamp not included)
PER NEMA Twist -Lock Photoelectric Receptacle
15 Integral Sliptitter (2 3/8' to 2 7/8' OD tenon)
LS Lamp Support
-70F Reduced Ambient Operation ( -70 °F)
C62 2' of 16 -3 SEO Cord Pre -Wired
Cd2 2' of 14 -3 SEO Cord Pre -Wired
C22 2' of 12-3 SE0 Cord Pre -Wired
DC Architectural Colors - Specify Letter Codes
CR Corrosion- Resistant Finish (polyester)
CRT Corrosion- Resistant Finish (teflon)
CF Charcoal Filter
EY 'Extended Yoke
Shipped Separately3
WG Wire Guard
VG Vandal Guard (polycarbonate shield)
UV Lipper Visor
FV Full Visor (upper & side)
TS Tenon Sliptitter (2 3/8' to 2 7/8' OD tenon)
CRA Cross Arm Adaptor (horizontal)
CRA45 Cross Arm Adaptor (45° from horizontal)
PWB Wood Pole/Wall Mounting Bracket (incl. CRA)
FMB Pipe Mounting Bracket (includes CRA)
WPB Wall Pipe Bracket
PE1 NEMA Twist Lock Photocontrol (120,208,240V)
PE4 NEMA Twist Lock Photocontrol 480V
PE7 NEMA Twist Lock Photocontrol 277V
ACCESSORIES (Field Installed)
11 145 x 111 Ordered Separately.
11 128 x 101 See Flood Options Section.
12 145 x 120
12 132 x 111
9
9
10
10
10
10
140 x 117
126 x 106
143 x 129
137x129
146 x 131
138 x 122
EPA = 1.3 ft.:
H = 157/e (40.3)
W = 15' /i (39.4 cm)
o = 6'Ii (16.5 cm)
NOTES:
' 150W and below provided with dual tap (120/
277V) ballast when ordered as 120V or 277V.
S Multi -tap Ballast (120,208,240,277V).
' May be ordered as accessory. MUST see Flood
Accessories Section for ordering information.
fa H/ Taim
►Gaon rPI ' E' - DOW410:
RECESSED ROUND: 100 and 175 WATT MEDIUM B
1' 4. 4r;i WO
inconspicuous - 68% Efficiency
•
:,:r J.;.1::
' . . 1 f- Ari 6-3
14,000 Lumens - 64% Efficiency
c!-
• 66% Efficiency
Optional Reflector Colors
Champagne
Gold Alzak
Option -16
1
Black Alzak
Option -72
•t
Umber Alzak Pewter Alzak
Option -92 Option -93
TAL HALID
RR50605
RR50606
RR50707
Ellipsoidal ' own ights: High Efficiency
Features
Lamp
• 100 watt clear E/ED -17 for RR50605.
• 175 watt clear E/ED -17 for RR50606,
RR50707.
• See Option -43 for optional lower wattage.
• Option -23 for Mercury, Option -24 for HPS.
Socket
• Vertical. Medium base. Pulse rated: RR50605.
• Glazed porcelain.
• Nickel- plated brass screw shell. Silicone
leads.
Reflectors
• Upper: Compound ellipsoidal specular
Alzak• aluminum.
• Lower: Low brightness parabolic specular
Alzak aluminum, self - flanged.
Lens
• UV absorbing tempered Industrix mounted
to upper reflector.
• Optional UV absorbing tempered prismatic
amass (Option -15).
Seamless Black
OptiGroove
Option -OG
Performance at a G
RR50605, RR50606
CJ
D �j
DI
16-116
O HIj
1- •
6-15116'01•.
Metric: Inches x 25.4 = Millimeters.
R1150707 ,,.7
14.5/6 •
nce
1300
2600
3900
0° 15°
......111350605
�. 111150605.15
3000
6000
9000
0° 15• 30'
L7.1rs or� 111150707 S/MH 1.0
6y6.0;• 81150707.15 S/MH 1.1
• Dia. (n ft.) shown Is where FC value is hall the FC at nadir.
•• Based on RCR2; ceiling 70 %; wall 50 %; floor 20 %. Use S/MH shown for each fixture.
90•
75•
60'
Ballast Assembly
• WhisperPack' fully encapsulated 180° C
rated HPF ballast.
• Premium Class H high reactance; 5:12
regulation (100 watt) or CWA 10:10
regulation (175 watt).
• Capacitor (and ignitor for 100 watt) supplied.
• 120 volt standard or see optional voltages.
• Cool, quiet, long -life. Silicone leads.
• Visible and easily serviced in all ceilings
including dry wall.
Fuse
• Fused primary. Renewable. Aids servicing.
Housing
• Acrylic enameled aluminum.
• Cool: Dissipates heat across entire surface
area.
• Rustproof: Exceeds 1000 hour ASTM 5% salt
spray test.
• Entire luminaire serviced through removable
reflector.
• Built -in plaster frame.
Outlet Box
• Prewired 14 GA (NEC) galvanized steel, UL
listed.
• Removable insulated cover.
• 1/2' and 3/4' knockouts. .
Installation
• 27' galvanized channel bar hangers
supplied (2).
• Fully adjustable universal mounting brackets
supplied (2).
• Recesses indoor or outdoor in covered
locations.
UL Listing
• Wet, damp, or dry locations, covered ceilings.
• Through- branch circuit conductors (6 #12).
Three Year Limited Warranty
• Complete standard fixture.
Thermal Protection
• Per current NEC.
Cone of Light' Cone of Light'
O
Ft. FC Ole.
6 106.1 5.7
8 60.8 7.6
10 38.9 9.5
45' 12 27.0 11.4
14 19.9 13.3
16 15.2 15.1
RR50605
30•
S/MH 1.0
S/MH 1.0
90'
75'
60'
Ft. FC Dia.
6 101.4 5.7
8 57.0 7.6
10 36.5 9.5
12 25.3 11.4
14 16.6 13.3
18 14.3 15.2
81150605.15
O O
Ft. FC Dia.
8 232.9 5.8
8 131.0 7.8
10 83.6 9.7
45' 12 58.2 11.7
14 42.8 13.6
16 32.7 15.6
R1150707
Ft. FC Dia.
6 206.4 6.1
6 116.1 8.2
10 74.3 10.2
12 51.6 12.3
14 37.9 14.3
16 29.0 16.4
111150707.15
For Plan View, see page 7
Detailed Photometric Data begins on page 52.
CP Distribution
90'
2300 �,\ ; 75• B
�, 8
4800 ���, 10
45' 12
6900 LI4 14
0° 15° 30° 16
R1150606 SANH 1.0
- R1150606.15 S/MH 1.1
Cone of Light* Cone of Light*
Cone of Light Key
Ft. Mounting height
FC Footcandles
Dla. Circle of light at
50% of FC
Estimated Color Multipliers:
See Options- 16,- 72,- 92, -93
and -OG.
O
FC
198.1
111.4
71.3
49.5
36.4
27.9
R1350606
Dia.
5.7
7.5
9.4
11.3
13.2
15.1
O
Ft. FC Dia.
6 143.1 6.9
8 80.5 9.2
10 51.5 11.5
12 35.8 13.8
14 26.3 16.1
18 20.1 18.4
RR50606 -15
Multiple Fixture FC Calculator"
mummem•U•wMis
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ANNIMMIIIIRMEMMI
WIIINVOMMEMEXIIIM
ROIMISMIIIMMEMMIR
■ ■.1111f\. 111Ilal111al111
■ual••a mmiammi
• 80 100 140 180 220 260
Ana P■r Flxtur• In Square Fw1
81150605 •■RR50606
111150707
Options
-15 UV absorbing tempered prismatic flat glass.
Spread distribution.
-16 Champagne Gold anodized Alzak lower
reflector, self - flanged. (CP x .95)
-23 Mercury ballast instead. 100ME standard or see
Option -43. Specify voltage.
-24 HPS ballast instead. 100ME (RR50605) or 150ME
(111150606, R(150707) standard or see Option -43.
Specify voltage.
-31 White reflector flange.
-43 Lower wattage medium base - specify voltage
and wattage for: Metal Halide: 70, 50, 32 (GE
Halarc°' electronic ballast - minimum 50' F)
(RR50605) or 150, 100 (RR50606, 111150707);
Mercury: 75, 50; HPS: 70, 50, 35 (RR50605) or
100 (111150606, RR50707).
-45 Gasket above reflector flange. Stops dust streaks
on ceiling.
-49 Extra circuit DCB socket. (100 watt max.) Must not
be energized simultaneously with main source.
-58 277 volt 60 Hz. ballast instead.
-65 Relay and DCB socket. (100 watt max.) With fixture
energized, provides immediate light during HID
outage. Also see Option -66.
-66 Time delay relay and DCB socket. (100 watt max.)
When energized, provides light until HID reaches
70% output.
-72 Black anodized Alzak lower reflector, self - flanged.
(CP x .67)
-92 Umber anodized Alzak lower reflector, self - flanged.
(CP x .75)
-93 Pewter anodized Alzak lower reflector, self - flanged.
(CP x .90)
-94 Custom color lower reflector. Consult factory.
-97 Other voltage ballasts. Consult factory.
-99 Special modification. Consult factory.
-LP With lamp. Specify source, wattage, color
temperature, and clear or coated (3200'K
standard for MH.) Consult factory for other color
temperatures.
-03 OptiGroove black seamless tapered aluminum.
White trim, self- flanged. (CP x .72)
Alzak• is a registered trademark of ALCOA.
•
0
Z
Z
0
20' POLE
30' POLE
ARM MOUNTED ® 20'
20' POLE
RECESS SOFFIT DOWN LIGHT
0
uJ
%
250 WATT METAL HALIDE
400 WATT METAL HALIDE
250 WATT METAL HALIDE
250 WATT FLOOD LIGHT
150 WATT METAL HALIDE
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Rhododendron 'Belle Heller'
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City of Tukwila
John W Rants, Mayor
Department of Community Development 0 Rick Beeler, Director
December 24, 1992
Mr. Dana Warren.
P.O. Box 88050 '
Tukwila, WA 98138
t
Re: Proposed Commercial Development at Strander Blvd. & Andover Pk West
Dear Mr. Warren:
At the November 5, 1992 pre - application meeting, you indicated that your desire for this project was to
begin construction in April, 1993. Because of the development issues identified by staff, we strongly
recommended meetings as soon as possible with staff to resolve those issues prior. to the formal Design
Review submittal.
It was also suggested at the pre- application meeting that as the project evolves in its design, we would
be provided conceptual plans for review. We were told that perspective drawings had been prepared and
would be provided to us. To date, we have not received these drawings and can not assist you in
meeting the Board of Architectural Review (BAR) decision criteria. Further, we can not commit to a
specific processing timeline.
In general, the design does not reflect the expectations of the City. Because we have not reviewed
additional conceptual development schemes, we can only offer the following elaboration on our earlier
comments which are based on the pre - application design proposal:
PARKING.
The amount of required parking is based on specific uses. Parking requirements differ
for commercial tenants and restaurant tenants. Therefore, gross square footages for
identified uses must be provided with your project submittal.
DESIGN.
a. The BAR expects a high level of design quality. The BAR has been adamant about
moving away from the "strip -mall mentality" and focusing on pushing buildings closer to
streets. They will also pay particular attention to the site plan which includes the building
orientation, parking lot layout, site access, the integration of landscaping, building
architecture, and compatibility of design with the surrounding area.
b. Given the visibility of this project from three streets (including Treck Drive), architectural
detailing must be incorporated on all building elevations facing streets and internal
parking areas.
c. The Target and Mervyn's projects have set a significant design precedent in the
immediate vicinity (both from within the site boundaries and as viewed from the street),
Each project reflects an innovative approach to design, uncommon to what is typical for
a Mervyn's and Target store. These projects have added and created character to the
6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665
City's commercial core.
It was implied at the pre - application meeting that the exterior material being considered
is tilt -up concrete. Tilt -up concrete with no texture, pattern or relief would not be
acceptable. Other building materials exist such as Dry-Vit, which offers .tremendous
flexibility in application and can easily be combined with other materials.
d. Lighting and signage plans should also accompany the Design Review application. Signs
and lighting are expected to be consistent with eachother and with the architectural
theme of the project.
e. Screening of dumpsters, utilities and service areas is mandatory. This includes roof -
mount mechanical equipment as well. These items should be situated and screened so
as not to be a visual or physical impediment. Screening should be accomplished by use
to a durable, attractive structure and dense landscaping.
LANDSCAPING
STREETS
Parking areas should be broken up with landscaping. The BAR typically requires
landscape islands placed every 10 parking stalls.
The City will require that Treck Drive be continued to Andover Park West and the Right -of-
Way be dedicated to the City.
OTHER
a. A SEPA Checklist and SEPA determination will be required for this project.
b. The site plan shows improvements within the rail -road easement. Vacation of the
easement should be addressed. Note that parking would not be permitted within the rail-
road easement.
c. Four loading areas are required per the City's Zoning Code.
d. Please refer to all other comments provided to you on the checklists following the pre -
application meeting.
I urge you to set a meeting with us as soon as your conceptual plan(s) are available for our review. The
BAR will critically judge the quality of the project and look for a creative design solution. They will evaluate
how building materials, color and building scale compliment eachother as well as how the project fits into
the emerging design context of the area.
I look forward to hearing from you and can be reached at 431 -3663 if you have additional questions.
Sincerely,
Denni Shefrin
cc: Rick Beeler
Ross Earnst
Pre - Application File No. 92 -027
•
"iii - 1E +saus
BOARD OF ARCHITECTURAL REVIEW
DESIGLyEVIEW
APPLICATION
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
1. BRIEFLY DESCRIBE YOUR PROPOSAL:
109,000 sq ft retail center
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub-
division; or tax lot number, access street, and nearest intersection)
SE corner of Andover Park West & Strander Blvd.
Quarter: NE Section: 26 Township: 23N Range: 4E
(This information may be found on your tax statement)
3. APPLICANT:* Name: Dana Warren
Address. P.O. Box 88050, Tukwila , WA 98138
Phone. 575 -3200
Signature: ILL /. Date:
* The applicant is the person whom the staff will contact regarding the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
4. PROPERTY Name:
OWNER
AFFIDAVIT OF OWNERSHIP
M. A. Segale, Inc.
Address: P.O. Box 88050, Tukwila, WA 98138
Phone:
I /WE,[uignature(s)]
575 -3200
swear that I /we are fhe owner(s) or c
in this application and that the foregoin
application are true and correct to the
best of my /our knowledge and belief.
trac
purchaser(s) of the property involved
tements and answers contained in this
C
Date:
1 8 i J3
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLIC: "TION
CRITERIA
Page 2
The following criteria will be used by the BAR in its decision - making on your proposed project.
Please carefully review the criteria, respond to each criterion (if appropriate), and describe how
your plans and elevations meet the criteria. If the space provided for response is insufficient,
attach additional response to this form.
1. RELATIONSHIP OF STRUCTURE TO SITE
A. The site should be planned to accomplish a desirable transition with the streetscape and to
provide for adequate landscaping, and pedestrian movement.
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 it site.
RESPONSE:
The building is designed so that each tenant's entry is visible from
the intersection, this avoids the necessity for excessive signage.
The public parking area is located in front of the building for ease
of circulation and safety. The loading, service and dumpsters are
located behind the building to screen them from view. A covered
pedestrian walkway links Andover Park West to Strander Blvd.
diagonally through the site. Extensive perimeter landscaping both
softens the building facade, and screens the parking from view.
2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA
A. Harmony in 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.
RESPONSE:
The vehicular access points are located as far from the intersection
as the design will allow in order to maintain traffic flow. A
center turn lane will be added on both Strander & Andover to improve
turning movements both in and out of the project. The rear loading
areas are screened from adjoining properties by evergreen trees and
shrubs. The height and scale of this project is similar to that of
adjacent buildings.
, BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLIC;e-TION
r�
Page 3
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 encour-
aged.
F. Screening of service yards, and other places which tend to be unsightly, should be accom-
plished by use of walls, fencing, planting or combinations of these. Screening should be
effective in winter and summer.
G. In areas where general planting will not prosper, other materials such as fences, walls, and
pavings of wood, brick, stone, or gravel may be used.
H. Exterior lighting, when used, should enhance the building design and the adjoining land-
scape. Lighting standards and fixtures should be of a design and size compatible with the
building and adjacent area. Lighting should be shielded, and restrained in design. Excessive
brightness and brilliant colors should be avoided.
RESPONSE:
All the finished grades are designed to be relatively flat for easy
handica• accessibilit . The landsca
in is
redominatel ever•reen
in nature providing year round foliage. Large planters flank either
side of each tenant's entry to provide both relief in the building
facade as well as the ability for seasonal color. The exterior
parking lot lighting will be similar to the adjacent retail center
to the west in both type of fixture and light level.
4. BUILDING DESIGN
A. Architectural style is not restricted, evaluation of a project should be based on quality of its
design and relationship to surroundings.
B. Buildings should be to appropriate scale and be in harmony with permanent neighboring de-
velopments.
BOARD OF ARCHITECTURAL REVIEW
DESIGN REVIEW APPLtG ^ TION
Page 4
C. Building components - such as windows, doors, eaves, and parapets - should have good pro-
portions 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 ex-
posed accessories should be harmonious with building design.
G. Monotony of design in single or multiple buildings projects should be avoided. Variety of
detail, form, and siting should be used to provide visual interest.
RESPONSE:
The building facade is modulated in both plan and elevation to
provide architectural interest. The mechanical equipment is located
behind the parapet wall above each entry to screen it from view.
Exterior light fixtures along the columns on the front of the build-
ing provide light as well as architectural ornamentation. The surface
of the concrete is articulated with reveles to create shadow lines
of patterns. The building will be painted in predominately neutral
colors with muted accent colors denoting each tenant's entry.
5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE
A. Miscellaneous structures and street furniture should be designed to be part of the architec-
tural 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.
RESPONSE:
Pedestrian seating is provided along the planting areas adjacent
to each tenant's entry. An employee lunch /break area with picnic
tables has been provided in the SE corner of the site amongst the
trees.
BOARD OF ARCHITECTURAL REVI
DESIGN REVIEW APPLIC" TION
INTERURBAN SPECIAL REVIEW DI
W
The following six criteria are used in
the development of this area, to up
compatible uses, to recognize and to ca
the Green River and nearby recreatio
oriented use, and to provide for dev=
describe how your proposed develop
response space, if necessary.
TRICT
Page 5
e special review of the Interurban area in order to manage
rade its general appearance, to provide incentives for
• italize on the benefits to the area of the amenities including
al facilities, to encourage development of more people -
lopment incentives that will help to spur growth. Please
ent relates to the goals for this District. Use additional
1. The proposed development design should be sensitive to the natural amenities of the area.
2. The proposed development use hould demonstrate due regard for the use an
of public recreational areas and facilities.
njoyment
3. The proposed development should provide for safe and conve i' it on -site pedestrian circu-
lation.
4. The proposed property use shod
to the district in which it is loca
e with neighboring uses and complementary
5. The proposed development s - ould seek to minimize significant adverse environmental im-
pacts.
6. The propose • development should demonstrate due regard for significant historical features
in the are
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Super Software
Ex. Bldg. Face
Base Allowable Sign Area
1,144.00 sf
50.76 sf
Actual Sign Area 40.00 sf
super
odRivam
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Ex. Bldg. Face
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Olympic Sports
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Base Allowable Sign Area
Actual Sign Area
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150.00 s'
150.00 s
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Starbucks
Ex. Bldg. Face
Base Allowable Sign Area
6% of EBF max area
50% incr. for setback (40')
50% incr. for setback (80')
Actual Sign Area
2,446.00 sf
93.38 sf
146.76 sf
140.07 sf
186.76 sf
146.76 sf
Ex. Bldg. Face
Base Allowable Sign Area
6% of EBF max area
50% incr. for setback (40')
Actual Sign Area
754.00 sf
35.16 sf
45.24 sf
52,74 sf
40.68 sf
ympic Sports
Ex. Bldg. Face
Base Allowable Sign Area
Actual Sign Area
5,736.00 sf
150.00 sf
150.00 sf
754.00 sf
Sign Area 35.16 sf
area 45.24 sf
etback (401 52.74 sf
Smiths
Ex. Bldg. Face 9,612.
Base Allowable Sign Area 150.
6% of EBF max area 576.
max area allowed 500.
50% incr. for setback (20') 225.
50% incr. for 'setback (40') 300.
50% incr. for setback (60') 375.
50% incr. for setback (80') 450.
50% incr. for setback (100') 525.
• Actual Sign Area 500.
2 s4
s
Ex. Bldg. Face
Base Allowable Sign Area
6% of EBF max area
max area allowed
50% incr. for setback (20')
50% incr. for setback (40')
50% incr. for setback (60')
50% incr. for setback (80')
50% incr. for setback (100')
• Actual Sign Area
9,612.00 sf
150.00 sf
576.72 sf
500.00 sf
225.00 sf
300.00 sf
375.00 sf
450.00 sf
525.00 sf
500.00 sf
2 signs
12
r'
NORTH E
•
Blockbuster Music
Ex. Bldg. Face
Base Allowable Sign Area
50% incr. for setback (20').
Actual Sign Area
2,940.00 sf
108.20 sf
161.00 sf
)22.00 sf
MiglIDNEE
12 NORTHELEVATION
2, 940.00 sf
■rea 108.20 sf
(20'). 161.00 sf
00 sf
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14 NORTH ELEVATION
I•
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Barnes & Noble
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Actual Sign Area
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112.40 sf
112.40 sf
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Bookstore
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Ex. Bldg. Face
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Actual Sign Area
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107.36 sf
625.aysf
1.
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B1A3R.
APPROVED
DATEC..a_LAfil INITIAL SYc-L
:yArchitects, inc.
3es- 4-21 N . SuiT ZOO
Scale
Date
Drawn By A-162L
P roj . No. — 94l o
Project
Sheet No.
0
2- S/ffPLL
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fix' fi"�'iZ low a5 i Er+1AErm.
B.A.R.
APPROVED
DATE i26 INITIAL Svc.
Winsor/FaricyArchitects, Inc.
-_ 4-Z 1 N . to "ZT. SLIt`M 2.00
Saint Paul, Minnesota 55102
612.227-0655
Scale
Date
Drawn By ¥—k ?
Proj. No. IcrOs3-94to
Project
552542
1jt3cxMo
d'
11' - 3 1/2"
TL
CO
FF
71 0"
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STARBUCKS COFFEE
HALO LIT LETTER W/ ILLUM'D FACE
VARIES
)1&
TubeArt
SIGN MANUFACTURER
800 - 562 - 2854
SEATTLE, WA.
B R
APPROVED
DATEINITIALS
SPECIFICATIONS:
MANUFACTURE & INSTALL ONE SET OF HALO UT LETTERS W/
ILLUMINATED FACE
LETTERS TO BE INTERNALLY ILLUM'D BY NEON
RETURNS TO BE STD. BLACK CHANNELUME
FACE TO BE WHITE ACRYLIC WITH GREEN SCOTCHCAL
SCOTCHCAL TO BE HOLLY GREEN 230-76 W/ WHITE SCRATCH BORDER
�I
11'-31/2"
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F
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STARBUCKS COFFEE
rOFF6�r.
HALO LIT LETTER W/ ILLUM'D FACE
VARIES
lubeArt
SIGN MAIIUFACIURER
800 - 562 - 2854
SEATTLE, WA.
B.A.R.
APPROVED
DATES%INITIALSyc
SPECIFICATIONS:
MANUFACTURE & INSTALL ONE SET OF HALO LIT LETTERS W/
ILLUMINATED FACE
LETTERS TO BE INTERNALLY ILLUM'D BY NEON
RETURNS TO BE STD. BLACK CHANNELUME
FACE TO BE WHITE ACRYLIC WMI GREEN SCOTCHCAL
SCOTCHCAL TO BE HOLLY GREEN 230-76 W/ WHITE SCRATCH BORDER
32'-0" BKGD AREA
EQ.
0.4
22'-9"
NN
EQ.
OLYMPI
SPORTS
118 SO FT
SCALE1/4=1'-0"
ONE NEWSETOF40"&
32" SELF CONTAINED
LETTERS
&" DARK BRONZE
ALUMINUM RETURNS
2793 PLEX FACES
CLEAR RED NEON
ILLUM AS REQ
FLUSH MOUNTTOCONC
WALL AS REQ
a�•a Ro
DATEiZ S
APPROVED
yc-.
1IS ORIGINAL DESIGN(S) IS THE EXCLUSIVE PROPERTY OF DWINELL'S VISUAL SYSTEMS & PROTECTED BY FEDERAL COPYRIGHT
1WS. ANY REPRODUCTION, OR CONSTRUCTION OF A SIGN SIMILAR TO THE ONE EMBODIED HERE IN, IS EXPRESSLY FORBIDDEN.
1OULD SUCH CONSTRUCTION OCCUR, DWINELL'S VISUAL SYSTEMS IS DUE $500 AS COMPENSATION FOR THE TIME & EFFORT IN
lEATING EACH INDIVIDUAL DESIGN(S).
MNELL'S VISUAL SYSTEMS RESERVES THE RIGHT TO SUBSTITUTE PRODUCTS OF LIKE KINDS & QUALITY AS IT DEEMS
'PROPRIATE IN THE CONSTRUCTION OF SAID D)SPLAY(S)! THE PROPOSED DISPLAY(S) IS CONTINGENT UPON VERIFICATION OF
.L CONDITIONS, DIMENSIONS & IS SUBJECT TO LOCAL ORDINANCES. NOTE: CONDITIONS MAY WARRANT INSTALLATION EXTRAS.
JOB NAME
LOCATION
SALESPERSON
DATE
CLIENT APPROV.
OLYMPIC SPORTS
TUKWILA, WA.
C. BARR
2/15/94
DESIGNER PH
DESIGN NO
DATE
CHUCK/OLYTUKR1
•
1
8'-0"
BKGD
AREA
40"
32"
i..1 3..CO(6
32'-0"BKGD AREA
EQ.
NN
22'-9"
MN
EQ.
OLYMPIC
SPORTS
118SQFT
SCALE1/4=1'-0"
ONE NEWSETOF40"&
32" SELF CONTAINED
LETTERS
8" DARK BRONZE
ALUMINUM RETURNS
2793 PLEX FACES
CLEAR RED NEON
ILLUM AS REQ
FLUSH MOUNTTOCONC
WALL AS REQ
B.A.R
DATE�z APPROVED
�- INITIALSyc-,
Uw,inept
VISUAL SYSTEMS
THIS ORIGINAL DESIGN(S) IS THE EXCLUSIVE PROPERTY OF DWINELL'S VISUAL SYSTEMS & PROTECTED BY FEDERAL COPYRIGHT
LAWS. ANY REPRODUCTION, OR CONSTRUCTION OF A SIGN SIMILAR TO THE ONE EMBODIED HERE IN, IS EXPRESSLY FORBIDDEN.
SHOULD SUCH CONSTRUCTION OCCUR, DWINELL'S VISUAL SYSTEMS IS DUE $500 AS COMPENSATION FOR THE TIME & EFFORT IN
CREATING EACH INDIVIDUAL DESIGN(S).
DWINELL'S VISUAL SYSTEMS RESERVES THE RIGHT TO SUBSTITUTE PRODUCTS OF LIKE KINDS & QUALITY AS IT DEEMS
APPROPRIATE IN THE CONSTRUCTION OF SAID DISPLAY(S)I THE PROPOSED DISPLAY(S) IS CONTINGENT UPON VERIFICATION OF
ALL CONDITIONS, DIMENSIONS & IS SUBJECT TO LOCAL ORDINANCES. NOTE: CONDITIONS MAY WARRANT INSTALLATION EXTRAS.
JOB NAME
LOCATION
SALESPERSON
DATE
CLIENT APPROV.
OLYMPIC SPORTS
TUKWILA, WA.
C. BARR
2/15/94
DESIGNER DH
CH UCK/ OLYTU KF
DESIGN NO
DATE
23'-9"
111111�T�
>NTAINED LETTERS AND CUSTOM S/F CABINETS
.DG. FRONT/ ENTRANCES. SCA. 3/811=1 '
26'
TWO SETS REQ.
4' HEATH LETTERS.(CHANNELUME)
8-1/4" DK.BRNZ. WITH GREEN 2108
ACRYLIC FACES. SELF CONTAINED
TRANSFORMERS, ILLUM. WITH GREEN
TUBING, 30ma.
ONE EACH
S/F CABINETS. ALUM.FACES .125 ROUTED .
FLUOR ILLUM. COPY IS FORMED LEXAN,
INSIDE PROCESSED GREEN 349
(TO MATCH 2108).
PROTRUDES THROUGH ROUTED OPENINGS.
CABINET PAINT MATTE FINISH TO MATCH
BLDG. (EXACT COLOR TO BE VERIFIED).
some furnishings
SUPPORTS PAINT SAME
26'
electronics
DAT
B.A.Q.
PPROVED
INITIALS kc&
HEATH
4644 SE 17 Ih
Por4and, Oregon 97202
503 232 2620
This is an oci inal design
created for the exclusive
use of the customer.
Until transfered by sale
cdi rights are reserved
and it is not to be
reproduced in any
mare r without permission
from Heath Signs
DATE 1/31/94
CUSTOMER APPROVAL
DATE
BY
REVISIONS
1
DRAWN BY W
AC
SALES STAFF
SMITH'S
HOME
FURNISHINGS
TUKWItA,WA
PO-391-93
1
END
4'
23'-9"
rill Till
SEL CONTAINED LETTERS AND CUSTOM S/F CABINETS
END FOR BLDG. FRONT/ ENTRANCES. SCA. 3/8"=1'
BLDG.
FACIA
3'
18"
to
24"
26'
TWO SETS REQ.
4' HEATH LETTERS.(CHANNELUME)
8-1/4" DK.BRNZ. WITH GREEN 2108
ACRYLIC FACES. SELF CONTAINED
TRANSFORMERS, ILLUM. WITH GREEN
TUBING, 30ma.
ONE EACH
S/F CABINETS. ALUM.FACES .125 ROUTED .
FLUOR ILLUM. COPY IS FORMED LEXAN,
INSIDE PROCESSED GREEN 349
(TO MATCH 2108).
PROTRUDES THROUGH ROUTED OPENINGS.
CABINET PAINT MATTE FINISH TO MATCH
BLDG. (EXACT COLOR TO BE VERIFIED).
home furnishings
SUPPORTS PAINT SAME
26'
electronics
18t
END 03 -ceIb
DAT
B.A.R
"PPROVED.
INITIALS kA
4644 SE 1:
Poland.
503 2332 2
-this is an ail
aeated for
use offhec
Unfit harnfei
al rights are
and It is not
reproduced
mauler wtth
from Heath
DATE 14
CUSTOM
DATE
BY
R E
V
DRAWN
SALES
SMITH'
HOME
FURNI:
TUKWII
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:„
HEATH';.
and company
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