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Permit L04-049 - WESTFIELD SOUTHCENTER MALL - DESIGN REVIEW
WESTFIELD SHOPPINGTOVV\ 633 Southcenter Mall Design Review L04-049 • June 4, 2003 Paul Ramquist Pacific NW Sign 13427 SE 27 PL Bellevue, WA 98005 RE: Southcenter Freestanding Sign Dear Mr. Ramquist: icef_vuu,,,ek COpy 503 -6 33 Upon a review of your application and a review of applicable City regulations it has been determined that the proposed sign does not meet City code. The current freestanding sign on the property is considered a legal non - conforming sign. Tukwila Municipal Code section 19.30.030 notes, "All signs that do not conform to the specific standards of this Code may be considered legally nonconforming if the sign was erectedein conformance with a valid permit and complied with all applicable laws at the time of the sign's installation ". The TMC also mentions that a sign permit is required for any relocation, re- erection, alternation, replacement, or change in any way to a legal nonconforming sign -the structure or sign panel /face /copy. The proposed work of replacing the existing panels would require a permit and the entire sign must be brought into compliance with City code. The current sign does not meet the sign area requirements for a freeway interchange sign. A freeway interchange sign is permitted in this area of the City, yet the . sign area cannot exceed 250 square feet for all sign faces. The proposed sign has a combined sign area for all faces of 765 square feet. Thus, it does not meet city code. Based on City's meetings and conversations with mall representatives, it was our understanding that no changes were proposed to this sign. In fact, the mall had proposed to remove this sign and replace it with a smaller freestanding sign. Please submit new sign drawings that meet City standards. SDv 633 Should you have any questions, you can call me at (206) 431 -3684 or email me at bmiles@ci.tukwila.wa.us. Sincerely, Brandon J. Miles Assistant Planner cc. Steve Lancaster, Director of Community Development Jack Pace, Deputy Director of Community Development Moira Bradshaw, Senior Planner Files, (S03 -033) (Southcenter Signage) c_. Moira Bradshaw - WSCR: Concept 5 - West Wall Display Box From: To: Date: Subject: CC: Page 1 of 2 "Richard Chung" <RChung @us.westfield.com> "Ray Marter" <RMARTER @us.westfield.com >, "Scott Allen" <SWAllen@us.westfield.com> 12/24/2007 10:05 AM WSCR: Concept 5 - West Wall Display Box "Nicholas Lee" <NLEE @us.westfield.com >, "Josh Kimmel" <JKIMMEL @us.westfield.com >, "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us >, "Erik Barth" <EBARTH @us.westfield.com> Ray and Scott, Moira has informed me that the display window design is acceptable and that she will release the Concept 5 permit. The following must be completed on the base building side. 1. A revision to the base building permit must be submitted showing the increased LLD work scope for the display box and wall finishes shown previously as tenant work. 2. The sections show an exposed down spout for the L2 walkway canopy that sheet flows to the walkway floor drains. Please review and see if the canopy drainage can be piped within the walls and tied directly to the storm drainage system within the bui0ing. Please let me know when the revision will go into the city. Thanks Richard L. Chung Development Director Westfield LLC 633 Southcenter Mall, Trailer 2 Seattle, WA 98188 Tel.: (206) 802 -6010 file• / /C• \llnriimentc and Cettinoc \Mnira \T.ncal Rettinoc \Temp \XPC ; rnWicP \476FRd7Ftnlr - 17i9ai ?nn7 Page 2 of 2 Fax: (206) 246 -7043 Cell. (310) 919 -8007 **************************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** CONFIDENTIALITY NOTICE: The information contained in this e-mail transmission is intended only for the use of the individual or entity named above. This e-mail transmission, and any documents, files, previous e-mail transmissions or other information attached to it, may contain confidential information that is legally privileged. If you are not the intended recipient of this e-mail message, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, dissemination, distribution, copying or other use of this transmission or any of the information contained in or attached to it is strictly prohibited. If you have received this e-mail transmission in error, please immediately notify us by return e-mail transmission or by telephone, and destroy the original e-mail transmission and its attachments without reading, saving, or utilizing it in any manner. From: Richard Chung Sent: Monday, December 24, 2007 8 :39 AM To: 'Moira Bradshaw' Cc: Nicholas Lee; Josh Kimmel; Scott Allen; Ray Marter Subject: WSCR: Concept 5 - West Wall Display Box Moira, Attached are the sketches of the Concept 5 exterior West wall at the West mall entry. As discussed, the wall with the "K" bracing will now be a solid wall with a brick finish matching the adjacent pilaster finishes. The wall adjacent to the exit corridor will include a display box that is approximately 2' deep with 1' depth for display. The access will be through the exterior. The mullion and door system will match the project glazing system. The interior will be painted drywall with track lighting located at the top of the display box tucked behind the drop down soffit area. Color of the paint will vary based on what is being displayed. Please review the attached and let us know if you have any questions. I believe this is the best solution based on our discussion last week. Please confirm that we should proceed. Thanks Richard L. Chung Development Director Westfield LLC 633 Southcenter Mall, Trailer 2 Seattle, WA 98188 Tel.: (206) 802 -6010 Fax: (206) 246 -7043 Cell. (310) 919 -8007 CONFIDENTIALITY NOTICE: The information contained in this e-mail transmission is intended only for the use of the individual or entity named above. This e-mail transmission, and any documents, files, previous e-mail transmissions or other information attached to it, may contain confidential information that is legally privileged. If you are not the intended recipient of this e-mail message, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, dissemination, distribution, copying or other use of this transmission or any of the information contained in or attached to it is strictly prohibited. If you have received this e-mail transmission in error, please immediately notify us by return e-mail transmission or by telephone, and destroy the original e-mail transmission and its attachments without reading, saving, or utilizing it in any manner. file: / /C; \T)ncumentc and Rettinuc \Mnira \T.ncal SPttinvc \Temn \XPGrnWice \4.76FRd7Ftnk- 17 /74/7nn7 Moira Bradshaw RE: business recycling From: To: Date: Subject: CC: "Sam Wilder" <samantha.wilder @zerowaste.com> "'Moira Bradshaw ' <mbradshaw @ci.tukwila.wa.us> 09/10/2007 4:24 PM RE: business recycling "'Rebecca Fox "' <rfox @ci.tukwila.wa.us> Page 1 of 4 Hi Moira, I hope you are well! I would not suggest that they switch haulers. Seadrunar is free and it was pretty hard to get them to take this account. Instead, I'd suggest adding additional services through other haulers for these specialty items- based on volumes. Depending on which restaurants are in the mall, there may not be much glass. We may want to wait on that. For food, the only hauler available in Tukwila is Cedar Grove and it is a paid service- so they would need to take this into account. Lincoln Square in Bellevue has been using Cedar Grove for food recycling so there is a local mall example that is successful. If you would like to talk about this more, I'm happy to give you a call. -Sam From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Monday, September 10, 2007 11:55 AM To: Sam Wilder Subject: RE: business recycling Sam - So sorry about the delay here. I finally found that SeaDruNar does the recycling and they do not recycle glass or metal or food. There will be a lot of restaurants at the mall and I'm wondering if we should talk to Westfield about switching haulers or if SeaDruNar would consider picking up a wider range of items. Moira »> On 08/06/2007 at 12:42 PM, in message <20070806193936.ED3081B514B @mail- in07.adhost.com>, "Sam Wilder" <samantha.wilder @zerowaste.com> wrote: Hi Moira, General items that AMC should be generating and recycling are paper and cardboard. They probably also serve some drinks in plastic bottles- so that would be included too. would recommend, however, sending them the list of what is recyclable so they can determine which items they generate that are recyclable. It's hard to determine their main generated items until we see what types of products they sell in the vending area and snack area. Please let me know if you have more questions. Hope all is well with you! file•/ /C• \TInrnmentc and Cettinac \Moira \T oral Ca ttinac \Tamr \XP(:rrIA /ica \d(FGKFR,1f„ 1,_ (10 /1')/')(1(17 Page 2 of 4 -Sam From: Moira Bradshaw [ mailto :mbradshaw @ci.tukwila.wa.us] Sent: Thursday, August 02, 2007 12:29 PM To: Sam Wilder Cc: Rebecca Fox Subject: RE: business recycling Sam - I do live just south of Burien and I use that P0. On a similar note I'm reviewing the building permit for the movie theater that is going on top of the mall and wondering now that we've got Westfield providing "recycling" space at their level - what we should be encouraging AMC to recycle? I've got contact info and want to know what to ask them to recycle. Thanks for all your help. Moira Carr Bradshaw, AICP Senior Planner, DCD City of Tukwila 6300 Southcenter BL, Suite 100 Tukwila WA 98188 Phone: (206) 431- 3651 »> On 08/02/2007 at 11:37 am, in message <20070802183509.D157216481D @mail- in05.adhost.com >, "Sam Wilder" <samantha.wilder @zerowaste.com> wrote: Moira, This is great! You are a real recycling hero! Glad you notice these things. I'll follow up with them. You must live in Burien? I live in White Center- so I'm really close. Hope all is well! -Sam Original Message From: Moira Bradshaw [mailto:moira @ci.tukwila.wa.us] Sent: Thursday, August 02, 2007 7:37 AM To: Sam Wilder Subject: RE: business recycling Hi Sam - Didn't mean to make work for you - but maybe that's good if you get paid. Here is the info below: 609 SW 150th ST Burien, WA 98166 -9998 Phone: Fax: (206) 242 -0398 F;lo•II( • \llnm.mcr�tc on`1 ++;,rtc \T4- .-o \1 !l0 /1')/')!1!1'7 Page 3 of 4 Business Hours MO 08:30- 05:30PM TU 08:30- 05:30PM WE 08:30- 05:30PM TH 08:30- 05:30PM FR 08:30- 05:30PM SA 08:30- 03:30PM Hope your summer is going well. Best regards, Moira Carr Bradshaw, AICP Senior Planner, DCD City of Tukwila 6300 Southcenter BL, Suite 100 Tukwila WA 98188 Phone: (206) 431- 3651 »> On 08/01/2007 at 6:55 pm, in message <20070802015226.8A46A8FC21 @mail- in08.adhost.com >, "Sam Wilder" <samantha.wilder @zerowaste.com> wrote: Hi Moira! Hope you are well! Which post office were you in. I am happy to follow up with them and help them to start recycling. -Sam From: Valerie Stuart [mailto:ValerieS @burienwa.gov] Sent: Monday, July 30, 2007 1:59 PM To: Moira Bradshaw Cc: Sam Wilder Subject: RE: business recycling Hi Moira - I am copying your message and this response to Samantha Wilder. She is in charge of Burien's business recycling program, which we are currently trying to expand. Please contact her directly at the e-mail shown above. Thanks. < BR >Val Original Message From: Moira Bradshaw [mailto:mbradshaw @ci.tukwila.wa.us] Sent: Monday, July 30, 2007 1:56 PM To: Valerie Stuart files• / /(`• \llnrumnnte and Cattinnc \N/inira \i nra1 Cattirinc \Tama \YPC.rnlA ica\d(�PSKPRdtr,lr_ (1Q /1')!')(1(17 Page 4 of 4 Subject: business recycling Hi there - I was in the Burien Post Office over the weekend and was throwing trash into their bin and noticed a lot of junk mail and no recycling bin. Is there a business recycling program. I know the King County Library recycles. I was going to call the Post Office Manager and suggest they provide recycling. Your suggestions and any information would be helpful. Regards, Moira Carr Bradshaw files• / /('• \Tlnrnmantc and Cattinoc \Ndnira \I nral Cr.ttinnc \Tama \YA(:rrAA ices \AARSF.FRdtndr_ (10/1')/')(1(17 • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director June 15, 2007 Richard Chung Development Director 633 Southcenter Mall, Trailer 2 Tukwila, WA 98188 Subject: Bank Drive- Through Dear Richard: In response to your question regarding permitted uses within the Tukwila Urban Center (TUC) zone and specifically the Westfield mall property, financial uses including banking, mortgage and other services are allowed per the Permitted Use section of the TUC Chapter (18.28.020 TMC.) Also, the Zoning Code specifically lists restaurant drive - throughs and gas stations as permitted uses within the TUC. In order to allow discretion when needed, the Code states that permitted uses may include, "other uses not specifically listed in the Title, which (sic) the Director determines to be: • similar in nature to and compatible with other uses permitted outright within the district, and • consistent with the stated purpose of this district ,and • consistent with the policies of the Tukwila Comprehensive Plan. The Purpose section of the Chapter (18.28.010 TMC) states that the TUC district is, "intended to provide an area of high intensity regional uses that include commercial services, offices, light industry, warehousing and retail uses. Development is intended to be pedestrian friendly with a strong emphasis on a safe and attractive streetscape." Our understanding of the proposal is that vehicular access to the bank facility and its drive - through will be via the internal circulation drives and that there will be no interruption of either the existing pedestrian system along Strander Boulevard or the Page 1 of 2 6300 Southcenter Boulevard, Suite #100.,.• Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 internal sidewalk system from Strander Boulevard to your building entrance, which meets the purpose section for this district. Given this finding, a bank with a drive - through will be a permitted use. As with any new development, it will be subject to design review as required by the Design Review section of the Chapter (18.28.070 TMC). We look forward to working with you and Bank of America through the relevant reviews. Sincerely, Jack Pace Acting Director \ \Tuk2 \vol3\HOME\MOIRA \mall \07BOAdrivethroughltr.doc Page2of2 April 16, 2007 Ms. Moira Bradshaw Senior' Planner Department of Community Development City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 -2544 Dear Moira, RECEIVED APR 'an/ COMMUNITY DEVELOPMENT Westfie[cf Southcenter 633 Southcenter Seattle, WA 98188 -2888 Telephone (206) 246-0423 Facsimile (206) 244 -8607 Over the past few months per the City's request, Westfield has sought Sears Holdings' permission to construct new exterior display windows on the ground floor along the East side of their building at Southcenter. These new display windows would further animate a new courtyard that will be created outside Sears' East entrance in conjunction with our current revitalization of the shopping center. Sears is aware that the design and construction of the display boxes would be entirely at Westfield's cost. In correspondence dated February 28, 2007, Sears has told us they do not want to lose wall space inside their store as this would disrupt their operations and therefore box -type displays that are built onto the exterior of their existing wall are preferable to full display windows. We would like to confirm that the box -type displays are acceptable to the City as we continue to work with Sears on this issue. We have a meeting at Sears' corporate headquarters later this week and would to give them a reply at that time. Richard Chung Director of Development Westfield Southcenter cc: Larry Green David Gensemer Moira Bradshaw - Re: Southcenter - Sears display From: To: Date: Subject: Moira Bradshaw Nicholas Lee 04/23/2007 5:46 PM Re: Southcenter - Sears display Page 1 of 1 Nick - Sorry we missed each other on the phone. As I mentioned to Richard last Thursday evening, the box approach along the wall will be an acceptable solution. My understanding from Richard is that Sears will be responsible for merchandising the space and that Westfield is responsible for design and construction. I know that Steve H. and his colleagues will do a good job with design. I assume that Tukwila and Westfield will have similar design objectives - circulation and compatibility with the existing space /improvements /obstacles so that dimensionally the whole courtyard and it's subareas function; overall compatibility/quality of the design; and functionality of the boxes for a variety of merchandising. A quick review and copy of the proposal is requested. Thanks for being successful in the resolution of this issue with Sears. Regards, Moira Carr Bradshaw, AICP Senior Planner, DCD City of Tukwila 6300 Southcenter BL Tukwila WA 98188 »> "Nicholas Lee" <NLEE @us.westfield.com> 04/23/2007 3:11 pm »> Hi Moira, Thanks for your voicemail today. Ironically, I was in the meeting with Sears when you called. This is just to confirm that a box -type display along Sears (per our letter to you dated April 16) is acceptable to the City. We will let Sears know. Thanks again. Regards, Nick Nicholas Lee Development Manager Westfield, LLC 206.802.6010w 206.406.2685c nlee @westfield.com fil,•/ /(-•\Tlnrnmante anti CPI-tin ae \Annira \T oral Qntfinoe \Tama \XA(:rnU7iea \dA )C1 1 Altn1r_ 17/')A/111M jj ;;; s l` I11i 11111111 I11111111111111II111illllllll ►lilt i1111111111411�1�11 SEARS G. • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director October 27, 2006 Dave Kautz, Development Director 633 Southcenter Mall Tukwila, WA 98166 Subject: Westfield Southcenter Design Review: L04 -049 Minor Modification Decision #2 Dear Dave: Based upon the plans and information submitted in connection with your "Request for Minor Modification" letter, which was received on October 4, 2006, I hereby approve the proposed changes subject to additional conditions. Because parts of the project are under construction, some of the previous conditions are already incorporated in approved permit plans. For reference, all previous conditions are listed in Attachment One and those already implemented are indicated as "done." Background A December 13, 2004 BAR Notice of Decision was issued approving the expansion plans for the Westfield Southcenter shopping center. The BAR held a public hearing and approved with conditions the plans that were generally dated November 2004. The proposal included a site plan for approximately 597,000 square feet, which included four outlying pads; elevations for the mall building and for the two garages; miscellaneous furniture; and a nonconforming landscape approval. Modifications to the BAR application were presented to the Director of Community Development in October 2005. After design negotiations with staff, and consultation with the Board of Architectural Review, the Director of DCD approved the modifications on March 1, 2005. eo pogo tx il/ 6300 Southcenter Boulevard, Suite #100 • Tukwila, a n tngton 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Summary of Proposed Modifications The current proposal presented to the City, dated 2 October 2006, modifies the approved set of plans and tenant criteria dated 19 January 2006. The modifications consist of a set of plans and elevations (Attachment Two) for the main mall structure and revised Tenant Criteria (Attachment Three.) The following summarizes the proposed changes. • The ground level entry corridor has shifted west towards and adjacent to the existing facade of Sears and the elevated pedestrian corridor and vehicular bridge have shifted east and along the face of the mall expansion, • The circular tower element is now a square with reduced fenestration and detailing. • A third overhead bridge for pedestrians only is added between the second level of Garage "A" and a new opening into the second level of the Sears building. • Details on the secondary and tertiary entrances have changed including additional glass, eliminated stone detailing, modified roof detailing including reduced roof overhang on the tertiary entrance due to clearance issues associated with the proximity of the existing building wall of Sears. • The two Pedestrian/Auto bridges are modified slightly by raising the arch and including a metal beam and grill over the pedestrian walkway and modifying the railing and lighting. • Tenant Criteria: The definition of major tenant has been modified to include "with a primary entrance located at the building exterior." Dimensional standards for the width and height of the tenant facades have been modified in some cases reduced and in others enlarged, clarification has been added regarding tenants with interior focus as well as exterior focus. Decision The shift in entry modifies sightlines and reduces access to sunlight within the relocated corridor. These issues are for the most part mitigated by changes that were incorporated in the proposal, including chamfering the entry for the corner tenant and adding pedestrian weather protection between the garage and the second level mall entry. Additional changes that enhance the visibility and presence of this area, which is now hidden behind Garage A, are included in the "additional conditions" listed below in order to compensate for the limited sightlines and daylight. Page 2 of 4 • • The proposed changes to the garage bridge elevations, the major tenant tower and the entries do not change the square footage and general architectural character of the proposal previously approved. The modifications in detail, design and material to the bridges and entries are minor evolutions that generally improve the architectural detailing while maintaining the site relationships, massing, and material quality, as long as the original stone detailing is maintained. The new pedestrian bridge connecting Garage A to the Sears building is placed in a location and designed such that it will be smaller in scale, unobtrusive and complement the materials of the adjacent main mall entry bridges. The tenant criteria changes reflect the revisions in the tenant spaces along the outside walk and reallocation of construction responsibilities between the tenants and Westfield. The proposed conditions listed below will continue to provide sufficient direction on the key elements of the design of each exterior tenant space. Additional conditions: 11. Tenant Criteria — Add a guideline that requires Major Tenant 1 to treat the exterior column and that it should be reflective of the architectural treatment of the tenant's space; and require Major Tenant 6 to have its southwest corner terminate the visual axis for the "Target" entry drive. 12. Pavement treatment proposed along the Promenade drive shall be added adjacent to the western mall entrance. 13. Additional pedestrian light fixtures shall be extended westward along the Promenade to serve the area adjacent to the western mall entry. 14. The arching course of brick on the pedestrian auto bridges shall be replaced with stone reflecting the material detailing elsewhere on the structure and as originally proposed. 15. Westfield shall use commercially reasonable efforts to secure permission from Sears to provide, at Westfield's expense, window display or other improvements to Sears' property that will animate the courtyard outside the Sears east entrance. Evidence of these efforts shall be provided to the City. Appeal This decision is a Type 1 decision that may be appealed to the City's Hearing Examiner. The Permit Application Types and Procedures chapter of the Zoning Code, Classification of Project Permit Applications section (18.104.010(B) TMC,) outlines the authorization and process for appeal. Page 3 of 4 • • As a reminder, Westfield has committed to returning to the Board of Architectural Review with a comprehensive signage plan and elevations for any outlying buildings. No signage indicated on any plans to date have been reviewed or approved for number, size or placement. A minimum or four months should be allocated for this review. Sincerely, A9, Steve Lancaster Director Attachment One Attachment Two Attachment Three Existing Design Review Conditions and Status Proposed Changes Proposed Tenant Criteria Q:\HOM E\MOIRA\ mall\ Barrevision #2approvalletter.doc Page 4 of 4 Moira Bradshaw - Southcenter exterior entry criteria Page 1 of 1 From: "Stephen Hamilton" <SHAMILTON @us.westfield.com> To: <mbradshaw @ci.tukwila.wa.us> Date: 10/19/2006 5:05 PM Subject: Southcenter exterior entry criteria Moira, Attached is a proposed rewrite of the exterior criteria that adds an out for the interior tenants on a case by case basis. Stephen Hamilton Regional Design Director Westfield Corp. Inc. 310.445.2433 310.478.0896 fax SHamilton @Westfield.com This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. This message contains confidential information and is intended only for the individual named. If you are not the named addressee you should not disseminate, distribute or copy this e -mail. file• / /(^:• \Tine.nmentc and Rettinoc \Mnira \T.nnal Cettinac \Temn \YPr rnWice \4517R(lff tnk_ 1(1 /7d /7(1(WW Page 1 of 2 Moira Bradshaw - RE: Southcenter exterior entry criteria From: "Stephen Hamilton" <SHAMILTON @us.westfield.com> To: "Moira Bradshaw" < mbradshaw @ci.tukwila.wa.us> Date: 10/20/2006 8:41 AM Subject: RE: Southcenter exterior entry criteria In the industry, interior walls are never considered storefront. Storefront refers only to the perimeter walls that are open to the public common areas. regards Steve. Stephen Hamilton Regional Design Director Westfield Corp. Inc. 310.445.2433 310.478.0896 fax SHamilton @Westfield.com From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Thursday, October 19, 2006 5:58 PM To: Stephen Hamilton Subject: Re: Southcenter exterior entry criteria Steve - I'd like to suggest the following: Under Entries: Each ground floor tenant with an exterior wall shall.... Then under Glazing substitute "exterior wall" for "storefront." ie. Opaque portions of the Tenant's exterior walls.... My concern is that there may be some tenant's whose storefront is considered the interior corridor of the mall. You may have a better word than "exterior wall." Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX »> "Stephen Hamilton" <SHAMILTON @us.westfield.com> 10/19/2006 5:02:56 pm »> Moira, Attached is a proposed rewrite of the exterior criteria that adds an out for the interior tenants on a case by case basis. file. / /C. \Tlnrnmentcand Settinuc \Mnira \T.nra1 Settinac \Temn \YPC,rnWicP \d5ARR11A 1f1/'MI)f1flf Moira Bradshaw - FW: BAR changes to east tower and tenant 1 Page 1 From: "Stephen Hamilton" <SHAMILTON @us.westfield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 10/2/06 12:11 PM Subject: FW: BAR changes to east tower and tenant 1 Moira, Please see attached sketches to address the concerns you raised today. Plan: I did check with our leasing people and we could modify the plan as shown. The color area would remain part of the tenant space but the exterior wall would follow the line as shown in red. East tower - the roof extension is increased per your request. We are resolving the discrepancy with the amenity count, but it will be no less than the BAR plan. I need to finalize this package, so please call to discuss. regards steve. Stephen Hamilton Regional Design Director Westfield Corp. Inc. 310.445.2433 310.478.0896 fax SHamilton @Westfield.com This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. This message contains confidential information and is intended only for the individual named. If you are not the named addressee you should not disseminate, distribute or copy this e-mail. CC: "David Kautz" <DKAUTZ @us.westfield.com >, "Mehran Mashayekh" <MMashayekh @us.westfield.com> PARKWAY l- -1_� S J Z i r-- 6 n i NZ '7 1 7 7 �, R c i ' j '7 A z cJ ,— — a j "'" % 4 S 11�s �•� u ', r ���, 4 %V' RDSTRO :81/ 3 LEVELS J �. Wow., _- .r,. .' ' ., .- ✓ �, 0 MOCYt . . . J .w 27 _fa_ v a Sig ■ 117 ti SOUr11CKNf1:K PARKWAY ;.v STRAf:D1iR110ULE VARD 06,(,/ WslRekt Southcenter Expansion Tenant Exterior Storefront Criteria Supplement to BAR Submittal 1 November 2006 - -. RI w PROC... NM' L _ 1S'11RF'rm"r- a! IIIA11111111111 ��' �� i� I® ; �11� �I�I L_I�I —I —I —I Iz ta! _ T r..3. y �,Xl i. 1]� "trIn Bf Introduction Southcenter Expansion Table of Contents 3 Part One — General Criteria — Tenant Exterior Storefronts 4 Storefront Limits Storefront Articulation Permitted Materials Glazing Canopies and Trellises Lighting Patios Entries Openings Color Merchandising Zone Signage Part Two — Detailed Storefront Criteria for Major Tenants 7 Major Tenant Zones — Plan Diagram Tenant 1 Criteria Tenant 2 Criteria Tenant 3 Criteria Tenant 4 Criteria Tenant 5 Criteria Tenant 6 Criteria Tenant 7 Criteria Page 2 Southcenter Expansion Introduction The Westfield Southcenter expansion will compliment the existing shopping center buildings and surrounding commercial development. The creation of a harmonious architecture for the project depends on the successful integration of exterior storefront design. The Tenant Exterior Storefront Criteria establish a design direction that all tenants can follow in the development of their facades. The criteria promote the overall project architectural style which reflects a regional Northwest identity combined with contemporary building components and a varied material palette. As shown on BAR submittal sheet A 4.1 R and the elevation diagram on page 7, certain elements of the south facade will be developed in conjunction with individual tenants. Examples of how these individual elements could evolve are shown. Westfield will work with the individual tenants to develop facade designs that integrate harmoniously with the larger elevation while providing pedestrian -scale visual interest, variation, and individual tenant identity. Significant design elements are anticipated to include patio seating, awnings, umbrellas and /or canopies, vertical and horizontal articulation at and above street level, accent lighting, fenestration, signage, landscaping and sculptural elements. Colors and materials will be selected which complement the larger design theme of the project, and may include slate or other stone, brick, plaster, glass, painted or brushed metal, wood and /or masonry. The objective for each tenant facade will be to achieve a modern design with high - quality materials, providing tenant visibility and identity with a pedestrian orientation, visual variety and interest, compatible with the greater base building design theme of creating a contemporary northwest "campus like" environment. Page 3 Storefront Limits Horizontal limits (width) of the storefront will vary, but are defined from the inside face of Landlord's "Neutral Piers." Vertical limits of the storefront are defined from finished floor to a height specified on the drawings but not less than 15' above finished floor or to the underside of the Landlord's "Bulkhead." It is the responsibility of the Tenant to refer to Shell package to verify both horizontal and vertical limits per leased space. Storefronts shall be self- supporting. Structural support must be braced to existing structure and shall not penetrate or damage "Shell" Building. Additional structural upgrades will require written approval by Landlord and will be designed by Landlord's structural engineer at Tenant's expense. Storefront Articulation The overall south elevation includes significant vertical and horizontal articulation. To add variety, scale and visual interest, articulation and modulation of the storefront is encouraged both horizontally and vertically. Long expanses (larger than 30') of flat storefront will not be permitted. Recessed entries are encouraged. Tenants may recess or "pop out" their storefronts by as much as 2 feet as long as the general lease line is followed. Pop out and recess areas should be balanced with overall store area. The top parapet of the Tenant storefront can be broken up but should generally be flat and respect the contemporary look of the base building; arched parapets, domes, pyramids or any other geometric configurations are strongly discouraged. Tenant storefronts framed by the base building may consist of shaped elements at the top. Storefront configuration is subject to Landlord review and approval. The base of the solid portion of the storefront must be stone, cast stone, or cultured stone no Tess than 3' high. Permitted materials Slate Stone Brick Plaster Glass Painted or brushed metal Finished Wood — Stained or Painted - Appropriate for Exterior Application Masonry Southcenter Expansion Part One - General Criteria Glazing Transparency Ratio is defined as the amount of glass or unobstructed openings, versus the amount of solid walls. Opaque portions of the Tenant exterior wall (storefront) shall not exceed 30% of the storefront area, i.e. 70% of the store- front shall be either transparent, clear glass, or openings. Storefront Glazing that has inherent or applied tinting and /or coloration will not be permitted. Canopies and Trellises To provide visual definition to tenant storefronts and some weather protection along sidewalk, projecting canopies or trellises are required as part of any storefront design proposal. Canopies and Trellises shall be designed, fabricated and installed by the Tenant at their own expense. Canopies and Trellises must be constructed from durable materials and shall be maintained by the Tenant. Vertical Limits of Canopies and Trellises may range from 9' above finished floor to 14' -0" above finish floor or underside of Tenant bulkhead. Structure for canopies may project from 9' -0" above finish floor, as to not impede on pedestrian traffic or maintenance of Shell Building. Structure for Canopy or Trellis must be maintained within storefront limits. To maintain the overall image of the project, specific styles and shapes that infringe on sight -lines and frontage of adjoining tenants will be prohibited. The following canopy and trellis designs are not permitted: • Elongated Dome, Dome or Quarter Round /Convex • Distressed or Unfinished Wood • Solariums, greenhouses Canopy and Trellis Colors are to be compatible with the tenant storefront and overall project environment. Fabric canopies must be made from flame- resistant fabric. No vinyl will be permitted. Solid Fabric Colors are preferred. Two toned, multicolor striping or weave patterns, as they relate to Tenant's Identity, shall be approved on a case by case basis. Tenants are required to install lighting under all storefront canopy or trellis along the length of the Tenant's storefront. Page 4 Lighting Essential to creating the sense of intimacy and a pedestrian friendly environment, exterior lighting fixtures are encouraged. The lighting shall be appropriately scaled and compatible with the overall architectural expression of the project. Recessed portions of storefront shall be illuminated with incandescent pendant mounted fixtures or incandescent recessed cans. Wall - mounted fixtures are not permitted on the Base Building or Shell. Wall mounted fixtures are subject to Landlord review and approval and should be of appropriate scale and style to enhance the pedestrian experience. Strobe lights, exposed neon, blinking, marquee -style lighting and /or fluorescent lighting are not permitted. To protect the visual environment, all Tenants' light fixtures, in regards to brightness, orientation and glare, are subject to approval upon construction. Tenants' Storefront lighting shall remain illuminated after hours as designated by the Landlord. Lighting in this zone is required to be circuited and switched separately from other store fixtures on the Tenant's panel and controlled by a time - clock. Patios Patio seating is encouraged, including outdoor, covered, semi - enclosed or enclosed patios. Fences and /or gates enclosing the patio areas shall permit visibility into the patio space. Patio seating shall be restricted to no more than the area indicated on the base building plans thereby allowing for pedestrian passage along the sidewalk outside the line of the patio. Enclosed patio structures shall be compatible with the overall base building and tenant storefront architectural design. Enclosed patio structures should look and feel substantial and permanent. Inclement weather enclosure is allowed provided the enclosure is constructed of clear glass folding or stacking panels that can be stored unobtrusively. Stacking panels may have wood or metal frames. Plastic or acrylic enclosures of any kind are not permitted. Patio enclosure structures shall be self supporting and not rely on the base building for structural support of any kind. A minimum column enclosure of 16 "x16" (plan) is required and should be clad in stone or brick. The roof of the enclosure is to be flat with edge details consistent with the tenant storefront design. Patio may have a glass ceiling or a treated finished ceiling consistent with an exterior location. Landlord shall review and approve any enclosure as part of the overall tenant storefront design. Vertical limits of patio enclosures shall not exceed 12' measured from finished floor to top of parapet or highest point of roof where no parapet exists. Southcenter Expansion Part One - General Criteria Entries Each ground floor tenant with an exterior wall tenant shall have at least one exterior entry into the tenant space. This entrance is to receive significant architectural treatment so that it will be apparent from the sidewalk promenade. Sliding or hinged glazed panels must be discreet and hidden from public view and be an integral part of the overall storefront design concept. Entry doors which swing towards the public area, are not permitted to swing past the Tenant's leaseline or beyond adjacent storefront surfaces into the public space. On a case by case basis to be reviewed and approved by Westfield, predominantly interior focused tenants may not be required to provide an exterior entrance.The other requirements of this criteria will apply. Openings Articulation of any fenestration is encouraged and should be compatible with the tenant storefront design and the overall base building concept of contemporary northwestern architecture. Thematic or decorative semicircular arches are strongly discouraged. All window frames should be metal or wood with a durable painted or stained finish that are finely crafted and detailed. Windows may be operable and allow indoor and outdoor areas to mix. Color Tenant facades may include a variety of colors. Facade colors shall be approved by Westfield and shall be harmonious with the colors and materials of the base building. Merchandising Zone The Merchandising Zone shall be designed, fabricated, and installed by the tenant at their own expense. The Merchandising Zone must be constructed from durable materials and shall be maintained by the Tenant. Merchandising Zone Limits The Merchandising Zone is the front of the Tenant space that extends from the Lease Line to all points 8' -0" into the space. The incorporation of a low wall or partition may be approved by Landlord if held to a maximum of 4' -0" above the finished floor. Cash wrap cannot be located within this Zone. Page 5 Merchandising Zone Continued Visual Displays All tenants are encouraged to rotate or change their visual merchandising. All display fixtures and retail graphics shall be professional per industry standard. Temporary signs for special sales, clearance, advertising banners, or placards within this zone must be placed at least 24" behind the storefront glazing. Such signs shall not be permitted on storefront glazing. No pegboard, slatwall, wire grid, mirrors, metal shelving or fixture (other than one whose specific purpose is for display, not sale of merchandise) of any kind may be placed in or extend into any part of the Merchandising Zone. Shading Devices The location of some Tenants may be subject to amplified climactic conditions that can affect inventory, the use of shading devices and solar heat controlled products within the Tenant's merchandising Zone will be allowed. Provided the fabric must maintain 35% openness when in use. Structure and /or mechanics of shading device shall be concealed into the interior architecture. Security Devices Overhead security grills or outer security devices when used shall be fully concealed when open, and vertical guides/ tracks are to be integrated with the entrance design. All security devices shall not interfere with pedestrian traffic or merchandising displays. Ceiling Design Ceiling systems within Merchandising Zone shall not be lower than 12' from finished floor. Acoustic tile is not permitted within this zone. Flooring Design The Tenant is responsible for he supply and installation of flooring materials at recessed entrances. The integration of graphics, logos and other store identifier in the flooring is desirable. Based on the location of your Tenancy, specialty paving features may be allocated. Southcenter Expansion Part One - General Criteria Lighting Design The Merchandising Zone shall be illuminated with incandescent track lights, mounted fixtures or recessed cans (if the Tenant installs a drywall soffit). All fixtures and conduit must be completely concealed within architecture. Lighting shall not shine into storefront glass or sidewalk area. Strobe lights, exposed neon, blinking, marquee -style lighting and /or Fluorescent Lighting is prohibited within this zone. To protect the visual environment, all Tenant's light fixtures in regards to brightness and glare shall be subject to approval upon construction. Tenant's Storefront lighting in the Merchandising Zone shall remain illuminated after hours as designated by the Landlord. Lighting in this zone is required to be circuited and switched separately from other store fixtures on the Tenant's panel and controlled by a time - clock. Signage Signage shall conform to the requirements of the comprehensive signage program to be developed in conjunction with the City of Tukwila. Tenant Notification of Review: This tenant criteria was reviewed and approved as part of the BAR process with the city of Tukwila. In addition to Westfield's landlord Review of the tenant's proposed facade, the city of Tukwila will review tenant proposals to ensure conformance with the requirements set forth in this criteria. Tenants should account for this review period in their project schedules. Page 6 TENANT 7 Southcenter Expansion Part Two - Detailed Criteria for Major Tenants In addition to the General Storefront criteria, Detailed Criteria have been established for major tenants that are part of the Southcenter expansion. Major tenants shall be defined as those tenants exceeding 3000 square feet in total area (including patio and back of house areas) with a primary entrance located at the building exterior. —,,•„ OWa _, S iRUFlfii�llilEi�1�1 L 77117,112;?. if ENANT 1 TENANT 2 ENANT 3 TENANT 4 TENANT 5 TENANT 6 Major Tenant Zones Elevation Diagram RETAIL I RETAIL MINI ANCHOR RETAIL RESTAURANT RESTAURANT J 1 RETAIL RESTAURANT Level Two „ ,bevel One ,,,3,TTTNTTTT 1.� Major Tenant Zones Plan Diagram Page 7 Tenant 1 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 1 Criteria Elevation for graphic illustration of the following: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. In lieu of storefront windows, tenant has the option to use a glazed clear glass display case of a similar height and width. • The entry must be located on the corner as shown in plan and must be treated as a significant entrance. • A maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile or special decorative stone to be approved by Landlord to highlight specific design elements. • Tenant 1 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The west elevation of Tenant 1, adjacent to the Mall entrance, must be articulated and finished in a manner similar to the south facade with similar application of canopies, lighting, shop fronts, display windows and other finish materials. Tenant is responsible for the elevation up to 15' high at both south and west elevations. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. • Exterior column at corner entry is the tenant's responsibility. Tenant should consider this column and the soffit above as an opportunity to express their identity. Column should be round in plan and may be clad in Metal, GFRC, Tile or Brick. Tenant has the option to match base building materials. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 1 Plan ENTRY r .;1'- T[i14. ?II ?It - mot•••.•• y.7 Fi-JII_'][I'131 West Elevation Tenant Vestibule Tenant Column .. ; Imo (17 ins r I Afidall NMI ISM rc 1.ealtraetOkNINglirMi \ a !insit ENTRY South Elevation Criteria Elevation - Tenant 1 Facade Examples - Tenant 1 Page 8 Tenant 2 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 2 Criteria Elevation for graphic illustration of the following: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. • At least one exterior entry is required and must be treated as a significant entrance. • A maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articula tion (fins, slats, cement board siding.) • Up to 15% of the tenant storefront may have mosaic accent tile or special decorative stone to be approved by Landlord to highlight specific design elements. • Tenant 2 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 2 � r ■ ■ �� -' PI Pp/.sap4,4 al . F4* TOWER BY LANDLORD ELEVATION TENANT STOREFRONT Criteria Elevation - Tenant 2 Facade Examples - Tenant 2 Page 9 Tenant 3 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 3 Criteria Elevation for graphic illustration of the following: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. • At least one exterior entry is required and must be treated as a significant entrance. • A maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15% of the tenant storefront may have mosaic accent tile or special decorative stone to be approved by Landlord to highlight specific design elements. • Tenant 3 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 3 IMP .�'' -- -- x v.d.l •-.d V�'i`� A v r.. ►. r 4 �w il� v.t7. v`� V. ] > ] ; a' • ��� ava °4 °_G ®'� �:i 'O 1 .•Y.. ! s ®i °A°pv s °n` oq p 't � -: -_„ `_ _ c__ — ir N � 0. Do4 A ©s ®e 1. *an lei 1 '∎ r‘® ®: ii °� 67,01'0. "D ©'d ► '��y ki, . • , ..,,,r, ..„....„t yA7,p.,4, 0 '-'.4 'If": ' P■ :',. 'I !P .#44:4 :* 3" ',,T P,:'; ?':;‘P'D', 1*- TENANT STOREFRONT Criteria Elevation - Tenant 3 Criteria Elevation - Tenant 3 Facade Examples - Tenant 3 Page 10 Tenant 4 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 4 Criteria Elevation for graphic illustration of the following: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. • Tenant is responsible for the elevation up to 15' high. • At least one exterior entry is required and must be treated as a significant entrance. • If desired a maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15% of the tenant storefront may have mosaic accent tile work, special decorative stone to be approved by Landlord, or exterior grade wood cladding to highlight specific design elements. • All other opaque surface material should be combinations of brick veneer and cast stone. Tenant 4 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 4 i i� ��l �'��,�a�di� �a ► ",, I�lil�l ! i, ;i G • ,: i;:i; j „. i l ' :n;i; i1 Areasis .aDe`a�s�:00� �Qe,�29,Rep' tt Criteria Elevation - Tenant 4 Facade Examples - Tenant 4 Page 11 Tenant 5 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 5 Criteria Elevation for graphic illustration of the following: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. • A tower component shall be incorporated into this tenant's elevation. The tower shall be located so as to be visible from the main entry axis at the southeast. The tower design should incorporate finish materials of one or all of the following: brick veneer, cast stone, and accent mosaic tiles. Dome or pyramid shaped roofs are strongly discouraged. A flat roof profile is the preferred roof style for both the tower and other parapets. A cornice with a Northwestern accent or motif may be allowed. Structural expression at the top is encouraged but should maintain a flat, horizontal profile. The height of the tower shall not exceed 47'. • The tenant should minimize historicist and thematic architectural expression to no more than the first 15' of the elevation. A northwestern architectural palette respectful of the brick and cast stone design established by the Landlord is encouraged. • At least one exterior entry is required and must be treated as a significant entrance. • All surface material should be combinations of brick veneer and cast stone. If desired a maximum of 20% of the surface area of Tenants store front may be finely detailed and finished E.I.F.S. or horizontal articulation(fins, slats, cement board siding.) • Up to 15% of the tenant storefront may have mosaic accent tile work to highlight specific design elements. • Tenant 5 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. 29 Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 5 f 4, L:S C C_ • j=� L S. S Q 1.4 :a so a = . ..1 !.--g --:::! WNIIIN411.14igi4141\ IL is 1`Mkr, i``W !► • ROM iMM -, • �: , ft; g r• ♦r I �.i• y . ,. 1 i Its: — . <.►. � r•. !� 0 1 .I ��1: ! i ► � ' . ` ` 1i is l���u_t� ►51' !:I��V:I:I:;!I �• I, 1 1 i F �R sad IMPI4INI\I\1\�1��/INi ar � o ,1 ' \ • - - • ELEVATION TENANT STOREFRONT SHELL & STRUCTURE - LANDLORD STOREFRONT & FINISHES - TENANT Criteria Elevation - Tenant 5 Facade Examples - Tenant 5 Page 12 Tenant 6 In addition to conforming with the General Criteria this tenant shall conform to the following con- ditions: See Tenant 6 Criteria Elevation for graphic illustration of the following: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. • A fascia panel component shall be incorporated into this tenant's elevation. The southwest corner of the tenant building envelope shall include a vertical or horizontal expression located above the tenant storefront. This feature may incorporate one or all of the following: Northwestern architectural features, glass with expressed structural elements, and signage. Vertical metal tubing as currently depicted on the elevations is encouraged. • The tenant's parapet shall be flat and respect the contemporary look of the base building. Arched parapets, domes, pyramids, or other pitched type roofs are strongly discouraged. • At least one exterior entry is required and must be treated as a significant entrance. • All surface material should be combinations of brick veneer and cast stone. If desired a maximum of 20% of the surface area of Tenants store front may be finely detailed and finished E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Tenant 6 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • Up to 15% of the tenant storefront may have mosaic accent tile to high light specific design elements. • The east elevation of Tenant 6, visible from the entry drive, must be articulated and finished in a manner similar to the south facade with similar lighting, finish materials, and possible display windows. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. • Tenant is required to provide a feature corner element which terminates visual axis of site entrance. This element can be glass, wood (slat panels) or metal, pitched roof elements are not allowed. Tile in general is discouraged but mosaic tile is acceptable. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 6 REQUIRED CORNER FEATURE TENANT STOREFRONT TENANT STOREFRONT Criteria Plan - Tenant 6 TENANT STOREFRONT Criteria Elevation - Tenant 6 Criteria 3D View - Tenant 6 Facade Examples - Tenant 6 Page 13 Tenant 7 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. • Landlord shall provide exterior design and shell for Tenant 7. This design incorporates the base building brick, stone and cast stone for the majority of the solid wall building portion of this fagade. See Tenant 7 Criteria Elevation for graphic illustration of the following: • One ground level entry is required and must be treated as a significant entrance. • Up to 15% of the tenant storefront may have mosaic accent tile work to highlight specific design elements. • The west elevation of Tenant 7, adjacent to the Mall entrance, must be articulated and finished in a manner similar to the south facade with similar application of canopies, lighting, shop fronts, display windows and other finish materials. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 7 TENANT ELEVATION TENANT IDENTITY/ TOWER BY LANDLORD Criteria Elevation - Tenant 7 Facade Examples - Tenant 7 Page 14 XST -5 BAYSTONE SIMULATED STONE BANDING /COPING E est!ield Southcenter BRICK COURSING AND STONE BANDING DIMENSIONS PER DETAIL #9 ON SHEET A8.1 -2 U.N.O. WESTFIELD DESIGN & CONSTRUC110N 11801 W9ehbe Boulevard. 1101 Floor Los Mpdee. Cd forn s 1748 Telephone 310 478 4458 Facsimile 310 478 4488 Cr ORAINO 6 NI .674011' WHIM PM MAY .1' OF ■63602.0 1111110.6. MILL 0116 RUIN, a TS w•ccrs MC RR US 11c storm 00 Me a°w.1 BC MO onex+s: e,011. roan+ eoAUmt« mai Uc .aoarza Registration No. XST -5 MEMEBRANE OVER RIGI ROOFING INSULATION - R 21 T1P. THIN BRICX EXTERIOR Aflt -Z Consultants _y T.0 PARAPET EL +74.51 ROOF LEVEL EL +68,85 Approvals/Phase: XST -51 BULLETIN 5 08/31/2007 STOREFRONT WINDOW SYSTEM XST -4 XST -5 SIMULATED STONE BAN Key Plan: UNCOARSED LEDGE ROCK PATTERN STONE VENEER ON 5/8' THICK DENS GLASS GOLD SHEATING ON UGHT GAUGE FRAMING DECORATIVE UGHT FIXTURE BRICK COURSING AND STONE BANDIN DIMENSIONS PER DETAIL #9 ON SHEET A8.1 -2. U.N.O. ROOFING MEMBRANE U AND OVER PARAPET A102 -2 T.0 0. PARAPET rl +50.51' Y M012 -2 ROOF 6 -19 BATT INSULATION - MEMEBRANE OVER RIML ROOFING INSULATION - R 21 TYP. STEEL COLUMN BEYOND 5EE STRUCTURAL DRAWINGS FUTURE STOREFRONT BY TENANT MINI ANCHOR DECORATIVE UGHT FIXTURE SLAB BY TENANT No. Revision Date Q PLAN CHECK REVISONS 2006 AUGUST 21 A REVISION Y 2006 Sept 26 ADDENDUM J 2007 Feb. 5 BULLETW 5 2007 AUG. 31 A A 0 A D O A O D A D A 0 A A A A A D 0 XBR -11 Sheet 7111e EMISW ENLARGED ELEVATION GROUND LEVEL A EL +28.85' L UNCOARSED LEDGE ROO( PATTERN STONE VENEER CPT 5/8' DOCK DENS MASS GOLD SHEAONG CPI UGHT GAUGE FRAMING Job No. Dote 113 00 -01-05 Scale AS NOTED FOR ADDITIONAL EXTERIOR NOTES, DIMENSIONS, MATERIALS, BUILDING ELEVATIONS, CALL OUTS AND TYPICAL SECTIONS.... REFER TO SHEET A3.1 -1. XST -5 BAYSTONE SIMULATED STONE BANDING/ COPING XST-4 FOR TYPICAL BRICK COURSING AND STONE BANDING RE: DETAIL A8.1 -2 U.O.N. u 2 A3.1 -17A O 20 A61 -2 iE1 O RDq•• • 0. +6666 .4.117111111110111114 1161 ❑ �11 m11-2 kl Xrillexas MIL e6I�' 17TH■ / �Z. 2 I %BR -11 • • T.OPAPCT EL AR +5851 SEC .+48.85�-r� EL +48.85' Y THIN BRICK EXTERIOR A61 -x �1 GROUND LEW , A E. +2665 ELEVATION SCALE 1' 0' UP M.1 4!) 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IZIM■■■■■�■■■■■■■■■■■■ EEEE■1 EEW 111\\G■rl■■■■Ei■■■..'. iMIE IMa■■■■■■■�■■■■■■7■�- ..■■■■■_O. 1■■ ZI/■ EMIII■ ■r PRI�■:�■■■■■■■ EEEM♦■■■■■■W "" [a■■■■■■■■■■■ ■�_a__a■Ica1■■■■■■��MEEE■■■■■■ �omMEE �■�[r;IVytrEN�■wl�i?!EIN ■ ■■ ■ ■�- - °- ■ ■■■ ■ ■■■• ■ ■■■■��ii ii■ ■ ■■ ow- •swE■■■■■■■ ■ ■1!■ ■I V •- A31 FIXED GLASS PANELS RE SEE WINDOW SCHED. UGHT FIXTURE - RE: UGNTING PLAN SECOND FLOOR PLAN SOME: y 7 1 RETAIL SPACE ESTAURANT SPACE EL 28 85' EDGE OF SLAB 4 -1 5.9 STORETRpJT BY - N1568 TENANT t =-ami = - - � ' -/ I I J-: �- � - ` �� " ` -• - - - kdooriniffeworimr....irite2 Pa EDGE aF SLAB 88 (8) 8 82 /VS trthe Southcenter 1a,.A .e~ WESTFIELD DESIGN & CONSTRUCTION 11601 WOehirs Bou,everd. 11th Flocv La Mppaale■, Cd6ank 90026 -1748 Telephone 310 478 4456 FoQtnU. 310 478 4468 615 Wag a�W M � 8 MUM M14 CM 11E 94070 0o.. ,O KO a V= MR WNW rang Wb5f0 6e AOC., Registration No. Consultants Approvals/Phase. BULLETIN S 08/31/2007 Key Plan: ts��ir plc r IIIENCI 511 WS AIRMEN No. Revision Date A PLAN CHECK REASONS 2006 AUGUST 21 REYNS0N T 2006 Sept 26 A ADDENDUM J 2207 Feb. 5 0 mum 5 21107 AUG 31 D A A 0 0 A - A D A Sheet 1158 ENLARGED ELEVATION AND WALL SECTION Job No. Date Scale 11x9 11 -21 -2033 AS IITIED A -1 4 -7 1 dire. Dopt, `ceDA t revlew'xe, :4 Pf'Tw e : Ni nber iG "orksm .ire ept: Polite Dept . arks/* Date; response recefved:,` •,d • !2C review ;requeste Jen appraye .4d;.O iJ4f9 epartment cj gnimnunity Deyelapment P ept: 1 ,Palce: Depti Pairks;CRec COMMENTS DR2.� review requested 0 Plan submittal requested Steve Lancaster Director, Department of Community Development City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 Re: Request for Minor Modification: Dear Mr. Lancaster: RECEIVED OCT 0 4 2006 DEVELOPM NT Westfie[c[® S H O P P I N G T O W N SOUTHCENTER 633 Southcenter Seattle, WA 98188 -2888 Telephone (206) 246 -0423 Facsimile (206) 244 -8607 The proposed design of the Southcenter project has undergone some minor revisions since our last city approval on March 1, 2006. Below is a description of these minor revisions for which Westfield is seeking your administrative approval. These minor changes are shown on the attached site plan dated October 2, 2006. 1. On the south side of the mall, the west entry has shifted further west so it is now adjacent to the Sears building. This is due to Sears' decision that retail stores should not extend along their exterior facade. The January 19, 2006 site plan showed a narrow strip of retail on level 1 and 2 with a vehicular bridge at level 3 next to Sears building. Directly east of this was the exterior entry to the mall expansion. The current proposed site plan, dated October 2, 2006 moves the retail and the rooftop bridge slightly to the east so it is connected to the main retail areas and allows the exterior mall entry to occur directly east of and adjacent to the Sears building. The entry is also wider than previously shown. 2. The 2 story circular tower element shown on the January 16, 2006 site plan is modified to be a square tower. This works better with the current plan geometry, with the tenant desires, and allows more room for the pedestrian sidewalk promenade, enhancing pedestrian circulation. 3. The articulation of the pedestrian and vehicular bridge from the garages to the mall expansion is slightly modified. This was done to resolve some detail and architectural issues as the initial plan and elevations were developed; specifically, brick side piers at level 2 were eliminated. 4. A pedestrian only bridge has been added between the north side of parking structure A and the south face of the Sears building at level 2. This bridge spans over the west end of the road between the two structures. This bridge enhances pedestrian circulation. 5. At the mall entries to the east and west of the main mall entrance, the area of glass is increased over what was shown on the January 16, 2006 site plan and some of the building details have been refined. This will create a more open and inviting entry experience to our patrons. At the west entry, the roof overhang on the sides was decreased to maintain clearance from the Sears building. 6. Some of the design details for lighting and walkway amenities have been refined. In particular, new lighting fixture and bollards for the pedestrian promenade are proposed. These fixtures and amenities are of comparable quality as previously proposed and have been successfully used by Westfield on previous projects. Also, new lighting fixtures are proposed for the west tenant tower, second level pedestrian walkway to the west entry and at the sides of the bridge. RECEIVED OCT 0 4 2006 COMMUNITY CEVELQ l ' 7. As the project has been refined through the design process, a few materials have been added to the original materials list. These include metal grill work, pre -cast copings, textured banding, and cultured stone. These are shown on a revised material sheet. None of these minor revisions change the basic architectural intent. These small changes are consistent with the approved design and represent refinements and improvements to the project that will contribute positively to the overall success of Southcenter. Thank you, David Kautz Vice President of Development RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT Westfield Design 11601 Wilshire Blvd. llth Floor Los Angeles, CA 90025 PARKWAY — ••• INALIZED 7: ( ) -1.1.1.1NE Rot i UNE '41 -" ••L' •-•• / V ; 2 KY. Or tnernmrs 2 LE VELS t, A 1 RDSTRO 3 LEVELS rnacy§ LS 0 1.-J 17-1 r I 0 7-1 ..e;•."tr fins .51 PSI 0:53 SOUTIICGNTP_R PARKWAY ■ A 3 LEVELS' ,44.211""111 .I, , , i.i?.11:1:111:16;51:77.0.. . 9.7.,. is ,•• .' 1 r it t',/}lib iil ai vIr N 11: :-1 D : t 7,.. 0!..: \ t• -r- i tio -1% -... t .,......., Tlisl0IIIIII:: i:- ■ ei.114\:\va EvitA)77#AA44 ;1,-4,„ IT* L STRANDER BOULEVARD tin 'nil] SIC4.1..ZE tIERSEC. I !lilt Ili INTERSECT.. )7n, , Lr •F1 TA Re4F71— T PROPOSED SITE PLAN 1 SCHEME: a 85 17• PLANS SCALE: l'=85 ® 30 x 42 DATE: SEPTEMBER 2006 RECEIVED OCT 1 2 2006 TUKWILA PUBLIC WORKS RECEIVED OCT 04 2006 COMMUNI ry DEVELOPMENT Arpotmem--aues illstfleff Southcenter 1 SHEET RETAIL RESTAURANT 0 4 2006 OCT RECEIVED corttuviuNsTY DEVELOPRIENT Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 PROPOSED PLAN LEVEL 1 PLANS SCALE: NTS DATE: 02 OCTOBER 2006 \ \wfdnel library \IAMSCR Materials MMashayekh Sept06\Proposed_plan lesebne 100206.indd O O O O O O O O O O O O O O O O O O O O O O O O O O z z 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 L_L_1_J ._ 1_ M TENANT a z z 1); E SANDBLASTED COLORED CONCRETE a RECEfivED OCT 0 4 2006 L), ELOPRIENT Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles, CA 90025 .v.w..,6111«..e,d,..+■113. e1....in boy o.....on MO. PROPOSED PLAN LEVEL 2 PLANS SCALE: 1' =10' @ 30 x 42 DATE:SEPTEMBER2006 f/////,51 ° CTICKIXER 4 xxxxS r 11111=1111111 im 3,7zz.-ti7 q:sbifil6liatsudfi'Ailiiiirthil.Hrd6,- ittlYttufttl5litreeill,uutteft7,,' daLS assomor bleitry iyitIni git!s* a$. trtri.JA, 6 611 , 0 0 111111111W MB= NOT A PART OF CONTRACT/PERMIT 0' 20' ACT r .* 2006 comm DEvEt opikor Westfield Design 11601 Wilshire UM, llth Floor Los Angeles, CA 90025 noomot ••••...en 2.0.1041.0*IRINO•MICINOS. PROPOSED PLAN LEVEL 3 PLANS SCALE: 1 •=10' @ 30 x 42 DATE:SEPTEMBER 2006 Wstfleki Southq•enter Iligaom0000lic allIIVII,1u0+m1r00000111100I u10B11111611111110111ruuoo1111101111ol1o111oWOU SEARS Westfield Design 11501 WAehtre Blvd. 11th Fku Los Angeles, CA 90025 PROPOSED BUILDING ELEVATION SCALE: I - 20.-WO 30 72 DATE: SEPTEMBER mm »'& Southcenter RECEIVE® OCT 0 4 2006 COMMUNITY OEVELOPNENT Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 LAWASCR Materials WAashayekb Sep1061Proposed_tenant_w.elev_100206.Indd PROPOSED TENANT SOUTH ELEVATION ELEVATION A SCALE: NTS DATE: 02 OCTOBER 2006 Wstgeki Southcenter RECEIVED OCT 0 4 2006 _commuNnY lutvELopwNT STONE PROJECTION LT FIXTURE PRECAST COPING BRICK METAL GRILL STEEL CHANNEL 111114111 11111 Ill 11111111111 '4. "•BSc." , .y ' p .T6- IIIIIIIIIIII, , �!!J , ♦ i► IS.IJi) 11 it,l,lt!Iil X11 1i}_. —i s. II111111111111111111111 �1„II lliTi 1_III�L..; , ? M.rr'lS��t IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII :i;Ii'�!�i��•'.�I;!!11 •11 %. _. --', • - miiiilllllilllllllllll illllllllilll millllllllllllllllillllllllllllllillllllllllllll!! IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIililllllllllllllllllllllllllllllllllllllllllllllllllllllllllllillllll Air PTD METAL RAIL PAINTED METAL PAINTED PLASTER 1 1 11 i r' n�y t'• OCT 0 4 1006 COmm IJAIITY Dot NE T Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 PROPOSED TENANT WEST ELEVATION ELEVATION B SCALE: NTS DATE: 02 OCTOBER 2006 LJAMSCR Materbb MMmtuyekb Sept061ROWSeEtmab westekv_100206LMd PTD METAL CANOPY PTD STL CHANNEL BRICK PRECAST COPING RETAIL RETAIL SCHEMATIC DETAIL OF CANOPY RECEIvED OCT 0 4 2006 COMMUNITY DEVELOPMENT Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 SECTION OF SEARS COURTYARD SECTION C SCALE: NTS DATE: 02 OCTOBER 2006 estfie[ci Southc-enter LvANSCR Materials MMadrayem Sep O SeNon_SearsCourtyard toozoe Todd • \ i • I I 1 3 Q}fl `r, r7 I r rr • "348 3a I1 6641 . NALp �. • _.PCP/W STit.hCT. S�&3 ,'r4 PRO I06 C.OMC..1PI 0■04 • me' 4AAC•. TYQM'4 MEMO. ;27 AT: OGEC;A iP.ROYI .:6FALAMIT, 1 I., FW IT"Wr1'I,'Fl40R. =e_a QZUNG�9i1GSK; , 1 Ctn. 4 4'614±..: ► IIT \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ �art.?. LA DDGD GAT.W +16 A0 a! ODC7.DOOM 1 W I t 1 ean..S•d V1/ • M11S1•s4 ,a' 32' 1 �l RECEIVED) OCT 0 4 2006' COMMUNITY DEVELOPMENT Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles, CA 90025 PROPOSED SEARS PEDESTRIAN BRIDGE FROM PARKING GARAGE "A" PLAN_LEVEL 01 SCALE: 1/ 16" =1'-0' @ 11 x 17 DATE SEPTEMBER 2006 'estfie(d South @entier Ovotc.e,na,.awl sov.rw.an, v..n noart rrsV Pm[/6w.eaana..amnot050.1to _ I 1 .1 �i- • t 8 6. 1 • `—ri 1 d�4 gg 1 . y.: ll•O� d gab /�/ I GKiTMa .Can. 10 M'OaeaN' TlJYtl 11142. ater.ab tnaal:a . M1r:♦ a 0e44D Si o•DeO•OM,' Lea 000 Mew AT I FW crs VVQi1GT: silo 24.! IO6 GONG. FILLULLLyyy OvCG. • QAM6. 1 $ MeW G.'2. OGES' e`FQOr1 SEALANT ' 4-wirsreuOR. 1 -• CCA. r00. =Twy Vt! • ♦A•IN 1 Jr 41" 141 A. ! t • 1 'I,. lJ • �. tCa..D•6 ;Ce_a.A'•e {.w T— y' ; ., Ths nsi .t: �3 r t �•t inniimilt .``i . �- Nokt. r� e tY I.`IlIR 1� i�T 'ift:=iliyiffEms 0 r 0 T LIGHTED BOLLARDS METAL RAIL O OCT 0 4 1006 DEbELOU T R9ER1T Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 PROPOSED SEARS PEDESTRIAN BRIDGE FROM PARKING GARAGE "A" PLAN LEVEL 02 SCALE: NTS DATE: 02 OCTOBER 2006 'estfre(f Southcentter \ \wfdeel ViMaryUApASCR Materials MMashayekh 5e006 1Rmposeel_plan leselone_sa02Derindd 1 PAINTED METAL RAILING PAINTED METAL FASCIA PAINTED PLASTER GFRC INTEGRAL COLOR SANDBLASTED CAST CONCRETE _ r , 1111111l11$11llllll11111 11111! Iii1111111111111111111Hill1i! 11111111i1111111111111111111111111111111111i !E ill II 1E111111 RECEIVED OCT 0 4 2006. EVELopm Nr Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles. CA 90025 PROPOSED ELEVATION OF SEARS PEDESTRIAN BRIDGE FROM PARKING GARAGE "A" ELEVATION E SCALE:N.T.S. DATE: SEPTEMBER 2006 Westfield Southcenter D\Saatdnr.10.senUSN1nowaaty, ss sc nc (..\aa \wb.. n.waas-010606.M 3' -7 1/ 3' -6" 14' -6" i PAINTED METAL RAILING PAINTED METAL PAINTED PLASTER GFRC INTEGRAL COLOR SANDBLASTED QECENED CONCRETE COLUMN OCT 0 4 2006 _COMMUNITY E OPREMT Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles. CA 90025 PROPOSED D SCARS PEDES4G31AR1 DREME FRO PAMIIR18 ©ARAM "1\ SECTION D SCALE: l/ 4• =1'-0' @ 11 x 17 SEPTEMBER 2006 Ovew.a.nc..tanl SoVteunseb„ Sb..0 maa .OceanMwebenOtWMeb L L H i PAINTED METAL RAILING PAINTED METAL PAINTED PLASTER GFRC INTEGRAL COLOR SANDBLASTED QECENED CONCRETE COLUMN OCT 0 4 2006 _COMMUNITY E OPREMT Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles. CA 90025 PROPOSED D SCARS PEDES4G31AR1 DREME FRO PAMIIR18 ©ARAM "1\ SECTION D SCALE: l/ 4• =1'-0' @ 11 x 17 SEPTEMBER 2006 Ovew.a.nc..tanl SoVteunseb„ Sb..0 maa .OceanMwebenOtWMeb 1111, ;'I les411! 1.1 J 11111111111111111 Ltr1"- 33� Y ��: ®� ll • In ji�pwl �Iria lre Iti iiil_1" I,I 1 1� .I r a -� no_C t13' o a - 0,—"` Q '' `ate' EB fly U its SIB_ V t] a - m 0:0:-.1U-- O" O a �:_4 - : _ _- _ 1_ o ate a p o❑ O 1` q _ -------------- L7 on --O Oc o-- --.0.-0--- 0 -f - i }- oOoQ.o T oflo 0 0= ,i I I SITE BENCH LARGE POTS 0 C'° -) ( NN) (7°) / VALET UMBRELLA AND VALET STAND 0� SMALL POTS c i.771 ( 1/ TREE GRATE TRASH RECEPTACLE 3-0 BICYCLE RACK BOLLARD WITH LIGHT 0 maaNGSSAUCIVRES rXISA 1,11.10 SITE LIGHTING 00 Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 SITE AMENITIES KEY PLAN SCALE: NTS DATE: 02 OCTOBER 2006 1 SHEET LNANLSCR Mateddls MMashayekh Seps06bmmisies_kryplan_100206Jndd OH' ; 0 W.- .-107-21—Eg gX3-541-1 0} • • Ii°311 • i4 • • • ' I-0 4 t 0 4 — 7 L- — L._.J - I '• N., N , L 0 i o • • .•- 1 'NI - • N, • • • , - • . I N NI • - -• Nh • - z m 4 4 4 L 4 4 I 4 _ 7 _ 4 4 H.2 [1_, -ITT 4 N LI HI . „. • • • `-.1•.- • •- • 1 .. I. Is - -.I -2 N • -, • -I'. ) . „. 7— n -n Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 FX-10 SITE LIGHT KEY PLAN SCALE: NTS DATE: 02 OCTOBER 2006 Wstflekt Southcenter f?EtElVED OCT 0 4 2004, r,20414,1, v VELW:Zar 1 SHEET LAIAMSCR Materials MMashayekh Sept06 FX10_sltenght_keyplan_100206.indd BRICK - PARKING STRUCTURE MODULE XBR -1 BRICK COLOR COLORED PRECAST CONCRETE WITH MEDIUM SANDBLAST FINISH COLORED PRECAST CONCRETE WITH MEDIUM SANDBLAST FINISH BRICK TO MATCH EXISTING PAINTED ORNAMENTAL STEEL PAINTED ALUMINUM FRAMES INSULATED GLASS CURTAIN WALL WITH VERTICAL BUTT JOINTS PAINTED METAL BRICK - COLOR PAINT RIBBED PANELS EXISTING SHOPPING BRICK - NEW SHOPPING CENTER MODULE CENTER COLOR 1' to 12' PAINTED METAL GRILLWORK PINETOP STONE PENTAGLAS ST-8 JERUSALEM GREY GLASS Westfield Design 11601 Wilshire Blvd., 11th Floor Los Angeles, CA 90025 mQTIno \L PALE . LIOLDI G EXTERIOR t SCALE: NTS DATE:02 OCTOBER 2006 t esttre(i Southcenter 1 SHEET LVAMSCR Materials MMashayekh SeptO6\5CR MaterlalsPalette 100206.Indd • • ) WA; L ' .e •••.t - t•lt,i,i1 1 111111,,ilt .Pt7tUirtd... 2;:q1 :;.■13 159 STRASINS tritn.r.vwtto LI a r? r 24: Ten (-01i RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT Southcenter Expansi n nt Ext*Tior Storefront Criteria Supplement to BAR Submittal Draft 02 October 2006 .100,1.1AI' , t ilio ti„ SEARS .1ReNt., iioQIIj 1121111. orilE5157001-5M 1114 ........=111111611111111110.4-4 likar Introduction Southcenter Expansion Table of Contents 3 Part One - General Criteria - Tenant Exterior Storefronts 4 Storefront Limits Storefront Articulation Permitted Materials Glazing Canopies and Trellises Lighting Patios Entries Openings Color Merchandising Zone Signage Part Two - Detailed Storefront Criteria for Major Tenants 7 Major Tenant Zones - Plan Diagram Tenant 1 Criteria Tenant 2 Criteria Tenant 3 Criteria Tenant 4 Criteria Tenant 5 Criteria Tenant 6 Criteria Tenant 7 Criteria Page 2 OCT 0 4 2006 O�ELOP� PoT Southcenter Expansion Introduction The Westfield Southcenter expansion will compliment the existing shopping center buildings and surrounding commercial development. The creation of a harmonious architecture for the project depends on the successful integration of exterior storefront design. The Tenant Exterior Storefront Criteria establish a design direction that all tenants can follow in the development of their facades. The criteria promote the overall project architectural style which reflects a regional Northwest identity combined with contemporary building components and a varied material palette. As shown on BAR submittal sheet A 4.1 R and the elevation diagram on page 7, certain elements of the south facade will be developed in conjunction with individual tenants. Examples of how these individual elements could evolve are shown. Westfield will work with the individual tenants to develop facade designs that integrate harmoniously with the larger elevation while providing pedestrian -scale visual interest, variation, and individual tenant identity. Significant design elements are anticipated to include patio seating, awnings, umbrellas and /or canopies, vertical and horizontal articulation at and above street level, accent lighting, fenestration, signage, landscaping and sculptural elements. Colors and materials will be selected which complement the larger design theme of the project, and may include slate or other stone, brick, plaster, glass, painted or brushed metal, wood and /or masonry. The objective for each tenant facade will be to achieve a modern design with high - quality materials, providing tenant visibility and identity with a pedestrian orientation, visual variety and interest, compatible with the greater base building design theme of creating a contemporary northwest "campus like" environment. Page 3 RECEIVED OCT 0 4 2006 COMMONS Ty DEVELOPMENT Storefront Limits Horizontal limits (width) of the storefront will vary, but are defined from the inside face of Landlord's "Neutral Piers." Vertical limits of the storefront are defined from finished floor to a height specified on the drawings but not less than 15' above finished floor or to the underside of the Landlord's "Bulkhead." It is the responsibility of the Tenant to refer to Shell package to verify both horizontal and vertical limits per leased space. Storefronts shall be self - supporting. Structural support must be braced to existing structure and shall not penetrate or damage "Shell" Building. Additional structural upgrades will require written approval by Landlord and will be designed by Landlord's structural engineer at Tenant's expense. Storefront Articulation The overall south elevation includes significant vertical and horizontal articulation. To add variety, scale and visual interest, articulation and modulation of the storefront is encouraged both horizontally and vertically. Long expanses (larger than 30') of flat storefront will not be permitted. Recessed entries are encouraged. Tenants may recess or "pop out" their storefronts by as much as 2 feet as long as the general lease line is followed. Pop out and recess areas should be balanced with overall store area. The top parapet of the Tenant storefront can be broken up but should generally be flat and respect the contemporary look of the base building; arched parapets, domes, pyramids or any other geometric configurations are strongly discouraged. Tenant storefronts framed by the base building may consist of shaped elements at the top. Storefront configuration is subject to Landlord review and approval. The base of the solid portion of the storefront must be stone, cast stone, or cultured stone no less than 3' high. Permitted materials Slate Stone Brick Plaster Glass Painted or brushed metal Finished Wood - Stained or Painted - Appropriate for Exterior Application Masonry Southcenter Expansion Part One - General Criteria Glazing Transparency Ratio is defined as the amount of glass or unobstructed openings, versus the amount of solid walls. Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. Storefront Glazing that has inherent or applied tinting and /or coloration will not be permitted. Canopies and Trellises To provide visual definition to tenant storefronts and some weather protection along sidewalk, projecting canopies or trellises are required as part of any storefront design proposal. Canopies and Trellises shall be designed, fabricated and installed by the Tenant at their own expense. Canopies and Trellises must be constructed from durable materials and shall be maintained by the Tenant. Vertical Limits of Canopies and Trellises may range from 9' above finished floor to 14' -0" above finish floor or underside of Tenant bulkhead. Structure for canopies may project from 9' -0" above finish floor, as to not impede on pedestrian traffic or maintenance of Shell Building. Structure for Canopy or Trellis must be maintained within storefront limits. To maintain the overall image of the project, specific styles and shapes that infringe on sight -lines and frontage of adjoining tenants will be prohibited. The following canopy and trellis designs are not permitted: • Traditional forms may not have endcaps or sides • Elongated Dome, Dome or Quarter Round /Convex • Distressed or Unfinished Wood • Solariums, greenhouses Canopy and Trellis Colors are to be compatible with the tenant storefront and overall project environment. Fabric canopies must be made from flame - resistant fabric. No vinyl will be permitted. Solid Fabric Colors are preferred. Two toned, multicolor striping or weave patterns, as they relate to Tenant's Identity, shall be approved on a case by case basis. Tenants are required to install lighting under all storefront canopy or trellis along the length of the Tenant's storefront. Page 4 RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT Lighting Essential to creating the sense of intimacy and a pedestrian friendly environment, exterior lighting fixtures are encouraged. The lighting shall be appropriately scaled and compatible with the overall architectural expression of the project. Recessed portions of storefront shall be illuminated with incandescent pendant mounted fixtures or incandescent recessed cans. Wall - mounted fixtures are not permitted on the Base Building or Shell. Wall mounted fixtures are subject to Landlord review and approval and should be of appropriate scale and style to enhance the pedestrian experience. Strobe lights, exposed neon, blinking, marquee -style lighting and /or fluorescent lighting are not permitted. To protect the visual environment, all Tenants' light fixtures, in regards to brightness, orientation and glare, are subject to approval upon construction. Tenants' Storefront lighting shall remain illuminated after hours as designated by the Landlord. Lighting in this zone is required to be circuited and switched separately from other store fixtures on the Tenant's panel and controlled by a time - clock. Patios Patio seating is encouraged, including outdoor, covered, semi - enclosed or enclosed patios. Fences and /or gates enclosing the patio areas shall permit visibility into the patio space. Patio seating shall be restricted to no more than the area indicated on the base building plans thereby allowing for pedestrian passage along the sidewalk outside the line of the patio. Enclosed patio structures shall be compatible with the overall base building and tenant storefront architectural design. Enclosed patio structures should look and feel substantial and permanent. Inclement weathe /enclosure is allowed provided the enclosure is constructed of clear glass folding or stacking panels that can be stored unobtrusively. Stacking panel rriay have wood or metal frames. Plastic or acrylic enclosures of any kind are not permitted. Patio enclosure structures shall be self supporting and no4 on the base building for structural support of any kind. A minimum c9lumn enclosure of 16 "x16" (plan) is required and should be clad in stone or brick. The roof of the enclosure is to be flat with edge details consent with the tenant storefront design. Patio may have a glass ceiling or a treated finished ceiling consistent with an exterior location. Landlord shall review and approve any enclosure as part of the overall tenant storefront design. Vertical limits of patio enclosures shall not exceed 12' measured from finished floor to top of parapet or highest point of roof where no parapet exists. Southcenter Expansion Part One - General Criteria Entries Each exterior - facing tenant shall have at least one exterior entry into the tenant space. This entrance is to receive significant architectural treatment so that it will be apparent from the sidewalk promenade. Sliding or hinged glazed panels must be discreet and hidden from public view and be an integral part of the overall storefront design concept. Entry doors which swing - towards the public area, are not permitted to swing past the Tenant's leaseline or beyond adjacent storefront surfaces into the public space. Openings Articulation of any fenestration is encouraged and should be compatible with the tenant storefront design and the o base building concept of contemporary northwestern architec ure. i -mat c oor decorative semicircular arches are strongly discouraged. All win: ow frames should be metal or wood with a durable painted or stained finish mat,. re fi ely crafted and detailed. Windows may be operable and all indoor an ouoor areas to mix. Color Tenant facades may i cl .e a vari ty of colors. Facade colors shall be approved by Westfie ..:nd h II be armonious with the colors and materials of the base b ildin Merchandisi g Zone The Merchandising Zone shall be designed, fabricated, and installed by the tenant at their own expense. The Merchandising Zone must be constructed from durable materials and shall be maintained by the Tenant. Merchandising Zone Limits The Merchandising Zone is the front of the Tenant space that extends from the Lease Line to all points 8' -0" into the space. The incorporation of a low wall or partition may be approved by Landlord if held to a maximum of 4' -0" above the finished floor. Cash wrap cannot be located within this Zone. Page 5 RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT Merchandising Zone Continued Visual Displays All tenants are encouraged to rotate or change their visual merchandising. All display fixtures and retail graphics shall be professional per industry standard. Temporary signs for special sales, clearance, advertising banners, or placards within this zone must be placed at least 24" behind the storefront glazing. Such signs shall not be permitted on storefront glazing. No pegboard, slatwall, wire grid, mirrors, metal shelving or fixture (other than one whose specific purpose is for display, not sale of merchandise) of any kind may be placed in or extend into any part of the Merchandising Zone. Shading Devices The location of some Tenants may be subject to amplified climactic conditions that can affect inventory, the use of shading devices and solar heat controlled products within the Tenant's merchandising Zone will be allowed. Provided the fabric must maintain 35% openness when in use. Structure and /or mechanics of shading device shall be concealed into the interior architecture. Security Devices Overhead security grills or outer security devices when used shall be fully concealed when open, and vertical guides/ tracks are to be integrated with the entrance design. All security devices shall not interfere with pedestrian traffic or merchandising displays. Ceiling Design Ceiling systems within Merchandising Zone shall not be lower than 12' from finished floor. Acoustic tile is not permitted within this zone. Flooring Design The Tenant is responsible for he supply and installation of flooring materials at recessed entrances. The integration of graphics, logos and other store identifier in the flooring is desirable. Based on the location of your Tenancy, specialty paving features may be allocated. Southcenter Expansion Part One - General Criteria Lighting Design The Merchandising Zone shall be illuminated with incandescent track lights, mounted fixtures or recessed cans (if the Tenant installs a drywall soffit). All fixtures and conduit must be completely concealed within architecture. Lighting shall not shine into storefront glass or sidewalk area. Strobe lights, exposed neon, blinking, marquee -style lighting and /or Fluorescent Lighting is prohibited within this zone. To protect the visual environment, all Tenant's light fixtures in regards to brightness and glare shall be subject to approval upon construction. Tenant's Storefront lighting in the Merchandising Zone shall remain illuminated after hours as designated by the Landlord. Lighting in this zone is required to be circuited and switched separately from other store fixtures on the Tenant's panel and controlled by a time - clock. Signage Signage shall conform to the requirements of the comprehensive signage program to be developed in conjunction with the City of Tukwila. Tenant Notification of Review: This tenant criteria was reviewed and approved as part of the BAR process with the city of Tukwila. In addition to Westfield's landlord Review of the tenant's proposed facade, the city of Tukwila will review tenant proposals to ensure conformance with the requirements set forth in this criteria. Tenants should account for this review period in their project schedules. Page 6 RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT TENANT 7 Southcenter Expansion Part Two - Detailed Criteria for Major Tenants In addition to the General Storefront criteria, Detailed Criteria have been established for major tenants that are part of the Southcenter expansion. Major tenants shall be defined as those tenants exceeding 3000 square feet in total area (including patio and back of house areas) with a primary entrance located at the building exterior. J( ENANT 1 TENANT 2 ENANT 3 TENANT 4 TENANT 5 TENANT 6 Major Tenant Zones Elevation Diagram RETA:L R,F'AL M N1 ANCHOR RE IL ,RETAIL, RESTAURANT RESTAURANT RESTAURANT RESTAURANT Level Two 119 { Major Tenant Zones Plan Diagram Page 7 RECep OCT 0 4 ?006 DEVE c Po Do Tenant 1 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 1 Criteria Elevation for graphic illustration of the following: • Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. In lieu of storefront windows, Tenant has the option to use a glazed clear glass display case of a similar height and width. • The entry must be located on the corner as shown in plan and must be treated as a significant entrance. • A maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile or special decorative stone to be approved by Landlord to highlight specific design elements. • Tenant 1 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The west elevation of Tenant 1, adjacent to the Mall entrance, must be articulated and finished in a manner similar to the south facade with similar application of canopies, lighting, shop fronts, display windows and other finish materials. Tenant is responsible for the elevation up to 15' high at both south and west elevations. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 1 Tenant Vestibule — t -P"-^2 Tenant Column Plan ENTRY reqr _ate 4.. Ira 41 MIME 11:1111661-- *Ob. .1: W1417115 It Oar ,, Si4 1 t .�•S'lA�S'�Al�, a. West Elevation IfiD e �3 /411,ME1 •.. 1 �i5 \\�1 �r4 ca \1�1, 9� . I . ifi.:R:YJill;•t�1 ®i �dkW ! ..1':1•\R —me —m 'TENANT a ENTRY South Elevation Criteria Elevation - Tenant 1 Facade Examples - Tenant 1 Page 8 OCT REcti 0 4 2006 Tenant 2 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 2 Criteria Elevation for graphic illustration of the following: • At least one exterior entry is required and must be treated as a significant entrance. • A maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile or special decorative stone to be approved by Landlord to highlight specific design elements. • Tenant 2 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 2 AMMER gy 0 ;1,,,; vPzir'Ar . ►;� .1'4�d'r4i'''�7,74. k�Si iZ 7 re; 44' ��4�,�1F..a�� 4. rrlh TOWER BY LANDLORD 1 . ..gym .f 1 1►ii ii • Ill i 1 \1711. \l.11 11(1,11 PI Il TENANT STOREFRONT Criteria Elevation - Tenant 2 Facade Examples - Tenant 2 Page 9 Tenant 3 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 3 Criteria Elevation for graphic illustration of the following: • At least one exterior entry is required and must be treated as a significant entrance. • A maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile or special decorative stone to be approved by Landlord to highlight specific design elements. • Tenant 3 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part 1 of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 3 1111018: k 3. gl 6 Si Vie 1 NIMIREINI 'MEMO SAAR s I 1 IVINVM Wit'. naz kk 1' STOREFRONT ELEVATION TENANT STOREFRONT Criteria Elevation - Tenant 3 Criteria Elevation - Tenant 3 Facade Examples - Tenant 3 Page 10 Tenant 4 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 4 Criteria Elevation for graphic illustration of the following: • Tenant is responsible for the elevation up to 15' high. • At least one exterior entry is required and must be treated as a significant entrance. • If desired a maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile work, special decorative stone to be approved by Landlord, or exterior grade wood cladding to highlight specific design elements. • All other opaque surface material should be combinations of brick veneer and cast stone. Tenant 4 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 4 — {i I f : MI `�ck3 i! I NI likliAININFilin 01ifPFF'£ff o�,oCP inil '� ►'g 1111111 ° lgo p_, 11111;1 TENANT STOREFRONT TENANT STOREFRONT Criteria Elevation - Tenant 4 Facade Examples - Tenant 4 Page 11 OCT 0 4 2006 DEVELOUP flo EMT Tenant 5 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 5 Criteria Elevation for graphic illustration of the following: • A tower component shall be incorporated into this tenant's elevation. The tower shall be located so as to be visible from the main entry axis at the southeast. The tower design should incorporate finish materials of one or all of the following: brick veneer, cast stone, and accent mosaic tiles. Dome or pyramid shaped roofs are strongly discouraged. A flat roof profile is the preferred roof style for both the tower and other parapets. A cornice with a Northwestern accent or motif may be allowed. Structural expression at the top is encouraged but should maintain a flat, horizontal profile. The height of the tower shall not exceed 47'. • The tenant should minimize historicist and thematic architectural expression to no more than the first 14 'of the elevation. A northwestern architectural palette respectful of the brick and cast stone design established by the Landlord is encouraged. • At least one exterior entry is required and must be treated as a significant entrance. • All surface material should be combinations of brick veneer and cast stone. If desired a maximum of 20% of the surface area of Tenants storefront may be finely detailed and finished E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile work to highlight specific design elements. • Tenant 5 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion RiPC�IVIZ® Part Two - Detailed Criteria for Major Tenants Oct 04 2 pos TENANT 5 DE°E of T maw lor gym`- ■ ` �t PAIrikrAri ,,t1( I7.47,,U-r'►ci v..,,,,r r 4. tit OPtiktet �.i 'j' „',M 0. vitenttri 4 ed. 1 �,+11121w „....i,,-1.4 ,...... a TENANT STOREFRONT STOREFRONT ELEVATION SHELL & STRUCTURE - LAN DLORD STOREFRONT & FINISHES - TENANT Criteria Elevation - Tenant 5 Facade Examples - Tenant 5 Page 12 T Tenant 6 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 6 Criteria Elevation for graphic illustration of the following: o A fascia panel component shall be incorporated into this tenant's elevation. The southwest corner of the tenant building envelope shall include a vertical or horizontal expression located above the tenant storefront. This feature may incorporate one or all of the following: Northwestern architectural features, glass with expressed structural elements, and signage. Vertical metal tubing as currently depicted on the elevations is encouraged. • The tenant's parapet shall be flat and respect the contemporary look of the base building. Arched parapets, domes, pyramids, or other pitched type roofs are strongly discouraged. o At least one exterior entry is required and must be treated as a significant entrance. o All surface material should be combinations of brick veneer and cast stone. If desired a maximum of 20% of the surface area of Tenants storefront may be finely detailed and finished E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) o Tenant 6 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. o Up to 15 % of the tenant storefront may have mosaic accent tile to highlight specific design elements. o The east elevation of Tenant 6, visible from the entry drive, must be articulated and finished in a manner similar to the south facade with similar lighting, finish materials, and possible display windows. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. o All elements of the storefront design are subject to Landlord review and approval. o Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 6 1 TENANT STOREFRONT ELEVATION TENANT STOREFRONT Criteria Elevation - Tenant 6 Facade Examples - Tenant 6 Page 13 R CENED OCT 0 4 1006 DEVELOP 1 i 11 .--_- 0 _ c • 16 Imo__ -1ni accccoccc coocccaaaocccacaooaccaaaoocI N,'N' L -_- -- - -- c-- _ .caccJ 0000c:l 000 ;! ad 000e. coaoc a °- ®c 4, 1 IL ,�aaaaaa�aaai�a ) -.12iHj; 0 .c.,7..4►;,- ��•.4.11 ��� � O� �a ;v.- :4I; %IN -4, 6 r °. N. a � IIYY 'Q r�►v'% ip 0 °. ��1. N IL N___ `U•?., :, ,i. -... r. •� i:� �. S �' ,,.6 ..:•.0,.. V. �..6„ �1:II ... ,a, aco�4�` 0.4, /�►��01��� 1 1..E !i� STOREFRONT 1 TENANT STOREFRONT ELEVATION TENANT STOREFRONT Criteria Elevation - Tenant 6 Facade Examples - Tenant 6 Page 13 R CENED OCT 0 4 1006 DEVELOP 9 Tenant 7 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: o Landlord shall provide exterior design and shell for Tenant 7. This design incorporates the base building brick, stone and cast stone for the majority of the solid wall building portion of this facade. See Tenant 7 Criteria Elevation for graphic illustration of the following: o At least two exterior entries (one per floor level) are required and must be treated as significant entrances. o Up to 15 % of the tenant storefront may have mosaic accent tile work to highlight specific design elements. o The west elevation of Tenant 7, adjacent to the Mall entrance, must be articulated and finished in a manner similar to the south facade with similar application of canopies, lighting, shop fronts, display windows and other finish materials o The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. o All elements of the storefront design are subject to Landlord review and approval. • Enclosed patios shall conform to the guidelines established in Part I of this document. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 7 ,o i n � 71-1 \ ©au r \oa q r.- F EINIJ111111 .0, tr.4 fug 0 TENANT ELEVATION STOREFRONT ELEVATION TENANT IDENTITY/ TOINEi R BY LANDLORD Criteria Elevation - Tenant 7 Facade Examples - Tenant 7 Page 14 RecEll ED OCT 0 4 2006 DBE OPZ • • Lighting Essential to creating the sense of intimacy and a pedestrian friendly environment, exterior lighting fixtures are encouraged. The lighting shall be appropriately scaled and compatible with the overall architectural expression of the project. Recessed portions of storefront shall be illuminated with incandescent pendant mounted fixtures or incandescent recessed cans. Wall - mounted fixtures are not permitted on the Base Building or Shell. Wall mounted fixtures are subject to Landlord review and approval and should be of appropriate scale and style to enhance the pedestrian experience. Strobe lights, exposed neon, blinking, marquee -style lighting and /or fluorescent lighting are not permitted. To protect the visual environment, all Tenants' light fixtures, in regards to brightness, orientation and glare, are subject to approval upon construction. Tenants' Storefront lighting shall remain illuminated after hours as designated by the Landlord. Lighting in this zone is required to be circuited and switched separately from other store fixtures on the Tenant's panel and controlled by a time - clock. Patios Patio seating is encouraged, including outdoor, covered, semi - enclosed or enclosed patios. Fences and /or gates enclosing the patio areas shall permit visibility into the patio space. Patio seating shall be restricted to no more than the area indicated on the base building plans thereby allowing for pedestrian passage along the sidewalk outside the line of the patio. Enclosed patio structures shall be compatible with the overall base budding and tenant storefront architectural design. Enclosed patio structures should look and feel substantial and permanent. Inclement weather enclosure is allowed provided the enclosure is constructed of clear glass folding or stacking panels that can be stored unobtrusively. Stacking panels may have wood or metal frames. Plastic or acrylic enclosures of any kind are not permitted. Patio enclosure structures shall be self supporting and not rely on the base building for structural support of any kind. A minimum column enclosure of 16 "x16" (plan) is required and should be clad in stone or brick. The roof of the enclosure is to be flat with edge details consistent with the tenant storefront design. Patio may have a glass ceiling or a treated finished ceiling consistent with an exterior location. Landlord shall review and approve any enclosure as part of the overall tenant storefront design. Vertical limits of patio enclosures shall not exceed 12' measured from finished floor to top of parapet or highest point of roof where no parapet exists. Southcenter Expansion Part One - General Criteria Entries Each exterior - facing tenant shall have at least one exterior entry into the tenant space. This entrance is to receive significant architectural treatment so that it will be apparent from the sidewalk promenade. Sliding or hinged glazed panels must be discreet and hidden from public view and be an integral part of the overall storefront design concept. Entry doors which swing towards the public area, are not permitted to swing past the Tenant's leaseline or beyond adjacent storefront surfaces into the public space. On a case by case basis to be reviewed and approved by Westfield, predominantly interior focused tenants may not be required to provide an exterior entrance. The other requirements of this criteria will apply. Openings Articulation of any fenestration is encouraged and should be compatible with the tenant storefront design and the overall base building concept of contemporary northwestern architecture. Thematic or decorative semicircular arches are strongly discouraged. All window frames should be metal or wood with a durable painted or stained finish that are finely crafted and detailed. Windows may be operable and allow indoor and outdoor areas to mix. Color Tenant facades may include a variety of colors. Facade colors shall be approved by Westfield and shall be harmonious with the colors and materials of the base building. Merchandising Zone The Merchandising Zone shall be designed, fabricated, and installed by the tenant at their own expense. The Merchandising Zone must be constructed from durable materials and shall be maintained by the Tenant. Merchandising Zone Limits The Merchandising Zone is the front of the Tenant space that extends from the Lease Line to all points 8' -0" into the space. The incorporation of a low wall or partition may be approved by Landlord if held to a maximum of 4' -0" above the finished floor. Cash wrap cannot be located within this Zone. Page 5 RECEIVED OcT :. 2006 COMMUNITY DEVELOPMENT 171,2755f • asAlles _L1 . -�-�� --=ire j 1 VI A.� �� �� REVIS AREA TO BE WITH METR FIG. MINED SIT EC TRANSIT NALIZED ERSECTIO 111}1111 SEAM 3 LEVELS 169.390st m 1111111111111111 TRANSIT CENTE S W•L& DS E. SE: DSCAPE 11,1: •••11111111111111- PATIO SEATING BY TENANT FIRESTONE wai P -. -i! CTU I 1 I I I 1 I PR}PO•ED FR•NT• IMP 0 GE ENT: KEY BANK 461riI •ru' NEW PEDESTRIAN PATH SIGNALIZE TERSECTI TRANSIT SHELTER READY PAD TO BE PREPARED SIGNALIZED INTERSECTION (E) TARGET + -30' -0 "POLE; REr, c!, ran 'JAN 3 0 1006 Westfield Design • 11601 Witchira Rivet 11th Flnnr RFnFVFI APMFNT PLAN rik I GROUND LEVEL PLAN West e[J 1a.tio.si • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director March 1, 2006 Dave Kautz, Development Director 633 Southcenter Mall Tukwila, WA 98166 Subject: Westfield Southcenter Design Review: L04 -049 Minor Modification Decision Dear Dave: The City's goal is to ensure that the built environment, which becomes a part of the � public realm, is enduring, functional, and well designed. The Board of Architectural Review (BAR) plays an important role in setting and maintaining the standards of the community for development. This decision is in response to Westfield's request to modify the design for its expansion for Southcenter as originally presented to the BAR. This administrative decision is authorized per the BAR Chapter of the Zoning Code under the Scope of Authority section (18.60.030(E) TMC.) Background A December 13, 2004 BAR Notice of Decision was issued approving the expansion plans for the Westfield Southcenter shopping center. The BAR held a public hearing and approved with conditions the plans that were generally dated November 2004. The proposal included a site plan for approximately 597,000 square feet, which included four outlying pads; elevations for the mall building and for the two garages; miscellaneous furniture; and a nonconforming landscape approval. Modifications The Department of Community Development Director approves the minor modifications proposed for the mall's expansion illustrated on the set of site and landscape plans and elevations 1 dated January 19, 2006 and approves the revised Tenant Storefront Design criteria subject to the following conditions. v z z Westfield Submittals dated January19, 2006; A1.0.1R /A3.1 -1, A4.1R, A4.4.1, A4.4.2, A4.4.3, A4.4.4; A401, A7.0; L1.1,y14, L1.2 14, L1.� 14, L1.4-14, L1 14, L1.0414, L1 4, L1LV14, Tenant Exterior Storefront Criteria. Page 1 of 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Note that the December 13, 2004 Notice of Decision conditions are still in effect and that none of the signs that are shown on the elevations are approved. Any revisions to BAR approved street furniture and other miscellaneous structures including paving will require review for compliance with the BAR decision. Conditions Receipt and acceptance of the following changes is required to the above set of plans: Site Plan & Landscape Plan 1. Closure of the two driveways in front of Firestone to allow extension of the bus pullout zone. (A 1.0.1R) 2. Where sidewalks are to be added or upgraded on Strander and Andover Park West provision of a cross section with 7 feet of parking lot landscape, a 10 foot sidewalk and 4 feet of curb side landscaping where parking stalls will not be eliminated. (L1.1- 14, L1.6 -14) 3. Inclusion of a planting plan for the new parking area along the west side of the Firestone building and move the location of the planting area at the end of "Target" drive so that it does not interfere with the pedestrian crossing. (L1.3 -14, L1.4 -14, L1.6 -14) 4. Increase in plant groundcover by decreasing the separation distance from two feet to a maximum of 18 inches. (L1.7 -14) 5. Use Marshall Ash along Andover Park West reflecting the recommendations from the City of Tukwila CBD Street Trees (Tukwila City Council Resolution 1276) (L1.7 -14) 6. Use of evergreens or winter interest plants along parking garage exterior columns that are wider than 32 feet. (A 4.4.1, A 4.4.2, A 4.4.3, A 4.4.4, L 1.1 -14, L1.2 -14, L1.3- 14, L1.4 -14) 7. The Landscape Plan revisions on Sheet L1.4 -14 for the area adjacent to the transit center are not approved at this time. The City would like to work jointly with Westfield on the materials and plants and hardscape locations to allow coordination with the adjacent transit center project. (L1.4 -14) This area can be resolved prior to submittal of building permit plans for the mall expansion. To that end, please allow us to schedule a meeting between your landscape architect and our design team. Garage Elevations 8. A balcony detail and elevation demonstrating its protrusion from the northeast tower of Parking Garage B, providing a minimum of 1 foot relief, and elimination of the vertical brick detail on this element. (A 4.4.3) 9. Consistent roof treatment on the towers and an increase in their overhang on the east and west sides of the towers to create the shadow as represented in drawings. (A 4.4.1, A 4.4.2, A 4.4.3, A 4.4.4) Page 2 of 3 • Miscellaneous Structures 10. Electrical vault screening with an approved planting plan rather than walls. Appeal This decision is a Type 1 decision that may be appealed to the City's Hearing Examiner. The Permit Application Types and Procedures chapter of the Zoning Code, Classification of Project Permit Applications section (18.104.010(B) TMC,) outlines the authorization and process for appeal. The scope of this project is large and we are committed to providing you with timely as well as accurate and comprehensive reviews. Per condition 4 of the Parking Variance approval, enclosed are the specifications for the foundation, wire ready improvements for the shelter along Strander BL. The required work must be shown on a City of Tukwila DCD permit application. A Metro inspection of the proposed pour is required prior to finalizing the work. We appreciate the timeliness of Westfield's communications and its early identification of issues and we hope this continues throughout the construction process. Sincerely, Steve Lancaster Director Enclosure \\ Tuk2 \vol3 \HOME\MOIRA\mall\Barrevisi onapprovalletter. doc Page 3 of 3 01 00II !Ill. DO .000 UIU! 00j 10 I!I1 1111 :.!(0 001! A(10! .0!O OO 00-011 .I!; ( WslRelit Southcenter Expansion Tenant Exterior Storefront Criteria Supplement to BAR Submittal Draft 19 January 2006 rJ IJ a49 Am.( 02561('- 5Iflo`f RECEIVED JAN 2 3 2006 COMMUNITY DEVELOPMENT i na mcn=oanscnam��n :..� � s ■��e� t 717. eilinininnwiin Q �;;1116ppQllu ffJ 811 Zi IFCi.a:vi�lltt�i1�= tt�u.IJ i l w i1tlemmrb Inu mmomm - -, t��m \L�!ra Nri. rill i ILO 414.111I14111iit4111 Introduction Southcenter Expansion Table of Contents 3 Part One — General Criteria — Tenant Exterior Storefronts 4 Storefront Limits Storefront Articulation Permitted Materials Glazing Canopies and Trellises Lighting Patios Entries Openings Color Merchandising Zone Signage Part Two — Detailed Storefront Criteria for Major Tenants 7 Major Tenant Zones — Plan Diagram Tenant 1 Criteria Tenant 2 Criteria Tenant 3 Criteria Tenant 4 Criteria Tenant 5 Criteria RECEIVED `JAN 2 3 2006 COMMUNITY DEVELOPMENT Page 2 Southcenter Expansion Introduction The Westfield Southcenter expansion will compliment the existing shopping center buildings and surrounding commercial development. The creation of a harmonious architecture for the project depends on the successful integration of exterior storefront design. The Tenant Exterior Storefront Criteria establish a design direction that all tenants can follow in the development of their facades. The criteria promote the overall project architectural style which reflects a regional Northwest identity combined with contemporary building components and a varied material palette. As shown on BAR submittal sheet A 4.1 R and the elevation diagram on page 7, certain elements of the south facade will be developed in conjunction with individual tenants. Examples of how these individual elements could evolve are shown. Westfield will work with the individual tenants to develop facade designs that integrate harmoniously with the larger elevation while providing pedestrian -scale visual interest, variation, and individual tenant identity. Significant design elements are anticipated to include patio seating, awnings, umbrellas and /or canopies, vertical and horizontal articulation at and above street level, accent lighting, fenestration, signage, landscaping and sculptural elements. Colors and materials will be selected which complement the larger design theme of the project, and may include slate or other stone, brick, plaster, glass, painted or brushed metal, wood and /or masonry. The objective for each tenant facade will be to achieve a modern design with high - quality materials, providing tenant visibility and identity with a pedestrian orientation, visual variety and interest, compatible with the greater base building design theme of creating a contemporary northwest "campus like" environment. Page 3 Storefront Limits Horizontal limits (width) of the storefront will vary, but are defined from the inside face of Landlord's "Neutral Piers." Vertical limits of the storefront are defined from finished floor to a height specified on the drawings but not less than 14' above finished floor or to the underside of the Landlord's "Bulkhead." It is the responsibility of the Tenant to refer to Shell package to verify both horizontal and vertical limits per leased space. Storefronts shall be self- supporting. Structural support must be braced to existing structure and shall not penetrate or damage "Shell" Building. Additional structural upgrades will require written approval by Landlord and will be designed by Landlord's structural engineer at Tenant's expense. Storefront Articulation The overall south elevation includes significant vertical and horizontal articulation. To add variety, scale and visual interest, articulation and modulation of the storefront is encouraged both horizontally and vertically. Long expanses (larger than 30') of flat storefront will not be permitted. Recessed entries are encouraged. Tenants may recess or "pop out" their storefronts by as much as 2 feet as long as the general lease line is followed. Pop out and recess areas should be balanced with overall store area. The top parapet of the Tenant storefront can be broken up but should generally be flat and respect the contemporary look of the base building; arched parapets, domes, pyramids or any other geometric configurations are strongly discouraged. Tenant storefronts framed by the base building may consist of shaped elements at the top. Storefront configuration is subject to Landlord review and approval. VThe base of the solid portion of the storefront must be stone, cast stone, or cultured stone no less than 3' high., Permitted materials Slate Stone Brick Plaster Glass Painted or brushed metal Finished Wood — Stained or Painted - Appropriate for Exterior Application Masonry Southcenter Expansion Part One - General Criteria Glazing Transparency Ratio is defined as the amount of glass or unobstructed openings, versus the amount of solid walls. Opaque portions of the Tenant storefront shall not exceed 30% of the storefront area, i.e. 70% of the storefront shall be either transparent, clear glass, or openings. Storefront Glazing that has inherent or applied tinting and /or coloration will not be permitted. Canopies and Trellises To provide visual definition to tenant storefronts and some weather protection along sidewalk, projecting canopies or trellises are required as part of any storefront design proposal. Canopies and Trellises shall be designed, fabricated and installed by the Tenant at their own expense. Canopies and Trellises must be constructed from durable materials and shall be maintained by the Tenant. Vertical Limits of Canopies and Trellises may range from 9' above finished floor to 14' -0" above finish floor or underside of Tenant bulkhead. Structure for canopies may project from 9' -0" above finish floor, as to not impede on pedestrian traffic or maintenance of Shell Building. Structure for Canopy or Trellis must be maintained within storefront limits. To maintain the overall image of the project, specific styles and shapes will be prohibited that infringe sight -lines and frontage of adjoining tenants. The following canopy and trellis designs are not permitted: • Traditional forms may not have endcaps or sides • Elongated Dome, Dome or Quarter Round /Convex • Distressed or Unfinished Wood • Solariums, greenhouses 4--, Canopy and Trellis Colors are to compatible with the tenant storefront and overall project environment. Fabric canopies must be made from flame - resistant fabric. No vinyl will be permitted. Solid Fabric Color are preferred. Two toned, multicolor striping or weave patterns, as they relate to Tenant's Identity, shall be approved on a case by case basis. Tenants are required to install lighting under all storefront canopy or trellis along the length of the Tenant's storefront. Page 4 Lighting Essential to creating the sense of intimacy and a pedestrian friendly environment, exterior lighting fixtures are encouraged. The lighting shall be appropriately scaled and compatible with the overall architectural expression of the project. Recessed portions of storefront shall be illuminated with incandescent pendant mounted fixtures or incandescent recessed cans. Wall - mounted fixtures are not permitted on the Base Building or Shell. Wall mounted fixtures are subject to Landlord review and approval and should be of appropriate scale and style to enhance the pedestrian experience. Strobe lights, exposed __neon, blinking, marquee -style lighting and /or fluorescent lighting are not permitted. To protect the visual environment, all Tenants' light fixtures, in regards to brightness, orientation and glare, are subject to approval upon construction. Tenants' Storefront lighting shall remain illuminated after hours as designated by the Landlord. Lighting in this zone is required to be circuited and switched separately from other store fixtures on the Tenant's panel and controlled by a time - clock. Patios Patio seating is encouraged, including outdoor, covered, semi - enclosed or enclosed patios. Fences and /or gates enclosing the patio areas shall permit visibility into the patio space. Patio seating shall be restricted to no more than the area indicated on the base building plans thereby allowing for pedestrian passage along the sidewalk outside the line of the patio. Enclosed patio structures shall be compatible with the overall base building and tenant storefront architectural design. Enclosed patio structures should look and feel substantial and permanent. Inclement weather enclosure is allowed provided the enclosure is constructed of clear glass folding or stacking panels that can be stored unobtrusively. Stacking panels may have wood or metal frames. Plastic or acrylic enclosures of any kind are not permitted. Patio enclosure structures shall be self supporting and not rely on the base building for structural support of any kind. A minimum column enclosure of 16 "x16" (plan) is required and should be clad in stone or brick. The roof of the enclosure is to be flat with edge details consistent with the tenant storefront design. Patio may have a glass ceiling or a treated finished ceiling consistent with an exterior location. Landlord to review and approve any enclosure as part of the overall tenant storefront design. Southcenter Expansion Part One - General Criteria Entries Each exterior - facing tenant shall have at least one exterior entry into the tenant space. This entrance is to receive significant architectural treatment so that it will be apparent from the sidewalk promenade. Sliding or hinged glazed panels must be discreet and hidden from public view and be an integral part of the overall storefront design concept. Entry doors which swing towards the public area, are not permitted to swing past the Tenant's leaseline or beyond adjacent storefront surfaces into the public space. Openings Articulation of any fenestration is encouraged and should be compatible with the tenant storefront design and the overall base building concept of contemporary northwestern architecture. Thematic or decorative semicircular arches are strongly discouraged. All window frames should be metal or wood with a durable painted or stained finish that are finely crafted and detailed. Windows may be operable and allow indoor and outdoor areas to mix. Color Tenant facades may include a variety of colors. Facade colors shall be approved by Westfield and shall be harmonious with the colors and materials of the base building. Merchandising Zone The Merchandising Zone shall be designed, fabricated, and installed by the tenant at their own expense. The Merchandising Zone must be constructed from durable materials and shall be maintained by the Tenant. Merchandising Zone Limits The Merchandising Zone is the front of the Tenant space that extends from the Lease Line to all points 8' -0" into the space. The incorporation of a low wall or partition may be approved by Landlord if held to a maximum of 4' -0" above the finished floor. Cash wrap cannot be located within this Zone. Page 5 Merchandising Zone Continued Visual Displays All tenants are encouraged to rotate or change their visual merchandising. All display fixtures and retail graphics shall be professional per industry standard. Temporary signs for special sales, clearance, advertising banners, or placards within this zone must be placed at least 24" behind the storefront glazing. Such signs shall not be permitted on storefront glazing. No pegboard, slatwall, wire grid, mirrors, metal shelving or fixture (other than one whose specific purpose is for display, not sale of merchandise) of any kind may be placed in or extend into any part of the Merchandising Zone. Shading Devices The location of some Tenants may be subject to amplified climactic conditions that can affect inventory, the use of shading devices and solar heat controlled products within the Tenant's merchandising Zone will be allowed. Provided the fabric must maintain 35% openness when in use. Structure and /or mechanics of shading device shall be concealed into the interior architecture. Security Devices Overhead security grills or outer security devices when used shall be fully concealed when open, and vertical guides/ tracks are to be integrated with the entrance design. All security devices shall not interfere with pedestrian traffic or merchandising displays. Ceiling Design Ceiling systems within Merchandising Zone shall not be lower than 12' from finished floor. Acoustic tile is not permitted within this zone. Flooring Design The Tenant is responsible for he supply and installation of flooring materials at recessed entrances. The integration of graphics, logos and other store identifier in the flooring is desirable. Based on the location of your Tenancy, specialty paving features may be allocated. Southcenter Expansion Part One - General Criteria Lighting Design The Merchandising Zone shall be illuminated with incandescent track lights, mounted fixtures or recessed cans (if the Tenant installs a drywall soffit). All fixtures and conduit must be completely concealed within architecture. Lighting shall not shine into storefront glass or sidewalk area. Strobe lights, exposed neon, blinking, marquee -style lighting and /or Fluorescent Lighting is prohibited within this zone. To protect the visual environment, all Tenant's light fixtures in regards to brightness and glare shall be subject to approval upon construction. Tenant's Storefront lighting in the Merchandising Zone shall remain illuminated after hours as designated by the Landlord. Lighting in this zone is required to be circuited and switched separately from other store fixtures on the Tenant's panel and controlled by a time - clock. Signage Signage shall conform to the requirements of the comprehensive signs e program to be developed in conjunction with the City of Tukw'l5. artat n446-4— GeSSa ✓'j/U" �-, r- i(m,f -z Tenant Notification of Review: This tenant criteria was reviewed and approved as part of the BAR process with the city of Tukwila. In addition to Westfield's landlord Review of the tenant's proposed facade, the city of Tukwila will review tenant proposals to ensure conformance with the requirements set forth in this criteria. Tenants should account for this review period in their project schedules. Page 6 I�I �hiii' n 1119tanumnul 9flfla I i - iIgI�AAA Aq R1��A1 1. IIII �' ongpu MI n Southcenter Expansion Part Two - Detailed Criteria for Major Tenants In addition to the General Storefront criteria, Detailed Criteria have been established for major tenants that are part of the Southcenter expansion. Major tenants shall be defined as those tenants exceeding 3900 square feet in total area (including patio and back of house areas.) TENANT Major Tenant Zones Elevation Diagram 41. C it — PARK GRA 30' DRIVE coTzTT-cliMTNIT 1 Major Tenant Zones Plan Diagram Page 7 Tenant 1 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: • Tenant 1 must incorporate the base building brick and cast stone for the majority of the solid wall building portion of this facade. See Tenant 1 Criteria Elevation for graphic illustration of the following: • The southwestern corner will be articulated as a tower and should be placed to terminate the visual axis as visitors approach the mall from Pond Drive. The tower footprint should not exceed 33 % of the width of the storefront elevation facing Strander Boulevard. The tower should address the Northwestern palette of architecture, which has a preference for structural expressionism. The opportunities to structurally express the steel or timber connections should be explored and celebrated. Dome, pyramid or other pitched type roofs are strongly discouraged. A flat roof profile is the preferred roof style for the tower. A tower roof top design with a flat disc element with a maximum thickness of 18" or less in profile is suggested. The height of the tower should not exceed 50'. • All parapets should be capped with a minimum of a 9" to a maximum of 18" cast stone cap with a rectangular profile. • At least one exterior entry is required and must be treated as a significant entrance. • The second floor should appear as a habitable floor. The doors, windows, lintels and balconies are encouraged at a size and frequency to give scale to the facade. • If desired 20% of the surface area of Tenant's storefront may be finely detailed and finished E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile work to highlight specific design elements. • The west elevation of Tenant 1, adjacent to the Mall entrance, must be articulated and finished in a manner similar to the south facade with similar application of canopies, lighting, shop fronts, display windows and other finish materials. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building ' � edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 1 50' MAX HEIGHT OF TOWER {{ STOREFRONT ELEVATION TOWER FOOTPRINT I■(OT TO EXCEED 33% OF STOREFRONT ELEVATION FACING STRANDER BOULEVARD Criteria Elevation - Tenant 1 Tower Examples - Tenant 1 Page 8 Tenant 2 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 2 Criteria Elevation for graphic illustration of the following: • Tenant is responsible for the elevation up to a minimum of 22' high. • At least one exterior entry is required and must be treated as a significant entrance. • Fifty percent of the elevation may have a vertical expression up to 30' high. This vertical area may be clad with a special decorative stone to be approved by Landlord. The vertical mass may not be centered on the tenant storefront. Fifty percent of this vertical mass area should allow for glazing, • A maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile work to highlight specific design elements. • Tenant 2 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review V and approval. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 2 - J L A r= 30'MAX VERTICAL EXPRESSION :4= X22 TENANT _ZONE t&J')'C 50% OFSTOREFRON I CAN BE 30' HIGH TENANT STOREFRONT MAJOR TENANT / MINOR TENANT Criteria Elevation - Tenant 2 Facade Examples - Tenant 2 Page 9 Tenant 3 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 3 Criteria Elevation for graphic illustration of the following: • Tenant is responsible for the elevation up to a minimum of 22' high. • 30 % of the elevation shall have a vertical expression up to 26' high. This vertical expression may be divided between two equal 15% masses if desired by tenant. This vertical area shall be clad with a special decorative stone, exterior grade wood cladding or cement board siding, to be approved by Landlord. If openings are desired within this vertical area they should read as "punched" openings with solid wall to either side. • At least one exterior entry is required and must be treated as a significant entrance. • If desired a maximum of 20% of the surface area of Tenant's storefront may be finely detailed and finished with E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile work to highlight specific design elements. • All other opaque surface material should be combinations of brick veneer and cast stone. Tenant 3 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element t6 provide transitions between building and pedestrian areas, soften-building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 3 EV TENANT, ZONE! Ii • ;0 4"- I"‘ i', a a1 =7tiltr2,Z`E.C' Y 3"=- 6'. HIGH MAX. ERTICAL EXPRESSION TENANT STOREFRON 30% OF STOREFRONT CAN BE 26' HIGH MAX. & SOLID 7 30% OF STOREFRONT CAN BE 26' HIGH MAX. & SOLID Criteria Elevation - Tenant 3 Facade Examples - Tenant 3 Page 10 Tenant 4 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 4 Criteria Elevation for graphic illustration of the following: • A tower component shall be incorporated into this tenant's elevation. The tower shall be located so as to be visible from the main entry axis at the southeast. The tower design should incorporate finish materials of one or all'of the followjng:,brick veneer, cast stone, and accent mosaic tiles..Domeor pyramid, roofs are strongly discouraged..A flat roof'profile is -the preferred roof style for both the tower and other parapets: .A cornice with a Northwestern accent or motif may be allowed. Structural expression at the top is encouraged but shbuld maintain a flat, horizontal profile. The height of the tower shall not exceed 30'. • The tenant should minimize historicist and thematic architectural expression to no more than the first 14 'of the elevation. A northwestern architectural palette respectful of the brick and cast stone design established by the Landlord is encouraged. • At least one exterior entry is required and must be treated as a significant entrance. • All surface material should be combinations of brick veneer and cast stone. If desired a maximum of 20% of the surface area of Tenants storefront may be finely detailed and finished E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Up to 15 % of the tenant storefront may have mosaic accent tile work to highlight specific design elements. • Tenant 4 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TENANT 4 ZONE OF TOWER AT EASTERN- --� CORNER OF TENANT STOREFRONT � 1 FLAT ROOF TOP. 14' HIGH M THEMATIC EXPRESSIO X30' HIGH '' MAX-. ER,_ ELEMENT TOWER ELEMENT NOT TO EXCEED 20% OF STOREFRONT ELEVATION 5S Criteria Elevation - Tenant 4 Facade Examples - Tenant 4 Page 11 Tenant 5 In addition to conforming with the General Criteria this tenant shall conform to the following conditions: See Tenant 5 Criteria Elevation for graphic illustration of the following: • A tower component shall be incorporated into this tenant's elevation. The southwest corner of the tenant building envelope shall include a vertical expression that incorporates Northwestern architectural features. A large glass facade with expressed structural elements and articulated fenestration is encouraged. • Vertical metal tubing as currently depicted on the elevations is encouraged. • The tenant's parapet shall be flat and respect the contemporary look of the base building. Arched parapets, domes, pyramids, or other pitched type roofs are strongly discouraged. • At least one exterior entry is required and must be treated as a significant entrance. • All surface material should be combinations of brick veneer and cast stone. If desired a maximum of 20% of the surface area of Tenants storefront may be finely detailed and finished E.I.F.S. or horizontal articulation (fins, slats, cement board siding.) • Tenant 5 is encouraged to incorporate the base building brick and /or stone as part of their storefront design. • Up to 15 % of the tenant storefront may have mosaic accent tile to highlight specific design elements. • The east elevation of Tenant 5, visible from the entry drive, must be. articulated and finished in a manner similar to the south facade with similar lighting, finish materials, and possible display windows. • The exterior design shall include a landscaping element to provide transitions between building and pedestrian areas, soften building edges, provide focal points and create interest and detail. • All elements of the storefront design are subject to Landlord review and approval. 3i c30' MAX OWER HEIGHT Southcenter Expansion Part Two - Detailed Criteria for Major Tenants TOWER NOT TO EXCEED 20%OF ELEVATION ZONE OF TOWER ON AXIS WITH ROAD LEADING TO MALL TENANT 5 N; MEI LTAUER ECAL METAL UB.ESA 1 p30'HIGH lig 41, J_ JIM illi El■ I it Art TENANT STOREFRONT Criteria Elevation - Tenant 5 Facade Examples - Tenant 5 Page 12 1 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director CHAIR, MARGARET BRATCHER, VICE CHAIR, ALLAN EKBERG, COMMISSIONERS, GEORGE MAUNA, VERN MERYHEW, BILL ARTHUR, HENRY MARVIN, AND LYNN PETERSON PLANNING COMMISSION PUBLIC HEARING AGENDA JANUARY 26, 2006 TUKWILA CITY HALL COUNCIL CHAMBERS OPEN PUBLIC HEARING - 7:00 PM CALL TO ORDER ATTENDANCE ADOPTION OF THE MINUTES — 12 -08 -05 SWEARING IN OATH V. CASE NUMBER: APPLICANT: REQUEST: LOCATION: VI. CASE NUMBER: APPLICANT: REQUEST: LOCATION: PLANNING COMMISSION PUBLIC HEARING L96 -0061 Paul Wozniak Major modification to an approved wireless communication facility. In 1997, the Department approved a conditional use permit for GTE Wireless at the location. Due to the merge of AT &T Wireless with Cingular, Cingular must modify their existing sites to be able to accommodate both AT &T and Cingular customers. The applicant is proposing three additional antennas to the existing pole on the site. The height of the pole will not change. New ground equipment will also be installed for the facility. 16500 Southcenter Parkway L05 -075 Clearwire Clearwire has submitted for a Conditional Use Permit application to install two microwave antennas on an existing building at 3311 S. 120`h Street. The purpose of the antennas is to provide wireless interne service. Pursuant to WAC 197 -11 -800 this project is exempt from SEPA review. 3311 S. 120th Street 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Page 2 Planning Commission Agenda January 26, 2006 * • VII. CASE NUMBER: L05 -061 APPLICANT: City of Tukwila REQUEST: Amendments to the Zoning Code affecting rezone procedures, code interpretations, the design review approval standard and hearing bodies for quasi-judicial appeals. LOCATION: Citywide VIII. 2006 Chair and Vice -Chair Elections IX. DIRECTOR'S REPORT • Update on Southcenter Mall X. ADJOURN • City of 71 sld Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director To: Tukwila Board of Architectural Review From: Moira Carr Bradshaw Date: 19 January 2006 Subject: Westfield Southcenter Expansion File number: L04 -049 Staff would like to update the Board on the progress of and time frames for the expansion of the mall as well as brief you on modifications that have occurred in the plans as the project has moved through the construction documentation phase of work. Background The BAR reviewed and approved the proposed expansion plans for the mall on December 9, 2004. The Board approved plans for 597,009 square feet of new building consisting of a three level addition to the mall, two parking structures, four new outlying building pads and associated site and landscape improvements; and elevations for the mall addition, for the two parking garages and for miscellaneous structures. 'During development of Westfield's construction documents, evolutions of the original set of plans have occurred. Below is a summary of the changes that are proposed and that will be illustrated for you at your January meeting. Site Plan • One of the four outlying pads is eliminated. • The garage footprints are now smaller. The south edges of the two parking garages are further north on the plans. The outer circular drive is therefore further north so that it lines up with the existing driveway access along the north edge of the U.S. Post Office. Building and Garage Design • An additional level has been added to parking garage "A" (the Sear garage,) which is now two levels above grade and connects to the main mall via the pedestrian bridge to allow a connection to the parking on the mall roof. 1 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 - 431 -3670 0 Fax: 206 - 431 -3665 • Brick is substituted for colored precast concrete for the majority of the garage and for some of the EIFSI, on the main mall building. • The rooflines over the main mall entrances have been modified and the third mall entry has received greater emphasis architecturally. • Greater design detailing is being shown on the garages and mall building, such as material changes that provide vertical and horizontal accents. Staff considers these minor modifications that may be administratively approved per the Scope of Authority section of the Board of Architectural Review Chapter (TMC 18.18.60.030 (E).) Timeframes Construction of the garages will begin this summer with one scheduled for completion by November 2006 and the second one following in 2007. A portion of the existing mall generally along the Rainier Court corridor, where the food court is currently located, will be vacated and demolished this summer. A grand opening is then anticipated for March 2008. Q: \HOME \M OIRA \maI I \barstatusmemo.doc Exterior insulation finish system, which is a smooth finished polymer applied substance. 2 • 29 November 2005: Response to notes sent to Westfield from Moira Bradshaw. October 25, 2005 Design Submittal 1. Parking Decision General — Site plan is not detailed enough to analysis changes. Parking count and calculation was subsequently approved by the city of Tukwila. 2. Site Issues A. Break up the mass of mall on west elevation and continue street grid to the west along Promenade. The overall site goal for the City is to see the large block broken into a smaller more urban scale. To accomplish this, the driveways are designed like streets with sidewalks and street furniture such as lighting on either side. Garage is moved south to allow street to continue through between garage and Sears. Due to the presences of the Sears truck dock and the lack of any pedestrian entrances, the emphasis on this portion of the street is intentionally diminished as it passes south of the • Sears building. The bridge from the garage also helps to re- direct the visual focus. B. The movement of the Sears garage toward the main mall structure interrupts the establishment of the grid and creates a larger mass of building along the west side. See A above. C. Resolve conflict behind Post Office/Firestone. Revised per discussion; see site plan. D. Reduce /resolve circulation conflict of Pond drive and Promenade. Resolved by creating a traditional 3 -way intersection; see site plan. E. Width of curb cut at Target signal may conflict with existing utilities and cause the need to relocate. Relocation will be necessary due to the wider driveway entrance per city planning request. F. North vehicular entrance into Penney's garage and alignment with drive aisle and doorways into store? Driveway is modified to align with drive aisle, see current site plan. G. Loading docks are opposite landscape islands — movement conflicts? What delivery truck turning radius was used to design the deliveries at the two proposed loading docks. Should the loading bays along the Promenade line up with the driveway aisles opposite? Space available for truck traffic is over 20' longer than the same condition at our Oakridge center in San Jose. This center functions well. See attached plan. H. Use streetscape tools to create a southern edge to the Promenade drive. The use of landscape and lighting will establish this edge to the drive. • • I. Bike parking looks like it's been displaced.— where will it go? Bike racks are located within the JCPenney garage directly opposite the elevators and stairs; see plan. J. What measures will be used to protect the skylights and mechanical on the roof? Proposal is to use typical Westfield detail as installed at Oakridge, Santa Anita, etc. See attached photos and detail. 3. Landscape — within the limits of this scope of work A. A landscape plan reflecting a revised site plan is needed. See landscape plan. B. A minimum of 15 feet of landscaping along Strander and APW is required. The preferred cross section is landscape sidewalk landscape. There should be landscaping on either side of the public walkways along the perimeter streets. Our proposal is to match the existing street front landscaping and configuration. C. Design the edge along the transit center. See landscape plan. D. There need to be more trees within the parking lot. The standard is no stall more than 100 feet from landscaping. See revisions to the site plan. Landscaping is placed throughout south parking field with special emphasis on the terminus of any visual axis. E. Is Westfield proposing adding landscaping around the entire site? Not at this time. Per the BAR, landscaping is limited to the southern areas of the site. 4. Elevations A. Refine entry designs. The primary entrance should be slightly more dramatic such as with a more angular tilt and with some additional refinements. Per discussion and as shown on the model, photographs and elevations the entry is 85' tall. From the grade level or higher, this will be the dominant feature of the project. B. Maybe pop up the roofline angle/height of the main entry; Refine add details to the secondary and tertiary entrances. The flat projecting eave located above the ramps on the garages and over the secondary and tertiary entrances is abrupt and not characteristic of the "northwest theme" of the primary entrance nor does it complement the traditional /classical style of the brick and architecture of the existing mall. Some ornamental exposed characteristic would improve this detail. See item 4A above. C. What parapet cap along mall promenade will be used? Will there be foundation molding? A 9" to 18" tall cast stone or GFRC parapet is proposed. A minimum 18" tall Stone or GFRG base is also proposed. See elevations. • • D. Nighttime illumination — How will nighttime lighting be used to support the architectural design? See attached lighting diagram. Emphasis will be on the following: • Entrances: with light spilling from the interior. • Tenant storefronts: tenants will be required to keep shop window and facade lighting operating for extended hours. • Significant architectural features will have accent lighting. • Lighting will also be used to reinforce and emphasize pedestrian pathways. E. Garages The Garages need significant improvement, more detail especially on the sidewalk sides. There needs to be special treatment of the top level that caps the structure. Would like to see some horizontal element — capping/trellis /on upper deck. More detail refinement on ground level. The wall is not an adequate treatment for opening. At the top level of the garage, a projecting cap or cornice piece is proposed at the top of the uppermost spandrels, columns and walls. This piece is to be made of integral colored sandblasted pre -cast concrete. Pre -cast concrete is also proposed at the base of all walls and columns. Wall mounted lighting for up and down light will also be incorporated into the base of the garage walls and columns. The base of the garage perimeter will feature Landscaping with a variety of native plants and large rocks for scale and visual interest. See revised garage elevations. F. A grander gesture on the northeast corner of the Penney garage is requested. The function of gateway is not strong enough at northeast corner of Penney's garage and it doesn't jive with the site plan which shows the stairwell farther west. See the revised gateway element on the current elevations. 5. Signage We are not addressing the signage at this time. Signage shall conform to the requirements of the comprehensive signage program to be developed in conjunction with the city of Tukwila. Tenants along the outside will be limited to wall signs. The standard is 6% of EBF less than or equal to 500 sq. ft. for each side of the mall building. Westfield may have up to 300 sq. ft. per street with no sign more than 150 sq. ft. It would be nice to see the use of well designed entry monuments at the Pond and Target drives. See example. (The garage signage is approximately 100 sq. ft.) 6. Misc. Street furniture such as bollards, seating, trash, lighting. All of these elements are important and will exist. Currently, we are in the process of evaluating our selections to ensure consistency with similar features within the interior. AGENDA October 27, 2005 1:00 p.m. Westfield Expansion Plans 1. Parking Decision 3% Complementary & 7% Variance Approval and with conditions • Contribution of $650,000 toward Transit Center located on APW • Provide temporary footings for one additional shelter on APW and on Strander • Covered pedestrian path along south side of reconfigured driveway from Baker • Develop and implement a Transportation Demand Management program for employees • Provide additional 10 feet of easement depth behind transit center for future improvements 2. Design Review Issues See Design Review Working Memo 3. Schedule r for Paladino From: "Deller, Kinley" <Kinley.Deller @METROKC.GOV> To: 'Rebecca Fox' <rfox @ci.tukwila.wa.us >, "Deller, Kinley" <Kinley.Deller @METROKC.GOV> Date: 6/29/05 11:55AM Subject: RE: Seeking contact infor for Paladino Hi Rebecca, Here is the contact info for our primary contact at Paladino. - Kinley Teresa Burrelsman Consultant LEED Accredited Professional Paladino & Company, Inc. Direct (206) 957 -8565 Fax (206) 522 -7666 www.paladinoandco.com Original Message From: Rebecca Fox [mailto:rfox @ci.tukwila.wa.us] Sent: Tuesday, June 28, 2005 2:22 PM To: Kinley.Deller @METROKC.GOV Cc: Moira Bradshaw Subject: Seeking contact infor for Paladino Hi Kinley, Thanks for the memo. Moira is meeting w/Westfield Mall development staff on Thursday 6/30 about some construction /design issues, so she'd like to introduce the idea of Paladino's services to them at that time. Before Moira does this, I would like to speak with Paladino to get some info for Moira to convey in her meeting with the Mall. So, please give me contact info for Paladino so that I can get in touch asap. I'd like to learn how they would approach this issue, get some idea of the critical decision points and timeframe, and discuss a bit how they could work with Sam Wilder, who provides technical assistance in recycling to Tukwila firms. I want to be sure that we present our recycling services to Westfied in the most unified and positive way. Thank you. Rebecca Rebecca Fox Senior Planner City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 206 - 431 -3683 (tel) 206 - 431 -3665 (fax) rfox @ci.tukwila.wa.us »> "Deller, Kinley" <Kinley.Deller @METROKC.GOV> 06/23/05 04:25PM »> Hi Moira and Rebecca, I have spoken with the person in my office (Beth Humphreys) who manages our contract with our LEED Consultants (Paladino & Company) about the possibility of providing some assistance to Westfield. My hope is that they could help guide Westfield toward incorporating cost competitive, environmentally friendly aspects into the remodel of the food court area. Moira Bradshaw - RE: Seeking contact r for Paladino And maybe Westfield would even decide to go for LEED certification. It would be a great way to prove they care about that "northwest ethic ". Beth has given the go -ahead for Paladino to spend some consulting time on this. The next step is to put Paladino in touch with Westfield but I'm not sure what the best route to take would be. Should I have Paladino pitch the idea to David Kautz and try to get him to pass them on to the best architect. Or should we cut straight to the architect, Westfield Design (as stated on the preliminary plans), and just try calling them out of the blue. Moira, do you have a higher -up contact at Westfield who might be good to approach about this? Any other approaches that either of you might suggest? On another note, David Bennink is working on developing a plan of how to save the valuable hotel materials (with timelines /players) instead of just summarizing what should be saved, as I had originally asked him to do. He is planning to have that ready the beginning of next week. Kinley Deller King County Solid Waste Division 201 S. Jackson St., Suite 701 Seattle, WA 98104 206 - 296 -4434 Visit the LEED < http: / /www.metrokc.gov /dnrp /swd /teed /teed- tool.asp> TM Supplement for King County CC: Moira Bradshaw <mbradshaw @ci.tukwila.wa.us> • Gity of Tukwila • Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director February 7, 2005 William J. Gorjance, Chairperson Tukwila Arts Commission 16604 53rd Ave. S. Tukwila, WA 98188 Re: Expansion of Westfield Shoppingtowne at Southcenter Dear Mr. Gorjance: Thank you for your January 27 letter and your interest in improving the aesthetic and cultural landscape in the Southcenter area. I would be happy to help facilitate discussions between Westfield and the Arts Commission toward this end. I have already spoken with Westfield's Development Director, Mr. David Kautz, and he is interested in learning more about your proposal. As you pursue this project, you should be aware that the Washington State Department of Transportation (WSDOT), not Westfield, owns the chain link fence along Southcenter Parkway adjacent to the mall. Replacement of the fence will have to be coordinated with that agency. Also, the City is in the early planning and design stages for some extensive modifications to Southcenter Parkway in this area. Any work done now in this area should be considered somewhat "temporary," although it could be several years before reconstruction of Southcenter Parkway would actually occur. Please give me a call at your convenience so that I can get you in touch with Mr. Kautz. My telephone number is 206/431 -3670. Sincerely, Steve Lancaster, Director Department of Community Development Cc: David Kautz, Westfield Corporation, Inc. Bruce Fletcher, Director of Parks and Recreation Moira Bradshaw, Senior Planner 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 January 27, 2005 Steve Lancaster, Director City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, Washington 98188 RE: Southcenter Mall Expansion Dear Mr. Lancaster: J 2 2005 CO6lfdmuNITY DEVELOPMENT The function of the Tukwila Arts Commission is to produce, obtain and recommend art and esthetic features for the whole of Tukwila. We are also interested in improvements instituted by the Department of Community Development regarding commercial /industrial landscaping and decorative enhancements. One project, completed several years ago, was the installation of artistic gateway signs at major intersections and other entry points to the City. This project served to give Tukwila name and place recognition for the myriad of daily shoppers visiting our retail businesses. It was also an opportunity to place public art in viable well - traveled areas for visitors and residents to enjoy. Of the several gateway sites chosen by the citizen /staff committee, the Arts Commission believes that the most important location was never implemented; a gateway for the off-ramp from northbond 1 -5 into Tukwila /Southcenter parkway. The absence of Tukwila right -of -way at this location, in addition to the denial by the Washington State Department of Transportation to allow such signage on State property left no options at the time. With the planned expansion of Southcenter Mall by the Westfield Corporation, we believe there may be a chance to review the missed opportunity for esthetic enhancement of the above- mentioned location. Currently, a rusting chain -link fence exists along the east side of Southcentel. Parkway as part of the Mall's property definition. We propose that this visual blight be eliminated in any remodeling of the Mall, and that Westfield Corporation be advised of the following: > More than making Tukwila look unwelcoming to. incoming drivers, the ugly fence also presents a bad image of Southcenter and the integrity of a major commercial enterprise. > The rusting chain -link fence can be replaced by any suitable property defining- barrier. > Any replacement should include artistic elements coordinated by discussions between Jcei Westfield and DCD, supported by the Arts Commission. It is self evident that such an improvement will enhance Westfieid's public image. Therefore, the Arts Commission requests that the Director of DCD coordinate this matter and facilitate discussion among DCD, Westfield and the Arts Commission req ^i.cith i this opportunity. Sincerely, William J. Gorjance, Chairperson Tukwila Arts Commission cc: Mayor Mullet Tukwila City Council City ofr"Tukwila Steven M. Mullet, Mayor Department of Commuunui4' Development Steve Lancaster, Director BOARD OF ARCHITECTURAL REVIEW NOTICE OF DECISION DATED DECEMBER 13, 2004 To: Greg Fitchitt, Development Director, Westfield, Inc. King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to the Notice of Decision, Permit Application Types and Procedures Chapter, Tukwila Municipal Code (TMC,)" (18.104.170 TMC) on the following project approval. I. Project Information File Number: L04 -049 — Design Review Type of Permit Request: Type 4 approval for design review that results in expansion of Westfield Shoppingtown Southcenter and approval of nonconforming landscaping. Specifically, approval for a site plan for 597,009 square feet of new building square footage consisting of a three level addition to the mall, two packing structures, four new outlying building pads and associated site and landscape improvements; and elevations for tiie mall addition, for the two parking garages and for miscellaneous structures; and Location: Approval of modification of the landscape standards imposed by the Zoning Code thereby allowing existing nonconforming conditions to continue per the Nonconforming Lots, Structures and Uses Chapter (18.70.080 (B) Tukwila Municipal Code (TMC.)) The site is southeast of the intersection of I -5 and I -405 and is bounded by Strander Boulevard, Southcenter Parkway, 'Tukwila Parkway, and Andover Park West. Associated Files: L04 -055 — Complementary Parking and Parking Variance E03 -010 — State Environmental Policy Act 6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 - 431 -3670 0 Fax: 206 - 431 -3665 Notice of Decision Applicant: Owner: Notification: L04 -055 Westfield Shoppingtown Southcenter Complementary and Administrative Parking Variance Greg Fitchitt, Development Director Westfield Corporation, Inc. Notice of Application for this Type 4 permit was mailed to surrounding properties and posted on the site on August 26, 2004. Comprehensive Plan & Zoning Designation: Tukwila Urban Center SEPA Compliance: A Determination of Significance was issued on July 29, 2003. The Draft Environmental Impact Statement (EIS) was issued on June 21, 2004 and the Final EIS on October 7, 2004. II. Decision Based upon the plans and information submitted in connection with this application; the decision on the complimentary parking and parking variance application (file number L04 -055;) the finding and conclusions contained in the staff report dated December 2, 2004; the public hearing on December 9, 2004; and subject to the conditions recited below; the Tukwila Board of Architectural Review has determined that the application for expansion of Westfield Shoppingtown Southcenter does comply with applicable City code requirements and has approved this application. Design Review Conditions: 1. Ground mounted utilities shall be located and/or screened so that they are unobtrusive. 2. The Tenant Exterior Storefront Criteria (Attachment A of Staff Report) shall be modified so that they are Requirements as opposed to Criteria, and that there is a narrative created for Permitted Materials. The narrative shall specify that building material choices support the cohesiveness of the architecture of the mall, be durable and chosen from the permitted list of materials. Wood shall be modified to specify its minimum usage. A Landscaping element shall also be added with the objective that plant material be used to provide transitions between building and pedestrian areas, soften building edges, provide focal points where needed and create interest and detail. Nonconforming Landscape Condition: 3. Between the northerly limits of the scope of work and Strander BL, plants shall be added in all areas where opportunities exist that will not produce displacement of parking or circulation such as at the end of parking aisles between the J.C. Penney garage and Andover Park West. In addition, setback the parking stalls adjacent to the transit zone to accommodate the requested 11 feet in additional depth. (Sheet 1.1 of Attachment C of Staff Report) Page 2 of 4 Notice of Decision • • L04 -055 Westfield Shoppingtown Southcenter Complementary and Administrative Parking Variance III. Your Appeal Rights The decision on this Permit Application is a Type 4 decision pursuant to the Tukwila Municipal Code (18.104.010 TMC.) One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of the EIS is permitted. A party, who is not satisfied with a City Council decision on an appeal, may file an appeal of the Council's decision in King County Superior Court. IV. Procedures and time for appealing In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision, that is by December 30, 2004. The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (18.116.) All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the d ecision b eing appealed; (b) t he h arm s uffered o r anticipated b y t he appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. Appeal Hearings Process Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing. The City Council decision on the appeal is the City's final decision. Page 3 of 4 Notice of Decision • • L04 -055 Westfield Shoppingtown Southcenter Complementary and Administrative Parking Variance Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal of the EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue an EIS for this approval and any other pending permit applications for the development of the subject property is final. VI. Inspection of Information on the Application Project materials including the application, the staff report, the EIS, and other studies related to the approval are available for inspection at the: Tukwila Department of Community Development, 6300 Southcenter Blvd., and Suite 100, Tukwila, Washington 98188 Monday through Friday - 8:30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw, who may be contacted at 206 - 431 -3670 for additional information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila Page 4 of 4 WORK SLIP ❑ MAKE FILE ❑ CLOSE FILE ❑ COPY ,AFFDAVIT ❑ MAKE COPIES MAILING ❑ FAX ❑ OTHER «RETURN ORIGINAL TO PLANNER DATE DUE: /2 / /DD% '/ SPECIAL INSTRUCTIONS: V IC . 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FROM: 11 DATE: /yAi1/ PLANNING COMMISSION Persons wishing to speak, swear or affirm to tell the truth in the testimony that they will be giving. • HA■ -5 E -MAIL 3 o� - f{. 9 u cL )f4 - ‹. ,� UJ r PHONE ,4 _ ,..a., 2' ,F, cz, ,:. cr -13 ,.:9 $ N Jo k A -, ‘A `1----- , 1 ,..a M 0 CITY, STATE, ZIP '°_ �J I -_ al 3 ct M Qr � cs- g ADDRESS li 5 Z - _ 2 (-6 cd. 1 3 e- S G` -- rd v o 10'a'1}u.nos ge Z _ .� y f V I 0 M • [� 00 -4 O� l �--� -, Op S BOA) OF ARCHITECTURAL REVIEW (BR) AND PLANNING COMMISSION PUBLIC HEARING MINUTES DECEMBER 9, 2004 The Public Hearing was called to order by Chair Malina at 7:00 p.m. Present: Chair, George Malina, Vice Chair, Margaret Bratcher, Commissioners, Bill Arthur, Allan Ekberg, Henry Marvin,Vern Meryhew, and Lynn Peterson Representing City Staff: Steve Lancaster, Jack Pace, Moira Bradshaw, Brandon Miles, and Wynetta Bivens ALLAN EKBERG MADE A MOTION TO ADOPT THE PUBLIC HEARING MINUTES FROM NOVEMBER 18, 2004. HENRY MARVIN SECONDED THE MOTION; THE MOTION WAS UNANIMOUSLY APPROVED. Chair Malina swore in those wishing to give public testimony. CASE NUMBER: L04 -049 Westfield Shoppingtown Southcenter Expansion APPLICANT: Westfield Corporation REQUEST: Review and approval of the following components of the expansion plan for Southcenter mall: • A site plan for 597,009 square feet of new building space on the shopping center site. The expansion consists of three levels of the mall structure, two parking structures, four new outlying building pads and associated site and landscape improvements; • Elevations for the main mall building and for the two parking structures; • Design guidelines for the tenant spaces along the south facade of the main mall building that will be used by staff to approve tenant improvements; • Nonconforming landscape areas and a nonconforming parking lot (Nonconforming Lots, Structures and Uses, 18.70.090 (B) and 18.70.080 (B) respectively.) LOCATION: The site is southeast of the intersection of I -5 and I-405 and is bounded by Strander Boulevard, Southcenter Parkway, Tukwila Parkway, and Andover Park West, exclusive of the bank business in the northeast corner of the block. Moira Bradshaw gave the presentation for staff. Ms. Bradshaw requested that the revised staff report is entered into the record, page two of Attachment A was missing. Also, Attachment F was handed out. A project overview was given, a design summary conclusion on staff's criteria, an outline of action taken, and the conditions that were recommended by staff. She also answered questions. Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to three conditions: • Ground mounted utilities shall be located and/or screened so that they are unobtrusive. • The Tenant Guidelines (Attachment A) shall be modified so that there is a narrative created for Permitted Material. The narrative shall specify that building material choices support the cohesiveness of the architecture of the mall, be durable and chosen from the permitted list of materials, and that other materials not listed be used as accent. Wood shall be taken off the permitted list of materials. A landscaping element shall also be added with the objective that plant material be used to provide transitions between building and pedestrian areas, soften building edges, provide focal points where needed and create interest and detail. • Between the northerly limits of the scope of work and Strander Blvd., plants shall be added in all areas where opportunities exist that will not produce displacement of parking or circulation, such as at the end of parking aisles between the J.C. Penney garage and Andover Park West. In addition, setback the parking stalls adjacent to the transit zone to accommodate the requested 11 feet in additional depth. (Sheet 1.1 of Attachment C) • • Page 2 Planning Commission December 9, 2004 Larry Green gave the presentation for the applicant. Mr. Green thanked the Department of Community Development, the BAR, and supporters. He stated the applicant's goal is to have construction underway by summer 2005, and proceeded to introduce the construction project team. Mr. Green also answered several questions. Wendy Burroughs, an employee at Westfield, wanted it to go on the record that she is in support of the proposed project. Ron Robinson, a local contractor, spoke in support of the project. Mike Hansen, the general manager of Westfield, expressed his excitement for the project, stating it was long overdue. He also shared his opinion regarding what he felt would happen if the project doesn't occur rather quickly. Katherine Kertzman, Tukwila Tourism and Marketing Director, whom also works for the City of SeaTac and Kent, testified. She talked about a new program they recently started that pick up people from the major hotels, and provide them with transportation to the mall. She wanted it to go on the record, from a tourism and economic perspective, that they are 100% excited about the project. Tom Jordan, a representative of SeaTac who worked extensively with Westfield, wanted it to go on the record that Westfield has excellent design and construction personnel. Matt Kerns, representing the REI retailer, is also very excited about the development. However, he raised some questions and concerns. (1) Regarding easy access from I -5 northbound into the mall. (2) How the businesses along Andover Park W. will be impacted by the two level garage, as far as visibility to traffic. (3) Whether the additional parking structure would be enough to accommodate extra parking for holiday shoppers. Moira Bradshaw addressed some of the questions and concems that were raised by Mr. Kerns and the Commissioners. Larry Green, for the applicant, also addressed questions and concerns. Steve Lancaster, Community Development Director, addressed questions and concems pertaining to the parking decision. Mr. Lancaster stated he made the parking decision and many factors were considered when making the decision. He gave an overview explaining how he came to the parking decision and offered to answer specific questions. Commissioner Ekberg asked Mr. Lancaster if the BAR had the authority to override his parking decision. Mr. Lancaster informed Commissioner Ekberg that the BAR could not override the parking decision. There were no further comments. The Public Hearing was closed. The BAR deliberated. VERN MERYHEW MADE A MOTION TO APPROVE CASE NUMBER L04 -049 WITH STAFF'S FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS, WITH TWO CHANGES: • GUIDELINES, ITEM TWO - CHANGE TO READ, "THE TENANT EXTERIOR STORE FRONT REQUIREMENTS" INSTEAD OF "THE TENANT EXTERIOR STORE FRONT GUIDELINES." • REQUIREMENTS, ATTACHMENT A - UNDER PERMITTED MATERIALS, AFTER WOOD ADD, "MINIMUM USAGE." HENRY MARVIN SECONDED THE MOTION. ALL VOTED IN FAVOR. • • Page 3 Planning Commission December 9, 2004 Chair Malina called a five minute recess. At 9:00 P.M. the public hearing reconvened. CASE NUMBER: L04 -079 APPLICANT: King County Museum of Flight REQUEST: Deviations from sign code in regards to internal informational signs LOCATION: 9404 East Marginal Way South, Tukwila, WA Brandon Miles gave the presentation for staff. He provided some background on the Museum of Flight and answered questions for the Commissioners. Staff recommends approval of the application as submitted. Craig Parsons, for the applicant, gave the presentation. He stated that the Museum of Flight has grown to more of a campus and is very disoriented for people, so they decided to take a look at signage. The signs will direct people to the Museum of Flight's main entrance. The fourth sign (D -4), previously approved, was never installed, and its use is available for a possible need in the near future. Mr. Parsons also answered questions. Peter Bro, the Director of the Museum of Flight, addressed the issue of the fourth sign (D -4). Mr. Bro suggested if the fourth sign, which was not installed needs to go through approval again, maybe they could add it in the plans in the future. He also explained the purpose of the signs and answered questions. Commissioner Malina questioned staff on whether there was a limit on the timeframe in the permit process, for installing the previously approved sign (D-4). Brandon Miles responded to Commissioner Malina's question, stating that the applicant has six months to complete the work. However, once the permit expires, the applicant just needs to return and pay for a new permit, then install the sign. There were no further comments. The Public Hearing was closed. The BAR deliberated. HENRY MARVIN MADE A MOTION TO APPROVE CASE NUMBER L04 -079 WITH STAFF'S FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS. MARGARET BRATCHER SECONDED THE MOTION. ALL VOTED IN FAVOR. Director's Report: • Adoption of the 2005 budget coming up. There was a $500 increase in the PC budget. • Reminder that there is money for the PC to attend conferences. • Training literature will be sent to the PC as staff receives information. • Update on the Comprehensive Plan Amendment and the SAO. Steve thanked the PC members on their hard work. • When the revised Comp. Plans are printed, a copy will go to the PC members, highlighted to show the buffer and residential changes, at Commissioner Meryhew's request. • Follow -up on PC members making site visits — 2nd opinion from insurance carrier. • Joint PC /CC worksession on housing. • Code Amendment on the agenda in January. • Update on Sound Transit schedule. • Site visit of new development in the region. • January election of 2005 PC Officials. • • Page 4 Planning Commission December 9, 2004 MEETING ADJOURNED AT 9:58 PM Submitted by: Wynetta Bivens Administrative Secretary • city of Tukwila • Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: FILE NUMBER: APPLICANT: OWNERS: REQUEST: LOCATION: ASSOCIATED APPROVAL: NOTIFICATION: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED DECEMBER 2, 2004 December 9, 2004 L04 -049 — Westfield Shoppingtown Southcenter Greg Fitchitt, Development Director Westfield Corporation, Inc./Prudential Real Estate Investors Approval of the design for Westfield Shoppingtown Expansion, which includes a site plan for 597,009 square feet of new building square footage consisting of a three level addition to the mall, two parking structures, four new outlying building pads and associated site and landscape improvements; and elevations for the mall addition, for the two parking garages and for miscellaneous structures; and Approval of modification of the landscape standards imposed by the Zoning Code thereby allowing existing nonconforming conditions to continue per the Nonconforming Lots, Structures and Uses Chapter (18.70.080 (B) Tukwila Municipal Code (TMC.)) The site is southeast of the intersection of I -5 and I -405 and is bounded by Strander Boulevard, Southcenter Parkway, Tukwila Parkway, and Andover Park West, exclusive of the bank business in the northeast corner of the block. L04 -055 — Complementary Parking Approval and Administrative Parking Variance Notice of Application for this Type 4 permit was mailed to surrounding properties and posted on the site on August 26, 2004. Notice of Public Hearing was mailed to surrounding properties, posted on the site, and published in the Seattle Times on November 24, 2004. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Staff Report to the Board of Architectural Review L04 -049: Westfield Shoppingtown Southcenter COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: SEPA DETERMINATION: DECISION: STAFF: ATTACHMENTS: Tukwila Urban Center Tukwila Urban Center A Determination of Significance was issued on December 18, 2001. The draft Environmental Impact Statement was issued on June 21, 2004 and the final Environmental Impact Statement on October 7, 2004. Approval subject to conditions. Moira Carr Bradshaw A. Westfield Proposed Tenant Exterior Storefront Criteria B. Westfield Response Parking Structure Design Criteria C. Site and Architectural Plans (11" x 17" Set) D. Project Description, Elevations, Renderings, Landscaping, Lighting and Materials (3' x 4' Set) E. Westfield Shoppingtown Environmental Impact Statement (delivered separately) Page 2 of 23 Staff Report to the Boa•f Architectural Review • L04 -049: Westfield Shoppingtown Southcenter FINDINGS VICINITY INFORMATION The site encompasses for the most part a large City block that measures approximately 1,950 feet per side, exceeding a quarter mile along each block face. The bank in the northeast corner of the block however is not managed by Westfield or owned by its partner — Prudential Real Estate Investors. City streets of various widths surround the site. Beyond the City streets are interstate freeways and Gilliam creek on the north and west and retail and commercial service uses on the east and south. (Project Description Sheet of Attachment D) PROJECT INFORMATION Southcenter Shoppingtownl, which encompasses approximately 85 acres, was constructed in the late 1960's about the time that the adjacent interstate freeways were completed and it has been improved at various times over the last three and a half decades. Building square footage on the site consists of both the mall building and the five outlying structures and totals 1,472,071 gross square feet. (Sheet 0.1 of Attachment C) The proposed changes are a major departure from the existing configuration and character of the mall — the main building on the site. The overall limits of the project area are shown as the "limit of site work" on the Redevelopment Plan — Ground Level (Sheet 1.1 of Attachment C) This proposed expansion will "fill in" the space between J.C. Penney and Sears on the south side of the mall. A new connection or mall corridor will be created between those two anchors thereby allowing customers to walk in a circular pattern between the existing common corridor and the new corridor as well as on two levels in this new section. A number of new tenants with distinctive exteriors and entrances are to be located along the new south facade and face out towards the parking lot. The mall addition will generally be two stories, with a third story devoted to a new 16 screen movie theater. 1 Use of the words "Southcenter" and "Shoppingtown" refers to the entire site and its uses including the outlying parcels whereas "mall" refers to the self - contained facility with anchor stores, food court, etc. arranged around the common corridors. Page 3 of 23 Staff Report to the Board of Architectural Review L04 -049: Westfield Shoppingtown Southcenter The project also includes two separate parking structures — a one level parking deck adjacent to Sears and a two level parking deck adjacent to J.C. Penney. Each parking garage has a ramp along the outside wall providing vehicular access to the upper levels. The J.C. Penney ramp will also bridge between the garage and the mall roof providing access to rooftop parking and a service area. (Sheets 4.3 and 4.4 of Attachment C) Four new one story buildings are proposed around the south and west periphery of the site. (Sheet 1.0 or 1.1 of Attachment C) Elevations of the four outlying building pads and an overall signage plan will be presented to the BAR for review and approval in the future. The applicant plans on constructing the expansion in two phases. The first phase is construction of the Sear garage and west half of the mall expansion and opening this phase by the fall of 2006. The second phase is demolition of the Rainier Court corridor and construction of the remaining mall, garage and pads and opening this phase by the fall of 2007. PARKING SPACE SUPPLY The Director of Community Development reviewed and approved a Type 2 request for reduction in the number of parking spaces provided on site. The review considered a reduction resulting from complimentary uses and from a parking variance per the Off - Street Parking Chapter of the Zoning Code (18.56.070 (D & E) TMC.) The decision allows all food related attached square footage and the library to be considered complementary to the principal use. Given the square footage of uses anticipated in the expansion, the complimentary uses result in a 5.5 percent reduction in useable square feet and a requirement for 7,531 spaces. The parking variance, which has been approved subject to conditions, results in a reduction of 4.5 percent from the number of parking stalls required, resulting in a parking ratio of 4.8 stalls per 1,000 square feet of usable square footage, or 7,192 spaces. Conditions of approval for the parking variance included Westfield participation in improvements to transit and pedestrian facilities and development of a Transportation Demand Management Plan. PUBLIC COMMENT One email was received in response to the Notice of Application for the subject project. The email is from a tenant of the office building located in the southeast corner of Strander Boulevard and Southcenter Parkway. He expressed concern about the inability to access and make left turns on to Strander Boulevard due to high traffic volumes and about the impact this proposal will have on this condition. Page 4 of 23 Staff Report to. the Boaf Architectural Review L04 -049: Westfield Shoppingtown Southcenter • The City shares his concern. The Southcenter Access Improvement project is a City project that will improve the circulation and safety along this portion of Southcenter Parkway, including the adjacent sections of Klickitat Drive, the I -5 off ramp to Southcenter PY South and Strander BL. The City has conducted several workshops and traffic modeling and engineering analyses to develop alternatives and has selected a preferred design. The preferred design constructs a ramp along the east side of Southcenter PY for westbound Klickitat traffic. The City is currently in the next phase of the project that is to select an engineering firm to prepare a Design Report. A Design Report will potentially involve further analysis of alternatives and then to develop an alternative to 10% completion. The design report is expected to be completed about June 2006. DESIGN REVIEW CRITERIA The applicant's response to the criteria is contained on the Project Description Sheet of Attachment D. Below is the staff analysis and response. 1. Relationship of Structure to Site. a) The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; b) Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c) The height and scale of each building should be considered in relation to the site. As noted earlier, the street frontage exceeds a quarter of a mile along each of the four sides. The three new ground floor mall entrances will be setback from Strander BL and Andover Park West by approximately 600 feet, which is a long "city" block. (Sheet 1.0 of Attachment C) Three of the four new one story freestanding buildings are located adjacent to Strander BL. The fourth building is associated with Sears and is shown between two utility easements and cut into the hillside along Southcenter PY. As shown on the plans, this location may not work. See note on plans. The two parking structures will be built between Strander BL and the mall. Pedestrian connections to the mall will be at the ground level as well as at the second level adjacent to Sears and J.C. Penney through the two garages. The existing curb cuts and driveway locations will be modified slightly. The western most entrance along Strander moves west so that it aligns with the driveway leading into the "rear" parking/service area for Target and the primary entrance for Tukwila Pond Park. The two Page 5 of 23 Staff Report to the Board of Architectural Review L04 -049: Westfield Shoppingtown Southcenter driveways for Firestone will be eliminated due to the need for more pullout area in the transit zone on Andover Park West. Around the perimeter of the site, curbs, sidewalks and handicap ramps at driveways are substandard in some locations and will be upgraded where required per the Tukwila Municipal Code. Upgrades include reconstruction/construction of a six foot sidewalk, handicap ramps at driveways, etc. The perimeter landscaping will separate sidewalks from the curb line in some locations. Four drives through the southern limits of the site are significantly modified. The location of the drives, the rights of way for vehicles circulating through the area and the overall character of the drives are changed. In this staff report, for ease of description, these drives are called: Baker drive, which extends from the existing signalized intersection at Andover Park West to the J.C. Penney building; Promenade drive, which extends along the front of the south mall facade; Pond drive, which extends from Strander BL to the mall along the western portion of the site; and Target drive, which extends from Strander BL to the mall from the existing signalized intersection. The existing circulation pattern will be modified such that vehicles using the two drives from Strander BL, the Pond and Target drives, will have right of way priority over the vehicles driving around the circumference of the site. A right angle intersection and four way stop will be created at the southeast corner of J.C. Penney where Baker drive and the Promenade drive will intersect. Twelve foot to fourteen foot sidewalks will exist on both sides of Target, Pond and Baker drives. The cross sections for these drives show street trees and pedestrian lights adjacent to the curb and plantings adjacent to the parking areas. A canopy along the south sidewalk of Baker drive provides weather protection for pedestrians walking from the transit zone to the mall. (Sheet 4.4 of Attachment D) Along the mall facade of the Promenade drive, sidewalks of 28 feet to 8 feet in width will allow space for trees, benches, trash receptacles, outdoor dining, and pedestrian lighting. The Promenade meanders slightly and provides pullouts to accommodate drop -off and pick -up of customers. Special paving and a zero curb will characterize this area and bollards will provide separation of vehicles and pedestrians. (Sheet 6.1 of Attachment D) Between the Sears and J.C. Penney, a new service area will be built on the roof of the mall addition, which is to be built. Additional service areas will be enclosed within the building along the pedestrian Promenade building frontage. The building heights will transition from one story to approximately six stories in the center of the mall expansion. The pads along Strander BL will be one story. The next structures from Strander will be the parking garages that will be one story, with the JC Penney garage Page 6 of 23 Staff Report to the Boaaof Architectural Review L04 -049: Westfield Shoppingtown Southcenter • stepping up to two stories adjacent to the south mall facade. The south mall facade will be two stories stepping up to over six toward the center of the structure for the theater space. (Sheet 4.1 of Attachment D) 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 efficiency and convenience should be encouraged; e) Compatibility of on -site vehicular circulation with street circulation should be encouraged. Landscape transition to adjacent properties exists around the perimeter of the site either behind the public sidewalk or between the sidewalk and street curb. This perimeter landscaping in some cases does not meet the minimum 15 feet or may be located within the public right of way. There are currently two major loading and service zones along the mall facade between J.C. Penney and Sears. New service areas along this section (Sheet 4.1 of Attachment D) will be enclosed within the building and will be accessed via metal doors that are painted to match the adjacent material colors. According to the applicant most major loading and unloading occurs when the mall is closed. Minor changes in access to the site are proposed. There are currently 11 driveways currently available for customers, four of which are signalized. Modifications to some of the unsignalized intersections will be made for safety purposes as required by the Public Works Director. The intersection of Pond drive on Strander BL will be restricted to a right in right out movement. The two driveways serving the U.S. Post Office will be restricted to right in right out movement. The northern-most U.S. Post Office driveway can be returned to full access if and when a center refuge on Andover Park West is built (I.E. a center two way left turn lane.) The two driveways accessing the Firestone site will be eliminated. The two signalized intersections within the project's limits, the Target and Baker drives, will be sized and striped to provide two lanes for incoming and outgoing vehicular traffic. A ramp for the Southcenter Access Project discussed under Public Comment will potentially require columnar support on the mall property in the vicinity of the pad labeled "TBA." The Page 7 of 23 Staff Report to the Board of Architectural Review L04 -049: Westfield Shoppingtown Southcenter applicant has noted that "TBA" will return to the BAR for building design review and possible shift in the location of this building, subject to the Southcenter Access Project. 3. Landscaping and Site Treatment. a) Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b) Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f) Screening of service yards, and other places that tend to be unsightly, should be accomplished by use of walls, fencing, planting or a combination; g) In areas where general planting will not prosper, other materials such as fences, walls and paviings of wood, brick, stone or gravel may be used; h) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The site is relatively flat except for the west side where the bottom of the Green River valley meets the valley wall at the edge of the parking lot, creating a grade change of over 20 feet. Grade changes of 2 — 4 feet exist along the edges of the site and occur primarily in the perimeter landscape areas along Strander BL and Tukwila PY. The applicant recognizes the opportunity to provide views of and allow Mount Rainier to provide a backdrop for the south side of the mall. Glass facades and a balcony at the food court and at the lobby area for the theater take advantage of this landscape feature. (Project Description Sheet of Attachment D) Deciduous canopy trees will be planted within the promenade and demarcate the new circulation paths on the south side of the site. Colorful entryway plantings will be added at the drive intersections with Strander and Andover Park West. The applicant duplicates the design recommended for focal points within the CBD per the City's adopted plan. Page 8 of 23 Staff Report to the Boa of Architectural Review L04 -049: Westfield Shoppingtown Southcenter • Plantings are also used at the upper stories of the mall facade although specifications for these areas are not detailed on the Landscape Plan. (Sheet 5.2 of Attachment D) Planting islands will be layered with both shrub and groundcover components. (Sheet 4.2 of Attachment D) The two glass pavilions at the new primary and secondary entrances to the mall will dominate the nighttime lighting for the mall. Pedestrian level lighting will be added along the four drives. The pedestrian fixture reflects the "v" shaped metal ornament that is used throughout the architecture of the site. Decorative and pedestrian level lighting are provided along the pilasters of the garages and under the pedestrian canopy. (Sheet 4.1 of Attachment D) Typical parking lot lighting for site security is included in the proposal. (Sheet 5.4 of Attachment D) 4. Building Design. a) Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b) Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c) Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d) Colors should be harmonious, with bright or brilliant colors used only for accent; e) Mechanical equipment or other utility hardware on roof ground or buildings should be screened from view; J) Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g) Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The mall's expansion is in a contemporary design. The height of the expansion will be three stories and approximately 80 feet at the tallest point, which will accommodate the theater on the third floor. The existing predominate ochre brick with sandstone accents around the four sides of the mall will be carried over into parts of the expansion, primarily in the vertical service towers. Elements of glass and metal accent the mall's new entrances. Insulated clear glass curtain walls over a painted metal frame dominate the elevation and highlight two of the three new entrances to the mall. Page 9 of 23 Staff Report to the Board of Architectural Review L04 -049: Westfield Shoppingtown Southcenter High quality materials such as slate and limestone and colored medium sandblast precast concrete will face the walls at pedestrian levels. Reveals will be used on the concrete to add interest and break up its mass. EFIS2 and HardiPanel3 are used at upper elevations and not used extensively on the lower elevation of the proposed facade. (Sheet 6.0 of Attachment D) The mass of the upper level EIFS panels will be broken by reveals. The lower level more prominent building forms such as the vertical brick exit and service towers are designed with vertical openings /windows of painted aluminum. Colors are a variety of browns, whites, and soft blues, greens and a canary yellow. Mechanical equipment is indicated for the main mall roof and located behind new skylights. (Sheet 1.3 of Attachment C) Additional ground mounted utilities are expected but cannot be located until site improvements are coordinated with the various utilities. The applicant asks for design flexibility to facilitate the timeliness of leasing and improvement of the separate tenant spaces along the new south facade of the mall. Design guidelines for the tenant space are submitted to support this request. (Attachment A) The tenant spaces shown along the bottom half on Sheet 4.1 (Sheet 4.1 of Attachment D) are illustrative. The actual tenants have not been leased and/or the tenant space designs have not been completed. Westfield plans to allow each tenant the opportunity to design a storefront unique to their business identity but within the parameters as shown on the Tenant Storefront Criteria on Attachment A. As the criteria explain there are specific objectives Westfield wants to accomplish with all the tenant improvements: a modern design with high quality materials; harmonious integration and compatibility with the larger elevation and the greater surrounding design theme; visual variety and interest; pedestrian orientation; individual tenant identity and visibility. Westfield provides a list of elements that will be evaluated relative to the above objectives: Permitted materials, Lighting, Patios, Bump- outs /Articulation, Entries, Color, and Signage. Their list of permitted tenant materials is comprehensive. Wood stands out as being one material that is currently not part of the materials being proposed for the larger project nor is wood evident elsewhere on the site. Exterior lighting that is appropriately scaled and compatible with the overall architectural expression of the project is encouraged. 2 Exterior Insulation and Finish Systems (EIFS) is a multi- layered exterior wall system that consists of insulation board, made of polystyrene foam that is secured to the wall with a special adhesive. A durable water - resistant coat is applied to the top and reinforced with fiberglass mesh and then topped with an acrylic co- polymer technology. 3 HardiPanel is a fiber cement siding. Page 10 of 23 Staff Report to the Boaaof Architectural Review L04 -049: Westfield Shoppingtown Southcenter • Patio seating in appropriate tenants is required by Westfield. Again the language of the criteria refers to the overall architectural statement of the project and specifically discusses maintaining sufficient depth along the Promenade's sidewalk for pedestrian passage. Bump- outs /Articulation are encouraged and each tenant space must have a least one exterior entry. (Although it appears that the exterior is the only means of accessing these businesses.) Color choices is not restricted but must be harmonious with the overall project, which are noted above. Signage must conform to Tukwila's Code and be approved by Westfield. 5. Miscellaneous Structures and Street Furniture. a) Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Metal benches, bollards, tree grates, pedestrian lights and trashcans are proposed for the Promenade drive and along the Pond and Target drives. A canopy is proposed for Baker drive. Its materials and shape reflects the other improvements on site. The gateway tower, which is located at the northeast corner of the J.C. Penney garage, repeats the architectural vocabulary of the eastern mall entrance, which is located between J.C. Penney and Mervyns, by using the brick and sandstone colored horizontal banding. The shape of the tower more closely follows the vertical service towers on the new facade. (Sheet 1.5 and 1.6 of Attachment C) Lighting of the tower includes uplighting of the "crown" on top and the "balcony" feature in the middle. A simple open air ramp bridges the space between the Sears garage and the western mall entry. A column supports the bridge outside the mall entrance. The materials are the same materials used for the garage. (Sheet 1.8 of Attachment C) The ramp between the J.C. Penney garage and the mall provides a covered pedestrian walkway with a vehicular ramp overhead. The pedestrian level is open at the sides with a metal railing. The overall mass of the structure is broken up through the use of two colors of precast, the use of detail /reveals and variation in the edges and surface. The bridge is self - supporting so there is no ground level obstruction created. The applicant will be submitting a comprehensive signage plan for BAR review sometime in the future as the plans for the expansion progress. Page 11 of 23 Staff Report to the Board of Architectural Review • • L04 -049: Westfield Shoppingtown Southcenter In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (18.100.030 TMC.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. COMPREHENSIVE PLAN POLICIES 6. Commercial Areas - Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth- flowing traffic patterns, are well- maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses ". a) The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). b) The development provides adequate parking and lighting (1.7.3) c) In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible (1.11.4). Parking adequacy was considered during the review of the Type 2 request for parking reduction. The applicant will have a sufficient supply for typical demand and a Transportation Demand Management Plan is required to gain reductions in employee parking during peak shopping periods. Three general types of lighting are proposed — security lighting for the garages and parking lot, internally lit lighting that will illuminate the windows along the facade of the mall and decorative lighting along the walkways and at significant building details. (Sheet 6.1 of Attachment D) 7. Tukwila Urban Center (TUC) - Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" a) Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). b) The development should be designed with an appropriate scale and proportion; pedestrian- oriented features and street front activity areas, such as ground floor windows, Page 12 of 23 Staff Report to the Boaaof Architectural Review L04 -049: Westfield Shoppingtown Southcenter • modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond (10.2.7). c) Parking areas should be designed with appropriate screening, landscaping and corner site /parking relationships (10.2.6) d) The development should achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural /site design /landscape elements and co- existence of auto /transit /pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). Internal circulation within the site has been maintained with, for the most part, a drive adjacent to the mall building as well as with peripheral drives on the north and south side towards the perimeter of the site. For example the Baker drive will now intersect at a four way intersection that is currently a T intersection offset by 75 feet with another T intersection going the opposite direction. (Compare Sheet 0.1 with 1.1 on Attachment C) The parking structures are placed adjacent to the Pond and Target drives thereby providing a building wall adjacent to the sidewalks. The height of the opening on the first floor of 16 feet allows for possible future conversion of the ground floor to retail use. (Bottom elevations, Sheets 1.7 and 1.8 of Attachment C) PARKING STRUCTURE DESIGN GUIDELINES The applicant's response to the Parking Structure Design Guidelines is contained on Attachment B. 8. Parking Structure Design. a) A safety plan shall be developed that addresses the design solutions for pedestrian entry and exist from the building and throughout the structure from floor to floor and may include solutions such as external elevator towers and stairwells that are open to public view or enclosed with transparent glazing. b) Garage entrances shall be subordinate to the pedestrian entrance in terms of prominence on the street location and design emphasis and hierarchy. c) Elevators to parking garages should be clearly visible from sidewalks. d) Parking structures top floor wall designs must conform to one or more of the following options: Page 13 of 23 Staff Report to the Board f Architectural Review • • L04 -049: Westfield Shoppingtown Southcenter i. Top floor wall with architectural focal point. A top floor wall focal point refers to a prominent wall edge feature such as a glazed elevator and or stair tower, or top floor line trellis structure. ii. Top floor wall line variation: • Projecting Cornice: Top floor wall line articulated through a variation or step in cornice height or detail. Cornices must be located at or near the top of the wall or parapet. • Articulated parapet. Top floor wall line parapets incorporating angled curved or stepped detail elements. Pedestrian circulation out of and into the parking garages occurs at various locations. (Sheets 1.1, 1.2, 1.3 of Attachment C) Access will primarily be to the north and south of each garage. Pedestrians will have access to the mall via connections across the Promenade drive at the ground level and at the second level via a bridge from each garage. Towers denote pedestrian circulation points within the garages. An elevator for each garage is provided in the northeast corner of each garage and stairs are located within the garage catty corner from each of the elevator /stair locations. The stairwells inside the garages are open to allow visibility. The stair towers have openings to the outside as well. (Sheets 1.7 Attachment C) Within the larger J.C. Penney garage an additional stair tower is located midway along the west side adjacent to Target drive. This stairway is designed with an outside screen wall of plants. Vehicular access to the garages is mainly at the north and south ends of the garages and parking aisles, with an additional access for the larger J.C. Penney garage adjacent to Target drive midway along the side of the parking structure. The upper floors of the garages have parapet walls that screen visibility of car grills. The top edge of the parapet walls has a short angled top edge separated from the lower wall by a reveal. 9. Parking Structure Character and Massing. a) Parking structure facades over one hundred fifty feet in length should incorporate vertical and or horizontal variations in setback, material or fenestration design along the length of the applicable facade, in at least one or more of the following ways: i. Vertical Facade Changes. Incorporation of intervals of architectural variation at least every eighty feet over the length of the applicable facade such as: • Varying the arrangement, proportioning and or design of garage floor opening; • Incorporating changes in architectural materials; and /or • Projecting forward or recessing back portions of the elements of the parking structure facade. ii. Horizontal Facade Changes. Designed differentiation of the ground floor from upper floors such as: Page 14 of 23 Staff Report to the Boa of Architectural Review L04 -049: Westfield Shoppingtown Southcenter • Stepping back the upper floors from the street level facade; • Changing materials between the structure base and upper floors; and /or • Including a continuous cornice line or pedestrian weather protection element between the ground floor and upper floors. The Sears and J.C. Penney garages are approximately 330 and 400 feet long respectively along the adjacent Pond and Target drives. They are designed with three and four column and beam design that is ornamented with a metal accent at the lower openings. The column and beam element extends to the second floor where one exists on the J.C. Penney garage. The ground floor has 16 foot tall openings. Where the garage abuts a sidewalk, the garage openings have a base between the pilasters or columns that will be setback to allow a landscape element between the columns. The garages are built with two colors of precast concrete accented with the blue metal ornament in the lower openings and the blue painted light sconces on the columns. The ochre colored concrete will have a medium sandblast finish whose purpose is to harmonize with the brick, which is the dominant building material throughout the site. The contrasting light cream colored concrete provides vertical as well as horizontal facade change. 10. Minimizing Views into the Parking Structure Interior. a) Facades of parking structures shall be designed without continuous horizontal parking floor openings. b) Any portion of a parking structure ground floor with exposed parking areas adjacent to a public street shall minimize views into the parking structure interior through one or more of the following methods: i. Decorative trellis work and or screening as architectural elements on the parking structure facade, without compromising the open parking structure of the Uniform Building Code; ii. Glass window display cases incorporated into pedestrian walls built between two structural pillars. Glass window display cases shall be at least two feet deep, begin 12 — 30 inches above the finished grade of the sidewalk, and cover at least sixty percent of the area between two pillars. The trellis work or window display cases may be reviewed if the proponent can demonstrate that there is some other method to minimize views into the parking structure. The BAR shall approve alternate methods. In addition to the above, views into the upper floors of parking structure shall be minimized through one or more of the following methods: Page 15 of 23 Staff Report to the Board of Architectural Review • L04 -049: Westfield Shoppingtown Southcenter • The use of planters integrated into the upper floors of parking structure facade design • Decorative trellis work and or screening as architectural elements on the parking structure upper floor facades; and /or • Upper parking floors designed as a pattern of window like openings on the parking structure facade. Vehicular and pedestrian accesses to the parking structures are designed with a variety of treatments. Major vehicular access is designed into the end of the parking aisles along the south ends; more limited openings are designed along the north ends of the structures adjacent to the Promenade drive. One additional opening is located on the larger of the two garages (J.C. Penney) toward the center of the structure on the pedestrian (west) side. One ramp to the upper floor(s) is available for each garage. The ramp for the Sears garage is internally located and for the J.C. Penney garage is externally located. (Sheets 1.1, 1.2, & 1.3 of Attachment C) Columns that are part of the architecture of the building wall separate these vehicular entrances. The parking structures will be setback approximately 200 feet from Strander BL and 300 feet from Andover Park West. Buildings located along Strander and Andover Park West provide some screening of the structures. Parked cars on the floors of the garages will be screened from view by the height of the parapet wall or foundation wall, which are four feet. NONCONFORMING LANDSCAPING 11. Nonconforming Landscape Areas "At such time as a change requiring desire review approval is proposed for a use or structure, and the associated premises does not comply with the landscape requirements of this title, a landscape plan that conforms to the requirement s of this title shall be submitted for approval along with the design review application." (18.70.090 TMC.) Landscaping standards for this district are 15 feet of perimeter landscaping with trees and shrubs or landscape berms that enhance the streetscape and screen parking areas. Fifteen square feet of landscaping per parking stall with landscape islands of 100 square feet is required in the interior of the site with plantings located at the ends of each interior row and elsewhere to break up the expanse of asphalt in a parking lot. The site does not fully comply with the standards of the Landscaping, Recreation, Recycling/Solid Waste Space Requirements Chapter adopted in 1999 (18.52 TMC.) The entire perimeter of the site has a landscape strip that varies in depth that is planted with deciduous trees and either grass or a shrub mix. Some the perimeter landscaping may also be located in public rights -of -way. Landscaping within the interior of the parking lot is limited and variable and follows no specific pattern. Page 16 of 23 Staff Report to the Bo9of Architectural Review L04 -049: Westfield Shoppingtown Southcenter Installation of landscaping in the interior of the parking areas requires elimination of sections of asphalt and excavation of compacted substandard soil and trenching throughout the adjacent area to provide irrigation as required by the General Landscaping and Screening Requirements (18.52.040 TMC.) The applicant proposes limiting their landscape improvements to the area within the limits of their scope of work on the south side of the 85 acre site. The applicant's site work is focused within the southern half of the site, which is approximately 32 acres. Outside of the garages, landscaping has been added to the ends of most of the parking aisles. Landscaping is also added along both sides of the sidewalks along the four drives discussed above. There are several areas however that are within the south side of the site that are not being improved with landscaping. They are west of the transit zone on Andover Park West, west of Key Bank, which is in the southeast corner of the site, and west of Oliver Garden. A large portion of the north half of the site is not owned by Westfield's partner, Prudential Real Estate Investors, but is owned by the Bon Macey's corporation, which makes modification of that portion of the site subject to the approval of another party. CONCLUSIONS The Board of Architectural Review, pursuant to Tukwila Municipal Code (TMC) Section 18.108.040, and upon finding of the facts above, hereby makes the following conclusions under the city's Design Review Criteria (18.60.050 TMC) and Determination of Consistency with Adopted Plans and Regulations for type 4 approvals (18.100.030 TMC.) DESIGN REVIEW CRITERIA 1. Relationship of Structure to Site. The placement of the mall expansion, parking garages and pads provides for a desirable transition with the adjacent streetscape. The three drives — Baker, Pond and Target — will generously accommodate pedestrians by not only providing sidewalk space but also including pedestrian lights and street trees. In addition, Baker drive provides weather protection between the transit center and the mall. Introducing parking garages to the site allows a significant amount of the parking to be screened. The location of the parking structures also breaks up the expanse of parking on the south side of the block. The scale of the various structures steps up gradually from the street front along Strander BL to the center of the site. Services areas will continue to exist along the south ground level of the mall and are also located within the building behind doors that close. A third loading and service area is on the mall roof, away from the majority of customers. Page 17 of 23 Staff Report to the Board of Architectural Review • L04 -049: Westfield Shoppingtown Southcenter Because of the auto character of the adjacent streets or because of existing conditions, perimeter landscaping between the curb and the sidewalk is appropriate. 2. Relationship of Structure and Site to Adjoining Area. The project creates an extension of the street grid onto the site and smoothly connects the interior circulation system with city streets. Removing the two curb cuts at Firestone will allow expansion of the transit zone to accommodate multiple bus movements and prevent incursions into the adjacent travel lanes. Turning movements at Pond drive and at the U.S. Post Office will be restricted to right in right out to reduce the potential turning. Adequate storage and queuing space will be created by lane width and length and by circulation priorities on the interior drives. The new location of the Baker drive will also improve its function and movement onto and off of the site from Andover Park West and from the east side in general. The use of drop off and pick up areas along the Promenade will be a reasonable improvement and upgrade over the existing layout providing convenience, protection and separation of vehicles from pedestrians. Careful placement of bollards will protect pedestrians in this area from service vehicles. 3. Landscaping and Site Treatment. The design of the project preserves and takes advantage of views of Mt. Rainier. Grades remain relatively level. Where grade is a factor along Strander BL, the walkway is separated from the street so that the landscaping provides the transition rather than walls or railings. The applicant recognizes and incorporates plants from the Tukwila CBD Street Tree Program both for the various street trees and for the recommended nodal plantings for major street intersections. Above ground utility locations are yet to be determined and could be unsightly. Proper screening with landscaping or low walls would mitigate the negative impact of these uses. The placement of the interior landscaping along the drives strengthens the circulation scheme for the site and the drive placement emphasizes and enhances the glass atrium architecture of the secondary entrance on the east side towards the east adjacent to J.C. Penney. Landscaping is shown along the new facade of the building and at upper levels softening the mass of the building and providing detail and variety; however, plants are not specified on the Landscape Plan. The glass atrium allows the interior lighting to become a nighttime architectural element. Page .18 of 23 Staff Report to the Board of Architectural Review L04 -049: Westfield Shoppingtown Southcenter • The design guidelines proposed for the tenant spaces stipulate that lighting will be an element of the tenant improvements. Nighttime lighting has been generously provided through the use of pedestrian fixtures along the drives and through the use of bracket or sconce lighting along the columns of the parking garages and the pedestrian canopy. 4. Building Design. While the new architectural style departs from the existing building, the applicant integrates the dominant material and color into the proposed expansion. New materials and greater use of color are introduced in the new structures. EIFS, which does not wear well adjacent to human use and is not a prominent building material on site, is limited to the upper elevations. Colors while more varied are soft and not brilliant. The mechanical equipment is sufficiently screened. High quality building materials are used in the high traffic areas around entrances and pedestrian walkways. Building components as well as architectural ornamentation are used to break up blank service areas of the facade and integrated into the design in a harmonious interesting way. The plan to place mechanical equipment on the roof, setback from the edge, eliminates its visibility. Ground mounted utilities that may be needed are not known at this time. Overall exterior lighting is subdued and part of the architectural program yet it is subtle and nonintrusive in design. The sconce on the garage columns is harmonious with the design of the garages and the freestanding pedestrian pole reflects the ornamentation that will be used throughout the architecture for the project. Regarding the future design of the tenant improvements as prescribed with the Tenant Design Guidelines, (Attachment A) landscaping is not included yet it seems to be anticipated as illustrated in the elevations (Sheet 4.1 of Attachment D) Listing landscaping and the objectives for plantings on the tenant guidelines will support the design program goals and the project as presented in the drawings. With regard to potential building materials, the applicant chooses to be all inclusive. Continuity and cohesiveness currently exists for the mall, which is created through the predominate use of brick. Limiting the number of materials used and specifically minimizing the use of wood would preserve the current cohesiveness of the project and prevent a bi -polar character to the architecture of the site. The use of colored precast concrete with a medium sandblast finish (Sheet 6.0 of Attachment D) on the garage attempts to duplicate the brick and provides good texture. Page 19 of 23 Staff Report to the Board o f Architectural Review • L04 -049: Westfield Shoppingtown Southcenter 5. Miscellaneous Structures and Street Furniture. The proposed pedestrian canopies, bollards, pedestrian lights, benches, all harmoniously reflect the architectural style of the building design. The gateway tower creates a strong visual and physical connection to the new entry from Andover Park West. The pedestrian/vehicle bridges are compatible in scale and materials and are well proportioned and detailed. COMPREHENSIVE PLAN GUIDELINES. 6. Commercial Areas Goal The proposal connects the surrounding streetscape with the project by replicating a public street cross section in the drives. Extending and improving the three drives — Baker, Pond and Target; using street trees, pedestrian lights, street furniture; and locating the parking garages adjacent to the drives all assist in reducing the dominance of the parking areas, bridging the distance between the main mall building and the surrounding public streets and integrating the mall with its surroundings. Drives leading into the site from surrounding streets are enlarged and modified to ease and improve intersections within the site. The design of the drives will allow smooth flowing traffic and welcome visitors and pedestrians. 7. Tukwila Urban Center Goal The design of the project and the use and placement of materials will result in an attractive, functional environment. The design of the project should support the goal of diversifying the mix of uses and enhancing the entertainment component of at the mall. The design of the garages allows for their potential future conversion to mixed -use structures. Strong visual and physical connections are created between the mall and the adjacent streets. A sense of entry and place making is created by the alignment of the drives with important architectural features of the project. A tower monument that acts as a gateway to the Promenade is located at the northeast corner of the J.C. Penney garage and will be a visual focal point for Baker drive. Target drive is aligned with the new secondary mall atrium entrance. Pond drive is aligned with the facade of a future tenant. In addition, the location of Pond drive will provide a vista to the south to the Tukwila Pond Park public access point. Positive pedestrian environments are created along mall pathways and sidewalks. Comfortable walking experiences are established through placement of sidewalks along building fronts, through the use of a canopy to provide protection and through the frequent use and spacing of street trees and pedestrian scaled lighting. Page 20 of 23 Staff Report to the Boar of Architectural Review L04 -049: Westfield Shoppingtown Southcenter PARKING STRUCTURE DESIGN CRITERIA 8. Parking Structure Design The design of the parking structures creates obvious visual cues for entry and exit for both pedestrians and vehicles. Pedestrian entry points are highlighted through the use of the darker colored precast concrete and corner towers. Pedestrian entrances are treated to tower building massing as compared to the simple building wall openings for vehicles. The new parking structures are part of the overall architectural composition of the mall. They look like buildings with strong vertical elements, the creation of a sense of a building wall and a cornice edge to the top parapet. 9. Parking Structure Character and Massing The architectural pattern established through the use of the three and four rectilinear columns and pilasters and beams provides interest and form to the parking structures. The use of brick and two colors of precast concrete provide vertical and horizontal variation in treatment creating the illusion of modulation. The buildings are ornamented with colored metal and sconces to provide interest and detail as well as coordination with the main mall structure. 10. Minimizing Views into the Parking Structure Interior The use of the columns and pilasters and beams breaks up the facade wall and eliminates the appearance of the continuous parking floors, and gives the appearance of a building with window openings. Views into the garage are minimized for customers on the sidewalks as well as from elsewhere on the site. The height of the parapet walls minimizes the views into the upper levels of the garages. NONCONFORMING LANDSCAPE APPROVAL 11. Nonconforming Landscape Areas "The BAR may modify the standards imposed by this title when in their judgment s trict c ompliance w ith t he 1 andscaping s tandards oft his c ode would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking areas and or adequately enhance the premises Page 21 of 23 Staff Report to the Board f Architectural Review • L04 -049: Westfield Shoppingtown Southcenter appropriate to the use district and location oft he s ite. " (18.70.090 (B) TMC) As discussed above, further reduction of the nonconforming landscape areas would require the applicant to expand the scope of their work beyond the limits of their project area requiring significant disruption to the parking areas in order to extend water lines and install irrigation. The size of the applicant's site is significant, encompassing between a third and a half of the 85 acre site. Limiting the site work the south end of the site and south of the northern limit of the site work would be reasonable. There are areas within the south side of the site however, where additional plantings could be added to enhance the overall appearance of the improvements, functionality of the site and break up of the expanse of parking areas. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions of the staff report and approve the request subject to three conditions. • a site plan for up to 597,009 square feet of new building square footage consisting of a three level addition to the mall, two parking structures, four new outlying building pads and associated site and landscape improvements; and • elevations for the mall addition, for the two parking garages and for the miscellaneous structures; and • modification of the landscape standards imposed by the Zoning Code for the remaining nonconforming portions of the perimeter and interior parking lot. Design Review Conditions: 1. Ground mounted utilities shall be located and/or screened so that they are unobtrusive. 2. The Tenant Guidelines (Attachment A) shall be modified so that there is a narrative created for Permitted Materials. The narrative shall specify that building material choices support the cohesiveness of the architecture of the mall, be durable and chosen from the permitted list of materials, and that other materials not listed be used as accent. Wood shall be taken off the permitted list of materials. A Landscaping element shall also be added with the objective that plant material be used to provide transitions between building and pedestrian areas, soften building edges, provide focal points where needed and create interest and detail. Nonconforming Landscape Condition: 3. Between the northerly limits of the scope of work and Strander BL, plants shall be added in all areas where opportunities exist that will not produce displacement of parking or circulation such as at the end of parking aisles between the J.C. Penney garage and Page 22 of 23 Staff Report to the Board of Architectural Review • L04 -049: Westfield Shoppingtown Southcenter Andover Park West. In addition, setback the parking stalls adjacent to the transit zone to accommodate the requested 11 feet in additional depth. (Sheet 1.1 of Attachment C) The applicant will return to the BAR with elevations for the four outlying buildings and a comprehensive signage plan for the site. Q:\mall \barstaff.doc Page 23 of 23 Westfield Shoppingtown Southcenter Expansion Tenant Exterior Storefront Criteria Supplement to BAR submittal August 23, 2004 As shown on BAR submittal sheet 4 :1, certain elements of the south facade will be developed in conjunction with individual tenants. Examples of how these individual elements could evolve are shown on sheet 4.2. Westfield will work with the individual tenants to develop facade designs that integrate harmoniously with the larger elevation while providing pedestrian -scale visual interest, variation, and individual tenant identity. Significant design elements are anticipated to include patio seating, awnings, umbrellas and/or canopies, vertical and horizontal articulation at and above street level, accent lighting, fenestration, signage, landscaping and sculptural elements. Colors and materials will be selected which complement the larger design theme of the project, and may include slate or other stone, brick, plaster, glass, painted or brushed metal, wood and/or masonry. The objective for each tenant facade will be to achieve a modem design with high - quality materials, providing tenant visibility and identity with a pedestrian orientation, visual variety and interest, compatible with the greater surrounding design theme. Permitted materials Slate Stone Brick Plaster Glass Painted or brushed metal Wood Masonry Lighting Essential to creating the sense of intimacy and a pedestrian friendly environment, exterior lighting fixtures are encouraged. The lighting shall be appropriately scaled and compatible with the overall architectural expression of the project. Patios Patio seating is encouraged, including both outdoor, covered, semi - enclosed or enclosed patios. Fences and/or gates enclosing the patio areas shall permit visibility into the ATTACHMENT A patio space. Any enclosed patio structure shall be compatible with the overall tenant architectural statement. Patio seating shall allow for pedestrian passage outside the line of the patio. Bump- outs /Articulation The overall south elevation includes significant vertical and horizontal articulation. Additional vertical and horizontal articulation to animate tenant facades is encouraged. Entries Each exterior - facing tenant shall have at least one exterior entry into the tenant space. Color Tenant facades may include a variety of colors. Facade colors shall be approved by Westfield and shall be harmonious with the colors and materials of the greater area. Signage Signage shall conform to the requirements of the comprehensive signage program to be developed in conjunction with the City of Tukwila. Westfield Shoppingtown Southcenter Parking Structure Design The parking structure design provides articulation and variation through height differentials at stair towers and other elements, variation in textures and colors, imprints /recessions within the dominant materials, and feature elements such as decorative flags. An elevated element at the northeast corner of the JCPenney structure with flagpoles added for emphasis, combined with a curving, tree -lined roadway, provides a gateway to the easterly intersection of Andover Park West and Baker. The parking structures offer ample pedestrian connections to /from the structures and the mall (including bridges directly in to the level 2 mall from both structures), crosswalks with enhanced paving (street print) at grade, multiple stair towers as well as an elevator in both structures. Stair towers are built higher than the prevailing parapet elevations of the structures to provide vertical articulation to the structures and identification for the towers. The main pedestrian entries to the shoppingtown expansion (primary entrance near Sears and secondary entrance near JCPenney) are the dominant features of the expansion, aligned with the pedestrian connections to Strander and featuring significant glass facade elements. A vibrant pedestrian promenade featuring numerous restaurants, patio dining, wide sidewalks and pedestrian amenities interconnects the surface parking, parking structures, and new shopping center building. The parking structure facades incorporate a triptych as an architectural feature proud of the ramps on both structures, providing rhythm to the design while breaking up the expanse of the facade. The facades are further refined with the addition of trees and landscape along the perimeter where feasible. Parapet walls serve as protective barriers while screening the cars parked on the upper levels from public view. ATTACHMENT B . • ,ice f■:! WeslRe[c[ S H O P P 1 N G T O W N SOUTHCENTER TABLE OF CONTENTS SITE PLAN & ARCHITECTUTRAL PLANS 0.1 Existing Site Plan 1.0 Site Plan 1.1 Redevelopment Plan - Ground Level 1.2 Redevelopment Plan - Level 2 1.3 Redevelopment Plan - Level 3 1.5 Enlarged Plan - Gateway Exhibit 1.6 Enlarged Plan - Covered Pedestrian Connection From Andover Park West 1.7 Enlarged Plan - Parking Structure 'B' Elevations 1.8 Enlarged Plan - Parking Structure 'A' Elevations 1.9 Enlarged Plan - Parking Structure 'A' Elevation 2.0 Project Description ELEVATIONS & RENDERING 4.0 4.1 4.2 4.3 4.4 MATERIALS BOARD Illustrative Rendering Front Elevation (South) Front Elevation - Tenant & Sign Examples Parking Structure Elevations Parking Structure Elevations 6.0 Concept of Materials 6.1 Concept of Amenities LANDSCAPE & CIVIL PLANS 5.2 Preliminary Landscape 5.4 Preliminary Site Lighting Plan Westfield Design 11601 Wilshire Blvd., 12th Floor Los Angeles, CA 90025 Westfield Southcenter Shoppingtown 633 Southcenter Drive, King County Seattle, WA 98188.2888 UtS, tI . nMOnip4000'EB 200411.5011.P,mnarien SIsabIGrapN, fikaUBB PmWropaI5G4Ih.1.080161.6 RECEIVED NOV 2 4 2004 COMMUNITY DEVELOPMENT S .1.secNR - Ro01mD INTERSmlcR A 6' A V DNORDSTROM • r 0 0 Wag I£Vill 71 :leoenneu[ 0 o = ii MIMI 3 LEIS � a 4' A 2 N O 4 4' ,4 L Q 9 DOUBLE IRIS 001 (r' El 7 J 1 STRANDER BOULEVARD 100• 200• SITE STATISTICS EXISTING MALL GLA ANCHORS 913,438 MALL SHOPS (Ind. Food Court & KFosks) 321,935 OUTPARCELS 45,436 TOTAL 1,280,809 EXISTING PARKING SPACES MALL PARKING AREA 6,679 HOTEL PARCEL 326 TOTAL EXISTING PARKING SPACES 7,005 a{SnthomAnsiOLI00'fs 130 416S011.Pru.mtion BMUICM FiuLEO.11RbEN0tT01s 01114 EXISTING SITE PLAN 0.1 'estfiei Pmnonnmraor n,„ SOUTH(3ENTER WALL EXTENSION MO NA Ds* 11031 th Awls. CA 0025 sCALE: r- 10010001421 r- 20017061211 • PARKWAY NORDSTROM 3 1F615 GROUND LEVEL NOTE 1: OJTPARCEU3 SHOWN FOR =M ON AND LAYOUT. FUTURE PIES 971 RETURN TO BAR AT A FUTURE DAZE FOR WREN OF BURLNG DES ON. IRA 951 RETURN 10 BAR. FOR B09IDNa DB= RENEW 492 POSSIBLE SHIFT N LEGATION, SUBJECT TO QTY OF TUKWILA SOUMCUOER ACCESS PROJECT. V,pf Of�T STRANDER BOULEVARD EB 0 I I 0 100' 200' SCONCE UPLIGHTING THE UNDERSIDE OF METAL CANOPY A PARKING/ FUTURE RETAIL STREET LIGHT 20' 15' C '- 8' -14'/- 6'-14' 12' 30' f-14' -� TYPICAL ROAD AND SIDEWALK SECTION SCALE 1/8- -1'-O• EXSTINO MALL PROPOSED REOEVELOPWENT STATISTICS 20N1110 TUG - UffQON4L COMMERCIAL 0.9A 0.LA 1.472.071 SF 1,260309 SF C°• C.0 MALL EXPANSION 410.702 SF 301,471 SF COMMON MALL 132.209 SF NA OUTPMCEES 30,038 5F 36,038 5F TOTAL PROPOSED 579,009 SF 397,309 SF TOTAL COSMIC + PROPOSED MA 1,673.318 SF TENANT RESTR00NS / EQUIPMENT ROOMS (- 59) 1,594,402 SF COMPLEMENTARY USE (- 10 6) 1,4.14.962 SF NET D2ST940 + PROPOSED WA 1.434,962 SF EXISTlNG RETAIL AREA PROPOSED NEW RETML IXPNGION AREA MALL / ENTRY PARKING STRUCTURE ENTRY Q NEW PEOESTRIM PATH VEU`JlJUVE Ll U i:O 2rE 1.0 VICINITY MAP 1407 TO SCALE A, REV. 10/01/04 .46, REV. 10/11/04 i REV. 10/19/04 REV. 10/28/04 1, REV. 11/17/04 Wstlield 550 P57■000 WN SOUTHCENTER BALL EXTENSION Waffle Dawn 1'1601L!W inlalvd. 1.2E h La Ang CA 90025 N0VENIE6 4 f 1•- 100'130X45 HOW 1'- 07119011 NORDSTROM 3 LEVELS The 89.1.1. 8 t 4 LEVELS T 3 LEVELS LIMIT OF SITE WORK 14 a 03 LIZE INJTERS: CT 3 LEVELS atoll: RESTAURANT it'll! 111 li LIMR OF SITE WORK REST. \■ STREET UGNT TBA SEE NOTE 1 N • • ,// %/ / %/ "%;A, , // ' _6z , • .• i . 1 7!. • p c p i FIRESTONE PROPOSED FRONTAGE IMPRO SEE FRONTAGE PLAN OST OF MINIM _I 11 ■ ` . . . FUTURE PAD SEE NOTE 1 11111.111111•111MIIE I'�NIHiH FUTURE PAD SEE NOTE 1 (E) OLIVE GARDEN FUTURE PAD SEE NOTE 1 [bT gym ►fit 10 1► p11i VEMENTS ` 4„• ACLAND Vab °N N ►r 41 FICa ►� O� —� VOA I ►'oo L w1 —lob u0 - II I�. LI ED ECTION FRONT SEE FRONTAGE NEW PEDESTRIAN PATH �LIMIT OF SITE WORK STRANDER BOULEVARD _ M• SIGNALIZE TERSECTI i\- LIMIT OF SITE WORK NOTE 1: O RPARCUB SHOW FOR LOCATOR AND LAYOUT. FUTURE PADS WLL RETURN TO BAR AT A FUTURE OM FOR REVEW Of BOLDING DEMON. TBA WILL RETURN TO BAR. FOR BUILDING DESIGN REVIEW AND POSSIBLE SMFT N LDCATDP. SUBJECT TO COY OF TUKWI A SOURICENTEA ACCESS PROJECT. EXISTING RETNL AREA SIGNALIZED INTERSECTI REV. 10/01/04 REV. 10/28/04 REV. 10/11/04 z REV. 11/17/04 REV. 10/19/04 PROPOSED NEW RETNL EXPANSION AREA LIE DI1.PIwntattnn ShowlCAD Fi0.9GA118 PW4H4l4E1awo6l011 WED RE 0 0 SOU THCENTER LILO 1'- W1/01171421 1-- 1D1y(1921) • • 7heBONMARCH( ROOF ROOF EXISTING ROOF /SKYLIGHT EXISTING ROOFISKYLIGHT NEW ACCESS SEARS \ RETAIL � l 4 Ir® 10 I war JCPenney NEW AMFS8 TO UPPER LEVEL JC PENNEY BRIDGE GLASS TO MALL FACADE CANOPY ABOVE RETAIL f— BRIDGE TO THE MALL BALCONY PLANTINGS GLASS FACADE BALCONY PLANTINGS GLASS FACADE ROOF ABOVE G STRUCTURE'A' LSAT 1 LEVEL) NEW PARKING DECK NEW PARKING DECK EB so• 100' USING RETAIL AREA I xI PROPOSED NEW REWL E70'NISION AREA TALL / ENTRY PARKING STRUCTURE ENTRY GATEWAY TOWER REV. 10/01/04 Q REV. 10/28/04 REV. 10/11/04 Q REV. 11/17/04 Q REV. 10/19/04 _ i9wtllnN.,Grtp111.81g1.PT�NNnkn Bh.bWD Fi14GAlfd E,AtFRUeElarl■1lGl;Dld1 REDEVELOPMENT PLAN - LEVEL 2 1.2 estfielt gat()lJIDlN atE7C.]P.'Yli SOU 71HCIN 71M MALI EI U= 11801 WId*a Blvd. 12th Flue Lm Arpiv, CA Yad25 EWER KM BM SCALD 1".501130112) 1••1U09115u11 NEW SKYLIGHT ROOF PARKING PARKING DECK (174 STALLS) PARKING DECK BELOW PARKING DECK BELOW EKISTINC RETAIL AREA WPROPOSED NEW RETAIL EXPANSION AREA AL NAL / ENTRY PARKING STRICTURE ENTRY L REV. 101/04 10/28/04 REV. 10//011/04 / REV. 11/17/04 0 REV. 10/19/04 F. 18ourmwtrlDRdp111 4011.PITarluOm SImbICADF mouse RAYRYl8E1aw186101101G REDEVELOPMENT PLAN - LEVEL 3 1.3 pracumamairanzz NU %CM 11101�WidRn BM., 12th Raw LDI AIIQI 5 t. CA 9002 SDVEYSES 7004 _- WILL EXMOOR SCALE 1' -5011430X421 1'- 1m11119Q11 • 17 COLORED PRECAST CONCRETE 15 COLORED PRECAST CONCRETE - 16 COLORED PRECAST CONCRETE- W/ REVEALS SCONCE - 15 COLORED PRECAST CONCRETE LIGHT POLE AND BANNER 16 COLORED PRECAST CONCRETE PAINTED ORNAMENTAL STEEL Nut, 1, !, umosi =YIN ELEVATION PAD NIG STRUCTURE A 10% RAMP UP LANDSCAPED AREA PILASTERS TO SUPPORT RAMP ABOVE GATEWAY TOWER TRUCK LOADING WAITING AREA EXI§T1I19 CURB PEDESTRIAN CROSSING EXISTING FIRESTONE STORE 0 1 6' 32' ILLUSTRATIVE PLAN GATEWAY EXHIBIT 1.51 LI es e SH0PpNGtOwN SQUTHCEMTER, MALL EMMA SCALE: AS NOTED • SCONCE UPLIGHTING THE UNDERSIDE METAL DECKING- OF CANOPY BEHIND 13 E.I.F.S. COLOR FREESTYLE FINISH - - STEEL SUPPORT 16 COLORED PRECAST BASE W/ REVEALS T. . `r't' 16 COLORED PRECAST CONCRETE W/ REVEALS 15 COLORED PRECAST CONCRETE 17 COLORED PRECAST CONCRETE 15 COLORED PRECAST CONCRETE PRECAST PLANTER ELEVATION L 0 CC 0 CANOPY ABOV PLANTER TYP. PILASTER TY 041I)L11 CANOPY ABOV STRIAN CROSSING UTILITY SCREENING FENCE 0 0 0 GATEWAY TOWER McfliNG j Jul 1 L G PH 1 1e' ]2' ILLUSTRATIVE PLAN swc ua -ra _ (T1A EMI nom Nam mEF 1.6 SHOPPINCTOWN SOUTHCENTER BANNER COLORED PRECAST CONCRETE SCONCE COLORED COLORED PAINTED PRECAST PRECAST ORNAMENTAL ••NCRETE •®NCRETE WEN • I� ,,i ilia 1 MCl/ 1111P- ■� ii ro . IPJIEU t, �� - �•tir"a. ==�. fib .. r=y L flit~ "�- \ = - 12�� 4 NORTH ELEVATION PAR TNP /STRUCTURE A /E / RAMP UP 4 ( ` [-PARKING STRUCTURE WALL b 4 (---11 4 C 16 32 ED LLUSTRATIVE PLAN 1,5 COLORED PRECAST;CQNCRETE 17 COLORED PRECAST.CONCRETE 16 COLORED PRECAST BASE W/ REVEALS 15'COLOREDIPRECAST CONCRETE:!-'' LIGHT•POLE AND BANNER 15COLORED- PRECASTCONCRETE SCONCE PAINTED>ORNAMENTAL STEEL STREET LIGHTING 16 COLORED PRECAST CONCRETE W/ REVEALS S•.n 6'' .� O'er SOUC,_ v0o� 7\77/3 \ 7P71-1 EAST ELEVATION a ;02T /S4(.> i \ 0 \ \� \ \ \ \, N 0 16• 33• \ ILLUSTRATIVE PLAN 1: SONRY WALL PEDESTRIAN CROSSING 1 -n.1 AN 1 I_n -1 1.113 I n I I.n.I TREE WELL TREET LIGHTING ARKING STRUCTURE WALL I.nG I n I 1 -r3L1 1.13 1 6:1 I 1 -ni I.n =1 Ramo g7M11111°E)' ° E EnTr 1.7 WHILE Illstnekt G SHOPPINGTOWN Illh SOUTH CENTER'[ 0 16• 33• \ ILLUSTRATIVE PLAN 1: SONRY WALL PEDESTRIAN CROSSING 1 -n.1 AN 1 I_n -1 1.113 I n I I.n.I TREE WELL TREET LIGHTING ARKING STRUCTURE WALL I.nG I n I 1 -r3L1 1.13 1 6:1 I 1 -ni I.n =1 Ramo g7M11111°E)' ° E EnTr 1.7 WHILE Illstnekt G SHOPPINGTOWN Illh SOUTH CENTER'[ 1•ORED PRECAST CONCRETE W/ REVEALS LI OLE AND BANNER — 15 COLORt PRECAST — PAINTED ORNAMENTAL STEEL — CONCRETE 15 COLORED PRECAST CONCRETE — 16 COLORED PRECAST CONCRETE SCONCE LIGHT POLE AND BANNER 16 COLORED PRECAST CONCRETE W/ REVEALS EAST ELEVATION O 16' 32' ILLUSTRATIVE PLAN PARKING STRUCTURE WALL 16 COLORED PRECAST CONCRETE W /REVEALS 11111 11111 BIKE RACKS PLANTER LIGHT POLE AND BANNER' r 15 COLORED PRECAST CONCRETE — — STREET LIGHTING 1\ i f _ n PARKING STRUCTURE WALL ti 16 COLORED PRECAST CONCRETE SCONCE PAINTED MASONRY WALL 17 COLORED PRECAST CONCRETE WEST ELEVATION O 16' 3r EB ILLUSTRATIVE PLAN Ram FIVV`_.JV 3 Oao Leo 1.8 Westfield SHOPPINGIOWN SOUTHCENTER eo THCCIT • 16 COLORED PRECAST`GONCRETE- W/: REVEALS 16 COLORED" PRECAST °CONCRETE 'LIGHT POLE =AND BANNER .:15 COLORED PRECAST CONCRETE PAINTED ORNAMENTAL STEEL _ CONCE ^Hit [IO "._1111 1Cl�V {ll1� i[1 )11i 11 II ENN um NE NORTH ELEVATION RAMP UP '/ . ARKIN9,;,TRy ILLUSTRATIVE PLAN ARKING STRUCTURE WALL - QY-FIC@ ru_ mil ono E Env_ N 11.9 MIN • 3. PAINTED ALUMINUM WINDOW (TYR) • 12/13 -;11 PAINTED EIFS TYPICAL' SMOOTH FINISH • w/ REVEALS - • . MALL SKYUGHT BEVON / ilWrimagy ._..:-:7"1. _ . _ 7"-. Jht.Oi:11.1.1.glig.til:ij'affl.. ITIJ]lfrilli.41:11TH.1.1111-1:.! 11:411.1.1•1.1111.•11111J1 minValaWct: 21413.1111:= .--m '.--- – - YAW.-- --. i -,,, ,FIS..AilliATLIIIFITES,,I -. - - • =1,75.211-=r21M.; Tr I IIMMTINGTIMISMIRI sziagLir -. .-...-*::"=„•,_ sj==LIL'Hima INOMMIN_--,;.,,-.1. Mil.' if • .. . . . —.---museirMliiiii--- ---• ,- • - .- - — • IIMIT ! U .111bm 1 micig F.-.. ipwlemmitajLO .*_,,.4, ... . -2,_ ,, , mom"— 1 . .=._ ••_.•11111....V . . • - , •:.- ••• •,. Annul:: L'I' ',..IM- L...-1:-.7j - • - m■m, --- , . .1.1•1111.1•11.r.11.41 NrICIESIMINIENCIIMIL.111M 4.!Egigniiiii, .,..„. ,F:ed -- ..,4;..;. IIMOZEIE 11..':' -.71 -..,.!------- ; 14 ,,,,,,-,,,,F,., 11111001:11.10122 =iii '''''—' K... ELEVATION A EXISTING PA CONCRETE B ftszaTusen . _ sesespioummen' =NEM , .4111111111 11111111i 01 HI] .1.11111HI 1 j111j111111111111.11111111111111'1 .H111,111111 161121:121113121:731:111= •=11131EISIMME11071." =4..1m ..0,1.,,,••■•■•19,..• 7.7..MEL AUL , • EXISTING DEPARTEMENT STOR SERVICE NEV.! MALL RETAIL -)1 PAV'IALLO IN 4.'.ff< MAN STAIIRS RESTAURANT ELEVATION A - TENANT STOREFRONT EXAMPLES . It. • :1 SERVICE ESTAURAN ESTAURAN / STAIRS NEW MALL MINI ANCHOR •ESERV <. RESTAURANiepAE\NITuRoYN-> EXISTING DEPARTMENT STORE A2 141 111111111110 LL REV. 10/01/04 • REV. 10/28/04 & REV. 11/1 7/04 Wigekt . - SHOPPINGTOWN SOUTIICENTER -- 7: ;1/4, ••NEISIII1 —dB A .._ AL: onnumi _ - ,,ansp - — our. INF; _ IMF 4 nig_ _ _ - r--- In. in _ savam EirsiU711,-",i71011111111111111111111111111.111311111111111111111111. own EXISTING MALL ELEVATION B war Nom _LLLLL LL L 1511 ELEVATION C KEYPLAN 4.3 RECEIVED NOV 24 7004 COrs■uran. CNCLINVOIT • REV. 11/17/04 • REV. /10/30/04 REV. /10/01/04 Mkt& SHOPP11107 OWN SOLFRICE NTER !i�iid�l ?i�StSt ELEVATION A2.2 MEM MEM R71 PAINTED METAL STAIR W /L*N SOAPING ininittillifft ��� _ L _ N ii ii,j i LI mu , 11771;11va11-1 ,ae Vin_ was saaci1,- .._ 41Fi h li ,IIj�Y� r!1! ►►A � A 1,1 1 IIIa 1ei�A ELEVATION F COVERED SIDEWALK FRON ANDOVER PARK WEST A2.2 ® REV. 11/17 /04 REV. /10 /30/04 0 REV. /10 /01/04 RECEIVED NOV 24104 w..wn S(IU9'll(1s\'1'Gli 307.6' 1r an SIMI cam /ABOVE-GRADE U111111 AREA • GATEWAY TO we AS F- RG ABOVE-MADE UTILITY AREA 329.1' • Cao'-a- • REVISED TRANSIT AREA 9015GURA1951 BE DETEIRMNED NTH THE CITY OF TUKRIA) AND METRO TRANST ,ari:4111,■• RE • 28.0: - .4m2....,Knn■Imlamorsimar- 9 s - EDEMEt S 89-2622; 7- '1\4' Sal- ENT A.F:N. 599uw67 T, . (E) SYMBOL( ,BOTANICAL7COMMON NAME TREES , CONIFER(SMALL) iNcENsE OR HOGAN CEDAR, CYPRESS, YEW C) DECIDUOUS TREE(ACCENT/SMALL) PLANTING NOTES: 1. All PUNTS MUST BE HEALTHY, VIGOROUS MATERIAL, FREE OF PESTS MD DISEASE 2. ALL PLANTS MUST BE CONTAINER GROIN OR BALLED AND BURLAPPED AS INDICATED (41119 PLANT UST. 4. ALL PUNTS ARE SUBJECT TO NE APPROVAL CF THE LANDSCAPE ARCHITECT BEFORE. DURNG, AND AFTER NSTALLATION. 1 ALL TREES MUST BE STRAIGHT TRUNKED AND FLU. HEADED MIS MEET ALL REQUIREMENTS SPECIFIED. 5. ALL TREES MUST BE GLITED OR STA(E) AS SHOWN 14 DE 09149.5. 6. ALL PLANTING AREAS MUST BE comPLEtar MULCHED AS SPECIFED. 7. PRIOR TO CONSTRUCTER THE CONTRACTOR SHALL 99 9999191(890.9 POI) LOCATING ALL UNDERGROIND UTILITIES MID SHALL AVOID DAMAGE TO ALL WIRES =NG THE COURSE OF THE WORK TE CONTRACTOR 5 RESPCNSBLE FOR REPAIRING ANY AND All DAMAGE TO 011311E5. STRUCTURES, STE APPURTENANCES, ETC. 111091 OCCURS AS A RESAT OF THE LANDSCAPE CONSTRUCTOR 8. THE CONTRACTOR IS RESPONSIBLE FOR WRFING ALL QUANTITIES MOWN ON THESE PUNS BEFORE PRICING THE WORK. - 9. DE =TRACTOR 15 REEPONSBLE FOR FUU.Y MANTAINING ALL PLANING (MUTING BUT NOT UNITED TS WATE)8NG, SPRAYING, MIRCHNG, FERTILIZING, YOUNG, ETC) CF NE PLANTING AND LAIN AREAS UNTIL 711E WORK IS ACCEPTED IN TOTAL BY THE OVER 10. THE CONTRACTOR SHALL COMPLETELY GUARANTEE ALL PLANT MATERIAL FOR A PERIOD OF ONE (1) TEAR BEGINNING ON DE LIATE OF TOTAL ACCEPTANCE TIE 034TRACTER SHALL PROMPTLY MICE ALL REPLACEMENTS BEFORE OR AT THE END OF THE GUARANTEE PERIOD. 11. AFTER BENG DUG AT THE MAISERY SOURCE. All TREES IN LEAF SHALL BE ACCLIMATED FCR TWO (2) REEKS UNDER A MIST STSTEll P9281 10 INSTALLATION. 12. ANY P6182 114010811 INCH DES, TURNS BROVN, OR DEFOUATES (P1898 70 TOTAL ACCEPTANCE OF THE WORK) SHALL BE PROMPTLY RD/DYED FRON) THE STE MID REPLACED NTH MATERIAL OF TIE SWE SPECIES, QUANTITY, AND SE AND MEETING ALL PUNT UST SPEOFICATICNS. 11 SUNDARDS SET FORTH IN 'AMERICAN STANDARD FM NURSERY STOCK' REPRESENT GUIDEUNE SPECIFICATIONS 19(1 MO SHALL CONSTITUTE MINNUM CUAUTY RECUREMENTS FOR PLANT MATERIAL 14. ALL SHRUB, GROUND OMER AND SEASONAL COLOR ANNUAL PLANTING BEDS ARE TO BE COIRETELY COVERED NTH BARK NAM TO A MANN DEPTH OF 788) 910495. 15. LOCATIONS OF DISTNG BURIED UTILITY LINES WWI ON DE PLANS ARE BASED UPON BEST AVALMLE NFORMATON AND ARE 90 BE CCNSDERED APPRONIATE IT SHALL BE TIE RESPONSBILRY CF THE CONTRACTOR 10 VERIFY THE LOCATIONS OF UNITY UNES MD ADJACENT 70 THE TM AREA DE =TRACTOR 5 RESPCNSBLE FOR THE PROTECTION OF AU. MIRY LIES DURING THE CONSTRUCTION PERICO. 16. SAFE, CLEARLY MARKED PEDESMAN MID VEHICULAR ASS TO ALL ADJACENT PROPERTIES MUST BE MAINTAINED THROUGHOUT THE CONSTRUCTION PROCESS 17. DURING THE GROVANG SEASON ALL ANNUALS 94111 REMMN N A HEALTHY, VITAL CONDITION Daman THE CONSTRUCTION P91869. - (8. All PUNT MATERIALS COMMIES 910114 ARE APPROMMATE CONTRACTOR %ALL BE RESPOIMBLE FOR COITPLETE COVERAGE OE ALL PUNTING BEDS AT SPACING SHORN GRAPHICALLY. 19. ALL LAM AREAS ARE TO RECEIVE 4 89 190598.. All LANDSCAPE BED AREAS ARE 70 RECITE 6' OF TOPSOIL 20. REFER TO SPECIFICATIONS FOR All INFORMATION NEEDED FOR IMPLEMENTATION OF PLANING PUNS. 21. ALL LANDSCAPED AREAS ARE 10 89 WATERED VIA AUTOMATIC IRRIGATION SYSIOL 22. INSTALL A WED BARRIER 14 ALL LANDSCAPE BED AREAS (SEE SPECIFICATIONS). WE MAPLE. SUMAC, KCSUS MAGNOLIA (DaRy) DECIDUOUS TREE(PARKING LOT SHADE) PATIORE ASH, YORRESDON MEWL, AUTUMN BLAZE PEAR DECIDUOUS 1REE(PARKING LOT SHADE) MARSHALL ASK Dam OAX, RAP TREE DECIDUOUS TREE(SPEC(MEN) SPIRE DERRY, 'COUTIOLAR' SARGDIT CLIONT, CHANTICLEER PEAR DECIDUOUS TREE(STREET) TED SUNSET' MAPLE, Sla-TON SHRUBS BARRIER/BUFFER HEDGE SHRUB SPECIES: LAURELS, BARBERRY, HMO LARGE SHRUB SPECIES: prionftAmitEL/FmciAnsitumeumum MEDIUM SHRUB SPECIES: 0110 101)95 LALREL/FIERIS/EUONYINS/CISTUS SMALL SHRUB SPECIES: AZALEA/DWARF HEAVENLY 1410300/901PA99 HOLLY/ • CONPACT IMENIAAIUGHO FINE/DANDY VIBURNUM GROUNDCOVER DECORATIVE: • laramaxmacgrmons ENTRY-COLOR/ACCENT: HEATHHEATO/ANNUALS GENERAL PURPOSE SOD LAM AREA PARKING LOT INTERIOR: CORAL BEAUTY COTINEASTER/IIIGHO PINE GENERAL PURPOSE HTDROSEED LAIN AREA EXISTING VEGETATION PRESERVE MD PROTECT 1 L • • 07Y 0' U71(111' EASOCNN 72010709; 414, 8.0::036'E SIZEgCOMMENTS I 91 MN. HT., Bea NURSERY-GROIN PEOMEN, 111111-5I08ED r CAL; MATCHED SET, 13&B, 10' MIR HT., BRANCHED 0 5', SPECIMEN QUAUTY 2' CAL, MATCHED SET, B&B, 10' MIN. HT. BRANCHED 0 5', SECINEN 011A1I1Y 2' CAL, MAIMED SET, B&B, 10' MIN. HT., TENCHED 0 5', SPECIMEN auurrr r CAI.. MATCHED SET. BM 113' 11T., BRANCHED 0 5', 99608(9 CUALTIY 5 GAL CONT., ir MK HT, FUll. & BUSHY 5 GAL CONE, ir HT. FIAL & BUSTY 5 GAL. CONT. 18" IM HT. FUU. & BUSHY PARKING LOT LANDSCAPING • P809090 91910446 STALLS . 2,014 . RECUIRED LANDSCAPING (15 S.F./STALL) *2105.9. PROVIDED LANDSCAPING- 44 56382 SF. ENTRY NAT OF • • • G15.APHIC SCALE ( DI ) I holt SO IL 2 GAL CONT. FULL & BUSHY. SPECIMEN CUALRY, PLANT 0 24' 0.0 USE FESCUE/R/E BLDOS FREW LOCAL SIM1.0 (+1-) 50 RIES 2 GAL. CONT., 8001 -81 BUSHY, PLANT 0 36 0.C. 708 COTONEASTIR, 251 HUGO PINE . SEE 790nuncets FIN SEED Mt AND APPUCATICN RATE 1144 Eastlake Ave. E. 01410 601 Seattle, WA 98109 T (206) 522-9510 F (236)52241344 4A444.Pairso.com 1.1111.111111.111 • i52 •111111I PRECEDENTS OF CONCEPTS AND MATERIALS . ROSE CENTER FOR EART SPACE iSIS GOLD AND -JURA STONE BEIGE HONED UMESTONE PATTERN.WITH HORIZONTAL BRICK REVEALS E.I.F.S. COLOR FREESTYLE FINISH COLORED PRECAST CONCRETE WITH MEDIUM SANDBLAST. FINISH 1 6. COLORED PRECAST v CONCRETE WITH MEDIUM SANDBLAST FINISH INSULATED GLASS: CURTAIN WALL WITH VERTICAL BUTT JOINTS PAINTED. ALUMINUM FRAMES BRAZILIAN GREEN SLATE TILE W/ BLACK SLATE TILE BANDS E,LF.S. COLOR FREESTYLE FINISH '7 COLORED PRECAST CONCRETE WITH MEDIUM SANDBLAST`FINISH BRICK TO MATCH EXISTING 1 . E.I.F.S. COLOR FREESTYLE FINISH Ws/fig" S HO P PI NG TO IVN REC E 1061 ED NOV y 4 2911 H k�� O•IwYIY PMFYf Westfield Design 11601 N:ilslu. • o' PANTED METAL SCONCE RECESSED PANEL SANDSTONE TEXTURE MASONRY TEXTURE ENHANCED PAVING THY-STF11011-2 (17-20) Sled pde tnnli (Bois (SF) Bracket (111)1) Rmda 1U1 I I I I I MI I Vlestfield Design o 0 e 11601 Wilshire Blvd., 1101 Floor Les Angeles, CA 90025 ,sffiGr o g 0,111: amber 7001 Moira Bradshaw - Easels, etc. From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 12/9/04 4:23AM Subject: Easels, etc. Moira, We will need 5 easels tomorrow. Let me know if we need to bring any or if you have enough there. Also, 1'll be sending you shortly a .pdf file with a presentation site plan. It's the same site plan as is in the package, we just changed some colors around so it reads a little easier and also put the landscaping on to our color site plan so it looks more complete. That plan also shows the proposed additional landscaping you requested in the painted island areas in the southernmost portions of the parking fields outside the limit of site work. See you tomorrow! Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. l' Moira Bradshaw - Re: Fwd: Southcente e access issues From: Jill Mosqueda To: Moira Bradshaw Date: 12/9/04 1:35PM Subject: Re: Fwd: Southcenter site access issues PW understands that Westfield's traffic engineer is working something up for PW to consider. PW will review whatever is provided and the accesses as discussed in the BAR report may change. However, I don't see how the right in right out restrictions and closing two accesses at firestone are within the scope of the BAR. L. Jill Mosqueda P.E. »> Moira Bradshaw 12/09/04 09:39AM »> Please advise at to your flexibility /openness to change. Thanks. Moira CC: Bob Giberson; Cyndy Knighton; Jim Morrow; Stan Anderson Moira Bradshaw - Southcenter site acc issues From: "Greg Fitchitt" <GFitchitt@westheld.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 12/8/04 4:05PM Subject: Southcenter site access issues Moira, At tomorrow's BAR hearing, could you briefly mention that Westfield is continuing to work with the Public Works department regarding the specific nature of the frontage improvements on Strander and Andover Park West? We want to make sure it is clear that statements in the staff report regarding driveway closures and turning movement restrictions are subject to change based upon future Public Works determinations. As we have discussed, Westfield believes that the Firestone driveways do not necessarily need to be closed with the city's planned transit improvements. Likewise, we have expressed that Westfield does not believe that turning movement restrictions are necessarily needed at the Post Office or at the Pond Driveway and Strander intersection. As Westfield continues its discussions with Public Works and with Metro Transit, we hope that these restrictions will become unnecessary. We do not want to be in a position where the BAR decision somehow limited the flexibility that we understand still exists to work with Public Works on alternative access solutions for these locations. By your stating to the BAR that these issues are still being worked on with Public Works, that preserves some flexibility. Please call me to discuss if you have any questions. Thanks, Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. • Cizy of Tukwila • Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director To: Tukwila Planning Commission From: Jack Pace Date: 2 Decembe 2004 Subject: Westfield Shoppingtown Environmental Impact Statement (EIS) Attached for your use and information are the draft and the final of the EIS for the proposed expansion of Southcenter. The intent of SEPA and of the documents generated for SEPA is to provide information and to authorize the conditioning of projects due to environmental impacts. Relative to the BAR decision on Westfield Shoppingtown, staff recommends no SEPA related conditions. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 Moira Bradshaw Gateway tower lightir Page 1'' From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 12/1/04 5:40PM Subject: Gateway tower lighting Moira, Gateway tower will feature accent lighting, both in the recessed alcove feature (uplighting from the "balcony "), and uplighting to highlight the crown feature. Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. 1_' Moira Bradshaw - RE: Santa Anita andridge photos Page 1 From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 12/1/04 4:43PM Subject: RE: Santa Anita and Oakridge photos »> "Greg Fitchitt" <GFitchitt @Westfield.com> 12/01/04 04:16PM »> Moira, Here are some photos from two of our recent projects, Oakridge (San Jose opened 10/03) and Santa Anita (Arcadia, CA opened 10/04). Are the pictures of the round structure with the Starbucks at Oakridge a smooth wood? NO, THE BIG ROUND BARRELS ARE ACTUALLY COPPER. UNFORTUNATELY I DON'T HAVE ANY CLOSER SHOTS OF THE EXTERIOR - FACING STOREFRONTS AT OAKRIDGE THAT SHOW MORE DETAILS. I JUST SENT YOU OAKRIDGE IN ADDITION TO SANTA ANITA TO GIVE A SENSE OF THE VARIATION OF MATERIALS AND ARTICULATION AND HOW STOREFRONTS ARE INTEGRATED WITH THE OVERALL BUILDING ARCHITECTURE...I WISH I HAD SOME BETTER SHOTS BUT THAT'S ALL I COULD FIND ON SHORT NOTICE... Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. Moira Bradshaw - OakridgeOpening 10 03.pdf Page 2'i. h^"�i =Bnadoha�- �odf ~'_-----—__----� ' � '����_ - _ . ' . —_—_'__- Moira Bradshaw - Oakridge Opening 1,03.pdf Page 1 1 Moira Bradshaw - SANTA ANITA -OCT,R 2004.pdf Page 2 =, Moira Bradshaw - SANTA ANITA-OCT R 2004.pdf Moira Bradshaw - SANTA ANITA-OCT R 2004.pdf Page 1 Moira Bradshaw - Santa Anita and Oakill a photos _ Page 1 From: "Greg Fitchitt" <GFitchitt @Westfield.com> To: <mbradshaw @ci.tukwila.wa.us> Date: 12/1/04 4:17PM Subject: Santa Anita and Oakridge photos Moira, Here are some photos from two of our recent projects, Oakridge (San Jose opened 10/03) and Santa Anita (Arcadia, CA opened 10/04). A couple more questions for you: 1. Will the hearing be televised, like on a local cable channel or anything? 2. What is the best format/media to present with? If we want, could we do a PowerPoint presentation? Is there projection equipment built -in? Is there a screen? Does PowerPoint work well for BAR hearings? 3. If we don't do PowerPoint, where will the drawings be displayed? At the Decker hearing I went to, it appeared that the drawings were all pinned up behind the BAR members. Is that what we should expect for the 9th? Do people frequently bring boards (i.e. foamcore- mounted drawings) and present from them? Thanks, Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. s 1144 EASTLAKE AVE E r 206.522.9510 SUITE601 F 206.522.8344 SEATTLE, WA 98109 WWW.PACLAND.COM LETTER OF TRANSMITTAL Date: November 30, 2004 To: Moira Bradshaw, City of Tukwila From: Bill Fortunato Re: Board of Architectural Review Application; Revised Site Lighting Plan Westfield Shoppingtown Southcenter Expansion Remarks: Please find enclosed nine (9) revised Site Lighting Plans for the Board of Architectural Review. If you should have any questions regarding this submittal, please do not hesitate to call us at (206) 522 -9510. Thank you. 2003116.001- 16 /tkwfmbtr04 wff To: 1•iLbeac Q Westfield Corporation, Inc. 11601 Wilshire Blvd. 11t Floor Los Angeles, CA 90025 From Greg Fitchitt Development Director Westfield Design & Construction 310- 445 -2484 310 -893 -4780 (fax) Fax: c-.01.,2- _ (9(2c Pages: ` ) Phone: bate: i )A4-0.N1 Re: c)itikci tJ S G PiCjl C CC: ❑ Urgent or Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle MLA rDa) p Qe\xsto.) W44.1_ Q p1SLJS5Et. Ro z rc 1 'i CC /7 'rM IAI.47i7 :17 Zinn% '1,7 'AnM NUV. 24. 2004 4:4i !Vl • Iuv, Li)) r. L NOV. 24. 2004 4:43VM • iuu, I/J3 r. 3 • f Svu'Nrt,0) "R eak%) cii L.0-uNc., rJ U N E . ire ILitin.I'WzhoorLtiriLA rum'. min RH saw Jars • T.L A A �C�' BGIM► . jusrrzt hli ruuscd ctccorz.kde h/ 45 -G2ST !Gore ,/arzcl C4913614<, Jtc/ wE 2EoA -i-\o� Was mailed to each of the addresses listed on this2 i day of I V Oli (in the year 20 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION 1, HEREBY ✓�J 6 - e DECLARE THAT: -?c'-- Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt ' 'A Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Project Number: ,,D `t r w o t , L--D 4 - (D ej51 03f (D � D Notice of Action Person requesting mailing: Planning Commission Agenda Pkt , Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this2 i day of I V Oli (in the year 20 P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: ,Q,(0, ' 'A Project Number: ,,D `t r w o t , L--D 4 - (D ej51 03f (D � D i Mailer's Signature: �,P-7x.__ _. ; % Person requesting mailing: �� ei , &/,eti( P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Smooth Feed Sheets"' Tenant 6300 Southcenter Blvd., Suite 200 Tukwila, WA 98188 Tenant 6300 Southcenter Blvd., Suite 209 Tukwila, WA 98188 Tenant 6300 Southcenter Blvd., Suite 212 Tukwila, WA 98188 Tenant 309 Tukwila Pkwy. Tukwila, WA 98188 Tenant 319 Tukwila Pkwy. Tukwila, WA 98188 Tenant 327 Tukwila Pkwy. Tukwila, WA 98188 Tenant 341 Tukwila Pkwy. Tukwila, WA 98188 AVERY® Address Labels Tenant 6300 Southcenter Blvd., Suite 206 Tukwila, WA 98188 Tenant 6300 Southcenter Blvd., Suite 210 Tukwila, WA 98188 Bank of America 225 Tukwila Pkwy. Tukwila, WA 98188 Firestone Tires 215 Andover Park West Tukwila, WA 98188 Tenant 311 Tukwila Pkwy. Tukwila, WA 98188 Tenant 321 Tukwila Pkwy. Tukwila, WA 98188 Tenant 331 Tukwila Pkwy. Tukwila, WA 98188 Tenant 345 Tukwila Pkwy. Tukwila, WA 98188 use template for 56600 Tenant 6300 Southcenter Blvd., Suite 207 Tukwila, WA 98188 Tenant 6300 Southcenter Blvd., Suite 211 Tukwila, WA 98188 Xerox 6400 Southcenter Blvd. Tukwila, WA 98188 U.S. Post Office 225 Andover Park West Tukwila, WA 98188 Tenant 301 Tukwila Pkwy. Tukwila, WA 98188 Tenant 313 Tukwila Pkwy. Tukwila, WA 98188 Tenant 325 Tukwila Pkwy. Tukwila, WA 98188 Tenant 339 Tukwila Pkwy. Tukwila, WA 98188 Tenant 349 Tukwila Pkwy. Tukwila, WA 98188 Clear Laser 5660® smootn reea bneeis m Tenant 70 Andover Park W. Tukwila, WA 98188 Acura of Seattle 301 Baker Blvd. Tukwila, WA 98188 Guitar Center 230 Andover Park W. Tukwila, WA 98188 Good Guys or Tenant 300 Andover Park W., Suite 500 Tukwila, WA 98188 Wherehouse Music or. Tenant 300 Andover Park W., Suite 800 Tukwila, WA 98188 Tenant 339 Strander Blvd. Tukwila, WA 98188 Washington Mutual Savings Bank 359 Strander Blvd. Tukwila, WA 98188 Omni Fitness West or Tenant 365 Strander Blvd. Tukwila, WA 98188 Doug Fox Travel or Tenant 381 Strander Blvd. Tukwila, WA 98188 AUPRV® Address Labels Tenant 80 Andover Park W. Tukwila, WA 98188 Bed Bath & Beyond 400 Strander Blvd. Tukwila, WA 98188 Starbucks 300 Andover Park W., Tukwila, WA 98188 • vac .cIIUr.a.V IVI 'vary - Tenant 90 Andover Park W. Tukwila, WA 98188 REI 240 Andover Park W. Tukwila, WA 98188 Barnes & Noble Suite 300 3,00 Andover Park W., Suite 200 Tukwila, WA 98188 Tenant 300 Andover Park W., Suite 700 Tukwila, WA 98188 Office Depot 300 Andover Park W., Suite 400 Tukwila, WA 98188 Tenant 343 Strander Blvd. Tukwila, WA 98188 Kubiaz or Tenant 361 Strander Blvd. Tukwila, WA 98188 Simply Thai or Tenant 375 Strander Blvd. Tukwila, WA 98188 Supercuts or Tenant 383 Strander Blvd. Tukwila, WA 98188 Game Stop or Tenant 300 Andover Park. W., Suite 100 Tukwila, WA 98188 Relax The Back or Tenant 335 -337 Strander Blvd. Tukwila, WA .98188 Boater's World or Tenant 351 Strander Blvd. Tukwila, WA 98188 Tenant 363 Strander Blvd. Tukwila, WA 98188 Sleep Country USA, Inc. or Tenant 377 Strander Blvd. Tukwila, WA 98188 Quiznos Classic Subs or Tenant 385 Strander Blvd. Tukwila, WA 98188 Clear Laser 5660® smooth teea sneers • Cingular Wireless or Tenant 387 Strander Blvd. Tukwila, WA 98188 Starbucks Coffee 333 Strander Blvd. Tukwila, WA 98188 Mattress Gallery or Tenant 235 Strander Blvd. Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 101 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 200 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 205 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 300 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 306 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 400 , Tukwila, WA 98188 1111AVERY0 Address Labels Zoopa's Restaurant 393 Strander Blvd. Tukwila, WA 98188 Burger King 335 Andover Park W. Tukwila, WA 98188 Chevron Service Station or Tenant 220 Strander Blvd. Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 103 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 201 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 208 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 301 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 307 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 404 Tukwila, WA 98188 YJC L>rIII IdLC IVI 700V- International Jewelers, Inc. or Tenant 321 Strander Blvd. Tukwila, WA 98188 Target 301 Strander Blvd. Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 100 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 104 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 204 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 210 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 305 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 308 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 405 Tukwila, WA 98188 Clear Laser 5660® 111UUL11 re cu • Tenant 16400 Southcenter Pkwy., Suite 407 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy Tukwila, WA 98188 • Tenant 16400 Southcenter Pkwy., Suite 408 Tukwila, WA 98188 Tenant ., Suite 500 16400 Southcenter Pkwy., Suite 501 Tukwila, WA 98188 Tenant ., Suite 504 16400 Southcenter Pkwy., Suite 506 Tukwila, WA 98188 See's Candy 16425 Southcenter Pkwy. Tukwila, WA 98188 Doubletree Suites Suite 510 Attn: Management 16500 Southcenter Pkwy. VII AVERY® Address Labels Tukwila, WA 98188 AT &T Wireless or Tenant 16415 Southcenter Pkwy. Tukwila, WA 98188 v.a� aFn�raaac IVO JUW- Tenant 16400 Southcenter Pkwy., Suite 410 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 502 Tukwila, WA 98188 Tenant 16400 Southcenter Pkwy., Suite 508 Tukwila, WA 98188 McDonald's 16500 Southcenter Pkwy. Tukwila, WA 98188 Clear Laser 5660® Smooth Feed SheetsTM 000320 - 0003 -00 MSI Triangle LLC Attn: Roush 83 S. King St. #606 Seattle, WA 98104 022300 - 0010 -09 Beta Holdings Ltd. 18827 Bothell Way NE Bothell, WA 98011 022310- 0020 -05 Mustang L.L.C. P.O. Box 88162 Seattle, WA 98138 115720- 0081 -07 City of Seattle SPU/Real Prop. - WTR 700 5th Ave. #4900 Seattle, WA 98104 262304- 9021 -05 Sunray Investments 16400 Southcenter Pkwy #204 Tukwila, WA 98188 262304 - 9084 -09 JC Penney Corp., Inc. Property Tax Office P.O. Box 10001 Dallas, TX 75301 262304- 9102 -07 Fana Corp. 16400 Southcenter Pkwy #204 Tukwila, WA 98188 359700- 0257 -03 Bank of America c/o Burr Wolff LP P.O. Box 2818 Alpharetta, GA 30023 537920- 0282 -07 McDonald's Corporation 1 McDonalds Plaza Oak Brook, Ill 60523 537920- 0240 -08 Ruth Viola, Account Mgr. Prudential Real Estate Investors 8 Campus Dr. Arbor Circle S., 4th Floor Parseppany, NJ 07054 • AVERY® Address Labels 0003 1 1105 -08 City of Tu 6200 Sou u to : lvd. Tukwila, A 9818 022310 - 0070 -04 Garfield - Southcenter LLC 388 Pearl St. Eugene, OR 97401 262304- 9001 -09 La Pianta LP P.O. Box 88028 Tukwila, WA 98138 304 - 9062 -05 City o •. la 6200 South T A 98188 - 9085 -08 JC Penney Property Tax P.O. B 262304- 9104 -05 Chevron Texaco Property Tax Dept. P.O. Box 1392 Bakersfield, CA 93302 3 ' 0- 0282 -02 City of 6200 Sou nter Blvd. T a, WA 98188 537920- 0290 -07 Argus Group LTD 17171 Bothell Way Lake Forest Park, WA 98155 -0104 d..C? r r' 17 ■.6t"L(u • use template for 5660"' 000320 - 0021 -08 City of Seattle SPU/Real Prop. - WTR 700 Fifth Ave., #4900 Seattle, WA 98104 02 0- 0010-07 Mustang P.O. Box Sea , A 98138 022310- 0075 -09 Southcenter Automobile Prop. P.O. Box 4999 Bremerton, WA 98312 262304- 9005 -05 Target Corporation T0627 c/o Property Tax/TPN 0950 P.O. Box 9456 Minneapolis, MN 55440 262304 - 9064 -03 Regency Centers LP c/o Property Tax Dept. P.O. Box 790830. San Antonio, TX 78279 262304- 9086 -07 Federated Dept. Stores, Inc. Attn: Tax Dept. - SHF 7 W. 7th St. Cincinnati, OH 45202 359700- 0246 -07 537921 0 -08 Westfield Co 11601 Wil L. . geles, CA 90025 Doubl 205 :•n.• ttle, WA 9 r� �'t._R . CA 13 e r /2 W4 (s Pl..4 se- Clear Laser 5660® •mn .cc . 1111,my Use Avery TEMPLATE 5160® Meredith Redmon King County Dept of Nat'l. Resources & : Wastewater Treatment Division 201 So. Jackson St. Seattle, WA 98104 -3855 Laura Whitaker Perkins Cole 1201 Third Ave., Suite 4800 Seattle, WA 98101 -3099 1- 800 -GO -AVER\ AVGI(T'' 5160® Barbara Questad King County Dept of Nat'l. Resources & Wastewater Treatment Division 201 So. Jackson St. Seattle, WA 98104 -3855 Laura Murphy Muckleshoot Cultural Resources Program 39015 172nd Ave. SE Auburn, WA 98092 -9763 Gary Kriedt King County DOT, Metro Transit Division 201 So. Jackson St. Seattle, WA 98104 -3855 John Lefotu Senior Development Services PO Box 330310 Seattle, WA 98133 -9710 Qwest Communications Attn: Bob Steen II; RCDD 23315 66th Ave. So. Kent, WA 98032 Ramin Pasooki, Planning Mgr. Washington DOT NW Region, MS -240 PO Box 330310 Seattle, WA 98133 -9710 .•noic nl ?IaAW 141 Greg Fitchitt Westfield Corporation, Inc. 11601 Wilshire BI., 12 floor Los Angeles, CA 90025 -1748 Heather Bly Westfield Corporation, Inc. 633 Southcenter Mall Tukwila, WA 98188 ALBANY-09 -008 -1. Brent Carson Buck & Gordon 2025 First Avenue, Suite 500; Seattle, WA 98121 -3140 Jonathan Pool Centerplex 331 Andover Pk. E., Ste. 300 Tukwila, WA . 98188 -7641 Ttl,) Snti g3 S KaNS 414h (W4-. 91/6 ®091S 31V1dIl31®tiaAV asn Ruinous »hJ mof ./IIU /%111 $ GGY J11Ga i Abercrombie 651 Southcenter Mall Seattle, WA 98188 Alterations Express 1021 Southcenter Mall Seattle, WA 98188 Athlete's Foot 610 Southcenter Mall Seattle, WA 98188 Bath & Body Works 650 Southcenter Mall Seattle, WA 98188 Bon Macy's, The 500 Southcenter Mall Seattle, WA 98188 Cajun Grill 896 -L Southcenter Mall Seattle, WA 98188 Casual Choice 1111 Southcenter Mall Seattle, WA 98188 Champs Sports 1040 Southcenter Mall Seattle, WA 98188 Chocolate Bar 1024 Southcenter Mall Seattle, WA 98188 IIAVERY® Address Labels Abercrombie & Fitch 834 Southcenter Mall Seattle, WA 98188 American Eagle Outfitters 707 Southcenter Mall Seattle, WA 98188 ALDO 729 Southcenter Mall Seattle, WA 98188 Body Shop, The 1036 Southcenter Mall Seattle, WA 98188 Brookstone 858 Southcenter Mall Seattle, WA 98188 Icings 973 Southcenter Mall Seattle, WA 98188 Casual Corner 327 Southcenter Mall Seattle, WA 98188 Character Corner 864 Southcenter Mall Seattle, WA 98188 Cingular Wireless 214 Southcenter Mall Seattle, WA 98188 • IP V VG acuIuraaac lVl 7WJ A Bit of Hawaii 735 Southcenter Mall Seattle, WA 98188 As Seen On TV 903 Southcenter Mall Seattle, WA 98188 Baskin= Robbins 886 Southcenter Mall Seattle, WA 98188 Ben Bridge Jewelers 602 Southcenter Mall Seattle, WA 98188 Bombay Company, The 929 Southcenter Mall Seattle, WA 98188 Buckle 846 Southcenter Mall Seattle, WA 98188 Carlton Cards 664 Southcenter Mall Seattle, WA 98188 Cathy Jean 739 Southcenter Mall Seattle, WA 98188 Children's Place 1062 Southcenter Mall Seattle, WA 98188 Cinnabon 896 -M Southcenter Mall Seattle, WA 98188 Clear Laser 5660® JIIIVVUI fCCU .■11GVL7 Claire's Accessories 876 Southcenter Mall Seattle, WA 98188 Eddie Bauer 941 Southcenter Mall Seattle, WA 98188 Excalibur Cutlery & Gifts 642 Southcenter Mall Seattle, WA 98188 Fred Meyer Jeweler 1119 Southcenter Mall Seattle, WA 98188 Gadzooks 862 Southcenter Mall Seattle, WA 98188 GAP Kids 1052 Southcenter Mall Seattle, WA 98188 Georgio's Subs 896 -F Southcenter Mall Seattle, WA 98188 Gymboree 654 Southcenter Mall Seattle, WA 98188 Helzberg Diamonds 814 Southcenter Mall Seattle, WA 98188 rip' AVERY® Address Labels Community Resource Center 641 Southcenter Mall Seattle, WA 98188 Body Jewelry Plus 985 Southcenter Mall Seattle, WA 98188 Whitehall Jewelers 1030 Southcenter Mall Seattle, WA 98188 Foot Locker 1068 Southcenter Mall Seattle, WA 98188 Friedlander's Jewelers 676 Southcenter Mall Seattle, WA 98188 Game Stop 1004 Southcenter Mall Seattle, WA 98188 Gene Juarez Salon & Spa 1070 Southcenter Mall Seattle, WA 98188 Gordon's Jewelers 870 Southcenter Mall Seattle, WA 98188 Hot Topic 1005 Southcenter Mall Seattle, WA 98188 Crown Hair Design 890 Southcenter Mall Seattle, WA 98188 Display Office 1011 Southcenter Mall Seattle, WA 98188 Express 935 Southcenter Mall Seattle, WA 98188 Franklin Covey 626 Southcenter Mall Seattle, WA 98188 FYE 1000 Southcenter Mall Seattle, WA 98188 GAP 1048 Southcenter Mall Seattle, WA 98188 General Nutrition Center 911 Southcenter Mall Seattle, WA 98188 Guess? 321 Southcenter Mall Seattle, WA 98188 Hallmark 715 Southcenter Mall Seattle, WA 98188 Isis 759 Southcenter Mall Seattle, WA 98188 Clear Laser 5660 5mootn reea sneers'— Ivar's 896 -A Southcenter Mall Seattle, WA 98188 Journey's 880 Southcenter Mall Seattle, WA 98188 Kennelly Keys 606 Southcenter Mall Seattle, WA 98188 Kits Cameras 1020 Southcenter Mall Seattle, WA 98188 Lenscrafters 615 Southcenter Mall Seattle, WA 98188 Limited Too 947 Southcenter Mall Seattle, WA 98188 Mariners Team Store 804 Southcenter Mall Seattle, WA 98188 Motherhood Maternity 1018 Southcenter Mall Seattle, WA 98188 Naturalizer 668 Southcenter Mall Seattle, WA 98188 Orange Julius/Dairy Queen 896 -B Southcenter Mall Seattle, WA 98188 AVERY® Address Labels James Salon 907 Southcenter Mall Seattle, WA 98188 Just Sports 1103 Southcenter Mall Seattle, WA 98188 Kenneth Behm Galleries 646 Southcenter Mall Seattle, WA 98188 Lane Bryant 953 Southcenter Mall Seattle, WA 98188 LIDS 1014 Southcenter Mall Seattle, WA 98188 Mall Management Office 633 Southcenter Mall Seattle, WA 98188 McDonald's 896 -E Southcenter Mall Seattle, WA 98188 Nordstrom 100 Southcenter Mall Seattle, WA 98188 Pacific Sunwear 803 Southcenter Mall Seattle, WA 98188 vaa «mpiatc wt 'POW' JCPenney 1200 Southcenter Mall Seattle, WA 98188 Kay Bee Toys 1006 Southcenter Mall Seattle, WA 98188 That Kitchen Shop 660 Southcenter Mall Seattle, WA 98188 Le Chatel 808 Southcenter Mall Seattle, WA 98188 Limited, The 315 Southcenter Mall Seattle, WA 98188 Made in Washington 618 Southcenter Mall Seattle, WA 98188 Mervyn's 1100 Southcenter Mall Seattle, WA 98188 Mrs. Fields Cookies 872 Southcenter Mall Seattle, WA 98188 Nori's Sushi & Grill 896 -D Southcenter Mall Seattle, WA 98188 Panda Express 896 -C Southcenter Mall Seattle, WA 98188 Clear Laser 5660® Papyrus 258 Southcenter Mall Seattle, WA 98188 Petite Sophisticate 331 Southcenter Mall Seattle, WA 98188 Piercing Pagoda 1016 Southcenter Mall Seattle, WA 98188 Radio Shack 1003 Southcenter Mall Seattle, WA 98188 Rare Rose, The 840 Southcenter Mall Seattle, WA 98188 Sarku Japan 896 -N Southcenter Mall Seattle, WA 98188 Select Comfort 640 Southcenter Mall Seattle, WA 98188 Silver and Gold Connection 1050 Southcenter Mall Seattle, WA 98188 Spencer Gifts 614 Southcenter Mall Seattle, WA 98188 ®AVERY® Address Labels Parfumarie 262 Southcenter Mall Seattle, WA 98188 Steak Escape 896 -H Southcenter Mall Seattle, WA 98188 Rainforest Cafe 290 Southcenter Mall Seattle, WA 98188 Rave 1007 Southcenter Mall Seattle, WA 98188 Sbarro's 896 -J Southcenter Mall Seattle, WA 98188 Shirtz To Go 755 Southcenter Mall Seattle, WA 98188 Sole Outdoors 925 Southcenter Mall Seattle, WA 98188 Starbucks 806 Southcenter Mall Seattle, WA 98188 Payless Shoesource 993 Southcenter Mall Seattle, WA 98188 Picture People 688 Southcenter Mall Seattle, WA 98188 Prosser Piano & Organ 298 Southcenter Mall Seattle, WA 98188 Rainier Roaster 896 -G Southcenter Mall Seattle, WA 98188 Rave Girl 832 Southcenter Mall Seattle, WA 98188 Sears 400 Southcenter Mall Seattle, WA 98188 Southcenter Cobblers 716 Southcenter Mall Seattle, WA 98188 Express Men 852 Southcenter Mall Seattle, WA 98188 Clear Laser 5660® Smooth Feed SheetsTM Suncoast Motion Picture Co. 266 Southcenter Mall Seattle, WA 98188 Taco Time 896 -K Southcenter Mall Seattle, WA 98188 Things Remembered 820 Southcenter Mall Seattle, WA 98188 T- Mobile 757 Southcenter Mall Seattle, WA 98188 Victoria's Secret 965 Southcenter Mall Seattle, WA 98188 Watch World 1034 Southcenter Mall Seattle, WA 98188 Whistle Workwear 1107 Southcenter Mall Seattle, WA 98188 Zales 921 Southcenter Mall Seattle, WA 98188 NUVO 989 Southcenter Mall Seattle, WA 98188 AVERY® Address Labels Sunglass Hut I 923 Southcenter Mall Seattle, WA 98188 Talbots 242 Southcenter Mall Seattle, WA 98188 Tinder Box 751 Southcenter Mall Seattle, WA 98188 Vans 1058 Southcenter Mall Seattle, WA 98188 Specs In The City 1010 Southcenter Mall Seattle, WA 98188 Weisfield Jewelers 636 Southcenter Mall Seattle, WA 98188 Wilsons 727 Southcenter Mall Seattle, WA 98188 Zumiez 1008 Southcenter Mall Seattle, WA 98188 Library Connections 1115 Southcenter Mall Seattle, WA 98188 use template tor 5660'°' Sweet Factory 977 Southcenter Mall Seattle, WA 98188 Talls Camera 672 Southcenter Mall Seattle, WA 98188 Verizon Wireless 622 Southcenter Mall Seattle, WA 98188 Waldenbooks 270 Southcenter Mall Seattle, WA 98188 Wet Seal 957 Southcenter Mall Seattle, WA 98188 Wizards of the Coast 733 Southcenter Mall Seattle, WA 98188 Jamba Juice 680 Southcenter Mall Seattle, WA 98188 Clear Laser 5660® Smooth Feed SheetsTM Activate Cellular Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Nextel Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Fast Fix Jewelry Repair Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Smart Wireless Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Bahama Breeze Restaurant 15700 Southcenter Parkway Tukwila, WA 98188 110 Add.ece 1 ft kcal e Cingular Wireless Kiosk #1 c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Verizon Wireless Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Gateway Newstand Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Sunglass Hut II c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Pretzel Time Wall Boutique c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 use template for 566O' Cingular Wireless Kiosk #2 c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Endless Innovations Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Batteries and Bands Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Avon Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Godiva Chocolatier Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Key Bank 275 Andover Park West. Tukwila, WA 98188 Sunglass Designs Kiosk c/o WEA Southcenter, LLC 633 Southcenter Seattle, WA 98188 Clear Laser 5660® Use Avery® TEMPLATE 5160® Jake Batsell Seattle Times PO Box 70 Seattle, WA 98111 Alice Neiffer Suburban Cities Association 6300 Southcenter Blvd., Suite 206 Tukwila, WA 98188 Gregg Zimmerman City of Renton Planning/Bldg. & PW Dept. 1055 So. Grady Way Renton, WA 98055 Mike Hemphill Ankdover co. 415 Baker Blvd., Suite 200 Tukwila, WA 98188 Susan Hempstead Puget Sound Energy PO Box 97034, OBC 11E Bellevue, WA 98009 -9734 Sue Carlson Segale Business Park PO Box 88028 Tukwila, WA 98188 -2028 Denise Evans Blumen Consulting Group, Inc. 600 — 108th Ave. NE, Suite 1002 Bellevue, WA 98004 6009LS ®A213AV 1`�7// 1 AIRAV- 09-008 -L wOYIJawe -MMAA 1- 800 -GO- AVERY: U •+YCUtTW 316046' ®0915 31V1dW31 ®band as 6uauud earl wer CITY OF TUKWILA NOTICE OF PUBLIC HEARING November 24, 2004 PROJECT INFORMATION Westfield Corporation, Inc., the owner of Westfield Shoppingtown Southcenter, formerly known as Southcenter Mall, plans to expand . and renovate. The planned expansion includes 289,517 square feet of new retail shops and 162,650 square feet of new anchor stores; additional restaurants, an expanded food court of 29,081 square feet; and a 75,200- square -foot theater. Four additional buildings ranging in size from 5,000 to 10,000 are also planned around the perimeter of their site. The expansion extends the footprint of the shopping center generally to the south, establishes a second level of retail shops, and provides two parking structures. All development occurs within the existing shopping center site Permits applied for include: • Design Review • Administrative Variance from Parking Standards Other known required permits include: • Demolition Permit • Building Permit • Sign Permit An Environmental Impact Statement has been issued and is available for review. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: • L04 -049 (Design Review) • L04 -055 (Parking Variance /Complementary Parking) • E03 -010 (SEPA) OPPORTUNITY FOR PUBLIC COMMENT You are invited to comment on the project at a public hearing before the Board of Architectural Review, scheduled for 7:00 p.m. Thursday, 9 December 2004 at the Tukwila City Council Chambers, 6200 Southcenter Boulevard. For further information on this proposal, contact Moira Carr Bradshaw at (206) 431 -3670, visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. or go to the City's web site at: www.ci.tukwila.wa.us. Application Filed: August 9 and August 18, 2004 Notice of Completeness Issued: August 13 and August 24, 2004 Notice of Application Issued: August 26, 2004 1 Moira Bradshaw- Southcenterstuff aae From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 11/24/04 4:54PM Subject: Southcenter stuff Moira; Sorry it took us a while...just an e-mail to confirm my voice mail: 1. Just faxed you a detail for revision to the parking structure that I think achieves the objective. 2. Current plans have 7,232 parking stalls 3. Sample of pre -cast concrete material with medium sandblast finish fedexed to you (we even found a small size one and didn't have to send you the 20 pounder!). Sample shows material, texture and aggregate within the material revealed by the sandblasting. Not intended to represent proposed colors. 4. Painted aluminum on material board /material sheet is not intended to necessarily represent color that would be used - like the pre -cast, it's intended to show the material. Happy Turkey Day! Talk to you Monday. Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController ( www.spamcontroller.com) and is believed to be clean. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. King County Wastewater Treatment Division Department of Natural Resources and Parks King Street Center 201 South Jackson Street Seattle, WA 98104 -3855 November 1, 2004 Moira Carr Bradshaw, Senior Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 RE: Westfield Shoppingtown Southcenter Expansion Final EIS RECEIVED NOV 0 4 2004' coMMuNin, .. DEVELOPMENT The King County Wastewater Treatment Division has reviewed the Final Environmental Impact Statement (EIS), dated October 2004, for the Westfield Shoppingtown Southcenter Expansion. King County submitted a response to the Draft EIS on June 23, 2004. However, we still have two comments on the Final EIS: (1) Table 1 -1, bullet 4 ", on pageS -8 references "the City's capacity to treat sewage from Southcenter." Please note that the sewage is treated by King County, not by the City. (2) As noted in our June 23, 2004, letter, King County's Tukwila Interceptor is located within the project site. Figure 2 -4a on page 2 -7 of the Final EIS shows the footprint of the "New Parking Structure" on the west side of the site along Southcenter Parkway extending into the easement for the interceptor. In order to protect the Tukwila Interceptor, King County is requesting that the City of Tukwila do the following: • Submit construction drawings for the project to Eric Davison in the Design, Construction and Asset Management Program, Civil /Architectural Section. Eric can be contacted at (206) 684 -1707. Drawings should be submitted for review during design development so that King County staff can assess the project's impacts. Please send the drawings to: Eric Davison, DCAM, Civil /Architectural Section 'King`County Wastewater Treatment Division: 201''South`Jackson Street, KSC -NR -0508 Seattle, WA 98104 -3855 C L E A N WATER- A S O U N D I N V E S T M E N T Moira Carr Bradshaw, City of Tukwila Page 2 November 1, 2004 • Please contact Eric Davison at (206) 684 -1707 a minimumn of 72 hours prior to commencing any construction in order to allow staff time to arrange for a King County inspector to be on the site during construction. • The easement on the project site for the Tukwila Interceptor is a permanent easement, and we must be assured the right to maintain and repair the sewer line. In the event that the line must be relocated, a new permanent easement must be provided. Please send the name, address, and telephone number of the property owner of the proposed development site to Eric Davison in the Civil/Architectural Section so that he can contact the property owner regarding the easement. Eric can be reached at (206) 684- 1707, at eric.davison @metrokc.gov, or by mail at the address above. Thank you for the opportunity to review and comment on this proposal. If you have questions, I can be reached at (206) 684 -1227. Sincerely, Barbara Questad Environmental Planner cc: Eric Davison, DCAM, Civil /Architectural Section C: /(?'si2, • C1/1 {f Moira Bradshaw - FW: Southcenter - R ed BAR sheets (1) From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "hiro @ftburbandesign.com" <'hiro @ftburbandesign.com'> Date: 11/1/04 2:48PM Subject: FW: Southcenter - Revised BAR sheets (1) Hiro, The full e -mail got bounced back from your address, so I will try to re -send this e-mail to you a few sheets at a time. Here are 1.0 and 1.1 (site plan and enlarged site plan), landscape plan and frontage plan, along with the cover letter discussing the changes. Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) From: Greg Fitchitt Sent: Monday, November 01, 2004 1:08 PM To: 'Moira Bradshaw' Cc: 'sdibble@ci.tukwila.wa.us'; 'hiro @ftburbandesign.com' Subject: Southcenter - Revised BAR sheets Moira, As discussed, here are revised sheets for the BAR application following up on the comments from Wednesday's meeting, along with a cover letter detailing the changes. Please feel free to contact me with any questions. Thanks, Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Page 1 Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. Moira Bradshaw - RE: revised plans From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "Moira Bradshaw" < mbradshaw @ci.tukwila.wa.us> Date: 11/1/04 1:48PM Subject: RE: revised plans Here are the files all "zipped "... Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Original Message From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Monday, November 01, 2004 1:13 PM To: Greg Fitchitt Subject: revised plans Greg - I haven't received anything. It might bounce back to you. You could try "zipping" the files. Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431-3651 (206) 431 -3665 FAX Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. I, Moira Bradshaw - Southcenter - ReviseAR sheets From: "Greg Fitchitt" <GFitchitt@wesffield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 11/1/04 1:34PM Subject: Southcenter - Revised BAR sheets Moira, Page 1 As discussed, here are revised sheets for the BAR application following up on the comments from Wednesday's meeting, along with a cover letter detailing the changes. Please feel free to contact me with any questions. Thanks, Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. CC: <sdibble @ci.tukwila.wa.us >, <hiro @ftburbandesign.com> Westfield Corporation, Inc. 11601 Wilshire Blvd. 11`" Floor Los Angeles, CA 90025 To: Moira Bradshaw From: Greg Fitchitt City of Tukwila Development Director Westfield Design & Construction 310 - 445 -2484 310-893-4780 (fax) Faxc (206) 431 -3665 Pages: 2 Phone: Date: 11/10/04 Southcenter Re: Gateway Tower CC: 0 Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle Revised sketch...Romain and I will call to discuss. Greg i CCO7 ? M 1061.:6 W)07. '0l 'AON 7 'a ccQ7 nM wool:6 tOOZ '01 'AON • 4- 1 imiro op II pitilir 1, Avis i die � mid ale t Moira Bradshaw - RE: parking calculate From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 11/3/04 10:03AM Subject: RE: parking calculation The square footage for the kiosks is included as part of the mall shop space. So the 321,935 sf of existing shop GLA includes 2,860 sf for the existing kiosks, and the expansion GLA of 361,471 sf includes 2,000 sf allocated to kiosks. Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Original Message From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Tuesday, November 02, 2004 6:58 PM To: Greg Fitchitt Subject: parking calculation Greg - remind me how the kiosk sales areas located in the mall common areas are calculated in square footage in the numbers you've given me. I think it should be called out in the list for future clarity. Thanks. Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. Shopping Mall Retail Shops Food Court Anchor Retail Total Mall Retail GLA • • Existing GLA 316,405 5,530 913,438 1,235,373 Post Office, Key Bank, Firestone 27,506 Freestanding Restaurant 17,930 Hotel - Total Outparcel GLA 45,436 Total Existing GLA 1.,280,809. Non -GLA Building Area Anchor Store BOH Mall Common Area Mall BOH Total Existing GBA MO? 33,650 116,5891 41,023 1,472,071 37763Lt , //e06 060)60 S17S07 /778 g /5-50D- 604 7272, J J J November 1, 2004 Ms. Moira Bradshaw City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 (206) 431 -3651 Re: Board of Architectural Review — Revised Sheets Expansion of Westfield Shoppingtown Southcenter Dear Moira, Westfie[& Westfield Corporation, Inc. 11601 Wilshire Boulevard 11th Floor Los Angeles, CA 90025 -1748 Telephone (310) 478 -4456 Facsimile (310) 478 -1267 Enclosed please find revised and additional sheets for Westfield's application for the Board of Architectural Review for the expansion of Westfield Shoppingtown Southcenter. The revised sheets address the changes requested by the City in our meeting of October 27, as follows: 1.0 Site Plan • Pedestrian Connections and Entry Drive sections: All entry drives include sidewalks on both sides of the street. All sidewalks have street trees, .street lights and/or a landscape planter with trees provided as a 4' buffer between the main pedestrian area and the drive aisles. All sidewalks are a minimum of 6' wide, not including the 4' street tree areas. Where the entry drives are adjacent to surface parking, an additional 4' planting area is provided as a buffer between the surface parking and the sidewalk. A minimum of 8' width between any patio seating and any drop- off /vehicular areas is provided along the main promenade. The entry drive from APW includes a large covered sidewalk connection from the transit area to the promenade (additional details provided on other sheets). The "pork chops" have been eliminated from the APW entry drive. Roadway sections are maintained at a minimum of 30' to accommodate off-hours loading and fire truck access. Sheet 1.1 provides additional detail on these changes. • Traffic control: Stop bars and lane directional arrows have been added and/or revised to clarify traffic control. • Easterly Site Access from Strander: The second ingress lane from Strander has been extended to the south facade and the ingress into the parking structure along this drive aisle has been moved southward. Pedestrian connections extend the full length of the entry drive on both sides. • Westerly Site Access from Strander: This intersection has been modified to be right -in / right -out only. Pedestrian connections extend the full length of the entry drive on both sides. • Frontage Improvements: The proposed improvements at Strander (hotel site) and Andover Park West between Strander and the transit area are shown in detail on the Pacland Frontage Improvement sheet. • Transit Area: As discussed, rather than submitting the design we prepared for this area, we have simply noted that revisions to the transit area will be determined in conjunction RECEIVED CITY OF TI IKWII NOV 0 2 2004 PERMIT CENTER w4o49 • • November 1, 2004 Page 2 with Westfield, the City, and Metro. We understand that certain conditions regarding this area will be included as part of the parking determination. • Parking counts: The number of parking stalls is shown for each row in the reconfigured parking area. The change from the previously submitted plan is a net gain of 5 stalls, for a total of 7,230 stalls on site, including the structured parking. • Landscape: Landscape planters have been added near the pedestrian crossings nearest to JCPenney and Sears. • Paving and Street Print: Photographic examples of street print and enhanced paving are included on the materials sheet. • Pad buildings: As discussed, a note has been added stating that the outparcel buildings along Strander are shown for location and parking counts only, and will return to the B.A.R. for review of the building design at a future date. Similarly, the TBA building will return to the B.A.R. at a future date for review of both the building design and a possible shift in the location (subject to design of the Southcenter Access project). 1.1 — 1.3: These plans enlarge the site plan to show additional detail and show the proposed levels 2 and 3 of the expansion. 1.5 Gateway Exhibit: This plan shows both the plan and elevation of the East facade of Parking Structure B, including the gateway area. The chevron design element from the south mall facade has been incorporated into the parking structure design, and the column treatment has been extended where there is a second level of parking deck. Material call -outs for the parking structures are included on sheets 4.3 and 4.4. The gateway tower has been enhanced as a focal point utilizing the design vocabulary consistent with the main facade and parking structures (see also sheet 1.6). 1.6 Covered Pedestrian Connection: This sheet shows the covered pedestrian walkway from APW leading to the gateway tower and the promenade. Material call - outs are included on sheet 4.4. 1.7 — 1.9: These sheets show enlarged elevations and plans for the parking structure facades. Consistent with the Gateway Exhibit, the parking structure design has been revised pursuant to the City's comments and the elevations have been made consistent with the plans. 4.1 - 4.2: These elevations show the main mall facade, including material call -outs. The elevations have been revised to be consistent with the site plans and to better show the planned access to service areas. 4.3 — 4.4: These are the smaller scale elevations for the parking structures, which include material call -outs. Materials Board: The materials board sheet has been updated to include a new street light fixture, examples of enhanced paving and street print, samples of materials and examples of their use in similar projects. • • November 1, 2004 Page 3 Landscape plan: The landscape plan has been coordinated with the site plan. A revised planting material list has been included along with sample details. Frontage Improvement Plan: This sheet shows an enlarged plan of the proposed frontage improvements along Strander (hotel site) and along APW from Strander to the transit area. Strander includes a 15' landscape area adjacent to Strander and a 6' sidewalk. The APW improvements have been revised per the City's comments. Signage: As discussed, all signage (except on the "tenant storefront examples" elevation, which is for illustration purposes only) has been removed. A comprehensive signage plan will be submitted at a future date for review by City staff and/or the B.A.R. This will include additional gateway features /monuments at the entry drives. Two sets of these revised sheets, full size and in color, will be delivered to you tomorrow morning. We are available to prepare any additional information or revisions you require in preparation for the upcoming B.A.R. hearing. We will prepare 9 full size sets of the complete, final package to be delivered to you by November 8. Sincerely, Greg Fi itt Development Director Westfield Corporation, Inc. 310- 445 -2484 Enclosures cc: Jack Pace Steve Lancaster Moira Bradshaw - Western Strander Ellice (61 Av S) Page 1 ') From: Moira Bradshaw To: Gfitchitt @westfield.com Date: 10/29/04 2:59PM Subject: Western Strander Entrance (61 Av S) Greg - Jim is gone - Keith Haines, the Police Chief with whom we had dinner, is retiring :( and there is a function going on now. So ... submit what you want to do. and we'll evaluate. When you send a PDF, please copy Hiro and sdibble @ci.tukwila.wa.us. Ms. Dibble is our technician who will print it on our plotter for me. Thanks. Talk with you again. Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX Moira Bradshaw - Fwd: Westfield Plans view Page 1 4 From: Moira Bradshaw To: Gfitchitt @westfield.com Date: 10/29/04 1:49PM Subject: Fwd: Westfield Plans Review Greg - here are comments from the crime prevention section of the Police Department. The camera issue we can discuss after BAR. Is the proposed bollard the same that you will use outside all of the mall entrances? I do notice that bollards are being proposed both where there is a zero curb as well as existing vertical curb. Also, the newest western entrance facing Strander, just adjacent to Sears - does not have bollards. Is this a conscious decision? I'm not familiar with the lighting standard to which he refers. I'll check on that. I think that for the BAR submittal we will need to have 9 full size color sets. We'll want all of the architectural sheets plus the landscape plan. We won't need the other Pacland plans for them. We'll also want one reduced set for the file. If this goes to the Nov 18 BAR the actual paper copies will need to be here by the end of the day on November 8. I'm checking to see what kind of printing capability we have here so that I can tell you whether we can accept a PDF on Monday. I'll call you after I've checked with our Graphics Dept. We'll need to see a revised set by Noon on Monday. Regards - Have a spooktakular weekend? Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX • City of Tukwila Police Department An Accredited Agency MEMORANDUM TO: Moira Bradshaw, Sr. Planner, DCD FROM: Off. Gerry Myklebust DATE: October 29, 2004 SUBJECT: Westfield comments Steven M. Mullet, Mayor Keith E. Haines, Chief of Police I reviewed the plans you sent on 10- 13 -04. I did not receive a lighting plan, which would have been helpful. Some observations /questions that I came up with are: South Elevation: Shows some bollards outside the next to J.C. Penney but not outside other access points. Another drawing shows them all along the outside. I would like to see bollards or some other barrier in front of all access points. Roof: 1. All exit paths from the theatres go around the north side of the roof; then out the south side. I recommend setting up an evacuation route off the North side of the mall as well. This would avoid panic and possible injuries if the South side were closed off due to smoke, fire or some other catastrophic event. 2. Is there pedestrian access from the roof parking to the theatres? 3. What separates the roof parking areas from the sky lights and Mechanical areas? We will need a barrier to protect them from tampering. 4. We will want to see cameras along the walk -ways between the parking garges and mall. 5. We will want to see good lighting on the walk -ways between the parking garages. Parking Garages: 1. Lighting in stairwells should be in a 4:1 uniformity ratio. 2. Recommend digital video recording of all stairwells, drive ramps and garage floors. We want to be able to record the license plate of every vehicle entering and leaving the garages, as well as the faces of the front seat occupants. Parking Lot: 1. The landscaping plan calls for trees at 10 feet tall with branching at 5 feet. While this would be okay for the first year while the plant is establishing itself, our minimum calls for branching at 7 feet. 6200 Southcenter Blvd. • Tukwila, WA 98188 • Phone: - (206) 433 -1808 • Admin. Fax: - (206) 244 -6181; Invest. Fax: - (206) 431 -3688 • • 2. One drawing made it look as if the parking lot light heads were in the trees. The landscape plant] looks as if they are not. We want to avoid having the lights shining down through the foliage. For lighting, I am really advocating adopting the IESNA standards as a minimum requirement. I would like to see a digital video recording system with cameras placed so that all portions of the parking lot/traffic ways can be under video surveillance as needed. 6200 Southcenter Blvd. • Tukwila, WA 98188 • Phone: - (206) 433 -1808 • Admin. Fax: - (206) 244 -6181; Invest. Fax: - (206) 431 -3688 Moira Bradshaw - Westfield Plans Revi From: Gerald Myklebust To: Moira.6300- po.tuk -mail Date: 10/28/04 4:42PM Subject: Westfield Plans Review • Moira - Here is what I came up with. Call me if you have questions at 206 - 391 -0796. Gerry CC: Baskin- D.PD- Post.tuk -mail Page 1 LMoira Bradshaw - RE: Mall design • Page 1 From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "'Moira Bradshaw "' <mbradshaw @ci.tukwila.wa.us >, "'Jack Pace' <jpace @ci.tukwila.wa.us> Date: 10/28/04 11:OOAM Subject: RE: Mall design Dear Moira, Actually in the first meeting with Westfield, I raised the issue you described below just to ask their opinion, not as a replacement of pads along Strander but as an addition to those pads. Their reaction was not very positive but not very negative either - "we will think about it in the future... ". Here is my thought. When we think about the success of the mall promenade, as you pointed out, double -sided is better than one - sided. It is more pedestrian friendly and generates a "main street" environment. On the other hand, when we think about the TUC Core, a life style center as a catalyst project we are envisioning to occur between A.P.W. and A.P.E., the double -sided mall promenade will compete with our TUC Core especially in terms of retail types. Regarding the priority of those two from a whole TUC revitalization perspective, we think that the construction of TUC Core has a priority over the double -sided mall promenade. The mall will stay as a regional retail /entertainment center even after this expansion and for its success, it is not crucial to make the promenade double- sided. In addition, to integrate the mall to future developments around its property, having some pads along mall peripheral streets is helpful. Therefore, we think that the addition of pads on the south side of the mall promenade should occur after the TUC Core happens and we should make pads along peripheral streets happen first. Please let me know if you have any thoughts on this. Regards, Hiro Original Message From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Thursday, October 28, 2004 7:53 AM To: Jack Pace; hiro @ftburbandesign.com Subject: Mall design Dear Hiro and Jack - Last night I went by a University Village wanna be - Westwood village. It's a jumble of building pads without a real core. I've thought about it's design relative to the JCPENNEY redevelopment. However - I think it has applicability to the Mall's attempt to do their hybrid design. What I'm thinking is that the south promenade for the mall will not work as a promenade because it's only one sided. If the mall were smart the pads on Strander should be moved back to the south side of the promenade drive. What are your thoughts on this? Thanks. Moira Southcenter BAR Submittal Meeting with City of Tukwila October 27, 2004 Attendees: Jack Pace, Moira Bradshaw, Jim Morrow, Larry Green, Steve Dumas, Romain Gilli, Bill Fortunato, Greg Fitchitt Previous Issues 1. Transit Area • The City is now stating that they want a separate contribution of $650,000 for the transit area • Over and above the $650,000, they also want: i. A covered pedestrian path ii. Installation of temporary footings for an additional shelter iii. An additional 10' easement for future improvements • They also want a TDM program for employees • They want multiple additional parties (council, public, nearby property owners) to be involved in the design of the transit area, and say this will be a lengthy process. 2. Easterly Strander Access Point We agreed to look at having 3 lanes continue toward the mall facade. One would be a right -only lane going in to the parking structure halfway along the facade. A possibility could include a left turn pocket lane into the parking structure as well for southbound traffic. 3. Westerly Strander Access Point The City now says a right -in / right -out solution is no longer sufficient and that the intersection must be signalized for pedestrians. They want a pedestrian crossing signal and a right -in / right -out intersection, or they want a fully- signalized intersection which would permit left-ins and left -outs. 4. Sidewalks The City wants to have the landscape or street trees adjacent to the drive aisles, and the sidewalks adjacent to the parking areas. They still want sidewalks on both sides on all entry "streets ". They will consider decomposed granite (DG) in lieu of concrete. 5. Frontage Improvements L Bill F will revise the frontage improvements along APW (6' sidewalk through post office area, sidewalk at Key Bank) and Strander (15' landscape along former hotel site exclusive of sidewalk). New Issues 6. TBA Location The City is now saying that because of the Southcenter Access project and its potential use of land in the area the TBA is shown, they want it moved. Other Issues 7. Gateway — provide further detailing for "gateway" and bridge for truck ramp 8. Parking Structure Design — provide further detailing, enlargement, clarification on colors, extend column detail, decorative features 9. Paving Details — provide for Street Print and Enhanced Paving 10. Westfield signage — remove from BAR package (part of separate signage package) 11. Additional "Gateway" /landmark features — to be included in comprehensive signage package 12. Promenade — minimum 8' clear for pedestrian passage 13. Future pads — maintain footprints on site plan and parking counts. Return to BAR for building design review for the pad buildings. 14. Parking counts — show counts on ends of aisles, confirm parking numbers after any final site plan changes 15. Coordinate plans, elevations and landscape plans 16. Service entries on south facade — provide additional details 17. Provide materials board, details on amenities and lights (review Hiro's suggestions) 18. Parapet cap - Provide detail /material 19. Landscape — revise plant materials list, enhance at mall entries /pedestrian areas WORKING SESSION 10/27/04 WESTFIELD SOUTHCENTER SHOPPINGTOWN Tukwila Urban Center Urban Design Review and Recommendations for Revised BAR Submittal dated October 2004 Summary of Revisions based on previous comments on August 2004 submittal set. 1. Create Strong Visual and Physical Connections to the new Mall entry from Andover Park West A direct connection between the mall promenade and Baker has been created. a) Add sidewalks on both sides of the connection b) Provide covered pedestrian connection on south side — between parking garage and APW c) Revise access by eliminating "pork chops" and narrow aisle widths Potential options: Recommended Plan for Andover Park West Access Drive Recommended Section for Andover Park West Access Drive Option -A (4 Driving Lanes) Recommended Section for Andover Park West Access Drive Option -B (3 Driving Lanes) • • 2. Improve safety in the circulation patterns on internal driveways a) Clarify which direction of travel has right of way by modifying curb radii at intersections, installing arrows and stop bars. 3. Improve the western (61 AV S) Mall Entrance from Strander Boulevard a) Add a traffic signal and pedestrian crosswalks or b) Narrow curb access (maximum 35 feet) and sign for one lane in (right only) and one lane out (right only) c) Narrow width of driveway and add a sidewalk on east side of driveway or widen width of pedestrian pathway on west side by reducing the width of the landscaping along the east side by 4 feet Recommended Section for Western Access Drive from Strander Northern Block (by Parking Structure) 4. Improve pedestrian circulation on eastern (62 AV S) Mall Entrance from Strander Boulevard a) Consider pedestrian pathways on both sides — consider reducing driveway width to gain additional area for ped path. Recommended Section for Eastern Access Drive from Strander Northern Block (by Parking Structure) Recommended Section for Eastern Access Drive from Strander Northern Block (by Parking Structure) • • toy 40' Recommended Section for Eastern Access Drive from Strander Southern Block (by Future Pad) 5. Create a Strong, Highly Visible Gateway at the Approach to the new Mall entry from Andover Park West a) Improve Gateway Tower between JCPenney and new parking structure; repeat architectural vocabulary of the eastern Mall entrance and incorporate pedestrian canopy from APW. 6. Create a Well - Articulated Roofline along the Front/Southern Facade a) A new tower between JCPenney and new expansion has been added b) New western mall entry glass structure has been made taller 7. Design the Parking Structures to be Part of the Overall Architectural Composition of the Mall a) Parking structure design has been improved so that it matches the mall building Site Plan Recommendations 1. Break up parking lots by plant more trees as show in the previous plan 2. Screen the east facade of the eastern parking structure by planting trees along entrance drives between Firestone and the post office and on the south side of the post office if possible. All facades of parking structures except for this facade are screened by trees. 3. Make sure to plant street trees on both sides of the access drive from Baker. Trees and tree grates are shown in the drawing 1.1, but those are NOT shown in the drawing 5.2. 4. Put gateway features at the entrances of the western and eastern entrance drives from Strander and at the entry of the entrance drive from Baker. (N. f Y'"i Examples of Gateway Monument 5. Make sure to keep enough width (eight feet at minimum) on the promenade for pedestrian circulation. 6. Provide a detail and or specifications of "street print" and "enhanced paving area." 7. Relocate "Sears Automotive Center" to the east of the 15 foot north/south utility easement or to the south to avoid conflict with future right of way plan for "Southcenter Access" project. 8. If the pads are unlikely to occur at time of initial development, provide a site plan that shows interim parking development without pads 9. Incorporate 10 foot deep zone for transit center enhancements behind bus bays on APW. 10. Show parking stall count at end of aisles. Architectural Recommendations A. Mall building 1. Clarify the treatment of two trash /compact loading spaces facing promenade. They are shown as multi color slate wall in the drawing 4.1 and 4.2. In addition, reconcile difference between elevations and plans. They are not consistent. 2. Revise plans to reflect a correct location of the new tower located by JCPenney. The location of the tower does not match in plans and elevations. 3. Do not use cheap metal wavy parapet cap. Parapet treatment is important. • • B. Parking Structure 1. Draw enlarged parking elevations at the same scale as main building elevations. 2. Reconcile difference between parking structure elevations and plans. The number and location of bays shown in plans and elevations are not consistent. 3. Extend column treatment to second story of 2 +1evel garage. 4. Add more details and ornaments that are consistent with the main mall building to parking structures. (see detail below.) 5. Locate southerly stair tower exits so that there is adequate area for pedestrian exiting. 6. Use the same material as the main building — e.g. brick veneer instead of colored precast concrete or show significant reveal detail. 7. Adjust height of towers attached to parking structures so that they will be consistent. (See Elevation B) 8. Clarify if there will be two color different color schemes on the same parking structure (See east vs. west elevations. C. Street Furniture 1. Select more integrated street furniture that is consistent with the mall building architectural design as shown below. Bench / Trash Receptacle : Landscapeforms Chase Park Light : Lumec- Schreder Thylia Series Miscellaneous Structures 1. Provide elevations of the sculpture or monument on the planting island at the end of the western entrance drive to terminate the view from Strander entrance. Something on the planting island is shown in the drawing 1.1, but it is not shown in elevations. • • Example of Pedestrian Walkway Canopy • • Landscape 2. Coordinate landscape plan with site plan 2. Meet minimum Code requirements for perimeter landscape. a.) Show minimum 15 foot dimension for front yard perimeter landscaping along former Red Lion site. This must exclude the public sidewalk. Consider upgrading parking lot island landscaping elsewhere, where impact from perimeter landscaping becomes onerous 3. Coordinate frontage improvements with adopted plans a.) Utilize recommended street trees along frontages per the Tukwila CBD sidewalk plan and nodal plants at respective intersections b.) Upgrade substandard frontages with appropriate ADA improvements, clear vision triangles 4. Landscape treatment should enhance architectural features, strengthen vistas and important axis and provide shade. a.) Include planting areas at pedestrian focal points such as at westerly entrance. 5. Be more creative with plant types and creating a layered effect with the plants. Other Issues 1. No signage is being reviewed or approved as part of this decision. Moira Bradshaw - Westfield Shopping Town Design Review supplemental sketches From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "Moira Bradshaw (E- mail)" <mbradshaw @ci.tukwila.wa.us> Date: 10/26/04 6:49PM Subject: Westfield Shopping Town Design Review supplemental sketches Dear Moira, Attached please find supplemental sketches based on our phone conversation today. Please review and let me know if you have comments. Regards, Hiro Hiro Sasaki, AICP Senior Associate Freedman Tung & Bottomley 74 New Montgomery St., Suite300, San Francisco, CA, 94105 T:415.291.9455 F:415.291.9633 CC: "Jack Pace (E- mail)" <Jack @ci.tukwila.wa.us> Page 1 [—Moira Bradshaw - Westfield 1 From: Moira Bradshaw To: Donald Tomaso Date: 10/26/04 6:36PM Subject: Westfield Don - Thanks for your comments. I've attached a list of issues that DCD will be discussing with them tomorrow. I've passed on your comments to the Mall today. Feel free to join us tomorrow in Conference ROom #5 at 1 p.m. I've also included an Agenda. Moira City of Tukwila Steven M. Mullet, Mayor Department of Public Works James F Morrow, P.E., Director October 26, 2004 Mr. Greg Fitchitt Development Director Westfield Corporation, Inc. 11601 Wilshire Boulevard, 11`h Floor Los Angeles, CA 90025 -1748 RE: EXPANSION OF WESTFIELD SHOPPINGTOWN SOUTHCENTER - TRANSPORTATION IMPACT FEES Dear Mr. Fitchett: Thank you for your letter of October 11, 2004 wherein a revised transportation impact fee for the Klickitat Project was proposed. After a review of the facts, the following response is provided that will explain how the impact fee for the Klickitat Project was established and Westfield's participation in the update process and the establishment of Klickitat's fee. As part of the Growth Management Act (GMA) adopted by the State Legislature in 1990, the City of Tukwila is required to ensure adequate facilities are available to serve new growth and development. As part of the GMA requirements, new growth and development is required to pay a proportionate share of the costs of new facilities. Further, Tukwila is authorized to impose impact fees as part of the financing for public facilities, provided that the entire financing package is a reasonable balance between impact fees and other sources of public funds. In 1995, Tukwila adopted a transportation impact fee schedule that complied with the GMA requirements. In early 2004, the City started the process to update its transportation impact fees. The update, in part, was driven by the fact that new transportation improvements were needed to the Urban Center's transportation system in order to maintain the area's level -of- service requirement. In order to provide an accurate fee calculation for the Klickitat Project, the City proposed to use current traffic volumes and projected traffic volumes for 2020. Because this information was readily available and is being used for all planning efforts citywide, it`was considered to be a reasonable approach. During one of our numerous meetings with Westfield, your attorney raised several objections to the proposed methodology for calculating an impact fee for the Klickitat Project. One objection was directly related to the proposed use of current traffic volumes and a 2020- planning horizon. Westfield's attorney felt that 1990 traffic volumes and a 6300 Southcenter Boulevard. Suite #100 • Tukwila, Washington 98188 • Phone: 206 -433 -0179 • Fax: 206 -431 -3665 2010 - planning horizon were more appropriate, unless the City's Comprehensive Plan was amended. Tukwila's City Attorney agreed. Since there was insufficient time to make a comprehensive plan amendment and Westfield desired to have a clear understanding of the total transportation impact fee before proceeding with the proposed mall expansion, Public Works developed an alternative methodology. Historic traffic volumes representing 1990 conditions were collected. Since the modeling information used to develop earlier fees was no longer available, it was decided to apply a historic growth rate of 1.85% per annum to the 1990 volume in order to arrive at the 2010 volume. The 1.85% adjustment was selected after reviewing historic growth rates for the area. Again, all of this information was made available to Westfield as the update progressed. Further, Westfield's representative was present during the briefings to the City's Transportation Committee, Committee of the Whole, and the City Council meeting when the new impact fees were adopted. As expected, no objections were made by Westfield during those meetings because the City adopted the methodology proposed by Westfield. As the City has stated and shown in your October 11, 2004 letter, those adopted rates produce a total transportation mitigation impact fee of $1,926,180. It is inconsistent with Westfield's earlier objection that a return to the use of current traffic volumes (EIS data) for the area is now being proposed. Using the current traffic volumes cannot be accommodated without a change to the City's Comprehensive Plan. At this time, the City will not be making another update to the transportation impact fee list until 2005. Changes to it and other transportation issues will be addressed during next year's scheduled update to the City's Comprehensive Plan. At that time the City intends to use the most recent traffic volume counts, a new planning horizon, and the City hopes that Westfield will again participate in the process. Should you have any questions, please call me at your convenience. Sincerely, James F. Morrow, P.E. Director Cc: Steve Lancaster, Director Community Development • Department of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Phone: (206) 431 -3670 Fax: (206) 431 -3665 To: Fax: Phone: Re: ❑ Urgent From: Date: Pages: ep4 fir a vl 5'0,2 VFor Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle •Comments: t are, -Ye a rir - P. r rat la n 401/ „./ e--P<-6 a 1;�� af�"- 7i2 P42977 rrO.U, Moira Bradshaw - Westfield L04 -049 081 A 4.doc image City of Tukwila Page 1 City of Tukwila Steven M. Mullet Mayor Fire Department Nicholas J. Olivas, Fire Chief Interdepartmental Memorandum To: Moira Carr Bradshaw From: Don Tomaso, Fire Marshal Date: August 18, 2004 Subject: L04 -049 Westfield Expansion Review I have reviewed the plans delivered to the Fire Marshal's office and have the following concerns in regard to the proposed project. 1) Fire Department vehicular access is not provided to all of the proposed pad locations. 2) Fire hydrant locations will need to be modified with relocation of some hydrants and the addition of fire hydrants in some locations. It does not appear that all existing hydrants are located on the provided drawings. 3) The surface water detention structures will need to be capable of supporting aerial fire apparatus outrigger loading or be relocated. 4) No detail is provided for the relocation of existing Fire Department Connections that need to be relocated in the existing mall. This will need to be addressed soon, as this has a major impact on the fire sprinkler system for the mall and the associated life safety protection it affords. 5) No detail is provided in regards to how the existing fire sprinkler systems off the water main that Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: 206 -575 -4404 • Fax: 206 -575 -4439 Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: 206 - 575 -4404 • Fax: 206 -575 -4439 Moira Bradshaw - Westfield L04 -049 081p14.doc Page 21 City of Tukwila Page 2 is to be abandoned. How is this going to be accomplished? This again is a life safety protection issue. 7) The landscape plan will need some minor modifications to ensure that the aerial truck will have sufficient clearances for the front basket overhang. 8) The East entrance located by Penney's has not been modified as we had discussed in previous meetings with Steve Lancaster and yourself. This is a very important issue for emergency vehicle access. You should be aware that these plans are substantially different from the previous plans that I have seen for this project and there may be other impacts or requirements imposed for the project. I'm still in the process of reviewing these plans and Mr. Fitchitt's proposal to eliminate the fire sprinklers in the parking structures. I will be on vacation starting Friday, August 20th and returning on August 30th. If you have any questions, e-mail me, as I have set aside time on the 30tH" the PM for you if there are questions. Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: 206 -575 -4404 • Fax: 206 -575 -4439 Department of Community Development 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 Phone: (206) 431 -3670 Fax: (206) 431 -3665 Fax To: T Fax: i Phone: From: Date: Pages: • /61(a-trio, '5-6010.6)4-J06' Re: 15,(A4_61Ver kill TGtnsra-'t ❑ Urgent 1.4or Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle •Comments: O,/lr ee'I i4.is4Ar'1- u .Me uaka ru./ p?5--/24):1 s. cJ /•"/Tir "iir."0/4 41. Quercus rubra/Red Oak 2. Liriodendron tulipifera/Tulip Tree 3. Fraxinus oxycarpa/Flame Ash • • TUKWILA CBD STREET TREE PROGRAM GATEWAYS Evergreen Trees 1. Sequoiadendron giganteum/Giant Sequoia 2. Cedrus 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 Southcenter Parkway) 1. Fraxinus oxycarpa/Flame Ash 2. Fagus sylvatica/European Beech 3. Aesculus hippocastanum/Horsechestnut 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) 1. Liriodendron tulipifera/Tulip Tree 2. Quercus rubra/Red Oak 3. Fraxinus pennsylvanica lanceolata 'Marshall'/ Marsha /5g°' agnolia kobus/Kobus Magnolia 2. Crataegus phaenopyrum/Washington Thorn 3. Malus'Snowdrift' /Crabapple NODES: 04 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 japonicus /Japane.se_Snowbel SECONDARY STREETS 1. Acer nibrum/Red Maple 2. Ginkgo biloba/Maidenhair Tree 3. Liquidambar styraciflua/Sweet Gum ckgcl. 4/4 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 • • • • • • • Imo 0 0 0 0 0 —J SECONDARY STREET la 112C,I. e a a a_a 0 0 0 1:317170-7-0--ErCT a • a a ra 00 a 0 0 0 0:3 10- - • a S a 4:1•1„ta si• 0 *47, VIP 00 J4 0 a - -0 0 .410 t■ • I> 4 • 4 4 a a 0 0 a a n 0 a 0 CI 0 0 a 19, 0' 0 a, ■N•I .1:1 9 a Is> Elea o- a p 0 01 a 0 0 WV •:(11 MD, CD! , /' // 0 ,r0 0 0 c7ii =if; CD 0 ;I' 41 0 0 0 'I: i 6044— a a fir 107 a 01 0 ■ • \ 0 0 ; li 0 ; ; II: . 0 , I , . .. 1 , ,,, la a Z.T7e,‘ 0 . 11,•■ a o a ■ ii,N a -----!,1 1 '.:,e, i ,,, _,___. / \. 43' 4 • rA 1 I I I I i I 1: I 1 1.0 CY1-1.2, ' ID 1E3 .1.1 .1-:-.5)0BIC:l , ; 1 1 I i: I ; I C2 T ; J 0 a a a a ' ._ • El •C , I &,L_L 7'7 777 2. 7/- 1:31 0 0 f±t. :••• layyjh -• rfr ,:■•■ V V V L04 -049 Westfield Soutthcenter BAR Minor Modification 10/23/04 Existing Conditions Design Review Conditions: 1. Ground mounted utilities shall be located and /or screened so that they are unobtrusive. Electrical vaults shall be screened with an approved planting plan rather than walls. (Under review PW06 -094) 2. The two drive ways in front of Firestone will be closed to allow extension of the bus pullout zone. (DONE - PW06 -067) 3. Where sidewalks are to be added or upgraded on Strander and Andover Park West provision of a cross section with 7 feet of parking lot landscape, a 10 foot sidewalk and 4 feet of curb side landscaping where parking stalls will not be eliminated. (DONE - PW06 -067) 4. The Landscape Plan shall include plantings and parking along the west side of the Firestone building and modifying the location of the planting area at the end of "Target" drive so that it does not interfere with the pedestrian crossing. (Under review on PW06 -094) 5. The Planting Plan will: • increase plant groundcover by decreasing the separation distance from two feet to a maximum of 18 inches • use Marshall Ash along Andover Park West reflecting the recommendations from the City of Tukwila CBD Street Trees • use of evergreens or winter interest plants along parking garage exterior columns that are wider than 32 feet. (Under review PW06 -094) 6. The Tenant Exterior Storefront Criteria shall be modified with the following specifications: • they are Requirements as opposed to Criteria, and that there is a narrative created for Permitted Materials. The narrative shall specify that building material choices support the cohesiveness of the architecture of the mall, be durable and chosen from the permitted list of materials. Wood shall be modified to specify its minimum usage. (DONE) • A Landscaping element shall also be added with the objective that plant material be used to provide transitions between building and pedestrian areas, soften building edges, provide focal points where needed and create interest and detail. (DONE) Nonconforming Landscape Condition: 7. Between the northerly limits of the scope of work and Strander BL, plants shall be added in all areas where opportunities exist that will not produce displacement of parking or circulation such as at the end of parking aisles between the J.C. Penney garage and Andover Park West. In addition, setback the parking stalls adjacent to the transit zone to accommodate the requested 11 feet in additional depth. (Under review PW06 -094) Page 1 of 2 Attachment One L04 -049 Westfield Sot center BAR Minor Modification 10/23/04 8. "The Landscape Plan revisions on Sheet L1.4 -14 for the area adjacent to the transit center are not approved at this time. The City would like to work jointly with Westfield on the materials and plants and hardscape locations to allow coordination with the adjacent transit center project. (L1.4 -14) This area is to be resolved prior to submittal of building permit plans for the mall expansion. To that end, please allow us to schedule a meeting between your landscape architect and our design team." (Under review on PW06 -094) Garage Elevations 9. A balcony detail and elevation demonstrating its protrusion from the northeast tower of Parking Garage B, providing a minimum of 1 foot relief, and elimination of the vertical brick detail on this element. (DONE D06 -135) 10. Consistent roof treatment on the towers and an increase in their overhang on the east and west sides of the towers to create the shadow as represented in drawings. (DONE D06 -134 and 135.) Q:\ HOME\ MOIRA \mall\2modificationattachment one.doc Page 2 of 2 Attachment One TO: File FROM: Cyndy Knighton DATE: October 22, 2004 RE: TUC Transit Center Location Coordination with Westfield Shoppingtown Southcenter Expansion Project This memo summarizes the discussion and thought processes behind decisions made surrounding the location of a future transit center on Andover Park East near Baker Boulevard as related to the 700,000sf expansion of the Mall. As part of the Mall's expansion, a parking variance is being requested for up to 10% of the required parking. This equates to an approximately 700 parking stall reduction. As part of the negotiations with granting this reduction, improvements to transit facilities is being requested by the City. King County Metro was invited to share their needs and preferences. Metro staff expressed a strong preference for far -side stops. Further, Metro staff preferred keeping the existing location of the transit stop (Andover Park E, south of Baker Boulevard, west side of the street only) for the long term. This benefits their lay -over site on Tukwila Parkway between Andover Park E and Andover Park W. Metro is supportive of a stop on the east side of Andover Park W, again, preferring a far -side location to that of a near -side one. The property immediately north of Baker Boulevard, commonly called the Fatigue site, is under new ownership and redevelopment is expected at any time. With this site `in play,' obtaining ROW for street widening as well as additional ROW or easements for transit improvements becomes easier. The property immediately south of Baker Boulevard, known as the Acura Dealership, is not expected to be redeveloped in the near or mid term. The I -405 Congestion Relief and Bus Rapid Transit project recently presented findings surrounding the expected needs and service information for the BRT portion. Those findings showed the Southcenter area, in particular the Mall, as the terminus of one route. The nature of BRT is more similar to rail and therefore facility needs are closer to those of a rail (light or heavy) station than of traditional bus transit. To wit, the future BRT stop is envisioned to be a strong focal point, with stops across from each other. In this instance, the stops are configured in a northbound near -side, southbound far -side configuration on Andover Park W, south of Baker Boulevard. BRT is very speculative at this time, but consideration was given to find ways to accommodate, if possible. The BRT report showed a potential need for 3 "bays" at the stops. However, staff, on the recommendation of the consultant preparing the forthcoming Transit Network Plan, is comfortable in future transit volumes being accommodated by 2 "bays" if a comparable northbound stop is in place. Staff put on the table the possibility of creating a strong transit focal point, much like the needs for BRT. This idea blended well with the Tukwila Urban Center plan and the Transit Plan. The consultant preparing the Transit Plan weighed in on this issue and communications to that effect are attached. Two possible options were discussed: 1) creating the focal point on the south side of Baker Boulevard utilizing the existing stops and pursuing acquiring the necessary ROW /easement from the Acura property; and 2) creating the focal point north of Baker A4 Wm mays? 61fittY • • Boulevard by acquiring the rights to do so from the Mall property as well as pursuing the necessary ROW /easement from the Fatigue site owners as the redevelopment occurred. Those two options were staff's first and second preferences, respectively. The third preference was to have the stops on either side of Baker Boulevard in a far -side stop configuration. The Mall owners expressed concern over relocating the bus pull outs to the north of Baker Boulevard. Additional parking, estimated at 70 stalls, would likely be lost and negotiations with J.C. Penneys would have to occur for approval of the new site plan. Additional concerns of the Mall owners surrounded the possibility for an expanded pull out site, for the future of 3 "bays" because of impacts to existing driveways. The Firestone building and the Post Office have 3 driveways within very close proximity. Expanding the existing bus zone to accommodate 3 "bays" would require closing of one or both of the Firestone driveways. All of these issues were considered, including the fact that the Transit Network Plan is not yet complete and won't be a guiding force until the end of 2005 (it will be incorporated into the update of the Comprehensive Plan). A decision was made to pursue an expanded bus zone in the existing location, including closing off both of the Firestone driveways and making the driveway at the Post Office a right -in, right -out only driveway. Additionally, the driveway immediately north of Strander Boulevard, an access point just north of the Key Bank, would be converted into a right -in, right -out only driveway as well. The reasoning behind this decision is that until the Transit Plan is completed and adopted, there was no way for staff to prognosticate an official City position on locat''on. Since a transit zone equivalent to 3 "bays" is expected to be necessary in the near future, acquiring the ability to do so at this time seemed prudent. Moira Bradshaw - draft memo for the reed Westfield Shopping Tonw drawings • From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "Moira Bradshaw (E- mail)" <mbradshaw @ci.tukwila.wa.us> Date: 10/22/04 2:55PM Subject: draft memo for the revised Westfield Shopping Tonw drawings Dear Moira, Attached please find a memo for the revised Westfield Shopping Town drawings. Please review and let us know if you have any comments. I would like to discuss if I should come to the city on Wednesday. Regards, Hiro Hiro Sasaki, AICP Senior Associate Freedman Tung & Bottomley 74 New Montgomery St., Suite300, San Francisco, CA, 94105 T:415.291.9455 F:415.291.9633 CC: "Jack Pace (E- mail)" <Jack @ci.tukwila.wa.us> Page 1 j • • D R A.E "h WESTFIELD SOUTHCENTER SHOPPINGTOWN Tukwila Urban Center Urban Design Review and Recommendations for Revised BAR Submittal dated October 2004 Summary of Revisions based on previous memo dated August 28th, 2004 1. Create Strong Visual and Physical Connections to the new Mall entry from Andover Park West a) Direct Connection between Baker and Mall Promenade has been added - Responded b) Sidewalks have been added on both sides of the connection - Responded 2. Allow a Future Connection to the new Mall entry from Klickitat a) Wall to wall distance between Sears and a new parking structure has been widened from sixty feet to seventy feet - Responded 3. Improve the Primary Mall Entrance from Strander Boulevard a) Neither traffic signal nor pedestrian crosswalks have been added — NOT Responded 4. Reduce Width of Mall Entrance Drives a) The width of Mall Entrance Drives have been unchanged (30 feet from curb to curb) — NOT Responded 5. Create a Positive Pedestrian Environment along Mall Pathways and Sidewalks a) The width of the pedestrian pathway along the western entrance drive has been widened - Responded b) Trees along this pathway have been moved to the outside of the pathway — Responded c) Pedestrian- scaled lighting has been installed — Responded d) Pedestrian pathways have been provided only on one side for both western and eastern entrance drives — NOT Responded e) Pedestrian pathways have been added along Baker entrance drive on both sides - Responded f) The width of the pedestrian pathway along the eastern entrance drive has been narrowed down from twenty six feet to sixteen feet — New Issue 6. Create a Strong, Highly Visible Gateway at the Approach to the new Mall entry from Andover Park West a) Gateway Tower between JCPenney and a new parking structure has been added — Responded 7. Create a Well - Articulated Roofline along the Front/Southern Facade a) A new tower between JCPenney and new expansion has been added — Responded b) New western mall entry glass structure has been made taller - Responded 8. Design the New Parking Structures to be Part of the Overall Architectural Composition of the Mall a) Parking design has been improved so that it matches the mall building — Responded Site Plan Recommendations 1. If the western and eastern entrance drives have pedestrian pathways only on one side, widen pedestrian pathways by four feet by taking away four feet from planting strips on the other side of the entrance drives. • • DRAFT 2. Plant more trees in parking lots as show in the previous plan 3. Install a sculpture or monument on the planting island at the end of the western entrance drive to terminate the view from Strander entrance. Something on the planting island is shown in the drawing 1.1, but it is not shown in elevations. 4. Screen the east facade of the eastern parking structure by planting trees along entrance drives between Firestone and the post office and on the south side of the post office if possible. All facades of parking structures except for this facade are screened by trees. 5. Make sure to plant street trees on both sides of the access drive from Baker. Trees and tree grates are shown in the drawing 1.1, but those are NOT shown in the drawing 5.2. 6. Put gateway features at the entrances of the western and eastern entrance drives from Strander and at the entry of the entrance drive from Baker. 7. Make sure to keep enough width (eight feet at minimum) on the promenade for pedestrian circulation. Architectural Recommendations A. Mall building 1. Clarify the treatment of two trash/compact loading spaces facing promenade. They are shown as multi color slate wall in the drawing 4.1 and 4.2. In addition, reconcile difference between elevations and plans. They are not consistent. 2. Revise plans to reflect a correct location of the new tower located by JCPenney. The location of the tower does not match in plans and elevations. 3. Do not use cheap metal wavy parapet cap. Parapet treatment is important. B. Parking Structure 1. Draw enlarged parking elevations at the same scale as main building elevations. 2. Reconcile difference between parking structure elevations and plans. The number and location of bays shown in plans and elevations are not consistent. 3. Add more details and ornaments that are consistent with the main mall building to parking structures. r w /vf“ -r+Mo iX[GP l4 lA1,4..-(r111 v./66.0,44 17AvtLLtDN - VOW-AT ;ogee- !0 --oN1410 4911- 47sptNp -11"143- 14 ko ?4* -46r DRA 4. Use the same material as the main building — e.g. brick veneer instead of colored precast concrete 5. Adjust height of towers attached to parking structures so that they will be consistent. C. Street Furniture 1. Select more integrated street furniture that is consistent with the mall building architectural design as shown below. Bench / Trash Receptacle : Landscapeforms Chase Park Other Issues Light : Lumec- Schreder Thylia Series :)1I AFT 1. Is FTB responsible for reviewing signs shown in these revised drawings based on the City of Tukwila Title 19 Sign Code V. Planned Shopping Center (Mall)? 2. Bus shelter for the transit center We have done some research on bus shelter design and found that it is a little complicated. If the city hires somebody to design a custom -made bus shelter, it will cost a lot ($80 — 100K/piece). Actually FTB has designed several bus shelters and they were expensive. In addition, the city or transit agency has to keep maintaining it. There are several firms that manufacture good design off -the -shell bus shelters. They are much cheaper than custom -made bus shelters since they have established a revenue stream from advertisement on side walls of bus shelters, which means they always come with advertisement. In my opinion, this is not a problem since advertisement generates an urban environment and it is good especially for the northern TUC although there are pros and cons. These manufacturers also keep maintaining it so that the city or transit agency does not need to do so. In order to make a specific recommendation, we need to do more research on this issue. Please let us know if you have any thoughts on this. • Southcenter BAR Submittal Meeting with City of Tukwila October 21, 2004 Attendees: Steve Lancaster, Jack Pace, Greg Fitchitt Steve and Jack laid out what the City's bottom line was in terms of site improvements for the BAR hearing and the Parking Variance. The City is willing to grant the 10% parking reduction and permit the re -use of the existing geometry so long as we come to agreement on the other issues, as described below. Requirements 1. Transit: As a condition of the parking variance, the City intends to require that the existing transit area be significantly improved. They want the area to accommodate three buses, which potentially could require closing off one or both of the access points to the Firestone building. The City indicated that the Public Works Director had the ability to close off access points (such as these) so long as there was still one access point to the site, which there would still be. The idea is that we would work out the design with the City, with the cost for all the improvements capped at $650,000. They indicated that we would make a contribution toward this cost, along with the City and Metro. We would work out the design with the City and Metro, but mostly it would be us and the City designing it and then Metro would bless it. The City also said that we could make a financial contribution and they would build it with Metro, but it seems it would probably make more sense for us to design and build it ourselves since all the desired improvements are on our property. The design features they will want us to have include: • New, attractive shelters and amenities (pay phones, trash) • Improved landscaping and paving • Way to prevent people from crossing through the landscape bed and parking area (railing or more substantial landscape planters and shrubbery) • Weather protection (i.e. canopy or pergola) along our entry drive connecting the transit area to the Promenade. They would also like to see us to a coffee kiosk or drive -thru espresso stand in the corner by the APW entry if feasible. They would also like to see the Firestone canopy (which appears to serve no purpose) come down. 2. Easterly Strander access point. The City wants the two -lanes coming in to continue toward the main mall. One would then be right -only in to the parking structure. 3. Westerly Strander Access. The City says either this should be right - in/right out only, or it should be signalized and should have four lanes across (like the Easterly access), with both the ingress lanes continuing in toward the main mall building. They would be content with either option. Their main concerns are: a. Getting the cars off the street and onto the site (want sufficient stacking space) b. High number of accidents at this intersection c. Pedestrian safety for crossing Strander and crossing the entry We have requested the accident information. A possible solution would be to eliminate the left-outs, but still allow the left-in. We will evaluate this. 4. Sidewalks. The City still feels it is important to have sidewalks on both sides of all the new entry streets (from APW and both Strander entries). The City will permit narrower lanes (as narrow as 10'). Below is the section they previously provided us. Pedestrian- scaled line of trees lighting with aeperatlng banners / vehicular traffic from sidewalks Planting between pedestrians and parked ears Cr-12' 24• g' -1 r---4• 5. Restriping. They are asking for some restriping at the Nordstrom entry and the B of A entry. I do not know exactly what this is but assume it will not be an issue. 6. Frontage improvements. The exact details of these still need to be worked out but I do not anticipate this will be a problem. The issues are a. What exactly will the frontage improvement along Strander (hotel site) be (we have shown continuation of the frontage design existing to the east on Strander) b. What exactly will the frontage improvements be along APW between the transit area and Strander (need to do a detailed plan for this) • • Westfield Shoppingtown Southcenter BAR submittal issues 10 -18 -04 1. Parking deviation — Director's Determination. 2. Parking Structure Design. 3. Transit improvements at APW. 4. Gateway / Entry Drive from APW & Baker. 5. Entry Drives. • Width of main aisle (24' vs. 30') • Section — sidewalk on both sides or one side? • Width at unsignalized entry (35' max) • Right -in / Right -out at westerly Strander entrance 6. Intersection at APW & Baker. Remove "lamb chops ". 7. Parking layout — use existing dimensions / geometry. 8. Truck turning — review / confirm efficiency. • City of Tukwila /l/`®(�� Steven M. Mullet, Mayor Department of Public Works James R Morrow, PE., Director October 18, 2004 Mr. Greg Fitchitt Development Director Westfield Corporation, Inc. 11601 Wilshire Boulevard, 11`h Floor Los Angeles, CA 90025 -1748 RE: WESTFIELD SURFACE WATER MANAGEMENT Dear Mr. Fitchitt: Even though you recently stated it was unnecessary for the City to officially reply to your inquiries concerning the surface water management requirements associated with Westfield's planned expansion project, a reply may help. Hopefully it will clarify the current situation and alleviate any uncertainties. The City Council has reviewed a proposed change to the City's Surface Water Management Ordinance. Based upon their comments at two previous committee meetings and last week's Council of the Whole meeting, it is expected that they will pass the new ordinance at this evening's Council meeting. It is understandable how the current ordinance would be confusing because of the reference to two standards and requires one to follow the guidelines of "whichever is more restrictive." The new ordinance adopts specific standards. The new ordinance will officially adopt the 1998 King County Surface Water Design Manual as one of the specified standards. Another major improvement to the ordinance relates to future updates. In particular, the Public Works Director will review any subsequent proposed amendments, revisions, and versions to the 1998 Manual. Only the changes that are needed and applicable will be adopted and incorporated into the 1998 Design Manual. Based upon this and our previous conversations, Westfield should use the 1998 King County Surface Water Manual as the guideline for your expansion design. As contemplated in the EIS, water quality treatment will be required for the "improved/disturbed" areas of the site. The use of a Stormceptor -type mechanical treatment system is acceptable. It is hoped that this reply clarifies the situation and alleviates any uncertainty that Westfield may have. Please feel free to call me at your convenience if you have any questions. Sincerely, -} Curr 21.. 0' CS ames F. Morrow, P. . A7nn S,,,,throntor Rniapu2rrl Smite #100 • Tukwila. Washington 98188 • Phone: 206- 433 -0179 • Fax: 206 -431 -3665 TSI Transportation Solutions, Inc. r 8250. 165th Avenue NE Suite 100 Redmond, WA 98052 -6628 T 425. 883.4134 F 425-867-0898 www.tsinw.com Greg Fitchitt Development Director Westfield Corporation, Inc. 11601 Wilshire Boulevard 12th Floor Los Angeles, CA 90025 -1748 Subject: Westerly Strander Boulevard Driveway Access Dear Mr. Fitchitt: October 15, 2004 Thank you for asking Transportation Solutions Inc. to comment on the operation of the westerly driveway on Strander Boulevard with the proposed Westfield Shoppingtown at Southcenter expansion. Our comments are prepared in response to the suggestion by the City of Tukwila that turning movements at the driveway be restricted to right turns in and right turns out only. We understand that such a restriction would be detrimental to the objectives you are trying to accomplish with the expansion. My comments are intended to illustrate that the conditions that are forecasted by the EIS do not support this possible restriction. This response letter is organized to first describe the existing and proposed access to the site. Then the traffic operations and other conditions that affect the traffic operations at the westerly Strander Boulevard entrance with the expansion are discussed. Based on this discussion, conclusions regarding the way this driveway should best operate are presented. Existing and Proposed Driveway Two driveways accessing Strander Boulevard currently serve the Westfield Shoppingtown at Southcenter. The existing westerly driveway is unsignalized. The easterly driveway is signalized and also serves the Target Store on the south side of Strander Boulevard. There are no turning restrictions at either driveway. These driveways are proposed to function in the same manner as today with the 400,000 - square foot expansion and were analyzed in the EIS to operate in this fashion. Strander Boulevard is a five -lane arterial adjacent to the south side of the site. The street cross - section accommodates two traffic lanes in each direction with a center lane that serves as a storage and refuge lane for left turns in and out driveways on both sides of the street. • • T I7 Transportation;Solutions, Inc. fi // /'LJ Greg Fitchitt October 15, 2004 Page 2 of 3 Traffic Operations with Expansion The City of Tukwila recommended restricting movements at the westerly driveway to right turns in and right turns out only. City staff indicated that the reason for these restrictions was to enhance traffic safety related to accessing the driveway and to reduce congestion. The Transpo Group prepared a traffic analysis for the Draft Environmental Impact Statement (DEIS) , which evaluated traffic operations at intersections potentially impacted by expansion - generated traffic volumes. Their analysis shows that the intersection level of service (LOS) at the westerly Strander Boulevard driveway will operate at LOS -C in 2010 with the added traffic from the expansion at full buildout with a 626,000 sf addition. The level of service may be improved with the currently contemplated 400,000 sf addition. I have attached a level of service calculation showing Transpo's work. This is a very good level of service during peak hours considering the relatively high traffic volumes along Strander Boulevard. Several factors contribute to this effective operation including the following: • Turning traffic volumes using this intersection are moderate; • There is a center left turn lane that provides for left turn storage and refuge for left turns in and out of the site and allows for two -stage left turns; • There are traffic signals to the east (the easterly site driveway) and to the west (Southcenter Parkway) which create gaps in the traffic stream that permit safe and efficient left turn movements; and • The existence of a traffic signal at the easterly driveway provides for an alternate route for traffic volumes when there are peak period and holiday surges in activity. The City indicated that they were concerned that queues extending from the Southcenter Parkway signal would block left turns. Transpo's level of service analysis shows the westbound right turn volume queue at this signal in 2010 with the expansion will just reach the driveway for approximately half the time during the weekday PM peak hour. On Saturdays in the peak afternoon hour, the westbound queues could again block the intersection for approximately half the time. This blockage time only reflects the queue length at its maximum and does not consider the other times when the queue is dispersing or accumulating. Considering the Transpo analysis examined peak hour volume conditions and that Southcenter is open ten to twelve hours each day, the effect of queues during lower traffic volume periods will be substantially less, if any effect is present at all. We estimate that on average such queue restrictions would impact traffic at this driveway less than five percent of the total time. Further, if regular blockage caused by queuing becomes irritating to customers, they can divert to the easterly driveway to make left turns at the signal. • • TSI Transportation Solutions, Inc. Greg Fitchitt October 15, 2004 Page 3 of 3 It should also be noted that if the westerly driveway is restricted to right turns in and out only, drivers making left turns at this driveway will be forced to travel to the easterly signalized Strander driveway, which will add to the congestion and delay at this location, or other site driveways. Finally, the Transpo analysis did not consider the effect of the City's proposal to install a type C curb on Southcenter Parkway. This improvement would shift some existing traffic volume to the driveway by Nordstrom's on the west side of the site. Thus, the number of cars using the westerly Strander Boulevard access is expected to be less than forecasted, which will make this potential queue blockage even less of an issue. Conclusion Based on our analyses, we find that the intersection level of service at the westerly Strander Boulevard driveway will be very good, queuing conflicts will be minimal, and the existence of an adjacent signal at the easterly access provides alternate access to the site. Accordingly, we conclude that a turning restriction is not warranted. I trust this response letter provides you with a better understanding of traffic operations at the westerly driveway. If you or city staff have any questions, I invite you to call me. Sincerely, Transportation Solutions, Inc. David D. Markley Principal Attachment cc: Cyndy Knighton Jill Mosqueda Fitcitt 10 -14 -04 Lanes, Volumes, Timings 54: Strander Blvd. (Segment 12) & West Dvwy Lane Group', EBL EBT WBT WBR SBL Lane Configurations '�j f' '� Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Turning Speed (mph) 15 9 15 9 Lane Util. Factor 1.00 _ 0.95 0.95 0.95 1.00 1.00 Frt 0.983 0.850 Flt Protected 0.950 0.950 Satd. Flow (prot) 1593 3185 3131 0 1593 1425 Flt Permitted 0.950 0.950 Satd. Flow (perm) 1593 3185 3131 0 1593 1425 Headway Factor 1.14 1.14 1.14 1.14 1.14 ; 1.14 Link Speed (mph) 35 35 30 Link Distance (ft) 814 563 214 Travel Time (s) 15.9 11.0 4.9 Volume (vph) 198 602 704 88 69 Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 Adj. Flow (vph), 215 654 765 96 75 Lane Group Flow (vph) 215 654 861 0 75 Sign Control Free Free Stop lntersectio Hamm %, 190 0.92 207 207 10/19/2004 Area Type: CBD Control Type: Unsignalized Intersection Capacity Utilization 54.8% ICU Level of Service A Southcenter DEIS 12:01 am 12/22/2003 Proposed Action- PM Peak Hour Synchro 5 Report Transpo Page 1 HCM Unsignalized Intersection Capacity Analysis 54: Strander Blvd. (Segment 12) & West Dvwy 10/19/2004 Movement EBL EBT WBT WBR„ .BBL SBR Lane Configurations Sign Control Grade Volume (veh /h) Peak Hour Factor Hourly flow rate (veh /h) Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type Median storage veh) Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 861 vC1, stage 1 conf vol vC2, stage 2 conf vol vCu, unblocked vol 861 tC, single (s) 4.1 tC, 2 stage (s) tF (s) 2.2 p0 queue free % 72 cM capacity (veh /h) 777, 44 +I r Free Free Stop 0% 0% 0% 198 602 704 88 69 190 0.92 0.92 0.92 0.92 0.92 0.92 215 654 765 96 75 207 814 563 TWLTL 3 1571 430 813 758 1571 430 6.8 6.9 5.8 3.5 3.3 72 271 573 64 15trfitorl';:Lane Volume Total Volume Left Volume Right cSH Volume to Capacity Queue Length (ft) Control Delay (s) Lane LOS Approach Delay (s) Approach LOS rotes eption Summary 215 215 0 777 0.28 28 11.4 B 2.8 327 0 0 1700 0.19 0 0.0 327 0 0 1700 0.19 0 0.0 510 0 0 1700 0.30 0 0.0 351 75 0 75 96 0 1700 271 0.21 0.28 0 27 0.0 23.3 C 0,0 17.0 C 207 0 207 573 0.36 41 14.8 B Average Delay Intersection Capacity Utilization 3.6 54.8% ICU Level of Service Southcenter DEIS 12:01 am 12/22/2003 Proposed Action- PM Peak Hour Synchro 5 Report Transpo Page 2 I Moira Bradshaw - Westfield Shopping* Southcenter - revised landscape sheet • Page 1 From: "Greg Fitchitt" <GFitchitt @westfield.com> To: <hiro @ftburbandesign.com> Date: 10/14/04 9:33AM Subject: Westfield Shoppingtown Southcenter - revised landscape sheet Hiro, Here is the revised landscape drawing (hard copies were submitted to the City on Tuesday). The revisions were just the resolution of minor coordination issues with the site plan. This landscape drawing matches with the revised sheets 1.0 and 1.1 referenced below. Let me know if you have any questions. Thanks, Greg 310 - 892 -9718 (cell) Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) From: Greg Fitchitt Sent: Wednesday, October 13, 2004 5:02 PM To: 'hiro @ftburbandesign.com' Cc: 'Moira Bradshaw' Subject: RE: Westfield Shoppingtown Southcenter - BAR revised sheets Hiro, Tomorrow morning you will receive the full -size color set of the revised BAR drawings (9 sheets, the set I sent to you electronically last Friday in the e-mail below). Additionally, you will ,receive (in a separate delivery from the Los Angeles office) a revised sheet 1.0 and 1.1. There were some coordination issues between the landscape drawings and the architectural /site plan drawings, which have now been resolved. I will also be bringing these two revised sheets to Moira tomorrow. These two revised sheets are also attached to this email in a .pdf file. Thanks, Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Moira Bradshaw - RE: Westfield Shopp. own Southcenter - BAR revised sheets • Page 1 From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "'Greg Fitchitt "' <GFitchitt @westfield.com> Date: 10/12/04 9:25AM Subject: RE: Westfield Shoppingtown Southcenter - BAR revised sheets Dear Greg, Thank you very much for the pdf file. We believe that we are supposed to receive one hard copy of all the drawings in addition to the pdf file. Have you sent us it yet? If not, would it be possible for you to send it to us? Regards, Hiro Original Message From: Greg Fitchitt [ mailto:GFitchitt @westfield.com] Sent: Friday, October 08, 2004 7:51 AM To: hiro @ftburbandesign.com Cc: Moira Bradshaw Subject: Westfield Shoppingtown Southcenter - BAR revised sheets Hiro, Attached are the revised architectural sheets from the BAR submittal for the Southcenter expansion project, in a .pdf file per Moira's request. We delivered all the hard copies yesterday to the City, along with the revised Pacland sheets (civil, landscape, utilities, etc.). I will get the Pacland sheets in .pdf format and send those to you as well. Please feel free to call or e-mail if you have any questions. Thanks, Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, Project Name: Westfield Shopping Town Date: 10.11.04 Subject: L. Jill Mosqueda, P.E. The City Of Tukwila Public Works Department (PW) has the following comments regarding your application for the above permit. Please contact me at 206.431.2449, if you have any questions. On 10.07.04, the Planning Department held a meeting with Westfield representatives to look at the latest Design Review plans. During this meeting, PW informed Westfield that: 1. The westerly access onto Strander shall meet PW standard of 35' wide. PW expects this access will be right -in /right -out. 2. At this time, PW does not have a complete and approved list of frontage improvements. However, based on preliminary survey of the frontage, PW does not expect additional right -of -way will be needed. Some improvements, such as the 8' wide sidewalks at the Metro bus stops, might be installed on easements. 3. Westfield's architects and civil engineers need to draw plans that match each other. The plans must meet Public Works' Development Guide lines and Design and Construction Standards. Projects /L04 -039 Westfield design review Comm 2 1 TO: • City of Tukwila "Department of Community Development • File Number 1.4)q-v/ LAND USE PERMIT ROUTING FORM lic Works olice Dept. ❑ Parks/Rec Project (1 / IA- , to e ' iY t ; Address: / /t(/• Date transmitted: /3 Oei � 2Qd Response requested by: iy�- c23 C ,d' a7o6 Staff coordinator: /�}�/ l/ ) ,, b _. Date response received: COMMENTS �O w.vti -v�'cS e, RECEIVED OCT 1 3 2004 PUB✓U1C WORfr S ❑ DRC review requested Cl Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: ^�9 �d 03 /U/w CITY OF TUKWILA PUBLIC WORKS PROJECT REVIEW COMMENTS www.ci.tukwila.wa.us Development Guidelines and Design and Construction Stapdards Project Name: Westfield Shopping Town Permit #: L04 -049 Design Review Review #: 2 Date: 10.21.04 Reviewer: L. Jill Mosqueda, P Public Works has the following comments according to TMC 18.60 Board of Architectural Review. These comments are based on the Design Review plans revised 10.13.04, the preliminary civil plans, aerial photograph, site visits, the preliminary survey, the DEIS, the FEIS, the TSI analysis of the westerly Strander access (10.15.2004), the 1969 Utility Plans for the Mall, and fire flow modeling (09.09.04 by HDR). These are comments consolidated from the comments of over 21 people, collected from Jan of 2004 through Oct 20, 2004. Please contact me at 206.431.2449, if you have any questions. 1. Right of Way Dedication a) Based on a preliminary inventory of frontage deficiencies and excepting Southcenter Parkway near Klickitat, PW does not expect, at this time, that additional right -of -way will be needed for frontage improvements. Some improvements, such as the 8' wide sidewalks at the Metro bus stops (see the DEIS), extension of the bus pullout on Andover Park West, or utility, relocation could go on easements. b) Right -of -way will be needed for the "Southcenter Access Improvement: Klickitat Drive /Southcenter Parkway Area ". The amount of right of way can not be determined at this time. This issue can be resolved as part of the Development Agreement. 2. Concurrency a) The Mall does not fail concurrency. Therefore, the City will not require installation of Potential Transportation Mitigation Options, Table 3 -19 in the DEIS. Projects /SC Mall /L04 -049 Westfield Design Review Comment #2 1 • • 3. Landscaping — Publicly -owned a) Resources for street trees include the Comprehensive Land Use Plan, (Central Business District), TMC 11 and TMC 9. b) Public Works agrees, whenever possible, the landscaping in the right -of -way will be installed between the traffic and the sidewalk. 4. Frontage Improvements (per TMC 11.12.070.1 and TMC 11.12.070.3) The City understands that Westfield's frontage includes Southcenter Parkway, Tukwila Parkway, Andover Park West and Strander Boulevard, excluding the property at Bank of America and including the Red Lion property. Based on a preliminary inventory of frontage deficiencies, Public Works requires that the frontage improvements on all four frontages include 1) upgrade of curbs, gutters, sidewalks, ADA ramps, and landscaping, 2) completion of missing sidewalk sections, 3) relocation of utilities in sidewalks, or sidewalk widening, to accommodate the utilities and to meet ADA, and 4) redesign of accesses as needed to meet the sight distance triangle (AASHTO), WB50 turning radii, and inbound holding capacity to prevent queuing backup onto City streets. Improvements along Southcenter Parkway, near Klickitat can be delayed until the final right of way needs for the "Southcenter Access Improvement: Klickitat Drive /Southcenter Parkway Area" are determined. These improvements can be included in the Development Agreement. Frontage improvements will meet adopted standards and standard engineering practices. The frontage improvements will be reviewed, approved and installed as part of the Public Works Type C permit. The civil plans submitted for permits shall include ALL frontage improvements, including those along Southcenter Parkway. 5. Accesses a. General • Substandard accesses should be brought up to current standards, including turning radii, sight distance, width and ADA requirements. • All non - signalized accesses shall be 25' to 35' wide per City standards. Other widths require approval from PW Director. • All four signalized accesses shall have two lanes in and two lanes out. The two inbound lanes at the Strander signal should extend from the right of way to the building in order to 1) get traffic off the City streets and onto the property, and 2) provide storage volumes onsite. The signalized access from Tukwila Parkway will need rechannelization (restriping). • Any changes to accesses or intersections must mesh with the existing offsite conditions at the access or intersection. b. The change in channelization at Baker and APW is not approved. • Rejection is due to increase in pedestrian safety. dg Projects /SC MaII /L04 -049 Westfield Design Review Comment #2 2 • • • PW does see how these changes increase risk to pedestrians by increasing ped crossing time and by creating a situation that increases the turning speed of vehicles. At this type of intersection, the islands get driven over and the ped. signal poles get hit. This intersection is just north of a highly used transit stop and it appears to encroach into the existing bus pullout. • PW approves the widening to the north and rechannelization to two lanes in and two lanes out, without the "pork chops ". It appears this channelization will require changes to channelization in Baker Blvd. This can be worked out during the construction permit process. c. Westerly access onto Strander Blvd. • Public Works approves the relocation of the access to align with the back of Target and the entrance to Tukwila Pond. • Based on known safety issues and accident history at the current access location and the likelihood that safety issues would increase with the proposed access modifications (one in /two out/left turns allowed), the City will not approve the access modifications as shown. • The City will approve two lanes at this access with a right in /right out turn restriction or a signalized intersection with two lanes in and two lanes out. The signal operation would be synchronized with the signal at SC Pkwy, Target and APW. The signal would be included in the City's interconnect project, which begins in Jan /Feb of 2005. d. Signalized access from Strander (at Target) • The City approves widening the access to 48' by moving the east side curb to align with the east side of the Target access. The signal pole and the controller will need to be relocated. The City will change the signal operation to split phase to accommodate all of the turning moves. e. Andover Park West from Baker Boulevard to Strander Boulevard • There are four accesses onto APW between the end of the bus pull out and Strander Blvd. • Public Works understands that the existing two -bay bus pullout just north of Firestone is near or at capacity. • The number of accesses and their proximity to the APW /Strander Blvd. intersection and to the bus pullout; the expected extension of the bus pullout; the existing channelization in APW; and the requirement to install sidewalk at this location necessitates revision to these accesses. (1) Close the two accesses to Firestone The pullout extension would require closure of the two accesses to Firestone. Projects /SC MaII /L04 -049 Westfield Design Review Comment #2 3 I • • (2) Modify the two accesses at USPS - north and south of building These two accesses shall be right in /right out. The widths shall be 25' to 35'. 6. Street Furniture — Publicly -owned Public Works has the following comments: a) Public Works has not seen a proposal for the street furniture for the right -of -way. The street furniture will require PW approval under the BAR /Design Review process. b) Public Works recommends installation of shelters, kiosks, benches along the Mali frontage. This street furniture would match the street furniture installed along Tukwila International Boulevard. c) The City will own the furniture and PW will assume maintenance for the furniture. Since the PW maintenance budget is already stretched, durability and maintenance should be primary criteria when choosing the furniture. CC: PW File Jim Morrow Bob Giberson Pat Brodin (4) Cyndy Knighton Projects /SC Mall /L04 -049 Westfield Design Review Comment #2 4 City- of Tukwila "Departmnt of Community - .Development LAND USE PERMIT ROUTING FORM TO: ) Building Planning W'Public Works Fire Dept. 'Police Dept. ❑ Parks /Rec Project Address: • Date transmitted: Stan coordinator: a- Arcy%aoozi Response / ,/ requested by: p�10 dilva %a00z/ Date response received: COMMENTS ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments •repared b : 03 /14 /Pe City of Tukwila "Department of Community Development • File Number LAND USE PERMIT ROUTING FORM TO: Building ,Planning lic Works ire Dept. olice Dept. ❑ Parks /Rec Project toes e/ 'r- ,r sA,c t 7b /m ;50dh& Address: Ili - Dare transmitted: /. OMit— O46 Response requested by: c728 CC 206 Staff coordinator: �/�' � �j /�''^ � .. Date response received: COMMENTS /cgziLtks reiged6u7C~rr�.e(9,,,sort,p,= L L ,k Ol, l_E)t'vvtc a , . . t , A r 8 7 L Q v - VS/.v X 5 C, J' Too Z� F; c--k \-\--1 ;zb 5Q4, L; v) --Ct) Ac; v� ....c-c, S 123 to r ❑ DRC review requested Plan check date: ❑ Plan submittal requested Comments prepared b Plan approved aJ /N /44 :City of Tukwila `Department of Community Development T0: Project Address: Date transmitted: Stan coordinator: File Number LAND USE PERMIT ROUTING FORM wilding I Planning 'Public Works ' Fire Dept. j (Police Dept. ❑ Parks /Re Alus t ,761oz-/ L i i • ! Response recuested by: 0/1�gds a00171 Date re�onse received: COMMENTS b, .:1/ L, I/ . 4 � AA I.-- /4 . . . v .I L.e� ...., /. /J �lr t.L.A .. !../ 4 --. i 1/ r tL.4.�, ANJALY / /.r! i` ./.0,._4 4 ...i. / , I , / 4A /_ /' i..�. I !J . LA...� i, r _AA . /f' ?.L/. - el/ .6: 4 / ft ,' ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: r • October 8, 2004 Jim Morrow Director of Public Works City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Dear Mr. Morrow, As you know, as part of the original construction of Southcenter mall, the City of Tukwila assumed ownership and maintenance responsibility for the on -site water, sewer, and stormwater utilities ( "wet utilities ") under a Bill of Sale of Utility Facilities and Utility Right -of -Way Agreement dated May 6, 1968 ( "Utility Agreement "). The City of Tukwila has expressed an interest in having Westfield take over this ownership and maintenance responsibility. Per your request, Westfield has begun investigation of what the assumption of the wet utility ownership would entail. To this end, a letter from Bill Fortunato of PacLand has been prepared (attached), reviewing the existing systems owned and maintained by the City and a preliminary assessment of the maintenance and capital upgrade requirements. In our attempt to best estimate what the future requirements and costs associated with ownership of the wet utilities will be,' it would be helpful to know what the City's maintenance and capital repair program has been. We have received a substantial amount of information on the wet utilities from the City, however it did not include a maintenance or capital repair history for the systems, or historical expenses the City has incurred. Whatever additional information you could provide would be helpful. If the City has plans which show the as -built locations of the on -site wet utilities currently owned by the City, that would be helpful as well. Any additional information you can provide on the existing systems so that we can better understand the costs and benefits of your proposal would be appreciated. We would like to get together later this month to discuss this issue further. Regards, Greg Fitchitt Development Director Westfield Corporation Page 1 of 1 • • Westfield Shoppingtown Southcenter Expansion BAR Revisions 10 -6 -04 The sheets have been revised in response to the City of Tukwila comments received at our meeting with Planning, Public Works and Fire on Sept. 9. To summarize, some of the major revisions are: 1. Mall Access at Andover Park West/Baker. The entry road at this point has been fully reconfigured pursuant to the City's request, providing a tree - lined, curving entry road into a single 4 -way intersection on -site, instead of the existing T- intersection configuration. This revision treats the Andover Park West/Baker access point as a major entry into the project and provides for connection with future redevelopment of the Tukwila Urban Center to the east, while also easing fire truck accessibility. 2. "Gateway" feature at JCPenney /Parking Structure east elevation This feature has been enhanced through additional architectural and design elements, landscaping, and other revisions to the previous proposal to support the City's desire to augment this elevation and in particular the "gateway" gesture toward the east. 3. Parking Structures The design of the parking structure elevations has been revised to provide additional articulation, rhythm, visual coherence and identity to the structures, while maintaining the essential openness, brightness and clear height of the structures, along with the capacity for future infill retail space. 4. South Elevation near JCPenney Additional height and roofline variation has been provided at the eastern mall entry on the south facade. 5. Alignment of western mall access off Strander Pursuant to the City's request, the western entry to the shopping center site from Strander has been shifted further west to align with the access point to the Target site south of Strander. 6. Outparcel site The outparcel located in the southwest corner has been shifted eastward per the City's request. •t • • October 5, 2004 Page 2 7. Frontage Improvements The site plan now shows frontage improvements along Strander from Southcenter Parkway to the western mall access point (hotel site) which match the existing landscape and pedestrian improvements running east along Strander to Andover Park West. Frontage improvements along Andover Park West between Strander and the transit area will also be included to enhance the pedestrian connectivity in this area. Specific pedestrian improvements in this area will be determined in conjunction with Planning and Public Works prior to issuance of building permits. 8. Additional specifications and details Further detail has been provided regarding lighting, landscape, bollards, and pedestrian amenities in the promenade area along the south facade and the connections out to the public streets. Additionally, the surface parking layout primarily utilizes the existing site parking geometry while adding new landscape islands to meet city requirements for interior parking lot landscaping. Other minor changes in response to City comments include revisions to bollard layouts, sidewalk widths, and clarification of the 2nd level entry from the east parking structure. rMoira Bradshaw - RE: Southcenter MalJsign review • Page 1 From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "'Moira Bradshaw "' < mbradshaw @ci.tukwila.wa.us> Date: 10/6/04 9:14AM Subject: RE: Southcenter Mall design review Dear Moira, Since we have a big deadline for the admin draft of the Tukwila Urban Center Subarea Plan, we have no time to work on any other projects. In addition, we have some other projects on hold until November. I regret to say that the design review of the Mall has to be one of them and it is impossible for us to make it by the 29th of this month. To estimate the hours we need for that, could you elaborate what you are expecting from us? Should we prepare a memo as we did last time? Or you have any other ideas. Once we get a better sense of our product, we will let you know how many days we need to prepare it so you can negotiate a revised date with Greg. Regards, Hiro Original Message From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Tuesday, October 05, 2004 10:44 AM To: hiro @ftburbandesign.com Subject: RE: Southcenter Mall design review Hiro - I spoke with Greg - who said that he could get you a pdf set as well as the one hard copy. I also spoke with Lynn about what is happening on the urban center plan. Can you estimate about how many hours of review the revised set will take? I'm may negotiate a revised date for urban center delivery, which I understand is currently by the 29 of this month. Thanks. Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX »> "Hiroyuki Sasaki" <hiro @ftburbandesign.com> 10/04/04 04:51 PM Dear Moira, »> One set of drawings is fine with us. In addition, if we can get a digital version of those drawing, maybe in pdf format, it is very helpful for us. Regarding schedule, I am afraid that we will be tied up with the admin draft of the Tukwila Subarea Plan until the end of October. Once we submit this at the end of October, we are available to give our comments on the revised plan. I hope that this works for you. Regards, Moira Bradshaw - RE: Southcenter MalJsign review Hiro Original Message From: Moira Bradshaw [ mailto :mbradshaw @ci.tukwila.wa.us] Sent: Monday, October 04, 2004 12:51 PM To: hiro @ftburbandesign.com Subject: Southcenter Mall design review Hello Hiro: Westfield is intending to bring in revisions on the 7 of October. I suggested that Greg forward one complete set to you. I'm not sure at this point what our time table will be. Westfield would like a hearing before the BAR on the 28 of October - but I'm thinking it will probably be the 18 of November. Let me know if one set of drawings is sufficient and when you think you could turn around with comments. Thank you. Regards, Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX • Page 21 i Moira Bradshaw - RE: Southcenter Mall sign review Page From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "'Moira Bradshaw "' < mbradshaw @ci.tukwila.wa.us> Date: 10/4/04 4:52PM Subject: RE: Southcenter Mall design review Dear Moira, One set of drawings is fine with us. In addition, if we can get a digital version of those drawing, maybe in pdf format, it is very helpful for us. Regarding schedule, I am afraid that we will be tied up with the admin draft of the Tukwila Subarea Plan until the end of October. Once we submit this at the end of October, we are available to give our comments on the revised plan. I hope that this works for you. Regards, Hiro Original Message From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Monday, October 04, 2004 12:51 PM To: hiro @ftburbandesign.com Subject: Southcenter Mall design review Hello Hiro: Westfield is intending to bring in revisions on the 7 of October. I suggested that Greg forward one complete set to you. I'm not sure at this point what our time table will be. Westfield would like a hearing before the BAR on the 28 of October - but I'm thinking it will probably be the 18 of November. Let me know if one set of drawings is sufficient and when you think you could turn around with comments. Thank you. Regards, Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX Moira Bradshaw - Monday Meetings wilirai and Perteet • Page 1 1 From: Cyndy Knighton To: Alice Strand; Bob Giberson; Jack Pace; Lynn Miranda; Moira Bradshaw; Thomas Wittmann; tom @miraiassociates.com Date: 10/1/04 11:29AM Subject: Monday Meetings with Mirai and Perteet Brief agendas for Monday's meetings with Mirai Associates and Perteet Inc. We can modify as we need once we get together. First meeting is at 1:00, second one is at 2:00. Both are held in Conference Room #1 here in Public Works. Monday, October 4, 2004 1:00 -2:00 Meeting Attendees: Cyndy Knighton, Bob Giberson, Alice Strand, Lynn Miranda, Tom Noguchi, Thomas Wittman Purpose of Meeting: Project Status and Needs 1. Project Status Updates o Tom's Work on Modelling (what's done, what's in progress, what needs to be done to finish existing contract, timeline to completion) o Thomas's Work on Transit Plan (what's done, what's in progress, what needs to be done to finish existing contract, timeline to completion) o Lynn and Alice's Update on TUC Plan (what's done, what's in progress, what needs to be done and by whom and by when) 2. Needs for Additional Work, Scope, Fee o Cyndy's Understanding of Necessary Supplements (discussion of needs identified already) o Alice and Cyndy's Needs for FSEIS Contributions (mostly Mirai's work but transit could be included. Huckell- Weinman to provide a list of their needs) o Consultant's Additional Needs 3. Fiscal Analysis of Impact Fees Scope of Work by EcoNW o (Thomas can take a break here to prep for next meeting) o Discussion of Terry's Proposed Scope of Work (What do all think of the scope, what additional needs for this fiscal analysis are there, how does this meld into the work needing completion for the TUC work) 2:00 -3:00 Meeting Attendees: Cyndy Knighton, Bob Giberson, Jack Pace, Moira Bradshaw, Lynn Miranda, Thomas Wittman, (Tom Noguchi) Purpose of Meeting: Transit Facilities by Mall 1. Status of Projects o Moira to present Mall's Status (timing of project, need for transit coordination, purpose of upcoming meeting with KCMetro Transit staff on Thursday, October 7) o Thomas' Preliminary Transit Needs Findings (what the study has found out, what we will need to have in future) 2. Melding of Needs o (work toward creating a unified understanding of the needs of the City, Transit, and the Mall) o (develop strategy for staff to work from while dealing with Metro and the Mall on the transit services) [Moira Bradshaw -Re: Mall frontal impr'ments From: Jill Mosqueda To: Moira Bradshaw Date: 9/28/04 2:39PM Subject: Re: Mall frontal improvements what will you do with them? L. Jill Mosqueda P.E. »> Moira Bradshaw 09/28/04 02:34PM »> Jill - you mentioned you'd have a comprehensive list soon. I mostly need the frontal improvement requirements as soon as possible. Thanks. Moira Page 1 1 Moira Bradshaw - design examples • From: Moira Bradshaw To: Gfitchitt @westfield.com Date: 9/14/04 9:56AM Subject: design examples Greg - I promised you examples for the entry drives and the parking garages. Please see the attached. When do you think you'll have revisions for us? Regards, Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX Pagel Moira Bradshaw - street &parking exam.doc Page 1 • 1144 EASTLAKE AVE. E. T 206.522.9510 SUITE 601 F 206.522.8344 SEATTLE, WA 98109 WWW.PACLAND.COM September 13, 2004 '� k I SENT VIA E -MAIL Greg Fitchitt Westfield Corporation, Inc. 11601 Wilshire Blvd. 12th Floor Los Angeles, California 90025 -1748 Subject: Westfield Shoppingtown Southcenter; Tukwila, Washington Utility Maintenance Evaluation Dear Mr. Fitchitt: The following memorandum summarizes PACLAND's review of the existing public sanitary sewer, water system, and the storm drain on the Southcenter property. As requested, an assessement of the probable maintenance requirements is included. Please review the exemptions and limitations section of this assessment for a list of assumptions and exclusions. Sanitary Sewer: Existing Conditions The existing sanitary sewer system for the mall is split up into two major areas or basins. From information provided by the City of Tukwila, the sanitary sewer mains are constructed mostly of concrete or cast iron pipes. There are some limited areas of PVC pipe, however it is appears to be only the side sewer connections or in areas which have been redeveloped. North Basin: The west portion (northwest corner of Sears north to Nordstrom) of the mall discharges to the north to the existing on -site lift station north of the Bon Marche. From the existing sewer information, it is assumed the new Bahama Breeze restaurant utilizes the sanitary sewer stub constructed for the demolished movie theater. The restaurant sewer connection is assumed to be connected at the south portion of the restaurant at the existing manhole. The sewer then flows east to the lower level of the Bon Marche. There is an existing lift station to the northeast of the Bon Marche store. There is a small portion of the force main to an existing manhole east of the lift station. The sewer main flows east along on the edge of the existing mall. At the northeast corner of Mervin's Department Store, the main flows south to the southeast corner of the JCPenny's Department Store. From the JCPenny's the sewer combines with sewer main which serves the south portion of the mall and flows to the east. The sewer connects to • • Page 2 Greg Fitchitt September 13, 2004 an existing 14" sewer main in Andover Park West. This main connects to the city lift station at the southeast corner of the block. South Basin: The south portion of the mall (east of the Sears Store north to the existing Mall entrance) discharges to the east. This portion of the sewer main services the existing food court and the salon. The sewer main continues to flow east to the connection with the north basin. Offsite Sewer: Although there is conflicting information; in speaking to Mike Cusick at the City of Tukwila, the lift station discharges to a Metro line in Strander Boulevard. This main is a gravity main which flows from east to west. It discharges to the south to the Metro sewer treatment facility. The city lift station is currently at capacity. The city has recently performed a major maintenance on this lift station. Any further contribution to this lift station would require upgrading the lift station to handle the increased flows. Maintenance Issues A primary concern with maintaining sewer mains is the build up of greases and oils in the pipes. This significantly impacts the capacity of the pipes and in most cases causes the sewer to back up. The grease and oils also contribute to the decreased capacity and increased maintenance of lift stations as well. Specifically the sewer main along the northeast portion of the mall near Mervyn's has a significant deflection in the main. The pipes are continually full of water. This is likely due to the settling of the soils under the pipe which has caused a depression to form. The sewer line currently functions under pressure or a siphon. The long term maintenance of this line is a concern. The depression would require removing the standing water and inspection of the joints. It would be advised to reconstruct this portion of the sewer line to decrease the long -term maintenance. Infiltration of groundwater into sewer mains is another issue with maintenance. This typically is a sign of a damaged main or weakening joint. From the video records provided by the city do no, however show, to be an issue of major concern. An additional concern is the life of the sewer main. As you are aware the sewer system was installed with the construction of the mall in 1968. The age of the system is almost 40 years old. Leaks and breaks in the sewer main could cause sewer flow issues and pavement issues. • Cast Iron: In most cases, the useable life of a sewer main made of cast iron is 50 years or more. However this is dependant on the soil and groundwater conditions of the site and the pipe coatings. Cast iron is subject to rusting. Typically a cast iron pipe is coated to slow material corrosion. r • • Page 3 Greg Fitchitt September 13, 2004 • Concrete: Concrete pipe has the ability to withstand heavy loads and is not as susceptible to corrosion. Concrete pipe have rubber gaskets which maintain the continuity of the pipe. Depending on the construction methods and soil conditions, the gaskets are subject to corrosion and may leak • PVC: Currently the standard for smaller (under 12 ") sewer mains. It has a long useable life, it is less susceptible to corrosion, and is generally easier to install and fix. Estimated Maintenance Requirements Sewer line cleaning would likely have to occur every 3 months. This cleaning would flush the system and prevent the build up of grease and sediment in the lines. The lift station located north of the Bon Marche would also need to be maintained on the same schedule to prevent grease build up. The pumps and electrical equipment would likely need to be upgraded /replaced on a 20 to 30 year cycle depending on the maintenance. In speaking to the city regarding this lift station, they believe this lift station to be in need of an overhaul in the very near future. This maintenance has been assumed to occur once in the next 20 years. The replacement of the main at the Mervyn's would be advised to correct the existing issue. Sewer main repairs are difficult to predict, but due occur on occasion. Diverting sewer flow to repair the main is time consuming and impacts the existing retail operations. Also the longer the time required to repair, the more time the pumps and equipment are needed. A option would be to have the sewer mains lined. Pipe liners typically have a useable life on the order of 30 years. This is a proactive approach to ensure the existing sewer mains would require less maintenance. Water: Existing Conditions Currently the mall is served by a continuous water main loop around the exterior of the buildings. This loop is a 10" cast iron main. This loop is approximately 8300 lineal feet length. There are two connections to the water supply in the public roadways. The 12" water main connection to the west is located just north of the west entrance of Nordstrom. The west connection extends to a main along the western edge of the property. From the sizes of the mains, the source of the water comes from the north. • • Page 4 Greg Fitchitt September 13, 2004 The south branch of this north /south main extends to the Double Tree Hotel to the south. This is an 8" water main. At the southwest corner of the property, the main heads to the east along the Strander Boulevard right -of -way and connects to the main on the east side of Andover Park West. This main serves the fire hydrants along the north side of Strander Boulevard. The connection to the east has an unspecified size according to the information we have at this time. It is assumed to be a 12" connection and is located just north of the signalized intersection to Andover Park West. The east connection extends to the water main on the east side of Andover Park. Maintenance Issues Water main breaks are dependant on pipe materials, bedding conditions, depth of the pipe, joint restraints, and soil conditions. Most of the information available only provides location, material and size of the existing pipes. Water main breaks can cause a large amount of damage to property and disturb operations of an existing facility. Similar to repairs to the sewer main, the predicting the future repairs of the water main is difficult. Cast iron water main typical useable life is approximately 50 years. Cast iron is more brittle than ductile iron and is more prone to breaks and leaks. Estimated Maintenance Requirements As stated above, predicting the number and severity of water main breaks is extremely difficult. Natural factors such as earthquakes and prolonged periods of unusually cold weather will increase the number of water main repairs needed in a given year. According to American Water Works Association's Water Industry Data Base the national average number of breaks per year is 0.27 breaks /mile. The majority piping system at the mall is over 30 years old. To be conservative, a factor of safety of 2 has been used. The mall has roughly 2.5 miles of existing water main it can be estimated that 1.30 breaks /year. This is relatively consistent with the information provided by the maintenance personnel at the mall. The maintenance personnel also indicate that the water main breaks were due to corrosion at the joints of the water main. It is highly likely the water mains will begin experiencing an increased number of main breaks as the system continues to age. Storm Drain: Existing Conditions The existing storm drain system for the mall is split up into multiple areas or basins. From information provided by the City of Tukwila, the storm drain mains are constructed mostly of concrete pipes. There are some limited areas of PVC pipe, • • Page 5 Greg Fitchitt September 13, 2004 however it is appears to be only the areas which have been redeveloped. The sizes range from 12" to 30" lines. Northwest Basin: The west portion (northwest corner of Sears north to Nordstrom) of the mall discharges to the north, just east of the new Bahama Breeze restaurant. It also captures a portion of the extreme north parking lot along Southcenter Parkway. The stormwater discharges north under Southcenter Parkway to Gillian Creek. It is assumed the Bahama Breeze site is the only area with stormwater treatment in this basin. North Basin: This portion of the mall is generally north of the Bon Marche and discharges to an existing lift station north of the Bon Marche. The stormwater discharges to the northeast to an existing line in Southcenter Parkway. Northeast Basin: This basin is located to the northwest and north of the Mervyn's Store. This basin discharges to the east to the existing storm system in Andover Park West. East Basin: This basin is located along the entire east portion of the mall (From Mervyn's to JCPenny's). Two storm mains connect to the northeast of the JCPenny's and discharge to the east. This basin also discharges to the existing storm system in Andover Park West. Middle Basin: This basin captures the majority of the roof runoff and the northern portion of the south parking lot. The mains generally slope from west to east in this basin. South Basin: The south basin is located in the extreme southern portion of the mall parking lot. The storm main continues to flow east between the existing tire center and the post office. This basin also discharges to the existing storm system in Andover Park West. The Olive Garden has modified the storm drainage this area. A storm filtering device has been installed north of the restaurant. Offsite Storm: The majority of the mall discharges to the storm system in Andover Park West. This storm line flows to the north and eventually into Gillian Creek. Maintenance Issues The main concern with maintaining storm mains is the build up of sediment and vegetation in the pipes and manholes. Given the age of the storm system, it is likely the majority of the storm inlets do not have sumps or catches. Sumps allow sediment, soil, rock to separate from the stormwater prior to entering the pipe system. Visual inspections of some of the inlets have sumps however the depth and sediment loading • • Page 6 Greg Fitchitt September 13, 2004 was not able to be determined. From the video information there appears to be some debris in the storm lines. Infiltration of groundwater into storm mains is another issue with maintenance. This typically is a sign of a damaged main or weakening joint. From the video information provided by the city, however does not show this to be an issue of major concern. An additional concern is the usable life of the storm main. Leaks and breaks in the storm main could cause storm flow issues and pavement issues. The majority of the storm pipe is concrete pipe. As stated previously, it has the ability to withstand heavy loads and is not as susceptible to corrosion. Concrete pipe have rubber gaskets which maintain the continuity of the pipe. Depending on the construction methods and soil conditions, the gaskets are subject to corrosion and may leak. Estimated Maintenance Requirements As stated above, the existing storm lines may be subject to sediment loading and intrusion from vegetation The maintenance is similar to the sanitary sewer lines. The maintenance would likely have to occur every year. The lift station located north of the Bon Marche would need to be maintained on the same schedule for sediment build up. This lift station was installed with the mall in 1968 and is approximately 34 years old. Some maintenance has been performed however, a full overhaul would be recommended. The pumps and electrical equipment would likely need to be upgraded /replaced on a 20 to 30 year cycle depending on the maintenance. The size of the lift station is generally unknown. It is assumed the overhaul of this lift station would require a new pump, upgraded electrical system, cleaning of the well, and a backup generator. Storm repairs are difficult to quantify. Breaks are typically not a major concern unless the break is large enough to cause scour or mass erosion below structures or pavement. Given the relatively low intensity of typical rainfall events in the region compared to the rest of the country, it is not anticipated breaks would significantly impact pavement or structures. Exemptions and Limitations The previous assessment of the sanitary sewer, water main, and storm drainage (wet utilities) has been provided to Westfield for the express use to determine possible maintenance requirements of the existing wet utilities on -site. This memorandum has been prepared using the data provided from the City of Tukwila and their general knowledge of wet utility system. Additional information is required to accurately assess the condition of the wet utilities. • • Page 7 Greg Fitchitt September 13, 2004 Geotechnical information has not been obtained for this site. The impact of soil conditions as such soil bedding, compaction, and settling have not been accounted in the assessment. Regarding the water main, the restraining devises (thrust blocks, restraining joints) have not been determined. The condition of the restraining devises and the adjacent soils have a significant effect on water main breaks. The actual material of all the piping systems, gaskets, joints has not been verified. Typically cast iron pipes receive concrete or polyethylene lining to resist corrosion and leaks. The type of joints for the water main and the type of gaskets on the cast iron and concrete pipes have not been determined. The materials installed have an impact on the overall condition and life of the utility lines. The effects of the February 2001 earthquake on the water main and the sanitary sewer line have not been documented by the city. The last documented TV inspection on the sanitary sewer line was in 1997. Some damage may have occurred to the utility system during the recent earthquake. Additionally this assessment does not state the actual expected life of the utility system. The useable life may be shorter than the actual life of a utility system. This assessment does not imply a detailed inspection of the existing utility system. It is a review of the general layout and the typical expected construction practices used currently. Closing: We hope you find the information provided useful to your needs. If you have any questions, please contact me. Thank you. Sincerely, Bill Fortunato, P.E. Project Manager Attachments 2003116 .001.00- 35 /tkwfgflt06.doc wff Moira Bradshaw - L04 -049 Westfield DeloReview - followup to meeting From: Jill Mosqueda To: Moira Bradshaw Date: 9/9/04 5:13PM Subject: L04 -049 Westfield Design Review - followup to meeting As a follow -up to today's meeting. Per Cyndy: 1. The Strander access west of 61st will be a right in -right out. This is based on volumes, turning movements and safety considerations. 2. Cyndy thinks we don't need to insist that this west access onto Strander align with the access to the back of Target, since this is mostly used as a truck delivery entrance. 3. She recommends a pow wow with Steve L. regarding the ramp into the parking lot north of the Bon. She thinks Steve has some strong opinions. I am interested to know how we can make this happen, if Westfield doesn't want to do it. Jill L. Jill Mosqueda P.E. CC: Cyndy Knighton [Moira Bradshaw - Westfield Shopping vn Design review draft memo From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "Moira Bradshaw (E- mail)" <mbradshaw @ci.tukwila.wa.us> Date: 9/3/04 3:47PM Subject: Westfield Shopping Town Design review draft memo Dear Moira, Attached please find a draft memo for the Westfield Shopping Town Design review. As we discussed before, I will call you at 10:OOam on Tuesday, September 7th to review this with you. Regards, Hiro Hiro Sasaki, AICP Senior Associate Freedman Tung & Bottomley 74 New Montgomery St., Suite300, San Francisco, CA, 94105 T:415.291.9455 F:415.291.9633 • WESTFIELD SOUTHCENTER SHOPPINGTOWN Tukwila Urban Center Urban Design Review and Recommendations Review date August 28th, 2004 Prepared by Freedman Tung & Bottomley • DRA F This memorandum is in response to the Site Plan and Architectural Plans submitted to the City of Tukwila for the Westfield Southcenter Shoppingtown expansion proposed at the mall site bounded by Southcenter Parkway, Strander Boulevard, Andover Park West and Tukwila Parkway. As the City's consultants for the Tukwila Urban Center Sub -Area Plan, Freedman Tung & Bottomley is providing design review assistance to the City in order to ensure that the Mall addition contributes toward the vision being developed for the TUC area. FTB has met with City staff and representatives of the Westfield Corporation on three occasions, January 22, March 10, and April 4 2004, to discuss the design of the Mall addition, and many of the points discussed during those meetings are reflected in this memorandum. The Tukwila Urban Center Sub -Area Plan envisions an exciting Regional Shopping & Entertainment District at the northwest quadrant of the TUC, with the Mall as its focal point and heart of activity. To the east of the Regional Shopping & Entertainment District, a vibrant "TUC Core" lifestyle retail destination is planned to be located between Andover Park East and West to connect the Mall to the new Sounder station and a TOD District around the station area. The recommendations contained in this memorandum are intended to bolster the Mall's market position (and in effect, the position of the entire TUC), while contributing to this overall vision for an active retail and entertainment district that is integrated with and connected to the TUC Core, the new station and the rest of the TUC. Site Plan Recommendations 1. Create Strong Visual and Physical Connections to the new Mall entry from Andover Park West. Issue: The new mall entry is not visible from or directly connected to the Baker Street entrance drive leading from Andover Park West. While the Baker Street drive is an important entrance today, it will be a critical one in the future, providing access to people coming from the new train station and the TUC Core (to be located between Andover Park West and A.P. East). The entrance drive dead ends straight into the blank side wall of J.C. Penney. At that wall, cars and pedestrians are forced to make a sharp left to get to the new mall entrance and the new parking structures, a move which is not clearly evident or intuitive as "the way in ". In addition, pedestrians coming from the transit center along Andover Park West (the most likely pedestrian start point) are forced to head north across the Baker Street entrance drive and away from the mall entry before turning into the Mall property. Solution: Create direct access by orienting the vehicular entrance drive and its accompanying pedestrian pathway directly toward the new mall entry (and the new parking structures). Facilitate vehicular movement from the entrance drive directly towards the new mall entry by angling the access drive to the left, rather than requiring a full left turn. This new entrance drive will create good, highly visible locations for new retail pads. Improve pedestrian connections by providing a safe convenient pedestrian route alongside the south side of this access drive, with a single safe crossing to the mall sidewalk. • Future Pad locations Gateway • Realigned Access � Drive i Gateway +Pt MU w° .t • / J • m .4 SS Direct. — vehicular connection to mall and parking Deslgn perking structure as building • a 4 Strander Boulevard Signalized intersection Pedestrian bathwa s o oth aides en < access drives Figure 1: Diagram of Site Plan Recommendations sit er 8 a Q Ot tr Design— 0 perking structure as building Sidewalk Improvements along Andover Park West Train Station 2. Allow a Future Connection to the new Mall entry from Klickitat. Issue: Currently there is no direct connection from the I -5 freeway and the Klickitat Drive off -ramp into the Mall. Incoming traffic is required to make a left turn off the ramp onto Southcenter Parkway and then turn right into the Mall, or a right turn and then two subsequent left turns onto Strander and then into the Mall. Solution: A direct connection from Klickitat Drive into the Mall could be accomplished by a ramp connecting Southcenter Parkway and the Mall parking lot, leading directly into the mall property between the current Sears building and the proposed new parking structure. This connection could extend along the mall frontage and "promenade" to Baker Street, connecting to the transit center at Andover Park West and eventually to the new TUC Core and train station. While one current proposal recommends a planned fly -over connecting Southcenter Parkway and Klickitat, improvements to Klickitat Drive have not been finalized. Therefore, the option for the ramp connection should be preserved for future implementation. This would require a minimum distance of 72 feet or more between the two structures — 52 feet of roadway to allow for two -way traffic at the overpass and one -way traffic on either side of the overpass on the ground level, and approximately 20 feet of sidewalk area. 3. Improve the Primary Mall Entrance from Strander Boulevard. Issue: The western entrance into the Mall from Strander Boulevard currently presents difficulties for both drivers and pedestrians. Vehicles must make a left turn at an unsignalized intersection, which is problematic given heavy traffic on Strander Boulevard. There is no crosswalk for pedestrians at this intersection. Solution: Install a traffic signal, with pedestrian crosswalks, at this intersection, to facilitate left turn movement for vehicles and to provide a signalized crossing for pedestrians moving across Strander Boulevard into the Mall. (Moira: Please give us your thoughts on this recommendation for a new traffic signal.) • • • 4. Reduce Width of Mall Entrance Drives. DRA T Issue: The two entrance drives leading from Strander Boulevard are over 30 feet wide. This is wider than necessary for a two -way drive, and facilitates faster movement of cars, as well as causing a broad gap for pedestrians walking along Strander Boulevard and those crossing the drives inside the Mall property. Solution: Per Tukwila's Zoning Code, Section 18.56.040, "the width of access roads and curb -cuts shall be determined by the Public Works Director... as required ...for safe movement of vehicles or pedestrians." To facilitate slower traffic and a safe walking environment, the width of these access drives should be reduced to 24 feet maximum. 5. Create a Positive Pedestrian Environment along Mall Pathways and Sidewalks. Issue: Not all of the pathways to the south of the Mall provide a comfortable walking experience. While the pedestrian pathway along the eastern entrance drive is over twenty feet wide and separated from traffic by a line of trees, the pedestrian pathway along the western entrance drive is less than ten feet wide and is not buffered from traffic along that drive. In addition, pedestrian pathways are provided only along one side of those entrance drives. Finally, these potential walking areas receive lighting only indirectly, from the outdoor lighting installed within the parking lots as shown on the site lighting plan. Solution: Increase the width of the pedestrian pathway along the western entrance drive; and align the trees along that pathway to the outside of that pathway alongside the entrance drive (as shown on the along the eastern entrance drive), to provide a buffer between pedestrians and traffic. Provide additional pedestrian pathways along the west and east sides of the interior parking lot alongside the two entrance drives. Install lighting that is pedestrian- scaled (approximately 14 feet to light source) and well - designed (such as ornamental lighting with banners; not cobrahead lighting) along all primary pathways at a relatively frequent spacing (maximum of 100 feet on center). Pedestrian- scaled Line of trees lighting with / banners 14 /— sep arating vehicular traffic from sidewalks Planting between / pedestrians / and parked cars —4' 10'.12' .. ....._ .. __ .._ —Y4' _._ ..__. 0' -12' Figure 2: Recommendations for Mall Entrance Drives. Issue: None of the pedestrian pathways to the east of the Mall are included within the limit of site work. Neither the high- trafficked route along the Baker entrance drive leading from Andover Park West and the bus transit center to the Mall, nor the sidewalk along Andover Park West, are improved. Solution: Sidewalk, planting and lighting improvements similar to those noted above for the pathways to the south of the Mall should be applied to the pedestrian pathway along the Baker entrance drive as well as the sidewalk along Andover Park West, to provide passages that are generous, buffered from traffic and well -lit. (Moira: Please give us your thoughts on this recommendation for provision of an improved sidewalk along A.P. W.). DRA T Architectural Recommendations 6. Create a Strong, Highly Visible Gateway at the Approach to the new Mall entry from Andover Park West. Issue: The arrival sequence to the new mall entry from the Baker Street entrance drive is not well- marked or highlighted to accent one's impression of "arrival ". The current westbound entrance from Andover Park West requires a sharp left turn as noted above in #1, and then sandwiches the visitor between the existing J.C. Penney building and the proposed new parking structure. Solution: Use the two building masses to establish a gateway treatment that indicates to the visitor that they have "arrived" at the Mall. A highly visible architectural gateway or arch between the two structures can provide a visual link between the Mall and Baker Street, enhancing the Mall's visibility to visitors coming from the transit center, the future TUC Core, and the new Train station. Such a gateway would clearly mark the entrance route for visitors approaching from the roadway, and create a distinctive entrance threshold for the visitor. 7. Create a Well- Articulated Roofline along the Front /Southern Facade. Issue: The long horizontal mass of the Mall's front elevation is somewhat relieved by the variation in building volumes at the western end of the building addition near the Main Pavilion. However, the eastern end of this elevation maintains a constant roofline that continues to the existing J.C. Penney building. Although the building facade is well - articulated at the pedestrian level by changes in setback and material, it reads as one continuous box -like mass from a distance. Solution: Include strong vertical elements, such as piers or building towers, to break up long continuous building masses. These elements are particularly key at the facade area around the secondary entry pavilion and adjacent to J.C. Penney. 8. Design the New Parking Structures to be Part of the Overall Architectural Composition of the Mall. Issue: The proposed new parking structures are treated as elevated parking areas, rather than as buildings. They are designed as concrete slabs separated by narrow piers. The space between these piers provides a clear view to the cars beyond, and their primary visual effect no different than a stacked parking lot. Solution: Treat the new parking structures as buildings, and part of the complex of buildings that make up the Mall. Utilize substantial walls between the piers; apply architectural detailing along its facade, and treat its roofline similar to that of a building, for example using cornice or tower elements. The landscaping shown in current elevation should be retained, and expanded wherever possible. Also, the parking structures should be designed to permit future inclusion of ground -floor retail wrapping the perimeter of the structure. Figure 3: Examples of Parking Structures visually treated as buildings. Moira Bradshaw - Southcenter Mall Exp -on Page 1 From: "Peter C. Ronald" < peter @RNAssociates.com> To: <mbradshaw @ci.tukwila.wa.us> Date: 8/27/04 11:13AM Subject: Southcenter Mall Expansion Moirra, we hope included in your plan is major and significant improvements to Strander. As you probably know, making a left turn out of our office bldg at 16400 is near impossible after 4 pm. That traffic will be way up with the development on the south end of the mall. There is usually a wait to make a right too, but it not at all dangerous as is generally is the case when making the westerly left. As far as using the other driveway on Southcenter Pkwy, it is not nearly as bad because of the center turn lane. Except for November and December when the traffic along Southcenter is way over capacity, getting out that way is not as bad...though with a half million sf of new retail, I would think both of these roads will require major improvement. The only solution I can think of is to block the Mall's access to the south or create a new entry directly off of the 1 -5 exit ramp down to the parking area in the southwest zone. Maybe it will block a pad bldg south of Sears, but it is only reasonable for the rest of us that work around here. Good luck. Thanks for the ear! Peter C. Ronald, CMB RONALD - NELSON ASSOCIATES Commercial Real Estate Finance (206) 574 -0300 direct (206) 399 -6941 cell (206) 574 -0100 main (206) 574 -0800 fax CC: <mike.chase @fanagroup.com> ca/Id 9 /a9/a� fie kik244---i-ef 1 1-0-= Moira Bradshaw - RE: Southcenter - Tilt criteria From: "Greg Fitchitt" <GFitchitt @westfield.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 8/24/04 4:14PM Subject: RE: Southcenter - Tenant criteria Moira, Here is the tenant exterior storefront criteria, as discussed. The check for the remaining $26,401 for HWA's contract is in process. Greg Greg Fitchitt Development Director Westfield Corporation Inc. 310- 445 -2484 310 - 893 -4780 (fax) Original Message From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Monday, August 23, 2004 10:56 AM To: Greg Fitchitt Subject: Southcenter Hi Greg - I'm focusing on Southcenter this week and have a couple of issues that we need to discuss. I've attached a copy of a revised FEIS scope that includes the additional costs for from the DEIS, as well as where we are with the money. We also need to discuss the issue of BAR approval of tenant guidelines - the overall master planning that you wanted approved for the mall. Also, has your address changed from the 12 to the 11 floor? Regards, Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX Confidential: This email is intended only for the person or entity to which it is addressed. The information contained in this email may be confidential and privileged. Any retransmission, review, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited. If you received this email in error, please let us know by reply and destroy all copies of it. Thank you. This message has been scanned for viruses and dangerous content by SpamController (www.spamcontroller.com) and is believed to be clean. Page 1 1 • Westfield Shoppingtown Southcenter Expansion Tenant Exterior Storefront Criteria Supplement to BAR submittal August 23, 2004 As shown on BAR submittal sheet 4.1, certain elements of the south facade will be developed in conjunction with individual tenants. Examples of how these individual elements could evolve are shown on sheet 4.2. Westfield will work with the individual tenants to develop facade designs that integrate harmoniously with the larger elevation while providing pedestrian -scale visual interest, variation, and individual tenant identity. Significant design elements are anticipated to include patio seating, awnings, umbrellas and/or canopies, vertical and horizontal articulation at and above street level, accent lighting, fenestration, signage, landscaping and sculptural elements. Colors and materials will be selected which complement the larger design theme of the project, and may include slate or other stone, brick, plaster, glass, painted or brushed metal, wood and/or masonry. The objective for each tenant facade will be to achieve a modern design with high - quality materials, providing tenant visibility and identity with a pedestrian orientation, visual variety and interest, compatible with the greater surrounding design theme. Permitted materials Slate Stone Brick Plaster Glass Painted or brushed metal Wood Masonry Lighting Essential to creating the sense of intimacy and a pedestrian friendly environment, exterior lighting fixtures are encouraged. The lighting shall be appropriately scaled and compatible with the overall architectural expression of the project. Patios Patio seating is encouraged, including both outdoor, covered, semi - enclosed or enclosed patios. Fences and/or gates enclosing the patio areas shall permit visibility into the • • patio space. Any enclosed patio structure shall be compatible with the overall tenant architectural statement. Patio seating shall allow for pedestrian passage outside the line of the patio. Bump- outs /Articulation The overall south elevation includes significant vertical and horizontal articulation. Additional vertical and horizontal articulation to animate tenant facades is encouraged. Entries Each exterior - facing tenant shall have at least one exterior entry into the tenant space. Color Tenant facades may include a variety of colors. Facade colors shall be approved by Westfield and shall be harmonious with the colors and materials of the greater area. Signage Signage shall conform to the requirements of the comprehensive signage program to be developed in conjunction with the City of Tukwila. Westfield Shoppingtown Southcenter Parking Structure Design The parking structure design provides articulation and variation through height differentials at stair towers and other elements, variation in textures and colors, imprints /recessions within the dominant materials, and feature elements such as decorative flags. An elevated element at the northeast corner of the JCPenney structure with flagpoles added for emphasis, combined with a curving, tree -lined roadway, provides a gateway to the easterly intersection of Andover Park West and Baker. The parking structures offer ample pedestrian connections to /from the structures and the mall (including bridges directly in to the level 2 mall from both structures), crosswalks with enhanced paving (street print) at grade, multiple stair towers as well as an elevator in both structures. Stair towers are built higher than the prevailing parapet elevations of the structures to provide vertical articulation to the structures and identification for the towers. The main pedestrian entries to the shoppingtown expansion (primary entrance near Sears and secondary entrance near JCPenney) are the dominant features of the expansion, aligned with the pedestrian connections to Strander and featuring significant glass facade elements. A vibrant pedestrian promenade featuring numerous restaurants, patio dining, wide sidewalks and pedestrian amenities interconnects the surface parking, parking structures, and new shopping center building. The parking structure facades incorporate a triptych as an architectural feature proud of the ramps on both structures, providing rhythm to the design while breaking up the expanse of the facade. The facades are further refined with the addition of trees and landscape along the perimeter where feasible. Parapet walls serve as protective barriers while screening the cars parked on the upper levels from public view. • City of Tukwila Steven M. Mullet, Mayor Fire Department Nicholas J. Olivas, Fire Chief Interdepartmental Memorandum To: Moira Carr Bradshaw From: Don Tomaso, Fire Marshal Date: August 18, 2004 Subject: L04 -049 Westfield Expansion Review I have reviewed the plans delivered to the Fire Marshal's office and have the following concerns in regard to the proposed project. rii, LD' USES, 1) Fire Department vehicular access not rovid to all of the proposed pad locations. P P p p p 2) Fire hydrant locations will need to be modified with relocation of some hydrants and the ftj addition of fire hydrants in some locations. It does not appear that all existing hydrants are located on the provided drawings. 3) The surface water detention structures will need to be capable of supporting aerial fire apparatus outrigger loading or be relocated. "nl 4) No detail is provided for the relocation of existin Fire Department Connections /that need to be relocated in the existing mall. This will need to a addresse soon, asas this has a major impact on the fire sprinkler system for the mall and the associated life safety protection it affords. 5) No detail is provided in regards to how the existing fire sprinkler systems off the water main that is to be abandoned. How is this going to be accomplished? This again is a life safety protection issue. / 6) The landscape plan will need some minor modifications to ensure that the aerial truck will have sufficient clearances for the front basket overhang. Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: 206 -575 -4404 • Fax: 206 -575 -4439 .City of Tukwila Page,2 7) The East entrance located by Penney's has not been modified as we had discussed in previous meetings with Steve Lancaster and yourself. This is a very important issue for emergency vehicle access. �uck 30 You should be aware that these plans are substantially different from the previous plans that I have seen for this project and there may be other impacts or requirements imposed for the project. I'm still in the process of reviewing these plans and Mr. Fitchitt's proposal to eliminate the fire sprinklers in the parking structures. • I will be on vacation starting Friday, August 20th and returning on August 30th. If you have any questions, e-mail me, as I have set aside time on the 30th'" the PM for you if there are questions. Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: 206 -575 -4404 • Fax: 206 -575 -4439 : City::of Tukwila "Department of Community Development: File Number LAND USE PERMIT ROUTING FORM TO: l Building iZ1 Planning % 2ibUc Works 'Fire Dept. Police Dept. ❑ Parks /Rec Project 0 /i'• r Address: Date transmitted: a,/Ali/5j Q?60 r Response requested by: / k( yd,S7La/004/ Stag coordinator: //,/,644a) 1�a Date response received: �J COMMENTS et � iv"- 0-14.1.--WtP -2- I RECEIVED AUG 1 2 2084 gl�KV WORKS ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Obi ?�o_O4/ Comments prepared kn • :City of Tukwila "Department of Community Development` LAND USE PERMIT ROUTING FORM TO: )I Building g Planning f'Piublic Works Fire Dept. 'Police Dept. ❑ Parks /Rec Project: , Address: - Date transmitted: ad Aa jf a(�ov Response reouested by: / }�%Q�,S jL a?D0� Stan c� coordinator: ///) Date response received: cJ COMMENTS ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments .re•ared b 03 /1d /Pd • Gity of Tukwila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION August 13, 2004 Greg Fitchitt 11601 Wilshire Boulevard, Floor 11 Los Angeles, CA 90025 Subject: Westfield Shoppingtown Southcenter - File No. L04 -049 Dear Greg: Your application for located at -- -- -- - D-' has been found to be complete on August 13, 2004 for the purposes of meeting state mandated time requirements. Before the Board of Architectural Review may decide on your project, a decision must be made by the Director of Community Development regarding your request for a 10% parking variance based upon complementary uses on your site. Please submit your application for "Special Permission" by August 23 so that we may combine the information into one "Notice of Application," which must be mailed to all surrounding property owners and tenants. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431 -3670. Sincerely, Moira Carr Bradshaw Senior Planner cc: Jill Mosqueda, Public Works Fire Prevention, Fire Department Bruce Linton, Police Department 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 TMoira Bradshaw - Southcenter Design • Page 1 From: Moira Bradshaw To: Gfitchitt @westfield.com Date: 8/12/04 5:10PM Subject: Southcenter Design Review Greg - If you'll remember we discussed giving approval to conceptual designs so that future tenants won't have to go back for design review at the time of their Tls. The elevations have "blanks" and we'd like to know what will be allowed in the blanks. We need to include your tenant design guidelines that Westfield has or will develop in order to develop our findings and conclusions and make recommendations to the Board. This is a new approach that we'll be asking the Board to take and so the more specificity we have the more likely they will be to give approval to this conceptual approach. Thanks, Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX CC: Hiroyuki Sasaki Moira Bradshaw - Westfield design guilt/if for tenants • Page 1 From: "Hiroyuki Sasaki" <hiro @ftburbandesign.com> To: "Moira Bradshaw (E- mail)" <mbradshaw @ci.tukwila.wa.us> Date: 8/12/04 4:57PM Subject: Westfield design guideline for tenants Dear Moira, Could you please ask Westfield if they have design guidelines for their tenants and give them to us for our design review? They may have common design guidelines for all Westfield Shopping Town buildings or may have prepared or be preparing specific guidelines for their project in Tukwila. Since there are holes in the elevation left for their future tenants, reviewing their design guidelines may help us check what could happen in those holes. Hiro Sasaki, AICP Senior Associate Freedman Tung & Bottomley 74 New Montgomery St., Suite300, San Francisco, CA, 94105 T:415.291.9455 F:415.291.9633 Dept. Of Community Developmen City of Tukwila AFFIDAVIT OF DISTRIBUTIO Notice of Public Hearing Notice of Public Meeting HEREBY DECLARE THAT: Board of Adjustment Agenda Pkt Board of Appeals Agenda Pkt Planning Commission Agenda Pkt Short Subdivision Agenda Determination of >Non;Signifi,cance Mitigated Determination_,' Significance Determination of -Signi Notice Notice of Actions Official Notice on canc coping Notice of Application- Shoreline Mgmt Permit FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Notice of Application `:for Shoreli ne Mgmt Permit Other Was mailed to each of the addresses listed on this year 20014 Project Name: Lv Project Number: dU, Mailer's Signature: Person requesting mailing: rtqb./(i/v( &ceLiki2. P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM CITY OF TUKWILA NOTICE OF APPLICATION August 26, 2004 PROJECT INFORMATION Westfield Corporation, Inc., the owner of Westfield Shoppingtown Southcenter, formerly known as Southcenter Mall, plans to expand and renovate. The planned expansion includes 289,517 square feet of new retail shops and 162,650 square feet of new anchor stores; additional restaurants and an expanded food court of 29,081 square feet; and a 75,200- square -foot theater. The expansion extends the footprint of the shopping center generally to the south, establishes a second level of retail shops, and provides two parking structures. All development occurs within the existing shopping center site. Permits applied for include: • Design Review • Administrative Variance from Parking Standards Other known required permits include: • Demolition Permit • Building Permit • Sign Permits A Draft Environmental Impact Statement, June 2004, issued for the proposed expansion is available for review. The final Environmental Impact Statement will be completed and issued prior to any decisions on the project. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: • L04 -036 (Design Review) • E03 -010 (SEPA) • L04 -055 (Parking Variance) OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., September 9, 2004. Opportunity for additional oral and written public comments on the design review application will be provided at a public hearing before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at 431 -3670. Design Review - City Council SEPA - City Council For further information on this proposal, contact Moira Carr Bradshaw at 431 -3670 or by email at mbradshaw @ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: August 9, 2004 and August 18, 2004 Notice of Completeness Issued: August 13, 2004 and August 24, 2004 Notice of Application Issued: August 26, 2004 1131' VXIII"00S 1 0 Y , mutsc..1 lc,. .3I1, rte. 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E., Suite 601 Seattle, WA 98109 47 Kerny Street, Suite 500 San Francisco, CA 94108 -5522 400 Andover West; Tukwila, WA 98188 NW Region, MS -120; PO Box 330310; Seattle, WA 98133 -9710 NWRegion,- MS- 240;_PO_Box_ j 330310;_Seattle,, WA .98133 -9710 Westfield Corporation, Inc. Westfield Corporation, Inc. Buck & Gordon Transportation Solutions Inc. Huckell Weinman & Associates Huckell Weinman & Associates PACLAND Freedman, Tung & Bottomley Southcenter Courtyard by Marriott Washington DOT c Washington DOT GVg ch tt, Development Director !Steve Dumas, Vice President of Design David Markley Duane Huckell !Jacquelyn Stoner Michael Crowson Michael Freedman, Principal; Hiro Sasaki, Senior Associate !Tracy Harms Mark Bandy Ramin- Pasooki; Planning Mgr.; Phil Segami, Assistant Planning Mgr. Prepared by City Of Tukwila 06/24/2004 q:\mcb\mall\mallcontact.xls slx-peluoolleW\Ilew \qow\: b Prepared by City Of Tukwila 06/24/2004 Garret Jackson Ruth Viola, Accounting Manager Denise_Evans) ;Susan Hempstead Gloria Ramirez I .Mike_Hemphill_:7 'Alice Neiffer___i Jake Batsell Paul Carr (Jonathan Pool M CO{ 'I (1 11 w Paul Lenoue Tasha Atchison Stacy Trussler Pentec Prudential Real Estate Investors Blumen Consulting Group, Inc. Segale Business Park Puget Sound Energy Urban Studies, UW Tacoma Andover Company City of Renton, Planning /Building /Public Works Dept. Suburban Cities Association Seattle Times Puget Sound Clean Air Agency Centerplex Westfield Corporation, Inc. Tukwila Citizen The Transpo Group 8 Campus Drive; Arbor Circle South, 4th floor; Parsippany, NJ 07054 600 108 Av. NE, Suite 1002 Bellevue, WA 98004 P.O. Box 88028, Tukwila, WA 98188 -2028 P.O. Box 97034,OBC 11E; Bellevue, WA 98009 -9734 415 Baker BI, Suite 200; Tukwila, WA 98188 1055 South Grady Way; Renton, WA 98055 6300 Southcenter BI., Suite Tukwila, WA 98188 2.042 P.O. Box 70; Seattle, WA 98111 110 Union St., Suite 500; Seattle, WA 98101 -2038 633 Southcenter Mall; Tukwila, WA 98188 11730 118 Av NE, Suite 600; Kirkland, WA 98034 -7120 6431 Corson Av. S. , NB82 -250; Seattle, WA 98108 -3445 425 - 775 -4682; 206 - 324 -9530 425 - 462 -6400 425 -456 -2838 206 - 244 -0770 206 -433 -7168 206 -464 -2718 206 - 689 -4085 206 - 246 -0423 425 - 896 -5214 206 768 -5738 denisee @blumencg.com scarlson @segalebp.com susan.hempstead @pse.com ilseattle @msn.com mhemphill @andoverco.com sca @sububancities.org -er- a) c ( (DD (1) (D N 7= (D 3 co y n O 3 pool @centerplex.net hbly @westfield.com palenoue @mac.com tashaa @thetranspogroup.com trussler @wsdot.wa.gov 425 -778- 9417 425 -825- 8434 EIS Water Resources consultant Property Owner /Representativ e Interested individual Interested individual Affected Agency Interested individual Interested individual Affected Agency Interested individual Interested individual Affected Agency Interested individual Developer Interested individual EIS Consultant EIS Reviewer co y co a 0) n O O.0 U _. a up O (D w 0 C 0 (D 7 (CD i (Response Comment Provided a list of desired bus stop improvements in order of priority. Alert Westfield about a capacity charge for new connection to the new connection to the sewer system and or increase in plumbing fixtures. Alert Westfield about the location of King County's Tukwila Interceptor within the project site and identification of protection measures for the maintaining and repairing that sewer line. Boeing Longacres Office Park Traffic related comments Address 201 S. Jackson St. Seattle, WA 98104 -3856 201 S. Jackson St. Seattle, WA 98104 -3855 201 S. Jackson St. Seattle, WA 98104 -3855 1201 Third Ave, Suite 4800 Seattle, WA 98101 -3099 Company ] King County Department of Transportation, Metro Transit Division —King County Department of-Natural Resources and Parks; Wastewater Treatment Division -- King-County Department of Natural Resources and Parks; Wastewater Treatment Division Perkins -Cole_ WSDOT Name a Senior Environmental Planner Meredith_Redmn, Environmental Planner Environmental Planner Laura Whitaker_ Ramin Pazooki r- N M 't U') f Response Comment Maintenance of existing service during construction and maintenance of existing facilities after expansion. No Comment ;Potential below ground archeological resources that may be reached during construction u) Cl) cp 1 Q'. HUOUrn, WH - 98092 -9763 Q E 0 City of Tukwila Fire City of Renton Qwest Highline Water District Muckleshoot;.Cul Resources Program Name Donald Tomaso Gregg Zimmerman Bob Steen II Thomas D. Keown Q. 7 m N 3 t0 J CO f- 00 O) O [Response Comment Provided a list of desired bus stop improvements in order of priority. Alert Westfield about a capacity charge for new connection to the new connection to the sewer system and or increase in plumbing fixtures. Alert Westfield about the location of King County's Tukwila Interceptor within the project site and identification of protection measures for the maintaining and repairing that sewer line. Boeing Longacres Office Park Traffic related comments Address 201 S. Jackson St. Seattle, WA 98104 -3856 201 S. Jackson St. Seattle, WA 98104 -3855 201 S. Jackson St. Seattle, WA 98104 -3855 1201Third Ave, Suite 4800 Seattle, WA 98101 -3099 o o, M V X cz o ‘) O Company King County Department of Transportation, Metro Transit Division King County Department of Natural Resources and Parks; Wastewater Treatment Division King County Department of Natural Resources and Parks; Wastewater Treatment Division Perkins Coie WSDOT Name Gary Kriedt, Senior Environmental Planner Meredith Redmon, Environmental Planner Barbara Questad, Environmental Planner Laura Whitaker RaminPazooki r 1--. N M d' Lr) Moira Bradshaw RE: Westfield Shoppingtown Southcenter Page 1 From: "Steen, Bob" <Bob.Steen @gwest.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 8/24/04 4:14PM Subject: RE: Westfield Shoppingtown Southcenter Moira, My U.S. Mail address is:" QWEST Communications Attn:- Bob= Steen.II; RCDD c2331.5 66th Ave So. Kent, WA 98032 My fax number is: 253 - 372 -5176 My office number is: 206 - 345 -4475 Thank you for including me, as we have a whole lot of issues to deal with, the way that the most recent sketch shows the expansion. Bob Steen II, RCDD Original Message From: Moira Bradshaw [mailto :mbradshaw @ci.tukwila.wa.us] Sent: Tuesday, August 24, 2004 3:46 PM To: Rsteeni @gwest.com Subject: Westfield Shoppingtown Southcenter Dear Mr. Steen - Thank you for your comments on the DEIS for the above proposed expansion project. We would like to mail you a copy of the FEIS and require your address. Please provide me with contact information for our records. Thank you. Regards, Moira Bradshaw, AICP Senior Planner, Department of Community Development City of Tukwila (206) 431 -3651 (206) 431 -3665 FAX • • 1144 EASTLAKEAVE E T 206.522.9510 SUITE 601 F 206.522.8344 SEATTLE, WA 98109 WWW.PACLAND.COM LETTER OF TRANSMITTAL Date: August 9. 2004 To: Moira Bradshaw, City of Tukwila From: Paul Manzer Re: Board of Architectural Review Application; Tukwila, WA Westfield Shoppingtown Southcenter Expansion Remarks: Please find enclosed the Board of Architectural Review application, application Fee, checklist and necessary submittal materials for the Westfield Shoppingtown Southcenter Expansion project. The enclosed submittal materials are per the City of Tukwila's "Complete Application Checklist ". If you should have any questions regarding the enclosed application, please do not hesitate to call us at (206) 522 -9510. Thank you. Area Lighting KVE Ordering Information Designation High Pressure So ium KVE2 250S KVE2 400S KVE3 1000S Metal Halide KVE2 175M KVE2 200M1 KVE2 250M KVE2 320M1,3 KVE2 350M1,3 KVE2 400M3 KVE3 1000M rchitectural Square Vertical • Intended Use For streets, parking lots and surrounding areas. Features Housing — Square- shaped, rugged, heavy - gauge, extruded aluminum housing. Fully gasketed for weather -tight integrity. Stan- dard finish is dark bronze (DOB) corrosion - resistant polyester powder. Other archi- tectural colors available. Lens — Impact- resistant, clear, 3 /,6' thick, tempered drop lens. Mounting — Extruded aluminum arm with integral splice compartmentforwallorpole mounting is shipped in fixture carton. Op- tional mountings available. Optics — Segmented, anodized aluminum optics are interchangeable and rotatable. Vertically tamped sealed optics include symmetric, symmetric cutoff, asymmetric and asymmetric cutoff. Design redirects light around arc -tube for optimum lamp life and maximum efficiency. Five horizontal lamp cutoff distributions available: R2 (Roadway), R3 (Asymmetric), R4SC (For - ward Throw, Sharp Cutoff, R4W (Wide, Forward Throw) and R5S (Symmetric). Electrical — Constant - wattage autotrans- former, high -power factor ballast. Ballast is copper wound and 100% factory tested. Removable power tray and positive lock- ing disconnect plug. Socket — Mogul -base porcelain socket with copper alloy, nickel - plated screw shell and center contact. UL listed 1500W, 600V. Listings — UL Listed (standard). CSA Certi- fied or NOM Certified (see Options). UL listed for wet locations. US patent no. 0417,026. Distribution Vertical lamo distributions: SYM Symmetric, semi- cutoff2 SYMC Symmetric, full -cutoff (n /a 1000S) ASY Asymmetric, semi - cutoff ASYC Asymmetric, full- cutoff Horizontal lamp distributions: R2 Type II roadway (n /a 1000S)3 R3 Type III asymmetric (n /a 1000S)3 R4SC Type IV forward throw, sharp cutoff (n /a 1000S)3 R4W Type IV forward throw (1000M only)3 R5S Type V symmetric square (1000M Voltage 120, 2084, 2404, 277, 347, 4804, TB5 NOTES: 1 Must be ordered with SCWA. 2 Meets IES cutoff criteria for 1000W high pressure sodium luminaire. 3 320W, 350W, 400W MH requires ED28 lamp; 1000WMH requires BT37lamp. Not available with KVE3 1000S. 4 Consult factory for availability in Canada. 5 Optional multi-tap ballast (120V,208V,240V,277V),InCanada 120V, 277V, 347V; ships as 120V/347 V. 6 For arm mounting, see technical data section in Outdoor binder for drilling template. 7 For KVE2 luminaires, SPV12, RPV12, SPV14 or RPV14 must be used when two or more luminaires oriented on a 90° drilling pattern. 8 For KVE3 luminaires, SPV14 or RPV14 must be used when two or more luminaires oriented on a 90° drilling pattern. 436 Outdoor /PSG8 Example: KVE2 250S SYM 120 RPV06 SF Included SPV04 SPV06 SPV09 SPV12 SPV14 RPV04 RPV06 RPV09 RPV12 RPV14 WWV09 WBV09 Mountings 4" square pole arm7,8 (standard) 6" square pole arm7,8 9" square pole arm7,8 12" square pole arme 14" square pole arm 4" round pole arm7,8 6" square pole arm7,8 9" round pole arm7,8 12" square pole arm° 14" square pole arm 9" wood pole or wall 9" wall bracket Shipped separately PT4 Posttop, 4" OD open - top pole PT45 Posttop, 41/2' OD open -top pole Posttop, 5" OD open - top pole Posttop, 6" OD open - top pole Round pole fitter (23/8 OD tenon) Round pole fitter (22/8 OD tenon) Square pole fitter (23/8 OD tenon) Square pole fitter (22/8 OD tenon) PT5 PT6 RPF20 RPF25 SPF20 SPF25 Dimensions are shown in inches (centimeters) unless otherwise noted. EPA Square Height Max. weight KVE2 (arm) KVE2 (post) 3 3 ft2 ( 31 m2) 3.4 ft2 (.32 m2) 25(63.5) 25(63.5) 163/4(42.5) 237/2(60.6) 77 Ibs (34.9 kg) 87 Ibs (39.5 kg) KVE3 (arm) 4.2 ft2 (.39 m2) 29)73.7) 181/2(47.0) 87 lbs (39.5 kg) www.Iithonia.com keyword: KVE KVE3 (post) 4.5 ft2 (42 m21 RE 18(2(7) CE V 181/2(47.0) C FD 97 lbs (44.0 kg)/AUG Installed SF DF PER QRS CR EC HS SCWA LS CSA NOM Options /Accessories Single fuse, 120V, 277V, 347V (n /a.TB) Double fuse, 208V, 240V, 480V (n /a TB) NEMA twist -lock receptacle' only (no photocontrol) Quartz restrike system (250W max., 120V only, lamp not included) Enhanced corrosion resistance Emergency circuit House -side shield (ASY, ASYC only. R2, R3 shipped separately) Super CWA pulse start ballast (n /a with any HPS or 175M or 1000M horizontal( Lamp support (size 3 horizontal optics only) CSA Certified NOM Certified (consult factory) For optional architectural colors, see page 485. Shipped separately PE1 NEMA twist -lock PE (120 -240V) PE3 NEMA twist -lock PE (347V) PE4 NEMA twist -lock PE (480V) PE7 NEMA twist -lock PE (277V) SC Shorting cap for PER option L/THON /A L/GHT/NG' Anchor Base Poles RTS Features Shaft - Minimum weldable -grade (ASTM A -595 Grade A), hot - rolled, commercial - quality carbon steel tubing with mini- mum yield of 55,000 psi. Uniform wall thickness of 11 -gauge (0.1196 ") or 7- gauge (0.1793 "). Shafts are constructed with full - length, longitudinal, high -fre- quency resistance welds. Round in cross - section, having uniform taper of approximately .14" per foot. Anchor Base - Fabricated from hot - rolled carbon steel plate that conforms to ASTM A36. •ound Tapered Steel Hand hole - Rectangular, reinforced hand - hole rim having nominal dimensions of 3 "x5" for shafts less than 6.25" base diameter and 4"x6.5" for all other shafts. Steel cover with attachment screws included. Hand hole is located 18" above base. Grounding - Nut holder located immedi- ately inside hand -hole rim is tapped for 1/2"- 13 UNC ground bolt and nut (provided by others). Anchor Bolts - Fabricated from commer- cial- quality hot - rolled carbon steel with minimum yield strength of 55,000 psi. Bolts have an "L" bend on one end. Hardware - Fasteners are high- strength galvanized zinc - plated or stainless steel. Top Cap - Weatherproof removable top cap provided with all drill -mount poles. Finish - Dark bronze polyester powder fin- ish (DDB) standard; other architectural col- ors available. Base Cover - Full -base cover standard. Ordering Information: See page 494 (Note: Poles are available only in U.S.) INSTALLATION NOTES: Installation requires grout to be packed under base to ensure full contact with foundation. Factory - supplied templates must be used when setting anchor bolts. Lithonia Lighting will not acceptclaim for incorrect anchorage placement due to failure to use Lithonia Lighting factory templates. Do not erect poles without having fixtures installed. If poles are stored outside, all protective wrapping must be removed immediately to prevent finish damage. NOTES: 1 Mounting Arrangement. (PT) Open Top; (T20) 2' /"" OD (2' NPS) 2 Drill Mounting: (DM 19) 1 fixture at 90 °; (DM28) 2 fixtures at 180° 3 Options:See page 509. 4 Brackets:Seepage 512. Technical Information EPA (ft2) with 1.3 gust Catalog number Nom. mount. ht. (ft.) Pole shaft size (in. x in x ft) Wall thick (in ) Gauge 80 mph Max wt. 90 mph Max wt 100 mph Max. wt Bolt circle (in.) Bolt size (in. x in. x in.) Approx. ship wt. (lbs.) RTS 20 5 -9B 20 5.9 x 3 1 x 20 0 125 11 19 3- 482 151 377 12 2 305 9 0 1 x36 x 4 140 RTS 20 6 -5B 20 6.5 x 3 7 x 20 0 125 11 242 605 193 482 156 390 95 1 x36 x 4 160 RTS 25 5 -9B 25 5.9 x 24 e 25 0 125 11 12 5 312 9 9 247 8 200 9.0 1 x 36 x 4 155 RTS 25 7 -0B 25 7.0 x 3.5 x 25 0.125 11 20.3 507 16.2 405 13.1 327 10.0 1 x 36 x 4 200 RTS 25 7-OF 25 7.0 x 3.5 x 25 0.188 7 28.5 713 22.5 563 18.2 455 10.0 1 x 36 x 4 280 RTS 30 6 -6B 30 6 6 x 2 4 x 30 0 125 11 11 7 292 9 3 232 7.5 187 9.5 1 x 36 x 4 200 RTS 30 8 -0B 30 8.0 4 3.8 x 30 0 125 11 18 9 473 14 9 373 12 300 11 0 1 x 36 x 4 265 RTS 30 8 -OF 30 8 0 x 3 8 x 30 0 188 7 27 5 550 21 6 542 17 5 439 11 0 1 -1/4 x 42 x 6 380 RTS 35 7 -3B 35 7 3 x 2 4 x 35 0 125 11 11 2 280 8 9 222 7 1 177 10 5 1 x 36 x 4 250 RTS 35 8 -5B 35 8.5 x 3.6 x 35 0.125 11 18.9 472 15.1 377 12.2 305 11.5 1 x 36 x 4 315 RTS 35 9 -58 35 9 5 x 4 6 x 35 0 125 11 23 2 580 18 2 455 14 5 363 13.0 1 x 36 x 4 370 RTS 39 7 -8B 39 7 8 4 2 4 x 39 0 125 11 107 267 85 212 66 165 110 1 x 36 x 4 285 RTS 39 9 -0B 39 9.0 x 3 6 x 39 0 125 11 17 2 430 13 5 338 10 8 270 12 5 1 x 36 x 4 355 RTS 39 9-OF 39 9.0 x 3.6 x 39 0.188 7 26.1 654 20.6 517 16.7 419 12.5 1 -1/4 x 42 x 6 515 RTS 45 10 -08 45 10.0 x 3.7 x 45 0.125 11 17.4 435 13.5 338 10.6 265 13.5 1 x 36 x 4 450 RTS 45 10 -0F 45 10.0 x 3.7 x 45 0.188 7 25.5 639 20.2 505 16.3 409 13.5 1 -1/4 x 42 x 6 650 RTS 50 10 -08 50 10 0 x 3 0 x 50 0 125 11 132 330 10.6 265 8.3 208 13.5 1 x 36 x 4 475 RTS 50 10 -OF 50 100 x 30 x 50 0 188 7 205 512 165 412 136 340 135 1 -1/4 x 42 x 6 680 Pole Data Shaft base size Bolt circle A Bolt projection B Base square Anchor bolt C description 5.9" B 6.5" B 7.0" B 7.0" F 6.6" B 8.0" B 8.0" F 7.3" B 8.5" B 9.5" B 7.8" B 9.0" B 9.0" F 10.0" B 10.0" F 9" 9.5" 10" 10" 11" 11" 10.5" 11.5" 13" 11" 12.5" 12.5" 13.5" 13.5" 31/5" -41/4" 31/5 "-41/4' 31/2'-41/4' 33/4" -41/5" 3'/2 "- 41/4" 31/2 " -41/4" 4V-51/4" 31/2 " -41/4" 33/4 " - 41/5" 33/4 " -41/5" 33/4 " -41/2" 33/4 "-41/5" 41/2'-51/4" 33/4" -41/ " 41/2" -51/4" 10" 101/2" 101 /8" 101/8" 101/2" 111/2" 111 /2" 11/4" 12" 13" 111/2" 123/a 123/8" 14" 14" ABRTS -5 -9B ABRTS -6 -5B ABRTS -7 -0B ABRTS -7 -OF ABRTS -6 -6B ABRTS -8 -0B ABRTS -8 -OF ABRTS -7 -3B ABRTS -8 -5B ABRTS -9 -5B ABRTS -7 -8B ABRTS -9 -0B ABRTS -9 -OF ABRTS -10 -B ABRTS -10 -F Warehouse anchor bolt description AB36 -0 AB36 -0 AB36 -0 AB36 -0 AB36 -0 AB36 -0 N/A AB36 -0 AB36 -0 AB36 -0 AB36 -0 AB36 -0 N/A AB36 -0 N/A Template number PJ50075 PJ50074 PJ50077 PJ50076 PJ50078 PJ50079 PJ50080 PJ50081 PJ50082 PJ50083 PJ50084 PJ50085 PJ50086 PJ50087 PJ50088 502 Outdoor /PSG8 www.Iithonia.com keyword: RTS /AL/THON /A LIGHTING` August 6, 2004 Ms. Moira Bradshaw City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, WA 98188 (206) 431 -3651 Re: Board of Architectural Review - Project Application Expansion of Westfield Shoppingtown Southcenter Dear Moira, Westfie[c[® Westfield Corporation, Inc. 11601 Wilshire Boulevard 11th Floor Los Angeles, CA 90025 -1748 Telephone (310) 478 -4456 Facsimile (310) 478 -1267 Enclosed please find Westfield's application for the Board of Architectural Review for the expansion of Westfield Shoppingtown Southcenter. As noted on the enclosed application checklist, we understand this package to include all the required elements for the application to be complete. If anything is missing or insufficient please do not hesitate to contact me immediately — as you know we are very enthusiastic about this project and look forward to scheduling the Board of Architectural Review hearing as quickly as possible, hopefully in time for the Board's September meeting. I very much appreciate your help and feedback as we have worked together over the past year during the initial phases of this project. The full team here at Westfield has found the City of Tukwila to be an excellent group to work with, and we look forward to continuing to work with you and with the City on this exciting project over the next few months as we complete the BAR and EIS processes and move toward construction. Please don't hesitate to call with any questions or issues that arise as you and the other departments in the City evaluate the application. Sincerely, GrekFitc itt Developm-nt Director Westfield Corporation, Inc. 310- 445 -2484 Enclosures cc: Steve Lancaster (w /o attachments) 7/1/02 Westfield Design Review Notes Westfield Shoppingtown Southcenter Design Review Meeting Notes July 1, 2003 9:00 — 11:00 a.m. Attending: Steve Dumas (SD,) John Goodwin (JG,) Brent Carson (BC,) David Markley (DM,) Kathrin Moore (KM,) Michael Freedman (MF,) Moira Bradshaw (MB,) Jack Pace (JP,) Cyndy Knighton (CK.) Below is a summary of the key points that relate to the design of the mall. Per our previous discussions: 1. Design review of the mall expansion will be required. 2. The City has retained Freedman Tung and Bottomley (FTB) to assist with that review. 3. Westfield, FTB and the City agreed to work incrementally prior to formal submittal. JG - The first round of negotiations with department stores is done and they are all on board. In principal everyone agrees. Penney's likes what we've done. Breaking through and allowing flow through their store was pivotal to the overall design. Westfield can move ahead fast now b/c the traffic count information is in, the design solution on Klickitat shows that a chunk of the southwest corner won't be needed. It's time for Westfield to look internally at how circulation will work vis a vis the adjacent streets and with the parking structures. This needs to be finalized for us to go back to the dept. stores. Westfield needs to rehash the diagrammatic plan that we have and then come back with elevations, rendering and maybe a model. J.C. Penney controls Firestone and Westfield has told them it needs to go. If Firestone goes than Westfield would like the Post Office to be relocated. CIGNA, who are /will be partners with Westfield, controls the lease. Key Bank has offered their site to Westfield, which doesn't do a whole lot for us. The use information is listed on the plan both existing and proposed. Approximately 120,000 sq. ft of new retail will be on each level and then several anchors like Galyans (signature contemporary bldg. with a full range of active sports) and the Cinema and then some smaller boxes. Total square footage is a little less on this plan but for the EIS Westfield would like to keep the square footage as originally listed. MF — My initial impression was that Westfield would be doing a lifestyle graft on to the existing center as a preemptive strike. Page 1 of 5 7/1/02 Westfield Design Review Notes JG — We are adding that element with the Galyans, restaurants and the cinema. The other reason for the expansion is to increase the percentage of small retail tenants. The sales are relatively static purely b/c the % of small tenants to the square footage of anchors is about half of what's normal. It's as low as any center in Westfield's portfolio. Westfield's concern is to expand without letting the area between JCPenney's and Mervyns go quiet. The connection through JC Penney's makes the necessary pedestrian loop. The design elements that counted were the expansion of the lifestyle element plus the internal layout that keeps an even flow throughout the mall. SD - Wanted to keep the flow moving through this area and not create dead ends. Can't just tack on entertainment uses to the west. JG - Haven't formalized the design of the parking garages. What works well is to have access between the stores and the parking garages at each of the parking levels. The Hotel location could be reoriented on the vista to the pond and be oriented to the street. MF - The consultant team is worried about the lose of market share of the urban center due to competition from adjacent commercial areas. The question is how to take it back. Lifestyle centers are taking market share from downtowns and malls. Sales per customers are higher. They are interesting and dangerous. Westfield's site is constrained — how do we do a preemptive strike with the expansion. The economic consultant for the urban center plan, ECO Northwest, summarized the loss of retail market share and recommends that the quality of the retail stock , the attractiveness of the center and the amenity of the place be improved. What's unbelievable is the proximity of the Mall to the pond. What's missing at the mall is that Lifestyle component. The pond could be the amenity that you don't have or can't create. The problem isn't the people who are coming the Mall but the people who aren't coming to the mall. JG - Westfield doesn't want to wait for the City to build a "Providence, RI." MF - I think the urban center will start with the Pond amenity and Strander improvements and I think the axis of the lifestyle uses needs to move over to the axis to the Pond to Strander. Page 2 of 5 • • 7/1/02 Westfield Design Review Notes Westfield has to carry the theaters but we think we need to have that activity in the loop. SD - The parking structure in front of Penney's could have restaurants along the axis edge and at the corner and it could be moved in a minor way. MF - This "pond target mall place" should act as one and be a destination. SD - An arm off the mall doesn't seem to work as well because it's too much of a destination, a lifestyle component that paralels rather than a remote perpendicular wing works better. Over time this could develop. JG - Westfield doesn't want the exposure of building out to the street and then nothing happens on the other side. If this amenity, street improvement happens Westfield will be ahead of it. MF — Our major message is line up the hotel, eating and drinking frontage along the axis to the pond and begin filling in out to Strander. JG - Penney's wants to be visible and distinct to their customers so they are moving the Galyans farther away. KM — I think we know enough let's put the Urban Center Plan and the Mall plan together and see how they fit. Want to know how the doors, windows, and view corridors line up. JP - Is design going to get ahead of transportation? JG - They can run parallel. DM — There are not huge circulation implications such that the boxes changes and the garage locations may change. Working in parallel works well for the traffic engineers. JG - In order for us to stay on schedule the design process needs to step up the pace. MF — Thinks that if it would be beneficial to extend the 61st Street south into the Mall. Why make everyone go left or right to get to the Mall? There isn't a big congestion problem now but rather than build a third bridge over 405 to help ease congestion we've suggested that the two existing bridges, 61 and 66 are expanded. JG — That property owner perpendicular to the 61 st Street Bridge is owned by the BON. They have expressed their concern about staying current. I think Westfield should talk with them about a new access point but we need to know when it will happen. BC — Don't think that issue is part of this project because of the timing for the 405 improvements. Maybe Dave needs to look at the access issue from 61 to see if it makes sense for this project. Page 3 of 5 • 7/1/02 Westfield Design Review Notes • g MF — You could do the entrance from 61 before the bridge is expanded. JG — Westfield wants to strike early on because of other plays in the retail market here in Seattle. Don't want the market to pass us by. There are funds available to do this project Speed is relevant to pining tenants down. No tenants so far are concerned about access from the outside. MF — It would seem that the key thing to do with a limited amount of public money is to spend it on place making rather than transportation based upon what I've been hearing. BC — We have spent a lot of time looking at circulation and the interface between internal and external. We need to look at this in more detail. MF — We want to make sure we are picking the right priority. SD — You (MB) said that all the focus is to the south of the existing mall, but you also said that the entries could be beefed up. I think part of the way to do that is to add restaurants — push out some tenants and begin to animate the entries. They need to be more pedestrian friendly. KM - I think that needs to be taken a little further and look at all four sides of the mall. The east side is getting very solid by adding the garage in line with the existing building line. This is a huge expanse of wall. JG — When will the urban center plan be endorsed? MF — We need to work with the community and the Council incrementally and slowly before we can be specific and recommend a final plan that can then be implemented. JG — I've got quite a few consultants committed and I'm at the point of ramping up and I've got to ask myself whether we commit to start documentation at an earlier point, my reservation is to being out front leading the way and not see anyone behind me. It's not to far off before we spend millions of dollars preparing for construction and pouring concrete. I need to know that there is good reason for moving along in the direction we are headed. JP — I think that will happen•for two reasons: The council has been attending the public meetings on the urban plan, and we are already debating and drafting changes to our CIP. We are pushing financially and politically and all indications are that it will be supported. You will have that confidence in the urban center plan. MF - The key thing to do with a limited amount of public money is to add amenity and place making. There is always tension between circulation and amenity. The more we know about what you are doing the more we can focus our improvements to support that. Page 4 of 5 • • 7/1/02 Westfield Design Notes MB — I don't think that the suggestions that we have made for this plan are putting Westfield in a disadvantageous position. Some of the recommendations we make are to prevent you from building in such a way that there is a lost opportunity for integrating with the rest of the city center. Many of the recommendations are to make your development a better development in and of itself. MF — We would like you to review our work as we get further along. This whole thing has to work as one destination and not competing destinations or somehow not connected. MB — Have you given any thought to integrating improvement for the transit rider into your project? CK — Our recent survey shows about 50% of the 2,000 daily riders are using the mall. JG — There are positives and negatives with the transit stop. Page 5 of 5 LIGHT FIXTURE SCHEDULE DESCRIPTION MODEL NUMBER MANUFACTURER F J 0 e a w z Z 0 w 0 LL LL' BK LIGHTING C' 0 � N am co co 0 The Mammoth Series° is a sleek, up /down wall- mounted fixture that utilizes the PAR30 or PAR38 halogen Tamp to create dramatic lighting effects for various applications. Its architectural design pro- vides powerful lumen output with PAR30 lamps to 75 watts or PAR38 lamps to 250 watts with 500 watts maximum, combined. Ws constructed of high quality machined aluminum components, powder coated in one of eight luxurious standard colors and stainless steel hardware . With its stylish design, the Mammoth Series provides great performance from an outdoor, archi- tectural wall- mounted fixture. Features • Tamper proof Win. • Completely sealed optima compartment • Clear, tempered glass lens, factory sealed. • Machined aluminum construction with stablest; steel hardware. • Medium base lamp hohler wt'th 250° C, 18 ga. wire leads. • � u it a Listed no tamps, up to 250w. transformer required. • Example: Lamp Ty• pe 0'- otters 50 - 50 PAMSLJHINSMi50M, 9' N. Spot 51- 50 PAR3OUHJSP16(50W), 16° Spot 52 -50 PAR3a /HJFt30(5500WW)) 3� ' Flood 53- ,50PAi 0LhUWFL40(0(50W).40' W. Flood 54.75 PAR30UWNSPe(7755VVII)�. 9° N. Spot 55 -75 PAR301AiiSP18(75W), 16. Flood' 57: 755 , 40• W. Rood 57 75 PARxLAAP/NS 75 - 90 PAR38ICAPMSP9( 12' Spot 77 -90 PAR CAPJSP12(90W) 77- 90 PAR38.(CAP/FL30160W) 30°Roodl. 78 -120 PAR38lCAP/NSP1 120W). i0° N. Spot 79 -120 PAR38/CAP 30° Reed 80 -120 PAR38(CAP 1 50' W.Rood CATALOG NUMBER LOGIC miry, ei yy 9(9 , wit 1t F��1iH =i +S� 1111111111119FT�Bt 1i^� 11: - Honeycomb Bartle KA P -LA.N CGEHRING McCARRaL SURFACE MOUNTED UP /DOWN LIGHT y.;(:HIt��:I JRint LIGHTING 10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL: 310.552.2191 1 FAX: 310.552.2192 89 WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON FX-19B Corral®Column 1041111)))11111110 M1 Fixture Series Height Lamp Type/ Finish Wattage Voltage Options — SELUX Coro. 02002 PO Box 1060, 5 Lumen Lane Highland, NY 12528 -1060 TEL: (845) 691-7723 FAX: (845) 691-6749 E -mail: seluxus @selux.com Web Site: www.selux.corn/usa CORC- 0202 -01 (ss- V1.77) C LISTED LISTED 1. Fixture Cover - Due-cast, aluminum cover, with smooth crisp lorm to reflect and Comple- ment the column design. Thick• walled. aluminum cover is painted white on the interior for maximum luminaire efficiency. Removes by loosening three vandal - resistant. stainless steel screws for easy access to lamp cnamber 2. Gasketfng - Continuous gaskets provide weather- proofing. dust, and insect control at all fixture connections. 3. Shielding - White, translucent. UV stabilized acrylic. minimum wall thickness 0.118- (3mm) inside of die cast aluminum -Corral rings. 4. Lamp - One. two. three or four F032T5 (32 wens each) fluorescent lamps on removable gear tray, mounted vertically. Lamps provided by others 5. Column Fitter - Die-cast aluminum fitter. with built -in gaskeung ndges. for smooth transition to column Union Made Affiliated with IBEW Local 363 6. Ballast (not shown) - Electronic ESB, high power factor, class -P', type 'A- sound rating. Minimum lamp starting temperature 0" F ( -20" C). Consult factory for more detailed ballast information. 7. Base Cover - (not shown) Standard two-piece base cover is made from die -cast 356 alloy alu- minum which is heat treated to produce a T6 temper. measuring 4' /2' (115mm) height by 12'h (316rmn) diameter. Exterior Luminaire Finish - The selux nigh quality exterior finish is achieved by utilizing a multistep process. Each lumi- naire undergoes a five -step cleaning, etching and sealing process, and is then painted with two coats of polyurethane pant. This ensures that it will withstand all weather conditions Luminaire coatings are designed to otter excellent salt spray and humidity resistance (tested in accordance with ASTM B -117 & D- 2247). Standard exterior colors are White (WH). Black (510, Bronze (BZ), and Silver (SV). RAL colors (SP) are available. please specify RALe In 3 contmucg aeon Otter IM oerr prse.c possible. re reserve the right ro charge. *r- out roxe, specifications or materials hat mar occca rig rel alter Ta furceon of s e produn RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON K,A;° L -A•N GEHRIi'`'lG POLE MOUNTED FLUORESCENT PEDESTRIAN SCALE LIGHT FX-1O AzCHfECTU* LIGHriNVG 10351 SANTA MONICA BOULEVARD, SUITE 410 I LOS ANGELES, CALIFORNIA 90025 I TEL : 310.552.2191 1 FAX : 310.552.2192 Series Height Lamp Type / Wattage Finish Voltage Options CCT CCS Goner Column Round Tapered Pole Corral' Column Round Straight Pole 12 14 12' 14' 1T8 218 318 418 (1x)F032T8 (2x)F032T8 (3x)F032T8 (4x)F032T8 ..0 (S4) (. U e (•g WH 8K BZ SV SP White Black Bronze Silver Seedy RALa 120 277 347 REC GFCI Receptacle Consult factory for other heignts and options SELUX Coro. 02002 PO Box 1060, 5 Lumen Lane Highland, NY 12528 -1060 TEL: (845) 691-7723 FAX: (845) 691-6749 E -mail: seluxus @selux.com Web Site: www.selux.corn/usa CORC- 0202 -01 (ss- V1.77) C LISTED LISTED 1. Fixture Cover - Due-cast, aluminum cover, with smooth crisp lorm to reflect and Comple- ment the column design. Thick• walled. aluminum cover is painted white on the interior for maximum luminaire efficiency. Removes by loosening three vandal - resistant. stainless steel screws for easy access to lamp cnamber 2. Gasketfng - Continuous gaskets provide weather- proofing. dust, and insect control at all fixture connections. 3. Shielding - White, translucent. UV stabilized acrylic. minimum wall thickness 0.118- (3mm) inside of die cast aluminum -Corral rings. 4. Lamp - One. two. three or four F032T5 (32 wens each) fluorescent lamps on removable gear tray, mounted vertically. Lamps provided by others 5. Column Fitter - Die-cast aluminum fitter. with built -in gaskeung ndges. for smooth transition to column Union Made Affiliated with IBEW Local 363 6. Ballast (not shown) - Electronic ESB, high power factor, class -P', type 'A- sound rating. Minimum lamp starting temperature 0" F ( -20" C). Consult factory for more detailed ballast information. 7. Base Cover - (not shown) Standard two-piece base cover is made from die -cast 356 alloy alu- minum which is heat treated to produce a T6 temper. measuring 4' /2' (115mm) height by 12'h (316rmn) diameter. Exterior Luminaire Finish - The selux nigh quality exterior finish is achieved by utilizing a multistep process. Each lumi- naire undergoes a five -step cleaning, etching and sealing process, and is then painted with two coats of polyurethane pant. This ensures that it will withstand all weather conditions Luminaire coatings are designed to otter excellent salt spray and humidity resistance (tested in accordance with ASTM B -117 & D- 2247). Standard exterior colors are White (WH). Black (510, Bronze (BZ), and Silver (SV). RAL colors (SP) are available. please specify RALe In 3 contmucg aeon Otter IM oerr prse.c possible. re reserve the right ro charge. *r- out roxe, specifications or materials hat mar occca rig rel alter Ta furceon of s e produn RECEIVED OCT 0 4 2006 COMMUNITY DEVELOPMENT WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON K,A;° L -A•N GEHRIi'`'lG POLE MOUNTED FLUORESCENT PEDESTRIAN SCALE LIGHT FX-1O AzCHfECTU* LIGHriNVG 10351 SANTA MONICA BOULEVARD, SUITE 410 I LOS ANGELES, CALIFORNIA 90025 I TEL : 310.552.2191 1 FAX : 310.552.2192 CorraJ® Column Mounting Information Height rrMII Ma MOM MEM MOM MOMtt� !tM =MI MINIM .a MOM MOM ta• MN o. ME MEM MUM MINE MOM 56'I.' — 07` C C O cc CCT SELUX Corp. 2002 PO Box 1060.5 Lumen Lane Highland. NY 12528 -1060 TEL: 1845) 691-7723 FAX. (8451 691-67,19 E -mail: seluxus @selux.com Web Sae: wwN.selux.convusa CORC-0202-03 CCS Height Tapped 3/6 - 16 nae 'or (JrOund cOnnettor Gasket CaSI aluminum nandhole rB,r.k )rCemBnt frame ',Nth a full circumference weld and a 3' r 5' (76 r t27mm) flush fr Ing aluminum 00or, Attached 'oath (2) starntess steel countersunk screws m a cnntwue,r era; Dec oroac =tie reserve Ile r n 0 chance erth- xlt lotce soeCIfica0ois Or 1 erals thal n our xxtron nA 61 140, the tunctat at the :roduCt 1 WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON K.A. ° -1 A,N G.EHRiNG POLE MOUNTED FLUORESCENT PEDESTRIAN SCALE LIGHT MCARROLL LIP�CFI1TECiUP ^1 HTING 10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL : 310.552.2191 FX-1O 1 FAX : 310.552.2192 7 Corral® Column Bolt Circle Use caution when setting anchor bolls. Bolts must be vertically straight and centered on dimensions shown. 08'!, Iztemmi Bolt Grego 9'/." t235mm1 0 4 "b. n t �nvm Gondul Openmy Anchor Bolt Detail !. x 15' G dvarazed APCnor Bobs 3'/: ut2 smml -- J for leveling — • :�; /- Hand Hole Location Galvanized Heavy Hex Nut Gaivan zed Lock Wasner Note: Auequate drainage must be pronoed m concrete'ouncakon or grout Galvanized Heavy Hex Leveling Nut -- Galvanized Flat Wasllers Grout by others i4 Concrete IeoerN des'gnod and Suoorred by others 8C3 Standard Base Cover Ure -cast aluminum. two -piece field installable base cover. 012'h' 13t6mml 4'12' tf t 2mml _ -1 Altemate Mounting Detail CAHN c Options GFCI Receptacle (REC) - GFCI duplex receptacle with cast base welded to pole and gasketec. provided with 'weather- proof, sell - closing cover: located 36' (915mm) Iran, base of pole. inline with hanohole. Receptacle is Intended only tor portable tools or other portable equipment to be connected to outlet only when attended oy operating personnel. SELUX Corp.* 2002 PO Box 1060, 5 Lumen Lane / Highland, NY 12528-1060 TEL: (845) 691-7723 / FAX: (845) 691 -6749 E -mail: seluxus illselux.com t Web Site: www.selux.convusa CORC-0202-04 (6- 49122-00) ie d =truing ellen 10 sitter Se cast proeu; ,Xbsole ae reserve 'ne *Get '0 change. *an- C1.11 mace. soeahcatlals et ma:errals bat n put mal xdl not aaer 1 e Victim d rye omcud- WESTFIELD SOUTHCENTER TUKWILLA, WASHINGTON K,A,P 1 A,N GEHRING POLE MOUNTED FLUORESCENT PEDESTRIAN SCALE LIGHT FX-1O A,2CHRECit fst LIGHTING 10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL : 310.552.2191 1 FAX : 310.552.2192 iolighting.ccm plane marker I-- 5.9° —H 4 5 9° i f1.2° T 5 9° i Application plane marker casts light from the edge of the luminaire creating the illusion of a "floating plane ". Outdoor applications include building and bridge demarcation. Excellent for interior applications where ambient illumination levels typically do not compete (i.e. restaurants, clubs, and some retail). aplane mounts directly to ajunction box for either ceiling or wall mount applications. UL Listed for wet / damp locations. Refer to page 14 For mounting details. Light Output Reference detail section of this catalog for more information on luminous distribution for all LED colors of light. Construction Environmentally sealed, enclosed and gasketed 5.9" sq. corrosion resistant zinc casting (stainless steel optional). Mounts directly to a UV stable, optically clear, high strength polycarbonate housing. LED luminaire module contained within the housing is replaceable. Electrical 120V or 277V energy saving current limiting Class 2 power supply (driver) is located within a 1 1/2" or 2 1/8" deep, 4" octagonal junction box. Power Consumption • standard: 6.4 w Finish Zinc face plate may be polyester powder coated or plated, Plated finishes are for interior applications only. Face plate may also be specified in stainless steel. 370 ro,v iru Wr,.nd; Pkwy VProon 00 , 11 60051 -3101 r 047.70 7040 r 14177 , 7 . 7041 rl,,r_,:1,w!,,;;,r„ r■ w K,A -° l A•N GEHRING /vCCARROLL SURFACE MOUNTED LED LIGHT Azct+rrECtuR;u LIGFiflNG 10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL : 310.552.2191 1 FAX : 310.552.2192 a C C ®US 15 ADA Compliant WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON FX -20 plane marker 0 c 0 • 0 a I © Color Options 01 1 White 360° 02 i Red 360° 03 1 Green 360' 04 Blue 360' 05 I Amber 360' 06 I White Up 1 White Down 07 1 Red Up 1 White Down 08 Green Up 1 White Down 09 ; Blue Up 1 White Down 10 ; Amber Up 1 White Down 01 02 03 04 05 06 07 08 09 10 Order Code KtA °,LIA N G.EHRING 10 01 Plane 01 02 03 04 05 06 07 08 09 10 91 L!' Configuration White 360° Red 360° Green 360° Blue 360' Amber 360° White Up 1 White Down Red Up 1 White Down Green Up 1 White Down Blue Up 1 White Down Amber Up 1 White Down Custom L!_' 1 Mounting 100 1 -Box 999 Custom Finish Zinc Casting (Painted) 1 Black 2 Bronze 3 Satin Alurninum 4 White Zinc Casting (Plated) Interior Applications Only 5 Satin Nickel 6 Chrome 7 Satin Brass Stainless Steel 8 Brushed Custom Color 9 Custom 370 Coowrate Wocrls Plwv Vernon Hills. IL 60061 -3107 T 047.735.7C:00 r 9j7 735 7ni i t inrcvcr iulightinij c,�rn • inlighrl■Ig.com vo SURFACE MOUNTED LED LIGHT 0.ZQMITEG1URAL UGt iTING 10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL : 310.552.2191 1 FAX : 310.552.2192 Ll Voltage 0 120v 1 277v Note: nimmmy. 17:: JV:liiaiile 5 WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON FX-.20 Th dzaohnnetsill InaMele • Unique 64:Ica! shape • Low copper alloy die cast alunlinern oddy • UL, cill fisted ',vet label • Field a".'ljustable rar bean) npreads • Aa;lzible a. Reflector up and down Redactor down only (closed top) Reflector up only (closcd bottom; Fiefleotor dowel prism up Reflector up pettier! dowel Prism up only {cl5se0 oottom) Pnsen djwn only (diosUel top) Prism up and dre..rn • Clear lempued glass lens • 39W. 70W and 100W are supplied worth integral electronic ...)allast 150W is supolieci with remote magnetic HFF ballast • agW, 70W and 15.0W are supplied with high color renaenng Master Color Metal Halide with CRI's of 80-85 100W is normal metal halide with a CRI of 65 • • "-7- : • 5.25' • 23%. duo lametta hallo:rile half be-am angles WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON K.A-P-LAN GEHRING SUFACE MOUNTED METAL HALIDE UP/DOWN LIGHT CARROLL A4a-trtErrul LIGHTING 10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL : 310.552.2191 1 FAX: 310.552.2192 FX-5 REFLECTOR PRISM DOUBLE REFLECTOR 12'- 26' PRISM IJP REFLECTOR DOWN 16'- 23 1 ' PRISM UP PRISM DOWN 1' WESTFIELD SOUTHCENTER 1 TUKWILLA, WASHINGTON K.A-P-LAN GEHRING SUFACE MOUNTED METAL HALIDE UP/DOWN LIGHT CARROLL A4a-trtErrul LIGHTING 10351 SANTA MONICA BOULEVARD, SUITE 410 1 LOS ANGELES, CALIFORNIA 90025 1 TEL : 310.552.2191 1 FAX: 310.552.2192 FX-5 MTR Column seam Mounting Information vvzz7zzzzz 1 'Fixture gear tray removes from top. 50" (1270mm) clearance required above fixtures. Consult factory if access above fixture is not available for alternative recommendations (i.e hinged pole) Height MTRT Minimum' 50" (1270mm) MTRS MTRC 501/8" 50' /e" (1273mm) (1273mm) 0 7" (178mm) 0 5 "— (127mm) Tapped 3/8 - 16 hole for ground connector Gasket / Cast aluminum handhole \ reinforcement frame with a \ full circumference weld and a 3" x 5" (76 x 127mm) flush / fitting aluminum door Attached with (2) stainless steel countersunk screws. r 15'h" (391mm) Height Height 3" x 7 (76 x 178mm) handhole with flush cover. stainless steel tamper resistant hardware. SELUX Corp. © 2004 PO Box 1060, 5 Lumen Lane / Highland, NY 12528 -1060 TEL: (845) 691 -7723 / FAX: (845) 691 -6749 E -mail: seluxus @selux.com / Web Site: www.selux.com /usa MTRC- 0606 -03 In a continuing effort to offer the best productpossible, we reserve the right to change, without notice, specifications or materials that in ouropinion will not alter the function of the product.Spedfication sheets found at wwwselux.comNsa are the most recent versions and supercede all other printed or electronic versions. MTR Column Project: Type: Qty: Fixture Series Height Lamp Type/ Finish Wattage Voltage Options Series Height Lamp Type 1 Wattage Finish Voltage Options MTRT MTR' Column 12 12' 1T8 (1x)F032T8 CO WH White 120 REC GFCI Receptacle Round Tapered Pole 14 14' BK Black 277 MTRS MTR' Column 16 16' 2T8 (2x)F032T8 0:0 BZ Bronze 347 Consult factory for other Round Straight Pole SV Silver heights and options 3T8 (3x)F032T8 It V SP Specify MTRC MTR' Column RAL# Round 8" Straight Pole 4T8 (4x)F032T8 # ' US Patent No. 4,669,034 MTRT /MTRS MTRC —.- 0 8" f.-- —I 0 7 7/8" f'— (203mm) (200mm) 491/8" (1249mm) SCALE 1: 12 SELUX Corp. © 2005 TEL: (845) 691 -7723 FAX: (845) 691 -6749 www.selux.com /usa MTRC- 0606 -01 (v2.0) US USTED Union Made Affiliated with IBEW Local 363 1. Fixture Cover - Die -cast, aluminum cover, with smooth crisp form to reflect and complement the column design. Thick - walled, alu- minum cover is painted white on the interior for maximum luminaire efficiency. Removes by loosening three vandal- resistant, stainless steel screws for easy access to lamp chamber. 2. Gasketing - Continuous gaskets provide weather - proofing, dust, and insect control at base of column, fixture cover, and between MTR rings. 3. Shielding - Consists of 8" (200mm) diameter injection -mold- ed acrylic multi - prisms for total reflection (MTR). MTR rings have a wall thickness of .591" and are patterned after the light- bending characteristics of a prism (US Patent 4,669,034). 4. Lamps - One, two, three or four F032T8 (32 watts each) fluores- cent lamps on removable gear tray, mounted vertically. Lamps provided by others. 5. Diffusing Cylinder - Satine acrylic cylinder between lamps and MTR rings to diffuse lamp image for maximum performance and visual comfort. 6. Column Fitter - Die -cast alu- minum fitter, with built -in gasketing ridges, for smooth transition to col- umn. 7. Ballast (not shown) - Electronic ESB, high power fac- tor, class P , type A sound rat- ing. Minimum lamp starting tem- perature 0 F ( -20 C). Consult factory for more detailed ballast information. 8. Base Cover - (not shown) Standard two -piece base cover is made from die -cast 356 alloy alu- minum which is heat treated to produce a T6 temper, measuring 41/2" (115mm) height by 121/2" (316mm) diameter. Exterior Luminaire Finish - SELUX utilizes a high quality Polyester Powder Coating. All se lux luminaires and poles undergo a five stage intensive pretreatment process where product is thoroughly cleaned, phosphated and sealed. se lux powder coated products provide excellent salt and humidity resis- tance as well as ultra violet resis- tance for color retention. All products are tested in accor- dance with test specifications for coatings from ASTM and PCI. Standard exterior colors are White (WH), Black (BK), Bronze (BZ), and Silver (SV). RAL col- ors (SP) are available, please specify RAL #. In a continuing effort to offer the best product possible, we reserve the right to change, without notice, specifications or materials that in ouropinion will not alter the function of the product. Speccation sheets found at wwwselux.com /usa are the most recent versions and supercede all other punted or electronic versions. RECEIVED ®CSC+ 05 2G ' COMMUNITY DEVELOPMENT N 0 Southcenter ' PROPOSED LANDSCAPING TREES & PLANTS DECEMBER 2005 Westfield Southcenter Mall Deciduous Shrubs Crimnson Pygmy Barberry (Berberis thungbergii ` Crimnson Pygmy) Small (18" ht.) deciduous shrub with burgundy foliage. Mt. Airy Fothergilla (Fothergilla major' Mt. Airy) Medium height (3') with white late spring flowers and good fall color. Limemound Spirea (Spirea japonica ` Limemound) Distinctive lime green foliage, pink summer flowers. (2'- 3' ht). Magic Carpet Spirea (Spirea japonica `Magic Carpet;) Red orange new growth turns to green in summer with deep pink summer flowers. (18 " -24" ht.) Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Perennials/Vines /Ground covers Pacific Aster (Aster nova - belgii) 24" ht. With profuse late summer /fall flowers. Boston Ivy (Parthenocissus tricuspidata) Fast growing deciduous vine with outstanding fall color. Coreopsis ( Coreopsis lanceolata) Mounding habit with yellow flowers all summer long. Daylillys -Mixed hybrids (Hemerocallis species) 2' -3' height, grassy leaves, many colors, summer flowers. Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall PerennialsNines /Ground covers Heather (Erica carnea) Low growing evergreen shrub with winter and summer flowers, depending on variety. Autumn Joy Sedum (Sedum telephium) Perennial succulent with late summer /fall flowers. Shasta Daisy (Chrysanthemum maximum) 2' -3' height with white summer flowers. Stella D'Oro Daylilly (Hemerocallis Stella D 'Oro) Lower growing variety (18 ") with continuous spring to fall yellow blooms Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Trees Red Laceleaf Japanese Maple (Acer palmatum dissectum Everred ) October Glory Red Maple (Acer rubrum `October Glory) Fall color shown. Pacific Sunset Maple (Acer truncatum x platanoides Pacific Sunset) Fall color shown. Jacquemonti Birch (Betula jacquemonti ) Beautiful white bark, yellow fall color. Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Trees Pyramidal European Hornbeam (Carpinus betulus fastigiata ) Columnar deciduous tree...good for narrow spaces. Weeping Alaska Cedar Chamaecyparis nootkatensis pendula) Upright, narrow, graceful evergreen tree. Korean Dogwood (Cornus kousa) Small to medium sized accent tree, early summer white flowers. Satomi Dogwood (Cornus kousa Satomi) Same as above but with pink flowers Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Trees lHlinoki ]False Cypress (Chameacyparis obtusa) Columnar evergreen tree, medium height...good for narrow spaces. Sweetgum (Liquidambar styraciflua) Upright, columnar, deciduous tree -fall color shown. Hogan Cedar (Thuja plicata fastigiata ) Columnar evergreen tree, medium height...good for narrow spaces. Mountain Hemlock (Tsuga mertensiani) Small (12' -15' ht.) evergreen tree. Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Evergreen Shrubs Mountain Fire Pieris (Pieris japonica Mtn. Fire) 5' ht foundation/screen shrub with white winter /spring flowers and red new growth. Prelude Pieris (Pieris japonica `Prelude') Low growing (2' ht) with profuse white winter/ spring flowers. Otto Luyken Laurel (Prunus laurocerasus `Otto Luyken) Medium height (3' -4'), tough, hardy, drought resistant evergreen with clean, shiney green foliage. White flowers in spring and late summer. Dwarf Mugo Pine (Pinus mugo `True Dwarf') Choice dwarf conifer....2' to 3' height. Heat and drought tolerant. Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Evergreen Shrubs Mexican Orange (Choisya ternata) 4' ht foundation/screen shrub with very fragrant white flowers in spring and again in fall. Helleri Holly (Ilex crenata `Helleri') Very low (12 " -15" ht.) fine textured evergreen. Tough and hardy. Blue Star Juniper (Juniperus squamata `Blue Star') Distinctive blue gray foliage, low growing, drought resistant. Birds Nest Spruce (Picea abies `Nidiformus',) Choice dwarf conifer.....3' to 4' height. Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Evergreen Shrubs Emerald Green Arborvitea (Thuja occidentailis `Smargard) Dwarf hinoki Cypress (Chameacyparis obtuse `Nana') 3' ht. choice dwarf conifer David Viburnum (Viburnum davidii) Medium height (2.5- 3.5'), tough, hardy, evergreen with winter flowers. Mt. Vernon laurel (Prunus laurocerasus `Mt. Vernon') Very low growing evergreen shrub with white spring flowers. Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Ornamental Grasses Blue Oat Grass (Helictotrichon sempervirens) ✓ 18" ht., semi - evergreen blue -gray foliage. Ice Dance Sedge (Carex morrowii `Ice Dance') 15" evergreen mound with variegated yellow and green foliage. Dwarf Fountain Grass (Pennisetum alop[ecuroides 'Hamelin) 2.5 ft. height with white late summer flowers. Little Bunny Fountain Grass (Pennisetum ✓ alop[ecuroides `Little Bunny') 12 " height with white late summer flowers. Morning Light Maiden Grass (Miscanthus gracillimus ✓ `Morning Light) 3' -4' height with copper colored late summer flowers. Cala.mag ° s h s K a e utSloy& "kart roieste‘" Jeffrey B. Glander & Associates, PLLC Westfield Southcenter Mall Native Mix Plants Service Berry (Amelanchier alnifolia) 8' -10 ht. With white spring flowers. Salal (Gaultheria shallon) 18" ht. Evergreen ground cover with white flowers and blue berries. Compact Oregon Grape (Mahonia aquifolium `compacta ) 2.5 ft. height evergreen with yellow spring flowers and purple fall berries. Pacific Wax Myrtle (Myrica californica) 6' -10' ht. Evergreen shrub. Western Mock Orange (Phildelphus lewisii) 4' -6' ht. With white fragrant spring flowers. Red Flowering Currant (Ribes sanguinieum `King Edward VII) 5' -6' ht. With profuse spring pink flowers. Jeffrey B. Glander & Associates, PLLC StreetPrint DuraTherm traffic tough decorative pavement • • INTRODUCING... StreetPrint DuraTherm Decorative Inlaid Thermoplastic Systems for High Traffic 44 tist- SEE the first DuraTherm installation in the City of Medina! Come and see for yourself! There is no cost to attend & a tasty complimentary lunch will be provided! For Who? City of Medina What? Crosswalk Installation When? Thursday, October 12th Get your questions answered • How does it compare to brick pavers and stamped concrete? • What does DuraTherm sell for? • How - quickly does it install? • How is it installed? • Are there any special asphalt requirements ?_ -- • Is it night reflective? • What about ADA compliancy? • What about skid resistance? • What is the expected life of the product? • How easy is it to maintain? StreetPrint "Decorative Paving Solutions" are specified because they are: • -Affordable _ • Easy to maintain • Rapidly installed with substantial lower initial costs • Very durable Visit us at: www.streetprint.com /duratherm To Register: • Complete and fax -back the enclosed registration form • Call toll free (800) 688 - 5652 ext. 221 and speak with Jodelene Weir. FOR ALL APPLICABLE EXTERIOR NOTES, DIMENSIONS, MATERIALS, BUILDING ELEVATIONS, CALL OUTS AND TYPICAL SECTIONS.... REFER TO SHEET A3.1 -3. v a 54600 1 LPG-1 5PUT FACED LIMESTONE BAND O u T THIN BRICK EXTERIOR -2 METAL AWNING - 550. PAINTED .L 51•1 UNCOURSE LEDGE - OCK PATTERN STONE MEEKER ON 5/8' THICK DENS GA5S COLD 94EAPNG ON U041 GAUGE 4E14t FRA41NG 3 Du PRE -nMSN 4E5m DONN 50005 COLOR 10 411CN 4ETAL CANOPI TER4ENATE 6' *BV L 1W ) UNCOURSE LEDGE ROOK PATTERN STONE MEEKER ON 5/8' 114IC6 DENS GLASS GOLD 91EA11410 ON uGNT GAUGE NETAI MAN:NG AB' 0041 FUTURE SPLIT FACED LIMESTONE BAND SPOT rACED U*CS10NE BAND UN000R5E LEDGE ROCK PATTERN STONE KENER ON 5/8' THICK DENS GLASS GOLD 91EADNG ON uGNT GAUGE 4ETAL FRA4INS $PUT FACED U*E5TONE BAND PARTIAL ELEVATION 5E PARKING MALL BRAY All -218 1141N BRICK EXTERIOR AB A81 -2 4ETAL AWNING - TYPICAL PAINTED - UNCOURSE LEDGE ROO, PATTERN STONE VEENER ON 5/8' TIoCA DENS GLASS GOLD SNEATING ON UGNT GAUGE 4E7AL (RA4:NG TONER BETOND elsommin immiumniall • • • • MALL • ENTRY • • O UNCOURSE LEDGE ROG / PATTERN STONE KC NE ON \S/8' THICK 0EN56 X455 GOLD $HEATING 04 110151 AUGE METAL AuNC OCs PANEL. Br a5 Lp ■ ■ I ■I ■I REV 12 -21 -07 FACADE W/ wemewsinewmilmowimmsmilikNowmorappeas 1.1/1.1.11• I •1•1 •611TINUE EX RI0R MATERIAL N11HIN ALCO REV 12 -21 -07 CORNER CONDI (45 DEG) DEVELOPED ELEV ELEVATION SCALE: 3/18" - 1' -0' 11WUU1tt11.4 Southcenter r' WESTFIELD DESIGN & CONSTRUCTION 11601 WdM2re Boulevuo, 11th floor Loa Angeles. G8lornia 80025 -1748 Telephone 310 478 4458 Facsimile 310 478 4468 restornor ea P.M mos e0 II, NW IF = elm 4710111,5 eI 01.X1[77 011EAR�i1MWT'NiR} g0�a1 reW Ili aNM1E[I Registration No. Consultants Approvols/Pnose: BULLETIN 6 09/10/2007 Key Plan No. Revision Date A PUN CHEO( RENSIONS 2006 AUGUST 21 REVISION T 2006 Sept. 26 ADDENDU4 J 2007 Feb. 5 A A A A A A Q A A D A A D A D A 4 A Sheet Title ENLARGED ELEVATION Job No. Date Scale 10 )Ham AS 10997 A3.1 -25A a 1 t A 1 ✓i x MEMBRANE ROOFING OVER RIGID ROOFING INSULATION R -21 TYP.� T.O. WARDRAILr► EL +72.49' V ROOF LEVEL EL +68.85' r 1 1 1 1 FIXED GLASS PANELS 111TH ALUMINUM ANODIZED FINISH PRE FINISH METAL CONDUCTOR HEAD COLOR TO MATCH METAL CANOPY (TYP.) 3" DIA. PRE- FINISH METAL DOWN SPOUT COLOR TO MATCH METAL CANOPY TERMENATE 6" ABV FFL. (TYP.) REV DIS ADD 12 -21 -07 LAY WINDOW D MINI ANCHOR T.O. RAIL EL +58.60' SECOND LEVEL EL. +46.85' STOREFRONT DISPLAY WINDOW BY WESTFIELD CONC. FOOTING SEE STRUCTL. DRAWINGS MEMBRANE ROOFING OVER RIGID ROOFING INSULATION R -21 TYP. NEW f!• THIN BRICK EXTERIOR 10.2 -2 STONE BAND T.O. GUARD49' RAIL EL +72. • 6OOF LEVEL EL. +68.85' MINI ANCHO I II 11 I'1 - I l(l'1m R -19 BATT INSULATION , 5% I �a� n ROOF �' A10'2 '2 .�,� IN Tom. iir LIGHT FIXTURE FIXED GLASS PANELS WITH ALUMINUM ANODIZED FINISH - PRE -FINISH METAL CONDUCTOR HEAD COLOR TO MATCH METAL CANOPY (TYP.) 3" DIA. PRE -FINISH METAL DOW SPOUT COLOR TO MATCH METAL CANOPY TERMENATE 6" ABV FFL. (TYP.) MEMBRANE ROOFING OVER RIGID ROOFING INSULATION R -21 TYP. 4192 -2 STONE BAND 10.2 -2 MINI ANCHOR T.O. PARAPET EL +58.60' SECOND LEVEL rf, EL. +46.85' V KNOCKOUT PANEL BY WESTFIELD GROUND LEVEL EL +28 BS CONC. FOOTING SEE STRUCTL. DRAWINGS ELEVATION SCALE n WALL SECTION SCALE: 3/8" llestneuU Southcenter SW Soarers; Pan.. WESTFIELD DESIGN & CONSTRUCTION 11601 WB. 410 Boulevard, 1145 Roof Los Angeles. Cabtofma 90025.1748 Telephone 310 478 4458 Fao,mlk 310 478 4488 .1OOM, MO VA,+m x+n'mm i*nrt iwn°crn ITIM9DI 111.35. 6.201... ME ecn¢n Registrot on No Consultonts Approvals/Pe ose: PERMIT /BID ADDENDUM J 02/05 /2007 Key Plan: RIM IN NuIIJl U'll 'll -auwl No. Revision Dote A PLAN CHECK REVISIONS 2006 AUGUST 21 A REVI80N 2006 Sept. 26 Q ADDENDUM J 2007 Feb. 5 0 A A A A 0 A A A A 0 A A A A A A A A A A 0 Sheet Title ENLARGED ELEVATION Job No. Dote Scale t® 9-21-ID05 ABAla168 A3.1 -25B EI�IAL QTY 1 BOTANICAL NAME SIZE 4 SPACING 140 EUONYMU8 ALATA 'COMPACTA' DUP. BURNING BUSH 5 GAL CONT. • 4' O.G. 146 ILEX CRENATA 'I4ELLERI' HELLERI' HOLLY' 2 GAL CONT. • 2U2' O.C. 581 JUNIPERJ8 SQUAMATA BLUE STAR 'BLUE STAR' JUNIPER 1 GAL CONT. a 2�2' OTC. 324 PRUNUS LAUROCERASU8 'OTTO LUYKEN' OTTO LUTKEN LAUREL 21 -24" WT. 4 SPREAD • 4' O.G. 100 SPIREA JAPONICA 'MAGIC CARPET 'MAGIC CARPET' SPIREA 2 GAL CONT. • 2�2' O.C. 115 THLUA OCCIDENTALI5 'SMARGARD' 'EMERALD GREEN' ARBORVITAE 6 -8' NT, 848 OR CONT • 2t}' O.C. 'ICE DANCE' SEDGE 5 GAL. CONT. a 4' O.G. I GAL. CONT. • 21/2' O.G. S- 'MAGIC CARPET' SPIREA C.e2 LOGS.) 23- EMERALD GREEN' ARBORVITAE 6 -'ICE DANCE' SEDGE S- 'HELLER ' HOLLY r(2 LOGS.) 6 -'ICE DANCE- 5EDGE 6 -BLUE S A t ' 1 -'OTTO L YKEN' LAUREL (2 LOGS.) 6 -BLJE SI TAR' JUNIPER 3 'KARL FOERSTM' GRASS 3 D iWF BURN,MG BUSH ,\\ So thcenter WESTFIELD DESIGN at CONSTRUCTION 11801 Wllehte Boulevard. 11th Floor Los MQe1... 48 Co111omIa 00023 -17 Telephone 310 478 4438 Focalrelle 310 478 4488 Registration No. SCALE, I ".10-0" Approvals/Phase: RPPA SCREENAGE 3/26/2007 Key Plan: No. Rentslon Date RPPA SCREENAGE - EAST Sheet Title RPPA UNIT LANDSCAPE PLAN AND SECTIONS RPPA SCREENAGE - WEST Job No. 0.1101 SCALE: 1 " =10' 1Vum 00l1ni mina t` , r 1 llbe ‘,„0, !. r��IaE:t�rfluYlTl<I�ila� I nl e. e . '� FKfV �"�T^. ,"rxr. ... .. �ke =�c.�:s- aau,��d '•6Db6© OAL80 6Ete71 «i3n1111l!.hiti.^•„ITTI Y" r' "� !r��rr�ar�a lcrv!1 �f,] '�Rr`: "is ,i:E i:�artic" 1E47 1110111111111111 _ory e.....,a.,ad.a:ary - a .. .� _ �. n. � ____ ..y.,, 11 �� I' i rl ,, >� .� 1_i iii i ► i_i 1 i; =z — r. - - - -1 ( i)— ? iis\ . U� "! �!'13F. 4":_ •714'' r '.i ! "pwie� 7 :ei,.�•ce,717.er: F - J� . ���i'S�n!!'1 /r:� y �°:F I 11 • 6' CUM d ..1.111' f - -- l 1 a ` -- - -' rams ( .0 SITE BENCH LARGE POTS O VALET UMBRELLA AND VALET STAND 0 0 TALL AND MEDIUM POTS 00 TREE GRATE • ASH URN BICYCLE RACK BOLLARD Wow . .u(7t.nc: �S /rivr RESTAURANT TOTEM SITE UGH11NG 0 Westfield Design 11601 W17shire Blvd. l l th Floor Los Angeles, CA 90025 SITE AMENITIES KEY PLAN DATE: AUGUST 2007 7 trig L Southcenter 1 r2Th JCPenney Sears Tanant (prone.* anchor Manna) Common Mall Deno Mall Area 1:`,',01°1:.°. ".7.7Expansion Sears (TBA) The Cheesecake Factory IniAcxto *an 'amen 800 CGOES • . • HANDICAP PARKING STALL LEGEND: MOTES BULL040 AREA DENOT133 FUTURE PAD NEAR D1340193 FEBTR1CTED BUM AFEA ><DENOTES PERASBBLE ' mac PAR240 AFEA 3111".V-0- 1 2 ARTURED vseurr AFEA 140 KIM ZOTE - 1009( VERIN 150 OF DE &CLOW) PALL MAKES TO mews OICIFECTIE MO MAU ZC4E1 a — . SITE SECTION 'A' SCAN r- yr SITE SECTION *740.11 - 01.44 • ..•••.111.1•40 A A A A a Westfield Corporation, Inc. 11601 W11.234163 Eta. 12711 41.0041 LOS ANG3122 CA. 0303017N 13101 4704436 A EXHIBIT "B" - SITE PLAN SCALE Minilia ID Tim Wstfieid SOUTHCENTER 633 301.124C2147214 PARRINAV. NAM,. 1042 01168 120e 2460423 cb 0-0 • ST y ,..,,,,,,,,,,_ T6 _ aric g , , om MIN SCES IS 14NOCIP RNIP Friv..4 0 7 ' . 1 v E .. T i EEL TP- TCP Cr OAR AT werrp RAW TO BE lie MAX ASO* CRWEAT PAWIC PRECAST WIC. ir WEB. STOP -1 r / '1!, 1 IniAcxto *an 'amen 800 CGOES • . • HANDICAP PARKING STALL LEGEND: MOTES BULL040 AREA DENOT133 FUTURE PAD NEAR D1340193 FEBTR1CTED BUM AFEA ><DENOTES PERASBBLE ' mac PAR240 AFEA 3111".V-0- 1 2 ARTURED vseurr AFEA 140 KIM ZOTE - 1009( VERIN 150 OF DE &CLOW) PALL MAKES TO mews OICIFECTIE MO MAU ZC4E1 a — . SITE SECTION 'A' SCAN r- yr SITE SECTION *740.11 - 01.44 • ..•••.111.1•40 A A A A a Westfield Corporation, Inc. 11601 W11.234163 Eta. 12711 41.0041 LOS ANG3122 CA. 0303017N 13101 4704436 A EXHIBIT "B" - SITE PLAN SCALE Minilia ID Tim Wstfieid SOUTHCENTER 633 301.124C2147214 PARRINAV. NAM,. 1042 01168 120e 2460423 cb RIJRE PAD AREAS Ai SHOPPING CENTER J (rJ v( FUTURE PAD AREAS VICINITY MAP Q.- ,...16.16. Westfield Southcenter Area and Parking Tabulation Building Area (Existing) Gross Leasable Floor Area (Square Feet) Nordstrom 165,900 Macys 258,944 JCPenney 272,267 Sears 174,630 Anchor (A.K.A. Mervyn's) 85,734 Shops and Pads 323,334 Building Area (Net New) Demolished GLA (47,883) Proposed New Shops 398,247 Proposed New Pads 29,000 Shopping Center Total 1,660,173 SF Parking Ratio Required Parking Required Total Proposed Site Parking Surplus / (Deficit) Westfield Corporation, Inc. 11001 W.16112IL.. 1264 0.006 1.03 u1c11.33 c.. 0003617H 13116 .3s.n1 EXHIBIT "B" - SITE PLAN SCALE PARKING STRUCTURE 18' SCALE: 1' =100' 4.25 per 1,000 SF GLA 6,973 spaces 6,975 spaces 2 spaces LEGEND: 3 inn Wesi/leb! DENOIEB NOFC9RID119& G NEA COMES RIME PAD NEAR DOMES PROPOSED PAD AREAS DEROIES PEA688P DECK PATNN3 AREA NOSED YEBJR AIEA nDYCa(me SOUTHCENTER 633 60223416233 PARKWAY. 1U4W16A. W. 06620 130 2360023 SOUTHCENTER ISSUE DATE: 20 3746-07 XSC -B Amminminn p n r 33 133333333333333333 EILPIt u u #3333 #nint# # #umpr 4 SHOPPING CENTER BOUNDARY SHOPPING CENTER LEGEND: ,, ,♦,♦'v • VICINITY MAP COKED PFB13314 034,71E8 RIRIE PAD AFEAS 713IAN! WASSON AFEA COMES FESIRC113) FA UM AFEA DENOTES FEMME DECK PARDO AFEA CROSS EASBEFOCCOMMON MEN — - — BNOPFNO CBRER BOIIFDNFf PERIAFENTDFREWATS A A A A Westfield Corporation, Inc. 1I60I WLBPL Rv0.1]TM FLOOR LOS LNG66 C . Y0036T>Y 1)101476 66 EXHIBIT "C" - SITE PLAN SCALE Wstfie[c[ SOUTHCENTER 633 SOUTMCO(TLR PARKWAY, TULW6•. W MAY 1200 2460623 SOUTHCENTER ISSUE DATE: 21E74:6-07 XSC -C WITH THE CI & METRO TRANS RETAIL „E } -r�r -- TRANSIT C SEAT VVALlt & LANDSCAPE SEE LAND 'Cr UCTURE.'6'- TBA SEE NOTE al ■ - ?1 FUTURE I a PAD • 5E 1407E1 ;. am ♦ - I1 .416 Xi.. —_ =— 1 T' • l 1 1 i. i :i 4.I ILO ;1,11 i; I!II:III.II I I:Ii i1I 4.:1 ; .Iil! ,r. .� _ sm ologrsas vs4vsti s4sv- +t► ®.sdasasasaiesa aario sw.Trsa► yr „t wrr.r..w.wsiw�sw.....+■.,,iir*Yr+.i+........' 1051400' FUTURE EASEMENT NEW PEDESTRIAN PATH b L, :1. FUTURE ♦ i ♦ ( : PAD 9 T ,` em EE NOTE1 5 ' — ® 'a� :. 11. !'W 1 i 11 IIIII H !' 'Will 111;11f t. PROPOSE! FRONTAGE SIGNALIZ2 1TERSEC11 N TRANSIT SHELTER READY PAD TO BE PREPARED - IN (HISVECINITY: -.'.. s ED I RSECTION SHEET 'NOTES R.1e b *ea mod ..eaba. 1 *et* a.esWk. ea pent ea..ed4wa seen a .esebS waad ryq wad a lamp wd.1.d/ow,w. . a .M wort M■ a Worn. to b. ,owwata a me uew.• 4. A84 787 M M web acted ,. 7 a sod., C4. W i moon*. I4 ..an. Ile. aawew Mae 4. ..yMr a ..a+* a bu a4atla,. M w toed... • 4 E. Mat. auM 4. waW 411.47..4.. MWlal a ewees ,p..atel.. Met to e.tenMkrt n P. m7 ...Me 4.07 W. b sate.. ento a ana,Mk waNdOra.nd a4Mea qwa • Westfield Design 11601 Wilshire Blvd. lith Floor Los Angeles, CA 90025 NORTH 0 Sr . 00' 120 • 1!7 SCALE: 1w =60' -0w SHEET L1.0 SCALE: AS NOTED DATE JANUARY - 19.2006 W stfiefd d01. FUTURE PAD REPAIR EXIST LANDSCAPE AREAS WITH NATIVE PLANT NI % -T4 Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles, CA 90025 SOUTHWEST LANDSCAPE PLAN DATE JANUARY 19. 2006 Wstfiekt Southcenter TBA SEE NOTE 1 dtko(, ftit:1)11-.1;1‘d'cr'1/4 3111°`' SHEET NOTES (ALL SHEETS) STATE a Jeffrey a- done. • 2. MM. to St ar 0 p-1 ct 7 a. ti 0.m.taa k aalnct .o.0. for mmt S e L n0 pan a.oldemn. 0020 . 0oaatba 0.04004 SW mono. of :*262000•• boal.t/0... .1 fa o00 NOM 0ofom. to M 26Oa00Nn of 00 10202.0 ort.../Oono. . • Awl M ...0O. an 2ba0 b Woes. ah *0nbeeh b 7..... .261)709 S. 0000) M 204 .b. pn c0-wb. aM kotmM p.MtO N M0 bYC.O pm b.m0ao 2o.eO. 270! be .apw . mod. h II. mntiOans . 700 ...I • • S. 0 )40. molt be ....d by Loa . ArtM.) or 0a.12 ryro.nblM 0M to . RECENED Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles, CA 90025 NORTHWEST LANDSCAPE PLAN SHEET L12 -14 SCALE: AS NOTED . .DATE JANUARY 19. 2006 W st/ efd South center RETAIL 1 %L. 1 /-11L. NORTH 0 20 1 60' 'SCALE: 1" '20' -0- Westfield Design 11601 Wilshire Blvd. 11th Floor NORTH LANDSCAPE PLAN SHEET L1.3 -14. LANDSCAPE .1./6., a gander (warm r Km • Wsthe1f marliii•zitraiitak■-■•••■••7■-■raime7,-- romomml 1■111.1=111I■1=111■11■111WMII tamori-‘ers■rom ■•••owci "Nrcorcimmer,IIK:1 111.""MPr ell111110 - - -*- 41•1=1•■■ 14IONM".."151•11•1111=a1P ■MMIN/ Mir VIP 11111V- 1 2)=0). r-7r IMO MI NM WM MID 0 • 0 011,0)1.0.0 .0 . . • 0 0 - -NEW PARKING STRUCTURE GRADE 2.LEVEL KEG ED • 'JAN" 2 3 200& • FIRESTONE MATCHLINE SEE SHEET L1.6 NORTH • . SCALE 1'...20.-0 .t. • . 1 Westfield Design NORTHEAST LANDSCAPE PLAN SHEET L1.4-14 Wstflebi MATCHLINE SEE SHEET L1.3 (E) OLIVE GARDEN 11,E • RECEIVED • IAN .23 2006 STAR Q iCaW IAIOSCIR MOO= .lel6ev B.OIMd NORTH SCALE: 1' =20' -0' esoelWiIshhiir Blvd. iith Floor 1 6�leeles. CA 90025 SOUTH LANDSCAPE PLAN. SHEET L1.5 -14 cnu c. ne unrcn. OATS JANUARY 19. 2008 W stfiekd Southcenter MATCHLINE SEE SHEET L1.4. PRO FRO. IMPF FUTURE PAD 3EE NOTE 1 th'it of/ TRANSIT SHELTER READY PAD TO BE PREPARED ycFs"co ty6 2 31W. • NORTH SCALE: 1' =20' -0' Design Blvd. ilth floor. �os Angeles. CA 90025 • SOUTHEAST LANDSCAPE PLAN SHEET L1.6 -14 SCALE: AS NOTED DATE JANUARY 10, 2006 l'hz Eli E W stle(d Southcenter TYPICAL LANDSCAPE ISLAND LAYOUT SCALE: = 10' -0" LANDSCAPE BOULDER-TYP COBALT BLUE TUMBLED MASS CRC. ROUND RIVER ROO( I ARCS ORNAMENTAL ORALS 'KARL FDERSTER' GRASS 'MORNING LOW MISCANDUS OW. rRNAMFNTAI (WACI f1R PFRFNNIAI 'LITILE BUNNY GRASS, BLUE OAT GRASS, DI1T. FOUNTAN GRAS£ SHASTA DAISY, DAYLLLY, BLACK -EYED SUSAN, ASTER 'BLUE STAR' JUNIPER 'MAGIC CARPET SPIREA • . 'MT. MREY FOTIEROLUA TYPICAL - LANDSCAI- L- ,LAND W./ GLASS EDGE 'a or WOW bre nab 0.d1xl.v1.P bob hen Nat ems OW a.abom em pts) SAVO •m .our :111abb. COMmerea Ow WOO/ 8•04e041 2 as ro,nlm Pmlua.e m boor ,17 EDP sot o 96101•36 ra% 01pm els1114 r0,a .. • • n�a wiO1hle • m• • tt*a•Ir 1 . • - SCALE: 1" = 10'- 06106(18 alai Of eamccie7 /abort GLASS EDGF P1 ANTFR ISI AM) TFTAII Vestfield Design .1601 Wilshire Blvd. 11th Floor. os Angeles, CA 90025 NTS ,1 I-LAIN MA I UKIAL LIST SYMBOL TREES SIZE DTY BOTANICAL NAME COMMON. NAME SIZE & SPACING EDEN 31 ACER PALMATUM 'DISSECTUM' 51 ACER RUBRUM 'OCTOBER GLORY - xx VIER 1RLNG111N X A RAWIO(IES. %Tyr WET 105 BETULA JACOUEMONTII _ 16 QiAMAECYPARIS N00MAlEN-95'p0E 21 CHAMACYPARIS opT "- xx OMMACIPAA5 061USA IETRAGENA_AIIRFA'... MI _ 27 CORNUS KOUSA 'SATO' xx___ LAI RSIROEMIA HYBRID MUSKOGEE' -' 93 - LIOUIOAMBER STRACIFLUA 72 PYRUS CCALLERYANA CMANTICLEE_R' 16 THUJA PUCATA 'FASTIGIATA' 15 TSUGA MERTENSIANA RED LEAF JAPANESE MAPLE 'OCTOBER GLORY MAPLE 'PACIFIC SUNSET' MAPLE JACOUEMONTI BIRCH SHRUBS 0 . 0 0 .0 -- MED LOW _TALL TALL LOW LOW - LOW LOW ®' 'MED TALL TALL MED LOW LOW LOW TALL MED'. MED 0- - -' 0 0. 0 GRRROODUNDDDCCOOVERS AND. PERENNIALS -1 LOW 348 ERICA f f�fff•"� %' LOW - 348 PWAT LAUROCERASUS Lif..�YERNOA''- MED _ 348 CHRYSANTHEMUM MAXIMUM _ MED _ 348 HEMERDCALIJS HYBRID LOW .348 ASTER NOVA BELGII ` --" --`-- LOW 47 PARTHENOCISSUS TRICUSPIDATA LOW -348_ COREOPSS LANCEOLATA _ -- 221 122 134 _134 478 912 278 794 108, 152 285 58 98 929 209 66 185 ABEUA GRANOfLORM EDWARD WJQ4R:...'_ BERBERIS II4JNBERGI 'E8I1SON PYGMY CHOYSIA TERNATA EUONYMUS ALATA- COMPACTA'' FOTHERGILLA MAJOR 'MT. AIREY' ILEX CRENATA 'I-TELLER!' JUNIPERUS SABINA TAMARISOFOUA' JUNIPERUS SGUAI/ATA 'BLUE STAR' PICEA • ABIES 'NIDIFORMIS' • PIERIS JAPONICA 'MT. FIRE' PIERIS- _JAPONICA 'PRELUDE PRUNUS LAUROCERRAASUS 'OTTO LUYKEN' PINUS. M UGHO TRUE DWARF' • SPIREA JAPONICA 'UMEMOUND'- SPIREA JAPONCA MAGIC CARPET" THUJA OCCIOENTAUS 'SMARGARD.' CHAMAECYPARIS' OBTUSA 'NANA' - VIBURNUM DAVIII.---- -- -- -- EDWARD GOUCHER_ ABELIA._ _CRIMSON PYGMY BARBERRY MEXICAN ORANGE D. BURNING BUSH. 'MT. AIREI -' FOTHE_RGILV_ 'HELLERI' HOLL Y TAM JUNIPER 'BLUE STAR' JUNIPER_' BIRDNEST SPRUCE 'MT. FIRE' - PIERIS _- 'PRELUDE' PIERIS -OTTO LUYKEN LAUREL_ -_ DWF MUGHO PINE LIMEMOUND' SPIREA 'MAGIC CARPET.' SPIREA 'EMERALD GREEN' ARBORVITAE -. DWF. HINOKI CYPRESS DAVID VIBURNUM • 5 GAL CONT. 0.4' O.C. _ 2 Al G CONT._ 0 2 o.C. 5 GAL CONT. 0 4' O.C. 5 GAL CONT. 0 4' O.0 __ 1 GAL CONT. 0 2 \' O.C. 2 GALCONT. 0 2 O.C. "• 2 GAL CONT. 0 3' O.C- 1 - GAL C O N T . . 21 -24' HT. & SPREAD . 0 4'. 0. 5 GAL CONT. 0.4'7 _ O.C. 5 GAL CUNT 04' 64.- 21 -24' HT. d( SPREAD 5 GAL �CONT.0 3' O.C. 2 GAL CONT. 0 2 \' 0_C... 2 GAL CONT 0-2V..„ O.C. 8 --6 -' HT..B81 COWT 2 \' O.C. 2. -GAL CONT.- 0.3'. O.C. 2 GAL CUNT. 03' O.C. GRASSES TALL _56...._ AMELANCHIER_ ALNIFOUA • _ _LOW_ _ 55 GAULTHERIA SHALLON MED --56-- 56 MAHONIAAOUIFODUM 'C_ OUPACTA'7 TALC MYRICA CAIJFORNICA -__ TALL -_ 6 - PHIDELPHUS LEWN51 _ WO_ _ 36' RIBE53AtTGUD1 EUN IONC E6WARD W^ A LOW 548 • LOW 548 $ TALL .252 A LOW 54.9 $1 TEL FL*R 0 'WINTER- & SPRING HEATHER 'MT. VERNON' LAUREL SHASTA DAISY PACIFIC ASTER -- -' BOSTON IVY COREOPSIS_ SERVICE BERRY SALAL COMPACT OREGON GRAPE PACIFIC WAX MYRTLE WESTERN MOCKORANGE RFD PCOWERING _ CURRANT 1 GAL CONT. 0 2 -O.C. 1 GAL. CONT. 0 2 O.C. 1 GAL. CONT. 0 2' O.C. 1 GAL. CUNT. 1 GAL CONT 0 OC . 1 GAL. CONT 0 2' 0.C. _GAL CUNT: O 2_O.C__ 1 GAL. CONT. ®4' 0.C. __ CAREX MORROW! 'ICE DANCE ICEDANCE SEDGE 1 GAL. CONT. 0 2 \'. O.C. HELICTOTRICHON SEMPERVIRONS . BLUE OAT GRASS - MISCANTHUS 'MORNING UGHT' - 'MORNING UGHY MISCANTHUS 1 GAL. CONT: 0 4' 0 CC PENNISTUM. 'LITTLE BUNNY. 'LITTLE BUNNY CRASS • '1 GAL. CONT. 0 4' O.C. CAIAMAlR0585 X AQ111FLOW�IAR, RFRSTER' 'KARL FOERSTER' GRASS � 5 GAL. CONT. 0 4' O.C. - VW. 63 WSW Of %ICC TREE PLANTING AND STAKING DETAIL E201 .nm4nnuu:nr. 902.4•17310 rq }y 1aR LANDSCAPE NOTES 1. hob la *ter .a P.Nat rowed tP aa111 ,d 11Ranaat • 3 t0-.,, . av and woo Soo .• a hag .mm m..mral1. Rol 4.w., b n Ilse o -. 1 mat * (bomb by be M10) r os. shoo .1* d bob at., - vemy 4.w s LM r mmw. . s 0,4 9.6011 7, •^ may blob Ohnah. AS Mal * Y 00.. I. 00 a)a•,l abs .0 amble , s. la.. 4.w Oa ~M 1/r Wm tab 01 del t v.sa w FP4,.** � 81•0. 0* MY lo40 . van *OWN s.4.. OW busters (0 saw q.40.a to.i 11.0.. a woamla'a 0 ell O..amd sawed to a dial a IY e.o..w, Pam . bob was vw r boa Van . We w0 .w np . • 11,s wane a Whew* Dam Pb be Maths m.dlom s lb .a. ..**0l 0 and 0. pos011ael Wlmt ohs boob at Inmcepa M04./D.ov. 4 AI Mods ma confab a IM blurt a41bm al Ir bobs Slo b. to ■w•aw Stan. . 7 (x0'01 0,i -1 240 0. • mm-lam. 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I.ln m Wes wbsm w0- m • 9 ®gym .rn moth. 1./00 ®1431.30 410+ SCALE:' 1'. 10' -0 DETAILED LANDSCAPES AND PLANT LIST SHEET L1.7 -14 SCALE: AS NOTED DATE JANUARY 19, 2006 -i'Vstfie[d Southcenter PROPOSE FRONTAG IMPROVEI1 y z.� ;-Y - J I j /BGD NEST SPRUCE (n I- D 0 J 0 z J (J) w 0 U (n 0 z J U X ERISCAPE PLANTER ISLANDS— TYPICAL SCALE: 1 " = 10' -0" Westfield Des'gn 11601 Wilshire Blvd. 11th Floor. \Los Angeles, CA 90025 DETAILED LANDSCAPES. AND PLANT LIST o x .0 60 SCALE: 1 " =20' -0" SHEET L1.8 -14 SCALE: AS NOTED . DATE: JANUARY 19,2006 Westfield Southcenter O6 n 1A130 OflT 03w66 1101 wESTFIEID DESIGN & . CONSTRUCTION 11601 •66i• S cd. 1110 ' ' Rpm L0, =1. CdlI 7�6 F006. 310 476 w6 Faedl• 310 176 6666 SPANDREL ELEVATION 'ETAIL CORNICE SPANDREL DET. REG. SPANDREL DET. METAL CORNICE DETAIL ELEVATION DETAIL 6 ELEVATION DETAIL '--- T1IINSET BRICK 'TILE" ON DENS - GLASS SHEATHING OVER COLD- FORMED METAL FRAMING. RECAST CONCRETE COPING �..- PRECAST CONCRETE INTEGRALLY — - C0L0RED.HEAVY SANDBLAST FINISH BASE ELEVATION Ve•fd 10 BASE DETAIL CORNICE /SPANDREL DETAIL 31e 5 PIER DETAILS PRELIMINARY NOT FOR CONSTRUCTION. -. 12 Sind Tle. 'GARAGE: CONCEPT DETAILS >A104 01/2005 Westfield Design 11601 Wilshire Blvd. 11th Floor As Angeles, CA 90025 PARKING STRUCTURE CONCEPT DETAILS SHEETA4.5.R SCALE NIS DATE JANUARY 19. 2006 RECEIVED IAN 232006 COMaadlY iiestfie[d Southcenter Westfield Design 11601 Wilshire Blvd. 11th Floor. Los Angeles, CA 90025 • EXTERIOR ELEVATION LIGHTING STUDY SHEET A7.0 'SCALE: NIS. DATE: JANUARY 19, 2006 W stle(J Southcenter Westfield Design 11601. Wilshire Blvd. 11th Floor ,_os Angeles, CA 90025 GARAGE A - EAST ELEVATION LIGHTING STUDY SHEET A7.1 SCALE; 1' =16' @ 30 x 42 DATE DECEMBER 16, 2005 Wstfe[d Southcenter SKYLIGHT SECTION (3. KK - - - RECENEn 005a Westfield Design 11601 Wilshire Blvd.. 11th Floor Los Angeles, CA .90025 SKYLIGHT STUDY DATE DECEMBER 2, 2005 . °�s- •11A0TA 0*41 ASTER DAVLEY ••A0.. •ga ' KAR, FORESIRGRA6• wT1KCD0.LA DIROMPAT APR.= 80. DUP. AD•G POE - (13107611 TgROD 416140• M•CWTRE • . . aa0CaPE BO.T.DER -TTP �TJ M, ewe 041 GRAM. 0 0030404 14.41 CARPET 08 4 V1011001 PrSrr BARCERRY PA•GD Lo �" . 3l1EET5l1 RDAR MAPLE RAF' • TOMMY VEINCTE LAUREL TCLLERI'1CLLY • • • DAVID v10uRan L1`0TIS•p EMMA DOr. 400 CYPRE116 . 1 TuRL° 0804001,54421.8.4,2044,8 TYPIC LANILSC APE I@LANO LAYOUT SCALE:. 1" = 10' -0" T Y I IC LANOW ASE 1-%L A NE) - SYMBOL SIZE BOTANICAL NAME , COMMON NAME . SIZE A SPACING • EVE8dEQ1 �•� O- \" ACER P4LMATUM'DIBSECTUM' ACER RJE .0.1 'OCTOBER GLORY' KR IRIG/M %APLA1•CJ[E4 RCM $/ffi'PACIFIC BETULA JACf11FJ1ONTII CARPINUS BETULUS FASTIGIATA' 04414EGTPARSNOOTKA1E1515 PEDLLA' CHAMACYPAR S OBTUSA CORMS KOUSA CORMS KCUSA 'SATQ11' LIOUIDAMBER STRACIRUA TWJA PLICATA F4STIGIAT4' T°,.UGA 1'7ERTENBIANd • RED LEAF JAPANESE MAPLE 'OCTOBER GLORY' MAPLE SUNSET' MAPLE ('CAL, 3-010 15PFEAO, 013 CR BOA 2" CAL- I2 -14' HT. 41.8 2" CAL. O -k' Hi, BAB 2" CAL, 12 -14' HT, BAB 7" CAL, 14.16' 14T. 84B 17.14' MIN. NT. BAB 6' MN HT, BAB' 2" CAL, 12 -14' HT. BAB . 2" C4, 12 -14' HT, BAB 2 "'CAL, 12 -14' HT, BIB' 8' MIN. HT, BIB 6' MIN. NT, BAB • x X X X x Lr�/ /,a JACOLEMQ4TI BIRCH EUROPEAN HORNBEAM . UEEPING ALASKA CEDAR R/ HOKI FALSE CYPRESS KOREAN DOGWOOD ' 'SATO11' DOGWOOD SWEETGUM HCG4N CEDAR MOUNTAIN HEMLOCK - Otte �i/ SHRUBS o LOW " 8 TALL 0 101 • LOW • LOU 8 MED 0 TALL 0 - TALL 0 MED . • - LOW • LOU 0 ' - LOW • TALL • 0 MED o MED BERBER% TN/BERGH'CR01E04 Pr(MY' CHOYSIA TERNAT4 FOTHERGILLA MAJOR M. AIRET' ILEX CRENAtA 'WELLERI' JWIPERU5 2QL 11ATA 'BLUE STAR" PICEA ABIES NIDIFOR•1IS' - • PIER5 JAPONICA M. FIRE' • ' PIER5. JAPONICA 'PRELUDE' 'CRIMSON PYGMY' BARBERRY MEXICAN ORANGE TIT. AIREY' FOTHERGILL4- 'WELLERI' HOLLY - BLUE STAR' JUNIPER BIRDNEST SPRUCE 71T. FIRE' PIER'S -- PRELUDE' PIERS • - OTTO LU'rKEN LAUREL- OW MUIGH0 PINE 'LIMEMOIAID' SPIREA - MAGIC CARPET' SPIREA EMERALD GREEN' ARBORVITAE CALF. NINOKI CYPRESS DAVID VIBURNUM - 2 GAL. CONT. • 215' OC. 5 G4 CONT. • 4' OL 1 GAL CONT. • 2115. OC. . 2 GAL CONT. • 215' O.C, 1 GAL CONT. • 2115' 0C. 21-74" NT. A SPREAD • 4' OC, 5 GAM. CGNT. • 4' OC. 5 GAL CCNT. •'4' OC. 71 -24" HT. A SPREAD • 4'00. 5 GAL CONT. • 3'•OC. " 2 GAL CONT. • 215' 00. 2 GAL CONT. • 211' 00. 643'10,13113 OR CONT • 215' OL 2 GAL CONT. • 3' 0C. 2 GAL CONT. • 3' 00. x - - x X x -X . X • X X. '. ' X x PRAM LAURCCE 11 'OTTO WTIE•' PIMS MIGNO 'TRUE DWARF' SPIREA JAPONICA LIMEMOUND SPIREA JAPONICA TIAGIC CARPET' T141J4 OCCIDENTAL'S 1MARGARIT CI'IAMAECYPARIS OBTU5A NANA' VI8URNIP7 DAVIDII GROUNDCOVERS AND PERENNIALS V .4/ LOW ff./ h' : / LOU. f-.,7 ERICA C4RNEA MRS LA IROGERA5U5 M. VERNON' FLURY, WNTER A SPRP REATNER M. VERNON' LAUREL 1 GAL CONT • Y 0.0 1 GAL. CONY. • 2' OC X X py, +.:, MED MED LCW %f • LOU %i% ��� >.': 'Ey LOW CHRYSANTHEMUM MAXIMUM HEMEROCALLIS HYBRID ASTER NOVA- BELGII '' PARTHENOCISSUS TRCUSPID4TA COREOPSIS LANCEOLATA SHASTA DAISY _ DATLILY _ PACIFIC ASTER - - BOSTON IVY COREOF'SIS ' � 1 GAL. CONY • 2' 0C. I GAL CONY • 2' OC. I GAL. CONT. • 2' 0C. I GAL. CO-IT. • 2' 00. I GAL CONY. • 2' 00 '. - . NATIVE MIX ♦ 1047.1.1 AMELANCHIER ALNIFOLIA LOW GAULTHERIA SHALLON 5 MED M4HONIA- 4OUIFOLUM 'CAMP4CT4' �g TALL MYRIC4 CALIFORNICA 47 *'' ♦ TALL PNIDELPI -US LEWI511 ' MED MBES 6MNCN.WB27 RAG EDll111 VII' SERVICE BERRY SALAL COMPACT OREGON GRAPE PACIFIC WAX MYRTLE UE5TERN MOOCOR4NGE RED ROLERING CURRANT 1 GAL. CONY • 4' OC _ X . G 5 • LOW • LOU • . TALL • LOW _ - • - .' TALL CAREX MORROW' 'ICE DANCE' HELICTOTRICNON SEMPERVIRONS 111504NTHU5 710814MG LIGHT' P814415151 ' LITTLE BUNNY' C1d1A507514 K 1011R440M WW. M E SI N 'ICE DANCE' SEDGE BLUE OAT GRASS 71ORNRIG LIGHT MISC4NT•15 'LITTLE BUNNY' GRASS • ' KARL FOERS1ER' GRASS 1 GAL. CONY, • 2'•' 00. I GAL. CONT. • -215' 0C. 1 GAL. CONT, • 4' OC ' I GAL. 0014T. • 215' 0C: 5 GAL CONT. • 4•.00. LANDSCAPE SPECIFICATIONS 0004 «..*w ..r 0.400.00.00. :. o.ar• .4 « 0.«.....R• 0 ..4. r. « .0010.. ,....., 1....., . 0... " 4030-;..°»5wq.: :0':05 4 4400:0'.. (11.... . 0444• .r . (• 0.l.• ..,. «.« .� w......1.....,... ..r. e" 4 •..°... .. era.. w. rww. Or 0.00...,• 4Tr.0 5(w. • '/0000• Wm. 0..• 0. 140 . 00 0 .. • « •r. •« * .« •a « 1.0.40. 0.5 0+100.e tps. Wows r 00002 041.0. 4 M. P« .o..• ••• W 40..•1.. arr.. . Mr _ w w *0*40 pr1 e0.. w0. r 4.•.« ..•..w1O.... 0.0 Onts .. 0.4 a 00.0. ea P4.0 No 0 « Wei re*.::: wow. *40 ...+a P.. .«..w. Or* w• .0..4.4..00..04 r... •5( Wow 1.Noises wow* 0000 « 4014.440 +.P w• mew. 5/0. .0. ..14. me. .s4 wLIL ▪ Ywi( '..rr.4w ••.0.0.are1001 . x(010) n1 -4003 .1 6 4^000.4:004 (f•.«1 4000 0.a. 5.Ra d DOE eII -0146 • .. ..e.•rO1.Rb 04*1*0*4 10"4•.0* w.�r.s i11 Ga.4a 40..01 r )401) as -•100 004)4 - (. re.«...04. 1... • 40 0.0.41• 1 .4..•..e •. •e. Iwo. a.. °- 4001 r .. W4 (41 *4/1410 .L r 406 01.. Do a, 141 5(4.4000 at r 15)5(0). O0.. 15 /4041 ILL r 10•-.4 c«•45 1.1. row MAY w r. N• !•• to • • « oar y.•w'•r1(•f a 1•w.« 1••••q..4. O. «wrw •. • ••• l..•«.0... 5.1 Mr« r 0. 4•.w. 021100- • SCALE: 1" = I0' -0" SCJfS lKftl2 ∎•+ • LITTLE 04000 CRASS. BUE OAT GR464 .. COP. (0112404 60.416. WAWA DART, DAYLIL1, BLACK -EYED R.. ASTER • C05ALT Mt! "RIMED OL4L' LED ROAM RIVER ROCK -' %1404' - ?80450 4.5441' 1T 74.11.40 .40 DAVID 2154400'1 L•a4aga0 APIRE4 CRP. r0401D CYPRESS • • 10« MS wee ;nor ( .1704(0004.22« Y.ur. 10 4r./100:12.1. M NO. e rank.. •1tYroe 5* 0.r.. err �"r 11, M Or w waseelowesalowwwwwWwe nrw. • . 1 4. 0003 («01000.440..• ..e) .ter 0.. 05010 ....1..40 4 �. r 7/re e1/ /' ew•�"•'0 0.0"0'0 ..•.w ! r • 10.. w. 00041 « *err • (0 0101...0. 10-•-111 ..r 4.801.010 w:w 4.0. r 0 P. 0.0 • 10 a.. •...n..R °1 24 T.31. R..3' w'w(•r e .4 170.. 1 ,(/y 0 Or - V.O. 1 P.w e... AP.,. (m -10-0) 7 . %4 1000. 0001.. W. wwr.r0.(rr( v.• 0000 ...°.......••• r a.5( as w 1000.110.00 ove..4/.... ...1r.• 0•-`00..0 .1ti « 04.4.0 e. Y w (. a ro* of 0. 00(.04•. . M. »0.r . e•1.w(• r err.. rd ...0. 11114r1a.0. .w Wwww •:`~"+w0. w : •: e..x.4000 www.. r .. 5(r • e0. ed et wow Tr "000 (a• ee .ruw. w r'�°w.w1• "-' -w'0. 0.N e.wa.�. • 00 P:. • a: :: • �......r....w ..w. w. . ownws. woo www ww.� 440.0 « WW1 .wr re ..r. PARKED 1211 1000 5!415+1 O0AR MAPLE /ADGrO 54001 PYRAKD4 L 110RIEEiM MEATIER 5WT4 DAISY ASTER DATLILY BLACK-EYED 640401 1.031.708874/3301.8813 MR *R 4.00L +711,2* HOLLY FYPIC L.A NILSC ISLANIDD fay:01/ 0x0 OQA . = 10' -frill &Sawa To. T la 000 ...• v: ovotferomiItinutoi1N itiiinittiIi rOR em i .I tl i i l f l l v I I i>s I tl II L� I ll 114 • Westfield Design • 1.1601 Wilshire Blvd: 11th Floor Los Angeles, CA 90025 ' PRELIMINARY LANDSCAPE. PLAN DETAILS SHEET. A5.2.1 R PROPOSED SUMMARY OF PARKING COUNT EXISTING NORTH PARKING PROPOSED SOUTH PARKING PROPOSED STRUCTURED PARKING + ROOF R PROPOSED' PARKINOI 0 8 of A LOT TOTAL PROPOSED PARKING 3457'SPACES • 2400 SPACES 957 SPACES 356 SPACES 7170 SPACES WESTFIELD DESIGN dr CONSTRUCTION 11601 Wilshire Boulevard, 111h Floor Los Angeles, Cciilomio 90025 -1748 Telephone • '310 478 4456 ' Facsimile 310 478 4468 v OM.a nr None fr 0110/07 :san : ni:.ssTIM mi :aRn Registration No. 5p 'SPACE'S 'Consultants AKA B 2 LEVELS .NORDSTROM 3 LEVELS ' 607 SPACES Approvals: Key Plan: a !!.111 h' lIf Uliuiii li �1� A II_ I I� II III+ ° II f IIll'=� llI�i Inn 2u h s9 a 5 _141 a� No. Revision Dote • a ADDENDUM 10/20 /2005 - Q ADDENDUM 11/03/2005 Q ADDENDA 11/15/2005 Q AODDt01N 03/29/2007 ADDENDUM 02/05%008 7'S A ////// 1/11/ /// / • \\ 11 ill I 411 / / / / / \\' \ \ 1 II 111111 III I iI SoulhcaUer GLA and Parking cases Existng Mall - • IPropoeed (Demolished GLA !Mall Expansion _._._ __ 1111 . _1111_._ ___1111 (Gammon Mall 11-Feb-08 .1,472,071 . 1111 1,280,809 GBA I GLA (47,883) (47.883) _.._I'__1111___ • '� 108,604 i 26.214 i 28.214 84,935 384.254 IOutpalaels(Cheesecake. Fidelity. Bank) TI Proposed !Total ExfsMng + Proposed GLA 'y 1,645,063 !ki05ks 2.209 Tenant Restraoms f Equipment Rooms (-596) (62,361) •INel Existing 4 Proposed UFA 1,584,909 IComplementaly Use 115,995 IRe l ed UFA —I - 1,448,913 1111__..._ - -.,_1111 Perking ,Parking Required 0) 5 spates t 1,000 sf UFA 7245 !Allowed deduct of 4.516 325 I Wired perking - • r 1.919 L.— Existing Perking 5splaced Parking Pacing (1,559) (New 1,368 Cfotal Proposed Parking . 6,814 • 1.. New Parking of B of A Parcel ITotel Proposed Parking 7,170 Sheet Title PROPOSED PARKING COUNT. PLAN o. Date 129 09/28/211 9 STREET UGHT. PARKWAY - — 17 ', 30' TYP. TYPICAL ROAD AND SIDEWALK SECTION STALE 1/8' -1'—O' RIOTOAOE OWIOIDIEND . SRRANDER 'BLVD. - VICINITY MAP ' 'NOT TO SCALE . REDEVELAPYENt STATLS500 ...___.. ZONING 1UC - REGIONAL COMMERCIAL COMING MALL 1,472,071 SF 1,280,809 SF PROPOSED: C.IA MALL E%PmS0N - 410,762 SF 361,471 SF COMMON MALL ' 132,209 SF. - N.A. OUTPARCELS 36,038. SF 36,038 SF TOTAL PROPOSED 579.009 SF 397,509 SF .. 10TAL 0081110 + PROPOSED 108. 1,676,318 SF TENANT RESIROOMS / EQUIPMENT 90016 (- 55) ..'1,594,402 5F COMPLEMENTARY' USE (- 10 5) 1,434,962 SF NEE COSTING + PROPOSED UFA 1,434,982 SF PARKING REQUIRED. P8Rg60 REQUIRED 0 5 SPACES /.1;000 LWA 7,175 SPACES NEW PARKING *9011 GRADE _ 1,072 SPACES TOTAL PARIONO PROa0E0 .7,223 SPACES .. NOTE1: - 03971N0 PEDESTRIAN 61PROVEHFNIS IN THE HATCHED AREA ARE'WNNAL NEW PEDESTRIAN 6/PROVO/DRS WOL BE CONSTRUCTED TO PROMOTE A SAFE. FUNCTIONAL PEDESTRIAN CONNECTION BETWEEN THE SOUTH END OF Tiff TRANSIT AREA AND SIRINDER BLVD. ALONG ANDOVER PARK WEST. THE SPECIFIC .91PROVENEN75 161 BE 0111 61WED BETWEEN. WESTFIEED AND CITY OF TUMRIIA STAFF BASED ON A REVIEW OF D2S11N0 CONDITIONS. STRANDER BOULEVARD (E) TARGET GROUND LEVEL NEW PEDESTRIAN PATH . MALL / ENTRY -. PARKING STRUCTURE ENTRY PROPOSED NEW RETAIL EXPANSION AREA • EX00NG RETAIL AREA I • REV. 10/01/04 • REV. 10/13/04 l estfi@kd S F1OP PI NG rOW,: 'col:^ ;I•v ,�1� ..SOUTHCENTER SHOPPING TOWN SOpTHCENTER'S Proiact mmeistencv with the decision criteria. • Tukwila Comprehensive Plan designation: Tukwila Urban Center (TUC) Zone "Goal 10.2: Encourage and allow a central fgens for the Talwila Urban Center, with natural and buih environments that are attractive, Frtional, and distinctive, and supports a range of mixed uses promoting business, shopping. recr atioa,-enterrainment.and mixed use residential. oppommities." • L Relationship of the new structures to the site The mall expansion and in new parking structures, which are loaned on the south side of the. existing site, have been designed to provide a safe and smooth arrival experience to the users. The new vehicular and pedestrian paths are designed to complement existing and projected traffic patterns. Textured paving at aossings and wide planted pedestrian peon assure a smooth and safe transition front the puking arms to the new mall expansion. • • • The puling amounts are strategically located along the main vela. cular and pedestrian paths to reinforce the overall composition of the expansion. The second level decks are high enough to allow for the development of future retail, restaurant or related uses along the main drive, • should future market demand exist. All the service areas will be screened. The design of the exjension will complement the existing shopping center buildings and surrounding commercial development This project will utilize a high level of design in its use of rmterials and detail execution, consistent with a feat class, super. regional aster. 3. Lendsnne end site neanncm. • The landscape treatroenl of the site highlights both vehicular and pedestrian circulations; it - frames vistas and axes in coordination with the architectural facade elements and breaks up the paved parking areas. Curbs will protect the landscape elements located in the parking fields Grade throughout the site are gradual. (generally in the 2 -3% range) and do not exceed 5% throughout the pedestrian and parking areas. Landscaping elements screen and pmamate the parking edges; this softens the impact of the structures and tin them to the manses and textures of the mall expansion scheme. The wide sidewalk next ache reuaunnts' patio seating encourages the use of accent planters and decorative treatments. Exterior lighting / benches and tree wells coordinated with the - - restaurants patios will support a welcoming 'promenade' environment throughout the year. • . The scale and height of the new structures are designed with two main considerations: 1. - Create a pedestrian friendly .environment along the new drive and southern' facade, beween the south of the expmsim and Sunda Blvd. • 2. Achieve a memorable silhouette when observed from the freeways and awtomding tOs . • 4. Buildicedesiea The planning and the architecture of the expansion are influenced by three main factors: 1. The relation of the new building • and its parking atrnenues with the existing center messes, colon and textures. . 2. The relation of the new building with the adjacent city bloda, the ntaja streets and the 3. The relation of the new building with the city and the region. The expansion building expresses a modem architectural style; special attention is given to colon, rhythms, textures and transparencies. The appeaance of the existing center is prvnsn-ly characterized by the brick and brick-colored materials used on most of the facades (except 1C Penney) and the large masses of the department store The design palette for the expansion will introduce a variety of new materials but will also incorporate and complement the brick theme predominant at the center today. The meet level, with .the restaurants' patios opened to the 'promenade,' will offer range of details and . matelals; slates and stone finishes will pace and define the extent of each tenant's area • The project scale achieves both goals of pedestrian orientation with the human scale architecture along the atreet•ievel of the southern facade end its connections our to Srrs der, u well as the grander sale desired to enhance the property as a femme attraction for the region from the freeway and surrounding streets. At the pedestrian level, the southern facade includes numerous features awing visual interest, such as patio seating, textured paving, bashes and amenities. lighting, landscaping, vortical and horizontal building articulation and varied storefronts.. : To achieve these two main goals, the first level on the expansion includes pedestrian scale arcbittaane and amenities, including multiple restaurants with patio seating. Levels two and three are stepped back, crating an appealing visual presence from the freeway and surrounding streets without overwhelming the met -level buildings. 2. Relationship of the new structure and site with the adioinina area, The new buildings will provide new focal points that complement the main circulation exia. The - new-strucnue will articulate . and 'harmonize the sale of the existing depemnat atatn (JC Penney & Sean) with the more pedestrian friendly .storefronts along the new southern fapade. • The redevelopment propose to extend the adjacent sidewalk and planting strip on Stnnder Blvd westerly to the intersection with Southcenter parkway to extend the pedestrian circulation continuity. The circulation paths are designed to provide cotiauity with the existing vehicular and pedestrian pane and are consistent with traffic and circulation analyses The project provides interior vehicular connections between adjacent parking areas An internal loop drive aide provides access to all internal puling areas as well as the two parking structures. • While the eximng ants is today essentially i wad- focused, the expansion introduce smaller scale otwud elements that will generate a more articulate and attractive urban bade to the Flanked by the new parking structures eui. each aide, the antral paved area is anchored by tell glen pavilions that counterbalance and interact with the opaque masses of the existing . department stores. Bnnging transparency; and light to the mall, the pavilions bend outward towed Mount Rainier, visually connectinglthe new mall with the regional landmark. . • 5. Surat fc:. itc:_ / Miwllmeoc_ stnrcw en I :' _ The drive and the 'promenade' on the southern side of the expansion have been designed to • provide a safe and friendly experience to the Users. Each tenant of the new expansion that faces '' outward will benefit from the wide sidewalk, the drop-off zones, the lighting, planting and benches provided. Enhanced colors and extra all along that main drive will contribute to a•' _ gradual transition between the parking paved'srea and the pedestrian / restaurant patios facade. Loading, trash, recycling and equipment areas will be screened with • landscaping and / or ambitecnirel elements, consistem with the motion of an attractive pedestrian environment and City of Tukwila requirements.. - 6. Consistency with adopted Plans and reculeiiont The project promotes Tukwila's goals m•mepgtben in retail and commercial base and attract new commmercial uses. The project will provide a number of new retail, entertainment, dining . and lifestyle uses that will enhance the TUC as a commercial center for Tukwila and the South _ King -Cotmty region. The expansion will upon and strengthen the existing shopping center. The project will provide subsmaial new sales and property taxes to the City, as described in the project EIS. This type of project is consistent with the. TUC zoning for the site and the goals of • the Tukwila comprehensive plan . - • The project Ines also been designed to comtplernent the City's Mum plans for the Tukwila Urban Cents. While not yet adopted, these plain envision the gradual development over time of a . more urban, muted -use environment in the- TUC. • Initial phases of this development are anticipated immediately to the east of the shopping center, across Andover. Park West By creating a pedestrian - friendly environment along the southern frontage of the expansion and a . • gateway future on the east facade of parking structure B, the project invites this type of future plated development to the east end allows far strong visual and pedestrian connection with the project in the Mme I • Westfield Design 11601 Wilshire Blvd., 12th Floor Los Angeles, CA 90025 Westfield Southcenter Shoppingtown 633 Southcenter Drive, IGng County Seattle, WA 98188.2888 kathrasatankallnarill 2C041.8011-Pnwmataa Stortramak WM •,.n,7111,1 PROJECT DESCRIPTION ATTACHMENT D estfieff SHOPPINGTOWN SOUTHCENTER ; 4R.F• ITO FL. ) L41.1.L.1.1.41C • • .‘ • • ...Pax:- •Fs-xs•-4. "[Yr:a., .v-■ "-art IIIII-F-1.1-1141t/00111111,12: I 'PROPOSED GRADE (F 10 20 ANDOVER PARK WEST AT FIRESTONE SCALE 1'. 10' • �._..__ PROPOSEDGRADE 0 10, • . ' 20 JO 40 50 60 ANDOVER'PARK WEST AT POST OFFICE SCALE: 1. =.10 -. INSTALL NEW' - SOIEWALN VEST OF E10S1ING TREES COtINECf .: nCEM_- EXISTING SIDEWALK -. - - -- - EXISRNCSIOEMAl1C • . .a 1144 Eastlake Ave E _ .T (206) 522 -9510 Suite 601 F (206) 522 -8344 Seattle, WA 98109 wwPadeaccm III II II II •/ SIGNALIZED INTERSECTION dl j r I -- - j� h. y _ caBffCfio NaoF ORAB. LEADER n - yam• t CI 1117=167114 'VS! rim zxsX- STORM WATER OUA111Y •VAIAT.SEEbU01E14- 'SHEET 7U EXEC 24" SD RW7fl' Y ?AVE41.7 . (a, CONNECT 10 EXISTING SD ro- ms, �•. rtes1 ,S I OISING GLOPE AND VEGETATION TO RELMI ai4 ; - 841NJr ELECTRICAL :4.99 . _ _ ACV-- -- �C.7L-STOIOXhBi... L nv RAf-4EffTATIOI: \ • l'— —) M' ASF 0/91 M �� ) l NON. O' EASEMENT A c ! 59 67' LT firA t>K 3Y G ILA /HZ STOt711 - L I f ID NfRERAN • I ) (E) TA ROE I 4 2 GRADING NOTES 1. THE 0E9GN 910E4 IS BASED UPON THE ENGINEER'S 1R191f5TN4015 OF THE 005TING CONDITIONS. THE PLAN DOES NOT REPRESENT A DETAOED FIELD SUM' THE EXISTING CONDITIONS SHOWN 10 THIS PUN SHEET ARE BASED UPON THE. SURVEY PREPARED BY API! ENONEERNG. RECEIVED 6-10 -2004. THE CONTRACTOR 7. 5 RESPONSBLE FDR VOWING FEUD CONDITIONS PRIOR TO 8)00WG THE PROPOSED STEM( IMPROVEMENTS. F COMUCTS ARE DISCOVERED.. THE IXMTRACKR 91ALL a NOTIFY THE OYNER PRIOR ID MSTALLATIOI OF.M Y PORTION OF THE 91EYWM 44101 WOULD BE AFFECTED. F CONTRACTOR DOES NOT ACCEPT EXISTING 9H)EY. INCLUDING TOPOGRAPHY AS 910YN ON THE PUNS. WITHOUT (XU PRO1, HE SHALL HAVE MADE AT HIS OM EXPENSE. A 10POGRARIC 9XRYEY BY A REO5FERED LAND SURVEYOR AND SENT IT 10 THE DINER FOR RENEW. 2 CAUTION NOTICE TO CONTRACTOR THE CONTRACTOR 5 SPECIFICALLY CAUTIONED AT THE LOCATION AND/OR ELEVATION OF COSTING U1O1ITES AS SHOO ON THESE PLANS 5 BASED ON 9. RECORDS OF THE VARIOUS UTOITY COMPARES AND, MERE POSSIBLE - . 10 1EASJRElERR TAKEN N TIE FIELD. THE WELT 1101 5 NOT BE TIMED MI AS BEING EXACT OR COMPLETE. THE CONTRACTOR 101ST CALL. 1110 APPROPRIATE .. . 11. U1B1TY COPANY AT LEAST 48 HOURS BEFORE ANY EXGVATICI TO RETEST EXACT FED LOCATION OF U1OITES R SHALL BE THE F6PO19B6111 OF DE 12. CONTRACTOR TO RELOCATE ALL EXISTING U7011ES NO04 CO07101 NE THE PROPOSED. IYPROVELEINT5 910M1 ON THESE RAPS 11 1 THE SPOT. ELEVATIONS INDICATED CN THIS PLAN REPRESENT THE OSOI 101 CF 14. PA9EMENT, UNLESS OTHERWISE NOTED. 4. CONTRACTOR 5 RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES - NODDING 8E)MOVAL OF ANY USING MITES SERVING THE STRUCTURE. U1ORE5 ARE TO BE REMOVED TO THE MOLT -CF-WAY. 5. ALL UN9IRFACED AREAS D5IURBED BY GRADING OPERATION SHALL TIBIAE 4 OWES OF TOPSOIL CONTRACTOR SHALL APPLY STASUZARIN FABRIC TO ALL SLOPES 341V OR STEEPER. CONTRACTOR SHALL STABIUZE DISTURBED AREAS NTH MASS M ACCORDANGE- NTH LOCAL SPECIFICATION UNTIL A HEALTHY STAND OF CRAM 5 WANED. ALL GUT AND FILL SLOPES STALL BE CONSTRUCTED PER THE 1180 CODE NW • APPUCABIE 10CA1 REGULATOR. ALL CUT. AND F11. MOPES SHALL BE 11 OR FLATTER UNLESS 01861)84 E NOTED. CONTRACTOR 91A11 AS91NE POSITIVE DRAINAGE AWAY FROM 8UI100NS MR ALL NATURAL • AND PAVED AREAS AND SHALL GRADE ALL AREAS TO PRECll0E POIDIIG OF WATER ALL POLLUTANTS OTHER THAN SEDIMENT ON -910 DURING CONSTRUCTION STALL BE HANDLED AND DISPOSED OF M A 1/A101ER THAT DOES NOT CAUSE CONTAMINATION Cr SERI/WARM THE CONTRACTOR SHALL ADHERE TO ALL TERNS AND CONDITIONS AS 011(4ED IN THE GDERAL NPD.ES MST FOR SIORMWATER DISCIARGE A550OATE0 NTH CONSTRUCTION AC1MIIES PROPERTIES AND WATERWAYS DONNSIREAM OF THE 9TE STALL BE PROTECTED FROM ER090N DUE TO INCREASES M THE VOLUME, VELOCITY AND PEAK FLOW RAZE OF STORMWATER RUNOFF FROM PNOECT STE CONSTRUCTION STALL 03/PLY NTH ALL APPUCABLE GOVERNING CODES AND BE CONSTRUCTED TO SATE. CONTRACTOR TO REMOVE UNSUITABLE SOILS LOCATED 4DMN THE SWINGS SPAY LINE CF 1145 FOOTINGS. . FOR BOUNDARY AND TOPO,RAPEOC MF(XDIA110N REFER TO PROEM S1RWY. FOR LAYOUT PFOOIATION REFER TO THE STE PUN AND HORIZONTAL CONES. PLAN. SEORYWATFR MAIN VAULTS WILL REQUIRE A SEPARATE SNOW PUNT AND STRUCTURAL REVIEW. GE01ECE00CAL INFORMATION WILL ALSO BE REQUIRED. . 0L CONTOUR PROPOSED CONTOUR —311* 9407 ELEVATION SOLDIER FOE WALL . ERECTION OF MOPE . TYPE ICATC1 BASS - RtPE I. CATCH HASS CIFANOUT TO GRADI: - (GQLO) STORM WATER QUALITY VAULT DRAINAGE PIPE FLOW ARROW PROPOSED STORK DRAM PPE DIMING . 51084 DRAM PPE EASING STORM GRAM' TO BE REMOVED' EARTHWORK QUANTITIES FINISHED 11.00R ELEVATION 10P OF CURB TSP OF PAVEMENT DESE OUR/MI S FOR GEIERAL PURPOSES OILY. 00E5 NOT ACCOUNT FOR DIVE REXCAVAIWN OE' TO UNSUITABLE SOILS OR PAVING SECTIONS CUT/TTU: *45.000 CY ' • • •GRAPHIC SCALE ( 111 Mit ) I_ -a IL .■■■■■' III • 1144 Eastlake Ave E Suite601 Seattle, WA 98109 t - NO4P'P4 N O:Y,A N'N ac T (206) 5224S10 F (206)5224344 2 5- •"II . •• .1 i, •i ', ., . - -,-- ':-g!. -0. !_>!,--i- 11+-•.;' 1,;:i ! Is, •'=A''''''•!....1 • ', \t",14,-.... i• ' - %. I,' • 1 1 i '..-!:• ) • ri'.1 i i il ,.1 • 3 . . . 3 1 3 3, I ‘3: ' . Sr.: . i • ....i 0 .04.0,30 l 'P', \ ". . 3 - .! 04.,, ! ----0-g. • -.. - ro , I, *,, , , . • , • • • ekln-rs,1-----4-1,- . , - • 5-.',ZPI-r., - • ,, _,,,- IA 1 , C 4. -71-calli , I \,, '., • . .1. • 4 . - •!. • 111.1 ' \''s0 -i. • ir '...._L! SING WATER TO BE II 1, l• IIf'T".:Tr....-.--T•T-L--/=F,-,_," _ - RE310YED/A3JdOCNED 1 I , !!Luray .1 - ----1(------ \ I 1 1 09WECT TO M. WATER y 5555 I . CONECTICII - • , 18,52 ETL_ SS-71---17511 ODPIEMION 0 1.02 47-?6 -, RN • 28.3 E (20-) • 12.39 (11) • 12.29 50 • 7 Li- ••• ss COMECON • 0 13. - DIST916 METRO ___FAER ID REMAIN L 1.911. , TIT& FFE • if ' ' A •-.; ), r 45F r MS !. p : COT.G. RM • 287 , 2093 (• 17.86 E (59) 496 ' E.. . !. 451F r RSS 0 2.0% E (E) • 1348 9155- - EX SANITARY 751 8' RSS 0 3. 59111 1-4 E • 19.93 I 14.5LF r RSS 0 1.0% , RIM • M.fil 2scuir ss a au 1 E on) .1 lam cl, • r FIRE UNE STUB • IE (NE) • 1171 I. IE •I14.1e1 s‘s 40,010;, COPECT TO WATERMNN .54155 855-. ?!;11 CONNECT TO RSS 1E 12.62 WATER SAP TO BUILCING • 2951 12' Om • % RSS 0 0.3% • ,..t.!..1,TTllL . --r--Ff 85)10 ..Low,-,:_,.......--will■ . -VIT-FT.!,'"-At"-- temio.• %At. -_-. • ....,...„,,,... . sii44 ...........« ....... 1,r 4 L. . I t . a 3 ' '• '41j_ 241F it RSS 0 0.319 _ .1.53: IIIIrio' ASZEMBLY 1 - 11 ; BEND - --00. wi 17,2 DO, FIRE HIIIRAk • r 51118 ti, im • 03101E4-10 WATERMAN 11D1 ir RSS 0 035 FIRE HYDRANT ASSEMBLY • SSOT FRE HIDRANT M=27.5 AMWM 1E fi) 71-D2 1 - 11 ow TE (E). • 21.52 • 1 - THRUST BLOM 301F r SS 02455 '0 • \W • ralf'-r. WATER I WA 251F 8 SS 0O.5% FIRE H10RANT ASSEMBLY • REMOTE., Nap WAjEFILINN CC FIE •1-"ITv • ( ) • -HYDRANT-, Sglif - ••• , M.(' 3a4 EN.zsm Em.um GENERAL UTILITY NOTES 1. ALL 91PROIIEMDITS 9491.1. 0551 LOCAL. STATE 001 1940 I.P.PA. sawn SPECIFICATIONS. THE DESIGN WIN IS BASED 0658 41145 ENGINEER'S UNDERSTANDING OF DE COSTING CONDITICNS DOS PUN DEES NOT RONSON A DETAILED FIETI) SURVEY. 114E DILSTNG COPEITIONS SPAN 941915 PLAN MEET ARE BASED UPON ' 9391 651 PREPAFED 91 go monEstola REcraco 6-18-2014. THE CONTIMTCR IS MAOISM FER VERFING FIELD 1015)11910 PROS TO BOOING THE PROPOSED 91E( IMPROWIENTS. 1 104011515 9195 00:0513101 DE CONTRACTOR 91911.601571145 OPER PRIM TO INSTAUADON CF ANY PORTION CF DE STOOP WITCH SCUD BE AFFECTED. F CONTRACTOR DEES NOT ACCEPT • 5651)85 955.57. INCLUDING TOPOGRAPHY, AS 94011t4 ON DE MANS, 1111HOIJT EXCEPTION, HE SHALL HAVE MADE, AT HIS 01101 °REIM A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUMO IT 719 HIE 098IER RR EVEN 3. 5911104 - NOTICE TO CONTRACTOR - THE CONTRACTOR IS SPECIFICALLY CAUTIMED MAT THE LOCATION AND/OR ELEVATIM 1 lawn UDLITES AS SHOINT ON THESE PUNS 15 BASED ON RECORDS CF THE VARIOUS MMES. AND VNERE POSSIBLE, MEASUREMENTS TANEN 91195 FIELD. THE INFORMATION IS NOT TO BE REIJED ON AS BEING EXICT OR COMPLETE DE CONTRACTOR *1155 661.1 NE APPROPRIATE UllUTY COIPANY AT LEAST 48 HOURS 8E1 ANY EXCAVATION TO REQUEST EXACT REID LOCATION OF 5163165.11 SHALL BE THE RESPONSOUTY OF THE CONTRACTOR 10 ROACATE ALL COSTING UTILITIES AND COSTING DIPROVINDITS VIOCH • CONFLICT 91111 DE PROPOSED IMPROVEMENTS 18 41115 PLANS. • • CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCADO4 AND DIMENSIONS CIF 1011911.E SLOPED PAVING, EMT PORCHES. SCIEWAL81 RAMPS AND TRUCK DOCKS. P'REOSE GIRDING DOOMS AND MACT. BUILDING UTILITY ENTRANCE LOCUMS. calienra. int veal- amoicte--, 1 )(a it_09) 22.30 I --) : - THRUST BLDCK r FRE UNE • . • . . . • /2* l . f M5'72 '-----7--'.. ..1) " r• • E FD A ( N !. d 2 4E.) 2 - 1-73 . 52 E (1) . 17.4 .. v- 4' r 1 --'•fe4A..\.4 us* -Iii!011 - TO REMAIN Li -59151916 WATER UNE • ' .i. ouvee. 0 Vl'ill • ,...1.4.FiDEll .---- WA • If SITU • .„45,n." mliti 1/A 1 . \ '• z•Ls e::::T 12' „, ITL' I. \ .t:' 9 . , L, .L.,.:s., ff v- j ni I v.00. ,---co- it4uw -4_ ----r ---,-• w • .1:---f_-: . NDER---BOL)k.-EVARg-'7:_7 • • • . ,,.. ii", . 3,71, Z7Sb 3 = - 65* 11190951 3:01,Z • A •••3 . • ft. '', . .:tr...., . . . . • .. . it or E d 110 • 15.81. - . • ,,; , . E (8' N) • 16.92 . l• I . TARC4FT 5350 E • 22.0 • CONNECT TO SS 5. REFER To animal PLUIGNG ORANNGS FOR 11-04 OF Al TIMMS. 6. ALL FAL MATERIAL SHALL EIE IN PUCE, ATP COMPACTED BEFORE DISTALLATEN CF PROPOSDT MOMS , 7 CONTRACTOR SHALL NOM THE UTILITY AUTHORITIES INSPECTORS 72 HOURS WORE CONNECTING TO ANY DOSING UNE. • a wawa WATER AND SANTA& SEVER 1REV01 CM SHALL BE 2 FEET. 9. ALL UTILITIES SHOULD BE ICEPT IEN (10) APART (PARALLEL) OR VNEN 0(059346 18T VERTICAL CLEARANCE (COJT9DE ECGE OF PIPE TO OUTSIDE EDGE OF PIP(). 19. • IN 1)1E EVENT OF A VERTICAL 104111(1 8516558 VIATERLOES SMBTARY LINES. STORM LINES AND GAS UNE (COSTING AND • . -PRCPOSED). DE SANITARY UNE 94911 95 DUCTILE IRON PPE 11111 MECHANICAL .13N1S AT LEAST 10 FEET OR BOTH SDES CF CROSSING, THE WATERUK SHALL BE MECHANICAL MIS MTH APPROPRIATE THRUST EILOCIONG AS =UM 113 PROVIDE A MOROI Cr HIT CLEARANCE. METRO REQUIREMENTS CF NM A21.10 AND ANS 21.11 (ANNA C-151) (CLASS 50). 31. LINES UTWERGROUND STALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILUNG. 12. CONTRACTOR IS RESPONSIBLE RIR CORR:ONG NTH THE SFECIFICATIONS OF THE LOCAL AUTHORITIES 81114 REGARD TO MATERIALS AND INSTALLATION OF THE WATER AND SEVER WES. 13. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATENS REQUIRED BY MIES AND/OR UTIUTY SERVICE COMPANIES SHALL. BE PERFORMED PRIM TO MINCUNCED BUILDING POSSESSION AHD DE MAL 0104ECTI194 OF SOME 14. CONTRACTOR SHALL COORDINATE YIP ALL UTTUTY COMPANIES FOR INSTALLATION RECUIRDENTS MID SPECIFICADOIS , CMITRACTOR TO PROVOE TRIPOING. BACKFIU. 2 - P1C MEDIAE 40 comma AND FULLING MIRES KR UNDERGROUND TELEPHONE SERIACE FROM COSTING FACIUDES AS 910184 194 PLANS. OINTRACTCP TO COORDINATE INSTALLATION AND PONT CP CONNECTION IIITH UTIUTY ROMER. 16. CONTRACTOR IS TO PROWCE TRU/CHING. CONDUIT. AND BACIFILL Kft AU. 11150856193110 POTTER LOC AND VAULTS AS REQUIRED BY WIRY ROMER. POWER LINES AND POLES TO BE INSTALLED BY MUTT ROWER. SEE STE ELECIRICAL PAN FOR STE UGHTING AND FOR PFIMARY ELECTRIC SERVICE LOCATIMIS 17. GAS APING SHOWN FOR CCCRDINATTON OILY. INSTALLADON CF DIE GAS MAP AND TETER TO BE ACCOIPUSHED BY UTILITY PROWDER. • WO ILT: .5 • • • • • • • • • • LEGEND ,WATERMAIN 8T 14 FEE HYDRANT THRUST BLOM 003955 01501 BACKFLOW PRENENTOR SANITARY SUER MAIN RELOCATED SNOTARY 25I.5 SSIT SEVER MARI • 55 )193640.5 2515 SS SS CLEANCUT TO GRADE . • GREASE INTERIEPTOR FRANCHISE 0111111 • 5004019 8(689. TELEPHONE, ELECTRIC 64 (ASEMENT) UTILITIES TO BE REMOIED GRAPHIC SCALE , (I0P) ax - .h� 0. I am. I/14/M • III 1144 Eastlake Ave. 0 • 7 (206) 522-9510 SuRe 601 F (206) 522-8344 Saattle, WA 98109 LOADING DOCK LEVEL 3 ROOF LEVEL PARKING LOWER LEVELS OF PARKING - STRUCTURE / 2 soMtIZTn INTERSECTION scNwzEo MERSECTION PARKING STRUCTURE # 2 . .. TRUCK PATH — WB50 LEVEL 3 TRUCK PATH WB50 GRAPHIC SCALE d NJC�dfh 144 Eastlake Me. 6. - T (206) 522 -9510 , Suite 601 F (206) 522 -8344 • Seattle, WA 98109 - www.P,duo.m. TRUCK PATH —. FIRE TRUCK 4'N 01204 nemu. .�a . SIGNALIZED INTERSECTI MIELE Is Wl, L 1, is 13 L 11 Is v NALIZED I RSECTIO i Q • 3 Q. .O_ O_' LJ 1- • z U _. D. \0). II sir �., u , �►: i,, sq mm .▪ �E@yE„i .ate .r, -7 mm i! - +QA i.- "3 - 'Frei: r 4, mm E - 1s. ,vT,- ., \ -- . - ▪ w,., . zcs la 1.- -O,. -L Jim _ •�i ,. v ate. ,n t,',., ,., ,. ��61, v 1, . �, ,a ,.rl. v v ,. ,., 12..12..1.2 nrsT1w 5171 Lrtartwc oKn. JCPENNEY T.B.A: LEASE PARCEL .1.02 ACRES 38 CARS 1.'b la 12 b b 1a , 1s is f1i/bf_6. .a \at. \t\ 6) L L L L:la: V L`" , tr� L i' fC IL, v --1 , U.S.POST OFFICE LEASE PARCEL .860 ACRE 25 CARS Ea1STiw SITE L10,T1w ro mw,. • (E) -OLIVE • GARDEN ... udanc TO K • PROVIDED T., BANK LEASE PARCEL 849 ACRE 22 CARS SIGNALIZED . NTERSECTION • SIGNALIZED INTERSECTIO (E) TARGET. GRAPHIC SCALE ` - 1 IN FEET •, ..d, • FO FL RECEIVED DEC' 01.2004 • parlicOmEnT Specializing in architecture, engineering and planning •• 1 5.4 maim 44.. O. lth III Iht 4f ,. v ate. ,n t,',., ,., ,. ��61, v 1, . �, ,a ,.rl. v v ,. ,., 12..12..1.2 nrsT1w 5171 Lrtartwc oKn. JCPENNEY T.B.A: LEASE PARCEL .1.02 ACRES 38 CARS 1.'b la 12 b b 1a , 1s is f1i/bf_6. .a \at. \t\ 6) L L L L:la: V L`" , tr� L i' fC IL, v --1 , U.S.POST OFFICE LEASE PARCEL .860 ACRE 25 CARS Ea1STiw SITE L10,T1w ro mw,. • (E) -OLIVE • GARDEN ... udanc TO K • PROVIDED T., BANK LEASE PARCEL 849 ACRE 22 CARS SIGNALIZED . NTERSECTION • SIGNALIZED INTERSECTIO (E) TARGET. GRAPHIC SCALE ` - 1 IN FEET •, ..d, • FO FL RECEIVED DEC' 01.2004 • parlicOmEnT Specializing in architecture, engineering and planning •• 1 5.4 maim 1 • MIDGES FROM WONG STRUCTURE BADGES FROM PARM GSTinxMa MOIiiii 111 111/11111111LVINii 1 ®, jl MI �Itl 1 I Illhi I L r x Trt1.111W 111 MM. g W4 W; OBila Ali EFI —. 161.161�1�.161` i.. ". '5 1 4 q il�ial� sA7;:1�— .m � . � , j i.. •Nat It'' `=1 a, �iLIC1.." P r.ISTRI , DErMsTEM Nf ;TOPE RCNI F ESINIRNJ} NF IV MALL MJJN PAVILION :IA R: .l•.(M ANCHOR RIS1NIFANT tdWM.int L PA1111(t1 EXI:ILI4G 01]ARIAZI1I STORK Q REV. 10/01/04 • REV. 11/17/04 Wesdeff YJLIRICITJIIR 1 LIMIT OF SITE WORK UMIT OF SITE WORK 1111010L 4;,*1.111"Sil — PATIO SEA t opt te, wro- `r42161 4841, 400 tolgothoto WOW*, 40 ogr, I !I I PROPOSED FRONTAGE IMPROVEMENTS SEE FRONTAGE PLAN (PAcLAND)N. ■ SE7 E=IFy mairsiftmosimasysimernsigketin PEDESTRIAN PATH (PACLAND 1-1 r NOTE I OUIPARCELS SHOWN FOR LOCATION AND LAYOUT. FUTURE PADS WILL RETURN TO BAR. Al A FUTURE DATE FOR REVIEW OF BULLRING DESPGN IBA WILL REIURN TO BAR. FOR BUILDING DESIGN REVIEW AND POSSIBLE SHIFT W UDCATION SUBJECT TO COY OF TUKWILA SOLITHCENTER ACCESS PROJECT. 0 ISOLIRnewntqloalbsolCABFILANSCARBYLAN.P.HASElowoW,I011 E EB LIMIT OF SITE WORK STRANDER BOULEVARD 0 50' 10V EXISTING RETAIL AREA PROPOSED NEW RETAIL EXPANSION AREA Id 4. ENTRY PARKING STRUCTURE ENTRY 1SIGNALIZEIP ECflN LIMIT OF SITE WORK 1.1 ••••N L REV 10/01/04 • REV 10/11/04 REV 10/19/04 W . esdeff 11 SIGNALIZED INTERSECTIC • REV. 10/28/04 • REV. 11/17/04 SOUTH CENTER MA EXTENSION r-screaccaz '-1.. (15%21 11111,111.111 I I I I 1 1111 111 11111 111111111111111111111 I I' 111111 1111' 1111.1111111111111111111111111 gaz Illtl11:11 L. ILIIIIIIIl1111111111111111B1 'illllllillllli iIIIfIIIIIIli111L.IJ I it II l ®8111111118!i BEd p ®: ........MI __ 110111 ■■ ter•- 4 Ji I qua ►' Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles, CA 90025 PROPOS e iI11111E]ino91og atz..____., eea - asoeaiaoai.�. _� 10111/ 1q I'I1�� 111 11111 JIUilHI I lil11111 - -= ■ANT [ 11111;2111111NEI INTO 5i:1,— uaagq 11!:, 9 p an EC aa.. =_ 11 " 531 11'C1l'llll l @61[i111i11I111111' _ ee 14 IE911iqq 1 [ �t� �;► s c. . . Y jf ip ���9, vm sirneae ®: �9acwras�s acv' 6 E(;; PROPOSED ELEVATION. SCHEME. BRICK COURSING AND STONE BANDING DIMENSIONS PER DETAIL #9 ON SHEET A8.1 -2. U.N.O. Westilek! Southce-nter METAL CAD CANOPY SYSTEM BA0CJT WESTFIELD 90NAGE —CURTAIN WALL SYSTEM NNOO( OUT PANEL BY MESTnELD WESTFIELD DESIGN &. -. CONSTRUCTION " 111301 Wilshire Bau*vera, 1101 Fbar 'Loa Angeles. California 90025 -1748 1-1-1.6i-61.1-1 -1 ' I ■ 'ne ..r. CI��CI�I�I�ICI�I�I�IC�� CICII.'" X11 ®I I I 111111 JCPenney FeoasniI 1 30 478 4488 310 478 4488 `o ° °Ircw.ff enwr "veFOrmi omx °s`sol�rP�.�rvc°rrao.ictt Registration No.- PE0E51RIAN MIDGE FROM PARKING 8/ CONCAVE PAVERS OVER WATERPROOFING MEMBRANE SOUTH ELEVATION Consultants: I /I6'. ALUMINUM rASOA NYNAR PAINT FlM91 DECORATIVE 11.E EXTERIOR CEMENT PLASTER MIEM OECCRATIVE ISLE DECORATIVE TUBE F' ,I CAST STONE. ■[. =1■■ 11■1 =If■ .�o�va� ■111 ■11111p411 �`w ■ ■��■■IN■ I11111111111111.1�1■ c CHANNEL FASCIA . SluW IIIMT GLAZING 1 CLERESTORY WIDOWS DECORATIVE TUBE STEEL —METAL MAD PANELS — EXTERIOR CEMENT PLASTER MIEY, COLOR T.B.O. STOREFRONT ,1- 0.621X0- —BRIO( STOREFRONT r Approvals /Phase: CONSTRUCTION DOCUMENTATION PROGRESS 01/19/2006 Key Plan: = =NW it IF �MMNt1111If1i1111111111111111111111 I .U1 =- MINIM NM No p i 1 1— 1- U ii IN■...........-1._ VIIIl�tll I� If 191�t I II 1111®/' 7 i� I`• 11 --, .1111111 _ a — — No. Revision Dote I—DECORATIVE C0.0RE0 BRIO( SOUTH ELEVATION DECORATIVE 5TONE.VE16 CAST STONE BRIO TO CAST SNE - I CAST STONE"- 1/16". 1' -0• —CAST STONE COPING NOT A PART BACXUT %ESTADO 9GNAGE — CURTAIN WALL 0.621NG SYSTEM A3I -19 CAST STONE STOREFRONT GLA2646 LANTERN GLAZING SYSTEMS. *000 SMUTS METAL CANOPY 611 -18 411 -24 • .MIN'- .e _I SSheett Dtle /� E ERROR p .. SOUTH ELEVATION CCASTSTONE -I - - -- CAST STONE GABLE ATTACHED TO LAMINATED GLASS NO METAL CANOPY AT ENTRY Job No: Date 1121 - Oli4paF RECENED FEB 07 2pcs • Scale AMMO METAL - ROLL-UP DOOR AT LOADING DOD( SOUTH ELEVATION l/16• • SINGLE . OC wY CON aU **LJ CONSTRUCaON. n'P '.BAND CASr STONE ON au BACK. UP BAND CAST :.,STONE. a•au "BACK' UP WALL. '' ma- ma- CAST -STONON E OW MU BACK. UP! WALL PARKING GARAGE A - NORTH ELEVATION PARKING GARAGE A - EAST ELEVATION 0 16' 37 ield Design 1 Wilshire BIvd. llth Floor ngeles. CA 90025 ' PARKING STRUCTURE "A" EXTERIOR ELEVATIONS SHEET A4.4.1 11Pr jUE �1J � j1ll�y �o„A„ 9001 9 T 8ii u� 1 03AI3332f SCALE: 1' =16' @ 30 x 42 DATEJanuary 19, 2006 M tli& Southcenter ST00 NO STEAM METAL ROOF'.— W /KTNAR FINISH ,—,-, „•,„. STEEL CHANNEL MUM S `LEVEL 0/ POWDER COATED FINISH'sj:-p: is ' I' KUMINUM SIORFRONT SISTEM<•'' 0/ I INAR FINISH FE INSULATED;, MASS PANELS W/ INTER ATER DECORAMS STEEL TUBE ATTACHED TO MULUDN ST5TEM'. 2a' BAND CAST STONE ON '7a4H� CMU BACK UP WALL TIP. L - -,,p,N, - f -Cr 0<1 BAND CAST AU -TON CW MU R UP WALL LL 2a' BAND CAST STONE t • } ON CMU BACK UP WALL =Yi STEEL CHANNEL MUWON' 0/ PONDER COATED FINISH PARKING GARAGE A — SOUTH ELEVATION PARKING GARAGE A — WEST ELEVATION 0 32• Westfield Design' 11601 Wilshire Blvd. 11th Floor Los Angeles, CA 90025 PARKING STRUCTURE "A" EXTERIOR ELEVATIONS SHEET A4.4.2 SCALE: 1- =16' © 30 x 42 DATE January 19, 2006 RECEIVED FEB t 6 2006 • N:DIUANITY . UEI�O.DYf®IT W stleld Southcenter PARKING GARAGE B - NORTH. ELEVATION PARKING GARAGE B - EAST ELEVATION O 10' 32 Westfield Design 3_ 3.601 Wilshire Blvd. 11th Floor Los Angeles. CA 90025 PARKING STRUCTURE "B" EXTERIOR ELEVATIONS SHEET A4.4.3: SCALE: 1=16@30x42 DATE January 19, 2006 RECEIVED FEB 16 1006 rlestfiefC[ Southcenter PARKING GARAGE B - SOUTH ELEVATION PARKING. GARAGE B - NORTHWEST ELEVATION WEST ELEVATION P 16' 37 I I Westfield Design 11601 Wilshire Blvd. 11th Floor Los Angeles, CA 90025 PARKING STRUCTURE "B" EXTERIOR ELEVATIONS SHEET A4.4.4 SCALE: 1' =16' @ 30 x 42. DATE January 19, 2006 rmF rr ogl'f/i4i4IPPI4k RECEIVED FEB 18 2016 .3jiI0 coorare • liestfle%d Southcenter 1 ?a 1 III I'I hiliallMI ,iII �I�_ kvimi BRIDGES FROM PARKJNG STRUCTURE ins NM iiMEARIER ®�{Y rn M-11-11i Elli9133111 mom ®moo � J�_ Er% •J/ ligkffjilin nom ■�rrtl ____ ��G_m ®® • =■ 9 •�► yt� w,; a _w•6Y'_`= _`_=11�� EVAN LEUZE —ran ._f .■■tea,,.. ■�� ■ RESTAU AN +=11-411:/1 WISCAVO 9 RECEIVED NOV 2 e tow DivtlORIONt IUJSTRARVE ELEVATIONS. SIGNAGE TD BE ADDRESSED IN A COYPREHDBNE PLAN REV. 10/01 REV. 1 1 /1 7 a,. 402 I I 1 1 est ebi Fi M 1,11ffiraiMrlek KIMOKIRIU [Ca