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HomeMy WebLinkAboutPermit PL10-042 - ASHLEY FURNITURE / NOTO STEVE - DESIGN REVIEWASHLEY FURNITURE STEVE NOTO 17601 SOUTHCENTER PKWY PL1 0042 L10-047 DESIGN REVIEW • • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION TO: Steve Noto — David Bessent Architects, Inc., Applicant Levitz Tukwila LLC, Owner King County Assessor, Accounting Division Washington State Department of Ecology August 10, 2010 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L10-047 Applicant: Steve Noto - David Bessent Architects, Inc., Type of Permit Applied for: Administrative Design Review Project Description: Design Review approval for changes to the exterior of Suite 100 at 17601 Southcenter Parkway. Changes are proposed to the building facade, west building elevation, perimeter landscaping, and landscaping islands for a new tenant, Ashley Furniture. Location: 17601 Southcenter Parkway Da1-2.5"G0 Associated Files: "• ' 1 Development Permit Comprehensive Plan Designation/Zoning District: Tukwila Urban Center (TUC) District II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The Community Development Director has determined that the application for an Administrative Design Review -does comply with applicable City and state code requirements.. and has approved that application, subject to the following conditions based on the findings and conclusions contained in the staff report: 1) Wheelstops shall be provided within all parking spaces adjacent to the pedestrian pathway to prevent parked vehicles from encroaching on the pathway area. JR Page l of 3 H:\Design Review\Ashley Furniture\L10-047 Ashley Furniture NOD.doc 08/09/2010 • • 2) Interior parking lot landscape islands shall meet dimension requirements of TMC 18.52.035, number 4, letter c, which specify that planting islands shall be a minimum of 6 feet in any direction. 3) Temporary irrigation shall be provided to new plantings in both the perimeter landscape strip adjacent to Southcenter Parkway and the new interior parking lot landscaping islands for a minimum time period of three years from the date of final landscaping inspection approval. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Board of Architectural Review of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the Board of Architectural Review. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Board of Architectural Review decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision; that is by August 24, 2010. The requirements for such appeals are set forth in 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, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee of $515. V. .APPEAL HEARINGS -PROCESS • - Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Board of Architectural Review based on the testimony and documentary evidence presented at the open record hearing. The Board of Architectural Review decision on the appeal is the City's final decision. JR Page 2 of 3 08/09/2010 Any party wishing to challenge the Board of Architectural Review decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Board of Architectural Review 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 a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Jaimie Reavis, who may be contacted at 206-431-3659 for further 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. The notice board must be removed at the expiration of the appeal period if no appeal is filed. Dep City ent of Tukwila ommunity Development JR Page 3 of 3 LI.1Tl..,.:.... O.,.,.....,:AA A A 4,L.. C.....:....o\T in nn1 A AMA., C.....:...Ae 7.Vlrl d.... 08/09/2010 FILE NUMBER: APPLICANT: REQUESTS: • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director ASSOCIATED PERMITS: LOCATION: COMPREHENSIVE PLAN/ ZONING DESIGNATION: STAFF REPORT TO THE DCD DIRECTOR PREPARED August 6, 2010 L10-047 Steve Noto - David Bessent Architects, Inc. Design Review approval for changes to the exterior of Suite 100 at 17601 Southcenter Parkway. Changes are proposed to the building facade, west building elevation, perimeter landscaping, and landscaping islands for a new tenant, Ashley Furniture. D10-180, D10-026, D09-256, D09-178 Development Permits; PW10-051 (Public Works Permit), S10-036 (Sign Permit), PRE09-014 (Pre -Application Meeting) 17601 Southcenter Parkway Tukwila Urban Center (TUC) District SEPA DETERMINATION: Project categorically exempt STAFF: ATTACHMENT: Jaimie Reavis, Assistant Planner A. Plan set, including Site Plan, Elevations, and Landscaping Details JR Page 1 of 11 08/09/2010 H:\Design Review'Ashley Fumiture\L10-047 Ashley Furniture ADR SR.doc ',nn C.,;#,. 4411111 OQ1QQ • Almon.,.. 711/_i1?1_2!.7/1 • 71)!._471_2l(l.S • • FINDINGS VICINITY/SITE INFORMATION Project Description This project includes changes to the exterior elevations of the existing building, including the addition of an entry feature, clerestory roof section, and parapet walls on the building facade, along with decorative columns and a decorative truss system. One three -paned window will be added to the west facade, and the front and west building elevations associated with Ashley Furniture will be re -painted. Site improvements include a sidewalk along the front of the Ashley Furniture tenant space that will wrap around the side of the building to serve the first three parking spaces on the west side of the building, parking lot restriping, additional plantings within the perimeter landscaping area adjacent to Southcenter Parkway, and the addition of three interior parking lot landscaping islands. This site was formerly occupied by Levitz Furniture and a Levitz regional distribution center, and has been vacant since 2008. The Ashley Furniture tenant space is located in Suite 100, and is 65,495 square feet. Attached to Suite 100 on the east side of the building is Suite 150; an 89,866 square foot warehouse to the east. Ashley furniture will be leasing the warehouse for three years and will use this area of the site for inventory storage, loading and unloading, and trash and recycling service. The warehouse has recently been repainted by the owner; Ashley Furniture is not proposing to make any changes to this portion of the building. Surrounding Land Uses The project site is located on the west side of Southcenter Parkway, just north of S 180th Street within the Tukwila Urban Center (TUC) zoning district. The site was originally developed in 1970, and consists of a one- story building with a large footprint typical of bulk retail and warehouse development in the area, with a large parking area on the building's north side, as well as parking and loading areas on the east and west sides of the building. The eastern portion of the building is a warehouse in front of which are loading docks and a loading area for trucks. Retail sales of furniture and warehouse/storage and/or wholesale distribution facilities are permitted uses within the TUC zoning district. Surrounding development is typically strip retail developed starting in the 1970s. These strip developments are typically set back 200 to 500 feet from the front property line with parking located between the street and the front entrances to tenant spaces, and pad development located closer to the street frontage of Southcenter Parkway. The strip retail tends to be neutral in color, with colors used for pad development painted brighter or darker in color. Roofline modulation is a consistent design element in surrounding retail developments, with parapet walls which step up from the height of the building and are centered to either side of an entry feature at the entrance to each tenant space. Pictures below show surrounding development. To the west and north is the Park Place retail center and Azteca Mexican Restaurant. PetsMart is located directly to the west, and is part of the Park Place shopping center JR Page 2 of 11 TT•mp ion RaviP.v\Achlry Ach1Pv Furniture AflR SR rine 08/09/2010 • • which is consistent in design with another building to the north in which Toys R Us, Babies R Us, K&G Fashion Supercenter, and Joann Fabrics are located. Pad development is located adjacent to Southcenter Parkway, and includes Azteca Mexican restaurant and additional retail stores in pad development on the north portion of the site. To the east across Southcenter Parkway is a long, linear strip retail development with pad development adjacent to the street: To the south is a stand-alone building in which Macy's Furniture Clearance is located: DESIGN REVIEW CRITERIA JR This project is subject to administrative design approval under Tukwila Municipal Code (TMC) Section 18.30.070. The applicable design review criteria for this project are listed under TMC Section 18.60.050 (B) Commercial and Light Industrial Design Review Criteria. The Design Review Criteria are organized into five sections; covering Relationship of Structure to Site, Relationship of Structure and Site to Adjoining Ata Landscaping and Site Treatment, Building Design, and Miscellaneous Structures and Street Furniture. In the following discussion the Design Review criterion is shown below in bold, followed by staff's comments. Page 3 of 11 08/09/2010 • • 18.60.050 Commercial and Light Industrial Review Criteria 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement; b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; c. The height and scale of each building should be considered in relation to the site. a) The site has approximately 570 feet of street frontage along Southcenter Parkway. There is a driveway located on the north side which provides access to the project site, Azteca Mexican restaurant, and the other stores located to the west and north within the Park Place shopping center. Two additional curb cuts from Southcenter Parkway allow vehicle access to the Ashley Furniture site. A sidewalk is located adjacent to the street along Southcenter Parkway, with a landscape strip located between the sidewalk and the Ashley Furniture parking lot. Additional plantings, including shrubs and groundcover, will be added to the landscape strip; there are no changes proposed to the configuration of the sidewalk or the curb cuts. b) A total of 163 parking spaces are required for the retail portion of the building, and 89 spaces are required for the warehouse portion of the building, for a total number of 252 required parking spaces. The parking lot will be restriped as part of this project, to include a total of 372 parking spaces. Parking will be located in the same areas as it was previously for Levitz Furniture; including a large area on the north side of the building, as well as a double loaded parking aisle on each side of the building. One large area of parking to the north of the warehouse section of the building will be removed and will be used for truck parking and maneuvering. The additional plantings within the perimeter landscape area adjacent to Southcenter Parkway will help screen the parking areas from view from the east. c) The existing building area associated with the Ashley Furniture tenant space is one story with a roof height of approximately 16 feet. The height of the building associated with the warehouse space is much taller, at over 30 feet (see picture of existing building and roof heights at right). Ashley Furniture is proposing to add a parapet wall section and a clerestory roof section which will be centered to either side of an entry feature to create a visual stepping up of the roofline within the retail portion of the tenant space (Suite 100). The entry feature will be taller than the height of the warehouse roof; the addition of the parapet wall and clerestory roof section will add roofline modulation so that the warehouse the height �f th existing Suite 100 roof height and -the height of the entry feature. The parapet wall section to either side of the clerestory roof will be approximately 15 feet long, and will step up from the height of the existing roofline approximately 2 % feet. The clerestory roof section to roof height is in between JR Page 4 of 11 Td•\Thelon RPviruAAchlrw Fnmitnrr\T 1fl_ ld7 Achiry FnrnifiirP APR .CR 08/09/2010 • • either side of the entry feature will be approximately 52 feet long, and will step up from the height of the parapet wall approximately 5 feet. The entry feature is approximately 35 feet wide, including the width of roof overhangs, and it projects from the height of the clerestory roof section approximately 26 feet. The entry feature has a steep roof pitch of 12:12. The combination of parapet wall, clerestory roof section, and entry feature help to create roofline modulation consistent with other retail developments in the area, for which design and architectural treatment is particularly focused on tenant space entrances. 2. Relationship of Structure and Site to Adjoining Area. a. Harmony on texture, lines and masses is encouraged; b. Appropriate landscape transition to adjoining properties should be provided; c. Public buildings and structures should be consistent with the established neighborhood character; d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. a) The existing building is concrete construction. This project proposes to add visual interest to help break up the large mass of the building through the addition of neutral, complimentary colors and architectural details to the building facade (including concrete scoring, decorative trusses, and windows). Two paint colors will be used, including a light brown "Cork Wedge" color, and a darker brown "Tiki Hut" color. Most of the body of the building associated with Suite 100 will be painted the "Cork Wedge" color, which matches the color recently painted for accent on doors of the warehouse portion of the building. The main body of the warehouse is a lighter beige color than "Cork Wedge" but will be consistent with the neutral, earth tones used for Ashley Furniture. The "Tiki Hut" color will be used along the Ashley Furniture facade to highlight the location of the entrance. On the west building elevation, a new multi - panel window to match existing windows will be added to allow more natural light within the tenant space. b) Changes to the landscaping are proposed on the east side of the project site along Southcenter Parkway. The changes proposed include adding shrubs and groundcover within the perimeter landscape strip which separates the parking lot from the sidewalk. The addition of plantings to this area will enhance the transition from the sidewalk and roadway of Southcenter Parkway and the project site. c) Not applicable - There are no public buildings proposed for this project. d) The parking lot will be restriped perpendicular to the building front for easy direct pedestrian access to the building entry. Additionally, three parking lot islands located at the south end of three rows of parking will help keep parked cars from encroaching into the drive aisle area which separates the building entrance from the parking area. These parking lot islands have also been designed to provide a pedestrian path from the. parking area located directly north of the building entrance to, the frontentrance.;,.. to Suite 100. A large entryway area is proposed at the front entrance to Suite 100, connected along the facade with 8 -foot wide sidewalks from which views inside the building are achieved with the addition of new windows. Recessed covered alcove areas will help provide pedestrian weather protection. JR Page 5 of 11 08/09/2010 • • A new internal drive providing access to parking spaces and the building entrance will be added during parking lot restriping. This drive will provide a more clear indication of where traffic associated with retail activities should occur, helping to separate the loading area located further to the east from pedestrian and vehicular traffic. e) There are two existing curb cuts providing direct access to the site from Southcenter Parkway, as well as a driveway located directly off Southcenter Parkway which also provides access to the Park Place Shopping Center and Azteca. The existing driveway allows visitors to the site to access other shopping opportunities without having to re-enter Southcenter Parkway. The parking lot design includes an internal drive which enhances vehicular circulation on the site by providing a clear indication of where parking for retail customers is located, allowing for drop-off and pick-up at the front entrance area, and including a connection with the driveway to provide access between adjacent properties. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced; b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination; g. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used; h. Exterior lighting, when used, should enhance the building design and the adjoining land- scape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. a) The existing topography on the site is flat with the exception of a hillside located at the rear (south side) of the property. There is a wetland, a watercourse, and steep slopes in this area which are classified by the City of Tukwila as sensitive areas. There are no changes proposed to this area as part of the current proposal. b) The grades within the parking area will be flat, and the parking lot area will be restriped to provide a more stable appearance and to provide a clear indication of how traffic circulation should occur on site. A new sidewalk is being added along the Suite 100 building facade and wraps around a small portion of the west side of the building. This sidewalk separates the building facade entrance from parking areas and the drive aisle with a curbed area for pedestrians. Included ii the design �f the front entrance to the building is a large 43' X 19' concrete area beyond the new sidewalk that serves as a pedestrian zone where visitors to the site can be picked up/dropped off. This pedestrian zone area will include a ramp up to the sidewalk with tactile bumps to provide safe and accessible accommodation for pedestrians. A JR Page 6 of 11 u•\fPc;,.., Aovin..,\echlnv FnrnitnrnU in_na7 echIP.,Fnrnin,rn Any cu ,i,, 08/09/2010 JR • • pedestrian pathway will be striped across the drive aisle to connect the parking area located directly north of the front entrance to the pedestrian zone. This pedestrian pathway will continue north of the drive aisle, providing access to parking stalls located within the first 70 feet north of the Suite 100 building entrance. The pedestrian pathway will be constructed of the same pavement as the parking lot. All parking spaces adjacent to this pathway include wheelstops with the exception of the two spaces located farthest to the north. As a condition of approval of this application, wheelstops shall be provided within all parking spaces that abut this pedestrian pathway to prevent parked vehicles from encroaching on the pathway area. c) Most of the landscaping that will be added to the site will be located within the existing perimeter landscape strip adjacent to Southcenter Parkway on the east side of the site. The addition of shrubs and groundcover to this area will help screen the large parking and truck loading area from view 'from Southcenter Parkway. Three interior parking lot landscape islands that will separate the parking area from the drive aisle just north of the building entrance will help enhance the view of the building facade from adjacent properties, serving to draw additional attention to the entrance to the store. Trees added within the landscape islands will help provide shade within the parking lot. Per Planting Standards contained in TMC 18.52.035 number 4, letter c, the dimension of interior parking lot landscape islands shall be a minimum of 6 feet in any direction. Narrow sections of the landscape islands shown on plans only scale out to five feet in width. As a condition of approval, landscape islands added to the project site shall meet the minimum required width of 6 feet. d) Areas where landscaping is being added on the site, including the perimeter landscape area adjacent to Southcenter Parkway and the three interior parking lot landscape islands, are located within curbed areas which serve to separate the planting areas from vehicle and pedestrian traffic. e) The site currently does not have landscaping within the parking lot. Ashley Furniture is proposing to add three interior parking lot landscape islands in order to provide additional landscaping on site, to provide aesthetic enhancements to the front entrance area, and to help delineate on-site traffic circulation. Each landscape island will include a tree, shrubs, and groundcover. The perimeter landscape area along Southcenter Parkway and the interior parking lot landscape islands will not be served with permanent irrigation. Landscaping added to the site has been reviewed for drought -tolerance with lack of permanent irrigation to these plantings in mind. As a condition of approval, temporary irrigation shall be provided within these areas for a minimum of three years to ensure plant establishment. f) The service area for this site is located at the northeastern corner of the building, and is enclosed by a chain link fence with slats colored to match the building. Existing landscaping in the perimeter landscape strip adjacent to Southcenter Parkway is in good condition. Additional plantings are proposed to be added to this area, and three interior parking lot landscape islands will also be added. There are no additional changes to landscaping proposed with this project. Location of landscaping within curbed areas, as well as the requirement as a condition of approval of this application to irrigate these areas for three years to ensure proper landscape establishment, will help ensure plantings on site will prosper. h) Pole -mounted lighting within the parking lot is existing and no changes are proposed to these fixtures. Soffit lighting is proposed within recessed areas, including the front entrance area located behind the wood truss elements. Additionally, wall sconces made of metal and glass will be added to the wall area on either side of doors in the new storefront system. g) Page 7 of 11 08/09/2010 • • 4. Building Design. a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; d. Colors should be harmonious, with bright or brilliant colors used only for accent; e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view; f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. a) The building as proposed is a similar style as surrounding development, and is appropriate for structures and uses within an area zoned for commercial, warehouse, and retail development. The peaked roof design of the entry feature is consistent with architecture characteristic of the Pacific Northwest. b) Neighboring developments include one-story concrete tilt -up buildings to the north, east, and south. These developments are long and rectangular, and have similar architectural treatment to accentuate tenant entrances. The scale of these developments is similar to that of development on the project site, and the colors used on these buildings is neutral, including beiges, whites, and grays for the main body of the building, with brighter colors such as green, blue, and red incorporated into the building facade for accent. The neutral, earth tone colors proposed for Ashley furniture will fit in with the neutral color palette of surrounding developments. c) Building components for this project consist of concrete tilt walls, commercial grade anodized aluminum storefront systems, reinforced acrylic -enhanced cement stucco, metal roofing, and heavy timber design elements. The use of color, and the addition of roofline modulation and a large entry feature help create visual interest noticeable from the street. Design details at the front entrance take into consideration visual interest at the pedestrian -scale, incorporating wood and stone masonry, as well as six large windows in addition to the storefront system which create the opportunity for window displays which can be viewed from the sidewalk. d) Building colors proposed are a light brown "Cork Wedge" color, and a darker "Tiki Hut" color. The metal roof located on the peaked roof of the entry feature will be a "Cool Dark Bronze" color, which is a smoky brown -black color to match the earth tones of the building. Wooden trusses will be a redwood stain, with steel truss connectors painted a "Weather Vane" color that is a dark brown black color that also fits in with the earth tones of the building. The manufactured stone used for the columns along the building facade will be a mix of earth tone 'colors that Will help tie in the different brown and beige colors used on the Ashley Furniture tenant space as well as the attached warehouse on the eastern portion of the site. The existing colors of the warehouse are the "Cork Wedge" color, which is used for accent on JR Page 8 of 11 U.\TI-..:.... D....:.....\ A C.....:... -..\T 1!1 11A1 A..t.1.... C.....:....... ATID CD .i.... 08/09/2010 areas of the building such as doors, as well as a lighter beige color used as the main color of the warehouse and for the slats used in the chain link fence enclosure for the trash and recycling area. Colors proposed for the sign include "Obstinate Orange", "Confident Yellow", and a dark blue "Commodore". These colors are much brighter than the colors used on the building, but are used for accent to draw attention to the store and the building entrance. e) The existing rooftop equipment on the building will remain in its current location, and is screened from view from Southcenter Parkway by the taller height of the roof of the warehouse building, and from properties to the north by the new parapet walls and clerestory roof section. Existing equipment is still able to be seen from properties to the west including PetsMart which is located at a higher elevation than the project site, as well as from the hillside area to the south of the project site. Vegetation on the hillside helps screen the view of the development from S 178th Street. f) The pole -mounted lighting in the parking lot is existing and is typical in design for parking lot lighting. No changes are proposed to these fixtures. Additional building -mounted lighting will be added to the facade, including soffits within recessed areas behind the columns at the entrance to the building and wall sconces to either side of the entry doors made of metal and glass that are of a contemporary craftsman design. There is one existing building on the project site which houses two tenant spaces; the retail space for Ashley Furniture, and a warehouse space on the eastern portion of the site. The addition of parapet walls and a clerestory roof section will help provide additional roofline modulation, the addition of a window to the west elevation and the clerestory roof section will allow more natural light within the building, and cosmetic changes to the facade including new paint, a decorative wood truss system supported by columns made of manufactured stone, new windows and a new storefront system, and a new sidewalk and front entrance area will help provide some variety in design detail to promote visual interest. g) JR 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. a) There are no miscellaneous structures or street furniture proposed for this project. b) There is no lighting proposed in connection with miscellaneous structures and street furniture. CONCLUSIONS 1) The proposed use of the building for retail sales of furniture is a permitted use within the TUC zone. Page 9 of 11 08/09/2010 2) The proposed development will provide a desirable transition to the street through the addition of plantings within the perimeter landscaping area located between the project site and the public right-of-way along Southcenter Blvd. 3) The building height will range from 16 feet to just under 50 feet for the top of the peaked roof section of the entry feature. Roof height will be well under the 115 -foot maximum allowable height within the TUC zone. Roofline modulation as proposed is similar in scale and design to surrounding strip retail developments and the entry features associated with tenant spaces within these developments. 4) This project proposes to add visual interest to help break up the large mass of the building through the addition of neutral, complimentary colors and architectural details to the building facade including concrete scoring, decorative trusses, and columns which are designed with manufactured stone. Additionally, windows will be added to the building facade and the west elevation to allow more natural light into the tenant space and to create additional visual interest on the outside of the building. 5) Several elements of the site are being designed to improve vehicular and pedestrian traffic: (1) the parking lot will be restriped so that parking stalls are perpendicular to the building entrance to allow direct pedestrian access from parking areas to the store entrance; (2) a drive aisle will be added to provide a clear indication of how vehicular traffic should circulate on site; (3) interior parking lot landscaping islands will be added to separate the drive aisle adjacent to the building entrance from the parking areas; (4) a new sidewalk and large pedestrian zone area along the facade and at the front entrance will help separate pedestrians from vehicular traffic; (5) pedestrian weather protection will be provided within recessed areas along the facade; and (6) a pedestrian pathway will be striped within the pavement to connect the front entrance of the store across the drive aisle and through a section of the parking lot. All parking spaces adjacent to the section of the pedestrian pathway that is in the middle of parking spaces include wheelstops with the exception of the two spaces located farthest to the north. As a condition of approval of this application, wheelstops shall be provided within all parking spaces that abut this pedestrian pathway to prevent parked vehicles from encroaching on the pathway area. 6) A variety of shrubs, additional groundcover, and trees located within the three new interior parking lot landscape islands will help promote an inviting appearance. All landscaping areas will be located within curbed areas to prevent injury from vehicular and pedestrian traffic. The interior parking lot landscaping islands as shown on plans do not appear to meet the minimum dimension requirements contained in TMC section 18.52.035 number 4, letter c. As a condition of approval, these islands shall be enlarged to be at least six feet wide in any direction. 7) Permanent irrigation will not be provided for new plantings to be added to the site. Per direction from staff and as shown on the landscape plans, plantings added to the site will be drought -tolerant. As a condition of approval, temporary irrigation shall be provided to new plantings in both the perimeter landscape strip adjacent to Southcenter Parkway and the new interior parking lot landscaping islands for a minimum time period of three years from the date of final landscaping inspection approval. JR Page 10 of 11 N•\Tion:.... Do..:o..,\ A T 1 n AA -7 A.3.1.... C.....:w.... n T\D Or, A- 08/09/2010 • • 8) Ashley furniture will use the existing trash and recycling area located in front of the northeastern corner of the warehouse portion of the building. This area is enclosed with a chain link fence that has slats which match the color of the warehouse building for screening. 9) Exterior lighting for the project will include existing pole -mounted lighting within the parking lot, soffit lighting along the facade in recessed areas, and wall sconces to either side of the entry doors. The new lighting on the project site is at the pedestrian scale and so will not be bright. The fixture designs are consistent with the architectural design of the building. RECOMMENDATIONS Staff recommends approval of the Design Review application, with the following conditions: JR 1) Wheelstops shall be provided within all parking spaces adjacent to the pedestrian pathway to prevent parked vehicles from encroaching on the pathway area. 2) Interior parking lot landscape islands shall meet dimension requirements of TMC 18.52.035, number 4, letter c, which specify that planting islands shall be a minimum of 6 feet in any direction. 3) Temporary irrigation shall be provided to new plantings in both the perimeter landscape strip adjacent to Southcenter Parkway and the new interior parking lot landscaping islands for a minimum time period of three years from the date of final landscaping inspection approval. Page 11 of 11 08/09/2010 • Jaimie Reavis - Temporary Landscape Watering at Ashley Furniture Page 1 of 1 From: "Steve Noto" To: "'Jaimie Reavis'" Date: 09/02/2010 11:17 AM Subject: Temporary Landscape Watering at Ashley Furniture CC: "'Greg Munger' Jaimie, Watering of the new landscaping installed at the Ashley Furniture Store will be watered on an as needed basis by the Ashley warehouse employees. Greg Munger, copied on this email, is the Warehouse Manager. This watering will be provided on the as needed basis for the three year period defined in the Planning Permit conditions. Thank You, Steve Noto file://C:\Documents and Settings\Jaimie-R\Local Settings\Temp\XPgrpwise\4C7F87CEtu... 09/02/2010 r i4 ti ./ip/ Ra Elft (;J' (Vyl"r • /7 TI1C LC'fllIC'1- in L777ldsCa/1C' SC'IV CC September 2nd, 2010 To whom it may concern, INC. SS Landscaping agrees to provide temporary landscape watering services to the Ashley Furniture Homestore located at 17601 Southcenter Parkway, Tukwila, WA. These services will be provided on an as need, as requested service. SS Landscaping agrees to provide the temporary watering services, typically within two days of receiving notice M- F from an Ashley employee. The service will be watering via a portable water tank. If more than a complete tank is needed, the tank may be refilled with water from the Ashley facilities. Fee per trip $250.00 Thank You, Dean Sidor / President SS Landscaping Services Inc. 10215 Poriiand v enure Tacoma. Washington 98445-3951 0ifice: 253-535-2922 Fax: 253-535-0090 Yuuite Gunn: 1 h s Plater August 30, 2010 Jamie Reavis Planning Department, City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 Dear Jamie Reavis, Ashley Furniture agrees to provide temporary landscape watering to the new landscaping along Southcenter Parkway and the interior parking lot islands, on an as needed basis. The watering will be provided as needed in order to keep the plants in a healthy condition. Watering will be provided either by the warehouse staff or an outside landscaping service. Ashley Furniture assures that this watering will be provided as needed for a three year period from today's date. A proposal for watering services from S&S Landscaping is provided for your reference. Ashley Furniture reserves the right to either provide the service in house or to change servicing vendors at any time. Sincerely, Greg Munger Director of Operations Gmunger(@ashleyhc.com 253-575-8103 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION July 26, 2010 Mr. Steve Noto 1009 West Sixth Street, Suite 208 Austin, TX 78703 Subject: Ashley Furniture - Administrative Design Review Application L10-047, PL 10-042 Dear Mr. Noto: Your application for Administrative Design Review for exterior changes and site improvements related to a new tenancy within a 69,495 square foot tenant space located at 17601 Southcenter Parkway is considered complete on July 26, 2010 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please feel free to call me at (206) 431-3659 with any questions. Sincerely, ?212 Veaas J imie Reavis Assistant Planner cc. L10-047, PL10-042 JR Page 1 of 1 07/23/2010 H:\Design Review\Ashley Furniture\L10-047 Ashley Furniture AdminDR Completeness.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 • David Bessent 1 From: Steve Noto [steve@regtexas.com] Sent: . Friday, July 16, 2010 3:03 PM To: David Bessent Subject: FW: Ashley Furniture Read below From: Minnie Dhaliwal [mailto:mdhaliwal@ci.tukwila.wa.us] Sent: Wednesday, May 05, 2010 6:58 PM To: steve@regtexas.com Cc: Bob Benedicto; Jaimie Reavis Subject: Ashley Furniture Steve, This is to summarize our meeting this afternoon. It has become evident that the roof of the building needs to be completely replaced and we understand your concerns to not trigger the design review application process. In order to facilitate the issuance of re -roof permit we agreed to expedite the processing of the design review application in a couple of weeks. Also, no changes will be required to the approved building permit that included changes to the facade as the approved facade changes do appear to meet the design review criteria. Regarding landscaping we agreed that the only changes that will be required are: 1)upgrade the perimeter landscaping in the existing landscaping bed along Southcenter Parkway and 2)add three landscaping islands that were previously shown on the landscaping plan. In lieu of permanent irrigation the city would accept a guarantee that temporary irrigation will be provided for the first few growing seasons. Also, we can assist you with selecting the type of plants that are somewhat drought tolerant. We also agreed the landscape plan can be drawn by your architect and you will not need to hire a landscape architect. We further discussed the timing of the landscaping and the city will be willing to accept a bond to defer the installation of the landscaping if it cannot be installed by the opening date. Let me know if you have any other questions. Minnie Minnie Dhaliwal Planning Supervisor I City of Tukwila 1206-431-3685 I mdhaliwal(a�ci.tukwila.wa.us 7/21/2010 STATE OF WASHINGTON COUNTY OF KING fb • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: -tukplan(iici.tukwila.wa.us- AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss The undersigned being duly sworn and upon oath states as follows: 1. 1 am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at I74.01 SOr..THG>FJTea. pA2Karat for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at CHICAao (city), IL. (state), on -3-uL.'1 Z.3 POR 20 l0 PAtAL. GOODMAN `�a Lew yr?. TufcwlLA, LLC (Print Name) �$o N. STET oni AVE, STE 124.0, GHICAc o, IL 60601 (Address) 3 IL — Tri — cols (Phone_Number) (Signature)On this day personally appeared before me�%4% 0/ C 0019inAAl to me known to be the individual who executed the foregoing instrument and acknowledged that .he/she. signed the same as .his/her. voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO 13EFORE ME ON THIS .73,2,,0 DAY OF , 20/ NOTARY PUBLIC in and for the Stat 11( AMAS residing at My Commission expires on at/0 �� CJ/L. "OFFICIAL SEAL" LANA D. QUINN Notary Public, State of Illinois My Commission Expires Feb. 04, 2012 C:\Users\pgoodman\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\4BHUSR11\affidavit and hold harmless.doc July 21, 2010 • CITY OF TUKWILA ADMINISTRATIVE Department of Community Development DESIGN 6300Southcenter.Boulevard, Tukwila,WA 981RECEIVE [}REVIEW Telephone: (206) 431-3670 FAX (206) 431-3665 i� E-mail: tukplana,ci.tukwila.wa,us 22 2010_ COMMUNITY APPLICATION • ' : r FOR STAFF USE ONLY Perfnits Plus Type P -DR Planner: (w(R 4g4 Gto S File Number: L 10 -Ot.4 7 Application Complete (Date: •-7/24/10) Project File Number: Ft I b -v CMZ Application Incomplete (Date: ) Other File Numbers: i o 61 - 25 (o NAME OF :PROJECT/DEVELOPMENT: ASHLEY HOME FURNITURE TuKWILA LOCATION OF PROJECT/DEV.ELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 17601 Southcenter Parkway Ste 100, Tukwila; WA 98188 LIST ALL TAX LOT NUMBERS (this information mai' be found on your tax statement). 352304908705 DEVELOPMENT COORDINATOR : The individual who: • • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Steve Noto Address: 1009 West Sixth Street, Ste 208, Austin, TX 78703 Phone: 512-472-1505 FAX: 830-515-1295 E-mail: steve ct regte .. Signature: \\Dba-server\projects \0312 Ashley Furniture Tukwila, (1R\07-08-09\01-12-10 lindcav revisions \DIM suhmiccinn\Design Reviewarrlicalion. Jew' July 21, 2010 • 7-21-10 To: City of Tukwila Department of Community Development 6300 Southcenter Blvd. Tukwila, Washington 98188 Re: Administrative Design Review Submittal Requirement responses. Ashley Furniture 17601 Southcenter Parkway Ste 100 Tukwila, WA 98188 To whom it may concern, Per discussions with City Planning Staff the following are responses to items identified by staff for inclusion in the attached Administrative Design Review Submittal. Please refer to attached drawing exhibits. CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and motel developments and developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of Green/Duwamish River must meet additional criteria in the Shoreline Substantial Development Permit Application. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping • and pedestrian movement. Response: New parking striping has been arranged perpendicular to the building front for easy direct pedestrian accessto the building Per the Tenants agreement with Planning Supervisor Minnie Dhaliwal, new landscaping shrubs and ground cover have been added to the existing landscape street buffer. Three new landscape islands have been added in . the parking lot in front of the new facade entry with new trees, shrubs and ground cover. Refer to attached meeting summary from Planning Supervisor. A large 43' x 19' entry pedestrian zone has been included at the building entry as well an eight foot wide walks along the building front with recessed covered alcove areas with large windows to the interior to create a more pleasant pedestrian friendly. The new entry • • element provides a large inviting open glazed entry with cover and a vestibule at the main entry doors. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. Response: The buildings and paved parking areas are existing. New parking striping has been arranged perpendicular to the building front to minimize the visual impact of the parking rows from the street. Per the Tenants agreement with Planning Supervisor Minnie Dhaliwal, new landscaping shrubs and ground cover have been added to the existing landscape street buffer to add additional screening for the truck dock loading area at the adjacent warehouse tenant space. Three new landscape islands have been added in the parking lot in front of the new suite facade entry with new trees, shrubs and ground cover. c. The height and scale of each building should be considered in relation to its site. Response: The buildings are existing. The new suite 100 Tenant facade elements have been designed to mitigate the disparate height and scale of the existing structures to create a more balanced, harmonious and friendly composition. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. Response: Refer to item 1 c above. In addition the new Suite 100 facade incorporates pedestrian scale elements of wood and stone masonry at the building pedestrian level zones. b. Appropriate landscape transition to adjoining properties should be provided. Response: Existing landscaping exists at all of the building site perimeters. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: See above responses. e. Compatibility of on-site vehicular circulation with street circulation should be encouraged. • • Response: All street access drives are existing. An internal drive has been incorporated in the new striping plan parallel to the street to promote safe continuous on site circulation and connection with adjacent property parking areas to alleviate the use of South Center Parkway for circulation between adjacent sites. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Response: The existing vegetated sensitive area buffer hilt side behind the facilities is unaffected. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Response: Refer to responses above. New paving areas and walks have been designed to optimize safe pedestrian access to the Tenant 100 space. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and -provide shade. Response: Refer to responses above. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Response: Refer to responses above. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: Refer to responses above. f. Screening of service yards and other places, which tend to be unsightly, should be accomplished by .the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: Refer to responsesabove. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood,, brick, stone or gravel may be used. Response: Refer to responses above. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: Parking lot lighting and poles are existing. Additional soffit lighting has been included in the recessed areas and entry behind the wood truss elements to create shielded a softly lit pedestrian path to the building entry. The new wall sign is lit from a pole in front and is directed at the wall sign. No buildings are located in the steep heavily wooded sensitive buffer area behind so there is no adverse affect to adjacent properties. No colored lights are being utilized: 4. Building Design a. Architectural style is not restricted; evaluation of a project should be based on quality of design and relationship to surroundings. Response: Refer to submitted drawings. b. Buildings should be to appropriate scale and be in harmony. with permanent neighboring developments. Response: Refer to submitted drawings. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Response: Refer to submitted drawings. Building components consist of concrete tilt walls, commercial grade anodized aluminum storefront systems, reinforces acrylic enhanced cement stucco, metal roofing and heavy timber design elements. d. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: Refer to submitted drawings. This criteria is met. • • e. Mechanical equipment or other utility hardware, on roof, ground or buildings should be screened from view. Response: Refer to submitted drawings. The new facade at Tenant 100 space screens the previously exposed existing mechanical equipment from street view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. g. Response: Refer to submitted drawings. Parking lot lighting poles and fixtures are existing. New decorative entry wall sconces are consistent with the design concept. Refer to submitted fixture information. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Response: Refer to submitted drawings and Item lc response above. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in. harmony with buildings and surroundings, and proportions should be to scale. Response: Not applicable. Refer to Tenants agreement with Planning Supervisor Minnie Dhaliwal e. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: Not applicable. Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. • • Response: Refer to Tenants agreement with Planning Supervisor Minnie Dhaliwal concerning compliance with design review criteria. In addition the existing building was in poor condition and did not meet applicable handicap accessibility requirements. Additional structural additions were included to help remediate inadequate conditions. Handicap accessibility issues were addressed and a new roofing system was added with up graded code compliant insulation which increased the energy efficiency of the building. COMPREHENSIVE PLAN POLICIES RELATED TO DESIGN REVIEW The Tukwila Comprehensive Plan contains policies regarding the design of certain types of development in particular zones or areas. These policies further articulate the design review criteria in TMC 18. Policies related to multifamily, hotel and motel developments, and the Tukwila International Boulevard corridor have been omitted in favor of the specific design guidelines referenced in the appropriate design criteria. Please note that more than one category of policies may apply (e.g. a motel on Interurban Avenue in the RCM zone will need to satisfy policies for: General Commercial Areas and Interurban Avenue South, and the "Multi -family Design Guidelines"). In some cases, the goal for the use or area is noted to provide a • context for the design policies. A. ALL 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". 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). Response: The design incorporates gabled elements, exposed stained wood truss work, earth tone colors and the inclusion of varied smaller scaled facade elements to promote the small town warmth that is the appeal of Tukwila. 2. Fencing. and landscape buffers are provided between commercial and residential uses (1.7.4) Response: Not Applicable 3. The development provides adequate parking and lighting (1.7.3). Response: The existing parking lot and parking lot lighting are existing. The new parking striping scheme provides more spaces than required for the use classification. 4. Where open spaces and trails are included in the development, they are designed not to interfere with the reasonable use of adjacent private property (1.10.11), and they are designed and constructed in a manner that is safe for all users and adjacent property owners (1.11.7). Response: Not Applicable. 5. 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). Response: Not Applicable. B. TUKWILA URBAN CENTER (TUC) ZONE 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:" 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). Response: An internal drive has been incorporated in the new striping plan parallel to the street to promote safe continuous on site circulation and connection with adjacent property parking areas to alleviate the use of South Center Parkway for circulation between adjacent sites. Where adjacent to a park, the development responds to or enhances the open space network and public amenities (e.g. by providing connections to open spaces (10.2.9). Response: Not Applicable. • • 3. The development should be designed with an appropriate scale and proportion: pedestrian -oriented features and street front activity areas, such as ground floor windows, 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). Response: A large 43' x 19' entry pedestrian zone has been included at the building entry as well an eight foot wide walks along the building front with recessed covered alcove areas with large windows to the interior to create a more pleasant pedestrian friendly. The new entry element provides a large inviting open glazed entry with cover and a vestibule at the main entry doors. New landscaping shrubs and ground cover have been added to the existing landscape street buffer to add additional screening for the truck dock loading area at the adjacent warehouse tenant space. Three new landscape islands have been added in the parking lot in front of the new suite facade entry with new trees, shrubs and ground cover. 4. Parking areas should be designed with appropriate screening, landscaping and corner site/parking relationships (10.2.6). Response: New landscaping shrubs and ground cover have been added to the existing landscape street buffer to add additional screening for the truck dock loading area at the adjacent warehouse tenant space. Three new landscape islands have been added in the parking lot in front of the new suite facade entry with new trees, shrubs and ground cover. 5. 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). Response: Refer to previous responses. • • 6. The development should generally support existing plans, policies and programs designed to improve open space and other public amenities in the Tukwila Urban Center (e.g. projects adjacent to parks recognize and complement open spaces; open spaces are oriented with access to sunlight and are designed to promote security and visibility). (10.2.9). Response: Refer to previous responses and attached drawings. • David Bessent 1 From: Steve Noto [steve@regtexas.com] Sent: Friday, July 16, 2010 3:03 PM To: David Bessent Subject: FW: Ashley Furniture Read below From: Minnie Dhaliwal [mailto:mdhaliwal@ci.tukwila.wa.us] Sent: Wednesday, May 05, 2010 6:58 PM To: steve@regtexas.com Cc: Bob Benedicto; Jaimie Reavis Subject: Ashley Furniture Steve, This is to summarize our meeting this afternoon. It has become evident that the roof of the building needs to be completely replaced and we understand your concerns to not trigger the design review application process. In order to facilitate the issuance of re -roof permit we agreed to expedite the processing of the design review application in a couple of weeks. Also, no changes will be required to the approved building permit that included changes to the facade as the approved facade changes do appear to meet the design review criteria. Regarding landscaping we agreed that the only changes that will be required are: 1)upgrade the perimeter landscaping in the existing landscaping bed along Southcenter Parkway and 2)add three landscaping islands that were previously shown on the landscaping. plan. In lieu of permanent irrigation the city would accept a guarantee that temporary irrigation will be provided for the first few growing seasons. Also, we can assist you with selecting the type of plants that are somewhat drought tolerant. We also agreed the landscape plan can be drawn by your architect and you will not need to hire a landscape architect. We further discussed the timing of the landscaping and the city will be willing to accept a bond to defer the installation of the landscaping if it cannot be installed by the opening date. Let me know if you have any other questions. Minnie Minnie Dhaliwal Planning Supervisor I City of Tukwila I 206-431-3685 I mdhaliwalr@ci.tukwila.wa.us 7/21/2010 ADMINSTRATIVE DESIGN REVIEW. FOR ASHLEY FURNITURE:HOMESTQRE17601 SOUTHCENTER PARKWAY SUITE 100 i TU K W I LA WAS HHI N�GTO N 98188 OWNER: SEATTLE FURNITURE PARTNERS 1431 FM. 1101, NEW BRAUNFELS, TEXAS 78130 CONTACT: BILL WETTERMAN PHONE: 830-616-1334 • SYMBOLS xxx 11511 ELEVATION SYMBOL SECTION/DETAIL SYMBOL WALL TYPE SYMBOL WINDOW SYMBOL ROOM NAME & NUMBER SYMBOL DOOR NUMBER SYMBOL COLUMN LINE DESIGNATION LEGAL DESCRIPTION KING COUNTY TAX ASSESSOR'S PARCEL 6 3623049087 THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 23 NORTH, RANGE 4 EAST W.M., IN KING COUNTY, WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE N 87°4617• W ALONG THE NORTH LINE OF SAID NORTHWEST QUARTER A DISTANCE OF 481.06 FEET TO THE WESTERLY MARGIN OF SOUTHCENTER PARKWAY; THENCE S 11°69'33' E ALONG SAID WESTERLY MARGIN A DISTANCE OF 4t27 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING 8 11°69'33• E ALONG $AID WESTERLY MARGIN A DISTANCE OF 671.41 FEET; THENCE 8 42°30'27• W A DISTANCE OF 280.99 FEET; THENCE 8 47°29'33• E A DISTANCE OF 23.26 FEET; THENCE 8 42°30'27• W A DISTANCE OF 46.,60 FEET; THENCE N 47°29'33• W A DISTANCE OF 23.26 FEET; THENCE 8 42°30'27 W A DISTANCE OF 127.06 FEET; THENCE N 62° 44'03' W A DISTANCE OF 842.89 FEET; THENCE N 42 30'27 E A DISTANCE OF 896.97 FEET; THENCE 8 87 46'67• E A DIlTANCE OF 229.11 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 432.360 SQUARE FEET OR 9.93 ACRES. TOGETHER WITH AN EASEMENT FOR SANITARY SEWER PURPOSES OVER THE WEST 10 FEET OF THE EAST 26 FEET THEREOF PARALLEL TO SOUTHCENTER PARKWAY. GENERAL NOTES: FIRE SUPPRESSION 1. THE GENERAL CONTRACTOR 18 TO OBTAIN THE SERVICES OF A LICENSED ENGINEER FOR MODIFICATIONS AND ADDITIONS TO THE EXISTING. FIRE SPRINKLER SYSTEM A8 REQUIRED BY NEW WORK. VERIFY LOCATIONS, SPACING , AND. NUMBER OF EXISTING FIRE SPRINKLER HEADS PRIOR TO COMMENCINGDESIGNOR MODIFICATIONS TO THE EXISTING SYSTEM. DESIGN AND SUPPLY NEW DRY PIPE SPRINKLER SYSTEM AT NEW CUSTOMER PICK-UP CANOPY. REF. SHEET A6.0. INSTAL/ADD SEISMIC BRACING AT ALL FIRE SPRINKLER SYSTEM PIPING A8 REQUIRED BY CODE. 2. VERIFY EXISTENCE OF DUCT SMOKE DETECTORS AT EXISTING HVAC UNITS A8 REQUIRED BY CODE. ADD/MODIFY SMOKE DETECTION SYSTEMS A8 REQUIRED. INDEX OF DRAWINGS A0.0 COVER SHEET A8.5 DRB ELEVATIONS C1.0 PROPOSED SITE PLAN C1.2 PLANTING DETAILS ISSUE FOR. REVIEW: 07/21/2010 fi BUILDING DATA APPLICABLE CODES BUILDING CODE: INTERNATIONAL BUILDING CODE- 2008 EDMON WITH ADOPTED AMENDMENTS ELECTRICAL CODE NATIONAL ELECTRIC CODE - 2008 EDITION WITH ADOPTED AMENDMENTS ENERGY CODE WASHINGTON STATE ENERGY CODE IWITH ADOPTED AMENDMENTS MECHANICAL CODE: INTERNATIONAL MECHANICAL CODE 2008 EDITION WITH ADOPTED AMENDMENTS PLUMBING CODE UNIFORM PLUMBING CODE 2008 EDITION WITH ADOPTED AMENDMENTS FIRE CODE INTERNATIONAL FIRE CODE 2008 EDMON WITH ADOPTED AMENDMENTS OCCUPANCY CLASSIFICATION; OCCUPANCY • - TYPE OF CONSTRUCTIOM GROUP M MERCHANTILE: GROUP 8-1 STORAGE TYPE 3-8 FULLY SPRINKLED FIRE PROTECTION. FULLY SPRINKLED NOTE CONTRACTOR 18 TO PROVIDE FIRE EXTINGUISHERS RATING 2A,10BC AT LOCATIONS AS DIRECTED BY THE FIRE OFFICIAL. MAXIMUM 76 ' TRAVEL DISTANCE BETWEEN FIXTURES. CABINETS AS SELECTED BY OWNER BNLDING AREA: NEW RETAIL FIISHOUT• 06,486 Si. EXISTING WAREHOUSE (NO WORK SCHEDULED) 80,608 "8F, TOTAL BUILDING AREA • 186,381 8F. TOTAL FINISHOUT AREA THIS PERMIT. 86,486 8F. •NQIB ALL WORK TO MEET ADA i WASHINGTON STATE HANDICAP REQUIREMENTS A8 APPLICABLE VICINITY MAP./ Rlc Q(4tL ARCHITECT OF RECORD: .., X16 architech & urtanists 207 SAN JACINTO BLVD. SUITE 301 AUSTIN, TEXAS 78701 512/916-0041 FAX: 512/916-0051 ASSOCIATE ARCHITECT: DAVID BESSENT ARCHITECTS, INC. 3939 BEE CAVE ROAD BUILDING B, SUITE B-17 AUSTIN, TEXAS 78746 512/327-6868 FAX: 512/327-6030 ASHLEY FURNITURE TUKWILA WASHINGTON SUITE 100 17601 SOUTHCENTER PKWY. TUKWILA, WA 98188 DATE ISSUED: 07/21/2010 PRINT DATE: 0721/2010 REVISIONS: DRAFTED: MDL REVIEWED. DB PROJECT NUMBER: 0812 DRAWING NAME: QUI: 22 2010 iTY DEVELOPMENT SHEET NUMBER: A0.0 . x. ASHLEY F- URN i URE H c rs+.e/Sto rJ✓ ELS - COLOR YRLOW • —SHERlVIN WRUAMS (SW 691 1 -'CONFIDENT YELLOW) E7yVS - C00109t SUR- AWRPIV WLOR. DAC ETP9 - COLOR WTI 111:414F-40K40640.egootiorio F m1 F�111 ri1•11ir iiJ El • 12 TT. E wt. E' ©TYP. f M. fl -• M. 0 TYP. f3 M. E M. El TT. Q M. Q TYP. fl'P. _ n TT. 3 C tYP. E T'►. E TYP. M. 3 M. E M. ©m, Q M. ►J M. 0 ` M. 3 M. (a TYP. 31160 M. 0 TR. 3 2 FRONT ELEVATION SCALE: MATERIAL LEGEND KEY FINISH LEGEND I 0 0 D 0 0 0s 11 COSTING CONCRETE TUT WAIL. PANEL Fes' MATERIAL flNlgn DOTING MOtLCW METAL DOOR NEW CEMENT RASTER MOM KW WOOD DECORATIVE TRUSS NDN PAINTED STEEL TRUSS CONNECTORS NEW CLEAR ANOINTED STOREFRONT GIAwNG 5V5TEli NEiM WOOD TRIM NEW FRITIMECED GURER AND a:mem= NEW PI®9N15ME0 METAL CAP PLASHING NEW MAMJ?ACIURW STONE VENEER NEW PIVIMSMED STANDING SCAM METAL ROOF EXISTING ROOF TOP EQUIPMENT 0 12 p 0 0 PAINT. St 1N WILLIAM9 /7539. WRX w Gr PAINT. 3&,1N'MJLL/AM917509.'TI 1 Mur PAINT. SHOWN WILLIAMS l2927.' WEATHER VANE' STAIN. DEMR' *REDWOOD NATURAL TONE. SEMI fRAN3PAIEN1. / OF -334 PR)rf WgMED METAL r ATI" SPAN DURATCQ/' 0 'COOL mum timer ; MANIJF. STONE I1 DORADO STONE. LEDGESTONE. 'EL DORADO' GIA2INC: %AMON raw D6UTATEO GUIZINGu'SOLAR Gm- I►61JIA ED COSTING HIRSH TO REMAIN MATCH AWACERt COLOR • 13 13 ii 611 13 13 Tw. INT. El 5 RIGHT SIDE ELEVATION 1E1 SCALE: 3/32.414 DAYm noon' ANaUTT.CTS.INC. db PPM ,ae..a ASHLEY FURNITURE RECEIVED SUITE 100 17601 SOUTHCENTER PKWYlUL 22 20101 TUKWILA, WA 98188 COMMUNITY i LOPMENT 1'1 wove®a REMI.f oa< DATE ISSUER 017/12009 WAIT DATE: O7/19/2010 REVISIONS: PPPRWB �f MIMFR: DRAWING NAME: DRB ELEVATIONS SHEET NUMBER: A6.5 • • PARKING COUNT STANDARD = 318 COMPACT =46 HC = 8 1 / TOTAL = 372 ) // L I I • 1 i • 4 / 6 Vii; 1 S ase 1 (? 5' -lb' CG` SI w1 /C (2 / 4*, 6 (I- !!1! i 851" GOMPA• T AGE P . E 4 5-� 9 in .J..L.J IST. FIRE— YDRANT • ��• a y� ���A ,Ill■ •■E b ' ' ■■■ I: •PTE-..-. p o%:og )° 25' EASEMENT n'-0 (2 SPACES)-� N 2'30'21_E 2 5'-C 50 5 A �E N42°30 '21"E N47°30'3311 45.50' N41°30'5311 23.25' ---' - , 25.25' 260.44' ' .'N42°30'21"E 127.05' r ISS. F R9 DEPT. ——GONNECTIONS O 0 V 0 z 3 I00' - 6 61111 " (I - OU■ ■ ■11 1 111 4 1131 - t_ .o A E-) 16'-0" AC ••• ■ERIN ■fly 311•-20x 4' ' E re 2 . • 111111111 /'' N42° 1 PROPOSED SITE PLAN SCALE: 1"440' 21 7'-0" (4 SPACES) EXIST. GAS SERVICE -1111.1"1515frAt .1 290.0 \--EXIST. FIRE HYDRANT SUITE 150 EX" WAREHOUSE (NO WORK IN THIS AREA) EXISTING 3; HR.OCCUPANCY SEPARATION WALL M 40.0 EXIST. ELECTRICAL TRANSFORMER (5 SPACES 10.-S. WIDE) 24-0" (3 COMPACT AGE9 16'-0" DEEP —25' WISE FIRE LANE I I 4C6 ` SUITE 100 EXIST. !, RETAIL H 65,495 S.F. 92'-0" 92'-0" (4 .AMPACT SPACES 16'-0" DEEP) 1:.330.0 11161 T riA' SJJ I LaltuUT3p1,...ow.e., 0C5 COMPACT N DEEP) 5P AS 5) EXIST. FIRE HYDRANT 1 SENSITIVE AREA BUFFER NOTE: 1. TOTAL NUMBER OF PARKING SPACES PROPOSED IS 372. OF THOSE 8 ARE HANDICAP. 2. ALL NEW CONC. WALKS TO BE MIN 4" 3000 PSI CONC. REINF W 4X4X12GA WWF. DOWEL NEW WALKS TO EXIST. BLDG. PROVIDE EXP. JT AT EXIST TIL7WALL. 3. ALL STANDARD PARKING SPACES TO BE 848" x 19'-0". ALL COMPACT SPACES TO BE 8'-0" x 19'-0". (UNLESS NOTED OTHER WISE) I 19 645.21' RECEIVED JUL! 2 2 20101 96®UNITY fr/f9 TRUE NORTH PLAN NORTH ARCHITECT OF RECORD: IIIIIIII16 architects & urbanists 207 SAN JACINTO BLVD. SUITE 301 AUSTIN. TEXAS 78701 512/916-0041 FAX: 512/916-0051 ASSOCIATE ARCHITECT: DAVID BESSENT ARCHITECTS, INC. db 3939 BEE CAVE ROAD BUILDING B, SUITE B-17 AUSTIN, TEXAS 78746 512/327-6868 FAX: 512/327-6030 ASHLEY FURNITURE TUKWILA WASHINGTON SUITE 100 17801 SOUTHCENTER PKWY. TUKWILA, WA 98188 DATE ISSUED: 12/032009 PRINT DATE: 07/062010 REVISIONS: A2- 1 - I 0 PERMIT COMMENTS A6-6-10 REVISIONS DRAFTED: MDL REVIEWED: DB PROJECT NUMBER: 0812 DRAWING NAME: PROPOSED SITE PLAN SHEET NUMBER: C1.0 • • A r**r*r *** ■r ' ISLAND PLANTING PLAN Air SCALE: 1"e10' (©1 * • �i*i* 1 ISLAND PLANTING PLAN SCALE: 1'10' 2 ISLAND PLANTING PLAN SCALE: 1"00. EXISTING TREE TREE: NEW CORNUS FLORIDA 3 TOTAL SHRUB: CEANOTHUS DARK STAR SPACED @ 1.8'-4" O.C. 48 TOTAL SHRUB: CISTUS HYBRIDUS ROCKROSE SPACED @ t8'-4" O.C. 33 TOTAL SHRUB: AZALEA HINO CRIMSON SPACED 3'-8" O.C. 30 TOTAL GROUND COVER: ARCTOSTAPHYSLOS UVA-URSI SPACED c 2'-0" O.C. 1,052 TOTAL • A ISLAND PLANTING PLAN SCALE: 1'10' 5ISLAND PLANTING PLAN SCALE: 1'10' A ISLAND PLANTING PLAN SCALE: 1"=10' RECEIVED JUL 22 2010 COMMUNITY DEVELOPMENT og TRUE NORTH PLAN NORTH ARCHITECT OF RECORD: X16 architects & urbanists 207 SAN JACINTO BLVD. SUITE 301 AUSTIN. TEXAS 78701 512/916-0041 FAX 512/916-0051 ASSOCIATE ARCHITECT: DAVID BESSENT ARCHITECTS, INC. db 3939 BEE CAVE ROAD BUILDING B, SUITE B-17 AUSTIN. TEXAS 78746 512/327-6868 FAX 512/327-6030 ASHLEY FURNITURE TUKWILA WASHINGTON SUITE 100 17801 SOUTHCENTER PKWY. TUKWILA, WA 98188 DATE ISSUED: 12/03/2009 PRINT DATE: 07/06/2010 REVISIONS: AG -8-10 REVISIONS AG -22- I 0 REVISIONS DRAFTED: MDL REVIEWED: DB PROJECT NUMBER 0812 DRAWING NAME: PLANTING DETAILS SHEET NUMBER: