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Permit L92-0048 - TURNER HOWARD - COMPUTER CITY DESIGN REVIEW
L92-0048 227 ANDOVER PARK EAST COMPUTER CITY SUPERCENTER DESIGN REVIEW -�s „ C21= tt' 2� b I si L7o f-7J9 N1 ;Wis h ll�Q, wlbekrld 9Nritcfd (9110 o V97 t+n) *ITV SI Nth No Il1 camgrkidd ca • • Z_�v► r3 ')321 4y ngS d 1.--01c* 0 ( ..r1 I ' '1 g r\ I .1...; J1.'1-L n * Q0r ;O e)N Lftl ( J4 1 - 1 7 ?C-a- oL ' Hv c3 r v 4 1 151M Q }1 r 1 -z396 \piny '�-- htsrld ' 9 id ;‘r.1 (3 4 t^1 cry t o) iarnbd 1_c ft NT/I4 .. 2a,p NA,/ ?N L 10, - 1Lc7 cif as o �o hILV - ? 11 August 28, 1992 Howard Turner, AIA 2115 NE Park Road Seattle, WA 98105 Sincerely, City of Tukwila Vernon Umetsu Associate Planner NOTICE OF DECISION RE: Notice of Decision by the Board of Architectural Review File Number: L92 -0048 (COMPUTER CITY) John W. Rants, Mayor Department of Community Development Rick Beeler, Director This is to confirm that the Board of Architectural Review (BAR) approved the project's design as presented on August 27, 1992. The BAR also adopted the findings and conclusions contained in the Staff Report dated August 17, 1992. Any changes to the specific design approved by the BAR will require BAR approval. Minor, incidental changes may be administratively approved by the Director of Community Development. The decision of the Bar is not final until the appeal period has elapsed, which is ten calendar days after the above date of the decision. Appeals must be filed in writing to the City Clerk by 5:00 p.m. on the final day of the appeal period. Where the final day of an appeal period falls on a weekend or holiday the appeal period will be extended to 5:00 p.m. on the next work day. If you should have any questions regarding this project please feel free to write or call. 6300 Southcenter Boulevard, Suite 11100 0 Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 ATTACHMENT A Project File No. L92 -0048 (Computer City) 1. Approval of light standard design, placement and glare patterns by the Planning Division, based on design criteria TMC 18.60.050(3)h; and 2. The standing metal roof to have the same color, reflectivity and general surface as the adjacent entry element. 3. Plum trees at the driveways shall be located so as not to interfere with the vehicular clear vision triangle or be removed. August 27, 1992 Mr. Howard Turner Turner and Associates 2115 N.E. Park Road Seattle, WA 98105 City of Tukwila Department of Community Development Rick Beeler, Director RE: SEPA File No. L92 -0047 (Computer City) Dear Mr. Turner, Pursuant to WAC 197 -11- 340(2), I have received additional comments from the Tukwila Public Works Dept. regarding project impacts to the City water system (attached). Based on this new information the environmental checklist for SEPA File No. L92- 0047 (Computer City) is hereby further amended as follows: B. ENVIRONMENTAL ELEMENTS 16. Utilities. The existing conditions for the water system is amended to reflect the Tukwila Public Works Dept. Memo of August 17, 1992 (attached). Mitigating Conditions John W. Rants, Mayor Additional mitigation is required as a result of the revised evaluation of project impacts to the water system. The following additional mitigating action is required. 2. The property owner shall agree in writing to participate in, and pay a fair share of, a local improvement district for up- grading water lines in this area. The written agreement shall be in a form acceptable to the Public Works Director and shall be executed prior to issuance of a building permit. This mitigation requirement makes participation mandatory. However, a calculation of fair share may be protested as provided at the time of improvement district formation. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 Alternatively, you may submit engineering calculations to establish the size of a new water line needed to fully mitigate project impacts, and install it per City design specifications during the building construction phase. This determination may be appealed per TMC 21.04.250. Please feel free to contact Vernon Umetsu at 206 -431 -3684 if you have any questions. Sincerel L. Rick Beeler, SEPA Responsible Official cC t PUy`t,(C. cbRKS / SCPA • attachment TO: Vern Umetsu OM: Pat Brodin Recommendation PB:PAB2:VERN MEM.doc M E M O R A N D U M DATE: August 17, 1992 SUBJECT: STAFF REPORT - Water Requirements; Computer City Background - what, where, when, why Computer City is Proposing to convert 28,000 square feet of ware- house to 25,000 square feet of retail space. The net effect will be about 5000 square feet of original office space expanded to 25,000 square feet of retail. There is currently an 8 -inch water main in Strander Boulevard. Issue Analysis - alternatives, costs, impacts The Water Comprehensive Plan analysis shows that the Strander line should be upgraded from an 8 -inch to a 12 -inch water main to meet maximum velocity standards. Previous tests in this vicinity have shown that 3000 gallons per minute can be available on the 8 -inch line under average daily demand. While flow and pressure meet our requirements, velocities in the smaller 8 -inch lines•ex- ceeds our minimum standard of 10 fps. The 10 fps is also used as a guideline in the Skyway Critical Water Supply Plan and is en- dorsed by the WSDOH. Velocities that exceed 10 fps create exces- sive water hammer bringing about pressure surges which inadvertantly set off local sprinkler alarms and can damage valves and thrust blocks. Reducing the square footage and changing the use does not lower the water consumption in this case. As shown on the attached sheet Wajax Pacific Fire Equipment warehouse with 28,000 square feet uses 9.13 GPD per 1000 sf and The Office Club retail store nearby with only 24,990 square feet used 48 GPD per 1000 sf for the same sample period. Other similar uses are the Bon Warehouse using 10.7 GPD per 1000 sf and General Electric's warehouse at 18.3 GPD per 1000 sf while Southcenter Mall uses 211 GPD per 1000 sf. The change in water use from 10 GPD /1000sf to over 40 GPD /1000sf is what will happen. An increase in the maximum in- stantaneous demand resulting from new development and changes• in use will also increase the pipe velocities. No new system improvements will be required at this time but a no- protest agreement is needed for the future pipe size increase on Strander Boulevard. WAJAX PACIFIC FIRE EQUIPM., 2 AYE (ccf) (gal) DATE READING CONSUMPTION 11/30/1990 12/31/1990 01/31/1991 02/28/1991 03/31/1991 04/30/1991 05/31/1991 06/30/1991 07/31/1991 08/31/1991 09/30/1991 10/31/1991 11/30/1991 12/31/1991 01/31/1992 02/28/1992 03/31/1992 04/30/1992 05/31/1992 06/30/1992 07/31/1992 AVERAGES THE OFFICE CLUB, INC. DATE 10/31/1990 11/30/1990 12/31/1990 01/31/1991 02/28/1991 03/31/1991 04/30/1991 05/31/1991 06/30/1991 07/31/1991 08/31/1991 09/30/1991 10/31/1991 11/30/1991 12/31/1991 01/31/1992 02/28/1992 03/31/1992 04/30/1992 05/31/1992 06/30/1992 07/31/1992 AVERAGES GPD /1000 SF GPD 2071 10 7480 2081 10 7480 8.6 241 2090 9 6732 7.8 217 2100 10 7480 9.5 267 2109 9 6732 7.8 217 2120 11 8228 9.8 274 2130 10 7480 8.6 241 2148 18 13464 16.0 449 2162 14 10472 12.1 338 2175 13 9724 11.2 314 2186 11 8228 9.8 274 2204 18 13464 15.5 434 2214 10 7480 8.9 249 2223 9 6732 7.8 217 2233 10 7480 8.6 241 2243 10 7480 9.5 267 2254 11 8228 9.2 257 2264 10 7480 8.9 249 2270 6 4488 5.2 145 2275 5 3740 4.5 125 2279 4 2992 3.4 97 10 7765 9.13 255 (ccf) (gal) READING CONSUMPTION GPD /1000 SF GPD 7075 174 130152 7201 126 94248 125.7 3142 7269 68 50864 65.7 1641 7307 38 28424 36.7 917 7395 88 65824 94.1 2351 7402 7 5236 6.8 169 7512 110 82280 109.8 2743 7644 132 98736 127.5 3185 7792 148 110704 147.7 3690 7822 30 22440 29.0 724 7866 44' 32912 42.5 1062 7903 37 27676 36.9 923 7945 42 31416 40.6 1013 7968 23 17204 22.9 573 7977 9 6732 8.7 217 7987 10 7480 9.7 241 7998 11 8228 11.8 294 8006 8 5984 7.5 187 8015 9 6732 9.0 224 8043 28 20944 27.0 676 8069 26 19448 25.9 648 8091 22 16456 21.2 531 54 40460 48 1189 City of Tukwila There were no citizen's comments. L92 -0048: Computer City MINUTES AUGUST 27, 1992 John W. Rants, Mayor Department of Community Development Rick Beeler, Director PLANNING COMMISSION Chairman Malina called the meeting to order at 8:05 p.m. Members present were Messrs. Malina, Knudson, Haggerton, and Gomez. Messrs. Flesher, Clark, and Meryhew were excused. Representing the staff were Vernon Umetsu and Sylvia Osby. MR. HAGGERTON MOVED TO APPROVE THE MINUTES OF JULY 30, 1992. MR. KNUDSON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Vernon Umetsu presented the staff report. He stated that the proposed project is a request for approval to substantially remodel an existing building which is 28,000 sq. ft. of industrial office space into 25,000 sq. ft. of retail space. The applicant proposes to take out the south quarter of the building and reuse the panels to fill in the south quarter. The building itself would remain at the existing height of approximately 22 feet with a new peak at the south entry and on the east side. The building architecture would be up- graded from the 1960's industrial treatment to a more modern design using the front entry as a focal point. This modern design is extended throughout the rest of the building using a column and beam system which comes out about six inches from the building entry, columns and beams have the same light coloring and finish. The east elevation mirrors the main focal point of the building. Landscaping around the site is a mixture of existing, mature trees and will be augmented by evergreens and larger scale deciduous trees. The project site would be accessed by Strander Blvd. and Andover Park East. Lighting would be provided with wall mounted light standards, as well as freestanding lights. Staff will be asking for approval subject to administrative approval of the light standards and subject to submission of glare diagrams. In general, this project satisfies the criteria for this site and for this application. The applicant's desire to reuse the existing shell and the wall panel sections did limit the design options for this site. Given that decision, this project does satisfy the B.A.R. requirements. Howard Turner, 2115 NE Park Rd.: This project has been through a thorough design process since December when the preapplication process was started. He stated that he fully supports staff's report and would 6300 Southcenter Boulevard, Suite 11100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431 -3665 Planning Commission Minutes August 27, 1992 be pleased to answer any questions. Mr. Haggerton asked if the color charts were accurate. Mr. Turner said that they were. Fred McConkey, McConkey Development Co., 223 Andover Park E. He stated that they are neighbors to this project and are supportive of it. They are also comfortable with the lighting at the project. Mr. Malina closed the public hearing. Mr. Knudson said that he liked the project. MR. KNUDSON MOVED TO APPROVE L92 -0048 BASED UPON THE STAFF'S FINDINGS AND CONCLUSIONS AND SUBJECT TO CONDITIONS 1 AND 2 OF THE STAFF REPORT AND, ADMINISTRATIVE APPROVAL OF THE LIGHT STANDARDS AND ANY LANDSCAPE CHANGES THAT MAY BE NEEDED. MR. HAGGERTON SECONDED THE MOTION AND THE MOTION WAS UNANIMOUSLY APPROVED. Vernon Umetsu presented the Director's report. He stated that Tukwila Tomorrow Citizen's Committee is in the process of developing more specific vision statements. Tonight they discussed Urban Centers and residential neighborhood quality. They will be finalizing the schedule for their work, which includes about 18 meetings between now and March of 1993 and there is a scheduled meeting between the Planning Commission, Council and Tukwila Tomorrow Committee next Monday. With regard to Multi - Family Design Standards, the Council started its review in mid June and is finished with its revisions. Staff is scheduled to get a Council revised draft for public review in about four weeks. They will be holding a public hearing on that Council draft in an additional 4 -5 weeks. The significant changes that the Council made were that they decided to change the interior recreation space bonus from 3:1 to 2:1; they determined that the PRD should be revised to eliminate all sections not associated with the SAO. They also decided to move the Building Modulation section from the Guidelines, back into the Standards. They felt it was a design element that was important and should be required of all developers. Mr. Umetsu then reviewed the Rendering Works project which was undergoing City Council review and additional staff review due to new information. Commission members urged staff to ensure that al relevant information has been discovered prior to Commission hearings in the future. Mr. Malina adjourned the meeting. Page 2 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: John John W. Rants, Mayor The project site is located in Tukwila's C.B.D., at the N.W. corner of the Strander /Andover Park E. intersection (Attachment A). The site address is 227 Andover Park East; Tukwila, WA. Rick Beeler, Director 6300 Southcenter Boulevard, Suite #100 • • Tukwila, Washington 98188 • (206) 431-3670 • Fax. (206) 431-3665 Staff Report to the L92 -0048: Computer City Board of Architectural Review Page 2 VICINITY /SI'ZE INFORMATION 1. Project Description: The applicant proposes a substantial remodel to convert a 28,000 s.f. warehouse office into a 25,000 s.f. retail building. Project designs are shown in attachments B through G. 2. Existing Development: The existing building has historically been used as an office /warehouse. The footprint of the existing building is shown as a dashed line on the site plan. 3. Surrounding Land Use: Surrounding land uses are office, retail and warehousing. Southcenter Mall lies one block to the west. 4. Terrain: The site is generally flat as shown in Attachment C. 5. Vegetation: There are mature plum and pine trees with juniper ground cover in a curb line landscape strip (Attachment E -- Landscape Plan). Untended grassed areas lie along the north and west perimeters. 6. Access: The site is accessed from Andover Park E. and Strander Boulevard. Existing driveways are being consolidated along the Strander frontage and moved northward along the Andover Park East (Attachment B). BACKGROUND FINDINGS The property was developed in 1967 as a tilt -up slab building with river rock faced panels. This project is subject to Board review due to its location in a C -M zone and exterior improvements affect over 10 percent of building value per TMC 18.60.030(2)(B). Staff recognized the applicant's desire to continue using the northern half of the building shell and reusing southern panels as reasonable. This decision significantly limited the range of available design options and affected a staff determination of acceptable design quality relative to a new building. A new building on this or similar site would be subject to a higher standard of design quality. Staff Report to the L92 -0048: Computer City Board of Architectural Review Page 3 DECISION CRITERIA Board review criteria are shown below in bold, along with a staff discussion of relevant facts. The applicant's responses to Board design review criteria are shown in Attachment H. 18.60.050: General Review Criteria. (1) 0 Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movements. b . Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. Transition from streetscape to building is shown in the Landscape Plan (Attachment E). An eight foot landscaped strip with mature junipers and plum trees separates a new six foot sidewalk from travel lanes. A 2 -4 ft. shrubbed strip would be maintained at a 2 -1/2 to 3 ft. height to buffer pedestrians from parked vehicles. The parking area itself is visually moderated by several landscape islands with medium stature trees. Pedestrian movement to the site is improved with a new six foot wide separated sidewalk along the road frontage. No sidewalks are provided to facilitate on -site pedestrian movement between parking area and building entry area. The maximum walk from parking to entry is 180 ft. from the northern most space. However, 75% of all spaces lie within 80 ft. of the entry. The existing 22 ft. high roof line would be maintained and set back 115± ft. from the Strander sidewalk and 41± from the Andover sidewalk (Attachment B). New entry elements would raise architectural building facades to a maximum 32 -1/2± feet (Attachment D). (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. Staff Report to the L92 -0048: Computer City Board of Architectural Review Page 4 Buildings in the immediate vicinity have similar heights and industrially oriented designs as the proposed building. The new architectural facades at the entry and eastern building wall depart from the industrial /office building shapes in the immediate vicinity, but use materials which are harmonious with those structures. The new facade is architecturally similar to with new building designs in retail areas one block to the west. Traffic access is now right -in /right -out only from both the Strander Blvd. and Andover Parkway East driveways. This would not change as a result of site improvements. Full access at the Strander driveway could be provided upon road widening for a center turn lane as planned in the Tukwila Transportation Improvement Plan and a finding that surrounding intersection capacity is not reduced. Retention of mature perimeter landscaping and new separated sidewalk is proposed. This combination reflects the existing landscape pattern and the opportunity for sidewalk development on adjacent properties per Public Works standards. (3) Landscaping and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Proposed landscaping is shown in Attachment E. The overall landscape appearance from the street would reflect low, mature plum and pine trees (10 -15 ft.) along the perimeter and an interior transition area of higher sweet gum trees (15 -20 ft.), leading to the building (22 ft.). ti Staff Report to the L92 -0048: Computer City Page 5 Board of Architectural Review On -site light standards would be limited to 12 ft. in height. No specific designs for freestanding standards or wall mounted fixtures have been submitted nor have glare diagrams been provided. Garbage would be stored in a screened area to the north of the building as shown in attachments B and D. Equal area would be given to recycling bins and general garbage. (4) Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components- such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The existing structure is a traditionally designed, tilt -up concrete industrial building with overall reddish - brown, river rock faced panels. The building would be partially demolished and rebuilt into an overall 22 ft. high, rectangular building with existing panels to be reused. Proposed architectural focal points present an overall modern building design. The building entry uses a lighter color, geometric modulation, and overall shape to become the most prominent visual focal point and the definer of design. quality. Entry pavers change materials under the canopy to further define a transition space between exterior and interior areas. The top band and columns use a similar modern design and the same surface /color /reflectivity as the entry. This continues the entry's architectural elements throughout the building's street facade. Maximizing the visual continuity of entry architectural elements with the band and columns helps to integrate the prominent entry with the quieter building wall panels. The wall panels recede to the background, leaving the entry and the band /column framework as the visually prominent elements unifying the building Staff Report to the Board of Architectural Review design. A top blue band is also a design element providing some level of visual continuity. All roof -top units (such as HVAC units) would be located under the metal roof screens. No color has been specified for the metal roof element. (5) Miscellaneous Structures and Street Furniture A dumpster screen wall and light standards are proposed as miscellaneous structures. The dumpster wall material is the same as used at the entry. No specific light standard designs have as yet been submitted. CONCLUSIONS L92 -0048: Computer City Page 6 1. Staff's recognizing the remaining building shell as part of the existing environment (see background) significantly limited the design options. The proposed structure significantly improves the site and, given the redevelopment limitation, provides an adequate level of design quality to satisfy Board criteria as discussed below. 2. Relationship of Structure to Site: Perimeter shrubs and landscape islands provide an acceptable transition from separated sidewalks to the building, and moderates the affects of paved parking areas. The 22 ft. high building is acceptably sited and designed in relation to the site. On -site pedestrian facilities are minimal, but the generally short walk from the majority of parking and the anticipated low vehicular speeds make this acceptable. 3. Relationship of Structure and Site to Adjoining Area: The proposed building is similar in height, mass and architectural elements with the surrounding structures. Site vehicular access and circulation is compatible with the adjacent road system. 4. Landscaping and Site Treatment: The proposed separated sidewalks and perimeter shrubs adequately buffer pedestrians from moving and parked cars, sweet gum trees adequately moderate the impacts of large paved areas and the applicant acknowledges that all lighting will be shielded to eliminate all off -site glare and any direct illumination at the property line at six feet high. Light standard design should be approved by the Planning Division prior to building permit issuance based on the design criteria. 5. Building Design: The proposed entry element, top bands, and columns provide a visually prominent, modern design framework. Using the same light color /reflectivity on all three elements allows them to form a visually unified Staff Report to the L92 -0048: Computer City Board of Architectural Review Page 7 framework, which overlays and integrates the existing brownish, river rock panels into the modern design and provides an overall level of design quality. The roof top metal panels could be best integrated into overall building design by giving them the same color /reflectivity as the dryvit entry. 6. Miscellaneous Structures and Street Furniture: The proposed dumpster screen wall material and color adequately links it with the overall building design. No determination of adequacy is possible for light standards until designs and glare diagrams are submitted. RECOMMENDATIONS The Planning Division recommends approval of the proposed project designs subject to the following conditions: 1. Approval of light standard design, placement and glare patterns by the Planning Division, based on design criteria TMC 18.60.050(3)h; and 2. The standing metal roof to have the same color, reflectivity and general surface as the adjacent entry element. t: -g • )01 1 i• 1 ‘„ RCOL ....2 ..., 1 =.' li .___1.. 7 1 - L t .— I( t ;, l 1 1 .';!•,, • t i - 1 - i ----- ..._ ... . 1 i ! 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I '..I C-M TRECK E'/z 26-23 -4 34E . • • AUG 14 '92 03 :45PM 99W R CITECTS toA lifN /apRAWEV o1vP • api,14, M11,1 BUTTER - 1'to &AW, ORNAGE na - 1 LAv afL Art o f›Ufi,pit49 GCPc5o cat 4a. PN4a. Graf -V• 1701 PTD -- tifltkopo - Gl1 1 0 - 1k 1vIA. r f 1PE(3 f'ER Py Ct 3x2114 - 7 p'� - ExP �t-T .-re PRAT , 1v1 SE R . C1�r OnNG, cU1z �C^ O m P.1 RECEIVE MG 1 4 1992 • COMMUNITY DEVELOPMENT COM C TUK -WIL4 , WA wigo-UP P I- g, tam • 1111,W.., Ogg; • G-riok4 u-rreg 4 PS, ATTACHMENT 1. RELFIONSHIP A. This site should streetscape and movement. City of Tukwila Board of Architectural Review Design Review Application . OF STRUCTURE TO SITE Page 2 be planned to accomplish a desirable transition with the to provide for adequate landscaping, and pedestrian Response: This site has a wonderful, 20 -year old, mature, landscaped planter strip along Strander Boulevard and Andover Park East which provides an excellent buffer between the busy arterial and the interior of the site. The proposed sidewalk is located inside of this buffer, bringing pedestrians away from vehicular traffic. The sidewalk is buffered from the parking lot by new landscaped planters which are designed to enhance and go with the existing landscaping. Additional plantings adjacent to the buildings complement the other landscaping, providing the desired transition. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. Response: The parking areas are well designed, moderating their visual impact. Most of the parking is adjacent to the substantial, 20- year -old, established, mature landscaping. Note that parking is no more than 45 feet from existing or new landscaping. Particular attention has been paid to the service area. The truck dock and dumpster areas are enclosed, and the enclosures are screened from view from adjacent properties, the street, and the retail parking area. C. The height and scale of each building should be considered in relation to its site. Response: This area of Tukwila is very homogenous in height and scale. The existing building, which is being remodeled from an industrial warehouse to a retail store, is 21 feet tall, similar to its neighbors to the west, north, and east. Several three -floor office buildings across Strander Boulevard are 230 feet away, such that their difference in height isn't perceptible. The addition of the ATTACHMENT H City of Tukwila Design Review Aprli ration Page 3 retail entry and sign elements on the south and east wall of the proposed, add modulation to the building. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. Response: The reuse of existing concrete tilt -up panels with their exposed aggregate finisl% assures that the proposed remodeled retail building is in harmony with its neighbors. The preservation of the existing mature landscaping ties in with similar plantings on the site adjacent to the west and south across Strander Boulevard. B. Appropriate landscape transition to adjoining properties should be provided. Response: Existing yards north and west to be preserved. C. Public buildings and structures should be consistent with the established neighborhood character. Response: Not applicable. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: Truck traffic is primarily located at the northeast corner of the property, where service vehicles will be entering the site, making backing maneuvers, loading, and unloading. Retail customer vehicles and pedestrian traffic, on the other hand, will primarily congregate around the retail entry at the south end of the building, and use the driveway closest to the building entry at the southwest corner of the site. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: We are voluntarily eliminating one driveway on to Strander Boulevard, proposing combined access onto that arterial from this site and the site adjacent to the west. DESCRIPTION OF PROPOSAL: CITY OF TUKWILA MITIGATED DETERMINATION OF NONSIGNIFICANCE (MDNS) THE PROPOSAL IS TO REMODEL AN EXISTING OFFICE/ WAREHOUSE STRUCTURE OF 28,000 SQUARE FEET INTO A SMALLER RETAIL BUILDING OF 25,000 SQUARE FEET. PROPONENT: HOWARD R. TURNER LOCATION OF PROPOSAL, INCLUDING STREET. ADDRESS, IF ANY: ADDRESS: 227 ANDOVER PK E PARCEL NO: 022320 -0020 SEC /TWN /RNG: LEAD AGENCY: CITY OF TUKWILA FILE NO: L92 -0047 The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. The Conditions to this SEPA Determination are attached. This DNS is issued under 197 -11- 340(2). Comments must be submitted by LOGU S . 7" ;Z7_,___212,,,?, . The lead agency will not act on this proposal for 15 days from the date below. 7 - i I Fa lei CK fLGI j? C. Rick Beeler, Responsible Official City of Tukwila, (206) 431 -3680 6300 Southcenter Boulevard Tukwila, WA 98188 Date 871:2_/?,2 You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above signature date by written appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Department of Community Development. Mitigated Determination of Non - significance for Computer City at 227 Andover Park East, L92 -0047 August 12, 1992 MITIGATION_ MEASURES REQUIRED TO ADDRESS IMPACTS IDENTIFIED IN THE SEPA CHECKLIST. 1. Provide a six foot wide easement along Strander and Andover Park East for the sidewalk. o l' l0 FLOOR PLAN 1 - . q • IItO .a ia"'.-- •— . 7' tii -___ —t� tie fi M 111 MV i i tei I l i l I ! II II 4 11 4 4 4 4 4 0 0 o I II 1 — 7 7 1 1 1 1 III, I III Li 'Li LI ii 5 ,t1 fi i1 ■ 11 1.1 I I!ll 1 I m'a I 1 Jj 1 ; I L . r 1_11 u _ I • O n n LJ I 1 N I I N 1 1 JJ�J r` : f .4' is 4 y AO 0 ' to STIPULATION FOR REUSE LENASERIli: PRELIMINARY FLOOR PLAN TUKWILA, WA ,.tl� Al [voxo . VA,t run 0K K CVO KY O T!V R[KM SOUTH ELEVATION EAST ELEVATION N!LGir EOV ✓ art. TO & uRl[0 t& LOU? S[ODUI[ Rit?T —T Kt TKq OOOt STIPULATION FOR mug PRELIMINARY ELEVATIONS TUKWILA. WA M[T r. A2 111• iltl 1 \ \l ∎ 111 1\ t i \ :\\ 1\ ■ V t\1 \ \ \ 1 , y. \ \ ,■ ; \ \ tl \ \ \\ \ \ \.., `......�..» '\ ■ \\ \ \ ■ \ \ \ \\ ' \ \ \ \ -°- \ \ \ \ \ \ \ I :::. %'\ \ \ 1 \ \ GROtNDCOVER PLANTING \ \ \ `\ \ \ , \ \ \ \ \ ;\ \\ t ` \ \ \ ;\ \ 1 \ \ o. oar SHRUB PLANTING CONIFEROUS TREE PLANT SCHEDULE■ NOT FOR CONSTRUCTION SPECIFICATIONS FOR CONSTRJCTICN AROUND EXISTING TREES I VEGETATION 47 or us+, • • i IU COMPUTER CITY SUPERCENTER (,tell , DC74NC4 L-( CPTICN P 4 1 .'n OJ,11 044 40400 0.014 0400.00 r00000r LANDSCAPE INSTALLATION NOTES, nurse., 004 1.4 40040 0044001 Cy 4.46..4. 0000.011 1444 .41 0404, EXIS [INC NOT A PART o 0414.0. /000110 \ r: rolv i l I i CO IMIVIVID FREL IINIINARI LANDSCAPE FLAN U ., �~` ) 4 ,di tiii0 gtommrAtIr VraMegrardi‘b el I 1 ' CO STRANDER BOULEVARD I ". 20' -O" •• Ng Q Cg Og Date : 06/11/92 Drawing Na L1 COMPUTER CITY REMODEL PROJECT ti 227 2I. ^ PM( 0. 13 00 510701 EXISTING NOT A PART COMPUTER CITY SUPERCENTER [100$ STREET N MAP 51„ *Olt: to K 4101261 lb rNU( 6O166N1 01412400 II 4001 14400. 441 1041101 10 4 0112014•40 K4 6040 MIK 414143 KIK 10 IE 0.010 25' 11101 ut11 tilifa f ��.��.1..1...J...1R.1 -..1.. •( nrtq 411 5' , 10[ 611 ErFa STRANDER BOULEVARD PARKING ■ K _Ittt • 0 OOV41 - II 1014. tb 01011010 i.5 RI 1000 K Itt7 SITE PLAN Jote: Orowing No: C 1 • ' • • • • Q /4 FarrDIC40 Rene4Xt•2 COMPUTER CITY SUPERCENTER wa4.urt.)n C.4NOI r •COyete re. ear.. On, uN•r 344.4 EXISTING NOT A PART C.qs 05400 Cd rout •�N Ine 0 e. A0J.41 eln7 CO 100 00.0100• Iu2N attar. rrcltaL /IN /SHED 00400 Cavra d. Re40(ale 04137. /pre, Onr/NILFR CMWeCnA ICA neuNNICaa.. _An kmungsamon B�psYa L t r't. 9i 1.41•• H 4xr /aN AAA . tn• .re . . 7' um rent pot STRANDER BOULEVARD NvarALL W01Mo 70.15 0400. \ R oes O/TC f/iN NCr40 .NLaCSJO 40.0/Na OOO. I.O. /II. IS 047705 It. it PRELIMINARY GRADING AND UTILITY PLAN 11µC4[7[ Ito /CR a/NISIet •OJ•• Srnr, •Ms Lent T. n4 /✓ri /N «014' #4 0 0••14 •NCLu0INp OOrOS7.0 ••705 ••■r • as ttpu/t o. ) earl ogrvol•mr 11!4[2171 AAA.' ! - I C , , I6 i I a I I O I p 1Q M ole. I CN.r.w.R 00•0. 70 INS •4/IT.NC SF 70 N Iren ...NAG ,-10' IA/IWO? I 1 /•4/ ./ I Fi rRa✓r4aa en artne✓ra /NUUallo 31 Re4E R NSTAUe /ON 4 � e CI o _ _ — _ — — — _ . CONAR✓C7f0 �I INa noun. — CINNKtto nice G✓n't r4NCt a,. M eANROC ee II0 suite N. DA _ DAVID NOS A SS0(13T. 00 JI/•Jl•J,•! 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'Tu. r , r c ' r eau. ovw owe • . ... d r I �..._. / 1 • I:I i n • fa• �•.. ai) • :. rr .... / y '• • ^ _ L__(, t •_.� !._ -:. �1 _. -i � -I' -a __ iz- y ��_ V•` /'' �, ( l ' '''700 1 10 ttKr.Y 1T-5 -. • IrY f. 1 ,i Iw�nr I T r . ` I w tts rtvnc utt.n Jwttn i ..,:.;.J ��� • .._....tee. w• d Jet, /•sl ii • r w .reeeer N / /`'Jr • IV IJI JJ 1•Mt - - �ST 0.4 1 y M.1 (�I..N - R.47VDE/P" G BOULEI�A/Q0 " - w�nl 0 r/. ...L. 40. .1.00 1701 4h1...4 .. .. 1r..J 1.J... ...i.1. M• 5.11 M _.T TANOY CORPORAT /ON °'rf /'';'" F /QELtTY 4SSGY %AYES t•" .17 ...i.•t_. . Cr/ t�O:'. 7YTLE:.37liPl / Ee: 1 '':. -. Nyri•tA1S • _ '''t % )` CHADWICK SURVEYING 411; ENGINEERING ;•� • M1/ wow my mom tAT7LL 5- ureral •N. swam.' .1.• I• • • • .. ::3... • .r.i Vlv SC cis kcs r e' - s F t e S (G of 2C\! ( cst , ) Pc P' ( CA - 770/ \ / OVERALL HEIGHT b N B . • SIGN SPECIFICATIONS 24' DEEP DOME FACED SHIT METAL S N CASKET WITH ANGLE #i0N FRAME TO MATCH PAM 1266 BLLE). FLEXIBLE (RETAINEFLESS) SIGN FACES (COLORS NDTEDI. INT. LUJ M.IMTHT1243OOMA HIGH OUTP.IT FU NTLAMPS. *NM: 8- r X 21' - 3' SIGN FMRICATTON N (2) HORIZINTAL SECTIONS. FACES FOLD FOR SIB'. 12283 RED COPY ON WIVE 21' - 3' 12114 BWE COPY C 12990 LT. BWE BACKGROUND DROP SHADE SIGN ELEVATION 12990 LT. BWE DROP SHADE #1090 YELLOW SUPERCENTER ‘4 V RAM OUTI E 12283 RED BACKGROUND WITH WHITE COPY EXHIBIT 11 LD RECEIVED CITY OF TUKWILA JUL 1 0 1992 PERMIT CENTER ciranclw SO an Co. t , f , H S PEYCO DR R 1 ' 467 4451 F a x R 1 ' 4f," ' ARLINGTON. TEXAS 76017 .............. Response: Response: City of Tukwila Design Review Application Page 4 3. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. Response: Not applicable. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. We are voluntarily proposing a sidewalk along Andover Park East and Strander Boulevard, to run primarily inside of the existing mature, 20 -year- old landscaping. Pedestrian traffic crossing the intersection, as well as from adjacent properties to the north and west, are accommodated with handicapped - accessible ramps leading to the well- buffered, inviting, and stable pedestrian circulation sidewalks. From there, access to the parking areas and the building entrance is convenient and clearly recognizable. • C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The existing mature, 20- year -old landscaping provides the entire site with an effective buffer from the busy, adjacent arterials. Additional landscaping enhances this feature without blocking the wonderful views along the buildings created by the deciduous 30 -foot mature trees. These trees provide shade, as well, for the proposed sidewalks and parking areas. New landscaping along the building's west, south and east sides reinforce these attributes while moderating the scale of the 20- to 30 -foot building walls. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Response: Cast -in -place concrete curbs and sidewalks protect all new and existing landscaping. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: Approximately 12% of the site is planted. Planters are located at the ends of all City of Tukwila Design Review Application Page 5 parking rows and at all corners of the building. F. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: A mix of evergreens and deciduous trees and shrubs, fencing, and enclosure walls assure year - around screening of the service area. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. Response: Not applicable. 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: Lighting emphasis will be on the retail entry. The north and west sides with their immediately adjacent neighbors, will be lit for security criteria only. All proposed fixtures on site will be shielded types. The proposed parking lot light standards will be less than 30 feet high. 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. Response: The existing building is the best looking, concrete tilt -up panel type building in the area. Its exposed aggregate finish is of very quality and has been well maintained over the years. These panels are being relocated on site and integrated into the proposed structure. The surrounding area is almost completely of similar scale and building types, though generally not as nice as this building. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. City of Tukwila Design Review Application Page 6 Response: Surrounding area is nearly completely of similar scale and building types, though not as nice as this one. 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: The main retail entry will be a well - proportioned and higher portal component. Landscaping adjacent to the building will add human scale to those walls which are not being enhanced by the portal component. D. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The building will remain primarily of exposed aggregate finish. However, bright color will be introduced at the south and east elevations. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: Mechanical equipment on the roof will 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. Response: Exterior lighting fixtures will not be a primary architectural feature. All building mounted fixtures will be harmonious with the exposed aggregate finish. G. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. Response: Although similar, none of the adjacent buildings are of the same exposed aggregate finish. City of Tukwila Design Review Application Page 7 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. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: Not. applicable. INTERURBAN SPECIAL REVIEW DISTRICT 1. The proposed development design should be sensitive to the natural amenities of the area. Response: The largest natural amenity in the area is the existing, mature 20- year -old landscaping along Strander Boulevard and Andover Park East along this site. These are being preserved and made a'key part of the proposed design. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. Response: Not applicable. 3. The proposed development should provide for safe and convenient on -site pedestrian circulation. Response: See 3B. above. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. • City of Tukwila Design Review Application Response: The site across Andover Park East was recently remodeled for another retail user with a similar bulk /retail use. The proposed development should seek to minimize significant adverse environmental impacts. Response: Proposed development. The proposed development actually reduces the builcking area on site and increases the amount of landscaping. 6. The proposed development should demonstrate due regard for significant historical features of the area. Response: Not applicable. Howard R. Turner, AIA. Page 8 --Z191 „ . • rz t TITRES 10 11SING' tugged, ligh1weight, 4 rciisirni= resistant the iast } stain ss n s!; ta ndani mish isarkbronze G IC blyesteppo`ptcderelectm- • ' tat cal111applreidpnd oven- cured. ; ' t oriduletlei4Mountsonanyflat vertical surface. liSTING:1111 572 listed for wet ;3:`..• tiocations . • 7C) OOW KM, 35W LPS, uL Wt Location Use in pedestrian areas, stairways or garages ORDERING SEQUENCE CATALOG NUMBER High Pressure Sodium Metal Halide Mercury Vapor 70 TWH 70S 100 TWH 100S 150 TWH 150S 200 TWH 2O0S 250 TWH 250S 400 TWH 400S 100 TWH 100M 175 TV /H 175M 250 TWH 250M 400 TWH 400M' 100 TVA/1-1 100H 175 TWH 175H 250 TWH 250H Low Pressure 35 TWH 35L Sodium ADDITIONAL INFORMATION Wattage Ballast High Pressure Sodium - Med /Clear 70 24 100 HX -HPF 24 150 26 High Pressure Sodium - Mog /Clear 200 28 250 CWA 32 400 42 Metal Halide - Med(100)/Mog /Clear 100 26 175 CWA 26 250 32 400 (E -18 lamp only) 42 Mercury Vapor - Mog /Coated 100 21 175 CWA 23 250 26 VOLTAGE Weight Lbs. Kg. 120' 208 240 277' 480 TB' 11 11 18 13 15 19 12 12 15 19 10 10 12 Low Pressure Sodium - D.C. Bay /Clear 35 HPF -LAG 25 11 Shipped Installed In Fixture SF Single Fuse (120,277V) DF Double Fuse (208,240.480V) ORS Quartz Restrike System (lamp not included) PE Photoelectric Cell •70F RHP RNP MOO LS DME DBL OWN DNA DSS DCCC DTG DBR DSB CR CRT FS Shipped Separately WG Wire Guard VG NOTES: ' Provided with dual tap (120/277V) ballast when ordered as 120V or 277V. T Multi -tap Ballast (120,208,240,277V). 3 May be ordered as accessory. MUST see Bldg. Mtd. Options section. OPTIONS Reduced Ambient Operation ( -70 °F) Reactor High Power Factor (150 HPS) Reactor Normal Power Factor (150 HPS) Mogul Base Socket Lamp Support (mogul socket only) Architectural Color - Medium Bronze Architectural Color - Black Architectural Color - White Architectural Color - Natural Aluminum Architectural Color - Sandstone Architectural Color - Charcoal Grey Architectural Color - Tennis Green Architectural Color - Steel Blue F — W Architectural Color - Bright Red Corrosion- Resistant Finish (Polyester) Corrosion- Resistant Finish (Teflon) Full Shield for IES cutoff Vandal Guard ACCESSORIES (Field Installed) Ordered Separately. See Building Mounted Options Section. H = 15 (40 cm) W = 16 'I (42.6 cm) 0 = 8' (20.3 cm) KAS Area Lighting FEATURES 'HDUSING:'Rugged, heavy- gauge, :lightweightaluminum housing. tectilinear shape ;continuously ;seam- welded for - weathertight integrity.EPDM one-piece, 'fully gasketed, 'extruded aluminum doorframe with impact- resistant temperedglass'lens, Extruded 12" ,aluminumarrhiarpole or wall .- mountingDark- bronzeTGIG - - polyester powder finish standard with optional architectural colors available. •DPTICS:. Anodized aluminum. Tour IEScutoff distributions available,i'depending on housing size:Type II (Roadway);Type III (Asymmetric) ;Type IV (Forward Throw);Typel (Square `Symmetric)., ;BA11AST/ELECTRICAL SYSTEM: All ballasts are 100% copper wound and factory; tested. 70- 150W HPS: t high .powerfactor rAII others: Constant wattage autotransformer. Electrical components are unitized on removable power module. Positive locking disconnect plug. Mogul base porcelain socket. LISTING:111. approved for , wet locations. 130 Ark Mounted Rectilinear Cutu _ighting 0 Viet Locatior Use for car Tots, street lighting, tennis courts ORDERING SEQUENCE CATALOG NUMBER High Pressure Sodium Metal Halide TYPE II DISTRIBUTION 70 KAS1 70S R2 100 KAS1 100S R2 150 KAS1 150S R2 200 KAS1 200S R2 250 KAS2 250S R2 400 KAS2 400S R2 175 KAS1 175M R2 250 KAS1 250M R2 400 KAS2 400M R2 100 KAS1 100H R2 Mercury 175 KAS1 175H R2 Vapor 250 KAS1 250H R2 400 KAS1 400H R2 TYPE III DISTRIBUTION 70 KAS1 70S R3 100 KAS1 100S R3 TYPE V Square DISTRIBUTION High 150 KAS1 150S R3 Pressure 200 KAS1 200S R3 High 250 KAS3 250S R5S Sodium 250 KAS2 250S R3 Pressure 400 KAS3 400S R5S 400 KAS2 400S R3 Sodium 1000 KAS3 1000S R5S 1000 KAS3 1000S R3 175 KAS1 175M R3 Metal 250 KAS1 250M R3 Halide 400 KAS2 400M R3 1000 KAS3 1000M R3 Mercury Vapor 100 KAS1 100)1 R3 175 KAS1 175H R3 250 KAS1 250H R3 400 KAS2 400H R3 1000 KAS3 1000H R3 TYPE IV DISTRIBUTION 70 KAS1 70S R4 100 KAS1 100S R4 High 150 KAS1 150S R4 Pressure 200 KAS1 200S R4 Sodium 250 KAS2 250S R4 400 KAS2 400S R4 1000 KAS3 1000S R4 175 KAS1 175M R4 Metal 250 KAS1 250M R4 Halide 400 KAS2 400M R4 1000 KAS3 1000M R4 Mercury Vapor Metal Halide 100 KAS1 100H R4 175 KAS1 175H R4 250 KAS1 250H R4 400 KAS2 400H R4 1000 KAS3 1000H R4 400 KAS3 400M R5S rA L /THON /A ARrH/TFrr//Re/ nurnnnf od( M:.mber of International Council of Shopping Centers December 5, 1991 Mr. Clay Smith 8235 Douglas, Suite 950 Dallas, Texas 75225 Dear Clay: After a conversation with an Assistant Planner at the City of Tukwila, I've determined that the following would be allowed on the building at 227 Andover Park East. On a corner building, such as this one, with frontage on two streets, a total of two out of three possible signs are allowed: Sincerely, • One wall sign on frontage facing Andover Park East of up to 120 square feet (no bonus because building set -back is not double the required 50 feet). All of this is subject to verification at the pre - application hearing which is scheduled for December 12, 1991. Seattle Pacific Realty, Inc. Site Acquisition • Retail Leasing Property Management • One wall sign on frontage facing Strander Boulevard of up to 165 square feet (110 square feet + 50% bonus because building set -back is more than double the required 50 feet). • One freestanding sign at or near the corner of Strander Boulevard and Andover Park East of 75 square feet per side with total of 150 square feet for all sides. ---coevi- (>9 imikti 1904 THIRD AVENUE • SUITE 710 • SEATTLE, WA 98101 (206) 682 -3100 • FAX (206) 682 -3011 '„ .,,I..MIII" Of CHAIN LINKS = • rTsZ AllpfrN CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVE Z F. BOARD OF ARCHiviiC7- °RAL REVIEW DESIGN REVIEW APPLICATION CHECKLIST OPA�IIn�L1 1J �U The following materials mu t be i 411 yf pplication. This checklist is to assist you in submitting a cs mpltt appTication,._..P1eas do not turn in your application until all items which apply i. yolprggosal;y'icliach to your application. If you have any questions, contact he DppAttblieiti ity Development at 431 -3680. GENERAL PLANS Application Form Design Review Fee — $900.00 Environmental Checklist � I N�-l�i T►Zk� flit` Environmental Checklist Fee — $225.00 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3680 60i - ots_466L b CAW) vl Seven (7) copies of the set of plans are required. The scale shall not exceed 1 " =30', with the north arrow, graphic, scale and date all identified on the plans. Also, the license stamps of the architect and landscape architect shall be on each appropriate plan. The following information should be contained within the plan: A. Vicinity map showing location of site and surrounding prominent landmarks. B. Property dimensions and names of adjacent roads. C. Lot size and impervious (paved and building areas) surface calculations. D. Existing and finished grades at 2' contours with the precise slope of any area in excess of 15 %. E. Location and dimensions of existing and proposed structure(s), accessory structures with appropriate setbacks, parking and loading area dimensions, and driveways. Existing (6" in diameter) trees by species and an indication of which will be saved. Proposed landscaping: size, species, location and spacing. G. W -4Akw q i itZ H. NE I. K. NO L. ,BOARD OF ARCHITECluRAL REVIEW • DESIGN REVIEW APPLICAT, l CHECKLIST Page 2 M. V EID (34 Location and size of proposed utility lines and a description of by whom and how water and sewer is available. ( ►'1C.U,c. . YL- / / + .2 .) o Location, dimensions and nature of any proposed easements or dedications. For commercial and industrial uses, gross floor area by use and parking calculations. For multiple residential, location, dimensions and description of common open space and recreation areas. Dimensioned elevations of building drawn at 1/8" = 1' or a comparable scale. Elevations should show the type of exterior materials. L15T 1'1 C„LD Q. i crt Location and elevations of exterior lighting for buildings and parking areas. Location and elevations of dumpster screens. Color and material sample board for exterior building and accessory structure colors and material. O. Perspective drawings, photographs, color renderings or other graphics which accurately represent your proposed project. PUBLIC NOTICE One (1) Photomaterial Transfer (PMT) of each drawing reduced to 8.5" by 11" (most printing companies can make PMT's). A mailing list with address labels for property owners and residents within 300 feet of your property. (See attached "Address Label Requirements ") A King County Assessor's Map which identifies the location of each property ownership and residence listed. The maps may be ordered from the King County Public Works Map Counter at 296 -6548. Mow) -ro Be. pa► 62et- ) cctrefA, C62-CUanD05) 1 w for' CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELO 1. BRIEFLY DESCRIBE YOUR PROPOSAL: OWNER Phone: BOARD OF A ; 'HITECTURAL REVIEW Remodel existing warehouse for retail use. 227 Andover Park East, Tukwila, Washington DESIGN lEVIEW PLICATION Southcenter Boulevard, Tukwila, WA 98181 Telephone: (206) 431 -3681 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) Quarter: NE Section: 26 Township: 23 Range: 4 (This information may be found on your tax statement) 3. APPLICANT:* Name: Howard R. Turner, AIA Address: Turner & Associates, 2115 N.E. Park Rd., Seattle WA 98105 Ph (206) 523 -7489 Signature:, Date: June 9, 1992 * The app icant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: �' B - sknsert d elity Associates Address: 471( L!L�rUL.� 1�� � .ZSC . / r.(4/1 �Fc) �lv 144 (e/ Z, (17? rty ' volved I /WE,[signature(s)J swear that I /we are the owner(s) or contract purchaser(s of the pro in this application and that the foregoing statements an answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: §D@A DAVID EVANS ANDASSOCIATES, INC. CLIENT //�� SHEET OF SHEETS JOB DESCRIPTION �`�"I'I&P,s JN 3.14.),4 cr:er BY DATE & /I / /9eJ §Y§Al MID EVANS ANDASSOCIATES. !NC. CUENT SHEET /7i OF 1( / SHEETS DATE 6 f if JOB DESCRIPTION A Q4 i i I . I. t 1 l . 1 = _ 0//-7 i Pe, I 1,-/ cL7 /4P i I , f T i i X 161; : i►t 1/LV.. S ' ." 1 4 4 -)__ __ i : r _- _1_._.:—. . __ . 4 - wt 4 4' . cY'S# ".J 41312er ve a us { I L 7) .) ' 6:40 , Tc ( S JN , �l )4 c: D / BY 4 CAC 1 1 24 ??Da' J 1. RELFIONSHIP A. This site should streetscape and movement. City of Tukwila Board of Architectural Review Design Review Application OF STRUCTURE TO SITE Page 2 be planned to accomplish a desirable transition with the to provide for adequate landscaping, and pedestrian Response: This site has a wonderful, 20 -year old, mature, landscaped planter strip along Strander Boulevard and Andover Park East which provides an excellent buffer between the busy arterial and the interior of the site. The proposed sidewalk is located inside of this buffer, bringing pedestrians away from vehicular traffic. The sidewalk is buffered from the parking lot by new landscaped planters which are designed to enhance and go with the existing landscaping. Additional plantings adjacent to the buildings complement the other landscaping, providing the desired transition. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. Response: The parking areas are well designed, moderating their visual impact. Most of the parking is adjacent to the substantial, 20- year -old, established, mature landscaping. Note that parking is no more than 45 feet from existing or new landscaping. Particular attention has been paid to the service area. The truck dock and dumpster areas are enclosed, and the enclosures are screened from view from adjacent properties, the street, and the retail parking area. C. The height and scale of each building should be considered in relation to its site. Response: This area of Tukwila is very homogenous in height and scale. The existing building, which is being remodeled from an industrial warehouse to a retail store, is 21 feet tall, similar to its neighbors to the west, north, and east. Several three -floor office buildings across Strander Boulevard are 230 feet away, such that their difference in height isn't perceptible. The addition of the B. City of Tukwila Design Review Application Page 3 retail entry and sign elements on the south and east wall of the proposed, add modulation to the building. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. Response: The reuse of existing concrete tilt -up panels with their exposed aggregate finis* assures that the proposed remodeled retail building is in harmony with its neighbors. The preservation of the existing mature landscaping ties in with similar plantings on the site adjacent to the west and south across Strander Boulevard. Appropriate landscape transition to adjoining properties should be provided. Response: Existing yards north and west to be preserved. C. Public buildings and structures should be consistent with the established neighborhood character. Response: Not applicable. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: Truck traffic is primarily located at the northeast corner of the property, where service vehicles will be entering the site, making backing maneuvers, loading, and unloading. Retail customer vehicles and pedestrian traffic, on the other hand, will primarily congregate around the retail entry at the south end of the building, and use the driveway closest to the building entry at the southwest corner of the site. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: We are voluntarily eliminating one driveway on to Strander Boulevard, proposing combined access onto that arterial from this site and the site adjacent to the west. 3. LANDSCAPE AND SITE TREATMENT City of Tukwila Design Review Application Page 4 A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. Response: Not applicable. B. Grades of walks, parking spaces, terraces, and other paved areas should prontote safety and provide an inviting and stable appearance. Response: We are voluntarily proposing a sidewalk along Andover Park East and Strander Boulevard, to run primarily inside of the existing mature, 20 -year- old landscaping. Pedestrian traffic crossing the intersection, as well as from adjacent properties to the north and west, are accommodated with handicapped - accessible ramps leading to the well- buffered, inviting, and stable pedestrian circulation sidewalks. From there, access to the parking areas and the building entrance is convenient and dearly recognizable. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Response: The existing mature, 20- year -old landscaping provides the entire site with an effective buffer from the busy, adjacent arterials. Additional landscaping enhances this feature without blocking the wonderful views along the buildings created by the deciduous 30 -foot mature trees. These trees provide shade, as well, for the proposed sidewalks and parking areas. New landscaping along the building's west, south and east sides reinforce these attributes while moderating the scale of the 20- to 30 -foot building walls. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Response: Cast -in -place concrete curbs and sidewalks protect all new and existing landscaping. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Response: Approximately 12% of the site is planted. Planters are located at the ends of all City of Tukwila Design Review Application Page 5 parking rows and at all corners of the building. F. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. Response: A mix of evergreens and deciduous trees and shrubs, fencing, and enclosure walls assure year - around screening of the service area. G. In alas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. Response: Not applicable. 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: Lighting emphasis will be on the retail entry. The north and west sides with their immediately adjacent neighbors, will be lit for security criteria only. All proposed fixtures on site will be shielded types. The proposed parking lot light standards will be less than 30 feet high. 4. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. Response: The existing building is the best looking, concrete tilt -up panel type building in the area. Its exposed aggregate finish is of very quality and has been well maintained over the years. These panels are being relocated on site and integrated into the proposed structure. The surrounding area is almost completely of similar scale and building types, though generally not as nice as this building. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. • City of Tukwila Design Review Application Page 6 Response: Surrounding area is nearly completely of similar scale and building types, though not as nice as this one. 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: The main retail entry will be a well - proportioned and higher portal component. Landscaping adjacent to the building will add human scale to those walls which are not being enhanced by the portal component. D. Colors should be harmonious, with bright or brilliant colors used only for accent. Response: The building will remain primarily of exposed aggregate finish. However, bright color will be introduced at the south and east elevations. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Response: Mechanical equipment on the roof will 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. Response: Exterior lighting fixtures will not be a primary architectural feature. All building mounted fixtures will be harmonious with the exposed aggregate finish. G. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form, and siting should be used to provide visual interest. Response: Although similar, none of the adjacent buildings are of the same exposed aggregate finish. Response: Response: See 3B. above. Not. applicable. City of Tukwila Design Review Application INTERURBAN SPECIAL REVIEW DISTRICT 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE Page 7 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 opplicable. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. 1. The proposed development design should be sensitive to the natural amenities of the area. Response: The largest natural amenity in the area is the existing, mature 20- year -old landscaping along Strander Boulevard and Andover Park East along this site. These are being preserved and made a key part of the proposed design. 2. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. Response: Not applicable. 3. The proposed development should provide for safe and convenient on -site pedestrian circulation. 4. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. City of Tukwila Design Review Application Response: The site across Andover Park East was recently remodeled for another retail user with a similar bulk /retail use. The proposed development should seek to minimize significant adverse environmental impacts. Response: Proposed development. The proposed development actually reduces the buikking area on site and increases the amount of landscaping. 6. The proposed development should demonstrate due regard for significant historical features of the area. Response: Not applicable. Howard R. Turner, AIA Page 8 Mill•tela 00104 40 11•1 110! MX au 00 NOCO • vout (WIWI., usu.° r;ROOF ATTACHMENT DETAIL sc. .-o r. (-AS KAMA 1 a)ROOF @ ENTRY SCALE. I/6sr-lt REP 1-A5 • Mai 02-00413 . © SIGN ELEMENT N.. Z./SCALE 1/154-0 REr. 3220 — •■•■•••■ lt KIWI ((1P) MIEN . ' . tti r•o* C • (2LY & pricssyt MGM OICKLV • CerAnni • < i > 3047 r -1 L _ J F 0•0 L J 2040_ F L J L _ J I I LK or Ks ccrellevss 444 10 occr oitt I I I I I .9a I I I I I I I I I LI I I I I / . 4 L . 2 . .. . _ . _ 1 .._ . 1 L.,45 . \ I • d ROOF PL AN SCALE. li10..6-0 1 r- - L _ J Kona (7 r LJ L _ J Ill Or Kr. 076•LC 41 rVO40 ---. SOUrf cam Isom,' L _ J - 1 L _ J 1 1 I F-1 I F-1 I F-1 I r-1 I 1--1 L_J I L _ _J 1 L _ J I L_I 1 L _ J I I I I I I I 1 1 I I I I I I I 1 I I 1 1 I I I I F-1 r *I r 1 . I • r — -I r I L _ J I L_J 1 L_J I L _ _I I L_J 1 L_ 71 • L _ J INSTIL INIu701 70 10 I 4f1040 42704 00001 Om) 7 1 . I WM WI 7 r- 1 L _ J k - 1 -- 940(70 so F F F L _ L _ J L _ J I I 1 I I I F-1 I F-1 I F 1 L _ J I L - -J I 1 \ I _2° 1 sl — — — — 4 -<> I I VsnlifA 207710 M. 3330 1 1 . 10110701 _(> TURNER AND ASSOCIATES kt. PM. KW SEAtTLE..0,9•4104 64035 (((0)533-1404 ARCHITECTS EVISIONS Apr. 20 ••••■ 7 my% • OENTRY LONGITUDINAL SECTION 2 scxE: + /2' -r o (cmrtwccal A • 0 ®' 4 OPENTHOUSE SIDEWALL DETAIL SCALE r RV 1 -913 OE NTRY CROSS SECTION I SCALE: V2' -t-o (CEENTCR90 j 0 m OPEN .1r. 001.001 ••I mt•a •1411• OCUPOLA DETAIL scx . r -t-o• R[r: 1 1 , •.P0041P Aria. 4•7 HVAC UNIT mart nosert OPEN RV: 1-A3 • . 11 KEY NOTES RED ID m ID Ia Ia O 111941930011 RAt+AY IVM • • rr•c 24 el 11089190 ra 9000 ]= M�[I Y is 00•10• 0118 RD ro• 1'/� 99101 09001 KM Ar DM* .ALL YY . .Mm DDO[R a1R .r mi WED N Java,. C. 1,9:l vi Q rac+w.o. SRO CONCUR RI SacfSa R.2. o 2033 .010 Rt s•Cnat 1[. aar RP. Q.ac11Yl • 1 =I RIM NI facnM. .t. aDD.a •.Yr1 ratt �O.R iM aM O M . l Q TOO KM= m r<aao 0 SID Ia RUT 9119.11.0.04 111. cO.fiRD NOM snit' Vr OM NI PMIRa R P M . 1 M ENTRY WALL SECTIONS TURNER AND ASSOCIATES' ARCHITECTS ri ;t 210 Nt. Pm Aa O S SCAT RL RAS19GWW 1803 C ) 523 -24N COMPUTER CITY SUPERCENTER TLKWLA, WA J90 92 Ca1P rLE: CC5ITA130:0 CRAM BY: F. ET AL ocrxED DATE' SCALE: SHEET F ECI?IVEJ MR 1 DV er ava1 rl+T n /J/92 VARIES !»rL.erlilicT : REVISIONS APR. ! 19•0 t.+ II 0 WZ -co4S • // / �I j ! COMPUTER CITY 1r1 SUP ERC ENTER 4 { { 1L IMMOICA. NMI W61./.4 .CI1C4C re , (.LIt' GrCN0 4117Y r 117. &C LICI LIST. NI r ••• s .111*0 0401•4•1 r Rv 1Gf4•• 07.7 Sr 07.041 Canoe, T• CO. - 00 M1 CAIIV0 INr 1O Ca ••••1 m lb Wrziris roc& • • 4 EXISTING NOT A PART '1 \ • i' I \ I \\ 1 \ 1 \ \ \ 1 1 % \ \ \ 1 \ \ 1 Le/ LJ / \ \ GrNT CRAOL �� � .M1 40.11.07 C7N1 CO Ron. •00 4O roan 11.0O14 7v4ICAL 11111(00 10400 CLVr01. 20104.04 1I477. r1RG.. � - INLLLR C#VVCC7 /CY ] PLR 1 00.40WICAL 0L/N O.N .--_ w —. �G._.__.0 -- -. _ �Y �•.: ; LMC1 =171 �RIN w RN GtOON /01 allOC1 /0.V CAN / + 7 C1I•7 NCR NYR C' IC LIN 01010 T IN i1�1 •• atlOGll 4W7 MIR.LW17•MI STRANDER BOULEVARD !NLacYO L000INe 040* 1.1. /17 09 457714. 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A2 CANOPY PLAN 10.11 116• • 1'.0• Lgz-a 1.,01(0 0 2 62POOL 0 M KOYO 01 _ yv 11110 Cum tw o : 1 0 a +014 1(SP[ JIIXI -- - SOUTH ELEVATION I0.1 ■•• • 1 Nv Ilp 1L[•xl • a0 EAST ELEVATION YnC 111 • 1 041101001(00 0 K [+601[0 +00[[411 .ue0 RiItO IU lMx 04.0111 It M 0105(0 I Nv 0+t1Alu .AV AYOA1 - "' 1 Yv OW11 A Ip iu CO' I C 101 11. c.,lnlP Urt 00,011 • R+.O [1. - - I 1[11,100 I 1 ;0000[ 1 I / .10 . I I i J I ff '1000 A L KO A� p Ps[.A l t(001'0. 7! fL.•10 web fat ll3t..11 r•.•J Y 0101. [AA.0 2 Iw.•.M) ' (•61.11J)4 6+01. 0000 rr...,q 1.A.D. PpuC New, of e%7ha t4. . - 11(a ,L• B.A.R. ''`` DA11 INIiIAISaL. 61-1RJB PLANTING CONIFEROUS TREE ' 'i SCHEDULE. _• _• —• _. __11_11 _. _..�..__..__ __`_- Gs) ,_.__. • Go,YK. - n.re corr,a, sure •• a;wr•rr •••C•C.r•oa NOT FOR CONSTRUCTION . ._ i .�......:'..... ••• •• • � • • ...WOO MEM 01•1471110•1• INSTALLATION NOTES. ••••... •• 5• ea •� ,•11 .11..44∎.•.••44 1••4 .• 11 .: .". 44..... ' . -.•.1 •••••• 1 s 1 1 1 \ 1 IRRIGATION SYSTEM DESIGN 1 \ AND CONSTRUCTION NOTES. 1 , 1 , GROI NDCOVER PLANTING • .•ww��.. ... •\ 1 \ •..o •o. ...w.o..,•.....44 •»1111. .o••••.• • \ \ \ 1 1 \ 1 , 1 \ C E XISTING \ \ \ NOT A PART t \ \ L .. `,1111 _1111_..-- ______ ._.._..r :_ _ _ r •, w.•.wJ FIRE_ IMi1N141RY LANDSC4 E FLAN SPECIFICATIONS FOR CONSTRUCTION AROUND EXISTING TREES 1 VEGETATION w....0 1•1110047•4•07•• Mt INMAN 70 w. •000 •.•�9 10 14117••••11•7111• '• AI nom. 12. pm •7 77:10 21, see COMPUTER CITY SUPERCENTER a ■ �) I ' \i?/ • It r'rrc,i•�.rmisrr IN 6 • r. • f TOM WNW, VOX f 1 Merl n.....•• 1 110•411/ TOLL _.---._.._._._._._ 11_11— '--- •—•— •— •— •—•—•— •—'—'—•—• —'— •—'--- ._..�.b..e,. I . STRANDER BOULEVARD _ v B.A.R. ,vplmvEn IHE $�L3 r I 4 4O I"• 20•_0" Drawing Na L1 \ 3 ■ , \ ! 1 — ! \ 3 \ L —/— •011: PM PAPIDI 1 3 , \ . ,• ''. , f 1 \ % \ LIMM41 116:10411 IN Nun MIACIPI DINLIMMIP 1 - 41 I I 1 1 I t • . 4 . 4 1 ,IL. 't., l (i i 1 ) .1--1 M it 0 I . i 1 1. !'. L le.x;; / :.: \ % , , ,, % • MCI LOC.41116 ION 0116/1060 . 1.- 1... 14!!! IL 1,16 :,!....-IT,1 -•,--i " L-......1. .,- .. \ ' .........,—: — ---- — 7 — .7 ..___--.—......_.---:— 02-CC4e) EXISTING NOT A PART .11 ..!9' ... A -• 12 161161.1611 -•••" Li ill11'111!114 WAD MIM liegald6114 40 —• STRANDER BOULEVARD COMPUTER CITY SUPERCENTER BUILDING AREA: tZn 30.1 PAM 1101 ` 261•01_ ; 1161 064 1 16.411111- 0111 PIM r. moss tm ; irita5- Wrt ••• 1 .. .....- ...._....... INOEX ,S INFRRMAT ION 227 I PS MU tin:1MM P.M PARK IND r MIL 64 =PIP M 1•41211 CLOMP: 4 &AV 1.111 Wawa COLPDM 113 MI POMO 16 DM. SITE PLAN SITE PLAN "IV MOM 63 WE !MINIM TUKWILA , Wo PM MI *Ma: MOM 011P. .01I 03•11000 WM I 6/01412 03 l*: DPIM 031040 •611 S ANTITY SPECIFICATIONS 2 D.O. .y•VRAL1111 D 0I15..yn.V1u1 PWI • END, .yo.VI4.L NAIIJ to Sam S DID. full .r.101311 Torn D BIB, .y.n.VIcAL RAN, to SEN. 135 I/' oE. till AIN 6.N 450 I0 04. 1410091142 6 p.cI'9 O) l' sc. uil gll.r .p.cVg FRANK LIRURDY G.n.l.I S.I.. M..p0 WITVIQI 01 SIIVM01 10 ssnA. tuavnL.. 6• 11111 ACTOR SHALL WATER TAE RANT ECESSART TO MANIAN THE PLANTS ;0.OITIOI DURING THE PLAITS' SEASON OR UNTIL ESTABLISHED. IO DE PROVIDED DT CONTRACTOR 50411043 TO DE NRVIUTED TO LAID• S OT CCNCER 4UC ANY 6011 AT'ENDMENTS CR 55001 REPENTS. ITION SYSTEM DESIGN ONSTRUCTION NOTES: )D AUTOMATIC ,RRGATICN SYSTEM WILL BE I CONSTRICTED CAPABLE CP APPLY.* 1•1 LEEK N A MAXAAPI PERIOD CF D HOW PER 6101 SMALL DE PROVDED AS A COMPLETE D A A ENGLE MAAFACTURER INCLUDING 6 CCRIRO1.5 AND ACCESSCRES. T E SYSTEM lFACTUED BY 1050 CCTTPANY, RAIILDIRD NC. 1W1R ES SHALL SE PREPARED TO ALLDJ 4,14TERPG R EVERY OTHER DAY. USE MALFACTURER'S >1•14,01,1 TRIANGULAR OR 50J4fE 5P4GNG • S MPH 0 0 BIT DO NOT EXCEED 55 lA1ETER CP 10011 FOR TRIAGL4R OR 50 ETER FOR 500140$ SPACING. PACK PLOY HALL MEET CITY CP TUKUALA CODPA EAST A2NTERIZAT0 CP THE SYSTEM. DE MAl/ACTLRER'6 5T4NDAR0 WITS DESIGNED NFORT COVERAGE OVER ENTIRE RANTED AREA <CEPT DueOLER6. SHALL DE POP•UP. ' PPG 40 VALVE) DEFORL DACXFILL5+. A HYDROSTATIC FTE55URE CP NOT LESS THAN FONT CPERATIOIAL TESTING AFTER MTDROSTATIC 141 0.ERD. OACKPILL IS N PLACE 410 6FRMLER SUED TO FNAL 60511101. C ART La2• 14021 U. I.00 232 0041 43.1120 A L. TO L6r "1 ` oti? r,ia K SPECIFICATIONS FOR CONSTRICTION AROUND EXISTING TREES I VEGETATION L PRIOR TO COR5ITILICTCK ALL TR5E5 TO BE SAVED SMALL DE FERTILIZED SETH AN APPLICATION DETERINED THRCLOPI SOIL TESTS PROVIDED DT U TO LANDSCAPE R TEST RESULTS NCR S QOATIUL4 TO D! &OMITTED 2 . PRIOR L S 4 THE ALL PRESERVED 15055 6 WOOD RAILS SHALL DE ERECTED. 3. MATERIALS pRTNG EA STORAGE ART THNER ETC.,. CR e PLACO£NT CV A T OF ANT MAMMALS E0AIR SHALL TARE PLACE LLITAIN oer Lie 0, PFESERKD TREES. 4200 VEOITATICH MANG OR AFTER CGNSTRACTICH 4. THE DUILDNO CONTRACTOR SMALL NOT CUT ANY ORANCI95 OR U'Q5 TLE TURRER EXPRESS. P OFF TTIE 1 TLE PROJECTED LANDSCAPE 4 ITE L MDS A ND ORARCIE6 CUT DT THE CONTRACTOR !HALL DE MADe WITHOWT 6PLITTK. 71.1E REMANING 00101010 THE TREE MD LIMOS AN APPROVED 41010 DRE5550 M EOIATELY AFTER L TREATED SETH 5. CJT 012' SOJA)S TREATED 2(11 16 P T DE AN PROVED 020442 f PAN 1. ALL UTILITY TF2NC.ES ERICH TRAVEL UNDER TIE ROOT 00.5 CP A RESERVED TREE OR OROI. CP TREES SHALL DE TUNELED UNDER ROOTS T' OR LARGER TRENCH FACT, DORM DIRECTIONS LW IL TREE ROOTS ARE OBSERVED, TI@/ USE A TUNEL 6.401 IE TO CONNECT THE TAO TRENCHES SETH A TUNEL )' CR MORE DELOW M TREE. SOIL WIACM 16 REMOVED OE DARING AP V EL50 FERTILIZER 64A L DOOC FILL. D TO DACTILL AID AN 1. PERIODIC NEPPCTIONS DT THE LANDSCAPE ARCHITECT WILL TAKE PL400 PURSY CCNSTIDCTKII WALL DE ,wELD 16611PONSIDLE 1. SPECIAL NOTE. ALL 151111.0•43 CONTRACTORS. NCLIDKG 6UDCOITRACTORS. -- DAMAGE TO TREES CAUSED DT THE a , . l (.f 0101.411CN CF ANT C0 THE 4DOVE PROVI51015. r^t f C . 6,6� i lly ( "j I [] I I COMPUTER CAT' SUPERCENTER -/Old✓ �F (� L/ FT E)06TNG VEGETATION TO Se ro er DICK FOR NEW 610OWUX VESLRATIO.. OF SITE /-<----- to ., _____L______---' -- "'. Q� l j or Fret 7 kit r1S 0 11 I / co I 1.f r C s'qj I 41,* i ' t .,, , ��i e Ee • 617E n .Atl�reu • .. •f:.I V4I� _ %/ 17IIIR /.• /� 11INI I 9 4 1 1 0 ' p , IS EXISTING 059 TREES 1 R TO BE PRESERVED ' ROO SBA I DER EMOTIG ME) CR N-PILL DIS AREAS SET. MART MM (SEE RAN SEE 61TE PLA (S.1SET 6U Ex15110 ISAR VFfiTAT T BE PRE AND PRARO I TO ELIDE Q N Cps AID C WALK pCL(A 56:41 llto 412 9,W0 puprv•9 aat At ■(-QIU'iW ce4,1 100 C O 0 1 ,1 rr4. -.ee ..10 0 NOB'eS•t 7• w A I 4 M 2 T 227 4 101. h.he4 ty u I h Y 0 ,0 �J Z KI O .r OR. .S. ... STRANDER BLVD. 44% $V11 u'Q `) • +.I Stiv'l +c1t 4P0'Z,Tt.. . 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