HomeMy WebLinkAboutPermit 90-09-DR - LARRY'S MARKET - DESIGN REVIEW90-09-dr 3725 south 144th street
epic-18-90
larry's market
City of Tukwila
Planning Division
6200 Southcenter Boulevard
Tukwila, WA 98188
Attention: Ann Siegenthaler
Regarding: Larry's New DESIGN REVIEW
Dear Ann:
Enclosed please find the following drawings:
A1.1 Site Plan
A1.2 Site Details
A6.1 Building Elevations
L1 Landscape Plans
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HI T E C TS
October 24, 1990
CFA Project Number 9009.07
These drawings graphically represent our response to the recommendations of
the Planning Staff as conditions of the Board of Architectural Review in
approving the referenced project.
The following is a verbal description of the proposed solutions
corresponding to the order in which the recommendations were presented:
A. Building and Structures:
/ 1. The planter wall along SR 99 has been extended to a point
approximately 20 feet north of where the building wall bends. The end
of the planter wall turns a right angle and dies into the slope. The
material will be split face concrete block matching that used for the
exterior building walls with a smooth precast concrete cap of a
natural grey color matching the block used for the accent bands. (See
drawings A1.1, A1.2 and A6.1)
2. The recommendation was determined not to be a condition of approval b
the Board. (tlaaf o9
B. Site Improvements:
/3. A pedestrian path has been provided from South 144th to the main entry
of the building along the west side of the main entry drive. This has
been accomplished by a raised paved island eight feet wide separating
the head -to -head parking stalls as indicated. Y =• ,: f ; o
206/
441-3066
OCT 26 1990
Cl1'Y TU K :At i _A.
pLAr.i\itNil. j "PT,
1925
Post Alley
Seattle, WA
98101
Fax:
206/
728-4661
P.S. Corp.
foot bumper overhang of the cars this will leave a minimum four foot
wide path. The concrete paving will be scored in a pattern resembling
unit pavers of approximately sixteen inches square. Curb ramps will
be provided at all points along the path where the raised paving must
transition to the at grade paving and pavement stripping with
reflectors will delineate the path where it crosses vehicular
circulation ways. (See drawings A1.1 and A1.2)
/?'h . 4/4. Six foot high chain link fencing will be provided at each end of the
two corridors along the westerly perimeters of the site. Each section
of fence will be provided with a lockable gate for maintenance access.
/5. The electrical transformer will be screened by a dense planting of
viburnum. (See drawing L1).
C. Landscape:
/6. Street trees have been added along SR 99 in the planting strip between
the sidewalk and the street. These trees have been located in an
alternating pattern with the trees indicated in earlier proposals,
thereby nearly doubling the density. (See drawing L1).Dnti ,
Ili - G 1y. fk'e
✓7. A mix of evergreen and deciduous trees has been provided all along the
western edge of the site. (See drawing L1).
aii774/
1417G6 rrigation plans will be submitted as soon as possible.
7/' ,9. An additional condition of approval by the Board was that of providing
a barrier type planting along the property line adjacent to the Exxon
property. A continuous pattern of barberry, the same material used as
a deterrent type planting in other areas, has been provided in this
location.
There are two items remaining - one pertaining to Item 8 above and the other
is the proposed addition of a raised planting area near the northeast corner
of the building.
Regarding the requirement for irrigation plans: We fully intend to submit
the required documents for approval and our only concern is one of timing as
we have discussed over the phone. The documents submitted for permitting
included the specifications and details for installation of the irrigation
system and indicate the commitment of the Owner to provide a system that
will maintain his investment in the planting to be provided as well as
meeting local requirements. The final plans, however have to be base upon
the final landscape plans which have been modified in accordance with the
above conditions. I would ask that__ approval_ be A_iven_for issuance of the
buildi.ng_permit if all else meets wit b._youur_app.rQvaaa__ to allow the project
to proceed prior to winter weather setting in. I would hope that our
commitment to complying with the intent of the BAR conditions is apparent
enough that this item will not hold up issuance of the permit.
t/ for the raised planter bed. we have in past schemes indicated an area for
seasonal planting in this general location and feel that this proposal works
well with the site and building concepts that have been developed over the
past several months in working with you. The wall would be constructed of
Carison /Ferrin
Architects
the same materials and configuration as the garden wall along SR 99 and the
planting area provides and amenity for both patrons inside the store and the
general public passing by on the sidewalk. Even though, as you mentioned it
was not indicated on the drawings that were submitted to and approved by the
Board, it seems well within the intent of providing attractive and
interesting features along this important route of travel. However, as we
have no desire to extend the review process, we can simply remove the
element if it conflicts with previous approvals by the Planning staff or
Board.
Please let me know if you need additional information to finalize your
approval and allow permits to be issued. As discussed we will submit the
revised documents to the Building Department.
Sincerely,
CARLSON /FEF IN ARCHITECTS, P.S.
Terre Me j shagen
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David Bolin
Stan Love
Carlson /Ferrin
'Architects
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We are sending
you the following:
❑ Attached
❑ Prints
❑ Submittal
❑ Under Separate Cover
❑ Originals
❑ Samples
For Your:
❑ Information and Use
❑ Preview and Comment
❑ As Requested
Action Required:
❑ As Indicated
❑ No Action Required
❑ For Signature & Return
If enclosures are not as noted
kindly notify us at once.
LSONc :ERRIN
A R C H I T E C T S
TRANSMITTAL MEMORANDUM
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1925
Post Alley
Seattle, WA
98101
206/441 -3066
Date:QC • 11
Proiect No.: 1041 • d1
Re: 1 Arf j 1 4
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UCl 25 1990
CFI
P1_ANNi!'VC;
City of Tukwila
Planning Department
6200 Southcenter Boulevard
Tukwila, Washington 98188
Attention: Ms. Anne Siegenthaler
Regarding: Larry's No. 1 - BAR
Dear Anne:
HI T EC TS
The wall itself begins along 146th in an area corresponding with the
screening that will be developed around the electrical transformer if it
remains above ground. It starts out just above grade and steps down to
roughly parallel the slope of the sidewalk while maintaining a maximum
height of 36 ". The scheme shown indicates steps of two masonry courses
(1' -4 ") about 40' on center. An alternate would be to use steps of one
course (8 ") about 20' on center. The masonry work will match that of the
building in color and pattern.
MN@EWN
OCT 8 1990
CITY OF TUKWILA
PLANNING DEPT.
October 8, 1990
CFA Project Number 9009.07
Per our discussion of last week, attached to this letter please find
drawings indicating proposals for complying with conditions of the BAR
approval regarding the planter wall along 146th and SR 99 and the pedestrian
path from 144th to the main entry.
Relative to the planter wall, we are proposing a wall which extends further
north along Sr 99 to the point opposite where the building mass breaks and
turns slightly to a more northerly direction. The area north of the wall
widens as the building becomes further from the sidewalk and street. The
landscaping in this area would contain more seasonal color type planting in
a manner that responds to the higher activity of the site entry and the
outdoor seating.
Two alternatives are presented for the pedestrian path from 144th. Scheme
indicates a walkway along the main entryway through the center of the site
connecting to the ramp at the main entry. This walk would be at paving
level and be delineated by painted markings and /or reflector "buttons ".
Scheme B indicates a walkway along the western edge of the parking area
which turns east along the end parking islands to connect with one of the HC
ramps at the parking in front of the store. Again it would be at paving
level and be separated from the parking by wheel stops.
1925
Post Alley
Seattle, WA
98191
Fax:
206/
728 -4661
P.S. Corp.
We would propose that Scheme A is a better solution for the following
reasons:
1. It offers a more direct route, more likely to be used by pedestrians
coming from various offsite routes and therefore providing a safer route.
2. It does not cross end aisles where vehicular traffic conflicts are more
likely to be a problem.
3. Scheme B would require a reduction in landscaping that is being used to
screen the parking area from the adjacent residential uses.
4. Scheme B increases the impervious paving area on the site.
5. The walkway through the center area could be delineated up to 6' wide
without impacting normal traffic. The center drive needs to be 30' wide
to serve trucks, but deliveries are scheduled at night time hours to
avoid conflicts with normal vehicular and pedestrian traffic.
As discussed these sketches are being provided for you to review prior to us
getting together to make a final decision. I would like to schedule a
meeting as soon as possible. Please call when you have had a chance to look
these over.
Sincerely,
CARLSON /FERRIN ARCHITECTS, P.S.
Terre Meinersha n
tm /lt
Carlson /Ferrin
Architects
IIHKEHMO.
OCT 81990
October 4, 1990
CITY OF TUKWILA
6200 SOUTHCENTER BOULEVARD. TUKWILA, WASHINGTON 98188
Carlson /Ferrin Architects
1925 Post Alley
Seattle, WA. 98101
PHONE # (206) 433.1800 Gary L. VaiDnsen, Mayor
Re: Notice of Decision by the Board of Architectural Review
File Number: 90 -9 -DR
This is to confirm that the Board of Architectural Review (BAR)
approved with conditions your project's design as presented on
September 27, 1990. The conditions are listed in Attachment A.
The BAR also adopted the findings and conclusions contained in
the Staff Report dated September 10, 1990.
Any changes to the specific design approved by the BAR will
require further 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
decision. Appeals must be filed in writing to the City Clerk by
5:00 pm. 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 pm. on the next work day.
If you should have any question regarding this project please
feel free to write or call.
Sincerely,
Ann Siegenthaler
Assistant Planner
.
Carlson /Ferrin
Larrys Market - Notice of Decision
Attachment A
The Board of Architectural Review has approved Larry's Market
No. 1 with the following conditions:
A. Building and structures:
1. The planter wall at 146th and SR 99 shall extend along SR
99 to the entry drive, located at approximately the mid-
point between the sidewalk and the base of the wall. The
planter wall shall be no more than 36" tall.
B. Site improvements:
2. A pedestrian path shall be created from 144th through the
parking lot to the main entry.
3. Unsafe conditions in narrow corridors at the perimeter of
the site shall be eliminated through fencing or other
means.
4. The electrical vault at corner planter shall be screened
by the planter wall or with shrubs.
C. Landscape:
5. The landscape plan shall include street trees in the
sidewalk planting strip along SR 99.
6. Evergreen trees shall be incorporated along the
southwestern edge of the site and deciduous trees along
the northwestern edge.
7. Barrier plantings (including deterrent shrubs and /or
hedging plants) shall be used in perimeter landscaping
where the site abuts the Exxon gas station.
8. Irrigation plans for all landscaped areas shall be
included in plans submitted for building permit approval.
Planning Commission/Bd. of Architectural Review Page 10
September 27, 1990
Mr. Carlson stated they had not done this with any of the Larry's
stores, however, they were using it on a big project in
California.
David Bolin, representing Larry's Market* With regard to the
structure turning its back on Hwy. 99, the entry way and door had
to be oriented to where people would be parking. This is the
only grocery site available in this area for people to shop.
Mr. Knudson clarified that he didn't feel the design was bad, but
it wasn't what he had anticipated. Although it appears that it
turns its back toward Hwy. 99, that doesn't mean that it's a bad
design.
Mr. Hamilton closed the public hearing.
MR. MALINA MOVED TO CHANGE THE SIZE OF THE PLANTER WALL AT 146TH
AND HWY. 99 FROM 24" TALL TO 36" TALL AND EXTEND IT TO THE
DRIVEWAY, THUS APPROVING RECOMMENDATION A.1. MR. KIRSOP
SECONDED THE MOTION; MOTION PASSED WITH MR. KNUDSON OPPOSED.
MR. KIRSOP MOVED TO NOT APPROVE STAFF RECOMMENDATION A.2., ADDING
A 2 FOOT STEP TO THE WALL ALONG 146TH. MR. MALINA SECONDED THE
MOTION; MOTION PASSED UNANIMOUSLY.
MR. FLESHER MOVED TO APPROVE RECOMMENDATION B.3., CREATING A
PEDESTRIAN PATH FROM 144TH, THROUGH THE PARKING LOT TO THE ENTRY.
MR. MALINA SECONDED THE MOTION; MOTION PASSED 3 -2, WITH MR.
KNUDSON AND MR. KIRSOP OPPOSED.
MR. KNUDSON MOVED TO APPROVE RECOMMENDATION B.4., USING FENCING
OR OTHER MATERIALS TO ELIMINATE UNSAFE CONDITIONS IN NARROW
CORRIDORS AT THE PERIMETER OF THE SITE. MR. KIRSOP SECONDED THE
MOTION; MOTION PASSED UNANIMOUSLY.
Mr. Malina reiterated the fact that he would like to see some
sort of deterrent so people won't cut through the gas station to
get to Larry's.
Ann noted that a thorny, hedge plant could planted in that area
to be used as a deterrent.
MR. MALINA MOVED TO SCREEN THE ELECTRICAL VAULT WITH PLANTS AND
SHRUBS IF IT IS TO BE LOCATED ABOVE GROUND, THUS APPROVING
RECOMMENDATION B.5. MR. KIRSOP SECONDED THE MOTION; MOTION
PASSED WITH MR. KNUDSON OPPOSED.
MR. FLESHER MOVED TO APPROVE RECOMMENDATION C.6., REQUIRING
STREET TREES IN THE SIDEWALK PLANTING STRIP ALONG HWY. 99. MR.
MALINA SECONDED THE MOTION; MOTION PASSED a -.
C
Planning Commission /Bd. of Architectural Review Page 11
September 27, 1990
MR. MALINA MOVED TO APPROVE RECOMMENDATION C.7, INCORPORATING
EVERGREEN TREES ALONG THE SOUTHWESTERN EDGE OF THE SITE AND
DECIDUOUS TREES ALONG THE NORTHWESTERN EDGE. MR. KNUDSON
SECONDED THE MOTION; MOTION PASSED WITH MR. FLESHER OPPOSED.
MR. KNUDSON MOVED TO APPROVE RECOMMENDATION C.8., INCLUDING
IRRIGATION PLANS FOR ALL LANDSCAPED AREAS WHEN SUBMITTING FOR
BUILDING PERMIT. MR. FLESHER SECONDED THE MOTION; MOTION PASSED
UNANIMOUSLY.
Mr. Malina asked if the applicant had submitted a plan for
recycling.
Jack Pace responded that Larry's was currently involved in a
recycling program. All recycling will take place inside the
building.
MR. MALINA MOVED TO APPROVE THE INCLUSION OF BARRIER PLANTINGS
BETWEEN THE EXXON STATION, 144TH, AND HWY. 99. MR. KNUDSON
SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY.
Mr. Flesher noted his disappointment with the project as it
relates to Hwy. 99. He feels the materiaKOtructure and lighting
are typical factory -like elements. This not aesthetically
pleasant and he's concerned with the metal and aluminum
construction materials.
Mr. Knudson expressed his displeasure also with the way the
structure deals with Hwy. 99.
MR. MALINA MOVED TO ACCEPT THE PROJECT AS MODIFIED BY THE
PLANNING COMMISSION'S ACTION. MR. KIRSOP SECONDED THE MOTION;
MOTION PASSED WITH MR. FLESHER OPPOSED.
During the Director's report, the Planning Commission agreed to
revise their meeting dates for the months of November and
December. They agreed to meet on November 8, and December 13.
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
.:LAtU h.:A..A..[t 4ik :?a..�L..:�..1...a4 i.. •
. , . C.
:
CITY OF TUKWILA
6200 SOIMICRNT! R BOULEVARD, TUKIVII.i . WASHINGTON 98188
COMPREHENSIVE
PLAN DESIGNATION: Commercial
ZONING DISTRICT:
SEPA
DETERMINATION:
ATTACHMENTS:
C -2 (Regional Commercial)
I'IIONC 11(206) 433.1 x00
STAFF REPORT
TO THE
BOARD OF ARCHITECTURAL REVIEW
Prepared September 10, 1990
September 27, 1990
90 -9 -DR: LARRY'S MARKET
Carlson Perrin Architects
Construct a new 54,000 square foot supermarket,including a cafe
and 307 -stall parking lot
S. 146th & Pacific Highway South
5 acres (approx.)
MDNS issued on September 10, 1990
A. Site plan & vicinity map
B. Landscape plan
C. Building elevations
D. Model (to be submitted at meeting)
E. Color board (to be submitted at meeting)
F. Color drawings booklet:
G. Applicant's written response to criteria
H. Staff recommendations
Cary L. VanTusen, Mayor
..
Staff Report to B.A.R.
VICINITY /SITE INFORMATION
BACKGROUND
DECISION CRITERIA
90 -9 -DR: Larry's Market
Page 2
FINDINGS
1
1. Project Description: The applicant proposes to construct a new grocery store of
approx. 54,000 square feet, including a cafe and kitchen (approx. 3,700 square feet); and
307 -stall landscaped parking lot.
2. Existing Development: Currently the site is vacant.
3. Surrounding Land Uses: The site is bordered by mixed local and regional
commercial uses, with apartment buildings adjacent to the western edge of the site.
4. Terrain: Most of the site is fairly flat, with some areas of gentle slopes.
5. Vegetation: The site contains some ornamental trees and shrubs which were part of
a development which previously existed on the site. Herbaceous plants and grass
cover most of the site.
6. Circulation: Currently, pedestrians use the site as a diagonal short cut from SR 99 to
144th & 146th. Metro bus stops are located in front of the site and next to 146th along
SR 99.
The site is part of the Cascade View area, which was annexed to the City on 9/1/90. As part
of the annexation process, the City adopted pre- annexation zoning. Permit applications for
development of the site were originally prepared to meet King County requirements.
Following submittal to the City, the proposal went through several revisions during the
staff review process.
As a SEPA condition for site development, new sidewalks will be created along Pacific
Highway South, S. 146th and S. 144th. Pacific Highway South improvements will be
similar to those along Interurban Avenue, with 6' sidewalks and 5' planter strips. At the
time of these street improvements, a new concrete pad will be provided for the Metro bus
stop located in front of the site. As the attached drawings were submitted prior to the
SEPA determination, they do not accurately depict the eventual sidewalk location.
Other SEPA conditions include studies to evaluate safety issues at the SR 99/146th
intersection, and to evaluate traffic circulation at the project's driveways in relation to
adjacent streets.
Board review criteria are shown below in bold, along with a staff discussion of relevant
facts. The applicant's written response to the design criteria is contained in Attachment F.
Staff Report to B.A.R. 90 -9 -DR: Larry's Market
P azTY
Page 3
18.60.050: General Review Criteria.
(1) Relationship of Structure to Site.
a. The site should be planned to accomplish a desirable transition with streetscape and to
provide for adequate landscaping and pedestrian 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.
The proposed building facades along Pacific Highway South (SR 99) and 146th create a
considerable building mass in relation to the streetscape, due to their height, proximity to
the street, and low level of modulation (See. Attachment A). The base of the wall along SR
99 is 7' -12' above the sidewalk grade, with the top of the wall 23' -36' above grade. The wall
is 17' from the sidewalk. Similarly, the wall along 146th is quite tall and dose in relation
to the sidewalk, as it approaches SR 99. Where the walls meet at the corner, the roof
ridgeline is 47' above grade.
The proposal incorporates several design elements which help. to moderate the effect of a
large building mass dose to the street (See Attachment C). These include:
• A raised planter with small accent trees wraps around the corner of 146th and SR 99,
giving the building corner a more pedestrian scale. In addition, the wall along 146th is
stepped back 2' at the corner.
• The top of the walls step down as the sidewalk grade drops.
• Horizontal banding in the building materials and use of contrasting metal siding helps
reduce the apparent height of the walls.
(2) Relationship of Structure and Site to Adjoining Area.
a. Harmony of texture, lines and masses is encouraged.
b. Appropriate landscape transition to adjoining properties should be provided.
c. Public buildings and structures should be consistent with the established neighborhood
character.
d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of
safety, efficiency and convenience should be encouraged.
e. Compatibility of on -site vehicular circulation with street circulation should be encouraged.
The transition to surrounding commercial areas is achieved through the use of shade trees
and lawn along perimeter streets, screening shrubs at the gas station, and screening with
large evergreen trees along adjacent apartment buildings. In addition, barrier shrubs and
high branching trees are used in the rear of the site to promote safety and visual access.
However, the configuration of the rear property lines along the apartments and the west
wall of the store creates long, narrow corridors with high sides (see Attachment B). Based
on discussions with the Tukwila Police Department, these corridors are a potential a safety
hazard and may encourage trespassing on adjacent properties.
New entry drives to the site are provided at 144th and SR 99. There is no designated entry
for pedestrians from the north, south or west to the main entry. Access from the north
requires crossing the parking lot.
Staff Report to B.A.R.
90 -9 -DR: Larry's Market
Page 4
(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.
L 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.
The proposed landscape consists of shade trees and lawn along perimeter streets, with a
liberal amount of accent trees in the parking lot, and evergreen screening trees at adjacent
residential areas. Accent plantings are used at the biofiltration swale and bus stop (See
Attachment B).
The loading dock /trash receptacle is recessed four feet, with an additional 4' screening
wall. Lighting will be adequate for safety, but designed so that glare is directed down and
away from residential areas. The roof of the building and parking lot are visible from
adjacent multi -story apartment buildings. Perimeter evergreen trees and parking lot trees
provide some screening of these areas.
(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 proposed building is primarily one story, with a second level office at one corner, a
second level mechanical room at another corner, and second level clerestory spaces. The
main construction material is rose - colored, split -face concrete aggregate block, with
smooth -face grey block for accent banding. Upper story walls will be of corrugated .
aluminum siding. Details will be accented with white - and green - painted metal. (see
Attachments E, F). All roof -top mechanical equipment will be screened.
Staff Report to B.A.R.
90 -9 -DR: Larry's Market
Page 5
The unusual architectural theme of the proposal adds variety to neighborhood
architecture. The front of the building (main entry) has the most detailed and varied
facade, with a height and scale appropriate to the pedestrian environment.The building
walls along SR 99 and 146th create a large building mass in relation to pedestrian and
vehicular traffic.
5. Miscellaneous Structures & Street Furniture.
a. Miscellaneous structures and street furniture should be designed to be part of the
architectural concept of design and landscape. Materials should be compatible with buildings,
scale should be appropriate, colors should be in harmony with buildings and surroundings, and
proportions should be to scale.
b. Lighting in connection with miscellaneous structures and street furniture should meet the
guidelines applicable to site, landscape and buildings.
No street furniture is proposed. The electrical vault is visible at the corner of SR 99 and
146th.
I
CONCLUSIONS
1
Staff conclusions on the Larry's Market proposal are summarized below under the five
Design Criteria.
1. Relationship of Structure to Site.
In general, the height and scale of the proposed building are appropriate to the site,
particularly in relation to the parking area /main entry. The south (146th) and west (SR 99)
facades create an abrupt transition to the street.
Based on the direction the Board has given staff in review of previous projects, it is clear
that the importance of design quality and streetscape transition increases as a building
nears the street. Accordingly, the staff has recommended several design revisions to this
proposal which help to address the relationship of the large building mass to the street.
The effect of these revisions is as follows:
A. The raised planter, and horizontal banding and stepped outline of the walls help to
moderate an otherwise abrupt streetscape transition. The effectiveness of the planter
wall would be increased by scaling down its height, stepping it like the building wall,
and extending it along SR 99 to the main entry.
B. The additional 2' setback of the corner wall (SR 99 and 146th) reduce the apparent
mass of the corner. More modulation of the wall along 146th could be achieved by
repeating the 2' jog near the western end of the wall.
Similar design approaches have been used with some success in other projects where
building walls were close to the street. However, these other buildings were farther from'
the street and not as tall as those proposed here.
Staff Report to B.A.R. 90 -9 -DR: Larry's Market
Page 6
This project will establish the standard for future commercial re- development along SR 99.
The policy direction staff needs is whether the recommended design changes along SR 99
and 146th will be sufficient to meet the level of design quality and character intended by
the Board.
2. Relationship of Structure & Site to Adjoining Area.
In general, the proposal provides a desirable transition to adjoining properties. However,
the building's relationship to pedestrian users, particularly those from adjacent residential
areas, is not adequately resolved. The appeal and safety of the pedestrian environment
could be improved by creating a pedestrian path from 144th through the parking lot.
In addition, safety for the overall site needs to be increased.Fencing off unsafe, narrow
corridors in the rear of the site would decrease opportunities for criminal activity.
3. Landscaping and Site Treatment.
The proposed landscape enhances architectural features, providing color, variety and
shade. The sidewalk along SR 99 could be made to feel safer and more pedestrian - friendly
by including some street trees in the planting strip. This would be similar to the street
improvements used along Interurban Avenue.
Screening of the parking lot and roof from adjacent apartments is inadequate. Screening
would be enhanced by the incorporation of large evergreens along the southwestern edge
and deciduous trees along the northwestern edge. Parking is adequately screened from the
street, and service areas are well- screened.
4. Building Design.
The building design achieves a high degree of harmony in materials and details; various
components are well - united in the overall architectural theme. The proposed
development is generally an improvement in architectural variety and quality with
respect to surrounding structures.
5. Miscellaneous Structures & Street Furniture.
The electrical vault at corner planter needs to be screened. This could be achieved by
setting the vault below the planter wall or screening it with shrubs.
Staff Report to B.A.R.
90 -9 -DR: Larry's Market
Page 7
RECOMMENDATIONS
1
Based on the direction the Board has taken in past project reviews, The Planning Staff
recommends approval of Larry's Market No. 1 with the following conditions. (See
Attachment H for location of recommended changes.)
A. Building and structures:
1. The planter wall at 146th and SR 99 shall extend along SR 99 to the entry drive,
located at approximately the mid -point between the sidewalk and the base of the
wall. The planter wall shall be no more than 24" tall.
2. The building wall along 146th shall be stepped back 2' at its western end, for
approximately 1/3 of its length.
B. Site improvements:
3. A pedestrian path shall be created from 144th through the parking lot to the
main entry.
4. Unsafe conditions in narrow corridors at the perimeter of the site shall be
eliminated through fencing or other means.
5. The electrical vault at corner planter shall be screened by the planter wall or with
shrubs.
C. Landscape:
6. The landscape plan shall include street trees in the sidewalk planting strip along
SR 99.
7. Evergreen trees shall be incorporated along the southwestern edge of the site and
deciduous trees along the northwestern edge.
8. Irrigation plans for all landscaped areas shall be included in plans submitted for
building permit approval.
L DS
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NEW NO. 1
Pacific Highway
South
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ATTACHMENT B
LANDSCAPE PLAN
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NEW NO. 1
Pacific Highway
South
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BUILDING ELEVATIONS
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NEW NO. 1
Pacific Highway
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BUILDING ELEVATIONS
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NEW NO. 1
Pacific Highway
South
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EAST
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LARRY'S NEW NO. 1
Tukwila, Washington
Larry's Markets Inc.
Carlson /Perrin Architects P.S.
1925 Post Alley
Seattle, Wa. 98101
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LARRY'S
NEW NO. 1
Pacific Highway
South
SITE PLAN
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NEW NO. 1
Pacific Highway
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GRADING PLAN
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PLANT SCHEDULE
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NEW NO. I
Pacific Highway
South
LANDSCAPE PLAN
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NEW NO. 1
Pacific Highway
South
BUILDING
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CARLSON /FERRIN
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NEW NO. 1
Pacific Highway
South
BUILDING
ELEVATIONS
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Pacific Highway
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Pacific Highway
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Larry's Markets.
` ATTACHMENT G
DESIGN REVIEW APPLICATION
1. BRIEFLY DESCRIBE YOUR PROPOSAL: A 56,000 s.f. supermarket with cafe for
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
Southwest corner of 144th and Pacific Highway South. See attached Legal Description.
Quarter: NW Section: 22 - 23 Township: Tukwila Range: 4E
3. APPLICANT:* Name: Carlson /Ferrin Architects, PS. Terre Meinershagen
Signa ure:
4. PROPERTY Name: Larry McKinne _ /o Larry's Markets, Inc.
OWNER
(This information may be found on your tax statement.)
Address: 1925 Post Alley, Seattle, WA 98101
Pho 206)441 -3066
e applicant is the per n whom the staff will contact regarding
the application, and to whom all notices and reports shall be sent,
unless otherwise stipulated by applicant.
Address:
Phone: (206)
AFFIDAVIT OF OWNERSHIP
Date: 7
Avenue South, 8275, Seattle, WA 98168
I /WE,[signature(s)]
swear that we re owner s or con rac purc aser s o the
property inv.lve' in his applicani n and that the foregoing
statements a d a swer contained i this application are true and
correct to th- 'est of my /our
knowledge and belief. Date: k 1,44
s
t
5. Relationship of structure to site:
Site planning for this project has been developed with several
specific goals: 1. Sensitivity to adjacent residential properties,
2. Integration with existing vehicular and pedestrian circulation,
3. Transition to existing commercial uses. 4. Response to
existing on site conditions. Thought has been given to location of
various physical aspects of the project to accomplish these goals.
By locating the building towards the south property line, no
substantial traffic impact will occur on south 146th which is a
local residential street. Landscaping and street improvements will
enhance the view on to the site from adjacent residential property
and encourage pedestrian access.
The parking area is located on the northern portion of the site
adjacent to commercial property and more heavily trafficked streets
on two sides. The remaining side will be effectively buffered from
the residential property with landscaping and use of an existing
retaining wall. Site access is from south 144th and Pacific Highway
South which as noted above makes use of the more heavily traveled
routes. Both will be improved per City and /or State requirements.
The employee parking and service areas are tucked "around the
corner" of the building to lessen impact of paved areas and will be
provided with landscape screening from the residences.
The building is primarily one story with some taller elements and
second story spaces which break up the massing of the building and
service as visual keys when approaching the site. The building has
been cut into the existing slope on the high side and bermed up on
the downhill side to reduce the effective height of the primary
walls. This also serves to enhance the height variations described
earlier.
Landscaping equal to or greater than required by local planning will
be provided on all sides to reduce the impact of the parking area
and provide seasonal color.
6. Relationship of Structure and Site to Adjoining Area
The proposed structure lies within a neighborhood marked by one wide
commercial street, two secondary streets, and an assortment of
businesses and residences from single family to large volume
apartment complexes. By landscaping the site and partially
submerging the building, by breaking down the massing of the
building with component pieces and by using building materials and
finishes which are quite neutral, the proposed structure is designed
to address the variety of needs demanded by its location.
The site is landscaped with a well researched and thoughtfully
chosen palette of trees, shrubs and ground cover to complement and
screen the transitional surrounding areas. Retaining walls, both
existing and new, are provided to mitigate any adverse effects
created on the environment and on the adjoining properties by the
proposed construction. A new retaining wall is required on the
northeast corner of the property, adjacent to the Exxon station to
allow adjustment of the existing grade to minimize slope in the
parking area. The existing retaining walls located along the
western edge of the site are to remain as visual screens in
combination with proposed landscaping.
In addition, a berm will be provided along the southeast edge of the
site. This area is designed to be bermed from Pacific Highway South
to the building for two reasons: to reduce the apparent height and
impact of the proposed building; and to allow a smooth transition
and an accessible route of travel from the public sidewalk to on-
site pedestrian walkways.
As described in $$5 above, access to the site will be from South
144th and Pacific Highway South, utilizing already established
circulation patterns locating primary vehicular access from South
144th and limiting access at Pacific Highway South to right in /right
out will facilitate safety and efficiency of vehicular traffic.
Primary pedestrian access (including the Handicapped Accessible
route of travel) will be at the East entry promoting foot traffic
from all surrounding areas as well as the Metro Bus stop. Sidewalk
will be provided along all street sides as required.
The project is designed with two types of exterior lighting: Wall'
mounted lighting to illuminate the building and pole mounted lights
to illuminate the parking and site perimeter for safety, security,
and convenience. Both types of lighting will be designed with a
"cut -off" to shield the glare into adjacent residential properties.
The parking area lighting will utilize HID lamps mounted 30'
(maximum) high poles in concrete bases. Lighting layout will
minimize traffic impact and provide for safe pedestrian as well as
vehicular circulation with average minimum of two foot candles on
the surface.
7. Landscape and Site Treatment
%
The goal in designing a supermarket for this busy
commercial /residential district is to create a destination, a nice
place to visit. The design of the landscape for Larry's 1 and the
design of the parking lot are integral to this goal and to its food
factory theme.
The landscape not only softens and protects the building's street -
side edges with shade trees (the Little Leaf Linden, a flowering
deciduous tree), but it also is designed, taking cues from the
building concept, in planting fruit - bearing trees, edible and
otherwise. The Strawberry Tree, which produces an edible tart red
berry is intermixed in the streetscape with non - edible fruit bearing
trees and shrubs. The Vibernum, which bears a metallic blue fruit,
the Mountain Ash which produces bright colored fruit of red, white
and pink, and the Warty Barberry, which starts with a purple bloom
and results in a black berry. In addition to the fruit - bearing
trees, native Douglas Firs will provide a year long screen for the
residential side of the site and for the street side bordering the
parking lot off of South 146th Avenue.
Frequent bursts of color are added to the streetscape through the
use of the Vine Maple, a deciduous shrub which sprouts leaves of
blazing autumn colors, the attractive foliage and flowers of the
Yellowtwig dogwood, the Armstrong Red maple and the Western Hemlock
Annuals in beds at the entry corners contribute color as do the
Flowering Plum trees centered in a shady grove in the middle of the
parking lot. As a ground cover, the Purple Leaf Winter Creeper,
along with clover, grass and erosion control seed, provide a soft,
treadable and fragrance releasing surface. Boston Ivy runs along
the Cafe edges ascending the gray concrete block and the natural
galvanized metal. Yellow Water Iris take advantage of the wet boggy
area of the biofiltration swale and accent its grade with bright
yellow flowers.
The project uses the slope of the site to its advantage, tucking the
volume of the building into the hillside and landscaping around the
hill with gradual grades of no more than 15 %. The slope of the
entrance and exit drives do not exceed 12% and the internal driveway
aisles and parking spaces are 5% or less.
Planting is a mixture of evergreen and deciduous material to provide
effective screening year round and seasonal color. Large evergreen
materials are prevalent along the West property line to screen
residential areas. High branching deciduous trees and low
spreading, deterrent plant materials will be used at the southern
end of the West property line to discourage unauthorized use and
promote visual access for safety.
8. Building Design:
The Larry's New No. 1 is the fourth supermarket for the client that is
based on the metaphor of a "food factory ". The materials, structure and
lighting are typical factory -like elements: painted gray concrete block
bearing walls with natural galvanized and colored corrugated metal roofing
and siding. The structure is composed of steel columns, light weight
steel joists and metal decking. The possibilities offered by the skillful
use of common materials such as glass, metal, steel and concrete block has
transformed the typical box -like grocery into a building with similar
intentions and goals as the earlier stores yet, it is different due to
site and region specific requirements.
The north elevation, or entry elevation, is a more playful element, in
comparison to the south, east and west elevations. The center piece of
the north elevation is an open entry pavilion flanked on one side by a
flower shop and outdoor cafe and on the other side, by a glass storefront.
The storefront is protected by a steel canopy which ties the entry to the
metal clad second story element.
The south elevation addresses the slope of the site with its stepped
concrete block wall and its punched windows. Unique to this elevation and
to the east elevation is the mechanical penthouse. As each elevation is
different in response to the need of the particular site orientation, the
penthouse is located on this corner, away from the residential neighbors
and is finished in metal, as an element of intrigue, in keeping with the
desire to design an elevation of interest and an elevation with pieces
that breakdown the massing. The west elevation continues in a similar
manner, to use elements to reduce the buildings apparent size.
Selection of lighting fixtures will complement the building design.
9. Misc. Structures and Street Furniture.
The outdoor seating area at the cafe will provide a resting place
for shoppers, a gathering place to meet and talk. It is located on
the N.E. corner of the building along Pacific Highway South, semi -
open to the public yet under control of store management for safety,
cleanliness and comfort. Furniture will be selected for compatible
design with the building, durability and comfort. Lighting in this
area will be integrated with building interior and exterior lights.
We will also be working with Metro to improve the bus stop at the
N.E. corner of the site.
PLANT SCHEDULE
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PEDESTRIAN PATH THROUGH
PARKING LOT
•
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RECOMMENDATIONS
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July 7, 1994
Tim Rhodes
Donald Carlson and Associates
1925 Post Alley
Seattle, WA 98101
City of Tukwila . John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
RE: U.S. Bank /Larry's Market - PRE94 -023
Dear Tim:
This letter is a follow -up to our discussion of whether the project would trigger Design. Review. Based
upon the proposed addition, the following sections of the Tukwila Municipal Code have been reviewed:
1. Section 18.60.030(2)(A)(ii) indicates developments within 300 feet of a residential zone would
require Design Review.
2. Section 18.60.080(B) stipulates that Design Review for exterior repair, reconstruction and
improvements of any existing building in excess of 10,000 square feet, the cost which equals or
exceeds ten percent of the building's assessed value triggers Design Review.
The Zoning Code does not specify which section or whether either section takes precedence over the
other. For this reason, an interpretation has been made that Design Review is not required for the
proposed development based upon the following:
a. The proposed addition is approximately 230 feet from the nearest residential district boundary
located north of the site;
b. The bank addition does not face the high density residential district;
c. The proposed addition is less than 700 square feet in area or approximately 1% of the total
building area of Larry's Market; •
d. It is anticipated.that the majority of bank patrons are also patrons of the market, thereby not
significantly increasing the intensity of the use of the site.
e. Adequate parking is provided on -site.
Please feel free to contact Denni Shefrin at 431 -3663 should you have further questions.
Sincerely,
J ck Pace,
Acting Director, Department of Community Development
cc: Denni Shefrin, Associate Planner
Ann Siegenthaler
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
MEMORANDUM
To: Gary Van Dusen, Mayor R t C K 657,d ,r
From:
Department of Community Development
Date: June 12, 1990
RE: New Larry's Market Complex in Cascade View.
ISSUE
Larry's Markets is proposing a large new market complex in
Cascade View with grading completed and building permit
application submitted prior to the Sept. 1st annexation date.
The project does not comply with Zoning Code building setback and
landscaping standards, and very likely does not satisfy B.A.R.
architectural standards.
The project would probably help the area if the building's street
facade is significantly improved. However, their time frame and
current project which fails to satisfy Tukwila standards will
force City opposition to all project actions by the County if we
are to treat them as we have other non - complying projects in
earlier annexation areas.
FACTS
1. Larry's proposes a new Market /Deli /Restaurant /etc. complex
one block south of the existing store on Hwy. 99. New
market would be on about 5 acres at 146th and Hwy. 99 in
Cascade View (see map).
2. Staff and project representatives met to discuss this on
June 4th (see meeting notes).
3. Project does not satisfy Zoning Code as follows:
Proposed Required
Bldg. Setback 8 ft. 20 ft.
Perimeter Landscape 8 ft. 10 ft.
OPTIONS
Bldg. Arch.
Plain concrete block
walls along 146th and
Hwy. 99.
Better Design.
4. Project grading must be done during dry season and is
planned this summer via a King Co. permit. This will
largely set the site plan since it results in a 16 ft. cut
at the western property line with retaining wall.
5. At this tir«., Larry's is looking into buying the adjacent
western parcel and moving the building over to satisfy
Zoning Code setback and landscaping requirements.
This parcel is zoned high density multi - family in both King
Co. and Tukwila. It currently has a small apartment
building on it.
Grading for a prohibited use may not be allowed in King Co.
Tukwila might allow such grading under normal circumstances
if it was a separate permit with permanent restoration (i.e.
landscaping) provided for.
It is unlikely that Larry's would take the time and money to
buy the lot, do grading with retaining wall, and redesign
the site without at least having the right zoning.
6. John Colgrove concludes that the City cannot rezone the area
before the effective date of annexation. The preannexation
zoning ordinance was authorized by Council action and a
referendum vote. Amendments to the ordinance would require
the same procedure. A comprehensive plan amendment is
permitted since cities are allowed to comp. plan beyond
their boundaries.
7. The Cascade pre- annexation zoning committee would probably
not have had an objection to replacing the existing
apartment building on the adjacent western parcel with a
commercial use and zoning it C -2. The rezone 9 months after
area zoning was established does not satisfy the comp. plan
amendment and several rezone criteria.
A. Oppose any SEPA DNS including grading actions.
B. Begin to immediately establish an interlocal agreement with
King Co. for Tukwila regs. to be applied in Cascade View.
C. Explore scheduling of grading, site design, and building
design options with Larry's.
A CK TACC Jrc,
6. Development Process:
MEMORANDUM
The following information was provided to
review of the architectural site plan and
No civil drawings were available.
3. The City considers permits vested if
effective date of annexation.
is
From: Vernon Umetsu, Associate Planner
Department of Community Development
1. Meeting between Vernon Umetsu and Hal Eden (Architect) of
Carlson /Ferrin Architects (441 -3066) and David Bolin
representing Larry's Markets (624- 1886).
To: Cascade Interlocal File
RE: Notes of meeting with Larry's Market representatives on
June 4, 1990.
Date: June 5, 1990
2. Larry's is about two weeks away from completing construction
drawings.
the applicants in a
building elevations.
issued prior to the
4. Permits are not vested if not applied for or still in County
review.
5. It was not clear if SEPA was completed for construction
activities, although it has been completed for a rezone of a
portion of the project site.
Pre - Application
SEPA /BAR application (min. 45 days prior to 4th Thursday in
month during with BAR review is requested). An early
submittal is strongly recommended to allow for timely
submittal of additional information, etc.; especially to
meet SEPA deadline.
SEPA must be completed 25 days prior to BAR meeting to
accommodate 15 day comment period and 10 day appeal period.
Grading could be approved without a building permit
application if restoration bonding is provided. Duane
Griffin and Phil Fraser should be contacted. This would be
moot since Larry's wants to complete grading this summer;
prior to the Sept. 1. annexation date. The applicant
anticipates receiving grading approval from the County.
Building Permit approval is 6 -8 months from the County so
they may be in with the City. City review is currently 6 -8
weeks.
7. Planning Review Issues
a. Proposed building setback on Hwy. 99 is 8 ft. from
property line instead of 20 feet. This setback is
landscaped.
b. Access controls (via Public Works and WSDOT) and
driveway location need clarification and endorsement.
Cameron /Fraser /Heller should be contacted.
c. Building facades along streets are blank concrete
block. Planning does not envision a positive staff
recommendation or BAR approval.
8. The applicants have been advised by Tom Walsh (Buck and
Gordon ?) that they are vested upon application to King Co.
Tom Walsh is a very good land use lawyer.
9. Tukwila would probably enter into an interlocal agreement
similar to past practice where the County agrees to apply
City ordinances in transitional annexation areas with
specific exceptions.
10. The applicants have the option to:
a. Work with the City to see if this specific site should
be an exception to Tukwila ordinances, recognizing the
transition from King Co. to Tukwila standards and the
work that has already been done; and assuming that the
project satisfies Tukwila design quality.
b. Make immediate application to King Co. and hope to get
a building permit prior to having to satisfy Tukwila
standards.
The applicants are so far along that they are not inclined
to make the significant project revisions necessary to
satisfy Zoning Code standards.
11. Tukwila objection to the project as shown in this meeting is
a possibility in the interlocal process. No decisions have
been made since this is the first view of the development.
All other pending permits will also be reviewed for
consistency with Tukwila standards in the transition area.
12. A second site across So. 144th was generally discussed. The
site includes the existing Larrys, Kentucky Fried Chicken,
and True Value stores.
MEMORANDUM
From: Vernon Umetsu, Associate Planner
Department of Community Development
To: Cascade Interlocal File
RE: Notes of meeting with Larry's Market representatives on
June 4, 1990.
Date: June 5, 1990
1. Meeting between Vernon Umetsu and Hal Eden (Architect) of
Carlson /Ferrin Architects (441 -3066) and David Bolin
representing Larry's Markets (624- 1886).
2. Larry's is about two weeks away from completing construction
drawings.
The following information was provided to the applicants in a
review of the architectural site plan and building elevations.
No civil drawings were available.
3. The City considers permits vested if issued prior to the
effective date of annexation.
4. Permits are not vested if not applied for or still in County
review.
5. It was not clear if SEPA was completed for construction
activities, although it has been completed for a rezone of a
portion of the project site.
6. Development Process:
Pre - Application
SEPA /BAR application (min. 45 days prior to 4th Thursday in
month during with BAR review is requested). An early
submittal is strongly recommended to allow for timely
submittal of additional information, etc.; especially to
meet SEPA deadline.
SEPA must be completed 25 days prior to BAR meeting to
accommodate 15 day comment period and 10 day appeal period.
Grading could be approved without a building permit
application if restoration bonding is provided. Duane
Griffin and Phil Fraser should be contacted. This would be
moot since Larry's wants to complete grading this summer;
prior to the Sept. 1. annexation date. The applicant
anticipates receiving grading approval from the County.
Building Permit approval is 6 -8 months from the County so
they may be in with the City. City review is currently 6 -8
weeks.
7. Planning Review Issues
a. Proposed building setback on Hwy. 99 is 8 ft. from
property line instead of 20 feet. This setback is
landscaped.
b. Access controls (via Public Works and WSDOT) and
driveway location need clarification and endorsement.
Cameron /Fraser /Heller should be contacted.
c. Building facades along streets are blank concrete
block. Planning does not envision a positive staff
recommendation or BAR approval.
8. The applicants have been advised by Tom Walsh (Buck and
Gordon ?) that they are vested upon application to King Co.
Tom Walsh is a very good land use lawyer.
9. Tukwila would probably enter into an interlocal agreement
similar to past practice where the County agrees to apply
City ordinances in transitional annexation areas with
specific exceptions.
10. The applicants have the option to:
a. Work with the City to see if this specific site should
be an exception to Tukwila ordinances, recognizing the
transition from King Co. to Tukwila standards and the
work that has already been done; and assuming that the
project satisfies Tukwila design quality.
b. Make immediate application to King Co. and hope to get
a building permit prior to having to satisfy Tukwila
standards.
The applicants are so far along that they are not inclined
to make the significant project revisions necessary to
satisfy Zoning Code standards.
11. Tukwila objection to the project as shown in this meeting is
a possibility in the interlocal process. No decisions have
been made since this is the first view of the development.
All other pending permits will also be reviewed for
consistency with Tukwila standards in the transition area.
12. A second site across So. 144th was generally discussed. The
site includes the existing Larrys, Kentucky Fried Chicken,
and True Value stores.
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AR C H I T EC TS
Memorandum of Meeting
Date: June 4, 1990
Project: Larry's New #1
Project Number: 9009.00/.01
Present:
Vernon tlmetsu
David Bolin
Hal Eden
2 City Contacts:
Representing:
City of Tukwila (Assoc. Planner)
Larry's Markets, Inc.
Carlson /Ferrin Architects, P.S.
The purpose of this meeting was to review the current plans for this
project designed to King County requirements and to compare these plans
with City of Tukwila requirements (due to the pending annexation).
1. The Tukwila City Council is scheduled to vote on the annexation at
tonight's meeting. If /when accepted, the annexation will take place
in September after the interlocal agreement is worked out with the
County.
A. Ron Cameron
City Engineer (Public Works), Traffic Engineer
C. Ross Heller
Assoc. Engineer (Surface Water Mgmt.)
E. Rick Beelar
Head of Building and Planning
B. Phil Fraser
Sr. Engineer in charge of development (Surface Water Mgmt.)
D. Jack Pace
Head of Planning Department
Jack will be our contact in the planning department.
3. David will forward copies of rezone files (from SDC) to Vernon.
4 Ross Heller indicated that Tukwila has adopted the King County
Surface Water Mgmt. Design guidelines with the exception that
Tukwila does not allow corrugated metal pipe to be used in drainage
systems.
206/
441 -3066
1925
Post Alley
Seattle, WA
98101
Fax:
206/
728 -4661
P.S. Corp.
Memorandum of Meeting
June 4, 1990
Page 2
5. A Grading Permit may be obtained in approximately two weeks after
filing. We can file for separate structural and utilities permits
to allow installation of site retaining walls and utilities during
grading.
6. For permits already in process in the county, it is Tukwila's
position that the permit needs to be issued by the County prior to
annexation to be vested under County requirements. Any permits in
process in the County at the time of annexation will be addressed in
the interlocal agreement with Tukwila. Tukwila may ask that
proposed projects in process be reviewed per Tukwila requirements as
part of the interlocal agreement.
7. Permit Process:
A. Pre - Application - Review & Comments by Staff.
B. SEPA /Board of Architectural Design Review (BAR)
Review and Comments by Staff. Must be filed min. 45 days prior
to the fourth Thursday in the month. (A DNS must be issued 25
days prior to BAR review.)
C. Building Permit
There is a 10 day appeal period for the BAR review after which
time a building permit may be applied for.
D. Processing time for Building Permit
6 to 12 Weeks.
If anything has been omitted or misstated, please contact me in writing.
Submitted by:
Carlson /Ferrin Architects, P.S.
Td 6e
Hal Eden
HE /dwm
cc: Those present
Dennis Greeno
Carlson /Ferrin
Architects
'CITY OF TUKWILA
WASHINGTON
RESOLUTION NO fig/
RESOLUTION OF THE CITY OF TUKWILA, WASHINGTON,
APPROVING THE PROPOSED CASCADE VIEW ANNEXATION
AREA AS MODIFIED BY THE KING COUNTY BOUNDARY
REVIEW BOARD BY THE ELECTION METHOD AND REQUEST-
ING AN ELECTION DATE
WHEREAS, a petition calling for an election to vote upon the annexation of
certain unincorporated territory contiguous to the City of Tukwila was filed with the
office of the King County Prosecuting Attorney, and
WHEREAS, pursuant to RCW 35A.14.020, the King County prosecuting attor-
ney certified the petition as being sufficient, and transmitted the same to the City
Council of the City of Tukwila, and
WHEREAS, the City Council caused the filing of a notice of intention to annex
the property with the King County Boundary Review Board, and
WHEREAS, the City Council, by Resolution No. 1112, expressed approval of
annexation of the area known as cascade View Annexation Area subject to final
determination of the boundary by the King County Boundary Review Board, and
WHEREAS, the Boundary Review Board, on January 11, 1990, entered an order
approving a modified boundary for the annexation area, and
WHEREAS, after public hearings on September 11, 1989, and October 15, 1989,
the City Council passed ordinance No. 1539 on November 6, 1989, providing for
comprehensive plan designations and zoning and land use regulations for the area
to become effective upon annexation,
NOW, THEREFORE, the City Council of the City of Tukwila, Washington,
resolves as follows:
Section 1. Approval of Annexation. The City Council hereby approves the pro-
posed election method annexation to the City of Tukwila of the property known as
the Cascade View Annexation Area, as modified and approved by the King County
Boundary Review Board in its decision of January 11, 1990. The area is shown on
Exhibit A attached hereto and legally described in Exhibit B attached hereto, both of
which exhibits ar e r ' rated herein The Council requests that the King County
council immediately proceed to adopt an ordinance to provide that an election be
held within the proposed annexation area on May 22, 1990, to decide the question of
whether or not said area should be annexed to the City of Tukwila, and if that date is
not available then on the earliest date thereafter as shall be approved by the King
county Department of Records and Elections.
Section 2. Zoning and Land Use Regulations. Pursuant to RCW 35A.14.330,
the City Council previously adopted ordinance No. 1539, providing for Comprehen-
sive Land Use Policy Plan Map designations and zoning and land use regulations for
the subject area to become effective upon annexation, and the City Council hereby
requires that there be submitted to the electorate of the territory to be annexed,
together with the question of annexation, the adoption of said zoning and land use
regulations to be effective upon annexation.
ROVED AS TO FO
ffice of the City A orney
FILED WITH THE CITY CLERK: /
PASSED BY THE CITY COUNCIL: oZ - S - 9
RESOLUTION NUMBER 1131
ATTEST /AUTHENTICATED:
Maxie Anderson, _ity Clerk
RESOLUTION
Page 2
Section 3. Assessment and Taxation in Annexation Area. Pursuant to RCW
35A.14.020, the City Council hereby requires that there also be submitted to the elec-
torate of the territory to be annexed a separate proposition that all property within
the area to be annexed shall, upon annexation, be assessed and taxed at the same rate
and on the same basis as property within the City of Tukwila is assessed and taxed to
pay for all or any portion of the outstanding indebtedness of the City, including
assessments for taxes in payment of any bonds issued or debts contracted prior to or
existing as of the date of annexation.
Section 4. Notification of Petitioners. The City Clerk is hereby directed to pro-
vide notice of this resolution to all of the petitioners either by mail or by publication
as required by RCW 35A.14.020.
Section 5. Filing of Petition. The City Clerk is hereby directed to file a copy of
this resolution with the King County Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASH-
INGTON, AT ITS REGULAR MEETING ON THE 5TH DAY OF FEBRUARY, 1990.
an Hernandez, Council Presi. ent
CASCADE VIEW
Commencing at a pint on the south line of the northwest quarter of Section
22. T23N, R4E. W. ., which lies 957.2 feet east of'the west M corner of said
Section;
thence North 18.2 ='40" East along the centerline of Pacific Highway South
20.88 feet to an intersection with the easterly extension of the north margin
of South 152nd Str et, said intersection being the TRUE POINT OF BEGINNING;
thence North 88'11'04" West along said easterly extension and continuing
westerly along sai• north margin to the east margin of Military Road South;
thence northwester y along said east margin to the north margin of South 128th
Street;
thence east along aid north margin to its intersection with the south line of
the southeast quar er of Section 9, T23N, R4E, W.M;
'thence continuing est along said south line to a point of intersection with a
line lying 250 fee (measured perpendicular to) westerly of and parallel with
the centerline of °acific Hwy South;
thence northerly a ong said parallel line to the south line of the north 34
feet of the north of the south N of the south A of the southeast quarter of
the southeast quer er of said Section 9;
thence continuing ortheriy along said line which lies 250 feet westerly of
and oarallel with he centerline of Pacific Hwy South a distance of 5 feet
more or less to a •otnt located opposite station PT 527.+ 88.4 on said road
centerline;
thence N12- 21 -28W distance of 200.30 feet; '
thence S88- 56 -52W o point which lies 564.93 feet westerly of the west margin
of Pacific Hwy Sou •h when measured along said line;
thence N 00- 0S -43E a distance of 483.93 feet more or less to a point on the
south line of tax lot 092304-9367;
thence west to a pint which lies 609.72 feet east of the west line of the
southeast quarter the southeast quarter of said Section 9 said point being
the southeast come of tax lot 092304 -9034;
thence northerly to a point on the north line of said southeast quarter of the
southeast quarter o Section 9 which is located 614.26 test east of the north-
west corner thereof
Section 3. Assessment and Taxation in Annexation Area. Pursuant to RCW
35A.14.020, the City Council hereby requires that there also be submitted to the elec-
torate of the territory to be annexed a separate proposition that all property within
the area to be annexed shall, upon annexation, be assessed and taxed at the same rate
and on the same basis as property within the City of Tukwila is assessed and taxed to
pay for all or any portion of the outstanding indebtedness of the City, including
assessments for taxes in payment of any bonds issued or debts contracted prior to or
existing as of the date of annexation.
Section 4. Notification of Petitioners. The City Clerk is hereby directed to pro-
vide notice of this resolution to all of the petitioners either by mail or by publication
as required by RCW 35A.14.020.
Section 5. Filing of Petition. The City Clerk is hereby directed to file a copy of
this resolution with the King County Council.
RESOLVED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASH-
INGTON, AT ITS REGULAR MEETING ON THE 5TH DAY OF FEBRUARY, 1990.
RESOLUTION
Page 2
At e-A-- - x-d-74
an Hernandez, Council Presi ent
ROVED AS TO FO ATTEST /AUTHENTICATED:
7 t
A orne Makin Anderson, ffice of the City y , y Clerk
FILED WITH THE CITY CLERK: / ' ' 9 D
PASSED BY THE CITY COUNCIL: oZ - S - f o
RESOLUTION NUMBER 1131
CASCADE VIEW
Page Two
thence east along said north line to a point located 300 feet westerly of the
west margin of 'Pacific Hwy South (distanced measured along said north line);
thence northwesterly to a point on the north line of the northeast quarter of
the southeast quarter of Section 9 which is located 100 feet east of the
northwest corner thereof;
thence east along said north line to the westerly limited access line of
PSH No.1 (SR -99);
thence generally northerly along said westerly limited access line to its
intersection with the south margin of South 116th Way (South 116th Place);
thence east along said south margin to the west margin of Pacific Highway
South (State Rd. No.1);
thence northerly along said west margin to the thread of the Duwamish River;
thence easterly along said thread to the northerly extension of the new
easterly Right -of -Way line for Pacific Highway South as shown under Deeds,
Volume 3860, page 462, Records of King County, WA;
thence southerly along said northerly extension and continuing southerly along
the east margin of Pacific Highway South to the north line of South 152nd
Street;
thence westerly along said north margin and the westerly extension thereof to
the TRUE POINT OF BEGINNING.
,.
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"8.52.010 -- 18.52.020
Chapter 18.52
LANDSCAPE AND RECREATION SPACE REQUIREMENTS
Sections:
18.52.010 Purpose.
18.52.020 Landscaping requirements by zone district.
18.52.030 Special landscape requirements.
18.52.040 General landscaping and screening requirements.
18.52.050 Landscape plan requirements.
18.52.060 Recreation space requirements.
18.52.010 Purpose. The purpose of this chapter is to
establish minimum requirements for landscaping to promote
safety, to provide screening between incompatible land uses,
to mitigate the adverse effects of development on the environ-
ment and to improve the visual environment for resident and
nonresident alike. (Ord. 1247 Sl(part), 1982).
18.52.020 Landsca in re uirements by zone district.
In the various zone istricts of t e city, an scaping in the
front, rear and side yards shall be provided as shpwn in
Table 2. (Ord. 1247 Sl(part), 1982).
Table 2
Required Landscape Areas 1
Front Yard Side Yard Rear Yard
Zone Landscape Landscape Landscape
District (In Feet (In Feet (In Feet)
R -1 None None None
R -2 15 5 5
R -3 15 5 5
R -4 15 5 5 .-
RMH 15 5 5
P -O 15 5 5
C -1 10 5 None
C -2 ...
..10 . 5 ,..:....: , ;•.:; . ;.
C -P 15 15 15
C -M : 5 None
M -1 iS None None
M-2 15 None None
M -2L 5 None None
295 (Tukwila 8/89)
CARLSON /FERRIN
LARRY'S
NEW NO. 1
Pacific Highway
South
•
f y
VIEW FROM ADJACENT MULTIFAMILY
•
CARLSON/PERRIN
PEgtonir4
e
LARRY'S
NEW NO. 1
Pacific Highway
South
SEP 71990
CITY OF l UK■AWILA
PLANNING DEPT.
VIEW FROM 5. 146T14 STREET AND PACIFIC HIGHWAY 5011TH
•
CARISON /FERRIN
LARRY'S
NEW NO. 1
Pacific Highway
South
G313MD
S EP 7 1996
CITY (Jr t unvt1LA
PLANNING DEPT.
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CARISON /PERRIN
_
A oOWL
LARRY'S
NEW NO. 1
Pacific Highway
South
GRADING PWN
MN M E
SEP 71:990
CITY OF TUKWILA
PLANNING DEPT.
A. BACKGROUND
Control No.
Epic File No.
Fee $100.00 Receipt No.
ENVIRONMENTAL CHECKLIST
1. Name of proposed project, if applicable: Larry's New No. 1
?/4/ u
2. Name of appl icant: Larry's Markets, Inc. (David Bolin, Owner's Representative)
3. Address and phone number of applicant and contact person:77 South Main, Seattle, WA
98104 (624 -1886) Contact: Carlson /Ferrin Architects, P.S., 1925 Post Alley, Seattle, WA 98104
Attn: Terre Meinershagen
4. Date checklist prepared: 7/9/90
5. Agency requesting Checklist: City of Tukwila
6. Proposed timing or schedule (including phasing; if applicable):
Commence Construction: Early Fall 1990
Completion: Summer 1991
7. Do you have any plans for future additions, expansion, or further activity
related to or connected with this proposal? If yes, explain.
Redevelopment of existing commercial building and site on adjacent property North of
South 144th Street in the future.
8. List any environmental information you know about that has been prepared, or will
be prepared, directly related to this proposal.
1. SEPA Checklist & DNS (Mitigated) (King County Submittal)
2. Traffic Impact Analysis, dated 7/9/90, prepared by the Transpo Group, Inc.
3. Preliminar and Final Geo- Technical Stud .re.ared b Terra Associates Inc.
4. Preliminary and Supplemental Environmental, prepared by Terra Associates, Inc.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes,
explain.
No
10. List any government approvals or permits that will be needed for your proposal.
1. State Highway Access Permit - Highway 99
2. Standard Site and Building Construction Permits.
11. Give brief, complete description of your proposal, including the proposed uses
and the size of the project and site. There are several questions later in this
checklist that ask you to describe certain aspects of your proposal. You do not
need to repeat those answers on this page. Section E requires a complete
description of the objectives and alternatives of your proposal and should not be
summarized here.
Retaii_Supermar cket Facility with Landscapes' Parking Area. Stendard Enclosed_
Receiving Dock and Screened Compactor /Container.
Building Size Approximately: 55,000 SF
Site Size: 218,941 SF
12. Location of the proposal. Give sufficient information for a person to understand
the precise location of your proposed project, including a street address, if
any, and section, township, and range, if known. If•a proposal would occur over
a range of area, provide the range or boundaries of the site(s). Provide a legal
description, site plan, vicinity map, and topographic map, if reasonably
available. While you should submit any plans required by the agency, you are not
required to duplicate maps or detailed plans submitted with any permit applica-
tions related to this checklist.
Location: Between South 144th and 146th Streets on West Side of Pgcific Hlgbway South
Riverton Heights. (Sec./2. TWP. 23. RS,E 4l
Legal Description. Vicinity Map. Topographic Map Sutmitted wjfb,BARSubmittal.
13. Does the proposal lie within an area designated on the City's Comprehensive Land
Use Policy Plan Map as environmentally sensitive?
No
-3-
TO BE COMPLETED BY APPLICAlvT
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat,
rolling, hilly, steep slopes, mountainous, other
b. What is the steepest slope on the site (approximate
percent slope)? 7%
c. What general types of soils are found on the site
(for example, clay, sand, gravel, peat, muck)? If
you know the classification of agricultural soils,
specify them and note any prime farmland.
Silty sand with varying degrees of gravel.
d. Are there surface indications or history of unstable
soils in the immediate vicinity? If so, describe.
No
e. Describe the purpose, type, and approximate quanti-
ties of any filling or grading proposed. Indicate
source of fill.
Grading to smooth site for building pad and parking areas.
No fill will be required.
f. Could erosion occur as a result of clearing,
construction, or use? If so, generally describe.
Yes. Small amounts of erosion could occur during construc-
tion activity in areas of existing or proposed slopes, depending
on weather.
g. About what percent of the site will be covered with
impervious surfaces after project construction (for
example, asphalt or buildings)?
75%
Evaluation for
Agency Use Only
gopprox.15 °lo
2. Air
h. Proposed measures to reduce or control erosion, or
other impacts to the earth, if any:
Attempt to complete site and grading work during dry season.
Provide erosion control standards and Construction in
accordance with City of Tukwila standards.
a. What types of emissions to the air would result from
the proposal (i.e., dust, automobile odors,
industrial wood smoke) during construction and when
the project is completed? If any, generally
describe and give approximate quantities if known.
Dust and Vehicle Emissions during construction.
Private Vehicle Emissions upon completion.
b. Are there any off -site sources of emissions or odor
that may affect your proposal? If so, generally
describe.
No
c. Proposed measures to reduce or control emissions or
other impacts to air, if any:
Dust control during construction.
3. Water
a. Surface:
1) Is there any surface water body on or in the
immediate vicinity of the site (including year -
round and seasonal streams, saltwater, lakes,
ponds, wetlands)? If yes, describe type and
provide names. If appropriate, state what
stream or river it flows into.
None.
Evaluation for
Agency Use Only
2) Will the project require any work over, in, or
adjacent to (within 200 feet) the described
waters? If yes, please describe and attach
available plans. N/A
3) Estimate the amount of fill and dredge material
that would be placed in or removed from surface
water or wetlands and indicate the area of the
site that would be affected. Indicate the
source of fill material. N/A
4) Will the proposal require surface water
withdrawals or diversions? Give general
description, purpose, and approximate quan-
tities, if known. No
5) Does the proposal lie within a 100 -year
floodplain? If so, note location on the site
plan. No
6) Does the proposal involve any discharges of
waste materials to surface waters? If so,
describe the type of waste and anticipated
volume of discharge. No
Evaluation for
Agency Use Only
b. Ground:
1) Will ground water be withdrawn, or will water be
discharged to ground water? Give general
description, purpose, and approximate quan-
tities, if known. Trench drain will be utilized to
lower seasonal perched ground water table along
west side.
2) Describe waste materials that will be discharged
into the ground from septic tanks or other sour-
ces, if any (for example: Domestic sewage;
industrial, containing the following
chemicals...; agricultural; etc.) Describe the
general size of the system, the number of such
systems, the number of houses to be served (if
applicable), or the number of animals or humans
the system(s) are expected to serve. None
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm
water) and method of collection and disposal, if
any (include quantities, if known). Where will
this water flow? Will this water flow into
other waters? If so, describe. Rain leaders from
building will discharge directly into existing storm
drain system. Surface water from paved areas will be
collected and detained in underground facilities. Oil
separator and BioFiltration swale will be used. Release
rate will be maintained at PreDevelopment levels or
lower.
Evaluation for
Agency Use Only
t Evaluation for
Agency Use Only
2) Could waste materials enter ground or surface
waters? If so, generally describe. No
d. Proposed measures to reduce or control surface,
ground, and runoff water impacts, if any:
Compliance with City of Tukwila Runoff and Water Quality
Standards. Collection, storage, and release as described in
3.C. 1 above.
4. Plants
a. Check or circle types of vegetation found
site:
tree: alder, maple, aspen, other
tree: fir, cedar, pine, other
deciduous
X evergreen
X shrubs
X grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bullrush,
skunk cabbage, other
water plants: water lily, eelgrass, miifoil, other
X other types of vegetation Lots of weeds
b. What kind and amount of vegetation will be removed
or altered? Small trees, shrubs, other organic material.
c. List threatened or endangered species known to be on
or near the site. None
on the
d. Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the
site, if any: Landscaping as indicated inBARSubmittal.
Nature Wetland type plants at Pad Filtration Swale. Other
plant materials selected for durability, screening_year round
and seasonal color.
5. Animals
a. Circle any birds and animals which have been
observed on or near the site or are known to be on
or near the site:
birds: hawk, heron, eagle, songbirds, other:
None
mammals: deer, bear, elk, beaver, other:
None
other: None
fish: bass, salmon, trout, herring, shellfish,
b. List any threatened or endangered species known to
be on or near the site. None
c. Is the site part of a migration route? If so,
explain. No
d. Proposed measures to preserve or enhance wildlife,
if any: Planting near BioFiltration Swale selected to
provide food and cover for small birds and mammals.
Evaluation for
Agency Use Only
(I Evaluation for
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil,
wood stove, solor) will be used to meet the
completed project's energy needs? Describe whether „ e6G
it will be used for heating, manufacturing, etc.
Electricity and Natural Gas for heating, cooling, refrigeration, Q �,
lighting, and general retail operation. 4
romkgrAse
/
b. Would your project affect the potential use of solar
energy by adjacent properties? If so, generally
describe. No
c. What kinds of energy conservation features are
included in the plans of this proposal? List other
proposed measures to reduce or control energy
impacts, if any: Building to comply with current Energy
Code requirements, refrigeration system equipped with
heat reclaim for domestic hot water and space heat.
7. Environmental Health
a. Are there any environmental health hazards,
including exposure to toxic chemicals, risk of fire
and explosion, spill, or hazardous waste, that could
occur as a result of this proposal? If so,
describe. No
1) Describe special emergency services that might
be required. No
2) Proposed measures to reduce or control environ-
mental health hazards, if any: N/A
-10-
Agency Use Only
b. Noise
1) What types of noise exist in the area which may
affect your project (for example: traffic,
equipment, operation, other)? None
c. Describe any structures on the site. None.
2) What types and levels of noise would be created
by or associated with the project on a short -
term or a long -term basis (for example: traf-
fic, construction, operation, other)? Indicate
what hours noise would come from the site.
Construction Noise. Private Vehicular Traffic. Loading
Dock operations. Roof Top refrigeration and HVAC
_equipment.
3) Proposed measures to reduce or control noise
impacts, if any: Building. $creep Walls, Retaining
Walls, and Landscaping will help reduce noise to
surrounding property. Location and screening of roof
top enipment to red noise impact.
8. Land and Shoreline Use
a. What is the current use of the site and adjacent
properties? Site is currently vacant. Adjacent properties
are commercial uses North, South, an ast; Multif amily
residential to the West.
b. Has the site been used for agriculture? If so,
describe. No.
Evaluation for
Agency Use Only
d. Will any structures be demolished? If so, what?
No
e. What is the current zoning classification of the
site? C -2
f. What is the current comprehensive plan designation
of the site? Unknown.
g. If applicable, what is the current shoreline master
program designation of the site? N/A
h. Has any part of the site been classified as an
"environmentally sensitive" area? If so,. specify.
No
i. Approximately how many people would reside or work
in the completed project? 50 -60
j. Approximately how many people would the completed
project displace? None
k. Proposed measures to avoid or reduce displacement
impacts, if any: N/A
1. Proposed measures to ensure the proposal is com-
patible with existing and projected land uses and
pl ans, if any: The retail supermarket is compatiable
with C -2 Zoning and existing uses on surrounding properties.
Evaluation for
Agency Use Only
9. Housing
a. Approximately how many units would be provided, if
any? Indicate whether high, middle, or low- income
housing? None
b. Approximately how many units, if any, would be eli-
minated? Indicate whether high, middle, or low -
income housing. None
c. Proposed measures ,to reduce or control housing
impacts, if any: NiA
10. Aesthetics
a. What is the tallest height of any proposed
structure(s), not including antennas; what is the
principal exterior building material(s) proposed?
31' -6" Mean height above average grade
35' -0" Max ridge height _
Principal materials are painted concrete block and metal
siding.
b. What views in the immediate vicinity would be
altered or obstructed? Views from East to Multifamily
housing on West side would be reduced. Views onto site
would be improved from vacant lot to building and landscaping.
c. Proposed measures to reduce or control aesthetic
impacts, if any: Screen walls and planting at loading
areas. Increased landscape areas around parking and
building.
Evaluation for
Agency Use Only
11. Light and Glare
a. What type of light or glare will the proposal
produce? What time of day would it mainly occur?
Parking lot lighting during evening and night.
b. Could light or glare from the finished project be a
safety hazard or interfere with views? No
c. What existing off -site sources of light or glare may
affect your proposal? Existing lighting will aid
in safety and security.
d. Proposed measures to reduce or control light and
glare impacts, if any: Building and Parking Area lighting
will be selected with cutoff provisions to prevent glare to
adjacentproperties. Focus of lighting will be on building
and parking surface to promote safety and convenience.
12. Recreation
a. What designed and informal recreational oppor-
tunities are in the immediate vicinity? Unknown.
b. Would the proposed project displace any existing
recreational uses? If so, describe. No.
c. Proposed measures to reduce or control impacts on
recreation, including recreation opportunities to be
provided by the project or applicant, if any: N/A
Evaluation for
Agency Use Only
t
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or pro-
posed for, national, state, or local preservation
registers known to be on or next to the site? If
so, generally describe. No
b. Generally describe any landmarks or evidence of
historic, archaeological, scientific, or cultural
importance known to be on or next to the site. None
c. Proposed measures to reduce or control impacts, if
any: N/A
14. Transportation'
a. Identify public streets and highways serving the
site, and describe proposed accss to the existing
street system. Show on site plans, if any.
Surrounded by South 144th, Pacific Highway South an South 146th, access will be from South 144th and Pacific
Highway South. See Site Plan submitted with BAR.
b. Is the site currently served by public transit? If
not, what is the approximate distance to the nearest
transit stop? Yes.
c. How many parking spaces would the completed project
have? How many would the project eliminate?
Provide 210 standard. 99 compact. 4 handicapped
313 Stalls Total.
Evaluation for
Agency Use Only
Agency Use Only
d. Will the proposal require any new roads or streets,
or improvements to existing roads or streets, not
including driveways? If so, generally describe
( indicate whether public or private). No new roads
or streets. Improvements to streets as described in attached
Traffic Study for City of Tukwila requirements.
e. Will the project use (or occur in the immediate
vicinity of) water, rail, or air transportation? If
so, generally describe. No
f. How many vehicular trips per day would be generated
by the completed project? If known, indicate when
peak volumes would occur. 11,312 trips per day
Peak volumes would occur - P.M. peak hour. See attached
Traffic Study.
g. Proposed measures to reduce or control transpor-
tation impacts, if any: Location of Site Access, and
Street Improvements per Traffic Study.
15. Public Services
a. Would the project result in an increased need for
public services (for example: fire protection,
police protection, health care, schools, other)? If
so, generally describe. No. In fact, as operation is •
maintained, supervised and lighted 24 hours a day, security
should improve over that of an 'empty lot'.
b. Proposed measures to reduce or control direct
impacts on public services, if any. N/A
Evaluation for
Evaluation for
Agency Use Only
16. Utilities
a. Circle utilities currently available at the site:
=gm= Emonamumum e trici v (natural gas water freruse service]
septic system, other.
ec
Cable Television
Signature:
Date Submitted: July 10, 1990
PLEASE CONTINUE TO THE NEXT PAGE.
b. Describe the utilities that are proposed for the
project, the utility providing the service, and the
general construction activities on the site or in
the immediate vicinity which might be needed.
Utilities to be provided from currently available sources.
Some improvements to off -site water will be required.
construction will be for hook -ups.
C. Signature
The above answers are true and complete to the best of
my knowledge. I understand that the lead agency is
relying on them • - i s •'ec'sion.
•.. f17;:7'14`
• •
s
- :711111
GPC
90
NORMAL
BIAS (1:
120pSEO. 4 ,-
T
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DVANCED TAPE
WA 48005 R N U S.A.
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.
HANDICAP SIGN POST
1/2":1I-0" =
2G , -1 ,,
Li
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51
C'
11T
OCT 26 1990
CITY OF TUKWILA
PLANNING DEPT.
RRY'S
NEW N0. 1
Pacific Highwa
South
SITE DETAILS
••■
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UTE
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FRAMES
TYP.
MASONRY PLANTER WALL®
WITH 2 PRECAST CONCRETE
CAP. SEE DETAIL
SKEtitr■, TRUE
® AT CLERESTORY
WINDOW FRAMES
TYP.
!
FIN. GRADE
j,20' -0'
!CATION 1 C'-
in
1
I
Z
10' - 0'
5W4LK
4
ANTED
ARROW TYP
11T -0' 10' -1 i /I(o'
NEAT DUTY
ASPHALT PAVING SEE
LIGHT DUTY
ASPHALT PAVING SEE
252' -0'
R5
(a' 24' -0'
BIKE
PARKIN
4 -11
31' -0'
i
1 1 1 1 1 1 1 !
2 BOLLARDS
r . - II -
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CON pEC ID000S TgE PLANTI N 1
DETAIL. ON A SLOPE TYR
■
Fu lC.E :rrP. ;
p .w
TYP
LI6lH T STANLY .b,T''P
lartment Building
13uILDrN&1 5x17
Existing Vegetation
TTP PL.A.►•;Ti ED E DE.T
Apartment Building
- 1'rP SHRUb Pt,ANTft- De-TAI it
ON A 6LOf'.
SCALE 1 "= 30' -0"
M E11
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- r -- I? CON I F rg-E.
PL�►KIT NCI DETAIL
L.00ATtc»4 dF 1„JATCR
METeR. 4 iRP.IC5
CO NTROLIEtK ,
Bus Stop
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�SEED" 24 ON EACH -\
OVE Uth
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nmfflffiftiltonmannurmionrinnimmillirgirmommtan,,,,,,,
t't
DATA,
.• '..Groas Building Area • S1,3 er
Gare,4 Kitchen • 3,1is sr
.• Net 53,614 sr
• . •
'IPARKM REQUIRED •
U30,0 of 53014 ITS stalls
.100 or 3,119 . • ...TS stalls
Total 254 atalle
" Max. compact allowed .• 30% or required: . •
• • parking • •6 , • ,
• Minimuli.HC (I 4 U100)... 4 talIs ,• •••
. PANG PROVIDED
'• Standard • 104 :tall*
COmpict..:103 stalk. . . • •
14C.• '4 I
Total provided • :311 stalls. 50/1000 or
- . . . . . . . . . . Iii
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