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HomeMy WebLinkAboutPermit 90-14-DR - CHEVRON - LANDSCAPE DESIGN REVIEW90-14-dr 220 strander boulevard chevron PROJECT: Cf ).hA PERMIT NO. (o I/'7f3 SITE ADDRESS: ,Q-( S ((4 J DATE CALLED: �--, 5 —C/ DATE WANTED: - 6 � - ,3e /r t-.- TYPE OF INSPECTION ,,., 1 /,- ( — SPECIAL INSTRUCTIONS: REQUESTER: t P.HONE'NO.: 3'7Y' -6 m INSPECTION RESULTS /COMMENTS: //\%')' 9/ /l// ;ny , /,l ( a' 'J'c' rL ' (Tez iliVe oat 7z6 ./ l am ✓5 c' l -/ . ,_,........„................................ 2" / / Ze_ ?iL/. G� T p ATE: 7X-(2 INSP TOR. CITY OF TUKWILA Dept. of Community Development - Building Division Phone: (206) 431 -3670 INSPECTION RECORD 6300 Southcenter Boulevard — #100 Tukwila Washington 98188 , FROM : SNOHOM I SH INFO -SUC'' landscaping plan The Hightower Group 2 Nickerson Suite 105 Seattle, WA 98109 (206) 281.0875 FAX (206) 284 -5249 Site Plt,nninsd Regulatory Nanning Landscape ArchitecUue N a rig ' LA t,fr STA UL Pot-Lou) -tom Pi-AN R R "t L-c-t: NV1 /�y'1 co, t,& N - T ti ri ere' PLAA.ns Nee I L) • . Pi. 6-3. t\ ox_) - 1 [�D FEB 19 1991 C I s — OF i'uj\ lLA AW,,':4ii\IG DEPT. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 1 -25 -91 Sincerely Ann Siegent,3'Laler Assistant Planner NOTICE OF DECISION PHONE # (206) 433.1800 Robert Picard Robert H. Lee Associates 1520 140th Avenue NE #200 Bellevue, WA 98005 Notice of Decision by the Board of Architectural Review File Number: 90- 14 -DR: Chevron Landscape This is to confirm that the Board of Architectural Review (BAR) approved the project's design as presented on 1- 24 -91, with the condition that the spacing of plants shall be approved by the Planning Director and specified on the final landscape plan. BAR also adopted the findings and conclusions contained in the Staff Report dated 1- 14 -91. 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. Gary L. VanDusen, Mayor CITY OF TUKWILA 6200 SOUTIICENTER BOULEVARD, TUKWILA, WASHINGTON 98188 PLANNING COMMISSION /BOARD OF ARCHITECTURAL REVIEW MINUTES JANUARY 24, 1991 The meeting was called to order at 8:00 P.M. Members Messrs. Haggerton, Flesher, Knudson, Gomez, Kirsop, Representing the staff were Rick Beeler, Vernon Siegenthaler and Sylvia Appleton. MR. FLESHER MOVED TO APPROVE THE MINUTES OF DECEMBER 13, 1991. MR. KIRSOP SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY. Election of Officers: Mr. Haggerton noted that Mr. Hamilton indicated he would prefer not to be nominated as Chair. MR. KIRSOP MOVED TO NOMINATE MR. PLANNING COMMISSION. MR. KNUDSON PASSED UNANIMOUSLY WITH JACK FLESHER MR. KNUDSON MOVED TO NOMINATE JERRY PLANNING COMMISSION. MR. FLESHER PASSED UNANIMOUSLY. 90- 14 -DR: Chevron PHONE q (206) 433.1800 Gary L. VanDusen, Mayor present were and Malina. Umetsu, Ann FLESHER AS CHAIRMAN OF THE SECONDED THE MOTION; MOTION ABSTAINING FROM THE VOTE. HAMILTON AS VICE CHAIR OF THE SECONDED THE MOTION; MOTION Ann Siegenthaler presented the staff report. She noted that the applicant had provided significant improvements to the original landscape plan. They have added trees and shrubs around the site perimeter, have added shade trees along Strander Blvd., and expanded the east planter by approximately 25 feet. Staff feels these changes have added significant screening and buffering to the site. One area of concern that staff still has is in the east parking area. This is the area's most visible parking and it has the least amount of landscaping. There is no buffering of views from Strander through the parking area, and there's no visual break in the long expanse of paved area. One way to resolve these issues is to provide some landscape islands. One concern of the applicant was that landscape islands would restrict traffic flow. However, the landscape islands would not extend any further than the existing cars do. Another concern of the applicant was that the landscape islands may cause the applicant to forfeit parking stalls. In fact, the islands would take up approximately one Planning Commission /B.A.R. Page 2 January 24, 1991 parking stall at the most. This site has almost three times the amount of parking required by code. In conclusion, the staff's main concern with the applicant's most recent proposal is that because the site is in a prominent location in the Central Business District, enhancement of the parking area should be done as much as possible. Staff would recommend approval of this landscaping, but with the addition of two landscape islands on the east side of the site. Mr. Knudson stated that he thought two landscape islands would be too much, and only one would be necessary. Ann clarified that another function of the landscape islands would be to provide screening from the rear of the site and shading to cars parked on the site. Mark Cross, Robert Lee & Assoc. Architectural firm, 1520 140th Ave., Suite 200; Bellevue: He pointed out that there was a difference between the colored drawings displayed at the meeting, and the ones in the commissioners' packets. The colored drawings depict the street trees along Strander Blvd. in a triangular shape. However, due to the sidewalk along Strander, the trees would need to be put in a row, as depicted in the commissioners' packets. He noted that they did have a landscape plan completed by a registered landscape architect. The planter on the east side of the property was extended toward Strander Blvd., to pull the landscaping toward the street. The one area that the applicant felt they could not be flexible on was with regard to the widths of the landscaping on the east side and the landscape islands in the parking area. The applicant has two concerns; the business is oriented toward the rear of the site and the landscaping recommended by staff inhibits vehicles from getting to the rear of the site. Secondly, there are needs to circulate fuel trucks through the site and the more cars are pushed toward Strander Blvd., the more it interferes with those fuel trucks. Mark Olivier, Operator, 220 Strander Blvd.: Mr. Olivier stated that the site is pressed for parking spaces and losing one or two to landscape islands would impact the business drastically. He outlined traffic circulation for the site, and noted that the proposed landscape islands would not obstruct the traffic circulation. He noted that the cashier's station would be moved into the main building. Mr. Knudson asked Mr. Olivier if Chevron would be willing to accept the landscape islands if they were shorter (the size of a compact car). Planning Commission /B.A.R. January 24, 1991 Page 3 Mr. Olivier said that perhaps they wo ld accept one, and a shorter one at that, to break up the area a bit. Mr. Haggerton closed the public heari g at 8:50 P.M. Mr. Haggerton stated that this part'cular business has adequate landscaping, and perhaps the staff is asking too much of the applicant, with respect to the landscaping. Mr. Kirsop agreed with Mr. Haggerton's comments. Mr. Flesher agreed to having one landscape island, but not two. Mr. Malina also agreed that the sec•nd landscape island was not needed. MR. , . : GONEZ MOVED TO >APPROVE'.THE APPLI ' S.. LANDSCAPE PROPOSAL, : WITH THE ,'.SPACING OF GROUND COVER TO B' "WRITTEN?ON : THE. PLANS KIRSOP ~SECONDEDTHE-MOTION; NOTION :P SED- UNANIMOUSLY. DIRECTOR'S REPORT Vernon Umetsu provided the planning co issioners with a memorandum which outlined two options for the m lti- family design standards public review-process. Option "A" fo uses on the planning staff's draft, and Option "B" focuses on the P anning Commission's revision of this draft. Option "B's" dates are much more tentative since it is unknown how long it would take to complete those revisions. Mr. Malina asked if they could get co multi - family design standards? Vernon Umetsu stated that they had r standards, but they had less con proposing. The meeting was adjourned. Respectfully Submitted, , Sylvia Appleton, Admin. Secty. ies of other municipalities' ceived other municipalities' ent than what Tukwila was There was a consensus by the Plannin• Commissioners to use Option "B" process for their review and r vision of the multi - family design standards. Rick Beeler up -dated the Planning Commission on the Growth Management Act (HB 2929), discussion followed. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 DATE: January 14, 1991 TO: Board of Architectural Review FROM: Ann Siegenthaler, Assistant Planner RE: CHEVRON LANDSCAPE, 90- 14 -DR: Supplemental information REQUEST: Applicant Robert H. Lee Associates is requesting approval of improvements to existing non - conforming landscaping, for the Chevron service station located at 220 Strander Boulevard. BACKGROUND: M E M O R A N D U M PHONE # (206) 433.1800 On December 13, 1991, the Board of Architectural Review tabled review of this project until its January 24, 1991 meeting, to allow the applicant time to prepare a revised landscape plan. Since the December hearing, the plan has been revised (see Attachment F). CRITERIA: The Zoning Code criteria for approval of a non - conforming landscape require that the landscape: 1. Substantially conform to the 15' required width; OR 2. Adequately screen use incompatibilities, soften the appearance of parking /service areas, and appropriately enhance the site. PROPOSAL: Attachment F illustrates the applicant's revised landscape plan. Revisions made to the original plan are as follows: - shade trees and shrubs have been added to the site perimeter; - street trees have been added along Strander Boulevard; - the east planter has been lengthened by approx. 25 feet; - the plan is stamped by a certified landscape architect. Gary L. 4anDasen, Mayor Memorandum to B.A.R. Page 2 CHEVRON LANDSCAPE: 90 -14 -DR CONCLUSIONS: The proposed landscape does not substantially conform to the widths required by code. Due to substantial costs and conflicts with safe circulation, 15' landscape buffers do not appear feasible for the applicant. However, the quality of the landscape and overall site are greatly enhanced in this revised proposal. The applicant has proposed several different types of trees and shrubs, which provide variety, color, and visual interest to the site. The street trees and shrubs proposed for Strander Boulevard create an attractive streetscape, and provide some consistency with other developments along the boulevard. The applicant has proposed surrounding the site with shade trees, which provides screening of paved areas and service bays from adjacent properties. In addition, added shrubs help to screen ground -level views of parking. However, one area which is not adequately buffered is the parking area along the east planter. While this is the main parking area, the adjacent landscaping is the narrowest on the site (4' planter plus 6" each curb). The planter is not wide enough to buffer views from the front of the site to the back. Previously, staff had recommended widening the east planter. This would provide a more substantial landscape area, and bring the landscape more into conformance with code requirements. After further review with the applicant, staff has concluded that this widening could be too costly to be feasible. A more practical way to increase the landscape's conformance would be to add two landscape islands in the east parking lot (see Attachment G - Staff Recommendations). This would provide a visual break in the long expanse of paving, and would greatly enhance the site's appearance from Strander Boulevard. In addition, the landscape islands would provide additional shade for cars and paved areas. The revised landscape plan does not indicate plant spacing (density). The appropriate spacing is necessary for plants to grow densely enough to provide adequate screening. Consequently, the staff has recommended this as a condition of approval. RECOMMENDATIONS: No' 1) Memorandum to B.A.R. CHEVRON LANDSCAPE: 90 -14 -DR Since the landscape proposal generally meets the criteria for approval of a non - conforming landscape, the Planning Staff recommends that the Board approve the proposal, with the following conditions: Two landscape islands, each containing a tree and shrubs, shall be added to the east planter. *S 2) The spacing of plants shall be approved by the Planning _ - = - Director and specified on the final landscape plan. Page 3 S1RANDER BLVD SITE PLAN SCALE 1 10' -0 NOR1H MOAK O••• .0 rrA • Op4iS FLOOR PLAN SCALE 1 /4' -1' -0' NZ ALAN 220 S1RANDI:R &%V. TUKWILA. WASHINGTON SCALE 1 - 10' - DATE 9/14/90 *R..LP. 010.11X. 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Aeg ft V P ANNUALS 1 905.1 L011141-IA eCwuS DLUa Logs ,APP APPk' 2PRiAl SPACING Fog PLANTS . __... . .._..J4N . 07 . ♦ 91 23'29 206 4 -5249 AL.E. , 44.4*-r4s , .1.0415 0Liap IN ()free . ... 1. P .. CeoKh.IOs12 .. 1 PO4 _ ..P'L iM4 .Ine54 ._._........__... IA* qb go-- 14-DR ' / i ` / � • • - • ^ • • • :MX , !• 1 eat CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared November 30, 1990 A. B. C. D. E. December 13, 1990 90 -14-DR: CHEVRON LANDSCAPE Robert H. Lee & Associates, Inc. Approval for improvements to existing non - conforming landscaping. 220 Strander Boulevard Approximately .7 acre (30,000 square feet) Commercial Not required. PHONE # (206) 433.1800 C -P (Planned Business District) Site Plan & Vicinity Map Landscape Plan Building Elevations Applicant's Response to General Criteria 5WF ?eaniniciiMions Gary L. VanDusen, dlayor BACKGROUND Staff Report to B.A.R. 90 -14-DR: Chevron Landscape Page 2 VICINITY /SITE INFORMATION FINDINGS 1. Project Description The applicant proposes to replace existing "astro -turf' landscape areas with live groundcover and lawn. Shrubs would be added to the front planter and around the building. The west landscape planter would be widened by two feet, and two landscape "peninsulas" added to the rear planter. Although not included in this review, the project also involves cosmetic improvements to the existing canopy, removal of a sales kiosk, and some interior and exterior remodeling of the existing building. 2. Existing Development Currently on site there is a service station building with service bays, and a canopy /pump island with a small cashier's kiosk. 3. Surrounding Land Uses On the east side of the site is an office building; on the west is a bank (Security Pacific). The south side and the front side face hotels. 4. Vegetation The site was previously landscaped with "astro -turf' and small pine trees. Planters at the building and along Strander contain some shrubs, but plants have not completely filled in bare areas. The service station was constructed in 1965. The site's landscaping does not . conform to the present landscape requirements (established in 1982). Because the applicant applied for building permits to remodel the station, the landscaping must be brought into compliance with the current code. The Zoning Code requires 15' of landscaping on all sides of the property. The applicant has proposed several improvements to the existing landscaping which do not meet code requirements. Therefore, the applicant seeks B.A.R. approval of the landscaping per the "Non- conforming Landscape Areas" criteria (TMC 18.70.090). Staff Report to B.A.R. 90 -14-DR: Chevron Landscape Page 3 2. NONCONFORMING LANDSCAPE AREAS (TMC 18.70.090) DECISION CRITERIA Guidelines for B.A.R. review are given below, along with a staff discussion of relevant facts. 1. The landscape plan substantially conforms to Zoning Code requirements. The north (front) landscaping meets the 15' width requirements. The west planter is widened by two feet, to achieve a 10' wide landscape. The rear planter remains 7' wide with two landscape "peninsulas" added. The east landscape remains 5' wide (see Attachments A and B). 2. The existing and proposed additional landscaping and screening materials together will: a. Adequately screen or buffer possible use incompatibilities. The service station is surrounded by commercial, office, and hotel uses. While the station is not incompatible with these uses, views of paved areas and service bays are not screened from offices and hotels. No screening shrubs or trees are proposed. b. Soften the barren appearance of parking or storage areas. The site has a barren appearance due to the abundance of paved areas and lack of trees and shrubs. Under the current proposal, all "astro -turf' would be removed and replaced with groundcover or lawn. Low- growing shrubs would be added to the front planter and along the building. While the existing small pines would remain, no other trees or screening shrubs are proposed for the perimeter. c. Adequately enhance the premises appropriate to the use district and location of the site. The changes proposed for the landscape consist of adding two feet to one planter, adding two landscape "peninsulas," and adding groundcover to existing planters. The proposal does not substantially increase the amount of landscaping, nor the degree of screening currently provided. The proposed landscape is not consistent with landscaping fronting other sites along Strander Boulevard and in the CBD. • Staff Report to B.A.R. Page 4 CONCLUSIONS 90- 14-DR: Chevron Landscape 1. The landscape substantially conforms to the Zoning Code. The landscape plan does not substantially conform to Zoning Code requirements. It provides 2/3 of the required landscape width for the west side; however, it provides only half that required at the south (rear), and less than 1/2 that required on the east. Since it does not substantially conform to code, the landscape must meet other design criteria (as given in 2. below). 2. The landscape will screen use incompatibilities, soften the appearance of parking or storage areas, and enhance the site appropriately for its location. Views from adjacent offices and hotels to the site's paved areas and service bays are not well - buffered. The proposal does not include sufficient landscaping to soften the current appearance of the site. The lack of perimeter shrubs and trees, and street trees along Strander Boulevard create a somewhat stark landscape. This is inconsistent with the purpose of the "Planned Business District" landscape requirements, and is inappropriate for the site's visible location in the CBD. It is not feasible to meet the 15' perimeter landscaping requirement and to provide safe auto circulation on site. However, the screening and enhancement criteria could be met by using a more appropriate planting scheme. For example, a 10' wide planter could be adequate for a site of this size, if screening shrubs and trees were added to buffer service areas and to enhance the site's overall appearance. Landscaping adjacent to the building could be narrowed to accommodate the increased planter width. As currently proposed, the Chevron landscape plan does not meet the criteria for approval of a non - conforming landscape. However, the landscape could satisfy the design criteria if revisions in the planting scheme were made. Staff Report to B.A.R. Page 5 1. Be stamped by certified landscape architect. RECOMMENDATIONS 90- 14-DR: Chevron Landscape For the above reasons, the Planning Staff recommends that the Chevron landscape plan be re- designed. Staff recommends that the plan be re- submitted for approval by the Planning Director, with the following conditions. The revised landscape shall: 2. Enlarge the east planter by: a. Widening it a minimum of two feet. b. Extending the planter to the 20' setback line shown on the site plan. c. Adding two landscape peninsulas. 3. Include additional trees and shrubs in perimeter planters, and appropriate street trees for Strander Blvd. 4. Specify appropriate minimum size and spacing of plants, and provide for irrigation. INFORMATION 06 CO. AccincorS •U•221 16602 7=1,..0.0. Ttrty. LOT 012k .30.60 1.463 fifT. tar,. 916. Ern W. 6.16 111.0. Lme TO 010.1•66. 94■10.02 VI, 017 S !LDS la666 06.211.0( To 1.00.6 MM. O T:616 6.040061, TO POW. L0 011, MOM. (TV. 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To 06a...60 arum 111 Clowns' LISA.Fc. s•.• 0666 TOOT To ME 66610 SAE PLAN 5S/ 1557 J:113/ 8572 062 07 TLI LTL•aTo2 TL, SCALE: 1/4 220 STRANDER BLVD. TUK LA. WASHINGTON SEALE:1 1O-0 DOE: 9/14/90 LW. R.J.P. I. .■. ... .-.--... MM. NM ION illierootsarx nem Cla••251 NAIL Mel 5-1 5 GAL 38 1 NEIVD•Ar DANA 511344554,44 5-2 5 GAL 22 e 5228301A 0005002 VOTERS RE1Y RAMO. 5-3 S GAL 22 S ESCALLMA . 0059AG7A . ESC22.LD8A 5- 5 CAL 54 r-e tot COMMA 'DIFARF 380020D C,VOESE 0381.7 AMMIAL MOMS ANN-IV POTS • rat 853 Sr. - IV /meal. ER•11.15 LOBELIA (01011 - SLOE) GICIAX0•4112 38-5 FIATS/e FILG5 4205 S.F. e 44)=4 RO 12A212 MCKIE' CARALT SALE 38-2 SCOAA. 4428 SF. - MEND Cr ERA.. GLADE. 42 0 DELPHI 0WEGRA0. 58130 38 APPROVED (0441 Gi-.1 5 GAL • a.o.c. 23,333 SF. 1' EUC•018/5 MARNE, YOLOPATA MAPLE MOIR 2000(5 poowoo-oz:FsKse • corcarl wee two (918) .81.0.8 ALL ssmo-Rwr PI 10 FLY470/1 STRANDER BLVD LANDSCAPE PLAN SCALE: or-I 083 5 02 NOM T WARMS 106:6 KM DAM BID CONSTRUCTON DRAIING 09.09115 MOM arum USA.. C09 00 5.84 ROMER H. LIM S AINIOCIATC• A A A LNOSCOPE PLAN 220 S1RANDER BIM). 100NEA. WAS2I1NGTON MALE 1 .10 -0' DAIS 9/14/90 OtS.J.K. APP. SS/ 1557 2 1:6) 6572 3 . ■ ■ul.n._ ..I:i:LT:: •U .Qiu :l:.j 1 : I.. ": S •L IIIVV SIDE ELEVATION a eML 1/1.1-0• 1010._ .Il a.■1.1. ..il..■n.u.i .1%..a n■■.0 ■1l..n ?1010.._ 1010:n.0.1.1........... ■L. ■.� 1.. -- SIDE ELEVATION CANOPY FRONT ELEVATION SGML Vr -r-C TIT.4.T Liu..TID DOCCTONAL 10. NR 10/ ONO MD ILTIO104: oh ' 4.11r ..•r .111..4.r 11.1u4..Tm 1IT11.1 I ICI I I I i 1 1 1 I 1 1 I I I 1 1 I ...1..1.1..1..1... 1..1 . . . ..1..1..■ ■ .. .....�.- r ..:1.....1... I ... I 1�..■I.I�...I.. �r rj imumf riv9 . X �...._ . � ::- :•.�. ° : � - -�: : - : ■:: ::: -: -� : . -�:: 1010 soviss amsiL' 1 .0 i 1�I1iii11Lli* iiLi •. 1i., ..ii = m ovri.�l i � 1 1..iiiii °•ii•..._ 11 II H II ME BACK ELEVATION FRONT ELEVATION t I 1 I I I I I I I I I I I 1 I 1 I 1 ' r■ ■... 1.... 1.... T0. 1....... 1.. 1.... 1 .. 1 . 0 . •1r.♦ .1. 1■.. 1■1■.. I1■ 1. 1■.■ 1■1.1■ �.. 1. 1. �1■ I.. r�.. . 1�.■... 1 ......1......1..■.■.1..■...1..■ .1..■.. ■IL .- ii1•l �i _ i u.� i _nS. � % r• 1 . •iul � 1 , i . � ii. •lI u. •1i.�.� •iul 1�n� 1 1111 • _ �..r ■1al *.l -■IL1- 1111- e1■1.■I• m illi ge.0 /■1Ua-.I ■Ii *el■Relel.l. Ill. ele• .f.I.eu.l� r r r r r r r r r r r 04. �< 11,.1.1.. ,L,...,.TO '94.4..0. ELM uf010 .14. 1441 r i .... NICOL16L NR P90401 SC..I: 1 /. -I• -O WALL . /..-1. -Or CANOPY SIDE ELEVATION 1111111111111111 011111..ur LLSA STID LOCO r.1O. OA -10■11 rip acoorr Ta la ...ro .ls A A n A IIII{{ YIDI. 111 tlll.r aavA... 220 5101110ER BLVD 11.14414.4, SAL Sv 1557 10 1. 0572 .err -w1r. SGYL 1/4 41 -0 BAIL 9/18/90 1 OI OIA.J.P. .r. 1. BRIEFLY DESCRIBE YOUR PROPOSAL: To remodel an existing Chevron service station. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 220 Strander Boulevard (southside of Strander one lot east of the intprgprtinn of Strander & South Center Parkway) Quarter: 3. APPLICANT :* Name: Signature: DESIGN REVIEW APP4JCAT SEP 1 9.19 9Q.:1..... Section: Township: Range: (This information may be found on your tax statement.) Address: Phone: ROBERT H. LEE & ASSOC. INC. 1520 140th Ave. NE #200, Bellevue, Wa. 98004 (206..746 -46 7 Date: 9/ /00 * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: chevron USA. Inc. OWNER Address: 1301 5th Ave, Room 2900, Seattle, Wa. 98101 Phone: (206) 628 -5284 I /WE,Esignature(s)] swear that I /we are the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: `7/i 7/9v ATTACHMENT D - Applicant's Response to Criteria The following criteria will be used by the BAR in its decision- making on your proposed project. Please carefully review the criteria, respond to each cri- terion (if appropriate), and describe how your plans and elevations meet the criteria. If the space provided for response is insufficient, use extra space on last page or use blank paper to complete response and attach to this form. 5. RELATIONSHIP OF STRUCTURE TO SITE A. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to it site. RESPONSE: SFF ATTACHFfl DESIGN REVIEW APPLICATION Page 2 6. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA A. Harmony in texture, lines, and masses is encouraged. B. Appropriate landscape transition to adjoining properties should be provided. C. Public buildings and structures should be consistent with the estab- lished neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. RESPONSE: SEE ATTACHED 7. LANDSCAPE AND SITE TREATMENT DESIGN REVIEW APPLICATION Page 3 A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grades of walks, parking spaces, terraces, and other paved areas should promote safety and provide an inviting and stable appearance. C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. F. Screening of service yards, and other places which tend to be un- sightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. H. Exterior lighting, when used, should enhance the building design and the adjoining 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: SEE ATTACHED 8. BUILDING DESIGN A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be in harmony with per- manent 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. RESPONSE: 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. Fix- tures, 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. See Attached DEIGN REVIEW APPLICATION Page 4 9. 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 pro- portions should be to scale. B. Lighting in connection with miscellaneous structures and street furni- ture should meet the guidelines applicable to site, landscape and buildings. RESPONSE: N/A INTERURBAN SPECIAL REVIEW DISTRICT The following six criteria are used in the special review of the Interurban area in order to manage the development of this area, to upgrade its general appear- ance, to provide incentives for compatible uses, to recognize and to capitalize on the benefits to the area of the amenities including the Green River and nearby recreational facilities, to encourage development of more people- oriented use, and to provide for development incentives that will help to spur growth. Please describe how your proposed development relates to the goals for this District. Use additional response space, if necessary. 10. The proposed development design should be sensitive to the natural amenities of the area. 11. The proposed development use should demonstrate due regard for the use and enjoyment of public recreational areas and facilities. N/A A DESIGN REVIEW APPLICATION Page 5 DESIGN REVIEW APPLICATION Page 6 12. The proposed development should provide for safe and convenient on -site pedestrian circulation. N/A 13. The proposed property use should be compatible with neighboring uses and complementary to the district in which it is located. N/A 14. The proposed development should seek to minimize significant adverse environmental impacts. N/A 15. The proposed development should demonstrate due regard for significant historical features in the area. (29 /OSGN.APP1 -3) N/A G (29 /EXTRA.RESP) SEE ATTACHED EXTRA RESPONSE SPACE C SUMMARY OF REOUEST CHEVRON /STRANDER BOULEVARD SERVICE STATION REMODEL The proposed remodel of the Chevron Fueling Facility and Service Station on Strander Boulevard is being brought to the Board of Architectural Review because the proposal does not include expanding the existing landscape areas to 15' in width. The landscape width along Strander Boulevard conforms to the 15' width requirement. It is the side and rear yard landscaping that currently exists in widths ranging from 5' along the east line to 10' along the west and 6 " -6" in the rear. During the 1960's much of the landscape areas where groundcovers normally would be placed have been concreted and covered with Polyloom (astroturf). The proposal is to remove approximately 5,000 square feet of polyloom and to plant a range of ground covers and shrubs to augment the relatively mature evergreens. We request that the Board of Architectural Review approve our landscape plan because: A. The quantity and quality of landscape materials are appropriate for the use. B. The proposal is a minor remodel and not an attempt to intensify the use of the site. C. The proposed landscaping will provide an adequate buffer between adjacent parking lots (all three sides) and the on site uses. D. Due to the small size of the property and the orientation of the service bays to the back of the site, providing the full 15' landscape width along the sides and rear would impose an undue burden on the property. RESPONSES TO DESIGN REVIEW CRITERIA 5. Relationship of structure to site. The service station and canopy have been in existence since 1965 the existing service since 1965. The service bays are oriented to the back or south of the site to screen them from Strander Boulevard. The service station building was designed to blend with the wood sheathed structures in the area by incorporating a wood shake roof. The proposed changes to this structure are primarily interior with a transaction drawer and window being added to what is now a metal paneled wall in the northeast corner of the building. (see site plan). The existing sales kiosk located at the east end of the fueling bay nearest to Strander will be removed. The fuel sales function will be moved to the existing service station building. There is a canopy over the fueling positions. It was built at the same time as the service station building. The design is a California model where portions of the canopy are left open to the sky. This design has not been duplicated in the northwest since its construction in 1965. 6. Relationship of structure and site to adjoining area. All three adjacent parcels have been developed with offices in such a way that double loaded parking bays abut the Chevron Site. There are three design features that had to be balanced to fit this project in with the surrounding uses. The most significant is the current orientation of the service bays to the back or southside of the site. This orients it away from the hotel across Strander Boulevard and towards an adjacent parking lot. However; this significantly increases the need for vehicular circulation to the rear of the building. The second is to keep the landscaping relatively low at the entrances to allow safe ingress and egress of vehicles and to allow sufficient room for a future sidewalk. The third design feature is to have vehicular parking and circulation to the back of the site. This limits the width of the landscaping that can be provided along the sides of the building. The current proposal would add shrubs around the service station building and ground cover in the perimeter areas between the existing evergreens. The landscaping proposed will be similar in quantity and quality to the adjacent sites and provide landscaping continuity with the adjacent parcels. The proposed landscaping along Strander Boulevard will provide for pedestrian and vehicular safety and allow for the future pedestrian side. The proposed landscaping meets the 15' width standard of the zoning code. The current proposal is to complete a roof over the existing canopy frame and to deepen the fascia from 1' to 3'6 ", see attached elevations. These proposed architectural modifications are minor enough that a review would not be required except for the amount of landscaping proposed. The existing C -P zone requires 15' of landscaping in the front, side and rear. Currently the site is landscaped with evergreen shrubs and extensive polyloom (astroturf) over concrete. The proposal is to remove all of the polyloom, and fill the side and rear yard landscaped areas with purple winter creeper, evonumus fortune; "colorata" in the five gallon size, four feet on center. All of the concrete from back of curb will be removed and replaced with sod and 41 viburnum davidii. A sidewalk would have been added, but the city is not sure where to place it. 7. Landscape and Site Treatment The existing site and building locations place constraints on the amount and depth of landscaping that can be provided. With the service bays oriented to the back of the site, vehicular circulation to the rear of the building is more important. Another constraint is the vehicular access onto Strander Boulevard. Good visibility is important. In addition; the city is uncertain as to the exact location of a future pedestrian sidewalk. This makes it difficult to design plantings that won't cause problems no matter what that future pedestrian facility looks like. The zoning code adopting the 15' landscape the existing structures were constructed. with the proposed plans to intensify the canopy and move the gas sales to the main larger parcels to the southeast and west landscape requirements. widths was adopted after No attempt is being made use, just to modify the building. Even the much do not meet the current By removing approximately 4,000 square feet lot polyloom (concrete covered with astroturf) we propose to make the landscaping consistent in quality and quantity with adjacent commercial parcels. We feel that the proposed existing plantings will be appropriate to the district and adequately screen the activities while allowing for safe vehicular and pedestrian circulation. The company colors are blue and white. Bright or vibrant yellows or oranges do not occur on the buildings only the relatively small Chevron logos contain the red color. The proposed lighting is all directed on site. 8. Building Design. The existing service station building will only have minor modifications made in the exterior. The changes are the replacement of a metal wall panel on the north side of the building with a cash drawer and a cashier's window. The significant architectural change proposed is the filling in of the canopy roof and the deepening of the fascia by two feet. The existing colors will remain. ADD TREES & SHRUBS HORT)) ORANINIO Woo KNEW CoNSTIWCTION Damao "LAN LEGEND sff —a S-I S-2 I CY. s-.1 3 Gy S-4 SLIt GC-2 SODA... 3 CLL • COL ITN 311 22 22 YOWL ntallil 4/0-1 la /055 • '�C LU Sr. 000•001211 �-I /1021/4 RUCS 1203 Sr 1425 Sr. *1133 Sr. It 0E00 r OMINT M. ME Al2•001/421S =A"' - .USA Ite. lemeig *ma. bon 11E 36015 LOMA emus SYM SIZE Q'ry BYJ(ANICAI- NAME CCMMCN NAME -(Kee. F O F i U..ro'.Ire.e q 21 FGC1ML6OXtURPA'SAYy5QD' queSC.0 5 PALVynCID FLAME A51.4 CIF' P »NMK SHICUBS A 4 T, GAL.E . AEC 5 G■Lym:_; G 5. ClLGt e.2 VO SyAL_ tam. • E A 5 GAL tAt a 9 40/ _ AEmwA X GRANNDIr:IDCA 4 LOSSY AB4uA A6 Cbucuer GOUcJIE2 ABELIA IL EX CREMATAG0E0 01.0.0 Stlf 4 4000..` -E NOa.Y , 10 I11 Z8 VIBErtNUN DAVr7v6C<Nwu EUONYMUS ALATU•'CONCaCluS Camp.cy WINCAP E0N0013 4ROUNPCOVER5 % \ PUM1 /4'•`•..Gr . �• X0/3r-01" y,�.F.l COrOuLAITFAMVVl1'IoMMr LOWEA'C GOrO4GAt.rER. OA'JS FtSLUE.CLCNO 0L40: AfM I GA R /CLY.IIK. ANNUALS IIIIIIIIl+ o6 G. 1905•I IDBELIA tA7NUS I B4-UL LOBBLA • SYM DESCRIp'CION 44 E=I>•nN4 JUNIPfS l' B%:3 PING V Ea 5lll sm.KLER MAP LOr- 7ION S $X55(Wy UOlt dB LOCATION STRANDER BLVD 1 NORTH Ke-Y: PLANT LIST NOTES: I CA tFM.Y ,M•$ DR:pMNE OG. 6.,11N6 116665 i NMND Remove. GONCRtlB PCXN WrMIN 2C I.IN6 - ALL RCW.MUNC C.c.g.tra COIERD. j POSED RAN(Wy BED lb B6 a$ 4 REMOYRD Weft lbOXCAVAllON Z. 7LANf0A 6605 ID BE EXCAVATED A MM. or I • BELOW 1.0C.. RS!IW 345•NKY1dL 66X 1 DEL01VraD.. 41.1. RANONG B0D5 lb BE COV ERGO vAr61 ring N.RK MCA WITH A MIN. OF 2' AROUND AND 6611.66N RANIYb 4. IRPJ4At1cN RAN lb OE REFURDIfNB.D lb MC-ET 1N6 NfL47 9 Cf 1 PLAN - lb Be 4LCMrDTBP WCEN BUILDING PVRMIf 5• PPLIS 1J tFMV.JH 6'Aa+' -NS PNaHcinet shit 0 llse Group' Ins SM01MDGDVIII1 .AN TIN OITAL eta A MINOR H. IJQ A0100A10 Q 11 1 Ore ascrouous �T TA at 1557 _J®16572 PNJNION14 PLAN TUKWLA. WASHINGTON 1NE NIC CROUP 1/7/91 220 STRANDER BLVD. SCALE: 1 -10 -0 WE: 12/26/90 DL J.S.N. OIR.J.P. APP. 4RA'H GAM rA rK # VS r ft' r..sm STRANDER BLVD i lE114 1 Erate'o L aJSrl LODELIA EbNUS COMMON Naha - O , ' : - rrn. 4 ftArlrub JtmA PA'RaywpgD' FLAME ACM (3F_ t ¢;0 Z/ OUESU:S YALUYYS NNMK q Ae1 gANDIFI.00A GLOSSY AOALIA 46 AspLIA GDUGNEA 4OUENEC ADELIA l0 max EAEMATA L.ELHELMID SEer lb{AYOlAAHtst 140LLY I I 1 v.DC44M D MIDI DAva, v■etAtwra 26 6UOMIAY* A1.4rU5'G✓.114,6 rMftcf wIHr4D EUGHYWS 4ROUNGCOVCR5 `-& ;fU14 /� irlO (ofoNtAIIER.G.WW.Claso�l w *FA4r LOroNo rIV: . ... %C�D /Xto 4285r OANs FESGLE d.ENO aeAV:AfYLE/.MGrAA /01.01rIL ANNUALS I &uE 1-0011C4 APP 54'aGI NG Fog- PLANTS S c6 LRIKION _0 f — t K.SiiN JUN.riR 1u E.W�NG mCMKLER NCAO LACAi1ON • FwNw4 uOSE PO LOGAIION PLANT LIST .TM I s.zE KaY: NOTES' Q1Y VOCAMICAI. NAME ' FRA.46 pf/UKf'p'RAYw000• FLAME A QuCCLUS PALUSMIS RNOAK -� -- _ —_ Q AOfLIA, GLOM 41.0S5Y Ae4LiA 462 4EFLIA : E0VLRD 4000HEt' 4000$ Aee1.IA _ I L 1 { A1.00. /0 _max UENArA i C 1N(e51.WDJAMIRSE .40.4.40.4•Y O V I l� G 3.! 3 5V-. x r..... /l1 VteE17a1MOAVPI PAVIO v■ettwu /� E4 YM A 54AL C EC 26 EUONUS AL TUS[ONryLY CCALAKf W1.1({OFUONYWIS '�- I - 1. - /� 4 ROLJNOCOVERS {y 1 \1 �� y y fJM1 /4'V.: F . 0051 COfONEAVEC.Puweltt'IOMEAR C LOwnwr GOrOARAvri ry •••� .vor, rot, 42850 OA.A. fESCUEhEMD _ - Aw.D :AhallJACuAR /01.1111,4 ANNUALS )1111111114%hnfeiro C 1 LOOELIA EKWUS I CARC(.M2 STAKE ocr.. ue of. eVIIVOu4'IREE> 4 .ANC. KCAIUVE Co.LlCtit FROM w1UIMPU1.441. - ALL REW MVJI C NCAC/E C0/u7•Q PKflWSEO rt-A.MI 1 6itcrh lb or cur. Rr.OKO {100K10exGAVAf10N 2. Plwufru4 twos lb 06 ERLAMTf6D • MKL of I' eF•Ow 10 • RE.0 "W WNN 5-NAYJo1L V %1O1'DELOwt 3 44.L PL.1Nf1N(1 etO> f0 OE COVERLO WriN 0V. 0■66 markt W1rN A MN Of 2' AKOVMD AND OEr*EEN GLANTS 4. IKK144l1D l ft.W f0 0E KCENK0•sHeP lb Mtt1 The NEt7 cf I .0V wD 14.411444 N.AN - fO et •h0Mrffg0 *1144 HU147/hq ftA:ulf 5. Moll tp 4+i-4 4 G'o0tiVT mi•sel GRR.GE COMMON NAME 15Luu6 L0011•V. 1 *AL marl WINW .IIDCOVM PLAPATINIII INSTAL JOHN W. JOHNBON Architect October 11, 1990 Ms. Anne Siegenthaler Assistant Planner City of Tukwila 6300 South Center Boulevard Tukwila, Wa. 98188 Dear Ms. Siegenthaler; We have discussed the options of revising our landscape plan now or after an initial review by the Board of Architectural Review. There are two issues, planting width and planting type, that require their review. Therefor we would prefer to proceed to the board with our current plan. Sincerely, RO ERT H. LEE & ASSLrCIATES, IIVC. ARCHITECTURE t PLANNING ENGINEERING 1000 140th AVE. N.E. • SUITE BOO • NELLEVUE, WA EE006 • (2081 746-41577 Robert H. Lee & Associates, Inc. Mark Cross, Senior Planner RECEIVED CITY OF TUKWILA OCT 1 2 1990 PERMIT CENTER EXIST. 24.9' PAVING (PER SURVEY) EXIST. PAVING SCALE: ? - 6' EXIST. 30' RIW REMOVE EXIST. CURB & GUTTER SAWCUT EXIST. PAVING 12' GRAVEL BASE CLASS 'B' MAY BE REOUIRED DEPEND- ING ON SOIL CONDITIONS EXIST. UNDERGROUND STREET LIGHTUIG WIRING & CONDUIT — (VERIFY DEPTH) EX. UNDERGROUND TELE- PHDNE (VERIFY DEPTH) EXIST. OLYMPIC PIPELINE CO. GAS MAIN (VERIFY DEPTH) NEW II' LANE wl z J n.' n NEW 5.9' cc a. w 9' COMPT. DEPTH CLASS 'B' ASPHALT (IN 3' LIFTS') .5'. 0.5' R.O.W. PEDESTRIAN & DEDICATION UTILITIES ES'MT. I z m 3S' -PLANTE STRIP N NEW 9.1' CURB STRANDER BLVD. ROAD SECTION (LOOKING EAST) NEW 5' R, WALK ' 2.0% NEW UNDERGROUND BY PUGET POWER - STRUCTURAL FILL 4' THK. CEMENT CONC. WALK PROPOSED GRADE EXIST. GRADE NEW 4' PERF. PLAT)C (ADS OR PVC ) @ S a 0.2% WI.) TO STORM SYSTEM. BACKFILL TO SURFACE WITH 3 /4" WASHED ROCK I — 3" COMPT. DEPTH CRUSHED ROCK PROPOSED STORM DRAINAGE WITH CATCH BASINS (SEE SHT. C -2) 10' FAST LUBE Ancillary businesses such as Chevron's Fast Lube are important services to your community and they are important to Chevron. Therefore, it is essential that the Fast Lube service building be inte- grated with our Hallmark philoso- phy of offering the highest quality products and customer services. The Hallmark building style is extended to the Fast Lube building by using a hip roof, appropriate nat- ural materials, neutral colors and architectural details which are con- sistent with the Hallmark canopy and fueling areas. Attractive signing is limited to only the minimum required to adequate- * ly identify our branded services and provide customer information. C A N O P Y G R A P H I C S Chevron's voice to our customers is carried in our Chevron wordmark and Hallmark symbol. The clean, simple and straightforward design speaks clearly about our leadership position in the industry and in your community. The locations and proportions of these internally illuminated graphic elements on our canopy have been carefully studied to provide impor- tant mid -range facility identification for motorists. NI, 61.4 •• 1 ie. ?O I 1 - 1 t : .- it ..—St____1. 6 .48 V a ...__„,, 1 ■ .s'S e• -..,..;. • ..,::: 4ArDp.l., .(e•J tie /Y.**)(:-.-- 4/2 1 ,C 0e; 15 .Z.M.la (24/1,) ' V- % rn -... ' '.= ' : ' '. i , '-'7 : ■ . , 0 -(0 (.‘ ... j 0 2 Z ...... , 0 2 .1 c u ;s j oire. ;O :Tow ri- 0:f: , • : ,, :•,cosc i i i0P i. 7 1: 4eO It s rocei . :. -; 11 ' 54 4 / 1 62 ■.> 88 _ z..4 . . ; a 1 5 . 1 : . Yee -./.5 06) Is 1 k / 2 0 :t• I e N 0 N 1 1 i co 0- 96i,45 ?3W co I 6 , 11 • ' >• • \ - to • • •••••••■• ••••. . • 1 7: 7 0 88- 14 ' : '''!..... ■ .‘ ' ... CI ° ilig. I (.1i'llif 1* . ! ' ! 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PLANNAC : - • • • I_ CAl20-rut-LY przipf-IN0 Qf HAND 120mpv- c-ON4K0f6 rizom w1ThU4 DIZIPLIN0 1204%11.11(4g Cor1cg0f4 C2,16R17 PROP0512 PLAwilkIci lb C.;ur 4 iztvioyEb prgiog. OXGAVA-r101.1. . Z. etAntimq EF)1,› - ro )3 OXC44VaM.1 MiM. C 1 f 1:O.G. w)1i 5-.WAY A FcAntritqc To f3V- GOVFC Pint e3Agictitutzi-i Winq A MIN. OP ARouNo 4. IgKiqA Pi-AN lb ROrug.Df0.00 O m10.NOPs' . ekAwriNc f1-4N rrrOP wm . 13.Umpitgq Re-gMiT: r?CRIerION XI51 PiNe- 7I<ezez,/,wize7I,imow.m 1 IIR ' LEVAiY•SISSIQC 19,7 • f « err., qa uni 1 4: isoomr4s. 77 :411111,110T L'141001VIL gistsek& CLEARIHANAlit$NOTICE;I:It...Ja4UE,:49 I RIGINAUDOCUM N ';1 ILI 2 3 r T ^tar nn ;' 9 • .10 ' . 11 ma7NKintoa' 12: 0 I. Th. M 1 6Z... 84. atatigailitaM :fj774,445s .• • •.-• • •• ;' • . rr rr ..r • - „. • ' IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII1111111111.1111-1111111111.141.111111111111111111a11111111111111.1.111thrripIlIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII, • 0 ,, TH.IN.H 1 2 3 . - - ., .. .„. 4 . :.„ 6 . ... 7_1_ 8 9 • 10 11 " 12 • •: I • 7 I S -MICROF ILME0: 310CPMENLI S. LESS .: ' i' CLEAR -:: THAN THIS NOT I C E ;;''' IIJS: •,'30 • ',• . . . OE 6 ., : 43 9 3 S3 ./i C31 33 13 ' TH :i.: taITY:i;OF THE':ORIGINAL DOCUMENT. • es ' • 8 4 , 9 .. S ', E : E ... & ,...0 I II 111 11 111 111 i - IffinMarl uti iiu u i Milinttallitranittit 1 11 1 1 111111111111111111 111 111 111111111 111111th 111 •;%:.:•:,':.' :511E.:PLAN EXIST. MR ;k WATER ISLAND TO REMAIN Fait' INIERIOR • REMODEL SEE PLAN - • AT • RIGHT • EdSflNG TRANFoRtAER : To • .1 : I UGiffER; TOiREMAIH. SlIND 35 APPROACH TO REMAIN DOSTING CURB. • TO BE CUT BACK bast .0,Aflopy TO REMAIN. OPEN JOISTS TORE ROOFED. NEW PUL4IfISLAN DS &. SPANNERS (LEVEL II) (TYP.:0F...g) NEW (4) PRODUCT DISPENSER & VALETS' UAW., HA *17C NG WALL PANELS • • -' • • . • ' V . ••.••-,.- • •. . • • • • • "i i!,••••,`;',`; 1. • , ;•; • • " • • • • - • • .. • .. . . : • • - • • . ' : •. • • • . • • •••••. Iry wr 5-mm 0 7P e r 7 .. 7 . 2 4 SCALE: 1"=1 0 S--1 (41) GC- (±42B S.F.) 'C-1111 ALL TREES TO REMAIN.' REMOVE ALL ASTRO-TURF IN THIS PLANTER. SOD/LAWN • : 5 GAL: • : DOCUMENT • ...NO.T*.FOR CONSTRUCTION CONSTRUCTION • ....';00110T"USt FOR;CONSTR: • II/ILSS.SDATE0.11rINITIIILLED • RECORD :DRAWING; • :.ROBERTH.LEE-:.ils:44SSOCIATESE ;,:ARCHITECTURE%•__' PLANNINV — ..111110 AVL am pop - 0 ALUM& LA MOO OM S • 746-41772 A JOU t 2222222 £1111 • I. ei. tin, tie , 'Ir. • 0'6 • '.••• • I I VIBURNUM: NANDIN DOMESMCA wrigRs , ESCALLONIA` ICOMPACTA' ILEX:190RNU TH A • ' 'liWARF".BORFORD' 04'..NAN VIBURNU .1: ELEMENTS:OF:THE ,GENERAL ':CONTRACT CONDITIONS ARE APPUCABLE TO ' 1 .THIS • • DISCREPANCIES . OR ANCONSISTENCIES,.SHALL• BE IMMEDIATELY BROUGHT TO THE ATTENTION ..: .,. • • • . OF, THE : PROJECT ENGINEER • 2. CONTRACTOR'. SHALL.' BE :LICENSED MAINTAIN A QUAIJFIED SUPERVISOR .. • AT ALL TIMES' DURING.:. CONSTRUCTION., •••••., • ••. 3. • FURNISH AND INSTALL.:ALL.-MATERIALS AND ;EQUIPMENT PERTAINING TO THCRLANTING''. ANY . REQUEST FOR ',SUBSTITUTION OF. MATERIALS MUST BE:MADE:IN WRITING TO THE • PROJECT ENGINEER: PRIOR TO . THE SUBMITTALOr.•BIDS. ". UNAU THORIZED SUBSTITUTION ' • '" • MATERIALS. SHALL BE SUBJECT TO 7 REMOYAV•ANDr. REPLACEMENT WITH SPECIFIED 4... PROMPTLY.. REPAIR ANY .• DAMAGE ...M.:ADJACENT...FACILITIES 'CAUSED BY P.LANTI,N,G... OPERATIONS:. • • . . COST: OF. REPAIR AT THE': CONTRAGTORS;I:DPENSE':,;;: B. MATERIALS 'AND INSTALLATION: • •. • •".. 1. .SOIL PREPARATION GRADING • • • • .. • LOOSEN TOPSOIL OF... PLANTING AREAS': TO.!:A.,IAINOANIA:•.DEP1H OF REMOVE STONES, STICKS, • ROOTS, RUBBISH. WEEDS AND ANY r;011-IER: • • B. GRADE' PLANTING AREAS TO A SMOOTH, : FREE.", DRAINING. EVEN SURFACE:?*:..EP.READ MINUS • : NITROUZED 'SAWDUST :AT, A RATE..0F,4 • SQ. FT::?;.-1APPLY.f.FEWIIIJZER..li - '• 16-0-B 'AV A RATE!OF . 20 ..LBS:.? PER 1000 MECHANICALLTROTARY Oft . . DR0R:..TYPE • DISTRIBUTOR.y: :THOROUGHLY ANDi:EVENLYANGORPORATE . • ' DEPTH' OF .-BY. ROT0111/J140 APPROVED METHOD. AMEND,.' , INACCESSIBLE • TO POWER' EQUIPMENT WITH: HAND TOOLS. • • • . RESTORE PREPARED AREAS ;TO :SPECIFIED ; GRADES. ASSURE POSITIVEIERAINAGE:AWAY: • BUILDINGS.., GRADE PLANTERS , ,VATH CROWNED .4NINTER..IJNE UNLESSOTHERWISE • GRADE: OUT.: ALL LOW: SpOTS AND POCKETS. FINISH GRADES • WALKS '2AND" • • • .. • !'". • • ' • • D. EX1ST1NW PAVED 'AREAS'. BEING. TRANSFORMED INTO NEW PLANTING', DEDS..EHALL,MAVE.:1HV"...."- ••,.,- •: • . • • SUBGRADE: UNDERAHE;;PAVING. REMOVED 10 A' MINIMUM DEPTH OF :Tf:•;AND:DISCA . 'TOPSOIL; SHALL: BE IMPORTED ; TO A..,.LIEPTH OF 12'' • AND " UNIFORMLY .SP . READ,: . .THROUGHOUT...NEW . :. • PLANTER: PER. 'ABOVE'. NOTES.. • • : A. LOOSEN ..-TOF, A. DEPTH OF 101'...AND • INCORPORATE . 13 . CU. YDEt.PEW.100O. • NITROLIZED.:.SAWDUST INTO THE SOIL. APPLY 10 TO 12 LBS OF FERTILIZER I 0-10--1 SQ : FT; OF:: PLANTER •. AREA::: MIX WELL INTO SOIL AND :RESTORE PLANTER • TO PROPER GRADE: B. PRIOR, IN THEIR CONTAINERS • AND THOROUGHLY MOISTEN PLANTER' • SOIL THEN JUST BEFERE:;PLANDN G.'APPLY A • SUCH AS •.TREFLAN.. AND • . • • . • iKEE1 ALL INTACT AND. PLANT ;ATSP B. FERTILIZE S PAC ING FER MIXED ' AT ' : A RATE OF I LB PER 100 GALLONS OF WATER:.::.;fHIS iAMOUNYy111.': PLANTER. ' :NOT APPLY-TERTILIZER •-• • TO DRY SOIL V E. APPLY 'A UNIFORM I2". • Li■yEit'.0F.',WESTERN BARK, 3/4' :0141:1 GRADE, TO ALL. ANNUAL BEDS : ' ".• • • • • • II II I 1111 1 E R LANDSCAPE P 220 „STRANCER eix '.47. POTS 0:870.C: „. GROUNDS V • • ••••' • 'kW GA, REPTANS:'-%. - - CARPET BUGLE 'GANT BRONZE' BLEND BLUEGRASS BLEND.:' AND ,:DELPHI. APPROVED :5 EQU AL PURP LEWINTER CREEPER' • , • • - i I II 6 I .. . . „ . . : '....,•,..: , • .. ::4,44 • " • ":•••• , • . . „ , 5N(M. .iZO- ,Cit* L3b-rAKIIC.At. 1\1AM- I Go MMOKI NAME. ' - riza. r 0 gvi ig', 6,43 q rgAk 'NUS. 0 YcArZPA'RAYwooD' I r 1.,A m a A 4-f acAL.,10'-17/,t3i43 zi atc,u „ eAt-ur I PIN OAK frf.iCCE3. i i____. . A G At- otc Ego tv 9 Ali icRANDI PI-01Z"; AE5141,4 i t PWARDC101)61-1eR 4 1.-OSY Ae5l../A A 5 4 Al 4(0 :1-16. AE,E../..1A OUC. t2 I C, ,5. GA 1.-.OREAuiv /0 1 1..• C,Kelt.ttcr cigeeNI5LANci VISOINU -DAV1011.D cierm it..41 Pio 1.4..y . P,Avic vie 2./OG Y r, 5 ,Ai•• •og et/my / / 1 a A .5 AL-ORE-QUIN' 26 S`CZpAc. aU0NYNIu ALA A4 COMPACT WIN 6P auomymos C OLIN PC9VO425 //q05.F.Coor\MA5 - e.milif•Ri ‘LOWPAST PA L-OW•A'r C-0 ... : ...: 1 . •••6; 4285 F. '0A51 rac.,0V et- E-WP e31.-WVP: MACRE 1JAc clA 1-YMP(6 A KINILIAL.5 C / 'Oe 4! 905•r Losi.-14 egu\iu . 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ROBERT ‘11: LEE , 41i AERIPIATES AWASAIK:! - n NW ''-a1111 III will 0 • '"' "" 1 3 8 1 9 : ' 10 . - • 11 walluw 12 • 7 • . _ ' • IFT,H1,541IEROFILME4:-.;13.0CLIMENt IS LESS • . - • .„ • • CLEARTHAN 1HISNOTICE,ITISDUE 40 06; • : ee La e TH 4,1iITVOF,"7.THVORIGINAU'DOCUMENT;.: . 1141111111111iiIii111114111:11:11441 ' 1 1 HMITIOPPERITitgliittitilVIRafrOilill 1111121111111111 (1 1 1 1 11 III 1 11 11 1 111 11 1 11 1111 11 1, ',Y111:::Aza. • • 1 t.L1k.a, ;:ta","•*?:' t?fit.rtiereD,4151:fit Hole •sverviocay .T. • • ...0:4JELE9110:1.10. 12.49;091,1L- .W10!4E fcla:44i4k1b.Walt 22QSTRAND .E BLVD :1! , PC4 't:,7 • .,c$ . 1,4