The URL can be used to link to this page

Home My WebLink AboutPermit 90-15-DR - TONY ROMA'S - DESIGN REVIEW90-15-dr 17305 southcenter parkway tony roma's To: 90- 15 -DR: Tony Roma's DESIGN REVIEW From: Moira Carr Bradshaw Date 23 August 1991 Subject: Design Changes, Elevations and Lighting. The proposed changes were taken to the Board on 22 August meeting as an item under Director's Report. The items of change were as follows: 1. new light standards 2. 3 roof lines reduced to 1 plus the higher portico area 3. emphasized entrance to structure 4. elimination of red band and neon band 5. window treatment changed, same effect. The BAR felt another meeting on the changes was not necessary and that the changes were minor. June 13, 1991 Mr. John O'Neil Construction Manager Trammell Crow Company P.O. Box 80326 Seattle Wa. 98108 Dear Mr. O'Neil: Sincerely //1.4. Jim Hill Manager Industry & Public Projects. cc: City of Tukwila Lyman Bradley Ray Oneida UNION PACIFIC RAILROAD COMPANY 2745 NO. INTERSTATE AVE. PORTLAND. OREGON 97227 Crossing Private Wa., Tukwila 872081 J 0- 171.34 Seattle Sub This is in regard to your letter of June 4, requesting Railroad approval for the proposed Tony Roma's railroad crossings. A meeting was held on site on February 12, 1991 between Ray Oneida ( U.P.R.R.) Mike Hovland, Matt Bahbah and Myself to discuss the proposed crossings. At that time Mr. Hovland and Mr. Bahbah were told that four crossings, two pedestrian and two driveway, would not be allowed. It is my understand- ing that this matter was also taken up with Mr. Lyman Bradley U.P.R.R. Manager of Terminal Operations in Seattle and he also denied their request for four crossings. The drawings that were furnished to Me with your letter still show four crossings therefore the Union Pacific Railroad will not approve the drawings. If I can be of further assistance feel free to contact Me at (503) 249 -2591. • 0J91 12:57 90/35€' UY121 I119491..ON N0021 BY TCS FROM H11(A91 (RE'. ) OGMN043 ADMINISTRATIVE MESSAGE NO. 732 FROM LATA H119491 O.R. ONEIDA DATE 12/22/90 12.56 CITY OF TUCKWILL, ATT. MORIA BRADSHAk , NORIA. REFFRING TO MY LETTER, COULD YOU HELP ADD THESE TO YOUR GUIDE LINES TO HELP 't'IIH PROBLEMS BETWFFN THE RAILROAD AND THE CITY. I I.NOW WF FAME' ALREADY TALKED SEVERAL TINES. I \)ANT YOU TO CALL ME ANY TIME AND I'LL GFT BACK AS SOON AS POSSIBLF.T'HEIR ARE OTHF.'R PROBLEMS THAT ARE NOT TRUED ABOUT RUT,, THIS IS A START. THANK YOU PAY ONEIDA_. 764 -146 U.P.R.R. 402 S. DAWSON ST. SEATTLE, ,i'A.9P.10B EOM J• Nuy att/4-- 0J91 1 9 35E T V119 c 1 16 M 94:c ( ) M 1 3 . �/� I11 ,4� .ON None BY TLS FROM H1i„_ �i P�.� OG! N�.4,. A.rMINISTRATIVE MESSAGE NU. 731 FROM LATA H119491 O.R. ONEIDA rATE 12/22/90 12 :26 TOO: TONY ROMAS R'STAJRANT 17305 SOUTH PARKWAY TT.TK.VtILA, WA. 9B1Bf TO GRFOGOT?Y P. HAZARD REIERING TO YOUR NEW CONSTRUCTION OE YOUR PLUSH PIPPIN RESTAURAT. COULD THE CITY AND YOUR SELF TRY TO RFVIFVI YOUR PLANS AND MAKE SURE THE FOLLOWING ITEM ARP HANDLED, IN THE BEHALF OF THE RAIL ROAL. 1. ATTACHED IS A PRINT SHOVING THE RAILROAD EASMrNT. 2. CO NOT BLOCK ANY SIGHT DISTANT VI}WS AT IHF ROAD CROSSING, BY USEING TR7ES AND LANDSCAPING. Z. MAKF SURF ALL WATER IS CONTAINED AND NOT DRAINED IN TO TliE RAIL RAOD EASEMENT. n, PLEASE HAVE ALL LANDSCAPING, TRL.SS AND SCHRUIS MOVED BAC E OE THE FASF"FNT. MAKE SURF ALL SPRIN SYSTEMS DRAIN TO YOU)t PROPERTY AND ARE LOCATED ON YOTTR PRGPERT . . ANY QUESTION ON TE 7 EASEMENT CAN BE MADE BY CONTACTI1NG DOUG RICE IN OmP.ITA, NI.. F. THE WALK WAY AND Th. NOADCROSSINC TEAT hRE IN EXISTENCE KNOW, YOU SFO,ULD PROVID1 MYSTLF WITH A COPY OF BOTH AGGREMFNT AND JIM HILL IN PO ?TT.AND A COPY OF THE fICRT±MENT. IF YOU DON'T FU Tf A AGGREM}.NT YOU NEED TO JET IN CONTACT WITH JIM HILL 573 249 -2591 , UPFR. 2745 NORTH INTFP.STATt, PORTLAND, OREGON AND OTT CROSSING AGGi 1MENTS MADE UP. 7. MAKE STTRE THE SUBGPADE AND ALL BLACKS TOP ANL FENCES ARE OFF THE CASEMENT. MATT SURE ALL TREES LO NOT GROW GUI OVER TEE EASEMENT. CC. CIT' OF T'TCKWILLA. P T. MORIA BRADSHAW. 6200 SOU'TCENTFR BLTTD. T "k ILA, WA. 9H18 s PEONE, 431 -3E51 CC. JI`I T?TILL PORTLAND CC. POT'C RI C E. OMAHA. FON O.R. ONEIDA 764 -1467 U.P.R.R . 402 S. DM SON ST. SEATTLE, V.A. 98108 w n • • J^ .. .--_ . �= 0 1 ,i/oP/) ` 0 7 - 3o' I P264. k Pr id • N� \ , ,\ \ \\ \ \\ \\ \ \ \\\' \\\ \ \ \ \ \' \ ° \ \\ \ \ \ \ \\ 91 \�\ , J C PENNEY CO. \ \, s. \gteatt \ \ \ \ \ \ \ 11+88.3 Pt Srr. \\\ \\ \\\ \\\\\‘ \:\!\\\:\s \::\k \\\ ‘ , \ W 14125.6 • 0 Y00 PT SW Ord. - 0.13701 6+-94.7 t 42' PIA Row! Xing r ****,... 1 U. R R. R. 0.13225 CE" e4 1318.0 • 1320.30 .. 1322.43 CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 December 14, 1990 Tony Roma 17305 Southcenter Parkway Tukwila, WA 98188 NOTICE OF DECISION PHONE # (206) 433.1800 Re: Notice of Decision by the Board of Architectural Review File Number: 90 -15 -DR Gary L. VanDusen, Mayor This is to confirm that the Board of Architectural Review (BAR) approved with conditions your project's design as presented on December 13, 1990. (The Conditions are listed on Attachment A.) The BAR also adopted the findings and conclusions contained in the Staff Report dated December 3, 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. Moira Bradshaw Associate Planner CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188 PHONE H (206) 433.1800 Gary L. VanDasca, Mayor PLANNING COMMISSION MINUTES DECEMBER 13, 1990 PLANNING COMMISSION WORKSHOP ON MULTI- FAMILY STANDARDS The workshop was called to order at 6:10 P.M. Members present were Messrs. Haggerton, Hamilton, Kirsop, Gomez, Flesher, Malina and. Knudson. Representing the staff at the workshop were Rick Beeler, Vernon Umetsu and Sylvia Appleton. Vernon Umetsu reviewed the Multi - Family Standards draft. The Commissioners agreed to hold another workshop regarding this issue on January 31, 1990 at 6:00 P.M. The workshop was adjourned. BOARD OF ARCHITECTURAL REVIEW PUBLIC MEETING The Board of Architectural Review public meeting was called to order at 8:00 P.M. Representing the staff were Vernon Umetsu, Ann Siegenthaler and Sylvia Appleton. MR. KIRSOP MOVED TO APPROVE THE MINUTES OF THE NOVEMBER 8, 1990 MEETING. MR. MALINA SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY. 90- 11 -DR: Texaco Remodel Ann Siegenthaler presented the staff report. She noted that the project was located in the Interurban Special Review District, in the Shoreline Management Area and within 300 feet of a residential area and thus requires B.A.R. approval. The applicant is also requesting approval for a non - conforming landscape and for a new canopy with a reduced setback. The applicant has made several improvements in the existing landscape which staff feels come close to addressing the required criteria. Staff feels their plan meets the criteria with one exception; staff feels trees are needed to screen the site from the residential area on the hill and to provide shading. In summary, staff concludes that the landscape does meet the criteria for approval of a non - conforming landscape with some added trees. With regard to their request for approval of a reduced setback, under the Interurban Special Review District the Board has the authority to grant a reduced setback if the project meets specific criteria. In general, the intent of the criteria is to create a Planning Commission Page 2 December 13, 1990 more pedestrian friendly environment on the street and provide for some pedestrian amenities as a trade off for a building that is closer to the street. The staff feels that this canopy does not meet these criteria. It does not provide for a more desirable transition to the street. The project is auto - oriented in use, it doesn't have the kind of pedestrian amenities and access as required by the criteria, and it provides an abrupt transition to the street, more so than it would if it satisfied the standard setback. Therefore, staff feels that the criteria for the reduced criteria are not met and the canopy would have to meet that twenty foot setback. The final request of the applicant is for the overall design of the canopy. Staff is concerned with the structure's relationship to the site and its surroundings (Ann submitted photos of the site, Attachment G). The applicant's proposal for the canopy is not residential in character, therefore, the staff is concerned that there is not a consistency in architectural theme, nor harmony with • neighboring uses, as required by the criteria. Staff feels the canopy does not meet the criteria under the B.A.R. guidelines. Appearing for the applicant were Sue Sampson, 450 Chadock Ave. S., Renton (Texaco Representative) and Harry Schmidt, 10335 Main Street, Bellevue (consulting engineer for Texaco). Mr. Schmidt noted that Texaco was required to put in sidewalks and curbs because the project is more than 25% of the assessed valuation of the facility. Texaco is willing to add the sidewalks and curbs; add the landscaping; and eliminate the signs from the canopy. Mr. Knudson asked what the circulation pattern in the back of the building consisted of. Mr. Schmidt noted that trucks could drive around the back, but for the most part, they turn around in the front. Ms. Sampson noted that the primary objective of this project is to replace old gas tanks with new ones, which is required by federal law. At the same time, Texaco would like to replace the canopy. The existing canopy is a shallow pitch with rock on it (Ms. Sampson handed out pictures of the site area). She went on to note that Texaco is willing to add landscaping which was requested of staff. They are also willing to grant an easement of over 4 feet to enhance plantings, sidewalks, curbs and gutters. The site is neighbored by the Metro Park and Ride. The new, proposed canopy is 2 feet less of an encroachment than the old one, Planning Commission Page 3 December 13, 1990 however, the width will be increased. The roof will be replaced with a flat roof. The architectural review criteria for the Special Review District, permit a ten foot setback if two criteria are met: if the project is deemed to be pedestrian oriented and whether the scale, configuration and design provide a more desirable and compatible relationship with the street and the pedestrian circulation system than would a standard setback. In 1984, the prior owner constructed the canopy under the condition that the owner install a sidewalk from the Park and Ride to the site; therefore it is a pedestrian oriented use. It should then still be a pedestrian oriented use. Regarding scale, configuration and design and its relationship to . the street; the extended canopy will keep pedestrians covered between the convenience store and the sidewalk. A concern has been raised from the staff that the proposed site is inconsistent with the architectural character of the neighborhood. After driving up and down Interurban Ave., Ms. Sampson found a few old, wooden framed structures, older homes, a "Seven- Eleven" store, and many• attractive, commercial buildings. What is not seen are individual, single - family residences. There is a two -block strip of apartment complexes which are around a curve in Interurban so they are not seen from the Texaco site. The residences that can be related to the site are remote and up on a hillside (Ms. Sampson handed out photographs of the area). The existing canopy has a clearance of 12 feet, while the proposed canopy will have a clearance height of 14 feet. Ann Siegenthaler clarified that the reason the canopy is two feet back from the existing canopy is that is the maximum setback the Board can approve for this project. With respect to the residential character of the area, this is a site bordered by residential uses. In 1984 this site went through the B.A.R. and it was concluded that a pitched roof was appropriate for both the canopy and the convenience store. With respect to the pedestrian amenities and how it relates to the requirements for reduced setback, the issue is: does this structure give pedestrians a more friendly streetscape than it would if it were setback twenty feet? The staff feels that it does not. Mr. Malina asked if the addition of the window was considered a remodel. He went on to note his disapproval for convenience stores which do not offer restroom facilities to its customers. Mr. Schmidt noted that there was not room in the convenience store to put a public restroom. Ann said that the addition of the window itself would not be considered a remodel. Planning Commission Page 4 December 13, 1990 Vernon Umetsu said that if the proposal is denied as a setback, then the structure which it is tied to becomes a non- conforming structure and is subject to the non - conforming structure portions of the zoning code. The removal of the tanks and the canopy would push it over the 51% rule, which would then require that the entire site be brought up to the zoning code. The public hearing was closed. Mr. Hamilton noted that aesthetics would be lost if the pitched roof was changed to a flat roof. Mr. Malina agreed with Mr. Hamilton and wondered if a pedestrian oriented facility should provide public restrooms. MR. HAMILTON MOVED TO APPROVE THE LANDSCAPING AND SETBACK AS PROPOSED, BUT REJECT THE CANOPY DESIGN AS PROPOSED. THE CANOPY DESIGN WILL BE CONTINUED TO ANOTHER B.A.R. MEETING. MR. KIRSOP SECONDED THE MOTION; MOTION PASSED 6 -1, WITH MR. FLESHER OPPOSED. There was a consensus by the Planning Commission that there is sufficient pedestrian orientation and this conclusion is consistent with past action. 90- 15 -DR: TONY ROMA Vernon Umetsu presented the staff report. He noted that the applicant has agreed with all the recommendations of staff from the staff report. This site is the old Plush Pippin site. Burlington Northern railroad track runs through the northern section of the site. The restaurant area is approximately 6,100 feet. Staff recommends replacing the sloping metal roof with parapet and accents similar to remaining building treatment, changing the awning colors to look less busy, and replacing acrylic awning with material to match other awnings used on the building. The applicant agrees with these recommendations, as well as others listed in the staff report. Mike Hoveland, Hoveland- Thomas Architects, Federal Way appeared for the applicant. He clarified that the two windows which do not have awnings, don't have them because they would project into the easement, which they are not allowed to do. Mr. Malina asked if the light fixtures on the restaurant were gas lamps. Mr. Hazard, Puyallup, WA: He noted that the lights on the Tacoma restaurant were gas, but these will not be. Planning Commission Page 5 December 13, 1990 Mr. Malina asked if the railroad crossings in the back were rubber padded. Mr. Hoveland said that they were not padded at this time, however, they would be complying with whatever the Railroad required. Mr. Malina asked if the pampas grass would be replaced. Vernon Umetsu said that was one of the recommendations of staff, and it would be replaced by something that is more natural and a better transition to the hillside. The public hearing was closed at 9:55 P.M. MR. MALINA MOVED TO APPROVE THE PROJECT BASED ON THE STAFF'S FINDINGS AND RECOMMENDATIONS. MR. GOMEZ SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY. 90- 14 -DR: Chevron Ann Siegenthaler presented the staff report. She noted that the applicant was requesting approval for a non - conforming landscape (she submitted Exhibit "G ", existing photos). She stated that the existing landscape was not up to code. They have made some revisions, however, staff feels more needs to be done. Staff has made recommendations which are listed in the staff report. Staff recommends that the planter on the south be widened by a couple of feet; shrubs and trees be added to all the planters, in addition to what the applicant is proposing; and street trees be added along Strander Boulevard to tie the project in with other projects in the area. Ann stated that the applicant's reasoning for not increasing the landscaping to the fifteen foot width on either side, was because they felt they would lose parking area. Mr. Hamilton asked if the artificial turf and concrete would be replaced with plantings. Ann stated that they would. Mark Cross, 1520 140th Ave. NE, Suite 200, Bellevue appeared for the applicant. He said that the talks with the City staff have basically dealt with the width of the landscaping. The site is surrounded by four sites which do not meet the landscaping requirements. All the astro -turf will be replaced by shrubs. The fifteen feet of landscaping required is burdensome for a 1/4 acre site. Due to the auto maintenance bays in the rear of the site, tow trucks need to get around to the rear of the site. Adding the fifteen feet of landscaping becomes burdensome in an already tight situation. Mr. Haggerton adjourned the meeting. Planning Commission Page 6 December 13, 1990 With regard to the staff's recommendations, Mr. Cross agreed to have the landscape plan stamped by a certified landscape architect, to specify the minimum size and spacing of plants, and provide for irrigation. Mr. Cross would like to keep the same width of landscaping that they have. With regard to the recommendation of adding street trees along Strander Blvd., we're concerned with a safety issue. Visibility will be diminished with additional trees. Mr. Cross requested that the Board decide that Chevron, with the size of the pruned trees that they have, is adequate, but they do need to be augmented with additional shrubs; and that this is an adequate plan given the way the way the area has developed. He requested that the Board Eliminate the landscape fingers on the side because the tow trucks will be unable to get by. He agreed to put these fingers in the rear. Chevron will also be removing the sales kiosk for safety reasons. Mr. Cross also proposed to add 40 square feet to the back corner as an extension to the storage room. Ann noted that the landscape fingers recommended by staff would be no longer than the current parking stalls, and therefore, should. not pose a problem for tow trucks and cars to get around. Mr. Haggerton asked what the purpose of the landscape fingers. Ann stated that the landscape fingers were to break up the paved area a little. Mr. Knudson disagreed with staff's recommendation of adding street trees due to safety reasons. Ann said that the safety concern could be addressed by choosing a specific type of tree, and appropriate spacing and number of trees, which would not pose a safety hazard. Mr. Haggerton agreed that additional shrubbery was needed on the east, west and the south areas of the property to break up the paved area. Mr. Kirsop said that he tended to agree with the applicant, and putting in additional trees. Mr. Knudson suggested continuing this project to give the applicant time to have a landscape architect put together a landscape plan and to work with staff. MR. KIRSOP MOVED TO CONTINUE THE MEETING FOR THIS PROJECT (90-14 - DR) TO JANUARY 31, 1991 AT 8:00. MR. KNUDSON SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY. CITY OF TUKWILA 0200 SOUTHCE, \'TER BOULEVARD, TUKWILA, WASHINGTON 98188 HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW Prepared December 3, 1990 1 December 13, 1990 90- 15 -DR: Tony Roma Hovland/Thomas Architects Construct an approximate 6,100 square foot restaurant and accessory site improvements 17305 Southcenter Parkway (Plush Pippin site) Commercial C -2, Regional Retail Nonsignificance A B. C. D. E. F. PHONE # (206) 433.1800 Site/Landscape Plan East/West Elevations North/South Elevations Applicant's response to criteria Revised East/West Elevations Revised South/North Elevations Cory L. l iinDnsen. Mayor Staff Report to B.A.R. Page 2 VICINITY /SITE INFORMATION FINDINGS 90- 15 -DR: Tony Roma 1. Project Description Tony Roma is a restaurant chain that is located in several locations in the Puget Sound Region. The subject site will receive substantial landscape and site improvements including a new 6,118 square foot structure. 2. Existing Development Plush Pippin, a restaurant with accessory site improvements, is located on the site and will be demolished if the subject application is approved. A Union Pacific Railroad easement with tracks traverses the site. 3. Surrounding Land Use Ethan Allen, a furniture store is to the south; Wendy's, a fast food restaurant is to the north; the I -5 Freeway and hillside are to the west; Parkway Plaza, and specifically the Red Robin, are to the east. 4. Terrain Flat from the front of the lot on Southcenter Parkway back approximately 250 feet where the ground rises steeply to the east. The rear property line approximately parallels the toe of the slope. 5. Vegetation Formal landscaping for the previous use, the most significant being the fourteen, approximately fifteen foot tall, western red cedars. 6. Access The applicant proposes to eliminate one of the two existing access points and consolidate all ingress and egress at the southern curb cut. 7. Public Facilities A METRO bus stop is located in front of the subject site. Staff Report to B.A.R. Page 3 GENERAL REVIEW GUIDELINES (TMC 18.60.050) DECISION CRITERIA Normally, developments less than 10,000 square feet in building area, in C -2 zones, are exempt from design review; however, it is within 300 feet of the R -1 residential district for the hillside behind the site. BAR review criteria are shown below in bold, along with a staff discussion of relevant facts. 1. Relationship of Structure to Site. 90- 15 -DR: Tony Roma 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 structure is situated in the center of the site with parking evenly dispersed around the restaurant. The structure is twenty-three feet tall and the site is approximately one and a quarter acres. The project plan utilizes the existing southern driveway of the front property line and eliminates the northernmost curb cut. No pedestrian transition exists between the sidewalk in front of the site along Southcenter Parkway and the use. Provisions for pedestrian movement around the building and out to the parking stalls are made. Minimum landscaping is shown around all sides of the site except the southern, where the landscape architect proposes to add the minimum five feet by narrowing the sidewalk and landscaping adjacent to the south side of the building. The dumpster is located in the rear of the site. Although not shown on Attachment A, the architect has indicated two off -hours loading areas, one of which would be in the driveway aisle adjacent to the southern service entrance and the other in parking stall 58 adjacent to the dumpster in the rear. 2. Relationship of Structure and Site to Adjoining Area. a. Harmony in texture, lines and masses is encouraged. Staff Report to B.A.R. 90- 15 -DR: Tony Roma Page 4 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. There are small single story structures (e.g. Wendy's,) large warehouses (e.g. the Bon and Penneys) and a multi -story office structure (e.g. Boeing Plaza) within viewing distance and in the adjoining area of the site. Landscape transition to adjacent properties is occurring on all sides except the southern side adjacent to Ethan Allen. (Attachment A) Currently nonconforming landscape yards exist on both properties. Because the site is undergoing complete renovation, a minimum five foot side landscape yard is required. The landscape architect has indicated on a draft site plan that the minimum landscape yard can be achieved by reducing the sidewalk and landscaping adjacent to the south side of the building. Verbal comments from Union Pacific regarding the transition to the railroad are that no landscaping shall be allowed to overhang into their easement and a minimum sight distance at the intersections are necessary. A four foot tall chain link fence with redwood stained cedar slats is in place along both sides of the railroad easement. The landscape architect has indicated that it will be eliminated. In addition, agreements with the railroad will be necessary for the crossings, as shown prior to building permit application. Two loading zones as indicated earlier will be in the rear adjacent to the dumpster where parking stall 58 is shown and adjacent to the south service entrance. The thirty by ten foot loading zones will project out into the circulation aisles around the site. When these are occupied, the driveways will be reduced to twelve feet of width, the width of a standard travel lane. One curb cut along the southern property line is proposed for ingress and egress to the site. 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. Staff Report to B.A.R. 90- 15 -DR: Tony Roma Page 5 c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The hillside behind the site is the most significant topographic feature in the area. Otherwise, grades on the site are fairly level and will not be a concern. No excavation of the slope is planned. The applicant proposes to enhance this rear area by planting an ornamental grass native to Argentina commonly called Pampas grass and by planting a row of Greenspire sugar maples which are native to the northeast U.S. The owner has said that the rear of the site is heavily used by employees in the area to walk to services north of the site. The owner suggested that a hard surface in the north side yard landscaping would be appropriate. A pedestrian connection to the front sidewalk is also necessary to preserve front yard landscaping. Crimean Linden, a moderately sized street tree, is proposed for planting along Southcenter Parkway at approximately 15 feet on center. An enclosed, fenced dumpster area is shown on the site plan. The architect indicates that it will made of the same stucco material as the building. Pyramidalis planted three and a half feet on center are proposed on either side of the enclosure. The south elevation, Attachment C, will be a blank wall. A two foot deep landscaping area in front of this wall is proposed in lieu of what is shown on Attachment A. This redesign is proposed to meet the required five feet of landscaping adjacent to the side property line. Appropriate landscape materials will be necessary to provide visual interest to enhance the lack of architectural features on this wall. The twenty foot wide railroad easement through the site was fenced by the previous owner of the site. This fence will be removed and yucca, pyramidalis, photinia and pieris, c Staff Report to B.A.R. 90- 15 -DR: Tony Roma Page 6 a relative of the rhododendron and azalea family, are used along the easement line along with various flowering fruit trees and evergreens. Union Pacific will require zero overhang into the railroad easement and an adequate site distance for the two driveways traversing the tracks. An above ground utility box is located between stalls 38 and 37 and is shown with landscaping behind it. Gas lamps are shown on the elevations and used along the three sides of the building for pedestrians and as ornament. Freestanding lamps are proposed and locations are indicated on the site plan; however, the specific elevation has not been submitted by the applicant. Backlighting is also shown behind the awnings. The awning colors are primarily the deep red and green. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. c. Building components- such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. A materials /color board and colored elevation will be available for viewing at the BAR meeting. Generally, Southcenter Parkway is lined with single story buildings; however, their height, scale and mass are varied. Therefore there is no predominate scale of building for the Parkway. The building components are well scaled in relation to facade and each other. The elevation shows the use of a parapet as well as a partially sloping, metal roof. The use of a sloping roof line and metal on the south half of the building contradicts the squared shape of the north half of the building. The applicant has explained that the proposal is Staff Report to B.A.R. 90- 15 -DR: Tony Roma Page 7 intended to relieve a canyon -like affect of the open space between Ethan Allen and the subject structure and to distinguish the service area from the dining area. The south building facade is blank except for a service entry and the wall lamps. The applicant has indicated that a two foot wide landscape area will remain in front of the building which presumably will change the materials which may be planted in this location. The building material will be a smooth finished stucco painted tan with green and red as accent colors. Other accents will be tiles, a metal channel running horizontally around the building, and awnings over the dining area windows and customer doors. The red and green are repeated in the tiles and awnings. A waiting area at the front entrance will be covered by a smokey white acrylic arch supported by black wrought iron columns and railings. Mechanical equipment is mounted on the roof and screened by the parapets. Prominent fixtures include the attached gas lamps and iron railing supporting the customer canopy at the front of the building. 5. Miscellaneous Structures and Street Furniture The applicant has indicated that the covered outdoor area at the entrance will have some bench seating for waiting. The materials will incorporate wrought iron and wood. CONCLUSIONS 1. The proposal will be an improvement to the site and of the structure because of the poor condition or inappropriate type of landscaping, and lack of screening and pedestrian amenities. 2. Transition to street and adjacent properties is improved because the new site improvements will meet code. A curb cut will be eliminated, landscaping along side yards will be installed, and improved landscaping will be planted. Pedestrian connections will also be made to the sidewalk along Southcenter Parkway and to the property to the north according to the applicant. 3. The dumpster is appropriately located in the rear of the building with sufficient screening and landscaping. Parking areas are also appropriately landscaped. Staff Report to B.A.R. 90- 15 -DR: Tony Roma Page 8 Above ground utility facilities are located in the southwest corner are not fully screened and could be, while still maintaining access for monitoring and maintenance. 4. Union Pacific railroad is a substantial partner in the design of the site and will need to approve the applicant's proposal due to any easement conditions that may be associated with the tracks. 5. Mounding in the landscape areas is proposed to increase the screening of paved areas; however, mounding on top of the existing cedars would damage the root system and may kill the trees. The planting areas with the cedars should remain at the existing grade. The use of pampas grass and a linear row of deciduous trees against a steep pacific northwest hillside does not recognize or enhance this dominant topographic feature of the site. Materials that blend with the hillside and a planting plan that is less linear would satisfy the criteria. 6. The accent colors used in the parapet, tiling, metal channel, and for the awnings are subdued reds and greens. Backlighting of the awnings should be downlit, subtle and not bright. 7. There is no pattern of harmony of mass along Southcenter Parkway; therefore, review of building design is of the building itself and not how it relates to buildings off -site. The details proposed for the facades, when used, provide interest and variety to the building. The metal half roofs on the south side of the building however seem arbitrary when the building is viewed as a whole and bisects the design theme. The south facade is plain but the choice of a different roof line and of material is not integrated well with the overall design theme. The concern about the open space between the building and the south property line can be addressed through landscaping, which will be much more noticeable to pedestrians and a motorist's eye. Therefore design consistency would be significantly enhanced by continuing the parapet line and design accents and replacing the sloping metal roofs as shown in Attachment E and F. The use of a smokey white acrylic awning at the entrance for a covered waiting area is also a mix of materials that seems inappropriate. The cloth awnings and stucco finish are warm natural elements that would contrast with the steel and acrylic. Staff Report to B.A.R. Page 9 RECOMMENDATIONS 90- 15 -DR: Tony Roma Based upon the above findings and conclusions, the Planning Department recommends approval subject to the following conditions: 1 1/ Replace sloping metal roof with parapet and accents similar to remaining building treatment and R rovide vertical landscape material adjacent to south facade. Continue use of tile on all facades of building where border wraps around. A. Provide pedestrian connections to front sidewalk and to property to north. /4. Indicate existing cedars on landscape plan and eliminate mounding in landscape areas where cedars are planted. L 5. ,: Replace pampas grass and distribute plantings in rear to provide a more natural transition to hillside. ✓� Provide additional landscape screening of utility facilities in southwest corner of lot. ) Pr i 7 Receive written approval for landscaping and site distance clearance and agreements for crossings from Union Pacific. Replace acrylic awning with material to match other awnings used on the building. V 9. Loading zone operation only during non - business hours. ( 1 _._ •b ON,.. 8.. C G l 0 rn z L. • 241 . 1 S! 6. L PLANT MATERIALS LIST vl• c n s.in�soc 1104 e ... n.. r 4 11%0 e 11/7 CAI. PS o ,r r u sr o. PO. t ri 11i' A...00•44 ' ✓ I PIKUA 004500 ia 4 1 � LINDIA xe04ea, spit. it 14 11.00 retC... 05.7108 1[DC[D.. 1.. .1 . X[ CORPUS S 2 .1.10 CALM l .tT.Ic ,.4.8609 24 CSC 17 01.05805 1010. GLAUCA BLUE IT AAAAA CIPP15.5 5 tAC IS 112.7140a ALATLY COMPACT a io• AD 10 .OTIAI.w r.DTA,. i. Pt ii .n110 00451 FIAl4t SARI u ANOCODIA11001 01.4 4.1501C 8401 100 14 - 71. mASIE .CD utw.Txiu 4 . i ca l 4 LD . COL. A. 1:mn Sir TOUTA AAAAA 14.0 o n pet . Co/ 4. 4t vot:.n.....r v. 41.44.. tr.. en /si Is Ix k. NOTES rapnt to 000 AAAAA sob ttttttt Ono All p0sts I. T.. I+.a r.4. tl soot... to •.t .1 .4800 ter apprOvel. 686.6 •l..4I.a Ml.11 ,-: ..- Ora ahma draw IONYINfta T... •1.•I1.6 a./.41 . _.. - weT*n Union MN 5. 1. - coo 114.•4 G.....4T T, 44.6 z 1414 37 !AC r... awn . -...r. (64116- /fwj rr SaAloarlter ParkwaU 0 a 0 Sr a• /•J ].t :s l SITE PLAN / LAAIDSCAPE PLAN HOE: or. .. (ewe A.A 2: 5.. folaaml - - =uc -- -2o F.• e..1 -6.r 4. T. 6I a - LT Y,p :.4rT x1 ro1 PHAN* our " w:: Foe 011.00• LIGAL DESCRIPTION i . VICINITY MAP., -. N07'EITr 08211074.60. 1x:415.. 8. . .1 ••.: 11•At rot. 711S Seott• 54t• 10,1 41 41 4014.4 All x.• 11...1x1 161446..[ 11x. Itt. Y Itut 1.4..x1-72.1 num..a.. C.1. Cant1. Ytut .t .1...a nom... := n. I. el 100. .2111c. q .r. /W n. l,1 - 141.. 11;:t12:71.. “""-r" 4. u- • ..444 •.•.[. :7144 C -•1 . -[ iONYKO 4 S (A RACE FOR 1mS 17305 Saflowier Pkwy. Tukwi. Washington h yst/ 4141.... t� Irn.r/,11.1•100.r01R 06411364161. .••■ C•••• 1.r s taw won 6.8. 5.8`42 4 ' NM Canelod. '.a1T Pt/.., Hart% 1_ 3 MOWN* 1.g. • /Mb. uoikainM AM AttlemanDS Socit sari 108 worm v.) Sr1011ANCAL 1 44, 4 , 40 010. wgagggalign [PM •••■• Nalegg go, 001.gg ....DA. •••• alliggi•gOe NIPM/Meg ,0 RIOU.VA3 .1.1:13/11% - 7 0 - v r •.. MUNI tail Mr BOON' 1111111111O1111111 ii•nalln•a• MOM uimut UMMII RIMINI mpinn on g, 19( NOLLVA313 .LI3V3 1111•211111111111 MINIMI•Ose 111111•111•••■• 111111111011•11111. •••8•111•11 .58111DI3:1Pridi V. IscrutAistiria 111111111•11.18 6111•1111W111 sliall•1511 111111111.111 • = Egli 1 j CI alfilfillt0110 4 1pri\ N ;AV .,‘ I ;0 1- - - - £ / wo .01. *NO ■••■ •■•••■••. 1 . • Rta.•■•••It IMAM / /••• S2.k.er, •^5. 731. NOU.VAN'El 14.1.1:10111 7 . mpw....Thr......rvir-ww.--..".e,...ww el r ;---1-:-.7-7.1 377:77:e au 11.2111WEBele •. • LIE lane 1 11/1 ;_....;_, : : : .T.: IMO 111111111111111d11 WI 1 111 Ill 1 i i fii _ is. osmium i '- Igor ammo• e NOLLVANTA s-u.nos N.... • •4,-. - 0 DESIGN REVIEW APPLICATION Page 2 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. Parking and services areas, including the dumpster area, are RESPONSE: adequately screened from the streetscape through a combination of landscaping and placement on the site. On -site pedestrian movement is separated from vehicles by raised concrete sidewalks. Safe, well lit parking and sidewalks are instrumental in the success of a restaurant. The parking area is dispersed through the site due in part to the building placement and the railroad easement that runs through the site. 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: The project is designed to be an improvement to the exsitnq site in terms of image. Therefore, care has been taken in design of the landscaping and its relationship to the surrounding sites. On the south, for example, (next to the Carriage House) the landscaping enhances the entry point to both sites, making the vehicular access point more readily identifiable. At the north, landscaping is used IQ screen the parking area from the casual observer from off the site and to enhance the site itself from on site. We have proposed eliminatin• the existin• northernmost one- cu o con ro on s to circu ation an eliminate confusion about access points to and from Southcenter Parkway. RESPONSE: 7. LANDSCAPE AND SITE TREATMENT C 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. 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 - mallent 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. 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. RESPONSE: Landscape and Site Treatment and Building Design intention from the DESIGN REVIEW APPLICATION Page 4 This nP i gn Team believes strongly that all of the elemonts discussed in this section are integral parts of the project. II - • - • • • • • • . - . . • preliminary design stage on...you will . • tied together consistently and tastefully. 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE DESIGN REVIEW APPLICATION Page 5 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: This project will incorporate a small covered outdoor area to be used by customers for waiting outside: The area wil have snore hP r h Seating. The structure and the furniture will incorporate wrought iron, wood and a clear roof. 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. N1 04 rn mum WHIM ME U M N NW 114 •••••••• ■Y •i• u l. . iu r t .... ',!II ! !IIII_I ■i.iii'•u 111•.5 •1- atlF - 9 • a�"'t ...� r • ■iifiiif■ !MUM.. flk4117 r..w..1 e„o• GANN tlIcwwo wo.4 ty.G • HO tr �. WVAD• ND 4 M. CAHWL 1..e •MC Mll.....fa 410 •A !RACE 1R IRS• i lull!•!■ iit: =l1 = =' 1llilll it lii /•lull ••••••O•• •••••tell• illliulii EAST EL *VATION »• WEST EL.EVATIgabil aa.raf.01.•r 110 ■174 i Groot , s. r..... aw r. .... w Sao ,r • 17305 Sovhe.wr Pkwy. TaJtwr wnlrtpen 1106 VIM SAN ...a cam.. rr I PSO' 0,... .,. w /•M. - 5 2 5 4M 41.610.11 1w• uoinumsem 'wont .Amid musmilnOS SOU$ ..w lai..ei L Tri 7v42v /r siJe,.o WL.- •ivy - uH- F!rl •C+.■$1 :.dw.d C ;w... NDLLVA378 I4.WD N ell 111 IM'1a.Jnei i ■■ ■ uuu.u w1 5 IMMIX ■•uu•uu. } 1 .•. ■ fri III 11OLLVIA3I3 114Lf108 rill s 1 L7.;1 nc • -d+.. 02214 21.+.,.µ4 -- — { z ✓.n q t' �-+' . f u �,l .t�<:a`�+�t`"ry �xt e Y '1hxt � li tiah p¢ �ry +•� �{p��{ Fti pj�pp .VrtY' �, " `Q 1 . Huh. CL..�7...J.. iea.st� -ry i }Y/ �{ RoP.attb1AG1 QiY ri fli$ � +� t $� - si � y t �f' t' r li ` t O N: , • - ' :�� ? "`°" .� L .illlllllllll1111•ii litplif , n ,n _ 1p Y:.Ei�' _ _ 19 10- 15 -az Hovland / Thomas Architects, P.S. 33400 8th Avenue South (126) eder aI Way, WA 98003 206) 874 -9272 t TYPICAL COLOR SAMPLES c..NA , 0 O� Y `i x TRIM COLOR MAIN BODY COLOR 2 -048 7/89 Hovland / Thomas Architects, P.S. 33400 8th Avenue South (126) Federal Way, WA 98003 (206) 874-9272 TACOMA FACILITIO (FOR REFERENCE••COLOIRS, MATERIALS, IMAGE 055/6 /V cg , c a s ua/ • /th • taxed 0 RtJII.UIN(; SIGN (J (. 4 7/89 . • y .., .. �.. . .5.; • 90 - «�-c ' 'ail clO -IS -DR qo -(S-pf To: Michael Hoveland, Pri cipal Hoveland- Thomas Archi ects From: Vernon Dmetsu, Associ=te Planner Department of Communi y Development Date: September 4, 1990 RE: Tony Roma Design Review. This memo is to confirm my earlier conversations with you on August 28th, and with Mr. Thomas on August 31st. 1. The current project desig concept would require moving the southern wall northward ap roximately 3.5 feet in order to satisfy minimum landscape g and sidewalk requirements. 2. No side yard landscaping ill be required immediately next to the southern property line. The Ethan Allen building's property line (non - confo side yard landscape strip building and a row of par property. Such a located affect on softening the b the wall mass of a small b be screened from Southcen side yard areas at the fr side yard landscape width parking /circulation aisle 3. Project architecture woul However, the submitted dr quality in order to make that the rough, hard to r need to quickly provide t possible for the pre -appl' Materials and colors were note that these should be impact colors and materia Continuity with the Boein building materials and co RANDUM location immediately on the ing) would sandwich the five foot b etween a 20 ft. high, wood sided ing toward the back half of the strip would have insignificant ilt environment and breaking up uilding; the affected area would er Parkway by larger landscaped nt, and the provision of minimum immediately north of the satisfy Zoning Code requirements. probably satisfy B.A.R. criteria. wings need to be of a much higher firm determination. I understand ad drawing quality was due to a e City as much information as cation meeting. especially hard to read. Please of a subdued quality with high s used only as accents. , Garcia's, and Ethan Allen ors will be important. 4. The November B.A.R. meeting will most likely be moved forward to the 15th or 8th since the regular meeting date on the 22nd is Thanksgiving. Any application for a November meeting must be submitted 45 days prior to whatever meeting date is chosen by the B.A.R. A B.A.R. application and SEPA checklist should have reached your office by now. 5. B.A.R. applications are processed on a first come first served basis. Thus merely submitting a design review application 45 days prior to a B.A.R. meeting does not guarantee review at that meeting. There are currently no items on the B.A.R. November agenda. However, staff expects two items to be momentarily scheduled. The B.A.R. typically reviews 4 - 5 items per meeting depending upon each project's complexity. Please feel free to contact me at 431 -3684 if you have any further questions. 1 •■•;:. -• OCT 12 '90 1:15 TICOR TITLE SERTTLE ca 0 '.1; 7 I• 1 cn••1 -•••■ 41% ( . , . V. • 4.471.1If • • • f ,.•••V I••••••4 ••■••••• pop • • 4... 1 ••I . • P . 4 • • ■hr, ; ••••• .4 / 1.010P09019 t; c• • ; s • 41. •..•• • . 41 't if .4 P ° . 1 8 . . • • • r. L • ',FZ NO. B.W. ed. MUNN 1. .4,041 including necessary site improvements. Signature: DESIGN REVIEW A P ne: 874 -9272 z4ilI 475 - 2180 AFFIDAVIT OF OWNERSHIP OCT 121990 mgimuttg 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Build a "Tony Roma's" Restaurant 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 17305 Southcenter Parkway (the current or old Plush Pippin' site) Quarter: SE Section: 26 Township: 23 Range: 4E (This information may be found on your tax statement.) 3. APPLICANT :* Name: Hovland /Thomas Architects, PS, Michael E. Hovland Address: 33400 8th Avenue South (126), Federal Way 98003 Date: 10/12/90 * 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. 4. PROPERTY Name: Pac West Foods, Gregory P. Hazard OWNER 2115 South 56th Street, (205) Tacoma, 98409 • Address: ' Phone: I /WE,[signature(s)] !'.„At.i % — ,swear that we are .� e `* , W r con, ac , rc aser s o the property involved i th s app ca ion .nd that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: /" /440 5. RELATIONSHIP OF STRUCTURE TO SITE r DESIGN REVIEW APPLICATION Page 2 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. 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. Parking and services areas, including the dumpster area, are RESPONSE: adequately screened from the streetscape through a' combination of landscaping and placement on the site. On -site pedestrian movement is separated from vehicles by raised concrete sidewalks. Safe, well lit parking and sidewalks are instrumental in the success of a restaurant. The parking area is dispersed through the site due in part to the building placement and the railroad easement that runs through the site. 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: The project is designed to be an improvement to the exsitng site in terms of image. Therefore, care has been taken in desi•n of the landsca•in• and its relationshi• to the surroun•ing si es. •n t e sout , or example, (next to the Carriage House) the landscaping enhances the entry point to both sites, making the vehicular access point more readily identifiable. At the north, landscaping is used to screen the parking area from the casual observer from off the site and to enhance the site itself from on site. We have proposed eliminating the existing northernmost one - way curbcut to control on site circulation and eliminate confusion about access points to and from Southcenter Parkway. RESPONSE: 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. 8. BUILDING DESIGN DESIGN REVIEW APPLICATION Page 4 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. 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. RESPONSE: Landscape and Site Treatment and Building Design • 0 - _ I I • 0 - II 0 discussed in this section are integral parts of the project. - - 11 - 0 0 • . . 0 . • • . - 9 • intention from the preliminary design stage on...you will . • • • • .. - tied together consistently and tastefully. INTERURBAN SPECIAL REVIEW DISTRICT C C DESIGN REVIEW APPLICATION 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE N A. Page 5 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: This project will incorporate a small covered outdoor area to be used by customers for waiting outside: The area wil have snmp hPnch seating. The structure and the furniture will incorporate wrought iron, wood and a clear roof. 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. 12. The proposed development should provide for safe and convenient on -site pedestrian circulation. (29 /DSGN.APP1 -3) • VA 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. DEIGN REVIEW APPLICATION Page 6 5 LANDSCAOE BUFFER— -5 \LANDSCAPE BUFFER BUFFER •:•.' INest',Campui 33400, ethAvenir,,SoUth •• . Suite . • ' Federal Way, WA' WA' 9 Architecture/Urban:Planning drawing index general notes vicinity map site plan legal description OL' QUANTITY':''BOTANICAL- NAME .TREES .. .• f,: AGF. 6 • GINNALA FLAME.:. C DA . -�2 •`" ' ,CFR '.. sP CORNUS;FLORIDA RUBRA • P A' , ' q •`PRNU.AON US,-KEBO.'. ' PS 7 ;: ; PR,: ; ' 26 ;; . , PYRUS ;REDSPIRE :' ., : -,TE 3 : 9' ... -. -' .TILIA ::EUCHLORA TE; ; S'•.: ' ...'29 . : %. 'THUJA . PLICATA , '.'8 'THUJA'•HETEROPHYLLA:• ,RJ ` COVERS' . HHH %705' • HEDERA HELIX HAHNI HEDERA HELIX 'FLAME AMUR:,MAPLE ' GOLDEN: DEODAR ?,CEDAR. PINK'':ELO.:; DOGWOOD'y DAYBREAK'' CHERRY :SCOTCH PINE • . REDSPIRE . FLO :,:.PEAR:' CRIMEAN LINDEN' : : ..: SHRUBS •;AEx' 4 .:AZALEA.EXBURY: EXBURY AZALEA Orange • AHC. 9 `AZALEA HINO '. SAME . CSCE ' `CORNUS'.'STOLONIFERA CREAM `EDGE `.REDTWIG'.DOGWOOD VA -CSG ° • CUP.RESSU$ :'GLAUCA .. BLUE. CYPRESS' MA t .MAHONIA AQUIFOLIUM OREGON GRAPE ` MB . 5 .. :BEALEI. LEATHER : LEAF MAHONIA ND ;13 NANDINA••DOMESTICA HEAVENLY BAMBOO P F .• 13 PHOTINIA. FRASER'S • PHOTINIA; ,PFF PO ER PII SAME e ' A ..,, 2/ RHODODENDRON'ANAH KRUSCKE'.SAME- ;RA :• 0 ," ANNA: ROSE „WHITNEY, SAME.;. RU '° . 2 B ' ,, .UNIQUE SAME • 2 1" =36 "Spec. 24" 24" :24 " r24`! 4". d . " . JEAN ,DE MONTAGUE SAME Y . vy �{ 4 21!'. 9B THUJA •MARIE PYRAMIDALIS•EMERALD- GREEN = COLUM ARBORVITAE. ... 5'' - • szu�� Y HAHNS'; IVY 21` /4 "Pote rs� 12' oc, , 4 ' Transplant Cotoneaster.Groundcover (on `site) on plaii'y s 1 'A ll plants shall conform to AAN standards. for' nursery stock The•LA'- reserves the right to make plant substitutions basedon availability • of plant material. No: substitut'ions'_will be ''made `firithopt' approrial. 3 ._: Fill" for mounded bed areas. shall', be approved . by LA f. `!` 'A• • t, t . . , 4 'All,. plants , shall be guaranteed for:one.:year •"• 1 c, • 5 ,All , plantings shall conform to the • minimum requirements of thetiCityof Tukwila 6 . •;Sod ..sha be. the best available, :.laid :3n conformance with ; industry ; practices. 15 TPEG • r Mateial to e ; b, a B luegrass. Mix approved by Lk pricir delivery 44, 8 PR 7:'Pl beds shall' receive 2". 'Of; Nutramulch.or equai„as *topdressing. , ,s: All planta ;and grass' !Malay be ferttl.i;ecl:at':ithame,npf,P.1.apt:t.,11 v#: 8. ;Shrubs: and ; Trees to , be ' pruned. a fter. planting 'as directed by. L ,A '' " , _ .,f'; 4 DHH ed in'' 60: days., :' Fertilizer ! to. cOntain 6 : Slo*- .rbired :by: LA 5' LANDSCA PFF ICDA f ,. 6 Fxa Cuiba*t To Remoln Liphf Std ,ri; anwai, , dxlD.2d� "PLANT IOOHH 394 r •, . 5OO HH. Grossfgod /fined swo%! a 4 "x6" TREATED TIMBER; ED Git> G'' IN ALL PLANTING AREAS ABUTTING'RR` R OF W : WTHWANcgoE deEAR OAN''Tf/S "`NOI`:•I ' :" I. y; 00010 I t1t" `11111 inipit�iltltlt�t ltltlt�iltl!I!�!I!I!I �t�tI1440ltltltltltltlt� lltltltlttttiiiiu Li i ui�tliltli�iliII11 11111�1.4.K 11 , 14 1 1 1 .,01! ! plg 1 I�1 9 I 1 I 1. I 1, O 1 OF THEt ORIGIiNAI` `DQC i IIftII�il�( ��111I i1( f�l( 1TI II U1llMf >1Ilfilll�fd�t�fli'uli�II�I' 1[iiTi�w'!ti'uiiTii1T11 w 1iiYf[lillrt�il� ';- Park ,Center I/ West ttimpus `. 33400 8th Avenue South .;'. Suits 128 Federal Way, WA Architecture /Urban Punni /Ntftes Revisions Orewn `ey! RO PER '. DITCH RIM 23.00 IE ZOO (8W Su CMP) 81:59 E 290.00' cumE EXTRUFWONC, l ( R ise IM E20 2 :7 1%% , p ASP AR04G HALT .23 .N =DAR 10" CEDAR 6". CEDAR 10".CF-PAR • 8 0108'39" W 12.00' RIM 20.CrI - 1E 16.31 (StU 12" CMP) IE 19.91 (NE 12" CMP) 88'51'29" W 0 9 - 001 SET: REISAR 4 CAP LS •2t601 RIM 2189 IE 15.19 all 6" CMP) IE aim al Er CMP) IE 1529 (E 6" CMP) -61 CMP SD SET NAL " RI IE M 14 2 .s0 0.6 (N O E 4 tin 1P STRIEET I ew PVC " W 4. 1 ' UG VLT. An. 1 :0 1 ; 4 7! 2' X 2' SIGNAL = TIVIIMIll11111.1 111 1 1111111111111,11•1 ..SPM1-1 , RIM 20.64 • IE 1164 (W) IE 91$4 22' RAILROAD eAsENENt • AF 0 1111030221 4' X 2' TELE. VLT. 1 10' SANITARY SEWER EASEMENT AF 0 1911200412 2" IRRIGATION ANTI-SIF'HON VALVE • 85M14 RIM 25.90 IE 2030 (NE 4 SW 8" PVC) IE 2030 (8 6" PVC) N 88'91'29" W 199b4' IND 1" IRON PIPE W/ TACK EXST. "CARRIGE NOUSE" • 5PMI4 W/GRATE • , RIM 2O2 : IE - 12.36(14). • FIND PI MON. It4 CASE FI4 : E.4322T(100!.!, PVC),, ••.'-1EA0:92'..0 4 E l2). 2'.:"X. • • • • 1:1•+-7--2 BOX • a \-T. .1:4,Fer:OAC* GV .E 4 2' X 2' LT SOX .1..• • • 1E1613, (U1, N 4 8) • • .,." ;IiECIALjasirejEjEn2S WATER v4L..vE LUATER METER GAS VALVE 13+01;1•1 t?RAU4 : SANITARY. SEWER SMIC 131JRVET MONUMENT IN CASE FK "PK" NAIL 13.L& ..TWAT.'P'ORTION OF THE SOUTHEAST QUARTER OF.THE SOUTHILEST QUARTER OF : SEPTION 28,14ORTI-1, RANGE *EAST, Wit, IN;TNE,CITY CF itialiy;4 . -.19190 coL.R4rr, tu48Hrwr0w; DESCRIEED AS FOLLOWS:: C0*E eAtip son-ziAst, QUARTER OF 9ouri414017p.mmrpz op SECTION 26a • . THENCE ::NORTH 81•45‘71 WEST. ALONG TWE SOUTH LINE OF SAII". SOUT44EAST QUARTER:OF SOUTHIIEST•QUARTER A DISTANCE OF 481.09 FEET- TO .THE • WEST MARGIN Cif TI-IE soun4cENTER. PARKWAY; • : • : THENCE NORTH 11'99'33" WEST ALONG SAID WEST MARGIN A DISTANCE 83098 MET: . . • • • • • • THENCE C.ONTINUING:ALONG SAID WEST MARGIN ALONG A CL1RVE TO THE HAVING A Ramo OF '39131 FEET '.4N ARCDISTANGE OF 22128 FEET • THROUGH A CETITRAL ANGLE OF 1308'08"s TI4EN NORTH 0108'7" EAST ALONG WEST MARGIN A DISTANCE: 0 F ' 14.99 FEETIO THE TRUE POINT'OF gSEGINNING ; TI4ENCE :NORTH fi8 •S1 WEST A DISTANCE OF b9.00 FEET; THENCE NORT14 EAST A DISTANCE OF 12.00 FEET: t•1ENCE WORTH 88 81 LLoi- 4 DISTANCE CF 38.00 FEET, THENCE SOUTH iigliT,AsDr8TANCi OF 12.00 FEET: „ " , - ,•.. - ,•,, THENCE NORTH: SEV.51 prtif4sick 'OP,191164 Pt* THE CENTER, ALONG amp TI-E CENTER t3EARS SOUTI46619E1",EAST:HAVING A . RADIUS OF 41026FEET .6N ARC . DISTANCE Or ;102.00 FEET THRQUGH-A CENTRAL .ANGLE OF .14'14'40":. , THENCE NC:14T4-1 12'28'30" WEST 4 piet4Nc0 OF 33.38 FEET: • THENCE NORTH 04'34'26" WEST A DISTANCE OF 50.16 FEET: ; . THENCE WORTH 01'4139" EAST A:DI6TANCg OF 94.16, FEET TO THE NORTH - MARGIN OF SAID SOUTHEAST QUARTER OF THE SOLITIALEST,QUARTERs7 • . TI-ENCE SOUTH 61'99 EAST:ALONG SAID NORTH MARGN A DISTANCE.OF 250.00 FEET TO Tug WEST op SOUTHOENTER PARKWAY; THENCE SOUTH 01 0S WEST 41,64G ;3416 WEST MARGIN .4 1 211.33 FEET TO' TI4E'TRUE roma OF :BEGINNING. • : • Rol& ;, -Date' . ,'No. Revision Description Designed J.H.S.: ApOroved' = PEI/Barrett '.COnstiltifig Drawn Scale 1 =20' I Date' JAN. 1991 ., Civil/Environmental Engineers • Land Surveyors ••Plannere 720 South 333rd Suite 200 • Phone: 838-8202 (Seattle) By Checked Project :No. PWF0101 • Federal Way, Washington : 98003 .' 927-1839 (Tacoma) Ein M.P.. • , , znif,,, • t.471 . -4 • • • . . ...„. . • 1 ' INCH 3 ; - : 'EZi. Za 411101 1111111 • ;.0 -•"" • it'AD RIM 2380 IE 21.16 NEW CONC. WALK 22.20 , '� am 1 � R R TIE ARE NOT 8140014.70• SCALE (TYP) . Af n 9 'N.. 1 SCALE: 1 " =20' pR4 FIRE HYDRANt BUN W,40RVALVE 001`1 .'. UTATER METER .. • 9G■ GAS VALVE • 6D 8TOR1 DRAIN :• • SS,•' SANITARY BEUER 9MiC SURVEY MONUMENT 1t4.CASE `; NrKe NAIL PK ASPHALT TROUGH 4 SPLASH APRON CMP TROUGH RIM 33.00 I.E. 23.00 CB ho (TYPE i1) , Rw41028' ✓rye / 456■14'14 L ■102i00 • SAWCUt PAVING • PROPERTY LINE. MATCH NEWPAViNG W/ EXISTING PAVING TO SOUTH. APPLY • SEAL COAT OVER JOINT . 141 - cst PARKING STALLS 21.. COMPACT: 8' X 16' 40 STANDARD: 9' X 19' 2 HANDICAP: 9' X 19' B.H. 19' Pro act NO. it 19' EXISTING ASPHALT PARKING CB e'I.(TYPE. ='R!M 2116.; -:; IE 1909 9 CB 4(TYPE II) :. w /; SOLID 'LOCKING LiD 'RIM.'2230 , LIE 19.00 _ 73 . BT'S5'63E° in .... . IE;1631 OILAILATEFi SEPERATOM 6 LF 8" A66 • 0hS% , CB �16;lTfPE 11:54 ") ADJUST RiM i9 Q IE I6.50 IE ,19 05 C8 ") 19 - 1 LF 12" CONC 1E (12 ") • . 0' CB 4 1 (TYPE II. RIM 20.50 IE 18:18 69.00 1 , SAWCU . PAVING • II .: PROPERTY LINE 1 11 MATCH NEWPAVING II W/• EXISTING PAVING II : TO SOUTH 'APPLY I.: ' , 1' SEAL COAT OVER 11 Jahn% II II. o \ II SDMH '' RIM' 20.64' IE '13b4:(W) IE 8.84:(0) 0 'RIM 20.60 11 IE 14.90 (N E 4 W) II 7� I Si LIGHT w/ TBM J 4' X 4' UG YLT. 2' X 2' SIGNAL = r .. l ®j ®l ®III�► 11 1 C13 :"I (TYPE II 12 ") RiM ,00 IE 11.10 (12 ") IE 103 (42 ") 5 LF'12" CONC iE i'r:15 -�- PAMTED ;GAS --5 II \ EXet. CB II RIM.1931 II STREET, LIGHT II C0NC.: 111 11 CURB 4 . • : ir, SIDEWALK all o:.` • >r lu x q, OIL/WATER SEPARATOR CB NI (TYPE` II 4 ") . ; RIM( 120 IE 186" 4 8 ") IE 1836 2 (12 9 :(6") IE 18.29 II lo II II 1 1 II L 13 LF 12" CONC • 034% 1 LF 8" ADS • 129% 11 Ex8T. DRIVEWAY II .. ENTRANCE 1 1 2'. X 2' LT I BOX CS 11 RIM : 19.94 11 iE1834 I (WO" CMP) SPMH /GRATE RIM 2095 • ' . IE 1235 (N) 54" 8P PV C �- • 05o%'. n 11 11 11 11 11 2'X1' L.T. BOX - p+- 2'X2' SIGNAL BOX • 01 I1 I1 1 I, wil . II ■ FH ICING "FOODS. NY ROME'S - ; e. KWILA, WA GV 4' N 4' ELEC. VLT. 2''>44' u.1171v1„7. STREET LIGHT TELE PED: RIM 19.48 .. ". IE 1868 (E 4 ") . 2'X2'LT SSMH RiM 2115 IE 40.13 au, t4 1 ALL CONSTRUCTION SHALL BE ACCORDANCE WITH THE KING CO(RJlY (KCC) ROAD STANDAI2pB`(KCRB),' "AND KfH COL14T1 COUNCIL'S GONOITI CF 1?RE1;IMINAR'r 8UCPIVISION IT 6HALL SE:�THE SOLE RE 0 . T1.E: AP1 1WD. TF PRkOPESSIONAI C IVI L EN4MEERtTO CORREGT OMIBSION,.OR VAR •AT.10VE'RsGiiiI NTB 'FOUND it*.THEBE'•PLANB. ;ALL CORRECTIONS SHALL BE, AT NO ADDITICNAL`COST OR LIABILITY: TO 'K1 COt 4TY 2. TI4E'DE8I41 ELEMENTS, TI ES PLANE WAVE BEEN RE VIEUJED AGCGRPING'70 THE; KiNG;COUNTi' BALD; DIVISION. ENGINEERIN :REVIEW CHECKLIST: 801 E ELEMENTS: MAY HAVE'CEEN:OVERLOOKEP OR`MI88EP :7146 9ALD`'DIViSION PL4N REVIEWER: ANY'VARiANGE FROM -.' ADOPTED •'BTANDARPS :18•NOTALLOLLED UNLESS 8PECIFiC,4LLY APPROV1 =p BY KING COUNTY PRIOR .TO CONBTRLICTION • 3 APPROVAL OF 114IS RO GR APMG, AND DRAIN/AE' PLAN DOES NOT. CON&TITUTE <. AN ,APPROVAL' OF ANY , OTHER . CONSTRUCTION. (Eta. DOMESTIC WATER' CON ' SEWER CONVEYANCE, GAS, ELECTRICAL: ETC).. 4. BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY A. PRECONBTRUCTION MEETING' MUST BE'•i-EL'D' BETUJEEN.THE. BALE DIVISION'S DEVELOPMENT • INSPECTION UNIT THE AND TfIE APPLICANT'S CoNSTRJCTION . REPRESENTATIVE: S. A COPY OF T14ESE APPROVED PLANS MUST BE ON THE JOS SITE WHENEVER coNSTRUCTI0N i8. IN PROGRESS 6. . CONSTRUCTION NOISE SHALL BE LIMITED A8 PER KING COUNTY CODE CSECTION 12:88) N0RMALLY•THIS IS 1 AM. TO 10 PM. WEEKDAYS AND 9 AM. TO 10 PM ON UEEKENDS 1. IT SHALL 744E APPLICANT'S /CONTRACTOR'S RESPONSIBILITY TO OBTAIN ALL CONSTRUCTION EASEMENTS.NECE83ARY BEFORE INITIATING OFF -SITE WORK WITHIN THE ROAD . R4GHt3- OF-WAY 8. FRANCHISED UTILITIES OR 0THER INSTALLATIONS TWAT ARE NOT SHOUN C 4 THESE' APPROVED .PLANS "SHALL NOT. BE CONSTRUCTED UNLESS AN : APPPROVED `SET OF PLANS THAT: MEET ALL' OF. KCRS' CHAPTER '8 ARE 'SUBMITTED TO'.. THE BALD:DIViSION'8'PEVELOPMENT INSPECTION UNIT THREE DAYS PRiOR TO. CONSTRUCTION:. • . 9. DATUM SHALL BE KCAS UNLESS OTHERWISE APPROVED. BY THE BALD DIVISION. 10.. G4WU1D WATER ,BYSTEM.CONBTRUCT(ON SHALL BE WITHIN A RI IGHT -OP -WAY OR APPROPRIATEORAINAGG,EASEMENT, BUT NOT UNDERNEATH 114E ROADWAY SECTIOI•L ALL :GROUNDWATER SYSTEMS MUST BE CONSTRUCTED IN ACCORDANCE WITH SECTION 1513.0V OF THE AMA: STANDARD SPECIFICATIONS. 11. ALL UtILI1 Y TRENCHES SHALL BE. BACKFILLED AND COMPACTED TO 95% DENSITY. 12. :ALL ROADWAY SUBGRADE SHALL BE BACKFILLED AND COMPACTED TO 95% DENSITY. WSDOt 2-063. 13..' OPEN CUTTING OF EXISTING: ROADIU4Y8 i8 NOT ALLOTTED UNLESS SPECIFICALLY - APPROVED BY;TFE BALD : DIVISION AND NOTED ON THESE APPROVED PLANS ANY OPEN CUT :8HALLBE RESTORED :IN : ACCORDANCE WITH KCRS 8.03(13)3. 44 me CONTRACTOR BNALL: BE' ` RI=8P NSr81E M0R PROViDMG 6AFEGUARD,B: SAFETY DEVICES, PROTECTIVE EQUIPMENT; FL4GGERS, AND ANY OT14ER NEEDED ACTIONS TO PROTECT THE LIFE `HEAL114; AND SAFE1T OF THE: PUSILIC; AND TO PROTECT'PROPERTY N CONNECTION ; WITW.THE, PERFOR1ANCE OF. WORK c.OVERED BY THECONTRACTOR . ANY WORTG; WITHIN - THE' TR AVELI =D'RIGNT- OF- WAY:THAT.MAY* • ,INTERRLIPT TRAFFIC' ' F:LOW.SHALL+REQUIRE, AT LEAST' ONE FLAGGER.FOR EACH LANE OF TRAFFIC AFFECTED.'. ALL SECTIONS` OF °THE WSPOt STANDARD SPECIFICATIONS 1 0123 TRAFFIC. CONTROL, SHALL APPLY. • ALL,WORK SHOILN.ON GRADMCs'PLAN TELL THE FOLLOWING SHALL BE T1•E RESPONSIBILITY OF THE DEMOLITION CONTRACTOR 1. FINAL CONNECTION CF UTILITIES TO : BUILP1NG 2. FINAL ,CON OF DOWVSPOUT TIGHILINEB TO STORM DRAIN SYSTEM. 3. PATHING AND REPAIRING DAMAGED A.T.B UIFERE REQUIRED 4. TRENCHING 4 BACKFILLING FOR NEW UTILITIES 4' FINAL STORM CONNECTIONS. 5. INSTALLATION •2" AC PAVING. 6: CLEANING 1. TESTN s OF 6TOR1 DRAIN SYSTEM. 1.. INS1ALLATiON - OF RUBEERI2EP RAILROAD `CROSSING SYSTEM. 1. • SLOPE SIDEWALKS TOWARD PARKING •REA& • 2x. 2. ,SPOT ELEVATIONS 844041N.ARE FLOW LINE ELEVATIONS. 3. MINIMUM RAPIDS. FOR EXTRUDED. CURBS LTS Al FOR WATER GAS '1.SEWER LAYOUT SEE MECHANICAL PLANS. .• :• STORM: DRAI Date =: 0 Revision "Desert' tion Designed 'J.H.S. Drawn.' J.H.S. ' Checked Approve Scale 1 ". =20' Date . AUG. 1991 PWF0101 N 88'5125" W 19564' EXST. "CARRIGE HOUSE" S 01'08'35" W 12.00' N 01'08'35" E 12.00' PEI/Barrett Consulting ; `Grou p Civil /Environmental Engineers .• Land Surveyors • Planners . 720. South. 333rd , Suite 200 Phone: 838 =8202 (Seattle) Federal Way. Washington' ` 98003 927 -1839 (Taeoin0)'. tememe 'WPM P&d Book :: >: `•`.,'' „'.'; -': ..70: ACRD. PWF01B =20 She' 111111 1 11111111111 1 111111111111111 1 1111111111111FI I I I t I I I - 11111 0 isms 11401 1 2 3 I_l.1. ill -L41I 1 11141111 `I u 41111111111 inI 1..-1�1.I_I_I 141 1411141111 1 11111 1 1111 1 1111111 111 1 1141 1 1111141 _ _ _ 8 9 10 11 WZ4NNRWM, 12 CLEAR THAN THIS NO' ICE, I'f IS;;DUE• >T _ TH :K ITV. OF. >THEF:ORIOINAL -;'D I CUr1EN (ilI111I(1f6iMPRifin I[fill]I(IMi1n1'IIi1EW 1_ ! 1;Pr liiiliiiii R X1.1 _. tt�+a `�lar .t?Iti +- 7 ' +Pt,P,� ` ..._....,. l.b.'�Fe .. °•'.� OVERFLOW ELEVATION TO : ` E PROVIDE DETENTION • OIL p SEPARATION N PIPE: $UPF'ORT(8),: 3 " , X: 0090: GAGE ;:`.:r:: BOLTED, OF, ;IMBEDDED 2 ".:IN'11.1ALL' r at , ;PACING.' ,MIN '•• ONE - SUPPORT. - OUTLET' = :SEE;NOTE LE; PER PLANS: M IN THICKNt O1= : ,z ":ovwRR.Y soAl.�s :4'- NOTE 1 Fait • PIPE; WRH WA's' ASHED: ROCK NECOED FOR 'EUBSURFPC6. WATER. 2: 86B'•'4EC::5.01 KCR Revision' Description :: PLAN vIEW CB e6 1/2"•1'0"' . Civil /Environmental Enylneere - .Land, Surveyers• - 720 South 333rd';',Sulte 200 Phone: 838 -6202 (Seattle), Federal ;Way, Washington • :98003. 927 -1839 (iocomo) I. SEE SURFACE WATER MGMt. DIV. EULLETIN "MULTIPLE • ORIFICES" EFF. SEP't 1, 1985. . 2. PIPE SIXES AND SLOPES: PER PLANE. 3. OUTLET CAPACItft NOT LESS THAN COMBINED INLETS. 4. • METAL PARTSt . CORROSION' RESISTANT. • GALVANIZED . PIPE' PARTS TO. • HAVE, ASPHALT TREATMENT I. 5. FRAME 1_ LADDER OR BtEPS. OFFSET 80: A. CLEANOUT GATE IS VISIBLE FROM TOP 5. CLIMB=DOWN:SPACE -IS .CLEAR OF RISER AND • • CLEANOUT GATE. C. FRAME 18 GLEAR.OF CURS. 6... IF METAL :OUTLET PIPE CONNECTS• TO CEMENT. CONCRETE PIPET OUTLET PiPE TO WAVE SMOOTH:O.P. EQUAL TO CONCRETE PIPE ID. LESS i/4 ". - 15105WALE. SECTION A 1 " 41 2" ASPFRALT;`CONG CL 7xr. 4" ASPHALT;.TRE ITED EASE >: PROOF OF B IN8BUR.4NGE SHALL LE SUBMITTED TO TI'E DALD DIV PRIOR TO THE LIA f' ILITY RE CONBTRUGtION ISI I IEETING (KCG 9A4100D) ' 2 ALL PiPE AND 8 SHAL1 EsE LAID : ON A t'ROPERl:1' PREPARED . FCLWDATION M ACCORDANCE W1114 WSPOT 1 023(1) - T441& SHALL'INCLUDB . . LEVELING AND COMP ACTING ip <(I�HC 1',1SOTtOM, TI4E TOP OF THE FOINDAtI MATERIAL,' ANDi t NY tEQUIRED PiPE, eEDDINPTO G A• UNIFORM "GRADE' SO THA TFE' EVTIRE PIPE • •IS 8UPPOR?ED• A Lt4lPO1tl1LY DENSE LAVYIEI.PMCs D,481 =. 3. STEEL PIPE SNALLEDE ,GALVANI2t =P ; AND . FIAVE ASPHALT TREATMENT �I 'OR'>SETTER INSIDE AND- CU 8IP8 accri:S 103). • 4. ALL DR 8'iRII TUR£S, BUCI4 AB CATCH 4DASINS:ANP MANHOLES; NOT LOCATED WITHIN A.TRAVELED ROAPWAi:•: "OR SIDEIUALK'.SHALL' HAVE SOLID • LOCKING • ALL GR4MAGBOTRJC:TUIQES;.A8 OCIA1ED.W1114 A : PERMANENT RETENTION D05 1,..TION,FACILITY SOLID LOCKINGi:LID6 (KCI W3). 13: ALL CATCFI 6480 GRAPES SHALL" CONFORM ,TO KCRS DRAWit• NUMDERB 41, 4 46, • 41 OR 48, WHICH INCLUDES THE 'OUTFALL TO STREAM, PLIID NO . • POLLUTANTS" ANP"PROPERIY OF KING COUNTY" (KCR3101). • 6. ALL DRIVEWAY; CULVERTS LOCATED WITi4M KING: GOINTY,RIGHT- OF- WAY`SHAU. BE CF. BUFFICiENT LENGTH :110 PROVIDE A.MINiMLMI 3,i.SLOPE' ;FROM • THE : EDGE OF: ' • THE DRIVEWAY TO THE "•THE: D ITCW. - :CULVERTS SHALL 14AVE BEVELED END SECtIONS TO;MAATCH 9IPE SLOOPE'(KCR8 1.03(J)). STORM 4DETA1LS & NOTES 00 0 bO O:Q s O % o. . 0 0 96 'o43°" ` o :60 499 08°° o 'er °° coo° It o 0 `�Pa, `i$:p �oo �cbo542176 4P :60o�000�Nooa240002400c'F30° ROCK FOR .ER0SIoN,PROTECTION OF ROADWAY•: DITCHES, WHERERSOUIREp,MUST . . BE -OP. SOUND QUARRY ROCK, PLACED TO .4 DEPTH OF 1 FOOT, AND. MUST' MEET THE POf.:I..OWING 81'EC 4" Se/40x 10% ;PASSfNGt "- 4 "ROCK/30s- 4O% '.`. PASSINGi AND •=2 " ROCK/10% -20% PASSING. : ; ,,INSTALLATION SHALL SE N ACCORDANCE WITH KCRS 51 : 8 DRAINAGE OUTLETS. ( STUB. -OUTS) SHALL; SE pROVIPED FOR EACH INPiViPUAC L STU OT, B -O E UTS SH CEPT FOR ALL THOSE ,L COt 0R1N ' T0 APP THE F0 11:OWINGt : FOR - . NFILTRATION 8Y KiNG COUNTY. ." . :. A EE SUITABLY: LOCATED; AT 114E LOWESTELEVATiON ON THE LOT, EACH SO OUT AS TO S CE'AL.L FUTURE FOOTING DRAINS: DRIVEWAYS, YARD `DRAIN%A R: • TI4ER`OTHE OR SUBSURFACE DRAINS NECESSARY TO. RI:NDER;,T.EJ -OTS .8UiTAMLE FOR TWEIR '. TH'Ft EEWNG, : O DRAINA INTENPED UGE. iGE TO .N EACH APPRO ST01�1WATER SHALLAVE ,CONVl= M FI:O NCE ' SYSTEM PSITIVE OR TO AN APPROVED OUTPALL LOCATION. . 13: OUTLETS ON EACH LOT SHALL 5E LOCATED WITI4 k FIVE FOOT HIGH 2 X'4 :; STAKE MARKED "STORM" OR "DRAIN. " THE ST1.15- 0UT;8I -iALL: EXTEND ABOVE SURFACE LEVEL, BE VISIBLE AND EE SECURD TO C. PIPE MATERIAL: eWAL CONFORM 10;LINDERDRAN SPECIFICATION$ DEED N K CRB '104 AND: IF . NCN- PE TALLIC, THE PIPE SHALL CONTAIN OR SCRIB OTNER; ACCEPTABLE DETENTION FEATURE. D. DRAINAGE EASEMENTS ARE iE:QUItE:D FOR DR4INAAF SYSTEM DESIGNED TO CONVEY FLOWS THROUGI.1 INDIVIDUAL LOTS. E:. THE APPLICANT /CONTRACTOR 18 .RESPONSIBLE FOR COORDINATING THE, LoCATiONS`OF'ALL STUB-OW CONVEYANCE LINES' WITH RESPECT TO THE UTILITIES" (Ea POWER, GAS, TELEPHONE, TELEVISION). • F. ALL INDIVIDUAL STUB -OUTS SHALL SE PRIVATELY OWNED AND`MANTAINED TI-E LOT HOME OWNER Ffeld;" Boo IIIIiIIIIIIIpIIIIIIiIItiliiiIIIIIiiiii11III1IIIM11.111 I- 11111 . I i l l '�u i 0 , "„,"t' " 1 7 3 ._ S . ..._6_ - 7. . -.. 8 • 9 10 . 11 mou,"emwn 12 IF. THIS MICROFILMED' :.D000MENT.:aIS LESS CLEAR; THAN -THIS NOTICE, IT IS:DUE,.TO 0E 6Z a LZ .:9Z :SZ .'!bZ EZ1. ZZ• LZ • . TN • , ITV *,T .OF HE_'ORIGINAL OOCUM ; li 1�1 1 ITM 1M11iID111tI1(t�Vf IT315Ii1DII11��1Fil 'TIi111�17lilulliCl` ii if �t�il ` ( ( I i I I ii d iii I i I i 11 liilliiii I ul ✓ L'',N' : i' i , r •l