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HomeMy WebLinkAboutPermit 88-12-DR - MITHUM PARTNERS / BENOLIEL JOEL - TARGET DEVELOPMENT DESIGN REVIEW (TUKWILA POND)88-12-dr tukwila pond NOTICE OF DECISION City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 FILE NUMBER: 88- 12 -DR: Tukwila Pond APPLICANT: Mithun Partners REQUEST: Design review for a 170,000 square foot retail shopping center. LOCATION: Southwest corner of Strander Boulevard and Andover Park West, Tukwila, Washington The Board of Architectural Review (BAR) conducted a review of the request on January 11, 1989, and approved the proposed project subject to the attached condi- tions. The BAR adopted the Findings and Conclusions contained in the staff report dated January 11, 1989. Any party aggrieved by this decision may appeal the decision to the City Council by filing an appeal in writing with the City Clerk within ten (10) days of the above date and shall state the reasons for the appeal. Attachments • Ja ace, Senior Planner Jan 12,1989 1. A detailed landscape plan be completed by a firm with experience in wetland - related landscape plans. The firm will need to meet the approval of the Plan- ning Director prior to designing work. The site and /or landscape plan shall address the following items: a. Revise the design between the parking area and pond to provide - screening of parked cars. - better transition in elevation. - improve the incorporation of the Outlook Tower with surrounding uses and grade elevations. b. Provide details to show how the raised planter in front of the Target store will work as a short -term and long -term solution to provide adequate transition. c. Provide details of the specific additional trees, shrubs, and ground cover to be used. d. Provide details of the location and screening for the proposed service yards (dumpsters). e. Provide details to show how the swales will meet stormwater require- ments for treatment. 2. Revise the facade treatment for the west side of Building B to provide more visual interest in the design which will need to meet the approval of the Plan- ning Director. CONDITIONS TO BOARD OF ARCHITECTURAL REVIEW APPROVAL FOR 88- 12 -DR: TUKWILA POND Revise the facade treatment for the south side of Building A so the porches are consistent on both sides of the building. :�..� ��, -� .�, Mr. Robert Fadden, project architect and applicant representa- tive, explained circulation other design features. He considered it appropriate to mark the parking stalls at the easterly end of the southerly building as public available parking for weekends and prior to 8:00 am and after 5:00 pm to provide access to the river. He concurred with the conditions outlined by staff. Michael Rice, President of Park Properties and purchaser of this property, reviewed the tenant interest already expressed and explained that interest has been very strong. He concurred with the provisions of the project to ensure public access to the river. Discussion ensued on the project. MR. CAGLE MOVED AND KIRSOP SECONDED A MOTION TO ACCEPT BUILDING AS PROPOSED IN 88 -4 -DR WITH THE PROVISION THAT THEY COMPLY WITH STAFF RECOMMENDATIONS 1 THROUGH 5 AS LISTED AND INCLUDING THE AVAILABILITY OF A REASONABLE NUMBER OF PARKING SPACES ON NIGHTS AND WEEKENDS. The conditions are as follows: 1. Complete vacation of Maule Avenue and eliminate any internal lot lines; 2. Provide pedestrian walks having a minimum 4 -foot usable width along buildings and illumination which does not produce off -site glare; 3. Provide rolled curbs at the northern emergency access driveway and sod with grasscrete; 4. All trees shall be root pruned and balled prior to issuance of a building permit; and 5. Final landscape plans to be stamped by a Washington or Oregon State licensed landscape architect, reflect 80% ground coverage in two years, and note provision of an automatic irrigation system serving all planting areas. MOTION UNANIMOUSLY APPROVED. A five - minute recess was called. The meeting reconvened at 8:40. 88 ,TUKWILVPOND - Request for design review of a 170,000 square foot retail shopping center adjacent to Tukwila Pond. The proposed development would occupy, with buildings and paved areas, about 14 acres of the total 39 -acre site. • ._ Planning Commission January 11, 1989 Page 3 Jack Pace, Senior Planner, reviewed the staff report and site plan for the project which will contain a Target store. He stated staff's recommendation is for approval, subject to condi- tions contained in the staff report. Mr. Joel Benoliel, Spieker Partners, represented the applicant. He further described the project adding that they concur with staff's recommendations of approval. Vincent Ferrese, Mithun Partners, described architectural features of the project. Joe Miles, Seattle Audubon Society, 619 Joshua Green Building, Seattle stated that they have had concerns regarding the environ- mental impacts, especially wildlife, this project may have on Tukwila Pond. He felt that these concerns have been addressed for the most part. Jerry Adams, Seattle Audubon Society, submitted a letter from the Audubon Society, which was entered into the record as Exhibit I. He supported the use of native plants to prevent human encroach- ment to the pond as well as the other measures the project will incorporate to preserve the fragile pond environment for such things as wildlife habitat. Peggy Dunlap, 15639 - 16th Avenue S.W., Burien, concurred with the comments made by the Audubon Society and added there are too few wetlands that remain and every effort should be made to preserve the Tukwila Pond for wildlife habitat. Discussion ensued on the project. MR. COPLEN MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE 88 -12 -DR TUKWILA POND DEVELOPMENT, AFTER REVIEWING THE FINDINGS AND CONCLUSIONS OF STAFF, WITH THE COLOR OF THE TARGET STORE TO REMAIN AS FIRST PROPOSED BY THE DEVELOPER. THE MOTION PASSED WITH MR. COPLEN, HAMILTON, CAGLE, HAGGERTON VOTING YES AND MR. KIRSOP AND VERHALEN VOTING NO. Mr. Pace asked if the Commission intent was to include the conditions contained in the staff report. They indicated that this was their intent. DIRECTORS REPORT Mr. Pace pointed out Mr. Haggerton and Mr. Coplen's terms expire March 31, 1989. He updated the Commission on the annexation progress. He suggested the Commission review the 1989 Work Plan and Design Review Standards at a future meeting. ~ . &eagle Audubon 03ocietj, Washington Nonprofit Corporation 619 Joshua 206m22-6695 January 11, 1989 City of Tukwila Board of Architectural Review 6200 Southcenter Boulevard Tukwila, WA 98188 RE: Tukwila Pond Center. Case No. 88-12-DR. Dear Members of the Board, The Seattle Audubon Society is an incorporated non-profit organization comprised of over 4500 members, many of which live within or near the City of Tukwila. Our society is dedicated to the protection, preservation and enjoyment of wildlife, plants and their supporting habitats. For nearly'a decade, our society has reviewed and commented on the various projects proposed for the Tukwila Pond site. The Seattle Audubon Society's commitment to Tukwila Pond stems from the pond's regional significance as wildlife habitat. With the rapid urbanization of the Green River Valley, Tukwila Pond has become a valuable and important refuge to wildlife. Annually, hundreds of migratory waterfowl, shorebirds and songbirds use the pond for resting, breeding and feeding. Some of the species of migratory ducks and shorebirds are very sensitive to human disturbance. These include the green-winged teal, the canvasback, the least sandpiper, and the dunlin. Unlike the mallard and the red-winged black bird, these birds are very intolerant of human activity and will readily flush from the shoreline when approached or disturbed by humans. Although surrounded by intense commercial development, these birds continue to use Tukwila Pond, because the shoreline is buffered with dense vegetation and the existing developments consist of • parking lots and buildings which do not encourage human intrusion of the buffer. _�/�-_' ��*�/u�^�� -�� � � w"��'4 Po` c^ / The Seattle Audubon Society believes it is very important that the public be given the opportunity to observe wildlife on Tukwila Pond, but the observation must be from a controlled location which does not disturb the wildlife, the pondv or the surrounding buffer. We also believe that development can occur on this very sensitive site provided Tukwila Pond, its associated wetlands and buffers are protected from disturbance. Over the past eight months we have worked with the City's Planning Department and Spieker Partners' on the current proposal titled the "Tukwila Pond Center". Most recently we have reviewed the "Staff Report to the Board of Architectural Review" prepared January 4, 1989 and have the following comments. 1. Recommendation 1. requires that the detailed landscape plan be prepared by a firm with experience in wetland—related landscape plans. The Seattle Audubon Society concurs with this requirement, and recommends that the firm have a professional biologist on staff who has knowledge in native wetland vegetation and local experience in wetland revegetation and enhancement projects. We also recommend that the wetland biologist supervise the planting of the vegetation and monitor the success of the plan for several growing seasons. The vegetation plan should be fully bonded to guarantee success. 2. Recommendation 1a. requires that the design of the area between the parking area and the pond be revised to provide screening of the parked cars. The Seattle Audubon Society agrees with this requirement. Headlights from vehicles parking along the southern row of the parking lot should be blocked so that light is not cast across the pond. 3. The conceptual plan and Recommendation 1a. require the incorporation of an Outlook Tower in the final plan. Seattle Audubon concurs with the use an Outlook Tower which, provides for controlled public viewing of the pond and restricts human intrusion of the buffer area. 4. Recommendation 1c. requires the final plan to include details of the specific trees, shrubs and ground cover to be used Audubon concurs with this requirement and recommends that the buffer be enhanced with native vegetation (such as usi Egp,> which is beneficial to wildlife yet discourages human intrusion into the buffer area. In addition, a detailed planting scheme must be shown for those areas of the buffer which have been disturbed during the construction phase of the project. v 5. Recommendation 1e. requires that the final plan provide details to show how the swales will meet stormwater requirements for treatment. Since Tukwila Pond functions hydrologically as a closed depression it is extremely important that further detailed designs are provided which will ensure that all mitigating measures pertaining to water quality are satisfied. The biologist specializing in wetland vegetation should work with the engineer in the design of storm water swale system. Thank you for the opportunity to comment on the current proposal. The Seattle Audubon Society continues to be sincerely concerned about Tukwila Pond, its associated wetland and wildlife. We are hopeful that the items raised in this letter will be addressed by the project. If you have any specific questions, please contact me or Joe Miles of our Conservation Committee at 622-8254. Sincerely, 40 Gerry Adams Vice President Citiof Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 The meeting was called to order at 8:07 p.m. by Chairman Randy Coplen. Members present were Messrs. Haggerton, Hamilton, Cagle, Coplen Kirsop and Verhalen. Mr. Knudson was absent. CITY OF TUKWILA PLANNING COMMISSION JANUARY 11, 1989 Representing the staff were Jack Pace, Vernon Umetsu and Joanne Johnson. APPROVAL OF MINUTES - MR KIRSOP MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE THE DECEMBER 21, 1988 MINUTES AS CORRECTED. MOTION UNANIMOUSLY APPROVED. ELECTION OF 1989 PLANNING COMMISSION OFFICERS MR. KIRSOP MOVED AND MR. HAMILTON SECONDED A MOTION TO REELECT RANDY COPLEN AS CHAIRMAN FOR A SECOND TERM. Mr. Coplen declined the nomination. MOTION AND SECOND WITHDRAWN BY MR KIRSOP AND HAMILTON. MR. HAMILTON MOVED AND KIRSOP SECONDED A MOTION TO NOMINATE JIM HAGGERTON AS CHAIRMAN. MOTION UNANIMOUSLY APPROVED. MR. COPLEN MOVED AND HAMILTON SECONDED A MOTION TO NOMINATE LEE CAGLE AS VICE CHAIRMAN FOR 1989. MOTION UNANIMOUSLY APPROVED. Mr. Haggerton commended Mr. Coplen for a job well done. The Commissioners concurred. 88 -4 -DR FOSTER CENTER - Request for design review of the const- ruction of two retail office buildings with a total of 78,895 square feet on 5.72 acres. Mr. Vernon Umetsu, Associate Planner, reviewed the proposal and recommended approval subject to conditions noted in the Staff Report. Mr. Hamilton expressed a concern regarding continued public access to the river. Planning Commission January 11, 1989 Page 2 Mr. Robert Fadden, project architect and applicant representa- tive, explained circulation other design features. He considered it appropriate to mark the parking stalls at the easterly end of the southerly building as public available parking for weekends and prior to 8:00 am and after 5:00 pm to provide access to the river. He concurred with the conditions outlined by staff. Michael Rice, President of Park Properties and purchaser of this property, reviewed the tenant interest already expressed and explained that interest has been very strong. He concurred with the provisions of the project to ensure public access to the river. Discussion ensued on the project. The conditions are as follows: MR. CAGLE MOVED AND KIRSOP SECONDED A MOTION TO ACCEPT BUILDING AS PROPOSED IN 88 -4 -DR WITH THE PROVISION THAT THEY COMPLY WITH STAFF RECOMMENDATIONS 1 THROUGH 5 AS LISTED AND INCLUDING THE AVAILABILITY OF A REASONABLE NUMBER OF PARKING SPACES ON NIGHTS AND WEEKENDS. 1. Complete vacation of Maule Avenue and eliminate any internal lot lines; 2. Provide pedestrian walks having a minimum 4 -foot usable width along buildings and illumination which does not produce off -site glare; 3. Provide rolled curbs at the northern emergency access driveway and sod with grasscrete; 4. All trees shall be root pruned and balled prior to issuance of a building permit; and 5. Final landscape plans to be stamped by a Washington or Oregon State licensed landscape architect, reflect 80% ground coverage in two years, and note provision of an automatic irrigation system serving all planting areas. MOTION UNANIMOUSLY APPROVED. A five - minute recess was called. The meeting reconvened at 8:40. 88 -12 -DR - TUKWILA POND - Request for design review of a 170,000 square foot retail shopping center adjacent to Tukwila Pond. The proposed development would occupy, with buildings and paved areas, about 14 acres of the total 39 -acre site. Planning Commission January 11, 1989 Page 3 Jack Pace, Senior Planner, reviewed the staff report and site plan for the project which will contain a Target store. He stated staff's recommendation is for approval, subject to condi- tions contained in the staff report. Mr. Joel Benoliel, Spieker Partners, represented the applicant. He further described the project adding that they concur with staff's recommendations of approval. Vincent Ferrese, Mithun Partners, described architectural features of the project. Joe Miles, Seattle Audubon Society, 619 Joshua Green Building, Seattle stated that they have had concerns regarding the environ- mental impacts, especially wildlife, this project may have on Tukwila Pond. He felt that these concerns have been addressed for the most part. Jerry Adams, Seattle Audubon Society, submitted a letter from the Audubon Society, which was entered into the record as Exhibit I. He supported' the use of native plants to prevent human encroach- ment to the pond as well as the other measures the project will incorporate to preserve the fragile pond environment for such things as wildlife habitat. Peggy Dunlap, 15639 - 16th Avenue S.W., Burien, concurred with the comments made by the Audubon Society and added there are too few wetlands that remain and every effort should be made to preserve the Tukwila Pond for wildlife habitat. Discussion ensued on the project. MR. COPLEN MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE 88 -12 -DR TUKWILA POND DEVELOPMENT, AFTER REVIEWING THE FINDINGS AND CONCLUSIONS OF STAFF, WITH THE COLOR OF THE TARGET STORE TO REMAIN AS FIRST PROPOSED BY THE DEVELOPER. THE MOTION PASSED WITH MR. COPLEN, HAMILTON, CAGLE, HAGGERTON VOTING YES AND MR. KIRSOP AND VERHALEN VOTING NO. Mr. Pace asked if the Commission intent was to include the conditions contained in the staff report. They indicated that this was their intent. DIRECTORS REPORT Mr. Pace pointed out Mr. Haggerton and Mr. Coplen's terms expire March 31, 1989. He updated the Commission on the annexation progress. He suggested the Commission review the 1989 Work Plan and Design Review Standards at a future meeting. Planning Commission January 11, 1989 Page 4 ADJOURNMENT The meeting was adjourned at 10:30 p.m. Respectfully submitted, Joanne Johnson, Secretary Discussion ensued on the City Council's expectations of the Planning Commission and Mr. Hamilton felt that any concerns the City Council has regarding the Planning Commission should be relayed to the Commission directly. The Commissioners concurred with his comments. Mr. Coplen conveyed his appreciation for the Planning Staff's work and felt it is the best in the State. HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: City tri Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433-1849 STAFF REPORT to the Board of Architectural Review Prepared January 4, 1989 January 11, 1989 88-12-DR: Tukwila Pond Vincent Ferrese, Mithun Partners AIA Design review for a 170,000 square foot retail shopping center. Southwest corner of Strander Boulevard and Andover Park West. 38 acres Commercial/ Special Development considerations Planned Business Center (C-P) Mitigated Determination of Nonsignificance - November 9, 1988 1. Site Plan 2. Target Store Elevations 3. Target and Other Storefront Elevations 4. Storefront Elevations 5. Cross Sections 6. Conceptual Landscape Planting Plan 7. Lighting Plan 8. Color Drawings (submitted at meeting) 9. Storefront Section Model (submitted at meeting) 10. Mitigated Determination of Nonsignificance STAFF REPORT TO THE B.A.R. 12 -DR: Tukwila Pond Page 2, , FINDINGS 1. Project Description: The proposal is to develop a retail shopping facility adjacent to the Tukwila Pond. The pond and adjacent wetland areas total 22.2 acres of the 38.9 -acre property. The proposed development would occupy, with buildings and paved area, about 14 of the remaining 16.7 acres of property. The shopping center will have five buildings; Buildings A, B and C and a Target store are now going through design review. The buildings would all have one story with exteriors in a combination of architectural block and integral brick banding. Modulation of exterior faces would be provided to create architectural relief. 2. Surrounding Land Use: Existing land use to the north is Southcenter Mall, containing approximately 1.2 million square feet. South of the proposed street, the land use is currently zoned for C -M - Industrial Park, with Allied Store Distribution Center (Bon Warehouse) on the west end and the Southcenter Corporate Square to the east. 3. Terrain: The proposed project is located in the Green River floodplain and is generally flat. Existing elevations vary approximately 10 feet over the project site with the highest elevations occurring to the west adjacent to the Parkway Square building, and the lowest areas occurring along the shoreline of Tukwila Pond. 4. Plants: The pond is bordered by marsh plants along the west edge and several native, deciduous trees on the north edge. The south boundary of the property abuts a railroad spur that is on fill, creating a steep slope between the lower wet meadow and the rail bed. The bank and edge of the track support stands of trees and blackberry. The narrow east border between the pond and Andover Park West has been filled, but still contains depressions that hold seasonal water and support wetland plants. The west side of the pond has also been filled. The riparian border on the west side is a narrow stand of young red alder. The upland habitats of the site are confined to the filled areas surrounding the pond and_are generally located on the west and north sides of the pond. These areas comprise about 35 percent of the site. The western edge of the site supports a steep, narrow bank of willow and black cottonwood trees and shrub border of blackberry and limited grasses. Areas above the steep banks are dried uplands and support species such as quackgrass, johnsongrass and clover. 5. Animals: The property is a well-used wildlife and waterfowl area which is integrated with the Green River to the east. The variety and productivity of animal life in the site are high for some species and marginal to low for others. , STAFF REPORT ,TD THE B.A.R. BACKGROUND 88- . DR: Tukwila Pond Page 3 Bird Communities: Biological date suggest that the site is a highly -used waterfowl area in conjunction with the Green River to the east. Birds use it as a stop -over resting area, and long -term wintering and nesting ground. The site is within the Pacific Flyway, and as such is utilized by birds that normally migrate through the western Washington area in spring and fall. Mammalian Communities: Eastern cottontail, meadow mice and shrews use the wooded edge that extends from wetland to upland for nesting, feeding and cover. Plant eaters - such as mice and rabbits - require water, and predators - such as hawks - exploit this need when hunting the water's edge. A variety of seed eaters and grazers, including meadow mice, voles and eastern cottontail rabbit, use the riparian border and uplands. Rabbit use appears to be fairly heavy in the dense thicket in the southwest end of the proposed project site. Mammal activity is limited along the south shore of the pond because of the high density of the canarygrass, small size of the site, the site's proximity to the railroad track and the parking area. 6. Public Facilities: Utilities which are present in the vicinity of the proposed project include water, gas, storm sewer, sanitary sewer, a petroleum pipeline, telephone, and electrical power. Utilities which presently occupy portions of the project site include 115 -kVA and 15 -kVA underground power lines belonging to Puget Power. These lines run in a ground level trench, parallel to the South 168th alignment, surrounded by thermal sand for cooling purposes. A 12 -3/4 inch petroleum pipeline owned by Olympic pipeline carries aviation fuel from Renton to Seattle- Tacoma International Airport, runs along the eastern edge of Southcenter Parkway, and is 6 to 8 feet below ground level. Over the last several years, there has been numerous development proposals for this site. None of the previous proposals received SEPA approval. Prior to November 2, 1987, design review was not required for this site or any site zoned Planned Business Center (C -P). Buildings A, B, C and the Target store are going through design review. The area identified as Future Pad on Attachment 1 will need to go throw h design review before any development can occur. As noted, the Comprehensive Plan designation is Special Development Considerations. This designation does not preclude development; rather, it depicts areas where urban development must respond sensitively to certain environmental factors. The environmental factors have been addressed through the SEPA process. The City has issued a Mitigated Determination of Nonsignificance dated November 9, 1988 (Attachment 10). fq STAFF REPORT 12 -DR: Tukwila Pond TO THE B.A.R. ' " Page 4. , DECISION CRITERIA In reviewing the design request, the BAR must use the following Zoning Code guidelines in making their decision. The Design Review guidelines are printed bold, following by pertinent findings of fact. 18.60.050 REVIEW GUIDELINES (1) Relationship of Structure to Site. A. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movements. B. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. C. The height and scale of each building should be considered in relation to the site. A. Streetscape /Landscaping /Pedestrians As shown by the site plan and elevations, the Target store and building A and C will be much closer to the street than past developments. The Target store is set back 30 feet from Strander Boulevard with a 21'6" high colored masonry wall. Buildings B and C are also set back 20 feet with similar walls that very from 20' to 24'8" tall. Pedestrian movement is provided with sidewalks along the streets and sidewalks connecting the various buildings. Attachment 5 provides a cross section of the sidewalks next to Target store. In addressing this guideline, the applicant has stated: "Very few, if any, existing commercial buildings in Tukwila have dealt with the issue of streetscape. It is our belief that in a retail- oriented project the transition of the customer, whether by car or on foot, can play upon the design and hence financial success of the project. To this end the development team has chosen to soften the edge of the site with a rhythm of seasonal banner columns. These columns, measuring 11'6" high, are to be spaced along Strander Boulevard and Andover Park West at 100 feet apart. They are to be made of earth - colored architectural block with brick banding. Each "column" will carry a seasonal banner as well as a soft glow of light. The columns will be framed in 3" caliper street trees. The materials use and the colors employed in these columns are consistent with those used in the buildings. The warm glow of light that these columns will emit will create a pedestrian scale along the street, with the addition of the proposed stop light at Southcenter's Strander Boulevard . STAFF REPORT B. Parkin AIN 88 -1i R: Tukwila Pond TO THE B.A.R. t Page 5 exit, we believe the columns will create a welcoming feeling to the passerby. Landscaping along the site edge will be large sweetgum trees with sod. "The close proximity of a Target store to the street has given the development team an opportunity to use walls, pagodas, and planting to create an urban modulation along the Strander Boulevard facade. Here we are using two raised planters, each being 2'8" high. These planters modulate in plan to create alcoves for three "people pagodas ". Again, the consistency of materials, color, texture and landscaping create wheat we believe to be a soft edge to an otherwise long facade. The sidewalk in front of this facade has been located close to the building, thus offering a median strip of sod. All of this, we believe, creates a desirable transition of structure and site edge." Based upon the proposed square footage of building area and assuming all uses are retail, the required parking is 408 spaces. The applicant is proposing 756 spaces which permits the potential use of more intensive uses such as restaurants. As shown on Attachment 1, the parking area is predominantly visible along Strander Boulevard and the pond. The landscape buffer varies in width from 15 and 25 feet along Strander Boulevard. Along the pond, the applicant is proposing a 25 -foot wide buffer next to a 6 -foot high gabian wall. Due to the elevation of the parking area, there will be minimal screening of the parking area from the pond. The applicant's response to this guideline is: "The service area for the Target building has been positioned to nearly eliminate its observation. Service to the shops and boutiques will be from their fronts with small trucks. This minimizes the intrusion on the wildfowl located on the south side of the pond. "The parking lots have been broken in three areas with planters and large canoes trees." C. Height /Scale As noted earlier, the height ranges from 20' to 30'. As shown on Attachment 1, the building size ranges from 6,600 square feet to 111,909 square feet for the Target store. (3) Landscaping and Site Treatment STAFF REPORT TO THE B.A.R. Page 6. . The applicant has stated, - 12 -DR: Tukwila Pond . "The buildings are all one story. To create visual interest, we have chosen to modulate in plan as well as in elevation. Sloped peaks occur to create interest in the building facade. Furthermore, the buildings have been positioned on the site to create a variety of light and shadow. (2) 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 established neighborhood character. D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The abutting structures range from an 8-story hotel to a one -story bank. And to the north of this project is Southcenter Mall, which is predominantly one story with major retail stores ranging from two to three stories. The applicant has noted that: "Massing of the buildings, texture, and materials will reflect Southcenter, and be compatible with the low profile of buildings around the site. Effort has been made to maintain a consistency of setbacks with adjacent buildings either by building placement, and the sue of architectural elements such as terracing or light standards. Entrances to the site are consistent with established patterns of traffic. Each side of property will be buffered by a landscape strip." A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. B. Grade os f 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 be pedestrian or motor traffic, mitigating steps should be taken. STAFF REPORT 88 -1' 'R: Tukwila Pond TO THE B.A.R. Page 7 E. Where building sites limit planting, the placement of trees or shrubs in paved areas in encouraged. F. Screening of service yards, and other places which tend to be unsightly, should be accomplished by use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. 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 "Conceptual Landscape Planting Plan" (Attachment 7) provides a general indication of the type of plant material to be used. The applicant is proposing to use 3" caliper trees along the streets, which is larger than typically planted. More detailed attention needs to be given to the landscaping in front of the Target store and along Tukwila Pond. The applicant has stated: "Special attention has been given to maintaining the serene nature of the existing nineteen acre pond. Along the northern edge of the pond additional vegetation will be planted to promote wildfowl propagation and provide shade for the pond edge. At the top of the existing bank, surrounding this pond, a nature trail will be added to permit internal circulation along the pond edge. An overlook pagoda will be added for pond viewing. This overlook will become a focus and is on axis to vehicles entering the site from Strander. Service yards have been eliminated or screened to minimize pond impacts. "In contrast to the natural plantings along the pond edge, the street edge has been designed for a more urban character. (See Item #5.) Raised planters have been used along the street and along the Target facade to protect plants and create visual relief. "Site lighting has been computer designed to eliminate a high ratio of low to high light levels. Care has been taken to reduce off -site lighting toward theft &d. "Parking lots have been broken up with larger canopy type trees with ground cover designed and irrigated to permit 90% coverage within three years." STAFF REPORT ;- 12 -DR: Tukwila Pond TO THE B.A.R. Page 8. (4) Building Design A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to surroundings. B. Buildings should be to appropriate scale and be 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. Most retail projects in the City have a front which is highly visible, and a side and rear which are typically not visible to the public. Due to the pond and proposed location of buildings, most of the structures sides on this site will be visible to the public. This is particularly important for: Building B east elevation which 20 feet from Andover Park West, and Building A southern elevation which is visible from Andover Park West and the Target store northern and northwest corner which is visible from Strander Boulevard. In developing the design for this project, the applicant has used colored masonry with brick bands create a more appealing walls. In conjunction with this, metal framed porches are being used to break up the wall and to provide architectural details. Tubular metal trellis in conjunction with raised planters are used to provide a human scale for the larger wall for the Target store. Color drawings of the building design and storefront section model.will be submitted of the. meeting. Samples of materials to be used and color will also be submitted at the meeting. The applicant has stated: "The quantity of materials has intentionally been minimized to architectural colored block, brick, and tubular metal. The arrangements of these materials has varied to provide architectural character. Typically, STAFF REPORT TO THE B.A.R. _...�_.. u.... -. .wv�.�n�a n.,rati,, t:. N: M. i�• viL' V! tT.%: t: ']�:N.a.'.aaafa:- ar�...�l.M1r"°C Llei ?f.a�t'v�1•G wh'::•:imic�v .nttY. +:�l .Y•: ;•te (5) Miscellaneous Structures and Street Furniture Tukwila Pond Page 9 two block colors will be used and changes will be accompanied by brick bands to provide texture and color changes. Along the block bands tile insets will add additional visual relief and accent. Tubular overhead canopy structures will be white as will window frames. Doors will be accented in red as will Target entry. Lighting will be integrated into the structure to create soft indirect lighting. "All mechanical equipment will be screened. Garbage dumpsters will be screened or hidden within the building structure. The design uses a great deal of "layering" of building materials. This permits shade and shadow along varying building facades." A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. The applicant is proposing to: "Utilize custom banners, low light columns, planter seats, planters and street pagodas to enhance the curb appearance of this project. All of these elements will be of the same materials as used in the building." In addition, the applicant is proposing a "Overlook Tower" which will be connected with the sidewalk system. The tower also provides a focus for the project as you enter the site from Strander Boulevard. CONCLUSIONS The conclusions are grouped under the five Design Review guidelines. 1. Relationship of Structure to Site The applicant has proposed a variety of design elements to provide a transition with the streetscape. Those elements range from landscape areas, trellis, light columns, and raised planters. One key element for the transition to the streetscape is the raised planters in front of the Target store. Further detailed work needs to be done to ensure the proposed conceptual landscape plant will achieve the effect desired. STAFF REPORT TO THE B.A.R. 3. Landscaping 3- 12 -DR: Tukwila Pond Page 10. In providing screening for the parking area, the applicant has done a good job along Strander Boulevard. However, the area between the southern border of the parking lot and the pond is not adequate. The parking lot in this area abuts to top of a six -foot high gabian wall. This area needs to be redesigned to provide a better screening of the parked cars and transition between parking area and pond. In addition, the overlook tower needs to be better incorporated into the overall design for this area. With the various design elements incorporated into the site design, the applicant has done a good job of relating the height and scale of the various buildings. 2. Relationship of Structure and Site to Adjoining Area The development around the site contains little or no consistency of design and materials. Also the types of land uses and size of the various buildings are quite varied. The applicant is proposing a more urban development with buildings located closer to the street than past commercial projects. The use of colored masonry with brick bands pick up some of the design elements used in the Southcenter Mall, in particular the remodeled Nordstroms building. The applicant is proposing two approaches to landscaping the site. Along the pond, the applicant is proposing vegetation which will promote wildlife propagation and provide shade area along the pond edge. In contrast with the native plants, the street edge has been designed for a more urban environment. The landscape plan submitted is a conceptual planting plan. As noted in earlier conclusions, the site plan and landscape plan need to be revised to provide a better transition from the parking area to the pond. Additional work needs to be done to assure the raised planters will work. Further details need to be submitted for location and screen of service yards. 4. Building Design The applicant cant has taken effort in designing the project to appear more than a typical strip shopping center. As noted, the Target store has numerous changes from the typical Target store. Due to the visibility of this project, the design treatment of all sides of the various buildings is important. The applicant is purpose framed porches to break up what would typical be the backs of buildings. The applicant needs to be consistent in providing porches that match both sides of Building A. STAFF REPORT TO THE B.A.R. 5. Miscellaneous Structures n7.ii:li:4:: :t.'' ''.f''f '' R: Tukwila Pond Page 11 Building B is dose to Andover Park West and has a long wall exposure to the street. Porches, brick bans, and window treatments are used to break up the impact of the 24 foot high wall. Due to the proximity and visible of this side of Building B, additional design elements need to be added to provide visual interest. This is one of the few projects where the applicant is proposing additional structures. The pagodas, columns, and Outlook Tower provide provide additional amenities and enhance the project appearance. l RECOMMENDATIONS The Planning staff recommends the design review be approved with the following conditions: 1. A detailed landscape plan be completed by a firm with experience in wetland - related landscape plans. The firm will need to meet the approval of the Planning Director prior to designing work. The site and /or landscape plan shall address the following items: a. Revise the design between the parking area and pond to provide - screening of parked cars. - better transition in elevation. - improve the incorporation of the Outlook Tower with surrounding uses and grade elevations. b. Provide details to show how the raised planter in front of the Target store will work as a short -term and long -term solution to provide adequate transition. c. Provide details of the specific additional trees, shrubs, and ground cover to be used. d. Provide details of the location and screening for the proposed service yards (dumpsters). e. Provide details to show how the swales will meet stormwater requirements for treatment. 2. Revise the facade treatment for the west side of Building B to provide more visual interest in the design which will need to meet the approval of the Planning Director. 3. Revise the facade treatment for the south side of Building A so the porches are consistent on both sides of the building. _VICINITY MAP LIC$ON 1110111 101.000 1 T. 01100 11.010 Si. 01.111 1f. 1111.111 11.1t 0 chashme 1J. ' •.10111 100'0 1Q PAWING MOVLII 111 1TALL0 TOTAL MO0O111 wont,. To TRACK M. TOTAL AREA 1232.800 8F PERVIOUS AREA 1.165.500 SF IMPERVIOUS AREA 537.000 SF % IMPERVIOUS 027E AREA TO TOTAL LOT COVERAGE CALCULATIONS _ • e ,IueNT coturwy :STFWL@iSLVD 1 ULa+ • wa'v1e•eye'.. ITE PLAN SCALE 1:80 BOUM o ir SUMMON vl+ms.• • O1• Duryea lr I 1 I I I l 1 I I Ij I I I I 4 1 1 LOOOMO v I .3 HOTEL — - -- [KTM•(Y.N..0 0.26 50 100 .200 1300 M MITIIUN w... MIL NO M.1011 • �.o WAC 197 -11 -970 ATTACHMENT /O MITIGATED DETERMINATION OF NONSIGNIFICANCE Description of Proposal Tukwila Pond Center, a retail shopping facility adjacent to Tukwila Pond (See Figure 2). The pond and adjacent wetland areas total 22.2 acres of the 33.9 acre property. The proposed development will occupy, with buildings and paved areas, about 14 of the remaining 16.7 acres of property. Proponent JOEL BENOLIEL, SPIEKER PARTNERS 915 - 118th Avenue S.E. Bellevue, WA 98005 Location of Proposal, including street address, if anyThe project is located at the southwest intersection of Strander Boulevard and Andover Park West. Lead Agency: City of Tukwila File No. EPIC-23-88 The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. (i There is no comment period for this DNS (a This DNS is issued under 197 -11- 340(2). Comments must be submitted by November 23 1988 . The lead agency will not act on this proposal for 15 days from the date below. Responsible Official Rick Beeler Position /Title Planning Director FM.ONS Phone 433 -1846 Address 6200 Southcenter Boulevard Tuk.il�i' ' : 77•07;V9IPP"' i Date l Signature You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Planning Department. LANDSCAPING N Tukwila Pond Center Expanded Environmental Checklist 50A% Car= r 0 2030 100 200 ]00 Site / Landscape Plan "cure 2 TO: I EARTH City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 Joel Benoliel, Spieker Partners FROM: Rick Beeler, SEPA Official DATE: November 8, 1988 SUBJECT: TUKWILA POND CENTER - EPIC -28 -88 SEPA MITIGATING MEASURES The following are mitigating measures that I understand you agreed to meet in development of the Tukwila Pond Center Project. These measures are based upon your submittals, Department of Ecology and Fish and Wildlife comments, public comments, and past information submitted. 1. All fill slopes adjacent to the pond shall be protected from erosion by installing silt fences and a row of hay bales along both the top and toe of the fill slope,. The slope face between the two bale /fence lines shall be covered with straw which is " staked in place to minimize wind disturbance. Any runoff from the fill surface shall be directed to the sediment detention pond. 2. Erosion would be controlled during construction by minimizing the area of exposed soil at any given time with pavement, tarps, and vegetation, as welF as temporary erosion - control devices such as mirafi filter fabric . fences, siltation/sedimentation pond, hay bales, rock check dams, and temporary erosion control conveyance ditches. 3. Settlement of fill brought on -site would be addressed such that: -- 1) building areas would be filled as the first phase of construc- tion; 2) preload fill would be placed to five (5) feet above planned final floor grades; 3) settlement markers would be placed to monitor the rate and magnitude of settlements during construction; 4) when preloading is complete, the excess fill would be used to complete parking area grading; and 5) final grading of parking areas would take into account settlement patterns observed during preloading MEMORANDUM to: November 8, 1988 Joel Benoliel Page 2 such that the planned surface drainage gradients would be main- tained as subsequent settlements occur. Some subsequent mainten- ance and remedial grading should be anticipated if localized "bird baths ", or small depressions that collect water, develop. 4. After construction has been completed, the potential for erosion would be significantly reduced because the storm drainage would flow directly into the pond where the water would be biofiltered prior to discharge into the downstream storm drainage system tribu- tary to the Green River. Also, the catch basins would incorporate a T design which would operate as an effective oil/water separator. Retention of a 25 -foot buffer (as measured from the 13.0 foot con- tour) and existing vegetation would also lessen the potential for soil erosion. The storm drainage plans will incorporate a 25 -foot to 30- foot long grass line swale prior to discharging storm drainage from the parking lot area into the pond. The 25 -foot to 30 -foot long biofil- tration will be relatively flat (slope 0 percent to 0.5 percent) and will be approximately three feet wide and will incorporate a flat three foot wide bottom with 2:1 side slopes. The depth of the ditch will be between two and three feet. Storm drainage from the roof tops of the buildings will not need to be biofiltered prior to discharge into the pond. The storm drainage system draining the building roofs will be tightened directly into the pond. For further discussion of this storm system, see Water Resource, paragraph 3 below. A carefully monitored erosion control and sediment collection plan will be implemented to collect and control any erosion of the newly placed fill. 6. All construction activities will not impinge on the buffer zone around the pond. If the buffer area is disturbed during construction, native vegetation will be replaced in -kind. II AIR OUALITY 1. Areas of exposed soils such as storage yards and construction road- ways will be sprayed with water as a dust suppressant. 2. Areas which might be exposed for prolonged periods will be paved. planted with a vegetation groundcover or covered with gravel. MEMORANDUM to: November 8, 1988 Joel Benoliel Page 3 3. Soils carried out of the construction area by exiting trucks will be minimized by wheel washing and covering dusty truckloads. 4. That soil which does escape the construction area on exiting vehicles could be reduced with a daily street- cleaning effort or as needed to keep adjacent streets clean. III WATER RESOURCE 1. This pond will be maintained throughout the course of surcharge and construction at all times in accordance with City standards. 2. On -site conveyance pipes would route storm drainage from the paved area into the existing pond. The storm drainage would be filtered through a series of T -type, Type I and II catch basins with oil/water separators prior to release into the pond. Significant biofiltration would result to enhance downstream water quality by project storm drainage being conveyed through the pond. Significant biofiltration would not only be provided by the pond itself. but also by utilizing a 25 -foot to 30 -foot long biofiltration swale prior to discharge into the pond. Storm drainage from the asphalt areas of the site would be collected through the storm drainage conveyance system and filtered through the T /oil/water separators located within each catch basin throughout the conveyance system. Additional biofiltration would occur within the biofiltration ditches (one on the east side of the proj- ect and the other on the west side of the project) prior to discharge into the Tukwila Pond: IV PLANTS /ANIMALS 1. Maintenance of the native vegetation and landscaping of the devel- oped portions of the site would also serve to limit human interaction with the pond. This also will provide filtered visual access to the I/ ond. while minimizing human interference with the habitat. Native vegetation in the buffer area that is disturbed during construction would be replaced in -kind. 2. The proposed landscape plan will add a mix of tree /shrub along the slope to provide a light buffer and limit human interaction with the pond. Spacing would give a filtered view access to the pond but keep interference impacts lower. MEMORANDUM to: November 8, 1988 Joel Benoliel Page 4 ✓ NOISE VI TRAFFIC 2. Andover Park West Limiting construction hours in accordance with the City's noise and nuisance ordinance between the hours of 7:00 a.m. to 10:00 p.m. will avoid disturbance to nearby hotels during evening and weekend hours. 1. The owners of Southcenter mall have agreed to pay one -half the cost of signal installation. To mitigate the impacts of this proposal, the applicant has agreed to pay the other one -half cost of the signal installation. - The applicant agrees to dedicate to the City 6" of right -of -way along Andover Park West. The property owner will be credited for the right -of -way provided for the future LID along Andover Park West. - The applicant agrees to a No Protest Agreement to the formation of an LID for widening and improving Andover Park West to accommo- date an additional lane of traffic, and construction of a sidewalk and street lighting.. - At the time the LID is formed, the property owner will dedicate an easement up to six feet in width along the east boundary of its prop- erty for the construction of a sidewalk. The easement may meander to accommodate existing utilities. Strander Boulevard - - The applicant will dedicate the right -of -way and make the im- --- proIements for an 11 -foot wide right -turn lane at the major entrance to the site. - The applicant will dedicate the right -of -way and make the improvements for an 11 -foot wide right turn lane from Strander Boulevard eastbound to Andover Park West. MEMORANDUM to: Joel Benoliel The owner agrees to a No Protest Agreement to the formation of an LID for widening and improving Strander Boulevard to accommodate an additional lane of traffic. The property owner will be credited for the right -of -way provided now for a future LID along Strander Boule- yard. The third driveway (just east of the Target store) will not be permitted at this time. _ VII LIGHT /GLARE (.r November 8, 1988 Page 5 To minimize the disturbance to wildlife, the exterior illumination of proposed buildings and parking lot should be designed to meet security requirements. but shall be shielded and directed downward to prevent light spillage onto the Tukwila Pond area. k Iu fl ATTACHMENT B SOUTH CENTER SITE STUDY 2 WEST ELEILATION MOTE: ALL MECHANICAL SYSTEMS ON All SIILONOS SCREENED SY PARAPETS. SOUTH ELEVATION EAST ELEVATION TYPICAL LIGHT COLUMN PAD A EAST PADS PAD A ITER PAD S ST NEST PAD A (1011TH SO1RH Pap S A 1 I I I ! I I ! ! 1 SOUTH CENTER SITE STUDY 1 PLANT SCHEDULE SVIMPOL PULPIT FLOWEINNO CHERRY (;) • COTTON • WOODS 0 NED WAKE RUSTON) UNDER MUSD IZO MOM. 1 sameosma. R.OWERS WM1 nil 1:1 FLOST/IINNO PLUM 7 .P 1 • " - TUKWILA POND PRO•0111111111111.1111110111 VII MP OIL LANDSCAPE PLAN SCALE 120 DOURO 0130101 RETAIL 43) 0.25 SO 100 200 300 M Mil IIIN IMINImmoo• maw ammo. amt.. .11 CO 0 CO • nba.-11.* Try. ' w J, v..t.au'JEY..arou..va..n� a. u,.*. u,+ u, r.. wn.. u.>....>. H,... w.•.. nbw.r•..+...» c9. r.. ntaut�w. wwevw , vaw..w> , u..i>r.+rwvcmrxp� , n oc�:rs ,�.mn5ewa�sw. ercm. nnavnY�[> PtxG.. rM.+>. a..«......+ 1.-.-..},.. .,,+�«..............a+uttru'• - F 915 118th Avenue S.G. Bellevue, WA 98005 -3855 P.O. Box 97022 Bellevue, WA 98009 -9722 206 453 -1600 • FAX: 206 455-4105 January 6, 1989 L. Rick Beeler Planning Director City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 RE: Walking Trail at Tukwila Pond Dear Rick: "' 6 Iqc ( 1 SPIExER `� Confirming my discussion of this morning with Jack Pace, in consideration of the City's decision to delete any reference to a walking trail and /or public access in connection with our upcoming design review hearing so as to conform with the existing SEPA decision, I have agreed as follows: 1. We are today re- submitting our design review site plan and landscape plan to delete all reference to the path, and this will not be an issue to be raised by any party at the design review hearing. 2. At a future date, prior to issuance of any building permits for the current project, we will dedicate an easement for public access beginning at the sidewalk at Andover Park West, continuing along the northerly side of the pond, and ending at the extreme westerly edge of the pond. The exact placement and location will be subject to further mutual agreement between us and the Planning Director. 3. After the placement and location is established, we will construct the path or trail at our cost. This will be a primitive gravel nature trail, with sufficient width for one or two pedestrians. If the City elects to construct a more elaborate path, we will contribute up to the cost of the above - described path, and the City will improve the easement to its own specifications. 4. Our agreement to dedicate and improve the path as above outlined will be honored notwithstanding any prior sale of a portion of the property. We will include this agreement as a condition of any such sale. 5. You are entitled to enforce this agreement, if it becomes necessary, by making this agreement a condition to the issuance of our building permits. Mr. L. Rick Beeler January 6, 1989 Page 2 Sincerely, Please advise me immediately if this letter is in accord with your understanding of our agreements. PIEKER PARTNERS oel Benoliel Partner JB:md TUKWILA POND CENTER DESIGN REVIEW RESPONSES RELATIONSHIP OF STRUCTURE TO SITE RESPONSE: . '�:�ia ii':7Ld; ��f:.!nt�i.; 'iF � "tin.x>; �Y;, " . ...r .V:MSP, .ntinee•..�r.e �::. ^;:iJ.2: -a�.'•TN :�.��`a'T'• ...... b i' 29 1(98(8 5A THE SITE SHOULD BE PLANNED TO ACCOMPLISH A DESIRABLE TRANSITION WITH STREETSCAPE AND TO PROVIDE FOR ADEQUATE LANDSCAPING AND PEDESTRIAN MOVEMENTS. Very few, if any, existing commercial buildings in Tukwila have dealt with the issue of streetscape. It is our belief that in a retail oriented project the transition of the customer, whether by car or on foot, can play upon the design and hence financial success of the project. To this end the development team has chosen to soften the edge of the site with a rhythm of seasonal banner columns. These columns, measuring 11' -6" high, are to be spaced along Strander Boulevard and Andover Park West at 100'apart. They are to be made of earth - colored architectural block with brick banding. Each "column" will carry a seasonal banner as well as a soft glow of light. The columns will be framed in 3" caliper street trees. The materials use and the colors employed in these columns are consistent with those used in the buildings. The warm glow of light that these columns will emit will create a pedestrian scale along a street, with the addition of the proposed stop light at Southcenters Strander Boulevard exit, we believe the columns will create a welcoming feeling to the passerby. Landscaping along the site edge will be large sweetgum trees with sod. The close proximity of a Target store to the street has given the development team an opportunity to use walls, pagodas, and planting to create an urban modulation along the Strander Boulevard facade. Here we are using two raised planters, each being 2' -8" high. These planters modulate in plan to create alcoves for three "people pagodas ". Again, the consistency of materials, color, texture and landscaping create what we believe to be a soft edge to an otherwise long facade. The sidewalk in front of this facade has been located close to the building, thus offering a median strip of sod. All of this, we believe, create a desirable transition of structure and site edge. 5B PARKING AND SERVICE AREAS SHOULD BE LOCATED, DESIGNED AND SCREENED TO MODERATE THE VISUAL IMPACT OF LARGE PAVED AREAS. The service area for the Target building has been positioned to nearly eliminate its observation. Service to the shops and boutiques will be from their fronts with small trucks. This minimizes the intrusion on the wildfowl located on the south side of the pond. The parking lots have been broken in three areas with planters and large canopy trees. 5C THE HEIGHT AND SCALE OF EACH BUILDING SHOULD BE CONSIDERED IN RELATION TO THE SITE. The buildings are all one story. To create visual interest we have chosen to modulate in plan as well as in elevation. Sloped peaks occur to create interest in the building facade. Furthermore, the buildings have been positioned on the site to create a variety of light and shadow. 6. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. The development team chooses to have many of its buildings close to the street. Therefore the importance of maintaining a consistency of color, texture and massing is paramount. Target stores has displayed the importance of this consistency by altering its prototype design from tilt up concrete to masonry. The design for this store is unlike every other Target store presently located or planned for the Pacific Northwest. Since the project is fronted on major streets the landscape transition to adjoining properties has become less important and replaced with more regional transitions. There is little consistency of design and materials throughout Tukwila. However, neighborhood compatibility can be accomplished by modulation in the site plan and modulation throughout the buildings. These elements as well as texture are consistent in the successful projects throughout Tukwila. Circulation through the site has been designed to minimize traffic /pedestrian interference. A new stop light will be installed by the property owners in conjunction with Southcenter. In addition two deceleration lanes are being added by the property owner along Strander. A new sidewalk along Strander and an internal sidewalk connecting to the stop light intersection will also be added. All of this will improve the existing circulation patterns. 7. LANDSCAPE AND SITE TREATMENT. Special attention has been given to maintaining the serene nature of the existing nineteen acre pond. Along the northern edge of the pond additional vegetation will be planted to promote wildfowl propagation and provide shade for the pond edge. At the top of the existing bank, surrounding this pond, a nature trail will be added to permit internal circulation along the pond edge. An overlook pagoda will be added for pond viewing. This overlook will become a focus and is on axis to vehicles entering the site from Strander. Service yards have been eliminated or screened to minimize pond impacts. In contrast to the natural plantings along the pond edge, the street edge has been designed for a more urban character. (See Item #5.) Raised planters have been used along the street and along the Target facade to protect plants and create visual relief. Site lighting has been computer designed to eliminate a high ratio of low to high light levels. Care has been taken to reduce off -site lighting toward the pond. Parking lots have been broken up with larger canopy type trees with ground cover designed and irrigated to permit 90% coverage within three years. 8. BUILDING DESIGN .. �,>......, m,.: A' u..,;;: 77:,. r. 5t�w 'S,rr�,:.i:�i�6J;'s��'. ,(5T. ^�17e'Ptrn:'..±+.'7C'wi. '. 2• �p,a r�. yy; i1.',::'^;'.r;:<1L;(..�;Y::a:.. .. �a :^i'"5G!Fl ,^"S.T `'rr'+.. .. The quantity of materials has intentionally been minimized to architectural colored block, brick, and tubular metal. The arrangements of these materials has varied to provide architectural character. Typically, two block colors will be used and changes will be accompanied by brick bands to provide texture and color changes. Along the block bands tile insets will add additional visual relief and accent. Tubular overhead canopy structures will be white as will window frames. Doors will be accented in red as will Target entry. Lighting will be integrated into the structure to create soft indirect lighting. All mechanical equipment will be screened. Garbage dumpsters will be screened or hidden within the building structure. The design uses a great deal of "layering" of building materials. This permits shade and shadow along varying building facades. 9. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. Although very little "street furniture" exists in Tukwila the development team has utilized custom banners, low light columns, planter seats, planters and street pagodas to enhance the curb appearance of this project. All of these elements will be of the same materials as used in the building. 105L ANDREA BEATTY RINIKER Director ..K CVvrw . +v».i..an+uao�w:oac • mc�. naev. Yr.. u..,. n....,......�....�............. _ —_ -..............,. w. .�avnkmlrswan.•n'IXC+�Lthiwcan"! µMS+ RCartfa5 20.9s Jack Pace City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Dear Jack, STATE OF WASHINGTON December 3, 1988 Sincerely, DEPARTMENT OF ECOLOGY' Atail Stop PV -11 • Olympia, Washington 98504-8711 • (21X) 459-6000 I have enclosed the information regarding native plants that we discussed on the phone last week. I have also listed my comments below regarding the landscape plan for Tukwila Pond Center. - The nature trail should be constructed as far back from the top of the bank as is feasible so as to minimize impacts to the waterfowl that use the pond. - Additional plantings of native shrubs and trees should be incorporated along the bank and the top of the bank to screen the pond from activities associated with the development. - Any plans to develop a formal viewing area should be designed with the intent of providing views out over the pond and not directly down at the portion of the pond nearest the north shoreline. - Interpretive signage could be used along the trail and at any developed "park" area to educate people about the values of the pond. Thanks for the opportunity to comment. If you have any questions please give me a call. Andy `McMillan Wetlands Section 4 1. obtain a list of plants identified as native to Washington wetlands; 2. obtain lists of plants recommended by different agencies for restoration projects; 3. obtain lists of plants used in some recent restoration projects; 4. combine lists of species recommended and used in restoration projects into one list; and 5. check plants on the combined list against the Soil Conservation Service (SCS, 1982).plant list to verify native status. This selected, combined list consists of 48 wetland plants. This list is in Appendix A. The list was then used as a reference guide in contacts-with 36 local nurseries, the Weyerhaeuser Corporation, and the Washington Department of Natural Resources (DNR). The Weyerhaeuser Corporation was contacted because of its substantial land holdings in Washington and because it has an annual native plant sale. The DNR was contacted because it manages aquatic and upland public lands in Washington and because it has authority to issue permits pertaining to the removal of vegetation from these public lands. Of the 36 nurseries contacted, 19 stock at least some native wetland or wetland buffer plants. All of the nurseries contacted are in the local Seattle area. It should be noted that there are nurseries outside Washington state that grow wetland vegetation. However, for the purposes of this paper, it was desirable to give a representative sample of what local wetland restorers face in obtaining native species. As a consequence, only local nurseries were contacted. From these contacts, commercial sources were found for 28 different species. Table 1 identifiep suppliers and Table 2 identifies the species by suppliers. All telephone numbers in Table 1.are in area code 206. SUPPLIERS Table 1 SUPPLIERS FOR WETLAND AND WETLAND BUFFER VEGETATION 1. Alpine Nursery, 255 -1598 2. Angelo's Nursery, 362 -8896 3. Des Moines Way Nursery, 243 -3011 4. Edmonds Garden Center, 778 -4877 5. Finn Hill Nursery, 823 -4671 6. Five Corners Nursery, 242 -2931 7. Furney's Nursery, 878 -8761, 747 -8282 8. Kimura Nursery, 881 -6508 9. Holly Park Greenhouse•and Nursery, 722 -2000 10. Hopkins Nursery, 488 -1179 11. Honeydew Nursery, 226 -3376 12. Lynnwood Nursery, 776 -6972 13. Magnolia Nursery, 284 -1161 14. Molbak's Greenhouse and Nursery, 483 -5000 15. MSK Rare Plant Nursery, 546 -1281 16. Soil Conservation Service, CONTACT: Greg Fisher, 1- 753 -9454 17. Sunset Floral and Greenhouse, 789 -0160 18. Washington Department of Natural Resources 19. Wells- Medina Nursery, 454 -1853 20. Weyerhaeuser Corp. Annual Native Plant Sale, 273 -5527 21. Weyerhaeuser Corp. Contract Sales CONTACT: Gary Beyerman, 888 -2511, extension 241 22. Wileywood Nursery, 775 -9768 1 Sunset Floral and Greenhouse plans to begin an aquatic plants 2 supply in 1987. 3 By permit. By permit. Weyerhaeuser Corp. staff indicated they have many other native wetland plants than those listed in Table 2. They are willing to issue permits on a contractual basis for different plants. 5 Table 1. Recommended Plant Species for Wildlife Habitat. The following list of trees, shrubs, and herbaceous material represent some of the species that can be planted by habitat type to benefit wildlife (particularly birds) by serving to meet their basic biological requirements of food, cover, and nesting areas. Specifically, species of plants are recommended to provide food over the entire year, but especially during the winter months when food resources are scarce. The final planting design will depend upon soil and moisture conditions present, and the availability of the plants choosen. The species presented also provide year -round aesthetic value, thus increasing value of the site. It is recommended the suggested species also be used as street trees, shrubs and ground cover in the residential areas where appropriate thereby increasing the potential habitat value of the entire site for wildlife. Habitat Type Plant Form Upland Shrub and Wetland Edge Tree Appropriate species could be used on the nesting Tree islands. Shrub Tree Scientific Name Acer circinatum Acer macrophyllum Bigleaf maple Alnus rubra Berberis spp. PAEDEk :E ASSOCIATES SCIFNTIFC CONSULTING Common Name Vine maple Red alder Oregon grape Betula papyrifera Paper birch Wildlife Use/ Comments Provide food for many birds and mammals. Seeds, buds and flowers are used. Squirrels and chipmunks eat seeds; birds use leaves and tree stalks in nest building. Maples have excellent'soil binding root systems. Provides food, cover, and nesting sites for birds; provides food for mammals. Stabilizes banks and helps prevent soil erosion, how- ever, tends to topple when over six inches in diameter due to shallow root system. Forms thickets for cover and resting. Of limited food value to wildlife. Seeds eaten by birds. 118 N 41s1' Sealile W4 98103 USA Table 1. Continued Habitat Plant Scientific Common Type Form Name Name Wildlife Use/ Comments Upland Shrub Cornus Red -osier Valuable to birds for the and stolonifera dogwood fruit. Stabilizes banks Wetland and helps prevent erosion. Edge Tree Corylus cornuta Hazelnut Important food for small mammals. Low, dense,growth form provides cover and nesting sites. Excellent soil binding roots. Shrub Elaeagnus Russian Fruit clings to plants angustifolia olive through most of the winter and is an important food for cedar waxwings, robins, grosbeaksand other fruit eating species. Forms thickets and has spiny branches. Shrub Oemleria Indian cerasiformis plum •Shrub Oplopanax Devil's horridus club Berries favored by birds and other wildlife. Birds and mammals eat the fruit and seeds. Forms dense thickets and has spiny branches. Tree Populus Quaking Buds and catkins are food tremuloides aspen food for birds; the bark, twigs and foliage are eaten Tree Populus Black by rabbits. trichocarpa cottonwood Tree Pseudotsuqa Douglas- Provides cover and nesting menziesii fir sites. Seeds used by chickadees, pine siskins and other birds. Small mammals use the seeds, wood and foliag, Tree/ Pyrus fusca Crabapple Fruits eaten by birds. Shrub Forms thickets and has spiny branches. Table 1. Continued. Habitat Type Plant Form Scientific Name Upland Shrub Rhus typhina and Wetland Edge Shrub Ribes sanguineum Shrub Rosa spp. Shrub Tree Rubus spp. Salix spp. Shrub Sambucus racemosa Shrub Spiraea douglasi1 Shrub Symphoricarpos albus Common Name Staghorn Winter current Wild rose Blackberry Willow Elderberry Hardhack spires Common snowberry Wildlife Use/ Comments Fruits provide important winter food for birds and mammals. Fruits are valuable to songbirds, chipmunks, ground squirrels. The hips remain on the plant throughout the winter and into the following year when other food sources are scarce. Fruits, buds and leaves are eaten by birds and mammals. Roses form dense thickets which provide protective cover and nesting sites. Excellent food and cover for wildlife. Stabilizes banks and helps prevent soil erosion. Birds consume buds, small mammals use the foliage and catkins. Stabilizes banks and helps prevent erosion. Provides shading, opportunity for nutrient transfer between terrestrial and aquatic systems. Provides fish cover if vegetation hangs over the banks. Attracts birds and small mammals for the fruit. Provides dense cover. Berries provide winter food. Shrub forms thickets and provides cover and nesting sites. Has excellent soil binding root systems. Table 1. Continued. Shrub Vaccinium parvifolium Habitat Plant Scientific Common Type Form Name Name Upland Tree Thuja plicata Western The small, winged seeds and red cedar are important food for Wetland the pine siskin, chickadee Edge other birds as well as several small mammals. Cedars also provide nesting and resting sites. Tree Tsuga • Western Provides nesting /resting heterophyila hemlock sites; seeds eaten by birds and small mammals. Blueberry Wildlife Use/ Comments An important summer and early fall food to many species of birds and mammals. Ta61 e 1. Continued.(_ Habitat Type Ground Cover Plant Form 10% 40% 40% 10% 60% 40% Scientific Name Rosa nutkana Vaccinium parvifolium 80% Festuca pratensis 10% Agrostis tenuis 10% Polygonum hydropiperoides Agrostis tenuis Festuca rubra Lolium perenne Trifolium repens Common Name Wild rose Blueberry Smartweed Colonial bentgrass Red fescue Perennial ryegrass White dutch clover Seed Mix No. 3. - Seeding rate: 180 lbs. /acre Wildife Use/ Comments Hydroseed - Seed Mixtures: approved by the Washington State Department of Game. Seed Mix No. 1. - Seeding rate: 180 lbs. /acre. Seed Mix No. 2. - Seeding rate: 151 lbs. /acre plus Mix No. 1 at 180 lbs. /acre. Consist's of Seed Mix No. 1 with the following mix by specification: Meadow fescue Colonial bentgrass' Table 1. Continued. Habitat Plant Scientific Common Type Form Name Name Wetland Aquatic herbs (specifically production of aquatic plants in the littoral zone). Iris Yellow important to waterfowl pseudacorus water as cover iris Typha latifolia Common Attracts ducks, geese, redwing blackbirds, marsh wrens, other birds and muskrats for food and nest sites. Fleshy food most valuable; provides cover. Potamogeton Sago The following species arevalu pectinatus pondweed able to birds and especially waterfowl for food. Some Sparganium Bur -reed of the plant species also prov emersum cover and /or nesting material. Scirpus Bulrush microcarpus Polygonum spp. Smartweed Ruppia spp. Wigeon grass Nymphaea White water lilly odorata Sagittaria spp. Arrowhead Lemna spp. Duckweed Wildlife Use/ Comments 1. LITERATURE CITED Anonymous. 1982. The sweet smell of success. Ducks Unlimited. March /April:12 -14. Juelson, T. C. 1980. Suggestions for streambank revegetation in western Washington. Applied Research report 13. Washington State Game Department. 9 pp. Kercher, W. C., and R. Landon. 1983. Grassy swales prove cost- effective for water pollution control. Public Works, April:53 -54. Raedeke Associates. 1985. Wetlands assessment; Terrace Creek Place, Mountlake Terrace. report to Group Four Inc. C. «✓. max.+. w wre,”..... r.^. natS .:1,l ^:Y.ayS.V.41 v:riY2 species associated with them. Additionally, the supply of plants fluctuates at the nurseries that do have them on an annual basis. The following Table 3 outlines some benefits and characteristics of the species that were found available from local commercial sources. Table 3 SOME BENEFITS /CHARACTERISTICS OF SELECTED NATIVE VEGETATION bigleaf maple (Ater macrophyllum): Excellant cover and food for many different wildlife. Deer like leaves. Seeds, buds, and flowers are also eaten. Good root mass for soil stabilization. Likes moist soils; useful for associated vegetative community (e.g. ferns, mosses, alder, etc.). bunchberry (Cornus canadensis) : Excellant cover and food for small marnals and birds. cattail (Typha latifolia): Easy starting. Excellant cover for wild ducks and geese and for upland birds during the winter. Eaten by muskrats as a source of starch. Used as building material for muskrat nests. Good habitat for redwing black birds. Ability to uptake and store nutrients. Hardy plants for wet soils and shallow water. Tolerant to fresh, brackish, and moderately saline water. deer fern (Blechnum spicant): Good ground cover for small animals. Spores are eaten by both small and large mamals. Douglas fir (Pseutodsuga rnenz i esi i) : Provides good nesting opportunities. The seeds are eaten by small mammals and birds. Excellant as large organic debris. Tol :rant of clay, rocky soils, but grows best on moist, rich soils. Commerically valuable tree. Douglas spirea (Spirea douglasii): Good cover for birds and small mammals. Provides dense cover. Does well in riparian environments. horsetail (Equisetum arvense): Establishes easily. Useful for water purification system. Likes very moist soils; grows in clusters. hardstem and softstem bulrush (Scirpus acutus and Scirpus val ides) : Excellant cover and food source for ducks. When located at water edge, good cover for fisheries. Muskrats eat roots and use stems for nest building. Good breaker of wave action to reduce erosion and siltation. lady fern (Athyrium fill:;- femina): Comments similar to deer fern. Table 3 Continued SOME BENEFITS /CHARACTERISTICS OF SELECTED NATIVE VEGETATION lodgepole pine (F'inus contorta): Buds and seeds are eaten by birds and srnall mammals. Grows best on moist, well- drained, sanely or gravelly soils. Commercially valuable tree. marine algae: Excellant fisheries habitat, including feeding, refuge, and spawning. Excellant wave action restriction. Good shoreline stabilization. Oregon ash (Frax i nus l ati f of i a) : Will grow in standing water in winter months. Grows rapidly in pure or mixed stands. buds and twigs make good browsing food. Seeds eaten by.birds. Oregon grape (Mahonia aquifolium): Berries are excellent food source for birds and small animals. Good ground cover and soi 1 stabilizer. Tolerant of exposed conditions and rocky soils. paper birch (betula papyrifera): Cones and seeds arc by birds. Bark and twigs used by birds and small mammals for nest building. Likes wet places along creeks and in meadows. quaking aspen (Populus tremuloides): Buds and seeds eaten by birds; and small mammals. Good candidate for large organic debris. Grows well on mineral soils and exposed sites, often found'in dense stands. Shade tolerant. red -osier dogwood (Cornus stolonifera): Excellant wildlife cover and food source. Birds and animals eat flowers and buds. Good soil binding roots. Easy to start from cuttings. salal (Gaulther•ia shallon): Excellant wildlife food source and understory cover. Berries are eaten by birds and small and large mammals. Hardy stems. sal mc:nberr•y (Rubuc= sper_tabi 1 i s) : Excel 1 a"nt food source for small animals and birds. Si tka spruce (Pi cea si tchensi s) : Good refuge tree for smal 1 birds and mammals because of its sharp, prickly needles. Buds and seeds eaten are a food source for birds and mammals. Grows best on moist, sandy or even swampy soils. Thrives in areas of heavy rainfall. Shade tolerant. Commericially valuable tree. Smartweed (Polygonum spp.): Meaty black seeds. are eaten by wild ducks, particularly mallards, pintail, and teal. Found in still, shallow water. Likes lake edges or ponds. Three - square rush (Scirpus fluviatilis): Clusters•of meaty seeds provide a great waterfowl food source. Excellant; wildlife cover and erosion control. Can grow in fresh, brackish, or moderately saline water. ( . • • • Table 3 Continued SOME BENEFITS /CHARACTERISTICS OF SELECTED NATIVE VEGETATION vine maple (Ater circinatum): Provides food for many birds and animals. Seeds, buds, and flowers are eaten. Small rodents eat seeds, birds use leaves and tree stalks in nest buiding. Valuable for erosion control. western red cedar (Thuja plicata): Buds and seeds eaten by small mammals and birds. Provides nesting sites. Large organic, debris candidate. Likes low, moist or wet bottomlands. Commercially valuable tree. western hemlock (Tsyga heterophylla): Provides nesting sites. Seeds eaten by small animals and birds. Grows best on moist, humus soils. Shade tolerant. white birch (Betula occidentalis): Forms heavy thicket along streams. Good cover for wildlife. When in thickets, root mass provides soil stabilization. Buds and seeds eaten by birds and animals. white water lily (Nymphaea odorata): Pretty flowers, but clumps of leaves are also good for nesting and cover for waterfowl and other birds. willow (Safi:: spp.): Possibly the easiest woody species to plant by cuttings successfully. Rapid, luxuriant growth. Provides early cover. Dense root mass; good soil and shoreline stabilization. Excellant browse qualities for deer, elk, small mammals and grouse. Buds and seeds eaten by birds. Excellant for fisheries cover when adjacent to water because it tends to lean over water. Good large organic debris candidate. yellow water iris (Iris pseudacorus): Comments similar to white water lily. As can be seen in Tables 1 and 2, most of the nurseries contacted do not have species for open water or brackish /saline environments. Most of the native species that are available from nurseries are species that are more appropriate for wetland buffers or the riparian zone. Similarly, vegetation available from local nurseries is more appropriate for fresh water rather than salt environments. For example, 19 of the 22 sources contacted stock Gaultheria shallon; 17 sources stock Mahonia acres inclusive of Pond. Signatu e. OWNER DESIGN - REVIEW APPLICA ION Phone: 20 AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: Spieker Partners - Attn: Joel Bennliel Address: 11400 SE 8th Street Bellevue, WA 98004 453 -1600 ::YSI::i st7:t'It OVI•ZIA . Z.t:ts.,:•;.arar...,,,A.. 1 k v ,:.I \.�C•1'rti�.:'Ih.�eve.�rn�r rrvxanin� v.%1 »o u,r 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) S.W. corner of Strander Blvd. and Andover Park West; of approximately 38 (This information may be found on your tax statement.) 1. BRIEFLY DESCRIBE YOUR PROPOSAL: An approximate 170,000 square feet retail • development consisting of one story buildings. Quarter: Section: Township: Range: 3. APPLICANT :* Name: Vicent Ferrese and Ronald Van der Vean- Mirhitn Parrn:rc AIA Address: 2000 112th AVenue N.E.. Bellpvue, WA 98004 Date: /G77/�'i /64t, * 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. I /WE,Esignature(s)] (/-'rt swear that I// rare t e 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: 10/07/88 ..u.................s . aw.. +auay.iui v��e✓a.x>t.iw.�.ca.ru.o..�.vw gnu «r�+r t.e.. ware. x. w. �a�. v. an��neM:.:: C: �w• F+ YSb` ytS'. P. W: v. �rrvh• 4r.ataeiM�'sa�ra�.rvrtauvuuu�wcn 5. RELATIONSHIP OF STRUCTURE TO SITE DELJ1 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. RESPONSE: See Attached Sheet 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 Sheet 7. LANDSCAPE AND SITE TREATMENT A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized and preserved and enhanced. 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 Shper DELA REVIEW APPLICATION Page 3 _ . _.._.......•............ v.... ,,.,.v.rw..w�rncu.raaw.,...e.s. - ... ..,..�...�,.�+.,...wa.s+�wrArer :a:tt +�:rc+.ra. 8. BUILDING DESIGN RESPONSE: See Attached Sheet nv 4M>rIfTNFi0.l atW:? VNCfCL•# nWIM��tl Rwvev.+ vw.. w... w.. rr. ynr. u.. r' w. Mrw.. inrWiMe�.. t< rYVenvret.• mmvnlwa� .w.v.r..w..uw DE,,N 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. .— .�.— � «r.w.. Vn��x�e,au ».1�a xeY.t.'v.�,J•wuaralM ✓.�w..w nurww�i,aarxurwr��vw�N.w,nrxN r.'cz:+lkn 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: See Attached Sheet INTERURBAN SPECIAL REVIEW DISTRICT wlve!ea.ru. ?,!f.'.zY.!Wsr, ^.7.717::04 ..a.ti. DES_. ,IN REVIEW APPLICATION Page 5 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. 5. The edges of the site along Stander Boulevard and Andover West have been accommodated with trees, landscaping, and a series of light /signage columns. These columns are designed to help create an "urban edge ", break down the scale of the site on a pedestrial level, and, along with the planting, help screen the parking lot. Also, along the Target store these columns have been incorporated with a series of terraces and a grove of trees to create a place for pedestrians to linger. All of these architectural elements will use the same materials as the buildings to create a unified look. The scale of the buildings have been kept low to relate to the structures around the site. Service docks for Target and dumpsters have been located in areas of least visual impact and have been thoroughly screened. 6. Massing of the buildings, texture, and materials will reflect South Center, and be compatible with the low profile of buildings around the site. Effort has been made to maintain a consistency of set backs with adjacent buildings either by building placement, and the use of architectural elements such as terracing or light standards. Entrances to the site are consistent with established patterns of traffic. Each side of property will be buffered by a landscape strip. 7. A driving consideration in this project is the delicate relationship of the buildings to the lake. Special attention has been made to keep the lake in its undisturbed state while allowing for some pedestrian access for viewing. This has been accomplished by the design of two viewing areas and a nature path. The site has been designed to provide maximum covered pedestrian access and movement with adequate lighting, and areas to sit and rest. A colorful variety of landscaping is provided throughout the site including seasonal flowers. The concept has been to integrate the planting with the architectural elements to create interesting rhythms, accentuate entrances and frame views. 8. Great care has been taken in this design to balance the need for visually stimulating facades that emphasize both the diversity of the structures while creating a strong overall architectural concept. Split face concrete block, brick accent bands and tubular steel will be the primary materials throughout the project. Banding along buildings has been designed to tie structures together while providing each with its own unique pattern. All tubular steel structures and canopies will have similar proportions and will be used to frame views, announce transitions and provide portals to the buildings. All mechanical equipment will be screened by parapets. The lighting columns along edge of site will be in the same style as the buildings, using similar materials and proportions. 9. Signage and all miscellaneous free standing elements will be of the same materials and basic forms as the buildings and will be lit in a similar way to insure an integrated design concept. TUKWILA FOND V6-12.1)0K 5tA) CogNe 5 al_ SOW piK vs/ 51.e #440% EFIC,S4 r *Sir 69-. ISLA mV _ ;;,•, • ;: Er :et *9 olinni ciP■ L RETAINING WALLS EAST ELEV. poP,NIL.0 _ NORTH ELEV. WEST BEV.. SOUTH ELEV. V, Ht 7 ,1' . sw,iiv#4 OW* A''',64,!4-1•°Y,,Atrar,... , ,. ' ' 4 ';' , :,,,.„' 1,,) , r;'17'••••,,.. '‘‘ ' , , , , ;.tt, ' :,;-..- qs...rt , ■ -, - ,,•,. , „ 'tr. •441. ,:, ,,,,,, , ''' '1:"'r.7:., f , .d.s, ,c t ,, ,,ff 6irc,..,imi ‘, ' ,;.•'- '(';'''''';','- 01:: " .. -...v.k., ,''. .7 .' ' .` ;..', ' ' ' ' : ' ' "', - ' ` -;,,': ': .,..- ,-,. ,.',. 4 e; 1 , qi. .: p ..•t, ....4,7,,,.., ,..„,•.% .4 0.,s , .. ,„,,:,„,,) (- . , ., , , -.• . ..., ... ''' .... . 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BLDG C WHILE ALUM FRAME CLEAR 01.0011 METAL 1100F \ CORNER 91.05! CANOPY SHOPS MTL .. ... PORCH SOUTH ELEV. BLDG C BLDG C NORTH ELEV. • .11 . , „ • " tej:.e±"Sii;5 •• , • • , . • •• • ' • • • .CORNER GLASS CANOPY 77 7 COLORED CONC MASONRY LINTEL OUTLOOK TOWER AF THIS MICROFILMED-DOCUMENT LESS 9 • 10 11 " MUM 12 ..CLEAR THAN THIS IT IS—DUE TO. LE (THE UALITY OF THE ORIGINAL DOCUMENT iii • 8 6 6 8 L. 9 S E Z kiki 0 o cc n. Z uJ 0 1■ Jo. ID: 55055 y • .1 CORNER. AAAAA CANOPY BLDG B EAST ELEV. 7r.RF727.417177.•••• BLDG. A SOUTH ELEV. • BLDG. A WEST ELEV. ( " MN " NOT a PANTED MTL FRAME LIGHTING MASONRY SEATNG AREA OR ART-WORE 114 CORNER aLAIS CANOPY TRELLIS ALONG STRANDER BLVD. .t0. 12:71 1milill11 1111! .■miranniii mune P. ML.V(WAIrt ISPIGI ••. •••, • •.• • - i••.• • • • - ••••• • KIT FACE ONC w 'ERICK NANO COR. META 00011 ' TYPICAL DUMPSTER ELEVATION 114 6 -•co -A Pn BLDG. A EAST ELEV. uu LIGHT FIXTURE SEASONAL IIONAOI TYPICAL COLUMN • 13V,SizrlIr.0, A , . • • 1111 111111111111111110111111111111 ItililiAlA__1111111111111111.41111111111111111.111111111111111111111111111111111111111111111111111111111111111. 4 „, • - 9 10 • 11 " 13"1 WM " 12 l • IF THIS MICROFILMED DOCUMENf -IS LESS • CLEAR THAN THIS NOTICE, IT IS-DUE TO OE BZ Be LZ 93 SE 4 7Z CZ ZZ 13 THE sIJALITV OF THE ORIGINAL DOCUMENT 6 e L 9 Z 1 " 0 1111 11111111111i1111111111111111111111111111111111111111)11111111111111Iirlifi ICI11111111111 iii itiiiniiti 11116111111111111111111111111111111111111111111 1111111111111111111111111111111111111111111111 • 4 ..!••••••• ".4•:•• • --;4:44 ' • •1„ • ,:•• '''iC'W)Pe4"' 41* 1 4 1077. ,; • '• •-• • d •••.k•f-:;>•. "••: g e ; JOS NO: 11011 CATE 1 /4 =1'-0 C4/ ff f iii Vii• ® . �• ,� . = a 1; M/• �i:..f ._ c:✓ - . ✓mss :via - e bfr 4 SECTION THRU TARGET AT STRANDER BLVD (kT.w�nY,A;yy •�--- i . 17L:. TARGET BANNER COLUMN PLANTER SIDEWALK EDGE OF STREET. 1 /4.1' -0 . »ir SECTION THRU TARGET AT LAKE 1/4 •1'-O• SECTIONTHRU SHOPS AT LAKE OITHUN 111111 NO wow :,,: ✓t N , n � ra; }; �sH�r�F A,, t 6 , s ,r* a , tJ a rho` ", .. tx '�'�?.�Svi,t�t, Y�rg�aNaT�', ?... ,�.,. 11 111111I1111111I1111111I111 1I11111111111II11II1f'II!(lia {(- IIIIIIIIIIII IIIII I I I I4l11. 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COLUMNS CHI*" P N31PV/ MOLVIALK OE 6Z 8L LE 9Z GE PE £31 EZ LE 11111iiiIIIIIIIIIi11111111«1111111«11111111111111«1111111111111111111111111 I • • .ft.ohot6ss *MX Ploroswr w 1301.14 • • .■• • ■.,7.,,,,,7.,..;P!'!","17,•'77`.!••••"••!--7.77rATI,!!'••• * 777 7. 7, , . !' ••• • ,„ $3N1V TECO& N t .00CELERAILOWLANI. • NUT IHOPWALR 'EMT: OURS LOW A . - 4* Avec MINT! 117/1•—• "cnoss ounont STRANDER BOULEVARD • — • !•!!`;: • • • • , •• • , I0 • .VICINITY MAP • • 6 e 1 9 s i e z "" 0 Illillii11(11111111111111111111111111111111111111111111111111111111111i1111r111111111111101 LOT COVERAGE 'TOTAL mu 41.7oo.000 s? •mPERVIOUR AREA i140000 IF wpowleus ito 'TARGET ■ SHOPS • :FUTIMI PAD, SITE PLAN C 29 AREA CALCULATIONS ------ • • — • • • 101.1109 IP iTAROST MAREHOWIT ' 0 • 000 • MAO A . 00100 :01.00 1 10.400 • ;IMO 0 1.100 ,PLITURI PAO • 1.000 ITS HI OF t•ARKING CALCULATIONS 414.4.1/31000 I 00P1/1000 ' /MOO MIT CPAS • _INF n 80 110 • SOO IZS■!RI tfITHON 1•11■01. 1119111::. ----- 1.4 0.11•11 fa.4011 z 0 1— CL cc = • UT ci 5 I J ▪ • • CO a 1 0 16 "5 INCH 2 ,. 9 I 10 • 11 "' MUMMA' 12 Hi 1111 'It • •I' •••i T 'P 1/4"•• • , r IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS.NOTICE, IT' IS-DUE TO THE SUALITV OF THE ORIGINAL DOCUMENT II$ 4 2 : 4 7'771' 7 4.4t ••• I' WIDE CONCRET - SIDIEWait EVERGREEN WIRY S ( i 12 IS' NIGH MAX.) 41416 XF ler S TREET TREE PLANT MATERIAL PALETTE tor. •■•.....C. JS 41.1 "Me L•Pors 0.1ory 1. rttai wrest • • ofrova Lamp PLAgy yeTIMNALO lir 114.1LIT• * PM. T "aglellst I•W> jMy 2../:* !AMY 1.1. ot Men • 011.•11/01.110 1...101.41B AMY.. OYU. Ilk 1.1.drer• 10 ..r•Algroa G1•oo.4. Mroikiescos> Awl" tt 14.4.0e..ort. Ape:* Mu. wzr ow lammovism. 4101.6140.■ 41 b, / • OW- . • Future Pad Under Were% Design Review Mydroseednp -Native Wildflower /Grass Ilk Future Parking TUKWILA POND 20'X OVERLOOK PAGODA • _IV SETBACK LINE. • 1• NIGH °AVIAN WA LARGE 'CANOPY T LOW GROWING GRO NDCOVER I lit NIGH MAXIMV12) % COVERAGE W IN 2 YEAR STRANGER BOULEVARD 2• WIDE NATIVE SUFFER TO REMAIN ,.-.., . 111$WrIf.. V.144 II. b 111..... •••,,........ rillg,.. burrow.. me 4.0 141~ 0JT11..01./. IMM. 1‘.... .mw, VIIPiel...Tle. evervaseo Wt.. TO WPM.. 2rop•• km... .11. P.I.C4■17. du!? or, Wensat 11...ff Montl...... AND I Xlr.. — ' NIBies .4. wcoon.m.t.ixt p.a.. Lamy* ro..... L....L.. . ...Tr...L. ,0•111.411.6.• 1.111.20.0 tia......... OA 1 •...../..1 on....rr OWL Palm. •111... 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