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HomeMy WebLinkAboutPermit 79-22-L - VILLAGE INN / ZACHS - LANDSCAPE REVIEW79-22-L 17305 SOUTHCENTER PARKWAY VILLAGE INN ZACHS Jack A. Benaroya Co. 5950 6th Ave. S. Seattle, WA. 98134 Attn: Rudi Maynard MC /mkb Enclosure City of Tukwila Building Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1853 Office of Community Development Sincerely, Mark Caughey Assistant Planner 6 November 1979 Re: Board of Architectural Review Approval - Landscape Plan For Village Inn Pancake House At its regular meeting of 25 October 1979, the Board of Architectural Review approved the above - referenced application, as depicted on Exhibit "A" thereof, and subject to the following conditions: A. Exhibit "A" shall be modified to include an additional planting area in the northerly parking area. Dimensions of, and plant material to be installed therein, are subject to staff approval. B. Fencing to be installed on the perimeter of the railway easement traversing the. site shall be 4' high chain -link sections with redwood slat fabric. C. The Quercus Palustrus tree depicted on Exhibit "A" at the north edge of the railway easement shall be relocated to a point at least 20' distant from the north limit of said easement. D. An irrigation system serving all planting areas on this site must be provided concurrent with installation of plant materials. Design of said system shall be submitted to, and approved by staff prior to occupancy . of the structure. An excerpt from the minutes of the Board's proceedings on this matter are enclosed. ,Planning Commission Minutes tive . Item VI B: MOVED BY MRS. AVE FOR SOUTHCENTER CORPORAT OF THIS APPLICATION AND ACCOR WELSH'S SECO 1) ADDITIO► • - ANTER STRIP ADJACEN WIDTH THEREOF AND PLANTING MATERI CT TO STAFF APPROVAL. 0:30 P.M., Mr. Sowinski left the meeting. Page 10 1 November 1979 on followed relative to the merits of the two building loca -rna- VE THE DEVELOPMENT PLAN UCTURE AS DEPICTED ON EXHIBIT "A" LLOWING CONDITION:. H ELEVATION OF THE ED THEREIN Landscape Plan, Village Inn Pancake House (Benaroya, Parkway Plaza West) The staff report for this project was read by Assistant Planner Mark Caughey. Bob Fehnel, representing the Benaroya Company, responded to matters addressed in the staff report. First, after resolving some confusion about the required irri- gation system drawings, he noted that copies thereof would be presented to staff imminently. Second, they would like to eliminate plants in the ditch on the north side of the rail easement and substitute ivy. Finally, they will add a planter in front of the building. • In regard to the proposed rail easement fencing, Mr. Fehnel requested consideration of a 4' high fence instead of 6'. The commission and staff generally agreed that the 4' high solution is adequate to protect the easement from potentially - hazardous pedestrian movements, and will promote greater visibility of the easement by train operators. MOVED BY MR. ORRICO, WITH MRS. AVERY'S SECOND, TO APPROVE THE LANDSCAPE PLAN FOR VILLAGE INN PANCAKE HOUSE, AS DEPICTED ON EXHIBIT A, ACCORDING TO THE FOLLOWING CONDITIONS: A. EXHIBIT "A" SHALL BE MODIFIED TO INCLUDE AN ADDITIONAL PLANTING AREA IN THE NORTHERLY PARKING AREA. DIMENSIONS OF, AND PLANT MATERIAL TO BE INSTALLED THEREIN, ARE SUBJECT TO STAFF APPROVAL. B. FENCING TO BE INSTALLED ON THE PERIMETER OF THE RAILWAY EASEMENT TRAVERSING THE SITE SHALL BE 4' HIGH CHAIN -LINK SECTIONS WITH REDWOOD SLAT FABRIC. C. THE QUERCUS PALUSTRUS TREE DEPICTED ON EXHIBIT "A" AT THE NORTH EDGE OF THE RAILWAY EASEMENT SHALL BE RELOCATED TO A POINT AT LEAST 20' DISTANT FROM THE NORTH LIMIT OF SAID EASEMENT. D. AN IRRIGATION SYSTEM SERVING ALL PLANTING AREAS ON THIS SITE MUST BE PROVIDED CONCURRENT WITH INSTALLATION OF PLANT MATERIALS. DESIGN OF SAID SYSTEM SHALL BE SUBMITTED TO, AND APPROVED BY STAFF PRIOR TO OCCUPANCY OF THE STRUCTURE. 25 October 1979 AGENDA ITEM la 8 BACKGROUND Development plans for the Vil- lage Inn Pancake House Restau- rant were approved by the Plan- ning Commission on 28 September 1978. Stipulation #3 of that approval requires the applicant to submit the subject landscape plan for your consideration. ANALYSIS Plant Materials: Generally speaking, the variety of color and leaf texture of plant material selected for this proj ect is adequate to the scale and intended use of the site. Plantings are grouped for the most part in highly - formal ar- rangements; note the extensive use of linear hedges with very sharp corners emphasizing the strong rectangular form of the Pancake House building. We sug- gest your consideration of these points: Fencing: CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT LANDSCAPE PLAN, VILLAGE INN (PARKWAY PLAZA WEST) 8:00 P.M. A. Relocating the "London Plane" Sycamore on the north side of the rail ease- ment at least 20' from the edge thereof to prevent damage to the tree's canopy from passing railway traffic. B. Addition of a planter strip in the northerly parking area as depicted in green on Exhibit A, observing a minimum 24' back -up aisle width. Stipulation #7 of the aforementioned development plan approval requires the developer to enclose the railway easement with fencing acceptable in appearance to your board. The developer has indicated their desire to use 6' tall chain - link sections with redwood slat fabric to fulfill this requirement. Limits of the proposed safety fencing are depicted in Exhibit A. Planning Commission Page 2 Staff Report 15 October 1979 Irrigation: An irrigation diagram was not prepared in time to be included in your packets. However, the Benaroya Company, developers of this project, are well aware of the City's requirement for installation of an adequate underground irrigation net- work for ornamental planting areas. Thus they request that approval of an irri- gation system be left to staff prior to occupancy of the structure. RECOMMENDATION Staff recommends approval of the landscape plan for Village Inn, as depicted on Exhibit A, according to the following conditions: A. Exhibit "A" shall be modified to include an additional planting area in the northerly parking area. Dimensions of, and plant material to be in- stalled therein, is subject to staff approval. B. Fencing to be installed n the perimeter of the railway easement travers- ing the site shall be ' a Nigh chain -link sections with redwood slat fabric. C. The "London Plane" tree depicted on Exhibit "A" at the north edge of the railway easement shall be relocated to a point at least 20' distant from the north limit of said easement. D. An irrigation system serving all planting areas on this site must be pro- vided concurrent with installation of plant materials. Design of said system shall be approved by staff prior to occupancy of the structure. Enclosures Exhibit A Planning Commission Minutes, 28 September 1978 p. 6 1. ,y O • y rrzA Tr4Jv4 F !‘-47,-;-4 ?i 0 r) 0. C 1 — Jow &s C { 1 4 cK t rerser, li� R3 Sao VILLAGE INN LANDSCAPE EXHIBIT A JACK A BENAROYA COMPANY VILLAGE INN PARKWAY PLAZA SOUTH SPECIFICATIONS INSTALLATION IRRIGATION ; • • gX*-7": Mali • (•: VALVE. : 10•• (1' F%;Cli •• • •••• I b tL LK-L (Frsco ez)5) P7-17:-#11c7ie"d . 4 4 .‘1` 16 P4 MU. cold- '.11:31e- ahriCV I,LEE oa, 14,51,(Liz12 II7E 71:16" (LaG4tr: = - --- 1 77----- 4 -Ir-A- ' 1 I A; A' —.0. kdi 1 4 ' T , . . z.-,. V41111, , ; 1.1\ .4t\\ i .44 OW CI 1 ,44, • • __, \ \ c_ il : ..:* --At J. :•... - ...._t -\--.‘ iv , - ,•; - -' --- "...;.:.. - ___'.'"" 2 7 .---- :._:___;............ - - - A -- = - ::: --- : . . . ,,.. 'C' -!ti5TAl2. Y Fff-r_ ilia1 ; 1 . ., .0 .... ; toii",1 ..? F/F'At.4- _l):ii t '..‘ 1 .-- V -,...: f -v.) -(1pr.. .14,;.•.:..... r.Z tt ;..K17.31: ' ' ..r, -:.) -1, D ..-- — — R • ; .cr e-4' It'i, ',", ; • \ ', ,,, i) i . .^.. - . . , %, \ 167 4 ' _ „ .•:, ,. C . — – 4 I I 4 \ C ; ) 1'44 • 11 ' I , ' ‘' I' • ; t r J. ••(.. . 0 .] _ ._ J jilL I i7 • 4– i t \ ALcAtJe rtrip.14. tUT Planning Commission Minutes 3. SOUTHWEST PORTION OF LOT BE LEFT AS NATURAL VEGETATION. 1 Page 6 28 September 1978 MOTION BY MR. SOWINSKI, SECONDED BY MR. WELSH AND CARRIED TO AMEND THE MOTION BY ADDING SIDEWALK TO BE LOCATED AT CURB OF SOUTHCENTER PARKWAY. MR. RICHARDS VOTED NO. MOTION CARRIED AS AMENDED. p LLAGE INN PANCAKE HOUSE Mr. Blaylock read the staff report. • There was a discussion regarding sight distance of train conductor at blind corner of building. Mrs. Avery thought it was good to confine pedestrian movement at certain locations. Mr. Bob Sandwick, representing Village Inn, explained project and inquired about size of curb -cut. MOTION BY MR. RICHARDS, SECONDED BY AVERY AND CARRIED TO APPROVE THE PRO- POSED RESTAURANT SITE PLAN AND ELEVATION DRAWINGS WITH THE FOLLOWING STIPULA- TIONS: 1. COMPLIANCE WITH SUBDIVISION ORDINANCE PRIOR TO ISSUANCE OF BUILDING PERMIT. 2. PROVISION OF A 5' -WIDE SIDEWALK ALONG THE ENTIRE EASTERN PROPERTY LINE, INCLUDING PAVEMENT BETWEEN RAILROAD TRACKS. SUBMITTAL OF A DETAILED LANDSCAPING PLAN PRIOR TO OCCUPANCY. SUCH PLAN TO INCLUDE 15' -WIDE LANDSCAPE STRIP ADJACENT TO EDGE OF SIDEWALK ALONG SOUTHCENTER PARKWAY AND ALL PORTIONS OF THE SITE PLAN, DATED 14 SEPTEMBER 1978, NOT PROPOSED FOR BUILDING OR PAVED PARKING AREA ARE TO BE LANDSCAPED. 4. MAXIMUM CURB -CUTS AT PROPERTY LINE NOT TO EXCEED 24'. 5. REDESIGN OF SOUTH INGRESS /EGRESS POINT. 6. PROVISION OF 9' x 20' PARKING STALLS. FENCING ALONG RAIL SERVICE LINE EXCEPT AT CROSSINGS. 8. ARCHITECTURAL.SCREENING OF TRASH DISPOSAL. 9. ARCHITECTURAL SCREENING OF ROOF - MOUNTED EQUIPMENT. 10. PARKING LOT LIGHTS NOT TO PRODUCE GLARE ONTO R -1 PROPERTY TO THE NORTH AND WEST OF SITE. 11. APPROVAL OF SITE AND ELEVATION PLANS DO NOT CONSTITUTE AUTHORIZATION OF SIGNS. ALL FREE - STANDING SIGNS ARE TO BE REVIEWED BY THE PLANNING COM- MISSION PER SECTION 19.32.120 OF THE TUKWILA MUNICIPAL CODE. LANDSCAPE SPECIFICATIR. FOR THE: JACK BENAROYA COMPANY 5950 SIXTH AVENUE SOUTH SEATTLE, WASHINGTON VILLAGE INN & CANYON PARKING TUKWILA, WASHINGTON ROBERT W. CHITTOCK 'LANDSCAPE ARCHITECT 2021 BROADWAY EAST SEATTLE, WASHINGTON EAST 5 - 8171 1. GRADING AND GROUND PREPARATION a. The contractor shall excavate planting areas 8" or more to remove all asphalt, gravel & debris & pit run, for acceptable soil from finished grade. All lawn areas excavated and filled with sandy soil. b. Contractor shall fill planting areas with 24" of acceptable soil. Leave 2" down from bed edge and mound. 1. Lawn areas to be filled to grade 6" or more & graded to drain. c. All planting areas shall be graded and raked to an even, fine grade as shown by building site plan; removing any rocks or other foreign material. d. Acceptable soil shall be natural sandy loam. e. All planting areas after planting shall be raked to an even, fine grade around all plants to facilitate natural run -off of water. f. All planting areas after planting, shall have a 2i" Fir Bark cover. Plant itself will not be covered, but will have leaves fully exposed with fir bark to plant base. 2. PRUNING a. All trees and shrubs planted on site are to be pruned in accordance ' with good nursery practice; including removal of broken and dead limbs and removing same from site. Work to be done under Landscape Architects supervision. PAGE TWO CONT, SPECI-.�CATIONS BENAROYA BUSINESS PARK NORTH 3. TREE PROTECTION 4. PLANTS AND PLANTING a. Stake and guy all trees at time of planting. b. Stakes for single staking shall be sound wood in uniform size, capable of standing in the ground at least two (2) years. They shall be at least 2x2 actual dimensions and not less than 8' in length. c. Ties shall be 1" rubber garden hose (cut hose) looped once around trunks and secured to stake with #8 or #10 galvanized wire. a. Planting to be started only after site work has been completed and after approval to commence work by supervising architect. Once work has been commenced on landscaping; NO PERIODS OF DELAY WILL RESULT. Landscape Architect may change locations of plants or trees at no extra cost to owner. b. Plants to be provided as shown on Plant list of Plan. c. Plants shall be fresh, will established, vigorous, of natural habits of growth, free of disease, insects, insect larvae. Plants shall be acclimated, nursery grown (unless approved) and conform to American Standards for Nursery Stock. d. All plants and plant material shall have the form and compactness of natural growth reasonable for good nursery and Landscape Practice. unless otherwise on plant list by Landscape Architect. Grading quality definitions and grading tolerances shall be no less than American Standard for Nursery Stock, American Association of Nursery- men, Inc. 5. FERTILIZER a. Approved brand commercilal fertilizer 6% nitrogen, 10% phosphorus, and 5% . potash. 5# per 100 sq. ft. b. Commercial fertilizers known as 6 -10 -5 shall consist of the following guaranteed percentages, delivered in sacks with manufacturers label showing weight and analysis attached to each sack. Nitric 1% Ammoniacal 3% Organic 2% Total Nitrogen Phosphoric Potash 6% 10% 5% . c. All trees to have a 2yr. tree fart. pellet, as per manufacturers directions such as Agriform. 6. GRAVEL PAGE THREE CONT, SPE .LFICATIONS BENAROYA BUSINESS PARK NORTH a. 5/8" round gravel. 7. MAINTENANCE a. Maintenance shall begin after each plant, and shall continue in accordance with the following requirements. Maintain plants in vigorous, thriving condition by water, culti- vating and spraying, if required, and other necessary operations. Re -plant any damaged plants or areas promptly, until final inspection. Any plants not in good condition, or that die shall be replaced up to one year from time of installation, This shall apply to plants that have been reasonably cared for by owner. Landscape Architect . shall decide; HIS WORD SHALL BE BINDING. 8. FINAL INSPECTION a. Final inspection of work and planting will be made at conclusion of maintenance; written notice requesting inspection shaould be sub- mitted at least 10 days prior to anticipated date. For this inspection. site must be thoroughly cleaned and all debris removed from site. b. . Replace as soon as weather conditions permit, all dead plants and plants not in vigorous, thriving condition at time of final inspection. c. Plants used for replacements shall be of the same kind and size specified in the plant list. They shall be furnished, planted.and maintained as specified. d. Plants lost due to freezing or other natural disaster shall not be covered for replacement by landscape contractor, LANDSCAPE ARCHITECT SHALL DECIDE: HIS WORD SHALL BE BINDING..