Loading...
HomeMy WebLinkAboutPermit DR-35-79 - BENAROYA COMPANY - SIMON'S RESTAURANT DESIGN REVIEWdr-35-79 17401 southcenter parkway epic-119-79 simon's restaurant Jack A. Benaroya Co. 5950 Sixth Ave. So. Seattle, WA. 98108 Attn: Rudi Maynard Re: Simon's Restaurant - Landscape Plan Stipulation 6 of your project's approval from the Board of Archi- tectural Review required submittal of an irrigation and landscaping plan for approval by the Planning Division staff. The plan prepared . by R. W. Chittock with irrigation diagram fulfills the- intent of that condition and is hereby approved. MC /mkb Cit 'of Tukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 Office of Community Developmen TUKWILA NNING DEPT. Mark Caughey Acting Director 433 -1845 7 May 1980 • Jack A. Benaroya Comp ny 5950 Sixth Avenue South, Seattle, WA 98108 (206)7 4750 December 7, 1979 DEPARTMENT OF PUBLIC WORKS City of Tukwila 6200 Southcenter Blvd. Tukwila, WA 98188 Attention: P. R. Fraser RE: Simon's Restaurant Site Plan and Canyon Parking Storm Drainage Design The enclosed six copies each, entitled "Storm Sewer" (Canyon Parking) and. "Site Plan and Site Utility Plan" (Simon's Restaurant) are submitted to you for approval. Prior to our meeting on December 6, 1979, I presented the revised Simon's site plan to Mark Caughy. The relocation of the access drive to the parking area meets his approval and it did eliminate the conflict that was subject to Condition 3 of the project's Declara :ion of Non -Sign- ificance. In addition to Mark Caughy's approval, you also expressed approval of the redesign of the parking area and that it was an acceptable solution. In regard to the Canyon parking "Storm Sewer ", please note that the prefabricated inlet structure has been added to the end of the 36" cmp pipe. This revision was made at your request to meet the criteria for an acceptable design for approval. Please forward all questions regarding the above item to my attention. Rudy Maynard cc: Robert Fehnel - Jack A. Benaroya Company aMa'�rkug - Planning Department INDUSTRIAL PARKS /WAREHOUSES /OFFICE BUILDINGS /SHOPPING CENTERS AND SPECIALIZED MERCHANDISE MARTS. ; V ".s. .72 £ 7 b2 • 1 - 111d L it _ zt,"Ei? / *fc t '6' 2 7 - 1 ;Y .N1 --I "Lit:b7 t • b E • bn; Z 1 rzi • =3 -• . . • • ' _ . C.' 4 r. t > 4 1' 0 ) 7.` City OT Tukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development Kenneth D. Long Associates 100 Mercer Street Seattle, WA 98109 8 October 1979 RE: Planning Commission Approval Development Plans for "Simon's Restaurant" Enclosed is a copy of the minutes of the regular meeting of the Tukwila Planning Commission of 27 September 1979. Development plans for the Simon's Restaurant project, as depicted on Exhibits A and B of the application, were approved at that meeting subject to the following conditions: 1. Signing for the proposed structure shall conform to the dimensional requirements of TMC Title 19, and shall be constructed at "least in part of materials similar to those of the restaurant exterior. 2. The "canyon" parking area depicted on Exhibit B at the west edge of the project site is not approved under this application. 3. 8 parking spaces depicted on Exhibit B at the immediate west edge of the restaurant shall be deleted. 4. The north and south perimeters of the service area drive- way shall be screened by solid fencing to match the building's exterior, and shall be supplemented with adjacent evergreen plantings. 5. The proposed configuration. of the curb cut on Southcenter Parkway in relation to on -site parking lot aisles shall be reviewed by the Public Works Department prior to issuance of building permits for the restaurant structure. B.A.R. approval of these plans shall not preclude the Department of Public Works from requiring the applicant to effect modifications in the curb cut /aisle layout as deemed necessary for safe and efficient traffic circulation. 6. A comprehensive planting and irrigation layout, following the general guidelines of Exhibit "B" shall be submitted for Planning Department review prior to occupancy of the restaurant. Kennth D. Long Associates We appreciate your participation in the review process. MC /ckh Enclosure cc: Jack A Benaroya Company Sincere Mark Caughey Assistant Planner Page 2 8 October 1979 Planning Commission Page 3 Minutes 27 September 1979 FICANT INDIGENOUS TREES ON THE PROPERTY FROM DAMAGE DURING CONSTRUCTION OF THE MOTEL STRUCTURE. 3. LANDSCAPING FOR FUTURE PHASES OF CONSTRUCTION ON THIS SITE SHALL FOLLOW GENERALLY THE CONCEPTS ESTABLISHED BY THIS APPROVED PLAN, AND SHALL BE SUBJECT TO STAFF APPROVAL. 4. TWO OR THREE EVERGREEN TREES, 2" CAL. B F, B SHALL BE ADDED TO THE WEST VALLEY HIGHWAY FRONTAGE PLANTINGS OF THE SITE. MOTION CARRIED 7-0. ITEM IV: DOUBLETREE LODGE - LANDSCAPE PLAN Fred Satterstrom read the staff's analysis and recommendations relative to this proposal. Tim Dubois, representing Doubletree Lodge, agreed with the staff's suggestion of adding trees within the parking area, but would like to use a staggered- siting arrangement of the Malus specie, and no irrigation network. MOVED BY MRS. AVERY, WITH MR. ORRICO'S SECOND, TO APPROVE THE LANDSCAPE PLAN FOR DOUBLETREE LODGE, PER EXHIBITS A THROUGH F AND ACCORDING TO THE FOLLOWING CONDITIONS: 1. ADDITION OF MALUS (RED CRABAPPLE) WITHIN THE PAVED PORTIONS OF THE PARKING AREA BY USE 'OF PAVEMENT CUT-OUTS, INTERSPERSED BY LIGHTING, SERVED BY AN ACCEPTABLE IRRIGATION _SYSTEM. MOTION CARRIED 7 - 0. ITEM VAST ON'S RESTAU DEVELOPMENT PLAN sing the graphic illustrations of the_.pro '-ct supplied by the applicant,. Mr. Strom read r fromthe - prod ect staff report. Bob Fehnel, representing Benaroya Company presented a scale model of the pro- ject, and indicated agreement with the staff report recommendations. However, their company would like to retain the option to use wood or brick on the restaurant exterior. The Commission indicated willingness to allow flexibility on this point. MOVED BY MR. WELSH, WITH MR. SOWINSKI'S SECOND, TO APPROVE. THE DEVELOPMENT PLANS FOR SIMON'S RESTAURANT, PER EXHIBITS A AND B OF THE APPLICATION, AND ACCORDING TO THE FOLLOWING CONDITIONS: 1. SIGNING FOR THE PROPOSED STRUCTURE SHALL CONFORM TO THE DIMENSIONAL REQUIREMENTS OF TMC TITLE 19, AND SHALL BE CONSTRUCTED AT LEAST IN PART OF MATERIALS SIMILAR TO THOSE OF THE RESTAURANT EXTERIOR. 2. THE "CANYON" PARKING AREA DEPICTED ON EXHIBIT B AT THE WEST EDGE OF THE PROJECT SITE IS NOT APPROVED UNDER THIS APPLICATION. Minu Planning Commission C page 4 Minutes 27 September 1979 3. EIGHT PARKING SPACES DEPICTED ON EXHIBIT B AT THE IMMEDIATE WEST EDGE OF THE RESTAURANT SHALL BE DELETED. 4. THE NORTH AND SOUTH PERIMETERS OF THE SERVICE AREA DRIVEWAY SHALL BE SCREENED BY SOLID FENCING TO MATCH THE BUILDING'S EXTERIOR, AND SHALL BE SUPPLEMENTED WITH ADJACENT EVERGREEN PLANTINGS. 5. THE PROPOSED CONFIGURATION OF THE CURB CUT ON SOUTHCENTER PARKWAY IN RELATION TO ON -SITE PARKING LOT AISLES SHALL BE REVIEWED BY THE PUBLIC WORKS DEPARTMENT PRIOR TO ISSUANCE OF BUILDING PERMITS FOR THE RESTAU- RANT STRUCTURE. B.A.R. APPROVAL OF THESE PLANS SHALL NOT PRECLUDE THE DEPARTMENT OF PUBLIC WORKS FROM REQUIRING THE APPLICANT TO EFFECT MODI- FICATIONS IN THE CURB CUT /AISLE LAYOUT AS DEEMED NECESSARY FOR SAFE AND EFFICIENT TRAFFIC CIRCULATION. 6. A COMPREHENSIVE PLANTING AND IRRIGATION LAYOUT, FOLLOWING THE GENERAL GUIDELINES OF EXHIBIT "B" SHALL BE SUBMITTED FOR PLANNING DEPARTMENT REVIEW PRIOR TO OCCUPANCY OF THE RESTAURANT. MOTION CARRIED 7-0. OTHER MATTERS Mr. Satterstrom advised the Commission that the Planning Division has advertised October 25, 1979 as the hearing date for the new zoning ordinance. All property owners in the City will be notified of this action in writing, and copies of the document will be available in the Office of Community Development shortly. After discussing the logistics of the hearing process, the Commission agreed to schedule the 2nd Thursday in November as a second public hearing date. MOVED BY MRS. AVERY, WITH MR. WELSH'S SECOND, TO ADJOURN AT 10:24 P.M. TO THE NEXT REGULAR MEETING OF 25 OCTOBER 1979 AT 8:00 P.M.; PASSED UNANIMOUSLY. red by: Mar Assist t Planner TUKWILA PLANNING COMMISSION Eileen Avery Secretary 27 September 1979 AGENDA ITEM V C • DEVELOPMENT PLAN: Simon's Restaurant - Parkway Plaza West I. BACKGROUND In November 1978, the Planning Commission, acting as the Board of Architectural Review, approved the office tower portion of the Parkway Plaza West complex. Con- ditions imposed on that approval require separate B.A.R. review of "future development areas" of the site which include the "Simon's" restaurant building now before you. Exhibit "C" depicts the proposed restaurant in context of the complete Parkway Plaza layout. II. ANALYSIS A. Site Layout 1. Setback 2. Parking CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 8 :00 P.M. The restaurant building is positioned about S0' behind the west edge of Southcenter Parkway in order to maintain the established streetside land- scape theme already established for the area. The property lines designating the "Simon's" site were established through the Boundary Line Adjustment process in November, 1978. Within that boundary enclosure are 137 parking spaces available to serve the restaurant operation exclusive of the "canyon" parking area depicted at the extreme west edge of the site, and exclusive. of 17 spaces at the south edge of the Ethan Allen Furniture outlet which are more logically oriented to serve the furniture store than the proposed restaurant. The canyon parking area concept has been reviewed for technical feasibility by the City's engineering staff, but is subject to rezoning approval prior to implementation. Thus, there are 137 existing spaces plus 30 new spaces for a total of 167 spaces available to Simon's Restaurant patrons and employees. Eight proposed spaces depicted on Exhibit "B" at the west edge of the restaurant will be eliminated in the interest of circulation safety. Planning Commission Page 2 Staff Report 27 September 1979 Maximum parking demand for this establishment is estimated on the basis of occu- pancy load standards of the Building Code as provided in Chapter 18.56.110: A. Total Net Dining Floor Area 15 S.F. /Person Occupancy B. Maximum Est. Seating 328 C. Total Patron Parking + Total Employees Spaces (Est.) = Total Parking Demand 66 On -site parking should be adequate, therefore, to accommodate maximum seating demand for the restaurant. Any future expansion of the seating capacity, however, such as adding outdoor dining at the south elevation patio may depend on approval of the aforementioned canyon parking area. 3. Circulation There seems to be some potential for conflict with one -way directional aisle travel for vehicles entering the site at the driveway at the north end of the site. A solution to prevent vehicles from traveling the wrong direction in the one -way aisle closest to the restaurant's north wall should be evaluated by the Public Works Staff, and implemented if deemed necessary. B. Architectural Concept 4,930 328 Maximum Est. Seating 1 Sp. /S Persons (TMC) Total Patron Pkg. Req'd. 66 22 88 The proposed restaurant will relate closely to the nearby office tower in selection and arrangement of materials, while maintaining its own identity at a much smaller scale. Note the extensive use of small pane glass to clarify the southerly entry to the building, similar to the same type of entry concept used at the office building. Staff suggests, though, that the service drive area be screened with solid fencing and additional landscaping to reduce its visibility. C. Landscaping The landscape information contained on Exhibit "C" is sufficient to suggest the generalized concept which the designer will follow in relation to the building design. However, staff suggests that a comprehensive planting and irrigation lay- out, following the general guidelines of Exhibit "C ", be submitted for Planning Department review prior to occupancy of the structure. 1 Table 33 A, Item 4, 1976 U.B.C. Planning Commission Staff Report III. RECOMMENDATION Enclosures: Exhibits A, B, C (Reduction) Page 3 27 September 1979 Staff recommends approval of the development plans for Simon's Restaurant as depicted on Exhibits A and B of this application, subject to the following conditions: 1. Signing for the proposed structure shall conform to the dimensional requirements of TMC Title 19, and shall be constructed at least in part of materials similar to those of the restaurant exterior. 2. The "canyon" parking area depicted on Exhibit B at the west edge of the pro- ject site is not approved under this application. 3. 8 parking spaces depicted on Exhibit B at the immediate west edge of the restaurant shall be deleted. 4. The north and south perimeters of the service area driveway shall be screened by solid fencing to match the building's exterior, and shall be supplemented with adjacent evergreen plantings. 5. The proposed configuration of the curb cut on Southcenter Parkway in relation to on -site parking lot aisles shall be reviewed by the Public Works Department prior to issuance of building permits for the restaurant structure. B.A.R. approval of these plans shall not preclude the Department of Public Works from requiring the applicant to effect modifications in the curb cut /aisle layout as deemed necessary for safe and efficient traffic circulation. 1. s j lETSTPPT • -44) —(a) a) a co Kenneth D. Long & Associates Architecture & Planning 100 Mercer 51reel, Seattle, WA 98109.(206)285.9080 1 1 1 site plan jack a benaroya company site plan simon restaurant landscape plan dr-35-79 17401 southcenter parkway epic-119-79 simon's restaurant plan kenneth d long and associates rw chittock landscape