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HomeMy WebLinkAboutPermit DR-36-79 - MESHER ASSOCIATES / BENAROYA COMPANY - CASA LUPITA RESTAURANT DESIGN REVIEWdr-36-79 17555 southcenter parkway casa lupita restaurant City of Tukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development Kinnear Park Landscape Planning /Design 1113 Olympic Way West Seattle, WA 98119 SUBJECT: CASA LUPITA RESTAURANT LANDCAPE PLAN Stipulation 3 of the 20 December 1979 decision of the Tukwila Board of Architectural Review approving the Casa Lupita development requires submittal to the Planning Department Staff of a comprehensive planting and irrigation plan. The plan set dated 29 July 1980 prepared by your office fulfills that requirement, and is hereby approved. Please accept our commendation for the exceptional quality of materials . and design concept which your plan set represent MC/ j as TUKWIL ' •,1. * NNING DEPARTMENT Mark Caughey Acting Director 5 August 1980 27 December 1979 DESIGN REVIEW Mesher Associates, 3300 Smith Tower Seattle, WA 98104 City of Tukwila Administration 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development Re: Casa Lupita Restaurant - Development Plan Approval At its meeting of 20 December 1979, the Board of Architectural Review approved development plans for the Casa Lupita R as depicted on Exhibits A, B, C, D, and E 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) 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. 3) A comprehensive planting and irrigation layout shall be submitted for Planning Department review prior to occupancy of the restaurant. 4) Exhibit B shall be revised at the building permit stage to include the following: - Depiction of all utility and other easements. - Provision of storm sewer outfall, backflow protection, and on -site storm water retention facilities, to the satisfaction of the Director of Public Works. 5) Swing direction of the service yard gates as shown on Exhibit E shall be inward. We appreciate your participation in the design review process. Mark Caughey Assistant Planner MC /mkb cc: Jack A Benaroya Co. Enclosure: Minutes of 20 Dec. 79 Planning Commission Page 5 Minutes 20 December 1979 3) ANY SIGNING FOR THIS DEVELOPMENT IS TO BE APPROVED UNDER SEPARATE PERMIT PROCESS AS PRESCRIBED IN TITLE 19 OF THE TUKWILA MUNICIPAL CODE. 4) THE EXISTING PARKING STALLS AT THE SOUTHWEST CORNER OF THE SITE SHALL NOT BE RECOGNIZED AS OFF- STREET PARKING SPACE CREDIT FOR THE DEVELOP- MENT. MOTION CARRIED 4 -0. D. DEVELOPMENT PLAN: Schneider/Nilsen Office Building (East Side, Interurban Avenue @ S. 149th St.) After presentation of the staff report, Project Developer Gary Nilsen and Designer Steve Leitzke responded to questions from the Commission relative to the building's exterior materials and landscape concept. MOVED BY MR. RICHARDS, WITH MR. ORRICO'S SECOND, TO APPROVE DEVELOPMENT PLANS FOR THE SCHNEIDER /NILSEN OFFICE BUILDING ACCORDING TO EXHIBITS A, B, AND C OF THE • APPLICATION SUBJECT TO THE FOLLOWING CONDITIONS: 1) PRIOR TO ISSUANCE OF BUILDING PERMITS, THE APPLICANTS SHALL OBTAIN DEPARTMENT OF PUBLIC WORKS APPROVAL OF A UTILITY SERVICE AND PUBLIC FACILITY IMPROVEMENT DIAGRAM, AND SHALL MODIFY DRIVEWAY OPENINGS AND PARKING STALL CONFIGURATIONS AS NECESSARY TO INSURE ADEQUATE TRAFFIC SIGHT DISTANCE AND CIRCULATION SAFETY. 2) A DETAIL DRAWING OF THE PROPOSED TRASH ENCLOSURE SCREEN SHALL BE PRESENTED FOR APPROVAL BY STAFF AT THE BUILDING PERMIT STAGE OF APPROVAL. 3) A FINAL DEFINITIVE LANDSCAPE AND IRRIGATION PLAN SHALL BE PRESENTED FOR STAFF REVIEW AND APPROVAL PRIOR TO ISSUANCE OF AN OCCUPANCY PERMIT. SUCH PLAN SHALL DE- EMPHASIZE THE HORIZONTAL LINEARITY OF THE SITE AND BUILDING. MOTION CARRIED 4 -0. E. DEVELOPMENT PLAN: Casa Lupita Restaurant (Parkway Plaza West) (West Side, Southcenter Parkway North of S. 180th St.) Mr. Caughey read the project staff report. Bob Mesher, Project Architect, stated his agreement with all conditions of the staff report except that dealing with the delivery area driveway configuration. After discussing this point, the Commission agreed to allow the site plan to remain as presented, provided that the service yard gate swing direction is . changed inward. MOVED BY MR. RICHARDS, WITH MR. JAMES' SECOND TO APPROVE DEVELOPMENT PLANS FOR THE CASA LUPITA RESTAURANT AS DEPICTED ON EXHIBITS A, B, C, D, AND E ACCORDING TO THE FOLLOWING CONDITIONS: MOTION CARRIED 4 -0. MOTION CARRIED 4 -0. 1ii nut Vrep ed By: Mdrk Cau e Assists Planner Planning Commission Page 6 Minutes 20 December 1979 1) SIGNING FOR THE PROPOSED STRUCTURE SHALL. CONFORM TO THE DIMENSIONAL REQUIREMENTS OF TMC TITILE 19, AND SHALL BE CONSTRUCTED AT LEAST IN PART OF MATERIALS SIMILAR TO THOSE OF THE RESTAURANT EXTERIOR. 2) 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. 3) A COMPREHENSIVE PLANTING AND IRRIGATION LAYOUT SHALL BE SUBMITTED FOR PLANNING DEPARTMENT REVIEW PRIOR TO OCCUPANCY OF THE RESTAURANT. 4) EXHIBIT B SHALL BE REVISED AT THE BUILDING PERMIT STAGE TO INCLUDE THE FOLLOWING: - DEPICTION OF ALL UTILITY AND OTHER EASEMENTS. - PROVISION OF STORM SEWER OUTFALL, BACKFLOW PROTECTION, AND ON -SITE STORM WATER RETENTION FACILITIES, TO THE SATISFACTION OF THE DIRECTOR OF PUBLIC WORKS. SWING DIRECTION OF THE SERVICE YARD GATES AS SHOWN ON EXHIBIT E SHALL BE INWARD. F. DEVELOPMENT PLAN: Aiton Office Building #3 (Site, Architecture, Landscape) (Southcenter Blvd. between 51st and 53rd Avenues South) The Commission was advised by Mr. Caughey that the applicant was not able to be present at tonight's meeting, but agrees to the stipulations of the staff report and requests commission approval thereof. MOVED BY MR. RICHARDS, WITH MR. ORRICO'S SECOND, TO TABLE DISCUSSION OF THIS APPLICATION TO THE NEXT PLANNING COMMISSION MEETING. FURTHER, THE APPLICANT IS TO PRESENT REVISED EXHIBITS AT THAT TIME, REFLECTING COMPLIANCE WITH THE GENERAL GUIDELINES CONTAINED IN THE STAFF REPORT OF 20 DECEMBER 1979. MOVED BY MR. ORRICO WITH MR. JAMES' SECOND TO ADJOURN AT 11:00 P.M. UNTIL THE MEETING OF 10 JANUARY 1980. TUKWILA PLANNING COMMISSION Eileen Avery, Secretary 20 December 1979 AGENDA ITEM COMMENTS A) SITE B) Architecture CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT VI F DEVELOPMENT PLAN: CASA LUPITA RESTAURANT INTRODUCTION The subject application for development plan approval of a freestanding Mexican -theme dinnerhouse represents the completion of Phase III improvements to the Parkway Plaza West Project. Dimensions of the specific restaurant site were established in August 1979 under the boundary line adjustment process. 8:00 P.M. 1) The service delivery entrance is immediately adjacent to the one -way driveway on the south edge of the project. It is conceivable that this driveway could be blocked at times by delivery vehicles, creating awkward inefficiencies and possible hazards in traffic flow. This portion of the site should be restudied at the building permit stage of approvals. 2) Parking stall /aisle dimensions are not specified on Exhibit B, but will be examined for conformance to Tukwila City standards at the building permit stage. The proposed development departs somewhat from established style and exterior material trends already established by other structures in Parkway Plaza West. The predominant use of darker wood tones and glass in the Boeing Office Tower and Simon's Restaurant, for example,contrasts sharply with the white stucco -frame walls and tile roof of the the proposed restaurant. This contrast could be even more apparent to the viewing public due to the proposed location of the restaurant close to the west edge of Southcenter Boulevard. In addition, proposed orientation of the restaurant building as depicted on Exhibit B will obscure somewhat the visibility of Levitz Furniture from southbound traffic on Southcenter Blvd. The relatively non - descript facade of the Levitz Building will also form the background against which observers from certain north and east perspectives will see the new restaurant. However, staff supports the proposed development as presented, anticipating that a healthy diversity in stylistic approach can enhance the public's enjoyment of the Parkway Plaza Project. RECOMMENDATION Approval of development plans for the Casa Lupita Restaurant within the Parkway Plaza West development as depicted on Exhibits A, B, C, and D according to the following conditions: Exhibit B shall be revised prior to issuance of building permits to eliminate potential conflicts between delivery and through traffic on the one -way aisle at the south edge of the project site. 2) 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. 3) 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. 4) A comprehensive planting and irrigation layout shall be submitted for Planning Department review prior to occupancy of the restaurant. 5) Exhibit B shall be revised at the building permit stage to include the following: i) swot. or- VOLAGE GATT ' Iww a0 Enclosure: Plan Set - Depiction of all utility and other easements. - Provision of storm sewer outfall, backflow protection, and on -site storm water retention facilities, to the satisfaction of the Director of Public Works. Ii parkway oW Neste' sits plam 11 111 1110,11 i - - 4i.. 4 .• •:...' 4 •••••••••• r&vib 1111:111.M4 11101114 ff I i JACK A BENAROYA COMPANY MO. ay. •••• ••• ........... •••••••• Casa Lu pita Southcenter Parkway, Tukwila, Washington MAL:: site plan elevations tw a • • 0 30 uolPoS 11 11 1111M11111, .... vy u!S . 111 1- 0111 7 MOWN' floor plan State of --.0MOshington I )CJ)artrrx ct tx c �Ic y Permission is granted under provisions of Chapter 86.16 RCW, this 15th of July , 19 80 t 'ESHER ASSOCIATES 'for JACK A. BENAROYA COMPANY (Name of Applicant) 3300 Smith Tower, Seattle, Washington 98104 (Address) to construct and maintain Restaurant Building for the period , 19 to , 19 or in perpetuity in swh Section 26 , Township 23 N., Range 4 E W.M. and /or in • Section , Township 'N., Range W.M. on [;rPPn Rioter located within the Green (Name of stream or flood plain affected) (Flood Zone) Flood Control Zone No. 2 . Said works, structures, or improvements must be in accordance with the Application No. 1- 4195 -2 and plans attached thereto on file with the Department of Ecology, which are incorporated by. reference as terms of this permit. The work herein authorized shall commence on or after the 15th day of July 19 8 and shall be completed on or before the 15th day of July , 19 81 or before such dates as may be specified by any extensions granted. This permit is subject to the conditions printed on the reverse hereof and the acceptance by the permittee. cc: King County Hydraulics City of Tukwila ,/ ECY 050 -6 Rev. 1/79 FLOOD CONTROL ZONE PERMIT (Descriptio(of works) Regional Manager DEPARTMENT OF ECOLOGY PERMIT N0. 1 - 4195 - day THIS PERMIT is subject to t.k following conditions: 1. This permit is granted under authority of Chapter 159, Sessions Laws of 1935. (Chapter 86.16. RCW) 2. No property rights are granted herein, nor does this permit absolve permittee from liability for any damage which may be suffered to life or to property, public or private, by reason of works, structures and improvements authorized hereunder. 3. This permit does not obviate the necessity of obtaining other permits required by federal, state, or local law. 4. The permittee shall remove, at his own expense, all falseworks, structures and materials incident to the construction of the work herein authorized. Works and structures erected under permit covering a specific period of time shall be removed by the permittee at his own expense upon the expiration of said period or at the expira- tion of any extension of time which may be granted. 5. Should permittee fail to remove, at the proper time, materials, works and structures referred to under paragraph 4, the director reserves the right to have it done at the expense of the permittee. 6. Any alteration of plans for works and structures made subsequent to the filing of an application or the issuance of permit shall be subject to approval by the director. 7. The director shall be notified by the permittee of the completion of works under , this permit so the department may make final inspection and give final approval. 8. The action taken by the department herein shall not imply or create any liability for any damages against the state, as provided by RCW 86.16.100. 9. When necessary to provide for the proper maintenance or operation of the works, structures, or improvements as authorized herein, the department may issue supplementary orders providing for such. 10. This permit is subject to further special conditions as follows: 1. The existing flood plain, according to the Soil Conservation Service's 100 -year Frequency Floodplain Study is 23.8 feet (Mean Sea Level Datum) at the subject site. The proposed finished first floor elevations are shown to be at or above elevation 24.5 feet (MSLD) . 2. Approval of this development and other applications will reduce the storage area for flood waters, resulting in .a higher elevation for the 100 -year frequency floodplain, unless improvements are made to discharge flood waters from the flood plain. 11. This permit is accepted subject to provisions of law and regulations and conditions herein prescribed. By (Permittee)