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HomeMy WebLinkAboutPermit 78-06-L - SKARBO - LANDSCAPE REVIEW78-06-l 16705 southcenter parkway skarbo building 6 October 1978 Mr. John Mahlum, AIA Mahlum, Mahlum & Nordfors 2114 Thorndyke West Seattle, Washington 98199 RE: SKARBO BUILDING Dear Mr. Mahlum: RJB /ch cc: Ping. Sup. CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT The Tukwila Planning Commission, at their regular meeting on. Thursday, September 28, 1978, approved the landscape plan for the Skarbo Building on Southcenter Parkway contingent on the following conditions: 1. Planting areas along the east and west perimeters be irrigated in an acceptable manner. 2. Sidewalks on east perimeter border southcenter'Parkway; planting on east perimeter border parking area. 3. Central landscape strip on Southcenter Parkway be extended to ensure north curb -cut will not exceed 24' width, per TMC 18.56.040.. 4. Southwest portion of lot be left as natural vegetation. In Condition #1, the term "acceptable" has been reviewed in detail by the Plan- ning Commission on June 22, 1978. Their determination was that the irrigation system must be "underground ", but not necessarily "automatic" in all cases. Thus, the use of hose bibs would be unacceptable on the Skarbo project. On the other hand it does not have to be "automatic ". In simplier terms, an irrigation system with permanent sprinkler heads connected to underground; pipe, and operated by a manual turn on valve is acceptalbe. Sincerely, -- Cqt4t.q. Roger J. Blayloc Assistant Planner 6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 PARKS E RECREATION PLANNING BUILDING 2 October 1978 RE: SKARBO BUILDING Dear Mr. Mahlum:. RJB /ch �.. CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT Mr. John Mahlum Mahlum, Mahlum & Nordfors Architects 2114 Thorndyke West Seattle, Washington 98199 I am in receipt of your letter dated September 29, 1978 concerning the landscap- ing Plan for the Skarbo Building. Once the Planning Commission, acting as the Board of Architectural Review, makes a decision,after public hearing, those speci- fic conditions become a requirement prior to issuance of a permit of occupancy. Appeal to those conditions are made to the Tukwila City Council. There is no negotiation of these conditions. Normal "acceptable" means of irrigation have been provided by automated sprinkler irrigation systems. If you wish to disagree with this point, the question can only be resolved by the Board of Architectural Review at their next meeting on Thursday, October 26th. The width of the entrance on the property line shall not exceed 24 feet is specified in the Tukwila Municipal Code Chapter 18.56.040. Only the Board of Adjustment can grant a variance to a code requirement. The Board will next meet on Thursday, November 2, 1978. Since there were no enclosures showing possible redesign of the entrance, we are unable to provide you with any professional review. Sincerely, q e-rAe. 61.41 Roger J. laylock Assistant Planner 6230 Southconter Boulevard U Tukwila, Washington 98188 ■ (206) 242 -2177 Planning Commission Minutes MOTION BY MR. RICHARDS, SECONDED BY MR. SOWINSKI AND PASSED UNANIMOUSLY TO APPROVE THE SITE PLAN WITH THE FOLLOWING STIPULATIONS: 1. THE LOCATION OF THE TRAIL CONNECTING 62ND AVENUE SOUTH TO THE TUKWILA ELEMENTARY SCHOOL SHOULD BE CLARIFIED AND IMPROVED FULL LENGTH DURING PHASE I. 2. THAT THE ACCESS STREET BE MODIFIED TO REFLECT THE ACCESS AGREEMENT OF EXHIBIT #11. Mr. Milbrant said the parking stalls were 9' x 20'. RBO LANDSCAPE PLAN Mr. Blaylock read the staff report. Page 5 28 September 1978 Commission and staff discussed location of sidewalk. Mr. Satterstrom stated that sidewalks have been required on other developments along Southcenter Parkway namely Benaroya and Parkway Plaza. Mr. Mahlum desired to have sidewalk along edge of parking lot, not road. Chairman Kirsop questioned poplars along property line. Mr. Satterstrom informed Mr. Mahlum that curb -cuts in commercial areas are 24', thus, staff recommended landscaping for area not shown on landscape plan. MOTION BY MR. RICHARDS AND SECONDED BY MR. BOWEN TO APPROVE LANDSCAPE PLAN WITH THE FOLLOWING STIPULATIONS: 1. PLANTING AREAS ALONG THE EAST AND WEST PERIMETERS BE IRRIGATED IN AN ACCEPTABLE MANNER. 2. SIDEWALKS ON EAST PERIMETER BORDER SOUTHCENTER PARKWAY; PLANTING ON EAST PERIMETER BORDER PARKING AREA. 3. CENTRAL LANDSCAPE STRIP ON SOUTHCENTER PARKWAY BE EXTENDED TO ENSURE NORTH CURB -CUT WILL NOT EXCEED 24' WIDTH, PER TMC 18.56.040. 4. SOUTHWEST PORTION OF LOT BE LEFT AS NATURAL VEGETATION. MR. RICHARDS WITHDREW MOTION AND MR. BOWEN WITHDREW SECOND. MOTION BY MR. RICHARDS AND SECONDED BY MRS. AVERY TO APPROVE LANDSCAPE PLAN WITH THE FOLLOWING STIPULATIONS: 1. PLANTING AREAS ALONG THE EAST AND WEST PERIMETERS BE IRRIGATED IN AN ACCEPTABLE MANNER. 2. CENTERAL LANDSCAPE STRIP ON SOUTHCENTER PARKWAY BE EXTENDED TO ENSURE NORTH CURB -CUT WILL NOT EXCEED 24' WIDTH, PER TMC 18.56.040. ( vi0 5 Pcurl J MOTION CARRIED AS AMENDED. C Planning Commission Page 6 Minutes 28 September 1978 3. SOUTHWEST PORTION OF LOT BE LEFT AS NATURAL VEGETATION. 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. VILLAGE 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. 3. 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. 7. 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. Planning Commission Minutes LANDSCAPE PLANS: Don Koll Phase III Mr. Stoknes read staff report. Mr. Royce Berg stated they had no conflicts with stipulations. Mr. Hartong requested clarification of the word "irrigation ". Specifically, should the Commission require manual irrigation or automatic irrigation in landscape areas. Commissioners discussed the matter and consensus agreed that the word "underground" would be more appropriate. Motion by Mr. Hartong, seconded by Mr. Bowen to approve the landscape plan for Don Koll Phase III. Motion by Mr. Sowinski, seconded by Mrs. Avery and carried to include the following stipulations to the original motion: 1. Removal or re- location of small cluster of trees (1 beech, 2 cedars, 1 shore pine) in the southeast corner of the site to allow adequate sight - distance at intersection of Industry Drive and Minkler Boulevard; 2. Provision of underground watering system in all major landscape areas (not including hedge along railroad). Motion carried as amended. DEVELOPMENT PLANS: McCann Project #395 Mr. Stoknes read the staff report and displayed development plan. Commission discussed location of curb -cuts. Page 5 22 June 1978 Motion by Mr. Hartong and seconded by Mr. Bowen to approve the development plans with the following stipulations: 1. Planning Commission approval of detailed landscape plan prior to issuance of occupancy permit, such plan to indicate landscape treatment of the northwest corner of site. 2. Screening of roof- mounted equipment. Motion by Mrs. Avery, seconded by Mr. Sowinski and carried to amend the original motion to include a third stipulation as follows: Asa recommendation to the Public Works Director to: 3. Re- location of the northernmost curb cut on Olympic Avenue to a location at least 150' from the centerline of Todd Boulevard. Mr. Hartong voted NO. Motion carried as amended. AGENDA ITEM V C CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 28 September 1978 8:00 P.M. Skarbo Building /Landscaping Plan A detailed landscape plan, prepared by Mahlum, Mahlum & Nordfors Architects has been submitted for the Skarbo Furniture Sales Building located at 16705 Southcenter Parkway. The proposed planting for the lot perimeters includes five (5) honey locust trees bordering Southcenter Parkway to the east of the building. The middle three (3) are to be spaced less than 30 feet apart with the remaining trees to be placed at the northeast and southeast lot corners. Six (6) Japanese Black Pines are included in the plan, three (3) along the southeast perimeter and three (3) along the northeast. Lombaroy Poplars spaced nine (9) feet apart will border the remaining north perimeter. Landscaping of the interior lot will consist of four (4) Portuguese Laurel Trees along the north building wall, and one (1) Box Elder at the northwest building corner. All planting areas are to be mulched and planted with English Ivy as ground cover. one of the planted areas are proposed to be irrigated, though the proposal specifies that the contractor shall be responsible during the contract period for watering and all plant maintenance. The contractor shall guarantee all plants for a period of one year. Staff recommends the Commission approve the landscape plan with the following conditions: 1. Planting areas along the east and west perimeters be irrigated in an acceptable manner. 2. Sidewalks on east perimeter border Southcenter Parkway; planting on east perimeter border parking area. 3. Central landscape strip on Southcenter Parkway be extended to ensure north curb cut will not exceed 24' width, per TMC 18.56.040. 4. Southwest portion of lot be left as natural vegetation. • . p.." Z i .Sr .7o.4.6 Lay•ton.. ••••••• no..-.... .S ••• - s.• 2.222r. ..., IYM• .,t7t{ V .....ss. Zs A7 7.11-4.6s.S.S• inns..7.. Asm, ...7 19:014 • 779 7 a ..., I •• • ..17,11 • 1/ 77.7 7 .77L I ! • I 1F-11 (.41141,, lovs C 7 7 7 4 .4 -NA. -./.. a:C.3-7E74 Vr 9.a.s 1.1 I ..1. I I 01.9 • - • AZ 99 10 4.01 6 79,7 •09 C71.S.17S. . PA.7 G., _sr,ot .4 4,..4... 90....1./ s<.• C7 1:::. -...".7Z,t.t::;;: .‘" j. g ' • ! r -34....• alar,..a.c... 174.sv.%) 'VT, • / .9%9 4.1 I . WoU wrefl 2‘71 91.7 snmi f 779.7 9 Oa ‘ ca, ‘7 77...11 7 ..1 I : VI 9 SaC.9i 1: - .7 AL - . 1.74. Via - 71 1 .1,77.• :Cu, .1...19ra SAO. .0..07 •0' -."■-• Irogius ;Yee •orti FL.;•■ . 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IrIVPM or cram 215 ...•••••• .A ...•••.•••• Aek .0 1 e • -• Og ...v..... vs so., s...sr. ^v.,. •-•2•.• 71, a.... •••••• •• ...... 111.. • 1, ••••■• ':11, Swats —. - ores 7 •••••..”1 ••••• ••••••••■••s • Soe, TOZZV_ MARIA M MAHLUM NORDFORS ARCHFFECTS 5 October 1978 Mr. Kjell Stoknes Director of Office of Community Development City of Tukwila 6230 Southcenter Blvd. Tukwila, Washington 98188 Reference: Skarbo Furniture Sales Building Dear Mr. Stokness: This is to confirm our phone discussion today that the Planning Commission's requirement for an acceptable irrigation system can be satisfied with a manually operated, underground system designed to provide full coverage. I would also like to confirm my earlier discussion with Mr. Blaylock that while the requirement calls for irrigation along east and west perimeters, the intent is to irrigate along east and north perimeters since the west perimeter is to be left in the natural state. We will proceed according to the above understandings. Thank you for your contin- uing cooperation of the project. Sincerely, Jo n Mahlum AIA JM /ey cc: Peter Skarbo Dan Berg, Wick Construction File t$GREEP — R98— Itit ?$ ' A Pr,*s.. I8eeeleeCae.oe tioa sl■.ed earl.. MA CM aim MMus= Au Tl rSE ti k9V\tk v 001 1918 co of loKoik 1 _ ` ri o. C.D. • CITY OF 1 UM ll(A SEP 1 0 191! MAHUJM MAHLUM ac NORDIFORS ARCHITECTS 3 October 1978 Mr. Roger Blaylock City of Tukwila 2630 Southcenter Blvd. Tukwila, Washington 98188 Dear Mr. Blaylock: Pursuant to your letter of 2October 1978 and our subsequent discussions, attached please find a copy of our revised drawing (Field Order #14, dated 3 October 1978) showing our proposed driveways and curbs which is submitted for approval. Because this work will begin soon, I would appreciate a call if there are any questions or problems with the proposals Sincerely, John Mahlum AIA JM /ey cc: Peter Skarbo Dan Berg (Wick Construction) File Attachment A RohaalaaalNen lee Coetoradlae Edward Habitual AIA CM alms M.Yiwa MA VlarrM Noe bra MA 1063‘831.4131 ,.. ErpillvE . . OCT 4 1918 CITY OF'TUKWIL4 FAce MAHLUM MAHLUM & NORDFORS ARCHITECTS SKARBO FURNITURE SALES BUILDING K5\1t551) A\ PART 1 FIELD ORDER NO J' PACE I OF/ Per Section 00320 Article 12.4 Field Orders Please advise of any Change of Contract Sum or Time If none, proceed with the following work cc: ✓ Owner ,/Architect Consultant (Struct)(Mech)(Elec)(Civil) J HN6 6 S � P F.W' K . b7:-(v" SECTION 01183 PAGE 1, PSP L%$ ARCHITECT'S FIELD ORDER L��- /'/ ► -fi r. . Date: To: From: Subject: /Contractor Field Other 1(15612 PAgnA Li SIT RANI • sr6 dids15 f COMB !N xAkinow • 17-tls raft, Ogyeg sOPE1 fR6vicvs O. 0114 9A V/ 56P 78. • cT rs Icy (*ger) u14 ws m aiige FA2las D r-ZOW1 LIN TO 5Pc Ce OP YXlSr7N ' STK.6er SIt fft a ftke AIM l LUM MAIIUJM & NOILDFORS ARCMITECTS Mr. Roger Blaylock City of Tukwila 2630 Southcenter Blvd. Tukwila, Washington 98188 Dear Mr. Blaylock: 9 . Sincer l.y John Mahlum AlA JM/ey cc: P. Skarbo File M°' o VOA' 1i - t i - UiaTC FP 2 0, A Pro --- wird r M slumi " AwA k,n Hdwurd Mahluw CHI lobe 11anduw AIA Mwru1 Nord AIA to NwtIlew .S masea•1131 29 September 1978 This is to confirm the actions of the Planning Commission last night on the above project. We also request approval on the following required responses to those actions. It is my understanding, the Landscape Plan was approved, subject to the conditions as recommended in the Staff Report. l The 1st condition is provision of irrigation in an acceptable manner. The Owner proposes to irrigate "manually" via hose bibs and hoses. We feel this is a very adequate proposal because: a. The site has ample ground water close to the surface. b. The plant materials proposed were selected to exist in wet soil conditions, and to require little or no watering. The 2nd condition is to locate the sidewalk along the street curb. We will comply. 3 The 3rd condition is to reduce the north driveway entry to 24 feet. As I mentioned during and outside the hearing, the size of the entry is an item I discussed on several occasions with the Planning and Public Works Departments, and received approval for, during early planning. It has been portrayed on all presentations to the City. The purpose has been to enable a tractor - trailor truck to enter the site with minimal interference with traffic on Southcenter Blvd, since that street experiences much greater traffic volume than many others in the area. However, since it appears the reduced width is now required, we propose to revise the design as shown on the attached drawing entitled Field Order #14. 4. The 4th condition, to leave the southwest corner natural, will be complied with. 5. During the staff presentation, it was mentioned that the Owner may want to use a different plant material for all or some of the ground cover. It was my understanding the Commission indicated such variations were acceptable, We would appreciate your earliest possible response to our proposal. The Project is under construction and work, affected by the above, is scheduled to commence next week. Please call if there are any questions. 1'd be happy to meet with you or provide any further information you may need. MAHLUM MAHLUM & NORDFORS ARCHITECTS SKARBO FURNITURE SALES BUILDING PART 1 FIELD ORDER NO If PAGE I OF Per Section 00320 Article 12.4 Field Orders Please advise of any Change of Contract Sum or Time If none, proceed with the following work cc: Owner Architect Consultant (Struct)(Mech)(Elec)(Civil) fratrij L-IN6 stet SIb6 Vik..K • GtJ�cb �yt', , GI OF tel!oh SECTION 01183 PAGE 1, PSP Lll ARCHITECT'S FIELD ORDER ice. x%01:113 AVVIAtigni Date: To: From: Subject: Contractor Field Other t Losoz At'IN& 1/PICM. -� • . S% Ft70 1 Z ' o " 1yplcM, tolus b� fv" Ie w1 C 1HWM MARLINE NORDFORS ARCHITECTS 1 September 1978 Mr. Al Pieper Building Official City of Tukwila 6230 Southcenter Blvd. Tukwila, Washington 98188 Reference: Skarbo Building Dear Mr. Pieper: Please advise if there are any questions. John Mahlum AIA JM /ey cc: Mr. Skarbo, Owner Mr. Berg, Contractor File Attachments We understand approval of this plan is required prior to issuance of the Certificate of Occupancy. A Proll ulmrl & Mlee Corpora Hos aluu� A1A Edward Me &okn wrlum A1A tlueen4 Nordlbeu A1A t **1.4131 RECEIVED CITY OF • .PIA SEP 5 1978 BUILDING DENT. Attached please find three (3) copies A220 Landscape Plnn and Details' which are hereby submitted for your review and approval.