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HomeMy WebLinkAboutPermit 78-14-L - PARKWAY PLAZA - LANDSCAPE REVIEW78-14-L 17501 SOUTHCENTER PARKWAY PLAZA BUILDING PLANNING PARKS E RECREATION BUILDING 20 November 1978 Mr. Robert Fehnel Jack Benaroya Company 5950 Sixth Ave. So. Seattle, WA 98108 Dear Mr. Fehnel: CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT RE: PARKWAY PLAZA WEST BUILDING /LANDSCAPE PLANS Sincerely, 11, Roger J. Blayloc Assistant Planner RJB /ch cc: Ping Sup 6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 v. The Planning Commission at their regular meeting of 16 November 1978 approved the landscape plan marked as Exhibit #2 (dated 31 October 1978 and 3 November 1978) for the Parkway Plaza Office Building with the following conditions: 1. That a 25 -foot wide landscaping strip be provided along Southcenter Parkway; the same to be bermed 4 feet in height. 2. That a sidewalk a minimum of 5 feet in width be provided on the south side of the entrance road in addition to the sidewalk shown on the north side. 3. The trees on the north and south side of the access road shall be set back to provide a minimum of 500 feet site distance clearance without extending the vehicle.into the crosswalk. 4. That the landscaping be completed prior to issuance of occupancy permit. 5. The entire hillside lying west of the rail line shall remain undisturbed. 6. Approval of site and landscape plans for the Parkway Plaza Building shall not be construed as approval of any plans in that area designated as "Future Development." If you wish to appeal this decision to the City Council, a written appeal must be submitted to the City Clerk and directed to the City Council. I would like to take you up on your offer to obtain a revised site plan with the requirements imposed by the Planning Commission. r Planning Commission Page 5 Minutes 16 November 1978 7. ELIMINATE 10 PARKING STALLS AT NORTHEAST CORNER AT NORTHEAST EGRESS POINT. 8. A 15 -FOOT LANDSCAPING STRIP BE PROVIDED ALONG BOTH PUBLIC RIGHTS -OF -WAY. THE VOTE RESULTED IN MR. BOh'EN AND MR. JAMES VOTING NO AND MR. RICHARDS AND MR. WELSH VOTING YES. CHAIRMAN KIRSOP VOTED YES. MOTION CARRIED. RKWAY PLAZA BUILDING - LANDSCAPE PLAN Mr. Blaylock read the staff report and explained the displayed drawings. Mr. Satterstrom explained that two plans have been submitted for the proposal, the difference being the way in which the trees are arranged within the parking area. Mr. Blaylock explained that extra parking is proposed off -site. Mr. Richards said he felt the off -site parking should be included in the plans for review and, since it is not, the plans as submitted are incomplete. Mr. Robert Fehnel of the Jack Benaroya Company commented on the staff's findings and recommendation. He said they would like the Commissioners to reconsider the requirement of sidewalks on both sides of the main entrance road. The new plans submitted show only one on the north side of the main entrance road. He said he did not oppose the requirement for trees to be a minimum of 3" caliper, however, he said they preferred to use a variety of calipers. He said the tenant was opposed to the outside eating area due to littering. He said they would like the Commissioners to reconsider the width of the landscape strip. Mr. Richards mentioned the landscape strip should be 25 feet wide so it can be seen by someone looking outside from within the building. Mr. Richards stated his concerns regarding the proposed plans indicating only one sidewalk in the main entrance. Mr. Fehnel explained that after reconsideration they felt a single sidewalk and a wider landscape strip was better. Mr. Richards stated his concern with the size of the outside eating area. There was a discussion regarding the number of parking stalls proposed on each of the proposed plans. There was a discussion regarding bus service to the site. There was a discussion regarding installation of a traffic signal. Mr. Fehnel explained that he asked for one but there were not enough warrants to allow it. Mr. Blaylock explained that the State Highway Department requires 8 "warrants ", such as a certain amount of traffic on the street, volume of pedestrian traffic, etc., be met before they will authorize the installation of a traffic signal. (7 Planning Commission Page 6 Minutes 16 November 1978 Mr. Fehnel mentioned they are still going to put in conduit in case a signal is allowed in the future. There was a discussion regarding the crosswalk at entrance driveway. Mr. Fehnel informed the Commissioners of an "island" in the middle of the driveway. He said they considered this factor in their design. Chairman Kirsop asked when the plan for the additional parking area to the north would be submitted. Mr. Fehnel said probably next month. Mr. Blaylock mentioned the deadline for receiving plans for Planning Commission review at next month's meeting was December 7th. MOTION BY MR. RICHIARDS AND SECONDED BY MR. BOWEN THAT THE PLAN SHOWN AS EXHIBIT 2 AND DATED OCTOBER 31, AND NOVEMBER 3, 1978 BE APPROVED WITH THE FOLLOWING CONDI- TIONS: 1. THAT A 25 -FOOT WIDE LANDSCAPING STRIP BE PROVIDED ALONG SOUTIICENTER PARK - WAY; THE SAME TO BE BERMED 4 FEET IN HEIGHT. 2. THAT A SIDEWALK A MINIMUM OF 5 FEET IN WIDTH BE PROVIDED ON THE SOUTH SIDE OF THE ENTRANCE ROAD, IN ADDITION TO SIDEWALK SHOWN ON NORTH] SIDE. 3. THE TREES ON THE NORTH AND SOUTH SIDE OF THE ACCESS ROAD SHALL BE SET BACK TO PROVIDE A MINIMUM OF 500 FEET SIGHT DISTANCE CLEARANCE WITHOUT EXTENDING THE VEHICLE INTO THE CROSSWALK. 4. THAT THE LANDSCAPING BE COMPLETED PRIOR TO ISSUANCE OF OCCUPANCY PERMIT. 5. THE ENTIRE HILLSIDE LYING WEST OF THE RAIL LINE SHALL REMAIN UNDISTURBED. 6. APPROVAL OF SITE AND LANDSCAPE PLANS FOR THE PARKWAY PLAZA BUILDING SHALL NOT BE CONSTRUED AS APPROVAL OF ANY PLANS IN THAT AREA DESIGNATED AS "FUTURE DEVELOPMENT." MOTION CARRIED WITH MR. JAMES VOTING NO. McCANN PROJECT #421 - DEVELOPMENT PLANS Mr. Blaylock read the staff report and noted that a tree location and revised parking plan were submitted. Mr. Tom Croonquist, representing McCann, explained new tree location plan. He mentioned the owner has a problem with curb cut relocation and explained reasons for wanting it where it is proposed on drawing. He also mentioned that Ray Con is the proposed tenant and they manufacture light electrical devices. He said Ray Con is concerned about having an outdoor recreation area for employees. Mr. Dan Blattman, owner of Ray Con, mentioned small delivery type trucks would utilize the site and will occupy north end of building and sublet the rest. Mr. Satterstrom suggested adding a fourth stipulation regarding approval of land- scape plan prior to issuance of occupancy permit. FACTS: CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 10 November 1978 8:00 P.M. AGENDA ITEM V E Landscaping Plan: Parkway Plaza Building Mr. Robert Fehnel of the Jack Benaroya Company has submitted a landscaping plan for the Parkway Plaza Building. The applicant has submitted two sets of landscaping drawings. The first set,(Exhibit 1) attempts to comply with the specific requirements imposed by the Planning Commission at their regular ,'!ay meeting. The second set of plans (Exhibit 2) presents the landscaping treatment that the Benaroya Company wishes to use on the site. Each plan is reviewed as per the requirements imposed by the Planning Commission. • (SEE, Exhibit 3) Mr. Fehnal has submitted a cover letter explaining why certain conditions cannot be met (SEE, Exhibit 4). 1. The building has been enlarged to include a full basement, which required an additional 49 parking spaces. 2. Approximately one - fourth of all parking area has already been paved. This parking lot is located south of the building. 3. The site plan turning pattern for the main entrance is not correct. There is no through traffic. A right turn south and left turn north are permitted. 4. A traffic light will not be installed because traffic warrants cannot be met. fine following is an anlysis of proposed plans (Plans 1 and 2) and the stipu- lations imposed by the Planning Commission at their regular May meeting: Stipulation 1: Relocate parking indicated in northeast or southeast corner of the site to the vacant northwest area near the rail line; this will pro- vide approximately 100,000 square feet of vacant land abutting Southcenter Parkway for commercial development. Analysis: Plan 1 - The applicant has complied with this requirement. Plan 2 - Same as plan 1. Stipulation 2: Provision of sidewalks along entire frontage of Southcenter Parkway and both sides of main entrance road. Also, provision of sidewalks along west side•of the north-south internal roadway. • Planning Commission Page 3 Staff Report 16 November 1978 Analysis: Plan 1 - Plan 1 complies with this requirement. However, disagree- ment with this requirement is a major reason why the applicant has submitted a second set of plans. Plan 2 - Plan 2 does not comply with above stipulation. The land- scape architect disagrees with the specific required treatment of the landscap- ing for the parking lot. The intent is to screen the parking and blend the building into the natural hillside from observation points along Southcenter Parkway. The proposal appears to fulfill this intent but does not offer syste- matic shade to employee parking area, as plan 1 does. Stipulation 3 F: Automatic irrigation along major landscape corridors and areas of landscape concentration. Analysis: Plan 1 - The requirement is being fulfilled. The automatic irrigation system was shown on the utility plans included in the building permit application. Plan 2 - Same as plan 1. Stipulation 3 G: Submittal of revised landscape plan incorporating above stipula- tions to Planning Commission for review at the regular June 1978 meeting. Analysis: Plans 1 and 2 1. On May 31st, the applicant was advised to submit revised landscaping plans incorporating the desired revision for review at the regular June meeting. 2. The applicant was informed by certified mail on August 25, 1978 to sub- mit landscape plans by September 14, 1978 for regular September meeting. 3. The applicant informed the Planning Division on September 14, 1978 that they would submit the plans on approximately October 1, 1978 for the regular October meeting. 4. The applicant submitted a complete set of landscaping plans on 7 November 1978. Stipulation 3 H: Provision of 25 -foot wide landscaping strip along Southcenter Parkway; same to be bermed 4 feet in height. Analysis: Plan 1 - The plans submitted show a 15 -foot strip in lieu of a 25 -foot strip. Eventhough the berm creates the majority of site screening, the require- ment is not met. Plan 2 - Same as plan 1. Stipulation 4: The entire hillside lying west of the rail line shall remain undisturbed. Analysis: Plans 1 and 2 - No development is proposed or intended west of the rail line; therefore, the stipulation is complied with. . Planning Commission Staff Report RECOMMEN1)A1'ION: Page 4 16 November 1978 The majority of the evidence indicates that approval of the landscaping plan for the Parkway Plaza Building should be approved as presented in the drawings dated 31 October 1978 only if the following are met: 1. That a 25 -foot wide landscaping strip be along Southcenter Parkway; the same to be bermed 4 feet in height. 2. That a sidewalk a minimum of 5 feet in width be provided on the south side of the entrance road. 3. The trees on the north and south side of the access road shall be set back to provide a minimum of 500 feet site distance clearance without extending the vehicle into the crosswalk. 4. That the landscaping be completed prior to issuance of occupancy permit. 5. The entire hillside lying west of the rail line shall remain undisturbed. 6. Approval of site and landscape plans for the Parkway Plaza Building shall not be construed as approval of any plans in that area designated as "Future Development." Jack A. Benaroya Comp; .y 5950 Sixth Avenue South. Sei. . WA 98108 (206) 762 4750 November 7, 1978 City of Tukwila Planning Department Tukwila, Washington 98188 Attention: Mr. Roger Blaylock RE: LANDSCAPE PLANS PARKWAY PLAZA WEST BUILDING EXHIBIT 4 PARKWAY PLAZA BLDG. - LANDSCAPING PLAN We are hereby resubmitting our final site landscape plans for this project. We have de- ferred prior submittal to attempt to ascertain the areas of development on this site as well as our site immediately abutting on the north. The plan, as presented, is not in strict accord with the stipulations listed in pages 4 and 5 of the minutes of the meeting of May 25th. The specific areas of differences are as follows: Item 2: We have provided a sidewalk along the north side of the entrance road and have landscaped the area that would be taken by the south walk. Our studies show no requirement for more than a 6' walkway for pedistrian traffic and the landscaping to be more beneficial. Item 3 b and c: We will be using a mixture of tree species and shapes with some over and some under the 3" caliper. It is our policy and the philosphy of our landscape archi- tect to use the maximum design capability based upon the structure and plant material available. We range species selection trips all over the northwest. We feel your 3" caliper rule will depreciate good landscaping and not accomplish your objective of a "good growth" look to buildings in the city. Item 3 e: We recommend the use of clusters of developed growth plantings to be in better scale with this building than the strict application of your code. Item 3h: We have developed the two street parcels as restaurant sites and have bermed the street planting to minimize the auro sight lines. We have submitted the planting strip at 15' in lieu of 25'. We thank you for your consideration and review 'of our resubmittal. (obert H. Fehnel Attachment list Plans - 15 sets INDUSTRIAL PARKS /WAREHOUSES /OFFICE BUILDINGS /SHOPPING CENTERS AND SPECIALIZED MERCHANDISE MARTS PARKWAY PLAZA WEST SPECIES LIST DECIDUOUS STREET TREES Red Oak, London Plane DECIDUOUS DRIVE TREES Sweet Gum DECIDUOUS FLOWERING TREES Flowering Plum DECIDUOUS PROPERTY LINE TREES Shade Master, Maple PARKING LOT DECIDUOUS AND EVERGREEN Sweet Gum and Maple Austrian Pine EVERGREEN ENTRY Austrian Pine and Rhodie PLAN A PLAN B 26 26 14 14 21 21 16 16 100 100 Decid - 53 and Everg - 47) (Decid - 84 and Everg .- 16) y�fJ V ttock / Landscape Architect / 2021 Broadway East /Seattle 98'02 /East f - 81111% OE 71, A • = Stoknes 6200 S. Center Blvd. Tukwila, Washington, 98188 30 August 1979 SE/2 Mr. Stoknes, As per our telephone conversation, reguarding Parkway Plaza Office Building for the Boeing Co. built by the Benaroya Co., we have substituted 51 Western Red Cedar on 8 foot centers for the 14 Ash on the South property line of the project. These trees will accomplish the same job and more by giving a tall year around screen for the parking lot. Sincerely, o eb r Chitt ck I15bI 500ThCEJJTER py ? *IA PLAZA a a (i PARKWAY PLAZA BUILDING JACK A BENAROYA COMPANY LANDSCAPE PLAN SITE PLAN LEGAL CIESCPIPTION ' That portion of the Southeast 4 of the SouthWest 4 of Section 26, Town- ship 23 North, Range 4 East, W.M., and the. Northeast 4 of the Northwest of Section 35, Township 23 North, Range , 4 East, N.M , King County, Washington, described as follows: • ilf:ginning at the Northeast corner of said Northeast I., of the • lorthdest '.■; • thence North 87 West along the North line of said Northeast 4 of the• Northwest 1/4, a distance of 481.05 feet to the',West margin of Southcenter' Parkway and the point of beginning; , • ' thence South 11 East along.said West , m,rgin a •distance of 41.27 feet;' .thence North.87 West a distance Of 229:11 feet; • thence South 42 West a distance:0.'537...feet; morepr less, to a. point on a line which is 19 feet Southwesterly of the centerline of . a 19 foot railroad easement 'establiShed..by ..ir recorded, under auditor's File•No. 6643574; - . • . ''„ thence Northerly along :a I hie which iS 'concentric and 'carol lel Wi th said • tenter line 481 feet, more or less, to the'Nertir 1 toe, said :Section 35; thence North 87 along said:Northline a distance-of 20 feet',.. , more or less, .to a point on.a' line whi eh ^is• Parallel With and 39.0.feet:: ,: ilorthwes terly of the center line' Of O' 19 , feet ref lrdad easement. establishe.d., by instrurrent recorded under Aijdltors.FfleJIO. 6643573;: .• thence North .16 East 'along'Said parallel line 92 feet,',More or:less, to .the center line of a 40 foot drainage..e0ement granted to the: Sfite,uf Washington•by instruments recorded :Linder Auditor's Uih. os 6233536 :• • thence North 50 West along 'said 'drainage easement Center line 224 :more or less, to the West 1 ine of •:the-SoutheaSt. of the SoUthwestl., Of said Secton 26 thence North 00 East.along•saidiWeSt,line 344:6'r:feet; thence North 82018'16" East 680:15 feet 1.0 said West margin of..SoLithCenter Parkway thence South 11 East aleng,said.West'iargin 767;86 feet toithe One point of heginning; . • " • Situate' in the City of County. of. King, State or Wathirietori. 'Ng PARKING REGUIRIEDI NM STALLS .l, • PARKING, PROVIDED I STALLS ‘ • rd-gintring-at tite_Northbast coi said iiiii•theast ‘4 . D . f tilp %0IthvIOSt. '.1', • • . . , thence North 87 West al wig. the Norfktline 0 F Said Northeast 1 .-,of the, • • ::- 55 . p li a o r r k t) m es a t nti la,.; h a e d .i i ,o s i t n ah t. c o e' f .o b f e 4 9 5 iti l t . 1 0 ,1 5 ig . ; fee . t t o , . ' , , , r . : a . . W e s t _margi,.. of Southcenter. . , • , - , .thence .South 5 11 0 59' 33!' East along said•Westlslargin a distahce of q .27 t4e . t.; • • ' thence ;North -87 57West ii distance of,'.22911, feet; • . • , - ., i : . thence South 4'1 West a distance5,of•',557. feettl more Or • loss, to a ' - 1. es atklished ', 1i9Acrument recorded Under f n a F l i 5 l i e ne : I 6 d 6 1, 4 , 3 i s ; 19 .5 feet Sow of UiC cen ter . 1 f ne, o f a, 9 foot rai I road o as emn t e t 5 . ' • 55' . ..-- ' • .', . , .. . • , . 7 '.P . t o e f i t h je • g th i e ll .g in it l y ..5 6 ' f f' T . u15;; 7 1a . ,.' Co n; 9 . State :o f 1.6s t o n .......:... . ..' . '''S • 'more or less, to the West Hoe of. the..Suttieast. of. the Southwest f.,. of said, .• • ‘ '. thegne North 5 West along Saithdi easement center I int: ae5•I'bet, .. , . •-• to the • ceoter. 1 ine of 40 foot driiinageseiip to the State of • .• .' , • • ' .'ilil by instihsr.ent:s Wid4r.quith tpr's , rile le Nos.. 5E33536, 5 • • ; , '' • • ... moreorledS,. to a point on .a ' line which ..4..'pa ra 1 lel with and 2) .0 fitht - - Parkway I thence South .11959 153". East along , ;satcl•,Weie,margi n ' 707.86 feet. to ' 6:ie'true ' • thence- North. 87 West al Ong ; sai d;:tidrth'l i no a•distance ,of 20 feet. . ' • - . , . t....: . . . .. . , ; , „ . , .: , , ,.„ •, •••. • ' ' ' ' • ." .. . . 5. thence ,Northerly 'along a 5 1 iiie which is•-cancentric and paral lel: tqi th,said . ' • , . • ' . • thence 'North 82g1Eli15",..East 580 feet;:tii:Said West margin.gf Southcenter • ' : . —by instrument recorded :under .Aitcli tOr'sFletio. 6643573; ' - '. ' ' • thence North16 5 ' Section 26 .,. . thence North 00956' 36" East along. said •Wost'•;.1.fhe 344.61 feet; '.5 ' •:. . • , .• • , Northwesterly of the ,cen ter line of .a19. rail •easeplentestablished -..- . ,• q'..:5East •clong said:parellel line 92 feet., . "more or less, . ' .,- ' . center 1 pa 481 fee or lass , 'to, ttieflorth 1 i ile , sa i d, Sect ion 3F,:. . . . . . 009 a 6 6,q 2 • 1 At L4, SITE PLAN That portion' of the Southeast' of the,Southwest-> of Section- 26 ;.T :ship .23.North ;'Range 4'East, W.M.,•and the. Northeast.:. of the'.Ilorthwest.j . of Section 35, Township 23' North, Range 4-East, W ;M. ;,King County ;.Washington;' 'described as follows: Beginning 'at the tlor•theast corner of said Northeast. of the.tlorthwest�)i ;. thence North 87 0 45'57" West along the North•line 'of said :.Northeast y of the Northwest a distance'.of 481,05. feet to the•Wes.t margin of'Southcenter.' Parkway and the point'.of:beginning;: thence'.South 11 0 59'33" East along sel.d West margina distance of 41 :27.feet; thence North 87 °45.'57" West a distance of,229,11f,feet • 'thence.South.42 ° 30'.27',' West a: distance of 537 feet;. more 'or less, -to a, . point on a line which.is .19.5 feet'Southwasterly5of the center line of, 'a•19 foot railroad easement es tablished by instrument recorded under Auditor;' File. No, 6643574;'.'., °, i• thence•Northerly along'a line which•is concentric ";and parallel "with said- " center line 481 feet, nare.or less,•to the North line,'said Section' 35; I' thence North'87 °45'57 "'West along said North line:a distance of 20 feet; more or less, 'to a point on' a line which is parallel with' 'and Northwesterly of the center . line of a 19 feet railroad easement established ''by instrument recorded under Auditor's File•No. 6643573; ' , ...• . thence North 16018'55' East along said parallel ,line•92,'feet, nlore.or less, • i to the center line of. a; 40, foot drainage :easer�en,t_'granted to the State.of.''.:', Washington by instruments recorded ,under Auditorxs'.F•i1e Nos..6233536, thence North 50 °38'32 "'West.along said drainage - .easement centerline 224 feet, more or less, to the West line of the,Southeast8:of,the Southwest Is of'said . thence North,00 °56'36" East'along'said•West line344 :61 feet; ' thence North. 82 °18'16 ",East 680.15 feet to said West margin of Southcenter Parkway : ,1. thence.South 11°59' ". East':along. said West margin'707..86. feet to the true point of beginning: A; :.1- Situate.in .the „City of'Tukwila, County -' of fing,.State 'of .Washington, . pj,p \ 7 E•, .ppQ � . .. E• 21. e1 }4'o. • )CzSZ 252, ,�zs.s k . i41 ti , l 'ii71I . , rTrl I I i i I 2 3 pop' 5 6 7 FLEXIBLE RULER -]U2 awn .-_ OE: 6Z BE LZ 92 SZ bZ CZ ZZ IZ OZ 61 ' BI LI 91 SI 71 'et ZI Il otl, _.. hall! ua�u�I, lh�t�a��Ilil���i1�� l,��iiJ��il�11 I��ll;il I, �l�1l�ilil�llul�p�I�lul, �lll�l���il�l llh��llullq��u!d�iu���uluul!u!I �u� lll(I!(1 111111111 !)IIU�IIJIIIIIIIhII IF THIS MICROFILMED DOCUMENT IS LESS' CLEAR THAN THIS NOTICE,_IT IS DUE TO�'.. THE QUALITY OF THE ORIGINAL DOCUMENT! • RESTAURANT SITE 1,1AFC0 CATALOG SHOWROOM DIVISION OF MODERN MERCHANDISING ADJACE PARK% • PLAZA PHASE 3 'SIDEWALK OF SOUTHCENTER ;PKWY PARKt PLANT SITE SECTION