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HomeMy WebLinkAboutPermit DR-04-73 - BENAROYA COMPANY - PARKWAY PLAZA SIGN REVIEWThis record contains information which is exempt from public disclosure pursuant to the Washington State Public Records Act, Chapter 42.56 RCW as identified on the Digital Records Exemption Log shown below. DR-04-73 Benaroya Company 17300 Southcenter Parkway RECORDS DIGITAL D- ) EXEMPTION LOG THE ABOVE MENTIONED PERMIT FILE INCLUDES THE FOLLOWING REDACTED INFORMATION Page # tode Exemption = Brief Explanatory DeSctiptiop �t�tutel ule The Privacy Act of 1974 evinces Congress' intent that Personal Information — social security numbers are a private concern. As such, individuals' social security numbers are Social Security Numbers redacted to protect those individuals' privacy pursuant 5 U.S.C. sec. 9 DR1 Generally — 5 U.S.C. sec. to 5 U.S.C. sec. 552(a), and are also exempt from 552(a); RCW 552(a); RCW disclosure under section 42.56.070(1) of the 42.56.070(1) 42.56.070(1) Washington State Public Records Act, which exempts under the PRA records or information exempt or prohibited from disclosure under any other statute. Redactions contain Credit card numbers, debit card Personal Information — numbers, electronic check numbers, credit expiration DR2 Financial Information — dates, or bank or other financial account numbers, RCW RCW 42.56.230(4 5) which are exempt from disclosure pursuant to RCW 42.56.230(5) 42.56.230(5), except when disclosure is expressly required by or governed by other law. dr-04-73 17300 southcenter parkway plaza DEVELOPMENT REVIEW Frank Todd, Mayor CITY of TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 PLANNING DEPARTMENT Benaroya Company ATTN: Mr. Larry Benaroya 5950 - 6th Avenue South. Seattle, Washington 98108 Dear Mr. Benaroya: GC /lt cc: Bldg Off The Tukwila Planning Commission, at it's regular meeting of 24 January 1974, approved your application for a free - standing.sign advertising the leasing of office space for a proposed development immediately north of the existing JAFCO facility. The Commission's approval was . with the understanding that the sign will be, in effect, a temporary sign and will be removed when the development is completed. Please contact this office if you have any questions regarding this matter. Sincerely, Gary/4rutchfield Planning Technician 5 February 1974 Minutes of Re( ar Meeting Site Plan - Segale #731 Mr. Hansen read Staff comments_ Representative of Segale Business Park agreed to provide, at a future date, an overall comprehensive landscape plan. Motion by Mr. Sneva, seconded by Mr. Kirsop and carried to.approve the site plan subject to the addition of.tOn parking stalls and approval of overall landscaping plan, both prior to occupancy. . Site .Plan - Cabot Cabot . & Forbes Mr.. Hansen read Staff comments recommending approval. Motion by Mr. Lamb, seconded by Mr. Sneva and carried to approve the revised landscape plan as submitted. S ign Review - Benaroya Mr. Hansen read Staff comments noting the permanent sign will, in fact, be temporary. Motion by Mr. Sneva, seconded by Mr. Lamb and carried to approve the sign as submitted. Site Plan .Don Condominium.Business Park Mr. Sneva excused himself from the Commission to present the proposal. This concluded all business of the 24 January agenda. Motion by Mr. Sneva, seconded by Mr. West and carried Pa e 5 Mr. Hansen read Staff comments noting this review is only of the preliminary site plan. Motion by Mr. Kirsop, seconded by Mr. Zepp and carried to approve the preliminary site plan, dated 14 and 15 Jan- uary 1974, subject to acceptance by the City of the Environmental Impact Statements and final approval of the Shoreline Management Permit. Frank Todd, Mayor CITY or TUKWILA 14475 - 59TH AVENUE SOUTH 'TUKWILA, WASHINGTON 98067 Continued Regular Meeting, 26 July 1973 Chairman called regular meeting Members present Mr. Mettler, Mr Johanson. to order, at 8:10 p.m., the continued recessed from Monday, 23 July 1973. were: Mr. Lamb, Mrs. Harris, Mr. West, . Kirsop, Mr. Sneva, Mr. Saul and Mr. Cabot, Cabot & Forbes - Site and Landscape Review Plans submitted by Cabot, Cabot & Forbes were displayed and Mr. Moss read staff comments and recommendations. Pointed out City ordinance requires driveway to be twenty (20) feet from curb line on Minkler Boulevard. Also recommended requirement of walkways. Chairman Mettler read ACC minutes regarding this matter. Motion by Mrs. Harris, seconded by Mr. West and to approve the site and landscape plans subject pliance with conditions required by Andover ACC provision of walkways. carried to com- and Parkway Plaza - Landscape Plan Review Plans submitted by Benaroya Company were displayed and Mr. Moss read staff comments and recommendations. Also presented slides depicting existing landscaping in the same vicinity as compared to landscaping existing in Andover Park and other communities. Discussion between Commission and Mr. Fred Hartwell, Benaroya Company, regarding suggestions made by Staff, especially the requirement of a living ground cover. Motion by Mr. Kirsop, seconded by Mr. Saul and carried to approve the plan submitted subject to the following conditions: 2 1. That spacing of the Maple trees along Southcenter Parkway be reduced to thirty (30) feet on center. 2. That a suitable living groundcover be provided in all planting areas where Junipers are used. 3. That a specific list of plant specimens and their alternates be provided. 4. That the above conditions be complied with and a revised plan submitted to Staff for review and approval in accordance with these conditions. Mr. Sneva, at this time, stepped down from the Commission to present plans to the BAR. Don Koll Phase II - Landscape Review Plans submitted by Don Koll were displayed and explained by Mr. Moss. Also read staff comments and recommendations including suggestion of some type of safety provision along Christiansen Road due to steep grade. Chairman Mettler read ACC minutes regarding this plan. Mr. Sneva stated his agreement to the requirement of landscaping along Christiansen Road but considering future levee construction and. City plans for the road would prefer to hold off until such time as a concerted effort can be made. Mr. Moss agreed the timing of the levee construction is crucial to this matter. Motion by Mr. Saul, seconded by Mr. Kirsop and carried to approve the plan submitted provided adequate and compatible landscaping be provided at earliest possible time. Don Koll Tract II - Landscape Review Plans submitted by Don Koll were displayed and explained by Mr. Moss. Also read staff comments and recommendations. Mr. Moss also pointed out the 50 foot setback requirement in C -M zone. However, precedent has been set for smaller setbacks by previous developments along Christiansen Road. 6 Landscaping plans consist of large bermed areas with lawn groundcover and London Plane Trees, Maple trees, Flowering Cherry trees, and Japanese Pine trees. The proposed plan complies with the master plan which was previously approved by the Planning Commission. The Staff recommends approval of the site plan and the landscaping plan subject to the considerations previously noted. PARKWAY PLAZA - LANDSCAPE REVIEW' 19 To,A 1 The Benaroya Company has submitted landscape plans for review by the Planning Commission for their intended Parkway Plaza development. The Staff has reviewed the plans and found them to be sparcely planted with no provision for groundcover planting therefore recommends that all plant beds include 'a groundcover planting. The Staff also recommends that all trees be identified on the landscape plan and that the maximum spacing for . the street trees along Southcenter Parkway be 30 feet on center, and separated from the driveways a maximum of 20 feet. The Staff recommends approval of the plan subject to these revisions. INTERSTATE FREEWAY No40 TU A STRA BOER BAKER BLVD. IBOM c PARKWAY PLAZA - LANDSCAPE REVIEW The Benaroya Company has submitted landscape plans for review by the Planning Commission for their intended Parkway Plaza development. The Staff has reviewed the plans and found them to be sparcely planted with no provision for groundcover planting,therefore recommends that all plant beds include a groundcover planting. The Staff also recommends that all trees be identified on the landscape plan and that the maximum spacing for the street trees along Southcenter Parkway, be 30 feet on center, and separated from the driveways a maximum of. 20 feet.' The Staff recommends approval of the plan subject to these revisions. • Job Address 17300 Southcenter Parkway Name of Business Vacant Land LEGAL DESCRIPTION: Lot No. or 2E7 see attached Property Owner Jack A. Benaroya Co. Telephone . Addr3ss 5950 - 6th Ave. so., Seattle, Wa. 98108 Zip Code Sign Owner Address TO BE FILLED OUT IN DETAIL BY APPLICANT OR. PERMIT CANNOT BE ISSUED SI • •: I: Contractor Jack A. Benaroya Co. Telephone No. 762-4750 Address 5950 - 6th Ave. So., seattle, Wa. 98108 State Lic. No. State Tax No. C 64 998 Bus. Lic. No.100 Estimated value of work $85.00 TEMPORARY SIGN Total sq. ft. of all sign faces 40 Sq. Ft. No. of existing Signs on Property 0 SETBACKS: Front 40 Side 200 Single Face Double Face Combustible Incombustible Electrical Jack A. Benaroya Co. Yes No Yes No No Block No. PUBLIC WORKED DEPT 242-2177 B230 South mentor Blvd IBBOS7 Tract legal description Telephone No. 762-4750 Zip Code 98108 Zip Code 98108 /7 PERMANENT SIGN Type of Sign Plywood Side 300 Rear 735 Date 12/10/73 All on Private Property Yes . :. Overhanging Public Property No Overhanging Setback Line No: IF On Premise Yes . Off Premise No This application does not constitute a permit to work.- WORK IS NOT TO COMMENCE UNTIL SIGN PERMIT IS POSTED ON PREMISES WHERE WORK IS TO BE PERFORMED. . Certification is hereby rendered that no work is to be done except as described and that all work shall conform to the applicable codes. All signs containing electric wiring must bear the label of an approved testing agency. Separate Electrical Permit must be obtained for installations requiring electrical power. jetc Kileirok . December 10, 1973 THIS PEWIT IS ISSUED UNDER THE FOLLOWING CONDITIONS:' icac, /1, '73 afrym-e-v-e,- ' 2eta 14AVIKA.UWt. a 0 0,1,Wtht4uyvt 6' a 6 , ‘ ,) Permit Fee 112:::::16112±± Approved • align permit applicat PBS by okd by date Vi v. NORTH ANDOVER PROPERTY Legal Description That portion of the southeast quarter of the southwest quarter and of the southwest quarter of the southeast quarter of Section 26, Township 23 North, Range 4 East, Willamette Meridian, King County, Washington, described as follows: Beginning at the northwest corner of the southeast quarter of said Section 26; Thence South 87 °55'02" East along the north line of said south- east quarter a distance of 140.16 feet; thence South 01 °12'25" West parallel to the west line of said southeast quarter a distance of 490.00 feet; Thence North 88 °47'35" West a distance of 738.90 feet to a point 6.00 feet distant northeasterly, measured at right angles, from the easterly margin of the Mess Brothers County Road No. 972; Thence North 11 °59'33" West along said line 6.00 feet distant northeasterly, measured at right angles, from said easterly margin, a distance of 773 feet 1'To •• poinT o* cvr,va1 QP4. Thence continuing along said line 6.00 feet distant northeasterly, measured at right angles, from said easterly margin, along a curve to the right having a radius of 919.37 feet, an arc dis- tance of 210.78 feet through a central angle of 13 °08'08 "; Thence North 01 °08'35" East along said line 6.00 feet distant northeasterly, measured at right angles, from said easterly margin, a distance of 285.11 feet to the north line of the southeast quarter of the southwest quarter of said Section 26; Thence South 87 °55'53" East along said north line a distance of 625.20 feet to the west line of the southwest quarter of the southeast quarter of said Section 26 and the true point of beginning. r PUBLIC...ii/Oi:IICB DEPARTME( . 6230 Bouthcenter Boulevard Tukwila, Washington 98067 telephone t 206 3 242 - 2177 December 16, 1976 n Jack A. Benaroya Company z 5950 Sixth Avenue South O Seattle, Washington 98108 J Attention: Mr. Kenneth D. Long 5 Chief Architect m 01 Gentlemen: Y Parkway Plaza West CC LID #27 Q In light of our previous discussions and items which have been covered, EL I felt that I should put some of our thoughts into writing to avoid i t future questions or conflicts, or at least minimize same.. 3 W In reference to Minkler Blvd. being extended from Andover Park West to Southcenter Parkway, we left with the agreement that the Benaroya Company W would look into the possibility of agreement in participation by Upland 05 Industries. It was also stated by the City that the road, if cleared • through proper channels, could be built either via local improvement dis- W trict or a developer agreement contract between the parties and the City. F As Mr. Crutchfield stated, the road as proposed would make the current Q Parkway Plaza North and the J. C. Penney buildings each nonconforming. The next hurdle to clear after a positive indication by Upland Industries 3 would be the application for a variance by the parties involved to the ilD roadway width and right -of -way width minimum standards as covered with Title 17, Tukwila Municipal Code, of which a copy is attached. 1- W It is further understood that the City staff will be reviewing the prelim- NI inary proposals as received yesterday from your technical representative, Er Transportation Planning and Engineering, Inc. As Mr. Crutchfield stated at F our meeting, there are several difficulties involved in acquiring a variance. 10 As was stated by City staff members at this meeting, J. C. Penney has not n been willing to cooperate in past endeavors as far as extending Minkler 2 Blvd. through and there is a deep concern at staff level as to the conse- quences of possibly changing their building to nonconforming under the IE type of proceedings we are considering for possible construction of this W road and facilities. W In reference to the revised proposal for curb cuts and methods of ingress El z and egress from the proposed Parkway Plaza West, we at the City Public Works staff level are in general concurrence with the recommendation of your tech - 2 nical consultants as previously mentioned for signalization of the two major W crosstie intersections on a proposed access road. We will await a firm pro- ' posal from T. P. & E. for further consideration. Jack A. Benaroya Company December 16, 1976 Page 2 As per our further discussions of the relation of Local Improvement District 27 and the proposed 24 -inch storm line located within the site development of the Carriage House furniture store, I wish to confirm what I had discussed with you at that time. In my preliminary calculations, it has been apparent that the 100 -year flood would provide an overflow from.the LID 27 facilities in the amount of approximately 75 cubic feet per second. To carry this volume of water from a proposed sump located at the southwest corner of the Carriage House site to the existing 42 -inch storm drain facility in Southcenter Parkway would require a 36 -inch smooth bore pipe with a "N value" of not more than 0.013. This item relates to the roughness coefficient for closed conduit pipe. This is assumption is based on the slope as indicated on the prelim- inary site plans for the Carriage House as submitted to this office. As I suggested, it might be cost effective for your firm to look into running the west to east proposed 24 -inch line directly into a new manhole to be con- structed over the 42 -inch storm drain in Southcenter Parkway. This would involve contructing a new 72 -inch structure over that facility but could in turn relieve the problem of extending the 24 -inch line parallel to Southcenter Parkway to the existing manhole in front of the Carriage House location. As I noted during our discussion, the inlet to the existing structure is only a 12 -inch line, and you would have to excavate to the approximate elevation of 15, remove the 12 -inch line and core drill a 24 -inch hole into the side of the existing manhole in order to accomodate the proposed 24 -inch. line. It would seem to me that costs could very well be offsetting in these areas of construc- tion. As I stated previously, the City of Tukwila in its previous proposals with the Benaroya Company on its overflow system is willing to participate to the cost amount of providing an open ditch with the capacity of handling 75 cubic feet per second. To this extent, the City of Tukwila, via LID 27, is willing.to participate generally in the oversizing of the 24 -inch culvert to an approximate 33- or 36- inch.diameter smooth bore pipe. In my opinion, these costs of an open ditch and the oversizing of the culvert would offset each other. Also, to confirm our discussions, the increased cost benefit by the City is in materials only as the construction costs should not significantly change. The major item of concern to the City at this time is the agreement upon a relocated easement for the 48 -inch storm pressure main to be constructed under LID 27 which runs roughly parallel with the existing rail spur and interties the north and south canyon drainage systems. We are waiting for a rapid con- clusion to solving the problems of the easement and additional costs involved. Until all of the above issues are resolved to the satisfaction of the City of Tukwila, permits will not be issued to the Carriage House for utilities or curb cuts because of the interaction involvement of each of the previously mentioned items. We also briefly discussed the problem of storm water buildup along the gutters in Southcenter Parkway in the area of Parkway Plaza South, Jafco and Plaza North. As I stated, any ponding problems of significant amount located between driveways will be the responsibility of the City. Those created by curb cuts and settlements or ponding attendant with same will be the responsibility of your firm. And to further clarify the previous statement, small accumulations. of 14 to 2 inch or in Jack A. Benaroya Company December 16, 1976 Page 3 this general range will not be considered serious ponding problems. However, when it becomes of the magnitude to cause sufficient damage to the landscape but more .seriously pose a potential hazard to pedestrians using the adjacent sidewalks, the City will move with dispatch to correct these problems. I believe this covers most of the items we discussed and puts my general thoughts into writing to provide a springboard for our future discussions. Sincerely yours, SMH /dp Enclosures cc: Mr. Dick Williams, Office Engineer Mr. Gary Crutchfield, Assistant Planner./ Mr. Al Pieper, Building Official Mr. Eugene Isler, Field Superintendent 171 Steven M. Hall, P. E. Public. Works Director Sections: (Continued) 17.08.170 Reinforced concrete. 17.08.180 Asphaltic concrete. 17.08.010 Minimum widths of right -of -way. Minimum widths of right -of -way shall be as follows: (1) Streets serving residential areas • • .. • 50 feet (2) Streets serving commercial or industrial areas 60 feet (3) Alleys 20 feet (4) Crosswalks between streets 10 feet (5) Utility easements 10 feet (Ord. 430 §2(a), 1965). 17.08.020 Minimum roadways. Minimum roadways shall . be as follows: (1) Streets serving residential areas - 20 feet paved, plus 7 feet of crushed rock shoulder each side; (2) Streets serving commercial and industrial areas - 24 feet, plus 8 feet of crushed rock shoulder each side; (3) Alleys -'20 feet, crushed rock. (Ord. 430 §2(b), 1965). 17.08.030 State and county road systems. Roads and arterials which are part of the . state and county road systems shall have minimum standards as adopted by the state or county. (Ord. 430 §2(c), 1965) . 17.08.040 Industrial parks, shopping centers and park- . ways. Industrial parks, shopping centers and parkways shall have special standards appropriate to the scope of the pro- ject and traffic volumes generated. (Ord. 430 §2(d),'1965). 17.08.050 Design wheel loads. Design wheel loads shall be not less than: (1) Streets serving as residential area collectors and access streets - 4,000 lbs. (2) Streets serving as residential area arterials - 9,000 lbs. (3) Streets serving.as commercial and industrial area access streets - 10,000 lbs. (4) Streets serving as arterials in commercial and in- dustrial areas - 10,000 lbs. (5) Bridges - American Association of State Highway Of- ficials (AASHO) design minimum H2O loading. (Ord. 430 §2(e), 1965) . 17.08.060 Grades. Grades shall not exceed fifteen per - cent in hilly terrain. Vertical curves shall be provided at changes in grade. At intersections of streets a portion of 223. 1 __38.010 -- 17.08.060 t: Frank Todd, Mayor CITY Or TUKWIL 14475 - 59TH AVENUE SOUTH TUKWILA, WASHINGTON 98067 22 August 1973 Fred Hartwell, Architect Jack A. Benaroya Company 5950 - Sixth Avenue So. Seattle, Washington 98108 RE: Parkway Plaza Landscaping Dear Mr. Hartwell: PLANNING DEPARTMENT In response to your letter of August 17, 1973, I will attempt to clarify the Planning Commission's decision with regard to the above noted project. The Parkway Plaza development is located in a C -M district (industrial park), and therefore all applications for building permit, and the plans, site plans, elevations, and land- scaping plans thereof must be submitted to the Planning Commission for architectural control review. This is required by Chapter 18.32.040 of the City of Tukwila Municipal Code, which also states that "If the Commission presents a written report, thereon recommending changes in the exterior architectural design, landscaping, tree, shrub planting, and /or site improvements which the said applicant refuses to make, comply with or accept after conference, no building permit shall be issued." There- fore, sitting as the Board of Architectural Review, the Planning Commission has the authority to require those changes in the landscaping plan as discussed at their meeting of 26 July 1973. The confusion seems to have risen with regard to the requirement for "living groundcover ". It was not the Planning Commission's intent to redesign the landscaping plan or eliminate the Junipers that were indicated on the plan, but rather to include as an addition to the plan a groundcover planting in conjunction with the Juniper planting. The selection of plant material as groundcover is left to your landscape architect. Fred Hartwell With regard to the areas involved, the planting areas of concern to the Planning Commission are those adjacent Southcenter Parkway, between the sidewalk and the parking lot. I hope that this clarifies the Planning Commission's decision; however, if you have any further questions or require any additional information please contact this office. RBH /lt cc: Mayor Frank Todd l Page 2 Yours very truly, (/' / Delbert F. Moss Planning Coordinator • V cO JACK A. BENAROYA COMPANY 5950 SIXTH AVENUE SOUTH • SEATTLE, WASHINGTON 98108 • (206) 762 -4750 August 17, 1973 Mr. Del Moss, Planning Coordinator City of Tukwila 6230 Southcenter Blvd. Tukwila, Washington 98188 Subject: Parkway Plaza Landscaping In an effort to resolve the question regarding the "living ground cover" aspect of Item No. 2 of Mr. Richard B. Hansen's letter to this office on July 27, 1973, I am requesting a clarification of the use of the term "living" in Item No. 2 and the term "ground cover" as used in Paragraph 18.56.055 (4) of the Zoning Code. It appears that the requirement of "living ground cover" has been arbitrarily substituted for "ground cover ". From reading Paragraph 18.56.055 (4), I get no indication that the intent of the ordinance is to restrict or limit materials that may be used in landscaped areas; it suggests various combinations or general types of planting and inert materials that could be used. The requirement of "living ground cover" in addition to the planting proposed will, in time, necessitate the removal of one or the other simply due to growth. Also Item No. 2 requires this "living ground cover" in all planting areas where Junipers are proposed. Paragraph 18.56.055 Pr addresses "Utility easements and areas between property lines and curbing . . . ". Please clarify the areas involved. If the intent of the Planning Department is to achieve a "full growth" appearance within a specific time frame, I would appreciate a state- ment of the requirements so we may be better able to meet the criteria on future projects within the City. GENERAL CONTRACTORS • DEVELOPERS OF COMMERCIAL AND INDUSTRIAL BUILDINGS FOR SALE OR LEASE August 17, 1973 Mr. Del Moss, Planning Coordinator City of Tukwila Page 2 The adjacent JAFCO development was accepted by the Planning Commission with Juniper planting and a bark mulch in the areas along Southcenter Parkway. At the time of presentation to the Board of Architectural Review, it was explained to me by Mr. Al Harrison, that the intent was not to leave areas of soild"untreated" and that a bark mulch was acceptable as "ground cover." If there has been any revisions or alterations to the landscape requirements, I request a copy or a statement clarifying the situation. As I have stated before, it is our intention to meet the requirements of the Zoning Code and the Planning Department, but to do so I must request these clarifications in writing. Thank ou for your assistance. FRED HARTWELL ARCHITECT JACK A. BENAROYA COMPANY ±a ...A. - ,+1..6 'ii'.�i'4cz)E rt+47r r- + Gti.urC.Ri' «�°".`' ,............� Tukwila, �Otl€�h ragt ©n SEICDS7 ta9oph©na C 206 9 242 -'2' 177 August 14, 1973 C2 Jack A. Benaroya Company .a 5950 Sixth Avenue South Seattle, Washington 98108 Attention: Mr. R. W. Bristol Vice President ko Re: Parkway Plaza Sidewalk EL Dear Sir: In reference to your letter of August 3, 1973 regarding the relocation Ger of hydrants and light standards I have the following comments: 1. On July 18, 1973 a gentleman representing your firm (I assume Eti a Field Foreman) requested our Standard Sidewalk Detail.. I told him the City utilized the APWA Standard Plan 15 which is represented on the sketch attached to your letter. 15.1 2. This same person requested a City inspection for this side walk which was accomplished by the City Inspector. •, 3. No drawing was submitted and no permit was requested, there — v fore I assumed that your firm was pouring the interior sidewalks which, I found out while driving by at a later date, was not the case. El 4. Your firm relocated two hydrants of the three involved due to @W� driveway locations. Why did your firm not at that time ask for ii City sidewalk standards and locate the hydrants accordingly? C'° 5. It is a rash assumption that a rough sketch indicating a cross section of a typical sidewalk is synonimous with a permit. 6. The City of Tukwila requires special use permits for construe— w) tion, reconstruction, maintenance, fill or excavation within a EE public corridor. See attached copy from the Tukwila Municipal Code, Sections 11.08.090, 11.12.010, 11.12.020 and 11.12.030. To date this has not been accomplished, but the sidewalk has. 7. The plans for Parkway Plaza, sheet A -1 as approved by Mr. John Richards, City Building Official on June 14, 1973 states: "Sidewalk per City of Tukwila Standards. Obtain approval of Department of Public Works prior to starting work and @l before pouring." Jack A. Benaroya Company. Page 2 8. It seems as though better correlation, a little more time well spent without instantaneous requests, would have alleviated this present problem. The sketch indicates a standard cross section and does not mean variations are not allowed. I see two possible solutions which would be satisfactory to the City. The first is the obvious, move the utilities (fire hydrants and light standards) outside of the sidewalk. The second, which could have been arrived at with a small amount of dialogue, would he to offset the sidewalk into the utility corridor in the areas of fire: hydrants and light standards leaving a small area for landscaping. As you may gather, I do not feel the City is responsible for the present dilemma. I think that the second approach is the logical and most economical. If this is your intent, furnish this office with drawings indicating details of how you intend to comply with this Department's requests If you have further questions, contact me at this office. Sincerely yours, I SMH /ma cc: Mayor Todd Del Moss John Richards 1)A Steven M. Hall, P.E. Public Works Director Frank Todd, Mayor CITY of TUKWILA Dear Mr. Groce: 14475 - 59TH AVENUE SOUTH TUKWILA, WASHINGTON 98067 • 27 July. 1973 Jack A. Benaroya Company ATTN: Mr. Don Groce 5950 Sixth Avenue South Seattle, Washington 98108 The Tukwila Planning Commission reviewed the proposed landscape plan for the Parkway Plaza Development at their public hearing meeting 26 July 1973. At that meeting the Commission approved the plan submitted sub- ject to the following four conditions: 1. That spacing of the Maple trees along Southcenter Parkway be reduced to thirty (30) feet on center. RBH /lt Encl: as 2. That a suitable living groundcover be provided in all planting areas where • Junipers are used. 3. That a specific list of plant speci- mens and their alternates be provided. 4. That the above conditions be complied with and a revised plan submitted to staff for review and approval in accord- ance with these conditions. A copy of the minutes of that meeting are included for your review. If you have any questions or require any additional information please contact this office at 244 - 6290. . .Yours very truly, Richard B. Hansen Senior Planner PLANNING DEPARTMENT Ca' Frank Todd, Mayor CITY or TUKWILA 14475 - 59TH AVENUE SOUTH TUKWILA, WASHINGTON 98067 27 June 1973 Jack A. Benaroya Company ATTN: Mr. Don R. Groce 5950 Sixth Avenue South Seattle, Washington 98108 Dear Mr. Groce: PLANNING DEPARTMENT We have received the Landscape Plans prepared by Mr. Robert W. Chittock for the Parkway Plaza Development. Upon review of these plans, we have found it necessary to require several revisions and changes. Review of the plans by the Planning Commission is scheduled for July 19, 1973 at 8:00 p.m.; therefore it is necessary that the plans be revised and.returned in triplicate to this office prior to 5:00 p.m. July 16, 1973. The following is a list of revisions required by this office. 1. There are 20 conifer "specimens" indicated on the plan. We understand the desire - ability of "specimen" trees personally selected by the landscape architect when they are to be used in a backyard or residential setting; however the most important consideration in this case is to choose a coniferous variety that will withstand the reflected heat and high level of air pollutants resulting from the surrounding parking lot, and a tree of such a scale that it won't become "lost" in the surrounding acres of black- top and large bulky buildings. We suggest using Pinus Thunbergiana (Japanese Black Pine) in all of the areas where conifer "specimens" are indicated. They withstand reflected heat, are pollution tolerant and are of an appropriate scale for the intended use. Mr. Don R. Groce Page 2 2. There are Juniperus Chininsis "Pfitzer" at 6 feet on center indicated on the plan for the planting area adjacent South - center Parkway and for the interior islands. These plants do not provide an effective groundcover and are a continual maintenance problem. They are difficult to garden around and therefore weeds tend to be a problem; also garbage thrown into the plants is difficult to retrieve and unless continual maintenance is performed they become unsightly in a short time. We recommend mounding these areas to approximately 2 -3 feet and planting them with Hedera Helix (English Ivy) rooted cuttings planted at 18 inches on center. The ivy will cover the mounds in a relatively short time thereby preventing weed growth. The gar- bage problem is also almost completely eliminated since there is nothing to throw the garbage "under ", if any garbage is thrown onto the area it will either roll or be blown by the wind onto the parking lot where it can easily be removed or it can be easily removed by hand from the mound since the density of the ivy generally restricts foreign matter to the upper surface. 3. There is no groundcover planting indicated on the plans for any planting area. Groundcover planting must be included in all plant beds. The intent of the C -M zoning classification is to create a park -like atmosphere among•a setting of intense development. By not including groundcover planting much of the area (even at plant maturity) is going to be exposed soil or bark mulch, which does not contribute to a park -like atmosphere, and is a maintenance problem. 4. The trees planted along Southcenter Parkway, if planted on a regular basis, must be planted with a maximum separation of 30 feet on center, preferrably less ■.` RBH/lt cc: Robert W. Chittock Mr. Don R. Grode Page 3, since a relatively small scale, tree of relatively slow growth rate is proposed. (You might want to consider using Platanus Acerifolia, London Plane Trees, rather than the Sycamore Maples, since they have proved to be'a hearty tree withstanding harsh urban conditions, i.e. reflected heat, pollution, excessive pruning, and are of a more appropriate scale to the intended development.) 5. The Deciduous "specimen" trees indicated on the plan for some of the interior islands should be labeled by botanical and common name. These revisions are meant to improve the appearance of the proposed project and to reduce maintenance costs. Please discuss this with your Landscape Architect. If you have any questions or require any additional infor mation please contact this office at 242-2177. . Yours very truly, Richard B. Hansen Senior Planner vicinity plan railroad easement swale detail asphalt curb tentative storm drain canyon overflow SC. Ca CS vs CT ro c W to to 0 e 4 . 36 A • ME AX e rn tom ma w®vo •- �L.,' �t � ?k4�'1f n;< �[ '7;�:.7i4'�- r'i�C ^r�`rr�..,.: = - a "C o CD CP 1 1 0' Utility Easement 6' pas • vwca �►.- . 9 1 24' 2% 60' Right -of -Way ` (Note 5) : • • 10' i 2% q : 1 Utility 0+11, ' Easement 24 ► 6 o. . 1 • 2" Class "B" A.C.. 4" Crushed Surfacing 12" Class "B" Bank Run Gravel . Type "B" Curb (If sidewalk not required) Cement Concrete Combined Walk,-Curb & Gutter . All specifications as per American Public Works Association Standard Specifications for Municipal Public Works Construction, Latest Edition. 2. For Material. Specifications, see drawing R -5/5. 3. For Type "B" Curb, see drawing R -4/4. 4. For Cement Concrete combined walk, curb & gutter, see drawing R -4/4. 5. May be reduced to 50' for Cul -De -Sacs under 500' in length. Sca1e4 , 1 - 10' (If required) • • - 7 7 . . . . . . . 1 . II . r..bi cisiNNed , eolivirsi e..15zir-tvn-tv.. ?0,7_1" a:._--ai-t--cr...u..-ce a ---vias. . N.1 ao/y\/11 1 vitl.. 1- IPA --).. av-rv2i- coonA xl , . :- __ • Dot 4-15 130o SovTm c ¶7' 1 ?LA L//. Z A, /c:7 ,"4 - '7- IL 77/."3/A/4 , , . . , ,, , , „ ..... ,,,,, ...„ • ,,,,, „ . • : • • . . " •• • •. • I'l!'",4 • 'VAtZ1ET156 V. PAMM%1Z..1 ILAN C.T.ZNATA GoT4W,N 1 . • 20 ILEX GO-E.NATA Ij ewgZE1 4 164- I t.r.x C.R.E.NATIN 11 LA.O.V.g it 11..s/4 GRINAllk 11 (4-ZaN 15L-ANC: 2 ..84/.:2.3 1L7k C.r0NATA ''esICEMN IhL,4t4D" , ti 0 ILk)C G.R.O.NiNTA 4•TZN 1/-4.1. CONIFe- JUNIPIF.12;LtS H IN ONI1FEF.. 7 ecirwt-ku,;(h. 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" ‹0Affmc-rAeG • • C IF THIS MICROFILMED DOCUMENT IS LESS LEAR THAN THIS NOTICE, IT IS DUE TO F .; THE QUALITY OF THE ORIGINAL DOCUMENT ' . , .. • 25'1. ":,, . • • 1 ; ' • •,.-,,•••• •• • ,,!••••• ..• • • • 74/Lt4' ;AL:. 0/C'cIC .e.4(e•aca.e.4126 C 7 ILEX GRENATA VARIETIESe9V1 415 748E.Ce.44W /4 ! ? : /4 forfivr/LI.A 1/ARIET/e"e4b.e..,,i 9 faTENTILLA•14KIET/E.5e .504. GUlleN5/57'FITZeffe aac. veE/u5 e,whveAtiz''Prirze.R"e.6'a 1 ,j1 .. • JUN 2 G 1973 CITY. OF TyKSAIII.A.'. 1 , . "‘• ;■"•<"*<", ..;;t1,,f11 •••■ ; • 0 O is J 0 • 4 0 I u a J I K 7 a t 4 I L • 5 = a t o W g z F. < u x • • • 7 SITE PLAN SCALE: in : On • VMS INLII .taalrrc�. t:sa5w 4 - 01V1. • . i t"r+f ii6 FFtiiiTr rrm "_ oe 6Z 6 LZ 9Z .SZ 4Z EZ ' aa IZ oe .61 Sl Ll 9l SI b Jlll��ll 11 I ,�,! 1111111 J,� I N l 11 l [Ilgl�l11�4UP11J�Gf 1) Illl�llll�Jg 1.mj�l(Jiln I lal lllj�11141 ,114111ggli)1llpll41((I,p1! IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS,NOTICE, IT•IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT . • Jl .�� .LEGAL., DEECRIPTIDN That portion of the Southeast 4 of the Southwest >: of Section 26, Town- ship 23 North, Range 4 East, W.M., and the Northeast 4 of the Northwest 1 4 of Section 35, Township 23 North, Range 4 East, W.M., King County, Washington, : described as follows: Beginning at the Northeast cornet of Said Northeast 4 of the 'Northwest 4; `hence North 87 °45'57" West along thO.North:line of said Northeast h of the Northwest ;, a distance of 481.05 feet•ta the West margin of Southcenter Parkway and the point of beginning; : thence South 11 °59'33" East along said:West margin a distance of 41.27 feet; thence North 87 0 45'57" West a distance of.229.11 feet; thence South 42 ° 30'27" West a distance of 537 feet, more or less, to a point on a line whid> is 19.5 feet Southwesterly of the center line of a 19 foot railroad easement established by instrument recorded under Auditor's File No. 6643574; thence Northerly along a line which is concentric and parallel with said center line 481 feet, more or less, to the North line, said Section 35; 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 39.0 feet Northwesterly of the center line of a 19 feet railroad easement established by instrument recorded under Auditor's File No. 6643573; thence North 16 °18'55" East alohg said parallel line 92 feet, more or less, to the center line of a 40 foot drainage easement granted to the State of Washington by instruments recorded under Auditor's File Nos. 6233536, thence North 50 0 38'32" West along said drainage easernent'center line 224 feet, more or less, to th'e West line of the Southeast 4 of the Southwest 4 of said Section 26; thence North 00 ° 56'36" East along said:West line 344.61 feet; thence North 82 018'16" East 680.15 feet•,to said West margin of Southcenter Parkway; r . thence South 11 °59'33" East along said'West margin 707.86 feet to the true point of beginning; - \ -'- Situate in the City o .Tukwila ounty of ,King, State of Washington 14. i�^T _ ..._ s.•;:q ..,..�. 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"tin w..w,irr 1-':'p /8"0.4. • 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 4 of Section 35, Township 23 North, Range 4 East, W.M., King County, Washington, described as follows: leginning at the Northeast corner of said Northeast of the Northwest 4; thence North 87 West along the North line of said Northeast 4 of the Northwest 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 margin a distance of 41.27 feet; thence North 87 West a distance of 229.11 feet; thence South 42 West a distance of 537 feet, more or less, to a point on a line which is 19.5 feet Southwesterly of the center line of a 19 foot railroad easement established by instrument recorded under Auditor's File No. 6643574; thence Northerly along a line which is concentric and parallel withsaid center line 481 feet, more or less,.to the North line, said Section 35; thence North 87 West along said North line a distance of 20 feet, ' more or less, to a point on a line which is parallel with and 39.0 feet Northwesterly of the center line of a 19 feet railroad easement establisn. by instrument recorded under Auditor's File No. 6643573; thence North 16 East along said parallel line 92 feet, •more or less. to the center line a 40 foot drainage easement granted to the State of Washington by instruments recorded under Auditor's File Nos 6233536. thence North 50 West . along said drainage easement center line 224 feet, more or less, to theWest line of the Southeast 1 . of the Southwest '4 of said Section 26; thence North 00 East along said West line 344.61 feet:. thence North 82018'16" East 680.15 feet to said West margin of Southcenter • Parkway; •, thence South 11°5933" East-along said West margin 707.86 feet to the true point ofbeginning; !, • Sitoate'in City ;if Tukwila, County of King, State ofWashlngton. --mum itIll I ' L • I fit 4. 4 . 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