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HomeMy WebLinkAboutPermit L02-020 - STEVE HALE CONSULTING - DARDEN RESTAURANT DESIGN REVIEWL02 0020 OLIVE GARDEN 310 STRANDER BLVD DR Olive Garden Notice of Decision City of Tukwila Department of Community Development TO: Steve Hale, Applicant King County Assessor, Accounting Division Washington State Department of Ecology NOTICE OF DECISION This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. PROJECT INFORMATION Project File Number: L02 -020 Applicant: Steve Hale for Darden Restaurants Type of Permit: Design Review Approval Project Description: Proposal for development of a 7,400 square foot Olive Garden Restaurant with associated parking and landscaping. Location: 310 Strander Boulevard, on the south side of Westfield Shoppingtown Southcenter Associated Files: E02 -013 SEPA Determination Comprehensive Plan Designation/Zoning District: Tukwila Urban Center (TUC) II. DECISION Steven M. Mullet, Mayor Steve Lancaster, Director September 27, 2002 SEPA Determination: The City SEPA Responsible Official has determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions. Decision on Substantive Permit: The Tukwila Board of Architectural Review has determined that the application for design review approval of a new restaurant complies with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report. Page 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 i 56YkF. F+ J d.::; aviA p k.4 4 . .. w .,,..ey,tw,u,:�.+s..w.....a;:,w M.. .<.. .,,n... III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. Any person wishing z¢ to challenge either the conditions which were imposed by the MDNS decision or the failure of the ? z Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. re w 2 JU 00 IV. PROCEDURES AND TIME FOR APPEALING u) 0 J = In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice u) u_ of appeal must be filed with the Department of Community Development within 21 days of the issuance w 0 of this Decision, that is by October 18, 2002. 2 The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials L.L. shall be submitted to the Department of Community Development. Appeal materials MUST include: z a 1— w z F- 1. The name of the appealing party. F.. p z l- 2. The address and phone number of the appealing party; and if the appealing party is a corporation, g = association or other group, the address and phone number of a contact person authorized to receive U o notices on the appealing party's behalf. Oo H 3. A statement identifying the decision being appealed and the alleged errors in the decision. = w �U 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in g= z the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief w sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. v o i - V. APPEAL BEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Art Pederson, who may be contacted at 206 -431 -3670 for further information. Olive Garden Notice of Decision Page 2 z Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. 7 / / evelopment Department of Communi City of Tukwila Olive Garden Notice of Decision Page 3 z iI— Z n o. W .0 or co cl• co w. LIJ . w o LL Q • • CO • I. Z •W W; .2 a :0 ,w w : 0 , z, • Ail o ( J ) • 0 • Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION / , I, t� _�i� � �wC HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice , ��� G-#f -- Board of Appeals Agenda Pkt Person requesting mailing: Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Was m a i l e d to each of the addresses listed on this /' " day of In the year 20 O - Project Name: g' ) 8-e " .61-€ L- Project Number: Mailer's Signature: , ��� G-#f -- < Person requesting mailing: P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Was m a i l e d to each of the addresses listed on this /' " day of In the year 20 O - City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director September 12, 2002 CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Olive Garden Restaurants has filed an application for Design Review, File Number L02 -020, to construct a 7,400 square foot restaurant in the south parking lot of Southcenter Mall and addressed as 310 Strander Boulevard, Tukwila. Project will include parking for 142 vehicles. You are invited to comment on the project at a public hearing scheduled for September 26, 2002, at 7:00 p.m. before the Board of Architectural Review / Planning Commission. The hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 206 -431 -3670. For further information on this proposal, contact Art Pederson at 206 -431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • Design Review Approval • SEPA (State Environmental Policy Act) File E02 -013. MDNS (Mitigated Determination of Non - Significance) stating the mitigated proposal is unlikely to have significant adverse environmental impacts was issued 9/12/02. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 Jg Southcenter Ltd 25425 Center Ridge Rd Cleveland, OH 44145 Jg'Southcenter Ltd 25425 Cntet:Ridge Rd Cleveland, .OH 44145 Jg,Southcente r Ltd 2542'5 ter Ridge Rd Cleve! d, OH" 44145 ` Jg Southcen er Ltd 254Z5 Cen r Ridge Rd Clevelan OH 44145 Hilton Hotel Corporation 755 Crossover Ln Memphis, TN 38117 ®09tS JoJ aleidwal asll °` s �N % Jg'Southcenter Ltd' 25425 Ridge Rd Cleveland; Qg1.44145 Federated Dept Stores Inc 7 W 7Th St Cincinnati, OH 45202 Federated D Stores Inc 7 W Cincinp ti, OH 45202 Hilton Cor� ration 755 Cross e I 'n Memphis, T1r'38.1 -17 J outhcenter Ltd 2542 enter Ri e Rd Clevelan , 44145 Jg'Southcenter L'td 25425 "Center•Ridge Rd Cleveland, OH-44145 Mervyn's M 0275 PO Box 9456 Minneapolis, MN 55440 -- Jg , Southcenter 254 KenteyRidge Rd Cleveland H 44145 Hilto Hotel Corp9rn 755 Csover fi Memphis, 117 wi s;aays pau wows 2 F Z 0- uJ J U 00 : CO 0 CO W .. LU H N V_ w � CO = a . w _, Z ZO - III mil U D 0 F- . W W, Li" F' Z . W U = o Z ©09tS aasel Southcenter Pw Tukwila; Occupant ukwila; l/A- Occupant Occupant NO'STREE NAME or NUMBER Tukwila 1�11f-A__ 0 upant Sout Den er Pw Tukwila WA-- Occu Southc�nt�^P. Tukwi . WA Occupant 205 Strander Blvd Tukwila, WA 98188 ®09tS JoJ apidwai esti Occupant Occupant 15700 Southcenter Pkwy NO ST Tukwila, WA 98188 Tukwil Occupant / R NO STREET NAME or NUMBER Tukwl aa; WA... Occupant NO STREET NAME or NUMBER Occu ant_. 205 Strander B vd.„, TukwilafWA 98188 Occupant 400 Southcenter Mall Tukwila, WA 98188 siagei ssaippy ®Al213AV/ NAME or NUMBER NO STREET NAME or NUMBER Tukwila,A ( ; r occupant i NO STREET NAME or NUMBER Tukwila. wA�� Occupant occupant 205 S i• aeder Blvd Tukviila, W. 98188 wi slaags peal wows Z ,,- w re 6 J 0 CO o: WI W O 2 g 2 0 _. Z � I--0 Z W Lu U c o 1 : W W` . Z. • W O Z LOCATION: City of Tukwila HEARING DATE: September 26, 2002 FILE NUMBER: ASSOCIATED PERMITS: APPLICANT: REQUEST: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: STAFF: • RECOMMENDATION: ATTACHMENTS: Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION /BAR Prepared September 10, 2002 NOTIFICATION: Notice of Application mailed July 24, 2002 to surrounding property owners and parties of record. Notice of Hearing posted and mailed September 12, 2002 to surrounding property owners and parties of record. Notice of Hearing published in Seattle Times September 12, 2002. L02 -020 (Design Review) E02 -013 (SEPA Determination) Steve Hale on behalf of Darden Restaurants BAR approval of a proposal for development of a 7,400 square foot Olive Garden Restaurant with associated parking and landscaping. 310 Strander Boulevard Tukwila Urban Center (TUC) Tukwila Urban Center (TUC) Mitigated Determination of Non - Significance (MDNS) issued September 12, 2002. Art Pederson, Associate Planner Approval A. Full Plan Set. B. 11" x 17" Color Elevations. Steven M. Mullet, Mayor 2 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431.3665 z '~ w .J U U o co 0 cn u] w = J H U) u_ W g Q . = D ui z = I- o zI- w uj n o' U o - o� = w z z Staff Report to the Planning Commission /BAR VICINITY /SITE INFORMATION Proiect Description: Existing Development: Olive Garden Restaurant L02 -020 C. Applicant's Response to Design Criteria. D. SEPA Mitigated Determination of Non - Significance. E. Color & Materials Board (to be presented at hearing). FINDINGS The Applicant is proposing the development of a 7,400 square foot Olive Garden Italian Restaurant. The restaurant and associated landscaping will be constructed in the south parking lot of Southcenter Mall at the northwest corner of Strander Boulevard and 61 Place South (a private street), the main south entrance to the mall from Strander Boulevard. The lease area for the site will provide 142 parking spaces. The site and surrounding properties are zoned Tukwila Urban Center (TUC). The site is currently an on site "overflow" parking area for the mall and is approximately 71, 610 square feet in area (210 by 341 feet / approximately 1.64 acres). The lease site currently provides approximately 266 parking spaces. After restaurant construction the site will provide 142 parking spaces. (NOTE: The reduction in parking spaces will not result in the mall becoming non - conforming regarding City parking requirements. After project construction, the mall will have a surplus of 113 parking spaces beyond the current Code requirements for the mall's various uses.) Surrounding Land Use: The site is surrounded to the west, east and north by the Southcenter Mall property and to the south, across Strander Boulevard, is the Southcenter Plaza shopping center. The main south entrance to the mall borders the lease site on the east and the main west to east internal access road for the south side of the mall property forms the least site's northern boundary. Topography: The site is paved and has an average slope of 2 %. Page 2 z _I- w Ce 00 CO UJ U 0 J = ' ') w 2 g a = • a z � t-0 Z ~ w . 2 • o U O U O H ww Ili • = o � z Vegetation: BACKGROUND Staff Report to the Olive Garden Restaurant Planning Commission /BAR L02 -020 There is existing street front landscaping consisting of three American Sweetgum, two unidentified Maples, and a variety of low and high bushes along Strander Boulevard. Along the 61 Place South access road there is a landscape median consisting of turf groundcover and a variety of deciduous trees. The application for Design Review was submitted on May 28, 2002 and deemed to be complete on June 24, 2002. The Notice of Application was mailed on July 8, 2002 and posted July 24, 2002. DECISION CRITERIA — DESIGN REVIEW Per TMC 18.28.070, design review is required for all commercial structures in the Tukwila Urban Center zone that are larger than 2,500 square feet. In the following discussion, the Design Review criteria are shown below in bold, followed by staffs comments. For the applicant's response to the criteria, see Attachment A. 1. Relationship of Structure to Site. a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to the site. Response: The proposed restaurant is set back a moderate distance from Strander Boulevard and 61 Place South, thereby maintaining a visual relationship between the restaurant building and the street. The set back area contains (existing) perimeter landscaping and parking along these streets, an (existing) circulation drive aisle, and a proposed intemal pedestrian walkway / sidewalk and landscape area surrounding the building. The building pedestrian walkway / sidewalk will be connected to the sidewalk on Strander Boulevard by two marked crosswalks. The majority of the restaurant parking is located on the north portion of the site between the restaurant and the mall; 98 spaces are behind the restaurant and away from Strander Boulevard while forty -four (44) Page 3 Page 4 Staff Report to the Olive Garden Restaurant Planning Commission /BAR L02 -020 (existing) spaces are along Strander Boulevard and 61 Place South. The Strander Boulevard parking is screened by the existing landscape planting strip. The 61 Place South parking is bordered by an existing landscape island. Two service entrances are provided, a single door delivery entrance faces 61 Place South and a double door for kitchen access and exterior dumpster and recycling storage areas are located on the north side of the building. All service areas have been located to reduce and limit their visibility from the intersection of Strander Boulevard and the mall entrance. The proposed restaurant building is not located in proximity to the mall buildings to the north or the hotel building to the west. The proposed single -story building is approximately 23 feet in height at its highest point. The building exterior is designed to appear as a one and one -half story structure by the use of numerous gabled building sections, some containing upper story windows. The building massing is further broken up by the use of multiple and intersecting roof planes that give the appearance of separate interior sections or rooms. Although the building stands alone it is will be seen from the south and Strander Boulevard against the backdrop of the mall and will anchor the northwest corner of the intersection of Stander Boulevard and 61 Place South. The southeast corner of this intersection contains a commercial building (International Jewelers and Starbucks Coffee) that similarly anchors the intersection. 2. Relationship of structure and site to adjoining area. a. Harmony of texture, lines and masses is encouraged. b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with established neighborhood character. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. Response: The proposed building is similar in scale to the other outlying buildings on the Mall property as well as the commercial structure to the southeast across the Strander Boulevard and 61 Place South intersection. The site boundary with Strander Boulevard currently contains trees, shrubs and some ground cover in the planting strip. This project will enhance this landscape area with the addition of one American Sweet Gum (to match the two existing Sweet Gum) and additional ground z z . cc w 6 00 u, o w= CO w U n o U o - O 1- wW 0 L I o Z w • CO o z Staff Report to the Olive Garden Restaurant Planning Commission/BAR L02 -020 cover to bring it into conformity with the requirements for Type I perimeter landscaping. Provision has been made for compatibility of pedestrian and vehicular circulation. Two pedestrian crosswalks are provided between the sidewalk along Strander Boulevard and the building customer sidewalk. Visibility at the crosswalks will be enhanced by the use of stamped concrete on the black asphalt parking lot paving. On site pedestrian circulation and safety is provided by the customer sidewalk that encircles the restaurant "pad'. Vehicular ingress and egress to the site will be from within the mall parking lot via 61 Place South and will not require the addition of access points along Strander Boulevard. Access to the site from within the mall property will be from two directions: the existing mall parking area to the west of the site that forms the west site boundary, and from the east to west mall internal circulation lanes that form the north border of the site. Two existing parking stall aisles at the northeast corner of the site will be closed to prevent conflicts between restaurant traffic and general mall traffic using the internal intersection of 61 Place South and the east to west mall internal circulation lanes. 3. Landscaping and Site Treatment. a. Where existing topographic patterns contribute to the beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards, and other places which tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. g. In areas where general planting will not prosper, other materials such as fences, walls and paving of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures Page 5 Olive Garden Restaurant Staff Report to the Planning Commission /BAR L02 -020 should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The restaurant is positioned to face Strander Boulevard and the intersection between Strander and the south mall entry (61 Place South). The building entry is oriented toward this intersection while paved walk- ways, differentiated from the asphalt parking lot surface by the use of stamped concrete, connect the Strander Boulevard sidewalk with the on -site pedestrian walkway that leads to the entry. The proposed landscaping plan provides for a variety of plant materials appropriate for this planting (climate) zone. To protect plant materials from car - related damage, wheel stops will be provided along the interior and exterior perimeters of the parking area and the parking lot landscape islands. The planting of an additional American Sweet Gum along the Strander Boulevard planting strip will replace a missing tree of this species and continue the existing tree planting plan. (Note: The City tree planting plan for Strander Boulevard calls for Red Maple (Acer Rubrum). However, because the Planned Action for Redevelopment of the TUC has not been completed no frontal improvements are being required for this proposal (per memo from Brian Shelton, City Engineer, April 26, 2002). The existing trees planted along Strander Boulevard are a mix of deciduous species, with American Sweet Gum the predominant species along this section on both the north and south sides of the street. In the interest of continuing the visual consistency of a row of trees of one species, the applicant will plant an American Sweet Gum in the location where one is missing.) The visual impact of the service areas have been minimized by their location toward the rear of the building and the design of their doors to match the overall building design. The garbage and recycling area is located at the rear of the building and screened by a stone facade wall and steel gate that matches the building design. All lighting standards and fixtures will be of a design and size compatible with the overall building design. 4. Building Design. a. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. Page 6 Staff Report to the Olive Garden Restaurant Planning Commission /BAR L02 -020 c. d. e. f. g. Response: Building components such as windows, doors, eaves, and parapets should have good proportion and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Colors should be harmonious with bright or brilliant colors used only for accent. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The proposed restaurant building is based on the color, materials, and design of structures typical of the Tuscany area of Italy. Stone veneer and ceramic roof tiles of earthen color tones have been chosen. Window, door, and trellis material will be of wood and stained a contrasting light brown. The building mass is broken into apparent "additions" or sections that intersect the main body of the building thereby creating the effect of a smaller structure and add depth and modulation to the facade. Multiple roof planes and gables add to this reduction of the overall building size and provide facade articulation. Other building components, such as windows and doors are proportional to the structure and each other. All lighting fixtures will be of a design and size compatible with the building's size and design. Two wall signs are proposed and will meet sign code standards as to size and location. A stone facade parapet in the northeast section of the roof will screen the rooftop mechanical equipment. Similarly, a stone facade wall and architectural steel gate will screen the garbage and recycling area at the rear of the building. This proposed building will stand alone on the site. Surrounding buildings are either across a large expanse of parking, such as the mall to the north and the hotel to the west, or across Strander Boulevard, such as the corner building containing International Jewelers and Starbucks Coffee. In relationship to this context the proposed building is designed to an appropriate scale and is in harmony with the surrounding development pattern. For example, the brown hue of restaurant tile and stone will visually compliment the brown brick that predominates on the south mall Page 7 Staff Report to the Olive Garden Restaurant Planning Commission /BAR L02 -020 facade, such as on Sears, Nordstrom, The Bon, and the Food Court Entrance. 5. Miscellaneous structures and Street Furniture. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: No street furniture or other miscellaneous detached structures are proposed. The proposal includes four outside benches along the entry sidewalk of the restaurant. This sidewalk is oriented toward the public sidewalk and street intersection at Strander Boulevard and thus enhances connection between the restaurant entry and the public street. DESIGN REVIEW CONCLUSIONS Design Review Guidelines: 1. Relationship of Structure to Site: The proposed development has been designed to meet the functional requirements of a restaurant while being responsive to the context of location in a regional shopping center. The building is in proportion to site size and is sensitive to the site potential as a prominent entry to the mall. 2. Relationship of Structure and Site to Adjoining Areas: The proposed building will provide an architectural transition between the street and the larger buildings of the mall to the north. The proposed set back that will include a row of parking and a circulation lane maintains the existing street front landscaping and provides landscaping and a sidewalk around the building. The site design allows a logical on -site traffic flow by maintaining the parking stall pattern of the existing parking area and by the reconfiguration of the internal ingress and egress point on the north of the site. Pedestrian - vehicular conflicts will be reduced by the inclusion of a sidewalk around the building pad and two marked cross walks between Page 8 Staff Report to the Olive Garden Restaurant Planning Commission /BAR L02 -020 the Strander Boulevard sidewalk and the building sidewalk. Ample space has been provided for service areas. z I Li w -1 C.) 0 w= J I- fA (y, w O g -J CO = a w I z � I— O' Z I- ' The building's design adequately reflects its purpose without being at odds ILI • u : with the eclectic surrounding developments. The design also provides o visual interest through the use of quality materials, variety in the building o '- exterior by modulation of the building mass, appropriate and scaled w facade articulation, and the use of well proportioned widow, door, and • 2 trellis elements. The applicant has satisfactorily integrated the code o requirements for lighting, screening and signage into the building and site i� z design. 1 o �. 3. Landscape and Site Treatment: Pedestrian connections to the street, the internal sidewalk, and the front entry will assure a safe and inviting appearance to the users of the site. The proposed plant materials are appropriate to their location based on their form, habit and cultural requirements and were chosen to enhance and support the Tuscan Italian theme of the development. The visual impacts of service areas, roof equipment and light fixtures are designed and /or screened to not predominate the site design. 4. Building Design: 5. Miscellaneous Structures and Street Furniture: No miscellaneous detached structures or street furniture are proposed. DESIGN REVIEW RECOMMENDATION Staff recommends approval of the Olive Garden Restaurant proposal as submitted. Page 9 �5._ : ie:$ �s r.,pi3.i: tti: i4ti; w �a•:fSS:i:;als tti ia4'r�'`�ii At' :taisuro v,f4u G•,. z September 12, 2002 To: Steve Lancaster From: Art Pederson MEMORANDUM Re: E02 -013 (SEPA Determination) Olive Garden Restaurant 310 Strander Boulevard Project Description: This SEPA review is for the proposed construction of a 7,405 square foot restaurant in the south parking lot of Southcenter Mall. Project boundaries will provide approximately 154 parking spaces. Proponent: Steve Hale for Olive Garden / Darden Restaurants. Location: 310 Strander Boulevard. The site is the area northwest of the intersection of Strander Boulevard and South 61 Place, the private road that is one of the south entrances to the mall. The site is currently used largely as an "overflow" parking area for the Southcenter Mall. Documents Accompanying Application: Traffic Impact Analysis (Draft Report) from David Evans Assoc., dated May 2002. Geotechnical Report from Professional Service Industries, dated June 19, 2001. Drainage Report from David Evans Assoc., dated March 26, 2002. Plan Set (Horizontal Control Plan, Erosion Control, Grading and Paving Plan, Storm Drainage Plan, and Sanitary Sewer and Water Plan) from David Evans Assoc., received May 28, 2002. Site Plan and Building Elevations from CHRO Architects, dated 7/19/02. Landscape Plan and Hourian Assoc. Landscape Architects, dated 7/19/02. Land Title Survey from Bush, Roed and Hitchings, dated July 2001. Attachment D .445 ✓.... r J�` I, F4:'• t: il:_ ti":.31.�..'" +L'i:i�.iFiE:' -• _ v. �i.u�. }.i�::.�(11�1'•'�.a•�F "tiv SEPA Review — E02 -013 Olive Garden Restaurant September 12, 2002 Recommendation: Mitigated Determination of Non - Significance (MDNS) Date prepared: September 12, 2002 Lead Agency: City of Tukwila, Department of Community Development Public Comment: None Received. Other Agencies of Jurisdiction: Department of Ecology Summary of Primary Impacts: Earth The site and surrounding area on the mall property is generally flat (maximum gradient of 2 %). The submitted geotechnical report states that the site is composed of approximately 20 to 25 feet of apparent fill overlaying silty soil typical of the Green River / Kent Valley. The report states that the soils are moisture sensitive but sufficient for the proposed type of foundation construction (shallow footing). Only minor excavation or fill will be necessary as the site is now flat and paved, and, with the exception of the removal of the existing asphalt surface for the restaurant footprint and utility and drainage - connections, the existing parking area of the site will remain asphalt paved. Air Normal emissions and dust associated with use of construction equipment will occur during construction of the project. All equipment will meet local, state, and federal emission standards. Air born dust from 2 : 2,'ZaLlaia.44,4w X t,Ya w' R: 14.. f�." w'.: WS.' L4L141io1 :#2�ii�'ii:Y1�(�i"is2n2v � +• i•�Y (•.id::.ti1::b� r SEPA Review — E02 -013 Olive Garden Restaurant September 12, 2002 earth work and truck tire travel will be sufficiently mitigated by City Code and Puget Sound Clean Air Agency regulations for these impacts. Water The closest water body to the site is Tukwila Pond, which lies approximately 400 feet to the south. The Green / Duwamish River lies approximately 2/3 of a mile to the west. Storm water run -off from the site and the surrounding area drains to the Green / Duwamish River via the local storm water system. All site storm water run -off will be collected and treated in a "Stormceptor" system in compliance with City of Tukwila and King County Storm Water requirements before discharge into the local storm water system. Plants The project site is a paved parking lot. Perimeter landscaping exists between the parking lot and Strander Boulevard and S 61 Place (the private entrance road). City landscape requirements of TMC 18.52 will require the enhancement of the existing perimeter landscaping along Strander Boulevard and the addition of new landscaping around the proposed building and throughout the site parking areas. Animals Concur with checklist; no impacts to Animals are anticipated by this proposal. Energy /Natural Resources Project construction will use fossil fuels for construction machinery. The completed project will use both natural gas and electrical energy. Environmental Health No emergency services beyond those required for the surrounding land uses will be required as a result of the proposed project. Short-term construction noise will be generated, but should not cause an impact due to the existing ambient noise from the surrounding commercial uses. All equipment will be operated with required local, state, and federal noise suppression devices. City Code restricts construction generated noise between the hours of 10 PM and 7 AM. 3 SEPA Review — E02 -013 Olive Garden Restaurant September 12, 2002 Land /Shoreline Uses Concur with checklist. This project is consistent with the zoning and comprehensive plan intentions for commercial / restaurant use of this site. Housing No housing exists on the site; no housing will be added by this project. Aesthetics The proposed project is to construct an approximately 7,400 square foot Italian restaurant, modeled on vernacular Tuscany building design. The project is subject to City of Tukwila Board of Architectural Design Review that will provide adequate mitigation of any likely building and site aesthetic impacts. Light/Glare Concur with checklist. Recreation The closest recreation facility to the project site is Tukwila Pond, which lies approximately 400 to the south across Strander Boulevard. The proposed project will not create any impacts on this facility. Historic /Cultural Preservation There are no places or objects listed on or proposed for national state or local preservation registers in the project vicinity. No areas of archeological significance are known to be in the project area. Transportation The proposed Olive Garden restaurant's primary access point is the intersection of 61k Avenue S and Strander Boulevard. Though the individual intersection Level of Service is in compliance with our standards, the corridor level of service during the noon peak is LOS E. 4 SEPA Review — E02 -013 Olive Garden Restaurant September 12, 2002 The intersection has a small history of accidents and near accidents that are signal related. Because of the new volumes being added to the network by the Olive Garden restaurant, some minor signal modifications will be necessary at their primary access not to improve level of service, but to improve vehicular safety. The City of Tukwila has already completed some preliminary study of potential signal modifications to ensure that the intersection level of service will not be compromised by the change. The Olive Garden development is responsible for the actual engineering of the signal modifications and purchasing costs of any new signal heads, if required, to accomplish the change. The City of Tukwila will implement the timing changes and install the new signal heads, if required. Public Services This project will require occasional public services from the Police and Fire Departments typical of similar restaurant uses anticipated for the Tukwila Urban Center. Utilities The proposed project will utilize the electrical, natural gas, storm water and water and sewer services currently available to the surrounding properties and uses. No interference or interruption of these utilities for the surrounding uses is anticipated by this project. Recommendation Mitigated Determination of Nonsignificance (MDNS) with the following condition: The Olive Garden development is responsible for the engineering of the signal modifications and purchasing costs of any new signal heads to improve vehicular safety at the intersection of 61st Avenue S and Strander Boulevard. The City of Tukwila will implement the timing changes and install the new signal heads. 5 z celJ UO U • LLI J H w 2 • d = W Z 1-0 Z t- w 2 • o U co O I-- W W I U —O .. w co P • ~ z September 6, 2002 Steve Hale For Olive Garden Restaurants 1048 Peppertree Drive Fairfield, CA 94533 Dear Steve: Sincerely, Art Pederson Associate Planner Enclosed are copies of the September 3 color elevation drawings for Olive Garden Restaurant and annotated with Planning comments. These are to supplement my written comments sent to you today. Please contact me at 206 363 -4754 if you have any questions. z :�— z w' 174 2 .J U •O O: U) w. w w. w o, IL = ( ) z'. w CO From: Art Pederson To: Steve Hale Subject: Corrections to Sept 3 submittal of plans and color elevations for Olive Garden Date: September 6, 2002 Steve, On September 3rd I received a revised Site Plan, Landscape Plan, and 2 Building Elevation sheets (Sheets SP -1, L -2 and A 5 and 6 respectively) and the revised color elevations. Thank you. From our previous correspondence and conversations it appears we have reached agreement as to the corrections necessary for the Design Review aspects of this proposal to move forward to a hearing before the Board of Architectural Review (BAR). However, the resubmitted drawings listed above do not reflect many of the agreed upon changes. In order for me to present this proposal to the BAR with a recommendation of approval, all plan, elevation and rendering drawings must be accurate depictions of the project. These must be finalized before the hearing date is assured. In previous correspondence I have outlined various items that need correction on the plans and elevations. Plan and elevation drawings, however, have been resubmitted without reflecting these requirements. I understand that with information being communicated between multiple parties' omissions and inconsistencies can occur. To prevent inaccurate drawings from delaying the hearing process I suggest that the enclosed comments to your most recent resubmittal be given directly to both CHRO and Hourian Associates so the final drawings will reflect the agreed upon specifications for approval. Below is a copy of my August 14 email correspondence to you. Necessary outstanding corrections to the plan and elevation drawings are included in Italics. In addition, I will send you annotated copies of the September 3rd color elevations; this will be of assistance in understanding the comments. Please forward these to CHRO and Hourian Associates as well. From: Art Pederson To: Steve Hale Subject: Olive Garden Date: August 14, 2002 Original August 14 Correspondence) �L� Steve, Below are my comments to the August 13, 2002 re- submittal for this project. I wanted to forward this to you before I try to reach you by phone so you could read and have this before any discussion occurs. This most recent submittal substantially addresses the comments I have made over the past two months. There are a few issues that still need to be addressed; most are probably oversights, a few are items that still need resolution. Landscape Plan: 1) The existing landscape strip along Strander Blvd must be brought into conformance with the TMC requirements for Type I parking lot perimeter landscaping. Specifically, there must be a minimum of one shrub for every seven (7) lineal feet. There are existing trees; the landscape plan shows Purple Leaf Plum. These are OK. The plan indicates "turf' for the ground cover; turf is acceptable, however, it must be irrigated. This must be shown on the irrigation plan. Irrigation Plan, sheet L -1, not received. 2) Comment #1 from the June 24 letter remarks that the landscape plan will "lack visual interest in winter ". While many elements of this concern have been addressed, the selections for "annual and seasonal color" are problematic. Both Garden Petunia and Johnny Jump -Up are spring and summer plants only and will create a blank area during the fall and winter. This blank area surely will not support either the "Mediterranean" theme or the goal of high visual quality. 3) The choice of Pink India Hawthorne for a substantial part of the low bush selection is not appropriate. This bush is a Zone 8 plant (a zone typical for southern California); Tukwila is Zone 5. These plants may endure for a couple of years but will be killed when we experience a not rare cold period with snow in the winter. This variety may be acceptable along the south side of the building were the solar exposure and wind break would provide protection, but along the other sides of the building and its extensive use in the parking lot landscape islands will eventually result in many dead plants. Fortunately, your landscape architect has many Zone 5 broadleaf evergreen plants from which to choose. 4) The final plan set MUST be signed and stamped by a licensed landscape architect. Sheet L -2 not signed and stamped. 5) When the final planting plan is confirmed, the color elevations must reflect the plan. (Eight sets of the color elevations are required for the public hearing.) See notes on color elevations sent by mail to Steve Hale, September 5, 2002. Color Elevations: 6) Wheel Stops. These must be shown on the landscape plan and the site plan. Again, wheel stops must be included in all areas where parking abuts sidewalks and landscaping. Sheet L -2 (resubmitted) shows wheel stops along the 61 Place stalls; they must also be included in the stalls fronting the landscape islands, the stalls along the building east side (ADA and regular), and along Strander Blvd. Wheel stops still have not been shown along Strander Boulevard or on each pair of spaces that "head in" abut the 7 landscape parking islands and the northeastern most stall in the north lot. 1) These must be reconciled with all changes: a) Landscape Plan "Left" Elevation: Remove the 2 Holly Oak not on LS plan. Add 3rd Purple Leaf Plum by southwest corner of building on LS plan "Right" Elevation: Strawberry Tree by southeast corner is green, not red. "Front" Elevation: Remove 1 Holly Oak on southwest corner of building; Magnolia toward west side of fagade is green leafed, not red; Strawberry Trees by front entry are green leafed, not red. "Rear" Elevation: Remove 1 Holly Oak on west side of building; remove red leafed tree to west of dumpster area and include 2 Spartan Junipers shown on plan. b) Building Changes: Addition of "enhanced" cornice or roof tile cap along both parapet sections, addition of shed roof over dumpster area, aesthetically enhanced dumpster gates, and remove north elevation wall sign. "Rear" Elevation: REMOVE WALL SIGN. The Sign Code allows only 2 wall signs; you have indicated that the "front" and "right" wall signs will remain. The pair of utility doors must reflect the agreed upon details shown on the July 22 color elevations "Right" Elevation: The single utility door must reflect the detailing of the "rear" elevation utility doors. "Front "Elevation: Remove the door shown to the west of the main entry. "Left" Elevation: Show shed dormer over dumpster area; this will be visible when the Holly Oak is removed. c) Label all elevations with Cardinal Points, e.g. north, south, east, and west as will as "front ", "rear ", etc z z CL U-1 JU 00 N 0 cn J � w J 22 3 =w z� 1_0 z�- w n v 0 o 0 l - . w LI=o w z z "Blue Line" Elevations: 1) Add the 3 false windows on the east elevation that are included on the color elevations. In light of the changes and our discussion about the design criteria, it is advisable to revise and expand your responses to the design criteria in the application. The members of the Board of Architectural Review will read your responses before the public hearing; the responses are the applicant's opportunity to make their case to the BAR as to the proposal's conformance with the design criteria. Eight copies of these are also required. I will try to call you between 4 and 5 PM today to discuss these items. Art That is all of the comments to the September 3 resubmittal. 1) Submit a full plan set and full color elevation set for review by Tuesday September 10 I realize that this is a tight time line but the final plan sets (10 sets of plans and color elevations) must be correct and received by this office no later than September 18 in order to be prepared for mailing to the BAR members on September 19th 2) The SEPA decision has not been issued as of this date. Apparently David Evans Assoc. has not provided the necessary information to Cyndy Knighton of Public Works. It is my understanding that Cyndy has communicated to David Evans that all SEPA related issues must be resolved by Wednesday September 11 in order for the SEPA decision to be issued by September 12. Issuance by September 12 will allow the minimum required 2 weeks of public comment before the BAR Hearing. If the SEPA decision can not be issued by September 12, the next possible BAR hearing date is October 24 If you are not longer trying for the September hearing date, please notify me ASAP. A new hearing date can then be arranged, one where all parties are not trying to meet increasingly difficult time constraints. z _1- w 6 J U 00 (/) w J I- • w w � Q = a � z = I- 0 Z ~ Be sure to shown these changes and all previously agreed upon changes on all o plan sheets as well as the recently resubmitted sheets and color elevations. o ww I am still operating under the assumption that you are trying to make the - o September 26 hearing. At this point the City is putting extra effort into helping z, you with this goal. The unresolved traffic issues are making this difficult. Further 0 incomplete plan sets will also impede this goal. In order to make the September o 26 hearing date the following must be completed: z Sincerely, Art Pederson Finally, I have an altered work schedule for the month of September. I will be in the office two days a week as follows; Week of September 9 Monday and Tuesday the 9th and 10th Week of September 16rh: Thursday and Friday the 19 and 20th Week of September 23 Wednesday and Thursday the 25 and 26 If the SEPA traffic issues are adequately addressed by September 11 (that is, on a day I am not scheduled to be in the office), Nora Gierloff, Planning Supervisor, will be handling the issuing of the SEPA decision. Please contact her at 206 433 -7141 if you have any questions on this matter on days that lam not scheduled to be in the office. z w w J U U U o w = J w ; w O g Q = a. ▪ _ Z �. ; I-O Z LU U • 0 O U, , CI 1- w = - . I- H. U- 0 W Z U W 1- O ~ z August 23, 2002 CRHO Attention: Ray Godwin HOURIAN ASSOCIATES 24661 .Dcl ?Tack) Suite Dana .Point. Ca, 92(29 Ca. Lic. 12K8 Az, Lic, 14513 Wa Lic 859 Ph 949- 489.562? Fax 949 -489 -5632 Hon rian irsbcglobal.nct Subject: Olive Garden- Tukwila, WA Delta 2. Dear Ray, Please find following our response to the delta 2 revisions pet City comment and request. Item I .The landscape along Strander Blvd has been revised as follows: ' / A. Additional shrubs and turf are reflected on L -2, Planting Plan v B. Irrigation has been reflected on sheet L -1, Irrigation Plan. 'Da-1'r 2. Additional seasonal color varieties have been added to the Planting Legend on sheet L -2. / 3. Pink India Hawthorn has be replaced with Abelia Grandiflora, reflected on the Planting Plan and ,/ planting legend, sheet L -2. Should you have any questions or comments, please do not hesitate to call. Sincerely, John Hou 'n Hourian Associates RECEIVED CITY OF TUKWILA SEP 0 3 2[[z PERMIT CENTI[ ;NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. /L N(Gk ATM-6 Her, 15 4 R E- �J , rN i tT s (T& PL4A) F04 T,-f FrzoroS6 ©L' •✓e eyfereni ResT 201-N-r —i /J rH Sov f ,,►o— 1. o-i— or 7 -1L; FLA b+' d Loi.l DNS r4 f00T 'T -- C.Do.► rid crS A.7 IV ' (A '62. . GE sS Pour S oF rife Two v2a145-- A► sc, 6-S - jg k'e i 0 - Ole - - N o e 6795r ex9R/Jo2_ of Vte ges7A0R-4 &aE "rb 4 /.-i VIA -i - i7fET Co,J Ctr &, J r,1 1' p - p d &-s72r TF-f e-Los ik) 6- o +i ce yo,NT t4 JT MAKC sul2t T1fis woeKS Fee LO/d C7' w l 711"6 g -$ 661'7Tzi S (ere pt n1 I s T ; 4re /b/AJ4L • - A-pPL 'Of - Co c'D P 'dF y &i ir .rD "7 14.4 -,.r . Re 04g-bi nib- 77 15 .. : . . : 1 4 - = ' ' ' ' ' ' o 0 d 6 Oiat i, J4_ GOmm bh�T.S , `� e - , ` e N s o 5 is Utr r4 A cic (C e� � l J S R. 7?s� 'F-ii S WILL BE'doT . dF''Tavo r en S- 2./ (4- q -SA-M w i .SHaurr - rA licif ! - 2-6 PC 39-12. HeA lein.lmay, 0-d Fvu ri-i-I S is PosS(13L8'. 4 Project: (rL1 i • �� 0 Re- ✓2,4.- T- Address: .: 3 / 0 ' �Ti2A -e D C.'Y�: 3L V 1). Date transmitted _,q -0 Response requested by: g_i y _0-1_ I Date response received: Planner: A- - erxleSoNJ Ciiy . of Tukwila Department of Community Development Land Use Routing form for Revisions TO: ❑ Building Fire Dept. ❑ Police Dept Plan check date: DRC. review requested ❑ Public Works: (please list the name) COi'f iE`NTS Plan submittal requested ❑ Plan approved Comments prepared by: ❑Parks/Rec. • From: Art Pederson To: Steve Hale Subject: Olive Garden Date: August 14, 2002 Steve, Below are my comments to the August 13, 2002 re- submittal for this project. I wanted to forward this to you before I try to reach you by phone so you could read and have this before any discussion occurs. This most recent submittal substantially addresses the comments I have made over the past two months. There are a few issues that still need to be addressed; most are probably oversights, a few are items that still need resolution. Landscape Plan: 1) The existing landscape strip along Strander Blvd must be brought into conformance with the TMC requirements for Type I parking lot perimeter landscaping. Specifically, there must be a minimum of one shrub for every seven (7) lineal feet. There are existing trees; the landscape plan shows Purple Leaf Plum. These are OK. The plan indicates "turf' for the o Lod:.: H. cover; turf is acceptable, however, it must �be irrigg to This be shown on the irrigation plan. 2) Comment #1 from the June 24 letter remarks that the landscape plan will "lack visual interest in winter ". While many elements of this concern have been addressed, the selections for "annual and seasonal color" are problematic. Both Garden Petunia and Johnny Jump -Up are spring and summer plants only and will create a blank area during the fall and winter. This blank area surely will not support either the "Mediterranean" theme or the goal of high visual quality. 3) The choice of Pink India Hawthorne for a substantial part of the low bush selection is not appropriate. This bush is a Zone 8 plant (a zone typical for southern California); Tukwila is Zone 5. These plants may endure for a couple of years but will be killed when we experience a not rare cold period with snow in the winter. This variety may be acceptable along the south side of the building were the solar exposure and wind break would provide protection, but along the other sides of the building and its extensive use in the parking lot landscape islands will eventually result in many dead plants. Fortunately, your landscape architect has many Zone 5 broadleaf evergreen plants from which to choose. 4) The final plan set MUST be signed and stamped by a licensed landscape architect. �1 � 5) When the final planting plan is confirmed, the color elevations must reflect the plan. (Eight sets of the color elevations are required for the public hearing.) 6) Wheel Stops. These must be shown on the landscape plan and the site plan. Again, wheel stops must be included in all areas where parking abuts sidewalks and landscaping. Sheet L -2 (resubmitted) shows wheel stops along the 61 Place stalls; they must also be included in the stalls fronting the landscape islands, the stalls along the building east side (ADA and regular), and along Strander Blvd. Color Elevations: 1) These must be reconciled with all changes: a) Landscape Plan �/ Art b) Building Changes: Addition of "enhanz'ed" cornice or roof tile cap along both parapet sections, addition of shed roof over dumpster area, 1/ °) aesthetically enhanced dumpster gates, and remove north elevation wall sign. c) Label all elevations with Cardinal Points, e.g. north, south, east, and west as will as "front ", "rear", etc "Blue Line" Elevations: 1) Add the 3 false windows on the east elevation that are included on the color elevations. In light of the changes and our discussion about the design criteria, it is advisable to revise and expand your responses to the design criteria in the application. The members of the Board of Architectural Review will read your responses before the public hearing; the responses are the applicant's opportunity to make their case to the BAR as to the proposal's conformance with the design criteria. Eight copies of these are also required. I will try to call you between 4 and 5 PM today to discuss these items. August 12, 2002 RG /gg Mr. Art Pederson City of Tukwila Department of Community Development 6300 South Center Boulevard, Suite 100 Tukwila, Washington 98188 Ray Godwin C 0 Architects, Inc. c.c. Steve Hale Brian Kendrick C • R • H • O Architecture • Interiors • Planning 195 South C Street, Suite 200 Tustin, California 92780 714 - 832 -1834 FAX: 714-832-1910 Re: Proposed Olive Garden Restaurant South Center Mall, Tukwila File No. L02 -020 & E02 -013 Dear Art; The following is a response to your memo to Steve Hale on July 24, 2002 explaining some of the outstanding DR issues. 1. Pathways from street to be stamped concrete color to match building as shown on SP -1. 2. Extended sidewalk at north side of building on either side of trash enclosure. 3. Indicated closure of northeast drive aisle egress and ingress. 4. Revised landscaping. 5. Added planter island on SP -1. 6. Revised size of parking stalls along Strander Boulevard. 7. Revised landscaping. 9. & 10. Added tile cornice cap @ parapet walls as shown on Sh. A -5. Removed sign at north elevation and added tile roof over trash area at rear elevation. 1. Revised dumpster doors to match panelized doors on building as shown on Sh. A -5. Colwell Ray Hornacek Okinaka, Incorporated C► -• J o u r�w�t,� AUG 1 3 200? PERM, z iH Z LLI J 00 N 0 tO W J H to 0 u- ¢. 1 - W. z � �- z I— III U.1 U 0 N: CI I- w W 0 LI z ' U U ' 0 Art Pederson - Oive Garden From: Art Pederson To: SHDEVCON @aol.com Subject: Oive Garden Steve, gob This is a quick memo of response to some of the outstanding DR issues. I wanted to give you this information so your side could have more time to address these over the next few days. All numbers refer to the 7/17/02 letter I sent to you by fax and mail. 1. Pathways from street need to be called out as a different material (color, texture etc) from black top /asphalt. NEW COMMENT: it would be a nice design touch if the restaurant sidewalk were a colored concrete that matched the building. These parking lot pathways could therefore match the sidewalk. 2. Upon further consideration of the ideas discussed about the north side sidewalk continuity, it is important to complete this sidewalk. It is important to have a place for restaurant pedestrians to walk out of the drive aisle, particularly since vehicles will be approaching from the two intersecting drive aisles on the east and west sides. There will be a conflict with pedestrians and vehicles otherwise. The easiest method to continue this is to move the dumpster wall in 3 feet from the curb. It is already 2 feet in from the curb. This leaves the needed 5 feet for the sidewalk and leaves approximately 7+ feet between the building wall and dumpsters. The curb would not be there, I assume, due to the need for dumpster roll -out. A conventional driveway apron of a similar material as the sidewalk would be the most likely solution to this. " 3. The proposed closure of the northeast drive aisle egress and ingress points is acceptable to planning. This must be reviewed by the Fire Marshall for emergency vehicle access. Please submit a site plan showing the proposed closure (and needed additional parking lot islands, see below) ASAP for adequate review time by the Fire Dept. 4. I had a contact from the LS Arch last week. All issues were not resolved at that time. These are still outstanding. 5. The landscape island by the dumpster will be required. Code requires them at each row end. However, your concern is interference with waste hauling trucks. Since there is adequate landscaping on the site, it may be acceptable to reduce the amount of landscaping on this island, but not its size. In place of the plant material, decorative pavers around the perimeter, or in the area(s) expected to be impacted, may be OK. 6. July 22 resubmitted Site Plan does not show the resized Strander Blvd parking spaces or any wheel stops. 7. July 22 LS plan "detail" shows mulch borders in lieu of hard "pavers ". I highly recommend hard pavers as much will be a maintenance hassle: in the winter water will pool, mulch will spill into the parking area and no one will be happy. 9 and 10. The enhanced cornice comment from the north elevation # 10 is applicable to the east elevation. The architectural concept and submittal for this restaurant is very nice. The photographs submitted reinforce this. However, both east and north elevation walls that end in a flat roof (cornice) is not consistent with this, nor are they shown in the photgraphs. I understand that these are included as a screen for rooftop mechanical. That said, there are further methods that can be used to make these work visually. During our July 16 phone conference I suggested an enhanced cornice line, such as by the addition of tiling that continues the "end cap" appearance of the gable ends used on the northwest gable end on this same elevation. The east elevation wall also needs this treatment (or one that will achieve the same end). 10. The resubmitted color elevations still show a north side sign. For clarification, no more that two wall signs are allowed. The added gable element above the dumpster area does not adequately lessen the "out of concept" effect of this vertical wall section. When discussing the east elevation we discussed the continuation of the shed roof around to the north. This orientation of roof would show tiles from this perspective and therefore offer a break and contrast to the stone wall. The gable does not do this. The above comment on enhanced cornice line also applies (if the "flat" wall will still be retained). IArt ,"?ederson- Oive Garden 12. Still waiting for LS plan. 17. See comment #6 above. Additional Comments: 1. The 7/22/02 color elevations have not addressed the dumpster door design issue. The challange for this site is that it, for practical purposes, has no "back ". It is a 360 degree site. The dumpster doors proposed are out of keeping with the building design, and will over time, with denting etc, become unsightly. See 7/22/02 comments. This will be faxed to you in the event that your "AOL" address is not longer functioning. Some time ago AOL "left me" and I had to switch to another carrier. Art Pagen2 ...«;..iti.>.1:.:.: ti:.iu "= %!:......S1LI „�T Y. G.»:. 5.: �. i. l=. ..,•:.�••v(..:�::.:l.i.il ".�'«S i� ILI u� �? 0 0 0 W wz J H• W O d ;. = W Z I— O Z I to 0 I-- W W U ' L - 6 O co .. Z p _ O ~' • Z July 17, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director Steve Hale For Olive Garden / Darden Restaurants 1048 Peppertree Drive Fairfield, CA 94533 By Fax: 707 426.9052 Re: Design Review and SEPA for proposed Olive Garden Restaurant at Southcenter Mall. File Numbers L02 -020 and E02 -013 Dear Steve: This letter is to recount the Design Review and Zoning Code issues discussed during the telephone conference call between yourself, Neil Terwilliger of Olive Garden, the applicant architect Steve and me on July 16 (apologies for any name misspellings and omissions). These issues were the result of the initial land use review of the submitted proposal and noted in my June 24 Letter of Completeness to you. Design Review Items Relationship of Structure to Site Steven M. Mullet, Mayor 1. Applicant agrees to the addition of a marked pedestrian pathway between Strander Blvd and the SW corner of the building walkway. 2. Applicant will extend east and west sidewalks around north side of pad by moving grease interceptor to the south, exploring moving electrical transformer toward building, and moving mechanical room walkway out to curb. Applicant was hesitant to extend sidewalk completely because of dumpster enclosure. I explained the need to provide a walk area of separation between restaurant patrons / pedestrians from vehicles in the circulation drive aisle. The proposed dumpster enclosure wall extending from the building to the drive aisle curb visually intrudes into the needed separation of the pedestrian and vehicular space as well as prevents an off aisle 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3665 as the submitted proposed gable over the northwest dining area. I suggested the addition of a more pronounced parapet cap or cornice as an added method to articulate and end the wall (e.g. something similar in size to the beginning /end of the row roof tiles that intersect with this parapet area). We discussed the addition of design elements to the mechanical room doors. Applicants had a concern with any compromise to the fire rating of these doors. They will explore the application of millwork type element to the doors. 11. West Elevation: On the issue of more appropriately scaled fenestration, applicants stated that the proposed window design is in keeping with actual Tuscany architectural proportions, as they have been researched by Darden Restaurants. They will submit photographs of existing and similar restaurants to better illustrate that these proportions work well. This is acceptable. 12. South Elevation: Door shown on color elevations is a mistake and will be removed. In response to comment on blank walls by entry, applicants will enhance landscaping to add visual interest while keeping in mind the above comments on avoiding deciduous plantings. 13. Color: Again, with the desire to keep to the Tuscany design palate, applicants do not want to add an accent color. They will send color photographs of existing restaurants to better illustrate how well the proposed colors and materials work together "harmoniously" without being bland. 14.Architectural Lighting: Applicants will submit photographs, "cut sheets" for lamp specifications and revise plans to show proposed lighting. 15. Materials Board: This will be submitted. 16. Recycling Storage Space: This will be called out and dimensioned per code on resubmitted plans. Comprehensive Plan Policies Related to Design Review. Goal 1.7. 17. Parking along Strander Boulevard: As with the circulation issues above, applicants wish to include mall representatives in discussion about the required enlarging of the 12.5 foot long parking stalls. The addition of wheel stops to avoid intrusion of parked vehicles onto the sidewalk is understood and accepted. The remainder of the items / comments from the June 24 letter were accepted or acknowledged as covered by the items discussed above. Additional Comments 1. Item 3a, page 6 "Comments" and "North Facade" both discuss the blank dumpster screening gates. Although we discussed the mechanical room doors during our conversation, we did not resolve the dumpster door issue. Similar to the proposal for an applied design treatment for the mechanical doors, the dumpster doors should be designed to be consistent with the overall architectural theme, beyond just a similar color. A suggestion is to look at the Tuscany design "palate "; is ornamental ironwork a common design element? If so, an ornamental iron gate could be used along with an interior layer of a material that will provide adequate visual screening. 3 �V r 2. Perimeter Landscaping. TMC 18.52.020, requires fifteen (15) feet of Type 1 perimeter landscaping along public streets. Although the existing landscape area between the Strander Boulevard property line and the existing sidewalk is approximately ten (10) feet this width of landscaping is adequate pursuant to TMC 18.70.120. This section provides that no landscape area shall be nonconforming because of previous sidewalk dedication. However, the landscaping within this perimeter landscape area must conform to the standards for Type 1 perimeter landscaping outlined in TMC 18.52.030. This requirement was not specified in the June 24 letter or discussed during our July 16 phone conversation. I apologize for this omission but it should not significantly effect the work done by the landscape architect. The perimeter area is already landscaped and will likely require minimal additional plantings. If you have questions about this issue, please contact me. 3. Approval Time Frames: In our July 17 phone conversation I outlined two review scenarios for issuance of the SEPA and the hearing before the Board of Architectural Review (BAR). The first assumed an August 22 hearing date. With this BAR hearing date, the SEPA Determination would have to be made by July 23. Considering the outstanding Public Works and Design Review issues to be resolved, this is not feasible. The second scenario assumes a September 26 hearing date. With this BAR hearing date, the SEPA determination would have to be made by August 21 to 27 This time frame is feasible provided the necessary information is received regarding the outstanding traffic (Public Works) issues within approximately the next two weeks. This would leave approximately two weeks before the necessary August 21 to 27 SEPA determination date. The approximately four week period during which SEPA issues are being addressed should allow adequate time for discussion and resolution of parking, internal circulation, building design and landscaping issues. Please note: In order to assure the speedy resolution of the outstanding parking and circulation issues, please advise Tom Schmitz of the Jacobs Group to contact me as soon as possible. When submitting revised building, landscape, and site plan drawings, two sets are adequate. When we are ready to submit the application to the Board of Architectural Review additional plan sets will be required. If you have questions about the above issues, or my understanding of them, please feel free to call me at 206 431.3670. r Art Pederson Cc: file 4 z w cc -J U 000 CO W U W I w • 0 L Q. co I w Z = Z o . w II n o U o - O I- w w I Li' O w z U= o ~ z Art Pederson- Status of Responses to DR comments and SEPA . From: Art Pederson To: SHDEVCON @aol.com Date: 8/7/02 10:45AM Subject: Status of Responses to July 24 DR comments and SEPA Hi Steve, Checking in with you to get an update on the project. I spoke with Cyndy Knighton in PW about the outstanding SEPA issues yesterday. She said that they were still outstanding. I think she mentioned that the necessary information has not been received from David Evans and Assoc. To reiterate, the SEPA must be issued by 8/27 to make the Sept Board of Architectural Review public hearing. I will be out of town between Aug 21st and Sept 5th. If all issues are settled I should be able to complete the SEPA before I leave and then between the 21st and the 27th the administrative people can do the mailing etc. Also, the outstanding issues discussed in my July 24 comments must be resolved by Sept 11th inorder to meet this time line. Please contact me by email or phone to give me an update. Thanks Art Pederson Associate Planner City of Tukwila Page 11 z i � w . Ct • 00 N 0 : CO w z: J w g a; cn = w I- _ Z � F- a Z w O D I— . � • — O w Z • N H U =' 0 Z Applicant: Ciiy of Tukwila Department of Community Development NOTICE OF APPLICATION DATED JULY 24, 2002 Project Name: Olive Garden Restaurant Steve Hale, for Olive Garden / Darden Restaurants 1048 Peppertree Drive Fairfield, CA 94533 Permits Required by This Application: 1) Design Review (L02 -020) 2) SEPA (File E02 -013) 3) Building and Miscellaneous (for construction). OPPORTUNITY FOR PUBLIC COMMENT Steven M. Mullet, Mayor Steve Lancaster, Director ?RoZ1,-7-1 - -mbt c. L_i Apr Li UN NA - i Ii 7 T 1 A I o i l2 tZ, Project Description: Construction of a 7,405 square foot restaurant in the south parking lot of Southcenter Mall. Project will provide 154 parking spaces. Project Location: 310 Strander Boulevard (west side of 61 Place South, the main south parking lot entry to the mall from Strander Boulevard) The file can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on Wednesday, August 7, 2002. If you have questions about this proposal contact Art 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 - 3665 ...Q.“u,.143Hnm4,v " Pederson, the planner in charge of this file, at 431 -3670, extension 1163. Anyone who submits written comments will become a party of record and will be notified of any decision on this project. You may request a copy of any decision by the Director on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision of the Director of the Department of Community Development may be appealed to King County Superior Court. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: 1 NOTICE OF APPLICATION: RE- ISSUED NOTICE OF APPLICATION: APPEALS May 28, 2002 June 24, 2002 July 8, 2002 July 24, 2002 Project Name: Olive Garden Restaurant Project Description: Construction of a 7,405 square foot restaurant in the south parking lot of Southcenter Mall. Project will provide 154 parking spaces. Applicant: Project Location: Cizy of Tukwila Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED JULY 8, 2002 Steve Hale, for Olive Garden / Darden Restaurants 1048 Peppertree Drive Fairfield, CA 94533 310 Strander Boulevard (west side of 61 Place South, the main south parking lot entry to the mall from Strander Boulevard) Permits Required by This Application: 1) Design Review (L02 -020) 2) SEPA (File E02 -013) 3) Building and Miscellaneous (for construction). The file can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT Steven M. Mullet, Mayor You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on Monday, July 22, 2002. If you have questions about this proposal contact Art Pederson, the 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 !" planner in charge of this file, at 431 -3670, extension 1163. Anyone who submits written comments will become a party of record and will be notified of any decision on this project. ' APPEALS You may request a copy of any decision by the Director on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision of the Director of the Department of Community Development may be appealed to King County Superior Court. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION: May 28, 2002 June 24, 2002 July 8, 2002 June 24, 2002 Steve Hale For Olive Garden / Darden Restaurants 1048 Peppertree Drive Fairfield, CA 94533 By Fax: 707 426 -9052 Dear Mr. Hale: Guy of Tukwila NOTICE OF COMPLETE APPLICATION AND REQUEST FOR ADDITIONAL INFORMATION Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director RE: Design Review and SEPA for proposed Olive Garden Restaurant at Southcenter Mall. City of Tukwila File Numbers L02 -020 and E02 -013. The Department of Community Development has reviewed your application received on May 28, 2002 on behalf of your client, Darden Restaurants / Olive Garden Restaurant, for Design Review Approval and SEPA Environmental Review to construct a 7,405 square foot restaurant 310 Strander Boulevard. The application has been determined to be Complete as of June 24, 2002. The project has been assigned to Art Pederson, Associate Planner. This determination of complete application does not preclude the City from requesting the submittal of additional plans or information if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. That said, additional information and plan revisions are necessary for both the SEPA review and Design Review components of this proposal. This request for additional information hereby stops the legally mandated 120 -day review period. 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 SEPA Public Works: Preliminary comments from Cyndy Knighton, Traffic Engineer, indicate that additional information is needed before final SEPA comments can be issued. Please contact her directly at 206 433 -0179. Planning: No comments. DESIGN REVIEW The following preliminary review comments are grouped according to the Design Review Criteria that apply to this application. For simplicity, comments pertaining to general Code requirements are grouped with the Design Review Criteria where they are similar (e.g. comments on the Landscape Chapter of the Code accompany the Design Review Criteria pertaining to Landscape and Site Treatments). CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050 (A)). 1. Relationship of Structure to Site a) The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Comments: The orientation of the front entry toward Strander Boulevard and the street intersection creates a natural connection between the site (building pad) and the surrounding right of way. However, the following comments apply: 1) The current site plan does not provide a clear and safe route for pedestrians approaching the site from the west along the Strander Boulevard sidewalk. The one pedestrian pathway provided will only provide for a relatively direct line of travel from the intersection of 61st Ave S / Strander Boulevard and the existing bus stop to the restaurant entrance. Pedestrians travel typically takes the most direct path to an entry area and its approach, in this case the on -site private sidewalk that will extend along the south side of the building. Pedestrians are unlikely to travel east past this closest point between the public sidewalk and the private sidewalk (the southwest corner of the private sidewalk) to access the southeast crosswalk shown. A pedestrian crosswalk similar to that proposed to the east should be included. Use of a different paving surface to differentiate the crosswalk, such as paving bricks or colored concrete, helps establish the cross walk as a "pedestrian zone ", breaks up the monotony of asphalt 2 z _� w JU 00 w 0 UJ J = I- w co = w I- _ z � F--0 z �- 0 O - O 1- w w i--- Lo w z 0 =_ O ~ z pavement, and is more durable than paint striping. This should be considered for both cross walk areas. 2) Complete the parking lot walkway that surrounds the building except along the north side of the building. The majority of the site parking is located on the north side of the building; a separation between automobile circulation and customers approaching from the north side of the site is necessary to assure safe and adequate pedestrian movement. Relationship of Structure and Site to Adjoining Area d) Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Comments: 1) See comments about pedestrian circulation patterns above. 2) The submitted site plan shows that exit from the eastern most north to south parking row in the lease area is within approximately 28 feet of the three -way intersection of 61 Place S and the east to west access road. Also, the site plan indicates that the first entry point into the lease parking area is the next drive aisle to the west, approximately 80 feet from the intersection. There is a stop sign for eastbound vehicles at the north end of the landscape island. While this configuration may have been OK when the lease area was used for seasonal overflow parking, it may now be problematic. The northbound exit aisle is one of two northbound exits from the parking area to the east /west access road connecting with the main entry of 61 Place S. Vehicles exiting the aisle and turning right (to the east) might not see the stop sign and consequently proceed through the intersection into north bound vehicles on 61 Place S that are advised by sign that they do not have to stop. When there are more than two vehicles waiting at the eastbound stop sign, outgoing vehicles from this aisle may have difficulty entering the flow of traffic. If they are intending to turn left (westbound) through a line of vehicles, particularly larger vehicles that will obscure this movement from non - stopping vehicles coming from 61 Place S and turning west, the potential for collisions is increased. For vehicles headed to the restaurant after turning west from 61 Place S the first point of entry into the lease parking area is the drive aisle located approximately 80 from this intersection. If there are vehicles approaching or waiting at the east bound stop sign the restaurant bound vehicles will have to wait to turn thereby causing a queuing of vehicles immediately after this intersection. Vehicles turning west from 61 Place S (where there is no stop sign) may not see that they should not proceed into the intersection to go west because of vehicles waiting to turn into the restaurant or waiting for at least one other vehicle waiting to turn. 3 2. Landscape and Site Treatment General Comments: Comments: What consideration has been given to these issues? The information submitted with the application makes no mention of internal traffic flow. Staff understands that your desire is to use the existing parking configuration as it is striped. While this is acceptable for the majority of the lease area parking, it may be necessary to reconfigure these two entry and exit points, or include signage limiting turn movements or warning of upcoming traffic controls. Please have these issues addressed by you traffic engineer. e) Compatibility of on -site vehicular circulation with street circulation should be encouraged. Comment: Awaiting comments from Public Works. w g 1 I w Z = zI- • The submitted site plan configuration does not match the submitted landscape plan o configuration. The landscape plan shows landscape islands on north and southwest : o en corners of the building pad with parking in between. The landscape plan does not 1- show the planting plan for the landscape islands required in the north parking area. _ 0 Landscape plan must be stamped by a licensed landscape architect. All shrubs o must be a minimum of 18 inches in height at the time of planting (revise the planting w z list accordingly). Use Zone 5 plantings only for the site. U o~ • The color elevations must match the landscape - planting plan (at 1 year from z installation of plants). c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. 1) The planting plan lacks visual interest and variety. The Italian- Mediterranean theme is not adequately supported. More evergreen shrubs and trees will be required to provide visual interest during the winter months; there are too many deciduous plants. For example, the submitted plan calls for deciduous trees (Saucer Magnolia) and deciduous shrubs (A. Waterer Spiraea) around the entry (and the extensive use of Spiraea around the base of the building and in the recessed / alcove areas). These plants will be devoid of leaves for 4 to 5 months of the year, thereby adding little of visual interest or variety to the site. One or more types of evergreen flowering shrubs should be substituted for Spiraea Bumalda, Anthony Waterer. Also, consider the addition of "2 -3 man" rocks as accents. The listing of "annual color /seasonal color" under "Shrubs / Groundcovers" needs to be determined at this stage of review. The 4 z J U 00 • 0 • w J choices made should demonstrate compatibility with the proposed landscape plan or should incorporate "herbs" as plantings. General Comments Relating to TMC 18.52, Landscaping. 1) TMC 18.52.035 (3): Interior Parking Lot Landscaping Requirements. Interior landscape islands are required at the ends of each interior row of parking with no stall more than 10 stalls or 100 feet from a landscape area. Landscape islands must be added at the row ends of the 4 parking rows in the parking area at the north end of the site. The submitted site plan shows 4 proposed islands; the additional islands will be at the opposite ends of these rows. Landscape islands shall include a minimum of 1 evergreen or deciduous tree with the remaining area to contain a combination of shrubs, living ground cover and mulch. Planting island minimum dimension in any direction is 6 feet. A maximum dimension of 5.5 feet is shown for the widest point of the small "lobe" of the proposed two -part landscape islands; these must be increased. 2) Specify the variety of Buxus Microphylla identified on the plan as "Korean Boxwood ". Is it "Koreana" or "Harlandii" (commonly sold in California)? Koreana is hardier and slower growing than Harlandii. Regardless of variety chosen, the spacing of the Boxwood must be reduced to a minimum of 2 feet on center to create the effect you propose. 3) For your information, Wisteria, Boston Ivy, Needlepoint Ivy and Lavender require high maintenance to keep them looking their best and to keep them under control. However, there is no prohibition against their use. 4) Liriope Muscari attracts slugs. I recommend that you substitute one or more ornamental grasses. 5) The use of Ulmus Parvifolia (Chinese Elm) is not recommended, as it is not suited for this growing zone (Zone 5). 6) Wheel stops are required where parking stalls abut landscaping. Specifically, wheel stops will be required for the stalls along the east site boundary (along 61 Place South) and for the stalls that will face the required landscape islands. For the landscape islands shown, the two stalls abutting each island (head in) will require wheel stops. 7) Footpath "pavers" should be included along the sides of landscape islands adjacent to parking stalls. This will protect the required landscape ground cover from being trampled by people entering and exiting their vehicles. h) Exterior lighting, when used, should enhance the building design and adjoining landscape. Lighting standards and fixtures should be of a design and size 5 compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Comments: The submitted plans show 7 wall light fixtures on the south and east building only. The submitted color elevations show 7 wall light fixtures on the south wall only. (This assumes there is a fixture behind the Spartan Juniper in front of the south arbor and counting the southeast facing front entry facade as part of the south elevation.) The submitted comments state, "lighting is provided with a sense of balance between safety and aesthetics ". However, no landscape lighting plans or scheme are provided. Please provide these along with color elevations that show the landscape lighting effect at night. 3. Building Design a) Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. Comments: The proposed design displays an overall high quality of design based on the building scale, massing, and use of materials. The challenge for this project is the 360 - degree exposure for the building based on its frontage on Strander Boulevard, central location at the main south entrance to the mall, and position facing the mall. The south and west elevations present a varied facade due to the modulation of wall and roof planes and the inclusion of evenly distributed fenestration that creates a connection between the "private space" of the building and the "pubic space" of the surroundings to the south and west. The east and north elevations, however, are almost entirely devoid of this fenestration and subsequent connection. While the east elevation does modulate the wall and roof planes, the north elevation presents a large section of blank wall, along with a blank dumpster enclosure and a pair of utility doors, toward the main south entrance and vehicle circulation area of the mall. The northeast corner that is the intersection of the north and east facades is in the main line of site from the 61 Place South exit road but presents a blank face of utility areas. No outside seating areas are shown on the plans, although 3 arbors, that imply shading for patio space, are show. Although not required, I encourage the consideration of outdoor seating areas. The northwest has many days throughout the spring, and many days consistently throughout the summer, where outside dining is practical. The Southcenter /TUC area has numerous restaurants with outdoor dining areas (Red Robin, Azteca, etc). East Facade: The east (61 Place S) facade should have design elements added that will break -up the solid wall whose only "permeability" north of the entry door is the blank service door. The location of the internal "working" area of the restaurant along this highly visible entry road creates this problem. Behind this wall are restrooms, walk -in 6 refrigeration, and storage. If these must be on an outer wall, as opposed to centrally located in the building with seating along the exterior sides, or facing the northwest corner of the building away from the entry roads, the addition of design treatments to break -up the blank facade are necessary. Some suggestions are; z w Ce JU 00 co cnw J w 2 u-Q co I I--w These elements, and others, can be combined to achieve the needed improvement in z o the facade "relationship to surroundings ". w w 2 The wall area above the service door roof is shown to have restaurant signage. The n °. location of the sign parapet n here softens the otherwise large blank ara et wall that otherwise is not consistent with the sloped tile roof used on the most of the remainder of the w W building. The submitted plans, however, indicate the use of three wall signs. TMC Title 19, Sign Code, allows only two wall signs per building. If this sign will not be included in z the restaurant signage, indicate what wall or roof treatments will be used to make this w parapet wall area consistent with the restaurant design. (See comments on North ° Fagade below.) z North Facade; The wall below the area of flat roof should be changed to continue the wall and roof modulation along the remainder of this facade and along the other three building elevations. This is particularly important considering the presence of the blank dumpster screening gates that amplify the blankness of this wall and the wall design's inconsistency with the overall building design. The twin mechanical room doors could be designed to match the emergency exit door (of course without windows) or screened by an architectural element. The site plan indicates the location of a grease interceptor in the northeast corner of the pad and an electrical transformer outside of the mechanical room. Neither the landscape plan nor the color elevations show these or indicate how they will be screened. This issue should be coordinated with the continuation of the pad sidewalk discussed in Relationship of Structure to Site, Comment #2 above. • False windows along the working areas that continue the fenestration pattern on the south and west sides, • Windows with non -see through glazing over the rest room exterior walls (this would give "sense" to the proposed arbor that is apparently for sitting beneath or providing shade for any interior spaces), • Articulation of wall surfaces with design elements, breaks, etc, • Continuation of the arbor element along the service door wall. 7 d) Colors should be harmonious... c) Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with the anticipated life of the structure. West Elevation: Although 7 feet shorter than the south elevation this wall appears longer due to the preponderant horizontal roof lines with only a single vertical break from the gabled roof wall and arbor area. The vertical break provided by this gabled extension could be increased by an increase in the size of the glazing area of the upper and /or lower windows. An increase in the lower window would add more "sense" to the arbor that is otherwise not shading any exterior space or minimal interior space. South Elevation: The building components, as well as massing, of this fagade displays well thought -out proportions and inter - relationships. However, the two alcove / recessed areas on either side of the entry and the south wall of the rest -room area are blank spaces due to their recess and lack of detail (except for the one window discussed below). These areas would benefit from added detail; windows or enhanced evergreen planting, for example (see (c) Landscape treatment..... Comment 1 above). Also, please clarify the door in- between the arbor wall and entry shown on the color elevation but shown as a window on Sheets Al and A5. East Elevation: See comments above regarding parapet wall. North Elevation: See comments above regarding parapet wall. The mechanical room doors and venting are in stark contract to the exist door on the same facade. While being subject to different Building Code standards, these doors should be designed to blend into this important facade. Comments: The overall color pallet is harmonious and in keeping with the architectural theme. However, the earth / brown color seems to dominate. The addition of a contrasting but compatible color would enhance the warm hues presented. Some suggestions are: • Addition of color to window and door trim, or the doors themselves, • Addition of color to gable ends and gutter trim boards, • The addition of a architectural color band across the gable facades in- between the two- tiered windows, and /or • The addition of quoin corner elements of a different material and color to break up the wall planes of brown. 8 e) Mechanical equipment or other utility hardware on roof, ground or building should be screened from view. Comments: The roof top mechanical equipment and venting is well hidden from view. However, please refer to the comments regarding the electrical vault and grease interceptor in North Elevation above. f) Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with the building design. Comments: Please clarify the exact lighting scheme for the building design. Typically lighting is included above all doors. Color elevations do not show proposed lighting fixtures for the east or north doors. Sheet A -5 indicates a light fixture above the service door. Service /mechanical /dumpster door lighting should be part of the architectural context to lessen the visual impacts of these fixtures and areas. Color elevations showing the building illumination will all lights at night are necessary to convey the intent of the concept. g) Monotony of design in single...building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. Comments: Overall the building design displays a unified architectural concept. Except for the comments on each facade given above, each elevation largely continues the Mediterranean theme with variety of detail and form. The elevations do however display a monotony of hue; the roof, walls, and wood trim are all of a brown / earth tone whose attractiveness seems to get lost in its sameness. As commented in subsection c) Colors should be harmonious... above, the addition of a contrasting but compatible color, either on the trim, on horizontal banding between the simulated stories, or in contrasting materials such as in quoins, would actually enhance the color scheme proposed. A Materials Board must be submitted. This must include the actual materials to be used not color photographs of materials. Recycling Storage Space for Non - Residential Uses (TMC 18.52.080). The submitted site plans do not indicate the size or location of recycling storage space. Please provide this information. 4. Miscellaneous Structures and Street Furniture. a) Miscellaneous...street furniture should be designed to be part of the architectural concept of design and landscape. sADibi,K?+.' %i4,40 .j.1 9 A. ALL COMMERCIAL AREAS Comments: The addition of outside customer seating on either side of the walkway leading to the entry doors would be a welcome addition to the overall site design. It would provide a location for patrons to pause while either waiting to enter or waiting for others before leaving. This additional layer of use for the walkway would strengthen the axial connection formed between the building entry and the street intersections by the diagonal orientation of the entry walkway. (See also item "c" under Landscape and Site Treatment above.) COMPREHENSIVE PLAN POLICIES RELATED TO DESIGN REVIEW Goal 1.7 "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly...are uncongested with smooth - flowing traffic patterns..." Comments: The existing parking spaces along Strander Boulevard and proposed to be used for this project are under -sized for current parking standards. These spaces are 7.5 feet in width and 12.5 feet in depth. Standard parking dimensions are between 8.5 and 9.5 feet in width and 19 feet in length. Compact parking spaces are an option for up to 30% of all spaces provided they are distributed throughout the lot. Compact stall dimensions are 8 feet in width and 16 feet in width. Because of the presence of the sidewalk directly adjacent to the parking, wheel stops 2 feet from the sidewalk are required. If parking along this street front is desired, these spaces will need to be re- striped. This will therefore require the relocation of the building pad further to the north. Because of the break that will be caused by the additional pedestrian walkway the resizing of these stalls will not interfere with the off -site stalls that continue to the west and will remain. The vehicular circulation at the northeast corner of the lease area may be problematic for traffic flow due to the proximity of entry and exit points of the two eastern most parking isles to the three -way intersection at the north end of the main entry road, 61 Place South. See comments above in #2_ Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged above. B. TUKWILA URBAN CENTER (TUC) ZONE Goal 10.2.7: The development should be designed with an appropriate scale and proportion; pedestrian- oriented features and street front activity areas, such as ground 10 floor windows, modulated facades, rich details in materials and signage' quality landscaping; an appropriate relationship to adjacent sites; an overall building quality... Comments: • Pedestrian - oriented features: See comments above regarding additional cross -walk connecting Strander Boulevard sidewalk with pad sidewalk and also seating along entry sidewalk by entry doors. • Ground floor windows: 61 Place South, although a private road, functions as a city street, particularly as future development occurs in the parking area on the east side of the street. See comments above regarding windows and additional articulation and design elements along the east facade. • Quality landscaping: See comments under Landscape section above. • Overall building quality: See comments under Building Design above. Goal 10.2.3: The development should achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as ...co- existence of auto / transit/pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation. Comments: • Hospitable pedestrian environments through site design techniques, such as ...co- existence of auto /transit/pedestrian traffic; should be designed to maximize pedestrian safety and convenience: See comments above regarding completion of pedestrian walkway along the north side of the building pad and the addition of wheel stops in all parking stalls along Strander Boulevard. • Should incorporate physical and natural elements that enhance the area's...street orientation: See comments above regarding windows and additional articulation and design elements along the east facade. D. TRANSPORTATION CORRIDORS Goal 1.8.7: Building facades provide pedestrian weather protection, see - through glass and distinctive rooflines. On minor facades adjacent to secondary streets or pedestrian paths, the development incorporates interesting and pedestrian- friendly features. 11 Comments: See comments above regarding windows and additional articulation and design elements along the east facade. Goal 8.1.2: Within commercial areas, the development provides pedestrian pathways between sidewalks and building entrances...thereby ensuring that parking lots are not barriers to pedestrians. Comments: See comments above regarding pathway connection between southwest corner of building pad sidewalk and Strander Boulevard sidewalk. LEASE AREA LEGAL ISSUES The original plan submittal indicated that the restaurant pad and parking area would be located on a separate parcel as delineated by the "property line" shown. At the pre - application meeting mention was made of this site instead as a "lease area" and a part of the overall Southcenter Mall parcel. RCW 58.17, Plats, Subdivisions and Dedications, requires the short platting or completion of a Binding Site Plan (BSP) for "the sale or lease" of commercially zoned property (not structures) unless there is an approved Binding Site Plan for the overall parcel. In other words, RCW 58.17 does not allow the leasing of a section of a parcel. Leasing a portion of a building is allowed and a different matter. Unless an approved BSP exists for the overall parcel on which the proposed lease area is located; a BSP /Subdivision will be required to make the lease area a legally leasable area of land. This issue must be resolved before the issuance of building permits, but should not effect the Design Review and SEPA processes. Finally, pursuant to the Tukwila Municipal Code a Notice of Application must be issued within fourteen (14) days of the date of the Letter of Completeness and posted on the site. Installation of the notice sign and posting of the Notice is the responsibility of the applicant. You received information on the procedures for sign installation with your application packet. If you need another set of those instructions, you may obtain them at the Department of Community Development (DCD) or on the City web -site under "Forms /Applications, Land Use Applications ". The laminated copy of the Notice of Application to be posted on the signboard will be available at the front counter of the Department of Community Development commencing Tuesday June 25, 2002 and must be posted by Monday July 8, 2002. The signed Affidavit of Posting must be returned to this office no later than Tuesday July 2 to assure the Notice of Application is mailed by Friday July 5, in order to be received by the July 8 beginning of the Notice period. If you are unable to meet these deadlines, please contact me so a new Notice period can be established. I can be reached at 431 -3670, extension 1163. My 12 workdays are Monday, Tuesday between 8:30 and 5 and Wednesday mornings between 8:30 and 12:30. Art Pederson Associate Planner cc: file v,�:ic,tnis:t x >::,: v:..[.; r,.:tt:uymiom:»s:r.SSCxaxY,.:,�: z Z J U U U WI : JI-' ui U- w �- a ' = W 2 z � Z w uj C. W Wi. U; I L 0 z; LLJ 0 H • z Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I , L es`-b, HEREBY DECLARE THAT: Notice of Public Hearing Project Number: /422-0020 Do?D >ED�--113 Determination of Non - Significance .._-./.4-e.._ Person requesting mailing: 4i_-T Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda 4 , Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other I Was mailed to each of the addresses listed on this 5 day of Jul_' in the year 20 OV P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: ,e/4 / di C7i ,a9 A/ 5 .7h 2n-n/% Project Number: /422-0020 Do?D >ED�--113 i Mailer's Signature: .._-./.4-e.._ Person requesting mailing: 4i_-T I Was mailed to each of the addresses listed on this 5 day of Jul_' in the year 20 OV P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM State of Washington County of King City of Tukwila I Q (ice U 4 (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. ,�J I certify that on , .. 1 .2 �' the Public Notice Board(s) in accordance with Section ] 104.1 0 and the other applicable guidelines were posted on the property located at 3. VY,th'V,�P,tr . so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number L)2 - OZ© . gID Z — O, � I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. On this day personally appeared before me individual who executed the foregoing instrument : • acknowledged t at helsh signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this !' Notary Public State of Washington RANDEE L. CHURCHILL My Appointri>ent Expires Feb 15, 2006 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukvlapt ci,tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) 2SOG- 9217 - 1.01, Applicant NOTARY UBLIC in and for the State of Washington I-� ` l residing at "I CO U My commission expires on aTQH anagS to me known to be the 31Aitit V' r'/..I .L..Lf';. , ; w oject Manager's Signa re I 12 ect60 20 8T m r To: Art Pederson From: Cyndy Knighton CC: Jill Mosqueda Date: June 24, 2002 Re: Olive Garden TIA E02 -013 City of Tukwila Department of Public Works In order to help facilitate your comment letter going out today, I will summarize my comments on the Traffic Impact Analysis submitted for the Olive Garden. • The report submitted is a Draft. The City will only accept a final version. • No discussion is provided to address the concerns the City has with internal circulation problems and access to the site by emergency service vehicles. I requested analysis of this at the pre - application stage directly of the traffic engineer as well as via etails with Jill. • The TIA needs to include analysis of parking demand both for the restaurant and how the removal of parking from the mall patrons will be affected. I have a letter dated May 2, 2002 from the Richard E Jacobs Group which addresses this issue but I would like to see an engineering analysis back this up. ITE has a parking generation manual which should be used. • Trip distribution shown on Figure 4 needs to be re- worked. The numbers shown do not add up correctly and the distribution must be shown to a point where less than 5 new peak hour trips affect an intersection. This may mean that further intersections must be analyzed per the concurrency ordinance. • Level of service calculations were done based on isolated intersection function. Queuing must be taken into consideration in this area and will likely affect the intersection level of service. • A statement was made that future volume projections and LOS analysis was not required for this project. That is not true as the concurrency ordinance is still in affect, thus the analysis is required. It is likely that the standard will change but at this point, the ordinance is what I must enforce. • Per our discussion regarding site circulation, I am starting to have some concerns with the internal circulation as it will be influenced by the existing stop sign for eastbound traffic approaching the 61 Avenue S driveway alignment. This should be addressed under the first bullet point above and I will gladly discuss in further detail with the traffic engineer. I hope that this is sufficient information for you at this time. I will gladly discuss details or provide more at a later date should they be required. h: \pubworks \cyndy \development review \tia memos by permit # \e02 -013 sepa comment memo.doc April 24, 2001 Don McKinney, JR. The Transpo Group, Inc. 11730 118 Avenue NE Suite 600 Kirkland, WA 98034 -7120 C F`[ Subject: 01054.00 TRAFFIC IMPACT ANALYSIS SCOPING FOR THE SOUTHCENTER MALL EXPANSION Analysis and evaluation of impacts to the public safety services, traffic access, and circulation (in and around the mall, weekday and weekend, holiday and non - holiday) will be part of the SEPA requirements for this project. In 2001, the City will develop a study of the Tukwila Urban Center which will include the analysis and evaluation of the public safety services, traffic access, and circulation in and around the mall. Your client may wish to participate in this study rather than preparing a separate, independent analysis and evaluation. Your client may wish to contact Brian Shelton, City Engineer, at 206 - 433 -0179 for more information on how the developer may participate in the study. I reviewed the information you faxed to me on April 9, 2001. I am concerned about the following items. Please provide the requested information, so I can determine if the City will accept these as the basis for traffic estimates. 1. Explain why the weekday peak hour of adjacent street rather than weekday peak hour is used. 2. Explain the basis for the 25% internally captured trips. Please cite your reference and . explain the reasoning. 3. Please explain how the 25% internal capture and the weekday peak hour of adjacent streets work together and how using these two factors affect the traffic impact analysis. 4. Please cite your reference for the 3.8 peak hour trips for the theater. 6. The horizon year is 2010. Sincerely, Jill Mosqueda, P.E. Development Engineer Public Works Department CC File Planning Coq The following responds to your seven bullet items requesting information. 1. Base the trip distribution on analysis of existing conditions and existing network. The City does not have a standard trip distribution format. 2. Analyze all intersections which will experience 5 or more additional peak hour trips resulting from the restaurant(s). 3. You can find the City's level of service standards in the Tukwila Municipal Code. You can access the code through the City's website. 4. You can contact Robin Tischmak at 206 - 433 -0179 for the City's traffic counts. Brian Shelton, the City Engineer, thinks Southcenter Mall has traffic counts for traffic internal to the mall. 5. Please analyze signal timing at all signalized intersections which will experience 5 or more additional peak hour trips resulting from the restaurant (s). 7. Please use 2% per year for the growth rate. This rate is based on cordon counts for the City's central business district. Additionally, the traffic impact analysis report should include: 1. Complete restaurant descriptions, including number of seats and types of activities. 2. Accident data and discussion of pedestrian and bicyclist safety. You can get accident data for outside the mall from Laurie Werle in Public Works. Please contact her at 206 - 433 -0179. The Jacobs Group may have accident data for inside the mall. If you have questions regarding any of the above, please give me a call at 206- 433 -0179. { Cyndy Knighton - Olive Garden TIA Pre -q -1 From: Cyndy Knighton To: Brian Shelton; Jill Mosqueda Date: Mon, Apr 22, 2002 5:23 PM Subject: Olive Garden TIA Pre -Ap Page 1 Jill, the TIA for the proposed Olive Garden will have to comply with our concurrency ordinance as well as address a few issues under the SEPA umbrella. This is a new development which will generate more than 5 peak hour trips, so they will have to submit a full Traffic Impact Analysis report. The City will provide the turning movement counts to the consultant as they have been counted for 2002 and with the closure of S 180th, no counts taken at this time will be accurate reflections of traffic patterns. Compliance with the concurrency ordinance is required, meaning LOS standards must be met. The consultant may contact me directly with any questions This development is removing parking for the new building pad and adding on a new parking demand. The study will have to address that issue to the satisfaction of the city. Also, there are some internal circulation issues as they relate to emergency services and spill -over queuing onto public streets. Brian will hopefully address those two issues in detail in a separate email. We have discussed them briefly but I would prefer that he describe the concerns at hand. This site is within the Urban Center boundaries. The City is currently conducting a sub -area plan update and developing a planned action for area -wide redevelopment. This information needs to be shared with the developer. It is unlikely to affect the overall plans but it should be factored in to the overall development approach. I think this is it for now. Cyndy Cyndy Knighton - Olive Garden TIA . • Page 1 From: Cyndy Knighton To: Jill Mosqueda Date: Thu, Apr 25, 2002 6:03 PM Subject: Olive Garden TIA Brian and I met today to further discuss the access, congestion, and internal circulation issues of concern surrounding the proposed Olive Garden restaurant. As you know, access to the mall is difficult during parts of the day due to congestion on the surfaces streets surrounding the mall property as well as the internal circulation through the parking lots and separate pads. During these peak times, emergency services are impacted by the severe congestion which can dramatically increase response time. As part of this development proposal, as well as the future pad, we would like to have details surrounding this problem identified and acceptable solutions developed. Public Works, Fire, and Police need to be part of the team which determines what is an acceptable solution as well as the developer and property owner. One possible solution (for example) would be to create emergency access only points around the perimeter of the mall property as well as possibly create emergency vehicle only drive lanes. Certainly there may be others that should be identified and explored. This, in addition to my previous email, consist of my (and Brian's) comments for the pre - application phase. Cyndy CC: Brian Shelton e ... DESIGN REVIEW CRITERIA The specific design criteria used to evaluate each project differs based on the type of project and its location. Please discuss project consistency with the applicable set of design criteria. The applicant bears responsibility for demonstrating that the proposed development plans satisfy all of the review criteria. The three sets of Board of Architectural Review (BAR) criteria have been presented separately. Please consult with Planning Division staff to clarify which set of criteria should be used. The three sets of criteria and references to illustrate implementing design guidelines are presented below. Selected Comprehensive Plan policies, which provide illustrative design guidance, are presented after the criteria as a courtesy. The complete Comprehensive Plan policies are provided in the Tukwila Comprehensive Land Use Plan (1995). Written responses to each criteria are required for a complete application. CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and motel developments and developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of Green/Duwamish River must meet additional criteria in the Shoreline Substantial Development Permit Application. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. AID n s 1 n / ? b. Parking and service areas should be located, designed and screened to moderate the visual impact of Vc large paved areas. . The height and scale of each building should be considered in relation to its site. The O(ivc. 6cur w it( inicace. Use. ccet exc61-0 J pa&c1J f t e ek t Ce -I-er. Laacis p 15 ,pvovc 1o05 ravrieir3oo(eva✓ arc( d0- !AL lat • 4. . It ., • -F brand c c -f curea . The but Idu%J hesfrt rs Locker -ih ay-i -f-he exts-l-cvJ c� N -kr. hog idtv 2. Relationship of Structure and Site to Adjoining Area 1 Harmony in texture, line and masses is encouraged. 7 b. Appropriate landscape transition to adjoining properties should be provided. c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular and pedestrian circulation patterns ndd loading facilities n terms � of ( , L �� �� safety, efficiency and convenience should be encouraged. see Compatibility of on -site vehicular circulation with street circulation should be encouraged. the ©(cam Gav8evi macs46% -1 Gee , iev l ear- t-61 -(-c c. low ofew bor th t -f -� _ �l . . S - 4 efr1 • eti l • c vlStx-i.( Latscap4n has p - ov'ceec a Com-Co. -4AL.e. jie slria.0. A#mosphw°. sit c. rtervla.ho has beeo woe- dcviariA tut-tin -F Aeve(o p a cl ('t1 s-ki- ne CeIVED G:WPPHAN\LANDUSE.APPIBAR2.D0C, 09/18/01 2 PERMIT /c rV7 -ri 3. Landscape and Site Treatm;. /C.>vnivi 1our+4 , -I Indcs,Js+s rt,_ G.. S, PLq.J a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. In locations wherplants..vyill a susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. VA G`'r — FA-vm_ s Where building sites limit plantihg, the placement of trees or shrubs in paved areas is encouraged. Screening of service yards and other places, which tend to be unsightly should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. /b. 4. Building Design attpc Gairclev, utt: (t yes 4 iste -C k- z pt .5 10 kelp so f a pd palv��s , Plate 410 s ale- c lez igt e(1 -b -Fti vie Kuril vi duce avd . 1E06 i s ,pra/L d c„c-F14 a servse c kalaice b e - l - u e e i saa y avid ae - irk S' S'arzv is 9vovkle.8. Gee v6cost. servi yard . The s i d s havrdc ecf acce Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. --° k - c, . .} ryt c' .. c: '' + A. Buildings should be to appropriate scale and be in harmony, with permanent neighboring developments. ,�� s �� ��. �._.«_ r.:�.�.c:. Building components, such as windows,, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. . Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. : Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. +nl�r , <!sx a\APPHAMLANDUSE.APP\BAR2.DOC, 09/18/01 2 g• Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. C aL ,;7'1-- /�� 11 wait, a - , C( (21v c i5 pw:p si,(1 sApvle Ct s,(tc o. w C"1 t k(e_ v' o ', CoLEJt" are- no-- bvi t or c r sln . M v np e o'we '4- „Li( Lie J,e (coo -f(' pef ( h-f-, Tie. but Lc�v1e is t Uro pvic Zvi sccde w 141i -Eke e�vt -k'- at s vnd i4J area andpfes- rrt-s 4 s ta2.4 lam' eboalf in-Aerials a arch( sec -iarr • 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. P /A Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. Dl(v C x i vi c e v , is av► exceL(evrk 1 & It 4 o 4 o ivi +Ins covntw"cccai anon.. 1`v► r . lOo A-o _ ` aviA - 4 • utevn L, aft r_chs ,- -t aid( meek or exce loctt( (old s- t, bu ldcv� codes ,r everep, ev<Cts . Oreyrtrdeel is a cave pavu. c ,cvvvd cavncepf nor -I nch is , c vid t,,, i lI toe_ a lot15- (env \ acldtkoi CRITERIA FOR MULTI - FAMILY, HOTEL AND MOTEL DEVELO 18.60.050 Applies to all multi - family, Boulevard corridor (see TMC 18.60.0 1. Site Planning with the neigh G :W'PHAN\LANDUSE.APP\BAR2.DOC, 09/18/01 and motel projects e N S (TMC t for projects in the Tukwila International a. Building siting, arch' ture, and landscaping shall be inter . ed into and blend harmoniously ood building scale, natural environment, and r41^S rttl.:.146.1 r.?nc velopment characteristics as 3 OLIVE GARDEN — PLANTING PLAN COMMENTS Landsca•in f. V i. Landscape plan must be stamped and signed by a landscape architect licensed in the State of Washington. All shrubs must be a minimum of 18 inches in height at the time of planting (revise the planting list accordingly). Use Zone 5 plantings for site. Plan shall be revised to accurately show the location of all areas to be landscaped. One tree with shrubs and living groundcover required for each parking lot island. c. The planting plant lacks visual interest and variety. The Italian- Mediterranean theme is not adequately supported. Additionally, more evergreen shrubs and trees ill be required to provide visual interest during the winter months (too many eciduous plants). Also consider addition of 2 -3 man rocks as accents. Need ergreen architectural accents for main entry. "Annual color" choices should be ted to demonstrate compatibility with proposed landscape plan or should incorporate herbs. Evergreen Magnolias should be substituted for Magnolia soulangiana and Magnolia kobus. One or more types of evergreen flowering shrubs should be substituted for Spirea bumalda 'Anthony Waterer'. - Specify the variety of Buxus microp you have identified as "Korean Boxwood ". Is it Buxus microphylla or Buxus microphylla harlandii (commonly sold in California)? Koreana is hardier and slower growing than harlandii. Regardless of- variety chosen, the spacing of the Boxwood must be reduced to a minimum of 2 feet O.C. to create the effect you propose. Color elevations must match landscape planting plan (at 1 year from installation). Wisteria, Boston Ivy, Needlepoint Ivy and Lavender require high maintenance to keep them looking their best or to keep them under control. Liriope muscari attract slugs. We recommend that you substitute one or more ornamental grasses. We do not recommend use of Ulmus parvifolia (Chinese Elm) as it is not suited to this zone. Wheel stops are required where stalls abut landscaping. j. Plants to suggest to landscape architect to inspire some creativity: Fatsia japonica (Japanese Aralia) Arbutus unedo (Strawberry Tree) Myrica californica (Pacific Wax Myrtle) Clemantis armandii (Evergreen Clematis) Elaeagnus angustifolia (Russian Olive) Hedera canariensis (Algerian Ivy) Phormium tenax 'Variegatum' (Green Variegated New Zealand Flax) Cotinus coggygria (Smoke Tree) Actinidia kolomikta (Variegated Kiwi Vine) Sciadopitys verticillata (Umbrella Pine) Jasminum floridum (Jasmine) Choicya ternata (Mexican Orange) Cistus (Rockrose) Edible Fig (i.e., 'Black Spanish') Hebe Eriobotrya japonica (Loquat) Chamaerops humilis (Mediterranean Fan Palm) Albizia julibrissin (Silk Tree) Akebia quinata (Fiveleaf Akebia) Sarcococca Trachycarpus fortunei (Windmill Palm) Quercus subur (Cork Oak) e, -:::: ia;:::: k::.;: ai'»; c:: i:: z:: ,a:',i:. =;.Wir1',i;:,:':'i n .:iiii'n4v:.:i,. n;::N;Nr: isw'N{l a:.`.:.: ?ia;aL�..riui:+uns. ::i...l i,:G;,::.w: � ^:....:.:::.+,u.:.;a:s:u•. OLIVE GARDEN — PLANTING PLAN COMMENTS Landscaping a. Landscape plan must be stamped and signed by a landscape architect licensed in the State of Washington. Plan shall be revised to accurately show the location of all areas to be landscaped. There are too many deciduous plantings proposed in the planting plant. No visual interest has been provided for the winter months. c. The planting plant lacks visual interest and variety. The Italian- Mediterranean theme is not adequately supported. Additionally, more evergreen shrubs and trees will be required to provide visual interest during the winter months. d. Per 1c above, evergreen Magnolias should be substituted for Magnolia soulangiana and Magnolia kobus. e. Per 1c above, one or more types of evergreen flowering shrubs should be substituted for Spirea bumalda 'Anthony Waterer'. f. All shrubs must be a minimum of 18 inches in height at the time of planting. Please revise the planting list accordingly. (TMC 18.52.030(D)(7)). g. Specify the variety of Buxus microphylla that you have identified as "Korean Boxwood ". Is it Buxus microphylla koreana or Buxus microphylla harlandii (commonly sold in California)? Koreana is hardier and slower growing than harlandii. Regardless of variety chosen, the spacing of the Boxwood must be reduced to a minimum of 2 feet O.C. to create the effect you propose. h. Identify types of annual plantings that will be recommended for "annual color". Color elevations must match landscape planting plan (at 1 year from installation). j. Wisteria, Boston Ivy and Needlepoint Ivy require high maintenance to keep them under control. k. Liriope muscari attract slugs. We recommend that you substitute another ornamental grass. I. We do not recommend use of Ulma parvifolia (Chinese Elm) due to its aggressive root system located near the surface. Other plantings located beneath these trees will not be able to compete. Wheel stops are required where stalls abut landscaping. Circulation a. Bicycle par kin ocation, amount and signage. b. Pedestrian - and - sidewalk connectivity c. ADA issues-(# of HC spaces, location) z • Z • 2 UO w ELI w = J • u- w 0 ¢ co = F w Z = I- 0 Z I— w uj U � 0- • I- ww U- O ..Z w O ~ z 1 Ismo 1 The Richard E. Jacobs Group, Inc. r r vlow lnirr VIA FEDERAL EXPRESS Mr. Jack Pace City of Tukwila Department of Planning 6300 Southcenter Blvd. Tukwila, WA 98188 Dear Jack: RE: SOUTHCENTER MALL OLIVE GARDEN May 2, 2002 During last week's Olive Garden Pre - Application Meeting your staff requested information on the overall availability of parking within Southcenter and requested confirmation that the parking provided after the construction of Olive Garden and the Bahama Breeze restaurant would meet the requirements of the City of Tukwila. Previously, you and I discussed how parking for these two (2) restaurant developments would be , calculated, and we agreed that parking required for the "existing development" would be based on the parking code in effect at the time the development was originally constructed and that parking requirements for the new out - parcel development would be based on the current City of Tukwila standards. In order to analyze the existing and proposed parking demand at Southcenter Mall, I have prepared the attached spreadsheet to summarize the parking demands for both existing and new leaseable areas under the respective parking codes. Based on this analysis, a total of 6,835 parking spaces will be required. The Jotal parking provided on site after construction of the Bahama Breeze and Olive Garden projects will be 6,948, which means there will be a parking surplus of 113 parking stalls to support future additional development. Jack, as you can see the parking supply at Southcenter Mall is more than adequate to support the development of these (2) new restaurants. If you have questions or need any additional information regarding Southcenter Mall, please feel free to contact me at your convenience. As always, thank you for your assistance. SGM:Ime Attachment cc: T. P. Schmitz, w /attach Mikel Hansen, w /attach Steve Hale, w /attach 25425 Center Ridge Road • Cleveland, Ohio 44145 -4122 Phone: 440- 871 -4800 Sincerely, T RICHARD E. J COBS GROUP, INC. Stephen G. Moluse Director of Site Planning Stephen G. Moluse, A. S. L. A. Director of Site Planning smoluse@rejacobsgroup.com rejacobsgroup.com Direct Dial No. (440) 808 -7505 FAX: (440) 808 -6907 -- VIA FEDERAL EXPRESS Mr. Jack Pace City of Tukwila Department of Planning 6300 Southcenter Blvd. Tukwila, WA 98188 RE: SOUTHCENTER MALL OLIVE GARDEN Dear Jack: ®® The Richard E. Jacobs Group, Inc. May 2, 2002 Stephen G. Moluse, A. S. L. A. Director of Site Planning smoluse@rejacobsgroup.com rejacobsgroup.com Direct Dial No. (440) 808 -7505 FAX: (440) 808 -6907 R E ''` F' V D 11fi: a 3 "2 During last week's Olive Garden Pre - Application Meeting your staff requested information on the overall availability of parking within Southcenter and requested confirmation that the parking provided after the construction of Olive Garden and the Bahama Breeze restaurant would meet the requirements of the City of Tukwila. Previously, you and I discussed how parking for these two (2) restaurant developments would be calculated, and we agreed that parking required for the "existing development" would be based on the parking code in effect at the time the development was originally constructed and that parking•i'equirements for the new out - parcel development would be based on the current City of Tukwila standards. In order to analyze the existing and proposed parking demand at Southcenter Mall, I have prepared the attached spreadsheet to summarize the parking demands for both existing and new leaseable areas under the respective parking codes. Based on this analysis, a total of 6,835 parking spaces will be required. The total parking provided on site after construction of the Bahama Breeze and Olive Garden projects will be 6,948) which means there.will be a parking surplus of 113 parking stalls to support future additional development. Jack, as you can see the parking supply at Southcenter Mall is more than adequate to support the development of these (2) new restaurants. If you have questions or need any additional information regarding Southcenter Mall, please feel free to contact me at your convenience. As always, thank you for your assistance. SGM:Ime Attachment cc: T. P. Schmitz, w /attach Mikel Hansen, w /attach Steve Hale, w /attach 25425 Center Ridge Road • Cleveland, Ohio 44145 -4122 Phone: 440 - 871 -4800 Sincerely, T 1 RICHARD E. J COBS GROUP, INC. Step len G. Moluse Director of Site Planning z _ w 6 J U 00 w =, J I— w O 2 uQ to = I•- w Z � I— 0 Z H O -, D 1- 2 U . II- .. Z U� 0 Z Nordstrom 170795 165900 5 /1000sf GLA 1 830 830 The Bon 263795 250407 5 /1000sf GLA 1 1,252 1,252 JCPenney 251753 240597 5 /1000sf GLA 1 1,203 1,203 JCPenney IBA 20989 20989 5/1000sf GLA 1 105 105 Sears 174630 170800 5/1000sf GLA 1 854 854 Mervyn's 86115 85734 5 /1000sf GLA 1 429 429 Mall Retail Shops 1- 434189 331298 ..r"' ' - 5/1000s 7 1,656 1,656 Common Area Seating 1, i . & I- 7855 / Less 4/1000 SF Rest. GLA 1A -31 -31 Restaurant Area ' . r' ' - = 26500 7 Z GS .-)...c.6 5 t ,Less 4/1000 SF Rest. GLA 1A' -106 -106 Union Oil DEMOLISHED V /-'' - Theatre 1200 Seats DEMOLISHED i 5 /1000 plus 3/100 seats over 750 1B 0 0 . 0 Post Office 4650 A650 3/1000 SF 2 14 7 Pudget Sound Mutual 4256 f 4256 2.5/1000 SF 3 11 / 11 \ Hotel 100000 7 100000 I 0 \ 200 Rooms 7 1 /room 4 200 , ( 2 00 15980 SF Dining / 1/100 sf 5 160 /( E 165 270 Seat Meeting / 1/4 Seats 6 70' 70 / Parking Requirement Summary (City of Tukwila Standards) Southcenter Shopping Center Total Building Area Gross Leaseable Area Parking Code see note Parking Required Adj. Factor Total . (Adjusted) Existing Development Use • PARKING REQUIRED FOR ALL NEW DEVELOPMENT B SED ON CURRENT CITY OF TUKWILA CODE I Tcc�I Gross Buildini'Area Leas eable Area Parking Code see I Parking note I Required Adj. Factor Total (Adjusted) Proposed Development Use TOTAL DEVELOPMENT NOTES 1 SHOPPING CENTER 2 OFFICES 3 BANK '1N31A1f100a 3Hl 30 )JJ1VfO 3Hl 0.1. 3na SI II 30IlON SIHl NYHl NV - 310 SST' SI BINVNA SIHl NI 1N3Wf100a 3Hl 3I :30I10N / 511000 SF G Restaurant Factor:Less /4!1000 SF Gross Restaurant Area. B:T carte Factor.'pi0s3 /100 over 750 Seats 2.5 Stalls/1000 FF 3.0 Stalls/1000 SF Total Parking Provided On Site (After construction of Bahama and Olive garden) N 4 MOTEL 5 MOTEL DINNING 6 MOTEL MEETING 8 New Restaurant Space 10/1000 sf GLA (Current Code) ` ; . rJ : 3 7 .5 (Parking From 1991 Approval) (Parking Based on new Code) Assumes new development meets New City Code 1 /Room 1/100 SF 1/4 seats 6,896 -137 6,835 TOTAL REQUIRED: ( 6835 Parking Surplus i q u 7 GLA includes 26500 sf restaurant use and 7855 sf Food Court Seating (, 7 $0 P151 / X 5,: . �Tcr� 663 Nordstrom 170795 165900 5 /1000sf GLA 1 830 830 The Bon 263795 250407 5/1000sf GLA 1 1,252 1,252 JCPenney 251753 240597 - 5 /1000sf GLA 1 1,203 1,203 JCPenneyTBA 20989 20989 5/1000sf GLA 1 105 105 Sears 174630 170800 5 /1000sf GLA 1 854 854 Mervyn's 86115 85734 5 /1000sf GLA 1 429 429 Mall Retail Shops 434189 331298 5 /1000sf GLA 1 & 7 1,656 1,656 Common Area Seating 7855 Less 4/1000 SF Rest. GLA 1A -31 -31 Restaurant Area 26500 Less 4/1000 SF Rest. GLA 1A -106 -106 Union Oil DEMOLISHED Theatre 1200 Seats DEMOLISHED 5/1000 plus 3/100 seats over 750 1B 0 0 0 Post Office 4650 4650 3/1000 SF 2 14 14 Pudget Sound Mutual 4256 4256 2.5/1000 SF 3 11 11 Hotel 100000 100000 0 200 Rooms 1 /room 4 200 200 15980 SF Dining 1/100 sf 5 165 165 270 Seat Meeting 1/4 Seats 6 70 70 Parking Requirement Summary (City of Tukwila Standards) Southcenter Shopping Center Existing Development Use '1N3vInooa 3Hl 30 AlllYfO 31-11. 01 3n SI lI 33110N SIHI NVH12IV310 SST] SI 3WW1d SIHI NI 1N31A1f1000 3H1 AI :30I1ON PARKING REQUIRED FOR ALL NEW DEVELOPMENT BASED ON CURRENT CITY OF TUKWILA CODE Proposed Development Use TOTAL DEVELOPMENT NOTES 1 SHOPPING CENTER 2 OFFICES 3 BANK 1560473 1387182 5/1000 SF GLA A- Restaurant Factor:Less 4 MOTEL 1/Room 4/1000 SF Gross Restaurant Area. B- Theatre Factor. plus 3/100 over 750 Seats 5 MOTEL DINNING 1/100 SF 2.5 Stalls/1000 FF 6 MOTEL MEETING 1/4 seats (Parking From 1991 Approval) (Parking Based on new Code) Total Building Area -' Gross Leaseable Area . Parking Code see note ParIdng Required Factor Total (Adjusted) Assumes new development meets New City Code Total Building Area Gross Leaseable Area Parking' Code see note ' Parking Required Adj. Factor Total (Adjusted) 6,898 -137 6,835 TOTAL REQUIRED: 6835 Total Parking Provided On Site (After construction of Bahama and Olive garden) 6,948 8 New Restaurant Space 10/1000 sf GLA (Current Code) Parking Surplus 113 3.0 Stalls/1000 SF 7 GLA includes 26500 sf restaurant use and 7855 sf Food Court Seating d From: Jill Mosqueda To: efg @deainc.com Date: 4/26/02 9•55AM Subject: ( PRE02 -008 Olive Garden 02-0 Here are follow -up items from the preapplication meeting yesterday, 04.25.02: 1. Per Mike Cusick: Metro would not allow connection. Connect sewer to Tukwila system. . Per Brian Shelton: No frontal improvements on Strander because the Planned Action for Redevelopment is not complete. Existing is sufficient for the time being. 3. Per Cyndy Knighton: TRAFFIC IMPACTS comments the TIA for the proposed Olive Garden will have to comply with our concurrency ordinance as well as address a few issues under the SEPA umbrella. This is a new development which will generate more than 5 peak hour trips, so they will have to submit a full Traffic Impact Analysis report. The City will provide the turning movement counts to the consultant as they have been counted for 2002 and with the closure of S 180th, no counts taken at this time will be accurate reflections of traffic patterns. Compliance with the concurrency ordinance is required, meaning LOS standards must be met. The consultant may contact me directly with any questions This development is removing parking for the new building pad and adding on a new parking demand. The study will have to address that issue to the satisfaction of the city. Also, there are some internal circulation issues as they relate to emergency services and spill -over queuing onto public streets. This site is within the Urban Center boundaries. The City is currently conducting a sub -area plan update and developing a planned action for area -wide redevelopment. It is unlikely to affect the overall plans but it should be factored in to the overall development approach. 04.25:02 Brian and I met today to further discuss the access, congestion, and internal circulation issues of concern surrounding the proposed Olive Garden restaurant. Access to the mall is difficult during parts of the day due to congestion on the surfaces streets surrounding the mall property as well as the internal circulation through the parking lots and separate pads. During these peak times, emergency services are impacted by the severe congestion which can dramatically increase response time. As part of this development proposal, as well as the future pad, we would like to have details surrounding this problem identified and acceptable solutions developed. Public Works, Fire, and Police need to be part of the team which determines what is an acceptable solution as well as the developer and property owner. One possible solution (for example) would be to create emergency access only points around the perimeter of the mall property as well as possibly create emergency vehicle only drive lanes. Certainly there may be others that should be identified and explored. 4. DRAFT design standards are attached. Contact me at 206 - 433 -0179, if you have questions. CC: Art Pederson; Brenda Holt; Cyndy Knighton; Mike Cusick CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us NAME OF PROJECT/DEVELOPMENT: The 011ve, Garcler CITY OF TU f(y; Na ✓IAA 2 8 ° DESIGN P°7411 rCzAire i RE VIEW APPLICATION LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. 3 LO S-f -y-a nAelr - ao u l e va.r8 Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: S'TevE 4-AA(,E • Address: 104% °(, Pr --tee Ve { �C t U'-e t CA R S - 33 Phone: 7D'l - t(27- (e7 l FAX: 10 - 905 Signature: Stior, --i . Date: S/2S /02- GAAPPHAN\LANDUSE.APP\BAR2.DOC, 09/18/01 FOR STAFF USE ONLY Sierra Type P -BAR Planner: File Number: L- 2- 0 2 -'0 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us NAME OF PROJECT/DEVELOPMENT: The 011ve, Garcler CITY OF TU f(y; Na ✓IAA 2 8 ° DESIGN P°7411 rCzAire i RE VIEW APPLICATION LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. 3 LO S-f -y-a nAelr - ao u l e va.r8 Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: S'TevE 4-AA(,E • Address: 104% °(, Pr --tee Ve { �C t U'-e t CA R S - 33 Phone: 7D'l - t(27- (e7 l FAX: 10 - 905 Signature: Stior, --i . Date: S/2S /02- GAAPPHAN\LANDUSE.APP\BAR2.DOC, 09/18/01 • - 'I'i • . 50 0.36.. 1 00. 50 010. 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W W OI I 0001 sz m1 1� . oP 41, 1 , 0 sit em:pas uap.a tlad oz at VM'ellmAn.L 1NV2IIlVZS3UI NVIZVIT NOI.LVAH1a Ian NOLLHAI1S ,LHORI NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 31Iu ZOZ•la auN a J VM'e1!"v1n1 1NYafVlS0I NY11Yl1 107 - STONE VENEER Coronado Stone "Appalachian Fieklstone" w/ matching chiseled coiner stones Color: `Mou plain Sunset" Grout: Natural Gray 105- STAIN @ WOOD TRELLIS Olympic Semi -'f anspai ent Stain #726 Oil lie, Curt 25% C,• R• 1H • 0 Archilocturo Interims Planning 195 South "C' Street Suite 200 Post Office Box 1066 Tustin, California 02681.1066 714 832 1834 FAX 832 1910 Coors Sr' Materials aui wiia, WA Way 24th, 2002 Otwe- * 110- ROOF TILE Monier Life Tile - Spanish "S" 'Buttercup Blend" # ISPCU 6243 • • • • • • • • I TALIAN RESTAURANT I OLIVE GARDEN CLIENT SOUTHCENTER MALL STREET TUKWILLA, WA CITY /STATE SILL MACRUM M. ROTH SALES /COORDINATOR J. VAN EPP5 4/24/02 ARTIST /DATE APPROVAL/DATE CLIENT LANDLORD SALES ESTIMATING ENGINEER 4 O W 0 N W' Z w O — SITE PLAN 4L- 341.00' PROP. LINE 1:644 ACRES 157 CARS lA1.QQ PROP. LINE 61st PLACE SOUTH a- 0 z I— X LU 1" - 60' -0" SOUTHCENTER I I�'JII0-1-1- 11 111.)IIII ;I�� r.1-11;1•1 I[11Ir1711 111. 011 1 i ` IIII�I . I I5I I IIIIIIIIIL I,' 6I Inch 1118 t II < 4� £ uililiiii�iii�liiiiliiu li,ui.1n».luii inliu1uii.Ii�ii iii .Iii111141111 _ 1 uhi�� 11i1i 1_ N.T.S. ,c0 DESIGN NUMBER 02 -222 5.A. R -1 WORK ORDER OF 4 Chandler Signs www chandlersigns.com 12106 VALLIANT ' SAN ANTONIO, Tx 78216 21044242804 FAx 210.240. 724 THIS DRAWING IS THE PROPERTY OF SIGNS, INC. AND ALL RIGHTS TO ITS USE FOR REPRODUCTION ARE RESERVE? SY CHANDLER SIGNS, INC. ART REVISIONS /DATE R -1: 5/9/02 - REVISED ITEM BE TO A ELONGATED PALLET SIGN PER DARDEN (BRIAN KENDRICK.) - JV - MATERIAL LIST DISTRIBUTION OF PRINTS' ❑ CRATE ❑ AWN. ASSN 6 LECT. ❑ HT. TR. ❑ AWNING. ❑ SHOP FILE ❑ PLEX ❑ ALUMINUM ❑ INST./SHIP ❑ VINYL ❑ SHOP M2 ❑ STK. RM. ❑ PATT. ❑ CHNL. LTG.. CUSTOM ❑ CAD ❑ LTR. PAINT C:1 PAINT ❑ CAM ❑ LTR. ASSN ❑ ASSEMSLY ❑ NEON ❑ LTR. PLEX ❑ TOTAL EQ 10' -0" EQ ENTRY ELEVATION 3/32 " =1' -0" REAR ELEVATION (NORTH) 15 -6" 2' -O" 0G-SIG W501- REC -CH RIGHT ELEVATION (EAST) 0G- SIG -REC- CUSTOM 1.14.1.0 111 � 1IJI11 1111iIiiiI1111111 111_11.11.1.1,1111.1111 II 11111i it 111 1111 IiPii: 10 1 - s Hill�:iilti utui�lil !:(ni� 3/32 " =1' -0" 0G-SIG W50I- REC -CH 3/32 " =1' -0" 2106 VALLIANT SAN ANTONIO. TE 78110 DESIGN NUMBER 02 -222 5.A. R -1 WORK ORDER 2 OF 4 C www. than dlersigns. ccom 11 0.349 -3E04 FAX 110.349.8714 OLIVE GARDEN CLIENT SOUTHCENTER MALL STREET TUKWILLA,, WA CITY /STATE BILL MACRUM M. ROTH SALES/COORDINATOR J. VAN EPPS 4/24/02 ARTIST /DATE APPROVAL/DATE CLIENT LANDLORD ESTIMATING ENGINEER THIS DRAWING IS THE PROPERTY OF CHANDLER SIGNS, INC. AND ALL RIGHTS TO ITS USE FOR REPRODUCTION ARE RESERVED BY CHANDLER SIGNS, INC. ART REVISIONS /DATE R -1: 5/9/02 - REVISED ITEM BE TO A ELONGATED PALLET SIGN PER DARDEN (BRIAN KENDRICK.) - MATERIAL LIST DISTRIBUTION OF PRINTS ❑ CRATE ❑ AWN. ASSY. ❑ ELECT. ❑ HT. TR. ❑ AWNING ❑ SHOP FILE ❑ FLEX ❑ ALUMINUM ❑ INSTJSHIF ❑ VINYL ❑ SHOP ME ❑ STK. RM. ❑ PATT. ❑ CHNL. LTR. CUSTOM ❑ CAP ❑ LTR. PAINT ❑ PAINT ❑ CAM ❑ LTR. ASSY. ❑ ASSEMBLY ❑ NEON ❑ LTR. Pt ❑ TOTAL. fl. N N ®® 0G- SIG- W501- REC -CH (2) REQ'D. 50 SQ. FT USE 0G-SIG W5OICH CHANNELS, F.C,O.S & 3D GRAPE DISPLAY • P x 2" ALUM. RECT. TUBE FRAME WITH • 1" x 1" ALUM. ANGLE CUPS. THRU BOLT TO WALL. • "OLIVE GARDEN" LETTERS: 3" DEEP,* .063 AWMINUM RETURNS - PAINT PMS # 363 C GREEN; (1.2) STROKE 12mm TECNNOLUX EMERALD GREEN EXPOSED NEON TO TERMINATE INTO PK HOUSINGS; REMOTE TRANSFORMERS. • ITALIAN RESTAURANT' LETTERS: 314' THK. F.C.O. SINTRA- PAINT PMS PURPLE ;0 C; FLUSH STUD - MOUNTED. • VINES. LEAVES & DOTS: SEE "DECORATIVE ELEMENTS - DETAIL" • .080 AWMINUM OVER 1" DEEP SINTRA BKGT). PANEL WI PRE- DRILLED PK- HOUSING HOLES TO HAVE STUCCO TEXTURED AKZO 422A6 CHLOE FINISH. 9' -9" (CABINET) 10' - (PACE) 1'h" X1 W' ANGLE IRON STRINGERS BEHIND WALL SECTION: LOW PROFILE BACKGROUND W/ FLUSH WALL INSTALLATION CENTER LAMP OVER GRAPES 1 /2" 1' -0" d' • SECONDARY VINES TO BE %:' DIA. ALUMINUM RODS - PAINT SEMI -GLOSS BLACK. 2 " • "DOTS" TO BE .090" THK.•—►. ALUMINUM (FLAT) PAINT SEMI -GLOSS BLACK. STUD i lk MOUNT 2" OFF FASCIA. • MAIN VINES TO 0E1" DIA. • ALUMINUM RODS - PAINT SEMI -GLOSS BLACK. STUD MOUNT I FLUSH TO FACE DECORATIVE ELEMENTS - 'DETAIL i I� Ln ilu li.lH1IIt1i.i iluJ i�iii.11.uii ABOLITE CA5 WALL PLATE 314" SINGLE REFLECTOR GOOSENECK WALL BRACKET (ABOLITE GB B # GWT) ABOLITE ANGLED REFLECTOR W/ 70W MED. BASE JPL METAL HALIDE LAMP FOR OUTDOOR FIXTURE LAMP FIXTURES & EMT SUPPORTS PTD. #313 BRONZE 1111111111116111 itimaisseararmum EXTERNAL ILLUMINATION BY C.S.I. ELEC. REQ'MTS (2) 120 V. 20 AMP CIRCUITS REQ'D • APPROX. 3.7 A. LOAD (NEON) (1)120 V. 20 A. CIRCUIT REQ'D. • APPROX.1.8 A. LOAD (LAMP) (1) 120 V. 20 A. CIRCUIT REQ'D. • U.L. LABELS REQ'D. AWAY FROM PUBLIC VIEW. S/F DISPLAY - END VIEW • INDIVIDUAL LEAVES TO BE .090 ALUMINUM FABRICATED - EACH HALF OF LEAF TO BE ROLLED. • ALUMINUM PAINT HALF OF LEAF TO MATCH PMS #363 GREEN. • PAINT HALF OF LEAF TO MATCH PMS #187 RED. • PAINT BACK AND PERIMETER SEMI -GLOSS BLAC LJ �_ t).L Ill ll�i�� I � 11111- I I 1 IF 1: Illll!!II i.11l�lll111. III, �!lIIIIIII�IIII�IIII�IIII.IIIII IIIII IMPORTANT NOTE UL 2161 COMPLIANT PER NEC AND MANUFACTURING RECOMMENDATIONS, ALL ELECTRICAL PRIMARY CIRCUITS MUST BE DEDICATED ISOLATED CIRCUITS. • "GRAPES" TO BE NON -LIT TEXTURED CAST URETHANE: GRAPES - PAINT PMS #2607C PURPLE GRAPES BKG'D - EACH GRAPE TO HAVE A GRADATION FROM PURPLE TO WHITE. • FLUSH MOUNT TO FACE WITH STUDS dI SILICONE. 1 /2 " =1 '_ 0 " 9112• SECTION THRU "GRAPES" DEIGN NUMBER 02-222 S.A. R -1 WORK ORDER 3 OF 4 C Signs www.chandleraigne.com 2106 VALLIANT 'SAN ANTONIO, T8711216 210. 349.3604 FAX 210-349.6724 OLIVE GARDEN CLIENT SOUTHCENTER MALL STREET TUKWILLA, WA CITY /STATE BILL MACRUM M. ROTH SALES/COORDINATOR J. VAN EPPS 4/24/02 ARTIST /DATE APPROVAL/DATE CLIENT LANDLORD SALES E STIMATING E NGINEER THIS DRAWING IS THE PROPERTY OF SIGNS, INC. AND ALL RIGHTS TO ITS USE FOR REPRODUCTION ARE RESERVED BY CHANDLER SIGNS, INC. • ART REVISIONS /DATE R -1: 5/9/02 - REVISED ITEM BE TO A ELONGATED PALLET SIGN PER DARDEN (BRIAN KENDRICK.) - JV - MATERIAL LIST DISTRIBUTION OF PRINTS ELECT. ❑ SHOP PILE ❑ INST./SHIP ❑ ❑ PAINT ❑ ASSES SLY ❑ STK. RM. CRATE ❑ HT. TR. ❑ PLEx ❑ VINYL ❑ PATT. ❑ CAD ❑ CAM ❑ NEON ❑ TOTAL AWN. ASSY. ❑ AWNING ❑ ALUMINUM ❑ SHOP #2 ❑ CHNL. LTR.❑ LTR. PAINT ❑ LTR. ASSY. ❑ LTR. PLACE ❑ OG- SIG -REC- CUSTOM (1) REQ'D. 54.25 SQ. FL USE 0G-SIG W5OICH CHANNELS, F.C.O.S & 3D GRAPE DISPLAY • 1" x 2' ALUM. RECT. TUBE FRAME WITH • r x I" ALUM. ANGLE CLIPS. THRU BOLT TO WALL. • "OLIVE GARDEN" LETTERS: 3" DEEP, - .063 ALUMINUM RETURNS - PAINT PMS *565 C GREEN: (1-2) STROKE 12mm TECHNOWX EMERALD GREEN EXPOSED NEON TO TERMINATE INTO PK HOUSINGS; REMOTE TRANSFORMERS. • ITALIAN RESTAURANT' LETTERS: 3!4" THK. F.C.O. SINTRA- PAINT ?MS PURPLE *2607C: FLUSH STUD - MOUNTED. • VINES, LEAVES & DOTS: SEE 'DECORATIVE ELEMENTS - DETAIL' • .080 ALUMINUM OVER V DEEP SINTRA BKG'D. PANEL WI PRE - DRILLED PK- HOUSING HOLES TO HAVE STUCCO TEXTURED AKZO 422A6 CHLOE FINISH. ■ I W' X 1 W' ANGLE IRON STRINGERS BEHIND WALL SECTION: LOW PROFILE BACKGROUND W/ FLUSH WALL INSTALLATION •DOTS TO BE .090 THK.• -■ ALUMINUM (FLAT) FAINT SEMI -GLOSS BLACK. STUD MOUNT 2" OFF FASCIA. I' I :' Lt I I _1....rr[1r 1a i.1 I rf,1 > 1 Inch 1/16 . Ls OitV l • • 5L V £ Z6 °. 1 II L' IIIIIII�II IIl III 1.11.1111 1.111.111 111,1.111 1/2"=1'-0" I SECONDARY VINES TON %: DIA. ALUMINUM RODS - PAINT SEMI -GLOSS BLACK. ) 2 " • MAIN VINES TO BE 1" DIA. • ALUMINUM RODS - PAINT SEMI -GLOSS BLACK. STUD MOUNT / FLUSH TO FACE CENTER LAMP OVER GRAPES DECORATIVE . ELEMENTS - DETAIL ABOLITE CA5 WALL PLATE 3/4" SINGLE REFLECTOR GOOSENECK WALL BRACKET (ABOLITE GB B # GWT) ABOLITE ANGLED REFLECTOR W/ 70W MED. BASE JPL METAL HALIDE LAMP FOR OUTDOOR FIXTURE LAMP FIXTURES & EMT SUPPORTS PTD. #313 BRONZE EXTERNAL ILLUMINATION BY C.S.I. ELEC. REQ'MTS (2) 120 V. 20 AMP CIRCUITS REQ'D • APPROX. 3.7 A. LOAD (NEON) (1)120 V. 20 A. CIRCUIT REQ'D. • APPROX. 1.8 A. LOAD (LAMP) (1) 120 V. 20 A. CIRCUIT REQ'D. • U.L. LABELS REQ'D. AWAY FROM PUBLIC VIEW. S/F DISPLAY - END VIEW • INDIVIDUAL LEAVES TO BE .090 ALUMINUM FABRICATED - EACH HALF OF LEAF TO BE ROLLED.•— • PAINT SACK AND PERIMETER SEMI -GLOSS SLACK • ALUMINUM PAINT HALF OF LEAF TO MATCH PMS #363 GREEN. • PAINT HALF OF LEAF TO MATCH PMS #187 RED. 11,11:11.11; 11.1 ' Il1 1111 I:I 1;1 L 1 "C1 I I I 1 11:I I I I I1 I I t I II 1 1 -III ( 3 4 , 5 6 • 3 L ; 9 6 v E ;1 Z' L NO IIIIIIIII i I. II II I 1111 .1111iII111IIllilll,ll III VARIES IMPORTANT NOTE: UL 2161 COMPLIANT PER NEC AND MANUFACTURING RECOMMENDATIONS, ALL ELECTRICAL PRIMARY CIRCUITS MUST BE DEDICATED ISOLATED CIRCUITS. • "GRAPES" TO BE NON -LIT TEXTURED CAST URETHANE: GRAPES - PAINT PMS #2607 C PURPLE GRAPES BKG'D - EACH GRAPE . TO HAVE A GRADATION FROM PURPLE TO WHITE. • FLUSH MOUNT TO FACE WITH STUDS & SILICONE. 1 /2" = 1 ' -0 " 51/1 SECTION THRU "GRAPES" .,r ITALIAN RESTAURA DESIGN NUMBER 02 -222 S.A. R -1 WORK ORDER 4 OF 4 J Chandler Signs www.chandlersigns.com 12106 VALLIANT 210.341.3.04 SAN ANTONIO. TX 76216 FAX 210.3414724 • OLIVE GARDEN CLIENT 50UTHCENTER MALL STREET TUKWILLA, WA CITY /STATE BILL MACRUM M.ROTH SALES/COORDINATOR J. VAN EPPS 4/24/02 ARTIST /DATE APPROVAL/DATE CLIENT LANDLORD SALES ESTIMATING ENGINEER THIS DRAWING IS THE PROPERTY OF CHANDLER SIGNS. INC. AND ALL RIGHTS TO ITS USE FOR REPRODUCTION ARE RESERVED SY CHANDLER SIGNS. INC. ART REVISIONS /DATE R -1: 5/9/02 - REVISED ITEM BE TO A ELONGATED PALLET SIGN PER DARDEN (BRIAN KENDRICK.) - JV - MATERIAL LIST DISTRIBUTION OF PRINTS ❑ CRATE PI AWN. ASSY. ❑ ELECT. ❑ HT. TR ❑ A WNING ❑ SHOP FILE ❑ PLEX ❑ ALUMINUM ❑ INST. ❑ VINYL ❑ / HOP #2 ❑ STK. RM. ❑ PATT. ❑ CHNL. LTR.❑ CUSTOM PI PI LTN. PAINT PI PAINT ❑ CAM ❑ LTR. ASSY. ❑ ASSEMBLY in NEON ❑ LTR. PLEX ❑ TOTAL 9n �44. — te r ' . CHANDLER SIGNS, INC. 12106 VALLIANT DR. SAN ANTONIO, TX. 78216 (210) 349 -3804 • FAX (210) 349 -8724 PHOTO #: 1 OF 6 NOTES: LOOKING NORTH AT OG SITE FROM ACROSS STRANDER BLVD. PHOTO #: 2 OF 6 NOTES: LOOKING WEST AT OG SITE FROM MALL PARKING AREA. PHOTO #: 3 OF 6 NOTES: SOUTH VIEW OF OG SITE FROM MALL PARKING AREA. APRIL 24, 2002 SHEET: 1 OF 1 VICINITY VIEW Inch" 1 /18 v L ?(fl y I �f114 �f I �l�llllll�ll�i�Jilillall�li. LI LLLLLI I LI I I I I I I I I IJ I LI,I I I LI� I I I I.I ll OLIVE GARDEN SOUTHCENTER MALL PAD SITE - TUKWILLA, WA N.T.S. IIII. I. L IIIIIIIIIIIIIIIIIIII ,IIJIkIIi I IIIIIIIIIiiiliiiiI_.__ PHOTO #: 4 OF 6 NOTES: LOOKING SOUTH EASTAT SITE FROM MALL PARKING AREA. PHOTO #: 5 OF 6 NOTES: EAST BOUND ON STRANDERBLVD: LOOKING AT FUTURE SITE. PHOTO #: 6 OF 6 NOTES: LOOKING NORTH AT OG SITE FROM THE CORNER OF STRANDER& MALL ACCESS RD. Prr ITALIANv.-RESTAURA,NT Tukivila; Wk" 7t FRONT ELEVATION (South) REAR ELEVATION (North) Tukwila, WA 0 5 10 1111 NI MI 20 Attachment B r: Darden Restaurants Orlando, FL 407 245 4000 CRHO Architects 71 T 4 u s i , August 21, 2002 Rev. Sept. 9, 2002 Sheet 1 of 2 _natal/a) oF TuKwu SEP 1 2 2002 P ERMIT CENTE ti r- g • , • #:.!ra, • • .•!,•,•!•.."••‘• v. Or; 14.* • ITALIANAIESTAURANT Tukwila, WA RI Name: 01202E RI LE 9.9.02 - Tviiiirri k rM TH - 1))) 4: . 11 ;:r 1 141 p t• 6 • ; Inch • • -..•- „., P 11111.1111111 1[6 1.1111 11.11.1111[ ilt111.11i 11111111 11.11 11.1 1111 , RIGHT ELEVATION (E.0 LEFT ELEVATION ovcso Tukwila, W 0 6 10 IN IN 20 For By: August 21.2002 Rev. September 9, 2002 Sheet 2 Of 2 Darden Restaurants Orlando, FL 407 245 4000 CRHO Architects Tustin, CA .714 832 1834 _41