Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Permit L04-045 - SHELEST CORY - 13038 INTERURBAN AVENUE SOUTH DESIGN REVIEW
CORY SHELEST 13038 INTERURBAN AV S L04 -045 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director TO Gramor Development, Applicant Gramor Development, Owner David Flores, City Light, Owner King County Assessor, Accounting Division Manager, Husky Truck File (L04 -045) and (E04 -004) 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: L04 -045 Applicant: Gramor Development Washington LLC Type of Permit Applied for: Administrative design review Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: February 7, 2005 Construction of a 5,766 square foot commercial building, with associated dumpster enclosure, landscaping, and parking. 13038 Interurban Ave S E04 - 004 (SEPA), D04 - 412 (Building Permit), L04 - 044, (Administrative Parking Variance) Commercial/Light Industrial (C/LI) II. DECISION SEPA Determination: The City SEPA Responsible Official has previously: L determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS), or Q: \Developments \Interurban Retail\Design Review \NOD Type 2 permit.doc 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Decision on Substantive Permit: The Community Development Director has determined that the application for construction of a 5,766 square foot commercial building, with associated dumpster enclosure, landscaping, and parking does comply with applicable City and state code requirements and has approved that application, subject to any conditions which are set forth in the Decision based on the findings and conclusions contained in the staff report. The project is approved subject to the following conditions: 1) Since the applicant is utilizing City Light right of way for parking, landscaping, and ingress /egress the applicable permits from City Light allowing the applicant the right to use the property must be submitted to the City prior to issuance of any building or public works permits for site improvements. 2) The applicant shall update the landscaping plan to include tree trees on the City Light property that have a maximum height potential of 12 feet. 3) The pedestrian walkways located through the driving surface of the parking lot, must be concrete and match the pattern of the concrete within the plaza area at the front of the building. The applicant shall submit a design of the pedestrian walkway for staff approval prior to installation of the walkways. 4) All future signage for the site must be submitted to the City for review as a minor modification to the approved design review application. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS is permitted. One administrative appeal to the Board of Architectural Review (BAR) of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the BAR decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 -days of the issuance of this Decision, that is by February 22, 2005. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. Q:\Developments\Interurban Retail\Design Review\NOD Type 2 permit.doc 2 V. APPEAL HEARINGS PROCESS 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the BAR based on the testimony and documentary evidence presented at the open record hearing. The BAR decision on the appeal is the City's final decision. Any party wishing to challenge the BAR 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 BAR decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. 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 Brandon J. Miles who may be contacted at 206 -431 -3684 for further information. 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. Nora Gie'rloff, Plannmg Sup Department of Community Development City of Tukwila Q:\Developments\Interurban Retail\Design Review \NOD Type 2 permit.doc 3 Dept. Of Community Development City of Tukwila • AFFIDAVIT OF DISTRIBUTION I ' S 4A- c ©, HEREBY DECLARE THAT Notice of•Public Hearing Determination of Non- Significance Notice of Public Meeting Mitigated Determination of Non- Significance SI/US-60;r Board of Adjustment Agenda Pkt Project Number: 14 Li Li "- Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt n 0 , E Notice of Action Person resuesting mailing: 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 Noi C,S t Was mailed to each of the addresses listed on this year 20Qf P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: ( SI/US-60;r Project Number: 14 Li Li "- Mailer's Signature: n 0 , E K Person resuesting mailing: Was mailed to each of the addresses listed on this year 20Qf P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM ( ) TUKWILA SCHOOL DISTRICT ( ) TUKWILA LIBRARY () RENTON UBRARY () KENT LIBRARY () CITY OF SEATTLE UBRARY ( ) U.S. ARMY CORPS OF ENGINEERS () FEDERAL HIGHWAY ADMINISTRATION () DEPT OF FISH & WILDLIFE ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT ( ) DEPT NATURAL RESOURCES ( ) OFFICE OF THE GOVERNOR () DEPT OF COMM. TRADE & ECONOMIC DEV. () DEPT OF FISHERIES & WILDUFE > ( ) BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 ( ) FIRE DISTRICT #2 ( ) K.C. WASTEWATER TREATMENT DMSION () C. DEPT OF PARKS & REC KC. ASSESSOR'S OFFICE ( ) QWEST ( ) SEATTLE CITY UGHT ( ) PUGET SOUND ENERGY () HIGHUNE WATER DISTRICT ( ) SEATTLE WATER DEPARTMENT ( ) AT &T CABLE SERVICES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBUC WORKS () FIRE O POLICE () FINANCE ( ) PLANNING () BUILDING () PARKS & REC. () MAYOR ( ) CITY CLERK ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE () MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM () FISHERIES PROGRAM ( ) WILDLIFE PROGRAM ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL P:\ ADMINISTRATIVE \FORMS \CHKLIST.DOC CHECKUST: ENVIRONMENTAL REVIEWISHOREUNE PERMIT MAILINGS FEDERAL AGENCIES WASHINGTON STATE AGENCIES () DEPT OF SOCIAL & HEALTH SERV. () DEPT OF ECOLOGY, SHORELAND DIV ( ) DEPT OF ECOLOGY, SEPA DMSION ( ) OFFICE OF ATTORNEY GENERAL • SEND CHKUST WI DETERMINATIONS • SEND SITE MAPS WITH DECISION KING COUNTY AGENCIES SCHOOLS/LIBRARIES UTILITIES CITY AGENCIES OTHER LOCAL AGENCIES MEDIA c ( ) U.S. ENVIRONMENTAL PROTECTION AGENCY ( ) U.S. DEPT OF H.U.D. ( ) NATIONAL MARINE FISHERIES SERVICE ( ) HEALTH DEPT () PORT OF SEATTLE () KC. DEV & ENVIR SERVICES-SEPA INFO CNTR ( ) KC. TRANSIT DMSION - SEPA OFFICIAL ( ) KC. LAND & WATER RESOURCES ()FOSTER UBRARY () K C PUBLIC UBRARY () HIGHUNE SCHOOL DISTRICT ( ) SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPEUNE ( ) VAL -VUE SEWER DISTRICT ( ) WATER DISTRICT #20 ( ) WATER DISTRICT #125 () CITY OF RENTON PUBUC WORKS () BRYN MAWR - LAKERIDGE SEWER/WATER DISTRICT ( ) RENTON PLANNING DEPT () CITY OF SEA -TAC ( ) CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS () CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE* • NOTICE OF ALL SEATTLE RELATED PLNG PROJ. ( ) DUWAMISH INDIAN TRIBE ( ) P.S. AIR POLLUTION CLEAN AGENCY ( ) SOUND TRANSIT ( ) DUVVAMISH RIVER CLEAN -UP COALITION 'SEND NOTICE OF ALL APPLICATIONS ON DtNUAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKW1LA.WA.US.VWVW 1 13 AV 1 7 (uuk ‘ pkt fi� S 31 I , ILIC NOTICE MAILINGS FOR 1 4 ,.. „:NIITS SEPA MAILINGS Mail to: (comment period starts on date of mailing) Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand Send These Documents to DOE: SEPA Determination (3 -part from Sierra) Findings (staff report, usu. with MDNS) SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to owners and to property owners within 500 feet of subject property, comments are due 30 days after the notice of application is mailed/posted. The notice of Application for Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the notice of application. If a hearing will be held on the application, the hearing notice must include the information that written' comments may be submitted, or oral presentation made at the hearing. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21 -day appeal period begins date received by DOE) Department of Ecology Shorelands Section State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: Permit Data Sheet Shoreline Substantial Development Permit (3 -part from Sierra) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Site plan, with mean high water mark & improvements - Cross- sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (3 -part from Sierra) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) P: ADMINISTRATIVE \FORMS\CHKLIST.DOC Applicant Mr. Cory Shelest, Project Manager Gramor Development 1133 164 St. SW Suite 107 Lynnwood, WA 98037 -8121 City Light David Flores Real Estate Services Seattle City Light 700 fifth Avenue, Suite 3300, SMT 3012 PO Box 34023 Seattle, WA 98124 -4023 Husky Trucking General Manager Husky International Trucks 13123 Interurban Ave S. Seattle, WA 98168 'toot .iimo Notification: Department of Community Development Steve Lancaster, Director Administrative Design Review does not require a public comment period. However, this project was subject to SEPA and notification of the project was mailed to surrounding property owners and tenants on April 27, 2004. File Number: L04 -045 (Design Review) Staff Report To the Director of Community Development Prepared January 5, 2005 Associated Permits: E04 -004 (SEPA), D04 -412 (Building Permit), L04 -044, (Administrative Parking Variance) Applicant Gramor Development Washington LLC Request: Location: 13038 Interurban Ave S Administrative design review for the construction of a 5,766 square foot commercial building, with associated dumpster enclosure, landscaping, and parking. Comprehensive Plan Designation: Commercial /Light Industrial (C/LI) Zoning District: Commercial/Light Industrial (C/LI) SEPA Determination: Determination of Non- Significance issued September 7, 2004 Staff: Brandon J. Miles, Assistant Planner Recommendation: Approval with conditions Attachments: Building Elevations Site Map Landscaping Plan Civil Plans Letter from applicant dated November 2, 2004 Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Interurban Retail L04 -045 Vicinity /Site Information Project Description The applicant is proposing to construct a 5,766 square foot commercial building, with associated dumpster enclosure, landscaping, and parking. The applicant has noted that the perspective tenants include Starbucks, Quiznos, and a Payday Loan store. The project will occupy two separate legal parcels. The building will be located on the applicant's parcels and additional parking will be located on Seattle City Light (City Light) right of way. Existing Development The parcel where the new development will locate is currently vacant and used as parking by the Husky Trucking operation, which is located directly behind the project site. The previous tenant of the site was a Circle K Gas Station. The gas station was demolished in 2001 and soil cleanup was done. The only structures that remain on the applicant's parcel are two large sign poles. Overhead electric lines currently occupy the City Light right of way. Both the applicants' parcel and the City Light parcel are regularly used for illegal dumping. Surrounding Land Uses: Surrounding land uses are commercial and industrial in nature. To the southeast of the project is a Jack in the Box and a gas station; to the east of the project is a Husky Truck Maintenance Facility, to the northwest of the project is the Gateway Office complex which includes a wide variety of businesses, to the west of the project area is Interurban Avenue and State Route 599. Other uses in the area of the project include, Foster Golf Course, the City of Tukwila Community Center, Interstate Five, on and off ramps to Interstate Five, and the Interurban Trail. Topography: The site is relativity flat with small down grade towards the northeast of the property. Vegetation: About 99 percent of the applicant's property is composed of impervious surfaces. There is a significant amount of weed overgrowth on the applicant's property. There is a significant amount of weed growth on the City Light property. Background Application for administrative design review was submitted on July 15, 2004. The application was deemed complete on July 22, 2004. The first City comment letter was issued on August 30, 2004 and revisions were submitted on November 5, 2004. 2 2 Interurban Retail L04 -045 The project was subject to SEPA and a Notice of Application was distributed on April 27, 2004 to other agencies, surrounding property owners, and surrounding tenants. Findings- Decision Criteria - Design Review The project is subject to the design review criteria laid out in Tukwila Municipal Code (TMC) 18.60.050 (B). In the following discussion, the TMC Design Guidelines are shown below in bold, followed by staff's comments. 1. Relationship of Structure to Site A. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The applicant will utilize existing curb cuts on Interurban Avenue South. Both of these curb cuts will be shared with neighboring properties. Sidewalks and street trees are already located along this portion of Interurban Avenue South. The applicant will provide a pedestrian walkway on the southwest side of the property, which will connect to the City sidewalk. This walkway lead to the main the plaza located in the front of the building. A second pedestrian walkway will be located to the northwest side of the site and will connect the site to the adjacent Husky site. The walkway will bisect through the drive through lane. The third pedestrian walkway connects the project site to the Gateway Office complex to the north. The landscaping plan submitted by the applicant contains landscaping that exceeds the City's landscaping requirements within the C/LI zone. B. Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas. Due to site constraints service areas and parking cannot be located behind the building. The dumpster area for the building will be located along the north property line. The applicant will utilize a six foot tall CMU wall to screen the dumpster area. The CMU brick will be split face with a sand stone color (beige). The color of the trash enclosure will match the primary colors of the main building. The applicant will be using a significant amount of landscaping to break up the parking area located in the front of the building. The applicant will install 12 feet of type one landscaping along the front of the site. The applicant will install type II landscaping along both sides of the property. Landscaping islands will be located within the parking area to help break up the asphalt area. A bio- filtration swale will be located in the middle of the site. A significant amount of landscaping including trees will be located around the bio - filtration swale. C. The height and scale of each building should be considered in relation to the site. The C /LI allows a maximum height of 45 feet. The proposed building will have a high point of approximately 24 feet. The building will have varying elevations and modulation, which will 3 3 Interurban Retail L04 -045 The Husky drive area will have a second access located to the east of the bio- filtration swale. This will provide ingress to parking directly adjacent to the building and will also provide an exit for patrons using the drive through window. During the SEPA comment period, the manager of the Husky site noted that as the site is currently designed, patrons of the site may take a left out of the two access points to the south and use the Husky yard to access 42 " Avenue South. The Husky site is an active truck maintenance yard and private vehicles should avoid the site. In order to address this concern, exit out of the second access will be restricted to right only. International informational signs will also be utilized to aid patrons when coming and going from the site. The building will also feature a drive through window on the north side of the building. The drive through lane will extend the length of the building with the entrance being located along the Husky driveway, just behind the building. The drive through lane provides sufficient stacking for 13 passenger cars. Cars will exit the drive through lane next to the dumpster enclosure. Once cars exit the drive through lane they can utilize any of the sites access points to exit the development. A third access point to the property will be provided on the north property line west of the bio- filtration swale. As noted, three pedestrian walkways will be provided on the site to provide safe movement for pedestrians. The pedestrian walkways will have a distinct color and material from the surrounding drive surfaces. The distinct color and material will allow the paths to be distinguishable from the drive surfaces. Lighting will be provided in the parking lot to allow motorist and pedestrians to safely navigate the site. E. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The project will utilize two existing access points from Interurban Avenue South. These two access points are shared with other commercial businesses in the area. 3. Landscaping and Site Treatment A. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. The applicant's project is the redevelopment of an old gas station site. The site has been modified from its original topography and is now relatively flat. There is no opportunity to incorporate a natural topography element into the site design. B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. A small plaza area has been provided directly in front of the building. The plaza will have a higher elevation than the surrounding parking stalls. The plaza will also feature a small outdoor seating area for the Starbucks Coffee Shop. Landscaping has been placed along the edge of the outdoor seating area. The landscaping will provide a mild separation between the adjacent drive through lane and the seating area. 5 5 Interurban Retail 6 L04 -045 The applicant has located the pedestrian walkways away from adjacent parking stalls. Landscaping has been used to breakup the parking area. Landscaping is also utilized to provide a distinct edge along the development and the adjacent City sidewalk. C. Landscaping treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The proposed landscaping on the site exceeds the City's landscaping requirements. Over 30 trees will be planted on the site. One of the trees will be planted near the Starbucks outdoor seating area which will provide shade for patrons. Landscaping will be installed near the bio- filtration swale providing a centerpiece to the site. The applicant's choice of planting materials is consistent with the design of the building. The building has been designed with a "northwest" theme to it which is evident in the choice of materials and colors. The applicant's planting selections are native to the Pacific Northwest. D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigation steps should be taken. Some of the parking stalls will allow for a two -foot overhang into the landscaping areas. Landscaping within these areas will not be susceptible to damage from motor traffic. E. Where Building site limit planting, the placement of trees or shrubs in paved areas is encouraged. The applicant has provided the required front and side landscaping areas. Additionally, the applicant has also provided landscaping in the rear of the property, which is not required under City Code. A small landscaped area will be provided near the outdoor seating area for the Starbucks in the complex. A significant amount of landscaping has also been placed within the parking area and around the bio- filtration swale. F. Screening of service yards, and other places that tend to be unsightly, should be accomplished by the use of walls, fencing, planting or combination. The dumpster enclosure on the property will be screened by a wall constructed of split face CMU bricks. The CMU bricks will feature a banding finish and have a beige color which will match the primarily building's colors. The drive through lane will be screened from view by the primarily building and the use of landscaping along rear of the property. G. In areas where general planting will not prosper, other materials such as fences, walls, and pavings of wood, brick, stone, or gravel may be used. The applicant has provided landscaping area, which exceeds the City's landscaping requirements. The applicant has made great use of a very small site. 6 Interurban Retail L04 -045 H. 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. Within the parking area four light poles will be provided within the parking lot. The light poles will be "burnt copper" in color. Additionally, exterior lighting fixtures will also be provided on the building and will be burnt copper color. The choice in color for all lighting fixture matches the colors of the primary building. The lighting fixtures will have full cutoff shields to prevent light from the site intruding onto adjacent properties. 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. The building has a northwest theme to the design and elements associated with the building. Two tower elements will be utilized within the front of the building. Pitched roofs will be incorporated within the tower elements. The tower elements and pitched roofs break up the horizontal lines of the building. A majority of the building will consists of horizontal siding. The tower elements will feature vertical boards to add attention to the towers. Along the base of each of the tower elements cultured stone is used. The front of the building will feature nine window areas for store display. Additional windows have been provided on the tower elements. A canopy is also provided in the front of the building. The canopy helps to break up the vertical lines of the building while providing weather protection for patrons of the site. Exterior light fixtures will be added to the front of the building. These fixtures provide a nice element to the building. In the rear of the building, two architectural pilasters are used to add distinction to the rear of the building. The cultured stone is used along the base of these pilasters. The tower elements and their pitched roofs are visible from the rear of the building. A drive through window will be located on the north side of the building. The drive through window will protrude out from the main building and a small - pitched roof will be provided over the drive through window. The cultured stone will be placed along the base of the drive through window. B. Buildings should be appropriate scale and in harmony with permanent neighboring developments. The tower elements on the proposed building will be approximately 24 -feet tall. The average height of the building will be approximately 18 -feet. The surrounding buildings are all one level buildings. The proposed building will not be out of scale with the surrounding buildings. 7 7 Interurban Retail L04 -045 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. The applicant will utilize windows and glass doors along the front of the building. The spacing of the windows and doors is to scale with the size of the building. D. Colors should be harmonious, with bright or brilliant colors used for accent. The applicant has proposed the use of earth tone colors for the building. The top of the tower elements will be green, a majority of the building will be beige, with the canopy being brown. The cultured rock will vary in color, but consist of earth tone colors. The dumpster enclosure will also be beige in color. E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The applicant has noted that the mechanical equipment will be located on the roof of the building. In order to screen the equipment from view, a sloping roof and parapet walls are used. F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Exterior lighting fixtures will be utilized along the outside wall of the building. The light fixtures will be "burnt copper" in color. The burnt copper color matches the proposed color of the building. Four light fixtures will installed within the parking lot. The applicant has proposed to use the Munich Series luminarie with Eurotique arm and post. The style of this light post is essentially an antique light post. The light post and fixture will also be burnt copper in color. G. Monotony of design in single or multiple buildings should be avoided. Variety of detail, form and siting should be used to provide visual interest. The use of towers, varying horizontal and vertical shapes, variation in colors and materials prevents this building from having a monotonous appearance. The applicant's proposed building will be unique within this area of the City. 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. There is no street furniture proposed with this proposed project. Starbuck's patio furniture will be placed within the outdoor patio area. The typical design pursuant to Starbuck's patio furniture is painted black rod iron chairs and tables with green umbrellas. 8 8 Interurban Retail 9 L04 -045 B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to the site, landscape and buildings. As noted no street furniture will be provided with this project. The lighting fixtures located on the main building will light the outdoor patio area. Design Review Guidelines Relationship of Structure to Site: Relationship of Structure and Site to Adjoining Areas: DESIGN REVIEW CONCLUSIONS The proposed development has been designed to meet the functional requirements for this type of land use while being responsive to the special characteristics of the site. The building is proportion to the property size. The new building will meet all required setbacks. The proposed buildings form and scale is in keeping with the existing development in the area. The buildings height and form is consistent with other development in the area. Landscape and Site Treatment: The applicant will install landscaping that exceeds the City's landscaping requirements within the Commercial/Light Industrial Zone. The applicant will install a significant amount of perimeter landscaping and interior landscaping. The applicant has noted that the proposed landscaping will not interfere with ingress and egress from the site. All landscaped areas will have automatic irrigation and the applicant will be required to maintain the landscaping for the life of the project (TMC 8.28.180). Building Design: The proposed building is unique within this area of the City. The applicant has proposed a building that will have a northwest theme to it. The choice of materials and colors is consistent with the design of the building. Miscellaneous Structure and Street Furniture: A small pedestrian plaza will be installed along the front of the building. The plaza will provide tables and other pedestrian amenities to patrons of the facility. All signs on the property will be required to meet Title 19 of the TMC and may be subject to design review. Design Review Recommendation Staff recommends approval of the Interurban Retail Building with the following conditions: General 1. Since the applicant is utilizing City Light right of way for parking, landscaping, and ingress /egress the applicable permits from City Light allowing the applicant the right to 9 Interurban Retail L04 -045 Pedestrian Walkways Signage use the property must be submitted to the City prior to issuance of any building or public works permits for site improvements. 2. The applicant shall update the landscaping plan to include tree trees on the City Light property that have a maximum height potential of 12 feet. 3. The pedestrian walkways located through the driving surface of the parking lot, must be concrete and match the pattern of the concrete within the plaza area at the front of the building. The applicant shall submit a design of the pedestrian walkway for staff approval prior to installation of the walkways. 4. All future signage for the site must be submitted to the City for review as a minor modification to the approved design review application. 10 10 Brandon Miles - Request to deviate frog 4pproved design Page 1 From: Brandon Miles To: cory@gramorwa.com Date: 8/24/05 11:02AM Subject: Request to deviate from approved design Cory, Mr. Lancaster, Mr. Pace, and I met this afternoon regarding your request to deviate from the approved design review plan for the Interurban site. Your deviation requests were as follows: 1) Eliminate the pedestrian connections to both the Husky and AMB property. 2) Use asphalt with paint marking instead of the approved raised concrete walkways Additionally, where reviewing your request the following items came up: 1) Removing the fence along the AMB property 2) The retaining wall located along the Husky property. Mr. Lancaster has approved a minor modification to the approved design that will allow you to end the pedestrian walkway for the Husky site just past the door located on the southeast side of the building. The pedestrian connection to the AMB property must be installed. Please, note that the City has never required that the pedestrian connection actually be extended onto the AMB property. The conditions set forth in the Notice of Decision regarding the use of concrete pedestrian walkways will not be removed. With good engineering, good construction practice and good maintenance these walkways will be long lasting. The reason why concrete walkways break up can be traced to poor construction and /or poor engineering. If there is a concern that truck traffic from Husky or Yellow will damage the walkways, Gramor as a property owner has the right to restrict use of your property or to require some sort of mitigation from those using your property. The City supports the removal of the fence between AMB and the subject property. AMB has a minimal amount of perimeter landscaping that must be maintained along there property. The City will need to review the revised landscaping plan. We still have some concerns with the retaining wall along the Husky site. Will you still be able to install the landscaping and irrigation that was approved as part of design review? The City is here to assist you in anyway with your project. City staff and Gramor Development spent a considerable amount of time going through design review. Now that there is an approved design, the actual construction must reflect what was approved during design review. Should the need arise to make any modifications to the approved design review application, please coordinate with the City prior to doing the work. Also, please be aware that Public Works Inspectors and Building Inspectors do not have the authority to change something that was approved during design review. Please direct any questions or comments to myself. Sincerely, Brandon J. Miles Brandon Miles - Request to deviate fror pproved design Page 2 Assistant Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us CC: Lancaster, Steve; Nora Gierloff [ Brandon Miles - Site Modifications From: Brandon Miles To: cory@gramorwa.com Date: 7/28/05 10:46AM Subject: Site Modifications Cory, Today Joanna Spencer met with your engineer and construction crew regarding changes to the site design that were approved as part of the design review application. Any changes to the approved design need to be address as modifications to the design review permit. Sincerely, Brandon J. Miles Assistant Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles@ci.tukwila.wa.us CC: Joanna Spencer Page 1 January 25, 2005 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director Mr. Cory Shelest, Project Manager Gramor Development 1133 164 St. SW., Suite 107 Lynnwood, WA 98037 -8121 RE: Your Letter dated January 17, 2005 Dear Mr. Shelest: The City received you letter dated, January 17, 2005 with regards to the design of the pedestrian walkways within your site located on Interurban Avenue. First, the City would like to note that the email dated January 5, 2005 was not the first time the City raised the issue of the design of the pedestrian walkway. In the City's first comment letter dated August 30, 2004 the City noted, "All of the walkways on the property need to be of a distinct color and material to separate them from driving surfaces. Staffs recommendation is the use of color concrete with a stamped pattern, such as a herringbone pattern or square pattern. If possible match the color and pattern of the plaza located in front of the building. Also, note that TMC 18.56.040 (7) (d) requires that pedestrian walks that are used in parking lots be curbed or raised six inches above the lot surface ". In your letter you noted a site in Tukwila which used the stamped concrete. You have asked that you be relieved from the requirement to install the stamped concrete in your development and instead will use paint on the asphalt to mark the pedestrian walkways. Staff still holds that the stamped color concrete is a better choice for the pedestrian walkways than the use of paint on asphalt. The photos that you have submitted indicated that there are maintenance issues with both the concrete and the painted crosswalks. There are a sufficient amount of stains on the painted crosswalks. Since the painted crosswalks are white they clearly show the black rubber stains on the crosswalks. Additionally, the stains that are present on both crosswalks are a reflection of poor maintenance and not of design. The stamped crosswalks even with the stains are still clearly visible at night. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 With regards to the settling problems you presented in your letter. These types of problems tend to be a result of poor construction practices and not a reflection on the choice of materials. As was noted to you on the phone, the contractor who laid the concrete in the photos you provided allowed heavy vehicles to transverse over the concrete before it had properly settled. There appears to be no settling problems with the surrounding concrete sidewalks. If in Gramor's opinion the concrete pattern walkways does not provide sufficient visibility then the crosswalks should be raised and sufficient lighting provided. In a previous email you noted that a speed bump would present safety concerns for people who have just purchased coffee through the drive through. These people may burn themselves with coffee when crossing over the raised crosswalks. Staff agrees that a speed bump is not needed where the drive through window is located. However, a speed bump and a raised walkway are not the same. A speed bump is designed specifically to reduce the speed of cars. The purpose of a raised walkway is to allow the walkway to be more visible. If done correctly, a raised walkway will have only a minimal impact on vehicles that pass over it. Staff has provided the following photos for your reference: Claim Jumpers site on S. 180 Street. The walkway is highly visible and there appear to be no settling issues. City sidewalk located on Tukwila International Blvd. Jack in the Box site on Tukwila International Blvd. The walkway is distinct from the surrounding asphalt. Sincerely, Brandon J. Miles Assistant Planner cc. File (L04 -045) Walkway at the KFC on Tukwila International Blvd. The walkway is stained red. You may also consider utilizing StreetPrint products. Information on StreetPrint products can be found at www.streetpiint.com In conclusion, the painted crosswalks do not provide the same aesthetic appeal as would stamped concrete. With good construction techniques and regular maintenance the issues you raised with the concrete can be avoided. If you have any questions, please call (206) 431 -3684 or send an email to bmiles ?ci tkwila. wa. us. January 17, 2005 Brandon Miles 6300 Southcenter Boulevard Suite #100 Tukwila, WA 98188 Dear Mr. Miles: 1RAMOR DEVELOPMENT WASHINGTON, LLC RE: Interurban Retail Administrative Design Review (L04 -045) This letter is in response to supplementary Administrative Design Review comments that were originally corresponded by email on January 5, 2004. The latest design guidance from the City of Tukwila is for recessed concrete pedestrian walkways within the center, per a phone conversation January 11, 2005. On your guidance, we had a look at another comparable site in Tukwila. See the attached pictures of the pedestrian walkway enhancements of the BonMarche store. Briefly, it is our general opinion that this feature adds little in way of a design feature to this center. Not only does the recessed walkway not appear as good as it did on the first day, it is beginning to fail structurally and will lead to further decay. As a result of a tour of this property and the failed results of this type of enhancement in other centers we have developed, we would like to avoid inclusion of this feature in Interurban Retail. We believe that a paint pedestrian walkway (in asphalt) will bode well for this center. It will be clearly labeled and highlighted for those people that intend to use it, and the cars that are passing through the center. Please contact me at your earliest convenience so we can discuss this further. Cory Shelest, Project Manager Gramor Development WA, LLC Cc: John Graham 1133164 ST. S.W., SUITE 107 LYNNWOOD, WA 98037 -8121 Direct: (425) 787 -9863 I IOC Member 742 -5553 E -mail: corvearamorwa.com Member a uuemaroer Cource of Shopping Centers RE CEIVED /JAN 18 2005 A maintenance nightmare — permanent stains from tire traffic Less effective — lower visibility More effective — higher visibility Cory Shelest From: w r o cry,Shelestr Sent: Tuesday, January 11, 2005 12:56 PM To: ' randon Miles Subject: RE: Ped Walkways Brandon, The types of the trees are noted as Thunder Cloud Plum (TCP per Plant Material Legend). Thanks for providing us with the compromise thus far on the pedestrian walkway surfaces. However, we would like to defer from the inclusion of concrete pedestrian walkways. There is a very practical and historical reason for this direction. We have performed this type of enhancement for two centers that we've developed in the past, Lakemont Village in Bellevue and Mill Creek Gateway in Mill Creek. In both cases we've subsequently needed to remove the concrete walkway surfaces because of settling problems and fractures. The subgrade was more than adequate in both cases, as it will be in Tukwila but the problem related to the two compression thresholds between the concrete and asphalt. It didn't work and the result was to jackhammer out the concrete and replace with asphalt. This doesn't look at good now as it would have originally, and as a result, we would prefer not to go this direction again. We think that a paint pedestrian walkway (in asphalt) will bode well for this center. It will be clearly labeled and highlighted for those people that intend to use it, and the cars that are passing through the center. Please contact me at your earliest convenience so we can discuss this further. Thanks, Cory Shelest phone: 425 - 787 -9863 fax: 425 - 742 -5553 Original Message From: Brandon Miles [ mailto:bmiles @ci.tukwila.wa.usj Sent: Monday, January 10, 2005 3:56 PM To: Cory Shelest Subject: RE: Ped Walkways Cory, Thanks for the clarification regarding the dumpster enclosure. I am still finishing up the design review portion of this project. My only comment is the ped walkway. We can make a compromise on the raising of the ped walkway, they don't have to be raised, however, they do need to be have a distinct color and pattern from the surronding driving surface. The idea that I have is to use concrete for the walking surface and have the ped walkway have the same shape as the pattern in the plaza area. The City does not need a resubmital on the walkways. I can just have it be a condition of design review. Another item I noted when I was writing my staff report is the landscaping around the swale. There are three trees shown within the grass area, what type of trees are these? Thanks, Brandon J. Miles Assistant Planner 1 • ,Department of Community Development , City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us »> "Cory Shelest" <Cory @GramorWa.com> 01/06/05 11:58AM »> Brandon, 1) The entire trash enclosure will be a "split -face CMU ", color: "Sandstone ". The color scheme will match that of the building. We think it will present very well. 2) First, we are confused on the concept of a 6" raised pedestrian walk within a driveway area. I have never seen one before. Would you be able to provide us with an address of where something like this exists in Tukwila? Second, a 6" raised walkway would be major concern of our tenants, mainly Starbucks. Essentially, a 6" raised walkway would become a 5 foot wide speed bump. A problem arises for the Starbucks customer because they will now need to negotiate a awkward speed bump with a full cup of steaming coffee in their hand or cupholder. It really becomes a safety issue for the customer. Moreover, it is felt that these speed bumps are invalidated because vehicles will not be approaching any of these crossing points with enough speed to warrant a speed bump; the curved design of the drive thru egress inhibits a vehicle from amassing any speed at all. Please call me so we can discuss this further. Thanks, Cory Shelest phone: 425- 787 -9863 fax: 425 - 742 -5553 Original Message From: Brandon Miles [mailto:bmiles @ci.tukwila.wa.us] Sent: Wednesday, January 05, 2005 4:04 PM To: Cory Shelest Subject: RE: Ped Walkways Cory, TMC 18.56.040 (d) notes, "Where pedestrain walks are used in parking lots for the use of foot traffic only, they shall be curbed or raised six inches above the lot surface." Considering the heavy amount of traffic through the drive through lane, the two ped walkways need to be raised. The walkways also need to have a distinct color from the surronding drive surface. I am only talking about those walkways that intersect through the drive surface, not the actual plaza area near the front of the building. I had another questin regarding the trash enclosure. In your letter you note, "We will use a split face CMU bandling finish with color specified as "Sand Stone "..." Will the entire enclosure be split face CMU with the sand stone as a highlight or with the enclosure be smooth faced CMU with Sand Stone split faced CMU used as a highlight? Thanks Brandon J. Miles Assistant Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us 2 »> "Cory Shelest" <Cory @GramorWa.com> 01/05/05 03:15PM »> Yes, at this time we had proposed Paint Striping at all pedestrian cross points. We have also toiled in considering using 'elevated' Paint Striping which will help to identify these features for the cars and pedestrians. Cory Shelest phone: 425 - 787 -9863 fax: 425 - 742 -5553 Original Message From: Brandon Miles [ mailto:bmiles @ci.tukwila.wa.us] Sent: Wednesday, January 05, 2005 9:35 AM To: Cory Shelest Subject: Ped Walkways Cory, When the ped walkways go through the driving area will they have just stripes on the asphalt? Brandon J. Miles Assistant Planner Department of Community Development City of Tukwila tel (206) 431 -3684 fax (206) 431 -3665 bmiles @ci.tukwila.wa.us 3 November 2, 2004 Brandon Miles 6300 Southcenter Boulevard Suite #100 Tukwila, WA 98188 RE: Interurban Retail (L04 -045) Dear Mr. Miles: (GRAMOR DEVELOPMENT WASHINGTON( LLC COPE It1 lttit 0' oe gt e P , C O� }ts9 ;t. "1 GEVIV P \S This letter is in response to the Administrative Design Review comments that were completed on August 30, 2004. The context and layout of this response follows that of the original letter; where the original letter comments are italicized and the Gramor Development Washington (GDW) response is in bold. A. Planning Division 1. Site Circulation One item that needs to be addressed is connectivity with surrounding properties. It has been noted that Quiznos and Starbucks will occupy two tenant spaces in the building. The surrounding land uses contain a very large employment base and it is likely that surrounding employees may walk to the project site. Pedestrian connections need to be provided to the following areas: • The Husky site located directly behind the project building. Staff's recommendation would be to extend the proposed walkway along the south edge of the property so that it crosses the drive through lane and ends at the eastern edge of the property. GDW: Pedestrian connection added across drive through ingress to connect with Husky site, see sheet A1.0. • A second connection needs to be provided to the Gateway property located north of the project site. A good location for a walkway would be from the property's north boundary, connecting directly to the plaza in front of Starbucks. GDW: Pedestrian connection added to join with AMB property across drive through egress to north of property, see sheet A1.0. • The proposed walkway on the south edge of the property needs to be linked with the City sidewalk on Interurban Avenue. This may require the removal of one of the proposed trees. GDW: Pedestrian connection added to south edge of the property to link property with Interurban Ave, see sheet A1.0. This walkway will be coordinated with the layout of the landscape plan. 1133 164 ST. S.W., SUITE 107 LYNNWOOD, WA 98037 -8121 Direct: (425) 787 -9863 "25) 742 -5553 E -mail: corv®gramorwa.com Member of Intonational Council or Slapping Centers All of the walkways on the property need to be of distinct color and material to separate them from driving surfaces. Staff's recommendation is the use of color concrete with a stamped pattern, such as a herringbone pattern or square pattern. If possible match the color and pattern of the plaza located in front of the building. Also, note that TMC 18.56.040 (7) (d) requires that pedestrian walks that are used in parking lots be curbed or raised six inches above the lot surface. GDW: Walkways and curbs on the property will be concrete and will be distinguishable from asphalt driving surfaces. Curbs and sidewalks are designed in accordance with TMC 18.45.040(7)(d) and will be raised six inches above the lot surface. A pattern design will be incorporated for the patio section in front of the Starbucks. Remaining pedestrian walkways will be standard concrete walkway surfaces (Medium Broom Finish). We do not use stained concrete in our centers because it's very difficult to clean. Based on our experience, spilled coffee on colored concrete is very difficult to remove, and in most cases will leave a permanent stain. In regards to traffic circulation, egress needs to be restricted to right turn at the 2nd access point on the south edge of the property. This is to prevent vehicles leaving the project area from inadvertently entering the Husky Truck yard. Restricting the right turn can be done with curbing and signage. GDW: Vertical signage and directional paint signage will be added to the site to ensure vehicular access is restricted toward the Husky site. The signage will designate right hand turn only from this point of egress. See sheet A1.0. As you are aware the site is landlocked, prior to issuance of any building permits, the City must have the final permits from Seattle City Light granting the right to use their property for access onto Interurban Avenue. GDW: Seattle City Light is working on completion of permit application. A small internal informational sign needs to be located at the end of the drive through lane requiring traffic leaving the lane to yield to traffic in the parking area. GDW: Yes, informational signage will be added to the face of the trash enclosure wall ensuring that vehicles yield to traffic in the parking area. 2. Water Quality Pond The detention pond (pond) should be used as a centerpiece of the site. The pond is being used for water quality and the use of sod in this area would seem to be counterproductive to the pond 's function. Additionally, the sod would likely die during the dry months. The water quality biofiltration swale will not have standing water in it. During a storm event, water will flow from one end of the swale to the other, sloped at 1.5 %. The swale will be planted with a grass mixture as specified in the 1998 King County Surface Water Design Manual (KCSWDM). Ryan Larsen, City of Tukwila Public Works (206- 433 -1800) is familiar with the biofiltration design. The pond area is approximately 3,000 square feet in size and should be used to provide landscaping and other amenities to the building. The biofiltration swale is approximately 1,250 square feet in size. Landscaping will be provided around the swale. Additionally, the swale will be planted with grass to allow it to blend in with the surrounding landscaping. Generally, the landscaping in the pond should include planting designed with specific functions in mind: soil preservation, erosion control, evapotranspiration, screening, space definition, sun and shade, and others. Use a combination of trees, shrubs, and groundcover to provide variety and interest. Plant at least three different species of trees and shrubs. To achieve the proper functionality, the swale will be planted with the vegetation specified by the 1998 KCSWDM. The plantings around the outside of the swale will conform to the overall landscaping theme. See Landscape Plan sheet L1.1. Native plants that will tolerate flooding and wet conditions are preferred. Staff would suggest for the survival of newly planted native vegetation that the plants be irrigated for the first season. If the pond is going to have standing water, wetland herbaceous species (cattails, sedge, rushes, etc) should be included. The biofiltration swale will not have standing water. The pond needs to have a natural shape. GDW: The shape of the biofiltration swale has been designed to resemble a meandering stream bed. 3. Drive Through Window Please update the site plan and landscaping plan to reflect the ordering device and menu sign for the drive through window. GDVV: Site plan indicates locations of ordering device and menu sign, see sheet A1.0. Note: this site signage will be initiated by tenant through a separate permit. Will there be bollards or other protection devices near the ordering menu or drive through window? If so, please show on site plan and elevation drawings. GDW: Bollard are provided in both locations, see sheet A1.0. Note: these bollards will be initiated by tenant through a separate permit. 4. Parking The proposed location of the fire hydrant will require the removal of two parking stalls. The Fire Marshal noted that one possible location for the hydrant would be the landscaping area on the south edge of the property, near the existing Jack in the Box Restaurant. Please keep in mind that the hydrant must be no more than 150 feet to the nearest wall of the building and the entire building must be within 300 feet of the hydrant. GDW: The fire hydrant will be relocated and placed in the northeast corner of the landscape island, see sheet A1.0. See Exhibit A for parking calculations. S. Building Design The proposed design of the rear of the building (east elevation) is monotonous and is very plain. Measures need to be explored to break up the blank appearance of the rear wall. Staff has these suggestions: i. Adding some type of roof eave over the door on the east wall ii. Using the proposed cultured stone along the base of the wall iii. Adding some type of visual element to the top of the wall iv. Using evergreens to reduce the wall area that is exposed Please also discuss some options with your architect, as he would have more idea options. GDW: Our architects have redesigned the rear elevation of the property, see sheet A3.0. Architectural pilasters have been added (on structural gridlines) to the rear of the building. This accent pilaster incorporates a stone base that provides design distinction. Columnar plants will be also added intermittently along the landscaping strip. The cultured stone in the building design is nice a feature on the building. Can the stone be used along the base of the entire wall area on the front elevation (minus the window areas)? GDW: Budget constraints will not allow the entire front wall area to consist of cultured stone. In addition, the stone was meant to add special distinction to the "tower elements" which would be lost if stone were used throughout. On the north elevation is it possible to use the cultured stone along the base of the drive through window? GDW: Stone base has been added to base of drive - through. See sheet A2.0. The proposed colors of the building are appropriate for the northwest. Staff would suggest using a burgundy red as an accent around the edge of the building. Gramor Development provided a material board for the cultured rock and one of the rocks in the sample is a burgundy red. It may be possible to the match this burgundy and use it a trim around the building. GDW: Due to the multiple textures and finishes already being proposed, it was felt on our end that it would create an elevation that was "too busy" if another accent color were added. The plans note the use of EM255T GCF for lighting. This design fits with the character of the building; however, a different color should be used in place of the color black. GDW: The color of these fixtures has been changed to "Burnt Copper ", a rust brown color. Please clarify if any light poles will be provided in the parking lot. If light poles are provided, please submit the design and color of the poles. The light poles also need to be shown on the site plan. GDW: Four (4) light poles will be provided for the parking lot. Light poles are included on the site plan sheet A1.0 with the color "Burnt Copper" specified. Provide elevations for the dumpster enclosure. The choice of colors for the dumpster enclosure should match with the primary building. A material suggestion for the wall enclosing the dumpster would be the use of split face CMU. GDW: Elevations for the dumpster enclosure have been included, see A1.0. We will use a split face CMU banding finish with color specified as "Sand Stone" a beige color to match primary building colors. 6. Landscaping The proposed landscaping along the perimeter of the site and within the parking area exceeds the City requirements. As noted, please update the landscaping plan for the detention pond. GDW: The landscape plan has been updated. An item that needs to be addressed is the impact of the two foot parking overhang on the landscaping. Will the proposed plantings tolerate having cars parked over them? Please also ensure that the height of the plants will not interfere with cars using the two foot overhang. GDW: The two foot parking overhang will not interfere with plantings proposed within. There will be a buffer of 2 feet that separates the parking curb and plantings that will have plantings having heights not interfering with car overhang. See Landscape Plan. City Code requires that all landscaped areas be irrigated. The landscaping plan does not show irrigation for the property. Please update the plan accordingly. Also, insure that the two foot overhang will not interfere with the operation of irrigation sprinklers. GDW: The irrigation plan has been included with this submittal with head locations that will not interfere with the curb overhangs. TMC 118.52.030 (D) (5) requires that all evergreen trees be at least six feet in height at the time of planting. The landscaping plan notes that "Hollywood Juniper" will only be four feet at time of planting. GDW: Yes, the landscaping plan will be modified to ensure that "Hollywood Juniper" will be six feet at time of planting, see landscape plans L1.1. TMC 18.52.040 (C) notes that no shrub shall be taller than two feet in height at intersecting curblines or pavement edges. Will the proposed shrubs at the access points to the site be less than two feet in height? GDW: The landscaping plan will conform to 18.52.040(C) and ensure that shrubs at access points to the site will be less than two feet in height. In a conversation with Seattle City Light they noted that trees on their parcel must not exceed a height of 12 feet. Please verify that the proposed trees on the Seattle City Light parcel will not exceed a height of 12 feet when at full maturity. GDW: Landscaping plan shows that plants will not exceed a height of 12 feet, see sheet L1.1. 7. Mechanical Equipment The plan sets do not show any rooftop or ground mechanical equipment, thus it appears that adequate provisions have been taken to screen such equipment. If this is not correct, please show all mechanical equipment on the site plan and elevation drawings. GDW: Rooftop mechanical equipment will be tucked to the rear side of the roof. The mechanical equipment will not be visible from the parking lot because of the parapet wall and sloping roof (the roof slopes downward from the front to the rear). See sheet A2.0. B. Public Works 1. Traffic The City's Public Works Department has reviewed the Draft Traffic Impact Analysis that was submitted and has the following comments: • The report is a draft version. A final version, signed and stamped by the licensed PE is required. • The text of the report refers to the 2010 as the horizon year, the figures are referencing 2006. This needs to be corrected as 2010 is the horizon year required by the City. • Using the 50 percent pass -by rate for Fast Food Restaurant with Drive Through Window may be too high. A fast food restaurant without a drive through window seems to me to be less likely candidate for pass by customers. Transpo needs to provide reasonable justification or provide data to support the Fast Food Restaurant with Drive Through Window. kft• 'gar • Study references a trip generation rate used specifically for Starbucks. Since this report is not part of the ITE trip rate, the study need to be submitted to the City for review, prior to approval of its use. Note that the TIA must be completed and approved by the City prior to issuance of any building permits. GDW: Transpo has completed the TIA based on the guidance and recommendations by the City of Tukwila Public Works. 2. Easements Clarify access easements; an ALTA survey may help show the easements with recording numbers on plan. GDW: ALTA survey enclosed. C. Miscellaneous Items These comments are FYI and do not need to be addressed during design review. To aid in way finding on the site, it is likely that internal informational signs will be needed. Please refer to TMC 19.22 for the regulations regarding internal informational signs. GDW: Internal information signs will be designed in conjunction with TMC 19.22. Tenant specific Site Signage will be submitted under a separate permit. • Prior to issuance of any building permits, Gramor Development must produce final documents from the Seattle City Light allowing Gramor Development to use their property for the project site and documents allowing Gramor Development to have access to Interurban Avenue via Seattle City Light property. Gramor Development also needs to provide easements and maintenance agreements for utilities crossing the two separate parcels. GDW: The Seattle City Light permit application is near completion. This permit will address ingress /egress to the site from Interurban Ave. • The existing side sewer was never capped as part of the demolition permit for the previous permit. GDW: Public Works is to clean, photo, and locate existing line (this is being coordinated with Public works and former owners of property Unocal). • If a fast food restaurant plans to move to the location an outside grease interceptor will be required. GDW: An under sink grease interceptor will be added to the other restaurant location. • The trash enclosure will need to have a CB connected to the side sewer. If a fast food restaurant will locate on the site, the line must connect to the side sewer via the grease interceptor. GDW: : A sewer cleanout is shown for the trash enclosure. This sewer line is connected to the grease interceptor prior to discharging to the city sewer line. • As part of the cross connection control a Reduced Pressure Principal Assembly (RPPA) shall be installed downstream of the permanent water meter to protect domestic water. The RPPA must be installed in a "hot box" or equal enclosure, anchored to a concrete pad, minimum four inches thick. If Gramor wishes to install the RPPA at another location, permission must be granted the Director of Public Works. GDW: to be addressed during permit document phase • Irrigation system assembly shall have a Double Check Value System (DCVS). If irrigation has a separate deduct water meter is shall be equipped with ECR -WP register that is compatible to Invensys Automatic Reading System. GDW: to be addressed during permit document phase • A Detector Double Check Assembly will be required if sprinklers are installed in the building. GDW: to be addressed during permit document phase • Any wheel chair ramps serving the subject building shall meet WSDOT standards. GDW: to be addressed during permit document phase • Permanent thermoplastic asphalt marking will be required over the LIG detention tank noting "No Outrigger Placement " for the Fire Department. GDW: to be addressed during permit document phase • Signage is not proposed with this design review application. All future signage will be required to meet Title 19 of the TMC and be consistent with the design of the building. Sincerely, Cory Shelest, Project Manager Gramor Development WA, LLC Cc: John Graham Exhibit A: Parking Calculations Square feet Usable Square Feet Ratio Parking Requirement Starbucks Retail Retail Quiznos Required Parking - Admin Variance = Revised Required Parking Stalls provided 1702 1304 1332 1364 1561 1187 1212 1231 91.7% 91.0% 91.0% 90.2% 20/1000 2.5/1000 2.5/1000 20/1000 10% 31.2 3.0 3.0 24.6 61.8 6.2 55.7 58.0 Given an Administrative Variance of 10% we have provided for 2 stalls in excess to what has been required. Parking stalls on our site plan are currently within minimum standards for stall depth, aisle width, curb length, and unit width lay out (TMC 18.56.040), See Exhibit A: Site Plan Brandon Miles - Interurban Retail - Admin r — :ign Review From: "Cory Shelest" <Cory@GramorWa.com> To: "Brandon Miles" <bmiles @ci.tukwila.wa.us> Date: 9/17/04 10:29AM Subject: Interurban Retail - Admin Design Review Brandon, We will provide a more formal response to your ADR comments over the next couple weeks. Quick question though on the bio I want to highlight that we are designing a bio and not a detention pond. This is because there's a master planned detention system downstream from us. Our bio -swale will be used as a filter in advance to flow into the downstream detention system. As such, our bio-swale will not have a guaranteed amount and may limit the amount of suitable plant life; i.e., summertime water levels are different from wintertime and fauna for a bio -swale differs significantly from a detention pond. Do you have pictures or examples of other bio-swales in the City of Tukwila? Thanks, Cory Shelest Gramor Development WA, LLC 1133 164th St. SW Suite #107 Lynnwood, WA 98037 phone: 425 - 787 -9863 fax: 425 - 742 -5553 email: Cory@gramorwa.com CC: "Mel Maertz" <melm @CONNELLDESIGN.com >, "Todd A. Oberg" <toberg @thebluelinegroup.com >, <Bethune_cad @mindspring.com> August 30, 2004 Cizy of Tukwila Department of Community Development Steve Lancaster, Director Mr. Cory Shelest, Project Manager Gramor Development 1133 164 St SW Suite 107 Lynnwood, WA 98037 RE: Interurban Retail (L04 - 045) Dear Mr. Shelest: The City received your Administrative Design Review application on July 15, 2004. The application is for the construction of a new commercial building at 13038 Interurban Avenue South. On July 22, 2004, your application was deemed complete for the necessary material to start the City's review of the application. The design review application has been routed to other City Departments for their review and approval. The City has the following comments: A. Planning Division The property is currently zoned Commercial/Light Industrial and the design standards for the project is laid out in TMC 18.60.050. 1. Site Circulation One item that needs to be addressed is connectivity with surrounding properties. It has been noted that Quiznos and Starbucks will occupy two tenant spaces in the building. The surrounding land uses contain a very large employment base and it is likely that surrounding employees may walk to the project site. Pedestrian connections need to be provided to the following areas: • The Husky site located directly behind the project building. Staff's recommendation would be to extend the proposed walkway along the south edge of the property so that it crosses the drive through lane and ends at the eastern edge of the property. • A second connection needs to be provided to the Gateway property located north of the project site. A good location for a walkway would be from the property's north boundary, connecting directly to the plaza in front of Starbucks. Steven M. Mullet, Mayor 1 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 9818.8 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • The proposed walkway on the south edge of the property needs to be linked with the City sidewalk on Interurban Avenue. This may require the removal of one of the proposed trees. All of the walkways the property need to be of distinct color and material to separate them from driving surfaces. Staffs recommendation is the use of color concrete with a stamped pattern, such as a herringbone pattern or square pattern. If possible match the color and pattern of the plaza located in front of the building. Also, note that TMC 18.56.040 (7) (d) requires that pedestrian walks that are used in parking lots be curbed or raised six inches above the lot surface. In regards to traffic circulation, egress needs to be restricted to right turn at the 2 access point on the south edge of the property. This is to prevent vehicles leaving the project area from inadvertently entering the Husky Truck yard. Restricting the right turn can be done with curbing and signage. As you are aware the site is landlocked, prior to issuance of any building permits, the City must have the final permits from Seattle City Light granting the right to use their property for access onto Interurban Avenue. A small internal informational sign needs to be located at tl• end of the drive through lane requiring traffic leaving the lane to yield to traffic in the parking area. 2. Water Quality Pond The detention pond (pond) should be used as a centerpiece of the site. The pond is being used for water quality and the use of sod in this area would seem to be counterproductive to the pond's function. Additionally, the sod would likely die during the dry months. The pond area is approximately 3,000 square feet in size and should be used to provide landscaping and other amenities to the building. Generally, the landscaping in the pond should include planting designed with specific functions in mind: soil preservation, erosion control, evapotranspiration, screening, space definition, sun and shade, and others. Use a combination of trees, shrubs, and groundcover to provide variety and interest. Plant at least three different species of trees and shrubs. Native plants that will tolerate flooding and wet conditions are preferred. Staff would suggest for the survival of newly planted native Vegetation that the plants be irrigated for the first season. If the pond is going to have standing water, wetland herbaceous species (cattails, sedge, Jushes, etc) should be included. The pond needs to have a natural shape. 2 3. Drive Through Window Please update the site plan and landscaping plan to reflect the ordering device and menu sign for the drive through window. Will there be bollards or other protection devices near the ordering menu or drive through window? If so, please show on site plan and elevation drawings. 4. Parking The proposed location of the fire hydrant will require the removal of two parking stalls. The Fire Marshal noted that one possible location for the hydrant would be the landscaping area on the south edge of the property, near the existing Jack in the Box Restaurant. Please keep in mind that the hydrant must be no more than 150 feet to the nearest wall of the building and the entire building must be within 300 feet of the hydrant. 5. Building Design The proposed design of the rear of the building (east elevation) is monotonous and is very plain. Measures need to be explored to break up the blank appearance of the rear wall. Staff has these suggestions: i. Adding some type of roof eave over the door on the east wall ii. Using the proposed cultured stone along the base of the wall iii. Adding some type of visual element to the top of the wall iv. Using evergreens to reduce the wall area that is exposed Please also discuss some options with your architect, as he would have more idea options. The cultured stone in the building design is nice a feature on the building. Can the stone be used along the base of the entire wall area on the front elevation (minus the window areas)? On the north elevation is it possible to use the cultured stone along the base of the drive through window? The proposed colors of the building are appropriate for the northwest. Staff would suggest using a burgundy red as an accent around the edge of the building. Gramor Development provided a material board for the cultured rock and one of the rocks in the sample is a burgundy red. It may be possible to the match this burgundy and use it a trim around the building. • The plans note the use of EM255T GCF for lighting. This design fits with the character of the building;'however, a different color should be used in place of the color black. Please clarify if any light poles will be provided in the parking lot. If light poles are provided, please submit the design and color of the poles. The light poles also need to be shown on the site plan. 3 Provide elevations for the dumpster enclosure. The choice of colors for the dumpster enclosure should match with the primary building. A material suggestion for the wall enclosing the dumpster would be the use of split face CMU. 6. Landscaping The proposed landscaping along the perimeter of the site and within the parking area exceeds the City requirements. As noted, please update the landscaping plan for the detention pond. An item that needs to be addressed is the impact of the two -foot parking overhang on the landscaping. Will the proposed plantings tolerate having cars parked over them? Please also ensure that the height of the plants will not interfere with cars using the two -foot overhang. City Code requires that all landscaped areas be irrigated. The landscaping plan does not show irrigation for the property. Please update the plan accordingly. Also, insure that the two -foot overhang will not interfere with the operation of irrigation sprinklers. TMC 118.52.030 (D) (5) requires that all evergreen trees be at least six feet in height at the time of planting. The landscaping plan notes that "Hollywood Juniper" will only be four feet at time of planting. TMC 18.52.040 (C) notes that no shrub shall be taller than two feet in height at intersecting curblines or pavement edges. Will the proposed shrubs at the access points to the site be less than two feet in height? In a conversation with Seattle City Light they noted that trees on their parcel must not exceed a height of 12 feet. Please verify that the proposed trees on the Seattle City Light parcel will not exceed a height of 12 feet when at full maturity. 7. Mechanical Equipment The plan sets do not show any rooftop or ground mechanical equipment, thus it appears that adequate provisions have been taken to screen such equipment. If this is not correct, please show all mechanical equipment on the site plan and elevation drawings. B. Public Works 1. Traffic The City's Public Works Department has reviewed the Draft Traffic Impact Analysis that was submitted and has the following comments: • The report is a draft version. A final version, signed and stamped by the licensed PE is required. • The text of the report refers to the 2010 as the horizon year, the figures are referencing 2006. This needs to be corrected as 2010 is the horizon year required by the City. 4 • Using the 50 percent pass -by rate for Fast Food Restaurant with Drive Through Window may be too high. A fast food restaurant without a drive through window seems to me to be less likely candidate for pass by customers. Transpro needs to provide reasonable justification or provide data to s.zpport the Fast Food Restaurant with Drive Through Window. • Study references a trip generation rate used specifically for Starbucks. Since this report is not part of the ITE trip rate, the study need to be submitted to the City for review, prior to approval of its use. Note that the TIA must be completed and approved by the City prior to issuance of any building permits. 2. Easements Clarify access easements; an ALTA survey may help show the easements with recording numbers on plan. C. Miscellaneous Items These comments are FYI and do not need to be addressed during design review. • To aid in way fmding on the site, it is likely that internal informational signs will be needed. Please refer to TMC 19.22 for the regulations regarding internal informational signs. • Prior to issuance of any building permits, Gramor Development must produce final documents from the Seattle City Light allowing Gramor Development to use their property for the project site and documents allowing Gramor Development to have access to Interurban Avenue via Seattle City Light property. Gramor Development also needs to provide easements and maintenance agreements for utilities crossing the two separate parcels. • The existing side sewer was never capped as part of the demolition permit for the previous permit. • If a fast food restaurant plans to move to the location an outside grease interceptor will be required. • The trash enclosure will need to have a CB connected to the side sewer. If a fast food restaurant will locate on the site, the line must connect to the side sewer via the grease interceptor. • As part of the cross connection control a Reduced Pressure Principal Assembly (RPPA) shall be installed downstream ofthe permanent water meter to protect domestic water. The RPPA must be installed in a "hot box" or equal enclosure, anchored to a concrete pad, minimum four inches thick. If Gramor wishes to install the RPPA at another location, permission must be granted the Director of Public Works. • Irrigation system assembly shall have a Double Check Value System (DCVS). If irrigation has a separate deduct water meter is shall be equipped with ECR -WP register that is coinpatible to Invensys Automatic Reading System. 5 Your next step is to provide a resubmittal of the appropriate plans and documents to address the City's comments. As plans are changed please ensure the changes are being made to all plan sets. For example if a light pole is shown on the site plan the pole's placements should also be reflected in the landscaping plan. • A Detector Double Check Assembly will be required if sprinklers are installed in the building. • Any wheel chair ramps serving the subject building shall meet WSDOT standards. • Permanent thermoplastic asphalt marking will be required over the LIG detention tank noting "No Outrigger Placement" for the Fire Department. • Signage is not proposed with this design review application. All future signage will be required to meet Title 19 of the TMC and be consistent with the design of the building. D. Next Step If you have any questions, please call (206) 431 -3684 or send an email to bmiles@ci.tukwila.wa.us. Sincerely, randon . s Assistant Planner cc. File (L04 -045) tZ 6 July 22, 2004 Mr. Cory Shelest, Project Manager Gramor Development 1133 164` St SW Suite 107 Lynnwood, WA 98037 Re: Notice of complete application; Administrative Design Review (L04 -045) Dear Mr. Shelest: The Department of Community Development received your Administrative Design review application on July 15, 2004. The application is for the construction of new commercial building at 13038 Interurban Avenue South. Based on a review of your original submittal for Administrative Design Review, your application is deemed incomplete as of July 20, 2004. The requested information in the Notice of Incomplete Application was received on July 21, 2004. As of July 22, 2004, the Administrative Design Review application is deemed complete. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process If you have any questions, you can contact me at (206) 431 -3684 or by email at bmiles@ci.tukwila.wa.us. Sincerely, City of Tukwila ila Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director Brandon MI s , Assistant Planner cc. File (L04 -045) \.r' NOTICE OF COMPLETE APPLICATION 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665 July 20, 2004 Mr. Cory Shelest, Project Manager Gramor Development 1133 164` St SW Suite 107 Lynnwood, WA 98037 Dear Mr. Shelest: 1) Wall elevations for the north, west, and east sides of the buildings. Sincerely, Bran on J. Miles Assistant Planner cc. File (L04 -045) City of Tukwila Department of Community Development Steve Lancaster, Director NOTICE OF INCOMPLETE APPLICATION Re: Notice of incomplete application; Administrative Design Review (L04 -045) The Department of Community Development received your Administrative Design review application on July 15, 2004. The application is for the construction of new commercial building at 13038 Interurban Avenue South. Steven M Mullet, Mayor Based on a review of your application for submittal requirements for Administrative Design Review, your application is deemed incomplete as of July 20, 2004. The following item(s) are required before the application can be deemed complete: TMC 18.104.070 (E) requires the Department to cancel an incomplete application if the applicant fails to submit the additional information within 90 days following notification from the Department that the application is incomplete. If you have any questions, you can contact me at (206) 431 -3684 or by email at bmiles @ci.tukwila.wa.us. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 r City of Tukwila Department of Community Development Steve Lancaster, Director MEMO TO: Development Review Team FROM: Brandon J. Miles, Assistant Planner 1 `) M RE: Interurban Retail, Permit Number E04 -006, L04 -044, and L04 -045 DATE: July 20, 2004 `r/ The above project as the following applications pending, SEPA (E04 -006), Administrative Design Review (L04 -044) and Special Permission from the Director to reduce the required parking calculations (L04 -045). Attached you will find the following information: 1. Response Letter from applicant regarding City's comments on first submittal 2. Letter requesting reduction in the required parking stalls 3. Title Report 4. Draft TIA (Public Works Only) 5. Site Plan, Civil Plans and Elevation Drawings 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 - 3670 • Fax: Steven M. Mullet, Mayor July 15, 2004 City of Tukwila Brandon Miles 6300 Southcenter Boulevard Suite #100 Tukwila, WA 98188 RE: Design Review Critieria and Interurban Retail Dear Mr. Miles: The following is a discussion and acknowledgment of the City of Tukwila Design Review Criteria for the proposed site at 13038 Interurban Ave, the Interurban Retail Center. The context and layout of this discussion follows the Criteria for Commercial and Industrial Development (TMC 18.60.050(A)). 1. Relationship of Structure to Site (GRAMOR DEVELOPMENT WASHINGTON LLC a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. • The proposed project would substantially improve traffic flows into and out of the existing site. We will utilize the existing joint curb cuts along Interurban Avenue and would construct access points from existing paved service road on both north and south side of project. New pedestrian access sidewalk will be incorporated along the south access drive extending from Interurban to the building. Also proposed is a Drive - through facility through the property to ease possible congestion on the site. These measures should significantly improve vehicular safety, vehicular access and pedestrian visibility and safety. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. • The proposed Site Design minimizes large expanses of asphalt and incorporates landscape islands and landscape screens. In this site, landscape/hardscape area is expected to cover 11,700 sf, or 3O% of the total surface area of the property being developed (includes both purchase and permit land). c. The height and scale of each building should be considered in relation to its site. • The building height with related setback off of Interurban Ave will provide f R• ce'Ver) !l 1 .i OEyE OpME�. good presentation relative to the site. Varying elevations / modulation of the building will provide for great texture, harmony and visual interest as it relates to the surrounding developments. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged • The building structure will have a pleasant appearance due to the use of varying elevations / modulations, horizontal siding, panel, awning features, and vertical marquee / window elements. b. Appropriate landscape transition to adjoining properties should be provided • Landscaping for this site (mainly Permit Land) is designed to merry into design elements of neighbors to either side. In addition to the standard landscape requirments, care was taken to provide a diverse pallette colors and textures within the landscape. c. Public buildings and structures should be consistent with the established neighborhood character • The existing neighborhood is very eclectic with older to newer buildings along the Interurban corridor. The proposed building has a softer edge than most of the surrounding properties with it's "craftsman style ", but still fits in with the commercial diversity seen in the area. d. Compatibility of vehicular and pedestrian circulation patterns and loading ffi t H``� '�\ facilities in terms of safety efficiency and convenience should be encouraged. � �(' • We took pedestrian access into account and provided safe paths from parking to the building. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. • We have seperated on -site circulation and controlled the street access. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced • There are no existing topographical patterns — this site is flat. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide and inviting and stable appearance • Design will concur with City of Tukwila Code and will provide for an inviting and stable appearance c. Landscape treatement should enhance architectural features, strengthen vistas and important axis, and provide shade. • Design will enhance the buildings design and character. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken • Landscape will be protected by surrounding concrete curbs. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged • Due to ample space available for landscaping, trees and shrubs will be planted in landscaped areas, trees and plants will no need to be planted in paved areas f. 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. g. • Unsightly areas are at a minimum on this site, but have provided both fence and landscape screening to proposed trash enclosure. 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. • The relative openness of this site, along with its south facing orientation will provide a positive growth environment for planned landscaping. h. 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. • See Site Lighting Plan and light specifications. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. • Architectural style of this building will improve the area with respect to its neighbors. The most immediate neighbors are Jack -in -the Box (east), Shell fueling station and C -store (east), Husky International Trucking facility (north), and an Industrial office park (west). b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. • See above 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. • See attached building design materials. d. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. • Mechanical equipment and utility will be out of view; garbage enclosures will be used as well g. • See attached building design materials. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. • Lighting fixtures will have a consistent design where they are implemented through the project. 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. • Monotony of design will be avoided in this single building project. S. 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 41k- with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. • Street furniture will not be provided. Outdoor furniture that will be provided is Starbucks patio furniture. This will be of typical design pursuant to Starbucks package, standard painted black rod iron chairs and tables with green umbrella. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. • Not applicable 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. • The project is consistant with of Tukwila's Land Use and or code requirments and regulations. INTERURBAN RETAIL ADMINISTRATIVE DESIGN REVIEW SIGN REGULATIONS These criteria have been established for the purpose of assuring a coordinated sign program for the mutual benefit of all Tenants. In the event of any conflict of interpretation as to the meaning, intent or application of these criteria, the Landlord's decision shall be fmal and binding upon the Tenant. All installed nonconforming or unapproved signage shall be removed or brought into conformance within thirty (30) days of written notice by Landlord, at the Tenant's sole cost and expense. Administration A. Tenant shall be responsible for the fulfillment of all signage requirements and specifications. B. Tenant shall submit or cause to be submitted to Landlord for approval before fabrication, two (2) copies of detailed drawings indicating the exact location, materials, size, layout, design and color of the proposed signs, including all lettering and/or graphics. C. All permits for signs and their installation shall be obtained by Tenant or Tenant's representative at the Tenant's sole cost and expense. All signs shall be constructed and installed at Tenant's expense. D. Upon vacation of premises, Tenant shall arrange for removal of sign. Any damage caused by removal of sign or failure to make construction waterproof shall be Tenant's responsibility. Construction Requirements A. All signs, bolts, fastenings, and clips shall be hot - dipped galvanized iron, stainless steel, aluminum, brass or bronze. No black iron materials of any type shall be permitted. B. There shall be no penetrations of the building structure. All signs shall be attached to existing attachment points that protrude from the wall. Primary electrical power shall be brought from the tenant electrical panel to the sign via conduit that travels through the square tube attachment point. C. Tenant shall cause to be repaired, any damage caused by sign contractor or sign installation and shall be fully responsible for the operation of the Tenant's sign contractor and shall indemnify, defend and hold the parties harmless from any liabilities on account thereof. D. No exposed conduit, or other wiring systems shall be permitted except extemal wire raceways for individual letter signs. E. All electrical signs shall bear the UL label, and their size and installation must comply with all governing codes and/or ordinances. F. Electrical service to all signs shall be on occupant's meters and shall be part of 1l0 0 tenant's construction and operational cost. G. All conductors, transformers and other equipment shall be concealed. �'�� 1 N 40 co v '''�f �opMiry_ All rights reserved. Property of BERRY NEON CO. (SIGNCRITERIAINTERURBAN071404) DESIGN: A. Location of Sign — signs shall be permitted only within the sign fascia areas (sign band) as designated by Landlord. No sign nor any portion thereof may project above the fascia on which it is mounted. Tenant sign shall be centered vertically and horizontally over tenant space. B. Number of Signs — Tenant shall be permitted to install one approved sign on each designated sign face. Total number of signs cannot exceed the maximum number of signs allowed by the City of Tukwila. C. Type of Sign — signs shall consist of individually illuminated letters of the "pan channel" or "channelume type" with acrylic faces. The maximum depth for letters shall be 6 ". Signs shall be mounted on extemal raceways. Raceways shall be 8" in depth and 10" in height and shall be painted the same color as the building fascia, unless otherwise approved by Landlord. D. Size of Sign — total horizontal length of each sign shall not exceed 75% of the sign fascia of the Tenant's storefront area. Tenant signs shall consist of individual letters not to exceed the following sign height limitations: Tenant logos will be permitted subject to Landlord's review and approval. The height and length of logo modules can be no greater than the height of the highest letter per the above limitations and shall be contained within the 75% storefront length maximum. Two lines of individual letters will be permitted, subject to Landlord's approval as long as contained within the above height limitation. Sign size cannot exceed the maximum number of signs allowed by the City of Tukwila. E. Wording of Sign — all signs shall contain only English language and symbols. Products sold and services rendered are not to be included except as a part of the Tenant's trade name or insignia. All of Tenant's store identification designs shall be subject to the approval of Landlord. F. Sign utilizing upper/lower case 36" Sign utilizing large /small capitals 30" Sign utilizing all capital letters 24" Other — no exposed neon lighting shall be used on signs, symbols or decorative elements unless approved by the Landlord. Tenant shall be fully responsiblOic the maintenance and repair of their sign(s). ,./1// �� kb lI- 4 All rights reserved. Property of BERRY NEON CO. (SIGNCRITERIAINTERURBAN071404) Miscellaneous A. Window Signs: 1. Tenant may apply limited lettering to door or window area adjacent to door, to specify hours of operation, emergency telephone phone numbers, etc. 2. Lettering area shall be limited to 288 square inches. 3. Individual letters shall be a maximum of 2" in height. 4. Lettering shall be white vinyl with self - adhesive. 5. Seasonal window decorations are allowed only during the month of December and shall be limited to 33% of the glass area. 6. Window painting is not allowed. 7. Each tenant is allowed one (1) neon "OPEN" sign (approximately 12" (height) x 18" (length). 8. Each tenant is allowed one additional neon sign per each 20 lineal feet of store frontage. Sign area is limited to 324 square inches. B. Prohibited Signs: 1. Painted lettering 2. Flashing, moving or audible signs 3. Electronic message displays 4. Tenant pylon or freestanding sign 5. Roof signs 6. Perpendicular or projecting signs 7. Portable signs 8. Any other sign not specifically allowed by Sign Regulations provided by Landlord. C. Exceptions — no exceptions shall be permitted without specific approval of the Landlord All rights reserved. Property of BERRY NEON CO. (SIGNCRITERIAINTERURBAN071404) Sale Date 6/25/2004 Sale Price I$600,000 Seller Name CONOCOPHILLIPS CO $88,200 Buyer Name INTERURBAN RETAIL CENTER LP Present Use Sale Date 5/13/1997 Sale Price 1$64,002 Seller Name UNION OIL COMPANY OF CALIFORNIA Buyer Name TOSCO CORPORATION Sewer Appraised Land Value $228,100 Taxable Land Value $228,100 Appraised Improvement Value $88,200 Taxable Improvement Value $88,200 Appraised Land Value $228,100 Taxable Land Value $228,100 Appraised Improvement Value $86,500 Taxable Improvement Value $86,500 District Name TUKWILA Property Name Vacant Gas Station Ty COMMERCIAL Plat Name FOSTER STEPHEN # 38 Present Use Service Station Plat Block Water System WATER DISTRICT Plat Lot Sewer PUBLIC King County: Assessor Proper' 'haracteristics Report King County Home By law this information may not be used for commercial purposes. Assessor Real Property Records: CIRCLE K STORES INC Parcel Number (PT #U-6 Account Number Tax Year 2004 Levy Code Taxpayer Taxpayer Tax Year Tax Status TAXABLE Tax Status TAXABLE Taxable Value Reason CIRCLE K STORES INC Parcel Number (PT #U-6 Account Number 2005 Levy Code News Services Taxable Value Reason Assessor Property Sales Records: Tip: Use the Recorders Office: Excise Tax Affidavits Report to see more sales records details Assessor Parcel Records: Comments 0003000110 000300011004 2400 NONE OR UNKNOWN 0003000110 000300011004 2400 NONE OR UNKNOWN ch Page 1 of 3 http: / /www5.metrokc.gov /reports /property report.asp ?PIN= 0003000110 7/15/2004 Account Number 000300011004 'Record I01 Number Legal Description FOSTER STEPHEN -D C # 38BAAP N 40 -01 -05 W 920.15 FTFR MON AT PT OF INTX OF CURVE ON Account Number 000300011004 'Record Number ' 02 Vacant Service Stat C/L OF DUWAMISH - RENTON JCT RDSD PT OF INTX Legal Description BEING APPROX1000 FT E & 20 FT S FR 1/4 CORBET PREFAB STEEL SECS 14 & 15 -23 -04 TH N Account Number 000300011004 Jr 103 1568 49 -24 -00 W 835 FT ON LN PLL WITH& 150 FT NELY FR SD Legal Description RD C /LTAP N 81 -44 -15 E FR POC ON SD RDC /L SD POC 1 BEING APPROX 1200 FT Account Number 000300011004 'Record Number 0 4 GARAGE, SERVICE REPAIR (528) N & 440 FT W FR SD 1/4 CORTH S 40 -36 -00 W 20 FT TO Legal Description NELYLN OF PSE RY R/W TH N 49 -24 -00W ALG SD NELY LN 408.29 FT TO Account Number 000300011004 'Record Number J 05 TPOB TH CONTG N 49 -24 -00 W172 FT TH N 40 -36 -00 E Legal Description 150 FTTH S 49 -24 -00 E 172 FT TH S40 -36 -00 W 150 FT TO TPOB Address 13038 INTERURBAN AV S Building Number 1 Building Quality GOOD Number of Buildings 1 Building Description Vacant Service Stat Year Built 1970 Construction Class PREFAB STEEL Gross SqFt 1568 Shape Rect or Slight Irreg Net SqFt 1568 Sprinklers N Stories 1 Elevators _ Heating System FORCED AIR UNIT Predominant Use GARAGE, SERVICE REPAIR (528) King County: Assessor Proper' 7haracteristics Report Assessor Legal Description Records: Assessor Commercial Building Records: This report was generated: 7/15/2004 11:46:27 AM Page 2 of 3 http: / /www5.metrokc.gov /reports /property_report.asp ?PIN= 0003000110 7/15/2004 System Lot Area 25,800 SqFt (0.59 acres) Access PUBLIC Section/Township /Range NE 15 23 4 Street Surface NONE OR UNKNOWN King County: Assessor Proper' 7haracteristics Report Assessor Legal Description Records: Assessor Commercial Building Records: This report was generated: 7/15/2004 11:46:27 AM Page 2 of 3 http: / /www5.metrokc.gov /reports /property_report.asp ?PIN= 0003000110 7/15/2004 • King County: Assessor Proper ',haracteristics Report Page 3 of 3 Related on -line reports: [DOES: Permit Applications Report King County: Districts and Development Conditions Report King County Assessor: eReal Property Report (PDF format requires Acrobat) King County Treasury Operations: Property Tax Information Recorders Office: Excise Tax Affidavits Report Recorders Office: Scanned images of plats, surveys, and other map documents Enter a 10 digit Parcel Number: or Enter an address: j Search j King County 1 GIS Center 1 News 1 Services 1 Comments 1 Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. http: / /www5.metrokc.gov /reports /property_report.asp ?PIN= 0003000110 7/15/2004 July 15, 2004 Dear Mr. Miles: Brandon Miles 6300 Southcenter Boulevard Suite #100 Tukwila, WA 98188 RE: Special Permission Director (GRAMOR DEVELOPMENT WASHINGTON LLC This letter is in conjunction with the Special Permission Director Application, dated July 15, 2004 for the project referred to as Interurban Retail located at 13038 Interurban Ave, Tukwila, WA. The proposed project is a redevelopment of a former Unocal fuel station and Circle K convenience store into a single building multi -tenant retail project totaling 5,700 sf. There are proposed uses /tenants with this project: Starbucks (1700 sf), Quiznos (1364 sf), and an additional 2638 sf that will be used for traditional retail. See Exhibit A: Site Plan We would like to pursue both Complimentary Parking and Administrative Variance with this proposed center. In line with the Special Permission Director Application it is important to note the following: a. All shared parking strategies have been explored b. On -site park and ride opportunities are not possible c. The site is in compliance with the City's commute trip reduction ordinance d. The site is at least 300 feet away from a single family residence zone e. A report has been provided which provides a basis for less parking (see Transportation Impact Analysis, Interurban Retail, July 2004 The Transpo Group) Parking We acknowledge the criticality of the parkin spaces on the proposed development. Our current calculations in this project are as follows: Square feet Parking Requirement Retail — Fast food (20 /1000sf) 3,064 55 stalls' Retail — Traditional (2.5/1000sf) 2,638 7 stalls 62 stalls Administrative variance of 10% 6 stalls Total 56 stalls '61 stalls applied to estimated usable area of 90% (Complementary Parking TMC 18.56070(D)) Note: parking calcs include the assumption that Seattle City light permit land will be utilized Given the assumptions above, with the utilization of Complementary Parking and Administrative variance, our required number of stalls is reduced to 56. Our current site plan provides for 58 stalls of parking. Therefore, we have provided 2 stalls in excess. Please note that we typically like to avoid the implementation of `compact' parking stalls and would like to work with the city in determination of this treatment. Cory Shelest, Project Manager Gramor Development WA, LLC Cc: John Graham EXHIBIT A: Site Plan EXI5TIN6 FREE' AY POLE 516NA6E 5'-O' 'TYPE II' SIDEYARD LANDSCAPE DER - FUTURE 25 FOOT CURB CUT ACCESS uJQ • • • • • • • • ■••= C1o2CCr" IIMICrilI:s»CCZa7CCS>18•••8■ � ••• _y. 1 111r :2!272• c U 0 U u U STARE C K8 RET IL 1.700 8 . (1.600u8F a 4 STARBUCKS. OUIZNOB' GENERAL RETAIL. TOTAL AREA. R 544 24' 00' - 112.00' RETi- 1,232 . FT. ( 1.171 U8F ) 10 3 r R AIL 1.40E 80. FT. ( 1,330 U8F ) 544 24' 00' -_112.00 c c TOTAL PARKING PROVIDED FOR RETAIL' 6 STALLS ( 2.5 STALLS / 1,000 8.F. ) TOTAL PARKING/ PROVIOEO' 58 STALLS ( 10.2 STALLS / 1,000 8.F. ) c ELECTRIC TRANSMISSION LINE R.O.W. INTERURBAN AVENUE TOTAL PARKING/ REQUIRED FOR STARBUCKS AND OUIZNO8 8UB' 58 STALLS ( 1 STALL / 50 8.F. FAST FOOD ) c TOTAL PARKING/ REQUIRED' 64 STALLS ( AOJ. TOT. FOR 10% REOUCT IQN - 58 STALLS ) SITE ZONING: COMM / LI (UGHT INDUSTRIAL ) ONE WAY <P I 414?i) QUIZ o8 RET L 1,364 8 . FT. ( 1.2881-18F ) c c PRELIMINARY SITE PLAN: SCALE' 1' - 30' -0' C 7 c C BITE ACCESS sk. ,-___-_z_il,,_____,A ,___ ,,, ,___ 12'-6' 'TYPE 1 ' FRONTYARD LANDSCAPE BUFFER J 1,700 80. FT. ( 1,609 USABLE SO. FT. ) 1,364 80. FT. ( 1.286 USABLE SO. PT. ) 2.638 80. FT. • ( 2,510 USABLE 80. FT. ) 5.702 SO. PT. ( 5.405 USABLE 80. FT. ) 5' -0' 'TYPE II' SIDEYARD LANDSCAPE BUFFER 0 0 Ul 0 4 0 W 0 z �. d STARBUCKS RETAIL T [1,700 SG?. FT. ( 1,609 IUSF FIRE 541 24' 00" - 172.00' RET AIL 1,306 Q. FT. ( 1,242 USF ) 10 RETJN.IL. 1,332 O0. FT ( 1,268 USF &H ) ONE WAY QUIZ OS RET IL 1,364 SIG FT. ( 1,286 USF ) I REC COMMUNITY DEVELOPMENT C rr 04, O 811 ACC JUL -15 - 2004 THU 02 :46 PM i ii THE BLUE 1_ IN 4311WLJ Fa DATE: July 15, 2004 TO: Mel Maeriz FROM: Todd Oberg, PE RE: MESSAGE: THE BLUELINE GROUP COMPANY: Connell Design No. of PAGES: 2t (including cover sheet) Attached is the TJR for the Interurban Retail project. FAX No. 1 -4 °5- 216 -4051 P. 001 FAX COVER SHEET FAX NUMBER: (2061 431-3665 JOB NUMBER: THE BLUELINE GROUP • 2S CENTRAL WAY, SUITE 400 • KIRKLAND, WA 9B033 P: 435.216.4061 51515.493 -9424 r: 425.2 1 6.4052 RECEIvr [ JUL r fi This facsimile transmission Is Intended only for the use of the Individual or entity to which It Is addressed: It may contain Information which Is privileged, confidential, or exempt from disclosure under applicable law. If the reader of this message is not the intended recipient, you are notified that eny review, use, copying, or dissemination or distribution of the contents other than to the addressee of the communication Is strictly prohibited. If this communication is received In error, please notify The Blueline Group immediately by telephone and retum the original message through the United States Postal Service to the address provided below. JUL - 15 - 2004 THU 02:46 PM THE BLUELINE GROUP Sole INTERURBAN RETAIL SEC 1 5, TWN 23 NI REE 4 E CITY OF TUKWILA, WASHINGTON TECHNICAL INFORMATION REPORT FOR CONNELL DESIGN PREPARED BY: TODD OBERB, PE JULY 1 5, 2004 FAX No. 1 - 495 - 216 BLUELINE JOE No. 04 - 055 P. 002 R ECEIVED J 15 -7o, DgMOPN/ v ' �FNT JUL - 15 - 2004 THU 02:46 PM THE BLUELINE GROUP Sue TABLE OF CONTENTS Page SECTION 1 PROJECT OVERVIEW........ 1 -1 SECTION 2 CONDITIONS AND REQUIREMENTS SUMMARY 2 -1 SECTION 3 OFFSITE ANALYSIS. .......... 3-1 SECTION 4 DETENTION AND WATER QUALITY .. 4 -1 DETENTION ANALYSIS AND DESIGN 4 -1 WATER QUALITY ANALYSIS AND DESIGN 4 -3 SECTION 5 CONVEYANCE SYSTEM ANAYLSIS AND DESIGN...... 5-1 SECTION 6 SPECIAL REPORTS AND STUDIES 6 -1 SECTION 7 OTHER PERMITS 7 -1 SECTION 8 ESC ANAYLSIS AND DESIGN. » ».... ».... 8 -1 SECTION 9 BOND QUANTITIES, FACILITY SUMMARY, ETC ..» 9 -1 SECTION 10 OPERATION AND MAINTAINENCE . 10 -1 APPENDIX KCRTS Existing and Developed Conditions Output KCRTS Detention Vault Output TECHNICAL INFORMATION REPORT FOR Interurban Retail FAX No. 1-4 216 P.003 RECEIVED 'JUL 1 5 '. DLI/E LOS: JUL - 2004 THU 02:46 PM THE BLUELINE GROUP FAX No. 1 - 4 9 5 - 216 - 4051 P. 004 SECTION 1 PROJECT OVERVIEW The proposed project is for the construction of a commercial building on roughly 0.92 acres. The site is located at 13038 Interurban Avenue South in the City of Tukwila, Washington. More generally, the site is located in Section 15, Township 23 North, Range 4 East, W.M in King County, Washington. Currently the site has been cleared. The ground cover consists of gravel, pavement and some landscaping. In general, all runoff will be directed towards the proposed detention pipe which will be situated in the parking lot near the south side of the building. The facility will incorporate Detention and Water Quality design parameters as outlined in the 1998 King County Surface Water Design Manual (KCSWDM). Level 1 detention standards will be applied. The site will utilize 4i swa ) for water qualiti_treatment which meets basic water quality treatment standards. TECHNICAL INFORMATION REPORT FOR Tukwila Retail Property Page 1 -1 RECEI ,JU11 5 � ;x nal er r JUL - 15 - 2004 THU 02:47 PM THE BLUELINE GROUP FAX No. 1 - 495 - 216 SECTION 2 CONDITIONS AND REQUIREMENTS SUMMARY This information will be provided prior to final engineering approval. TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 2-1 P.005 RE CE IVE D 1JJ L1 r l MENT JUL - 15 - 2004 THU 02:47 PM THE BLUELINE GROUP SECTION 3 OFFSITE ANALYSIS A Level 1 downstream analysis is not required at this time. FAX No. 1 -425- 216-4051 P. 006 Storm runoff from the site will enter a detention pond located north west of the site and parallel to Interurban Avenue South. Flow leaving this pond travels northwest in a conveyance system located in Interurban Avenue South. The ultimate receiving waters are the Duwamish River, which is more than 1/4 mile downstream from the site. The property located to the northeast of the site has expressed problems with their downstream conveyance system. Per discussions with Ryan Larson with the City of Tukwila, the pipes are plugged and seasonal flooding occurs. That system currently cuts across the site where the proposed building is located. The project proposes to remove the portion of this system that cuts across the site and direct it to the new onsite conveyance system. TECRNICAL INFORMATION REPORT FOR Interurban Retail Page 3 -1 JUL 1 t- Co m o Lo M F r JUL - 15 - 2004 THU 02:47 PM THE BLUELINE GROUP SECTION 4 DETENTION AND WATER OUALITY DETENTION ANALYSIS AND DESIGN The detention facility will utilize the 1998 KCSWDM Level 1 Detention Standard. The total area being analyzed for detention and water quality is roughly 0.92 acres. The site is located in the Duwamish River sub - basin. In the existing condition, the site is comprised of the following: 0.17 acres Grass 0.20 acres Gravel 0.55 acres Pavement 0.92 acres Total After applying the effective impervious multiplier of 0.50 the following is the ground cover modeled as the existing conditions. 0.55 acres Grass 0.37 acres Impervious 0.92 acres Total The resulting KCRTS Time Series File is included in the appendix. FAX No. 1 - 425 - 216 - 4051 Calculations for the developed conditions have been made based on the current site plan. The following table shows the breakdown for the ground over in the developed conditions. 0.56 acres Impervious 0.36 acres Grass 0.92 acres Total The resulting KCRTS Time Series File is included in the appendix. The detention facility has been modeled (using KCRTS) as a vault to get a preliminary sizing estimate. With 3 feet of depth, the required detention volume is 1,514 cubic feet. This volume could be contained within a 5 -foot diameter detention pipe with a 1 en}.pf P. 00 7 JUL IMF) ti; TECHNICAL INFORMATION REPORT FOR ,; Interurban Retail VNiry Page 4 -1 T JUL -15 -2004 THU 02:47 PM THE BLUELINE GROUP 84 feet. The proposed detention pipe is 5 -foot in diameter and 90 feet in length. Please see the appendix for the complete modeling output. Design for the control structure will be provided at a later engineering submittal. TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 4-2 FAX No. 1 -495- 216 -4051 P. 008 JUL - 15 - 2004 THU 02:47 PM THE BLUELINE GROUP FAX No. 1 -4 216 - 4051 WATER QUALITY ANALYSIS AND DESIGN This project will utilize the Basic Water Quality Menu. A biofiltration swale will be incorporated into the parking lot landscape area. The length, width and slope have been designed in accordance with the 1998 KCSWDM. The proposed swale is 110 feet in length, 6 feet wide at the bottom and 1 foot deep. Calculations for this design will provided during a later engineering submittal. TECHNICAL INFORMATION REPORT FOR Iaterurbaa Retail Page 4 -3 P. 009 JUL THU 02:48 PM THE BLUELINE GROUP FAX No. 1 - 495 - 216 - 4051 P.010 SECTION 5 CONVEYANCE SYSTEM ANAYLSIS AND DESIGN The analysis and design for the conveyance system will be provided at a later engineering submittal. The site will be designed per the 1998 KCSWDM. TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 5 -1 JUL - 15 - 2004 THU 02:48 PM THE BLUELINE GROUP FAX No. 1 -425 216 - 4051 P.011 SECTION 6 SPECIAL REPORTS AND STUDIES At this time, there are no additional reports or studies associated with this project. TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 6 -1 JUL - 2004 THU 02:48 PM THE BLUELINE GROUP SECTION 7 OTHER PERMITS At this time, there are no additional permits associated with this project. TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 7 -1 FAX No. 1 425 P. 012 JUL - 15 - 2004 THU 02:48 PM THE BLUELINE GROUP SECTION 8 ESC ANAYLSIS AND DESIGN FAX No. 1- 425 - 4051 P. 013 The temporary erosion and sedimentation control plan was designed to reduce the discharge of sediment -laden runoff from the site. The plan is comprised of temporary measures (rock entrance, filter fence, straw mulch, etc.) as well as permanent measures (permanent detention pond, hydroseeding, and landscaping). The detention tank will be used as an interim sediment trap while the site is under construction. After the site has been stabilized, the detention pipe will be cleaned of all sediment and/or other debris. TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 8 -1 JUL - 15 - 2004 THU 02:48 PM THE BLUELINE GROUP Sipe FAX No. 1 - 425 - 216 - 4051 P. 014 SECTION 9 BOND QUANTITIES, FACILITY SUMMARY, ETC. This information will be provided prior to final engineering approval. TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 9-1 JUL 15 THU 02:48 PM THE BLUELINE GROUP TECHNICAL INFORMATION REPORT FOR Interurban Retail Page 10 -1 FAX No. 1 216 - 4051 SECTION 10 OPERATION AND MAII`TX'AINE\TCE If necessary, this information will be provided prior to final engineering approval. RECEIVED JUL iL z. DEVELOPMENT O P.015 JUL -15 -2004 THU 02:48 PM THE BLUELINE GROUP APPENDIX FAX No. 1 -425- 216 -4051 P. 016 JUL -15 - 2004 THU 02:48 PM THE BLUELINE GROUP Flow Frequency Analysis Time Series File:dev.tsf Project Location:sea -Tac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (cFs) 0.188 6 2/09/01 2:00 0.158 8 1/05/02 16:00 0.226 3 2/ 7/03 7:00 0.176 7 86/04 2:00 0.211 4 10/28/04 16:00 0.201 5 1/18/06 16:00 0.257 2 10/26/06 0:00 0.377 1 1/09/08 6:00 computed Peaks dev.pks FAX No. 1 -425 216 - 4051 Flow Frequency Analysis - - Peaks - - Rank Return Prob (cF5) Period 0.377 1 100.00 0.990 0.257 2 25.00 0.960 0.226 3 10.00 0.900 0.211 4 5.00 0.800 0.201 5 3.00 0.667 0.188 6 2.00 0.500 0.176 7 1.30 0.231 0.158 8 1.10 0.091 0.337 50.00 0.980 Page 1 P.017 JUL-15 - 2004 THU 02 :49 PM THE BLUELINE GROUP Flow Frequency Analysis Time series File:predev.tsf Project Location:Sea -rac - -- Annual Peak Flow Rates-- - Flow Rate Rank Time of Peak (CFS) 0.141 5 2/09/01 2:00 0.107 7 1/05/02 16:00 0.172 2 2/27/03 7:00 0.105 8 8/26/04 2:00 0.129 6 10/28/04 16:00 0.149 4 1/18/06 16:00 0.152 3 10/26/06 0:00 0.296 1 1/09/08 6:00 computed Peaks predev.pks FAX No. 1 -495- 216 -4051 P. 018 Flow Frequency Analysis - - Peaks - - Rank Return Prob (CFS) Period 0.296 1 100.00 0.990 0.172 2 25.00 0.960 0.152 3 10.00 0.900 0.149 4 5.00 0.800 0.141 5 3.00 0.667 0.129 6 2.00 0.500 0.107 7 1.30 0.231 0.105 8 1.10 0.091 0.254 50.00 0.980 Page 1 JUL- 15 THU 02 :49 PM Retention /Detention Facility THE BLUELINE GROUP FAX No. 1 425 - 4051 P. 019 Type of Facility: Detention Vault Facility Length: 22.47 ft Facility Width: 22.47 ft Facility Area: 505. sq. ft Effective Storage Depth: 3.00 ft Stage 0 Elevation: 0.00 ft Storage Volume: 1514. cu. ft Riser Head: 3.00 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.46 0.100 2 1.50 1.25 0.052 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 0.00 0. 0.000 0.000 0.00 0.02 0.02 10. 0.000 0.007 0.00 0.03 0.03 15. 0.000 0.010 0.00 0.05 0.05 25. 0.001 0.012 0.00 0.06 0.06 30. 0.001 0.014 0.00 0.08 0.08 40. 0.001 0.016 0.00 0.09 0.09 45. 0.001 0.017 0.00 0.11 0.11 56. 0.001 0.019 0.00 0.12 0.12 61. 0.001 0.020 0.00 0.14 0.14 71. 0.002 0.021 0.00 0.24 0.24 121. 0.003 0.028 0.00 0.34 0.34 172. 0.004 0.034 0.00 0.44 0.44 222. 0.005 0.038 0.00 0.54 0.54 273. 0.006 0.042 0.00 0.64 0.64 323. 0.007 0.046 0.00 0.74 0.74 374. 0.009 0.050 0.00 0.84 0.84 424. 0.010 0.053 0.00 0.94 0.94 474. 0.011 0.056 0.00 1.04 1.04 525. 0.012 0.059 0.00 1.14 1.14 575. 0.013 0.062 0.00 1.24 1.24 626. 0.014 0.064 0.00 1.34 1.34 676. 0.016 0.067 0.00 1.44 1.44 727. 0.017 0.069 0.00 1.50 1.50 757. 0.017 0.071 0.00 1.51 1.51 762. 0.017 0.071 0.00 1.53 1.53 772. 0.018 0.073 0.00 1.54 1.54 777. 0.018 0.075 0.00 1.55 1.55 782. 0.018 0.077 0.00 1.57 1.57 792. 0.018 0.080 0.00 1.58 1.58 797. 0.018 0.084 0.00 1.59 1.59 803. 0.018 0.086 0.00 1.60 1.60 808. 0.019 0.087 0.00 RECEIVED JUL r '; • COM MUNITY D EVE1OP T. JUL- 15-2004 THU 02 :49 PM THE BLUELINE GROUP 1.70 1.70 858. 0.020 0.095 0.00 1.80 1.80 909. 0.021 0.101 0.00 1.90 1.90 959. 0.022 0.107 0.00 2.00 2.00 1009. 0.023 0.112 0.00 2.10 2.10 1060. 0.024 0.117 0.00 2.20 2.20 1110. 0.025 0.121 0.00 2.30 2.30 1161. 0.027 0.126 0.00 2.40 2.40 1211. 0.028 0.130 0.00 2.50 2.50 1262. 0.029 0.134 0.00 2.60 2.60 1312. 0.030 0.138 0.00 2.70 2.70 1363. 0.031 0.142 0.00 2.80 2.80 1413. 0.032 0.145 0.00 2.90 2.90 1464. 0.034 0.149 0.00 3.00 3.00 1514. 0.035 0.152 0.00 3.10 3.10 1565. 0.036 0.463 0.00 3.20 3.20 1615. 0.037 1.030 0.00 3.30 3.30 1666. 0.038 1.760 0.00 3.40 3.40 1716. 0.039 2.560 0.00 3.50 3.50 1767. 0.041 2.840 0.00 3.60 3.60 1817. 0.042 3.100 0.00 3.70 3.70 1867. 0.043 3.340 0.00 3.80 3.80 1918. 0.•044 3.560 0.00 3.90 3.90 1968. 0.045 3.770 0.00 4.00 4.00 2019. 0.046 3.960 0.00 4.10 4.10 2069. 0.048 4.150 0.00 4.20 4.20 2120. 0.049 4.330 0.00 4.30 4.30 2170. 0.050 4.500 0.00 4.40 4.40 2221. 0.051 4.670 0.00 4.50 4.50 2271. 0.052 4.830 0.00 4.60 4.60 2322. 0.053 4.980 0.00 4.70 4.70 2372. 0.054 5.130 0.00 4.80 4.80 2423. 0.056 5.280 0.00 4.90 4.90 2473. 0.057 5.420 0.00 5.00 5.00 2524. 0.058 5.560 0.00 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu -Ft) (Ac -Ft) 1 0.38 * * * * * ** 0.38 3.07 3.07 1551. 0.036 2 0.20 * * * * * ** 0.16 3.00 3.00 1515. 0.035 3 0.23 0.15 0.15 3.00 3.00 1513. 0.035 4 0.19 0.15 2.98 2.98 1506. 0.035 5 0.19 * * * * * ** 0.14 2.74 2.74 1382. 0.032 6 0.21 0.13 0.13 2.49 2.49 1255. 0.029 7 0.16 * * * * * ** 0.10 1.76 1.76 886. 0.020 8 0.18 * * * * * ** 0.09 1.59 1.59 800. 0.018 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:vault FAX No. 1 -425- 216 - 4051 P. 020 Inflow /Outflow Analysis Peak Inflow Discharge: 0.377 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.377 CFS at 7 :00 on Jan 9 in Year 8 Peak Reservoir Stage: 3.07 Ft Peak Reservoir Elev: 3.07 Ft Peak Reservoir Storage: 1551. Cu -Ft RE C�� VE � 411 5 J JUL - 2004 THU 02:49 PM THE BLUELINE GROUP Flow Frequency Analysis Time Series File:vault.tsf Project Location:Sea -Tao 0.036 Ac -Ft FAX No. 1 - 425 - 216 - 4051 P. 021 - -- Annual Peak Flow Rates - -- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0.143 5 2/09/01 5:00 0.377 3.07 1 100.00 0.990 0.098 7 1/05/02 17:00 0.157 3.00 2 25.00 0.960 0.152 3 2/27/03 9:00 0.152 3.00 3 10.00 0.900 0.085 8 8/23/04 19:00 0.152 2.98 4 5.00 0.800 0.133 6 10/28/04 19:00 0.143 2.74 5 3.00 0.667 0.157 2 1/18/06 17:00 0.133 2.49 6 2.00 0.500 0.152 4 11/24/06 5:00 0.098 1.76 7 1.30 0.231 0.377 1 1/09/08 7:00 0.085 1.59 8 1.10 0.091 Computed Peaks 0.304 3.05 50.00 0.980 RECEIVED JUL 1 t CITY OF TUKWILA ADMINISTRATIVE Department of Community Development DESIGN 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 REVIEW E -mail: tukplan @ci.tukwila.wa.us APPLICATION NAME OF PROJECT/DEVELOPMENT: 1 n-kroba n R24 c 1 I 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. 13 01S I n- t-erorboll Ave., "(u k ii Aar tParce,I ID: 000- ono 11 O 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: CO r!/ S heles -I Address: 1133 1 (7 `f ST Sv✓ 5QrlG107 Anw000(, \ JA Phone: agrn 9 63 / FAX: LO s 14 2 555 Signature: Date: , J7 0` 17, 000 C\Nora's_Fiks \Red_Book \AdmInBAR App.DOC, 12/26/02 FOR STAFF USE ONLY Sierra Type P- -BAR 3 L)(-5 Planner: File Number: . Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: CITY OF TUKWILA ADMINISTRATIVE Department of Community Development DESIGN 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 REVIEW E -mail: tukplan @ci.tukwila.wa.us APPLICATION NAME OF PROJECT/DEVELOPMENT: 1 n-kroba n R24 c 1 I 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. 13 01S I n- t-erorboll Ave., "(u k ii Aar tParce,I ID: 000- ono 11 O 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: CO r!/ S heles -I Address: 1133 1 (7 `f ST Sv✓ 5QrlG107 Anw000(, \ JA Phone: agrn 9 63 / FAX: LO s 14 2 555 Signature: Date: , J7 0` 17, 000 C\Nora's_Fiks \Red_Book \AdmInBAR App.DOC, 12/26/02 Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: 1 1. Application Checklist (1 copy) indicating items submitted with application. 2. Completed Application Form and drawings (5 copies). 3. One set of all plans reduced to 81/2" by 11 ". One complete set of PMTs of the final drawing set will be required prior to final approval. / 4. Application Fee $400. in proctss 5. SEPA Environmental Checklist if required (see SEPA Application Packet) PUBLIC NOTICE MATERIALS: co rq lo 6. If the project requires SEPA review a 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received (see SEPA Application). PROPERTY INFORMATION: f 7. Vicinity Map with site location. i 1k ► 8. Document sewer and water availability if provided by other than the City of Tukwila (for new construction only). PROJE / CT DESCRIPTION AND ANALYSIS: 9. A written discussion of project consistency with decision criteria. (See Application) . / 10. Technical Information Report (TIR) including feasibility analysis per King County Surface Water Design Manual (KCSWDM). For additional guidance contact Public Works. hi 11. Provide sensitive area studies as needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). SITE PLAN: 7 12 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36 ". I (b) Existing and proposed building footprints. R'EC COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 -431 -3670 (Department of Community Development) and 206 -433 -0179 (Department of Public Works). C \Nora's_Files \Red_Book \AdmInBAR App.DOC,12 /27/02 I JUL 15 i77, D MApS Check items submitted • with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning / (c) Dash in required setback distances from all parcel lot lines. / (d) Fire access lanes and turn - arounds per Fire Department standards. ,/ (e) Parking lots with dimensioned stalls and drive aisles. (f) Loading and service areas. (g) Fences, rockeries and retaining walls with called out colors and materials. i (h) Street furniture such as benches and bike racks. (i) Pedestrian connections between the building entrance(s) and the sidewalk /public street. / (j) In MDR and HDR zones provide a development coverage calculation (maximum V / (k) Show all existing and proposed easements. LANDSCAPE PLAN: / 13 (a) If the landscaping will be altered or the existing landscaping does not meet current standards (TMC 18.52) provide a landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity spacing and.-location of all plantings. Maximum size 24" x 36 ". / / (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). SENSITIVE AREAS PLAN (If the project will affect any sensitive areas): NA existing 14 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 20 %, coal mine areas and important geological and archaeological sites). For stream frontage provide and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36 ". NA (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. NA (c) Show all trees over 4" caliper, indicating those to be retained. NA (d) Existing and proposed building footprints. CIVIL PLANS (If utility or site work is proposed): 15 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24 ". x 36 ". / / (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. / (c) Existing (dashed) and proposed (solid) topography at 2' intervals. , / (d) Total expected cut and fill. / (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. pp / (f) Storm drainage design at least 90% complete, which meets the TIR anfl�EL' KCSWDM. Include all storm drainage maintenance access and safety features. Call &iV! C \Nora's_Fiks \Red_Book \AdminHAR App.DOC.12 /26/02 Check items submitted with application Information Required. May be waived in unusual cases, upon approval Of both Public' War cs and Planning . total existing and proposed impervious surface in square feet. J (g) Locate the nearest existing hydrant and all proposed hydrants. /, (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. J (i) Plan, profile and cross - section for any right-of-way improvements. (j) Show planned access to buildings, driveways, fire access lanes and turn- arounds. OTHER: / 16. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and /or any proposed screening. Maximum size 24" x 36 ". i / 17. Color and materials board accurately representing the proposed project. --- 18. A rendering is optional. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). / 19. Luminaire plan including location and type of street and site lighting if any changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot - candles), and measures to shield adjacent properties from glare. 20. All existing and proposed signage with sign designs and locations. C \Nora's_Files \Red _Book \AdminBAR App.DOC 12 /26/02 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 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON u COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, en ineers, ntractors or othe resenta ' ves the right to enter upon. Owner's real property, located at 110 345 I r urba A ✓e , 1.rkuvr Ie "A for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the Toss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. \ EXECUTED at 1. n I) VII 0061, (city), fit‘ (state), on J ti y 14, a 00 LF Inaervr iou' Re -at Ce L a \ I%nl'ed, a j' By: I n -lefvrba n Qe4ai i, LLfi &ear ul Par 4ncr- a was lung4on It►+r-iEpIIaL'rrric Ravi +t TA color— D,, (Siignature) On this day personally appeared before me / a - .t ! l • pat,/ Ople (Print Name) 1133 ►b4 St SW stxfe JO7 L (Address) aQ o (Phone lumber) 46 to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. a SUBSCRIBED AND SWORN TO BEFORE ME ON THIS 1 / DAY OF 5 I NOTARY PUBLIC in and for the State of Washington residing at / 7 _1 ft. KJ O O My Commission expires on 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. 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 its site. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. 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 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. 3. Landscape and Site Treatment a. Where existing topographic pattems contribute to 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. R tOve JUL C \Non3_fiks \Red_Book \AdmiiBAR App.DOC.12 /27/02 C J. a 1` n Om A � �� MF f. Screening of service y ds 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. 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 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. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. • b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. 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. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. - f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. 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. 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. 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. C \No►a'f_Fikts \Red_dook \AdmInHAR App.DOC 12/27/02 CRITERIA FOR MULTI - FAMILY, HOTEL AND MOTEL DEVELOPMENTS (TMC 18.60.050(B)): Applies to all multi - family, hotel and motel projects except for projects in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)) 1. Site Planning a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi - family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public . areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. 2. Building Design a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood; b. Buildings shall be of appropriate height scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non- conforming structure's anticipated permanence; R cA° � V � C \No's_s \Red Rook \AdminBAR App.DOC. 20 � r ,,, 5 t nFik Nno c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure; d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. Landscape and Site Treatment a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place; b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass; - c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided; d. Appropriate landscape transition to adjoining properties shall be provided; 4. Miscellaneous Structures a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping; d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Consistency with adopted plans and regulations (TMC 18.100.030) 5. Demonstrate the manner in which the proposal is consistent with, carries out and h e l p implement applicable state laws and regulations and the regulations, policies, objectives a �d tppH7y C \Nores_Fiks \Red_Book \AdmtnBAR App.DOG 01/10/03 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. CRITERIA FOR BAR REVIEW OF DEVELOPMENTS IN THE TUKWILA INTERNATIONAL BOULEVARD CORRIDOR (TMC 18.60.030 and 18.60.060(C). Applies to all developments in the Tukwila International Boulevard Corridor 1. Site Design a. Site Design Concept 1. Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. b. Relationship to Street Front 1. Organize site design elements to create a distinct street edge, and minimize parking between structures and street. 2. Orient at least one building entry to a major public street. c. Street Corners 1. Emphasize the importance of street corners through building location, the provision of pedestrian access, special site features and/or landscape features. d. Continuity of Site with Adjacent Sites 1. Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. e. Shared Facilities 1. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, landscaping, or other shared facilities f. Site Design for Safety 1. Minimize conflicts between drivers and pedestrians through the siting of structures, location of circulation elements, landscape design, and placement of signs. 2. Design and site structures to maximize site surveillance opportunities from buildings and public streets. 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. g. Siting and Screening of Service Areas 1. Minimize the visual and aural impacts of service areas such as loading docks, trash and recycling collection points, utility maintenance areas, etc., through site design, landscaping and screening. h. Natural Features and Sensitive Areas 1. Preserve natural features such as existing topography, significant trees or wooded areas, wetlands and/or watercourses and incorporate them into the overall site, where appropriate. 2. Design and site structures on hillsides to minimize the visual and environtal impact of development in these locations. C\Nora's_FIks \Red_Book \AdminBAR App.DOC 12/27/02 3. Employ site design techniques that take advantage of and/or enhance visual focal points along the corridor, where feasible. i. Surface Stormwater Detention Facilities 1. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. j Pedestrian Circulation 1. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. 3. Provide pedestrian connections from the on -site pedestrian network to walkways on adjacent properties and to other off -site destinations, where feasible. 4. Support pedestrian movement between properties and from private property to public rights -of -way by providing facilities that traverse natural or man-made barriers, where appropriate. 5. Provide direct pedestrian walkways from businesses in commercial areas to transit stops, and/or provide additional transit amenities, where appropriate and feasible. k. Pedestrian Amenities 1. Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment in the corridor, where possible. 1. Vehicular Circulation - 1. Minimize conflicts between vehicular and pedestrian traffic. 2. Minimize the amount of space devoted to vehicular circulation by limiting access driveways; ensuring that internal site circulation is efficient; and/or taking advantage of opportunities for shared driveways. m. Parking 1. Minimize the amount of space devoted to parking by taking advantage of shared parking . and/or methods for reducing parking demand, where possible. 2. Building Design a. Architectural Concepts 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. 2. Ensure that development on sites with more than one structure employ similar or complementary architectural styles and/or are related in scale, form, color, and use of materials and/or detailing. b. Architectural Relationships 1. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an appropriate level of architectural quality. 2. Reduce the apparent scale of large commercial buildings located in the Neighborhood Commercial Center district and located adjacent to residential districts c. Building Elements, Details, and Materials 1. Provide distinctive building corners at street intersections through the use of special architectural elements and detailing, and pedestrian- oriented features ossible (see definition of pedestrian friendly facade). Ei�F JUL 1 0 C \ Nora's_ files \Red..Book \AdminBARApp.DOC,01 /10/03 O "MUp.jj��� �p "f! 2. Relate the design and scale of building elements and details to the building's overall form and massing. 3. Employ architectural details that are appropriate to the architectural character of the building. 4. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 5. Integrate the design and placement of exterior lighting with the architectural design and materials. d. Pedestrian- Oriented Features 1. Provide pedestrian- friendly facades (see Definitions) on the ground floor. of all buildings that face public streets and entry facades that face parking areas. 2. Provide special treatment for large blank walls (see Definitions) that are visible from pedestrian walkways and parking areas. 3. Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and/or distinctive architectural features. e. Mechanical Equipment 1. Locate and/or screen roof - mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties. 2. Locate and/or screen utility meters and other ground level utility equipment to minimize visibility from the street. 3. Landscape Design a. Landscape Design 1. Develop a landscape design concept that demonstrates a clear and appropriate aesthetic statement. 2. Develop a landscape design concept that reinforces site design and fulfills the functional requirements of the development, including screening and buffering. 3. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. b. Planting Design 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs, and growth characteristics. 2. Incorporate existing significant trees, wooded areas, and/or vegetation in the planting plan where they contribute to overall landscape design. 4. Signs a. Signage Concept 1. Provide signage that is integrated with the architectural concept in scale,.detailing, use of color, materials, and placement. b. Sign Placement 1. Provide signage that is oriented to both pedestrians and motorists in design and placement. 2. Provide adequate directional signage on site and building identification numbers that are legible from the street(s). 3. Integrate freestanding signs with the landscaping. C \Nora's_Files \Red_Book \AdmInBAR App.DOC. 12/27/02 Jot Fd Comm v ��� Consistency With Adopted Plans And Regulations (TMC 18.100.030) C \Nora's_Fiks \Red_Book \AdmInBAR App.DOC 12/71/02 c. Sign Design 1. Consider both day- and night -time viewing in the design, placement, and lighting of signage. 2. Provide durable, high quality materials and finishes for signage. 5. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila's Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. COMPREHENSIVE PLAN POLICIES RELATED TO DESIGN REVIEW The Tukwila Comprehensive Plan contains policies regarding the design of certain types of development in particular zones or areas. These policies further articulate the design review criteria in TMC 18. Policies related to multifamily, hotel and motel developments, and the Tukwila International Boulevard corridor have been omitted in favor of the specific design guidelines referenced in the appropriate design criteria. Please note that more than one category of policies may apply (e.g. a motel on Interurban Avenue in the RCM zone will need to satisfy policies for: General Commercial Areas and Interurban Avenue South, and the "Multi- family Design Guidelines "). In some cases, the goal for the use or area is noted to provide a context for the design policies. A. ALL COMMERCIAL AREAS Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth - flowing traffic patterns, are well - maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses ". 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). 2. Fencing and landscape buffers are provided between commercial and residential uses (1.7.4) 3. The development provides adequate parking and lighting (1.7.3). 4. Where open spaces and trails are included in the development, they are designed not to interfere with the reasonable use of adjacent private property (1.10.11), and they are designed and constructed in a manner that is safe for all users and adjacent property owners (1.11.7). 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible (1.11.4). B. RESIDENTIAL COMMERCIAL CENTER (RCC) ZONE Goal 7.7: "Residential Commercial Centers that bring small commercial concentrations into existing residential neighborhoods to improve existing residential areas while pr products and services to nearby residents" . 1. The development achieves a pedestrian transition between buildings, streets and adjacent properties (7.7.5). 2. The development incorporates small -scale pedestrian amenities such as benches and canopies, to convey the impression of a residential center and community focal point (7.7.8). 3. The development provides appropriate structural transitions (i.e. use of similar building scale, compatible architectural styles, etc.) between residential and commercial areas (7.7.7). 4. The development employs design elements that help to blend it in with the character of the residential neighborhood (7.7.9). 5. Where there are existing residential structures on site, the commercial development should be achieved primarily through new construction, rather than the conversion of existing residential structures to commercial uses (7.7.3). 6. Through parking placement and setbacks (e.g. locating parking behind or beside buildings), the development should help to achieve compactness of building form and pedestrian orientation, helping to create a focal point in the Residential Commercial Center (7.7.4). C. TUKWILA URBAN CENTER (TUC) ZONE Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). 2. Where adjacent to a park, the development responds to or enhances the open space network and public amenities (e.g. by providing connections to open spaces (10.2.9). 3. The development should be designed with an appropriate scale and proportion; pedestrian- oriented features and streetfront activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond (10.2.7). 4. Parking areas should be designed with appropriate screening, landscaping and corner site /parking relationships (10.2.6). 5. The development should achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural /site design/landscape elements and 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 (10.2.3). 6. The development should generally support existing plans, policies and programs designed to improve open space and other public amenities in the Tukwila Urban Center (e.g. projects adjacent to parks recognize and complement open spaces; open spaces are oriented with access to sunlight and are designed to promote security andR(,'�. visibility). (10.2.9). ✓U it �p C \Nora's_Fks\Red_Book \Adm(nBAR App.DOC 12/27/02 �T D. TRANSPORTATION CURIDORS Goal 1.8: "A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles ". 1. The development provides through -block pedestrian connections (1.8.5). 2. Building facades provide pedestrian weather protection, see - through glass and distinctive roof lines. On minor facades adjacent to secondary streets or pedestrian paths, the development incorporates interesting and pedestrian- friendly features (1.8.7). 3. Within commercial areas, the development provides pedestrian pathways between sidewalks and building entrances, and between adjacent properties and buildings, thereby ensuring that parking lots are not barriers to pedestrians (8.1.2). 4. Parking areas include landscaped interior areas as well as perimeter landscape strips (8.1.4). 5. Mechanical equipment and trash/recycling areas are incorporated into the overall design and screened from view; roof designs conceal equipment; dumpsters are not located within front yards (8.1.5). 6. Roof lines are prominent and contribute to the distinct character of the area (8.1.12). 7. Where appropriate, the development should provide or allow for future facilities /improvements that support transit use (1.8.8). 8. Buildings, parking, and pedestrian facilities should be designed with compatible locations and configurations (e.g. locating parking in back or on the side of buildings, buildings pulled out to street) (1.8.2). E. INTERURBAN AVENUE SOUTH Goal 8.3 "A high - amenity multi -model transportation corridor with a varied mix of office, commercial, recreational, high- density residential and light industrial uses ". 1. Improve public rights -of -way that connect Interurban Avenue and the river with signage, street parking, paving, and other elements that signify the riverfront (8.3.5). Note: This policy applies to right -of -way improvements to the extent that they are the developer's responsibility. 2. Preserve or commemorate the structures remaining from the .turn of the century, in either their present or a nearby location, as determined in a city -wide survey and designation process (8.3.9). F. SOUTHCENTER BOULEVARD Goal 8.4: "A corridor of low -rise offices, residence with localized commercial uses at major intersections all of which act as a buffer to the low - density residential neighborhoods to the north ". 1. Roof lines of buildings are sloped, to imitate local topography and residential character of the corridor (8.4.4). 2. The building design achieves an appropriate balance between maintaining hillside views and providing contour - hugging structures (8.4.3). 3. Where appropriate and feasible, the development provides additional pedestrian connections between Southcenter Boulevard and residential areas to the north (8.4.6). C \Noras_Fiks \Red_Book \AdminBAR App.0OC,12/27/02 10 4. The project design'ould emphasize the landscaping, re37denti �.. al character, and hillside traits along Southcenter Boulevard (8.4.10). G. PUBLIC FACILITIES/UTILITIES /STREETS Goal "Goals for the design of these improvements are scattered throughout the various subarea components of the Tukwila Comprehensive Plan and no one goal appropriately summarizes the City's position. Specific policies are presented below ". 1. Public developments reflect the highest standard of design quality, to enhance neighborhood quality and set the standard for others (7.5.3). 2. Where technically feasible, the utility or agency should consolidate its facilities with others and minimize visual impacts of facilities (12.1.36). 3. Sharing of cellular communications towers, poles, antennae, trenches, easements and substation sites is encouraged (12.1.36). 4. Enclosing telephone switching facilities in buildings compatible with the surrounding area is encouraged (12.1.36). 5. Where appropriate, the public transportation project, utility or other public facility should incorporate public open spaces (1.10.7). 6. Where appropriate, the street project or development should provide or allow for future facility/improvements that support transit use (1.8.8). 7. Where appropriate, the design should provide opportunities to integrate public art into the project (8.1.13). C \Non's_Files \Red_Book \AdminBAR App.DOC, 12/27/02 11 emu. ni i�� ��:isae Wi111111111111.111u11l 111111 1111 -l1- 11111111111111.111 a1i -tn u TO. PARAPET TD. P • .D ST WEST ELEVATION .a. 9GALE.9/16'.1' -0' 0 0 ' ', 1 EAST ELEVATION 5GAL.59A6'•1'-O' SGALE19/16 SOUTH ELEVATION YMCA/ BOARD I MTTEN PP-2) STROM SENT MTL R0.? VERKAL ROAM 1 I BATTEN P-2) TRM (NV TRM 6.611 I. I 51 TDY01T 56110E1 R 2PARATe MOST MCQmRN 10 MY OF %%PRA STMONlD6 r.T GPO ICIIQONUL SONO r-D •1 TD. 6 •t TO 4T4 OYSTER 6' 00'01617 MONT • ly P-4 - 6• E7r0tal 10RIONTM I WINS 6w NORTH ELEVATION ly • VERTICAL DOVHD 1 BATTEN p-2) STM096 SEAM ML s 0 f S D 4 WXC 1E0HIT. 40\0' y d �'FF. IN v . gleveesiDk73 U\ \ ed " �3f1 6, EL 0 PAINT SGF11DULE: NORTON s. sro116. 0`0 Pm= PAM -TED IWNBTTAR LRY 57 VERTICAL POMP 1 BATTER P-2) PAM% PANT . 0rDD MID 6RASSes LPN 25 7R►G P-0) PA0 PAM • (ROM FLORAL TRITE LM 67 METAL ROM MAIMED COPPER LIRA TPON 60001DIGWeY - MAMAS** PRORCTS 110, DESIG 22000 • 64th Avenue W., Suite 2F Mountlake Terrace. WA 90041 T: 423-670.6706 F: 425-7744219 IIEGDTMTgN N I MCISIEFIEDMICHTECT noga NINE GRAMOR DEVELOPMENT TUKWILA RETAIL CENTER RETAIL CENTER 13038 INTERURBAN SOUTH TUKWILA, WA. DESIGN RAN PRC EC'T 110.: QR 006 PRRKRAL' 164 DRAWN By: eJi CHECKED NTT: 045 6SOEDAE160I6 7.1.41.01''1 REVFW Flnde interim ',dill eun PEOJER TONSDLTANR SHEET NO. Ia A 1Mart: STATE OF RuMetl101 A3.0 NELL SHEET TINE BUILDING ELEVATIONS 7 1 . EEC FREEWAY POLE SIGNAGE • 21 :v Y! Wn5421v CAM 0114 PPR SMUT CPS MA. CMO AUTOMATIC oNe- e71DRY ReTAFI CONTROLLER 5.7494s ofoss sir: FT. e(TP_ ZOP.JC. o0641■4 / I.1 ( LIOFR INCe a nmeL y II ■ uuu uuuu6.uiruuu11r ■►>uuuuuruMluukese coal .u.u•uuu•u••••••••••••••••■•.uuu.u. 1 119u•••••fU••••••••••••••••••9uUBIBIB1• l ••1111 ■uli.namesav111ue 1LKUNI I■ ■81 ■■ ■1111 \I"m-rtisauooul • Yf 1 ?M. I SM NOT - moo eaarwl,Pe Inman 0 ==.1 0 - l ' L-71?ML eavae • I ' 40 ' ■ !. - .- 1 II 1 yam B d Y! v! I/2• pl I L r 34. 1 1/2 3/! w 1? PEP I .r. - r - iw f zM 11/! 33691 11 2927 1 I/79... L Y � 4a 11? 24.1111101.11202122 /MS scewx U! fM91 t10' -IBLV LANDSCAPE IRRIGATION PLAN 10 20' 40' 80' SCALE: I' =20' -0' PAS N1 1 13,44 ILOP I(�l 1.-11/714. woe/mom ELECTRIC!TRANBMIA>31ON vsa"rolel_L.INE R.O.W. NORTH POINT OF CONNECTION (SEE DETAIL) INTERURBAN AVENUE r COULS/PEDEAPI M tn � ee nr ' a� 0 3/4 AO r 1/4 11/! a\ -1 C51` L 0 Q 0 2 Z IRRIGATION LEGEND O RABtBRD W/ISFF{A M PLASTICNOPZLE D MINBRDIB MW /ISgd,AtIaR AASTICNDMB m MIN BIRD leu W/I2H MPR it.AS E N(72)E 6 MIN IBM W/12Q MPRPLA2T6 ?6mZ RAIN BIRD ISM W /ION MPR N.AS E NOZZLE • MIN BRD UD4 W / 1OQ MPR PLASTIC 1 .Z • RAINBB 1l12w/ISPM NOZZLE 11 RAIN BIRD 1812 W / I3i1 MPR PLASTIC Nt �E • RAIN BBID Ie W / 1SC MPR N.ASI1C P70�E O RAIN BIRD 1812W /12F14PRPtASTIC140222E ° RAIN BIRD 11812 W /2F16RR PLASTIC NOME I MIN BIRD 18:2w/12QMPR N.ASIICNOME O-. RANBIRD I8t2W /MPBILAS17C Nt7P1.Z RAIN BIRD 18:2 W /IOH MPR PLASTIC NO2228 MINBDID 18 i2W /10Q W3 LASIIC3 2 C MIN BIRD 1812 W/BF MPR PLASTIC NCME p RAIN BIRD lP OR W/BFI WE MASTIC NCO= • RAN BIRD 1812 W/OQ MPR PLA-STIC NOZZLE • RAINBIRD 18124 /1SSST MPR PLASM NOME ▪ RAIN FORD IB)2w /lSEST NPR PLASTIC NO2211 SYMBOL MANUFACTURER US617 PORN HEFOHT 7 POP-UP HEADS ALLQfl4ER T IONS. STALLS 9 MMRO MISERIES AUTOMATIC =OWL VALVE. SUE PER PLAN AND PROVIDE AM IEX CONTROL BOX 0MN. 2 QL FT PEA GRAVEL e MUELLER BRASS ISOLATION VALVE. WM PER PD.0 BETA!, INSTALL IN ROUND 6' AM733 CONTROL DIC ►� F3BCO DM. CHECK V ALV E SIZE PER PDIC DETAIL. NSPAIL N LARGE AMTEX CONIROL BOX PER DETAL RAUNBRD I3i 1aC COUPLER VALVE 44RC ASSUME r =LEN OIFERV= NOTED ON PLAN. PRINCE HOSE SWIVEL NSTAIL PER DETAL RAINBIRD Fit 8LX. -8 STATION AUTOMATIC CONTROLLER PROVDE CONDRRTTO POWER SOURCE POWER BY CIDERS, GLEN HLTOC MC MINI EL= fl MR SENSOR WTM By -PASS SWITCH. INSTALL ON BUBDOPG 913306. PVC MARE LINE. 038 PER PLAN. MN. DEPTH 18• BF1DW FINISHED GRADE (LAS 203 PVC LATERAL LNE 338 PER PLAN. MIN. DEPTH 17 BELOW FINISHED GRADE O.ASS 200 PVC SEEVNG. SUE PER PLAN. MIN. DEPTH IF BELOW FIXED GRADE FORMAN LINE. CLASS 200 PY. SEEVNGI SUE PER PLAN. MIN. DEPTH 12 BELOW FINISHED GRADE FOR LATERAL L = /lam BED LNE VALVE KEY VALVE NUNNER 2c .32-S -VALVE 004.4 (GAILO4S 33814(80292 3- SHRUB /L -LAWN 1 1 /Z' -VALVE SITE ALYE PS 8)PERATNG PRESSURE/ IRRIGATION NOTES P9 RADIUS GPM LOCATUN 33 IS 120 LA31 30 IS 020 LAWN 30 12 130 LAWN 33 12 0E LAWN 30 . 10 0.78 LAWN 30 10 O38 LAWN 30 1S 370 SHRUB 30 IS 120 91808 30 IS 093 98818 3E/ 12 280 SHRUB 313 12 ISO SHRUB SO 12 OM SHRUB 33 )0 IST 9NUB 30 10 0.78 SHRUB 30 10 039 SHRUB 30 8 1.18 SHRUB 33 8 0.:8 SHRUB SO 8 029 SHRUB 30. 4x30 121 SHRUB 30 415 0.64 SHRUB I. Irritation deer and bye t assumes lnl8YNUn 60 R. shale water prawns 6S GPM et poet of comectle. Verily P9 and (8M 8 dbeepamy emir spat to A.Idsupe Andreae ad ovule Mae acceding. t The Imdlape Drench. shall aspect the ate and verify entire coedmore are dimmers rs pea' Wine ad cone eeb.B S bream plan is decamestio. Mys t pea .alum end WIN NE 11110101 acceding to 7etl maroon ad pert batons. Report sal dmeepmrtn to Landow. Architect. 4. Coordinate treason poeri of ere mine end brawl of aulamBO t0000e ado General Orenc r. I -1? Water Meer by Geed Caitrector. Cordea'ed rut with other hula ilvolai SAO selves all be paced valve tem In it roamer which facilitates Near for maraerarca Lade elves n *cub end trued cover beds unless .pawed by Ler lope Architect. Nona, bit et ban ,ter L Al components of brat on .yaem sb.f be Maga and edpe'd to mwtle dame cramp, ad to car spray ato budder, melow4 or paved mete Detractor h resprrbie for palette sample' working Irritation aler. 7. Connector is reversible r any dumps to Wee and mberucture dace Vdope co.abuttion B Btty mind wires blew males sed tape to mainline every IO tee 9. Flesh mainline Mom betelhne vela. Flab zone Imes Mote Indent* malt Teat wire astern before h3Gdlng trenches. . -10. Electric Valves and Bat flew peeve tar aaeem1y to be placed in tame trade vela bete end taloned in drub bed. Verey tM valve boles are not plead where That meterab as to be immeled. Provide sienna mder .0 peal rrfam 1 1 . Provide NO coverage to e0 hem and shrub bed. Install addltine legation bade as r e e e m e r y to achieve fu0 Laver and weer 27.8 Platt/4a 12 120 AC Elecf:Irl poweriaomv at controller batten shell be provided by abr. The LndtapeCantata shell make the Feel connection from ere elerbin1 saves to the mtroller. All wane se 1...3 1 COdr 13 All trepan reed.' be beefed perpendicular to faith redo unto ethane stranded It W Interhng the wane The irrigation Cmtrsetr dr0 teal a mane drain velar meaty. Dntrn3 the nr'Pone shell be accomplished d by 1aobrre compressed et Into the 'yam though the meek coupler vibe tithe point dmaectw. 13. Demonstrate aortire syrtem bulldog m it to m.1 e / upon completion end acceptance. 16. Locate all atlas Mae aISh3. aB HUT/ 424-N01 17 bad atgetto system M .eurdanoe with at amilkable cods ad Sarah 13. Moat Ram Sear tar Zap of building. Pace in approved locate wed Lrdcape Architect. 19. From =droller hen0 tee Sere ye lOW wire' ma valve bar AB wire spleen to be foveae mreaea DBY-0bee Bury Spree by 3111. 20. Contractor to aovl& reaeducble mylr ArbdR nbawb8e to lahbrpe Architect price to caeeo4 d ph 21. Decrial control wren to be spliced In control have only. 22 Avpbh and/cc concrete to be removed 7 from beheld ate led c rb or sidewalk to planter. 23. provide we y .l y for art., material, and wrt.mehp urn final acceptance des from awes fr wet completed per irritation pan • 24. Irrigation shrub heeds to be 17 fight pop -up beds wOh 8't 114 pop-up Nadi edpted to all bed In puking stalk MAI OiMDE JULIO wed 603 • alts adL are POINT OF CONNECTION DETAIL t t/r .u211 rim m 0n0e 1 1/4. try NOM - IeA1.01 SOMME eo PC Omw VC _ 4 � 1 ! OIL CHEM PSSO.OL :J �-r eat Le 0 NOOK 6 WYE CUM WI1Ril 1 RASH - A02/10P Oi NM NED IMO PPLASTIC PPE Noma 4 POP-UP erne (4w) tr r0P•I0 KM (r.aa) Ma IMO) Carter PPE nc urea PR P.LS ALL t MOOS cot r na MCC r Olga N .salt DO MOr COaaa SOo as Per Or MOO DETAIL. POP-UP SPRAY SPRINKLER NO SCALE a.anaP w .EEr r a.o NON i ON PI m0e FON sit Iswna can or RANCE NNW) OWN 00 10 IONE '•0 PCOMIXO M RENT ea. IN ° . , fe 40 foal BL PK as M IW ON BL Wale Pe r eaaw .rwa� PPE SPIN ea I. PPP PPP mit PEP PENN TEEN YOP-1 ELP RA KK .tea PAL mWe( A PI ^5TIAIL. QVIGK- COUPLING VALVE NO SCALE so-alo. 10003 (flans or ea. Calm w1112 PP OF COMCCme (1 r2) • MLK 2 0 l a.00 1 n.Tl ONCE/PP r MULCH PPE y Maw Pao 1M es NMI GCLOSO rt ter 40 61 SOL OWNS (1 a WO Oncnl 01 603am) NECK (1 r 0) (t,2_EpI " MOIL) W3 - 20 t NC PACK PPE PVC sr .o rte a ELL PVC ter 40 wai asveu ne LOOM vat 00-0401 PPM OEPN CP 3/4-NN PPM OEM EONS DETAIL REMOTE CONTROL VALVE NO SCALE 1� ®IAA., eu *riu@ a- 13FN �1 I - 1111 „• ,. 8I an 2 CLI FE: TOPED eP.et NP. al. PST MOOS Per X nn PMNL 6.3010. P6VO00. IS PmOND ter tCOL COOLS MO HEALTH OLFN011011. VENN LOCAL NENINDA 273 P.OR TO PS00L01101& DETAIL. EACKFLOW PREVENTER NO SCALE FOR SUBMITTAL ONLY NOT FOR CONSTRUCTION USE PWWiet 0NILME PPE 2 -1/2' Lauchlin R Bethune Associates, Inc. ASLA LANDSCAPE ARCHITECTURE Se PLANNING, ASLA P.O. Box 1442 Maple Valley.Waahingtof 98038 prone: (425) 432 -9877 fax: (425) 432 -9878 e-mail : lbethune@inindepring.com TUKWILA RETAIL 13338 INTERURBAN AVENUE TUKWILA.• WASHINGTON LANDSCAPE IRRIGATION PLAN JOB NO. •24140 SCALE 1 277 DATE I I /OWN DRAWN MTH CMG I23 COPYRIGHT Woe RHVISIONS L 2.1 LUMIWURE SCHEDULE- SEATAC UGHTMG QUOTE NUMBER # 035031-00- A805-OTE- PH. 206 -575 6885 Ext. 14 •Frb tad 119 110W. Dr+Y. Imp FY I.m.. Ill Ms GAY, ' 2 NOM 911321 661 TOT 04110%. W. emPf 40121 NNmtOl1.:44L .T NWM O RAT 'LAOS UM (V SEED 110.7,12.1941 2221 11TN. WRR IN WOW/ 11 LAYfAa. !'LOO 04 442E /� 1 W40 AtO ! Name amerLNH T1! /019, � 11l7IAR NM 1371E MT WIZ M4>D RAT MAO MI 8 04.2 miaow MOP 1lDL NUDE II 10/WAL 104RCN LAWNY 13002 09 4042 S K *a5261 TRA 0010011201 MCIONUBCO Wb MTIIDI. 1WU11120 W1AL 111ett10N 4.Daw» u22 or s G' • 1 1141.440102D PRA U20N LNNMMNR1N •wp 1,410u9pe rtL WCIFOR 0 10 MIT WO/ WU*mama/L Itst12. Moan O]:0 OM 44 H.C. PARKING SIGN ScA� e. I- V2•.I42• FOX STANDARD NM ACCESS 14•4042E. CO5IETE w A71C70R Bolls AIO BASE COAR Sr BELT. CO ORACTCR MORE BONE AY� FO 4LT R 1002944 MRS. 5TA4OVau Fwe W LEVELERS NUTS r i l 'P MOE ■LIiBI DOLTS 7/4'• 71201.E VERIFY w N41FACIIR6t 1 1111-- I � Ji I IIII i i: III -I II III- F? LIGHT BASE DETAIL SCALE. S/B BOLT 51644 TO TUBE C2 FLAG/MI ewe FIELD MITE BAGK6ROUD 4 SYMBOL 6NEEP1 BORDER 4 METTBtS •VAN AGCL55115L r 51644 F.ERG APPLICABLE' r DIA. STEEL PIPE POST -PAINT 1914151•D 61RADE TRASH ENCLOSURE PLAN ALE L/4'•P -0' D' DIA. CONCRETE FOUNDATION P/S RKBNT DT HILT. COMP- 84 1 anew' BHa16RADE FROWST OTRN6 02461R. 24' 0A 'COO P51 COY 042 BY 686 44. (0ORAGTOR (V 44 VERT. MBAR 48 185. 12• OZ. DIA. T1T DONNA '-- DIA. TIT MIRO RAM 'OSCINE. 4844 r DPNCED PETAL GEAR 5La6 AIDS OF M 05#1740 TOLE PBpBOKLLA5 T0MOOR 61400.5 ARCM s L' DES ND W' TAG 1.1501610611211ad moue cams ILL 1441121 RENO MOO - 1 WW0 CQ*W WPM' OONO. CURB t OMER BOP! Ole DOMM.EA SEE SGALE.V2'4I' -O' 1PY V-0 Ml II- II =O =u= ITai =1 BUILDING O 2 TYP. HANDICAP RAMP SCALE. 5A6 EXTRD® caw ales 6RADe. RIMTeR a CONC. CURB DETAIL 'lIIOI= TItIIE86 I 1= 111111 =U,� PAN* 111111 =111111 sir. :T 1aiP>1tItiu ii mmm�mIEL 1= 111111= 1 ° 0 ° .� ° • o o, °o 66.6V1116 C TRASH ENCLOSURE SECTION \(N 0 COI. Y.OK, 500'VIK A661S6ATr BASE 4' THICK COWL ISOLATION .YXNT SCALE. I' • 20' -7 TO. ASR/LT 11 ,IMECT=CZ7 := ■\Z1ugg1CCZ7 :CCZ7OC111111�111 nomi , ,t ,�� =2•erl � lr�1111GiaJllZ , I 1 J��Z1 ���t \���ZI l ytN ° o o Ca r c cl 600401422142ee0 W ! .None. eirMAMre940 PIM,: V 6K PC•2210 Y! PAOR'l 9•taw 90BMOR/1 2 WW1= TO '740 b nano LOTTO/6W SGALGV2'.r -D' �4 I • 111111111161122 DOLOR SITE PLAN • 1O. WSW* UMW Al W1009. EXisnms Cues, GUTTER AND 51D131AIK Y PAa4V TM.C65RLW 190.3 G. MT 0012:200 lar 114 544 24' 00' - 1'12.00' LOW. 2' .6' R W' 5186.6845 6L D 0418141 w mum A8C4I24212 TO SOLD SWARM GU COM CM (TV) /'"-- !BAY/ DUE/ 5311.1114E4 (5 FIR 6A1! ) YELLED TO COB. Cad81 ROLE / T5. .' . LNE OF FOIA0ATION TRASH ENCLOSURE ELEVATION - }4 +N. .I WOOED 9 far. 11e•2FA16e1w'L =MACK lb RLL POVSeT t.Yaw.►O 11111 M1ONW Lll U U 0 0 n. 2 • f r INTERURBAN AVENUE tt2AON1Ol 1p1YP 410WM SAM 11.019C COW. .S BARS • 4D• OL. ALT. rev ,;,I'I �11�11�11�1 PRECAST CONE. GAP B00 BEM • .4'.0' ADD • Tor vie to 64 smes CHD. WLJT FACE. EM. GLEN SEAL 4 FN •4 BARS • 46• O.C. VERT. AJ4 O' PROM CORNERS t--� 4' INK. GONG. SLAB YV6X6WIA X16.4 TRASH ENCLOSURE 2 WALL SECTION BGAL.e I .I'-0' .. i DESIG 22000 - 64th Avenue W., Solt. 2F Mountlake Terrace. WA 96043 Tr 425-670-6706 F: 425- 774 -6219 MOTION . . 6el ARCHTECT IIOJEO NAME GRAMOR DEVELOPMENT TUKWILA RETAIL CENTER RETAIL CENTER 13038 INTERURBAN SOUTH TUKWILA, WA. DESIGN 1111 MalECT 140.: 0.006 PRINCIPAL: 8M DRAWN BY: (N MOM BY: 4414 ISSIIED/NE161018 31.013-4 1•1I088FVIEW RODEO CONSOLTANB C O l� E L L i. lliI.p bt,rlirt ertIibcnrl SHEET NQ RA1E01 WA.11410N ar' dw �L S4 SON . 5 SHEET TOLE SITE PLAN A1.0 1 1 L ' 1 712' SLOP! • H.C. PARKING SIGN ScA� e. I- V2•.I42• FOX STANDARD NM ACCESS 14•4042E. CO5IETE w A71C70R Bolls AIO BASE COAR Sr BELT. CO ORACTCR MORE BONE AY� FO 4LT R 1002944 MRS. 5TA4OVau Fwe W LEVELERS NUTS r i l 'P MOE ■LIiBI DOLTS 7/4'• 71201.E VERIFY w N41FACIIR6t 1 1111-- I � Ji I IIII i i: III -I II III- F? LIGHT BASE DETAIL SCALE. S/B BOLT 51644 TO TUBE C2 FLAG/MI ewe FIELD MITE BAGK6ROUD 4 SYMBOL 6NEEP1 BORDER 4 METTBtS •VAN AGCL55115L r 51644 F.ERG APPLICABLE' r DIA. STEEL PIPE POST -PAINT 1914151•D 61RADE TRASH ENCLOSURE PLAN ALE L/4'•P -0' D' DIA. CONCRETE FOUNDATION P/S RKBNT DT HILT. COMP- 84 1 anew' BHa16RADE FROWST OTRN6 02461R. 24' 0A 'COO P51 COY 042 BY 686 44. (0ORAGTOR (V 44 VERT. MBAR 48 185. 12• OZ. DIA. T1T DONNA '-- DIA. TIT MIRO RAM 'OSCINE. 4844 r DPNCED PETAL GEAR 5La6 AIDS OF M 05#1740 TOLE PBpBOKLLA5 T0MOOR 61400.5 ARCM s L' DES ND W' TAG 1.1501610611211ad moue cams ILL 1441121 RENO MOO - 1 WW0 CQ*W WPM' OONO. CURB t OMER BOP! Ole DOMM.EA SEE SGALE.V2'4I' -O' 1PY V-0 Ml II- II =O =u= ITai =1 BUILDING O 2 TYP. HANDICAP RAMP SCALE. 5A6 EXTRD® caw ales 6RADe. RIMTeR a CONC. CURB DETAIL 'lIIOI= TItIIE86 I 1= 111111 =U,� PAN* 111111 =111111 sir. :T 1aiP>1tItiu ii mmm�mIEL 1= 111111= 1 ° 0 ° .� ° • o o, °o 66.6V1116 C TRASH ENCLOSURE SECTION \(N 0 COI. Y.OK, 500'VIK A661S6ATr BASE 4' THICK COWL ISOLATION .YXNT SCALE. I' • 20' -7 TO. ASR/LT 11 ,IMECT=CZ7 := ■\Z1ugg1CCZ7 :CCZ7OC111111�111 nomi , ,t ,�� =2•erl � lr�1111GiaJllZ , I 1 J��Z1 ���t \���ZI l ytN ° o o Ca r c cl 600401422142ee0 W ! .None. eirMAMre940 PIM,: V 6K PC•2210 Y! PAOR'l 9•taw 90BMOR/1 2 WW1= TO '740 b nano LOTTO/6W SGALGV2'.r -D' �4 I • 111111111161122 DOLOR SITE PLAN • 1O. WSW* UMW Al W1009. EXisnms Cues, GUTTER AND 51D131AIK Y PAa4V TM.C65RLW 190.3 G. MT 0012:200 lar 114 544 24' 00' - 1'12.00' LOW. 2' .6' R W' 5186.6845 6L D 0418141 w mum A8C4I24212 TO SOLD SWARM GU COM CM (TV) /'"-- !BAY/ DUE/ 5311.1114E4 (5 FIR 6A1! ) YELLED TO COB. Cad81 ROLE / T5. .' . LNE OF FOIA0ATION TRASH ENCLOSURE ELEVATION - }4 +N. .I WOOED 9 far. 11e•2FA16e1w'L =MACK lb RLL POVSeT t.Yaw.►O 11111 M1ONW Lll U U 0 0 n. 2 • f r INTERURBAN AVENUE tt2AON1Ol 1p1YP 410WM SAM 11.019C COW. .S BARS • 4D• OL. ALT. rev ,;,I'I �11�11�11�1 PRECAST CONE. GAP B00 BEM • .4'.0' ADD • Tor vie to 64 smes CHD. WLJT FACE. EM. GLEN SEAL 4 FN •4 BARS • 46• O.C. VERT. AJ4 O' PROM CORNERS t--� 4' INK. GONG. SLAB YV6X6WIA X16.4 TRASH ENCLOSURE 2 WALL SECTION BGAL.e I .I'-0' .. i DESIG 22000 - 64th Avenue W., Solt. 2F Mountlake Terrace. WA 96043 Tr 425-670-6706 F: 425- 774 -6219 MOTION . . 6el ARCHTECT IIOJEO NAME GRAMOR DEVELOPMENT TUKWILA RETAIL CENTER RETAIL CENTER 13038 INTERURBAN SOUTH TUKWILA, WA. DESIGN 1111 MalECT 140.: 0.006 PRINCIPAL: 8M DRAWN BY: (N MOM BY: 4414 ISSIIED/NE161018 31.013-4 1•1I088FVIEW RODEO CONSOLTANB C O l� E L L i. lliI.p bt,rlirt ertIibcnrl SHEET NQ RA1E01 WA.11410N ar' dw �L S4 SON . 5 SHEET TOLE SITE PLAN A1.0 TYPE 1I L ANDSCAPE BUFFER 5 WIDTH M.N. Rr•1111U ■:11111111111•x•181• ►1•1111111•11r1\9 \I/kmommii.� 14 meee8t»G!=sCCCS9!enessEe slime ssaawV1� . il.411 s SNBat TEt• OT1/■ 1= t•11••••tMI•�1.11•�\M11••••tta�1 811 a ' i111CM7CCS.77CC11ei7l1► CCS.77CCi =CC1S /11p.1 BRIE CIT 1111 .help 2�CCi7 i r 11r•I o ? 0 Ors• �.wrpr��mamti11111 - ° o ° eo / ,` i inns 11111 o j� _o • 1 !91 I..1lLL1un 0 3 TYPE! LANDSCAPE BUFFER IZ-6 WIDTH MAL L 10 20 40' CAMS= MIER sal SCALE: 1• -20•-0• DLY A DLY INTERURBAN AVENUE LANDSCAPE PLANTING PLAN NORTH � 11 {(((S C \fir\ LIc 9C) t(i via\\ 1\ LC(� DLY A <:2o Acces8 v(.), L"5 pl (^v\ Sec .0 .+v..a RDINIAS/ cam¢roe Ye POIPAPIArY 5 BHM moor!~ wawa° 16 OIL S TCP DLYA A HIP I LANDSCAPE BUFFER S WIDTH MIN SIGHT DISTANCE TRIANGLE SYMBOL TYPICAL * I* * * r vie vre� ♦4N• PLANT MATERIAL LEGEND LrAcam Drought Toleat Mot Mamal Men ECA Tcp B/S11 CPT Mate AMC DVD MOH OL Say * HYP Hypnrlmvt Spirmalkag Emerald Green Mornfr Thunder Good Phan Bow Hall Maple demi Flaxen Par Thum oariensDb s..m Gan Prorate carofere it od.aad• Aso robe= Slow HYF Prnd a6ryrr �Dp1.r Auks win Craton Some Dead Vibu®t Yeomen ear Northern Beaty apnea Filly dm crams •lemm I4oI? Otto Luaus Laurel rs La. Bonus eurorm r Spring payut Yeoman Vehement tan • nit Moque Sprang lath Priors Spa.wl alpaca oral. Primmer ;round corer/ symbol. C:Y Sandy Tuft *DLYA Day Lilly * EtYB Day LIDy 4 Day Lay IT Ben Face HT-p Hatr`P p e AO Annual Cake Hypriaum ryas Mow Grow Erceinn Caaml Mbe * Hydro-Seed from Brix Groom bn , a appeal mud 45Z Eke Turf Type Pe emal Rye(rem 45Z Emyha OepUSRd Fame IOC What Duty or New 7.mi d Chyme Seeding Rae 80 Mom NATIVE PLANT MATERIAL LEGEND IT MUMS- lidded z avetb•b.ea.d at W bat z aL/BUI -Mold ed d Y tam* z MUM • .. lntT/me. i • l7M7 hcor. 2( t/IMB, Meted Masted 4 hp/me. 16.pma pVemt d 36 a at trtiuhrwing pl /ended 24 a dump*,, MW pt/oat d RC a at trBmgdraP Mrs pVmt t 24* a at trmqulaape* ( plia s& d 24• a at 0W uer apaq pVpmt.d 38•0 d Wimp& *meg 4• pate d 17 ea at trmqulrswing 1 plJmnt at SG a at trmquler.pang Sod front Country Great Irony Sgarra Olympia WA With .itan.te bid for hy* ...d wTe Fns lane R.pid'Go Lewd from Brier Group Iran * mdicatm Droapt Tolima Pmt bierW tenor. S l 0 OA *t Ore ps Ash Fromm tmfohe r caLJBLD L \� — *RC *c Western Rd Cady nalp0ors 4' b ./1388 mdYe nerds EYR * - Evergreen Huckleberry Vasmmmovdmt . 17 Bp /aooL 0— NR * *aka Rose Res mahatma Irb - ROD * Rd Cher DWwad Comm daleIfere lY bstlwot DOG * Dwarf Crepe Gripe Mabona ryas 1 pL tot. et SB• ac trawler meat BEWAIL Rake meat all Metaled area Removed armactm dam sons and other elders pater tee S. diameter. Remove de.a been W. ?cad pmt MM pmt material per dea4 or( SOS Geo-(o from Sew** Supply. Lm r appOM weed W 502 errata soil fro Ls c aB and lobetpester tam T in dams, Iota T dem& T daabtr Bala per each pad. Add Orabmte psthe per Ca &idou recttoa Nam and crown to dregs. HyAomed1n el other mem .,�.... i i LANDSCAPE CONSTRUCTION NOTES I . Dimmer shed sears W mmory prmtb far wort neutral from Meaty at Wank AI wort prfrmd tt.fl i m form with the sly of Token* lamAcap and oriptlmaWat 8&codes admahatma 2 locate protect and avoid Mementos d di as sod blow pole Witte and W Baum prior m amens Contractor te responsible fray resulting demegee derby mamma= std bola y at 10JOq 424 -=II. I Own sobered. by removing ad midsWS vegetation Including perm wee* btrthmtm scotch team Rod poplar is.dlmp math room Leave subheads m landscape arm maim= Y brow Tway a shrub Ws and S Mow magi in Tan mm Baena den deters from .a. Remove creammaW mom tan piss 6t .w hem amend by embed Arnow sal from as Scarify sod sod import ow 60-40 topsoil manfram Past Sound Top a& Crown beds to deal. . 4. P o DV/ 8• death 60 wag Lon Putter Surd Toped GO 8SS0171 In ad drub bide Scarify subpede by rota Wmh and old toped on aortae. Add eddmmrmt toped es mmdd bamsmn shrub bade samara rewind berm • 5. Provide minimum depth 60-40 a from Puget San TES d Topsoil 813•0974 OS74 In all e eds aen b Sew* subparts minimum 4• m ratotlllng and addtopeo0asurface. Add additional topedea me deJto moor.dsalIonaSodflan Trusty Spam from Olympia. WA Provide alternate bid for hydresed weeklies Wed Rapid Grow Lamm from finer C!foup Inc & Erosion Control Arm Clean all construction dada from srte. Rake smooth and Kenya al codaud debris pester Um 7 in diameter from men Hy6med per apes 7. Provide mmhman z depth fme blend he.-fir mulch to all parr( bed& Melnik=S.wad Supply, Kea. Wmhi gtaa F11 all plotting beds and lawn Eels to Mate r of alp d all car. sod wake Slop all plmee( het and been arts to dash ! R. Pravde we (I) year m all contends fa pcontends aM at al o e 1 I Verify ad quantities atom m the plant lbt sod pima If emmepridm east bawl. the pupae repambtlm sod the, numeric totals. the graphic cap deter shad rule - ' IR All pant materials to Le women gtWBy with full Iyeruneo W foe 1* and mho otherwise Doted Fatllb, 'a6 plantings MTh *Osimcote• pad granules. Install 2 cape per ben le>R Mani T. l sop pr tt . T. wimp per o 'Ilk U4 per 2 and I pl.. 1/8 sop per 6 and 4' puta Piece at hued plot l i f t e r his been mated 11. Insure proper drainage et W pl.ntr( holes prior to Installing per mameim If phone( boles do not dram or f heavy clay sib are evident contact hndanye anmtmct. . la MU all p a n t i n g bdemd Iwo am t o efMm 1'd sip of all meted web. Bemmdp.ar( beds ad M enaea leo drain tR Aybalt to be nosed Tfrom behind waded curb in panting bee afar woos my/OM wet bare plea 'material b installed. • ADA MACES IA LA:NSRA sa3 STATE II SEES M SI HARDWOOD OR CEDARSTAOB NOM N USDA PCR ARAI AP=26TAtL @AVAST AWITYmrMrnm anpaYL tfA{M r1es.LAa011010011AL DETAIL. TREE PLANTING NO SCALE ;tl I I I I I I I I I I I I I I I I I I I the ;' DETAIL. CONGER PLANTING NO SCALE . NO SCATS 11le DETAIL GROUND COVER PLANTING NO SCALE GUY MAMA TREE TIM 117 m811EB WISE W/ LICA:CS WAS CALM IzAJ POSIT MO R IA ABOVE FRCSS GRA LEB171 LAYER AFTER SerISEAMP roamalTYPE aBeECI CAME TM MAID OP BURLAP PRICY BAIL ! B O SPACING AS NOIFD ON AN f1RIANGALAm SET PLANTS. °MURAL DEPTH • FINISH GRADE. PRIOR TO SPREAD MUCH. 7 MDLLNGYPE PER SPECS) FINISH GRADE BAaDIL SOIL Ma PM PER SPECS.) DOSING SURGE-ADC FOR SUBMITTAL ONLY NOT FOR CONSTRUCTION USE Lauchlin R Bethune Associates, Inc, ASLA LANDSCAPE ARCHITECTURE do PLANMA70 ASIA cr u P.O. Bat 1442 Maple Va1Ley,Waahiagton 98038 phooey: (425) 4324877 Bear (423) 4324878 a•+1L: 0100(17 STATE OF WASHINGTON .. REGISTERED LLIICIBLI R 911171URR CER'f1F1CCI R0. 462 REVISIONS TUKWILA RETAIL I3098 INTERURBAN AVENUE TUKWILA, WASHINGTON LANDSCAPE PLANTING PLAN JOB NO •24140 rimmumpoommumonv • SC= 1 DATE 11/00/04 DRAWPOIJL OM= COPYRIGHT7204 SHEET. r. L 1 , I'''. Interurban Retail 13038 Interurban Ave Vicinity Map and Site Location Pg. 3 ark -Skies Luminaires EurotiqueT'• Series FULL CUTOFF Flat Glass Lens CUTOFF Sag Glass Lens Munich EM17ST GCF EM255T GCF EM17ST GCSG For the complete line of EUROTIQUE`" products, including, posts, arms, other products and their specifications, see the EUROTIQUET catalog. Hanover EH16ST GCF EH22ST GCF EH16ST GCSG EH22ST GCSG ANTIQUE Street Lamps - MVi{adl andsCanpmy Specifications CONSTRUCTION The ballast housing and reflector housing shall be cast alumi- num, seal- welded together for a one -piece unit. Lens material shall be clear flat glass (GCF), or clear sag glass (GCSG). All hardware shall be stainless steel. MSTAUATION The luminaire shall have W or 1 female, NPT at top for mounting to EurotiqueT" arms. The lens shall be gasketed and mounted on an aluminum ring which is hinged to the housing and furnished with a captive screw for easy re- tamping. The reflector shall hinge and be secured with a captive screw for easy access to the ballast plate. The ballast plate shall have 3 keyhole slots for easy removability. The ballast and socket assembly shall be furnished with quick disconnect plugs. Dune Ovncs The Dark -Skies luminaires utilize the AerisT" reflectors. They are anodized and segmented for superior uniformity and control. Reflectors are available in 5 different distributions, are inter- changeable and use a horizontal lamp. Luminaires shall be furnished with an H.I.D. ballast and socket assembly. Luminaires shall be UL listed and labeled as suitable for wet locations. Sockets shall be glazed porcelain, medium or mogul base, with a copper alloy nickel- plated screw shell and center contact. Ballasts shall be core and coil, high power factor, regulating type. FINISH tint I mms Finish of the luminaires shall be powder coated with a pre- mium TGIC polyester powder. Before coating, the parts shall be treated with a seven stage pretreatment process includ- ing blasting, heated alkaline cleaner, rinse, phosphate coat- ing, rinse, sealant, and a final rinse. Standard colors are black (ANBK), dark bronze (ANDB), or dark green (ANDG). Custom Selected colors can be chosen from a wide selection of RAL colors and is represented by (CS). Custom Match is a color to match a specific color chip or color sample that Is provided by the specifier and Is represented by (CM). For more information on finish, see the 'Finish' section in the ANTIQUE Street Lamps catalog or contact ANTIQUE Street Lamps. RECEIv JUL 15 COMM LOP MENT Pg. 4 `I/ 2' strap ;i 1.5' Swivel T Lumin aire for f Lumin 15.5" kit_ 24.5" 4' x 8' Wall Bracket Mounting Plate (5) 1/2"0 Holes EUROTIQUF ARMS EAB Series • 5" dia. Arms & Wall Bracket EAB5WB EAB5 /1 49" EAB5/2 62" REC D SPECIFICATIONS CONSTRUCTION The arms and wall bracket shall be one-piece construction. The round tubing arms shall be welded to a cen- ter spool and plumbizer housing. The decorative strap shall be bolted. For the wall bracket, the arm shall be welded to a flat wall plate. All weld- ing shall be per ANSI /AWS D1.2. All welders shall be certified. MATERIALS The finials, plumb housing and swivel nipple shall be cast aluminum. The arm, center spool, arm spools, strap and wall bracket mounting plate shall be aluminum. All hardware shall be stainless steel. All exterior hardware shall be tamper resistant. INSTALLATION The arms shall slip -fita 4.375" O.D. x 11" post top tenon and attach with (8) socket set screws. Matching Eurotique poles shall be 5" diameter or 5 "/7" diameter. The center finial and arm finial shall be removable. The wall bracket shall have five 1/2" dia. holes for mounting to the wall. (Bracket mounting hardware furnished by others. 2" x 3" vertical junction box recommended) Both arms and wall bracket shall have 1.5" NPT swivel nipples for luminaire mounting. Optional twist -lock photocontrol installed at center spool top instead of finial. For finish specifications and color options, see "Finish" section in catalog. ORDERING INFORMATION Choose the boldface catalog nomenclature that best wits your needs and ware B on the appropriate line. Example: EAB5 /1 ANBK PER PEI 1 1 Series I I Finish' EAB5WB one ANBK Black EAB5 /1 one ANDB Dark Bronze EAB5 /2 two �G Derma Green reame ANPP Prime Painted CM Custom match CS Cuskxnseect RALCabis PER NEMA Twist -Lock Receptacle only PE 1 NEMA Twit -Lock Probcontra 12020324N PE3 NEMA Twist -Lock Photocontrol 347V 9E4 NEMA Twist -Lock Photocontrol 480v PE7 NEMA Twist -Lock Photocontrol 277V NOTES: 1. For finish specifications and color option& see Finth ".section in catalog. 2. Twist -Lock Photocontrol not available with wall bracket. ANTIQUE Street Lamps An "McullyBrands Company 2011 -B W.lhndberg Ln.•Austin, 1X 78758 Ph (512) 977.8444• (512) 977 - 9622 www.ontiquestreetlamps.com EA-4 MUNICH SERIES Large Luminaires EM25RT GCSG RECE /JUL 1 11 DEVEL A SPECIFICATIONS DESCRIPTION The luminaire shall consist of a ballast hous- ing and skirt with internal reflector and hor- izontal lamp. Lens shall be flat, sag, half sphere or drop globe. PIMENSIONS Dimensions shall be as detailed on the back page. MATERIALS The ballast housing and skirt shall be cast alu- minum. Globe material shall be dear glass, flat or sag, or clear acrylic, half sphere or drop globe. The reflector shall be anodized and segmented for superior uniformity and control. All hardware shall be stainless steel. JNSTALLATION The luminaire shall have 1.5" female, NPT at top for mounting to Eurotique" 5" diam- eter arms. The globe shall be gasketed and mounted on an aluminum ring which is hinged to the skirt and furnished with a captive screw for easy relamping. The reflec- tor shall pivot and be secured with a captive screw for easy access to the ballast plate. The ballast and socket assembly shall be furnished with a quick disconnect plug and mount on a removable ballast plate. FINISH For finish specifications and color options, see "Finish" section in catalog. LIGHT SOURCE Luminaires shall be furnished with an H.I.D. ballast and socket assembly. Luminaire shall be UL listed and labeled as suitable for wet locations. Socket shall be glazed porcelain, mogul base, with a copper alloy nickel plated screw shell and center contact. Ballast shall be core and coil, high power factor, regulating type. CERTIFICATION Upon request, manufacturer shall supply UL file# and listing information. PHOTOMETRY See "Eurotique" PHOTOMETRICS" tab in catalog. EUROTIQUEM Architectural Lighting ANTIQUE Street Lamps An WleultyBrandsCompany 2011 -8 W. Rundberg 11.-Austin, TX 78758 Ph (512) 977-8444• Fax (512) 977-9622 www.antiquestreetlomps.com EL -9 MUNICH SERIES Large Luminaires EUROTIQUE'" Architectural Lighting plat Glass EM255T GCF 35 3 EM25FT ItilI GCF -25'w 23'h EM25RT GCSG 25'w 26.5 EM25ST GCSG 25 26.5'h EM25FT I GCSG 26.5'h Sag Glass Half solxre EM25RT ACHS 25'w 31.5 - h EM25FT IIIII11 ACHS -25'w 71.5'h E M25RT ACD 25'w 36.5'h prop Globe Cast Aluminum Plumb Housing (Eurotique" 5" Arm) 1.5" Aluminum Swivel Nipple (Eurotique ' 5" Arm) Stainless Steel Socket Set Screw Quick Disconnect Plug Cast Aluminum Ballast Housing H.I.D. Ballast Components (Factory Prewired) Removable Ballast Plate with (3) Keyhole Slots and Screws Cast Aluminum Skirt Quick Disconnect Plug Aluminum Reflector, Pivoting with Captive Screw tiF CF� Porcelain Mogul Base Socket �Jo/ VF Hinged Aluminum Lens Ring with Captive screvi COMMUNb Lens with Continuous Gasket ORDERING INFORMATION Example: EM25RT 175H MOG GCSG SR2 120 ANBK DF Choose the boldface catalog nomenclature that best suits your needs and write It on the appropriate tine. I 1 'Series' I Wattage /Lamp H.I.O. ballast & socket EM25RT 175H MOG 175 watt Mercury Vapor EM25ST 25011 MOG 250 watt Mercury Vapor EM25FT 40011 MOG 400 watt Mercury Vapor 175M MOG 175 watt Metal Halide 250M MOG 250 watt Metal Halide 400M MOG 400 watt Metol Halide 150S MOG 150 watt High Pressure Sodium 2505 MOG 250 watt Hgn Pressure Soahm 4005 MOG 400 wort 1-l1gn Pressure Sodium Distribution' 1 IVolbgel I Finish' SR2 IES Distribution 120 ANBK Block SR3 IES Distribution 208 ANDS Dark Bronze SR4SC IEs Distribution 240 ANDG Dark Green SR4W IES Distribution 277 ANVG verde Green SR5S IES Distribution 347 ANPP Prime Painted 480' CM C1dom Match TB' CS cusiornserect RAt Lens Material GCF Gross clear not GCSG Glass. Clear Sog ACHS Acfytc. Clear Holf Sphere ACD Acrylic. Clear Drop Gime HS SF DF Options House Side Shield Single Fusing Double Fusing NOTES: 1. Mufti -top Ballast (120208.2 2277v) anti 480v. 2. For finish and color options see Finish section in cotolog. 3. See Photometric tab for IES classifications and 1so Num:nonce plots tor each /errs type and reflector combination. AIVTIQ[ E Street T amps P C � n 4 44 4 • Fa ...Austin, 962 M41r°m&andsCo wwwontiqugfhoefamps.Com EL -10 16' EPSX 16 S4 finish �1I EUROTIQUE STEEL POLES 1 SPECIFICATIONS 18' 4 "0 • 16' - 20' tall f� n EPSX 18 S4 firth EPSX 20 S4 finish DESCRIPTION The lighting poles shall be one-piece all steel construction with an alumi- num two -piece base cover. The poles shall have a straight shaft with inte- gral anchor/base plate. All welding shall be per ANSI /AWS D1.1. All welders shall be certified. The poles 2 shall be Antique Street Lamps' cata- log number EPSX )IX S4 finish. MATERIALS The poles and anchor plates shall be steel. The base cover and handhole cover shall be cast aluminum. All exposed hardware shall be tamper resistant stainless steel. Anchor bolts to be completely hot -dip galvanized. Partially galvanized bolts are not acceptable. DIMENSIONS The poles shall be X' -XX" in height with a 10.5" diameter base cover. An integral 3.375" O.D. x 11" tenon shall be provided at the top for mounting Eurotique 4" arms (excep- tions following). A 3.375" O.D. x 8" tenon shall be provided when mounting Eurotique arm EAL4. No tenon shall be provided at the top when mounting Eurotique arm EAK4 which has an internal tenon. INSTALLATION The one -piece poles shall be provided with four .75" diameter by 24" long, L -type anchor bolts to be installed on a 7" diameter bolt circle. A handhole with cover shall be provided in the lower shaft section for wiring access. A grounding screw shall be provided inside the handhole. Eight set screws shall be provided at the top when mounting Eurotique arm EAK4. For finish specifications and color options,F ish" section in cata- log. -- ``cC COI/ 'JU '- J ! , . EUROT[QU Architectural Lighting ANTIQUE Street Lamps An "MI culty&andsCampany 2011.8 W. Rundberg trl.•Austin 1X 78758 Ph (512) 977.8444•Fax (512) 977 - 9622 www.ontiquestreetlamps.com EP -3 EUROTIQUE' STEEL POLES ORDERING INFORMATION Choose the boldface catalog nomenclature that best suits your needs and write it on the oppropnote line. Example: EPSX 16 S4 3- 3/8711 ANPP Options 4"0 • 1 6'-20' t a l l 3.375 "O.D. x 11" High Tenon 1 1 I Pole Series Hei. ht Finish' EPSX 16 EUROTIAUET" Poles 18 Steel 20 ANBK Black ANDB Dark Bronze ANDG Dark Green ANVG Verde Green ANPP Prime Painted CM Custom Match CS colors RALc 3- 3/8T11 (standard) 3.375 "O.D. x 8" High Tenon 3 - 31878 (Required for Eurotique Arm EAL4) Shaft T •e $4 4" dia. shaft O • tions 1 Tenon Receptacles Internal (Required Eurotique EAK4, with 1.63" X Opening (2) Socket 0 0 Tenon for furnished (8) set 3.25" Handhole with Door Hd. - OTO Arm screws) --4- and Screws -4--- 4 " Pole Height , Flagpole Holders 3 - 318711 Standard Tenon 3 -3/8T8 Tenon for Arm EAL4 OTO Tenon for Arm EAK4 (see Accessories section in the catalog or contact Antique Street Lamps) NOTES: 1. ga specrB �i � options see Finish section in catalog or ANCHORAGE GUIDE y 5" 7" Dia. Bolt Circle Handhole (l l 01 8 " Sq. ^ ^ (r t _er. - . ` - 1 I 6 Cast Alum. Two- Piece Base Cover ( 2) Socket Hd. Screws f`I/ crews ` 1 � D CO 1 //i _ . 18 1 " ��` T 4 r an_ Tim F.- 10.5 "0� leveling height d ' , • • 1 ; • ;qo �: leveling height 3/4 "0 x 24" Hot Anchor Bolts (4 -Dip Galvanized per pole) `n''A 78758 ANTIQUE Street Lamps 2D11( -0 W 077.8444• 77 -841sg F 977 - 9622 ax An w{curtyBrands Company Y (512) (512) www.ontlquestreetlamps.com EP-4 L SITE PLAN acne, r • aco INTERURBAN AVENUE NORTH DESIG ncemm 1 7 janwo rxyl 110/10 nrt ORAMOR DEVELOPMENT TUNDRA RETAIL CENTER TALL CENTER MIS entt(eRw SOU imwNw WA. 11w eel �RCC+r MAWR r (w t�nw: r 110 {0 (■1W3111f s(1 MI NIT PLAN 1, E L A1.0 Ltu,a IE SCHEDULE _ 0 -- e — O O t • ••■••• • • STATISTICS .•• + u• IVA 1 Nov. 4 Y • •. Y •. Y Y 4 4 4 . \. \. . • 4 4 4 •. •. \. 4 •. 4 4% \• 4 \. • . 4 Y 4 4 \. 4 4 4 4 4 4 4 • Y •. 4 4 4 it Ii �i \ 4 Y T4111-14rfd _-- 4�� • ' Y 4 4 4 4 �� �R� 4 4 4 4 4 4 ~r �- 1r 4 u 4 4 *et! T Y 4 Y 4 4 4 4 I Y 4 Y 4 4 4 ��1• / � j• 1 �� Y 4 4 . .. 1 14 05+2 4 4 4 Y ���� �� Y 4 Y 4 4 4 �' "�� 4 4 4 4 Y Y 4 4 4 4 Y Y 4 4 4 4 4 4 Y 4 Y Y Y 4 4 •Y 4 4 •. Y 4 •. Y •. Y Y •. Y 4 •. Y 4 •. Y • 4 4 Y 4 4 . Y 4 4 Y 4 4 4 4 \. Y 4 4 4 Y Y Y Y 4 4 4 Y 4 4 Y 4 \. 4 4 Y Y 4 4 4 4 4 4 •• • Y • 4 4 \. \. 4 0 , co r DESIG ••D E T..H. W 90.0 sootHe T. ••••••• q-TNYw 4NM JENS ID/0 W GRAMOR E MRWIIA RETAIL CENTER METAL D n 17010DM011AM WW1/ T'.M\A. .vu Hsu e OMMN OKOO S IEHUSSIG mop comin M .au MA. NUM A1.1 NE l I. r SOUTH ELEVATION wenommos MIMS PA VEDSOMMILMIsIMP Imams. Roar .2010.012 Ulf 0 URA MONIOID YMCA. MVO 11 „ 41011.1P0 7,1 :11 NEIL DESIG 7:11/0 • ••■■ /warm W., 9•10e ■•••1.11.• 1,1•111111.1, 10.0 ▪ <1 42.774 MISTIM T.Z IFLIN7 PIM INK RAMO DEVELOPMENT TUNDRA REM CENTER 1 AL OMER 130311 NTENUNIA11 SOUTH TUKWILA. WA. 11.1111ML,10.: 01• 011111ft 151141111111111 - POO WM Rilwas• worst — — — 1/0,0 COMMIS 1111111.91NO IELEVA19011 A3.0 SEC $' 7WP 15N ROE 4C INTERURBAN AVE 8. BR 599 pCD/QN NOTED: w egNTI IY 110/4 MUMS COIMIOAS as is nO nolor lEl O I ra SMILE -usa MOWED MIMIC Mull - 4117 Cr WATER QUALITY OC11GN rani Sa! . as awn 1110111111 11 101111 WC LI lea MEW w MI CONLON MC MUM MIS LOAM Al I1 111OlaO 7-a[ O-IN - 11117 aaw1R AM( 155 - ill 17 AMOCO 7a-1 MoN - / IT GENERAL NOTE. Imr� 1 r NO mar Rev 44 Q MO 1 1oG P5 011 /l 11.1111L4 PAM= MU LIMN IMMO 11011 Pelf 1 . P 11111L+m Oa1L 00111. 11/ 0 11a 1a uala Oar B LUE LINE CSOUP sus IRMILTMANI MAW= ri,lt •%or 1pTJ,A MYI[1 1rua11 5 De Ofa11n 1Y 1 1 g 3 04 -055 1Rr or tt. . • Aft Allitte...116....411111, All& — ..„,„............—.......A./..0•Casorr...... ■/. ...11,4111i I % -=. . IIIII • • III 1111 I i fft:4111 A.1;* 4 '14 — lit 47;• or .,. .. 48 . a :.:. kk ..... D.,Y, LANDSCAPE PLANTING PLAN .494.1 Polt MI.., "VITA PIA.111, IL WI. MIX 1,1 1.1111..II■1.11 . 11 ■M1 ire PLANT MATERIAL LEGEND ... LANDSCAPE commucnoN NOTES ^ • • 1, • e " E? E;) A. IA11. KAN I II, FOR SUBMITTAL ONLY NOT FOR CONSTRUCTION USL Lauchlin R Bethune Associates, Inc. ASLA API" 1111 • NANNING...LA 1.14.1 ky. lionsum 960a vs." Au. ‘4,1.1,104 1 Pq16/14.1...141.4.1.. (OM 147•120%It Ni.“1.111.1,11, 41111 “1011141 It same 0:1111(11..., IT MO 411. TUKWILA rAn Lk` it 4 ION 0,1.41 0,1,11 W ,1111.11IN LANDS( APE P•A N TING FLAN JOE% NO 241. L 1.1